The block looks perfect, clear views in every direction, the kind of quiet that can’t be found just 30 minutes closer to Melbourne, and just the right amount of space to build something that actually fits as a family should live. But all that changes after the first site visit, as you start to learn just how different building in the Yarra Valley is to building anywhere else in Victoria.
It’s nothing that can’t be overcome. Most of it is manageable, even with the right builder by your side all the way. But show up to the process with your eyes wide shut, without a clue what you’re in for, and you’ll end up paying out in time & money, usually a whole lot more than you’d ever imagined.
The Land Itself
The Yarra Valley & Dandenong Ranges are quite different to flat suburban Melbourne blocks. Soil in the region varies significantly; what looks solid from the surface can turn out to behave very differently after a geotechnical assessment is done. And then there’s the issue of sloping blocks, a big problem in the Ranges, which affects everything from footing design to drainage engineering, getting heavy machinery & materials to the site and the overall structure of the place.
These aren’t insurmountable problems, just cost impostors that a builder who hasn’t done this before might underestimate in their initial quote. A local home builder Yarra Valley who has built houses in the Yarra Valley a few times knows how specific soils behave in different parts of the valley, what slope angles require different structures, and how to schedule the build to suit the region’s weather patterns.
Bushfire Attack Level Ratings, What It Actually Means
A fair chunk of the Yarra Valley & Dandenong Ranges falls within areas at risk of bushfires under Victoria’s building rules. And then there’s the BAL (Bushfire Attack Level) system, run by the Australian Building Codes Board, all new builds in these areas have to meet building codes that take into account the fire risk at the site. So a BAL rating basically gives you a list of requirements around wall cladding, window frames, eaves design, decking materials & roof construction.
A builder who gets what BAL is all about, i.e. not just about ticking compliance boxes but making sense of why each box is there, is going to produce a place that works a lot better & lasts longer. The difference between a builder who just knows how to tick the boxes & one who actually understands why they exist comes through in the finished product.
Planning and Permit Realities
The Yarra Ranges Council implements a planning scheme which is significantly different to the standard rules of residential zones closer to Melbourne. Setback requirements, building envelope restrictions, vegetation retention requirements, and other aspects related to coverage of the site depend on the particular zone and overlays of the site you are considering. Many new buildings in the Yarra Ranges need a planning permit, and getting this document takes a longer period of time than applying for the building permit itself.
Starting the construction of a building without having the planning permit ready is an error in project sequencing which may cause the project to be delayed by several months. A builder with experience of managing permits in the area along with good relationships with the building surveyor and the council is better at this task than someone who is not experienced.
Access of Subcontractors and Logistics of The Site
This item is hardly mentioned in any brochure issued by builders; however, it becomes quite clear when you think about how the building process in the Ranges actually goes. Availability of tradesmen is more restricted in the regions compared to metropolitan Melbourne. Electricians, plumbers, tilers, concreters and other subcontractors operating in the Ranges are fully booked, and a builder who does not have relationships with them locally will have trouble booking the tradesman, delaying his schedule unexpectedly.
Moreover, transportation of materials to the sites that are not located on major roads becomes a challenge. Access to the site via crane, the ability of a concrete truck to turn on the site, and access of other machines to the site which may be built on a hill or a road with a tight turning radius should be considered before the slab is poured.
A builder with headquarters in the Yarra Valley, who knows subcontractors locally and who is familiar with the council will handle such realities with ease, knowing them beforehand.
