RESIDENTIAL LAND DEVELOPMENT

Private Residential Land Development requires a combination of strong research, intense logistical planning, and calculated risk. Before a development site is even settled on, a range of factors needs to be considered, such as soil quality; rainfall and stormwater flows; zoning restrictions and existing services. Before the first sod of soil has been turned, considerable costs may have been incurred in survey, developing plans, and gaining council approvals.

GenEng can work with you from initial feasibility assessments right through to project management of construction. The steps in this process are shown below, and GenEng can join you at any stage along the way to provide assistance and advice for the civil aspects of your project.

The size of your project is immaterial. GenEng has worked with clients to deliver 3-lot developments up to staged developments containing 1200 lots. 

Two major projects we are delivering in this capacity are:

  • The Avenues of Highfields, an award winning, master planned housing estate of 530 residential lots. GenEng has worked with the developer from the project’s inception, helping select a suitable site, negotiating with Council, developing designs, and providing project management and RPEQ certification for construction.
  • Botanic Highfields, a staged 1250-lot residential development in Highfields. GenEng provided a due diligence cost estimate report to assist the developer with their decision to proceed with the project. We have continued to work with the client, negotiating with Council on the client’s behalf, providing detailed civil design, and contract administration, and construction supervision for the construction of the estate.
Due Diligence

Due diligence allows you to identify site opportunities and potential constraints from the outset to determine lot yield forecasts for the site. This is also the time to determine risks, Council approval conditions, financial viability, etc. GenEng can provide advice for the civil infrastructure requirements of a development, which may involve:

  • Selection of an appropriate site
  • Stormwater modelling and analysis 
  • Traffic impact assessments
  • Preparation of an opinion of cost and risk assessments
  • Organising geotechnical investigations and survey
  • Liaising with Town Planners and Council.

In some cases, the due diligence process may help you recognise that the proposed development is not viable, and in other cases, you can receive the reassurance you need to go ahead with the project.

If you decide to go ahead with a development, you are usually looking at taking a large parcel of land and breaking it up into several smaller lots. This requires a Reconfiguring of Lot application to Council. GenEng provides assistance with this process, which can involve:

  • Preliminary assessment of required civil infrastructure such as water, sewerage, stormwater, earthworks, and internal roads
  • Development of preliminary designs showing the general strategy for infrastructure types including access requirements, sewer, water, and stormwater
  • Preparation of preliminary cost estimates

Once Council has approved your RAL application, more detailed plans need to be submitted for approval. As GenEng have a team of experienced designers, we are able to assist with this step of the process if required. This may include:

  • Detailed design of all civil infrastructure required to service the site
  • Erosion and sediment control plans
  • Traffic engineering and design
  • Pad designs for each individual lot and identification of any retaining wall locations and heights
  • Liaison with landscape architects and electrical designers
  • Preparation of reports outlining the required civil infrastructure to facilitate the development
  • Preparation of a bill of quantities and construction estimate
  • Responding to Council requests for information

Depending on where the project is located, you may also require approvals from Department of Transport and Main Roads (if your project ties into any major state roads), and Urban Utilities.

Once you have received all the necessary approvals for your development. It’s time, then, to find a Contractor to deliver the work. GenEng can assist with this step as well by preparing a set of documents ready for construction comprising of:

  • Request for Tender, including a scope of works for the construction, suitable for invitation to appropriate contractors
  • Project Technical Specification documentation
  • General and Special Conditions of Contract
  • Returnable Schedules

We can also provide assistance with Requests for Information from prospective contractors during the tendering process, assess tenders received, recommend a preferred contractor, negotiate a contract of terms with the preferred contractor, and prepare contract documentation for your project.

GenEng can also assist with the construction phase of your development. We have experienced staff who can act as Superintendent, Council or Principal’s Representative on the project, to provide the following services:

  • Contract management services during construction, including variation management, certification of progress claims, and facilitation of meetings including monthly contractor meetings
  • Engineering supervision during construction, including hold point inspections and witness inspections
  • Liaison with Local and State authorities, and utilities providers
  • Coordination of electrical and telecommunications works and provision of advice (where required)
  • RPEQ certification of works
  • Preparation of As Constructed drawings and review of contractor-provided quality documentation
  • Provision of assistance with on maintenance processes.

Once construction is completed, GenEng can also be available during the on-maintenance and defect liability period and attend to off-maintenance inspections and issuance of final payment certificates.

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