Browse Forums Building A New House 1 Jan 27, 2015 8:23 am Hi Guys, I am in the process of hunting a builder for my new home. The land I have is in the overland flow precinct. While it's flat, I was told we might not be able to use the slab option as it will be blocking the flood flow along its path. So is my only option to build on stumps? If this is the case, how much extra would it cost over the slab option? I dont really need an exact number. Just something really rough like 10k-20k or 50k-80k. Land size is 750 sqm and the design I liked is a two story house with total area of 350 sqm. Metricon told me they are one of the very few builder who would deal with this situation. Is this true? If someone has any experience in a similar situation or any ideas, please let me know Thanks Eden Brae Marina 42 11/5/15. Tender Accepted Re: Building in Overland flow precinct in Eastwood - Advice 2Jan 27, 2015 11:25 am There is another thread very similar to yours where the homeowner is in Nth Ryde with the same problem. Metricon as well. viewtopic.php?f=31&t=75399 Perhaps you guys can compare notes. Stewie Re: Building in Overland flow precinct in Eastwood - Advice 3Mar 09, 2016 11:03 pm same problem too with Ryde council. Anyone can explain what overland flow and overland flow path means ? are they the same? and where can i find information to see if my block is on the overland flow path? Re: Building in Overland flow precinct in Eastwood - Advice 4Mar 10, 2016 1:11 pm Usually you find the it pertains to a property the council has deemed to be in a flood affected area. This is an area that is adversely affected by big rain events and is from water falling from the sky and rushing to the ocean as opposed to properties near the coast that are affected by rising water. As you can imagine, the water will follow natural drainage paths most of which have long disappeared as suburbia encroaches onto native bushland. If you buy a low laying property in one of these areas the council is trying to make sure that in one of these big rain events your house isn't adversely affected. Raising a house up several feet or more either on stumps, brick piers or dwarf brick walls and allowing the water to flow under one side and out the other is one way of doing this. The flow path is simply the course the water will take of least resistance in these areas. A quick google finds this from Ryde Council... http://www.ryde.nsw.gov.au/Business-and ... rone-Areas I drew a few plans in flood affected areas in Warringah and Pittwater council areas. We had to raise the houses up as per the council guidelines and the engineers specs. This was for rising water though near Narrabeen Lake and along Pittwater Rd , Nth Manly. In both cases the houses were raised about 750mm. The footings had to be buried at least 300mm below natural ground level and 50% of the dwarf walls below floor level on two sides of the house had to be open. A slightly different situation to yours but a similar way of dealing with it. The link above will take you to a series of maps so you should be able to see straight away whether your property is in a low, medium or high risk area. Stewie Re: Building in Overland flow precinct in Eastwood - Advice 5Mar 10, 2016 1:49 pm Stewie D In both cases the houses were raised about 750mm. The footings had to be buried at least 300mm below natural ground level and 50% of the dwarf walls below floor level on two sides of the house had to be open. A slightly different situation to yours but a similar way of dealing with it. The link above will take you to a series of maps so you should be able to see straight away whether your property is in a low, medium or high risk area. Stewie thanks mate. when you mentioned that the house was raised 750mm. Were the footings made out of stump, brick piers? is stump/ brick piers more or less expensive than slab? You may still have a case, but your next step is to speak to a lawyer. 3 1624 Good luck with it. I don't know what the cost of a nice bidet seat with a 25mm air gap will be but you are obviously deducting the cost of a RPZ valve and its… 9 6983 Thank you so much for the effort. We will use it to talk with builder. We also had idea of building duplex instead and seeking suggest ions. viewtopic.php?f=31&t=106744 11 13842 |