Just as understanding the rules before playing a game sets the stage for success, fairness, and enjoyment, ordering and reviewing site reports before designing a home sets the foundation for a well-informed, compliant, and successful new home build.
Both scenarios emphasise the importance of preparation, knowledge, and strategic planning to achieve the best possible outcome.
Potential Site Challenges Reports can Uncover
Clarity before Design
Did you know most architects’ plans never make it to the construction phase? An architect is trained to listen to your vision for the “perfect” home and develop and the most common not align with your initially discussed budget.
That’s why it’s so important to fully understand your site before your heart is set on a design solution.
You may think your block is relatively flat but even a small incline may result in additional costs for items such as drop edge beams, or potential step-downs inside your home, concrete steps to laundry exits or balustrades to elevated porches and alfresco. And that’s just related to the slope.
“ ANSA Homes provides a clear understanding of your block’s potential from the very start. We ensure we have complete comprehension of land’s possibilities before designing your home. ”
Why paying for a detailed site investigation is a must.
Most project home builders make an “allowance” for your site costs without doing a deep dive into the land itself. This allows the builder to present a very economical tender price that appears very affordable but will ultimately cost you more in the end as they learn of the true site challenges once you are locked into a build contract.
Often challenges can arise that are not accounted for by a “guess-timate allowance”. These challenges are often complex and very unique to your land.
For example, a neighbouring property may have a large tree on its block. Through detailed investigation, we learn that there is a protected area that you will not be able to build on due to the protection zone. As the tree isn’t on your property you would have the right to remove it even if the council or an arborist recommends it – therefore you may be in a situation where you have to design your house around your neighbour’s tree protection zone
If issues are not addressed early in the build you could be in for an unpleasant and costly surprise.
Knowing the challenges of the site means we can design within the “rules”. This means you get approval faster and are on-site quicker and we can confidently present an accurately priced tender factoring in all of the information from the reports.
We engage a lot of external experts.
(As well as our in-house team)
When we do our reporting we engage experts in their field, as well as our experienced team. Not only are Design team involved but our Site Supervisors, Construction Manager and Project Administrators are working for you.
This could also include Surveyors, Geotech experts, Council, Flood Engineers, Hydraulic Engineers, Bushfire Consultants, Arborist, Sydney Water Expert or even an Acoustic Engineer.
Reports we obtain
Completed by our Construction Manager this report looks at detailed issues such as site access, & an initial demolition report. Street management – Located near a roundabout, main road. Would a traffic management plan be required for deliveries?
The final report is delivered to the client as an overview of all the positive and negative aspects of the site.
Zoning and land use: Information about the zoning of the land and permissible uses.
State and local planning policies: Any policies that apply to the land.
Heritage listings: Whether the property is heritage-listed or within a conservation area.
Flooding and bushfire prone areas: If the land is susceptible to flooding or bushfires.
Contamination and remediation: Any known contamination issues or remediation orders.
Road widening and land acquisition: Information on any planned road widenings or acquisitions affecting the land.
Special land characteristics: Other specific characteristics or restrictions related to the land. Including the location of the water metre.
Scenic protected areas: Sydney’s beach areas can offer wonderful views, but also restrictions around building height and location in these areas
Landslip-affected sites: Sloping Sites may require a landslip study.
Australian Height Datum Survey: Include information about curb and gutter, Telstra Pitts, Sewer Manholes etc…
Details about the land itself, subdivision, boundaries. A plan of the original subdivision of the site and typically include easement information.
Shows your proof of ownership of the land.
Easements: Easements are rights granted to a third party to use a portion of the land for a specific purpose, such as access, utility services (like water, electricity, or sewerage), or drainage. An easement allows someone other than the landowner to use the land in a particular way.
Any Restrictions on use of your land: Restrictions on the use of land can limit what the landowner can do with the property. This could include prohibiting certain types of buildings, restricting the height or style of buildings, or limiting the types of activities that can be conducted on the property.
Positive Covenants: Positive covenants are obligations imposed on the landowner to take specific actions, such as maintaining certain structures, landscaping, or drainage systems. Unlike easements, which allow others to do something on the land, positive covenants require the landowner to perform certain actions.
Design Rules: Rules can include visual design or materials restrictions; you may have to have a hipped roof or only have concrete roof tiles or your walls must be brick wall.
This will give us a clear understanding of the typography of the land, elevation, slope, any trees, rock or natural item. This repost helps us to understand the optimal placement of the home on the land.
We provide two borehole tests that involve drilling a narrow, deep hole into the ground to collect samples of soil, rock, or groundwater. These tests provides valuable information about the subsurface conditions, including the composition, structure, and stability of the ground. We are able to accurately determine how deep the piers need to be to hit the rock foundation.
While a Salinity test measures the concentration of soluble salts in soil or water. High salinity soil may affect your construction by corrosion, soil stability and foundation stability. This can also change the requirement for the slab or a damp proof mat under the concrete to protect the metal in the concrete from rust.
We also consult Dial Before You Dig to ensure we have a clear idea of any underground services that run through your block that may affect your neighbours and our onsite team. Dial Before You Dig also gives a a location of other underground assets that we need to consider in your design such as electrical, sewer or telecommunications.
And just in case we find a problem we may need to order additional reports to understand a unique feature of your land and the impact it might have on the build.
These can include:
- Council Flood Level Report
- Bushfire Report
- Sewer Peg out
- Arborist report
- Landslide Risk Report
Ordering reports on a build site before designing a home is an essential step that provides a comprehensive understanding of the site’s conditions, potential challenges, and regulatory requirements. Without this step you would have no certainty to make critical informed decisions to ensure compliance, optimising your design, and mitigating unforeseen costs and risks.
Once we have these reports, we review the findings in depth and consider the legislative requirements of your LGA. We take the time to understand your design vision and prepare a concept floor plan with you.
Just as knowing the rules of a game ensures fair play, strategic moves, and a higher chance of winning, obtaining site reports ensures a smooth construction process, informed decisions, and a successful outcome that is to your budget and timeframe expectations.
