Granny Flat storm water connection to main house storm water

Discussion in 'Granny Flats' started by LalorParkResident, 5th Jun, 2018.

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  1. LalorParkResident

    LalorParkResident Member

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    Hi,

    I live in Labor park and I my property slopes to the back. I plan to build a granny flat on the back side with the slope hight a the very back (3 meter from the back fence) is around 3.4 meter below the front street. I know this level from the Contour survey result.
    Now the issue is storm water:
    * One Architect suggested that he can put the charged storm water line with a gabble roof. But when I called up council they said that if the slope is too much they will not like that but nothing concrete till the design is done.
    * Other architect suggested that he can put the granny flat storm water to the storm water of the house.
    My current house storm water run towards the back yard and then I think there is a pit where it runs but must be going through the back neighbours. I am not sure but definitely it doesn't come to the front street. I called up Blacktown council to check if they have any storm water maps for my property. Neither the Sydney water has it neither the Blacktown council has it.

    I am in a dialama if some one has faced similar issue and if the new granny flat storm water be connected to the house original storm water pipe that runs to the back of the property.

    Thanks and please suggest.
     
  2. scientist

    scientist Well-Known Member

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    Faced the same problems - now I only buy high side of the street. If you solve this problem please share. Obviously if they let you connect to the existing house's stormwater, that is the cheapest and best way, but most councils don't let this happen.
     
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  3. See Change

    See Change Well-Known Member

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    Are you going though one of the specialist granny flat company's ?

    I'd expect them to know the answer.

    Luckily we're high side , but all the companies we've talked to put the storm water into the existing system .

    Cliff
     
  4. LalorParkResident

    LalorParkResident Member

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    Hi @scientist, thanks for suggesting. Currently I am trying to find out where does my existing house's storm water runs into ? Either it goes to the ground through some pit in the backyard (which has been covered and hidden in my backyard) for who knows how many years or there is a storm water pipe that runs from my property to some back neighbor.
    I am trying to find out the answer and suggest it to my Architect to know what can he do.
    Have you found a similar situation?
     
  5. scientist

    scientist Well-Known Member

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    Not your job to find out where it goes, your job is to find out whether the PCA lets you do it.
     
  6. LalorParkResident

    LalorParkResident Member

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    @See Change Thanks for answer but actually the Granny flat companies just want me to sign the contract and not tell me these problems upfront.
    One of the granny flat company suggested they will put a charged storm water line to the front but when I called Blacktown council to my understanding they will not allow it.
    So I may get into a situation where I sign the contract and they taken 8000-9000$ from me and give me a clause that I have to get easement from the back neighbor which will be my responsibility.
     
  7. LalorParkResident

    LalorParkResident Member

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    What is PCA mate?
    I have finalized an architect and he said that I get the storm water plan to him so that he can confirm if he can connect to it for the new granny or if I would need an easement.
     
  8. LalorParkResident

    LalorParkResident Member

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    @scientist . Got the meaning of PCA. As I am going with the private certifier, Let me check with the Private certifier if he will certify it that way.
     
  9. Tonibell

    Tonibell Well-Known Member

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    Suggest you read this

    Granny Flat Drainage Guide | How to Drain Granny Flats in Australia

    Our plans are actually the approval picture - we used a dispersion pit.

    Quote was about an extra $3K but we actually did it ourselves with the plan given to us and got it certified.

    It also meant we went 6 metres from the rear boundary - which might not suit your current design.

    Lots of good guides to read on that site (also good people to use) - I'd recommend separating the design and approval from the builder.

    Once you have approval it is easier to shop around and negotiate with a number of builders. We always get 3 quotes (but then use the same builder each time !).
     
  10. LalorParkResident

    LalorParkResident Member

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    @Tonibell .
    Thanks for sharing that. Yes, good website and good people. I got a quote from them but lot of open ends to didn't proceed.

    As you correctly mentioned. I am doing the same, getting the architecture and designs done by one company and get it approved and then will ask the builders as its difficult to know which company is giving the correct quotation.

    Also about the dispersion pit is not possible in our case as black town council doesn't allow it. (Section 4.3.4 of the attached document suggests that. )

    So I am checking with my private certifier if he will alow the new granny's storm water to be connected to my existing house.
     

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  11. andrew_t

    andrew_t Well-Known Member

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    This is not going to help but we built a granny flat in Hornsby, our downpipes on the original house had to be upgraded to 100mm and at the same time we charged it to the street. We are on the low side of the street also. The granny flat storm water went to a pit that was dug 8m wide by 4m deep. Maybe have a look at charging your current home to the street?
     
  12. LalorParkResident

    LalorParkResident Member

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    Hi @andrew_t , thanks for your reply, yes your reply is very helpful and this is what I am most worried about. If it comes to upgrading the existing down pipes then we will be in a big problem and also because our granny flat location is approximately 3.3 meter below the existing road, the option of putting to the front street will not be feasible. I am trying to engage the plumbing company to give me Storm water plan for my existing property so that I know if my existing properties storm water system is capable of handling the new granny flat addition or not.
     
  13. LalorParkResident

    LalorParkResident Member

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    Hi @andrew_t ,
    Can you please suggest me, when did you guys came to know about the fact that for the granny flat you can't connect to the existing storm water system of the house and you have to upgrade it so you had to pick the option of putting a pit. I am trying to understand how can I know the answer before completing the whole design else I will be in no man's land if I came to know it later because neither I can put a pit on my property neither can I put the storm water to the front street.
     
  14. Tonibell

    Tonibell Well-Known Member

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    I'm sure the storm water management has to be part of the design - otherwise it will not be approved by the certifier for you to start.

    As I mentioned, for us it meant have a bigger rear setback to accomodate the pit and the distance from it - so pretty crucial to the whole design.

    We did one out near you - but storm water was not issue for that. I thought all the rules were in SEPP10 and thus not under the individual councils.
     
  15. LalorParkResident

    LalorParkResident Member

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    Thanks @Tonibell
    I am trying to find out a company who can give me the Storm Water Location Report so that I can get it to the Architect for it.
     
  16. Lacrim

    Lacrim Well-Known Member

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    Does building an attached granny upstairs solve this problem? Just thinking outside the box.
     
  17. See Change

    See Change Well-Known Member

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    I can understand your concerns , in particular if you have concerns like you have .

    Our location is much more straightforward . We’re on the high side and on a corner block .

    We’re going to go with granny flat approvals . I tend to get a bit OCD over details and want everything organised upfront , but I can understand why the granny flat companies organise their business models the way they do . They’re not looking at houses that cost 800 k plus so their margins are tighter . If they did all the work up front that someone like me or you need to keep us happy before paying signing , they’d end up doing a lot of work for nothing .

    We did a lot of research before we got anyone around . I don’t think I’ve seen such consistently positive reviews about any other company or product ( I know forumites who have dealt with them ) and our dealings with them so far reinforce that view .

    We don’t have every t crossed or i dotted , but my thinking is that they probably deal with more of these types of problems that arise building granny flats than your average architect or private certified deal with , so are probably more knowledgeable about the appropriate solutions .

    Cliff
     
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  18. LalorParkResident

    LalorParkResident Member

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    Thanks mate,
    Yes, completely agreed on it. I am just taking the cautious approach.
    Will keep updating on how the "Storm Water Report" comes out to be so that I can get my designer/ Architect to get me the next steps.
     
  19. LalorParkResident

    LalorParkResident Member

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    Hi guys, I though I will share my experience till now. And ask for help on next step if anyone can.
    I hired an Architect through service seeking and gave him the contract for designing my granny flat and get it privately certified which he told he can get it done after checking the back slope and all.
    Now after taking 20% deposit he just is not responding. I have raised a fairtrade complaint.
    Now I have to start the process again.
     
  20. LalorParkResident

    LalorParkResident Member

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    Hi,
    I need help from someone.
    I have contacted two companies and getting different response for my granny flat. Please help to suggest.
    1. The first company says that due to back slope the granny flat can't be constructed as we need storm water easement and its not possible to get it privately certified, I have to through the council for DA. Blacktown council will not give me DA to get with the storm water charged line. Even if some one give a private certification then also there will be problem from council.
    2. The second company says they have a Private Certifier who can certify my granny flat and then Council will not have any problem with it.

    I want to ask if a private certifier certifies a construction and give me a occupation certificate then can Council come and say something about it and ask me to change it or demolish it?
    Please suggest as I am very confused on what to do?

    Thanks