Visible space ≠ Buildable space

An empty backyard doesn’t necessarily mean you can build what you want.

When buyers or homeowners look at a property, the obvious question is often: “There’s plenty of space — why can’t we extend here?”

Because what you can do is shaped by more than the land inside your fence.

Within the site, there may be: — sewer or drainage assets running through the backyard — easements restricting where structures can go — title covenants limiting certain forms or even materials of developments — planning controls affecting height, setbacks, vegetation or heritage — existing building conditions or access constraints

Some covenants must be complied with as they stand; others may potentially be varied or removed through the appropriate legal or planning process. In Victoria, applications can be made to remove or vary restrictive covenants, but that outcome is not automatic.

Then there is everything outside the site.

A proposal may also need to consider its impacts on neighbouring properties: — overshadowing of neighbouring secluded private open space — reduced sunlight to north-facing windows — overlooking and privacy — building height and boundary setbacks — how windows, balconies and upper levels are positioned

Victoria’s residential development standards specifically address sunlight, overshadowing and overlooking between neighbouring properties.

Even underground infrastructure matters. Building near sewer or water assets can require separate authority approval, and in some cases access must remain available for maintenance.

So the real question is rarely: “Is there enough space?”

It is: “What can this property realistically support once the site, title, authorities and neighbouring context are considered together?”

Pre.Forma helps bring that bigger picture into view early—before buyers or owners commit to a property, design direction or months of fragmented investigations.

Visible space is not always usable space for buidling.