Garage(67 m2 brick) to granny conversion Journey-2 bed-1 bath or 2-2 or 3-2

Discussion in 'Granny Flats' started by Swathi, 14th Feb, 2020.

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  1. Swathi

    Swathi Member

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    Hi All,

    Our garage is currently around 67 m2 and i am going through an agency for granny flat approvals who says we can only go with 60 m2 for conversion.
    (Total land size 588 m2 and main house build is around 1500 sft)

    Also we are less than 1 m2 in distance to the fence, the wall next to fence is considered as fire rated wall and we can not have a window there.

    Western Sydney: I'm in dilemma if we should go for 2 bed 1 bath (60m2) or 2 bed 2 bath (60m2) or 3 bed 2 bath (if 67m2)

    Also please let me know what is up with fire rated wall? couldn't get my head around it.

    Thanks.
     
  2. geoffw

    geoffw Moderator Staff Member

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    3 bed would be quite impractical IMO.

    Check with a local REA about what rents well in your area. Mine recommended a small second BR - which left some spsce for the living area, and encouraged a small family rather than a share situation.

    60m2 is really rather small, and compromises will have to be made.
     
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  3. Maximus

    Maximus Well-Known Member

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    Have them design it with an undercover "barbeque area" attached to the garage with plumbing for future use.;)

    Im not really versed in fire code but fire can spread via the window, you can install a drencher above the window if you need to keep it for light/ventilation compliance but its an added cost.

    Does the mob you are using specialise in the conversion of garages to granny flats?
    Some people i know have a new double brick 60m2, 6m high double garage they want to convert.
    The council wanted them to move 3m in from the rear lane to approve a granny flat, the garage sits right on the boundary saving alot of the rear yard but now needs to be converted.
     
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  4. Archaon

    Archaon Well-Known Member

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    what 1500sft in m2?

    Have a 7m2 part of the structure sectioned off for "Storage" and make it only accessible from the exterior.

    Also, for Complying development, Grannyflat living space needs to be measured from the outside of the walls, so being brick, you lose alot of useable space.
     
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  5. Swathi

    Swathi Member

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    How are these plans? I am thinking of converting 4 bed - 2 bath to 3 bed - 2 bath plan by removing the room next to the entry door.

    I am going through much trusted agency from here (granyflatapprovals), only thing i'm looking at is finalizing designs now.
     

    Attached Files:

  6. Swathi

    Swathi Member

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    Yeah, i get it. We have the plan ready for 2 bed -1 bath only but when i saw attached plan of 4-2 i got greedy. Lol. I thought making 4-2 to 3-2 will make some space for living area.

    What is the minimum land size required to build a granny flat > 60 m2. As i said our garage is currently 67 m2. we come under blacktown council.
     
  7. Swathi

    Swathi Member

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    Main house is 150 m2 built. Garage is 67 m2. Agency guy who has made 2 bed-1 bath design used 60 m2 space for granny flat and made 7 m2 for storage as you said.

    I got greedy to use all the space for granny and add another bed.

    Can we use all the 67 m2 for granny or is there is a restriction on space
     
  8. geoffw

    geoffw Moderator Staff Member

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    The absolute limit for making something as a granny flst is 60m2. Above that, the process is totally different, and a lot more difficult
     
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  9. Scott No Mates

    Scott No Mates Well-Known Member

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    60m² rings a bell for a CDC.

    What does 1m² from a boundary look like?
     
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  10. Archaon

    Archaon Well-Known Member

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    You need to check your DCP to see if it allows GF bigger than 60m2.

    It isn't all that more difficult if the DCP allows.
     
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  11. geoffw

    geoffw Moderator Staff Member

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    Fair enough. Local council DCPs may allow more than 60m2. But the OP has already stated that 60m2 is the limit, as stated by Granny Flat Approvals. In NSW the overriding legislation is the NSW SEPP, which specifies the 60m2 limit, and I suspect that even if a local council did override this, GFA would be aware of those local changes.
     
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  12. euro73

    euro73 Well-Known Member Business Member

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    Wow, very small rooms. Very boxy

    We do 60M2 granny flats all the time with our Dual Occ's and we think even 2 bedrooms is a big compromise on bedroom size and living area

    I understand the temptation to add rooms in the belief it will improve yield... but it will change the tenant demographic as well , and not for the better.

    Screenshot 2020-02-15 09.11.47.png Screenshot 2020-02-15 09.12.18.png
     
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  13. Archaon

    Archaon Well-Known Member

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    That would be assuming all GF builders are created equal, and absolutely the best at their job.

    As extracted from the AHSEPP 2009.



    (h) will not result in the floor area of the secondary dwelling being more than 60 square metres or, if a greater floor area is permitted in respect of a secondary dwelling on the land under another environmental planning instrument, being more than that greater floor area.
     
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  14. geoffw

    geoffw Moderator Staff Member

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    I'm familiar with the company, as GFA did my granny flat four years ago, and did an excellent job. They had already been around for a while bsck then. They planned for all regulations, including some which were only applicable to a part of Queanbeyan, being a part of a covenant. So I have every confidence that they will be aware of Western Sydney regulations.
     
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  15. Archaon

    Archaon Well-Known Member

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    That's all well and good, but the SEPP doesn't state a 60m2 limit, it's open to larger sizes and under CDC as well.
     
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  16. Swathi

    Swathi Member

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    We are 900mm from the side boundary and rear boundary is also similar on one corner.
     
  17. Swathi

    Swathi Member

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    Thank you all for your valuable inputs, we have decided to give up that extra 7 m2 and convert into patio. Attached is the plan. We are contemplating if we should move the sliding door to the left instead of a new door and making sliding door as main entry??

    Do tenants consider that as a drawback or fear of security?

    The reason we were planning to have sliding door was for ventilation.

    Any other improvements/ventilation options you can suggest?

    Note: Ours is old brick garage. How do you source specific brick to match current one?
     

    Attached Files:

  18. Archaon

    Archaon Well-Known Member

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    From personal experience, I don't like a glass sliding door for an entry door, and won't be building any granny flat with one.
     
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  19. Scott No Mates

    Scott No Mates Well-Known Member

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    You apply cement render and no-one can tell that the bricks don't match.
     
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  20. Joynz

    Joynz Well-Known Member

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    Your brick layer will be able to tell which brick was used and how best to match and where to get extras (assuming they are reasonably experienced).

    There are companies that specialise in providing recycled brick from house demolitions.

    My mid-1960s IP had a garage added in the 1970s or 80s and they matched it with the house bricks quite well - even though the house has a mix of white and black-speckled dark brown bricks and lighter brown bricks.

    Only a brick layer would know the difference now,