DA is done, Happy New Year!

There will be a house. A stylish little two story shipping container house exactly where I want to put it on my gorgeous Flame Zoned block. YAAAYYYYY!!!

1jim-carrey
Little dance of joy.

The Development Application is approved, and will be in the post on Monday, or it’s ready for pick up if I get super keen and go and fetch it from the Council in Katoomba. That is very tempting.

There is of course a slightly longer story to it than that. I need to submit a bit more information for my Construction Certificate (CC) application, which was submitted at the same time as the DA and has mostly been assessed. All the queries on the sub-floor and roof structure were for the CC and most of the design has now been accepted. But I have to submit one more bit of information to get the CC, the custom engineering certification for the steel structure for my house, and I didn’t want to invest in that before the DA was issued. So the two were separated out. Anyway that’s all small fry, this build will happen!

Happy New Year!

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Bending time like Beckham

I think every council is probably issued with a TARDIS.

When it comes to Development Applications, time just doesn’t follow any rules.

If you want to know about “the clock”, have a read of my previous blog post. If you want to know how to make time stand still, talk to council. If you’re not sure what a TARDIS is, well there’s nothing I can do to help you, you need to watch more TV

I never thought the DA would be easy, but I also didn’t think it would take quite this long. It’s not like I didn’t put some research into the thing. The delays are due to a combination of some fair requests for more information, followed by what seems like long and unnecessary delays. It also looks a little bit cheatsy and time-twisting on the part of the council.

The clock on my DA has still not been restarted. There were about 5 weeks in there where I submitted all the required information that had been requested, but the clock stayed mysteriously stopped. The reasons given for the delay were that council are very busy, overloaded with overdue DAs so mine was just not being looked at during most of that time.

That sounds sort of fair, but from what I have read the “clock” is supposed to give an idea of how long DAs actually take, and councils are obligated to make a decision in 40 days “on the clock”. The rules for this mysterious clock are up on this NSW LawLink site, which states that the clock should be restarted when the information requested by Council is provided by the applicant. So not restarting the clock when the information comes in appears to be messing with time, and only Time Lords should be able to do that.

Looking at the average time for DA’s to be fully considered I don’t think many councils actually make the 40 or 60 day limit, so maybe the clock is unrealistic. But if so, the clock is a source of false hope for people submitting DAs, and that’s just plain mean.

I have since had another request for more information and I submitted that just last Friday, and the clock for my DA is still looking stopped. It’s only three working days since I submitted the information, but I’m a bit paranoid as my clock seems to have been totally seized up since September. Time has not moved since then.

Through the roof

It took me the full 21 days to submit the requested information this time, as it involved redesigning the roof in my spare time, and I didn’t have much spare time.

The roof on my house, if my new design is accepted, will no longer involve magnesium oxide boards (MgO) with an FRL of at least 60/60/60, compliant for BAL Flame Zone. What new magical fire repellant material will it involve you may ask? Plywood. Yup, tongue and groove plywood. “But isn’t that less fire resistant?”, would be another good question. Yes it probably is.

Adding a layer of Colourbond steel to the roof, over the top of the MgO board, is not part of the fire-tested system. So there are apparently issues around adding another thermal load to the the MgO Board, and putting more holes in it to screw on the steel sheet. Those are fair concerns and I was asked to address them.

For the record, the Colourbond steel is used in several other fire-resistant BAL FZ roofing systems, has a low thermal load and is reflective so should reduce the amount of radiant heat reaching the MgO Board and therefore possibly improve the system. The MgO Boards are screwed onto frames anyway so the tested system includes perforations, and lots of them close together depending on what you are fitting the boards to (for example heaps more screws are used to clad structural beams than for wall cladding), so the number of perforations needed to attach the Colourbond would not exceed the number of perforations in their other tested systems.

However, I have had enough of this new BAL FZ frontier and am not going to be the one to try to convince council, RFS or anyone else that a combination of materials that has not been specifically tested should be OK for Flame Zone. The boxes on my DA need to be ticked, preferably quickly. To be fair, I also don’t expect council to stick their necks out and be the first to approve this system, given the high risk of fire in the Blue Mountains. So I found a different BAL FZ compliant roof system that uses Colourbond, timber frames, an Anticon insulation blanket and plywood, and I have put that on the roof instead. I have no doubt this system is not nearly as fire proof as MgO Board, but then I have 2mm corten steel and yet more insulation under that so it’s not going to be a cause for concern.

More pesky perforations

The other issue was the need for vents in the sub-floor, when the MgO Board system had not been tested with vents in it. So you shouldn’t have holes in the sub-floor due to fire risk, but you have to have holes for ventilation to comply with BCA. There is no reason why vents can’t be just the same as doors and windows, it’s not like this wall system is hole free over the entire house, so with the generous help and advice of local builder Frank from Mountaincraft Constructions we planned out a sub-floor that, we hope, should keep everyone happy.

Now that is all submitted, I am hoping that time might start to behave normally again very soon.