Progress: a public notice on my gate post advising of the Development Application

Approvals

Andrew Kerrby author page

1,152 comments Design

Paperwork

Getting a house built isn’t easy – the design is only one part. Before you can start digging holes, or even clearing an area to begin to dig holes, there are numerous applications that need to be made and approvals granted. This is a summary of the process I undertook before construction even began on 60k House.

In the beginning

During the preliminary stages I had a chat with a planner about the site, orgainsed a site survey and got a Bushfire Hazard Assessment done. This was followed by lots and lots of sketches before being ready to lodge a Development Application.

Development Application

I talked about what I was allowed to build on my block under the planning scheme in ‘Site Planning’. A Development Application, or DA (also known as Town Planning or Planning Application) is processed by the local Council (or Shire) that you propose to build in and assesses the proposal against the planning scheme. It is advisable to see a planner for a pre-lodgment discussion before you submit any application: this service is free and can save you a lot of hassle and money by ironing out any major problems at an early stage.

 

Once you know what you want to build and where you want to build it, you will need to provide some basic drawings that describe the proposed development. As with all of the approvals talked about here you will need to fill in an application form and pay an assessment fee. The set of DA drawings will typically only contain basic information: the location of the development (relative to the site boundaries); the use (some uses are only permitted in certain zones); the size and height; materials (and sometimes colours); and the window locations (to ensure no peeping Tom’s looking into the neighbour’s backyard.

 

It is advisable to have your design figured out before you apply for a DA, although the design can change slightly after approval has been granted: this was the case with 60k House.

 

Depending on the proposal the development may need to be advertised – this is to give the public an opportunity to comment on the proposal. Advertising is on the Council’s website, a notice placed in the newspaper, and a bright yellow sign at your gate.

 

The introduction of a statewide planning scheme for Tasmania is meant to reduce ‘red and green tape’ in order to make the planning, and development process, more streamlined.

Conditions

Most planning permits have a condition that the development must be ‘substantially commenced’ within two years or the planning permit will lapse.

 

A condition of my planning permit was the need to pay an offset of $350 per tree for two large trees of conservation significance. The fee was paid into Council’s Tree Preservation Fund to be used to manage and conserve the habitat of the swift parrot in the vicinity of Gordon. The remaining trees on my site are a haven for crows harvesting the apples from the orchard next door.

 

All Aboriginal heritage is protected under the Aboriginal Relics Act 1975. If we were to discover or suspect any Aboriginal heritage, we were to cease works immediately and contact Aboriginal Heritage Tasmania for advice. All we found was a dump of glass bottles and concluded these weren’t thousands of years old.

 

Once you have your DA you’re set to proceed to the next stage. This usually involves developing the design and receiving input from various consultants: structural engineer, hydraulic engineer, thermal performance assessor, etc (see the previous post ‘Consultants’). The Building Surveyor can assess the drawings and issue a Certificate of Likely Compliance – indicating that the design will likely comply with all of the relevant codes and requirements of the Building Code of Australia (BCA).

Taswater

Even though I wasn’t within cooee of reticulated services (sewer and town water) I still had to apply for an exemption from the authority managing water in Tasmania – creatively named: Taswater. Thankfully this application and exemption was free! If you are going to connect to town sewer and/or town water you will need to make an application and pay a fee.

 

There was however a Special Plumbing fee payable to the Council) because I was installing a septic tank for onsite waste water disposal and not connecting to town sewer.

Building & Plumbing Application

Once you have all of the certified drawings and certificates it’s time to head back to Council to apply for Building & Plumbing approval. There is more paper work, and another fee.

 

The Building & Plumbing fee consisted of:

Administration fee – $175

Plumbing Assessment fee – $133

Plumbing Inspection fee – $496 incl. GST (this covers a couple of routine plumbing inspections)

Indemnity Deposit (no kerb & gutter) – $250 (in case I damage the lack of existing kerb and gutter)

Certificate of Completion (plumbing) – $47

Building Permit levy – $75 (a percentage of the estimated construction price)

Industry Training levy – $149 (a percentage of the estimated construction price)

TOTAL – $1325

 

Interestingly only the plumbing inspection fee attracted GST – none of the other items are classified as goods or services…

Cutting it tight

The Building Permit was issued on June 1, 2015. Construction work had to commence within 12 months of the permit being issued: construction commenced less than 12 days after the permit was issued! I had been sweating on receiving the building permit in time after a couple of minor delays so was thankful when it finally come through. This included a delay because I had forgotten to apply for the Taswater exemption – with the site being located over 50,000m away from the nearest Taswater infrastructure the thought hadn’t even crossed my mind!

 

I had to have the slab poured within 3 weeks to satisfy the deadline for the First Home Builders Grant – something I sneaked in with only a few days to spare.

 

All up I spent $7,181 on consultants and approvals combined – before building work had even begun! This figure is somewhat lower than usual thanks to some industry connections.

 

Costs: Development Application – $626; Tree Preservation – $700; Taswater – $0; Building & Plumbing Application– $1325; Special Plumbing Fee – $273

 

Disclaimer: Any advice contained within this blog is of a general nature only and cannot be relied upon. Details provided are in good faith and relate specifically to this project. Any author will not be held responsible for advice or information presented.

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  657. I really believe that a property foreclosure can have a important effect on the borrower’s life. House foreclosures can have a Six to a decade negative relation to a debtor’s credit report. A borrower who may have applied for a mortgage or virtually any loans for example, knows that a worse credit rating can be, the more tricky it is to acquire a decent personal loan. In addition, it may possibly affect a borrower’s capability to find a reasonable place to lease or rent, if that results in being the alternative homes solution. Interesting blog post.

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  672. After I initially commented I seem to have clicked on the -Notify me when new comments are added- checkbox and now whenever a comment is added I get four emails with the exact same comment. Perhaps there is a way you can remove me from that service? Many thanks.

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  725. I’d also like to mention that most people who find themselves without health insurance are generally students, self-employed and those that are laid-off. More than half on the uninsured are under the age of Thirty five. They do not feel they are requiring health insurance because they are young plus healthy. The income is frequently spent on property, food, in addition to entertainment. Lots of people that do go to work either complete or part-time are not given insurance through their work so they head out without with the rising valuation on health insurance in the us. Thanks for the strategies you reveal through this blog.

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  744. Thanks for your write-up. One other thing is when you are selling your property all on your own, one of the challenges you need to be cognizant of upfront is when to deal with house inspection reports. As a FSBO seller, the key towards successfully moving your property plus saving money with real estate agent commissions is know-how. The more you already know, the easier your sales effort might be. One area exactly where this is particularly vital is home inspections.

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  745. When I initially commented I seem to have clicked on the -Notify me when new comments are added- checkbox and now each time a comment is added I receive four emails with the same comment. Perhaps there is a way you can remove me from that service? Thank you.

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  746. One thing I’d prefer to say is that often before purchasing more pc memory, take a look at the machine within which it can be installed. If your machine will be running Windows XP, for instance, the memory threshold is 3.25GB. Adding above this would just constitute a new waste. Make sure that one’s motherboard can handle the actual upgrade quantity, as well. Interesting blog post.

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  758. An impressive share! I’ve just forwarded this onto a coworker who had been conducting a little homework on this. And he in fact bought me breakfast simply because I discovered it for him… lol. So let me reword this…. Thank YOU for the meal!! But yeah, thanx for spending some time to discuss this issue here on your website.

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  759. Thanks for your posting. One other thing is the fact individual American states have their own laws of which affect householders, which makes it very difficult for the Congress to come up with a different set of recommendations concerning property foreclosures on people. The problem is that each state offers own laws and regulations which may have interaction in an undesirable manner with regards to foreclosure procedures.

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  768. Interesting blog post. Things i would like to contribute is that computer memory must be purchased if your computer can’t cope with everything you do along with it. One can put in two random access memory boards containing 1GB each, for instance, but not one of 1GB and one with 2GB. One should make sure the car maker’s documentation for the PC to be certain what type of storage it can take.

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  771. I believe that a property foreclosures can have a significant effect on the borrower’s life. Foreclosures can have a 8 to several years negative influence on a borrower’s credit report. A borrower who’s applied for a home loan or virtually any loans as an example, knows that a worse credit rating is usually, the more complicated it is to get a decent mortgage. In addition, it can affect a new borrower’s chance to find a quality place to let or hire, if that becomes the alternative real estate solution. Great blog post.

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  778. I also believe that mesothelioma cancer is a extraordinary form of cancers that is commonly found in people previously familiar with asbestos. Cancerous tissue form from the mesothelium, which is a safety lining which covers the majority of the body’s body organs. These cells generally form inside lining of the lungs, abdominal area, or the sac that really encircles the heart. Thanks for giving your ideas.

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  794. Thank you for sharing these wonderful blogposts. In addition, the best travel along with medical insurance system can often eradicate those considerations that come with touring abroad. A medical crisis can quickly become too expensive and that’s absolute to quickly impose a financial stress on the family finances. Putting in place the ideal travel insurance package deal prior to setting off is definitely worth the time and effort. Cheers

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  798. I have noticed that over the course of developing a relationship with real estate managers, you’ll be able to come to understand that, in every single real estate deal, a percentage is paid. All things considered, FSBO sellers tend not to “save” the percentage. Rather, they fight to earn the commission by way of doing an agent’s occupation. In the process, they expend their money and also time to conduct, as best they can, the responsibilities of an adviser. Those tasks include getting known the home by marketing, offering the home to willing buyers, constructing a sense of buyer emergency in order to trigger an offer, organizing home inspections, managing qualification inspections with the bank, supervising maintenance, and aiding the closing of the deal.

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  807. Yet another issue is that video games usually are serious anyway with the major focus on mastering rather than leisure. Although, it comes with an entertainment aspect to keep your young ones engaged, just about every game is normally designed to work towards a specific experience or area, such as numbers or technology. Thanks for your posting.

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  808. Thanks for your article on the traveling industry. We would also like to include that if your senior contemplating traveling, it’s absolutely crucial that you buy traveling insurance for golden-agers. When traveling, senior citizens are at biggest risk of experiencing a medical emergency. Obtaining the right insurance policies package on your age group can protect your health and provide you with peace of mind.

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  810. Thanks for your article. It is rather unfortunate that over the last ten years, the travel industry has already been able to to fight terrorism, SARS, tsunamis, bird flu virus, swine flu, as well as first ever real global economic collapse. Through all of it the industry has proven to be effective, resilient plus dynamic, discovering new methods to deal with difficulty. There are generally fresh difficulties and opportunity to which the sector must once again adapt and reply.

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  813. Thanks for discussing your ideas with this blog. Likewise, a fantasy regarding the banking companies intentions while talking about foreclosed is that the bank will not take my repayments. There is a certain quantity of time that the bank will take payments every now and then. If you are very deep inside the hole, they will commonly require that you pay that payment fully. However, that doesn’t mean that they will have any sort of repayments at all. If you and the lender can seem to work one thing out, this foreclosure practice may cease. However, when you continue to neglect payments beneath new program, the property foreclosure process can pick up exactly where it was left off.

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  817. Thanks for your publication. I also feel that laptop computers have gotten more and more popular right now, and now in many cases are the only form of computer employed in a household. It is because at the same time that they are becoming more and more very affordable, their working power is growing to the point where there’re as highly effective as desktop out of just a few years ago.

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  820. Thanks for your advice on this blog. 1 thing I would choose to say is always that purchasing electronic devices items over the Internet is not something new. In reality, in the past decade alone, the market for online consumer electronics has grown significantly. Today, you will discover practically any kind of electronic device and other gadgets on the Internet, from cameras along with camcorders to computer pieces and video gaming consoles.

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  823. Thanks for your post. One other thing is that if you are disposing your property yourself, one of the challenges you need to be conscious of upfront is just how to deal with home inspection reviews. As a FSBO supplier, the key concerning successfully shifting your property as well as saving money in real estate agent profits is understanding. The more you realize, the easier your property sales effort will be. One area that this is particularly vital is inspection reports.

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  825. Another important issue is that if you are a senior, travel insurance regarding pensioners is something that is important to really look at. The older you are, the greater at risk you are for making something terrible happen to you while overseas. If you are not covered by quite a few comprehensive insurance cover, you could have a few serious difficulties. Thanks for expressing your suggestions on this web blog.

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  834. Thanks for your article. It is rather unfortunate that over the last one decade, the travel industry has already been able to to fight terrorism, SARS, tsunamis, influenza, swine flu, and the first ever entire global tough economy. Through all this the industry has proven to be sturdy, resilient and also dynamic, obtaining new methods to deal with trouble. There are always fresh problems and possibilities to which the sector must just as before adapt and behave.

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  835. Thanks for your submission. I also think that laptop computers have grown to be more and more popular lately, and now tend to be the only sort of computer included in a household. The reason is that at the same time that they’re becoming more and more economical, their processing power is growing to the point where these are as effective as personal computers coming from just a few years back.

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  859. Thanks for sharing your ideas. I might also like to express that video games have been ever evolving. Today’s technology and enhancements have served create sensible and interactive games. Most of these entertainment video games were not as sensible when the real concept was first of all being tried. Just like other areas of know-how, video games as well have had to evolve by way of many ages. This itself is testimony towards the fast continuing development of video games.

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  862. It’s my belief that mesothelioma is most fatal cancer. It has unusual qualities. The more I actually look at it the harder I am confident it does not react like a real solid tissue cancer. In the event that mesothelioma is actually a rogue viral infection, then there is the potential for developing a vaccine in addition to offering vaccination to asbestos uncovered people who are at high risk regarding developing long term asbestos relevant malignancies. Thanks for revealing your ideas about this important ailment.

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  1045. Furthermore, i believe that mesothelioma cancer is a unusual form of cancer malignancy that is typically found in all those previously familiar with asbestos. Cancerous cellular material form in the mesothelium, which is a protective lining that covers the majority of the body’s internal organs. These cells typically form in the lining in the lungs, mid-section, or the sac that encircles one’s heart. Thanks for giving your ideas.

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  1048. Thanks a lot for the helpful content. It is also my belief that mesothelioma cancer has an particularly long latency period of time, which means that symptoms of the disease might not emerge until finally 30 to 50 years after the 1st exposure to asbestos fiber. Pleural mesothelioma, that is the most common form and is affecting the area about the lungs, could cause shortness of breath, chest pains, and also a persistent cough, which may bring on coughing up maintain.

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  1074. I have really learned some new things through the blog post. Yet another thing to I have observed is that typically, FSBO sellers will reject anyone. Remember, they would prefer to not use your expert services. But if anyone maintain a gentle, professional partnership, offering aid and being in contact for around four to five weeks, you will usually have the capacity to win a meeting. From there, a house listing follows. Thanks a lot

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  1075. I have viewed that smart real estate agents almost everywhere are Promotion. They are knowing that it’s more than simply placing a poster in the front area. It’s really with regards to building interactions with these suppliers who at some point will become consumers. So, if you give your time and effort to encouraging these sellers go it alone — the “Law regarding Reciprocity” kicks in. Good blog post.

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  1079. I seriously love your blog.. Great colors & theme. Did you develop this web site yourself? Please reply back as I’m hoping to create my own blog and want to know where you got this from or what the theme is named. Thank you!

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  1110. I’ve observed that in the world the present moment, video games are the latest fad with children of all ages. There are times when it may be out of the question to drag your children away from the games. If you want the very best of both worlds, there are plenty of educational gaming activities for kids. Great post.

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