Browse Forums General Discussion 1 Sep 16, 2009 12:32 am Hi all ... I'm a couple of weeks away from settlement on a new house I just bought in beaumaris. I'm moving straight in but have a few things to do around the place. The most significant is that I want to extend an existing workshop that has been built as part of a recent brick carport extension. The workshop was built smaller than the width of the carport for whatever reason and left quite a bit of dead space around it which I'm looking to rectify. The design is pretty straight forward, with the only complications being needing to encroach on an easement by about 600mm (precedent already set by size of existing carport) and wanting to build out to a boundary. I'm hoping approvals should be relatively straight forward, as its just a single story construction, flat roof, etc. At the same time I'm thinking I should get the approval taken care of for putting in an in ground spa and doing some decking (spa install by a proper installer, myself taking care of getting the excavation done and putting in the deck). I've attached a simple pdf plan that shows what I'm thinking of. I've built my own 35m2 deck before and gone through the approval process etc but I've not done anything through a builder before so I'm just after a bit of guidance. Is it best to get a draftsman/architect to draw up some plans based on this concept and then take it to a builder? I don't want to over cook it as it should be pretty simple, but obviously need to hit the mark in terms of getting the right material for permits etc with the council. Guidance/experience welcome Re: Recommendations for simple garage extension 3Sep 16, 2009 8:43 am looks good, might pay to keep in mind the building certifier will probably assess the proposed extension into the EMT against any Bi-Map/Sewer S/Water plans and altho there's a precedent, if the jump up or any other services are in that area where you're extending (maybe the existing house has a pier layout to footing for bridging) they might have an issue with it,you may have to factor a B.O.S application - 1m offset from outside of sewer to outside of bored piers founding below line of influence of the sewer. If you are using something like Design in Hyne for the Deck I'd cantilever the bearers to obtain the 1m clearance as above. basically I'd get a certifier involved now(as the deck size would probably need a BA anyways) take your sketch to an engineer to get the design done so your deck structure is good & then I'd pass the eng. dwg's and certication to the certifier to lodge with council. Oh also I'd submit your pool/spa & deck together to certifier to keep costs down to 1 application..that way they can do fencing compliance and deck together...I'm in QLD not sure how fencing compliance for pools spa's work elsewhere Re: Recommendations for simple garage extension 4Sep 16, 2009 10:16 pm Thanks for that - i'm planning on doing the deck myself, but its going to be a ground level deck. I have a bit of an idea to mount joists directly on to some concrete pads using some styrups but need to work out if there's any issues with that. As opposed to trying to do something like a floating deck structure. But you're right, I do need to work out where the services run. Guess I could submit some concept plans to the council first to get any first round objections... Re: Recommendations for simple garage extension 5Sep 28, 2009 10:22 pm nice one, I'm doing a deck in a similar way, my deck is about 15sqm area at ground level and just over 5m along one edge, so under BCC planning & development code it triggers a BA, so to avoid BA I'm running the decking on a cold formed top hat section to a slab with fall in same direction..simple and relative in cost to bored piers,stirrups,joists,bearers etc etc...we detail em at work quite a bit (I'm a Structural Draftsman & Building Designer) if you need a typical detail msg me, I don't check here too regularly maybe once a week or two..I wouldn't go straight to council as they may hit you for everything..if its ground level look into your relevent planning & development codes, it'll probably come under landscaping if you're not doing the piers for teh stirrups and you could try strip footings with embedded stirrups or cleats..I'd get the certifier on board first they'll make sure it gets thru council and you'll need em for the swimming pool stuff Re: Recommendations for simple garage extension 6Sep 28, 2009 10:45 pm Thanks for that! One thing I've been wondering, is whether I could just do a simple floating deck ... given that the area is already paved, just re-level and compact again after removing the pavers, lay battons straight on the compacted ground with 400mm centres and deck straight on top, so no real structure as such ... close proximity to the earth of course, but the soil is fairly sandy in my area ... ? Sounds odd with no concrete pads, but given that it supports the weight of the paving already...? Re: Recommendations for simple garage extension 7Sep 29, 2009 9:23 pm yeah thats a funny one really, the pavers kinda act as distrubuted load therefore the sand is fine, the joists will act more like a point load so probably won't be exactly the same, not sure what state your in but QLD requires min. 400mm clearance from ground to underside lowest timber members for termites(if there is no permenant barrier ie.concrete slab) this comes under the termite code which may call up by a different clearance by state BUT not sure...since its a timber framed deck normally AS1684.2(part 3 for cyclonic) applies which I'm pretty sure doesn't have anything like this covered... personally I think if the deck was possibly made as modular units and the units where cross braced I wouldn't see a problem other than deterioration of teh joists due to moistures/proximity to teh ground over time, if there was a bit a moisture about you could go for a h4 or h5 treated HWD would do the trick. ..its an odd one.. I recon thats more landscaping that structural design...look into your planning and development scheme for your area to check the guidelines for decks and then find a way to work around it Hi, We have a single story MacDonald Jones house, on a waffle pod slab with steel frame. Are we able to build a second story extension? Other info is we are 900mm from… 0 8443 Hello Josh, This is Irving from PRIMA, we are a manufacturer of the staircase, railings, kitchen cabinets, windows, doors from China. If you have requirement to purchase… 0 5450 I would say both styles you have pictured are steel. The lower chord of the first pic would be a massive lump if made using timber considering the size of the rafters. If… 1 6138 |