Adding a Granny flat - Should I remove the Garage or build around it?

Hi All,

maybe you can help me to decide the next step. My IP has enough room for a granny flat (over 800 sqm and wide front, about 20m).
The question I have is where should I build the granny flat to get most out of it and the house in rent and property value.
Next to the house it's the garage, and some granny flats companies suggested to remove the garage since it will provide a better appeal to renters. (please find a picture below showing the diagram with the granny flat in it, instead of the garage).

The pros I see in adding the granny flat where the garage is:
- easier to seaparate the two dwelings and minimising potential conflicts between the two tenants.
- better rent appeal for the granny flat, since it will look like a new separate house from the street, no weird access to it.
- More room to the granny flat backyard

The Cons:
- Costs of removing the garage (about 10K since it's an old asbestos garage)
- The main house will be loosing the garage, so I may need to provide a shed to compensate them and/or build a carport in the front yard for the car also (more cost)

There are other options, since the block of land is big, to put the granny flat at the back, and leave the garage where it is.

This is my first granny flat, so I have no much idea of details of going through this process.

At this stage I'm just asking for quotes but I will build the granny flat as soon as make the decision on the provider.
The property is in the blacktown area.

Thanks in advance for your opinions/suggestions.
Jat!

 

Where abouts is the property located?
How many metres between that side of the house and your boundary?

 

Hi Jat,

I am not familiar with the local council rules - but maybe an idea is:

- Put a carport/garage in the front yard for the existing dwelling (if your council allows)
- Build the granny flat behind the garage
- Allocate the existing garage to the granny flat (maybe put a door in the back of the garage in the process

Otherwise you're right, the garage is in an awkward spot and I cannot think of anything else you can do.

Goodluck with the process!

 

Hi Archaon, there are 9meters from the side of the house and the boundary.

 

It's in Doonside, NSW

 

I think you are on the right path of putting granny flat where garage is at the moment. Looks like to separate houses and entrances.

 

Granny flat behind garage.
Split the block down the middle

 

Why would you be considering a gf if you haven't confirmed whether the frontage may allow you to build a duplex?

 

Thanks Scott, I haven't thought on that option. Can you elaborate in benefits vs GF? I'm assuming it will be a much more expensive investment to build a duplex than a GF. Thanks

 

Is the block 40m deep?
You may be able to do a side by side subdivision depending on the minimum street frontage.
Engaging a clued in town planner would be my first point of call.

 

Thanks Archaon, I checked with a Blacktown Town planner and they told me I can't subdivide because the block size should be 1000 sqm (if I'm not wrong, that was the minimum)

 

Talking to the council and speaking with an experience knowledgable Town Planner are two different beasts im afraid.

An experienced town planner may be able to find comparables that have been passed and use that to argue your proposal.

Though you need to be able to meet minimum guidelines of private open space and floor space ratio to be eligible.

I think someone mentioned they are a TP in the Sydney region, though a can't remember who.

I dont know the Blacktown area well at all.

Regards,
Arc

 

I dont think its true but check with ppl here @RetireRich101 @skater @datto

 

Subdivision rules are different for attached dual occupancy vs detached. So to may get away with it - chat to a TP & read the LEP, look at domain or realestate.com.au for duplexes in Blacktown LGA.

 

All good advice here. Investigate a bit further, also some councils differ when allowing Torrens Vs Strata for min lot size

 

Many thanks for all the great advice, I'm doing the research now. Appreciate all your answers!

 

Hi Jat, just wondering what was your final decision and if the granny flat has been built?

Are you able to provide any details regarding the costs?

 

Hi Kelv, at the end I wasn't able to subdivide the block, even though it's a good size, so I decided to go through the granny flat option, removing the garage. I used Granny Flats Australia, since the price and options were the best I found. also good reviews in general. Hopefully it will be completed by June 2018
Costs are going to be around 140K (including construction plus expenses), there are still a few things that I need to quote properly but with the estimates I got, it should be around that amount.

 

Thanks for the update, as im in a similar situation and deciding if to proceed with a granny flat and the Additional costs such as removal of asbestos garage (based on the figure of $10k) and possible remove of a pergola to build the granny flat.

Good luck, please keep us updated on ur progress.

 

Im in the process of approval now.
Prices are. Extremely similar.
Brick will porch. And pagola under main roof. My Pagola is almost 20m2.

Price around 138$k

Ps I herd Blacktown council is pretty hard to deal With especially storm Water outlets to street/kerb.
Check.