Building new home in Sydney

when I pour i reign · Jan 12, 2008 5:19 pm

Hi all. My first post to this site..great site..loving it. Would like some thoughts from others on my plans to build a new home in Sydney.

1. We have an existing, 1970's home in Sutherland shire. Its 731sqm - 17m x 43m. Want to knock the whole thing down and build from scratch. The floor space ratio (FSR) in Sutherland is 0.45: 1,00 but this excludes garage. So the maximum size I can build is 329sqm + a 30sqm garage.

Does the FSR include alfresco areas? Anyone have any expereince with Sutherland shire..I heard they are slow and difficult. Should I be thinking about 9 months from start of process to finish?

2. The BIG problem with the current house is that it has a concrete pool which I will need to get rid of. I am guessing the builder can do this as part of site works but add another $10K to site works price. Any thoughts?

3. I am debating whether to go with volume builder or private builder. I really like the Eden Brae Entertainer house design 37square version. Anyone here built with Eden Brae?

The standard 37sq Entertainer home costs $221K but with the following including, its $271K. I am also looking around for a private builder who can build something similarbut I guess it will cost more.

Eden Brae Standard Builder’s Packages are available and include
the following on your land:
• Standard site costs and connections (up to and including a class M slab,
level building block, maximum 5.5 metre front setback
to garage and lot size of up to 600m2)
• Standard council and OH&S requirements including site safety fencing, all
weather access, siltation control and garbage disposal area. Note – extra
items may be required subject to individual council
• Paved driveway and path to entry (up to 55m2)
• Ceramic tiles to Entry, Kitchen, Family and Meals (standard range)
• Carpet to balance of home (standard range)
• Insulation to walls and ceiling (excluding garage and alfresco)
• Remote controlled garage door
• Alarm system
• Duct work to ground fl oor for clients future air conditioning including 3
phase power (Double Storey only)
• Standard BASIX package (Rebate available if in recycled water area. X1
round 3000 litre rainwater tank.)
• Plain concrete to Alfresco (where applicable)

I am going to budget $300K on home construction, $10-15K on landscaping and another $60K on upgrades to tiles, flooring, ducted air-con, fireplace, etc. All up expecting close to $400K. Sounds reasonable? Someone had a post on total home costs but I couldnt find it...any links?

4. On top of all that, we live overseas so I will have to do a fair amount of this by remote control...sigh.....

Thanks for any thoughts, inputs you might have!

Casa2 · Jan 12, 2008 7:19 pm

Unenclosed areas, such as an alfresco, do not count towards your floor space ratio.

$400k for a 37 square house with some reasonable upgrades and minor landscaping sounds about right.

Eden Brae have some very nice display homes.

stonecutter1309 · Jan 13, 2008 7:30 am

Welcome!

Don't forget to add the Zone Allowance for Sutherland Shire - ie there is an extra cost you have to pay - not sure how much though.

http://www.edenbrae.com.au/AboutUs/WhereWeBuild/

rapacious · Jan 28, 2008 9:56 pm

stonecutter1309

Welcome!

Don't forget to add the Zone Allowance for Sutherland Shire - ie there is an extra cost you have to pay - not sure how much though.

http://www.edenbrae.com.au/AboutUs/WhereWeBuild/

zone allowance? What is that for?

A CSR mentioned we will have to fork out something like an additional $19K to have a town planner to go through the DA with Ku-ring-gai Council (Sydney). Is that what is meant by Zone Allowance?

HomeReview · Jan 28, 2008 11:17 pm

Zone allowances cover the extra cost of transporting the materials and labour to areas where the builder does not normally build.

jamiet · Jan 29, 2008 11:41 am

Eden Brae are pretty good project builders. I was referred to them by a very good custom builder because my budget did not allow me to go custom.

I'll try to summarise my experience:

My experience varied between the individual staff members involved. The salespeople I dealt with were excellent (Kellyville), but my first tender presenter was not a "details" person (nicest way to say it). My second contract/tender presenter was reasonably good and my CSR has been quite good. The kitchen lady was fantastic and referred us to a saleslady at an appliance store who gave us a great deal on our appliances (we're not getting the standard appliances).

Everything written down needs to be double and triple-checked because everyone interprets requirements differently.

Now that we're about half-way through building, I'd say my site supervisor is good, but doesn't return calls all that often. However, he doesn't make excuses for poor workmanship (fired the brickie). He's also agreed to work in with my independent inspector and meet me out on-site after the first inspection to go through the report.

ahuang · Jan 29, 2008 12:29 pm

The alfresco part, in our Parammatta council alfresco is not counted as long as not all 4 sides are covered by walls. But it's different for every council. Suggest to check with council yourself, or give them a call.

Removal of concrete pool can be done by the demolition guys. Don't think it would cost up to $10K extra. It would be cheaper if your arrange for your demolition company, the builder can also look after that for you but it's normally a little bit more expensive.

Eden Brae is quite good. I think your biggest problem is you are so far away... Unless you got close friends or relatives to check it for you, it's going to be very difficult.

Personally, I think $400K is a bit high, have a look at this post, he is building with $350K also in Sydney, with Binet Homes. Might want to shop around...
https://forum.homeone.com.au/viewtopic.php?t=5001

ahuang · Jan 29, 2008 12:37 pm

Sorry, the post I mentioned was building in ACT...My apology...

gpierce · Jan 30, 2008 12:27 pm

ahuang

The alfresco part, in our Parammatta council alfresco is not counted as long as not all 4 sides are covered by walls. But it's different for every council. Suggest to check with council yourself, or give them a call.

I agree with Allan, this varies by council. Ryde council includes ALL floorspace in the ratio, minus 30 something square metres for garage regardless of how big your garage actually is. Enclosed or not doesn't matter for alfresco, it's counted.

So, yes check with your council.

Greg

Shady · Jan 30, 2008 2:52 pm

We moved into our new Eden Brae Home (Maddison 40) about 6 months ago and I am just about to put it on the market and look for another block of land.
I would be more than happy to build with Eden Brae again and I think the second time round would be much less stressful as I know what I can and cant get them to do now.
We originally signed up for their builders package but as construction went on we ended up taking out the tiles and the driveway as the choices they gave us were to limited and too expensive.
From memory the base price of the home is something like $215k and with the 3rd car garage, RCAC, extending a few rooms, maple staircase, spa bath, double shower heads and bucket loads of other things our total contract price was about $340k, so your probably on the money with the house price but I think you landscaping budget is a bit in the thin side.

Good luck with you construction

Casa2 · Jan 30, 2008 4:19 pm

gpierce

ahuang

The alfresco part, in our Parammatta council alfresco is not counted as long as not all 4 sides are covered by walls. But it's different for every council. Suggest to check with council yourself, or give them a call.

I agree with Allan, this varies by council. Ryde council includes ALL floorspace in the ratio, minus 30 something square metres for garage regardless of how big your garage actually is. Enclosed or not doesn't matter for alfresco, it's counted.

So, yes check with your council.

Greg

I think you'll find that Ryde Council does not include unenclosed area in the floorspace ratio.

gpierce · Jan 31, 2008 9:22 am

Casa2

gpierce

ahuang

The alfresco part, in our Parammatta council alfresco is not counted as long as not all 4 sides are covered by walls. But it's different for every council. Suggest to check with council yourself, or give them a call.

I agree with Allan, this varies by council. Ryde council includes ALL floorspace in the ratio, minus 30 something square metres for garage regardless of how big your garage actually is. Enclosed or not doesn't matter for alfresco, it's counted.

So, yes check with your council.

Greg

I think you'll find that Ryde Council does not include unenclosed area in the floorspace ratio.

Here are the Ryde council rules:

Controls
a. The floor space ratio must not be greater than 0.5:1.
b. A floor area of 36m2 may be excluded from the gross floor area when this area accommodates
2 car parking spaces. An area of 18m2 may be excluded when the area accommodates 1 car
parking space.
Calculation Rules
• FSR is the ratio of the area of the site to the gross floor area.
• FSR is defined in the Ryde Planning Scheme Ordinance.
• Outbuildings are to be included in the gross floor area.

Inside the Ryde Planning Scheme Ordinance document there is a section specifically calling out Duplex buildings that says you are right (for Duplex buildings anyway):

56E. (1) In this clause:
Inserted
G.G. No. 32
17/03/1995
R.L.E.P. 72 “floor space” means the sum of the areas of each floor of a
dwelling, where the area of each floor is taken to be the area within
the outer face of the external enclosing walls (as measured at a
height of 1400 millimetres above each floor level), excluding
columns, fin walls, awnings or similar devices and any elements,
projections or works outside the general line of the outer face of the
external wall and includes the area of any carport or garage;
“floor space ratio” means the ratio of the floor space of all the
dwellings on an allotment to the area of the allotment on which
those dwellings are situated.

I can't find anything in it that talks specifically about dwelling-houses (except to call out my zone which is .5:1).

So, bases soley on the control in the DCP and no other information specifically relevant in the Ordinance Scheme other than needed a FSR of .5:1 where I live, then I think the Alfresco area is indeed included in our FSR, and this is what our builder has been telling us as well.

My conclusion is, if in doubt ask the council:)

GReg

Casa2 · Jan 31, 2008 12:46 pm

This is from Section 10 of the DCP, which is the dictionary:

Gross Floor Area – Dwelling houses & Duplex buildings
The sum of the areas of each floor of the building, where the area of each floor includes the external enclosing wall and all wall thicknesses but excludes:
a) any enclosed area used for the garaging of motor vehicles to meet Council’s car parking requirements;
b) the area of any open balconies, decks or the like;
c) columns, fin walls, awnings or similar devices; and
d) any elements, projections or works outside the general line of the external wall and as indicated in the following diagram.

Gross Floor Area
means the sum of the areas of each floor of a building where the area within the outer face of the external enclosing walls as measured at a height of 1,400 millimetres above each floor level, excluding:
− columns, fin walls, sun control devices, awnings and any other elements, projections outside the general lines of the outer face of the external wall; and
− lift towers, cooling towers, machinery and plant rooms, and air conditioning and ventilation ducts; and
− ancillary car parking and any associated internal designated vehicular and pedestrian access thereto; and
− space for the loading and unloading of goods; and
− internal public areas such as arcades, atria and thoroughfares, terraces and balconies with outer walls less than 1400 millimetres high.

Don't know why they provide the definition twice, but that's the way it is. Of course a quick phone call or visit to Ryde Council and all would be clear.

Cheers,
Casa

gpierce · Jan 31, 2008 6:51 pm

OK, ya got me. I give up:)

They provide it twice because one definition applies to delling and duplex houses and the other applies to everything else? That's my guess.

Greg

stonecutter1309 · Feb 01, 2008 7:50 pm

Shady

We moved into our new Eden Brae Home (Maddison 40) about 6 months ago and I am just about to put it on the market and look for another block of land.

Shady - sorry to be nosy - but why move out of a new house so soon? Terrible neighbours?

Shady · Feb 02, 2008 2:26 pm

stonecutter1309

Shady - sorry to be nosy - but why move out of a new house so soon? Terrible neighbours?

Similar houses have been selling in the area quite well and if we are able to sell for the same price we'll pocket a tidy $100k tax free.
I'd be more than happy to do that every 2 years.