Browse Forums Building A New House 1 Nov 25, 2008 4:56 pm Okay so we got our DA approval today however as part of the conditions we have to increase the height levels that the house is being built at (we are a 1 in 100 year floor zoning).
The builder has already designed our home to be built at AHD 11.000 and garage at 10.485. Council is now saying home has to be at 11.050 and garage at 10.750 - what does this mean in practical terms, ie how high in mm / cm / m does this mean we are increasing by? Cheers Re: AHD Question? 2Nov 25, 2008 6:05 pm kyton,
AHD stands for Australian Height Datum. It's just a fancy term for above sea level. So the house plan was 11.00 m above sea, but Council would like you to go to 11.05 m above sea level. That is, raise the house by 50 mm (2 inches in the old scale). Cheers, Casa Demolition August 2009, Construction Started September 2009, Completed December 2010 Re: AHD Question? 3Nov 26, 2008 11:11 pm kyton Okay so we got our DA approval today however as part of the conditions we have to increase the height levels that the house is being built at (we are a 1 in 100 year floor zoning). The builder has already designed our home to be built at AHD 11.000 and garage at 10.485. Council is now saying home has to be at 11.050 and garage at 10.750 - what does this mean in practical terms, ie how high in mm / cm / m does this mean we are increasing by? Cheers Kyton, I assume you meant 1 in 100 year flood zoning. We are in Brisbane contemplating building a house. Our property is a street from the Brisbane river and flooding could be an issue. We got a floodWise property report from the Brisbane City council which indicates the lowest habitable level. Which is defined as the defined flood level + 0.5 meters. This may cause me some headaches, particularly in the garage placement. I rang BCC today and spoke with an engineer to ask about their flexibility. He said that there is some flexibility, but didn't mention how much. May be worth it to talk to your Council first before redrafting the plans. Re: AHD Question? 4Nov 27, 2008 7:51 am PotPlant Man - yep did mean 1 in 100 year flood zone. And no - no variations will be entered into with our council. Here in Newcastle we had those massive storms last June which resulted in major flooding - bit like what the Brisbanites have experienced over the last weeks - plus we have a stormwater drain running down one of our boundaries. Council has just reviewed and increased their levels due to the number of homes being flooded last year. Re: AHD Question? 5Nov 27, 2008 12:50 pm Why did the builder have the floor levels designed without knowing what restrictions the block has. I would have thought it's his mistake. There is only a handfull of things to take into account when designing a floor level and flood level (plus freeboard) is one. Re: AHD Question? 6Nov 27, 2008 1:27 pm Our Council is very cryptic when it comes to floor levels. When we first started 18mths ago whenever we tried to find out what we needed to build at level-wise, they would just say to us "Submit your plans and we will tell you if it meets approval" - of course the builder then says "No we need to know levels first!!". So round and round we go. I eventually pinned one engineer down to a rough guesstimate of what it would be - unfortunately this was 12mths ago so since then they have reviewed the levels and increased them slightly - which is sort of understandable since the street next to ours was completely under water during the floods as was part of our block. Re: AHD Question? 7Nov 28, 2008 7:30 am kyton PotPlant Man - yep did mean 1 in 100 year flood zone. And no - no variations will be entered into with our council. Here in Newcastle we had those massive storms last June which resulted in major flooding - bit like what the Brisbanites have experienced over the last weeks - plus we have a stormwater drain running down one of our boundaries. Council has just reviewed and increased their levels due to the number of homes being flooded last year. Hi Kyton, ok Newcalstle CC seem pretty tough. And maybe the Brisbane CC is also the same - they also told me that they will decide after I put the application in (familiar?) I must say your builder did pretty well to guestimate the levels pretty close to the final outcome. I'll have to question how much difference 5 cm will make. You can really use anything you want the main consideration would be how it looks once painted/finished - or the look you want. Cabinetmakers use MDF because its cheap… 2 9963 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 6157 1 13128 |