Help reviewing our final plan and tender.
Hi friends
We are knocking down and rebuilding in a sloppy 684m2 block. We have stormwater council pipes under our block.
We have two final plans and two final tenders. The family is very excited, but we want to make sure we are doing and choosing the right plan, builder and tender has everything.
The first 2 pics are plan 1 for a 401m2 house and the last 2 pics for a 410m2 house very similar.
Any comments or help will be really appreciate . This is our first time building a house.
Thank you
Comments (8)
dreamer
last yearRelated Discussions
Our final plans
Comments (5)Thanks Sharon, rather than a small room, we wanted a big space where our daughter (and her friends) could hang out and it had to be big enough for her to want to stay there haha... the two boxes are actually voids, one's a heating void and the other for the return air, they're floor to ceiling so won't really look like boxes but rather the corner of the wall will come outwards if that makes sense... I'm thinking a low and long tv unit from the void wall in the bottom right corner all along the bottom wall with the tv (maybe wall mounted) under the window?... and maybe some sort of shelf/storage from the void along the right wall with padded seating in front of the fixed panel of the sliding door to the balcony?...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 MoreCan you help us with our kitchen reno floor plan?
Comments (83)I've been playing around with a pantry location. Originally, I was going to move the pantry into the laundry with some custom shelving and cut the laundry space in half. Now, Im thinking of cutting into the study area and building a wall there, and converting the new space into a long and narrow walk in pantry. Either that or build half a wall and put built in shelving in the study. Building the extra wall will reduce the need to cover in the door way that is currently in place and instead utilising it. Thoughts? p.s. this isnt too scale....See MoreFinal house plans
Comments (14)Thanks all for your thoughts and opinions just clarifying a few details 1st the formal dining is the same size as my current one and has a 6 seater dining set which leaves plenty of room to walk around, not that we have formal dinners often but have an antique table and don’t want to get rid of it. There is only 3 adults living there that’s why 2 of the minor bedrooms don’t need to be huge as they are mainly for the occasional visitors or grandchildren. Same with games room it’s for our pool table and not kids toys. The master bed is labeled as retreat as we are having a couple of lounge chairs in front of a fire and if your going to have a wir make it a decent size lol. 1 bathroom for 3 bedrooms is standard (just as you’d have in a 4x2 house) and my pet hate is not having a w/c in a bathroom, there is probably a 15 mt walk from lounge to either the bathroom or powder room so unless we have an incontinence issue I think we’ll be ok haha. It’s called study on plan for want of better word but is just where I’m putting my computer and reading chair and laundry being near my bedroom is ideal as that’s where the dirty clothes go. We prefer the look of smaller windows at front and there is plenty of room for the garage to be forward as we are a rural property on acreage....See MoreDominicampower
last yearThank you @Kate I will let the guys to update the plan. We really like plan 1. The wall in the master bedroom is to place a TV and at the back wife and daughters can do make up.
@Dreamer , see attached block site plans
Pic1 is the seawater pipe. We cant build there just grass for kids to play
Pic2 is the stormwater pipe
Pic3 is the plan we must follow to be able
To have council approval . Use pillars, fill block with soil to avoid flood from neighbours and raise the house same level.Please let me know your thought?
I am happy to share in this chat the quote to be able to fix the block (site cost is very high for us unfortunately).
dreamer
last yearoklouise
last yearthere are good aspects to both plans but there is so much space used for voids and complex hallways that only allows for a modest living area and kitchen and the extar wall in the master suite doesn't allow for more than walking space with multiple doorways and not enough space for a make up nook...unable to read all the dimensions my suggestions are based on approximate sizes with a total floor area under 400 sq but best location for the alfresco will depends on direction of north and maximum width of the house
Dominicampower
last year
PROCHRISTINE HALL ARCHITECTS LTD
last yearHi There,
I think plan 1 works better than plan 2 also.A couple of things that might improve the function of the house that I see.
The powder room upstairs could be re organised to have an external window. So you don't look straight into it from the top of the stairs, put it near the bedroom. This way also, the plumbing is not on the bedroom wall.
Secondly, I think the garage through to kitchen part of the house is a bit convoluted and results in a complicated kitchen with not as much bench space expected for a 400 sq. m house. For instance, consider the route you need to take from the garage to the kitchen with your groceries. There is a lot of space dedicated to getting from one area to another. There is a large space outside the powder room which seems a bit wasteful. I would also include a door from the garage to the front entry for guests, grandparents etc that come via your car. It gives a much nicer sense of arrival than going through the service spaces.
See sketch attached. There maybe some of your requirements that I am unaware of so I apologise if it isn't what you want, but without being briefed, this is what I would suggest.
Move the stairs to the otherside of the hallway. That way the void upstairs would be adjacent the walkway and therefore look much grander. This will mean moving the door to your guest suite closer to the front door but it should work with furniture at both ends of the space. Put the coat cupboard and additional storage under the stairs. Garage storage lost by this move should be compensated by more mud room storage, part of which you could access from the garage side if you wish.
Create a little lobby to the powder room which is backed onto the dining room wall so there is no line of vision from the dining and living space.
Make the laundry and mud room one room and put a cavity slider from there into the scullery and onto the kitchen. This makes access for groceries, rubbish and laundry simple. Look at trying to incorporate a laundry shute from the upstairs bathroom or hallway if you can.
Keep the wall that divides the living and office running right the way through to the back of the kitchen with just a ressess for the refrigreator. This will keep the structure simple too. Put a seat in the mud room nearest the garage door at the end of the joinery so boots can be removed etc. You should have lots of storage and bench space in this rearrangement.
Good luck.
Christine.
Dominicampower
last year
Kate