Choosing a block of land that suits your build and keeps costs down.
With the current shortage of land, particularly large parcels of land that are developed and ready to go, it is important to consider your needs and budget when choosing a block of commercial land.
The block of commercial land that you choose is important; it can make a big difference to construction costs, and determine whether you are able to build what you have in mind or if you need to reconsider the design. Knowing what to look for when hunting for a block will help you to choose the one for your project and minimise costs and time.
So what should you consider?
Choosing a block of land that suits your build and keeps costs down.
With the current shortage of land, particularly large parcels of land that are developed and ready to go, it is important to consider your needs and budget when choosing a block of commercial land.
The block of commercial land that you choose is important; it can make a big difference to construction costs, and determine whether you are able to build what you have in mind or if you need to reconsider the design. Knowing what to look for when hunting for a block will help you to choose the one for your project and minimise costs and time.
So what should you consider?
Location (of course)
What does your business need close by to operate efficiently? Is it freeways, main roads, airports, shipping ports, or terminals? Is it easily accessible for your employees? Is the land in a high BAL rating zone? If so, is it suitable to store your goods there? Do you need to consider the additional costs associated with the design requirements for bush fire-prone areas? Is brand awareness via building signage important to your business and generating leads? If so, you will want a block with good traffic and high exposure.
Approved Land Use and Planning Schemes
What does your business do? Is your intended use for the building acceptable for the approved land use for the block?
Also to consider are the local planning requirements, e.g. car parking, setback and landscaping. Some areas also include specific design guidelines and energy efficiency requirements.
Size, shape, orientation and slope of the block
The width and depth of your block will determine the sizes and shapes of buildings you will be able to build.
Avoid blocks with a major slope, as either the land will need to be cut and filled, or you will need to design your building around the slope. These generally increase the price of your project.
Once you have found a block that you are interested in, check with the local council to see whether there are any conditions in regards to where you are able to build on the block.
Land capability and soil testing
When choosing a block of land, it is important to check for any liabilities present in the ground. This isn’t just done by general observation but from a geotechnical investigation by an engineer.
Ensure a land capability assessment is completed to identify key site and soil features and any constraints in the building area that may affect development.
Another aspect to consider is what has the site been used for prior to its sale, and to find out whether your soil has ever been used for landfill, contains asbestos or had chemical spills. Has the land once been a swamp area, filled in? This could cause issues with a high water table.
Easements, rights of way and access
Easements are restricted areas on your site to provide access to neighbouring properties or for inground/above ground services such as power lines, stormwater and mains sewer.
An example of an easement is a shared access road that goes through your block so that your neighbour can reach their development.
If there is an easement on your block, it can affect how you build and where you are able to build, since parties who use the easement reserve the right to access the easements.
Make sure you consult with the agent or builder about any easements on the block, and what effects if any, they will have on the building.
Existing roads and access to essential services
Always find out which basic services are provided with the block, such as roads, sewage pipes, water supply, electricity supply, natural gas, telephone lines and internet available to the block. There can be a significant cost to bring one of these services to the site if it’s not available.
Restrictions on how you can build
Check with the agent or local council to see if there are any building restrictions for the block. This may include the type and style of your building, the colours and materials you use, what kind of fencing is acceptable, and where you are permitted to build on your block.
Budget
Your budget will be the main factor. Land located close to the inner city is generally the most expensive and land further out from the city centre will be cheaper. So your budget may determine the location of your block of land.
Your budget will be the main factor. Land located close to the inner city is generally the most expensive and land further out from the city centre will be cheaper. So your budget may determine the location of your block of land.
