Council approval - new shed

jtrain81 · May 02, 2020 3:59 pm

Hi all

Im in Adelaide. I am replacing a 46 year old shed (36M2) with a 48M2 new shed from Stratco. It will go in the same location as the old shed, but will go on a new slab.

I have been stuffed around by council since January going through their hoops, as you would expect. Long story short, I had to get a soil core sample done with a report for $815 from a private engineering firm.

My question is this, like most of us, I live in a suburb where there are new homes and other construction projects going on in every street every day of the week. What could core samples possibly reveal about the soil/ground on my block, that wouldn't be evident in all the other nearby building projects? The area is flat and there is no history of the suburb being used for industrial purposes.

To add insult to injury, after spending nearly $1200 so far on development and building approval plus this report, they have asked me to go back to the same engineering firm for a construction report, despite the fact Stratco have provided a significant engineering report already that covers footings and all other facets of the new shed build.

The shed is just that. It's not a granny flat, nobody is going to live in it, there's not going to be any plumbing or sewer connections, it's not going to impact on boundaries and boundary fences or neighbours, and most importantly, whilst bigger than the existing shed, it will occupy most of the same footprint.

Am I missing something, or is a Category 1 development (separate/uninhabited outbuilding), as this has been classed in SA, really requiring this level of red tape and expense just to get approval?

Cheers
JT

worldofmud · May 02, 2020 9:22 pm

Hi jtrain81,

The council normally give some indication as to why they require some soil testing. If not in the letters it may say in the test report why it was needed.

jtrain81

My question is this, like most of us, I live in a suburb where there are new homes and other construction projects going on in every street every day of the week. What could core samples possibly reveal about the soil/ground on my block, that wouldn't be evident in all the other nearby building projects?

There are lots of variables but it really depends on the reason they have asked for a borehole-What were the conclusions of the testing?

There are so many developments going on the sheer volume requires a tick box system that is quick to check through without any prior knowledge.

If the DA system is slow now imagine the time it would take for a councilperson to cross-reference neighbouring sites and reviewing the findings of other the reports, then there the issue of interpreting the reports and the ground encountered with likely site conditions. Whats close enough to be valid and who makes that call? Is a shed the same as a house in the way it reacts with the ground? And what if they get it wrong and someone's property is affected-council needs more staff to go-to court.

Be painfully slow.

Currently, they have a tick box: Soil report required for this development type in this area? Yes because of X. Is soil report included in DA? Yes. Does the soil report highlight any problems relating to X? No Tick. Next

Councils do make mistakes but if they have requested something its usually to fulfil some clause somewhere. What area/council are you in?

Clare Jay · May 18, 2020 4:04 pm

jtrain81

Hi all

Im in Adelaide. I am replacing a 46 year old shed (36M2) with a 48M2 new shed from Stratco. It will go in the same location as the old shed, but will go on a new slab.

I have been stuffed around by council since January going through their hoops, as you would expect. Long story short, I had to get a soil core sample done with a report for $815 from a private engineering firm.

My question is this, like most of us, I live in a suburb where there are new homes and other construction projects going on in every street every day of the week. What could core samples possibly reveal about the soil/ground on my block, that wouldn't be evident in all the other nearby building projects? The area is flat and there is no history of the suburb being used for industrial purposes.

To add insult to injury, after spending nearly $1200 so far on development and building approval plus this report, they have asked me to go back to the same engineering firm for a construction report, despite the fact Stratco have provided a significant engineering report already that covers footings and all other facets of the new shed build.

The shed is just that. It's not a granny flat, nobody is going to live in it, there's not going to be any plumbing or sewer connections, it's not going to impact on boundaries and boundary fences or neighbours, and most importantly, whilst bigger than the existing shed, it will occupy most of the same footprint.

Am I missing something, or is a Category 1 development (separate/uninhabited outbuilding), as this has been classed in SA, really requiring this level of red tape and expense just to get approval?

Cheers
JT

I recall reading a similar story to yours elsewhere and that person was allowed to rely on their Stratco Engineering report I think. I would ask around before spending any more money. Sounds like you are being taken for a trot around the park....read on, it gets worse.....

I am in South Australia too and it seems we have big problems with our Councils when it comes to Development Authorisations and Approvals! It seems to be just a game to them. - Take note I had full proper Development Authorisation for my build (a very significant home extension) in the Adelaide Hills and my Council substituted falsified Engineering documents to the build for the Footings and sub structure just before the start of the construction (which actually negates the building insurance) without going through the Applicant and without telling me! The Council says it has an 'amended Development Authorisaton', yet it has never produced it - nor would it be permitted by Law, I now am hundreds of thousands of dollars in debt for an illegal death trap of a home - and the Council are refusing to communicate - beware of the antics of Councils and Local Government in South Australia!!

Revinator · May 20, 2020 1:40 pm

Your site may have previously been used for industrial purposes prior to housing who knows. Council is covering their asses and saving you from any possible sickness down the line if the soil is contaminated.

funnybunny · May 21, 2020 5:45 pm

jtrain81

Hi all

Im in Adelaide. I am replacing a 46 year old shed (36M2) with a 48M2 new shed from Stratco. It will go in the same location as the old shed, but will go on a new slab.

I have been stuffed around by council since January going through their hoops, as you would expect. Long story short, I had to get a soil core sample done with a report for $815 from a private engineering firm.

My question is this, like most of us, I live in a suburb where there are new homes and other construction projects going on in every street every day of the week. What could core samples possibly reveal about the soil/ground on my block, that wouldn't be evident in all the other nearby building projects? The area is flat and there is no history of the suburb being used for industrial purposes.

To add insult to injury, after spending nearly $1200 so far on development and building approval plus this report, they have asked me to go back to the same engineering firm for a construction report, despite the fact Stratco have provided a significant engineering report already that covers footings and all other facets of the new shed build.

The shed is just that. It's not a granny flat, nobody is going to live in it, there's not going to be any plumbing or sewer connections, it's not going to impact on boundaries and boundary fences or neighbours, and most importantly, whilst bigger than the existing shed, it will occupy most of the same footprint.

Am I missing something, or is a Category 1 development (separate/uninhabited outbuilding), as this has been classed in SA, really requiring this level of red tape and expense just to get approval?

Cheers
JT

R u building it youself?

I say F*** them just build it yourself. For $1200 you couuld have just get the stuff from bunnings and build it yourself and no one really would care. No one asks for permits when you're selling the house (i think).
or
write to your MP, then things usually get done (after speaking from a friend's experience)

StructuralBIMGuy · May 23, 2020 9:13 am

Good luck with the additional costs and stress associated with retrospective inspections, CDC, Engineering and building approvals.
Google flags Illegal/ non certified Sheds, Patios, structures, every year...LOL, It's a council money spinner.
hth
Chris

funnybunny · May 23, 2020 1:34 pm

what do you mean google flags?

i mean if i built a shed in my backyard without a permit, i doubt if any neighbour would know or care to flag the council?

typical bs to waste our money. I wouldnt get a permit for anything except for a large pergola.im sure there are lot of builders out there who would build without a permit, check on gumtree lol

i mean soil testing really? , i mean if someone was able to build a house on the land, you're telling me that a shed can't be built in the backyard lol, i dont need to be an engineer realise that is bs.

StructuralBIMGuy · May 23, 2020 2:46 pm

No need for a geo report for a patio mate and you can put up a small tin shed without permits
OT, you guys in NSW would do best to follow other states when it comes to certificates of Structural Sufficiency
also petition for a state Building commission.
NSW has the worse record for apartments Buildings "Not Fit For Purpose"
For those in WA Check out BA14 ( Unauthorised Building/Structure) certificates with you local council
Goodluck

MuddyRiverCertifier · Jun 11, 2020 5:09 pm

It really depends on where you are. I can't see Council requesting a soil report for a simple Stratco shed unless there's something out of the ordinary in you area, or for contamination reasons.

If they say it's for structural reasons and it's a straight forward build on flat ground I would push back. Stratco have spent a lot of time developing their products to suit multiple soil types and I don't recall ever hearing of a council building surveyor asking for a test to be done.

ohh and don't build without approval, it can be a major headache to rectify. If you sell, on the Form 1 you have to state if you are aware of any unapproved structures. If you lie and get caught out the new owner could rightly ask for all costs to be borne by you to fix.

alexd · Aug 28, 2020 2:51 pm

the soil test is to reveal how reactive the ground is. Shed slabs designs are usually only designed up to M class soils, anything more reactive than this and the proposed footing/slab design won't comply.
Is your council area known to have reactive soils (high clay content)?
Have you built recently because if you have, there should have been records of the soil testing done when your house was built which you could have used without needing to get additional testing done.

Im not sure exactly what you are referring to with the requested construction report.
Do you mean the engineering certificate?
When you've paid your deposit you'll receive a set of engineering drawings but you also need an engineering certificate, some companies provide them, some don't.

From my experience, Stratco sheds are the most generic in the industry and supply very generic drawings and may not supply the engineering certificate, which could be a reason why the council has been the way they have.

StructuralBIMGuy · May 05, 2021 1:32 pm

The problem is battlers are turning sheds into illegal housing and the Council is on to it
so regulations are tightening
OT, I also see there is a push to promote Building with free used pallets, on other DIY sites, for the Housing industry
Blame Home depot (free pallets)
the regulators and fire engineers are pushing back on Pallet (saved from the trash) homes
hth

Doughboy · May 22, 2021 1:19 pm

A shed building contractor should be able to sort this out for you.
Unfortunately, because everyone is so litigious in contemporary Australia, this is the cost it has brought.
Councils are just covering their backsides.

Has Stratco given you a signed structural detail from an engineer? If not, this is why the engineer request from council. Council is mitigating its liable via an engineer that the shed doesnt blow into someone elses house.

[quote="jtrain81":e7eppz7m]Hi all

Im in Adelaide. I am replacing a 46 year old shed (36M2) with a 48M2 new shed from Stratco. It will go in the same location as the old shed, but will go on a new slab.

I have been stuffed around by council since January going through their hoops, as you would expect. Long story short, I had to get a soil core sample done with a report for $815 from a private engineering firm.

My question is this, like most of us, I live in a suburb where there are new homes and other construction projects going on in every street every day of the week. What could core samples possibly reveal about the soil/ground on my block, that wouldn't be evident in all the other nearby building projects? The area is flat and there is no history of the suburb being used for industrial purposes.

To add insult to injury, after spending nearly $1200 so far on development and building approval plus this report, they have asked me to go back to the same engineering firm for a construction report, despite the fact Stratco have provided a significant engineering report already that covers footings and all other facets of the new shed build.

The shed is just that. It's not a granny flat, nobody is going to live in it, there's not going to be any plumbing or sewer connections, it's not going to impact on boundaries and boundary fences or neighbours, and most importantly, whilst bigger than the existing shed, it will occupy most of the same footprint.

Am I missing something, or is a Category 1 development (separate/uninhabited outbuilding), as this has been classed in SA, really requiring this level of red tape and expense just to get approval?

Cheers
JT[/quote:e7eppz7m]