Address: <Enter Site Address Here>

Site Area (approx.): <Enter Site Area Here>

Local Government Area: <Enter LGA Here>
Planning Scheme Zoning: <Enter Zoning Here>
Planning Scheme Overlays: Development Contributions Plan Overlay - Schedule 1
Other: - Site specific requirements
- Precinct specific requirements
- Overall council strategy

Objective: To encourage the concentration of major retail, residenti

entertainment and cultural developments into activity cen
community.
Guidelines: Encourage office development, or retail uses, within the
that contribute to the activation and surveillance of the p
levels on non-residential land; and

Ensure servicing and car parking access to be accommo

minimise vehicular crossovers along Maroondah Highwa

Ensure retention of front setback for landscaping opportu

character and amenity along the streetscape;

Permitted Uses: Bed and breakfast; Car park (In conjunction with other u
accommodation; Convenience restaurant; Convenience
breakfast and Caretaker's house); Food and drink premi
and Takeaway food premises); Medical centre; Office (O
aged care facility; Retail premises (other than Food and
than Adult sex product shop and Convenience Shop); Ta

Uses Not Permitted: Animal production; Corrective institution; Major sports an

Building Height: 53 metres (preferred) - 15 Storeys

Setbacks: Ground floor - 4 metres from street kerb
Street wall / podium height - 21.5 metres (6 storeys)
Upper level setback (Above podium) - 5 meters minimum
 Plan Overlay - Schedule 1

ents

ation of major retail, residential, commercial, administrative,

developments into activity centres that are highly accessible to the

ent, or retail uses, within the podium with residential uses above
tion and surveillance of the public realm from within the upper
nd; and

arking access to be accommodated from existing rear/ side laneways to

ers along Maroondah Highway frontage; and

tback for landscaping opportunity, contributing to the streetscape

g the streetscape;

k (In conjunction with other uses); Car wash; Community care

nce restaurant; Convenience shop; Dwelling (other than Bed and
house); Food and drink premises (other than Convenience restaurant
es); Medical centre; Office (Other than medical centre); Residential
emises (other than Food and drink premises and Shop); Shop (other
p and Convenience Shop); Take away food premises

ve institution; Major sports and recreation facility; Motor racing track

Storeys
m street kerb
- 21.5 metres (6 storeys)
e podium) - 5 meters minimum
MASSING - SITE PLAN
12.42
12.42
12.42

21.21

21.19
30.21
26.21

26.19
30.19
12.04
5

12.04
4

12.04

Maroondah Highway Street Frontage

MASSING - SECTION DIAGRAM

RL
15 52.2
14 49.0
13 45.8
12 42.6
11 39.4
10 36.2
9 33.0
8 29.8
7 26.6
6 23.4
5 20.2
 4 17.0
3 13.8
2 10.6
1 7.4
G 4.2
B1 -2.8
B2 -5.6
52.2

Total (Above Ground)

Car Parking

Total (Including Car Parking)

USE 1
RL
15 Residential 52.2
14 Residential 49.0
13 Residential 45.8
12 Residential 42.6
11 Residential 39.4
10 Residential 36.2
9 Residential 33.0
8 Residential 29.8
7 Residential 26.6
6 Residential 23.4
5 Residential 20.2
4 Residential 17.0
3 Residential 13.8
2 Amenity 10.6
1 Restaurant 7.4
G Retail Services Lobby 4.2
B1 Car Parking -2.8
B2 Car Parking -5.6
52.2

Total (Above Ground)

Car Parking

Total (Including Car Parking)

USE 2
RL
15 Residential 48.0
14 Residential 44.8
13 Residential 41.6
12 Residential 38.4
11 Residential 35.2
10 Residential 32.0
9 Residential 28.8
8 Residential 25.6
7 Residential 22.4
6 Residential 19.2
5 Residential 16.0
4 Office 12.8
3 Office 9.6
2 Office 6.4
1 Office 3.2
G Office Services Lobby 0.0
B1 Car Parking -2.8
B2 Car Parking -2.8
48.0

Total (Above Ground)

Car Parking

Total (Including Car Parking)

USE 3
RL
15 Residential 48.0
14 Residential 44.8
13 Residential 41.6
12 Residential 38.4
11 Residential 35.2
10 Residential 32.0
9 Residential 28.8
8 Residential 25.6
7 Residential 22.4
6 Residential 19.2
5 Residential 16.0
4 Residential 12.8
3 Amenity 9.6
2 Amenity 6.4
 1 Retail Amenity 3.2
G Lobby Retail 0.0
` B1 Car Parking -2.8
` B2 Car Parking -5.6
48.0

Residential

Car Parking

Amenity

Retail

Lobby

Total (Including Car Parking)

Site Area (approx.): 369.35 m²
Ground Floor GFA (approx.): 320.43 m²
Upper Levels GFA (approx.): 259.28 m²

GFA Efficiency NSA Floor to Floor Heights

259.3 m² 75% 194.5 m² Basement (metres):
259.3 m² 75% 194.5 m² Ground Floor (metres):
259.3 m² 75% 194.5 m² Other than Ground (metres):
259.3 m² 75% 194.5 m²
259.3 m² 75% 194.5 m² Efficiency (NSA / GFA)
259.3 m² 75% 194.5 m² Car Parking:
259.3 m² 75% 194.5 m² Ground:
259.3 m² 75% 194.5 m² Other than Ground:
259.3 m² 75% 194.5 m²
259.3 m² 75% 194.5 m²
320.4 m² 75% 240.3 m²
 320.4 m² 75% 240.3 m²
320.4 m² 75% 240.3 m²
320.4 m² 75% 240.3 m²
320.4 m² 75% 240.3 m²
320.4 m² 50% 160.2 m²
369.4 m² 95% 350.9 m²
369.4 m² 95% 350.9 m²
5,254.1 m² 76% 4,008.2 m²

4,515.4 m² 73% 3,306.4 m²

738.7 m² 95% 701.8 m²

5,254.1 m² 76% 4,008.2 m²

GFA Efficiency NSA Units Car Parking Requirements (Cars

259.3 m² 80% 207.4 m² 2 Basement (metres):
259.3 m² 80% 207.4 m² 2 Ground Floor (metres):
259.3 m² 80% 207.4 m² 2 Other than Ground (metres):
259.3 m² 80% 207.4 m² 2
259.3 m² 80% 207.4 m² 2
259.3 m² 80% 207.4 m² 2
259.3 m² 80% 207.4 m² 2
259.3 m² 80% 207.4 m² 2
259.3 m² 80% 207.4 m² 3
259.3 m² 80% 207.4 m² 4
320.4 m² 80% 256.3 m² 5
320.4 m² 80% 256.3 m² 5
320.4 m² 80% 256.3 m² 5
320.4 m² 80% 256.3 m² 0
320.4 m² 80% 256.3 m² 0
320.4 m² 50% 160.2 m² 0
369.4 m² 95% 350.9 m²
369.4 m² 95% 350.9 m²
5,254.1 m² 80% 4,217.9 m² 38

4,515.4 m² 78% 3,516.2 m²

738.7 m² 95% 701.8 m²

5,254.1 m² 80% 4,217.9 m²

 GFA Efficiency NSA Units
259.3 m² 75% 194.5 m² 2
259.3 m² 75% 194.5 m² 2
259.3 m² 75% 194.5 m² 2
259.3 m² 75% 194.5 m² 3
259.3 m² 75% 194.5 m² 3
259.3 m² 75% 194.5 m² 3
259.3 m² 75% 194.5 m² 3
259.3 m² 75% 194.5 m² 3
259.3 m² 75% 194.5 m² 4
259.3 m² 75% 194.5 m² 4
320.4 m² 75% 240.3 m² 5
320.4 m² 75% 240.3 m² 0
320.4 m² 75% 240.3 m² 0
320.4 m² 75% 240.3 m² 0
320.4 m² 75% 240.3 m² 0
320.4 m² 50% 160.2 m² 0
369.4 m² 95% 350.9 m²
369.4 m² 95% 350.9 m²
5,254.1 m² 76% 4,008.2 m² 34

4,515.4 m² 73% 3,306.4 m²

738.7 m² 95% 701.8 m²

5,254.1 m² 76% 4,008.2 m²

GFA Efficiency NSA Units

259.3 m² 75% 194.5 m² 2
259.3 m² 75% 194.5 m² 2
259.3 m² 75% 194.5 m² 2
259.3 m² 75% 194.5 m² 2
259.3 m² 75% 194.5 m² 2
259.3 m² 75% 194.5 m² 2
259.3 m² 75% 194.5 m² 2
259.3 m² 75% 194.5 m² 2
259.3 m² 75% 194.5 m² 2
259.3 m² 75% 194.5 m² 2
320.4 m² 50% 160.2 m² 2
320.4 m² 50% 160.2 m² 2
320.4 m² 50% 0.0 m² 0
320.4 m² 50% 0.0 m² 0
 320.4 m² 50% 160.2 m² 0
320.4 m² 50% 160.2 m² 0
369.4 m² 95% 350.9 m²
369.4 m² 95% 350.9 m²
5,254.1 m² 63% 3,287.2 m² 24

3,233.7 m² 70% 2,265.0 m²

738.7 m² 95% 701.8 m²

801.1 m² 0% 0.0 m²

320.4 m² 100% 320.4 m²

160.2 m² 0% 0.0 m²

5,254.1 m² 63% 3,287.2 m²

oor to Floor Heights
sement (metres): 2.8
ound Floor (metres): 4.2
her than Ground (metres): 3.2

iciency (NSA / GFA)

95%
50%
her than Ground: 75%
r Parking Requirements (Cars
sement (metres): 2.8
ound Floor (metres): 4.2
her than Ground (metres): 3.2
USE 1

AREA (EX. CAR PARKING) NSA GFA

Total Area 3,516 m² 4,515 m²
Office 0 m² 0 m²
Retail 417 m² 591 m²
Amenity 256 m² 320 m²
Lobby 0 m² 50 m²
Apartments 2,843 m² 3,554 m²

APARTMENTS
Type Price Size Rate/m2 Mix (%) NSA Number
1 Bedroom 510,000 55 m² 9,273 /m² 20% 569 10
2 Bedroom 650,000 75 m² 8,667 /m² 50% 1,422 19
3 Bedroom 820,000 100 m² 8,200 /m² 30% 853 9
8,648 /m² 38

Average Size (m2) 75

Construction Cost: 10,306,849 2,900 /m² GFA

OFFICE

AMENITY
Uses Meeting rooms, lounge, spa, health and wellness, gym, etc.
GFA 320 m²
Construction Cost 3,500 /m² GFA 1,121,507

RETAIL
Uses Restaurant, café, etc. (Cold shell)
End Value 8,000 /m² NSA 3,332,479

GFA 591 m²
Construction Cost 2,000 /m² GFA 1,181,723

LOBBY
GFA 50 m²
Construction Cost 3,000 /m² GFA 150,000

COSTS
GFA 4,515 m²
Construction Cost /m2 GFA 2,826 /m²
Above Ground Construction Costs 12,760,079
Basement GFA 739 m²
$/m2 GFA 1,800 /m²
Total Basement Construction Costs 1,329,666
Total Construction Costs 14,089,745
337,353
USE 2

AREA (EX. CAR PARKING) NSA

Total Area 3,306 m²
Office 1,042 m²
Retail 30 m²
Amenity 0 m²
Lobby 50 m²
Apartments 2,265 m²

APARTMENTS
Type Price Size Rate/m2 Mix (%) NSA
1 Bedroom 420,000 50 m² 8,400 /m² 30% 679
2 Bedroom 560,000 70 m² 8,000 /m² 50% 1,132
3 Bedroom 780,000 100 m² 7,800 /m² 20% 453
8,080 /m²

Average Size (m2)

Construction Cost: 8,081,706 2,700 /m² GFA

OFFICE
Net Rent
NLA
Total Gross Income
Cap Rate
Outgoings
End value:

Construction Cost: 2,700 /m² GFA

AMENITY

RETAIL
Uses Restaurant, café, etc. (Cold shell)
End Value 8,000 /m² NSA

GFA
Construction Cost 2,000 /m² GFA

LOBBY
GFA
Construction Cost 3,000 /m² GFA

COSTS
GFA
Construction Cost /m2 GFA
Above Ground Construction Costs
Basement GFA
$/m2 GFA
Total Basement Construction Costs
Total Construction Costs
 USE 3

GFA AREA (EX. CAR PARKING)

4,515 m² Total Area
1,522 m² Office
30 m² Retail
0 m² Amenity
50 m² Lobby
2,993 m² Apartments

APARTMENTS
Number Type Price Size Rate/m2 Mix (%)
14 1 Bedroom 500,000 50 m² 10,000 /m² 5%
16 2 Bedroom 850,000 90 m² 9,444 /m² 60%
5 3 Bedroom 1,100,000 120 m² 9,167 /m² 35%
34 9,375 /m²

66 Average Size (m2)

Construction Cost: 10,347,697 3,200 /m²

OFFICE
400 /m²
1,042 m²
416,603
5.50%

7,273 /m²

4,109,814

AMENITY
Uses Meeting rooms, lounge, spa, health and wellne
GFA
Construction Cost 3,500 /m²

RETAIL
urant, café, etc. (Cold shell) Uses Restaurant, café, etc
240,000 End Value 8,000 /m²

30 m² GFA
60,000 Construction Cost 2,000 /m²

LOBBY
50 m² GFA
150,000 Construction Cost 3,200 /m²

COSTS
4,515 m² GFA
2,747 /m² Construction Cost /m2 GFA
12,401,520 Above Ground Construction Costs
739 m² Basement GFA
 1,800 /m² $/m2 GFA
1,329,666 Total Basement Construction Costs
13,731,186 Total Construction Costs
361,588 /unit
 NSA GFA
2,585 m² 4,515 m²
0 m² 0 m²
320 m² 320 m²
0 m² 801 m²
0 m² 160 m²
2,265 m² 3,234 m²

NSA Number
113 2
1,359 15
793 7
24

94
GFA

nge, spa, health and wellness, gym, etc.

801 m²
GFA 2,803,768

Restaurant, café, etc. (Cold shell)

NSA 2,563,445

320 m²
GFA 640,861

160 m²
GFA 512,689

4,515 m²
3,168 /m²
14,305,015
739 m²
 1,800 /m²
1,329,666
15,634,681
596,750
USE 1

PROPERTY PARTICULARS
Gross Floor Area (GFA) 4,515
Net Sellable Area (NSA) 3,516
Number of Units (#) 38
Programme (months) 54 4.5
Planning 18
Pre-Sales 12
Construction 24

REVENUE
Gross Revenue 27,920,722
1 Bedroom Apartments 5,272,971
2 Bedroom Apartments 12,320,831
3 Bedroom Apartments 6,994,441
Office -
Retail / Restaurant 3,332,479
- Selling Costs @ 1.6% 446,732
- Leasing Costs @ 10% of Rent -
NRV (Ex. GST) 27,473,991
+ Rental Income -
- GST Paid on Revenue 2,538,247
Net Revenue (Inc. GST) 24,935,743

COSTS
Land & Acquisition Costs 3,205,000
Purchase Price 3,000,000
Stamp Duty 180,000
Acquisition Costs 25,000
Professional Fees (10% of Construction) 1,408,974
Construction Costs 14,089,745
Construction Contingency (5% of Construction) 704,487
Statutory & Authority Fees 683,681
Sales & Marketing Costs 279,207
Legal Fees & Overheads 75,000
Land Holding Costs 213,269
Land Tax 142,425
Council Rates 25,844
Utilities 45,000
Financing Costs 32,500
Interest & Fees (70% LTC) 883,016
Total Development Costs (Inc. Interest & Fees) 21,574,880

PERFORMANCE SUMMARY
Net Development Profit (Loss) 3,360,863
Development Margin 15.6%

Target Development Margin 20.0%

Residual Land Value 2,045,887
Variance (954,113)
Equity Required (30% of Total Costs) 6,472,464
Return on Equity (ROE) 51.9%
USE 2

PROPERTY PARTICULARS
Gross Floor Area (GFA) 4,515
Net Sellable Area (NSA) 3,306
Number of Units (#) 34
Programme (months) 54 4.5
Planning 18
Pre-Sales 12
Construction 24

REVENUE
Gross Revenue 25,875,140
1 Bedroom Apartments 5,707,595
2 Bedroom Apartments 9,059,674
3 Bedroom Apartments 3,533,273
Office 7,574,598
Retail / Restaurant -
- Selling Costs @ 1.6% 292,809
- Leasing Costs @ 10% of Rent 41,660
NRV (Ex. GST) 25,540,671
+ Rental Income -
- GST Paid on Revenue 2,352,285
Net Revenue (Inc. GST) 23,188,385

COSTS
Land & Acquisition Costs 3,205,000
Purchase Price 3,000,000
Stamp Duty 180,000
Acquisition Costs 25,000
Professional Fees (10% of Construction) 1,373,119
Construction Costs 13,731,186
Construction Contingency (5% of Construction) 686,559
Statutory & Authority Fees 657,230
Sales & Marketing Costs 258,751
Legal Fees & Overheads 75,000
Land Holding Costs 213,269
Land Tax 142,425
Council Rates 25,844
Utilities 45,000
Financing Costs 32,500
Interest & Fees (70% LTC) 896,952
Total Development Costs (Inc. Interest & Fees) 21,129,567

PERFORMANCE SUMMARY
Net Development Profit (Loss) 2,058,818
Development Margin 9.7%

Target Development Margin 20.0%

Residual Land Value 832,905
Variance (2,167,095)
Equity Required (30% of Total Costs) 6,338,870
Return on Equity (ROE) 32.5%
USE 3

PROPERTY PARTICULARS
Gross Floor Area (GFA) 4,515
Net Sellable Area (NSA) 2,585
Number of Units (#) 24
Programme (months) 54 4.5
Planning 18
Pre-Sales 12
Construction 24

REVENUE
Gross Revenue 21,875,481
1 Bedroom Apartments 1,132,513
2 Bedroom Apartments 12,835,148
3 Bedroom Apartments 7,266,959
Office -
Retail / Restaurant 640,861
- Selling Costs @ 1.6% 350,008
- Leasing Costs @ 10% of Rent -
NRV (Ex. GST) 21,525,474
+ Rental Income -
- GST Paid on Revenue 1,988,680
Net Revenue (Inc. GST) 19,536,793

COSTS
Land & Acquisition Costs 3,205,000
Purchase Price 3,000,000
Stamp Duty 180,000
Acquisition Costs 25,000
Professional Fees (10% of Construction) 1,563,468
Construction Costs 15,634,681
Construction Contingency (5% of Construction) 781,734
Statutory & Authority Fees 657,230
Sales & Marketing Costs 437,510
Legal Fees & Overheads 75,000
Land Holding Costs 213,269
Land Tax 142,425
Council Rates 25,844
Utilities 45,000
Financing Costs 32,500
Interest & Fees (70% LTC) 720,181
Total Development Costs (Inc. Interest & Fees) 23,320,574

PERFORMANCE SUMMARY
Net Development Profit (Loss) (3,783,780)
Development Margin (16.2%)

Target Development Margin 20.0%

Residual Land Value -
Variance -
Equity Required (30% of Total Costs) 6,996,172
Return on Equity (ROE) (54.1%)
USE 1

Drawdown 14,089,745
Interest Rate 6.50%

Month # Drawdown Drawdown Cumulative Cumulative Interest

(%) ($) (%) ($) /month (%)
1 0.50% 70,449 1% 70,449 0.54%
2 1.00% 140,897 2% 211,346 0.54%
3 2.00% 281,795 4% 493,141 0.54%
4 2.00% 281,795 6% 774,936 0.54%
5 2.50% 352,244 8% 1,127,180 0.54%
6 3.00% 422,692 11% 1,549,872 0.54%
7 4.00% 563,590 15% 2,113,462 0.54%
8 4.50% 634,039 20% 2,747,500 0.54%
9 5.00% 704,487 25% 3,451,988 0.54%
10 5.50% 774,936 30% 4,226,923 0.54%
11 6.00% 845,385 36% 5,072,308 0.54%
12 6.00% 845,385 42% 5,917,693 0.54%
13 6.50% 915,833 49% 6,833,526 0.54%
14 7.00% 986,282 55% 7,819,808 0.54%
15 7.50% 1,056,731 63% 8,876,539 0.54%
16 7.00% 986,282 70% 9,862,821 0.54%
17 6.00% 845,385 76% 10,708,206 0.54%
18 5.00% 704,487 81% 11,412,693 0.54%
19 5.00% 704,487 86% 12,117,181 0.54%
20 4.00% 563,590 90% 12,680,770 0.54%
21 4.00% 563,590 94% 13,244,360 0.54%
22 3.00% 422,692 97% 13,667,053 0.54%
23 2.00% 281,795 99% 13,948,847 0.54%
24 1.00% 140,897 100% 14,089,745 0.54%

USE 2

Drawdown 14,312,119
Interest Rate 6.50%

Month # Drawdown Drawdown Cumulative Cumulative Interest

(%) ($) (%) ($) /month (%)
1 0.50% 71,561 1% 71,561 0.54%
2 1.00% 143,121 2% 214,682 0.54%
3 2.00% 286,242 4% 500,924 0.54%
4 2.00% 286,242 6% 787,167 0.54%
5 2.50% 357,803 8% 1,144,970 0.54%
6 3.00% 429,364 11% 1,574,333 0.54%
7 4.00% 572,485 15% 2,146,818 0.54%
8 4.50% 644,045 20% 2,790,863 0.54%
9 5.00% 715,606 25% 3,506,469 0.54%
10 5.50% 787,167 30% 4,293,636 0.54%
11 6.00% 858,727 36% 5,152,363 0.54%
12 6.00% 858,727 42% 6,011,090 0.54%
13 6.50% 930,288 49% 6,941,378 0.54%
14 7.00% 1,001,848 55% 7,943,226 0.54%
15 7.50% 1,073,409 63% 9,016,635 0.54%
16 7.00% 1,001,848 70% 10,018,483 0.54%
17 6.00% 858,727 76% 10,877,210 0.54%
18 5.00% 715,606 81% 11,592,816 0.54%
19 5.00% 715,606 86% 12,308,422 0.54%
20 4.00% 572,485 90% 12,880,907 0.54%
21 4.00% 572,485 94% 13,453,392 0.54%
22 3.00% 429,364 97% 13,882,755 0.54%
23 2.00% 286,242 99% 14,168,998 0.54%
24 1.00% 143,121 100% 14,312,119 0.54%

USE 3

Drawdown 11,491,491
Interest Rate 6.50%

Month # Drawdown Drawdown Cumulative Cumulative Interest

(%) ($) (%) ($) /month (%)
1 0.50% 57,457 1% 57,457 0.54%
2 1.00% 114,915 2% 172,372 0.54%
3 2.00% 229,830 4% 402,202 0.54%
4 2.00% 229,830 6% 632,032 0.54%
5 2.50% 287,287 8% 919,319 0.54%
6 3.00% 344,745 11% 1,264,064 0.54%
7 4.00% 459,660 15% 1,723,724 0.54%
8 4.50% 517,117 20% 2,240,841 0.54%
9 5.00% 574,575 25% 2,815,415 0.54%
10 5.50% 632,032 30% 3,447,447 0.54%
11 6.00% 689,489 36% 4,136,937 0.54%
12 6.00% 689,489 42% 4,826,426 0.54%
13 6.50% 746,947 49% 5,573,373 0.54%
14 7.00% 804,404 55% 6,377,777 0.54%
15 7.50% 861,862 63% 7,239,639 0.54%
16 7.00% 804,404 70% 8,044,044 0.54%
17 6.00% 689,489 76% 8,733,533 0.54%
18 5.00% 574,575 81% 9,308,108 0.54%
19 5.00% 574,575 86% 9,882,682 0.54%
20 4.00% 459,660 90% 10,342,342 0.54%
21 4.00% 459,660 94% 10,802,001 0.54%
22 3.00% 344,745 97% 11,146,746 0.54%
23 2.00% 229,830 99% 11,376,576 0.54%
24 1.00% 114,915 100% 11,491,491 0.54%
Cumulative
($)
382
1,145
2,671
4,198
6,106
8,395
11,448
14,882
18,698
22,896
27,475
32,054
37,015
42,357
48,081
53,424
58,003
61,819
65,635
68,688
71,740
74,030
75,556
76,319
883,016

Cumulative
($)
388
1,163
2,713
4,264
 6,202
8,528
11,629
15,117
18,993
23,257
27,909
32,560
37,599
43,026
48,840
54,267
58,918
62,794
66,671
69,772
72,873
75,198
76,749
77,524
896,952

Cumulative
($)
311
934
2,179
3,424
4,980
6,847
9,337
12,138
15,250
18,674
22,408
26,143
30,189
34,546
39,215
43,572
 47,307
50,419
53,531
56,021
58,511
60,378
61,623
62,246
720,181