Sewer running through middle of land block

Discussion in 'Development' started by property_geek, 2nd May, 2018.

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  1. property_geek

    property_geek Well-Known Member

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    Hi,

    I am looking to buy this R4 zoned property which has potential to build upto 6 story apartments.

    Looking at the sewer diagram I see the mains is running through middle of property. Please see attached pic.

    Is it possible to relocate sewer mains? How much does it cost usually?
    Can an apartment be build on encased sewer pipe?

    Any thought on whether I should purchase this property would be greatly appreciated. :)
    The property is advertised around 100k less than market price.
    The property is in Sydney.

    sewer.JPG

    Thanks
     
    Last edited: 2nd May, 2018
  2. willair

    willair Well-Known Member Premium Member

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    Once you scale that block out it's a large area..The simple way is to give you an idea would be ring your local council and talk too the town planning department ,then find out why it's 100k less then compared properties..
     
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  3. Scott No Mates

    Scott No Mates Well-Known Member

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    The location of the sewer effectively stops the construction of underground parking which in turn limits your development.

    Depending on the fall of the sewer, you may be able to divert it to the rear of the block with Sydney Water's approval.

    Best to engage a hydraulic consultant for guidance before committing.

    Is tge lot immediately to the left an easement? Is it useable?

    What is the easement marked D-E across tge block?
     
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  4. Redom

    Redom Mortgage Broker Business Plus Member

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    I think sewer is OK, encasing options exist & potential to re-route perhaps.

    The DE is the big worry, not sure what options exist there. I believe you can't build over it, under it or around it. It may explain the price.
     
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  5. bmc

    bmc Well-Known Member

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    @Ravi
    DE - Drainage Easement. ?
    have you checked the property title and DP ?
     
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  6. larrylarry

    larrylarry Well-Known Member

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    best to get everything in writing from town planner and conduct the relevant investigations before committing to buying it.
     
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  7. property_geek

    property_geek Well-Known Member

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    Not sure about that. How can I find out?

    Assuming the easement marked D-E is a stormwater easement. Is it too costly/impossible to divert this easement?

    Which professional I should involve to investigate this feasibility? A civil engineer?

    Looking at guidelines from Sydney water, looks like it is possible. But I would like to engage a professional before committing to it.
     

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  8. property_geek

    property_geek Well-Known Member

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    I know it is a newbie question. What information I'd be looking in property title and DP?
     
  9. bmc

    bmc Well-Known Member

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    a notation in the second schedule stating the emcumbrances over the lot. reference to the tilte diagram showing the details and location of the easement or dealing number which will contain details within.

    anything is possible depending on the money you wish to throw at it,

    therfore heed advice given above.
     
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  10. bmc

    bmc Well-Known Member

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    @Ravi

    sample of a title search
     

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  11. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    Even though the block could take 6 storey apartment is that what you would want to do and do you have the capacity and experience to do that?

    I'm guessing it's no on the experience so you would need to have a very good team and you need to have them now to help work out what makes a good block for the project. You can easily "lose" that $100k discount with the sewer, having town planning issues, siteworks issues, poor design, poor structure advice, poor finance options

    Some random thoughts from me
    1. 6 storey apartments on a block that size would need basement parking
    2. A 6 storey apartment project would take extreme amounts of money
    3. is there other more simpler scenarios which would be possible and how does the sewer line affect that?
    4. Sewer lines (in Perth) can be managed in various ways
    - only build non permanent structures on ground floor with enough clearance for a bob cat in that location - for example we are allowed to build carports/garaging but it needs to have a paved floor and a height of 2400mm for bobcat clearance. Construction can then be built over the location at first floor level
    - build an encasement tunnel. I built one last year that was around 10m long and it cost $100k but then I was able to build permanent structure immediately above.
    - reroute the sewer line but you need to see how many other people are attached to that line and how it will affect them

    Is that a laneway next to the block?
     
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  12. lixas4

    lixas4 Well-Known Member

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    With the encasement tunnel, were you able to build structure above which results in extra load on the pipe? Or structure above with support either side of the pipe which meant no extra load?

    Did you have to enter an agreement with the sewer authority that they could demolish the structure above to gain access for maintenance or did the encassing mean maintenance is never required, and therefore no access needed?

    What was the encassing made out of and thickness?

    Sorry for the specific questions, have a project similar, have been thinking the pipe diversion was going to be the best option. Thanks!
     
  13. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    Hi @lixas4 the "tunnel" was an over engineered over kill but is what the engineer and our Water Corporation (state body) agreed to.

    The tunnel basic requirements was that all maintenance could be conducted within the tunnel - an inspection access point was required (with easement). The tunnel was designed to support a 2 storey dwelling over it

    I'll PM you a copy of the engineering plans so you can see it.
     
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  14. womble66

    womble66 Well-Known Member

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  15. bmc

    bmc Well-Known Member

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  16. property_geek

    property_geek Well-Known Member

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    It is potential future R4 site according to rezoning draft plans. No rezoning guarantee hence the low price.

    It is sold to someone else whose offer was higher than mine. Agent didn't disclose how much.

    @womble66 How you figured the address?:confused:
     
  17. womble66

    womble66 Well-Known Member

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    Too easy ...... Google :)

    I didn't give detail before and only say it now only as the property has sold but you posted a diagram that specified the property street number (39) with a reference to the nearest cross street (Stirling Place) and by stating it was in Sydney you limited the options to only one possibility.

    You need to be a bit more careful declaring a $$$$$ possibility on a investment forum as you never know what the result maybe such as being snapped up from under your nose ....... even in this case the buyer may have been from PC but it wasn't me :)

    By the way saying Campbelltown is Sydney is drawing a long bow...........
     
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  18. PAZ05

    PAZ05 New Member

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    Does anyone know who is required to incase a sewer ?
    im building a granny flat over the top of one and the requirement is to incase it, also can this be done by the concreter doing the Slab
     
  19. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    @bob shovel can talk to you for DAYS about this :p

    PS you probably can't google it because it's spelt encase
     
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  20. bob shovel

    bob shovel Well-Known Member

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    Go to the sydney water website for a list of contractors that do it
    Get dual before you dig plans
    Check the depth on the plans and the access you have for machines. Those 2 affect the cost
     
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