Development Application

The Development Application (DA) has been lodged and consent has been granted.

It has been time-consuming during the preparation for the lodgement.  We need to fully describe and documenting the final developed design. The deliverables include a complete set of DA drawings, documents respects to Council and other statutory requirements, and information and reports from the consultants integrated with the documents.

The list of DA drawings includes,

  • Site Analysis Plan
  • Site Roof and Landscape Plan
  • Proposed Floor Plan
  • Elevations (including streetscape) and Sections
  • Shadow Diagrams
  • Landscaped Area Plan
  • Driveway Plan
  • Notification Plan

In addition to the drawings, the following reports are required by the Council,

  • BASIX Certificate and Report, confirming our development will meet the statutory requirements for sustainability.
  • Waste Management Plan, describing and estimating the waste materials for recycling and disposal.
  • Detailed Development Cost Report (DA fee will be calculated based on the total cost).
  • Sustainability Scorecard (in respect of energy, water conservation, thermal comfort, biodiversity, building material, noise etc).

Disclaimer: Any advice contained within this blog is of a general nature only and cannot be relied upon. Author will not be held responsible for information presented.

Understanding Council's requirement (part II)

For the requirement of submitting DA application, we have hired town planner to perform a due diligence check of the property and to investigate possible impact for compliance.  

From the town planner's report, a number of key compliance area in respect to the City Council's requirements has our attention:

  • The maximum building height is 8m for principal dwelling and 5.7m for secondary dwelling.
  • The building height is measured from natural ground level to the vertical distance between the existing ground level and to the highest point of the building. It applies across the building envelope. 
  • The Floor Space Ratio (FSR) is 0.4:1, which means the maximum Gross Floor Area (GFA) allowable to be 0.4 of total site area.
  • Regarding the permission of secondary dwelling development (refer previous post), the maximum floor area for secondary dwelling is 60sqm or ten percent of GFA of principal dwelling, whichever is greater.
  • The building setback must be 7m from the front/street where there is no setback line, 4m from the rear boundary and 900mm from the side boundary for 1-2 storeys.
  • The minimum soft landscaped area is (0.525 x site area).

Our land is downslope. To utilise that, our design will include extension to the rear-end of the existing building into two storeys. The design works within the building height compliance, and it should also minimise the alternation to the existing structure.

We have been thinking of the possibility of adding a granny flat and, with green light from Council, it looks like we can go ahead with the idea.

Disclaimer: Any advice contained within this blog is of a general nature only and cannot be relied upon. Author will not be held responsible for information presented.

Tindery for Design

This post is about design from a non-designer's prospective.

I cannot draw, so I express my initial idea in functional (or zone) specific. Here is a brief of my requirement,

  • a dwelling to accommodate the needs of our family with two growing teenagers, for the next 10 plus years.
  • incorporating a new family lounge, shared study, master bedroom with en-suite, laundry and storage.
  • making the existing space more livable by creating functional and practical spaces, maximizing natural lighting and ventilation.
  • a detail-oriented design with the existing and the new elements working harmoniously.
  • privacy from the neighboring properties and security from the road.
  • making use of the existing basement level.
  • a low-maintenance front and back yards

Inside each item it contains many variation of my idea, but basically falls into the category of either what I want or what I can live with. The list is a starting point to engage with the designer. With the help of Houzz and Pinterest, I try to gather and present as much detail as possible to my designer, so s/he can resemble and picture my ideas. 

As we progress along the conceptual design, the topic of construction cost and council requirement comes into consideration. This is where I get plenty of designer's input for getting around and how to make choices.

Understanding heritage conservation area (part II)

Our property does not have any classified heritage item. But it is located in the Blue Gum Heritage Conservation Area under Willoughby LEP 2012.  

The significance of the conservation area is related to its historic associations and subdivision and aesthetic character and values of the early 20th century period building and green setting of the area. Our aim is to show that the redevelopment will not interrupt the historic associations and the primary aesthetic significance and character of the area.

Our plan is to retain the existing building, its overall scale and existing Inter-war period character, main gabled and hipped roof, street facing gable, face brick and stone facades, brick and rendered details and overall presentation to the street. The existing street pattern, the front and side building and front garden setting will also be retained and improved.

The proposal also includes to improve the use and amenity of the existing building and site for ongoing residential use. The alteration and addition is confined to the interior and rear of the building and site, and will have no impact on its primary visual contribution to the area.

Disclaimer: Any advice contained within this blog is of a general nature only and cannot be relied upon. Author will not be held responsible for information presented.

Home entertainment

While it has been said that video killed the radio star, it may be extrapolated as video stepping over family-friendly viewing.

With the influx of video content (streaming, home movie), we, like most family, deal with consumption of entertainment. At home we manage appropriate content to be consumed. We place family filtering and operate with time boundary. Content is obviously the first and foremost of the dominoes.

I am no expert, but I like to be hands-on. Here are some of my take.

I pay attention to the rating and also the country of issue. If the video content is streamed, which is pretty much from overseas, look out those with the rating of PG-13 from US and IIA/IIB from Hongkong. This also applies to DVD purchase from oversea. 

Rating is not bullet-proof. I have made mistake by letting certain content getting through. They are kids' packaging but with adult theme. There seems more of them nowadays. As film production becomes more thoughtful with multi-layered content and packaging becomes arguably deceptive, an average dad like me finds it harder and harder to differentiate.

My latest take is spending time going through the content first, before showing it to family. It will be great if review is available, otherwise the process does consume time.

Understanding Council's requirement

Preparation for Development Application (DA) is a troublesome process IMHO, unless you like handling policy and regulation.

When I first obtain the zoning (section 149) certificate through city council, I realize that our land is governed by a whole list of environment planning policies and development control for the area zone. In order to pursue the DA process, either I or someone else will need to familiar with these policies and plans.

One of more impactful document is the Willoughby Local Environmental Plan (WLEP) 2012. Under the document, our site is zoned as Low Density Residential, which means that secondary dwelling is not expressly permissible. Yet such development is possible under the provisions of the State Environment Planning Policy (Affortable Rental Housing) 2009.

The WLEP 2012 also has development control regarding the Heritage Conservation Area. It states to submit an assessment of the effect our proposed rebuilding has on the heritage significance of the heritage conservation area.

Do I sound like an officer from city council to you. You get the picture. 

Disclaimer: Any advice contained within this blog is of a general nature only and cannot be relied upon. Author will not be held responsible for information presented.

Consultants and compliance

Before applying for council approval of development, we are obligated to hire consultants inspecting the property and issuing reports regarding any issue found. The report will be submitted in conjunction with our design proposal to the council, so they can be cross-reference of how our proposal addresses any issue mentioned.

For someone who has always been living in apartment building, I am in a foreign territory. For start, it is required to appoint town planner, building and land surveyor. They provide a set of planning scheme that will tell us what we are allowed (or not allowed) to rebuild. 

Next, the site needs inspection from arborist and stormwater engineer. If any issue is found, we will then need the structural engineer and geo-technical engineer to examine. The site will also need heritage consultant, given the heritage nature of the location.

With the tasks ahead and weighting on the potential issue arises, I decide to seek for the service of architect.

I read that between 3-7% of Australian houses built each year are designed by architects. I am sure there are good reasons behind their fee structure, when they have many compliance to address and quality standard to meet. 

Disclaimer: Any advice contained within this blog is of a general nature only and cannot be relied upon. Author will not be held responsible for information presented.

The Suburb

Continuing from previous post, in additional to the colonial style houses and streetscape, our suburb features as one of the geographical hub of North Shore.

Digging in the history book, the suburb begins initially in 1870s with commercial enterprises settling across Mowbray Road (between the north-west corner of intersection to the east of Lane Cove Road). It is only when a leading landowner convinces the railway authority to locate a new station (connecting to the North Shore Line) at the railway station estate, the development then shifts to the north. 

When walking out from our street, one will notice the glaring view of multiple high-rises standing on the other side of town. This is the scenic of new Chatswood, now an affluent commercial and retailing district.

With the offering of contemporary living and proximity, the location has attracted new population growth at the multicultural level. According to the previous census, sixty-three percent of the total population are born overseas. Such growth also channels through to the local community and small businesses.

The dwelling project

After years of drifting, I am planning for our first dwelling. It is likely to be at an existing cottage, built over a half century ago. The existing floor-plan unfortunately is inadequate and insufficient to meet current need, let alone the future need, of my family.

The project will be renovating and extending the cottage.  We would like to open up the floor space and to facilitate the proximity within family member. I envision that the open design will have different zone area, allowing each individual to perform task independently and comfortably.

We are mindful of the need for protection, for the whole family, in using IT and accessing online content.  As our growing up spends plenty of time in front of their IT, we hope that they will also be accountable of how they use it.

The project takes a leap of faith, as there is hurdle that will need to be resolved in time. I am praying for a miracle. At the same time I am preparing myself for it.