Ipswich Granny Flats : Keeping abreast of all the changes within Australia – WA now joins the Granny Flat Revolution …

The first of 2 articles provided for information purposes showing the uptake in other states :

WA : ‘GRANNY FLAT’ RULES GO IN RENT SQUEEZE

Beatrice Thomas, The West Australian
3 June 2013

Home owners will be allowed to rent out backyard granny flats or “Fonzie” flats, built above garages, from August 2 under changes Planning Minister John Day hopes will address Perth’s rental squeeze.

In the second State Government announcement in as many weeks related to honouring an election pledge, Mr Day said today that it would be part of several planning changes to residential design codes, or R-Codes.

Mr Day said removing the requirement for occupants of granny flats to be a relative of the main householder would provide greater housing choice for people.

He said the floor space allowed for granny flats will also increase from 60sqm to 70sqm.

“That particular change we expect to go some way to providing more affordable accommodation in Western Australia,” he said.

“It provides a possible source of income for people who may not have that at the moment – they are retirees, older people or people who have quite a lot of space in their backyards.”

It would also provide “relatively low cost accommodation” for students, single people or retirees, he said.

Other changes to the R Codes include lowering the minimum average lot size for single residential R20 developments from 500sqm to 450sqm in line with previous regulations before a change in 2002.

Mr Day said this would give more homeowners opportunities to sub-divide their blocks.

He said the minimum lot size which required planning approval for most single homes would also decrease from 350sqm to 260sqm in a bid to reduce red tape….

We here at Ipswich Granny Flats Ipswich understand the need to provide more affordable accommodation, but also understand from an investors point of view the need to maximize your rent return and potentially double your rental yield – ask us how :

CALL IPSWICH GRANNY FLATS IPSWICH NOW

ASK US HOW TO DOUBLE YOUR RENT RETURN : 0403 309 136

CHEERS!

We will see more and more local governments in Australia look at this as a possible answer to the tight rental market, provide more opportunities for low income earners to live in established suburbs, and address the issues of housing affordability.

Granny Flats in Australia are a relatively new phenomenon. Many Councils currently allow granny flats to be built, but on the proviso that an immediate family member live in it, whether it’s elderly parents or boomerang kids!

This criteria is slowly changing to also allow them as an investment option as the need for affordable housing becomes more of an issue.

Here is a brief description of those states or territories that now allow the building of a second dwelling for investment purposes :

QLD

Demand for housing and in particular affordable housing will only worsen in years to come as the population ages, rents, food and other essential living costs escalate. The National Housing Supply Council report said Queensland had the second largest housing shortfall in Australia and “despite the recent surge in investment … social housing supply lags well behind demand.”

Throughout Queensland there is a strong need for affordable housing amongst the community, reflected in figures which show there are over 30,000 applications on public housing wait lists, resulting in nearly 70,000 people in Queensland waiting for suitable accommodation. 2011 more than 5,000 people joined the wait list alone.

As part of their Community and Social Planning, Ipswich City Council has identified a need within the local area in response to changing demographics, and taken a lead role addressing the social impacts and issues associated with affordable housing. “Auxilliary Dwellings” more commonly known as Granny Flats is one way of addressing this issue.

It can be attached or detached from the primary building and it can be permanent or temporary.

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Vision Property Group (Qld) Directors, Sonia Woolley and Julie Adams saw this opportunity, and so Ipswich Granny Flats was born. They have been instrumental in building the first few ‘Auxilliary Dwellings’ here in Ipswich, with a number of new projects about to commence shortly. Check out our Case Studies on our website! Our experience has enabled us to provide cost effective solutions for our clients. It pays to use experts in their field : why would you use anyone else?

WA

The newly elected WA government made announcements that if re-elected, they would allow granny flats throughout the state! They were re-elected and are now progressing towards these approvals. Great news for WA! The Planning Minister, Mr John Day is making a number of amendments including : increasing the allowable floor space of a granny flat from 60 to 70 square metres, but probably the most important change – the proposal to change the allowable use of the flats to anyone not just immediate family members as was the case.

This will go along way in assisting the issues of the rental crisis and housing affordability in the state.

NSW

NSW Department of Planning released new legislation in 2009 allowing for granny flats to be erected (called State Environmental Planning Policy or SEPP). It was introduced “to increase the supply and diversity of affordable rental and social housing in NSW.” Granny flats may be located within or attached to, or separate to the principal dwelling; they can approved as a complying development in 10 days; must be no more than 60 square metres of living space; the property must be at least 12m wide; a minimum 450sqm block size for a detached granny flat and comply with the current planning controls such as building height and setbacks, floor space ratios and open space in the local environmental plan. Hurstville and Kogarah City Councils currently allow for granny flats to be 65 sqm but require additional car parking and stricter development controls.

Further information is available from NSW Department of Planning.
For NSW, granny flats are being endorsed as the answer to the rental crisis being experienced, housing affordability and socially responsible housing.

The majority of new granny flats are being built in Sydney’s western suburbs such as Blacktown, Penrith and Campbelltown with some councils receiving up to 30 applications a month = one application per day, to build new granny flats. Council Contribution Fees differ from council to council, with some waving any fees, whilst others charging like wounded bulls!! And many NSW rural communities are also seeing a rise in granny flat development, eg Newcastle, Parkes, Orange to name just a few. This trend looks like its set to continue …

ACT

The latest state to join in the Granny Flat Revolution – Canberra, ACT, the nations capital!

Variation 306 to the Territory Plan – Residential development, estate development and leasing codes commenced on 5 July 2013.

Background : Variation 306 was prepared by ESDD (Environment & Sustainable Development Directorate) to implement a review of the policies that apply to residential development and subdivision in the ACT.

In the ACT there is an increasing demand for affordable housing for all ages. Based on the recommendations of the ACT Affordable Housing Action Plan and the ACT Strategic Plan for Positive Ageing, ACTPLA has included a new form of residential use – “Secondary Residences” in Draft Variation 306.

The ‘Secondary Residence’ (more commonly known as a Granny Flat) can be attached or detached from the primary building and it can be permanent or temporary. And under the new provision anyone can occupy a Secondary Residence and does not need to be related to the occupants of the principle dwelling.

As with all states that now allow the building of an additional dwelling on any one property, there can only be one secondary residence built per property.

But get this – in the ACT the ‘Secondary Dwelling’ or Granny Flat must be at least 40m2 and no more than 75m2! You still need to meet the building requirements as set by the ACT government and there is a need to provide a parking space as well.

The ACT government has moved to ease the rigid solar provisions it imposed on new home building as part of the Variation 306 changes and is consulting on a technical amendment to the variation it says will allow some flexibility with future building design. This includes the increase in size of Secondary Residences or ”Granny Flats” from 75 to 90 square metres.

This means the ACT in effect will have the largest Secondary Residences or Granny Flats in Australia !!

SA

Granny flats can only be built for an immediate family member, not as an investment option.

NT

Granny flats can only be built for an immediate family member, not as an investment option.

TASMANIA

Granny flats can only be built for an immediate family member, not as an investment option.

Ipswich Granny Flats – we hope the above information in this article assists you as home owners and investors alike.

CALL : IPSWICH GRANNY FLATS

Sonia – 0403 309 136

www.ipswichgrannyflats.com.au

The Collins Dictionary definition of a granny flat is : noun, self-contained accommodation within or built onto a house, suitable for an elderly parent.  Also called: granny annexe.  By the true definition it is for a “Granny”!

Every Australian state and Planning Schemes within that state seem to have their own description.  One state planning department sums it up nicely:

A self contained extension of the existing home that:

1. Is established in conjunction with a house and is either within the house, or attached to the house, or separate from the house; and
2. Is on the same lot of land as the principal house and is not on a separate lot, in a strata plan or in a community title scheme

Ipswich Granny Flats have seen what a great opportunity Ipswich City Council has offered to investors in the local area : with the relaxation of the planning guidelines, Granny Flats technically termed ‘Auxiliary Dwellings’ are now allowed for the investor!

Examples of what other states call them include : Fonzie Flats, Garden Flats, Granny Cottages and ‘Extended Family Units’.  The common denominator is their use as secondary living spaces to main dwellings.  Under the new WA government, they too are now introducing the equivalent of the Granny Flat – for investment purposes as well as their original intended use for extended family members.  In other parts of the world, Granny Flats are also called teenagers retreats and backyard cottages – the Europeans, Americans and English have been building them for years.

About Granny Flats

Essentially, a granny flat is another, smaller home on your property.  Usually it’s located to the rear of the main home where you can share the backyard, but from a privacy point of view its better to have your own yard fenced off.  Or it can be built as an attachment to the main dwelling.

What does a Granny Flat contain?

As it’s an independent, self contained unit they will usually have the following rooms:

• 1 – 2 bedrooms
• kitchen/ette
• living area
• bathroom, separate or en suite
• laundry, separate or often built within the bathroom or kitchen

Who suits a Granny Flat?

Why ‘Granny’ of course you’d say!  And you are right, they are very popular for aging parents or grandparents as they are still able to remain independent whilst staying close to family for comfort and support.  Parents these days are also building them for the ‘boomerang children’ who keep returning to the nest, also a growing phenomena …

Ipswich City Council under a relaxation of the planning scheme now allows Granny Flats or ‘Auxiliary Dwellings’ to be built for investment purposes – we here at Ipswich Granny Flats have been the market leaders for the area in the implementation of this new opportunity.

The Granny Flat Solution : It’s becoming a world wide movement – the demand is increasing as cities become more and more populated.  And as they don’t make any more land – it’s a global trend on the rise!

Feel free to call us or drop a line
Ipswich Granny Flats – Sonia 0403 309 136
admin@visionproperty.com.au

CHEERS!

Under the NSW Planning Scheme since 2009 there has been the opportunity of building Granny Flats for investment purposes.  Ipswich City Council is the first council in Queensland to now allow “Auxilliary Dwellings” or Granny Flats for the same purpose : an investment!  And we here at Ipswich Granny Flats have been instrumental in building the first purpose built Granny Flats purely as investments.

Below is an interesting extract that may be of interest …

Manor homes, Fonzie flats mooted under government plan to boost housing diversity, affordability

Campbelltown Macarthur Advertiser, 17 October 2013

Nicole Hasham, 16.10.13

New ”manor homes” would be built on street corners and ”Fonzie flats” will be encouraged over garages under a state government plan to squeeze more people into Sydney’s fastest-growing suburbs.

But critics say the plan, which includes smaller housing lots, will strip streets of their character and produce the ”lowest common denominator” housing options.

The government’s housing diversity plan would allow townhouses and other higher-density house types across more suburbs in Sydney’s north-west and south-west growth areas, changing the appearance of many residential areas.

It says western Sydney residents are turning away from traditional detached homes on big blocks, and planning rules are preventing more ”innovative housing options”.

The proposal encourages so-called ”Fonzie flats” – self-contained studios built over garages. The flats are named after the Fonz character in the hit TV series, Happy Days, who lived in a studio over the Cunningham family’s garage. Such flats already exist, but could be strata subdivided from the main home under the plan.

The proposal includes new ”manor homes” in low density suburbs. The buildings, to be built on street corners, would look like large two-storey homes but contain four separate units.

Townhouses and terraces would also be allowed in low density areas.

The government says the plan, which affects growth centres around the Hills, Blacktown, Camden, Campbelltown and Liverpool council areas, will increase affordability and housing choice and help create more than 180,000 new homes over the next 30 years.

But Hills Shire Council has raised serious concern over the proposal, which it says would permit higher densities in areas far from shops, services and amenities.

The plan would also allow lot sizes as small as 125 square metres in higher density areas – about half the council’s current minimum. The council did not support the manor homes plan in low density areas, due to the building size and potential conflict with neighbours.

It backed the Fonzie flats, saying they provide good children’s play spaces, home offices or affordable housing, but warned developers were often unwilling to build them due to ”feasibility” concerns.

Mayor Michelle Byrne said the region must take its fair share of population growth, but questioned ”why we must aim for the lowest common denominator in terms of housing options?”

”Increased densities should go around town centres, close to public transport and amenities, not in areas that are remote from services,” she said.

The Hills district, also known as the ”Garden Shire”, is a ”relatively affluent area” where residents expect ”a certain lifestyle”, a council report said.

A Campbelltown Council spokeswoman said it was seeking information on how the proposal would impact traffic, open space and recreation facilities.

But Urban Taskforce chief executive Chris Johnson, whose organisation lobbies for developers, said measures to increase housing diversity should extend beyond growth centres to other parts of suburban Sydney.

”It’s appropriate that we don’t have a one-size fits all approach … it enables developers to respond to what is becoming a more diverse marketplace,” he said, adding that smaller lots and house types would improve affordability.

A Planning Department spokesman said several councils provided positive feedback, which would ”deliver a greater choice of housing options at different price points whilst creating good places to live”.

The big squeeze: how the diversity rules will work

The state government says western Sydney residents are turning away from traditional detached homes on big blocks. It has proposed planning rule changes for some suburbs in growth areas.

It will encourage ”Fonzie flats”. Named after the Happy Days character, pictured, the self contained studios could be strata subdivided when built in conjunction with the main home.

A new dwelling type known as ”manor houses” would be established. They would be built on street corners and look like large two-storey homes but contain four separate units.

Townhouses would be allowed in low density residential zones.

The Granny Flat Revolution – it’s happening everywhere !

If you want to become part of it

Call Sonia now : 0403 309 136

Ipswich Granny Flats

Ask us here at Ipswich Granny Flats …

There are a number of key features to bear in mind when looking for a property that will be suitable for a Granny Flat, and so we have listed some of them below as a guide :

1. Size of Block
Under the relaxation of the planning scheme under Ipswich City Council, there is no minimum land size for the building of a Granny Flat.  However there are some logical approaches to it such as side or rear yard access.

2. Existing dwelling on the property
When looking to purchase a property with the pure intent of building a Granny Flat to increase the rent return, it is a good idea to look at the position of the existing dwelling on the site.  If the existing home is smack bang in the middle of the block, do you have access to the rear, or would the tenants need to park out the front – to be able to park beside the Granny Flat would be a much better option for all concerned.  If the Granny Flat is going to be located to the left or right hand side of the existing dwelling, is there enough room to have a 6’ high dividing fence between the 2 houses?  Will both houses be looking in each others space – nothing worse than your neighbours looking into your living room…
Other considerations include existing gardens or large trees.  At this point in time there are no tree preservation orders in place within the Ipswich LGA.  But if you have your heart set on a particular property that has a magnificent mango tree in the backyard (something we from down south much admire!), it’s not much use if you are considering it as a Granny Flat proposition.

3. Location of services
In our due diligence we investigate all aspects of a Granny Flat development, and this is part of our process.  There are standard requirements for setbacks from water and sewer mains as well as other services that need to be adhered to.  Just because a sewer main runs through the middle of where you want to build, doesn’t necessarily mean you can’t build, but can add substantial $’s to your total end cost.

4. Rear yard access
It’s always a good thing if any property has rear year access particularly if you are building a Granny Flat in the back yard – otherwise how does the delivery of building materials happen, or how do the tradies themselves get their vehicles in the backyard for that matter.  If access slows down delivery, this can add several thousand dollars to the project.
The most common rear yard access is due to garages at the end of the existing driveway.

5. Slope of land
As with any new build or development the fall of the land is hugely important.  It’s always recommended that the land slopes to the road, as the council requires drainage back to the kerb and gutter, unless you can tap into a storm water drain on the property or an agreed neighbour.  You may in some instances negotiate with the council for a rubble drain, but this in itself is a long, slow costly resolution that is difficult to attain.  So your best option always is to find a property that is either flat or slopes to the road.

6. Corner blocks
I personally like corner blocks as it’s relatively easy for your two separate access points for parking/ entrance to each property.  Always look at the backyard on these properties, as they often have only a small yard.  As Ipswich City Council has no minimum land requirements for a Granny Flat this can still be achieved on a relatively small size block! A great number of corner properties in Ipswich already have the second slip way (driveway) in place, making it a great start for your Granny Flat project.

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If you are looking for a property with a future Granny Flat in mind, I think the above covers the main considerations within our Ipswich City Council planning scheme.

If you do decide to proceed with purchasing your next investment with the Granny Flat option as your primary consideration, bearing in mind the above will certainly pay dividends in terms of design, orientation and the approval process, thereby saving you time and money.  This is what it’s all about …

And if you need assistance in finding that right property, we here at Ipswich Granny Flats offer a Buyers Agent Service to take the headache out of it all.  We are licenced real estate agents here on the ground in the local Ipswich area – we live and breathe property.

Call Sonia on 0403 309 136 or admin@visionproperty.com.au to discuss this service – you can do it all from the chair in your own home …

CHEERS!

Just ask us!!  

As of June 2013 we are the first official Granny Flat Property Managers.  As the owners of Ipswich Granny Flats, both directors are licensed real estate agents who have many years experience between them as working within the industry as well as nearly 50 years of buying, selling and actively renovating – they live and breathe property …

The first new build Granny Flats are in the process of having their final completion certificates, ready for rent!  We have had tenants in waiting until this day – a great outcome for the interstate investors.  Council approved, papers signed, tenants will move in the day after the Completion Certificates are issued.  No waiting, for either the investors or the tenants.  A Win / Win for all!!

TENANTS : We will take expressions of interest from prospective new tenants who are looking for an affordable rental situation in the local Ipswich area.  At this point in time, it is only Ipswich City Council that has lead this Queensland initiative, but we believe in time other local councils will take it on board.  There are many landlords who are looking for reliable and quality tenants to live in their own backyards – it is our job to ensure this happens for them.  It is the more mature tenant who has an understands the importance of privacy, and so a good fit is absolutely necessary …

LANDLORDS: If you are the proud owner of a Granny Flat and want only quality tenants we can certainly assist you here.  Julie Adams, one of the directors of Ipswich Granny Flats, is a hands-on, proactive Property Manager.  I would like to think we have organized your Granny Flat installation for you, and as a natural extension of our service to you, we offer this same level of professionalism to property management.  We are happy to take expressions of interest for landlords who are actively seeking quality tenants.  It is a FREE SERVICE that we offer to our existing landlords, and I think you will find we offer a competitive property management package to suit.

SPECIALIST PROPERTY MANAGEMENT: There is no other property management service that specializes in the Granny Flat market.  We here at Ipswich Granny Flats offer our superior service to ensure that the quality granny flat tenant / landlord fit works well for both parties.  Generally speaking, granny flats are suited to mature adults who like their privacy but don’t need want the hassles of a huge backyard, thereby minimizing the maintenance that goes with it.  In some instances it may suit students that attend the local University of Queensland, who want compact accommodation with only a small amount of garden, or even a single parent with one child.  We will be able to accommodate most people’s needs.

If you wish to register your interest, please contact Julie at : julie@visionproperty.com.au with the following information :

1. Suburb
2. Number of Bedrooms
3. Approximate Size in square metres of the Granny Flat
4. Approximate Age of the Granny Flat
5. Condition of the Granny Flat (Excellent/Good/Fair/Aged)
6. Attached / detached Granny Flat
7. Approximate Weekly Rental Price the landlord is expecting to achieve
8. Available date for Rent

There is no other specialized Granny Flat property management available except Ipswich Granny Flats.

Call us – Julie 0411 073 747 or julie@visionproperty.com.au