Trying to build on a slope

confused · Oct 16, 2006 7:55 pm

Hi there
Just found this forum and really hope someone out there will be able to help. We have a narrow block (15m wide) and it slopes down from the front to back. We have been told we will need to probably have a split level home to make up for this slope, the other option is to try and level it up, but that isnt really an option I dont think, given the neighbours are all at the same level as us. So... we have been doing the rounds with building companies and they all seem to think 'too hard' or that we will have massive site work costs and extra costs with having it at split levels. I was wondering if anyone knows a small building company who might be able to help us, but more importantly do a good job without ripping us off. Also, what is the procedure when you use a building company - do you get an architect to draw up plans and then the builder follows them? Sorry for all the questions, as my name says I AM CONFUSED! Thank you so much, would appreciate any advice.

capeli · Oct 17, 2006 3:41 pm

We are in the planing stages for building a house on a sloping block also. You will find that most coucils will not allow you to level the block out (depending on the fall front to back), due to the height of retaining walls required. From memory you can not lift more than 500mm without a big hassle with council.

What we are doing is having the entry level with the road then drop down intially 3 steps after the entry.

With regards to the building company, there are two options
1) you go to a designer or architecht and get them to design you a house, you then take it to council, get it approved and then go to the building companies for quotes. This will give you a number of quotes to go from and ads competition.
2)you go to a building company they claim that they will draw you up a plan for 'free', then they will price it.

The problem with option 2) is that you are locked into one builder, you cant take that plan to another builder. I prefer option 1) as you have a little more freedom with what you do with your plan, although it may be a little more expensive to start with.

By the way, council is taking 3 months to approve plans in WA at the moment.

Goodluck

ausdesign · Oct 17, 2006 5:05 pm

Greetings Confused.
There are several topics discussed on our website in the 'Information Articles" that may enlighten your confusion.
Basically you can cut into a site heavily as long as you have an engineers design & computations for the cut/s.
Possibly one of the main limiting factor with steep sloping sites is the height out of the ground you are permitted to build to. Some councils are more savage than others with height limitations under their planning schemes.
We always recommend that people have their designs prepared first & then get a minimum of 3 quotes. Do not apply for a building permit. Leave that to your selected builder to arrange.
If you need to apply for a planning permit I would do this yourself prior to putting out for prices..

confused · Oct 18, 2006 2:23 pm

Thanks very much for the replies - I am going to speak to a well known builder tomorrow who has taken some photos of the block and is going to show us a design with 3 steps down at the front, 3 in the middle then another 3 towards the back, I think he will only give us an estimate of the siteworks etc so I am thinking I might go with another builder who has suggested a survey, then a house design (costing around 2k). I feel better paying for more accurate information - but will see what they say tomorrow. Thanks again for the replies!

Beetaloo · May 31, 2014 3:29 pm

My block is very steep.
The house has a platform (suspended) floor supported on steel posts. This is probably the most economical way to build on a narrow sloping block.
There was no excavation at all for the actual house.

Designing the driveway will be you greatest challenge. The garage/carport will probably need to be infront of & higher than the house.

Lorri · May 31, 2014 6:37 pm

Hi we have a very steep block too, just been phoning around trying to find a builder, to make matters worse we are in Tasmania so its even harder plus it seems to cost a lot more for even basic houses, here in QLD you can get a house for about $120k, one the same m2 cost from $170k in Tassie, I am sure that shipping building stuff over doesn't cost that much. I did find a plan I liked but the builder went and had a look at the block and said they don't want to do it as it as it would take more supervision.
So not as easy as it sounds.
Cheers Lorri

Shambini · May 31, 2014 7:51 pm

Do you have to install a pump to get the storm water to the street?

Lorri · May 31, 2014 9:44 pm

Hi Beetaloo, do you have any photos's of your house and land, do you live in a bushfire area? Our land is bush so if we build a house on posts the gap has to be enclosed to stop embers getting in under house.

::lol::

Lorri

Beetaloo · May 31, 2014 10:23 pm

Quote:

Hi Beetaloo, do you have any photos's of your house and land, do you live in a bushfire area? Our land is bush so if we build a house on posts the gap has to be enclosed to stop embers getting in under house.

My house is in a bushfire area, however it was built many years before the new bushfire regulations came into effect.

AS 3959 specifies how to build in bushfire areas.
Whether you can build a high set house (with platform floor) depends on the BAL rating for your site. The CFS will carry out a preliminary assessment for a few hundred dollars. There are also bushfire maps available on the internet. Your local council will also map bushfire maps.

If your BAL rating is high or less it is possible to design an elevated house. Just follow the rules in AS 3959 for your site BAL rating.
As an example AS 3959 (for BAL29) requires the sub-floor space less than 400mm above ground level to be non-combustible construction (i.e. steel) . Above 400mm the requirements are more relaxed and fire resistant sarking can be used to protect timber floors.

Wall cladding must be non-combustible. Bricks (including mud bricks) , cement sheet (i.e. blueboard) & metal cladding (I.e. colorbond) satisfy this requirement.
Either enclose the sub-floor space with non-combustible walls.

AS 3959 is mainly concerned with ember attack. Hence the requirement for non-combustible construction for the first 400mm above ground level. Steel post satisfy this requirement.

Perth_Euro · Jun 01, 2014 12:53 am

confused, you could try using a building broker too. There are a few in perth.

I have a sloping block and am asking the same questions of an earthmoving company on site next fri.
I have 2 designs in mind, one with an undecroft garage setup, the other has the garages at same level as main floor.

Project builders will either charge a fortune, not be interested or tell you to get work done yourself.
If you search in here for bedfordale there is a number of posts around earthworks and options. (3 or 4 members went through the earthworks question back in 2012-13)

Lorri · Jun 01, 2014 11:40 am

Beetaloo, we have a couple of project builder who are going to look at the site and get back to us, the land is pretty steep so they might not be the best option if they want to cut the block, but not found any house plans from Tassie builders that are on poles or stumps ect.

Deciding whether to get a plan drawn up and go to tender, but still up in the air with that until we hear back from the others.

Confused, we are on a budget and can't afford a high cost build and looking at the most cost effective way to build. We want a 3 bed 2 bath nothing fancy, alfresco and a lot of glass on the north side.
Site costs can be mad, I have seen some posts on here! No way can we afford that.
Cheers Lorri

leighton · Jun 03, 2014 6:32 am

Try my site for ideas but I don'

t build in Tasmania. The best bet is a custom designer who works on sloping blocks.

Lorri · Jun 03, 2014 11:25 pm

Leighton it's a pity you dont build in tassie, seems like no one can be found on the net for steep blocks lol.

Well we got a quote from Wilsons and they said they would build on the block! We picked the franklin 136 as the house just to get started.
They seem to think that they can build on a slab and until they get soil reports that's how it is. They found some areas that are a bit level so that's good.
The house was 161k. 14.64 squares.
Cheers Lorri