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Architecture & Building , Construction Consultant , Custom Builder , House Renovation , News

Step 3 of 8: Planning a knock-down & rebuild – Easements & Setbacks

If you’ve never built before, you may not have been aware that there are rules governing how far forward you are allowed to build on your block. All new dwellings must comply with building regulations where minimum front, side and rear setbacks need to be met. 

Generally in established areas, the council requires your home to be set back to the average setback of both of your neighbour’s homes. Should you wish to be further forward than this, council approval is required. Depending on the council, this process of assessment takes approximately six weeks.

Don’t automatically assume that approval will be granted. Minimum setback rules are in place to not only maintain a pleasing aesthetic from the street, but also for street safety, privacy, noise, utilities, existing infrastructure, environmental protection, and with an ever-increasing focus on energy-efficiency, the potential solar impact your home will have on neighbouring homes by it blocking sunlight or airflow. 

Having said that, your application to build closer to the front boundary than is currently allowable has a greater chance of approval the less you’re applying to bring it forward. 

Your architect or draftsman will be able to advise on what might be considered reasonable for council approval to be granted. 

You may have wondered why a lot of homes built over a century ago were built right up to the front of the block. This is because the main form of transport for most households at that time was on foot. It wasn’t until later that automobiles became a mainstream form of transportation that town planning changed to allow for parking space at the front of properties.

Ensure to take the existing driveway position into account when designing the new home as you can’t just move it to the other side of the block should you wish to change it, you’ll need to obtain approval directly from the council.

Easements

Does your block of land have any easements on it? It’s actually rarer for your land not to have an easement than it is to have one, but the position and space it impacts will vary from block to block. 

An easement is a section of earth that has services running under the ground, such as gas, water and electricity, which must remain clear of any building in case the owner of the easement needs to gain access to it via your property. 

If there is any type of structure sitting on top of the easement, the council or owning authority has the right to remove it in order to gain the access they need without being required to return it to its original state.

You’ll see any easement outlined on your council plan of subdivision, which will show exactly where you cannot build. You can also contact the easement’s owning authority (ie: council, water) for clarity on what type of easement it is, and in some rare cases, depending on the age, type, and whether the easement is still in use, you may be able to apply to have the easement lifted. 

Next, we discuss Drainage

 

Architecture & Building , Construction Consultant , Custom Builder , House Renovation , News

Step 2 of 8: Planning a knock-down & rebuild – Block frontage & depth

Step 2 of 8: Block frontage & depth

The frontage (generally the block’s width, or the length that runs along the street) and block depth are both major factors which directly affect the type and size of home you can build. 

Not only must it be the right size, but have the right aspect, be in the right address or location, and right down to it having the best school zoning. 

Then, just when you think you’ve found the one that ticks all the boxes, you find an easement running through the very area you had planned to put the shed, or the only north-facing space you wanted to drop in the pool – which has the potential to completely upend all the grand plans you had for your new home, especially if there’s a spectacular view you wanted to capitalise on from the infinity pool.

It’s for this reason that people can be searching for years before finding the right piece of land to build their home on.

The block’s dimensions are one thing, but the actual ‘building envelope’, or the area you are allowed to build on, is another topic altogether. 

There are rules pertaining to the maximum percentage of the land area you are allowed to build on, and a minimum percentage of the land that must be retained as outdoor space, as well as keeping the home within a certain area inside the boundary for various reasons relating to fire safety, noise pollution, privacy, and energy efficiency (sunlight & airflow). 

Thankfully, neither you nor your neighbour can legally build from corner to corner of a house block while also adhering to the various rules in place for new home builds. 

Regulations serve to maintain a high quality of living, protect us, our health, safety and the value of our homes.

There’s also the setback, which is the area of space you must allow between the street and where your home’s construction begins on the block. The setback and easements will be discussed in Step 3. Stay tuned!

Architecture & Building , Construction Consultant , Custom Builder , House Renovation , News

Step 1 of 8: Planning a knock-down & rebuild – Council Planning

Building a new home is a major event in one’s life, especially when the home you have in mind is not that of the cookie-cutter variety that you’d find in a display village – with a standard set of options, upgrades and colour schemes to choose from and the half a dozen minor changes allowable for the block you’re on – but that of the totally unique variety that has been designed, planned and built for no one else but you. 

One of the first steps you’ll take on the journey of building your dream home will be finding the piece of land you’ll be building it on. Only then will your architect be able to start working on the design, knowing the building envelope, block elevations and terrain they’re working with. 

Many times, that block of land will already have a home with connected utilities that you’ll need to demolish before you can start on your own build. 

In this 2 part series, we have compiled a list of steps and tasks you’ll need to carry out in the planning of a knock-down and rebuild.  

Step 1 of 8: Council Planning

The very first thing you should do – well before you even put an offer in to buy – is contact your local council to establish if there are any overlays (heritage or vegetation) or easements affecting your land, what you can and can’t do or where you can and can’t build on the property. 

If you’re bidding at auction, being armed with this information well ahead of time is critical, because if you call out the winning bid, you are purchasing the property ‘unconditionally’, meaning there is no option to pull out of the purchase if you find that you cannot do what you want later. 

Your council can provide you with summaries of the land’s Planning Zone and Planning Overlays. Take the time to review these reports, or contact your local council for further details regarding clarification. 

Remember: Australia’s real estate industry is one of the most policed industries in the world and there are harsh penalties for those not adhering to its strict codes of conduct. However, as most agents are not trained on the legalities, you should ALWAYS do your own research.

Unless you’re very experienced in the knowledge and meanings of these council codes and restrictions, we recommend that you provide these reports to your legal representative and architect for review. 

The next step is to consider the block frontage and depth.

Architecture & Building , Construction Consultant , Interior Design , News

Tips for how best to work with your Interior Designer

Interior design is not so much about furnishings, artwork, knick-knacks, cushions and throws. It’s about functionality, practicality, cohesiveness, flow and making the most of every space in your home. 

Ideally, interior designers are best utilised right from the inception phase of your home design. Rather than considering interior design an additional or unnecessary expense, it’s an investment that will add genuine value to your home. 

Because of their experience with new builds, especially when it comes to selecting colour palettes, fittings, appliances, and making big design decisions – while sticking to the design brief, ordering goods in for specific stages AND keeping it within budget – they can also facilitate a good 米乐M6官网体育-client relationship. Here’s how to get the most out of your interior designer. 

  1. Find the perfect match for YOU . A good interior designer should be adept enough to jump from urban studio to industrial warehouse, rustic farmhouse to coastal getaway without skipping a beat.

Other than looking for parallels between the design you want and their previous work, look for someone you feel comfortable communicating with.

  1. Scrapbook examples. Even if you don’t have trouble articulating your desired look, pictures of rooms you love can instantly give the designer a sense of your vision. Point out specific aspects that resonate, along with what doesn’t. 

Fabric and paint swatches, furniture and Pinterest boards are other good sources. In turn, examples of colours, motifs/patterns, furniture and styles you don’t like can be equally helpful.

  1. Discuss which pieces must stay in advance. Unwilling to forego your heirloom 1920’s buffet or your glazed pottery collection? That’s okay. Your designer can work out how to display those pieces in your new home so they don’t look out of place, and also celebrate them as they should be – as long as you share that information during the initial consultation.
  2. Engage the designer as early as possible. Include the designer in the planning stages with your architect and 米乐M6官网体育 so everyone is on the same page — particularly when it comes to the ‘bones’, such as doorways, ceiling beams, fixtures, right down to lighting and electrical points. It’s one thing to reorientate a window on plans; it’s another entirely to move it after installation.
  3. Clarify billing procedures up-front. Find out at the beginning when you’ll be charged and what for. In addition to the design, you may be billed for travel time, site visits, shopping, phone conversations and more. Ask how you’ll be billed for furnishings, materials or other items so you can anticipate fairly closely what and when to pay.
  4. Keep an open mind. It’s unlikely that you’ll absolutely adore 100 percent of your designer’s suggestions immediately. If they recommend a piece of furniture, a pattern, wallpaper or colour combination that you’re not so sure about, don’t say no without giving the idea some time to sink in. 

Be upfront and tell them you’re not sold on it…. yet . Chances are, when they tell you why they chose it, you’ll come to appreciate the reason it works. 

  1. Trust them. Just because you don’t love everything they suggest, it doesn’t mean they have no idea what you want or that they’re the wrong designer for you. Stay calm and just be honest. 

If you’ve had the heavy burden of selecting wall paint before, you’ll understand the anxiety that comes with picking the perfect shade of white from the 500 available. Right there is the reason you hired an interior designer in the first place! 

These are the tasks that you’re paying them to lose sleep over, so you don’t have to! But they don’t need you to micro-manage them so try to hand over the reigns and let it all come together. 

 

Architecture & Building , Construction Consultant , Custom Builder , Interior Design , News

Integrating smart home technology in your new home

If you’re building your own home in 2020, you have a unique opportunity to achieve true home automation by implementing smart home technology into your design from the early planning stages. 

Imagine waking to your favourite song; your blinds letting in the light while you’re still snug under the covers. Imagine your coffee pouring into your favourite mug while you’re singing in the shower. Your mower tidying up the lawn and then putting itself back on charge in the shed.

Imagine being notified that it’s raining and you’ve left a window open, or walking through your front door after a hectic day to find your dinner in a hot oven, almost ready to serve….

‘Who is this mystery man?!’ you ask. No, this is no man, live-in butler or maid and this isn’t the set of ‘Back to the Future’. This is all now possible with the latest smart home technology. 

We’re now living in the ‘ask and you shall receive’ age and there’s bound to be a smart gadget or system to deliver every smart idea you’ve ever had.

What do you NEED?

As a starting point, ask yourself what you need. Integrated smart home technology won’t necessarily increase your home’s value, so the integrations must benefit you and your family. 

A smart coffee machine won’t be of any use if no one in the house drinks coffee. Perhaps you want to make energy savings or a state-of-the-art entertainment suite. 

Is home security is at the top of your list? If you have various people coming and going, perhaps a system that allows temporary access without giving outsiders a key would put your mind at ease.

Whatever it is, know your smart home needs from the outset and don’t get distracted by the latest gadgets if they won’t serve your lifestyle.

Get busy planning and researching products now.

When your smart-tech planning starts before building commences, you can focus on implementing the right infrastructure to support it, that will accommodate the latest technology and withstand future advances and innovations. 

The number one smart home essential is Smart Wiring and this happens at the framing stage before the walls are up. Smart wiring is a system that combines multiple wires into a single platform, allowing the integration of various smart home systems and sensors, with the capacity to add more later.

USB points are also essential in today’s connected lifestyle – where everyone in the family seems to have at least 10 or more gadgets to charge up by USB. Trust us, these won’t be a wasted commodity in any household!

It goes without saying, the foundation of any good smart-home is a strong internet connection, additional data points and a high-quality router to handle all the new smart devices that use your network to make your life easier. Without that, a smart home is not very smart at all!

Architecture & Building , Construction Consultant , News

How to have a good relationship with your 米乐M6官网体育

Building a high-end home may occupy up to a few years of your life. Spending that much time with someone is what some might consider a ‘long-term relationship’, and just like any relationship, both parties must work at building, nurturing and maintaining it. 

Rest assured, many real, life-long friendships have formed between 米乐M6官网体育 and client and your new home will be better for having a harmonious foundation! Read on for a few tips for building a great relationship with your 米乐M6官网体育.

Respect.

All good relationships are built on mutual respect. Respect that your 米乐M6官网体育 is a professional with years of knowledge and experience – that’s why you have chosen them for the job. Likewise, the 米乐M6官网体育 needs to respect that it’s your dream home and your money funding the project. 
As long as there are mutual respect and consideration, things should remain positive and the relationship will strengthen over time.

Communication.

Equally important as respect is to a relationship, clear and open communication is also key. Most 米乐M6官网体育s aren’t mind-readers and would prefer to cut to the chase to avoid unnecessary misunderstandings and confusion, which will make the process more stressful than it needs to be.

Open clear lines of communication from the beginning. Share phone numbers and emails. Decide who will be the point of contact for both sides to reduce the chances of conflicting conversations to derail the project.

Set clear expectations.

Make your expectations clear from the very beginning. A good 米乐M6官网体育 will listen and give you options to what they think is reasonably possible based on their experience, professional opinion, and your budget.

It’s also important to discuss expectations about communication and quality. Do you expect a daily or weekly update? Should your 米乐M6官网体育 expect you to stop by the site regularly or would they prefer to call you first? What quality level do you expect?

Finally, make sure it’s spelled out in the contract so there are no disputes later on. 

Understand that changes will happen.

No matter how well a build is planned, understand that unforeseen factors can and will come into play. If you’re the type to break out in hives if your lunch plans change, you may need to practice some meditation.

Accept that changes, delays and problems are a part of nearly every build. The only thing you can’t count on is when to expect them!

It’s best if you can have a conversation about how to handle changes at the onset so everything’s clear before you begin building. If you’re making design changes after the build is underway it can throw things off and create a lot of extra work.

Life happens and can get in the way, but don’t let it unravel your relationship.

Architecture & Building , Construction Consultant , News

Steps to building a custom home

While the steps of building a high-end custom home with a boutique 米乐M6官网体育 like 米乐体育APP官网M6 are generally similar to that of building a cookie-cutter home with a commercialised home 米乐M6官网体育, there are several parts of the custom build process that are unique and require a lot more thought, input and hands-on involvement. 

That’s the best part, though. You become an integral part of bringing your dream to life.

You choose your team;

make the decisions;

determine the style and design;

select all the elements; 

and you can hand over as much or as little of the process as you like.

We’ve put together a general representation of the custom home-build process. Every experience will be unique, but the basic road map and final destination are the same. 

Read on for a brief overview and return back soon to delve into each step in more detail.

Dare to Dream

Homes are built from a single dream. You find inspiration in the strangest places. You gather a collection of wonderful, sometimes wacky ideas. You obsessively research products and new technology, building materials, design and locations. The dream grows over months and even years, until one day… you’re finally ready.

Budget and feasibility 

Speak with your accountant, financial planner and bank about the financial feasibility of your project and put together a budget. Allow 10-20% of your total budget for a contingency or emergency fund. Unbudgeted surprise expenses are guaranteed, and not allowing for them could mean not being able to complete the build.

Build your dream team

Your core team will be made up of your architect, 米乐M6官网体育 and interior designer. It’s most important to build an open, honest and comfortable working relationship so that everyone is on the same page. 

Remember to draw on your team’s knowledge and expertise for guidance. You don’t do this every day – they do . Be open to change and different ideas and have trust in their input.

Finance

Finalise your finance and budget. It’s important to be upfront about your budget with your team from the beginning so they can design a home to suit. 

Find your build site

Location is the most important part so don’t rush it. Consider the view but also the site costs, accessibility, excavation, council zoning and restrictions. Can you build what you want? As well as your real estate agent, work with your solicitor and architect to identify suitable sites. 

Architectural design

You’ve purchased the block, now you can move into the design phase.  

There are 4 steps to the architectural design process: 

Programming; 

Schematic design; 

Design development; and 

Construction drawings. 

Feel the earth move!

Once the design is complete and your permits are in place, it’s time to prepare the site for the construction phase. This means excavation, ensuring utility connections are going to the site and ready to connect, and everything is ready for construction to commence.

Construction

Remember, an expansive custom home like yours will take much longer to complete than a mass-produced standard-built home – and so it should! You can help by making timely decisions to help prevent unnecessary delays.

Finishing touches

As your home is near ready to occupy, you can start planning the finishing touches. But beware: our insurance doesn’t allow external contractors to complete works while we’re still on site. 

Get everything ordered and ready to go by all means, but don’t book in any on-site appointments or installations until we’ve signed off and moved out.

Move in!

 

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