The EzFeasy Guide on How to Identify Quality Land for Development in 2025

The perfect block of land doesn’t exist, or does it?

Before committing to a property purchase, it’s crucial to keep your long-term goals at the heart of your planning. Whether you’re a first-time buyer, investor, or developer, having a clear vision for the future can guide you towards decisions that best align with your objectives. Consider what you aim to achieve with this property. Is it a family home that will grow with you? An investment for consistent returns? Or a development with potential for resale or rental income?

By defining these goals, you’ll gain valuable insight into which factors matter most for your situation. For example, if your primary objective is investment, features such as local amenities, upcoming infrastructure developments, and the potential for property value appreciation may be top priorities. On the other hand, if you’re designing a long-term home, considerations like energy efficiency, proximity to family, and the adaptability of the space over time may play a larger role. Thinking ahead about your aspirations helps ensure that every aspect of your property aligns with your broader goals, potentially saving you from costly modifications or limitations later on.

With your goals in mind, let’s explore the key factors determining whether a property is truly suited to those ambitions – from soil conditions to orientation and surrounding infrastructure – all of which can impact your property’s feasibility, functionality, and value.

Orientation of the Property: Does the Rear Face North?

In Australia, a north-facing backyard is the gold standard for residential orientation. This orientation allows a property to capture abundant natural light year-round, providing warmth in winter and essential shading in summer. With BASIX (Building Sustainability Index) requirements recently increasing to a 7-star rating, orientation has become even more critical. A site with poor orientation can pose a significant hurdle in passing BASIX efficiently, as more costly solutions are often required to meet energy efficiency benchmarks.

A north-facing rear yard simplifies meeting these requirements by maximising winter sunlight in key living areas, typically positioned at the rear of the home. This reduces the need for artificial heating and enhances comfort, reducing energy costs for future residents. As a bonus, the north-facing aspect bolsters resale value, as homes with ideal orientation are increasingly sought after for their energy efficiency and reduced environmental impact.

In short, orientation is a feature that can’t be changed, but it makes passing BASIX requirements more attainable and cost-effective when it aligns with sustainable design. For more insights on effectively orienting your design for optimal passive heating and cooling, check out this resource on passive design.

Image courtesy of https://www.yourhome.gov.au/passive-design/orientation

Topography: A Gentle Slope Toward the Street

In established neighbourhoods, having a gentle slope towards the street is essential. These older areas often lack drainage easements, which in newer developments allow properties that don’t naturally drain to the street to do so via pipes that cross neighbouring properties, eventually connecting with public stormwater infrastructure.

Without this drainage path, properties that don’t slope toward the street may require costly and complex drainage solutions. Options like absorption trenches, on-site stormwater detention systems, or even reducing the building footprint to accommodate drainage requirements might be considered, but they often add significantly to the project’s budget. Sometimes, no practical drainage solutions exist, making the development unfeasible altogether.

A gentle slope simplifies stormwater management and can help avoid the risks and added expenses that poor drainage brings.

Zoning: Is It Right for In-Fill?

Zoning regulations dictate what types of buildings or development activities are permitted on a property. For in-fill projects, confirming that the property is zoned for residential use is essential and allows the specific type of development you’re planning—whether that’s a duplex, townhouse, or granny flat. Without the right zoning, your project can’t proceed, and all development plans would be halted at this initial stage.

Furthermore, it’s wise to be aware of potential zoning changes in the area. Rezoning can significantly impact future development, sometimes preventing planned projects altogether. For a real-world example, check out our EzFeasy case study, where a property was rezoned as a park, unexpectedly restricting any residential development on the site. A zoning review early on can save time, money, and hassle.

Land Shape: Does It Suit Your Development Plan?

The shape of a lot plays a major role in determining its development potential. Regular shapes, such as rectangular or square lots, offer greater flexibility for subdividing or fitting multiple homes. However, when dealing with irregularly shaped lots—like funnel-shaped, conical, or battleaxe lots—the development potential becomes more complex to assess.

One critical aspect is the lot width, which controls what can be built. In most cases, lot width isn’t simply measured at the front boundary; it’s determined by the building line, which aligns with the average street setback and the intended position of the new buildings.

This is straightforward to calculate for a standard square or rectangular lot. However, for unconventional shapes, understanding how the lot width is calculated at the building line becomes more challenging and can be the difference between a feasible development and a no-go.

Without expert guidance, you could inadvertently buy a property unsuitable for the intended development simply because the lot width at the building line doesn’t meet council standards. On the flip side, knowing these measurements in advance can uncover development opportunities others may overlook.

Moreover, setback requirements—how far your buildings must be from the property boundaries—are often influenced by lot width, making it essential to understand how these factors interact. EzFeasy reports cover these critical considerations, helping you make informed decisions and avoid costly oversights on property shape and suitability.

Easements and Restrictions: Is Development Limited?

When considering a property for development, it’s crucial to investigate any existing easements or restrictions that may affect your plans. Easements can include rights of way for access, drainage solutions, power lines, or other utilities that dictate where and how structures can be placed on the land. These limitations can significantly impact your development project’s design, functionality, and viability.

Additionally, an 88B instrument can impose restrictions on land use, which may have been implemented by the developer of the original block, even if it dates back 50 years. These restrictions can dictate what can be built or stored on the property, such as prohibiting truck parking or limiting the construction of dual occupancies. They may also specify minimum size requirements for buildings or even dictate the materials used in construction.

Understanding these limitations is essential to avoid costly mistakes. A property that appears suitable at first glance could be rendered unfeasible if it has stringent restrictions that inhibit your development goals. Therefore, identifying and assessing any easements and restrictions upfront is a vital step in planning. EzFeasy reports are designed to provide this critical information, ensuring you have a clear picture of any constraints and can plan accordingly.

Soil Composition and Condition

The quality and composition of soil on a potential development site significantly impact construction costs and safety. For instance, rocky or heavily clay-based soils may necessitate expensive excavation work to prepare the site for building. If the soil is contaminated, remediation efforts can add considerable expense and delay. Conducting a soil test is essential to uncover any hidden challenges before you commit to a purchase.

Additionally, soil conditions can influence structural integrity and the type of foundation required. For example, sites with a high risk of landslides or those with sandy or wet soils may require specialised footing systems to ensure that foundations are stable and secure. Using standard footing designs in these conditions can lead to significant structural issues.

Soil composition is also crucial in acid sulphate soils, which can release harmful sulfuric acid when disturbed. This soil type is typically found in low-lying coastal areas and can pose severe risks to infrastructure and the environment if not properly managed. If your site has a history of acid sulphate soils, additional investigations and specific construction methodologies will be necessary to mitigate these risks, potentially adding to project timelines and costs.

Similarly, high saline soils can present challenges for development. Salinity can affect vegetation growth and building materials’ integrity, and specialised treatment methods may be required to reduce salinity levels before construction can proceed. Understanding the soil salinity at your site can help determine the best approach for landscaping and foundation design.

Moreover, when considering stormwater management, soil permeability becomes a crucial factor. The ability of the soil to absorb water will affect how stormwater is managed on-site and can impact compliance with local regulations. If the soil cannot effectively absorb rainwater, alternative drainage solutions may be necessary, adding to the overall development costs.

Identifying these soil-related factors early in the planning process is vital for determining a project’s feasibility. These issues—the need for additional excavation, specialised footings, or advanced stormwater management—can add thousands of dollars to development costs. By conducting thorough soil assessments upfront, you can make informed decisions and avoid unexpected expenses later in the project. EzFeasy reports cover these critical aspects, helping you navigate potential soil challenges effectively and ensuring your development plans are grounded in reality.

Availability of Services: Are Utilities Nearby?

When planning a development, the accessibility of essential utilities such as water, gas, sewer, and electricity is a critical consideration. If these services are not readily available, it can significantly hinder your development plans. In some cases, the absence of nearby utilities may mean that the project cannot proceed unless the developer incurs the substantial costs of extending these services. For instance, if the closest water or sewer main is located at the end of the street, this could add thousands of dollars to your budget.

Extending utilities such as water or sewer mains can be costly and time-consuming, often requiring permits and coordination with local authorities. Furthermore, even if utilities are available on-site, they may be positioned in a way that interferes with your development plans.

It’s not uncommon for sewer mains to run directly through a property, while electrical or high-pressure gas mains may restrict how close buildings can be constructed. These utilities are typically underground and not easily identifiable during a visual inspection, making it crucial to conduct thorough assessments.

EzFeasy is here to help you navigate these complexities by checking the availability of services and their proximity to your site. Our reports will outline what utilities are accessible and where they are located, providing valuable insight into how these factors can impact your development plans. By understanding the availability and potential challenges related to services early in the planning process, you can make informed decisions and avoid unexpected costs.

Size and Dimensions of the Block: Is It Big Enough?

When considering a block of land for development, understanding the size and dimensions is crucial, as local regulations typically specify minimum lot sizes for different types of developments. Ensuring that the block size aligns with your intended design is essential, as well as allowing for adequate space for parking, gardens, or communal areas as necessary.

While councils may set a minimum lot size requirement for land subdivisions, this size often differs significantly for specific developments like duplexes or townhouses. For example, while granny flats generally require a minimum lot size of 450 square metres in many areas, numerous councils do not impose a minimum land size requirement, making it vital to check local regulations.

Furthermore, the block’s dimensions play a significant role in the feasibility of your project. A block that meets the minimum size criteria but has an irregular shape may pose challenges for design and compliance.

At EzFeasy, we thoroughly examine both council and state approval pathways to determine all available options for your project. Our reports consider the specific requirements for various types of developments, ensuring you comprehensively understand what is permissible on your chosen block. By identifying these regulations early in the process, you can make informed decisions and avoid potential setbacks that could impact your development plans.

Existing Site Features: Can They Be Altered?

When evaluating a site for development, it’s essential to consider any existing features that may impact your plans. Permanent structures, large trees, and other site elements can complicate development if they cannot be removed or modified due to heritage or environmental regulations. Understanding these constraints early in the planning process allows you to design around these features or, in some cases, choose a different site altogether.

In addition to trees, several other site features can significantly affect your development. For example, rock outcrops may require substantial excavation or dictate your foundations’ design, while existing dams can influence drainage and water management. Additional considerations that can complicate your development are street trees, light poles, power poles, and street signs. Attempting to remove, replace, or relocate these features can be time-consuming and costly, leading to delays and budget overruns.

Moreover, certain features may be protected by local laws or regulations, adding another layer of complexity to your project. For instance, heritage-listed trees or structures often require special considerations and approvals for any alterations.

At EzFeasy, we thoroughly assess existing site features as part of our reporting process. This examination helps identify potential challenges and allows you to formulate effective strategies to work around these features. By understanding the implications of existing site characteristics early on, you can streamline your development process and avoid unexpected complications.

Environmental Constraints: Bushfire, Flooding, and Biodiversity

When considering a site for development, assessing any environmental constraints that may impact your plans is crucial. Areas that are bushfire-prone, flood-prone, or sensitive to biodiversity can impose significant restrictions on design, materials, and landscaping. While development in these areas is still feasible, it often comes with additional costs and stringent safety requirements.

In bushfire-prone areas, it’s essential to determine the Bushfire Attack Level (BAL) classification of the site. These classifications range from low to high risk, with BAL ratings above 29 generally indicating a higher risk where development should be avoided. Understanding the BAL rating can help you identify the design and construction measures needed to ensure safety and compliance with regulations.

Flooding is another critical factor, as flood risk can vary widely across a site. Some areas may face low-risk flooding that can be accommodated through appropriate design measures, while others may present significant flooding risks that could prevent development. It’s vital to assess whether the site is affected by flooding and, if so, investigate the extent and level of this risk. This assessment will inform you about the necessary mitigation strategies, including elevated building designs or specific drainage solutions to effectively manage stormwater.

Biodiversity-sensitive areas also require careful consideration, as these regions may have restrictions to protect native flora and fauna. Development in such areas may involve additional assessments to ensure environmental laws and regulations compliance.

Surrounding Area: What’s Nearby?

When assessing a site for development, it’s crucial to consider the surrounding area and its various influences on the suitability and desirability of your project. Nearby land use can significantly impact future residents’ lifestyles, property values, and construction regulations. Understanding the context of your development is essential for making informed decisions.

Neighbouring Properties: The characteristics of adjacent buildings can affect your project in several ways. For example, if neighbouring buildings are set far back from the street, this may restrict how close you can build to the front boundary, potentially altering the aesthetics and functionality of your design. Additionally, the height, style, and use of nearby structures can influence your design choices to ensure your development harmonises with the surrounding environment.

Parks and Green Spaces: While parks and recreational areas enhance the quality of life for residents, they can also impose increased setback requirements for developments. Local councils may enforce stricter guidelines to protect the integrity of green spaces, impacting the available buildable area on your lot.

Transport Infrastructure: The presence of transport infrastructure, such as railways, airports, or major roads, can be a double-edged sword when considering a development site. On one hand, these transport links significantly enhance accessibility and connectivity, making the area more attractive to potential residents and businesses. Easy access to public transport can lead to increased demand for housing, driving up property values and providing a compelling selling point for your development.

However, proximity to such infrastructure can also present challenges. Developments near airports or train stations often face heightened levels of noise pollution, which can detract from residents’ quality of life. To mitigate these impacts, developers may be required to implement additional acoustic treatments in their building designs. This can complicate construction processes and add to overall project costs, making assessing these factors early in the planning stages essential.

In New South Wales, the government has introduced initiatives like the Transport-Oriented Development (TOD) State Environmental Planning Policy (SEPP) to promote development around key transport hubs, particularly in city centres and near train stations. This policy encourages higher-density housing and mixed-use developments near public transport, recognising that such strategic planning can lead to sustainable urban growth.

Under the TOD SEPP, local councils are incentivised to facilitate development that maximises access to public transport. This can include streamlined approval processes and reduced parking requirements for developments that are well-served by rail and bus networks. For developers, this presents an opportunity to capitalise on increased demand in these areas while benefiting from supportive planning policies.

However, it is crucial to navigate the nuances of the TOD SEPP effectively. While it offers the potential for more lucrative developments, it also necessitates a thorough understanding of the local planning controls and any associated noise mitigation requirements. Consulting with experts, like those at EzFeasy, can help ensure that your development aligns with government objectives while addressing the challenges posed by nearby transport infrastructure.

In summary, while transport infrastructure can enhance the attractiveness of a development site, it is vital to consider both the benefits and challenges it presents. By leveraging government initiatives like the TOD SEPP, developers can unlock opportunities for growth while ensuring compliance with necessary regulations.

The introduction of Badgerys Creek Airport in Western Sydney represents a significant shift in regional transport infrastructure, but it also comes with stringent regulations that can limit development options in the surrounding areas. Specifically, the associated State Environmental Planning Policy (SEPP) places strict controls on what types of developments are permissible near the airport, particularly concerning noise-sensitive facilities.

According to the SEPP, development consent must not be granted for noise-sensitive development—which includes granny flats, duplexes, and childcare facilities—if the proposed site falls within an Australian Noise Exposure Forecast (ANEF) or Australian Noise Exposure Contour (ANEC) contour of 20 or greater. This regulation is crucial for maintaining the quality of life for future residents, as exposure to high levels of aircraft noise can lead to significant discomfort and health concerns.

Furthermore, this restriction holds regardless of existing policies designed to promote affordable housing or facilities for seniors and people with disabilities. Specifically, the SEPP overrides the provisions in:

• State Environmental Planning Policy (Affordable Rental Housing) 2009
• State Environmental Planning Policy (Housing for Seniors or People with Disability) 2004
• State Environmental Planning Policy (Educational Establishments and Child Care Facilities) 2017

This means that even if a development proposal aligns with broader state housing objectives, it may still be denied if the location is deemed too close to the airport’s noise contours. For developers and property investors, this poses a significant challenge, particularly in areas where noise restrictions may stunt growth.

Therefore, anyone considering development near Badgerys Creek Airport must conduct thorough due diligence. This includes assessing the site’s proximity to the airport, understanding the applicable ANEF or ANEC contours, and consulting with planning professionals to determine whether their intended project is viable under current regulations.

In summary, while Badgerys Creek Airport presents opportunities for enhanced connectivity and economic growth in Western Sydney, it also imposes limitations on certain types of developments. The SEPP associated with the airport underscores the importance of balancing urban development with community health and well-being, and it serves as a critical reminder for developers to navigate these regulations carefully. Engaging with specialists, such as those at EzFeasy, can provide valuable insights into potential development pathways and help identify suitable locations that comply with regulatory requirements.

Environmental Features: Nearby environmental features, such as creeks, conservation zones, or bushland, are critical to consider. They may require specific assessments or restrictions to ensure compliance with environmental protection laws. Such features can also affect stormwater management strategies, with drainage and flood risk implications.

At EzFeasy, we understand the importance of evaluating the surrounding area as part of our comprehensive reports. We help identify how these factors may impact your development, ensuring you can plan accordingly and make well-informed decisions.

Image Idea: Consider including a satellite view of the site with key nearby features labelled—such as parks, railway lines, bushland, and conservation zones—to provide a visual representation of the surrounding context and its potential impacts on your development plans.

How EzFeasy Can Help You Make the Right Decision

At EzFeasy, we go beyond simply ticking boxes; we thoroughly analyse how various factors impact your development options and present tailored strategies for mitigation or alternatives. Our comprehensive reports cover a wide range of essential considerations, including zoning regulations, environmental constraints, block size, soil conditions, and the presence of utilities. Each report is customised to reflect your land’s unique characteristics, ensuring you understand your project’s feasibility clearly.

Whether you’re a property investor, developer, or a homeowner looking to increase density, EzFeasy simplifies the complexities of land development feasibility. We help you navigate the often overwhelming landscape of regulations and requirements, empowering you to make informed decisions confidently.

Let us take the stress out of your land development journey. Discover how EzFeasy can provide clarity, transparency, and a pathway to success in your development plans.