Building a garage in Bronte

[sleazius]

Basements are hideously expensive to build which is why you don't see them here, especially with Sydney Sandstone all over the joint. Dincel has gone some ways to making it cheaper (only because of time saved mind you). You've got to really want it to do it.... or just have endless cash 

A basement on a hillside like that with neighbours on your boundary, what I'm assuming is solid rock and probable water issues, never mind the legal expense of fighting your neighbours over the build and complying with council, whatever ground works are needed to stop it sliding off the hill (piling of some sort), access issues and time blow outs because of the small size of machinery being used, gah. Start at $5000 per square meter and go up. It could be much worse than that though depending on how deep you went and what fun things you discovered in the hillside.

[turboT]

Basements are hideously expensive to build which is why you don't see them here, especially with Sydney Sandstone all over the joint. Dincel has gone some ways to making it cheaper (only because of time saved mind you). You've got to really want it to do it.... or just have endless cash 

A basement on a hillside like that with neighbours on your boundary, what I'm assuming is solid rock and probable water issues, never mind the legal expense of fighting your neighbours over the build and complying with council, whatever ground works are needed to stop it sliding off the hill (piling of some sort), access issues and time blow outs because of the small size of machinery being used, gah. Start at $5000 per square meter and go up. It could be much worse than that though depending on how deep you went and what fun things you discovered in the hillside.

just done all of the above with all of the headaches and costs associated. much better informed second time around. $5000pm2 is a good starting point for this level of build, but will likely double. It all sounds crazy but at this level things are. We are looking at a sale price of between $35k pm2 and $40kpm2 for our place in Paddo so it puts the build costs a little into perspective. However this time we are going to spend a lot more time on the design prior to starting on site to get the most efficient build program we can. Labor hours is the biggest killer of budgets

[SimonN]

Looking at nothing more than photos, I would suspect that to maximise the potential of the site, you will need to dig. When I am faced with that, i always consider whether there is n opportunity to use the rock/spoil on site to create levels, because it saves a lot of money not removing it from site. I am also becoming a big fan of using construction techniques more often used on large scale commercial developments on this type of project. Precast or even CLT timber construction can save a lot of time and money, plus it shifts  risk away from the actual builder as it has to arrive on site to spec. If you get really clever, you can get a lot of the services pre-fitted. Few architects who specialise in up market resi go down this route because they simply don't have the experience in the systems but when somebody who does know them gets involved, it opens up some interesting opportunities.

[turboT]

Looking at nothing more than photos, I would suspect that to maximise the potential of the site, you will need to dig. When I am faced with that, i always consider whether there is n opportunity to use the rock/spoil on site to create levels, because it saves a lot of money not removing it from site. I am also becoming a big fan of using construction techniques more often used on large scale commercial developments on this type of project. Precast or even CLT timber construction can save a lot of time and money, plus it shifts  risk away from the actual builder as it has to arrive on site to spec. If you get really clever, you can get a lot of the services pre-fitted. Few architects who specialise in up market resi go down this route because they simply don't have the experience in the systems but when somebody who does know them gets involved, it opens up some interesting opportunities.

This is exactly why I am using a mate that currently designs shopping centres for a living. It is ridiculous the time it took to construct my current house - a result shared by heritage, builder and architect issues. With a more commercially focused approach to construction we could knock 6 months off the build time. 

Apart from whatever structural anchors are needed, we will be avoiding digging too much to keep the resulting structure as high as we can (7.5m - 8.5 depending on our final roof structure) -  there are some pretty good views to grab

 

 

[Coastr]

>CLT timber

that is?

[tazzieman]

to live....but thats what i said about the last one. Will be hard to top the location though

And when you want to escape to a beach without poo , jellyfish and crowds , you know where to head  GLWD!

[SimonN]

>CLT timber

that is?

To be precise, adding the word "timber" wasn't needed because CLT is cross laminated timber, big timber panels used in the same way as you would with pre-cast concrete walls and floors. 

[Peter M]

This is exactly why I am using a mate that currently designs shopping centres for a living.

Cool!  Escalators and a food hall!

[Raven]

I know it all cost big money but who would,nt want their own under ground lair ........................Don,t take any short cuts build what you want T your the one who has to live there you should be happy life is to short  

[tazzieman]

 life is to short  

Latest data says a man aged 63 in Oz can expect to live to 97. If you're 43 , well over 100 I guess.

Seems like plenty of time. Just incorporate the granny flat and a self feeding app to go with the 24/24 electronic entertainment!

[Raven]

I am 45 so ...................... 98 

 

Edited 25February, 2017 by Raven

[turboT]

Progress . Sold a house. Took 20 days and achieved a pm2 record for  the area. Maybe there are better agents than Jeff after all 

So now can focus again on the new project, with a certain comfort that I might actually be able to build it.

Lots of time spent this week trying to maximize the internal foot print of a pretty challenging piece of land. The fall in the land is restricting the ht of the building so we are testing every opportunity to get a better outcome. Looking at a neighbours house we figure digging out part of the footpath might give us the opportunity we need, but I am going to have to keep an eye on the levels if OTLW has any hope of getting down this driveway

[itsujack]

Progress . Sold a house. Took 20 days and achieved a pm2 record for  the area. Maybe there are better agents than Jeff after all 

So now can focus again on the new project, with a certain comfort that I might actually be able to build it.

Lots of time spent this week trying to maximize the internal foot print of a pretty challenging piece of land. The fall in the land is restricting the ht of the building so we are testing every opportunity to get a better outcome. Looking at a neighbours house we figure digging out part of the footpath might give us the opportunity we need, but I am going to have to keep an eye on the levels if OTLW has any hope of getting down this driveway

 

Tom, why not make the mid level the gallery/garage and drive straight in? Then up/down to living/sleeping?

[LeeM]

 With a glass floor so you can look down at the OTLW!  

[turboT]

Tom, why not make the mid level the gallery/garage and drive straight in? Then up/down to living/sleeping?

whilst I love my cars, I don't think they need views of the beach (all that salt water might scare them...).

 With a glass floor so you can look down at the OTLW!  

has been discussed 

[Raven]

Here is some more inspiration ,,,I was the construction supervisor on this build in Kingsgrove Sydney a few years back now ..........had a whole story underground as garage was a really cool set up 

 

 

 

[Harvs11]

 With a glass floor so you can look down at the OTLW!  

with a glass floor to check for oil leaks ?

[Coastr]

look!  It's an unidentified flying cursor!

[Pork Chops]

As you're an architect and all I'll stop short of fully telling you how to suck eggs, but don't forget natural light for the car space if under ground.  IMHO the addition of natural light turns a storage area into one you want to habitate.  I'm currently dreaming up how I can re-craft my house so I can live among my cars...True story.

[turboT]

always room for one more...

 

As you're an architect and all I'll stop short of fully telling you how to suck eggs, but don't forget natural light for the car space if under ground.  IMHO the addition of natural light turns a storage area into one you want to habitate.  I'm currently dreaming up how I can re-craft my house so I can live among my cars...True story.

lots of natural light in the last one. Came with natural rain and dirt aswell...

 

[SimonN]

No Stacker?

[sleazius]

If it were me, I'd stump up the $$$$ (not enough $ signs) and go down with a lift. Looks like an extremely challenging site though so whatever you do is likely to be a compromise. Bit of a bugger being a car enthusiast and living in areas where space is at a premium 

You've said it before, its not like you can over capitalise on this site. Every dollar you spend you're going to get a multiple of it back. I guess its just about how much you can afford to spend during construction and still afford to live there when done.

Whatever you choose to do I'll be following with interest.

[Coastr]

Main thing will be sealing up the space nice and tight so you don't get salt mist in, and keeping an eye on approach/exit angles for the driveway transitions.   And don't forget to set up some place for car washing outside, because you'll be cleaning cars more frequently.

Living in a coastal spot myself, I can also suggest making sure it is practical to get your windows cleaned, because you'll be doing that a lot.  If you can't clean the window without a scaffold and harness, you'll only see out of it about once a year.

[GC9911]

Main thing will be sealing up the space nice and tight so you don't get salt mist in, and keeping an eye on approach/exit angles for the driveway transitions.   And don't forget to set up some place for car washing outside, because you'll be cleaning cars more frequently.

Living in a coastal spot myself, I can also suggest making sure it is practical to get your windows cleaned, because you'll be doing that a lot.  If you can't clean the window without a scaffold and harness, you'll only see out of it about once a year.

Just sold our beach house of 20 years & agree, you can not believe the amount of salt residue that coats everything, door hinges, appliances, computer internals, cars !!!!!!! Please don't underestimate the environmental issues you will be exposed to. If you need the OTLW to reside in a rust free environment, I can make a little space next to the tractor.

[edgy]

 If you need the OTLW to reside in a rust free environment, I can make a little space next to the tractor.

Only if the one owner, low mile, Aussie delivered box trailer doesn't get kicked out!