Tony Architect - Refreshing Homes

🧑‍🤝‍🧑 Worried About Neighbour Objections on Your Planning Permit?

Here’s how to reduce the risk before you lodge.

The truth is—you can tick every planning box…
…and still find yourself stalled because a neighbour decides to object.

Not because your design is flawed.

But because one objection can trigger delays, more reports, or even end up at VCAT.

🛡️ Think of it as Risk Control

You can’t stop neighbours from speaking up.
But you can limit the chance that their concerns throw your project off course.

The aim isn’t to please everyone.

It’s to:
• Show you’ve acted reasonably
• Address potential issues upfront
• Give Council confidence you’ve thought about amenity impacts

📋 Practical Steps You Can Take:

1. Spot the likely objectors

Check which homes have key windows, yards, or living areas close to your boundaries.

2. Adjust designs to avoid red flags

Is there potential for overshadowing, privacy issues, or traffic concerns?
If you can reduce those without hurting the project—do it.

3. Create a simple neighbour info pack

This could include:
• Overshadowing diagrams
• Privacy treatments
• Tree protection notes
Keep it brief—1–2 visuals plus a short summary works well.
4. Reach out, but with strategy

No need to over-promise. Just let them know what’s being proposed and that you’ve considered their amenity.

⚠️ A Few Realities to Keep in Mind:

• Even compliant designs can attract objections—but their impact is limited.
• If you’re asking for variations, objections can carry more weight—especially when tied to real amenity loss.
• Neighbour support isn’t a guarantee of approval—but it certainly helps smooth the process.

📐 A Good Architect’s Role

They’ll help identify the riskiest areas before submission, so you can prepare.
If objections seem likely, they’ll tweak the design or strengthen the supporting documents. Let’s chat. We’ll help you read the site and choose the most effective path forward.

Embarrassed… in a good way 😅

Client: “How long for planning permit approval?”
Me: “Three months after advertising.”
City of Port Phillip: “Nah… two weeks, mate.” 😳
So… the permit landed in a blink, and I was happily embarrassed.

Why it moved fast?

• Client charm + neighbour chats up front 🤝
• Fine-tuned the design to remove neighbours’ concerns 🧩
• Clear drawings + a tight planning report — yes, us 😉📝
• Port Phillip City Council 👍 + an awesome town-planning team 🌟 — seriously efficient and professional

Reality check: not every small heritage site is this speedy.

But aligned council + neighbour buy-in + clean documentation = the best odds of a drama-free approval. ✅

You might recall the 🏆 incredible renovation builder I bragged about recently in previous post — the one who delivered a full Ivanhoe makeover in just three months.

Well… we’ve teamed up again. 😉

This time, the spotlight’s on a charming Fitzroy North project 🏡. Because the block shares boundaries with both neighbours, the Building Surveyor insisted we complete formal neighbour notifications before a single hammer could swing. Sounds straightforward, right?

Try five separate rounds of back-and-forth 😅 — all to lock in agreement on the protection works plan with the neighbours.

Then came Jimmy — our builder superstar. 🦸‍♂️

💥 Demolition? Wrapped up.
👍 Neighbour’s verdict? Couldn’t be more pleased.
😌 Client’s mood? Calm, confident, and free from playing neighbourhood peacekeeper.

The takeaway?

A truly great builder doesn’t just build walls — they build trust, keep everyone smiling, and ensure the only thing coming down is the outdated kitchen. 🛠️

So, if you’re hunting for a renovation builder who’s brilliant with both the tools and the people, I’ve got the contact for you.

And if you want an architect who handles all the paperwork 📑 so you can focus on tile samples instead of council fine print, you know where to find me. Drop me a WhatsApp. 📲

Planning permit application lodged ✅

On behalf of a client, we’ve submitted a proposal making use of the recent updates under Victoria’s Townhouse and Low-Rise Code (Amendment VC267). A noteworthy change in the Code is that bedrooms are no longer categorised as habitable rooms when it comes to overlooking controls.

This adjustment means bedroom windows are no longer bound by the usual overlooking restrictions. In practice, it allowed us to design clear bedroom windows that maximise natural daylight and strengthen the home’s connection to its outdoor spaces. 🌿☀️

We’ll now work with Council through their review process. While there’s still a chance they may raise neighbourhood character considerations, the revised Code provides a framework that supports the inclusion of transparent glazing in bedrooms.

If adjustments to certain key windows become necessary, the overall design will still deliver far more light, openness, and transparency than before.

Let’s pair rigorous compliance with thoughtful design — ensuring projects take advantage of the rules and create better living environments.

A brighter, lighter home for our client! 🏡✨

🏗️ When should you engage an Architect?

(And Why Waiting Until Settlement Might Cost You)
We hear it all the time:
“I’ll reach out once the deal’s done.”
Or,
“We’ll start once the survey’s in.”
But here’s the truth:

Looping in your architect earlier—ideally before you purchase the site—can save you a world of pain, and a lot of money.

🧠 The Risks of Engaging Too Late

Waiting until after you’ve bought the land can come with hidden surprises:
• Planning overlays that restrict what you can actually build
• Overlooked issues like setbacks, drainage constraints, or protected trees
• Concepts that fall apart due to access, parking shortfalls, or ResCode limitations
• Construction costs that derail your budget and kill your feasibility
Unfortunately, we’ve had to deliver that news too many times—after contracts are signed.

📐 The Advantage of Early Advice

Involving your architect upfront gives you:
✅ A clear snapshot of what’s realistically possible—based on slope, zoning, overlays, and access
✅ Insight into whether your goals (dual occ, rear townhouse, subdivision) are achievable
✅ Early warning on major risks—before you invest
✅ Smarter strategy and the ability to compare better sites

With the right guidance, you’re buying with clarity—not guesswork. That kind of foresight can stop you from wasting months and tens of thousands in holding costs, legal fees, and agent commissions if you’re forced to sell and start over.

On a $1M site, that could mean a $100k hit.

💡 Architects Add More Value the Sooner They're Involved
Think of your architect as a strategic advisor, not just a designer.
When we’re brought in early, you gain more:

• Design flexibility
• Cost control
• Smarter planning strategies
• Lower overall consultant fees
• And a greater chance to optimise your return

👀 Got a block on your radar?

Let’s have a chat to explore the possibilities—before you commit.

✨ From not-so-cool to absolutely irresistible—in just 3 months! 🛠️💫

Here’s to our go-to builder who doesn’t just renovate... he revives. 💪

This tired old home in Ivanhoe was borderline condemned (think: even the spiders had packed up and left). Fast-forward (less than) 90 days, and it’s back on its feet—fresh, fabulous, and very profitable. The spend? Around $450k. The uplift? From $1.2M to a likely $2M. 📈💥

It’s the kind of transformation that makes you fall back in love with renovation—not just for the design, but the return.

The secret? Right timing. The right team. And a location that works as hard as you do. If you’re eyeing a profit-driven renovation... you know who to call. 🧠💸

🖊️ Why a Building Project Feasibility Sketch Isn’t Just a Pretty Drawing

(It’s Your First Risk Filter)

A feasibility sketch might look simple.

- A few boxes. A rough plan.
- But behind those lines is one of the most powerful decision-making tools in your entire project.

📉 Here’s What It Can Save You From:

- Buying the wrong site
- Pursuing the wrong strategy
- Spending months on redesign
- Paying for unnecessary consultant fees

Wasting energy arguing with Council over something never viable to begin with

📐 What a Good Feasibility Sketch Actually Does:

✅ Confirms what fits on the block
✅ Tests for setbacks, access, turning circles, POS, ResCode
✅ Flags potential red flags: overshadowing, overlooking, site coverage
✅ Gives enough clarity for rough costings
✅ Helps your team align—before things get expensive

It’s not about getting everything perfect.
It’s about de-risking the decision.
Giving you a starting point you can build confidence on.

🧱 Think of It as a Planning Strategy Map

- Would you build a house without a floor plan?
- Then don’t develop without a feasibility sketch.

Because every smart developer knows:

Profit doesn’t come from designing fast. It comes from starting smart.

A big thank you to Port Phillip City Council 🙌

First time working with Jordon — and it’s been an excellent experience. Clear, efficient, and thoroughly across the planning requirements. Request for information was precise, and as soon as everything was in place, Jordon moved straight to advertising without delay.

When planners and consultants work collaboratively, the process can run smoothly — even enjoyably.

Now fingers crossed the neighbours love the design too!

💦 Water always flows downhill, right? Gravity and all that?
Well… not always.

Here’s a lesser-known fact in waterproofing: wind can drive water uphill. Yes—backwards, sideways, and into places you’d assume were sealed tight.

🌬️ The usual suspect? That charming Melbourne wind. Pair it with a low-slope metal roof and suddenly water starts behaving like it’s got a mind of its own.

👀 Where are the risk zones?

1️⃣ Roof penetrations like skylights and vents
2️⃣ Areas where water needs to travel up under flashings
3️⃣ The open rib profiles in metal sheet roofing—perfect little wind tunnels

🧠 So what’s the fix?

A small solution with a big impact.

👉 These foam profile fillers sit neatly in the corrugations of the roof sheeting. When combined with proper metal flashing, they stop wind-driven rain from sneaking in where it shouldn't.

They’re inexpensive, easy to install, and can save thousands in future leaks, call-backs, and patch jobs.

Sometimes it’s the smallest details that make the biggest difference. 💪

🏗️ Custom Builder or Volume Builder?
Let’s see… 👀

Even as an architect, I still ask myself which is “better” for the owner. It really depends on your priorities. So here are a few thoughts on where custom builders shine—just in case it helps you with your decision. 🍖☕️

🛑 Custom builders are more expensive?
Volume builders are only cheaper if you follow their exact design and don’t change much. And even then… watch out for what’s not included:
🚗 Driveway?
⛏️ Site works?
🚧 Fencing?

These are often “extras” you’ll only discover after falling in love with that $250K base price. So always ask what’s really included before comparing apples to apples—or bricks to bricks. 🍎🧱

🔨 Small builder = small capability?
A custom builder juggling 2 jobs will build very differently from one juggling 10. The reason? Pretty self-explanatory. 😅

Volume builders run a system—they’ve built that exact design before, using tradies who’ve done it on repeat. 📦 This system delivers efficiency only when the project closely follows their standard plan.
Senior management or directors may be overseeing 30+ projects at once. While they’re highly experienced, they often don’t have the capacity to resolve a tailored design—or make significant adjustments beyond shifting a wall or two.

💰 You can’t speak to a builder until you have full drawings?
Technically true—they can’t quote accurately without them.
But it doesn’t mean you can’t start the conversation earlier.

If you want to open the door:
✅ Ask your architect for a basic layout
✅ Work out your estimated house size (m²)
✅ List your key specs—brick? timber? butler’s pantry? solar? number of lights per room? kitchen and bathroom finishes?
✅ Share your site address and context

With that, a good builder should be happy to grab a coffee and give you a ballpark… or at least a vibe check ☕👷‍♂️

👀 Where do you find a good custom builder?
Skip Google. Ask someone you trust.
⛪ A friend from church
⚽ A parent from Saturday soccer
😊 Someone who’s built recently—and still smiles when they talk about it

Because at the end of the day, custom builders aren’t just about flexibility or finish. They’re about fit.
Fit with you, your budget, and your expectations.

Thinking of knocking down the old place? 🏚️ Here’s what they don’t tell you…

Demolishing a house sounds like a clean slate, right? Fresh start, fresh tiles, and a second chance at that open-plan kitchen with a butler’s pantry the size of a small country.

But before you swing the sledgehammer, just know—this isn’t “Hulk smash.” It’s more like a delicate dance with red tape, utility disconnections, and a pile of permits you didn’t even know existed. 😅

Here’s a quick demolition checklist to keep your dream build from turning into a nightmare:


✅ Check for asbestos before you breathe in regret
✅ Disconnect water and power—without lighting up the neighbourhood
✅ Apply for Protection Works Permits (because your neighbour’s fence shouldn’t be your insurance claim)
✅ Decide if that ornate cornice is worth saving—or just full of memories 💔
✅ Check for Heritage Overlays before the planners tell you you’ve touched history
✅ Confirm your zoning—some changes make building harder than it used to be

And let’s not forget the biggest demolition danger: blowing the budget before you even lay a slab.

Because the real goal isn’t tearing down—it’s rebuilding better.

💬 Planning a knockdown-rebuild? Or been through one and lived to tell the tale? Drop a tip in the comments—someone out there needs your wisdom (and your warning signs). 👷‍♀️

🎉 Hats off to Port Phillip City Council! 🎉

Turns out bureaucracy can be brilliant when you’ve got someone like Prash on the line.

We had a neighbour with valid concerns about overlooking. You never quite know how these things go — emotions often run high — until Prash called both sides. He explained the neighbour’s rights, listened to their concerns, and helped us understand exactly what needed to be addressed.

By doing something just slightly above ResCode, we avoided VCAT, lawyers, stress, and weeks of delays — saving both our client and the neighbour a lot of time, money, and headaches. Both are valued members of the Port Phillip community.

✅ Neighbour reassured.
✅ Client spared legal costs.
✅ No one’s blood pressure harmed in the making of this permit.

It’s rare to find a Council planner who’s not just ticking boxes but genuinely building community. A communicator, a problem-solver, and a public servant with EQ. 10/10.

Some councils get buried in red tape.

Others, like Port Phillip, pull the right threads. 👏