If you are going to build on an existing house block you will probably have a planning permit condition that storm water must discharge to an approved point.
If there is no surface water system one option can be to discharge to the street.
This is normally by constructing a proper kerb outlet like the photo below:
But not like this dodgy installation on the right!
Or even discharging over people walking along the path like the one illustrated in this post: Overflow Fail
A kerb connection can be at a reasonable cost as long as the house is above the road.
If the house is below the road you will need either:
Heat Relief – Dive in to cool off on a sweltering day. One suggestion I received was have a TV installed so you can watch it from the pool.
Keeping Children Occupied – Playing in the pool can keep children occupied for hours, and gets them away from the computer games.
Relaxing – The resort effect can put you in a holiday mood.
Exercise – Even if the pool is not big enough to swim lengths there are resistance exercises such as Water Aerobics.
Parties – Great location for family pool party.
Emergencies – The pool water can be used to fight a bush fires. Pool water should only be used as a last resort as it can contaminate tank water, kill plants, and cause corrosion on unprotected steel.
I’m still not convinced, but if you think you might want a pool it should be considered before you buy a block and plan your home.
Did you know its still possible to take over ownership of someone else’s private land?
This makes it important to check the Land Title Plan dimensions against the actual site dimensions of your new house block for the following reasons:
If the actual dimensions are bigger it doesn’t mean the seller owns the ‘extra’ land unless they can demonstrate adverse possession.
If the land is smaller a neighbour may have ‘acquired’ ownership by adverse possession.
Either way you could be in for a considerable amount of legal costs to get the ownership of the land sorted out.
Adverse Possession
Adverse Possession is when someone becomes the owner of land through continued exclusive use of that land.
Limitation Period
Before land can be obtained by adverse possession there has to be continued use use of the land for an extended period. That period is different for the various states as follows:
Victoria, 15 years
South Australia, 15 years
New South Wales, 12 years
Western Australia, 12 years
Tasmania, 12 years
Queensland, 12 years
Crown (Government) Land
With the exception of New South Wales and Tasmania you cannot claim Crown Land. In those two states a longer (30 year) limitation period applies.
The reasons are that it is harder for a government to keep an eye on its lands, and it is assumed that the government hold possessions for the public good, despite any apparent neglect.
How Adverse Possession Claims Work
Adverse possession means not mere occupation but also actual physical possession in an open and peaceful manner, without consent of the original owner.
Any form of permission ( a licence, a lease, or an agreement to use the land), and the claim of adverse possession will fail because it will be clear that the owner gave consent for use with no intention to pass over ownership.
Proof to the Titles Office in your State that the land has been occupied for the entire period of time is required.
Evidence will be, that as a minimum, at least one of the following has occurred for the whole of the limitation period :
A secure fence has been in place without challenge ;
‘Keep Out, Private Land’ signs have been erected without challenge;
Payment of rates and taxes.
The information in this post is of a general nature and you should not try to deal with adverse possession issues without involving a lawyer.
When you are buying a new house block it’s important you understand how much of the block you can build on!
One way in which NSW councils prevent Over development is by prescribing a ‘Floor Space Ration’ (FSR). The same principle applies in WA but is called ‘Plot Ratio’.
The FSR of buildings on a site is the ratio of ‘Gross Floor Area’ to Total Site Area.
Gross Floor Area is defined as – The sum of the internal floor area of each floor of a building measured at a height of 1.4 m above the floor.
It includes habitable rooms in a basement or an attic.
It excludes:
Stairs
Voids above a floor in 2 storey properties.
Non habitable storage including basement areas
Vehicular access and car parking
Terraces / Balconies with outer walls less than 1.4 metres high, and
To calculate, you multiply the site area by the FSR ratio.
For example
For a 800sqm site and a FSR of 0.5:1
Maximum Floor Space = 800 x 0.5 = 400sqm.
See Restrictions for more posts about what you can do on your land
One of the problems that happen all too often during a new house build is that Sewers and Drains get filled with concrete.
Its normally happens on:
A knock down and rebuild project where the sewer connection wasn’t sealed during demolition.
A Battle Axe block subdivision where the new home is built close to the pipeline.
During the pouring of the foundations the concrete gets into the pipeline through the unsealed connection, or a cracked pipe, and then flows along the pipe.
Our company then gets brought in to remove the concrete using a hyraulic impact cutter like this.
Don’t think its cheap though . . . . . . It normally takes a team of three plus a high pressure jetting truck so the costs is upwards of $200 an hour, and its not unusual for one job to take 2-3 days.
To understand more issues when purchasing land see: Buying a Block
When you look at a new house block its always worth asking the Developer’s Agent what the Soil Classification is ……….. Only don’t take what you are told too seriously!
Usually the developers opinion is going to be that the site is going to be better (lower site costs) than your builder.
To understand why you need to consider the differing situations of the Developer and the Builder.
The Developer
May have done 20 or 30 tests over the whole development.
Is mostly interested in selling blocks
Since the tests were taken has had sewers and drains constructed on the site.
Probably done some spreading of fill from roadworks construction and site leveling
The Builder
Has had 3 tests done on your block.
Knows that even with the three tests the information represents less than 0.01% of the soil under your block.
Want to be sure the foundations are strong enough.
Want to avoid claims, from you, for foundation movement causing structural cracks.
If I got a soil classification from a Developer I would ask the Builder what extra site costs would be required for that soil, and then budget for at least another $5,000.
For lots more information why not get the Guide to Buying a Block only $4 at this link: Buying a Block
A small strata development is a way of retaining an existing house and providing a rear Block. It is an alternative to a Battle Axe Block. This plan shows a typical Small Strata Development.
With this type of development there are 3 Titles as follows:
A block title, of reduced size for the original house
A block title for the new block shown in red on the plan
An area of common title which is jointly owned by the owners of both blocks
So what are the issues if you are thinking of buying the back block for you new home?
Driveway
If the common driveway is completed it may well get damaged during construction.
Getting agreement about driveway repair can be difficult.
Getting agreement from your neighbour to use the access for during construction can be difficult.
Sharing a driveway means that your parking options are limited and can lead to disputes.
Looking after the shared driveway is like some of the Community Title issues.
Additional Service Costs
You will be need to bring in some, if not all, of the following service for an extra 20-30m.
Power.
Phone.
Water, could be two services if you want recycled water.
Gas, if it is available.
Storm water drainage, can be a problem if property drains to road.
The sewer is usually at the back of the block but check before you buy.
Additional Building Costs
I have heard additional building costs of more than $15,000 for these blocks because they are Restricted Sites
