Browse Forums Building A New House 1 Jan 19, 2015 1:43 pm Hi guys
I am trying to build a new home in North Ryde, with Metricon, but after them having a look at the council flood levels, the requirement from the council is to have to home raise by 1.8 meters - 1.9 meters !! , is this even possible? this just sounds ridiculous to me, are there any ways i can object to this? this was required after looking at the flood levels, but no one else is that high in like 1km radius, the highest i seen is maybe around 80cm, so i have no idea why they want us to do 1.8m, our house will just look ridiculous on the street, the 2 house next to me is only elevated around 40cm -50cm but there 40yr old houses thanks Re: I have to raise my house 1.8m !!! is this even possible? 2Jan 19, 2015 3:15 pm Are you sure it's 1.8m and that it's the floor level that has to be raised?? That doesn't sound right to me. Make sure you triple check with the council and builder. Re: I have to raise my house 1.8m !!! is this even possible? 3Jan 19, 2015 3:18 pm yeah 1.8 is the level to be raised, it sounds ridiculous to me too, that's why i thought ill come to the forum when both house next to me are only 40 - 50 cm raised and single story , if i do go ahead with building my house off the ground 1.8m and then double story, i would look like an idiot on the street ..... Re: I have to raise my house 1.8m !!! is this even possible? 4Jan 19, 2015 3:19 pm LoadingError yeah 1.8 is the level to be raised, it sounds ridiculous to me too, that's why i thought ill come to the forum when both house next to me are only 40 - 50 cm raised and single story , if i do go ahead with building my house off the ground 1.8m and then double story, i would look like an idiot on the street ..... Do you have a document that states this? Could it be a typo? Re: I have to raise my house 1.8m !!! is this even possible? 5Jan 19, 2015 3:25 pm they called my wife to let her know, but i have just told her to contact them to check on it again 1.8m just sounds too extreme, but i don't think it's wrong when they are calling to cancel the tender because they can't do 1.8m Re: I have to raise my house 1.8m !!! is this even possible? 6Jan 19, 2015 3:28 pm Yep, just confirm that is accurate first. Let us know how you go. Re: I have to raise my house 1.8m !!! is this even possible? 7Jan 19, 2015 3:52 pm its very possible but metricom or most volume builders cant really do it, we used pylons which were hamered 3 metres into the ground,you then start your floor levels as desired, this is old technology, but the volume boys are very basic builders,there good at dressing cabbage and making the outside all icing and cream. Re: I have to raise my house 1.8m !!! is this even possible? 8Jan 19, 2015 3:56 pm sorry my bad, when i said is it possible, i was trying to say, is it possible that i have to raise it 1.8m, when ppl next to me are only 40cm raised, but again there both 40yr old homes Re: I have to raise my house 1.8m !!! is this even possible? 9Jan 19, 2015 4:05 pm We built on our block (knock down -> rebuild) that was flooded in the Brisbane 2011 flood. Brisbane City Council revised the local flood levels so that the minimum floor level required on the block was 1m or so above natural ground. The volume builder we spoke to was proposing an earth 'hill with the house (slab on ground design) on top of it - didn't take that option. We Ended up with a post/bearer construction up off the ground which the volume builders don't do. You'll need to consult a local designer/architect and small volume builder. The upshot to this is you will get exactly the design you want. Good Luck! ----------------------------------------------- http://pab34newdigs.blogspot.com.au/ ----------------------------------------------- Re: I have to raise my house 1.8m! is this even possibly Tru 10Jan 19, 2015 9:09 pm You should be able to get onto the Ryde council website and check their flood zone maps. That should tell you what the required levels are above the flood zone. A couple of our local councils have this info on their sites. This type of council policy has been in force locally for about the last twelve years so previously built homes like your neighbours probably didn't have such strict guidelines. Two relatively new houses that back onto our local lagoon have floor levels about 1.5 off the street so I'm not surprised and I drew a set of plans a while back that required about a 1.2m lift. Stewie Re: I have to raise my house 1.8m! is this even possibly Tru 11Jan 19, 2015 11:16 pm It's better to have your house built higher and not flood you out all the time, it's like the BAL thingy, we have to have all the stuff to be able to build while next door they have bush all around them with trees hanging over the house! If they make everyone build to the conditions ie flood levels and fire proofing as much as they can the people will be safer. Cheers Lorri Re: I have to raise my house 1.8m! is this even possibly Tru 12Jan 20, 2015 8:10 am Stewie D You should be able to get onto the Ryde council website and check their flood zone maps. That should tell you what the required levels are above the flood zone. A couple of our local councils have this info on their sites. This type of council policy has been in force locally for about the last twelve years so previously built homes like your neighbours probably didn't have such strict guidelines. Two relatively new houses that back onto our local lagoon have floor levels about 1.5 off the street so I'm not surprised and I drew a set of plans a while back that required about a 1.2m lift. Stewie yeah i actually ordered the flood report from them and gave to the builders, that's where they got the 1.8m from, but for anyone that knows Ryde, having your home raised 1.8m is just ridiculous, it's a metro suburb, with no water near by , i had asked my neighbors that have been there all 40+ years, they have never seen even water over there lawns ..... on top of that, if i try buy insurance, there not even considering that area as a flood zone ................... Re: I have to raise my house 1.8m! is this even possibly Tru 13Jan 20, 2015 8:41 am I think Stewie has better local experience than I do but in Victoria you can appeal council decisions in VCAT, I am sure you could do the same in NSW. If you are so unhappy about it perhaps appeal is the way to go but i would recommend second opinion from an appeal expert. 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 Re: I have to raise my house 1.8m! is this even possibly Tru 14Jan 20, 2015 9:07 am building-expert I think Stewie has better local experience than I do but in Victoria you can appeal council decisions in VCAT, I am sure you could do the same in NSW. If you are so unhappy about it perhaps appeal is the way to go but i would recommend second opinion from an appeal expert. that might be the only thing i can do, if it's all confirmed Re: I have to raise my house 1.8m! is this even possibly Tru 15Jan 20, 2015 9:28 am I agree with the above posters - it will be about new minimum floor heigh lungs based on modelled flood predictions - and largely this results from drainage issues as our suburbs get more built out (Ryde being such an old suburb, it will be more about new understanding of the inadequacy of the drainage systems). You've already picked up it WILL impact on your insurance at some time, and equally it will be an issue for finance for future purchasers of your home if its not built to latest standard. I live near an area which is actually called "McGraths Hill", and it's elevated but it's still under the new floor height standards and gives me grief on a regular basis. I don't recall seeing it ever flood, but I've seen modelling that shows that it probably will. In Regards how you go about elevating & the street appeal... I don't envy you, but as surrounding homes start to undergo the same transformation as yours you'll become more of the norm. Rebecca Jarrett-Dalton Property crazy expert mortgage broker, love building new homes! Two Red Shoes mortgage broker http://www.tworedshoes.com.au/building Re: I have to raise my house 1.8m! is this even possibly Tru 16Jan 22, 2015 8:25 am Just wondering if anyone know, which department in the council should i be speaking to in regards to have the 1.8m level reduced ? thanks Re: I have to raise my house 1.8m! is this even possibly Tru 17Jan 22, 2015 9:05 am That would have to be engineering 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 Re: I have to raise my house 1.8m! is this even possibly Tru 18Jan 22, 2015 9:35 am building-expert That would have to be engineering Just contacted council, the reception said it sounded a bit extreme as well due to the max height we can build in that zone is 9.5m from natural ground level. he has booked me in to see a town planer for a pre DA meeting, would this be the correct person to see? also here's my flood level numbers for anyone who understands it 20 year ARI Flood (m AHD) 47.45 - 47.99 100 year ARI Flood (m AHD) 47.63 - 48.20 Probable Maximum Flood (m AHD) 48.81 - 49.44 Re: I have to raise my house 1.8m! is this even possibly Tru 20Jan 22, 2015 11:14 am Stewie D So have you had a contour survey done that shows all the existing levels ? Stewie yeah i had it, still waiting for the sales person to call me back so i can get it but just of sea level maps i am 50.656 meter off sea level and the flood level is as above, so i need to know what the council requirement is, still wating for them to call me back any one know where i can find out my self? the ryde DCP don't seem to have it written down 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 12743 ok thanks - yes was wondering if that should have been listed as Option Three! 2 7742 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 12773 |