We Have Council Report And Consent Approval

8 04 2012

This is an overdue post on our council report and consent.

We were made aware that we may need to apply for report and consent when we first received our preliminary contract plans on 16 Jan 2012. This was confirmed at the Preliminary Contract meeting with our Sales Consultant, Melissa on the 2 Feb 2012.

Due to the dimensions of our block and the siting of both our house and the neighbour’s house, our plans did not meet 3 council regulations:

  • Building Regulation 409: Setback from street boundary not complying with Reg. 409 (Min. street setback)
  • Building Regulation 414: Side or rear setbacks not complying Reg. 414
  • Building Regulation 416: Building setbacks not complying with Reg. 416 (daylight to existing habitable room)

More information about these regulations can be found in the Building Commission Practice Notes.

We had the option of Metricon applying for the report and consent as the builder on our behalf or applying ourselves as the owners.  We elected to apply as the owners to enable us to deal directly with our neighbours and show them our plans and how they impacted on the regulations.  In order to simplify this process we drafted a letter for both our neighbours (left and right sides) to sign stating that that they “did not have any objection to the above proposal’s non compliance and grant permission for the above to occur.”  Whilst they were not obliged to utilise the letter we drafted, both neighbours were happy to sign it.

If we did not provide any comments from the neighbours in relation to the regulations to the council as part of our report and consent application, the council would be required to write to all adjoining property owners that were affected, notifying them of our application and give a time of 10 days for a response. This would also have been the case or if the builder had applied for the report and consent on our behalf.   We felt by speaking to the neighbours personally and getting their consent directly that this helped facilitate and expedite the council approval process.

Our application to the council included the following statement:

The proposal for our dwelling requires report and consent as follows:

  1. Front setback (409) – by bringing the house forward, more secluded open space is created to the rear and excavation costs are minimised with this reduced setback. In addition, the frontage is similar to the adjoining residence’s frontage to the south of the subject site.
  2. Side setback (414) – the side setback of x.xx meteres is only marginally less than the required x.xx metres for the building height. The impact is minimal, and will not detrimentally affect the adjoining neighbours in any manner.
  3. Daylight to existing habitable room windows (416) – does not comply by a minimal amount, and will still be providing an excess of 3m2 light court with a minimum dimension 1m clear to sky.

We have discussed the above issues with both our neighbours and showed copies of the site plan for the proposed dwelling and they have given their written consent (attached), and therefore request that our application be approved.

We submitted our report and consent application to the council on 13 Feb 2012 and received council approval 8 days later on 21 Feb 2012.  We provided Metricon with the council report and consent approval letter so that it can be supplied to the building surveyors when applying for building permits.


Preliminary contract meeting – our house is flipped

3 02 2012

This week we received our preliminary contract and had our preliminary contract meeting with our Sales Consultant, Melissa at the  Metricon Head Office.  After many emails and phone calls, it was also nice to finally meet face to face with our Customer Sales Coordinator, Karen.

Since we received the first version of the preliminary contract plans back on the 16th Jan, there has been a few changes.  The most significant change has been that our floor plan has been flipped so the garage is now on the left hand side (south side) of the property.  This of course has meant that we had to apply to council to get the driveway crossover to be relocated to the south side of the property.  To the council’s credit they turned this request around very quickly and pre-approved the changeover in under 2 days!! Metricon can now proceed with the plans flipped.  Great work.

The reasons for flipping the house include:

  • A better design outcome for the proposed building design:- Locating the garage to the south will allow for appropriate positioning of north facing living areas.  In particular, the outdoor alfresco will have a northern aspect. It will also allow for potential building regulations to be easily met with appropriate building design.  However, we will still need to apply for Report and Consent for 3 regulations.
  • Visual surveillance along the driveway when reversing the car from the garage:- The current crossover location does not allow for comfortable visual surveillance for traffic approaching from the north end of street due to a sharp bend in the road. Relocation will allow for safer existing.
  • Widening of the crossover: – The current crossover is very narrow in width and when we relocate we will seek a wider crossover that meets Council specifications for the relocated crossover for easier entry and exiting.

At the preliminary contract meeting, we made a number of variations (adding, removing and correcting items).  We plan to review the contract further at home over the next few days before signing and see if there is any more opportunity to cut some costs.  It was very exciting to get to this stage.

I am currently creating a floor plan using Microsoft Visio based on our latest plans provided by Metricon and will post it as soon as I finish it.

Both Melissa and Karen have been very helpful in answering our questions and following up on a number of items promptly over the past few weeks and getting us to where we are.  Thanks guys!

Preliminary Contract Plans Received by Email

16 01 2012

Today we received our preliminary contract plans by email from Karen, our Customer Support Co-ordinator (CSC). How exciting!!!!

We will go over the plans in detail over the coming days. But one obvious thing we noticed in a glance over of the plans was the missing outdoor room extension. We were notified last year that we couldn’t get the Grand Outdoor Room due to the amount of cut needed out the back, however, we were advised we should be able to get some sort of smaller extension.  I have sent an email back to Karen asking her to clarify this.

Looking at the documents, it seems like we will need to apply for three Rescode Report and Consent items with the council.  We will apply for this ourselves as the owners with the help of our close friend who is a seasoned designer.