Jul 03, 2007 11:58 am
We are in the process of choosing a shortlist of designs from display homes for our new house. One problem we have been finding is that our subdivision encumbrances require the garage to be setback a minimum of 1 m from the front of the house (something about the 'look' of a street of houses with garages at the front/level with the homes being undesirable?).
Has anybody added a portico to the front of their home who could give a very rough figure as to the cost? It would need to be about 1m long.
Our other option is to add length to the master bedroom which is obviously expensive or cutting into the dining room to shift the garage back into the house further which we would prefer not to do.
Here is a link to the design if you want to have a look - we are open to any and all suggestions about this problem!
Re: Garage setback problem2
Jul 03, 2007 12:12 pm
Gosh, thats a tricky situation!! I hate covenants!!
I would probably go for expanding the bedroom, rather the cutting into your dining room, which would be way too small if you did that.
Our Adenbrook home was completed in September.
Re: Garage setback problem3
Jul 03, 2007 12:14 pm
From looking at the plans; if it was my house I would be extending the master bedroom forward and maybe putting a bull-nose (with bay-window) on the end of it.
Alternatively you could bring your living area and front door forward to be level with the bedroom, and then add a 1M verandah across the front - you would also want to add a shoppers entrance into the dining room if that was the case.
Ultimately, and you will hate me for saying it, in many cases if the house is not a perfect fit (with only minor alterations - not structural changes as above) then it may be better to just move on to other preferred plans.
Edit - another thought - option is to put a large 1M-deep planter box across the edge of the master bedroom window? Should be relatively cheap - and no structural changes to the house...
Re: Garage setback problem4
Jul 03, 2007 12:16 pm
The dining room looks pretty small already - so definitely don't take any space from there!
I personally would prefer extending the main bedroom out ot the required distance - that way you could put a small couch under the window as a mini parents' retreat.
The Archicentre cost guide could help with estimating how much:
Re: Garage setback problem5
Jul 03, 2007 12:17 pm
Hi there Nire, are you building in Noarlunga Downs by any chance? A friend of mine is as well, they added to their lounge or master bedroom (cant remember which one). They found that was the easiest option... Good luck with which ever way you go.
Re: Garage setback problem6
Jul 03, 2007 2:12 pm
Thanks for those thoughts/ideas - we hadn't thought of a planter box and a bay window might be a nice addition to the bedroom anyway!
We are actually going to have a shoppers entrance into the dining room (more of an entry/playroom!) anyway so perhaps extending the living room and adding a veranda would be the way to go....
adsle - We are building in Sunday at Aldinga.
P1T - you're right about going for a different design when the changes become too much but unfortunately we keep having this problem with every design we like, the garage/carport is too far forward. it comes from trying to fit a 25-28 sq home on an 18m frontage I think!
Re: Garage setback problem7
Jul 03, 2007 7:27 pm
I'd check with the guidelines but we have the same situation up here in the estate we are building in and a portico is not considered to be sufficient "structure" to be the front point of the house it has to be an actual external wall of the house 90cm in front of the garage.
And that is the council restrictions not the estate ones
Re: Garage setback problem8
Jul 04, 2007 11:04 am
To extend my front porch and roof by 500mm was $280.00
What a bargain!
My council is the same, the garage has to be behind the building line so it doesn't dominate the design.
Building a Jandson Espirit in Pennant Hills
"What is the use of a home, if you haven't got a tolerable planet to put it on?"Henry Daniel Thereau
Re: Garage setback problem9
Aug 06, 2007 10:33 pm
Woo hoo my first post.....
Looking at your plan, I would bring both the lounge and master bedroom wall out by one metre along with the verandah.
you could then look at..
Option 1: perhaps cutting the lounge room by adding an internal wall and creat the front section into a study.
Option 2: bring the WIR wall forward by one metre giving you and full rectangular WIR with extra hanging space...
Generally adding internal walls should cost very little if not free, in our case, but moving external walls can be a couple of thousand dollars.. Depends on your budget...
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