Browse Forums Building A New House Re: Building & Developing A Duplex In North Ryde 141Jul 07, 2022 5:32 am Hi Everyone Finally posting the lab pour video. Been waiting for school holidays so the kids could do the editing. Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building & Developing A Duplex In North Ryde 142Jul 07, 2022 12:43 pm Ashington Homes Hi Everyone Finally posting the lab pour video. Been waiting for school holidays so the kids could do the editing. what a slab.... My build post here: https://forum.homeone.com.au/viewtopic.php?t=103852 Re: Building & Developing A Duplex In North Ryde 143Jul 07, 2022 1:32 pm RameshN Ashington Homes Hi Everyone Finally posting the lab pour video. Been waiting for school holidays so the kids could do the editing. what a slab.... Thanks Bud any updates on yours? Simeon Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building & Developing A Duplex In North Ryde 144Jul 08, 2022 12:56 pm Awaiting CDC Approval (that was the status for 3 months now !!) This week they needed a letter from L5 Arborist for tree protection, monitoring.. supplied !! Next week it could be something new !!! Ashington Homes RameshN Ashington Homes Hi Everyone Finally posting the lab pour video. Been waiting for school holidays so the kids could do the editing. what a slab.... Thanks Bud any updates on yours? Simeon My build post here: https://forum.homeone.com.au/viewtopic.php?t=103852 Re: Building & Developing A Duplex In North Ryde 145Jul 08, 2022 1:22 pm Ramesh Are you saying your CDC was lodged 3 months ago? Wow Simeon Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building & Developing A Duplex In North Ryde 146Jul 19, 2022 6:34 pm Hi Simeon Thanks for sharing the progress of your duplex project, the information is very helpful. Great to see that your build is progressing well despite the unexpected hurdles, the wet weather and crazy prices! We are also trying to build a duplex via CDC for a property we have within the Parramatta LGA. We are also on a downward sloping block and also back a reserve that has a creek running through it. We are not in a flood zone so are thankful for that. Nonetheless, trying to obtain an easement for stormwater drainage through the neighbours property have been difficult and has caused significant delay. Do you have any insight as to whether we can discharge into absorption trenches, which will eventually discharge into the reserve. The Parramatta stormwater management policy does not explicit allow this but we are aware of another property on our street, on the same side (sloping away from the road) that has had their duplex approved via DA and they have OSDs that discharge into absorption trenches then into the reserve. Alternatively, if you know someone we could speak to regarding this, that would be great. Thank you! Re: Building & Developing A Duplex In North Ryde 148Jul 19, 2022 6:46 pm alexp79 What prevents to discharge deep into the ground through a properly organised filtering drainage well? We are open to suggestions that can get our stormwater plans compliant (without an easement) and get our CDC approval over the line. This is the only thing that needs to be finalised, everything else is done If you're a stormwater engineer and are willing to discuss with us, happy to contact you Thanks Re: Building & Developing A Duplex In North Ryde 150Jul 20, 2022 6:46 am Silv Hi Simeon Thanks for sharing the progress of your duplex project, the information is very helpful. Great to see that your build is progressing well despite the unexpected hurdles, the wet weather and crazy prices! We are also trying to build a duplex via CDC for a property we have within the Parramatta LGA. We are also on a downward sloping block and also back a reserve that has a creek running through it. We are not in a flood zone so are thankful for that. Nonetheless, trying to obtain an easement for stormwater drainage through the neighbours property have been difficult and has caused significant delay. Do you have any insight as to whether we can discharge into absorption trenches, which will eventually discharge into the reserve. The Parramatta stormwater management policy does not explicit allow this but we are aware of another property on our street, on the same side (sloping away from the road) that has had their duplex approved via DA and they have OSDs that discharge into absorption trenches then into the reserve. Alternatively, if you know someone we could speak to regarding this, that would be great. Thank you! Hi Silv Sorry to hear you are having dramas. Welcome to property development To be honest I am not across the Stormwater Policy in Parramatta, but I think I know someone who is. If you like give me a call later today ( after 11am would be great ) I'll get some more background off line and then see if I can find some help for you. My number is 0431 712 792. Also, wish mine was going better. Between missing steel, rain and the framing factory shutting down with COVID I have been stuck at 25% of my frames for a month. I have been promised next week will see some action. Anyhow, full steel frame review to come once I have it completed. Cheers Simeon Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building & Developing A Duplex In North Ryde 151Jul 20, 2022 6:56 am alexp79 Unfortunately, I am not, but may be SaveH2O can help Hi Alex, How are you? You are often a step ahead of me on these engineering issues, and again I am not across the Stormwater Policy in Parramatta, but what I have found as a consistent theme with a number of major city councils is that for a rear sloping duplex site: 1. They require you to try and get an easement from your neighbour first, often this is just a letter. 2. Once you have your rejection in writing you can look at doing an absorption pit/trench system but this is very dependent on the type of soil you have, so you need a geotech report. 3. If you cant do an absorption trench, some councils will let you then look at either a pump system ( very very rare this is allowed) or a charged system. There are some councils who will not let you get past the easement phase so you are stuck with not being able to develop a rear sloping site. I would suggest anyone who is looking to buy a rear sloping site get professional advice before purchasing as stormwater is one of the key duplex development killers. Off to hopefully do a big concrete pour now, rain permitting. Cheers Simeon Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building & Developing A Duplex In North Ryde 152Jul 20, 2022 8:52 pm Ashington Homes Stewie D Red tongue definitely gives the floor a more solid feel. We used to give clients the option of red vs yellow over joists at 450mm centres for only about $7 a sheet more ( 90's prices ) and they would all take up that option. I've been in some homes that had yellow tongue sheets and as you walk you almost bounce. With the steel frames we found we had to also install nogs around doorways and windows before installing the jambs just for extra strength and fixing. Stewie Stewie Thanks for your advice. In the process of unloading the truck and manhandling the frames, my initial impression was that they look pretty solid so I will be very interested to find out if we do need additional bracing and noggins etc. I shall report back on my findings cheers Simeon Hi Simeon, when using Red Tongue flooring in wet areas do you cement sheet it too or is simply waterproofing over it sufficient? Re: Building & Developing A Duplex In North Ryde 153Jul 21, 2022 4:44 am Samz_Turra Ashington Homes Stewie D Red tongue definitely gives the floor a more solid feel. We used to give clients the option of red vs yellow over joists at 450mm centres for only about $7 a sheet more ( 90's prices ) and they would all take up that option. I've been in some homes that had yellow tongue sheets and as you walk you almost bounce. With the steel frames we found we had to also install nogs around doorways and windows before installing the jambs just for extra strength and fixing. Stewie Stewie Thanks for your advice. In the process of unloading the truck and manhandling the frames, my initial impression was that they look pretty solid so I will be very interested to find out if we do need additional bracing and noggins etc. I shall report back on my findings cheers Simeon Hi Simeon, when using Red Tongue flooring in wet areas do you cement sheet it too or is simply waterproofing over it sufficient? Hi Samz Honestly we wouldn't use red tongue in a wet area. We have discussed this a number of times with our waterproofing experts and they all are against using particle board in wet areas. In fact my framing company for the duplex delivered red tongue to site for the wet areas but we are substituting it ourselves for James Hardie Scyon Secura. In your case, I assume from your question that your builder is using particle board, in which case I would be asking them to double waterproof ( under the screed and above the screed) or even asking if you can pay for a variation to replace it. have a great day Simeon Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building & Developing A Duplex In North Ryde 154Jul 21, 2022 8:58 am Hi Simeon Thanks for confirming. I figured it was a mistake to have those particleboards in wet area in the first place as I was reading these things swell up when in contact with water. I'm not sure why this product is approved under Australian standards for wet areas subject to waterproofing. Its ridiculous! Re: Building & Developing A Duplex In North Ryde 155Jul 22, 2022 2:05 pm Happy Friday Everyone Truck is loaded with $51,000 of steelMissing steel and frames ( those beams are huge)Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ I am so excited. After 4 weeks of waiting on my steel and the factory being out of action with COVID, I just got this photo proving the truck is loaded and ready for a Monday morning delivery. I have two cranes booked at 6.30am ( we have powerlines so need a double lift). Should see some good action next week and have something to report! Enjoy your weekend Simeon Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building & Developing A Duplex In North Ryde 156Jul 22, 2022 4:13 pm Hey Simeon, I really like following your updates. We are looking at a Duplex in Ryde and have engaged a project builder. Do you know and company that can review our plans/tender (functionally) before we sign off? Also are there any alternatives to connect each side to power - we have the old wooden telegraph pole out the front connected directly to the current house facia, and the plans have a private pole to each duplex 200mm off the boundary. We dont really want 3 power poles and I am just now trying to get information about any alternatives to the private poles. Re: Building & Developing A Duplex In North Ryde 157Jul 22, 2022 4:26 pm Beejc Hey Simeon, I really like following your updates. We are looking at a Duplex in Ryde and have engaged a project builder. Do you know and company that can review our plans/tender (functionally) before we sign off? Also are there any alternatives to connect each side to power - we have the old wooden telegraph pole out the front connected directly to the current house facia, and the plans have a private pole to each duplex 200mm off the boundary. We dont really want 3 power poles and I am just now trying to get information about any alternatives to the private poles. Hi Beejc Thank you so much for your kind words. Firstly with your plans and tender, I don't really know anyone who does it professionally but I would be happy to take a look. Just PM me or email me at simeon@ashingtonhomes.com.au and then we can talk it through if you like. As for your power, unfortunately I dont think you are going to have much choice. Best thing to do would be to search for Level 2 electricians and maybe call a few to see if they have some idea on alternatives. My understanding is that properties need private poles. I know they don't look great Sorry regards Simeon Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building & Developing A Duplex In North Ryde 158Jul 22, 2022 4:37 pm 370 Sqm flame zone custom designed homeLike ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Hi Everyone Here is a custom home we are working on in Pymble NSW. 370 sqm, split level & flame zone. I really love the design and the clients have been great working together with our designer to come up with this. Cheers Simeon Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building & Developing A Duplex In North Ryde 159Jul 24, 2022 4:50 pm Beejc Send me your email address via PM and I can send you the "Service and Installation Rules of New South Wales The electricity industry standard of best practice for customer connection services and installations July 2018" as a pdf I downloaded this a while back from who knows where ( I can't remember ) when we were looking at doing prep work prior to our demo. It has all the rules plus some alternatives. It may be worth your while having a read before you contact a Level 2 sparky as per Simeons advice above Stewie Re: Building & Developing A Duplex In North Ryde 160Aug 07, 2022 7:03 am Hi Everyone, I have finally reached the halfway point of the framing and I thought that this is probably a good time to do a Steel Frame review for anyone who is thinking of choosing between steel and timber. For those of you who haven't read my earlier posts, this is the first time we have used steel, we don't and will never use prefrab timber, but have only used cut on site timber framing ( the gold standard in quality). So all of my comments are comparisons are based on this. Also important to note is that we have also let this contract on a supply and installation basis. Pros - 1. Quality - We absolutely love the quality of the steel frames. I am not sure what else to say but there is something about standing inside a steel structure that just fills you with confidence. It just looks so clean, neat and strong. 2. Water resistance - We have had so much rain over the past few months and there is no damage whatsoever to the actual frames. With timber you get the greying and mould which develops. 3. Easier than we expected to work with - Not as easy to modify as timber when you are onsite but no where near as bad as expected. We have had to come up with new ways to attach sarking ( staples don't work, we tried screws but have found that tape works well), It is super easy attaching things to the frames with tek screws. They are now making a whole range of products for attaching to steel frames, including brick ties which come with their own screws. Cons - 1. Cranes - The amount of crane deliveries needed would have to be the worst aspect of steel frames! With timber we deliver to site, chippies lift everything and then we bring 1 crane to site to erect the structural steel. With steel frames, you need to crane in the lower frames, the structural steel and floor joists, the upper frames and then the roof trusses. Cranes cost anywhere between $220-300/hour with a dogman and lifts can take between 2-6 hours. We definitely hadn't budget for that. 2. Control - Doing a supply and installation contract has given all our control over to the suppler. In future we are in talks with our own chippies to do the instal. The problem is we get their crew for 2 days and then they shoot of to another job for the rest of the week so we have had a lot of downtime. We are used to our crew's turning up and not leaving till the job is finished. 3. Missing pieces of frame - On 2 occasions we have had 3 key frame sections missing so that has delayed us whilst we wait for them to be manufactured and delivered. With timber this has never been an issue. 4. Payments - The suppliers make you pay everything up front so it is a lot of money you have to outlay. In terms of costs, now that we have accounted for everything there is only a small difference in cost. The steel is working out to be $180,000 and timber would have been $184,000. When you take into account the interest payments for the 2 months I have lost ( now $7,000/month) timber works out $10,000 cheaper. In summary, my partner and I agree that if we were building our own homes we would prefer steel, but from a business perspective, we will probably go back to timber due to speed and control. We still have two more client homes that we are building using steel so my opinion may change if these ones are easier than mine. If anyone has any specific questions feel free to PM me or call me. I hope this has been helpful. Also, my open invite still exists for anyone in Sydney to visit and have a look. Address is 95 Parklands Road North Ryde. Just let me know when you are coming so I can make sure I am there (wear boots) Cheers Simeon 95 Parklands Road North RydeSteel FramesLike ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ 95 Parklands Road North RydeFloor JoistsLike ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ 95 Parklands Road North RydeKitchen & LivingLike ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Always handy to have the facts on hand when relying on agents advice, a lot of times sale agents advice is only good anecdotally, and when you actually dive deeper it's… 33 53247 3 6444 Even if it's not being sub-divided and you want to keep it as Torrens title, you will still need to talk to a town planner or Council themselves, to see if they will allow… 1 11110 |