R-Code Variation Reports
If you are creating a customised design, or even trying to fit a predesigned home on a lot, you will most likely will be submitting an application for planning approval that does not meet the 'deemed-to-comply' criteria of a Local Planning Policy or the Residential Design Codes WA 2015 (R-Codes). Without submitting a variation report (also referred to as a justification report or letter) with your application, the assessing authority will either reject your application or advise you of the area/s of non-compliance often a month after receiving your planning application.
FORMSCAPE provides advice on your proposed design variations in terms of the likelihood of it being approved with an appropriately drafted report, or provide an alternative design concepts for your consideration. When we prepare variation reports for our clients, we try to ensure that such a variation will be approved based on advice from Council and previous experience in dealing with that local authority.
A FORMSCAPE variation report will provide as much detail and clarity possible whilst constructing a concise argument outlining why such a variation should be approved based on the relevant 'performance criteria' or 'design principles.'
Common R-Code Variations
There are many ways in which the R-Code's, Local Planning Policies are varied. Depending on the context, significance and often the Local Governemnt, the scope of variation will change. Common variations include:
- Overlooking behind an adjoining property's setback
- Garage width greater than 50% of lot frontage
- Reduced street setback
- On boundary wall lengths
- Setback of walls
What We Need From You
- Set of detailed plans to scale, including site plan, floor plans and elevations
- List of the variations or issues you have identified or we can undertake a planning assessment for you
- If aplicable, the letter or correspondance recieved from the lcoal Authority listing the area/s of non-compliance
Preparing Your Variation Report or Letter
We then prepare a justification report providing a background on the proposal and addressing the relevant design principles or performance criteria, preparing any diagrams, photos and additional information required. This can then be sent back to you or forwarded directly to the assessing officer.
If you don't know if your proposal has non-compliances prior to lodging a planning application we can undertake a full planning assessment based on the relevant planning framework. We will advise if we find any variations, and if we do, provide justification. Alternatively occasionally a client will approach us with a variation that we feel cannot be justified, in these instances we enjoy sitting down our clients and coming up with cost effective design alternatives to achieve their design goals within the limits of planning compatibility.
How Much does a Variation Report Cost?
Using a Town Planning consultant for residential planning applications are a lot more cost effective than you would think. Our experience can allow us to prepare a report extremely efficiently, often taking less than an hour of our consultants time. Give us a call or email us your plans for a free fixed price quote and preliminary discussion.
What Do We do?
Residential Design Codes (R-Codes)