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Building a Secondary Dwelling

Parramatta City Council encourages homeowners to consider building a well designed secondary dwelling, also known as a 'granny flat'.

As part of its Affordable Housing Policy and Implementation Plan, Council has prepared the following information to equip homeowners on planning for a secondary dwelling.

Where to go for more information?

Parramatta City Council
Ph: 9806 5050

NSW Department of Planning and Infrastructure
Ph: 1300 305 695
Website: www.planning.nsw.gov.au

Building Professionals Board (BPB)
Ph: 9895 5950
Website: www.bpb.nsw.gov.au

What is a secondary dwelling?

A secondary dwelling (commonly known as a 'granny flat') is a self-contained dwelling established in conjunction with another dwelling (principal dwelling) and is on the same lot of land as the principal dwelling (not being an individual lot in a strata plan or community title scheme). A secondary dwelling may be constructed in the following forms:

  • Attached to the principal dwelling.
  • Detached from the principal dwelling.
  • Separate dwelling within the principal dwelling.

What are the benefits of a secondary dwelling?

  • A positive way to add value and flexibility to your home.
  • A popular and affordable form of housing for elderly family members or younger people who have not left home, in response to increasing rent and living costs.
  • Can provide extra income if rented out.

Case Study

“There are lots of positives about granny flats. My adult son lives in a detached flat at the back of our house. It makes me happy that he is still part of the family while having his own privacy. The reason I built a secondary dwelling on our property in the first place was to provide him with affordable housing and support for the family.” Barry from Winston Hills

What are the requirements for building a secondary dwelling?

Click the link below for the requirements for building a secondary dwelling:

http://www.planning.nsw.gov.au/LinkClick.aspx?fileticket=vldAEayqCeY%3D&tabid=313&language=en-AU

 

How do I apply for and get approval to build a secondary dwelling in the Parramatta LGA?

Pod System designed by Order Architects, winner of Australian International Design Award 2007

There are two ways to apply for approval.

1. Applying for complying development

If your plans for a secondary dwelling satisfy all the provisions of the Affordable Rental Housing State Environmental Planning Policy (SEPP) 2009 and the requirements of the Exempt and Complying Development Codes SEPP 2008 you can apply under the provisions of complying development for an approval.

Complying development may be approved in 10 days by a Council accredited certifier or private accredited certifier, if it meets all the provisions in the above SEPPs. If you require details of an accredited certifier (Council or private) the Building Professionals Board website can assist you.

2. Applying for a development application

If your proposal does not meet all the requirements under the Affordable Rental Housing SEPP 2009 and the Exempt and Complying Development Codes SEPP 2008, you will need to lodge a Development Application with Council. The secondary dwelling will be required to meet the requirements of Parramatta Local Environmental Plan 2011 and Parramatta Development Control Plan 2011.

Good building design and why is it important?

Good building design will help ensure a secondary dwelling enhances your property and minimises the impact on your neighbours.

It is suggested you consider the following when designing your secondary dwelling:

  • Choose a location which preserves existing views, outlook, natural features and landscaping on the land.
  • Design the secondary dwelling to be harmonious with the principal dwelling and locality with respect to design, external materials, finishes and colour schemes.
  • Provide private open space and recreation areas for the occupants of the principal dwelling and secondary dwelling.
  • Provide a well defined entrance for the principal dwelling and the secondary dwelling.
  • Design living areas to face the north where possible and design window and door locations to maximise cross ventilation.
  • Provide generous and workable internal living spaces.
  • Use high quality, durable and complimentary materials.
  • Design the dwelling to exceed environmental sustainability principles required by BASIX.

Does a Section 94A Development Contribution levy apply to secondary dwellings in the Parramatta LGA?

The payment of development contributions is required for new secondary dwellings with a value exceeding $100,000. For further information, see below:

What is a development contribution levy?
A development contribution levy is a fee required to be paid to Council by any person undertaking a new development. The money is used by Council to provide improved or increased public infrastructure and facilities in accordance with the Environmental Planning Assessment Act, and Regulation.

When does the development contribution levy apply?
The levy applies to all new developments, including complying developments, within the Parramatta local government area.

Does the development contribution levy apply to secondary dwellings?
The levy applies to secondary dwellings with a value exceeding $100,000.

How will I know if I need to pay the levy?
The person issuing the approval for your secondary dwelling, being either Council or a private certifier, is required to determine if the levy will apply.

How much is the levy?
The levy is dependent upon the value of the development and is summarised below:

Development Value

Development Contribution Levy (% of development value)

Less than $100,000

Nil

Between $100,001 and $200,000

0.5%

Exceeding $200,000

1%

Who do I pay the levy to?
If applicable, the levy will need to be paid to Parramatta City Council.

When do I need to pay the levy?
If applicable, the levy will need to be paid prior to the release of either the complying development certificate or construction certificate.

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