Clarendon Homes NSW tender presentation frequently asked questions
YOUR GUIDE TO The Tender Presentation
Development Application Vs Complying Development Certificate for your new home
Your Tender appointment is one of the most exciting parts of your building journey. You will be presented with a quotation that outlines the overall cost and any specific materials or items required to construct your new home on your property. There will be some decisions that need to be made, and we believe the best decisions are informed ones. Therefore, we are committed to giving you the whole story from the very beginning. We’ve done your homework so you don’t have to
Complying Development Certificate (CDC)
Development Application (DA) A Development Application (referred to as a DA) is an application to build a new home that is obtained through Council. A completed DA includes a range of comprehensive documents including specialist reports and any matters required for the DA as listed in the Environmental Planning and Assessment Regulation. Clarendon Homes will take care of this application for you, although the timeframe for approval will depend on which Council the application is logged with. Most councils determine straightforward and complete applications in 40 days or less. It is important to note, neighbours will be notified of your development approval, and will have a chance to comment.
It is now possible to carry out low impact developments without having to lodge a development application (DA) through Council, using the State wide complying development code. The Complying development is a key part of the planning system, saving applicants significant time and money. Complying development is a combined planning and construction approval for development that meets pre-determined development standards. Determination of a complying development application (CDC) relies on a code-based assessment. A private accredited certifier can issue a CDC. CDC is a strictly numerical code assessment, there this no merit based assessment and strict compliance is required. CDC applications must be notified to the neighbours but they have no impact on the decision of the application.
This guide will help you understand some common building terminology used in the early stages of your build journey.
There are reasonable costs involved in a development approval, which will be part of your tender documentation.
The information and illustrations in the document are to be used as a guide and may not represent the actual stage or terms in your building contract. Please speak with your Sales Consultant for more information.
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Provisional Allowances
A Provisional Allowance, often referred to as a PA, is an amount estimated for an item until further information has been obtained to be able to provide a specific price. PAs can be noted in your tender for optional upgrades like kitchens, electrical, tiling, stairs and colour selections for budgeting purposes. Other examples of PA’s that will be clarified during construction include rock excavation, sewer and traffic control. At the time that your tender is prepared, we don’t have the necessary reports to fix these costs.
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Structural Changes
Building on a Slope
A structural change refers to any modifications or alterations to your home that differs from the original home design floorplan. Structural changes can include but are not limited to, mirroring the floorplan, ceiling heights, the positioning of doors, walls and windows, the style of facade and lifestyle options.
you would like to make although in some instances, we may not be able to. These reasons may include compliance for approvals, construction restraints, building policies, or the timing of the request. No structural changes can be made after your contract has been signed as this can affect the building approval. Your tender appointment is an opportunity to confirm what structural changes you would like for your home. Any structural changes made post tender acceptance will incur an additional fee.
A sloping block is when the land has an incline or decline from the front to the back of the block (or even slopes sideways). Generally a rise or fall of less than three meters over the build area is suitable for most of our homes. A number of factors will determine the ability to build your preferred house design on your site, and in some occasions we may need to add additional foundations to the home. We will need to consider factors such as the direction of the slope, the requirement of drop edge beams, rock
removal, the need for retaining walls, and any possible internal step downs. These site variations do come at an additional cost, but are necessary to comply with approval authorities. After tender acceptance, a contour survery will be done which will determine the levels of the land in order for us to accuratley site the house on the block and understand exactly what will be required to obtain the necessary approvals.
Ensuring your home is a reflection of how you live your life, we will do our best to accomodate the structural changes
Example of step down within the home
STEP DOWN ELEVATION WITH DROP EDGE BEAM (D.E.B)
Examples of floorplan
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Dropped Edge Beam
Cut & Fill
A Dropped Edge Beam or Deepened Edge Beam (DEB) is when the edge of the concrete slab of your home is extended down to natural ground level to contain fill within the external walls of the home. The external brickwork also extends down, tying it in with the overall look of the house. They are usually required on sloping sites or on sites
that may be flood affected. Some councils make DEB’s a requirement for any areas of exposed fill. A DEB is an initial up front cost to the new home however it offers a neater, cleaner look and can eliminate the need for retaining walls later on after the home is completed.
Cut and fill refers to the movement of soil over your block using an excavator or other machinery to provide a level building platform to construct your new home. The site may be cut in the higher sections and filled in the lower sections to achieve the level building platform. Given most sites are not totally flat and the topsoil often is not suitable
for placement under a slab, we often need to ‘export’ (remove) soil or ‘import’ (add) soil to provide a level building platform. Once the platform is level, it is compacted to the approved ground level, in preparation for the piers to be installed and slab poured.
STEP DOWN ELEVATION WITH DROP EDGE BEAM (D.E.B)
Drop edge beam from the outside of completed home
CUT AND FILL ELEVATION
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Stormwater Drainage & Hydraulic Designs
When building a new home, it is important to ensure any future rain water is collected from the roof, driveway and footpaths and is properly managed to avoid excess water runoff onto council and/or neighboring properties. Vacant land in new subdivisions doesn’t generally require a hydraulic design to be completed by an engineer, because the developer provides the necessary provisions and infrastructure to drain the right amount of water for future development in the area. For vacant land, we submit a concept stormwater design (which forms part of our drawings) to council or the certifier for approval. For knock down rebuilds in existing suburbs, especially in older areas, the stormwater infrastructure often isn’t adequate to carry the amount of water runoff from new homes that are typically bigger than they used to be. Because of this, councils have put policies in place to
ensure the stormwater runoff on new or re-built homes will not overload the current infrastructure in the area. This is when a qualified hydraulic engineer is required to design a system that will satisfy council - a requirement for the home to be approved. Even when lodging a Complying Development Certificate (CDC) application, councils policies around stormwater disposal are still necessary. Depending on the council and the approval, certification of the design and work (including the ‘work as executed’ survey) may be required to show council it has been built to the appropriate design. If a professional hydraulic design is required for your approval, we will include the cost of the design in the tender document. We will also provide a provisional allowance to cater for the costs of work related to the design, which can’t be determined until the design is complete.
Stormwater Pipe
Underground on-site Detention Tank
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Demolition
Traffic Control
If you are demolishing an existing dwelling to make way for your new home, you are required to obtain all the necessary application and approvals and arrange a demolisher to undertake the work. When demolition is carried out is up to you. However, we recommend that
demolition should not occur until council or the local certifier have approved your new home. Your customer service consultant will notify you of these approvals and prompt you at an appropriate time.
Traffic control is necessary to safely direct motorists and pedestrians around a worksite. It is often required around knockdown rebuild (KDR) properties however, it can be useful in new estates depending on the street we are building your home in and the number of large trucks delivering large bulky items such as metal frames, timber trusses and reinforcing mesh. The traffic control team assists when trucks or deliveries are accessing the building site to ensure the road and area around the work site are safe for pedestrians and passing traffic. If sites are close to school zones, traffic lights, roundabouts, corners or busy main roads, then additional traffic control may be appropriate and costed in the tender document.
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Tiger Tails
There are times when overhead power lines are too close to building works. To avoid risk or injury to anyone on or around the site, power lines are protected with a cover commonly known as tiger tails. Lines that may require tiger tails include mains lines across the front of a property and/or neighbours’ lines next to the property and telecommunications lines. The need for tiger tails is determined by the height of the lines, distance from the house and access points for deliveries. If mains lines are within close proximity, we are required to obtain a quote from the energy provider to install the tiger tails prior to construction starting. Because we can’t obtain their advice and quote until we are closer to starting construction, we will aim to put a provisional allowance in the tender document if we think they may be required.
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Tree Removal
If there are trees on your property that need to be removed for your home to be constructed, we will shade the necessary trees on the site plan.
Given that we only apply for the removal of trees necessary for your new home to be built in our plans, if there are any trees on your property not shaded on our site plan but you want trees removed, you will need to obtain the approval for these separately to our DA. Councils take tree removal very seriously and if the relevant permit is not issued to allow trees to be removed there are very hefty fines that are applied. If in doubt call your local council.
If we are obtaining council approval, the shaded trees on our plan are automatically approved with the house application. We are, however, required to comply with any conditions council may place on the approval depending on the assessment. In the case of a CDC (Complying Development Approval), any trees that need to be removed will require to be applied for separately with council unless the trees are closer than 3 meters to the new home and less than 8 meters in height. It is your responsibility to obtain separate council approval for any necessary trees to be removed prior to CDC approval. In some cases it may be necessary to engage an arborist.
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BASIX & NatHERS
The Building Sustainability Index (BASIX) sets sustainability targets for water and energy as well as minimum performance levels for the thermal comfort of the proposed development. These targets are expressed as a percentage. They apply to all new residential dwelling types and are part of the development application process in NSW. The BASIX requirements are for water and energy usage and thermal comfort performance.
To approve such developments, the consent authority requires evidence that the development plans meets the BASIX requirements.
Because every home is different, site orientation, climate zone, glazing style and position, number of bedrooms and appliance types are all factors that impact the NatHERS result. Some elements of your home may need items added or upgraded to suit these BASIX and or NatHERS requirements and compliance. This information will be determined as we are preparing for your council lodgements.
The Nationwide House Energy Rating Scheme (NatHERS) measures a home’s energy efficiency to generate a star rating. The higher the star rating, the less energy needed to heat and cool the home. NatHERS Assessors currently use the house plans and building specifications of a home to input data into a NatHERS accredited software tool to estimate the amount of heat that needs to be added or removed to keep that home comfortable all year round. The NatHERS tools then generate a certificate and NatHERS star rating out of 10. This star rating measures the home’s thermal performance, based on its structure, design and materials. The NatHERS certificate allows the assessor to complete further analysis of the structure and design.
Water - designed to reduce your water usage, through water reuse.
Energy - designed to reduce your electrical consumption by installing energy efficient appliances.
Thermal - designed to ensure that new homes constructed, expend less energy using construction materials.
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Swimming Pools
If you intend to install a swimming pool please advise your tender presenter at your appointment, or your customer service consultant as soon as possible. We will need to know the details of what you are planning so that your site plan can be prepared accordingly. Noting the exact location of the pool on the site plan will ensure all underground services are directed away from this area. You will need to check that it does not affect any existing services, like sewer lines. Additional piering may be required if the pool is going to be less than three meters from the house. We can allow the pool’s coping to be as close as one meter from the house, with approval from the Clarendon Homes team. The size and depth of the pool also impacts piering as well. In the case of an existing pool, it must maintain a temporary site safety fence as well as a Clarendon Homes approved pool performance cover over the pool. Both will be approved by the site supervisor. This is required before construction starts and remains until handover.
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Images are for illustrative purposes only and may contain items that are not included in the standard specification or supplied by Clarendon. Clarendon Homes (NSW) Pty Ltd BL2298C ABN 18 003 892 706. E&OE. 6/23
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