Well guys,
As of today, I have written permission from my Private Certifier (and NSW Planning) to go ahead and do shed/garage conversions as COMPLYING DEVELOPMENT via the 'Affordable Rental Housing SEPP' even when:
A. The setbacks are less than 900mm for the sides and
B. The setbacks are less than 3 metres for the rear.
Previously, an existing shed or garage situated at, say, 500mm from the side or less than 3 mtrs from the rear couldn't be approved. Well, to my surprise, they can now.
This means you can get 10 Day Approval as follows:
1. The usual approval process prevails with the usual Survey, plans, specs and forms etc being submitted to the Certifier for Approval.
2. We shouldn't need BASIX (Energy Efficiency) approval because it's not a new building. This saves $$ on the renovation work because you wont need energy-efficient hot water, glazing, taps etc. My certifier is getting this info to confirm from BASIX NSW today/tomorrow, and I'll confirm this.
3. If the structure is less than 900mm from boundaries, a Fire-Rated-Wall will be needed and no openings on those sides are allowed, but this is quite achievable. It can be bricked-up OR James-Hardi (or similar) product can be used to meet this rule. This is only relevant if the structure is less than 900mm from the rear or side boundaries.
4. The existing slab must be inspected and certified by an Engineer that it meets the relevant Australian Standards and BCA for residential buildings. Extra Cost? About $900 to $1200
5. All of the other SEPP rules must still be met, such as:
(a) Drainage
(b) Minimum landscaping
(c) Maximum Floor Space (60 sq m)
Heights, though, shouldn't pose the same issues as before, where any height above 3.8m must be tripled and added to the prescribed 3m rear setback. How can it? lol
Im honestly shocked...but it's true.
The coup here is that previously, the prescriptive setbacks (especially 3m from the rear) meant that you could not get granny flat approval for conversions, due to the setback failings of almost all existing garages and sheds.
Actually, the opportunities here are quite interesting. What if you built a Complying Development shed first, then had it converted into a granny flat? Sheds are allowed at 4.8m height with a 900m setback to rear/sides. I don't want to say too much on this, but think about it and you'll see my meaning.
I wont provide the actual written evidence here either, but needless to say I can now do granny flat conversions where the setbacks are as little as zero to rear and side boundaries.
I have to give credit to one of the members on this forum because it was he who initially got Planning to see things his way.
I reckon i get 3-4 requests to do granny flat conversions every week and Ive pretty much always said no, primarily because they dont (or didnt) meet the Setback requirements...so I hope this helps people looking to convert their existing outbuilding (shed/garage) into a granny flat! Discuss!
Serge.
As of today, I have written permission from my Private Certifier (and NSW Planning) to go ahead and do shed/garage conversions as COMPLYING DEVELOPMENT via the 'Affordable Rental Housing SEPP' even when:
A. The setbacks are less than 900mm for the sides and
B. The setbacks are less than 3 metres for the rear.
Previously, an existing shed or garage situated at, say, 500mm from the side or less than 3 mtrs from the rear couldn't be approved. Well, to my surprise, they can now.
This means you can get 10 Day Approval as follows:
1. The usual approval process prevails with the usual Survey, plans, specs and forms etc being submitted to the Certifier for Approval.
2. We shouldn't need BASIX (Energy Efficiency) approval because it's not a new building. This saves $$ on the renovation work because you wont need energy-efficient hot water, glazing, taps etc. My certifier is getting this info to confirm from BASIX NSW today/tomorrow, and I'll confirm this.
3. If the structure is less than 900mm from boundaries, a Fire-Rated-Wall will be needed and no openings on those sides are allowed, but this is quite achievable. It can be bricked-up OR James-Hardi (or similar) product can be used to meet this rule. This is only relevant if the structure is less than 900mm from the rear or side boundaries.
4. The existing slab must be inspected and certified by an Engineer that it meets the relevant Australian Standards and BCA for residential buildings. Extra Cost? About $900 to $1200
5. All of the other SEPP rules must still be met, such as:
(a) Drainage
(b) Minimum landscaping
(c) Maximum Floor Space (60 sq m)
Heights, though, shouldn't pose the same issues as before, where any height above 3.8m must be tripled and added to the prescribed 3m rear setback. How can it? lol
Im honestly shocked...but it's true.
The coup here is that previously, the prescriptive setbacks (especially 3m from the rear) meant that you could not get granny flat approval for conversions, due to the setback failings of almost all existing garages and sheds.
Actually, the opportunities here are quite interesting. What if you built a Complying Development shed first, then had it converted into a granny flat? Sheds are allowed at 4.8m height with a 900m setback to rear/sides. I don't want to say too much on this, but think about it and you'll see my meaning.
I wont provide the actual written evidence here either, but needless to say I can now do granny flat conversions where the setbacks are as little as zero to rear and side boundaries.
I have to give credit to one of the members on this forum because it was he who initially got Planning to see things his way.
I reckon i get 3-4 requests to do granny flat conversions every week and Ive pretty much always said no, primarily because they dont (or didnt) meet the Setback requirements...so I hope this helps people looking to convert their existing outbuilding (shed/garage) into a granny flat! Discuss!
Serge.
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