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We have replaced a door for a commercial client in Bellbrae, and can build verandahs, decks and sheds for its acreage and village homes between Torquay and Anglesea. Half the locality is under a bushfire overlay, so we check what each job needs before we start.
Bellbrae is a village on School Road, an over-55s community, and farms and bush blocks along the Great Ocean Road.
Our 2 Bellbrae jobs were for commercial clients: replacing a door with a 920 slab door, new hinges and a hood and adjusting another door, and filling a hole in an exposed-aggregate driveway with steel plugs and reinforcement before concreting it. A door that cops the weather on an open block needs the same care.
Village lots in the Township Zone are typically about 2,600 square metres. In School Road’s active frontage area, the design overlay doesn’t require a permit for a dwelling of no more than two storeys and 7.5 metres, with any garage under half the facade, and a landscape overlay needs a permit to remove native vegetation. Farm lots have a median of about 8 hectares, with a 60 hectare minimum for a dwelling without a permit.
The Bushfire Management Overlay covers about 49% of Bellbrae and 233 addresses, and 99.5% is bushfire prone. Verandahs, decks and extensions need to suit the bushfire attack level, so we work that out first. With half of homes owned outright and a median age of 52, much of the work here is likely to be improving homes people plan to stay in.
Looking after the school, the hall, the aged-care home or the winery in Bellbrae? That side of our work is on our commercial carpentry page for Bellbrae.
Ordered by the work we have done in Bellbrae, then what acreage and village homes need.
Slab doors, hinges and hoods fitted.
Doors adjusted so they close properly.
Verandahs built to the bushfire level.
Decks for acreage homes, with the overlay checked.
Extensions sited to the farming and village rules.
House-yard and boundary fences.
Driveway and paddock gates.
A call or a message, with the address so we can check zone and fire mapping.
Bushfire level, vegetation rules and setbacks come first.
Itemised and free, with any permit step set out.
The same crew start to finish, and we take the waste away.
Michael worked with our budget and we were so impressed by their diligence and workmanship. They did not cut corners but went the extra mile. So impressed we engaged them again at another property.
Prompt, great communication and a terrific job. Have used JF Maintenance for lots of work over the years and would recommend.
Beyond our expectations, and it was great to work with people who could turn our ideas into something better than we imagined. Couldn’t recommend them highly enough.
Bellbrae’s school opened as a national school in 1861, under the name Jan Juc, and was renamed Bellbrae Primary School in 1970. The Bellbrae post office opened in 1923 and closed in 1982.
The 2021 census counted 1,346 residents with a median age of 52, nearly all in separate houses. Acreage, bush and fire rules are why the work here is planned carefully before it is built.
Torquay • Jan Juc • Anglesea • Surf Coast
Bellbrae borders Anglesea, Paraparap, Freshwater Creek, Bells Beach, Jan Juc and Torquay.
Tell us what you have in mind and we will come back with what the rules allow and a free estimate.