Granny Flat Approval Checklist … important read

The BuilderByThe Builder Updated on

Below is a basic checklist when planning to design & build a granny flat. Each location and type of granny flat can be unique so be sure to think long before committing hard earned dollars into your granny flat project. There may be other items and issues you need to consider.

Approval Applications

Important Read

Before you proceed …. read about the important difference between a Complying Development Certificate (CDC) & Development Application (DA) and the cost of triggering a DA

Development Appoval (DA)

DA’s are triggered when a Lot has some unusual characteristics that Local Council need to, or want to get involved with. Some of these issues can be many and varied.

Some examples include known flood zones, high traffic areas, located next to important infrastructure, rail lines in close proximity, endangered species near site etc.

Complying Development (CDC)

The vast majority of granny flats are approved by way of a Complying Development (CDC).

DA Triggered

If you are in the unfortunate situation of needing to go by way of a Development Application (DA) with your local Council, then you need to be aware that you shall need to engage a Consultant to produce a Statementof Environmental Effects (SEE).

Statement of Environmental Effects (SEE)

Every single DA requires a “STATEMENT OF ENVIRONMENTAL EFFECTS (SEE)”, no matter how small the project is. This includes Secondary Dwellings (granny flats).

A Statement of Environmental Effects (SEE) is required to be submitted with every development application. The SEE is a document that outlines the impacts of a proposed development and outlines any steps taken to protect the environment and to manage impacts. SEE’s are usally prepared by a Town Planning Consultant.

First Steps

First step is to determine if you will be having your granny flat approved by way of a Complying Development (CDC) or a Development Application (DA) ?

After reading the difference btween a CDC & DA and you are comfortable of going with the easiest route which is the CDC, then proceed to engage a Private Certifier to get started.

A Private Certifier will work through the process with you and provide a “Construction Certificate (CC)” which allows construction to commence.

A CC can take as little as 10-20 days for approval provided you have all the information ready. Note: Local Councils’ can issue Construction Certificates as well as Private Certifiers but most people tend to use a Private Certifier for a CC.

If you are not comfortable your proposal will satisfy the rules of a CDC application, it’s best to seek further advice by way of a professional Town Planner, especially if you need to work through a DA.

Other professionals are usually happy to give you free advice. These professionals include, Town Planning Consultants, Private Certifiers, Architects, Builders & even your Local Council.

BASIC CHECKLIST

Basic checklist below for a Complying Development Certificate (CDC). Once a CDC is issued by a Private Certifier or Local Council you can commence construction.

Compliance

First of all determine if you are allowed to build a granny flat on your site. Check with your local council planning department or consult with an expert ie.) architect, town planner, Builder etc.

450m2 is the minimum Lot size in NSW for example that a granny flat can be built on with a maximum floor area of 60m2 (not including decks).

Planning Reports

Ordering a Section 10.7 Planning Certificate (previously known as a Section 149 Certificate) is the first step if you get really serious. 

There are two types of 10.7 Planning Certificates in NSW.

A Section 10.7(2) certificate shows the zoning of the property, its relevant state, regional and local planning controls and other property constraints such as land contamination, level of flooding and bushfire prone land.

Types of Planning Reports

A Section 10.7(5) certificate provides the same information as a 10.7(2) Certificate. It also includes advice from other authorities and certain information a Council holds on a property that is relevant to the land but is not disclosed in a Section 10.7(2) certificate.

NSW Govt. On-line Planning Report Service

The Online 10.7 Planning Certificate Service, allows applicants and councils to work together on requests for 10.7 Planning Certificates through shared digital dashboards.

The service is not mandatory but is available in those local government areas where councils choose to adopt it.

For otherStates & Territories of Australia check with your Local Council as Planning documents may differ.

Design

Design – settle on your draft design – which has “must have” items and “what I can do without items” ? Make a list of all the important & necessary items.

Location

Location is crucial when developing your budget. “Tight” sites with limited access, traffic restrictions, overhead power lines etc. may require more allowance for crane hire, traffic control, double handling etc.

Quotes

Test the water with a quote from a Builder. 

Budget

Determine your final budget – allow a “Contingency sum” of say 5% on top of all costs as a “buffer” for changes that may occur during the project.

Access

Check Access to your back yard – will building materials & trades be able to access the site ? Will you be able to get large machinery into backyard for digging / excavating etc. or do you need to consider alternative foundations ie.) https://www.mega-anchor.com.au

Retaining Walls

Decide early if retaining walls are required ? Best to do them early prior to construction beginning if future access will be an issue. You may also require local Council approval for retaining walls that exceed certain heights ie.) say 600mm high for some areas.

Services

Check for service connections – is gas, water, sewer, stormwater & electricity services nearby and accessible ? These services will show up on a Planning Report from Govt. and/or Local Council.

Before You Dig Australia

Before You Dig Australia (previously known as Dial Before You Dig) is a free Federal government service.

It’s a ‘must” prior to all excavation work on construction sites including residential sites. It’s free and can save you a lot of angst if you “get it wrong”.

The service provides all relevant information/location of all infrastructure such as power, gas, telephones etc relating to your Lot.

Planning to Save Costs

Try to position your bathroom & kitchen so they share a common wall. This is more effective for plumbing costs.

Orientation

Orientation of your proposed granny flat. Try to capture as much sun as possible into living areas. Open plan areas facing north in Australia are best with sliding or stacker doors opening onto a deck which provide a feeling of space.

Foundations

Slope of your back yard and soil type will determine what type of footing / foundation is required. Geo- tech engineers report may be required.

Trees

Are there any trees that will need approval to be removed & at what cost ? Check with local council and obtain quotes from arborists, if required.

Demolition

Don’t disregard demolition of existing structures ie) garden sheds, pools etc.. tip fees are quite high as well so make sure to add up all the sundry items when putting your final budget together. Remove all unnecessary items from the yard.

Final Design

Settle on your final design and develop a full set of plans including engineering, Basix & BAl assessments, if required.

Colour Selections

Choose your selections wisely. Consider hiring a Colour Consultant. An experienced Colours consultant can save you precious time and pain usually at a very modest price.

Choose all your internal finishes. ie.) Kitchen, wall & ceiling colours (stick to neutral palette if renting out), tapware, appliances, flooring choices etc whilst externally , cladding materials, fascia, gutter & roofing choices plus paint finishes.

Taking a step further, choose decorator items like blinds, shutters, lighting etc. 

Finalize Approvals

Lodge via your Builder, Architect or owner/builder either through a Private Certifier or your Local Council’s planning & building department.

Provisional Allowances

Be sure to include Provisional Allowances for items that you may not know the exact cost of just yet. For example, amount of soil to be removed or imported, retaining walls, cost of some fixtures ie.) Vanities, tapware, kitchens etc.

Building Contracts

Decide on the type of Building Contract to be used when contracting trades and/or Builders.

Most Builders in Australia will likely use an industry based contract such as the Housing Industry Association (HIA) contract or say a state based Master Builder’s Association (MBA) contract.

These type of contracts are widely used but be sure to peruse them carefully before signing as they can at times, be slanted slightly more to the interests of the Builder. Important to only choose a proven and reputable Builder with good reviews.

Government Fair Trading departments also provide building contracts. You can also check online at State Government Fair Trading sites to check on current licences of Builders to see if first of all, they are actually licenced to perform the work.

You can also check for any infringements or issues with their licence.

Licence Checks

Australian State & Territory Government’s Home Building Licence check sites:–

Click on the links below to your relevant State or Territory government site to review the history of licecence holders. Valuable checkpoint before hiring a builder.

Conclusion

You now have the knowledge to proceed with your granny flat approval process. Take your time with the process and ensure you “get it right” before lodging an application. Always seek the advice of experienced professionals and enjoy the journey !

The Builder
The Builder

The Builder is a licenced Australian Builder with 40 plus years quality experience in residential housing with a particular focus on granny flats.

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