The siteThe site is a vacant block in a small street close to the beach. Most of the blocks in the street have been built on. The rear of the block abuts a foreshore reserve and faces north. There is a slight slope towards the rear. The soil conditions appear to be sandy.
A test will be required to establish the exact conditions.
There are some trees and shrubs at the front and rear of the site and down the east side.
Nothing substantial! The foreshore reserve has coastal tea trees and banksias. A path winds through this reserve from the property to the Ventnor beach.
From the beach the houses in an adjoining street are not visible above the coastal vegetation. There are established two storey houses on the east and west sides. Both houses are typical light weight ‘shadow line’ style holiday houses partly supported on steel columns. There is a sewerage easement along the east side.
Clients' requirements
A four page brief was provided by the clients. This was discussed at the pre-report stage meeting and notes were made. At the meeting and as later advised, the following requirements were noted:
- The ground floor will most likely be raised up to increase the overall height of the house and to ensure there is the best possible views from the first floor balcony over the coastal reserve vegetation.
- If necessary the clients would like to obtain a Planning Permit if it means there is the possibility to increase the height above 7 metres.
- The lift may be required. A position should be reserved for it anyway. A Chair lift is an alternative.
- A separate powder room will not be required at first floor because the en-suite will also cater for the visitors when necessary.
- Bath not required in ground floor bathroom.
- Separate toilet and bathroom required at ground floor.
- No shower in laundry.
- Bedroom 4 can be smaller as chairs in living area will be adequate.
- Treadmill and exercise bike space required.
- Drum kit also needs storage space.
- Sewing machine space required (can be used on a table).
The proposal
The main design features are:
- Main approach from existing crossing at the south west corner has been retained and accentuated. Also retain entrance shrubs and trees near street.
- Free standing garage or carport on the east side will dominate the approach view to the house.
- Upon arrival at the entrance to the house there will be views through the glazed lobby to the ground floor unit and the stairs to the first floor. This will provide a straightforward and safe approach to all accessing the house whether they residents, guests or visitors.
- A lift could be positioned in the lobby area.
- The building will be set back from the side boundaries the minimum distance so as to provide the maximum north facing aspect across the beach frontage.
- The ground floor will be raised on a suspended concrete slab or concrete slab on fill.
- The deck level at first floor will be raised as high as possible. Levels and roof lines may need to be manipulated to obtain this outcome. The final height and set back profile will be subject to council approval (or VCAT decision).
- The deck at ground floor level will be approximately 800mm above ground level.
- Living areas and north facing bedrooms at ground level and first floors will have large double glazed windows and doors providing optimum views towards the beach.
- Ground and first floor kitchens will be on the south sides of the living areas.
- The ground floor bedrooms 2 and 3 will have garden views towards the street.
- Windows will be powder coated aluminium or weather resistant timber.
- First floor structure will be pine trusses.
- The roof will be Colorbond tray deck.
- Walls, floors and roof space will be heavily insulated.
- We recommend an electric boosted solar hot water unit and rain water tank to flush toilets.
- Data and voice cabling will be provided to all main rooms.
- Passive solar design features include north facing double glazing, overhangs and balcony sun protection, ventilation fans, vents in ceiling and a concrete slab.
Opinion of probable costs
Based on current rates, subject to a more detailed site inspection and based on competitive tending, the opinion of probable cost is:
| Item | Low est | High est |
|---|---|---|
| Site preparation | $ 6,000 | $ 8,000 |
| Fill for slab or suspended slab | $ 12,000 | $ 15,000 |
| New building works, balcony and deck | $280,000 | $320,000 |
| Fitout first flr kitchen | $ 15,000 | $ 18,000 |
| Fitout ensuite | $ 15,000 | $ 18,000 |
| Fitout grd flr kitchen | $ 10,000 | $ 12,000 |
| Fitout grd flr bathroom and toilet | $ 12,000 | $ 14,000 |
| Fitout laundry | $ 10,000 | $ 12,000 |
| Garage | $ 30,000 | $ 35,000 |
| Dtiveway topping | $ 4,000 | $ 6,000 |
| Total excl GST | $394,000 | $458,000 |
This doesn't include:
- Fences or gates
- Electrical appliances
- Light fittings
- Consultant fees and permit fees
- Service connections to site
- Building + Planning Permit fees
- Landscaping
What Scyon™ products could be used?
To work with the Colorbond sheeting and galvanized steel recommended by the architects for the external walls the cladding products like Scyon™ Matrix™ or Linea™ weatherboard may be appropriate.
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