COVENANT REMOVAL 7 Gilmore Road Doncaster MANN INGHAM …coherence.com.au/curlew/wp-content/uploads/2015/11/... · easton consulting phone (03) 9857 4387 fax (03) 9857 7165 p.o.box

easton consulting planning, development & covenant consultants

PERMIT APPLICATION

COVENANT REMOVAL

7 Gilmore Road Doncaster

MANN INGHAM CITY COUNCIL

August 2015

REF: 10360

easton consulting phone (03) 9857 4 3 8 7 fax (03) 9857 7165 p .o .box 26 DONCASTER Vic 3108

Emai l : eastplanbigpond.com

Z4BN 62 722 707 764

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PERMIT APPLICATION 7 GILMORE ROAD DONCASTER

AUGUST 2015

1. INTRODUCTION

1.1 This is a submission providing background information in regard to a planning permit application to remove a covenant at 7 Gilmore Road Doncaster.

1.2 The covenant is a basic single dwelling covenant but also includes a provision restricting the building materials of the external walls to that of brick and the roof to be made of slate or tiles.

1.3 The site presently contains a single storey brick dwelling and a garage accessed via a concrete driveway on its southern boundary. The applicant is considering making a future application for more than one dwelling on the site which may include materials other than brick and tile or slate.

Figure 1: No. 7 Gilmore Road viewed from street frontage

1.4 The Council will be prevented from considering any such permit application

by section 61(4) of the Planning and Environment Act which requires that

"If the grant of a permit would authorise anything which would result in a breach of a registered restrictive covenant, the responsible authority must

refuse to grant the permit unless a permit has been issued, or a decision

made to grant a permit, to allow the removal or variation of the covenant."

1.5 The applicant has therefore decided to apply for removal of the covenant prior

to lodging a planning permit application for any additional dwellings on the land.

EASTON CONSULTING 2 REF 10360

4


AUGUST2015

1.6 It is therefore submitted that it is appropriate for Council to remove this

covenant.

2. PROPERTY

2.1 No. 7 Gilmore Road, Doncaster. The property is known as Lot 32 on Plan of Subdivision 56685 and being the land contained in Certificate of Title Volume

5693 Folio 588. The land is affected by the restrictive covenant contained in

transfer No. B416069.

3. EXISTING ZONING

3.1 The subject land is in a General Residential Zone 2.

3.2 There is also a Design and Development Overlay (DD08) applying to the site.

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Figure 2: Extract of General Residential Zone Map 2.


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AUGUST2015

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Figure 3: Extract of Design & Development Overlay 8 Map

4. PLANNING PROVISIONS

4.1 Clause 19.01 of the State Planning Policy Framework applies as there is no alternate provision in the Regional or Local section in regard to the removal

or variation of the covenant.

4.2 Clause 19.01-2 relates to the removal or variation of restrictions to enable

use or development that complies with planning schemes after the interests of affected people are considered.

4.3 Clause 52.02 (Easement Restrictions and Reserves) states that: "a permit is

required before a person proceeds ... under Section 23 of the Subdivision Act

1988 to create, vary or remove an easement or restriction or remove a condition in the nature of an easement in a Crown Grant..."

4.4 Section 47(1)(d) of the Planning and Environment Act requires a copy of the registered restrictive covenant to accompany the application. A copy of the

covenant is attached.

4.5 Section 47(1)(e) requires information clearly identifying each allotment or lot benefited by the registered restrictive covenant. These details are set out later in this report.


I


AUGUST2015

5. SUBDIVISION ACT PROVISIONS

5.1 Section 23(1) enables a permit to authorise the removal or variation of a restriction. The person benefiting from the variation must lodge a certified plan at the Offices of Titles for registration. For the purpose of section 23 the

person benefiting is the owner of the land rather than the beneficiaries of the

covenant.

5.2 Section 23(2) removes the need to gain the consent of any other person who has an interest in the registration of a plan under Section 23(1).

6. LAND HAVING THE BURDEN OF THE COVENANT

6.1 This Covenant was created on 23 December 1960 when lot 32 on Plan of Subdivision 56685 was first transferred to Evandale Estates Proprietary Limited. It was registered on 9 May 1962 as the Transfer No. B416069.

6.2 This is the only lot burdened by this covenant. Similar covenants are presumed to operate as other lots in the area.

7. BENEFIT OF THE COVENANT

7.1 The benefit of the covenant is the legal term given to the parties with whom the covenant is entered into. In this case the covenant refers to several other titles and "hereby for itself its successors and transferees registered

proprietor or proprietors for the time being of the land remaining untransferred in the said Certificate of Title or any part thereof'. This Certificate of Title is generally referred to as the parent title to the Covenant.

7.2 The parent title originally covered a large area of just under 34 acres extending south from Doncaster Road.

7.3 Unlike modern Title practice the technique used previously was to progressively cancel individual lots or groups of lots from the parent title as lots were sold. The parent title (or titles) was therefore a dynamic document which was progressively reducing in size. It is necessary to determine which



AUGUST 2015

lots were remaining in the parent title on the day the covenant was created. It is these remaining lots which have the benefit of the covenant.

History of Transfers from PARENT Title FOR COVENANT

Volume 5693 Folio 588 Date Transfer Vol/Folio Lots 13/6/1945 1955748 6826/163 95 Whitten

18/12/1946 2048444 6951/187 L shape Church lot

22/12/1953 2614675 8033/764 part 95 Whitten

29/6/1957 A355061 8162/158 3

27/6/1951 A359752 8162/159 4

23/10/1957 A423535 8176/075 1

23/10/1957 A423536 8176/076 2

19/1/1956 615 not visible

7/7/1959 A771705 8293/025 All lots on LP 50286

15112/1961 B416069 signed (7 Gilmore Road)

9/5/1962 B416086 8503/300 Part of Arthur St

reserve 11/7/1963 A970118 various All lots on LP 56685

94 certs issued

Lot 4 11/7/1963

Lot 11/7/1963 Lot

11/7/1963 Lot 8

11/7/1963

Lot 11/7/1963

26/5/1966 C498491 8628/122 Roads on LP 56685

10/11/1951 J708651 9465/252 664 Doncaster Rd

10/11/1951 J708651 9465/253 &254 strip of Whittens

Lane

7.4 Based on the foregoing the benefit of the covenant is given to all the land in the parent title, which therefore extends the benefit to the 91 lots remaining in the parent title and any subsequent subdivision of them.

7.5 A plan showing this follows. The subject land is shaded pink. Lots coloured blue do not have the benefit as they were transferred prior. All land within the thick black line has the benefit of the covenant.


7

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AUGUST2015

31

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Figure 4:4: Plans in two parts showing land shaded blue does not have the benefit. All other lots within the thick black line have the benefit (subject land

is shaded pink).

8. WHAT THE COVENANT PROVIDES

8.1 A copy of the covenant is attached.

8.2 The covenant has the following restriction: "will not erect or allow or permit to be erected on the said lot any building other than one dwelling house together with the usual outbuildings and that such dwelling house shall have external walls of brick and roof of slate or tile ".

9. REMOVAL SOUGHT

9.1 The covenant as written raises the issue of the number of dwellings. It restricts the number of dwellings on the land to one dwelling house.



AUGUST2015

9.2 The removal is sought to remove the reference to "one dwelling house" so that one or more additional dwellings may be built.

9.3 It is also proposed to remove the reference to building materials so that modern materials may be used.

10. PUBLIC NOTIFICATION

10.1 Section 47(2) of the Planning and Environment Act exempts the giving of

notice i f the land has been used or developed for more than two years before

the date of the application in a manner which would have been lawful under

this Act but for the existence of the restriction.

10.2 In this case there has been no obvious breach of the covenant.

10.3 The properties having the benefit are shown uncoloured on Sheet 1 of Figure

4.

11. CONCLUSION

11.1 For the above reasons Council is requested to grant a planning permit for the removal of the covenant.

11.2 The permit would need to be expressed as follows:

The permit allows The removal of the Restrictive Covenant contained in Transfer No B416069 related to Lot 32 on Plan of Subdivision 56685 (5693/588).

11.3 A draft plan of removal is contained in the attachments.

Robert Easton



AUGUST2015

A COPY OF TITLE 8420/998


Register Search Statement - Volume 8420 Folio 998

C o p y r i g h t S t a t e o f V i c t o r i a . T h i s p u b l i c a t i o n i s copyright. No p a r t m a y b e r e p r o d u c e d b y a n y p r o c e s s e x c e p t i n a c c o r d a n c e with t h e p r o v i s i o n s o f t h e C o p y r i g h t A c t a n d f o r t h e p u r p o s e s o f Section 3 2 o f t h e S a l e o f L a n d A c t 1 9 6 2 o r p u r s u a n t t o a w r i t t e n agreement. T h e i n f o r m a t i o n i s o n l y v a l i d a t t h e t i m e a n d i n t h e f o r m obtained f r o m t h e LANDATA REGD TM S y s t e m . T h e S t a t e o f V i c t o r i a a c c e p t s no r e s p o n s i b i l i t y f o r a n y s u b s e q u e n t r e l e a s e , p u b l i c a t i o n o r reproduction o f t h e information.

REGISTER SEARCH STATEMENT ( T i t l e S e a r c h ) T r a n s f e r o f L a n d A c t 1958 -------------------------------------------------------------------------------- VOLUME 0 8 4 2 0 FOLIO 9 9 8 S e c u r i t y n o 124053928220X

P r o d u c e d 0 4 / 0 2 / 2 0 1 5 1 2 : 0 1 pm LAND DESCRIPTION ---------------- L o t 3 2 o n P l a n o f S u b d i v i s i o n 056685. PARENT TITLES V o l u m e 0 5 6 9 3 F o l i o 5 8 8 V o l u m e 0 8 4 0 6 F o l i o 987 C r e a t e d b y i n s t r u m e n t A 9 7 0 1 1 8 11/07/1963

REGISTERED PROPRIETOR --------------------- E s t a t e F e e Simple S o l e Proprietor

HONG CHONG L A I o f 7 GILMORE ROAD DONCASTER V I C 3108 A C 4 4 1 2 7 2 Q 30/10/2003

ENCUMBRANCES, CAVEATS AND NOTICES --------------------------------- COVENANT B 4 1 6 0 6 9 09/05/1962

A n y e n c u m b r a n c e s c r e a t e d b y S e c t i o n 9 8 T r a n s f e r o f L a n d A c t 1 9 5 8 o r Section 2 4 S u b d i v i s i o n A c t 1 9 8 8 a n d a n y o t h e r e n c u m b r a n c e s s h o w n o r e n t e r e d o n the p l a n o r i m a g e d f o l i o s e t o u t u n d e r DIAGRAM LOCATION below.

DIAGRAM LOCATION ---------------- SEE L P 0 5 6 6 8 5 FOR FURTHER DETAILS AND BOUNDARIES

A C T I V I T Y I N THE LAST 1 2 5 DAYS -----------------------------

NIL

- - - - - - - - - - - - E N D OF REGISTER SEARCH STATEMENT ------------------------

A d d i t i o n a l i n f o r m a t i o n : ( n o t p a r t o f t h e R e g i s t e r S e a r c h Statement)

S t r e e t A d d r e s s : 7 GILMORE ROAD DONCASTEP. V I C 3108

DOCUMENT END

Delivered from the Landata ® System by SAl Global Property Division Pty Ltd Delivered at 0410212015, for Order Number 26594429 Your reference: CVI 5020.


AUGUST2015

B COPY OF RESTRICTION B416069


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p u r s u a n t t o t h i s Transfer.

DATED t h i s d a y o f c A . k , r One

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ENOUb1BEAICES REFERRED TO

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AUGUST 2015

C PARENT TITLE REFERRED TO IN COVENANT

5693/588


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MODIFICATION TABLE I I RECORD OF ALL ADDITIONS OR CHANGES TO THE PLAN PLAN NUMBER WARNING: THE IMAGE OF THIS PLAN/DOCUMENT HAS BEEN DIGITALLY AMENDED. LP 56685 NO FURTHER AMENDMENTS ARE TO BE MADE TO THE ORIGINAL PLAN/DOCUMENT. "____________________________________

AFFECTED LAND/PARCEL MODIFICATION DEALING DATE T I M E EDITION ASSISTANT LAND/PARCEL IDENTIFIER NUMBER NUMBER REGISTRAR

CREATED O F TITLES THIS PLAN EASEMENTS ENHANCED 2 MLB

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AUGUST2015

E DRAFT SUBDIVISION ACT DOCUMENT FOR CERTIFICATION

SUBDIVISION ACT 1988

PLAN OF REMOVAL OF RESTRICTION Upon registration of this plan the following restriction is to be removed This removal is required or authorised by planning permit number issued by the City of Manningham a copy of which is attached. Land over which the restriction is to be varied:

No. 7 Gilmore Road Doncaster being the land in Lot 32 on LP56685 and further

being all the land contained in Certificate of Title Volume 5693 Folio 588.

Identity of restriction: Covenant B416069

1. This plan is certified under Section 6 of the Subdivision Act 1988.

2. This is a Statement of Compliance issued under Section 21 of the Subdivision Act 1988.

* (Council delegate)

Date:

Applicant: Gilmore Estate Holdings Pty Ltd Executed by the said Gilmore Estate Holdings Pty Ltd ACN by being signed by those persons who are authorized to sign for the company:

Date: Sheet 1 of 1 Note: If the plan has more than one sheet, each sheet must be numbered. Each sheet must be signed and dated by council delegate and applicant or surveyor. I PLAN REGISTERED

TIME:

DATE: / / Assistant Registrar of Titles

EASTON CONSULTING 14 RE1 10360

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COVENANT REMOVAL 7 Gilmore Road Doncaster MANN INGHAM …coherence.com.au/curlew/wp-content/uploads/2015/11/... · easton consulting phone (03) 9857 4387 fax (03) 9857 7165 p.o.box