Browse Forums Building A New House 1 Apr 18, 2016 4:18 pm I was considering building a two-storey house in Brisbane with a flat roof that will serve as an entertainment area. So there'll be a 1.2m clouded/opaque fence around the top, a staircase hatch, was thinking a mix of concrete or paved + artificial grass, power connections for a portable Weber BBQ, and some simple outdoor furniture secured to the roof. So nothing unsecured. So there'll be no roofed structures. Had a few questions: 1) It seems as though it won't be counted as a "storey" as there are no roofed structures. 2) Is this feasible from a building perspective? I'm thinking it will be slightly sloped to help with drainage. 3) From a privacy perspective, it'll be maximum 9.5m tall in total including the 1.2m fence. I'm thinking this complies with the rules. There are a few tall two storey houses in the area already (but not my immediate neighbours). I don't think privacy is an issue as we have see-through fences between us haha. And I guess anything else you think I should consider? Re: Flat roof with fence - entertainment area 3Apr 19, 2016 8:30 am One of the key issues is that you Don't have a 'Direct Line of Sight" Into a habitable room. See this link http://anewhouse.com.au/2013/11/overloo ... -of-sight/ The Harder You Try - the Luckier You Get ! Web site http://www.anewhouse.com.au Informative, Amusing, and Opinionated Blog - Over 600 posts on all aspects of building a new house. Re: Flat roof with fence - entertainment area 4Apr 19, 2016 9:54 am bashworth One of the key issues is that you Don't have a 'Direct Line of Sight" Into a habitable room. See this link http://anewhouse.com.au/2013/11/overloo ... -of-sight/ Hi! Thanks so much for your reply. Just a few queries: 1) Is that direct line of sight from a habitable room to a habitable room? Or line of sight from a habitable room into a next door neighbour's backyard? 2) My house is 9 metres from the boundary of my neighbours behind me so there would be no issues? 3) For neighbours to either side of me, our fence is mesh... so we can see right into each other's houses already from pretty much any angle. Is this fine? Or is it a fresh start and now I have to get a new fence up? Thanks! Re: Flat roof with fence - entertainment area 5Apr 19, 2016 12:36 pm Vascariz bashworth One of the key issues is that you Don't have a 'Direct Line of Sight" Into a habitable room. See this link http://anewhouse.com.au/2013/11/overloo ... -of-sight/ Hi! Thanks so much for your reply. Just a few queries: 1) Is that direct line of sight from a habitable room to a habitable room? Or line of sight from a habitable room into a next door neighbour's backyard? IN YOUR CASE IT WOULD BE A RAISED OPEN AREA TO EITHER A HABITABLE ROOM OR A SECLUDED PRIVATE SPACE (http://anewhouse.com.au/2013/11/overloo ... -of-sight/) 2) My house is 9 metres from the boundary of my neighbours behind me so there would be no issues? 9m SHOULD BE FINE 3) For neighbours to either side of me, our fence is mesh... so we can see right into each other's houses already from pretty much any angle. Is this fine? Or is it a fresh start and now I have to get a new fence up? NEW DEVELOPMENT MEANS NEW APPROVAL AND OPPORTUNITY FOR OBJECTIONS ps The CAPS is just to make the answers stand out (I''m not shouting ) The Harder You Try - the Luckier You Get ! Web site http://www.anewhouse.com.au Informative, Amusing, and Opinionated Blog - Over 600 posts on all aspects of building a new house. Re: Flat roof with fence - entertainment area 6Apr 19, 2016 1:20 pm Thanks so much basworth! Really appreciate it! I'm thinking with a sufficiently high fence/parapet, I can make the angle so you are only looking down on their roofs, rather than into their rooms/backyard. Easier as they are all single level. My next question is more building related so not sure if you can assist, but hopefully someone has an answer. The issue with flat roofs I understand is often there is a lack of a roof cavity, or lack of access to roof cavity. When building a new house, wouldn't it be possible to build in a roof cavity with easy access from which to access insulation, cabling etc? Or am I missing something here? Re: Flat roof with fence - entertainment area 7Apr 19, 2016 2:53 pm Basically there is a minimal cavity with typically some sort of Truss Joist (see this link for examples: http://anewhouse.com.au/2014/04/types-of-floor-joists/) This gives space for installing cables, pipes and insulation, but once the ceiling is installed you won't be able to get up to change things. The Harder You Try - the Luckier You Get ! Web site http://www.anewhouse.com.au Informative, Amusing, and Opinionated Blog - Over 600 posts on all aspects of building a new house. Re: Flat roof with fence - entertainment area 8Apr 19, 2016 4:15 pm bashworth Basically there is a minimal cavity with typically some sort of Truss Joist (see this link for examples: http://anewhouse.com.au/2014/04/types-of-floor-joists/) This gives space for installing cables, pipes and insulation, but once the ceiling is installed you won't be able to get up to change things. Forgive me if I'm being naive, but why couldn't you create an access hatch / manhole and create enough cavity to allow someone to move around up there on beams etc? Re: Flat roof with fence - entertainment area 9Apr 19, 2016 6:54 pm Vascariz bashworth Basically there is a minimal cavity with typically some sort of Truss Joist (see this link for examples: http://anewhouse.com.au/2014/04/types-of-floor-joists/) This gives space for installing cables, pipes and insulation, but once the ceiling is installed you won't be able to get up to change things. Forgive me if I'm being naive, but why couldn't you create an access hatch / manhole and create enough cavity to allow someone to move around up there on beams etc? Basically you are suggesting building a 2.5 storey house which will be extra cost, probably look ugly (top heavy) and might run into height restrictions with the planners. The Harder You Try - the Luckier You Get ! Web site http://www.anewhouse.com.au Informative, Amusing, and Opinionated Blog - Over 600 posts on all aspects of building a new house. Re: Flat roof with fence - entertainment area 10Apr 20, 2016 6:33 am bashworth Vascariz bashworth Basically there is a minimal cavity with typically some sort of Truss Joist (see this link for examples: http://anewhouse.com.au/2014/04/types-of-floor-joists/) This gives space for installing cables, pipes and insulation, but once the ceiling is installed you won't be able to get up to change things. Forgive me if I'm being naive, but why couldn't you create an access hatch / manhole and create enough cavity to allow someone to move around up there on beams etc? Basically you are suggesting building a 2.5 storey house which will be extra cost, probably look ugly (top heavy) and might run into height restrictions with the planners. I understand the extra cost element. The look, I'll have to work out with an architect to see how we can minimise the top heavy aspect, to help it blend in with surrounding houses. Yeah whether we can fit all this into the 9.5m height restriction will be interesting! Thanks so much for replying. CDC Housing Code 3 When to apply Floor Area external face of wall vs Gross Floor Area internal face of wall. Reading thru CDC Housing Code 3, lets take a lot 915sqm.… 0 16566 I would suggest you simply go and talk to council about your proposal, most councils are getting onboard with ancillary dwellings. There is no benefit in keeping it… 1 4123 I think I know the answer but just checking to see if anyone has had experience with it. I want to build a small 20 square metre retreat in my backyard, it will have a… 0 13906 |