Additions and Renovations on the Central Coast

Here are the steps you will need to take to get approval to build a renovation or addition. There are two stages for the approval process Development Application and Construction Certificate. Both need to be completed before building can start.

Part A - Apply for a DA

1. Apply for a informal formal GIPA (informal government information public access request)  though the Central Coast Council, here is a link. Under other documents request any previous plans, reports and DAs submitted on the site. This may give you the original plans and does not cost you anything.

2. Contact council to get them to give you a call back to discuss what you can do on your property. Here is a link to the council form for a call back from their town planners.

3. Check if you are prone to flooding or bushfire. If you are prone to flooding you will need to get a flood information certificate. If you are bushfire prone, you will need to get a bushfire report. Here is a guide to finding out if your site is subject to flooding. Here is a guide to find out if your site is prone to bushfires.

4. Get a survey. This means that you know where your boundaries are, what the level of everything is and where your existing building is located on the site. Council usually requires this to be submitted with the DA. This will also show the location of existing services so that you do not plan to build over a sewer main which can be expensive. Surveyors that we have found to be good in the past include: Clarke Dowdle & Associates and Intrax.

5. Get a Geotech if required. If you are not building on top of existing you may need to get a Geotech to enable to structural engineer to design footings. Geotech we have found to be good in the past include: Douglas Partners and 5QS.

6. Get Architectural Drawings done. These will be for Development Approval and will include everything required on the DA Council Checklist. This generally includes plans, elevations, sections, shadow diagrams and a notification plan. The level of material detail is relatively simple, generally council want to know what external materials will be used.

7. Get Stormwater drawings. Send the Architectural Set onto the stormwater engineer and they will provide you with stormwater drawings that look at the flow of water on the site and design the stormwater system so your house and garage stay dry. Stormwater engineers that we have worked with in the past include: Quantum and ADW Johnson.

8. Get the Architectural Drawings stamped by a BASIX consultant, they make sure that there is enough insulation, windows are thick enough and there is enough rainwater storage to create a sustainable dwelling. BASIX is required by the NSW government for all additions over $50,000. BASIX consultants we have worked with that have been good are: Credwell and Certified Energy.

9. Submit the DA to Council. Council may also request other consultants depending on the project and the zoning, for example they may request an arborist report if you are removing trees or you may need to get a bushfire report if you are in a bushfire zone. For bushfire advice and reports Clarke Dowdle & Associates is generally good.

Part B - Apply for a CC

1. After council approves your DA they will provide you with conditions of consent. Go through these to get a better sense of what you need to provide for the DA. Some common conditions of consent for additions and renovations include: provide a concrete driveway and provide a concrete pedestrian path in front of the house. You'll need to get your structural engineer to draw this up or a separate civil engineer.

2. Update the Architectural drawings with the DA conditions.

3. Send the updated Architectural drawings to a structural engineer and get them to design the structure. Structural engineers we've worked with in the past include: 5QS and Geotron.

4. Co-ordinate the structure into the Architectural drawings and provide a finer level of detail including wall types and concrete setout plans.

5. Fulfill any other conditions in the conditions of consent.

6. Engage a certifier, either council or a private certifier to approve the Construction Certificate.

The above is the minimum required to start building and is fine if you are only building an envelope and plan to do the interior fitout yourself. If you intend to get the builder to do everything, it is best to get a detailed design done as it means that the builder can price everything accurately and there are less items with a builders margin.

Detailed Design/ Interior Design/ Tender Set

1. Select all the finishes you want in your home, everything from tiles to paint. This means that the builder can price it accurately and you will not get stuck with a builders margin.

2. Get your architect to do detailed design drawings of everything that is not a typical detail and all wet areas. If you want window sills to be a particular way, get them drawn up. Anything you want to be brilliant - get them to draw up, anything that is a standard detail can be left out.

3. Get quotes in from a builder, look at what they are including and what they are excluding, for more information look at this article How to Select a Builder.

4. Select a builder and start building.

The consultants mentioned above have been good to work with in the past, we can't guarantee how your experience with them will go in the future though, it often depends on the person you are working with and what is happening with them as well. We have mentioned them only because our past experience with them has been positive, we cannot guarantee anyone else's will be.