DA Approved!

The news you’ve been waiting for

The time has come to pop open the champagne—Hornsby Council has approved the Development Application for my new house in Normanhurst!

We climbed the mountain

Last week I returned from a trekking trip to New Zealand – the Milford Track and the Routeburn Track, back to back, about 90 kms in total. Climbing those trails felt like a great metaphor for waiting for DA approval: some ups and downs, some looooong stretches of quiet contemplation, a triumphant summit. Here’s me on MacKinnon Pass on the Milford.

As soon as I returned to Sydney, I leapt onto the Planning Portal. There had been action! On 19th February the RFS (Rural Fire Service) had written to Council and assured them the project could proceed – subject to a list of conditions, which we had already pretty much agreed to. Mostly to do with the APZ (Asset Protection Zone)—which is to say, the RFS requires landscaping that won’t allow a fire to race up and burn down the house.

Reasonable enough.

And again we waited. Would some other issue crop up?

The day arrived at last

On Tuesday 4th March I woke to an email from the architects saying it looked like the application was close to approval.

‘Final assessment completed’.

‘Case moved to Determination’.

It was looking soooo close. The Council people just had to stamp a few things, sort a few documents, shove a few things in the system …. surely.

Then at 4 o’clock in the afternoon, an email arrived.

Dear Annette,

Your development application (PAN-478260) has been Approved.

Approved: in only 137 days.

The details

Hot on its heels came the nitty gritty. Another email delivering the Notice of Determination from Hornsby Council, a twenty-page missive with ALL the things. It’s divided into:

• General Conditions

• Before Issue of a Construction Certificate

• Before Building Work Commences

• During Building Work

• Before Issue of an Occupation Certificate

• Occupation and Ongoing Use

For the time being, the first two are our focus, so I’m advised. First things first --- though I like the idea of ‘occupation’. ‘Occupation’ would be good.

Hands come out for the fees

I’m yet to absorb all the ins and outs, but primarily it looks like a bunch of people want some money. There’s a thing called a ‘Development Contribution’, a rather significant sum to be paid—by me—towards ‘the provision, extension or augmentation of public amenities or public services.’ The reason for this fee? ‘To address the increased demand for community infrastructure resulting from the approved development.’

According to Planning NSW, these contributions ‘help fund infrastructure like parks, community facilities, local roads, footpaths, stormwater drainage and traffic management.’ I don’t suppose this means that Council will build a footpath or curb in front of my house? No, I didn’t think so.

There’s also mention of insurance, so that will have to be addressed (watch this space).

Then there’s the Large-eared Pied Bat, chalinolobus dwyeri. Yes, it too needs a fee—something called a ‘Species Credit Retirement’ which can be satisfied by a payment to the Biodiversity Conservation Fund. The Sydney Turpentine Ironbark forest too. They all need my money.

I’m in favour of bats, and trees, though my views might change when I find out how much this fee is going to be.

Large-Eared Pied Bat, chalinolobus dwyeri [photo source]

A few specifics

Most of this long Notice of Determination seems to be standard regulatory text, but a few details leap out:

The trees stay (except one): ‘This development consent permits the removal of tree numbered T5 as identified in the Arboricultural Impact Assessment prepared by Enviro Ecology dated 12 October 2024. Note: The removal of any other trees from the site requires separate approval by Council in accordance with Part 1.2.6 Tree and Vegetation Preservation of the Hornsby Development Control Plan, 2024.’

The dreaded asbestos: Given the history of the site, this requirement caught my eye: ‘Unexpected Finds: Should the presence of asbestos or soil contamination, not recognised during the application process be identified during any stage of works, the applicant must immediately notify the Principal Certifier and Council.’

Boundary fencing is ‘to be negotiated’ but ‘Fencing must be erected along all property boundaries behind the front building alignment to a height of 1.8 metres.’

There is, I was interested to note, a requirement that ‘The garage must be provided with a private Electric Vehicle (EV) connection.’ The reason for this is said to be: ‘To encourage and support the use of electric vehicles.’

An EV charger: I’ll have what she’s having [photo source]

And specific to our plans, attention is drawn to the writing shed. It’s described as ‘The outbuilding (studio).’

1. The outbuilding (studio) approved under this consent shall be used as ancillary to the Principal Dwelling and is not to be adapted and/or used as a secondary dwelling.

2. There are to be no hardwired cooking appliances installed.

It’s not to be lived in. That’s fine with me.

What’s next?

Next, the architects begin on the Construction plans, the highly detailed documents from which builders work. Engineers become involved for various reasons. Also, there will be a repeat of various expert reports, such as storm water and drainage.

I’m told to expect an administrative tussle with Sydney Water requirements. This regulatory body has a portal for Online applications, approvals and plans called, amusingly, TAP IN.

[Photo source]

And then we need the whole thing Certified again. Council can be used for this, but a private certifier is also an option—a good option, if he or she moves more quickly than Council.

The Notice of Determination is a long letter. It has a ‘Dictionary’ at the end, for as we know the world of building is a world of acronyms and insider jargon.

I scanned the Notice for any hint of congratulations at coming up with such an environmentally friendly design, good eco-management, providing housing stock for Sydney, and being willing to spend a lot of money adding amenity to the built environment of Normanhurst. I could detect nothing like that.

But the champagne is flowing! Approval is in! We can START.