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DA conditions and alterations & additions to discuss with Richard concerning - * SUMMARY OF NOTICE OF DETERMINATION OF DEVELOPMENT; and * not replacing the existing grey cement tile roof due 'inter alia' my home facing ESE creating a 'greenhouse effect' one month either side of 21 Dec - I am well aware that replacing the existing hipped and tile roof with a Colorbond roof with a glass gable and raked ceiling was Julia's idea. In fact, I recall you questioning the merit of it. Below are pertinent extracts in Yellow background from SUMMARY OF NOTICE OF DETERMINATION OF DEVELOPMENT. My comments/questions are in italics with a pale blue background.
Re 3. Amended Plans on page 3: Amended plans are to be submitted with the application for a
Construction Certificate deleting the balustrade above the garage. This area is to remain
non-trafficable.
What does non-trafficable
entail in practical terms?
Is there merit in me talking to Mr Callaghan at 8 Ronald Ave who lodged a
protest
Submission where I
tell Mr Callaghan that I am prepared to
provide expensive fencing and quality shrubs which upgrades his panorama of 5 Ronald
Ave, particularly as - Due to Council's non-trafficable impost, is there another option to having between 0.8m and 0.3m soil cover over my proposed new double garage if that will create a damp garage? Naturally, Simon Waddington, is better equipped to answer this, I am merely seeking your thoughts in light of Council's non-trafficable impost. I don't expect that grass would grow with a base less than 500mm Re Garage 9. Floor Level on page 5: The garage floor level is to be lowered to RL 38.10. Amended plans demonstrating compliance are to be submitted to the Certifying Authority prior to the issue of the Construction Certificate. Reason: To ensure the adequate provision of vehicular access. Can RedRock amend the plans to lower the garage floor level RL 38.10? 10. Vehicle Crossings The provision of 1 vehicle crossing 5 metres wide in accordance with Warringah Council Drawing No A4-3330/2 Normal high and specifications. An Authorised Vehicle Crossing Contractor shall construct the vehicle crossing and associated works within the road reserve in plain concrete. All redundant laybacks and crossings are to be restored to footpath/grass. Prior to the pouring of concrete, the vehicle crossing is to be inspected by Council and a satisfactory “Vehicle Crossing Inspection” card issued. For details see Warringah Council's website http://www.warringah.nsw.gov.au or phone (02) 99422111. Reason: To facilitate suitable vehicular access to private property. Noted 11. Layback Construction A layback 5 metres wide (excluding the wings) is to be constructed in accordance with Warringah Council Drawing No A4-2276 and specifications. Reason: To facilitate suitable vehicular access to private property. Noted The development shall fully comply with the schedule of BASIX
Commitments. Plans and specifications that reflect those commitments identified on the BASIX
Certificate to be satisfied prior to the issue of the Construction Certificate, shall be submitted to the Certifying
Authority prior to the release of the Construction Certificate.
Reason: To ensure the development complies with the requirements of the SEPP
(Building sustainability index: BASIX 2004). (DACGCbc)
17. Roofing Materials - Reflectivity The external finish to the roof shall have a medium to dark range in order to minimise solar reflections to neighbouring properties. The metal roof shall not be of light colours such as off white, cream, silver or light grey colours. Details are to be submitted to the Certifying Authority prior to the issue of the Construction Certificate. Reason: To ensure that excessive glare or reflectivity nuisance from roofing materials does not occur as a result of the development. (DACGCrmr). As explained further below under "Questions", I am unlikely to replace the existing grey tile roof, partly due to - (i) gable facing ESE to True North on the longest day sun which will create a Greenhouse Effect from 3 weeks before 21 Dec up to 5 weeks after 21 Dec, and (ii) cost of Colorbond roof, lintel/support beam, gable and removal of asbestos on eaves seems to approach $50,000 I also want to dispense with the Miniorb and one set of double doors to my shallow balcony and replace with a set of similar dimension windows from floor level or from shortly above floor level. 18. Section 94A Contribution $2,530 is to be paid to Warringah Council as a Section 94A levy prior to the issue of the Construction Certificate. Budgeted for 19. Additional Storey A certificate prepared by an appropriately qualified and practising Structural Engineer, certifying the structural adequacy of the property and its ability to withstand the proposed additional, or altered structural loads shall be submitted to the Certifying Authority prior to the issue of the Construction Certificate. Simon Waddington has to issue a certificate to the Certifying Authority prior to the issue of the Construction Certificate that the structural adequacy of the property and its ability to withstand the proposed additional, or altered structural loads 20. Structural Design Certificate Structural drawings and certificate from a qualified structural engineer, certifying that the design is in accordance with all relevant Australian Standards and design codes shall be submitted to the Certifying Authority prior to issue of the Construction Certificate. Simon Waddington has to issue structural drawings and a certificate to the Certifying Authority which certifies that the design is in accordance with all relevant Australian Standards and design codes prior to the issue of the Construction Certificate 21. Long Service Levy Payment of the Long Service Levy is required prior to the
release of the Construction Certificate. This payment can be made at Council or to the Long Services Payments
Corporation. Payment is not required where the value of the works is less than $25,000. The Long
Service Levy is calculated on 0.35% of the building and construction work. The levy rate and level in which it applies is subject to
legislative change. The applicable fee at the time of payment of the Long Service Levy will apply.
On $300,000 this seems to be $1,050.00 which is Budgeted for. Have I calculated correctly? OTHER PROPOSED CHANGES
Questions: i) in order to protect root system in large tree that is being retained from excavation to build driveway entrance to garage from road - I am prepared to dig around the tree on Northern side of 5 Ronald Ave which is being retained to hopefully find a root >50m wide which needs to be cut to accommodate driveway requirements in 10. "Vehicle Crossings" and "11. Layback Construction" above; and ii) because my fence on southern boundary is 0.55m inside my boundary.
Moving garage 1m to my southern boundary to hopefully save a 50mm wide tree root in the tree on northern side of 5 Ronald Ave (to be retained) would reduce my excavation costs and reduce changes to existing rocky landscape.
Minor changes to existing plans
Ground floor I want to retain the below existing three masonry wall sections and two door openings in tact on the Eastern wall:
First floor
Click on 1st Floor photos
Where possible I want to make the openings on the first floor level linear with the ground floor masonry and openings.
It is 2,430mm from floor to edge of the ceiling cornice. I agree the existing double window on the Northern wall be bricked in. I think the new window on the Northern wall in the NE corner could be shorter in height, by starting at the same knee height (70mm from floor) as the window it is replacing but extending as high as possible to the ceiling, provided there are not material additional structural costs. That is, if retaining say one, two or three rows of existing masonry will materially reduce additional structural requirements, then retain say three rows of existing brickwork
Please delete the Miniorb. I want only one pair of aluminium double sliding doors to the balcony, in lieu of the existing timber door (where one side of the double door slides in behind the other half). The sliding door could be 2,518mm wide and positioned directly above the existing garage door opening (on the southern side) to achieve a linear effect.
Instead of the second set of sliding doors, I prefer windows from existing knee height to the ceiling in the NE corner of the Eastern wall.
Because of the two story dark brick block of home units opposite Lodge Lane, the value of glass windows diminishes beyond the initial 2,400mm from the northern wall, and no wider than 3,850mm where the brickwork on the first level would then be linear with the northern side of the masonry which separates the two openings for the existing garage doors existing 2,520mm wide garage door opening.
Change title of Bedroom #2 to Study and change Study to Bedroom #2.
I only want a timber
In Bedroom #1 and Bedroom #2 retain existing width of openings but remove masonry to floor level to accommodate double sliding doors where one glass door slides in behind the other.
Ground floor New double sliding doors from Rumpus Room to new timber balcony The width of the western wall in the Rumpus Room is 3,680mm. There is 580mm of existing masonry on the Southern side of the existing double window. Click on: Ground Floor photos There is 1,240mm of masonry on the Northern side of the existing double window. I favour removing 640mm of existing masonry on the northern side of the existing double window and retaining 600mm of existing masonry. The opening for the new double glass doors would be 2,500mm.
New timber balcony
The plans show a 2m deep timber balcony the entire length of the western wall. I
favour it commencing at the northern side as the plans show, however, I wonder
if it needs to run the full 9.2m in order to access the balcony from the
Laundry/Kitchenette which would necessitate it being at least about 8.5m.
I may not cement render Finally, I also want to explore not cement rendering, even if I need to search to match my existing external pepper and salt peach bricks which were made at Glen Innes Brickworks say at "R&D Sydney Brick Supply and Matching Specialists", but I may be able to clean and reuse sufficient existing bricks. The house bricks are 230mm x 78 (to 82 x 108
My Estimate of Works Costs My calculation of forecast Works Costs for alterations & additions (not incl Non-Works Costs of planning, design, engineer or certifier) is $285,350 which doesn't include replacing the roof or installing a Miniorb cavity.
The DA listed a rudimentary break-up
of Works Costs which aggregate $200,000 which together with GST and Non Works
Costs aggregated to $253. I assume $253was a arbitrary estimate merely to
satisfy a DA requirement.
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