Browse Forums Building A New House 1 Feb 04, 2012 3:00 pm Wow I cant believe I am at the point where I can actually really start planning our new build.
A bit of background - we had been looking for a house or land closer to town for a long time and everyting was either too small, too much work or out of our budget. I swear the real estate agents in town are totally over us. However about the middle of last year an old house (deceased estate) came on the market in a great location, walking distance to town, beach and inlet but (always one of them is'nt there) it was over our budget and basically falling down. So I did'nt do anything about it, then about 3 months ago they dropped the price - getting better. We went and had a look and fell in love with the location but not the house - riddled with asbestos and 60 years of junk which the executors refused to get rid of - so we put in a ridiculous offer which was accepted . So now onto to designing the house. We have to submit a plan to council before we can demo the house because it falls within a heritage area. The block is 1022sqm so we have plenty of space to work with. I will keep the details coming on all the funny and fustrating issues we have come across already but will keep it short for now. I have attached (or tried to) our preliminary plans - please let me know what you think/ suggestions/advice. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Looking forward to being part of this great forum Re: Charnleys Knockdown & Rebuild - Here we go!! Prelim Plan 2Feb 04, 2012 4:27 pm I'm moving in with you when it is built...you have been warned Re: Charnleys Knockdown & Rebuild - Here we go!! Prelim Plan 3Feb 04, 2012 5:29 pm oooooooh, alot to like about this plan.... I am loving your ensuite and courtyard, heaps of storage throughout, workshop, sunken lounge (nice!), great kitchen layout (almost the same as mine!!!!) Just a word of warning KIWI is serious when she says she is moving in because she looooooves a sink in the toilet!! One small thing - what are your ideas for the Activity Room?? I would be inclined to move the wall a little making the bedroom 3100 or 3200 and the Activity room 2900 or 2800 or maybe pushing that wall into the alfresco area? Just a thought. Heritage area - I bet that makes it interesting!!! Does that mean following heritage colours or front facade same as before or.....????? Looking forward to watching this build. Re: Charnleys Knockdown & Rebuild - Here we go!! Prelim Plan 4Feb 04, 2012 9:53 pm rocketship oooooooh, alot to like about this plan.... +1 - the plan is gorgeous!!! Very much looking forward to watching this come to life! Our building thread: viewtopic.php?f=31&t=51657 Re: Charnleys Knockdown & Rebuild - Here we go!! Prelim Plan 5Feb 04, 2012 10:30 pm I love it too! Personally i'd use the "activity" area as a study for myself, with a nice view outside - but its another good little area for the kids. An extra tv, a kids study area, or similar. I love it! Blog: http://matt-and-jo.blogspot.com.au/ Purchased Block: August 2011, Block Settled: Dec, 2011 Contract Signed: 28/6/12, Site Works Started: 9/11/12 Re: Charnleys Knockdown & Rebuild - Here we go!! Prelim Plan 6Feb 04, 2012 11:41 pm Thanks Guys, not sure how it ended up so big - that was'nt the plan but to get everything to work this is the way it has turned out. Now hopefully it does'nt break the budget. kiwi I'm moving in with you when it is built...you have been warned I'm moving in with you when it is built...you have been warned Anytime Kiwi - rocketship Heritage area - I bet that makes it interesting!!! Yes very, like not being allowed to demo the existing house until the council approves our plan which I just dont get. They have to approve them anyway to give us the building licence just let us knock the old girl down before she implodes. I will get some picks to show you how bad it actually is. As for the planning restrictions we have to be in sympathy with the area but we are not allowed to replicate the architecture of the time -"what the" I agree the activity is a bit small but it is really just a place for the kids toys and play etc at the moment and will hopefully evolve into a study area for them when they get older - I am hoping it will be ok but it is one thing I am unsure about. By the way luuuurrv your house its going to be gorgeous. I did do a bit of lurking to get all the great kitchen ideas. Will try to post some elevation shots tomorrow. Re: Charnleys Knockdown & Rebuild - Here we go!! Prelim Plan 7Feb 05, 2012 10:59 am if you have boys, it will evolve into a playstation room. or whatever will be the 'thing' if they are small now, in 10 yrs time. (playstation 12?) that would be an ideal spot, cos mates can come and go and not go through the house...and you dont have to see them. great, Ill bring my toothbrush to the house warming then. and yay there is a powder room. LOVE IT!! Re: Charnleys Knockdown & Rebuild - I'm Back 8Apr 25, 2012 12:31 am Boy I can't believe it's been soooo long since I posted here. We have had a number of setbacks - WITH THE COUNCIL- So I have been sulking . I know very childish of me but until we had some resolutions and I could see some light at the end of the tunnel I couldn't bring myself to to write about it. Finally we have had some progress and I am feeling postive again.
So what were the problems - I hope you have the time. As I mentioned previously we are building in a Heritage Precinct and while the house we have bought is not listed we have to develop within certain "guidelines". No problems or so we thought - We'll just knockdown the house and then get on with designing the new one in line with councils requirements. Ohhh nooo we are not allowed to knock down the house until we have approved plans for the new one. "Ahhh well council we are kind of on a bit of a time frame with this as the Director of Energy Safety has given us a set period of time to demolish within because all the wiring is unsafe" - (Council doesn't care about this) -The house is empty for all but the squatters who are using the Jarrah Floorboards for firewood - Oh and the rats - lots of rats. Apparently they love figs - house has 2 big fig trees - And the local teenagers who are doing who only knows what there - Well the cops know because they rang us to tell us No there are procedures to follow. Plans before demolition. - The house is a fire risk and we cant get insurance because it is falling down - The neighbours are complaining - Loudly - Its riddled with asbestos Procedures to follow - Plans first - I think you get the picture. So what ensues is a mad rush to get plans done on advice from the council. Plans go to council - No sorry says the council not good enough. You cant have: - A wrap around verandah because you are not on a corner - Finials (sticky up things on the roof gables) - to decorative - Double verandah posts - to decorative - Protruding garage - fair enough I understand that one - Leadlight windows - no replicating the architectural elements of the time AHHHHHHHHHHHHHHHHH So back to the drawing board. 5 months later and on the death knock of the Director of Energy Safety sending out his hitmen we have a winner. Plans Approved, Demolition Approved. Yesterday the fences went up, today the roof is gone and by the end of next week the block should be completely cleared- Sorry Squatters you need to find new digs Sorry rats your eviction notice is signed Sorry teenagers back to the park near the beach to smoke whatever it is that you are smoking Yay So if you have got this far - Thankyou. I have added a pic of our little cottage (nightmare). I will be back later to upload new plans and elevations. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Charnleys Knockdown & Rebuild - Problems Lots of Problem 9Apr 25, 2012 9:20 am oh wow!! what a nightmare for you all (esp the phone calls from the cops...EMBARRASSING!!) Im so glad finally things are on the move. good luck for the next 5 mths!! Re: Charnleys Knockdown & Rebuild - Problems Lots of Problem 10Apr 25, 2012 4:48 pm Thanks Kiwi - Yes but the cops were really good about it.
Well here are the revised plans. There are some changes that I am really happy about from the last plan and some compromises but all in all given the restrictions from Heritage I am pretty happy with the way it has turned out. Plus's are; - The activity is much better, not stuck at the end of the hallway - Laundry off the Kitchen now and not the main passage. Its a shame we could'nt get it on the north side of the house but at least the drying area is undercover. Anyway here is the new plan Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ And here is the elevation. I am still trying to decide on colours. We are thinking grey and white so If anybody has suggestions please feel free to let me know. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Thanks all Re: Charnleys Knockdown & Rebuild - New Plans & Elevation 11Apr 25, 2012 7:09 pm Oh wow!!! What dramas....but am glad you are now moving in the right direction!! Am really looking forward to seeing this come to life!! Really like your plans! Good luck! Our building thread: viewtopic.php?f=31&t=51657 Re: Charnleys Knockdown & Rebuild - New Plans & Elevation 12Apr 25, 2012 7:41 pm I like the new ones, nice. Still massive...love it!!! Im sorry...Don't ask me about colours or anything stylie..but try Michelle. Ask in the interior decorating part..ie start a thread asking for colour help. Loads of people have some great colour sense. Re: Charnleys Knockdown & Rebuild - New Plans & Elevation 13Apr 25, 2012 8:10 pm Liking it! I'm sure that Kiwi is happy that you've retained the basin in the loo! Deemaree Kyndylan Capers: viewtopic.php?f=36&t=46852 My blog: http://www.sufficientlysufficient.blogspot.com/ Re: Charnleys Knockdown & Rebuild - House is Gone YAY 15Apr 27, 2012 10:43 pm Thanks all - Yes plenty of room for the kids, family and friends. Well earlier in the week the fence went up to start demolition - Yay
Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ And when I went past today - there was NO HOUSE - just a pile of rubble. . I will get a pic tomorrow as i was in a bit of shock. I wasn't expecting it to be gone so quickly but its good as the site should be fully cleared by the end of next week. Re: Charnleys Knockdown & Rebuild - New Plans & Elevation 16Apr 28, 2012 12:15 pm so are your neighbours cool about a new build going next door? Re: Charnleys Knockdown & Rebuild - Almost There 17Aug 23, 2012 11:13 pm Well so much for that pic the next day oh well whats 3 months. Yes I have been rather lazy on the updates but honestly contour surveys and geo tests are not really that exciting. Everybodies elses threads have been far more interesting however we are almost ready for a start so I thought I would add some more details.
So the house got demolished late april. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Then we had a contour survey and repeg done plus the geo tech/ soil test. We are located on whats supposed to be a flood plain so we had to build up to 1.5m AHD. Last flood that came through that area was in 1969 but lots has been done with the inlet and area since then to flood proof it. The contour survey showed 1.2m AHD height so we had to bring in 300mm of clean fill and inturn retain. We were expecting the clean fill but not the retaining, extra $$$$ but what are you going to do. . We actually had abit of a win anyway because we were going to replace all the fences but of course the neighbours did'nt want to pay for them , then the storm came through and blew them all down anyway - so then they did'nt have a choice they had to go halves with us. 3 months on we have a clear block, new retaining, clean fill and happy neighbours. Yay Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ New fence still has to go down the north side but as you can probably see the house there is right on the boundary so still trying to work that one out. Well thats enough for tonight. We are expecting council building approval any day so I will go through all that in my next post. Starting to get excited now Re: Charnleys Knockdown & Rebuild - Almost There 18Aug 23, 2012 11:18 pm kiwi so are your neighbours cool about a new build going next door? Sorry Kiwi for the late reply - yes neighbours are very happy seeing that the Real Estate Agents are telling them we have increased house values in the street by $10K-20K by demolishing and putting a house not units on the site. Re: Charnleys Knockdown & Rebuild - Almost There 20Aug 24, 2012 10:38 pm Well once the block was clear and Geotech had been done we were given a M Class site, moderately reative clay soils. Not great but not really bad either. So off we went to the Structual engineer to get all the engineering done. We opted to have extra footings, and rodding in the top 3 courses of bricks to firm up the structure and keep down the possible cracking due to the clay. We also beefed up the roof. Once the engineering was done it was up to us to write the remainder of the spec and put it out to tender. Writing a spec from scratch is really involved - I suppose I was a bit naive about the detail involved and we ended up with a few late nights getting it sorted but finally in mid June we went out to tender. We had 4 custom builders quote plus 1 of the project builders who had been bugging us for a chance to quote. It was out for tender for 4 weeks. Mid july quotes came in with prices in a range of over $100k between the highest and lowest. We ended up going with the 3rd or middle quote. We knew the builder really well, he has a great reputation and he built our last house so we knew what to expect. So last week we signed our building contract and put our finance application in. We already had pre-approval but they have to view the plan and contract and hopefully we will have formal approval towards the end of next week. Due to the heritage requirements we have Development Approval already for the build, it just needs to go through to get the building licences now so hopefully we dont have any holdups with that and we should see permits issued early September. Of Course I know as these things go that we probably need to add an extra couple of weeks to this, everything seems to get drawn out. Then we should have a slab not long after that YAY Tomorrow I will hopefully get a chance to post some of our selections for the house and a few minor changes that we did to the plan. Thanks for reading if the original house is in good condition most of what you listed could be added in stages without the need for KDR and costs and disruption of having to live elsewhere… 1 13673 Hi We have finally decided to complete a KDR on our corner plot in NE Melbourne suburbs. Given its a corner plot approx. 400 sqm just a standard design may not fit the… 0 8556 multiple occ properties are always billed by trades at a premium, rarely per sqm for the lot. You either have trades you know whoe will do by sqm or youre going to get… 1 2225 |