Browse Forums Renovation + Home Improvement Re: Our Canberra Extension/Rebuild 3Mar 06, 2015 9:07 am Good luck it sounds like a challenging build. I used to live near O'Connor shops it is a lovely part of the world despite the climate. I am now home in Newcastle, just lodged a DA today for our own new build. Re: Our Canberra Extension/Rebuild 4Mar 08, 2015 8:31 pm We are building not too far from O'Connor Shops actually ... and i'm originally from Newcastle! To continue our story, at the beginning of 2014 we met with a few architects. One was reluctant to take on our project while we were living overseas, so it was a choice between two quite different architects. If the budget was endless it would have been really interesting to get concept proposals from each, but in the end we went with the choice that had the greenest credentials in terms of energy efficient design. From the outset it was recommended that we apply to remove the large tree in the middle of the property. It didn't take too long for ACT Environment to knock us back At this point our architects encouraged us to explore what we could do with keeping the tree. This meant building on the northern side of the block - which is the lower side, in order to avoid a root damaging slab and build a traditional timber floor. The concept was promising, and despite not being able to take full advantage of the northern aspect, with some interesting window/ceiling treatments probably could have still captured plenty of northern light. The biggest downside was that this concept required reshuffling most of the current house - the new extension would extend from the area where bedrooms are currently. As a result the cost was significantly higher than our budget - in the order of about 75% higher. Eeek - time to rethink..... Re: Our Canberra Extension/Rebuild 5Mar 26, 2015 10:15 pm Flat out trying to finalise design and selections to get this thing started by June. To continue - We decided the only option was to go back to our original plan to build on the southern side of the property and seek approval from the planning authority to remove the large gum (despite having already being knocked back). Bit of a gamble but we thought it was worth trying. It took a umber of months to work through the concepts. After the first concept we came to the realisation that leaving the existing bedrooms as is didnt work for us - apart from the main they were too small. So in the end our final concept involves touching pretty much the entire house. Slowly we accepted that our budget was going to have to increase to do what we wanted First revised concept: Final Concept: Pre-meetings with ACT Planning (where we hoped we would get in-principle approval to remove the tree) in September last year did not go so well, and at that point we were told we would have to submit a full DA with a stack of supporting information to be able to progress. Once again we decided to take the gamble (and spend the extra money on detailed design). The DA was submitted in December, and after a nerve racking few weeks, we got approval in February. It was a relief, to say the least. While waiting for DA approval, we held off on progressing the PCA stage - we had spent enough architect fees on a gamble which could have gone either way. Anyway, thanks to our architect and builder we have worked through final design and PCA selections in record time. Have one week left to finalise before design is locked down and a full quote prepared. I'm sure that will be another nerve racking time! Almost final floor plan: Re: Our Canberra Extension/Rebuild 6Mar 26, 2015 10:33 pm Some 3D pics! The existing house will largely remain as is from the front, save for a new entry way and some repainting of trims. Windows in the existing house will be replaced with double glazed units to up the energy rating. The plan for the upper triangular window at the front is to add a new layer of glass to the existing - we are still investigating this. A new addition on the northern side for the main bedroom will be done hopefully with bricks from the demolition of the back wall. Out the back its an insulated concrete slab, and mostly done in Shadowclad - either painted or stained quite dark. For the red 'poput' on the back wall the idea is to stain the Shadowclad a deep natural red. In many ways it feels more like a new build than a renovation - the process to date has probably been the same. The option to knock down and rebuild was considered, and it would have avoided many of the compromises that come with renovating and working with existing walls and spaces, but we feel good about the plan to keep the original house. Pending our final estimate, it should still work out cheaper than knocking down and starting all over again. Re: Our Canberra Extension/Rebuild 7Mar 29, 2015 12:12 pm I can only wonder how much this extension would cost to you. You are basically completely rebuilding the old house and add a large extension. How about a complete knock down and building a new modern well insulated house unless it is heritage listed ? Just for your info official rates in ACT are around $1300 per sq.m. for new builds and $2300 per sq.m. for renovations/extensions. Your builder must be making a lot of money on this extension project. Since you are not in Australia, hire a respected private certifier independent of your builder who can inspect all stages. Otherwise, the builder will be cutting many corners during the build. Re: Our Canberra Extension/Rebuild 9Apr 03, 2015 8:24 am http://www.legislation.act.gov.au/ni/20 ... 14-193.pdf Houses - 1,375.00/m^2 Additions and - 2,247.00/m^2 alterations to residential buildings Re: Our Canberra Extension/Rebuild 10Apr 03, 2015 10:43 am manger http://www.legislation.act.gov.au/ni/2014-193/current/pdf/2014-193.pdf Houses - 1,375.00/m^2 Additions and - 2,247.00/m^2 alterations to residential buildings Ah, but that is not the reality of what people pay. They are figures used to determine the cost of a building for planning control purposes. The reality in Canberra at the moment is double that, at least. Re: Our Canberra Extension/Rebuild 11Jun 11, 2015 3:04 pm AJW manger http://www.legislation.act.gov.au/ni/2014-193/current/pdf/2014-193.pdf Houses - 1,375.00/m^2 Additions and - 2,247.00/m^2 alterations to residential buildings Ah, but that is not the reality of what people pay. They are figures used to determine the cost of a building for planning control purposes. The reality in Canberra at the moment is double that, at least. The sky is the limit. But I have talked to a couple of builders and checked the price. The average is around $1,400 to $1,500/m2 for the living area. The garage ($1,000/m2) and alfresco area are cheaper! These prices are for a new built house. Re: Our Canberra Extension/Rebuild 12Jun 18, 2015 4:55 pm Quote: http://www.legislation.act.gov.au/ni/20 ... 14-193.pdf Houses - 1,375.00/m^2 Additions and - 2,247.00/m^2 alterations to residential buildings Those prices manger shows are similar to the prices I quote in this thread here... viewtopic.php?f=31&t=77705 Stewie Hi Im having trouble getting anyone to provide useful advice on going for an insulated slab North facing extension. I had Lighthouse group do the energy assessment last… 0 2391 We've had the offer of a short term tenant whilst waiting for CDC/DA home approval and demolition for our knock down rebuild. It would achieve a pretty low rent as it's… 0 14721 5 7073 |