Converting a Garage to a Habitable Room

Cost estimations forecast the resources and associated costs needed to execute a development. These reports must explain the methodology used to calculate the estimate.

The value of works estimate must include the value of costs such as labour (i.e. specialist tradespeople) as well as the value of materials and fixtures to be used, as opposed to what the developer is paying for them.

For example, if labour is being provided “for free”, that labour still has a value which must be accurately included in the estimate of the value of works.

For development with a value of $0 to $150,000, a cost summary report may be prepared by the applicant or a suitably qualified person.

For development with a value of greater than $150,000 to $3 million, a cost summary report may be prepared by a suitably qualified person.

For development with a value of greater than $3 million, a detailed cost report is to be prepared by a registered quantity surveyor.

Download and complete the estimated development cost form

To lodge a Development Application (DA), you must obtain consent of the landowner, which includes the signature of every landowner.

If the owner is a company or owner's corporation, the application must be signed by a person under the common seal.

If your property is a strata unit and you are proposing development beyond your entitlement, you will need to get the approval of the owner's corporation.

If you have recently purchased the property, Council may not have received formal notice of the sale, and the former owner will be the listed on Council's records. You will need to provide Council with a copy of the transfer of sale or a letter from your solicitor advising ownership has changed.

This plan will detail waste management and minimisation activities to be carried out during demolition, construction and operation of the premises/development.

This plan will need to:

• specify waste by type and volume and nominate reuse and recycling potential
• nominate siting of waste storage and recycling facilities for demolition, construction and final use
• detail how and where residual wastes will be disposed of, and
• explain how ongoing waste management of the site will operate.

A plan of the site to provide the context of the proposed development.

The plan must show the exact location of buildings and other features on the site, at the same scale as the plans and elevations.

The plan must include the following details:

• north point (true north)
• scale (show ratio and bar scale), lot dimensions and areas
• date, plan number, amendment number
• position of all existing structures, contours and spot levels
• position of structures, including trees on adjoining land (including the street and adjoining parks or open space), especially window locations in adjoining buildings with top and bottom of sill heights
• position of existing trees on both the site and adjoining sites (including the street and adjoining parks or open space), and reduced level at the base of such trees, and their height and canopy spread
• the location and levels of any solar panels on adjoining lots

Please ensure that your document includes the following before uploading:

• the location, boundary dimensions, site area and north point of the land
• existing vegetation and trees on the land
• the location and uses of existing buildings on the land
• existing levels of the land in relation to buildings and roads
• the location and uses of buildings on sites adjoining the land

Plans which detail:

• each level in the building/s must include existing and proposed work
• clear and fully dimensioned plans coloured or marked to show new work
• layout, partitioning, room sizes and internal uses of each part of the buildings
• kitchen, laundry, and bathroom layouts including the location of fittings and fixtures
• location of windows, doors, and other openings
• finished floor levels to Australian Height Datum or assumed datum
• wall construction and dimensions
• notated section lines showing the location of all sectional elevations

Notification plans are reduced A4-sized copies of the site plan and elevations of a proposed development.

The reduced elevations should be exact copies of the elevations submitted with the DA, and the reduced site plan must not show any of the internal layout of the proposed development.

Ideally, all of this information should be provided on one (1) A4 page (back and front).

The statement of environmental effects is a report that details and explains the likely impacts of the proposed development both during and after the development, and the proposed measures that will mitigate these impacts.

It also includes a detailed assessment of the proposed development having regard to all policies and planning controls that apply to the land or type of development.

The statement includes written information about proposal and any other factor of your proposal that cannot be readily shown by your plans. A high-quality statement of environmental effects is an important component to a development application.

A statement of environmental effects details the likely impacts of the proposal, and the proposed measures that will mitigate these impacts. It is a written statement about the proposal that supports your plans and drawings.

For applications that do not propose any work, such as change of use applications, a statement of environmental effects is still required. The statement must outline how the use is permissible and complies with the planning polices but also how the use will operate if consent is granted, e.g. number of staff, hours of operation, vehicular access and loading and waste management.

Please note: If a development is seeking a departure from acceptable solutions listed within the Shoalhaven Development Control Plan (DCP) 2014, a variation statement is required in accordance with Chapter 1 of the DCP.