This process can be broken into 2x Stages:

Stage 1: Development Application (DA)

  You will need to obtaining Building Plans for the proposed works. The plans you will require will include: – Site Plan – Floor Plan – Elevations – A Section through the building – Stormwater Management Plan – Erosion and Sediment Control Plan – A driveway section (if required) – Shadow Diagrams – Hunter Water Stamped Plans – Mine Subsidence Stamped Plans – Materials and Finishes (listed on plans) – Window Schedule   Documents required for DA Submission: -Statement of Environmental Effects (SEE) – Environmental impacts of the development, how they have been identified and the steps taken to protect the environment -BASIX Certificate (more detail in another FAQ below)   You may be required to submit other reports depending on your site: -Arborist Report (removing large trees) -Geotechnical Report (sloping site, mine subsidence) -Bushfire Assessment Report (close to bushland) -Acid Sulphate Soils Management Plan -Heritage impact Statement (Heritage protected area) -Flood Planning Report (low lying/flood prone areas)   DA can then be lodged which can take up to 2-3 months depending on your project. If your project is large and has many factors to consider we strongly recommend organising a pre-lodgement meeting with council to ensure you are submitting enough information.   44% of applications submitted to council need to be amended or require additional information to be provided.   Handy Hint: You do not need engineering plans to lodge a Development Application! The best time to do engineering is once the DA is approved so that any amendments you need to make to your building plans to get approval, do not affect your engineering plans!  

Stage 2: Construction Certificate (CC)

The next stage of documentation is to obtain the Construction Certificate (CC):   A Private Certifying Authority (PCA) will need to be appointed to obtain the CC. (More information on PCA below)   You will need Engineering Plans or Design Details for: -Slab/Footing Design. This will require soil testing and Classification -Timber Framing and Bracing Design -Structural Steel Design   Other documents required to obtain Construction Certificate: -A detailed specification listing the method of construction and the standards to which the project will be built. -Commencement notification   For more information visit – http://www.newcastle.nsw.gov.au/Development/Application-Guide

BASIX requirements are mainly related towards:
– Insulation
– Correct glazing in windows
– Correct shading over windows
– Water saving tapware
– Collecting and storing stormwater for re use in laundries, toilets and gardens

The BASIX® Certificate or BASIX® (The Building Sustainability Index), is a NSW Government planning requirement that affects anyone submitting a Building Application in NSW for a new house, alteration, addition, villa, townhouse, units, plus a swimming pool or outdoor spa.

Operating as a web-based tool, BASIX® is used to assess each new application against specific energy and water reduction targets. BASIX® means every new home, alteration or extension built in NSW will be more comfortable to live in and cost less to run, and each swimming pool or outdoor spa will meet specific BASIX®requirements for water and energy consumption.

The BASIX® tool is used to calculate the house or unit’s energy and water scores based on a range of data, including size, location, design features and fixtures.

Once the necessary commitments have been met, a BASIX® Certificate is generated which lists the schedule of commitments for your application. All the commitments listed on the BASIX® Certificate must be indicated on the architectural plans.
Independent research shows that owners of new homes which comply with BASIX® can slash household water and power bills by up to $600 a year on average.

Overall, the BASIX® Certificate is a NSW Government initiative that ensures new homes are designed and built to use less potable water and produce fewer greenhouse gas emissions, with the purpose of providing a sustainable future. 

PCA stands for Private Certifying Authority

A PCA is engaged once you have received development approval. A PCA reviews your architectural plans, engineering plans and relevant DA documents and provides a construction certificate (CC).

The PCA attends critical stage inspections throughout your project (Pre-slab, storm water, framing, water proofing etc).
They also complete a final inspection and collect all certificates from the builder (compliance for water proofing, stairs, glazing, shared wall etc).
Upon inspection being satisfactory they provide an occupation certificate (OC).

The cost of the PCA will depend on the size of your project and how many critical stage inspections you require.

The New South Wales Parliament has put a levy on building and construction work costing $25,000 and above (inclusive of GST) in New South Wales. The levy is paid into a fund administered by the Long Service Corporation, and from this fund, the Corporation makes long service payments to building and construction workers.

The Levy is payable for building and construction projects costing $25,000 and above (inclusive of GST) and is payable online, at local councils or direct to the Corporation.

For work requiring approval by a consenting or certifying authority (local council, private certifier and/or government body), the consenting or certifying authority may determine the cost of the work for the purpose of calculating the levy payable or else the cost of the work is the contract price. The Corporation may also determine the cost of the building work where there is no contract price or the building work does not require approval by a consenting or certifying authority.  The current levy rate is 0.35 % of the value of building and construction works costing $25,000 or more (inclusive of GST).

Yes. Walkom Constructions is one of Newcastle’s most experienced duplex builders, with completed projects across Newcastle, Lake Macquarie, Maitland and the Hunter Valley. We manage the full duplex build process — from site feasibility and DA approval through to defect-free handover — and provide weekly written progress reporting so every client has complete visibility of their project. To discuss your site, visit our developer services page or contact us directly.

Duplex construction costs in Newcastle typically range from $600,000 to over $1.2 million per dwelling, depending on design complexity, site conditions, and specification level. Our average project value is approximately $1.5 million across all build types. We provide detailed pre-construction cost intelligence early in the process — so you can make informed investment decisions before committing to a design. Contact us to discuss your site and budget.

Yes. We work with small-to-medium developers and interstate investors on townhouse projects across Newcastle, Lake Macquarie, Maitland and Port Stephens. Our team has deep experience navigating NSW planning and dual-occupancy DA processes, and we use CoConstruct to deliver weekly written progress reports — essential for investors who aren’t on-site. Learn more on our developer services page.

A standard duplex in Newcastle typically takes 12–18 months from DA approval to practical completion, depending on design complexity and site conditions. The pre-construction phase — feasibility, design, council approval, and contract finalisation — typically adds 3–6 months before construction begins. We provide a detailed construction programme at the start of every project so you have full visibility of every milestone.

Walkom Constructions builds custom homes, duplexes and townhouses across Newcastle, Lake Macquarie, Maitland, Port Stephens and the broader Hunter Valley. We have long-standing relationships with councils across all of these regions and an established network of local subcontractors — which means faster approvals and consistent trade quality on every project.

We are one of the Hunter’s most awarded residential builders — HIA Hunter Winner 2019, 2021, 2022, 2023 and 2024; MBA Hunter Winner 2023 and 2024. Our key differences: 24/7 online project access via our client portal; structured weekly written progress reporting via CoConstruct; 15 years of architect fluency on complex custom builds; and a defect-free handover commitment on every project. Average project value $1.5 million.

Yes — and we strongly recommend it. Our pre-construction intelligence service assesses site suitability, likely council requirements, indicative construction costs and programme before you commit to a purchase or design. This early insight can save developers tens of thousands of dollars and significantly reduce project risk. Learn more about our developer feasibility service or contact us to discuss your site.

Yes. We offer fixed-price contracts for duplex and townhouse construction so you have full cost certainty from day one. Our pre-construction process is specifically designed to de-risk pricing — we work through design, engineering, council requirements and site conditions before fixing the contract price. No surprises during the build.