Browse Forums General Discussion 1 Feb 01, 2013 10:42 pm Our lot is 12.5m wide and I fell in love with a plan which has 11.5m width. I saw most other builders' floor plans suitable for 12.5m are actually 11.3m wide. The builder with the plan I like tried to convince me that it's doable as long as they build the garage exactly on one side boundary. Is this true? Anyone had such experience before? Thanks a lot! Re: Any built a 11.5m wide house on a 12.5m wide lot? 2Feb 01, 2013 10:49 pm Theoretically it would be true if the set back requirement for your area is 1m. I think the wall that is 1m from teh fence would not be allowed to have any windows or be longer than a set length. All the plans are subject to council approval. post the plan and the set back rules for your area. what state are you in? if wa I have the rcodes and are pretty familiar having spent a lot of time trying to use the width of my block efficiently. Cheers Mark Re: Any built a 11.5m wide house on a 12.5m wide lot? 3Feb 01, 2013 11:23 pm AussieMark Theoretically it would be true if the set back requirement for your area is 1m. I think the wall that is 1m from teh fence would not be allowed to have any windows or be longer than a set length. All the plans are subject to council approval. post the plan and the set back rules for your area. what state are you in? if wa I have the rcodes and are pretty familiar having spent a lot of time trying to use the width of my block efficiently. Cheers Mark Hi Mark, Thank you very much for your kind help. I am building in Geelong VIC. The following links are the design guidelines and building envelopes for my stage. My lot is 311. On the last page of building envelopes, I vaguely felt that the minimum distance from the house to the other boundary is 1m? I plan to build the northern side of the house on the boundary and leave the 1m space on the southern side. In the guidelines the did not say anything about minimum space required between houses but they did mention that garage could be built to the boundary. Maybe you could spend a few minutes to confirm my thought? Much appreciated! Guidelines: http://armstrongmtduneed.com.au/images/Armstrong%20Village%20Design%20Guidelines%20v01%2021%20Nov%202012.pdf building envelopes: http://armstrongmtduneed.com.au/images/blogs/building_your_home/Stage%203%20Building%20Envelopes.pdf#zoom=75 Re: Any built a 11.5m wide house on a 12.5m wide lot? 4Feb 02, 2013 12:12 am Hi There, I had a read and I take it that you have both a type A and B side set back both which look to be 1m however on the B side there are more overshadowing I think. You have to have your garage on the left as you face the block and it must be a double garage. The average setback I think is 4m and the Garage cannot be foward of the 4m mark. Now because front set back it the average you could in theory (This is what I did) step the garage back a 1.5m and then bring the other side (entrance and front room) forward to make it more prominent. I guess it depends whether you want rear access. I spent a long time trying to modify an existing plan to suit and then scrapped it and used a 3d online program (sweet home 3d) and drew up my own design and got the builder to do an individual design. My issue was my block is 15m and I want rear access so with set back of 1.0 to 1.5m that meant the house cannot be wider than 10.5m. 3m for side drive + 10.5 house plus 1.5 set back. After almost 2years we have finally submitted. I did draft about 20 different designs myself before settling on what I liked. If there is a second story they will also move in because of overshadowing. So the short of it is that you looks like you can go to 1m from the boundary so an 11.5 would be doable as long as the 11.5 incoporates a boundary garage. BTW, I would get this all checked as I am an accountant and have only learned what I know from discussion and studying the R codes for my area. Good luck and feel free to pm me if you like. My brother is in ballarat actually : Ciao Mark Re: Any built a 11.5m wide house on a 12.5m wide lot? 5Feb 02, 2013 12:47 am AussieMark Hi There, I had a read and I take it that you have both a type A and B side set back both which look to be 1m however on the B side there are more overshadowing I think. You have to have your garage on the left as you face the block and it must be a double garage. The average setback I think is 4m and the Garage cannot be foward of the 4m mark. Now because front set back it the average you could in theory (This is what I did) step the garage back a 1.5m and then bring the other side (entrance and front room) forward to make it more prominent. I guess it depends whether you want rear access. I spent a long time trying to modify an existing plan to suit and then scrapped it and used a 3d online program (sweet home 3d) and drew up my own design and got the builder to do an individual design. My issue was my block is 15m and I want rear access so with set back of 1.0 to 1.5m that meant the house cannot be wider than 10.5m. 3m for side drive + 10.5 house plus 1.5 set back. After almost 2years we have finally submitted. I did draft about 20 different designs myself before settling on what I liked. If there is a second story they will also move in because of overshadowing. So the short of it is that you looks like you can go to 1m from the boundary so an 11.5 would be doable as long as the 11.5 incoporates a boundary garage. BTW, I would get this all checked as I am an accountant and have only learned what I know from discussion and studying the R codes for my area. Good luck and feel free to pm me if you like. My brother is in ballarat actually : Ciao Mark Hi Mark, this is brilliant, thank you so much for being helpful and I learnt a lot. I wish I would be able to draw my own plan but that would be too much for me. Wish you good luck for your home building! Re: Any built a 11.5m wide house on a 12.5m wide lot? 6Feb 02, 2013 12:57 am We built a 9.5m house on a 10m wide block but we had the ability to have zero lot walls on both sides of our build. The garage and our minor bedrooms go to the boundary. The windows have been placedspacing the front and rear of the block. We do have 1.5m from the house and boundarbuford the majority of the build and 4m from the back of the house to the boundary. But we have a 300m2 block that's 10/30m Re: Any built a 11.5m wide house on a 12.5m wide lot? 7Feb 02, 2013 1:21 am fmac We built a 9.5m house on a 10m wide block but we had the ability to have zero lot walls on both sides of our build. The garage and our minor bedrooms go to the boundary. The windows have been placedspacing the front and rear of the block. We do have 1.5m from the house and boundarbuford the majority of the build and 4m from the back of the house to the boundary. But we have a 300m2 block that's 10/30m Hi fmac, thanks a lot for sharing with us your plan. I did not know you can have zero lot walls on both sides! My builder mentioned that if I am going to build the garage right on the side boundary, I will have to pay extra $800 or so for some kind of accurate measurement. Have you encountered such fees in your plan? Or it's just another way my builder tried to rip me off? Thanks for your help. Re: Any built a 11.5m wide house on a 12.5m wide lot? 8Feb 02, 2013 2:00 am Doubletoplei, bear in mind you have to adhere to the building envelope that you showed me. It actually specifies where the cross over is so I think your driveway would be on the same side. Zero lot walls are not generally allowed to be habitable rooms. I re read the link you sent and I dont think you are allowed to have habitable rooms on the boundary. It only mentions garages and disallows carports. In WA you can have zero lot not habitable room walls on both sides but the total cannot be more than 1/3 the length of the property. In my case my front garage is 6.5m deep and my rear is 8.99m so that is less than 1/3 of the 48m length. I could have gone an extra 0.5m but I think that breaches another set back condition for the rear. Looking at your block I would look at houses where the garage is on the left as the cross over is one that side. How big is your block as there are also building size covenant of minimum size houses you need build (I suspect that this will not be an issue) Good luck....... "4.3 Dwelling Size The minimum dwelling size is: • 160 square metres in the case of a lot having an area of 500 square metres or greater; or • 130 square metres in the case of a lot having an area of 400 square metres or greater but less than 500 square metres; or • 100 square metres in the case of a lot having an area of 300 square metres or greater but less than 400 square metres; or • 75 square metres in the case of a lot having an area of less than 300 square metres. Re: Any built a 11.5m wide house on a 12.5m wide lot? 9Feb 02, 2013 2:23 am AussieMark Doubletoplei, bear in mind you have to adhere to the building envelope that you showed me. It actually specifies where the cross over is so I think your driveway would be on the same side. Zero lot walls are not generally allowed to be habitable rooms. I re read the link you sent and I dont think you are allowed to have habitable rooms on the boundary. It only mentions garages and disallows carports. In WA you can have zero lot not habitable room walls on both sides but the total cannot be more than 1/3 the length of the property. In my case my front garage is 6.5m deep and my rear is 8.99m so that is less than 1/3 of the 48m length. I could have gone an extra 0.5m but I think that breaches another set back condition for the rear. Looking at your block I would look at houses where the garage is on the left as the cross over is one that side. How big is your block as there are also building size covenant of minimum size houses you need build (I suspect that this will not be an issue) Good luck....... "4.3 Dwelling Size The minimum dwelling size is: • 160 square metres in the case of a lot having an area of 500 square metres or greater; or • 130 square metres in the case of a lot having an area of 400 square metres or greater but less than 500 square metres; or • 100 square metres in the case of a lot having an area of 300 square metres or greater but less than 400 square metres; or • 75 square metres in the case of a lot having an area of less than 300 square metres. Hi AussieMark, Thanks for reminding me about that. I attached the floor plan here for you to confirm what I meant initially. The floor plan should be upside down (i.e. up should be south, down should be north). As you can see, if I build the garage to the northern boundary(down of the floor plan) and leave 1 metre to the southern boundary (up of the floor plan), I will not have an issue with habitant rooms on the boundary. Am I right? Thanks again and have a good weekend! http://sdrv.ms/XNBzAU Re: Any built a 11.5m wide house on a 12.5m wide lot? 10Feb 02, 2013 2:48 am If the garage is on the boudary you will have 1.0m on the laundry side and it looks like close to 1.5 to maybe more at the rear of the garage. I think that will blend nicely as the casual living space can merge into the open space across from the living. I could be wrong and suspect that you are asian (Lei Wei) and I am sure you will want a "wet cooking area" to compliment the casual living space. I actually live in Singapore presently. Cheers and have a great weekend too.... Mark Re: Any built a 11.5m wide house on a 12.5m wide lot? 11Feb 02, 2013 5:03 am In this case, you go for the old "run the gutter on the brickwork" trick. Basically, wherever there is a window on that 1.0m side you have to run the roof gutter back, on top of the wall, or use a parapet design, in order to meet light and vent requirement. Looks horrible, but complies. Aussie Mark....I hope you are charging for your advise? You'll put me out of a job, otherwise. Re: Any built a 11.5m wide house on a 12.5m wide lot? 12Feb 02, 2013 12:01 pm AussieMark If the garage is on the boudary you will have 1.0m on the laundry side and it looks like close to 1.5 to maybe more at the rear of the garage. I think that will blend nicely as the casual living space can merge into the open space across from the living. I could be wrong and suspect that you are asian (Lei Wei) and I am sure you will want a "wet cooking area" to compliment the casual living space. I actually live in Singapore presently. Cheers and have a great weekend too.... Mark Hi Mark, Thanks a lot for your confirmation. Now I feel more confident to talk to the builder about this issue. I will update this thread once I have a confirmed answer from both the builder and the developer's design review committee. Re: Any built a 11.5m wide house on a 12.5m wide lot? 13Feb 02, 2013 12:03 pm G-Thorpe In this case, you go for the old "run the gutter on the brickwork" trick. Basically, wherever there is a window on that 1.0m side you have to run the roof gutter back, on top of the wall, or use a parapet design, in order to meet light and vent requirement. Looks horrible, but complies. Aussie Mark....I hope you are charging for your advise? You'll put me out of a job, otherwise. Hi G-Thorpe, thanks for the reminder. Maybe it's time for me to sit down with my builder and talk into these details. I do not want to shrink the design, and I do not want the house looks ugly. Maybe I can find a balanced way between them, maybe... Would anyone on this forum know of a builder/company in Brisbane with house designs for a shallow block. I have a block 20 x 20 so with front and rear set backs I need a… 0 4743 You must be new to the internet. 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