Browse Forums General Discussion 1 Feb 12, 2015 5:04 pm Good afternoon, Just chasing any information from people Who have built timber frame homes in Perth , W.A. Prices / difficulties / councils etc Love the Queensland style (well actually The Swiss blue mountains builds are My favourite but probably even harder ) But minus cedar and rural building to An extent , struggling to find any other Info for those that have built . This is going to a metro area too Any general chit chat would be greatly Appreciated Re: Timber frame home/ a Queenslandser in Perth W.A 2Feb 13, 2015 5:36 pm Other than the two you listed I don't think there are any large builders that do timber frame houses, particularly houses on stumps. You would be best served by finding a designer/architect who is familiar with framed housing and going to a custom builder. If you find the right architect they may know of particular builders who could achieve the result you're after. Re: Timber frame home/ a Queenslandser in Perth W.A 3Feb 13, 2015 7:00 pm Hi stockt12. I have just completed my 2 storey timber framed house in the Perth hills. I can give you details of the designer/drafty if you like just PM me. You will probably struggle to find a project builder doing stud frame unfortunately. Re: Timber frame home/ a Queenslandser in Perth W.A 5Feb 13, 2015 11:25 pm Brisbane gets more cyclones than Perth I'm pretty sure :S Re: Timber frame home/ a Queenslandser in Perth W.A 6Feb 14, 2015 8:24 am Seriously you will have resale problems down the line not to mention planning problems with the FFL heights. Perth is basically coastal sand with slab on ground. In the hills its sloping gravel .The queenslander is built high on stumps for flooding, soil conditions and wind (Flexible framework). Although I think we will see more rigid precast lower ringbeam walls as timber is proving structurally inadequate with flood loads. my2c Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: Timber frame home/ a Queenslandser in Perth W.A 7Feb 14, 2015 10:42 am Dukecaddy Brisbane gets more cyclones than Perth I'm pretty sure :S Ha ha, that's not what I said. I just made a generalised statement how the higher wind regions on the WA coast might keep people shy about timber construction. As for Perth and Brisbane cyclones.....I would have thought they were a little more rare to hit Brisbane than Perth Re: Timber frame home/ a Queenslandser in Perth W.A 8Feb 14, 2015 10:53 am StructuralBIMGuy .The queenslander is built high on stumps for flooding, soil conditions and wind (Flexible framework). Although I think we will see more rigid precast lower ringbeam walls as timber is proving structurally inadequate with flood loads. my2c Where do you get this info? The Queenslander design is built to suit the climate. High ceilings, big verandahs and up off the ground is all to do with ventilation and air flow to keep it cooler. The conditions you listed do exist here and there but they are not the primary reason behind the original design. The reasons or speculation you gave are totally false. And what about flood loads? Are you based in QLD? Do you understand building requirements in QLD relating to any of this? Re: Timber frame home/ a Queenslandser in Perth W.A 9Feb 14, 2015 11:30 am 33amc StructuralBIMGuy .The queenslander is built high on stumps for flooding, soil conditions and wind (Flexible framework). Although I think we will see more rigid precast lower ringbeam walls as timber is proving structurally inadequate with flood loads. my2c Where do you get this info? Several reports that were done after the Qld floods 33amc The Queenslander design is built to suit the climate. High ceilings, big verandahs and up off the ground is all to do with ventilation and air flow to keep it cooler. The conditions you listed do exist here and there but they are not the primary reason behind the original design. Insurance companies will tell you air flow isnt a problem...Flood damage on stick/plasterboard homes is.. 33amc The reasons or speculation you gave are totally false. And what about flood loads? Are you based in QLD? Do you understand building requirements in QLD relating to any of this? It also floods in the lower areas along the river here in perth...LOL...No stick homes mate or you are asking for trouble BTW, perth is non-cyclonic unreinforced masonry is OK Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: Timber frame home/ a Queenslandser in Perth W.A 10Feb 14, 2015 1:09 pm Show me where the flood reports say Qld'rs are built on stumps for flooding reasons. Also, insurance companies don't design houses. Simply google the history of Queenslanders and you might learn something. The purpose of them is to create better cooling FACT. Why do they have breezeways above doors, high ceilings etc? There are plenty of Queenslanders built on tops of sandstone based hills. And Brisbane is also classed as non cyclonic. It is a fact that cyclones have affected Perth, also Brisbane, but this is so rare it isn't factored in designs Re: Timber frame home/ a Queenslandser in Perth W.A 11Feb 14, 2015 1:47 pm Actually, I am pretty sure some of the submissions were private, so you wont find that up on google.In a nut shell Stud framing and plasterboard on stumps offered clients no protection for floods and impact. Reinforced concrete walls would be a far better material alternative..easier to cleanup as well.I have the reports/simulations somewhere. Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: Timber frame home/ a Queenslandser in Perth W.A 12Feb 14, 2015 2:15 pm StructuralBIMGuy Actually, I am pretty sure some of the submissions were private, so you wont find that up on google.In a nut shell Stud framing and plasterboard on stumps offered clients no protection for floods and impact. Reinforced concrete walls would be a far better material alternative..easier to cleanup as well.I have the reports/simulations somewhere. That's just obvious and not a proper interpretation of the report. Of course a Queenslander would survive a flood with an easier clean up, but that's not what I'm debating. You have claimed that this is the purpose of the design of a Queenslander where this is totally incorrect. Also, have you read the building regulations regarding building in a flood zone? You can not have habitable rooms within the flood line no matter what material. That report could list a pile of materials that would be better used under water but at the end of the day you can not build a habitable room within striking distance of flooding. The building regulations will govern safety first before deciding how to clean a house. The problem came where after the famous 1974 flood, and then the build of the Wivenhoe dam (which at the time was for flood mitigation) the flood lines were relaxed as the dam was declared to have reduced the possible levels. Councils became complacent and allowed low set brick homes within the old flood line. Following the 2011 flood (which I could go into explaining how this was very different to the 1974) Councils quickly adopted the higher and more accurate flood levels again. Houses already built in between this time are allowed to remain, in some instances Council did buy back some land. Houses that were renovated back to life will remain. Some did choose to knock down and re build to the new flood lines. If you want any more info on the history of flooding in QLD I could probably tell you more accurately what went on off the top of my head, and it would save you time reading the report. And back on topic, Queenslanders have verandahs for shading, are on stumps, have high ceilings and breezeways for air flow to deal with our climate. The reasons you stated are nice little bonuses but are by no means a factor in the design or origins of a Queenslander home Re: Timber frame home/ a Queenslandser in Perth W.A 13Feb 14, 2015 2:25 pm Here, I'll do your research.... Quote...... Queenslander buildings are primarily of timber construction and can be low or high-set, one to two stories. They are typically "tripartite" in sectional composition; underfloor (stumps), primary rooms (can be two levels), and roof. All have one or more veranda spaces, a sheltered edge of the building that is typically only part-enclosed and used as another living zone. This consideration for climate is the defining characteristic of the Queenslander type. The raising of the main living spaces off the ground can be seen as both a stylistic and practical device. The vertical "stumps", initially of timber, allow the building to "float" above the terrain. Queenslanders all have this underfloor area that is used to cool the building through ventilation and also for protection of the main structure from termite attack and other pests. The main living areas of the house, being raised from the terrain, are a series of rooms on a platform floor. Traditionally, planning and fenestration encouraged cross-ventilation for passive cooling in a variety of innovative methods including fanlights, ceiling roses, and alignment of doors and windows to allow uninterrupted air flow. END QUOTE Re: Timber frame home/ a Queenslandser in Perth W.A 14Feb 14, 2015 3:31 pm Frankly,I am not interested in a history lesson on the queenslander. But I was privy to the discussions on the possible replacement, LOL,& I recall it didnt look traditional.The main drivers were the insurance companies, AIA & Engineers from memory. Finally I am not sure if anything came of it ...have to wait for the next floods to see Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: Timber frame home/ a Queenslandser in Perth W.A 15Feb 14, 2015 3:45 pm StructuralBIMGuy Frankly,I am not interested in a history lesson on the queenslander. But I was privy to the discussions on the possible replacement, LOL,& I recall it didnt look traditional.The main drivers were the insurance companies, AIA & Engineers from memory. Finally I am not sure if anything came of it ...have to wait for the next floods to see If you weren't interested in a history lesson on Queenslanders or the flooding why did you try and offer one. Do you also realise that Queenslander style homes are rarely built these days? We already have plenty of alternatives Re: Timber frame home/ a Queenslandser in Perth W.A 16Feb 14, 2015 3:48 pm Stockt12, There is a company east of the corner of Ocean Reef Road and Wanneroo road in Perth Northern suburbs that do all Queenslander style designs. They can be built for you or purchased DIY as a kit home. Sorry, can't remember the name of the company but that is where they are situated....
Re: Timber frame home/ a Queenslandser in Perth W.A 17Feb 14, 2015 3:54 pm My interests only extended to alternate material (strength) engineering and drainage cavity patents back then. Sure, but they are being repaired and not replaced with more robust forms of construction... that is a concern Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: Timber frame home/ a Queenslandser in Perth W.A 18Feb 14, 2015 4:37 pm StructuralBIMGuy My interests only extended to alternate material (strength) engineering and drainage cavity patents back then. Sure, but they are being repaired and not replaced with more robust forms of construction... that is a concern Fair enough, but some background history on the area you are trying to make recommendations about wouldn't hurt. Do you realise that Queenslanders aren't typically lined with plasterboard? The modern ones might be, but not typically. So Once again I think you must be seriously interpreting the information wrong, or the report is a joke Do you realise a Queenslander is a design of house not just any house made in Queensland. If you aren't interested in the back ground that report is based on then that's no excuse for putting false ideas out there Re: Timber frame home/ a Queenslandser in Perth W.A 19Feb 14, 2015 4:44 pm major thread hijack here guys, think you need your own...just saying. Thanks Pulse, thats really helpful and very much appreciated. Also thanks for the pointer on sheathing, thats me watching too many american youtube videos! 6 2104 Engineering timber is certainly a less fuss option, times cheaper to supply and install and better withstands humidity. 1 11504 Long time forum searcher first time asker. I've got this hideous aluminium frame for a front door and side windows. Is there a way or a product out there that could be… 0 2227 |