ADVICE NEEDED - planning permit objection
ash_heritier
4 years ago
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Dr Retro House Calls
4 years agoRelated Discussions
Advice wanted for bush block house plans
Comments (18)Hi "theomoors" It is a great opportunity to live on forty acres just North of Melbourne, I congratulate you on your purchase, I can understand why you are looking for all possible ideas. You have a very "ample plan" with lots of living areas which I'm sure you intend to make great use on long winter days. There might be a way of planning the same areas and make some of the spaces slightly more efficient and still get a good result, and reduce your running costs a little especially heating in winter. You might like to consider placing your furniture on the drawing, this will give you a greater understanding of space and circulation and where you might need to reduce or enlarge to obtain a better result. Also you might like to look at your L shape Plan design, it does not really take advantage of the North orientation and the views, (especially for the rumpus and upstairs areas) its seems a pity considering that you have 40 acres of land and not take full advantage of Orientation. If you could manage to re-look at your design and try a liner design, then your rumpus room and the rest of the living areas would take advantage of both orientation and views. (I think Evirotecture has mentioned this design issue) Also the massing of the whole structure seem to have more of a "large corner suburban block feel" to it, rather than a "a rural feel". You might like to look at something with more balanced proportions, both in plan and elevation might give a greater feeling of restfulness to the design. At the moment the design seem to remind me more to a outer Melbourne northern suburbs rather than rural design. Looking at some of the existing rural houses on any Google search might give you a point of reference. As you have a northern entry with some steps, you might consider developing this a little further to give a welcoming feel, considering that this is how you see your "property on your return home" when you are tired, you want a welcoming feeling. Maybe a detailing the front (elevations and Views) with larger drawings might help in this pursuit, even it you have to use decking materials that are highly fire resistant to meet fire requirements. I like the way you have planned the kitchen, the island bench with a butlers sink and a full sink behind with a full butlers pantry seems to work well. The circulation space around of 1000 is slightly undersized 1200 is generally the preferred space if you can afford it, I make mine never less than 1100. Also you might consider the space between the hot plate and the sink, about "one working station" (about 800 to 1000) and the hot plate the same distance from any wall seems to work better than greater distances.. Closet space for linen, hanging of clothes while ironing, brooms, vacuum cleaners, freezer/s, shopping trolley, and all the other knickknacks that make up a family seems slightly under-catered. Maybe an inventory of existing storage might be a help in coming up with requirements. Also the fixed size space for the fridge can sometimes be a disadvantage as size and function of fridges tend to change, and it might reduce your capacity to upgrade later on, straight line space might be a better solution. The laundry, and that section of the kitchen might need a slight redesign so as to incorporate a more flexible result. It would be a good idea to show the position of Water tanks, hot water heaters, solar cells and storage, wood storage for the fireplace (BAL requirement in some states), air conditioning units & pumps, and all other mechanical equipment. These items relate to the house design and can be highly visual, and sometimes may require specif placements which may influence the placement of windows and doors and can be pleasant or unpleasant when viewed from certain perspective, so taking them into consideration at this time may avoid later issues. Also you have not shown vehicle storage and circulation in relation to the site which may influence the design directly. You might also consider a "Mud Room", I can see a relatively good size deck from the laundry and rumpus room which might help, but if this is not well sheltered people tend to be lazy and bring the mud inside rather that change shoes or clean up as required. A good size mudroom might help to store boots, raincoats and other heavy gear often required for every member of the family, in a small farming environment. You might like to combine this with a "pet area" considering that you might have a dog etc. that forms part of the household. There are other areas that you might like to look at in relation to fire requirements and sizes of glass especially in your first floor areas. It might worth while, if money permits the use of fire-shutters at least in the upper areas. New homes are definitely a grueling exercise, but it is always easier and cheaper to change a design than the building. I hope my comments are of some help, I wish you the best in your en-devour, and look forward in seeing your final design proposal. Regards - Michael Manias ....See Moreneed help with our renovation plans Newtown
Comments (13)A lot of applications don't get approved first time or just require further info. Just having a design and plans prepared is a very small (but vital) part of the whole process. It all starts again with the application and approvals, more documentation and paperwork. They can ask for different information or can 'reject' a proposal but will then accept it if you provide the necessary paperwork. They can and will move goalposts without advising anyone or the development officer may require different specifications to another colleague..... You never mentioned exactly what the objections were in detail so hard to comment exactly. There are many alt's and add's around the Newtown and Inner West so it can be achieved. This is an area where I would recommend using a good local architect as they do plans, documentation, sort the approvals, tender and project manage the build. There are good Building Designers and draftsman too but an architect will have the headache of the approvals not you. A builder I did a bit of work for a few years back said it took him 2 years for an approval. He did the plans himself as it was minor...... He then found out along the way he needed Heritage Reports, Noise and Acoustic Reports, Stormwater........ Yes, Floor Space Ratio was mentioned. The minor alteration wasn't as simple as first expected. I've done a couple around the Inner West in the past (3 years+) and have one coming up in the new year in Balmain. The job is for a builder I know very well so I couldn't exactly say 'No thanks, try a local due to their local experience and knowledge'. I did advise him of the difficult nature of the area and council but he's ok with that. My advise to you would be make a solid decision on what you really require for the works? Can the existing plans be amended easily to be approved? Are the major objections 'major' or is the correspondence only written to make the issues sound major? I would also meet up with a local Architect and have them go over the plans and council objections and advise what to amend or what further documents are needed....See MorePlan with Internal Courtyard - Advice Please
Comments (66)siri - re boundary construction it of course depends upon the specific context - the issue in this case is the site fall and being on the high side there could be potential issues of building heights from the NGL on the neighbour's side....my comment was also in respect to considering a terrace structure above a close to boundary structure and complexity that would be thrown up with screening and structural offsets etc.....and this is sometimes worth pursuing where space is tight, however I'm anticipating here there is a fair bit of room to move and I'm guessing (an educated guess based on limited contextual information provided ) that a more cost effective/simpler option on a number of levels will be to (a) keep things off the northern boundary and (b) minimise renovation scope and consider a strategic rear extension that focuses on master bedroom zone and cleaning up the main living zone - if the majority of the existing spaces are retain structurally and limit renovation to cosmetic upgrades then the budget will stretch a lot further but net result is a more valuable property - and a more cost-effective value adding proposal that on paper is more likely to be accepted for finance.........this is always a integrated numbers game/exercise We're working on a job at the moment that we crunched numbers on various options & scope/configurations, but the two "shortlisted" of them were very similar - one slightly more expanded and pushing out to boundaries, the other more tightly disciplined, simpler and deliberately keeping building extension off boundaries. Whilst both of the shortlisted proposals essentially accommodated/covered the client's requirements outcomes, we estimated approx $100K accumulative difference one way or the other...........See MoreFloor plan advice thanks
Comments (16)orientation issues with the garage on the north aside, it's kind of like it's all there but could nevertheless benefit from some further strategic internal tweaking.... but it comes down to personal priorities and needs... I'll throw the suggestion that perhaps rethinking of all the (generous) walk in robe spaces may enable some better solutions for a study and also a more streamlined primary hallway/passage that doesn't feel squeezed - 1m is too tight IMO in proportion/relation to the other spaces/rooms and a house this size - something like 1250mm/1350mm all the way through the main spine/flow would make moving around/through the house feel much more spacious/comfortable. Yes definitely get some furniture on the plan to help finalise and consolidate the layout decisions Best of luck PD :)...See Moresiriuskey
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