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Sub-divide with an easement

Discussion in 'Development' started by Martinez22, 15th Aug, 2016.

  1. Martinez22

    Martinez22 Well-Known Member

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    Can some one please help for the following:

    We have an easement at the back of our property, I've met with a few builders/developers. Some say I can build a triplex regardless of the easement and others say I can't and that it's better off doing a duplex. I got this response from Watercorp:

    I can confirm that there is a 150mm VC/AC sewer main running parallel along the inside of the rear boundary and northern boundary at approx. 1.0m and is approx. 4.0m deep. The minimum distance a building can be to the centre of this sewer main is1.0m with piling and 2.5m without piling.

    So whose telling the truth? and given this easement..is it better to go for a triplex or duplex? Units in the area range from 415K to 430K. Really would like some honesty rather than be taken advantage of..
     
  2. Martinez22

    Martinez22 Well-Known Member

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    P.s - Driveway is on the rear left, so this easement will not be affected. Block is 711sqm, zoned R20/40
     
  3. Colin Rice

    Colin Rice Mortgage Broker Australia Wide Business Member

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    You need to speak with a Surveyor and possibly a company that specilises in sub divisions as builders / developers are causing confusion.

    I got a good contact who does both you can explore. Email or PM for deets.
     
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  4. Scott No Mates

    Scott No Mates Well-Known Member

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    Provided that you're not building over the easement Watercorp has given you directions.
     
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  5. A.Butler

    A.Butler Active Member

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    Have you asked these questions to the local council to see what they suggest, as ultimately they will be giving you the approvals to move forward?
     
  6. Scott No Mates

    Scott No Mates Well-Known Member

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    @A.Butler - it's up to the owners to seek approval from the water authority for building near the easement, council won't care as it's not their asset. If the site zoning permits a triplex and it complies with the planning requirements then they can't knock it back unless the owner of the easement doesn't geant approval.
     
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  7. Martinez22

    Martinez22 Well-Known Member

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    That would be great. The problem is these building companies all claim to specialise in development, how do you differentiate between experienced and inexperienced developers? When your a first timer they can sense the naivety or dumbness, whichever haha
     

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  8. A.Butler

    A.Butler Active Member

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    Fair call didn't think about that.
     
  9. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    It all depends on how big the block is and what you want to build on it. At 711 sqm and not being able to build within 1-2.5m of that rear sewer line you are getting into a very very very tight site.

    Let's imagine you have split the block into a driveway of common property and 3 blocks of 180sqm. The rear block of 180sqm you agree to pile and therefore can build up to 1m from it. That means you can't build on 2m from boundary for the length of that boundary. If you block is 18m wide then you can't build on 36sqm of that 180sqm. That is quite a lot. It's less of an issue if you were intending to build double storey as you need less footprint for that.

    Grab your crayons and some scaled paper and draw it out. How big can you make that rear unit if you can't go near 2m from the boundary. You need around 120sqm footprint for a single storey 3 x 2 and double garage. If you are going double storey then the footprint could go down to maybe 80sqm - just remember that the costs go up for double storey
     
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  10. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    If a building company can show you a good design that doesn't go too close to the sewer area then it will help you envisage it.

    Personally my gut feeling is that the rear block will only be big enough for a 2 x 2 with a single garage.

    There is a 3rd option which is encasing the sewer line but you'd need a spare $30k or so to do it.
     
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  11. Martinez22

    Martinez22 Well-Known Member

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    Yes, exactly the info I needed! Well, we can't afford double storey strata homes plus we'd be overcapitalising in that area if we did.. so they'd need to be one storey units (preferably 3 x 2 with double garage). So are you saying since the block isn't big enough a triplex would be too difficult? If that's the case I'd rather go with a duplex to avoid the stress of it all
     
  12. MTR

    MTR Well-Known Member Premium Member

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    do you remember the 5.2 meter easement High voltage power line:eek:
     
  13. Scott No Mates

    Scott No Mates Well-Known Member

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    Building companies BUILD, archiects/designers/planners DESIGN but everyone can has IDEAS.
     
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  14. Martinez22

    Martinez22 Well-Known Member

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    Is this in relation to my property or inside joke? :confused: I hope I dont have that nearby haha
     
  15. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    No I'm not saying that. I'm saying that one part of the triplex is probably not big enough - you could still do a triplex if that is what the feasibility says is the best option - it just won't all be 3 bedders.

    3 x 2 with double garage on 711sqm triplex is going to be very small. You are looking at around 110sqm each and that is without losing land to the easement.

    You need to go through the scenarios to help you decide the best way forward
    1. retain house and sell off rear land
    2. retain house and build a duplex in the rear
    3. demolish house and build duplex
    4. demolish house and build triplex ( 2 three bedders and 1 two bedder)
     
  16. Westminster

    Westminster Tigress at Tiger Developments Business Member

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    Don't worry that is something that MTR found on one of her sites.
     
  17. Martinez22

    Martinez22 Well-Known Member

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    I've done some numbers, best option for me is to retain the house and build a duplex in the rear. I'd like to then sell off the front house with the option for someone else to demolish and build a duplex. All we really want is a large deposit for a real home at the end of all this, I don't want to be a developer long term :( this is too confusing, I don't know how you guys do it haha
     
  18. Scott No Mates

    Scott No Mates Well-Known Member

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    You need to determine what you can achieve AND then if it's feasible to do. No point having 3 unsaleable dwellings as they don't fit the market nor building 2 only to realise that you could have made another 20%.

    Consider utilising/incorporating any required boundary setbacks as your private open space within the easements.
     
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  19. MTR

    MTR Well-Known Member Premium Member

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    sorry don't worry about it, an issue I had:)
     
  20. Tufan Chakir

    Tufan Chakir Well-Known Member

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    Rule of thumb - building over an easement is an exception, not the rule. What is IN the easement is important. Sewer main, or large stormwater system, means unlikely to be able to build over. Sewer line (not main) in the easement and you may be able to build non-habitable rooms eg garage, but not habitable rooms. Depth of pipes is also important. The deeper (over 3m) the less likely you will have consent to build over (due to future access requirements by authorities). Finally. Locate the pipe position within the easement - sometimes they are not where they should be and be aware that you may need to build no closer than 1 metre (even though that distance may be outside the easement