Green Architecture, Excellent house design, Healthy living

WORKING DRAWINGS COMPLETED

The process to complete working drawings can sometimes be long winded and especially when Christmas and holidays occur in the middle of the process but here we are ready to lodge to council.

It always surprises me however that there may be issues about the time it takes to do the working drawings and details but the council can take as long or longer to approve a building license when all they do is check the drawings that have been supplied.

The next step is to take schedules of materials and determine a building programme and time to construct integrating all the sub-trades and supportive contractors. The only way to save time in a build is to ensure the planning is well documented.

Those who fail to plan plan to fail so it is vital that all of our projects are planned from beginning to end. Also there is an old proverb that speaks about what fool would build a tower without first counting the cost unless he get half way through and not have enough money to finish. You can’t plan too much in my opinion.

The council has finally sent a letter requesting additional information and I cannot help thinking this is to delay the whole process giving them time to complete their workload that has increased because of Parliament legislating so much in the building industry that the councils workload has increased ten fold. The problem with legislation is that it doesn’t ever provide for common sense. Anyway we have to identify the insurer for the project and also prepare additional drawings showing the actual design of the staircase which is shown in the drawings to the required codes allowing for the correct treads and risers and on site will have to be checked in any event for accurate heights and distances once the structure is up.

Still is it great that it has come this far and they give us 21 days to respond otherwise we have to go through the process all over again to resubmit for the building permit. Oh and while I am on that subject the law makers have now decided to change the application to a building permit and no longer is it for a builders license, which makes sense but why do we really pay wages to these people who legislate how we should live our lives, it seems they plan the rules in a darkened office somewhere and yet the councils have the best Architecture in the country it seems but don’t think to seek advice from those who have voted them in to begin with. Ah well that is government and we have no way of eliminating it so follow the rules and toe the line and stop fighting city hall because you will never win.

New Home Design

We are getting closer after discussions with the engineers for the project. There had been a lot of steel designed for the project and with my background in House Design in New Zealand particularly building exclusively with timber frame I was able to discuss other options with the engineers to reduce the amount of steel in the project, in fact cutting the costs in half. Steel is unavoidable in long spans and these days with Laminated Veneered Lumber we can obtain greater spans but even in using solid timbers and in this case pine we can double up joists to give the same support as the steel beam except in one situation we had to turn the joists in the other direction.

PERTH HOME DESIGN PERTH WA.

The engineer alluded to the fact that if we were fixing tongued and grooved flooring to this home design without a substrate we would have the timbers going in different directions when you walked across the floor. That is a very valid point and fortunately we do not have that issue as the clients want carpet upstairs, but to my way of thinking why not change the house design in Perth and use the Plyflooring with a stain, you can create quite and interesting floor and later carpet if you require it.

Second Floor Joist perspective showing steel structure below.
Home design examines floor structure

The repositioning of the joists in the bedroom means that there will be less noise transference between the floor. It is important to make breaks in the floor between rooms and in this house design  I have tried to adopt that principle even to completely segregating the Study and Bedroom Floors from the guest room and bathroom with the installation of a glass floor.

PERTH HOME DESIGN PERTH WA.

The bathroom will be separated from the Bedroom with the use of Compressed Fibre cement board and with the positioning of the joists in the bedroom at right angles to those in the study we have 4 very distinct areas where noise transference will be minimised and consequently will reduce sounds transference to the Ground Floor.

HOME DESIGN PERTH PROFESSIONALS REX RANDELL PERTH HOME DESIGN

PERTH HOME DESIGN PERTH WA.

 

Council Responses Oct 2011

Communication from council has uncovered some issues on this tight site which proves to my mind that you cannot legislate for good design. The requirement under the R-codes is that an Alfresco have a minimum area of 24m2 with a minimum depth of 3m. While this design provides for an area of 27m2 and would feel much larger than a 4x6m square Alfresco we have only 23m2 of actual useable Alfresco area at the 3m depth. This means that we would have to reduce the size of the lounge area which would compromise indoor living spaces.

I can only speak well of the council though as they try to enforce these laws, they have been supportive and accommodated us in every way. I can only imagine the stress they feel when their hands are tied in a situation like this and more and more often they must be subjected to issues like this as blocks become smaller and smaller.

The result has been given by them now to allow the Alfresco which proves that they are sensible and listen to reason. A job well done. Now watch for the construction and obtaining the building license.

10th Oct 2011

Verbal approval has been granted through the planning officer we have been dealing with. Yeah Ha!

20 Oct 2011

Although we had verbal approval we have not had written confirmation as yet. Reason being in that the council did not receive our emails for some reason they had been sent to the administrator. It is important to follow up any correspondence and ensure they receive it in a timely manner to prevent delays.

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