Browse Forums Building A New House Re: I have to raise my house 1.8m! is this even possibly Tru 21Jan 22, 2015 12:37 pm Unfortunately not only are the flood plain levels being revised,but the construction methods/Materials are also being revised. You will be required to submit Plans, Engineering, Models, Data, Testing and Simulations and employ a number of experts.. BTW, You might want to consider reinforced precast concrete...goodluck https://plus.google.com/u/1/photos/1132 ... 7724660956 Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: I have to raise my house 1.8m! is this even possibly Tru 22Jan 23, 2015 11:24 am Which part of Ryde are you in ? At first I thought you must be somewhere near Lane Cove River but at 48m AHD you are way above that. Are you in a gully or something ? Stewie Re: I have to raise my house 1.8m! is this even possibly Tru 23Jan 23, 2015 12:28 pm Stewie D Which part of Ryde are you in ? At first I thought you must be somewhere near Lane Cove River but at 48m AHD you are way above that. Are you in a gully or something ? Stewie I am across the road, behind epping road to where office works and domain is anyway some update from my own research using google & my own snow boarding altitude watch, both results came back with my house been 50m above sea level the ADH is 48m above sea level Ryde council requirement is to have ur house raised 0.5m above sea level, which means i should not have to raise my house at all. unless there is some special requirements that i don't know off, but i have read the DCP & foold area requirements and nothing is mention there i am still waiting for metricon to send me the contour report just to see if they have a different altitude for my house, but if watch and google both have the same result, it should be correct i hope. Edit: just got the contour it says my house is 47m above sea level, can the equipment be inaccurate ? Re: I have to raise my house 1.8m! is this even possibly Tru 24Jan 23, 2015 1:30 pm The contour survey would be the more accurate. Maybe the council is worried about local area flooding involving just a few streets as opposed to whole low laying suburbs that are affected by rising sea levels etc ? Stewie Re: I have to raise my house 1.8m! is this even possibly Tru 25Jan 24, 2015 7:36 am Hi Loading error FFL @ GL+2.00m it becomes viable and efficient to use basements which incidently flood in low areas of perth.HTH Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: I have to raise my house 1.8m! is this even possibly Tru 26Jan 24, 2015 8:51 am Didn't the insurance companies also impose restrictions whereby they won't insure any items below the new flood lines? So that's another thing to consider, even though you may get dispensation from the council you may not be able to get insurance. Re: I have to raise my house 1.8m! is this even possibly Tru 27Jan 24, 2015 9:17 am Crazyk Didn't the insurance companies also impose restrictions whereby they won't insure any items below the new flood lines? So that's another thing to consider, even though you may get dispensation from the council you may not be able to get insurance. LOL What insurance do you need for a properly designed basement that has a hose, scraper,Silt sump and pump? People that live in expensive areas are always high risk! Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: I have to raise my house 1.8m! is this even possibly Tru 29Jan 24, 2015 10:13 am Actually grand designs Aus did an episode on a guy who build his house from shipping containers and he faced that exact issue. Had to raise his house but no insurance for bottom level Re: I have to raise my house 1.8m! is this even possibly Tru 30Jan 24, 2015 10:52 am Crazyk Had to raise his house but no insurance for bottom level Precisely so whats the consequences of the Concrete Basement flooding a bit of elbow grease and a refit...in a 1 in 25 year occurrence you are probably due for new carpets and paint job? Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: I have to raise my house 1.8m! is this even possibly Tru 31Jan 27, 2015 8:02 am Crazyk Didn't the insurance companies also impose restrictions whereby they won't insure any items below the new flood lines? So that's another thing to consider, even though you may get dispensation from the council you may not be able to get insurance. Thanks for the heads up, ill have a chat the the insurance company before i do it then Re: I have to raise my house 1.8m! is this even possibly Tru 32Jan 27, 2015 8:16 am Hi, I have exactly the same problem as you. Are you in the Low Risk zone? I seem to be in the overland flow zone(could be wrong). Did Metricon advise you that the water has to flow though under your house so you may not be able to use solid slab? I'm just wondering how much extra it would cost me. Thanks Eden Brae Marina 42 11/5/15. Tender Accepted Re: I have to raise my house 1.8m! is this even possibly Tru 33Jan 27, 2015 9:06 am I suggest before you talk to the New home Sales and insurance rep You gather all the GIS information,Data, engineering,simulations etc.etc. you can Forewarned is forearmed, Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: I have to raise my house 1.8m! is this even possibly Tru 34Jan 27, 2015 11:32 am viewtopic.php?f=31&t=75539 Similar quandry as you in Eastwood, with Metricon as well. Don't rely on them calling you back - they won't. You need to go into the council chambers and speak to an engineer. The guys behind the counter are usually just general staff so ask for someone higher up the chain preferably an engineer , if not a town planner and explain the problem. They should be able to call up all the info regarding your property on their computer screen and advise you accordingly. The other thing is to do a search on their website for your property. Some councils ( Pittwater, Manly ) enable you to do this then it will list all the pertinent parts of the DCP and LEP and some others that pertain to your property regarding a DA. The overland flood info should be on there too. Stewie Re: I have to raise my house 1.8m! is this even possibly Tru 36Mar 10, 2016 12:10 am Similar issue for us, Melbourne Water says we need a FFL of 10.08 - supposedly 980mm higher than ground, yet GPS and mapping data says our ground level is at 14.46... What's the difference between AHD and measured altitude? Our Bayside KDR Thread: viewtopic.php?f=31&t=78298 Re: I have to raise my house 1.8m! is this even possibly Tru 39Mar 10, 2016 9:37 am As above comments, I'd rely more on the contour survey done by a surveyor to AHD rather than a GPS off an iPad, phone etc. In your street there would be pre-set benchmarks set to an AHD level on the kerb somewhere that the surveyor would have taken his levels from. He should be within 10mm or so with your levels. Stewie Re: I have to raise my house 1.8m! is this even possibly Tru 40Mar 10, 2016 10:22 am Just revisiting original Op title of this post, at 47m AHD you cannot be affected by seal levels. The only concern would be if you are in a natural valley subject to flash flooding run off. If you follow Stewies advice and approach council you are more than likely to get right answers quickly and without cost. If by any chance you do have a problem and the home needs to be raised the advice from Structural BIM guy is sound and you should consider basement as they are non habitable rooms and can be useful as storage etc as opposed to useless underfloor space. Foremost Building Expert in Australia,assisting with building problems/disputes, building stage inspections,pre-contract review advice for peace of mind 200 blogs http://www.buildingexpert.net.au/blog DIY, Home Maintenance & Repair We purchased a 1960s property that is on timber stumps mostly, and a newer section is on concrete stumps. We had a building inspection initially and they reported some… 0 12749 ok thanks - yes was wondering if that should have been listed as Option Three! 2 7757 i had the my concreters concrete right up to the fence. I have pits all along my path, so the water tends to drain away from the house and into the pits. There's only one… 7 12796 |