Suss My Block: 9 ALDER PLACE DUBBO

1. Confirm: no existing granny flat, no building over an easement, sewered, not landslide land.
2. Order the s10.7 planning certificate and ask council whether it is a flood control lot.
3. Interim heritage order: no CDC; talk to council before designing.
4. Confirm the sewer connection with Dubbo Regional Council (local water utility).

Site analysis plan - concept (concept/template only)

• ☐ North point, scale, lot boundaries with dimensions and area
• ☐ Existing buildings (to stay or go); neighbouring buildings and windows facing the site
• ☐ Contours or spot levels and fall direction; overland flow path
• ☐ Trees on site and within 5 m of works (species, spread)
• ☐ Services: sewer main and junction, water, power, stormwater outlet, easements
• ☐ Street frontage, driveway/crossing, kerb and footpath
• ☐ Solar access, prevailing winds, views, noise sources
• ☐ Setback and envelope lines (from this report's concept plan)

CDC eligibility checklist (concept/template only)

• ☐ Development is listed as complying development (Housing Code, LRHD Code or Pattern Book)
• ☐ Land is not excluded (heritage item, SHR, IHO, HCA where it applies, flood category, BAL-40/FZ, environmentally sensitive land)
• ☐ s 10.7 planning certificate parts 2 and 5 obtained
• ☐ Lot area and frontage meet the Code minimum
• ☐ Height, setbacks, site coverage, landscaped area and private open space all comply - no variations possible
• ☐ Floor area within the limit (granny flat 60 m²)
• ☐ No subdivision proposed (granny flat)
• ☐ BASIX certificate obtained
• ☐ Water authority approval obtained

Statement of Environmental Effects (SEE) outline - DA (concept/template only)

CONCEPT ONLY - NOT FOR LODGEMENT

Structure follows a real submitted granny flat SEE. Each heading needs site-specific facts and evidence; a bare "no impact" statement is not enough.

• 1 Introduction: proposal (secondary dwelling and site works, landscaping); zone and LEP/DCP that apply; the Acts and plans considered (EP&A Act 1979 s 4.15)
• 2 The site: frontage, shape and area; slope, vegetation and existing dwelling; flood, bushfire, geotechnical and contamination status
• 3 Visual setting: estate/streetscape character, finished floor level against the street, external materials (e.g. brick veneer, Colorbond roof)
• 4 Transport and infrastructure: road access, nearest bus routes and footpaths
• 5 Access and traffic: pedestrian amenity, driveway width and sight lines, car parking table (existing dwelling rate + secondary dwelling rate = total), vehicle/pedestrian conflicts
• 6 Privacy, views and overshadowing: visual privacy (fencing, separation to neighbours' habitable rooms), acoustic privacy (no shared walls or plumbing), views, shadows
• 7 Air and noise: odour or fume sources; construction hours and equipment
• 8 Soil and water: water supply and sewer connection applications, water-efficient fixtures, stormwater (rainwater tank, overflow to the legal point of discharge), landscaping, erosion and sediment control (silt fence, sandbags)
• 9 Heritage, energy (NCC/BASIX compliance), waste (refer to the waste management plan) and hazardous substances (paints, glues, hydrocarbons)
• 10 Planning controls: LEP zone and objectives, secondary dwelling size limits (e.g. 60 m² and the % of principal dwelling test), DCP sections, SEPPs, integrated development (s 4.46)
• 11 Suitability of the site and the public interest
• 12 Summary
• Appendix A: waste management plan

BASIX / NatHERS - specification list (concept/template only)

Worked example from a real 2-bedroom, about 60 m² brick-veneer granny flat (NatHERS climate zone 48, 7.8 stars against a 7.0-star target). Your certificate sets your own figures; these are not your requirements.

• Certificates: BASIX certificate lodged with the DA/CDC within 3 months of issue, accompanied by the NatHERS certificate it names; plans stamped by the accredited assessor
• Scores (example): water 32 (target 30), energy 66 (target 65), thermal performance pass, materials reported
• Thermal loads (example): cooling 16.1 MJ/m².yr (limit 31.6), heating 45.2 (limit 72.6), adjusted total 61.3 (limit 79.0)
• Water: showerheads 4-star, toilets 4-star, kitchen and basin taps 5-star
• Floor: concrete slab on ground, 300 mm waffle pod
• External walls: brick veneer, timber frame (H2 treated), R2.0 batts + vapour-permeable foil; medium colour (solar absorptance 0.475-0.70)
• Ceiling/roof: R3.0 main ceiling batts, R2.5 edge batts; metal roof with sarking; light colour modelled as worst case
• Glazing: about 9.9 m² aluminium single-glazed (3 mm clear); substitutes must have equal or lower U-value and SHGC within 5% (example U 6.43, SHGC 0.76)
• Hot water: gas instantaneous 5-star or better
• Heating and cooling: air conditioning EER 3.0-3.5 or better in at least 1 living area and 1 bedroom
• Ventilation: bathroom, kitchen and laundry exhaust fans ducted to façade or roof, with dampers
• Lighting: at least 80% LED/fluorescent; window or skylight in the kitchen and 1 bathroom; ceiling penetrations (IC-rated downlights) as per the electrical plan
• Building sealing: weather-stripped external doors, windows to AS 2047, service penetrations sealed
• Other: fixed outdoor clothes line; floor coverings as modelled (tiles to living and wet areas, carpet to bedrooms)
• Certifier check: receipts showing materials match the certificate; certificate attached to the occupation certificate application

Fire safety statement - concept (concept/template only)

The reference statement was one line (building on or behind the DCP setback). A fuller statement usually covers the points below.

• ☐ Building class (Class 1a secondary dwelling) and the NCC volume that applies
• ☐ Distance to each side and rear boundary and to the existing dwelling (fire separation; walls within 900 mm of a boundary or 1.8 m of another building need fire-resisting construction)
• ☐ Setbacks meet the DCP/Code
• ☐ Smoke alarms hard-wired and interconnected (AS 3786), location per the NCC
• ☐ Eaves, gutters and openings near boundaries comply
• ☐ Bushfire (BAL) construction if the land is bushfire prone

Building specification checklist (concept/template only)

Headings follow a general housing specification read with the contract, plans, the NCC and the BASIX certificate.

• ☐ Introduction: prevailing documents, order of precedence, definitions, prime cost and provisional sums
• ☐ Compliance: NCC Vol 2 / Housing Provisions, BASIX commitments, Home Building Act, authority requirements
• ☐ Owner obligations: permits and fees, water and sewer connection, temporary power, sanitation
• ☐ Site works: engineer's instructions and soil class, mine subsidence, excavation, underfloor fill, termite management
• ☐ Footings and slabs: concrete, slab on ground or suspended slab, sub-floor ventilation and access
• ☐ Retaining walls as shown on the approved plans
• ☐ Drainage: sanitary drainage to sewer, stormwater drains as on the site plan
• ☐ Framing: timber or steel framing, lintels, bracing, posts, flooring, roof framing
• ☐ Roofing: tiled or metal roof, gutters and downpipes, flashings, corrosion protection, sealants
• ☐ Masonry: bricks/blocks, damp-proof course, weepholes, mortar, lintels, cleaning
• ☐ Cladding and linings: external cladding, eaves linings, internal linings, wet-area waterproofing
• ☐ Joinery: door frames and doors, windows to the NatHERS certificate, architraves and skirting
• ☐ Services: electrical, plumbing, gas, hot water
• ☐ Tiling: walls, floors, general
• ☐ Painting and annexure: schedule of works, owner selections

Stormwater - reference only (concept/template only)

• Identify the legal point of discharge (kerb, inter-allotment drainage easement or council pit)
• Roof water to a rainwater tank (BASIX), overflow to the discharge point
• On-site detention if the council DCP requires it
• Keep the overland flow path clear; floor levels above finished ground
• If the lot falls to the rear with no easement: a drainage easement or an absorption/pump-out design is needed

Waste management plan - concept (concept/template only)

CONCEPT ONLY - NOT FOR LODGEMENT

Draft based on a real granny flat DA. For each material: estimated volume; on-site reuse; off-site recycling; disposal. Volumes are examples for a ~60 m² build.

• Excavation material (TBC): minimise cut and fill; reuse as backfill behind retaining walls; excess sold as clean fill or to a recycler; not to landfill
• Green waste and topsoil: stockpile for landscaping or mulch; excess to recycler; not to landfill
• Rock: stockpile for landscaping; excess to recycler
• Concrete (TBC): excess used for paths and minor works; excess to recycler; not to landfill
• Timber pallets (<5): returned to supplier or recycled
• Other timber (<3 m³): offcuts reused for formwork; balance recycled by waste contractor
• Steel reinforcement (<2 m³) and scrap metal (<1 m³): order to suit, offcuts to a metal recycler
• Mixed waste (<20 m³): skip bin on site, removed by a licensed contractor to an approved landfill
• Demolition (if any): materials and volumes; asbestos removed by a licensed removalist (buildings before 1990)
• Ongoing: bin numbers and storage area per dwelling, path to the kerb