Browse Forums Building A New House 1 Sep 05, 2017 9:51 am Hi, has anyone dealt with their land developer to have the location of the garage moved? Our land is facing south (to front), with garage in the eastern side. The house design that we like involves having the garage to the western side. Our land has a 1.1m fall, side to side, with the western side being the higher part of the slope. From speaking with 2 builders, in our situation, they have noted that the garage is better to be on the western side coz it is the lower side of the land (so at least the slope won't be as steep blah2x, there were other reasons but it flew out of my head now). But i have seen numerous houses where the garage is in the higher part of the land instead. Is this an easy request to the developer? Do we need to have the land further studied by the builder come title time that changing the garage location will not be a burden (financially, design-wise, etc)? Also, from the estate plan, looks like all the houses in our side of the street have the garage at the eastern side. BTW, flipping the house design is just not an option for me coz that will make bedrooms be on the western side and will be veeery hot during summer, I like to have the living areas on the western side instead. If this can't be done i have to move on to look for another house design. Here is the floor plan we've been eyeing. http://www.carlislehomes.com.au/home-de ... or-plan/27 Hope someone out there is kind enough to share insight on this matter. Cheers Ask land developer to have the location of the garage moved 3Sep 05, 2017 10:15 am If that is the design, how do you see the garage being situated? Will it just be attached the the eastern side blocking the window in Bed 2 and the Ensuite? If so, what will fill the gap left on the west? If you just want to flip the front, how do see that happening as the line of the back wall of the garage run straight through Bed 2? I just don't see an easy way for the plans to be changed the way you want, except for flipping the entire floor plan. Besides, doing what you want will add cost. Re: Ask land developer to have the location of the garage mo 4Sep 05, 2017 10:44 am arcadelt If that is the design, how do you see the garage being situated? Will it just be attached the the eastern side blocking the window in Bed 2 and the Ensuite? If so, what will fill the gap left on the west? If you just want to flip the front, how do see that happening as the line of the back wall of the garage run straight through Bed 2? I just don't see an easy way for the plans to be changed the way you want, except for flipping the entire floor plan. Besides, doing what you want will add cost. Hi yes, that is the design and actual layout that we want but can't due to out estate plan's current garage location being in the west (right-hand side). Was considering doing the front flip but I don't think i want to in the end coz it will ruin the flow of the rooms. The only next good thing to do is flip the entire layout which my heart says no coz will be really hot in summer in the bedrooms. Re: Ask land developer to have the location of the garage mo 5Sep 05, 2017 10:55 am Shouldn't be an issue unless you've got an issue with utilities coming in on the western side. You don't want to end up with your water meter in the middle of your driveway. Estate plans don't really mean that much. Re: Ask land developer to have the location of the garage mo 6Sep 05, 2017 10:59 am Althom Shouldn't be an issue unless you've got an issue with utilities coming in on the western side. You don't want to end up with your water meter in the middle of your driveway. Estate plans don't really mean that much. You mean to say the original water plans (piping and the sort) will still be situated in the original plan of the estate? Sorry, I'm just trying to understand this part "You don't want to end up with your water meter in the middle of your driveway". Re: Ask land developer to have the location of the garage mo 7Sep 05, 2017 11:10 am Yes, it's possible the developer has put the garage on the eastern side because he knows water, power etc. are coming in on the western side. The utility providers will be far from keen to move anything without a lot of $ coming from you. Talk to your developer. It means nothing to him which side your garage is on. If there's no issue with utilities it shouldn't be a problem Re: Ask land developer to have the location of the garage mo 8Sep 05, 2017 11:22 am Althom Yes, it's possible the developer has put the garage on the eastern side because he knows water, power etc. are coming in on the western side. The utility providers will be far from keen to move anything without a lot of $ coming from you. Talk to your developer. It means nothing to him which side your garage is on. If there's no issue with utilities it shouldn't be a problem I see, I hope I won't get into headaches in the long just because of this request. Thanks for your inputs, appreciate it. Re: Ask land developer to have the location of the garage mo 9Sep 06, 2017 5:56 pm Hi, if its a new estate and it's not too late, you can get your crossover changed. Some developers might charge a fee. I got mine changed for free. My block is expecting to title after new year 2018 and I've been able to request my developer to move my crossover to suit my house plan and orientation. I was lucky as the engineering drawings at that stage was still not finalised and submitted to council. I suggest speaking to your developer about this as early as possible. Tip - you can ask your developer for your engineering drawings if a draft is available. Share it with your builder to help you decide. You can also check with other builders who are flexible enough to modify their standard plans to suit your situation. Building the Arden Votivo 43 Follow me here: https://forum.homeone.com.au/viewtopic.php?f=31&t=88553 Re: Ask land developer to have the location of the garage mo 10Sep 06, 2017 6:01 pm I forgot to mention that in my case, (and good point raised by reps), there were no utilities (water, drain, telco pits, electrical, council light posts, etc.) on the other side so it was easy for the developer to move my crossover. Building the Arden Votivo 43 Follow me here: https://forum.homeone.com.au/viewtopic.php?f=31&t=88553 Re: Ask land developer to have the location of the garage mo 11Sep 06, 2017 8:25 pm Sometimes the drive ways sides are put in a certain order due to zero lot allowances for neighbours etc. If you want or need the driveway on the other side, and also want it to be closer than the normal side set back that side of your lot would have currently allowed, it may not be approved because that affects the neighbour if that side is their zero lot side. Have a look at your full plan to see what building restrictions your neighbour has, and make your your request fit in with theirs, because the developer will nearly 100% say no if your change will affect the neighbours rights. Good luck! Re: Ask land developer to have the location of the garage mo 12Sep 07, 2017 9:23 am As banararama has said, to swap a driveway you'll need to factor in a lot of outside issues. Like position of underground power and utilities. Sometimes it will be 10's of thousands of dollars to move a driveway, or not possible. I know some house designs have the ability to just flip the front of the home, for this exact reason and might be an option if/when you look elsewhere. Re: Ask land developer to have the location of the garage mo 13Sep 07, 2017 9:45 am bananarama Good point on the neighbor's end, yes sounds like a PITA if this change affects neigbour's i realised we'll be odd one out in the entire street if we change garage location, rum_home thanks but flipping the sacramento will give me heartaches haha most of the living areas and kitchen are in the eastern side, i'm afraid it might get glooomy (like in our current rental) this means bedrooms will be on western side, very hot during summer (i think i can work around this but all these small reasons just makes my cup full) laundry is on eastern side but i'm planning the clothesline in the western side for sun exposure and i don't want to walk a loooong way just to hang the laundr but i'm still open to flipping it IF i can convince myself that living areas won't be gloomy and for sure i can find ways to shade the bedrooms of the western sun come summer time. am i thinking too much at this stage of house layout selection? i'm going nuts.... i wish i have the budget to custom build... anyway... g33kerb0t i'm glad your garage crossover went well, no headaches. in the engnineering drawing, i can't find location for the utilities, i guess its a very initial draft? BTW, is your land slopy? how much fall? with all these possible PITA, hubby and i decided to just stick with original garage location and work with it. i think we'll say goodby to sacramento and go with boutique's catalina 25, i just wish they have a 27 though, i find it too small but their next size, a 31 won't fit in our land. anyway, my post is getting long.. hopefully we'll meet up with boutique this coming weekend. thanks all for taking the time to share your inputs, appreciate it. I love this site. Re: Ask land developer to have the location of the garage mo 14Sep 07, 2017 9:56 am reps @bananarama Good point on the neighbor's end, yes sounds like a PITA if this change affects neigbour's i realised we'll be odd one out in the entire street if we change garage location, rum_home thanks but flipping the sacramento will give me heartaches haha most of the living areas and kitchen are in the eastern side, i'm afraid it might get glooomy (like in our current rental) this means bedrooms will be on western side, very hot during summer (i think i can work around this but all these small reasons just makes my cup full) laundry is on eastern side but i'm planning the clothesline in the western side for sun exposure and i don't want to walk a loooong way just to hang the laundr but i'm still open to flipping it IF i can convince myself that living areas won't be gloomy and for sure i can find ways to shade the bedrooms of the western sun come summer time. am i thinking too much at this stage of house layout selection? i'm going nuts.... i wish i have the budget to custom build... anyway... g33kerb0t i'm glad your garage crossover went well, no headaches. in the engnineering drawing, i can't find location for the utilities, i guess its a very initial draft? BTW, is your land slopy? how much fall? with all these possible PITA, hubby and i decided to just stick with original garage location and work with it. i think we'll say goodby to sacramento and go with boutique's catalina 25, i just wish they have a 27 though, i find it too small but their next size, a 31 won't fit in our land. anyway, my post is getting long.. hopefully we'll meet up with boutique this coming weekend. thanks all for taking the time to share your inputs, appreciate it. I love this site. Might be worth asking your developer where the utilities would go. This might not be in the plan of subdivision (which I'm guessing is what you have). Ask for the engineering drawings which is more detailed. Building the Arden Votivo 43 Follow me here: https://forum.homeone.com.au/viewtopic.php?f=31&t=88553 Re: Ask land developer to have the location of the garage mo 15Sep 07, 2017 10:20 am g33kerb0t reps @bananarama Good point on the neighbor's end, yes sounds like a PITA if this change affects neigbour's i realised we'll be odd one out in the entire street if we change garage location, rum_home thanks but flipping the sacramento will give me heartaches haha most of the living areas and kitchen are in the eastern side, i'm afraid it might get glooomy (like in our current rental) this means bedrooms will be on western side, very hot during summer (i think i can work around this but all these small reasons just makes my cup full) laundry is on eastern side but i'm planning the clothesline in the western side for sun exposure and i don't want to walk a loooong way just to hang the laundr but i'm still open to flipping it IF i can convince myself that living areas won't be gloomy and for sure i can find ways to shade the bedrooms of the western sun come summer time. am i thinking too much at this stage of house layout selection? i'm going nuts.... i wish i have the budget to custom build... anyway... g33kerb0t i'm glad your garage crossover went well, no headaches. in the engnineering drawing, i can't find location for the utilities, i guess its a very initial draft? BTW, is your land slopy? how much fall? with all these possible PITA, hubby and i decided to just stick with original garage location and work with it. i think we'll say goodby to sacramento and go with boutique's catalina 25, i just wish they have a 27 though, i find it too small but their next size, a 31 won't fit in our land. anyway, my post is getting long.. hopefully we'll meet up with boutique this coming weekend. thanks all for taking the time to share your inputs, appreciate it. I love this site. Hi my block is (according to the engineering drawings) relatively flat - 200-300mm of fall from back to front, which our builder said will easily be flattened out when they do the site scrape. Might be worth asking your developer where the utilities would go. This might not be in the plan of subdivision (which I'm guessing is what you have). Ask for the engineering drawings which is more detailed. i just realised we have a copy of the engineering, but the utilities connection doesn't make sense to me, its like in the middle of the front house!? wanted to post it here but i can't seem to find how to attach pics haha i'll work it out first Re: Ask land developer to have the location of the garage mo 16Sep 07, 2017 3:46 pm reps @rum_home thanks but flipping the sacramento will give me heartaches haha most of the living areas and kitchen are in the eastern side, i'm afraid it might get glooomy (like in our current rental) this means bedrooms will be on western side, very hot during summer (i think i can work around this but all these small reasons just makes my cup full) laundry is on eastern side but i'm planning the clothesline in the western side for sun exposure and i don't want to walk a loooong way just to hang the laundr but i'm still open to flipping it IF i can convince myself that living areas won't be gloomy and for sure i can find ways to shade the bedrooms of the western sun come summer time. am i thinking too much at this stage of house layout selection? i'm going nuts.... i wish i have the budget to custom build... anyway... I didn't mean the whole plan, you can flip just sections of the of the home in some plans. Like only the garage and main room. But the rest stays the same. There are some plans that have that feature in their designs for the problem you're facing. I know Metricon has it in the house I'm looking at. Re: Ask land developer to have the location of the garage mo 17Sep 07, 2017 4:04 pm rum_home reps @rum_home thanks but flipping the sacramento will give me heartaches haha most of the living areas and kitchen are in the eastern side, i'm afraid it might get glooomy (like in our current rental) this means bedrooms will be on western side, very hot during summer (i think i can work around this but all these small reasons just makes my cup full) laundry is on eastern side but i'm planning the clothesline in the western side for sun exposure and i don't want to walk a loooong way just to hang the laundr but i'm still open to flipping it IF i can convince myself that living areas won't be gloomy and for sure i can find ways to shade the bedrooms of the western sun come summer time. am i thinking too much at this stage of house layout selection? i'm going nuts.... i wish i have the budget to custom build... anyway... I didn't mean the whole plan, you can flip just sections of the of the home in some plans. Like only the garage and main room. But the rest stays the same. There are some plans that have that feature in their designs for the problem you're facing. I know Metricon has it in the house I'm looking at. Ah i see what u mean... like flip only the front or the back.. i have thought of this but its not applicable to this layout, its not partly-flippable-friendly... Re: Ask land developer to have the location of the garage mo 18Sep 07, 2017 4:20 pm Depending on the developer and how far along the estate is you may just be able to have the crossover/driveway changed from one side to the other which sounds like it would solve your problem? I'd imagine the developer puts all the driveways on the same side just because it's easier and symmetrical, but there shouldn't really be any reason why it isn't changeable if you need it. That obviously depends on how far along the estate is with being developed. If they've already put in crossovers, utilities etc then it would be more difficult and expensive, but if it's just a plan on a wall at the moment then really they should be able to do it fairly easily. We changed the side of our crossover when it was just a plan on the wall, the developer charged us a fee for it as they presumably needed to change some drawings etc but then they gave us a cheaper price on the land to balance it out so no real extra cost to us. As it turned out the contractor who did the crossovers etc stuffed up and they had to relocated our crossover to where it was supposed to be, but we didn't have to pay for that. I'd say just call up the developer and ask them what the go is, it's certainly doable in theory though. 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