Mar 15, 2019 6:02 pm
So, my son, DIL and I are closing on our house in a few weeks' time. It's in northern Brisbane. There's an existing shed in the backyard, almost 36m2 with an adjoining patio, which I plan to convert into a granny flat.
It's legal height, has a level floor slab (probably not waterproofed) and I want to move a few windows and the door. I will re-clad it to match the house after moving those things.
I have a very simple floor plan. Just wanted some feedback. The L-shaped thing is a kitchenette with overheads on the wall that adjoins the bathroom but not on the peninsula section under the window. Bathroom will be a basic shower, loo, sink with aquaboard panelling on the walls and a tiled floor. The remaining floor will be a laminate or composite.
The side setback is legal. I need to get a siting variation for the rear setback, but the council says that won't be a problem as the neighbouring house is nowhere near the rear fence. Walls are fibro cement, but not asbestos so should already meet firewall regs, I think.
I've attached my rough before taking it to a draftie. Any thoughts?
Re: Shed to granny flat conversion2
Mar 15, 2019 6:20 pm
The wide box on the patio side in the top sketch is the new front door. Even though the plan is simple, the idea was to maximise the living areas. I don't need a huge bedroom and will toss a couple of IKEA cupboards in there for clothes. It's just a sleeping space. I could make the bathroom narrower and the kitchen a little larger, but I like the idea of the half and half so that I can put a stool in the shower if I feel like sitting down some days. I also don't want to sidle past the loo to get to the shower. I deliberately didn't go for a pocket door because I want a towel rack on the bathroom side and the kitchen overheads on the other. It means a smaller bathroom sink, but there's only one of me so I'm sure that's fine.
Also didn't want an ensuite. The whole family is going to use the patio for our FOUR barbecues (various types), and I don't want people traipsing through my bedroom to go to the loo.
The sewerage line is about two or so metres from the front of the shed, and runs right across the yard, so hopefully plumbing won't be too expensive. There is already mains power in the shed and a solar panel on the patio roof...
The existing shed has three gorgeous heritage windows. I've found a company that can replicate them for a relatively low cost. So, I'll move the single that's in the front to the side above the kitchen sink; move the double window that's currently along the patio area to the front and replicate two more doubles to replace the roller door. (the other double and small window in the existing shed are just louvres,which I'll get rid of). I'll also get the company to do a compatible set of doors to become the new front door. The two windows at the back of the shed can be aluminum sliders. The rear fence is almost three metres high, so asthetics are not really important there.
Re: Shed to granny flat conversion3
Mar 17, 2019 8:36 am
I think you have nailed the sketch but you'll need to work out rough quants and cost estimates
Read this Cost of a shell BTW the shell also has to be made NCC compliant (Class 10a -> Class1), photos do help others, etc,etc. There is a trend in pulling down the carport or shed and adding a new garage with loft apartment. hth
Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs
https://plus.google.com/u/3/communities ... 1476023758
Re: Shed to granny flat conversion4
Mar 17, 2019 10:16 am
I've done a shed to house conversion before. We were lucky because the people who built the shed put waterproof membrane under the slab and sarking throughout.
We planned around the existing windows and only added 2 extras to keep costs down. It required an extra skin of walls within the shed perimeter and a lot of insulation. After being through the process I would also suggest that you do a cost analysis of reno Vs knockdown and rebuild because you may find there is not a lot of difference after all the necessary structural upgrades.
Plan wise I think that there's not much better you can get with your existing footprint, so you've done well.
Re: Shed to granny flat conversion5
Mar 17, 2019 11:38 am
Thanks for the responses. I know it's an uphill march to get to class 1, but think I've done my research well in the past few years. I am aware there are things I don't know about and will be relying on my certifier to tell me about them. I have a small contingency budget for unexpected costs.
I really hope I don't need to do a knockdown. That would destroy my budget. I could still do it, but there would be nothing left over at the end.
My plan was done to keep plumbing as close together as possible. It could be that the draftie and certifier recommend moving wet areas to the front, as that's where the sewer line is, but that's something to worry about in a few weeks' time when the certifier can actually take a first-hand look.
The great news is that the bank signs off on the mortgage on Wednesday, so we can close earlier if the sellers agree. They will, because they only wanted a 30-day close in the first place (we extended it). I am not borrowing to fund the conversion. It will all come out of my savings.
Edit: I'm okay to post photos after Wednesday. Don't want to post before in case something goes awry...
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