Browse Forums Building A New House 1 Apr 09, 2014 1:50 pm Hi Guys, New here but think this would be the best site to ask my questions. I am about to purchase land (or at least, be approved to do so) but being a first home, I don't have a big budget to blow on the land. I would like to stay in the Eastern suburbs but I'm not a fan of new estates where the streets are lined with volume builders. One of the areas I am very interested in is the foothills of the Dandenong Ranges (Lilydale, Upper Ferntree Gully, Upwey, Ferny Creek, Menzies Creek etc). One of the appeals of this area is hat it's not too far from the city, yet is somewhat peaceful and bush-like. This is where the issue arises, it falls within a BMO (like nearly everyone) but these properties are so treed that almos tevery single one is considered BAL-FZ. As you're probably aware, restrictions on buildings, partiuclarly doors and windows, is so heavy on building here its near impossible without a budget blowout or looking like you've built a prison. So I have a few questions: 1. Is the whole building classified BAL-FZ or each face of the building? 2. Who decides/certifies the BAL rating? Do they inspect the building post building? 3. The 'alternative solution' clause in the guidelines for building, what are they? I have noticed some people claiming they were allowed to combine 2 BAL-40 requirements and it pass for BAL-FZ, but who 'passes' it? CFA? Council? 4. Does anyone know the forestation in the dandenong ranges if it is consdered 'Woodland' or 'Rainforest' by the CFA/Yarra Ranges Council? This could mean I may be able to scrape by with BAL 40 if its flat/uphill and theres no trees within 8m. 5. Yarra Ranges state any trees within 10m of the building may be felled without permit. Can this be done on the 'Proposed' building envelope before council approval? Because I cant be approved on the design without it conforming to BAL requirements (see below) 6. Has anyone built within the BAL-FZ zone before? How much more expensive was it (my house will only be about 16sq) and do vokume builders run for the hills when you mention BAL? The issue is I've found a circle. Let's say I want to build on a particular envelope on the building, and there are 2 trees within 10m (causing BAL-FZ). I want to fell them, and usually can except that there isn't a building there yet. I cant get approval for the building via the Council on plans because its designed to BAL-40 standard (in anticipation of the trees being removed) but on the plan it will show BAL-FZ. I can't remove them until there is a building for them to be within 10m of, and I cannot get approval to build to BAL-40 design without the trees being removed. How do I rectify this? Thanks in Advance! Re: Building in potential BAL-FZ zone 2Apr 09, 2014 7:54 pm Had a chat with Council or CFA? Find your local CFA HQ, as that may be where their assessors are situated. Your Planning Permit application to Council gets sent to them for appraisal. Sometimes they come back with a different rating, up OR down. You can DIY a Bushfire Report, but if a BAL-40 or FZ, a consultant is recommended. Careful, as I had quotes from $1.5k to $6k. My $1.5k guy had a 100% success rate! eg. CFA agreed.. Some info here, [url][http://www.bal.net.au/cost.htm/url]. Note - not a recommendation, just FYI. My take... Is it worth $50k+ extra for a cheaper block! or spend more time for a better site! without the complications. As seen on other threads, site costs of slopes etc can add up, or mean less $$$ to spend on the main aim, your home. From experiences in the School of Hard Knocks.... Stay away from trees, look at other people's !, and beyond.... Stay on the level, or near to it... Live to the North..use the sun to your advantage Get all 3? Streets ahead. All 3 items listed are defects and are of concern. Please seek qualified independent inspector and/or legal advice for your state. 1 8203 Hi All It has been a few weeks since my last update. The build has been progressing well. No major issues to report. The scaffolding was dropped today, gyprock will be… 96 356752 |