a site plan showing the exact position of the "right of carriage way" and possible location for the double garage would help clarify that option better

you need to be much more specific showing exact position of the right of carriage with distances from fences .try a hand drawn sketch including location of north, required setbacks from each boundary and size of available space for the house and garage

Hi Peter have you actually gone in to speak with Council about this and or has the block been recently surveyed

Thanks, any possibility of doing what a friend who lives on the Northern beaches in Sydney who bought and built on the front of a narrow battle axe, they built their double garage stepped back at the front of the property which was accessed from the side access road, then they had a good sized courtyard with entrance into the house beside the garage. The street frontage was planted next to the garage.

Understood what width you meant, would it be worthwhile going to council to negotiate this

I'd be following Siriuskey's suggestion, & be visiting council. Especially as your 11.88m frontage is so close to the minimum requirement of 12m.

I'm not very knowledgeable about this stuff, so maybe someone can educate me on why these sort of restrictions are in place. Is it so unsightly double garages don't dominate streetscapes (my mum hates them)? Especially with the prevalence of narrow blocks, many much narrower than Peter's. Or is it because, in the case or northern frontages, double garages rob the house of natural night? Not a problem for Peter, with his southern frontage, & sunny backyard. Any other reason anyone can think of?

If it's the first case, that they just don't like the appearance of garages dominating the streetscape, you may have a few options that could satisfy council (I don't know how open they usually are to compromise).

Maybe council would be happy with a more visually appealing garage door. There's plenty of attractive ones, some that disappear, blending into the building's cladding.

Or, as your block is only 0.11m too narrow, maybe you can compromise, by having a narrow double garage. It may be a little annoying, but if you don't have large cars you may be able to get by with a garage that is only 5.9m wide.

Can you use the right-of-carriageway on the RHS? Maybe you could rotate the garage 90°, so you drive out onto the right-of-way? Then the garage wall on the street frontage could have frosted windows, so that the garage appears to be a normal room.

Or you could split it into two single garages. One facing the street, one facing the right-of-way?

Or of course, similar to one of your suggestions, a single garage, & a single carport?

I definitely wouldn't be putting a garage or the back. That's where your natural light comes from, where your outlook is, & connects to your living areas to the outdoors.

Oh, & I'd definitely investigate building on the boundary, & having a side entrance, which will shorten that long hallway to the living areas. It's a more efficient use of space, important for a small block with restrictions.

First stop, the council.

I think security camera's take care of that these days, but you must remember to arrange for power company pad lock for your power box, otherwise the trick is that intruders turn off the power and if no one comes out they no there's no one at home, I think you will have a great case, will you have to maintain part of the existing house wall on the boundary to allow you to build to the boundary, this is where an Architect is really helpful

the dilemma about the width of the block is a great opportunity to have a much more appealing front facade with another courtyard instead of the standard big garage doors, adds more liveable space inside the house and you could build a much cheaper lightweight garage in the backyard connected to the house with a simple pergola covered terrace rather than having a garage and alfresco included in the house..luckily there seems to be enough space for a modest garage in the backyard but consult council about encasing the sewer line in concrete (below ground) which may allow for a bigger garage to be built over the top of the sewer line (with or without a sewer access point in the garage floor and/or driveway) and you could also apply to build the garage closer to the north and west boundaries which allows more space for reversing out the driveway ... the enclosed fenced back garden with the generous covered area will make a safer kids' backyard, the front courtyard to be enjoyed from the lounge and music room but care should be taken to avoid a kitchen window with a direct line of sight from kitchen to master bedroom and also avoid overheating with too many big windows along the western side of the hallway...very low horizontal windows along the hallway could be an interesting feature to reduce overheating and help improve privacy from neighbours

To dreamer's point about knock-down-rebuilds. While observing KDR's here I've often noticed something a little strange. Instead of a full demolition of the old house, quite a few of the large beachfront builds incorporate a very small portion (often a single wall) of the old structure.

I'm not sure, but I would guess this is so that the build would be classed as an "alteration & addition", not as a "new build". Maybe this is to avoid newer, stricter regulations. Maybe someone else here would know what this is all about?

Normally I wouldn't agree with these tactics. I've seen an ocean-front mansion built extremely close to a southern neighbouring block of units. This large house is an eyesore, crowds & overshadows many units, negatively affecting many people. This would never pass current building regulations, & nor should it!

However, Peter, if you're meeting with the council doesn't go well, this approach may be worth considering. As you're only a few cm off being within current regulations I don't feel it's a big deal. If council plays hard, you may want to consider incorporating the boundary wall as part of your garage. Calling your build an "alteration & addition", skirting current regulations.

No idea if this works everywhere, or whether it's a Northern Beaches council thing. Or whether retaining a small portion of the original building is being done for some other reason.

Could just be another arrow in the quiver, if required.

Peter as DD said by keeping and using part of the building that is on the boundary with the eaves projecting out over the right of way would be the best way to go forward. We have a house next us that was a two story 80's Architect designed double brick house, that is " alteration and addition", they only retained both side walls of the double garage and demolished the rest to do this.

It would be well worth employing an Architect to help draw up what you think you want and then you can take over from there cheers

Yep, again, hence my original comments & advice.......the challenge of design is not getting the spaces working (that's easy!), rather, it's in the negotiation of the various constraints to achieve viable and value outcomes.....seriously, only professionals doing this day in day out have the breadth/combination of the necessary skills, knowledge and industry experience on numerous levels to achieve it, particularly with the more custom and complex jobs.....the most productive way forward is to (a) clarifying your particular needs and requirements and (b) seek appropriate professional design consultation.......BTW I'd advise against west facing courtyard. A job like this would be better resolved with an elegant linear design the exploits the site length as a series of balanced and well zoned spaces and a series of intermittent internal courtyards...HEAPS of design opportunity here to simultaneously negotiate the constraints and achieve a beautifully resolved residence....there are various ways of managing the garage and still achieving an elegant, balanced and appealing frontage, personally I think a driveway all the way down the side is the biggest waste of space imaginable but oklouise's idea of improving the frontage is on the right track - Peter your plan with the dogleg in the passage really not the best way to do this. You could still get the garage at the front but you need to break the spaces up and slide the entry down past it........

Happy to assist with demonstrating how you could negotiate all this and map out some viable concepts/options for your specific brief if you're interested, but it would of course involve a professional process. Feel free to contact us.

Cheers PD :)

And more Peter, the thing that I haven't liked so far about the floor plans is the long at times dog leg passage way to arrive at the rear of the house and the kitchen family, everyone who comes to the house has to do this. As I previously mentioned a friend built on a front battle axe block, turned the garage to the right of way with a step back to make turning easier and then a courtyard between it and the house. My rough drawing shows this and the possibility of using the boundary wall of the existing house in your new floor plan to maximize space and over come the width issue. I have no idea what is on the other side of the right of way, cheers.

Hi Peter, have you get a section 10.7 (used to be certificate 149) from council?
You need to work out what the permissible floor space permitted there. Is it 50%? 60% of the lot size? From your plan, it might be ok, but you should never assume, better stick to the correct complying figure.

Also consult about the easement from sewer. There are specific distances depending on several conditions. It seems quite far away, but better be safe

that's looking great Peter perhaps swap the bathroom with the study to bring it closer to the bedrooms and family for better use, your poor wife

to add light into hallways add simple solar skylights but i don't like the bathroom in the middle of the entry, or the open study or kids rooms near the front or the dog leg to allow for the garage when you have the luxury of an alternate garage location in the backyard...can't find anything more appealing about this design that is any better than your original plan but you say add a table "somewhere" in the living room but you need to draw the furniture to scale and try different locations...no point in having a library if there's not enough room for a family dining table

Would you consider a skillion roof over the family, kitchen dining which could involve an open loft library/study

definitely still an issue with the entry - we never design an entry straight into any room, let alone a secondary living....bathroom an issue and of course it's not prioritised to best respond to the light or manage the zones, although I can see what you're trying to get at....... Peter, as discussed feel free to shoot me a private message - can help direct you! Cheers PD :)

another copy of your latest design...a much more comfortable floorplan but keep in mind the boundary slopes inward past 27m so i've allowed for the changed setback at the NE corner and ask your designer and builder to compare costs for a simple gable roof with extended eaves to the north walls and use highlight windows for bathrooms and laundry

the entry foyer is 1500mm wide and the hallway is 1100mm wide

Hi Peter for me personally with or with out a double garage I refer the the floor plan you posted on 29/07/18 with the kitchen, family running along the eastern boundary, that long long passage from the front of the house to get to this area for family and visitors would be a mistake in a new build. Plus access to a toilet from having the kitchen family/outdoor at the rear is difficult, and again a long way back into the house to access this, even more so if you add a pool.

This beautiful house is built on the front of a battle axe block which slopes down away from the road. You access the double garage from the side access road (set back) then a courtyard with entry to the house.

Because the block slopes the house is two story at the rear. The entry into the house first floor has 2 bedrooms on the right and a smaller living on the left then kitchen dining which you can see with a Juliet style window opening from the kitchen dining. You can access the lower level via internal stairs, but when this is used for Air B&B accommodation the stairway is shut off and access is via the rear grassed area.

https://www.airbnb.com.au/rooms/7926712

This floor plan has a single garage, with bedrooms grouped together at the front of the house, the Music Room has been moved to the rear away from the bedrooms as it would make too much noise for those sleeping. It can now be opened up to the family kitchen dining, courtyard and Alfresco and can be used as a play room(/ guest room) giving children great indoor out door play area in view of parents. There's a study with a similar view.

A powder room closer to the rear of the house for easy access, The main bathroom is done Japanese style.

The master suite has the WIR between the bed and the ensuite, no noise etc when in use to disturb anyone.

I have made the passage way extra wide and more like a room which has a linen cupboard, you could certainly make this narrower and add to the bedrooms if you wished, This comes to 204.5 sq m. cheers

After considering that you now have a little one the addition of a laundry mudroom next to the garage.

The study can become a 4th bedroom fo mum and dad to stay over this reduces the width of the internal courtyard to which I have added a small swing and slide in the shade of the trees on the boundary.

A family computer/craft study desk as part of the family/kitchen /dining.

The kitchen is now along the Eastern Wall, this plus the family room, master bedroom and bedroom 2 will get beautiful morning sun.

Your poor wife, but maybe there might be some ideas in the floor plan that will appeal to you both cheers

You look I like you've finally done your plan but I wonder why the nearly solid wall between the kitchen and the internal courtyard. wouldn't that make the kitchen far nicer if that was sliding doors or large window. Did you check out Vergola Pergolas to control weather they are more expensive than the above shades but so much better