Floor levels

Received sketch plan v2.



Guest bedroom and ensuite are too small and there are too many corridors upstairs = wasted space.

Facade - Don't like the horizontal windows

However main issue is the floor levels.  I didn't have to think about it last time as I had a bigger block and the front house had steps.  To make the garage level with the ground floor, the ground floor needed to be dropped, otherwise the driveway would be too steep.  This resulted in needing a retaining wall on the south side, so an even bigger setback was needed from the south side to allow for a path.  It also means a bigger excavation and more retaining walls which has me concerned about increased site costs.

Ideally, I would want the south setback to be right at the TPZ of 3m and no retaining wall, but I don't think it's possible due to the driveway slope. (Edit: I decided this was a bad idea to have the house right against the ground in case of water and slab heave. Better to have a gap)

So now I'm trying to work out the ideal level.  I've decided to have a small step from the garage in case of water leaking.  I need to work out how much I can push the driveway slope, at the same time, needing to keep in mind the gradient for a scooter (max is meant to be 16%)  I've been searching and recommendations for driveway slope are maximum 20%, which I'm near (1:5.5 = 18%). A handy table I found.

Ratio	Degrees	Percentages
1:1	45	100%
1:1.5	34	66%
1:2	26	50%
1:2.5	21	40%
1:3	18	33%
1:3.5	15	28%
1:4	14	25%
1:4.5	12	22%
1:5	11	20%
1:5.5	10	18%
1:6	9	16%
1:6.5	9	15%
1:7	8	14%
1:7.5	8	13%
1:8	7	12%
1:8.5	7	11%
1:9	6	11%
1:10	6	10%
1:11	5	9%
1:12	5	8%
1:13	4	8%
1:14	4	7%
1:15	4	7%
1:16	4	6%
1:17	3	6%
1:18	3	5.5%
1:19	3	5%
1:20	3	5%

Edit:  In the end, I decided it was better to escavate more, despite increased cost, for a more functional outcome.  I didn't want to have such a steep driveway, as I forgot that I would also need to walk up it!

Sketch design

My draftsman has been really slow.  I was concerned that I hadn't heard from him for a couple of weeks, and started looking at a couple other ones.  I probably should have done that before I agreed to go with him, but I just didn't want to go through the hassle.  P also said he'd been okay.

So I met him last Friday 17th November and he showed me the sketch design.  Looked very familiar!

But with issues:
- there was a non negotiable in the sketch - internal stairs from the garage to inside.  I think he misunderstood when I wrote 'disabled friendly, minimal step/lip from garage' - obviously.  He thought I met minimal steps...*scratch head*
- significantly larger than the 40% allowed - 20sqm over.
- master ensuite on the facade. This would require obscure windows on the facade, which I don't think looks aesthetically good
- guest ensuite looked too narrow at 1.3m.  So even with the excess area, this was too small.

So after reviewing it last weekend, I asked him to send me a revised sketch by the end of the week addressing these issues.

On Friday, he still hadn't done it.

I'm getting antsy that it's taking so long.  I feel that he's pretty busy, and I don't know how much time he's really putting into my project.

Also feeling like I can do a better job.

Also there was a comment he made that made me question his knowledge of the rules, and that's when he said that the street setback was 2.5m, where I had read it was 2m. He later said by email when I asked him to show me the specific guideline that he meant he was taking into consideration the streetscape, but I think that was back pedalling.

The front setback also doesn't meet next door.

It also looks quite similar to P's next door in terms of with abutting front porch wall.

He also feels that even though it doesn't comply with council, it may still get passed. However, I'm concerned as it doesn't meet with Rescode, so even if I go to VCAT, it might not be passed.

I've actually done a revised sketch, but I won't send it, until I receive his, to see if he comes up with something I'm satisfied with.

Design brief

So I knew from last time that the design brief would be important.

I finally sent it back to my draftsperson after delays from M.

·       House 33sq, upper floor 80% ground floor

·       4 bedrooms - master ground, master upstairs. Master min 15sqm, Bedrooms min 11 sqm exc wardrobe

·       Ceiling 9ft downstairs ?upstairs (effect on energy rating?)

·       Disabled friendly

·       No internal stairs ground floor, except small step/lip to garage

·       Open plan kitchen, dining, family

·       Prefer close off Living, with ability to open up to make bigger entertaining area with dining

·       Prefer garage min 6.5x.6.5m, as long as other areas are not compromised

·       No box gutters

·       No decking outdoors

·       Covered front porch

·       Alfresco coming off dining/living

·       Void over family

o   If you think it’s effective ie. Good design principle, aids in light to kitchen/dining

o   Only have void if wall aligned with upper floor.  At the same time want to limit overshadowing of 26 Hillside if needing to drop level to get appropriate side setback for building height

o   No obscure windows on upper floor retreat – setback retreat sufficiently to comply with overlooking

o   Enclosed mezzanine (retreat)

·       Prefer stairs to come off hallway (so able to close off kitchen/dining/family area)

·       Limit overshadowing of next door

·       Maximise alignment of upper floor and lower floor walls

·       Good upper floor insulation

·       Effective heating and cooling – passive design

·       Driveway slope needs to be able to accommodate mobility scooter ie. Not too steep

·       Floor waste to laundry, exhaust fan/rangehood vented external, tiled shower, shower niche

·       Landscaping – low maintenance, minimal pollen, minimal dropping of leaves

·       Façade look – don’t want standard upper floor render, ground floor brick. Prefer different textures, but cost efficient and low maintenance

·       Butler’s pantry – sink, with window above sink

·       Stair landing – open landing vs cupboards vs part of master bedroom

·       ?separate toilet upstairs master ensuite and bathroom

·       Doors

o   1½ doors to master bedroom ground

o   Roller shutter door to rear garage

·       Windows

o   Living room – highlight west window

o   Master bedroom ground – highlight south window

o   Master bedroom upstairs – highlight north window

o   Southwest bedroom –  ?highlight west window

o   Void window upper – big window spanning width of room

o   ?window in upper master bedroom ensuite to aid light to stairs

o   Front door – fixed pane above front door? Side window? To allow light to hallway

M = major stress

Sigh.

One of the major stresses from last time was M.  That's why before I agreed to buy the house this time round I said that if I was going to develop it, I would do it all on my own.  However she seems to have forgotten or said that she didn't agree to it.

It's already started.

I showed her my sketch plan and she doesn't like it.

Okay, some of the things she'd said I've already considered.  Like the powder room having no window. However I decided that the powder room is rarely utilised so it shouldn't matter.  Changing the orientation of the ground master bedroom wardrobe - which I'm still contemplating.  Also the stairs coming off hallway, instead of dining area so that the dining/family/kitchen area can be closed off - which I've eventually changed.

But those are the few that make sense, in amongst all these other suggestions:

Garage closer to south side, which doesn't comply with requirements of garage being 10m away from street.  Well then put garage on south side. Can't do that, because of street trees.  Well then, put garage in middle of house, between 2 street trees.  Who has ever seen a garage in the middle of the house?!  Doesn't want bedroom at front, wants it at back taking up the north light.  Or then move kitchen to back of house, again taking up north light.  Wants 2 kitchens for a house that will be less than 35sq.  Says I always complain about the fridge space that's used up, so therefore need to have a second kitchen.  Not bigger fridge, not second fridge, but yes, second kitchen.  Instead of kitchen/dining/family, wants to have whole space for living/dining for those few times that people actually come, and where I've made my design work so that the living space can open up onto dining.  Wants to have master bedroom semi ensuite for the sole purpose that a cleaner (which we don't have) does not need to walk through the bedroom to clean bathroom. Wants POS between 2 areas on south side so can eventually put wall there to block it up to make another room, as during winter I need to hang my clothes inside.  Wants POS on north side, but not continuous with rest of open space.  Wants POS on south/west corner where it doesn't get north light.  Wants no windows where POS is so that kids, who will not do this very often, can bounce ball on wall.  Simply extends the ground floor area to fit whatever she wants to, despite it then not complying with the 40% surface area.  Wants to build small covered room for scooter, even though it will compromise on rest of ground floor area and then exceed surface area - doesn't matter just speak to council and ask them if we can go over.  Wants south wall of house right on boundary so that it doesn't get west sun and makes place more secure, despite neighbour's garage already being on boundary, and then if wall is on boundary there is no access to the back for personal use either.  Wants laundry under stairs which is 1.6mx1m. Wants laundry in garage. Wants powder room by garage for all those times she wants to wash her hands when going from the garage. Wants powder room by living room in case it gets converted to an office for all those people that want to hire an office in someone's house.

The list goes on and on...

M's nonsensical scribbling

Hence, 3 week delay in sending my design brief to my draftsman.

Arborist

As this development needs to go through council, another necessary step is getting an arborist report.  My previous arborist was now charging nearly double what it cost me last time, so I went with one that my draftsman recommended.

This is one of the street trees - a really tall pin oak tree, looks nice in autumn and spring with its coloured leaves, however unfortunately drops all the leaves into what will be my backyard and gutters.  Also, I would prefer to put my garage on the south side, but this tree is blocking the way.

So I was hoping that the arborist report might show that it was dying and could be chopped down.  Although my draftsman said that it was better for it to be in good health, or bad enough health that it needed to be chopped down, otherwise if it was in between the tree protection zone (TPZ) would be increased, which would affect my ability to build over it.

Anyway the arborist visited the site last week and sent me the report this week. Good news is that none of the trees on my block need to be retained, bad news is the pin oak needs to stay, TPZ is 8.28m, which I think is not too bad... will see what my draftman says.

Draftsman vs Architect

Obviously an essential part of my project is finding someone to come up with my design and submit it to council. 

Last time I was deciding whether to go with an architect or draftsman.  I ended up going with an architect, who was also reasonably priced at the time as it was during the Global Financial Crisis.  As I was reading back on my emails, it brought up bad memories and that familiar feeling of dread I get when I think about going through this process again.  It ended up being a pretty frosty relationship.  It didn't help that it was my first project, but he also did a pretty pathetic job.  Looking back at my design brief compared to what was produced on the preliminary plan - he definitely ignored the brief, it was poorly designed, something that could easily be put through to council so minimal effort, and I reckon it was his student that came up with it.

So this time round, I realised it doesn't really matter if they're a draftsman or architect, they just need to be good!

To simplify things, I've decided to go with P's, who was recommended by my previous builder.

So I met with him today, talked about my design brief and showed him my sketch plan and he asked me 'What do you need me for?'  Haha - to execute my plan!  Also I'm still unsure of my façade look.  I don't want the standard ground floor brick, upper floor render.  He suggested some different materials that I'll look into - expressed joint cladding, timber battens, core ten, zinc cladding - that will need to fit in with the bush surburban neighbourhood character.

Floor plans

So this is what I've been doing to try and come up with my floor plan.  So much easier being able to do it on SketchUp, rather than physically cutting and pasting like last time!

This is the part of the whole building process that I like doing.  Not looking forward to everything else...

First step, first issue - Land survey

I have been procrastinating - as my name says.

Time, well actually, over a year, has gone by.

Then, while I was away on holidays in July/August I received two emails from my agent.  Problems with the heating and electrical. I've already spent $1000 on replacing the front wooden stairs which will be demolished.

So, I've reluctantly decided it is finally TIME. TO. START. before my house falls apart and I continue throwing money at it.

It's been over 5 years, I'd nearly forgotten what the first step was... 

Land survey and reestablishment.

I got a couple quotes from my previous land surveyor and P's, and in the end decided to go with his due to cost.  Although, I didn't get any discount compared to P's even though they already have a lot of the info from doing his.

They were very quick with doing it - within a week - However, got the plan last night.

FIRST ISSUE: 'Under construction house. Can't get any setback'

The house next door has slab, frames, roof and windows.  I thought it was enough.  I need it for town planning.

Sigh.

Waiting for a response back.

At the same time, I've concurrently been looking for an architect/draftsman.  

The fun part though has been trying to figure out a floor plan.  I've been learning how to use Sketchup.  I don't know the specific setbacks, but I'm hoping I have the general layout correct.

To void or not to void (over the kitchen bench), that is the current question.
Pros: light
Cons: takes up space, heating/cooling issues, noise, smell
Hmm... seems like there are more cons