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Casa2
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Casa2
10 July 2014
107
Jul 10, 2014 1:05 am
sofia14 sofia14
What kind should i get? I have no clue. First build. Thanks!

Bunnings have Click LED GU10 bulbs, 5W for less than $10 each. I think they are great.
sofia14 sofia14
What kind should i get? I have no clue. First build. Thanks!

Bunnings have Click LED GU10 bulbs, 5W for less than $10 each. I think they are great.
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Casa2
9 July 2014
27
Jul 09, 2014 3:17 pm
As I've said before, Lexicon is a unique colour (and a great color). It's (the only?) colour made by just adding black to white paint, so it's neutral.

Let your furnishing create the colours you want off a neutral base.
As I've said before, Lexicon is a unique colour (and a great color). It's (the only?) colour made by just adding black to white paint, so it's neutral.

Let your furnishing create the colours you want off a neutral base.
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Casa2
9 July 2014
58
Jul 09, 2014 3:13 pm
Hi BuildingNewHome,

I used Merit Homes, which were not on my original list.

The house was finished 3.5 years ago and I am very happy with the result.

I can certainly recommend Merit Homes and I woudl think they can meet your budget.

Cheers,
Casa
Hi BuildingNewHome,

I used Merit Homes, which were not on my original list.

The house was finished 3.5 years ago and I am very happy with the result.

I can certainly recommend Merit Homes and I woudl think they can meet your budget.

Cheers,
Casa
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Casa2
27 February 2014
13
Feb 27, 2014 9:44 am
Everyone is looking at the thermal resistance (R value) and ignoring the other important aspect, which is thermal mass (C value). If you want to have a thermally comfortable house with no airconditioning or artificial heating then you want to maximise R x C.

For a full brick house you get moderate R (about 1.5) and very high C (about 800). This gives an RC value of about 1200.

For a polystyrene house you get very high R (about 7) and poor C (about 1). This gives an RC value of about 7.

In practice, other materials in the construction will close this gap, however the full brick house will still have an RC value at least 20 times better than a polystyrene based build.

What benefits do you get as a consequence? Take a look at: http://www.boral.com.au/Bricks/bricks-thermal-mass.asp

If you live in a temperature climate (any part of Australia other than Tasmania and distinctly above Brisbane then it pays to smooth out the diurnal temperature variations.
Everyone is looking at the thermal resistance (R value) and ignoring the other important aspect, which is thermal mass (C value). If you want to have a thermally comfortable house with no airconditioning or artificial heating then you want to maximise R x C.

For a full brick house you get moderate R (about 1.5) and very high C (about 800). This gives an RC value of about 1200.

For a polystyrene house you get very high R (about 7) and poor C (about 1). This gives an RC value of about 7.

In practice, other materials in the construction will close this gap, however the full brick house will still have an RC value at least 20 times better than a polystyrene based build.

What benefits do you get as a consequence? Take a look at: http://www.boral.com.au/Bricks/bricks-thermal-mass.asp

If you live in a temperature climate (any part of Australia other than Tasmania and distinctly above Brisbane then it pays to smooth out the diurnal temperature variations.
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Casa2
8 January 2014
19
Jan 08, 2014 10:48 pm
If the perpends are 20 mm that is a defect. Clear and simple.

Good luck.
If the perpends are 20 mm that is a defect. Clear and simple.

Good luck.
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Casa2
28 December 2013
15
Dec 28, 2013 11:58 am
jj1, are your brick defects as bad as Anthelas?
jj1, are your brick defects as bad as Anthelas?
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Casa2
28 December 2013
13
Dec 28, 2013 10:23 am
Anthelas,

A building inspector will be able to tell you if the brickwork is acceptable. They will quote the appropriate standard and there will be no ifs or buts about it.

I'm not a fan of render since it can crack and is a maintenance issue since it needs repaint every 15 years or so. If you have a two storey hose, you'll need scaffolding etc and that can get expensive.

For the first picture, why not just render the 1.3 metre wide wall and make it a feature wall (find a nice paint colour to enhance it). Not sure if the windows will allow render as the frame is very thin. You will need to allow at least 10 mm for render.

For the second picture, the defects are high up and less likely to be a concern. If the building inspector says it is a defect I would expect the builder to provide compensation equal to the likely amount that the defect reduces the sale of the property. Something like $1,000. However, you want to keep in your builder's good books. I would say to the builder, "as long as there are no more defects, I'd let it go". This is good on two fronts. Firstly, it keeps the builder happier and secondly it means he'll put extra effort into making everything else good since then he won't have to pay compensation for the defect.

Cheers,
Casa
Anthelas,

A building inspector will be able to tell you if the brickwork is acceptable. They will quote the appropriate standard and there will be no ifs or buts about it.

I'm not a fan of render since it can crack and is a maintenance issue since it needs repaint every 15 years or so. If you have a two storey hose, you'll need scaffolding etc and that can get expensive.

For the first picture, why not just render the 1.3 metre wide wall and make it a feature wall (find a nice paint colour to enhance it). Not sure if the windows will allow render as the frame is very thin. You will need to allow at least 10 mm for render.

For the second picture, the defects are high up and less likely to be a concern. If the building inspector says it is a defect I would expect the builder to provide compensation equal to the likely amount that the defect reduces the sale of the property. Something like $1,000. However, you want to keep in your builder's good books. I would say to the builder, "as long as there are no more defects, I'd let it go". This is good on two fronts. Firstly, it keeps the builder happier and secondly it means he'll put extra effort into making everything else good since then he won't have to pay compensation for the defect.

Cheers,
Casa
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Casa2
27 December 2013
10
Dec 27, 2013 11:02 pm
The two windows are 2 bricks wide and 2.5 bricks wide. The brick layers should have built the wall so that each course alternates and the vertical joints all line up. The more I think about it, the more I would want it redone properly!
The two windows are 2 bricks wide and 2.5 bricks wide. The brick layers should have built the wall so that each course alternates and the vertical joints all line up. The more I think about it, the more I would want it redone properly!
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Casa2
27 December 2013
19
Dec 27, 2013 10:44 pm
Lex, I have a couple of questions for you. Is your current hot water heater gas or electric? In your previous house, was your hot water heater gas or electric?
Lex, I have a couple of questions for you. Is your current hot water heater gas or electric? In your previous house, was your hot water heater gas or electric?
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Casa2
27 December 2013
203
Dec 27, 2013 10:34 pm
Hi Emy,

I've been reading about your neighbour's builder cutting up to the boundary. There is no doubt about it, if they have cut to the boundary then they need to put in a retaining wall at the boundary on their side of the property and at their cost.

The problem is you want to fill on your side and their retaining wall won't be suitable to build on since its footing will only be for one metre of wall not two metres. You could pay the neighbour's builder to extend the retaining wall footing to be suitable for 2 metres of retaining wall and then build the next 1 metre of retaining wall. This should cost you no more than the original cost.

Basically, it's what the builder offered you at one stage, given them the $7k that you would have spend on the retaining wall to the builder and they'll build a 2 metre high retaining wall.

The alternatives are:
1) They fill and pack the dirt back, but it must be compressed enough to hold your wall
2) The neighbour's builder builds a 1 metre retaining wall on their side and you build a 2 metre retaining wall on your side. This will double your cost for the retaining wall.

Cheers,
Casa
Hi Emy,

I've been reading about your neighbour's builder cutting up to the boundary. There is no doubt about it, if they have cut to the boundary then they need to put in a retaining wall at the boundary on their side of the property and at their cost.

The problem is you want to fill on your side and their retaining wall won't be suitable to build on since its footing will only be for one metre of wall not two metres. You could pay the neighbour's builder to extend the retaining wall footing to be suitable for 2 metres of retaining wall and then build the next 1 metre of retaining wall. This should cost you no more than the original cost.

Basically, it's what the builder offered you at one stage, given them the $7k that you would have spend on the retaining wall to the builder and they'll build a 2 metre high retaining wall.

The alternatives are:
1) They fill and pack the dirt back, but it must be compressed enough to hold your wall
2) The neighbour's builder builds a 1 metre retaining wall on their side and you build a 2 metre retaining wall on your side. This will double your cost for the retaining wall.

Cheers,
Casa
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Casa2
27 December 2013
9
Dec 27, 2013 9:56 pm
To me, in both cases, they didn't alternate brick courses. Brick should be laid so that each course alternates, but in both cases where there is a problem the courses did not alternate.

That is, if you look along every second corse of normal brickwork, the perpends line up. In the two areas of concern this doesn't happen.

The bricklayers should never have done this.
To me, in both cases, they didn't alternate brick courses. Brick should be laid so that each course alternates, but in both cases where there is a problem the courses did not alternate.

That is, if you look along every second corse of normal brickwork, the perpends line up. In the two areas of concern this doesn't happen.

The bricklayers should never have done this.
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Casa2
25 October 2013
9
Oct 25, 2013 12:18 am
I've been going a lot of reading over the past week and building quite a knowledge base on local government and planning principles and laws.

It appears that the magic number is an FSR of 0.55:1. Planning Circular PS 08-014 and PS 11-018 provide detail into why.

Once there's a variation greater than 10%, it is to "be determined by full council (rather than general manager or nominated staff member)" and "any particular development standard are being regularly varied by a council may require review". So basically, once I go over 0.55:1 there's more work on Council's part and more visibility. And if they allow too many variations they may be forced by the state government to increase the FSR beyond 0.5:1.

From a town planning point of view, I wonder if the FSR of 0.5:1 makes sense. You would think that once the building height and setback requirements are fulfilled, what happens inside the building envelope has no effect on the community. Maybe I'm missing something.

We've come long way over the years. If you go to Australiana Pioneer Village you can see how houses were like in Sydney about 150 yeas ago. They were about 40 m2 (consisting of one bedroom and a living/kitchen area) plus an outhouse toilet - no laundry or bathroom! Today we need a study for each adult, a master bedroom with an ensuite, a bedroom (sometimes with ensuite) for each of the kids, a guest bedroom, a theatre ... Are we getting too excessive or are we getting better?

I actually set out to have a compact house, but somehow it has grown to what it is. Having four very young children doesn't help! I want them to each have there own bedroom, particularly when they are in high school. Wanting a second living area in the Lower Ground Floor to escape the summer heat doesn't help either (there's no air-conditioning in my house and it's cool even on the hottest of days at the lower level).

With regard to the retaining wall, Council has said that basically the topology is excessively altered. I should have asked, so what? If they are worried about stormwater, it's been designed to maintain the subterranean water flow. If they are worried about appearance, it is only visible by my site and the adjoining four properties, all of which have not objected. Better than that, most are keen to see the boundaries cleaned up. I really can't think of anything adverse with putting in the retaining wall if it's engineered and built properly. I'm with Council on this one. I don't mind spending more to get it engineered and built as good as it gets. I want it to last at least 100 years.

From my research, the Land and Environment Court will give me consent. I'm hoping it doesn't get that far. We'll see how the Council review goes.
I've been going a lot of reading over the past week and building quite a knowledge base on local government and planning principles and laws.

It appears that the magic number is an FSR of 0.55:1. Planning Circular PS 08-014 and PS 11-018 provide detail into why.

Once there's a variation greater than 10%, it is to "be determined by full council (rather than general manager or nominated staff member)" and "any particular development standard are being regularly varied by a council may require review". So basically, once I go over 0.55:1 there's more work on Council's part and more visibility. And if they allow too many variations they may be forced by the state government to increase the FSR beyond 0.5:1.

From a town planning point of view, I wonder if the FSR of 0.5:1 makes sense. You would think that once the building height and setback requirements are fulfilled, what happens inside the building envelope has no effect on the community. Maybe I'm missing something.

We've come long way over the years. If you go to Australiana Pioneer Village you can see how houses were like in Sydney about 150 yeas ago. They were about 40 m2 (consisting of one bedroom and a living/kitchen area) plus an outhouse toilet - no laundry or bathroom! Today we need a study for each adult, a master bedroom with an ensuite, a bedroom (sometimes with ensuite) for each of the kids, a guest bedroom, a theatre ... Are we getting too excessive or are we getting better?

I actually set out to have a compact house, but somehow it has grown to what it is. Having four very young children doesn't help! I want them to each have there own bedroom, particularly when they are in high school. Wanting a second living area in the Lower Ground Floor to escape the summer heat doesn't help either (there's no air-conditioning in my house and it's cool even on the hottest of days at the lower level).

With regard to the retaining wall, Council has said that basically the topology is excessively altered. I should have asked, so what? If they are worried about stormwater, it's been designed to maintain the subterranean water flow. If they are worried about appearance, it is only visible by my site and the adjoining four properties, all of which have not objected. Better than that, most are keen to see the boundaries cleaned up. I really can't think of anything adverse with putting in the retaining wall if it's engineered and built properly. I'm with Council on this one. I don't mind spending more to get it engineered and built as good as it gets. I want it to last at least 100 years.

From my research, the Land and Environment Court will give me consent. I'm hoping it doesn't get that far. We'll see how the Council review goes.
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Casa2
23 October 2013
7
Oct 23, 2013 9:21 pm
Hi Stewie,

Thanks for you input. Much appreciated. It's a difficult time for me trying to get this DA over the line.

I just did a recalc of the FSR and it's 0.568, so not much better than previously calculated. With the more lenient Councils of Manly and North Sydney, what's the most FSR you've seen?

My architect says the FSR should not be a problem, but talking to Council they say it is.

I'm pretty sure if I took it to the Land and Environment Court, it would get over the line. Something like "although it does not meet the numerical controls it does fulfil the objectives of the ..." The main things on my side are that there is no increase in bulk (since the outside walls remain the same) and there are no neighbour objections.

I'll try to describe the boundary retaining wall. It's actually quite simple.

We are on a corner block and the boundary retaining wall has two sections that meet in the opposite corner to the two streets corner. One "arm" of the retaining wall is 13 metres long and the other is 17 metres long. They start at about 0.5 metres high and meet at the corner where it's 2.7 metres high. On top of this is a 1.8 metre fence.

So, for instance looking at the 17 metre long retaining wall from the neighbour's back yard, you have a 2.7 metre wall height on the far left, and, as the land rises as we move our view to the right, the retaining wall is just 0.5 metres height at the far right. (I should also add that Council approved a higher boundary retaining wall (about 3.3 metres) when the house was build, but then it does not have fill.)

I hope you have a reasonable picture.

None of retaining wall is visible from the street and the only people that would be aware of the retaining walls are me and my immediate three neighbours. I should also add that I got no objections and the affected three neighbours all want to see this go ahead because it will clean up a very messy boundary full of broad leaf privets for privacy screening. There's even thorny vines growing through that make the twice yearly trimming to keep it in check a frustrating activity. Privacy for the downhill neighbours is not god and the proposed retaining wall will not only clean up the area but improve privacy for the three adjacent neighbours.

The FSR may be a bit over the top, but the retaining wall will really clean up the area. You'd think Council would thank me for expending money, time and effort to make things better.

Cheers,
Casa
Hi Stewie,

Thanks for you input. Much appreciated. It's a difficult time for me trying to get this DA over the line.

I just did a recalc of the FSR and it's 0.568, so not much better than previously calculated. With the more lenient Councils of Manly and North Sydney, what's the most FSR you've seen?

My architect says the FSR should not be a problem, but talking to Council they say it is.

I'm pretty sure if I took it to the Land and Environment Court, it would get over the line. Something like "although it does not meet the numerical controls it does fulfil the objectives of the ..." The main things on my side are that there is no increase in bulk (since the outside walls remain the same) and there are no neighbour objections.

I'll try to describe the boundary retaining wall. It's actually quite simple.

We are on a corner block and the boundary retaining wall has two sections that meet in the opposite corner to the two streets corner. One "arm" of the retaining wall is 13 metres long and the other is 17 metres long. They start at about 0.5 metres high and meet at the corner where it's 2.7 metres high. On top of this is a 1.8 metre fence.

So, for instance looking at the 17 metre long retaining wall from the neighbour's back yard, you have a 2.7 metre wall height on the far left, and, as the land rises as we move our view to the right, the retaining wall is just 0.5 metres height at the far right. (I should also add that Council approved a higher boundary retaining wall (about 3.3 metres) when the house was build, but then it does not have fill.)

I hope you have a reasonable picture.

None of retaining wall is visible from the street and the only people that would be aware of the retaining walls are me and my immediate three neighbours. I should also add that I got no objections and the affected three neighbours all want to see this go ahead because it will clean up a very messy boundary full of broad leaf privets for privacy screening. There's even thorny vines growing through that make the twice yearly trimming to keep it in check a frustrating activity. Privacy for the downhill neighbours is not god and the proposed retaining wall will not only clean up the area but improve privacy for the three adjacent neighbours.

The FSR may be a bit over the top, but the retaining wall will really clean up the area. You'd think Council would thank me for expending money, time and effort to make things better.

Cheers,
Casa
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Casa2
22 October 2013
5
Oct 22, 2013 10:42 pm
I'm in Ryde Council. It's an extension (under the house and totally within the building envelope) and boundary retaining wall. The Council's concerns are that the FSR will now be 0.58 (limit is 0.5) and that the boundary retaining wall (and associated fill) is too high.

The plans have been done by an architect. He thinks the FSR is not an issue since there are not changes to the outside walls, but has always been concerned about the boundary retaining wall due to its height. I got no neighbour objection. In fact the neighbours are highly supportive and what to see the works happen because they'll clean up a very messy boundary on a sloping block.

The assessor never spoke to me. For the new house DA a few years ago the assessor and I were in contact and I even went in for a visit. This assessor was very quick on the phone when I called (and offered to visit) and refused the development application without talking it over with me.
I'm in Ryde Council. It's an extension (under the house and totally within the building envelope) and boundary retaining wall. The Council's concerns are that the FSR will now be 0.58 (limit is 0.5) and that the boundary retaining wall (and associated fill) is too high.

The plans have been done by an architect. He thinks the FSR is not an issue since there are not changes to the outside walls, but has always been concerned about the boundary retaining wall due to its height. I got no neighbour objection. In fact the neighbours are highly supportive and what to see the works happen because they'll clean up a very messy boundary on a sloping block.

The assessor never spoke to me. For the new house DA a few years ago the assessor and I were in contact and I even went in for a visit. This assessor was very quick on the phone when I called (and offered to visit) and refused the development application without talking it over with me.
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Casa2
20 October 2013
1
Oct 20, 2013 4:50 pm
Hi all,

I've just received from Council a Development Application - Notice of Refusal for an extension and backyard work.

I'm wondering if anyone has received one of these and what they did.

Also, is there anyone on this forum with some knowledge in this area?

Apparently I can ask Council for a Section 82A review or go to the Land and Environment Court for a Section 97 appeal.

Any thought, much appreciated.

Cheers,
Casa
Hi all,

I've just received from Council a Development Application - Notice of Refusal for an extension and backyard work.

I'm wondering if anyone has received one of these and what they did.

Also, is there anyone on this forum with some knowledge in this area?

Apparently I can ask Council for a Section 82A review or go to the Land and Environment Court for a Section 97 appeal.

Any thought, much appreciated.

Cheers,
Casa
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Casa2
1 June 2013
11
Jun 01, 2013 8:41 pm
leighton -1 (yes, minus!)
leighton -1 (yes, minus!)
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Casa2
15 April 2013
16
Apr 15, 2013 9:19 pm
This is ridiculous. I would not proceed further with the company that designed the house and would ask for a full refund since the design is faulty. I would also ask for compensation for time lost.

Get all your money back and start again with someone who knows what they are doing or has ethics.
This is ridiculous. I would not proceed further with the company that designed the house and would ask for a full refund since the design is faulty. I would also ask for compensation for time lost.

Get all your money back and start again with someone who knows what they are doing or has ethics.
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Casa2
6 April 2013
3
Apr 06, 2013 2:39 pm
Transferring heat is also useful at bed time. Transfer any heat form the living areas tot the bedrooms.
Transferring heat is also useful at bed time. Transfer any heat form the living areas tot the bedrooms.
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Casa2
30 March 2013
8
Mar 30, 2013 12:58 pm
An ag pipe sits under the dirt, is surrounded with gravel and then is covered with soil. The ag pipe itself will have a "stocking"
An ag pipe sits under the dirt, is surrounded with gravel and then is covered with soil. The ag pipe itself will have a "stocking"
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Casa2
30 March 2013
8
Mar 30, 2013 12:55 pm
Mine was cured with what I think is a PVA based coating. I hope I can tile on it, since I've just done the outside terrace, which was cured, and will be get tiles laid on it in a few months time.
Mine was cured with what I think is a PVA based coating. I hope I can tile on it, since I've just done the outside terrace, which was cured, and will be get tiles laid on it in a few months time.
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