BUILDING A DUAL OCCUPANCY HOMES ON THE CENTRAL COAST

BUILDING DUAL OCCUPANCY HOMES ON THE CENTRAL COAST: A USER-FRIENDLY GUIDE

If you’re thinking about building a dual occupancy dwelling on the Central Coast, it’s crucial to get familiar with the Central Coast Council’s guidelines.

These regulations can be a bit tricky, so I’ve put together this guide to help you navigate the process.
I’ll cover everything from Development Applications (DAs) to Complying Developments (CDCs) and offer practical tips along the way.

WHAT IS A DUAL OCCUPANCY?

A dual occupancy is a property with two separate homes on a single lot which can usually be subdivided. Sometimes called duplexes, these homes offer flexible living arrangements for homeowners or investors.

BENEFITS OF DUAL OCCUPANCY HOMES

Building a dual occupancy home has plenty of advantages, especially in an R2 low-density residential zone. It can provide additional rental income and make it possible to live near aging family members while still maintaining separate dwellings.

Alternatively, it also provides a variety of exit options and strategies such as keeping both dwellings, selling 1 and keeping the other or selling both. Consider a variety of design options and think outside the square to see which best suits your project.

For example, you maybe able to retain an existing dwelling and build a new dwelling as the second home, rather than immediately thinking you need to knock down the existing dwelling.

CENTRAL COAST COUNCIL DUAL OCCUPANCY APPROVALS

If you’re planning a dual occupancy project, understanding the approval process for both DAs and CDCs is essential.

The process can be complex, so getting expert advice from an architect, building professional, town planner, and certifier early on is critical. This will also assist in identifying site constraints and managing project risks.

DEVELOPMENT APPLICATIONS (DA)

The DA process is often more involved and is required when a proposed development doesn’t comply with the CDC requirements or when variations are required to planning controls.

For example, properties in bushfire or flood risk areas may not qualify for a CDC.

Here’s what you might need:

• Bushfire reports
• Flood Information Certificate
• Geotechnical Report
• Quantity Surveyor Report
• Waste Management Plan
• Stormwater Drawings
• Landscape Drawings
• Arborist Report
• Acoustic Report

SUBMITTING THE DA:

Gather the consultant reports and prepare your application. Your architectural drawings need to be accompanied by a BASIX certificate before submission.

AFTER THE DA:

The Council will outline their Conditions of Consent once your DA is approved. Address these conditions before applying for a Construction Certificate (CC).

APPLYING FOR A CONSTRUCTION CERTIFICATE (CC):

After meeting your DA conditions, your Architect will coordinate with a Structural Engineer and any other consultants that are required for your project on your behalf.

Your Architect will then submit the Construction Certificate documents to a certifier via the NSW planning portal. Engaging the certifier early can help make the final approval process smoother and identify a checklist of the project requirements.

COMPLYING DEVELOPMENT CERTIFICATE (CDC)

A Complying Development Certificate / CDC can be a faster way to start construction but has more restrictive parameters.

Your property must meet all CDC requirements as well as the relevant Central Coast Council requirements regarding fire risks, flood risks, site coverage, lot sizes, landscaping, open space requirements, and setbacks.

A CDC combines the DA and CC into one streamlined process.

ADDITIONAL CENTRAL COAST COUNCIL DUAL OCCUPANCY SETBACK REQUIREMENTS

When planning your dual occupancy project, be mindful of various setback regulations as well as site specific constraints. These include front, rear, side, corner allotment, garage, and waterfront setbacks. Site specific constraints include impacts on privacy, views, site slope overshadowing and orientation.

Always check the Central Coast Council’s online mapping tool and any relevant consultants to ensure your property complies with these requirements before applying for a CDC. Engaging with the appropriate consultants throughout this process is crucial for a successful project.

For example, if your site is mapped as bushfire prone land, it would be prudent to look more closely into this or consult with a Bushfire consultant in order to minimize this risk.

Always consult the Central Coast Council’s Development Control Plan 2022 in conjunction with the CDC setback requirements and speak with an architect and a certifier to ensure you meet all specific requirements.

TIPS FOR CREATING A SUCCESSFUL DUAL OCCUPANCY

1. UNDERSTAND AND ADHERE TO COUNCIL REQUIREMENTS:

• Local regulations on site coverage, lot sizes, setbacks, landscaping, and open space can be complex.
• Use Central Coast Council’s Online Mapping to determine your property zoning and familiarize yourself with the specific regulations.
• Consult with experts such as Architects, Town Planners and Certifiers to confirm your initial due diligence.

2. OPTIMIZE SPACE & PRIVACY:

• Ensure both homes have optimized space and privacy.
• Use clever design to orient living spaces and bedrooms for natural light while preserving privacy.
• Your architect will be able to assist you on the best ways to incorporate natural screening and noise reduction features.
• By spending time developing an architectural design that provides a high level of amenity you will achieve a higher quality building.

3. BALANCE AESTHETIC AND FUNCTIONALITY:

• Don’t compromise on aesthetic value for more building area. Buildings that respond to their context and in response to the site features add value.
• Use materials like stone, timber, and glass to complement your surroundings and that maximise the outlook without compromising on privacy.

FAQS ABOUT CENTRAL COAST COUNCIL DUAL OCCUPANCY

WHAT ARE THE REQUIREMENTS FOR DUAL OCCUPANCY IN NSW?

• Requirements include lot size, floor space ratio (FSR), building setbacks, and local environmental plans.

WHAT IS THE DIFFERENCE BETWEEN DUAL OCCUPANCY AND DUPLEX?

• A duplex is an attached dual occupancy dwelling where each resident owns their half of the building and land. Other dual occupancy configurations exist.

CAN I BUILD A DUPLEX ON R2 ZONING CENTRAL COAST?

• Yes, recent changes to planning laws permit dual occupancies, including duplexes, in R2 low-density residential areas with council approval.
• You will need to ensure your project is able to satisfy the relevant planning requirements, to achieve a successful project outcome.

WHAT IS THE DIFFERENCE BETWEEN ATTACHED AND DETACHED DUAL OCCUPANCY?

• Attached dual occupancy features shared walls, while detached dwellings are completely separate and both have their own site requirements to satisfy.

FURTHER INFORMATION

CENTRAL COAST COUNCIL DUAL OCCUPANCY

• Download the Central Coast Council – Dual Occupancy and Multi Dwelling Housing documentation, it’s a practical design guide for dual occupancy and multi-dwelling housing to enhance quality and amenity.

STATE ENVIRONMENTAL PLANNING POLICY (EXEMPT AND COMPLYING DEVELOPMENT CODES)

• Click here to view the NSW State Environmental Planning Policy, it’s a streamlined assessment for development with State-wide codes for exempt and complying projects.

NOTE

While every effort is made to ensure that the information contained within this article is accurate and up to date, Slater Architects makes no warranty, representation or undertaking whether expressed or implied, nor does it assume any legal liability, whether direct or indirect, or responsibility for the accuracy, completeness, or usefulness of any information.