Browse Forums General Discussion Re: sbo and free standing colorbond garage 10Dec 08, 2009 6:12 am camry Hi, Requesting comments on my situation, Having built a colorbond garage which just touches the SBO by 1.5metres on the northern face and 1.5metres on the western face which is just one corner of the building because the rest of the building is outside the SBO because I have stringlined the actual location of the SBO.Mel.Water conditions as per planning permit require the finished floor level to be 150mm above the flood level of 95.3metres.I have been communicating with Mel.Water over this issue but I think that they understand the entire rear of the building to be situated over the SBO.Hence they are requesting the min floor level be 150mm above the applic.flood level.Now if the building was outside the SBO....It would not concern them.....Any ideas or suggestions that I could put forward to Mel.Water......My proposal would be to lay a concrete slab across the rear of the building to a height of 150mm high by 1m wide...this would deflect any water entering the building or alternatively laying a slab or path around the entire building........ What are your thoughts......??????????? You could ask Melbourne Water to reassess. We had a level above AHD applied to our entire block. We challenged this, and were given a new level, sloping down from rear to front of the block. As we were building at the front of the block, this meant that we did not have to be as high. JB Re: sbo and free standing colorbond garage 11Dec 08, 2009 4:12 pm James Bond camry Hi, Requesting comments on my situation, Having built a colorbond garage which just touches the SBO by 1.5metres on the northern face and 1.5metres on the western face which is just one corner of the building because the rest of the building is outside the SBO because I have stringlined the actual location of the SBO.Mel.Water conditions as per planning permit require the finished floor level to be 150mm above the flood level of 95.3metres.I have been communicating with Mel.Water over this issue but I think that they understand the entire rear of the building to be situated over the SBO.Hence they are requesting the min floor level be 150mm above the applic.flood level.Now if the building was outside the SBO....It would not concern them.....Any ideas or suggestions that I could put forward to Mel.Water......My proposal would be to lay a concrete slab across the rear of the building to a height of 150mm high by 1m wide...this would deflect any water entering the building or alternatively laying a slab or path around the entire building........ What are your thoughts......??????????? You could ask Melbourne Water to reassess. We had a level above AHD applied to our entire block. We challenged this, and were given a new level, sloping down from rear to front of the block. As we were building at the front of the block, this meant that we did not have to be as high. JB Many thanks JB for your response and its nice to know we share a common interest,if you want to call it that......its when people play on your ignorance that things become confusing.Anyhow I have just received a communication from Mel.Water with a proposal as follows GRADED FLOOD LEVEL.....They have advised that at the rear of my property the flood line grades evenly from 95.3 m to AHD at the sth west corner down to 94.9m to ahd at the nth west cnr....In their opinion no matter whatyear event its calculated on the property is prone to flood....so does this mean no matter what height my garage floor is set it will ultimately flood in the future...Now as I said previously.....if the garage was completely outside the SBO are the water authorities saying that my garage will not flood.....????....I doubt this very much.....Whats your interpretation of this proposal.......I will talk to Mel Water again as they are not very clear what they are proposing to me.....Look forward to your comments....I appreciate the time you take to answer my query..... Re: sbo and free standing colorbond garage 12Dec 09, 2009 8:22 am camry Many thanks JB for your response and its nice to know we share a common interest,if you want to call it that......its when people play on your ignorance that things become confusing.Anyhow I have just received a communication from Mel.Water with a proposal as follows GRADED FLOOD LEVEL.....They have advised that at the rear of my property the flood line grades evenly from 95.3 m to AHD at the sth west corner down to 94.9m to ahd at the nth west cnr....In their opinion no matter whatyear event its calculated on the property is prone to flood....so does this mean no matter what height my garage floor is set it will ultimately flood in the future...Now as I said previously.....if the garage was completely outside the SBO are the water authorities saying that my garage will not flood.....????....I doubt this very much.....Whats your interpretation of this proposal.......I will talk to Mel Water again as they are not very clear what they are proposing to me.....Look forward to your comments....I appreciate the time you take to answer my query..... It sounds like you have received a similar response to us. I would say if your garage is completely outside the SBO it has nothing o do with Melbourne Water and they have no jurisdiction. JB Re: sbo and free standing colorbond garage 13Dec 09, 2009 8:21 pm James Bond camry Many thanks JB for your response and its nice to know we share a common interest,if you want to call it that......its when people play on your ignorance that things become confusing.Anyhow I have just received a communication from Mel.Water with a proposal as follows GRADED FLOOD LEVEL.....They have advised that at the rear of my property the flood line grades evenly from 95.3 m to AHD at the sth west corner down to 94.9m to ahd at the nth west cnr....In their opinion no matter whatyear event its calculated on the property is prone to flood....so does this mean no matter what height my garage floor is set it will ultimately flood in the future...Now as I said previously.....if the garage was completely outside the SBO are the water authorities saying that my garage will not flood.....????....I doubt this very much.....Whats your interpretation of this proposal.......I will talk to Mel Water again as they are not very clear what they are proposing to me.....Look forward to your comments....I appreciate the time you take to answer my query..... It sounds like you have received a similar response to us. I would say if your garage is completely outside the SBO it has nothing o do with Melbourne Water and they have no jurisdiction. JB Thats just it ....only one corner of the garage is over the SBO by 1.5m...the nw corner..the rest of the building is outside the SBO.......picture a right angle triangle thats into the overlay.....your thoughts........????? Re: sbo and free standing colorbond garage 14Dec 10, 2009 6:10 am camry Thats just it ....only one corner of the garage is over the SBO by 1.5m...the nw corner..the rest of the building is outside the SBO.......picture a right angle triangle thats into the overlay.....your thoughts........????? I think it is safe to say that if any part of the building falls within the SBO then Melbourne water have jurisdiction over the height of all of the building. However you may be able to have different heights of FFL for different parts of your building but that could be a bit difficult in a garage as cars can't get up steps! JB Re: Floor level restriction - AHD question 15Dec 10, 2009 8:13 pm James Bond reaver hi everyone, We purchased land off the plan a few months back and we recently received a letter from the developer regarding amendments to the plan. The amendment states "No dwelling shall be constructed on lot xxxx where the specified floor level is less than 55.2 metres AHD" I looked at the subdivision plan that we have and I can't work out what our current AHD is. Has anyone built a house with the floor level around 55 metres AHD? Is this a cause for concern? 55m AHD just means 55 metres above what has been agreed is the sea level. You need to get a feature level survey done to establish how high above ground level your floors need to be. This will cost you around $1000. It is a requirement for getting a building permit anyway. The surveyor will put a nail in the road outside your house and mark the level above AHD that this is on his survey, then your builder can make all the other levels relative to this. JB Is this not strange.....I read your comments above re AHD....the garage that I built....I was requested by my building surveyor to get a Land Survey done....AFTER...the garage was completely up...this was to comfirm my Finished Floor Level....I find this rather odd...and now I have a problem with Mel.Water re FFL to AHD.....Shouldn't the Building Surveyor advised me to have a Land Survey done when he inspected the Footings because this would have determined the Finished Floor Level........????????.....P.S. This is a FREE STANDING colorbond garage at the rear of my property.......If this is a requirement before the building permit is issued....why was it issued.......I am confused.........??????? Re: Floor level restriction - AHD question 16Dec 10, 2009 8:41 pm camry James Bond reaver hi everyone, We purchased land off the plan a few months back and we recently received a letter from the developer regarding amendments to the plan. The amendment states "No dwelling shall be constructed on lot xxxx where the specified floor level is less than 55.2 metres AHD" I looked at the subdivision plan that we have and I can't work out what our current AHD is. Has anyone built a house with the floor level around 55 metres AHD? Is this a cause for concern? 55m AHD just means 55 metres above what has been agreed is the sea level. You need to get a feature level survey done to establish how high above ground level your floors need to be. This will cost you around $1000. It is a requirement for getting a building permit anyway. The surveyor will put a nail in the road outside your house and mark the level above AHD that this is on his survey, then your builder can make all the other levels relative to this. JB Is this not strange.....I read your comments above re AHD....the garage that I built....I was requested by my building surveyor to get a Land Survey done....AFTER...the garage was completely up...this was to comfirm my Finished Floor Level....I find this rather odd...and now I have a problem with Mel.Water re FFL to AHD.....Shouldn't the Building Surveyor advised me to have a Land Survey done when he inspected the Footings because this would have determined the Finished Floor Level........????????.....P.S. This is a FREE STANDING colorbond garage at the rear of my property.......If this is a requirement before the building permit is issued....why was it issued.......I am confused.........??????? I think you may need more professional advice than an internet forum...... JB Flamingo Give me a call and I will do my best to talk you through it. For those who would like an answer, Subject to seeing your actual DA condition, I think you are… 1 4593 isn't a garage level with the rest of the house a given? pretty sure they 'came around' long time ago. if you have a flat block, the garage is usually level with the rest… 1 17611 interesting situation what happened after builder issued final invoice? did you list as defect or not does the building surveyor have any responsibility? ie. issuing… 13 47015 |