Browse Forums Building A New House 1 Apr 03, 2009 1:20 pm I'm actually over it all now, wish we just bought something.
We always knew we had a clause in our sub-division plan that said: "The external finish to the roof shall have a medium to dark range in order to minimise solar reflections to neighbouring properties. The metal roof shall not be of light colours such as off white, cream, silver or light grey colours" But neighbours in the same estate have a Dune roof, and they are under the same conditions, so we assumed that we would be ok. Have been on the phone with council and have found out that they neighbours did not submit their colours to council (oh how I wish we didn't, thought we had to), so that it would have been up to the private certifier to interpret whether Dune was ok, and they let it through. But in our case council have now noted on the approval that Dune is too light so the private certifier will not be able to pass it. My only option is to submit a modification and try to get them to change their interpretation, but she said it was unlikely. I will have to pay submission fees etc. If I want to change my colour scheme I have to submit a modification anyway, and this will also incur the cost, just to change other external colours such as downpipes etc. I can't stop crying, I know it's only a roof, but I picked it first, I love it and either way we're going to have to go back into council or have mismatched external colours. Just got off phone from dh, again, he's saying we should spray it a slightly different colour to Dune, so Dune, but basically change the colour to a slightly different colour, as long as it's not "Dune". I don't think this is possible though is it? Are there any other companies or is colorbond "it"? Re: AAARGHHHHH Council said no to Dune Roof 2Apr 03, 2009 1:25 pm NNNNNOOOOOOOOOOOOOOOOOOO!!!!!!! Oh Rachelle, I don't know what to say. I think Colorbond is it as far as roofing goes, unless you use Zincalume but then you'll have to paint it regularly. My suggestion is to substitute Jasper for Dune where you have Dune in colorbond. The Jasper will come up lighter on the roof than on the guttering. That's the best I've got... I'm so sorry, I know what this means to you. I leave you to fend for yourself, figure things out yourself. Terrence Malick Re: AAARGHHHHH Council said no to Dune Roof 3Apr 03, 2009 1:29 pm Oh you poor bugger, things like this just arn't fair! I have no soloutions for you, just wanted to say I'm sorry you are going through this and I know the "over it" feeling. Chin up, I'm sure you will think of something. Cheers PFM Building Thread viewtopic.php?f=31&t=13002 Site start: 8th July 2009 Handover: 11/12/2009! 5 months total build time. 40 sqs of luxuary...Bliss! Re: AAARGHHHHH Council said no to Dune Roof 4Apr 03, 2009 1:29 pm you can get other brands of roofing but they are inferior products not somethign i would recommend. Its a pity they dont like dune, it is much more energy effecient to hav elighter colors. Maybe tell them that you need for your five star or basix requirements I wonder what they will say. Re: AAARGHHHHH Council said no to Dune Roof 5Apr 03, 2009 1:32 pm Oh you poor honey don't cry. I live near Dural on acreage and had a friend who did the same thing- did not tell council though and the reflection shone on a neighbour on the other side of the valley for 5 minutes every afternoon until the sun moved and they ordered her to change it. I will call her because I believe there was a product that you could paint on the roofing that stopped it from reflecting light. Are you in Pittwater or Warringah council? I will call my husband and try to find out what it is. The next option, is a small fight in the land and environment court, based on the fact that a lighter coloured roof will save you heating and cooling bills because lighter colours reflect the heat and darker colours absorb it, so the whole stupid decision goes against STATE BASIX objectives. Stop worrying Rachael, all is not lost! Its just a roof and unless you are on the lower side of the street you will not even see it. After you have lived in it for a period of time, you will not even look at it anymore. Hold that thought! Pinkladyloo Re: AAARGHHHHH Council said no to Dune Roof 6Apr 03, 2009 1:34 pm Rachelle, this is ridiculous....I can't believe in these eco friendly times a light roof isn't a strong consideration for councils. I know its really cheeky but can you submit Jasper as your colour but put on dune anyway. Do you have any colours as back up plans? I so feel for you Re: AAARGHHHHH Council said no to Dune Roof 7Apr 03, 2009 1:36 pm Councils drive me crazy! Oh, and here’s someone else that will dictate to you what you can have or cannot have……for no good reason most of the time! Internal and External Building and Colour Consultant Online - Worldwide http://www.denovoconcepts.com Re: AAARGHHHHH Council said no to Dune Roof 8Apr 03, 2009 1:46 pm I am nearly crying for you too Rachelle. I'm so sorry. If you did SHale Grey and then spray it something like Dune, if it ever wears off it won't be too noticable?? it's not the same though is it. I can't believe that what's good for the nieghbours isn't good enough for you. A precedent has been set and if they are going to make you follow it hten they should make the neighbours change their roof colours too. I am also surprised they are not allowing light colured rooves for energy efficiency. If you do try to rebutt it, you should definitely point this out to them strongly. no dune roof ... can't believe it. "Your emotions are the slaves to your thoughts, and you are the slave to your emotions." — Elizabeth Gilbert Living in our new house. Currently scaping the land. Re: AAARGHHHHH Council said no to Dune Roof 9Apr 03, 2009 3:46 pm Thanks everyone, I've stopped crying now, but still very angry. I am going to try to challenge it, I've written an email to the assessing officer to see what he thinks about it. Even if he agrees we still have to resubmit, but he will be assessing that one too so if he does agree then the next da should go through quickly. Here is my justification: 1. Site 6 in the same estate, under the same conditions, has a Dune roof. We chose Dune because we saw it on that house and have based many other decisions upon this roof colour, such as brick selection, render colour, window colour, downpipes, garage door colour, front door etc etc. If we change the roof we will have to submit a modification to modify other external colours, and we will also have to go back to Basix. Any reasonable person would assume that if one house has a Dune roof and is under the same conditions, then another would be allowed. 2. Dune has a solar absorbency of 0.466 and compared to other Colorbond colours Surfmist (0.318) and Cream (0.31) we feel that Dune could be considered to be a Medium colour, closer to Windspray which is has solar absorbency of 0.584. 3. Our roof is on the top of the home only, we don't have any roof covering any areas of the ground floor, garage or alfresco that would reflect into neighbouring properties; nor do we have any roof that goes from first floor to ground floor (see Elevations). Other homes in the estate, including site 6 with the Dune roof (see dwelling type C attached) , have big sections of roof that go from the top of roof down to cover first floor rooms and therefore have the possibility of producing much more glare than our home which only has roof material to the top of the home. 4. Dune is a good middle of the range colour, it isn't in the very light category and doesn't produce as much glare as say Surfmist or Cream, yet it has better thermal efficiency than the darker colours, and for this reason we currently have elected to not install air conditioning. Re: AAARGHHHHH Council said no to Dune Roof 10Apr 03, 2009 3:51 pm Thanks for the suggestions.. Jo, I don't love Jasper, wanted to stick more grey than brown, considered windspray but it's a bit blue I think (haven't got an actual sample). Pinkladyloo, I'm in Warringah, I should have put that in my email, that I would cover it with whatever, if you could find out what it is I'll ring him on Monday and see if that would help. Donuts, shale grey wouldn't be allowed either. PK, that's what dh said, don't worry, we'll just do it anyway, but certifier won't give us construction certificate with that condition on it. No back up plan! Windspray might be the next option, but I dont' think it suits the facade style. I'll have to go have a play in MVH tonight. Craaazzyyy world! Re: AAARGHHHHH Council said no to Dune Roof 12Apr 03, 2009 3:58 pm evening haze is light too I'm looking at the Zincalume now though. Just started looking, but so far it looks like you don't have to paint it, but it's a natural light grey colour. Still trying to figure it out. Re: AAARGHHHHH Council said no to Dune Roof 14Apr 03, 2009 4:00 pm I’m not game to make a comment from here on in ….I might get pulled over the coals from admin! Internal and External Building and Colour Consultant Online - Worldwide http://www.denovoconcepts.com Re: AAARGHHHHH Council said no to Dune Roof 15Apr 03, 2009 5:43 pm Try to avoid using Zincalume. Assuming you paint it, not only will the colour fade over time, but if you have workmen walking over the roof it tends to scuff the paint off. If you don't paint it the council may reject it again for being too light. If i was in your position i'd opt for Windspray as the next best option. Have you tried this: http://colorbond.autech.com.au/onlinevi ... frame=tra3 As you can see Windspray will look different to Dune but may still work with your other external colours. Just plug in the colours or closest match and see how it looks. Re: AAARGHHHHH Council said no to Dune Roof 16Apr 03, 2009 6:07 pm Oh Rachelle you poor thing! If it's not one thing it's just another. Fingers crossed your email challenge works! Re: AAARGHHHHH Council said no to Dune Roof 17Apr 03, 2009 6:21 pm Rachelle Thanks everyone, I've stopped crying now, but still very angry. I am going to try to challenge it, I've written an email to the assessing officer to see what he thinks about it. Even if he agrees we still have to resubmit, but he will be assessing that one too so if he does agree then the next da should go through quickly. Here is my justification: 1. Site 6 in the same estate, under the same conditions, has a Dune roof. We chose Dune because we saw it on that house and have based many other decisions upon this roof colour, such as brick selection, render colour, window colour, downpipes, garage door colour, front door etc etc. If we change the roof we will have to submit a modification to modify other external colours, and we will also have to go back to Basix. Any reasonable person would assume that if one house has a Dune roof and is under the same conditions, then another would be allowed. 2. Dune has a solar absorbency of 0.466 and compared to other Colorbond colours Surfmist (0.318) and Cream (0.31) we feel that Dune could be considered to be a Medium colour, closer to Windspray which is has solar absorbency of 0.584. 3. Our roof is on the top of the home only, we don't have any roof covering any areas of the ground floor, garage or alfresco that would reflect into neighbouring properties; nor do we have any roof that goes from first floor to ground floor (see Elevations). Other homes in the estate, including site 6 with the Dune roof (see dwelling type C attached) , have big sections of roof that go from the top of roof down to cover first floor rooms and therefore have the possibility of producing much more glare than our home which only has roof material to the top of the home. 4. Dune is a good middle of the range colour, it isn't in the very light category and doesn't produce as much glare as say Surfmist or Cream, yet it has better thermal efficiency than the darker colours, and for this reason we currently have elected to not install air conditioning. Don't forget to mention that Basix prefers a light coloured roof and that you will be reducing your carbon footprint by choosing a lighter colour. Demolition August 2009, Construction Started September 2009, Completed December 2010 Re: AAARGHHHHH Council said no to Dune Roof 18Apr 03, 2009 7:02 pm I tried to find the info but I can't, but I'm sure with all the new 5* rated stuff the qld gov't is spruking you virtually need a light coloured roof to get it through. Surely you must be able to fight it on grounds of energy efficiency alone. Possumchops Now the proud owner of 3.7acres of Serenity. Colour selection completed! Soon to go to council. Re: AAARGHHHHH Council said no to Dune Roof 19Apr 03, 2009 7:26 pm Oh No!!! I am so sorry Rachelle!!! You poor thing!! I agree with everyone else - that is just ridiculous!! If someone else has it then why can't you? It just seems so so so stupid!! I agree that Dune is a midrange colour, our neighbour 2 doors down has surfmist and our roof looks so much darker than hers. Could you photoshop a Jasper roof on your facade to show us what it would look like out of curiosity? That would be the only colour I would substitute for, other than Evening Haze but you said they would say no to that too I like what you have written, I really hope they allow it for you My karma ran over your dogma Re: AAARGHHHHH Council said no to Dune Roof 20Apr 03, 2009 7:49 pm Rachelle "The external finish to the roof shall have a medium to dark range in order to minimise solar reflections to neighbouring properties. The metal roof shall not be of light colours such as off white, cream, silver or light grey colours" What a crock of **** that excuse is. 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