Browse Forums Building A New House 1 Jan 07, 2010 11:13 pm I have done a draft of a floor plan that seems to tick all the boxes. I am looking for some feedback on what you like, or would change, to see if I missed anything or what you would modify. http://www.imagebam.com/image/86722762716823 The Blackwood Park 620m2 block rises 2m to the rear and has a slight slope to the right. (south) The house will face west with views to the southwest. At 340 m2 its probably over budget, but havent priced yet. Would like to do in Hebel. Anyway any comments will be appreciated. Slab poured 21/04/2011 Frame finished 27/05/2011 Moved in 07/11/2011 Re: Comment/Critique my Plans 3Jan 08, 2010 6:36 am I realise that you're aiming to maximise views, but the design doesn't appear to make best use of natural light or passive solar heating. Perhaps the laundry could be relocated to allow for more windows in the living areas on that side? Re: Comment/Critique my Plans 5Jan 08, 2010 11:44 am Thank you for responces everyone. Yes the Powder room definitely doesnt want to be opening into the lounge, so I will put the door on the opposite side, off of the garage walkway. I could shorten the walkway and enter earlier into the lounge, but feel I should try to keep the doorway next to the stairs to maximise the lounge wall space. The passive heat/cooling aspect has been eating at me for a while. I have a two story building on the north high side of the house and a single story on the south lower. Currently I hardly use any heating and most current cost is in cooling. Whether this is Adelaide climate or just the house layout I am currently in, I am not sure. I have tried to give as many windows to the lower living as possible for natural light, such as a floor to ceiling picture window next to the dining table. But I am unsure what is going to happen with temperatures in the configuration proposed. And could not seem to find a spot elsewhere for the laundry considering the garages. If I flip the garages onto the south, because they cannot protude forward of the main house, it wouldnt sit quite as easy. A final point is if it is possible to utilise the dead triangle space along the boundary by pushing the garage wall out at an angle. Is it a problem having a wall that is not square with the rest? I will also probably cut a metre out of the width through the middle to drop the cost. (will try to cut out 40m2 somehow.) Slab poured 21/04/2011 Frame finished 27/05/2011 Moved in 07/11/2011 Re: Comment/Critique my Plans 6Jan 08, 2010 11:56 am No reason why you could'nt push the garage wall out at an angle but what would be the benefit? You might get a bit of extra storage space. I think you might run into problems by having the garage right to the boundary. Check you local council website for minimum set backs, normally around 900mm but it does vary. Why not swap the garage to the other side and relocate the study and master bedroom on the northern boundary, you can then take advantage of the winter sun. Andy Re: Comment/Critique my Plans 7Jan 08, 2010 11:59 am I like the different levels - adds character to the house. I have to agree with previous posters who suggested relocating the laundry. Perhaps move the laundry and pantry to where your dining area, and that way you can incorporate a window to look out onto your garden instead of the pantry being walled in. Although I'm not sure how you'd fit in your dining area!!! Also, a laundry being on the opp side to a living area would frustrate me. I would place that nearer the access point to bedrooms to reduce to-ing and fro-ing. Good Luck Re: Comment/Critique my Plans 8Jan 08, 2010 12:21 pm Is the corner of the garage touching the boundary? I could be wrong but I dont think you can do that - I think you would have to have the whole edge of the garage on the boundary or the corner a metre from the boundary (depending on your councils requirements). You can build on the boundary as I am in Adelaide (different council area though) you just need to have a surveyor present when they are doing either the slab our building it -not sure which (so it costs more to do so). You will also need permission from your neighbour on that side. Have you looked into building ratios and setbacks with your council? For our council we can only build on 40% of the land, which I was really surprised about, and our setback is 5m from the front boundary. Re: Comment/Critique my Plans 9Jan 08, 2010 12:48 pm I agree with the previous comments about the toilet and laundry placements - not sure how to remedy but I dont like how they both come directly off your liveing room. Re building garage walls on boundary, we have done this - on a straight boundary, garage wall runs along boundary line, this didnt cost any extra and hasnt caused any problems It may depend on your individual council rules though Re: Comment/Critique my Plans 10Jan 08, 2010 5:23 pm Thanks again everyone, re council regulations, we have a limit of 40% coverage, so the current 260m2 needs to be cut back to 248m2 of the ground floor foot print (inc porch?). I can do that. The boundary can have 7m of garage along it. but the rest of the house needs to be 2m from boundary (as per the tram lines in the drawing) the front set back is 5m min. As a single story can be 1m from side boundary, does anyone know if this means my rear section can go as close as 1m (laundry for example)? re laundry, I dont see any useful spot for it to get moved to! If it is behind the ensuite then the clothes line would need to be on that side. I tried flipping the design but had issues with the garages not protuding forward of any of the Bed1/study which is an encuberance. If someone comes up with a better spot I will reconfigure. This rear design started with a wider block and had the WIP and Laundry behind the kitchen (stealth) but I couldnt get enough width to do satisfactorily so this is a full rework. The front is based on a home that was the first home lottery prize in Blackwood Park by Sc0tt S@!$b^ry (still in gallery of their web site) We wanted 3 car parking, downstairs master and a study, large open living, and an upstairs for a single daughter. This gives a large front facade, giving the impression of grandeur. It has front views from Bed2,3 and retreat, as we are restricted to frosted side and rear glass upstairs (to 1.7m). Thanks again for comments, keep em coming. Slab poured 21/04/2011 Frame finished 27/05/2011 Moved in 07/11/2011 Re: Comment/Critique my Plans 11Jan 08, 2010 5:25 pm AFAIK, anything with a roof over it is fair game for inclusion into the final sqm. Also, what a clever design for a 3 car garage! My 2c on theWC/living room issue: I have to agree with other posters that this would be functionally awkward. All I can imagine is sitting down to watch a movie and listening to the sounds of someone trying to keep their business quiet in the loo xD Would it be feasible for you to do away with the powder room and replace it with some storage? If you were worried about guests requiring ground-level toilet access (i.e. disabled people) then maybe you could re-design the ensuite to have the toilet as a powder room linking the ensuite bathroom and the hallway near the study? That way, there is nearby loo access, but it still preserves the privacy of an ensuite. Suggestions aside, that's a snappy looking design Re: Comment/Critique my Plans 12Jan 09, 2010 1:10 am I think I'd probably move the laundry to where the dining is and add a lot more storage into the laundry - the wider space would mean you can have storage on both sides of the room. Would it really matter if your line is on that side of the house? You already have a water tank in there. Then the pantry I would leave where it is - it forms a good wall against which to put your outdoor kitchen area. The alfresco could be widened to cover where the laundry was moved from (you could even follow the diagonal area of the no-build zone there), then widen the area between the kitchen and the alfresco to fit in your dining area. Does that make sense? You might hate it, and that's your prerogative! Overall, awesome job. I love it =) Re: Comment/Critique my Plans 14Jan 13, 2010 10:30 pm I like the plan. Very good use of space. The few things I'd be considering are: - Do the outside walls on the alfresco open up to the garden? If not consider some sliding doors / bi folds or a large window - The corner window on the retreat being upstairs supposedly would need to be partially opaque for the right hand side section but allowed to be clear for the front section. Would it look strange being partially opaque? All the best with the build. Re: Comment/Critique my Plans 15Jan 13, 2010 11:05 pm Hi Andronicus, thank you for your comments I havent decided on the perimiter of the alfresco, whether totally open or walling part way, or all the way in some areas (eg behind BBQ), but want it to be open enough to enjoy the backyard views and provide light. The corner window in the retreat is up high (over the 1.7m limit) above the computer desk so can be all clear as it wraps around to add light (and view of sky) Slab poured 21/04/2011 Frame finished 27/05/2011 Moved in 07/11/2011 Really tight at the top of the stairs- how to get furniture into those rooms? Study books - does anyone really use them these days? Large storage closet would be more functional. 2 6890 Ask the council if there is a chance of getting build over easement exemption. Sometimes easements are unused and 24cm is not all that much. Good luck. And yes any builder… 2 13775 If there have been changes, variations, during construction then the drawings should be revised, the building permit amended and the current, as built drawings given to… 2 4489 |