Browse Forums Building A New House 1 Apr 28, 2010 11:17 pm Hi all, I plan to build next year and while looking at home plan after home plan, have never found anything that met our needs. So I went about designing my own. Many many versions later (approval process with wife has been a bit stilted with lots of changes requested along the way) we have found a layout that works for all our needs and is not too expensive to build (hopefully...). Here is the plans as they stand now. (the rectangle next to the lounge / dining is a brick fireplace). Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ The needs were the following: 4 bedroom with ensuite and WIR to main Big office and big rumpus Seperate toilet / main bathroom Walk in pantry Mud room (place to shower the dogs and ourselves as run a hobby farm and can get a tad dirty) Double Garage Should look like a country house Should use a passive solar layout plumbing areas grouped in same area big brick fireplace While we have quite a few acres, the building site we wanted to put it on meant I could not go with the traditional ride ranch style but had to go long. Any comments, suggestions, would be appreciated. The front and back verandas are all under main roof which is a simple rectangle (bushfire prone area so no valleys means less places for embers to get stuck). I think skylights in the hallway and also in the kitchen would be necessary as neither get a lot of natural light. Also, as solar north faces the top left corner which is under the patio and rear verandah, do you still think I would need 900mm eaves all around (as patios are under main roof, would effectively give me an eave of 2100mm at rear except for bedroom one). Most of the stuff I read about passive heating and cooling mainly talk about the eaves to the north and as I am building an hour out of Canberra where it gets pretty cold, they talk about reducing some of the eaves to allow for greater warming of the building envelope for winter warmth. Let me know what you all think. Building tip No. 3: A raft slab will not get you down a river. A waffle pod slab does not go with maple syrup. My building thread https://forum.homeone.com.au/viewtopic.php?f=31&t=53000 Re: My final house plans (version 287...) 2Apr 28, 2010 11:53 pm I'm just wondering - given that you're building on an acreage, and obviously keen to do solar passive (reverse brick veneer - it should be AWESOME), why don't you adjust your orientation so that your living areas have lots of glazing to true north? Canberra climate is similar to Adelaide as far as solar passive housing is concerned (we moved here from Canberra and consulted a reasonable amount with Derek Wrigley in getting our house plans right before we left the ACT). We're coping with extreme heat by using retractable eaves. Something that we can almost remove completely in winter to allow as much sun to hit thermal mass as possible, but extend to create massive eaves in the hotter weather to protect our thermal mass from the sunlight. We're using a product called Shaderunner Sails - they are sort of like a roman blind, but horizontal, and they run along an otherwise open pergola. We will also have vertical shading over any western facing glazing as the sun comes in low and HOT in the afternoons. No information on how well it works yet as we've yet to have handover of our home to have them installed, but we feel pretty confident that they are the right choice. Having said that, the eaves that you have under that roof should be ample. I just worry that you will have little or no sunlight in winter, so your house will need heating. You may also find that you will need to have vertical drops of shading in the summer to protect from western sun if you use the current orientation. Ideally you would have most of your glazing facing true north with ability to restrict heat build up in your thermal mass, and very little or (preferably) no western glazing. It looks like it will be a very comfortable home. I can't wait to see your build progress - it would be wonderful to see a really well documented inside-out build =) Re: My final house plans (version 287...) 3Apr 29, 2010 7:47 am I thought about retractable eaves to enhance the sunlight to true solar north, but it means no longer having a completely rectangular roof. My wife and I like the ranch style house which has a plain rectangular roof and I also figure simple roof means easier (and cheaper construction). But the lack of northern sun in winter does worry me. I was thinking of may putting in a roof window in the patio area with a rectractable blind so this would allow sunlight into patio area and onto vertical glazing during the day. I know a guy who builds and installs the retractable shades and he says that they are awesome (was not trying to sell one at the time so did not have to promote them). They are such a good idea for alfresco an patio areas. For me, it is the cooling costs which are the biggest factor (my current brick veneer house with crap orientation and no insulation in the walls bakes with the western hot sun so fans or aircon work hard). Heating will mainly be done with the fireplace which will have a brick surround. Am thinking of making the hallway wall entirely of brick to provide a good area of thermal mass (fireplace providing good heat in afternoon and early evening and then as it dies down, brickwork releases its heat into early morning). I was also thinking of having the main living areas being done with polished concrete, as well as the patio and verandah areas being the same (different colouring and aggregates to break it up though) so this should provide good direct sunlight onto the slab in winter. In terms of adjusting the orientation, because of the site area where we want to put the house (it already has a double garage and natural circular driveway on the property, it has limited us to a building envelope of 17.5 metres wide by 26 metres long. I will be angling the building to acheive the best orientation that I can but this has been a limitation on building design (wife also wanted our bedroom at the back looking out at her animals). The western sun is not too much of a concern for me as the area we are building is quite bushy with lots of gum trees. There are also some decidious trees already planted by previous owners which should give more shading in summer but let the light through. I originally was going for almost entirely having the external lounge room wall glass but really cut this back to reduce the level of glazing on the W / NW wall. Building tip No. 3: A raft slab will not get you down a river. A waffle pod slab does not go with maple syrup. My building thread https://forum.homeone.com.au/viewtopic.php?f=31&t=53000 Re: My final house plans (version 287...) 4Apr 29, 2010 8:49 am Plans look good and well thought out. This will be interesting to watch as it goes ahead. Re: My final house plans (version 287...) 5Apr 29, 2010 10:30 am Thanks Nathan, I have a program called Punch Pro Home Design which has let me play around with designs and also plan the renovations to my existing house then look at it in 3d. Trying to learn TurboCAD but much much harder. It is amazing how many things to consider in house design, such as lines of sight from living areas to toilets, etc. Door sizes. I am sure that once it gets to the draftsman, more changes will be needed structurally, but not too much I hope. Building tip No. 3: A raft slab will not get you down a river. A waffle pod slab does not go with maple syrup. My building thread https://forum.homeone.com.au/viewtopic.php?f=31&t=53000 Re: My final house plans (version 287...) 6Apr 29, 2010 12:24 pm Hi, like the basic plan you have come up with. Couple of things that I personally would change : I would prefer the sliding doors to outside more in line with the meals/living area rather than into a narrow walkway. Would also look at putting in a sliding door exiting to the veranda area from the rumpus room. I would prefer the mud room closer to the garage. Would move the door into bedroom 4 to the end of the hallway - although it doesn't gain any extra floor space in the bedroom I just think aesthetically I would prefer to look a a door at the end of the hallway rather than a lot of plaster. It might also be easier to maneuver furniture into that room. I would also consider putting a door between the garage and the study for easier internal access. Also, does the layout in the ensuite work? As the measurements aren't there it is a bit hard to know whether the fittings in there are to scale or not. Looks very tight. Good luck, I envy you having acreage. Re: My final house plans (version 287...) 7Apr 29, 2010 1:06 pm Hi kls, thanks for the suggestions. I would prefer the sliding doors to outside more in line with the meals/living area rather than into a narrow walkway.Would also look at putting in a sliding door exiting to the veranda area from the rumpus room. I agree and will move it down. There is no sliding door to outside in the rumpus as wife wanted children to have to go through main living area before going outside so we know that's where they have gone. I would prefer the mud room closer to the garage. That is where the mud room originally was but was trying to shrink the house a bit. Plus we liked that with the door between rumpus and mud room, kids could use the toilet there which is easier when they have friends over. Would move the door into bedroom 4 to the end of the hallway - although it doesn't gain any extra floor space in the bedroom I just think aesthetically I would prefer to look a a door at the end of the hallway rather than a lot of plaster. It might also be easier to maneuver furniture into that room. I like that idea. The hallways are the one big I really don't like. Too long, especially from the foyer to the lounge room. Changing the position of BR4 door would shorten up the hallway and get rid of the plain plaster (or else I would have to find a nice painting to go there). I would also consider putting a door between the garage and the study for easier internal access. My wife and I do a lot of work from home and will have to share this office. If anything, we would prefer a bigger office. So wall space for desks and shelving is at a premium which mean no internal garage access. We both agreed that as the garage door lets out onto the covoered patio, you might be a bit chilly getting to the sliding door, but would not get wet. Also, does the layout in the ensuite work? As the measurements aren't there it is a bit hard to know whether the fittings in there are to scale or not. Looks very tight. It was very tight. since then, I have changed the layout. It is still tight, but much more workable. It also meant I could move our king size bed down further and give wife a window seat that she wanted. I have put an image of the change here. Forgot to move the window but will do that tonight probably Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Building tip No. 3: A raft slab will not get you down a river. A waffle pod slab does not go with maple syrup. My building thread https://forum.homeone.com.au/viewtopic.php?f=31&t=53000 Re: My final house plans (version 287...) 8Apr 29, 2010 1:30 pm The layout of the new main bed and bathroom is much better. The old one would have you get the clothes for the bath, then walk all the way around the bed to the other side of the room and then, oops forgot the undies after a bath have to go all the way back around the room adn bed to the wardrobe to get them. Unless you dont mind the whole nudie run! Re: My final house plans (version 287...) 9Apr 29, 2010 1:50 pm I really like your plans. My folks have a big open fire in the middle of their house and that's all the heating they need - despite being in central victoria which gets mighty chilly! I like the sound of somewoman's retractable eaves .... I'll be looking those up! Building on an acre in Macedon ......one day. Re: My final house plans (version 287...) 10May 05, 2010 12:10 am Hi all, Having been trying to crunch some more numbers and looking at ways to reduce down costs as don't want to skimp on fitout. So have come up with a 'plan B' design which drops the mud room (can have a fully tiled laundry with pull out tap head to wash self off with...) and also shrinks the house (not its footprint as it increases the wraparound veranda). Here it is. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ I am actually starting to prefer this design. I like the laundry exiting to the back and not the side of the house and also prefer the layout of the master bedroom. But I do miss the idea of a mud room. This also includes some of the suggestions by klscomps (however after discussing it with the wife, we both decided that we liked the hallway to stay the same with a painting at the end and not the bedroom door). Which do you guys prefer and do you think it is a workable design (cheaper maybe too?). Building tip No. 3: A raft slab will not get you down a river. A waffle pod slab does not go with maple syrup. My building thread https://forum.homeone.com.au/viewtopic.php?f=31&t=53000 Re: My final house plans (version 287...) 11May 05, 2010 1:42 am I like the newer version much better. Especially for the bathroom and bedrooms. Would you have a sliding door to Bed 1 rather than a single door to the back? I seem to also like a double door entrance and access to the office from the front hallway landing, rather than its current location. The kitchen looks great. Two way bathroom between bedrooms seems to also be more popular. I have seen some builders now incorporate a another bathroom with one bedroom, especially great if a daughter does not want to share with the boys in the family. Re: My final house plans (version 287...) 12May 05, 2010 10:28 am So the only way into the laundry is through the pantry? I'm not sure why but I don't like the idea of carrying loads of dirty clothes through there. Just a thought my new build thread- Ben Trager https://forum.homeone.com.au/viewtopic.php?f=31&t=89826 my switch build thread (2011) https://forum.homeone.com.au/viewtopic.php?f=31&t=36569 Re: My final house plans (version 287...) 13May 05, 2010 10:37 am The whole going through the pantry to the laundry would drive me bonkers! Our last house had a galley kitchen with the laundry door at one end and it was the biggest pain in the posterior! Deemaree Kyndylan Capers: viewtopic.php?f=36&t=46852 My blog: http://www.sufficientlysufficient.blogspot.com/ Re: My final house plans (version 287...) 14May 05, 2010 2:42 pm I could ******** and put a sliding door from the main bedroom into the laundry. That way get the dirty clothes from main bathroom, then ensuite and then straight through the door. Might look a bit wierd though. Building tip No. 3: A raft slab will not get you down a river. A waffle pod slab does not go with maple syrup. My building thread https://forum.homeone.com.au/viewtopic.php?f=31&t=53000 Re: My final house plans (version 287...) 15May 05, 2010 7:05 pm A little bit hard when we haven't got measurements to work from so not sure if these ideas will work. Make the laundry your ensuite and have outside access which still gives you a mud room of sorts. Move the laundry over to where the ensuite was which still give you outside access via the laundry. Have a long narrow WIR or if you are tight on space and can't afford the area you need to access it, just have a wall of robes in the main bedroom. The main bathroom should then be able to be a more standard shape room - as it is I don't think you would have much space and couldn't really seeing it work so well. The door to the main bathroom could move closer to the hallway giving you a deeper loo - currently it looks like you would have to stand at the side of the loo to open and close the door. Pantry would no longer be a walk-through which would give you more shelving. I'm taking it that you are only having a half wall where the sink is into the rumpus so that your wife can keep an eye on the kids?? I'm not a fan of hotplates on island benches as it gives kiddies 2 sides to access them even though I assume that bench is going to be 900mm deep. Is it going to be an under bench oven or wall oven somewhere. Just wasn't sure with all the boxes (I assume it is the program you are using). You could have the hotplates where the sink is with a half wall behind it at say 1200mm high and still with overhead cupboards with the rangehood in it. Just wanted to throw another idea your way. I know you really wanted the mud room but seeing you are trying to cut costs, doing away with it and utilising your ensuite means you have cut out an extra shower and loo. Apart from the cost of the actual items, not sure if it affects your rates in any way. I know 20 odd years ago it apparently affected the value that the councils/shires put on your property which of course affected your rates. With separate water utilities these days I don't know that this scenario still exists. I know it seems like you are forever making changes but the more time that you spend at this stage the better the result will be. Good luck and let us know what you decide. Re: My final house plans (version 287...) 16May 05, 2010 10:24 pm Hey kls, Maybe I am a sadist but I find all the changes to be fun. I am still not happy with the main bathroom and continue to look at it. In one of the earlier drafts I had the ensuite as a mud room but wife was really not a fan of it. I prefer the cooktop on the island rather than the sink (have it now and things get wet, electrical things die and I prefer to prep my food next to cooktop). I am planning to have an induction cooktop which is safer for kiddies as less residual heat as the stove itself does not generate heat as well as the island being 900mm deep. The back kitchen wall will have a window cut out with timber shutters. When open, we can keep an eye on the kids but can still close them if we want to watch something on telly while they watch something in there. The boxes are due to the program (have now gone into the cabinet maker and made the cupboards I want for the plan visualisation). it is most likely going to be an underbench oven. I like wall ovens but the plan as it stands does not have any overhead cupboards and a wall unit would look assymetrical unless I had one either end of the back wall benches. It also won't be a true island bench as there will be a wall down the left side. This means I can have powerpoints and other services coming down from the roof and it matches the kitchen we liked. Not sure about the rates thing. I will be on tank water (require a minimum 60000 litres) so water conservation is important. At present, I am advancing two plans, the one with the mud room and the one without. Both have pros and cons but I will try and get each costed. If the first plan (with some of the changes people have suggested) can be done within budget, then brilliant. Building tip No. 3: A raft slab will not get you down a river. A waffle pod slab does not go with maple syrup. My building thread https://forum.homeone.com.au/viewtopic.php?f=31&t=53000 Re: My final house plans (version 287...) 17May 06, 2010 8:24 am Deemaree The whole going through the pantry to the laundry would drive me bonkers! Our last house had a galley kitchen with the laundry door at one end and it was the biggest pain in the posterior! I agree, maybe a door can be put in through the rumpus! Re: My final house plans (version 287...) 18May 06, 2010 9:44 am I think I am sensing a theme here... Are you trying to tell me you guys aren't a fan of accessing the laundry through the pantry? Will look at it and see what I can come up with. Building tip No. 3: A raft slab will not get you down a river. A waffle pod slab does not go with maple syrup. My building thread https://forum.homeone.com.au/viewtopic.php?f=31&t=53000 Re: My final house plans (version 287...) 19May 06, 2010 10:34 am barker I think I am sensing a theme here... Are you trying to tell me you guys aren't a fan of accessing the laundry through the pantry? Will look at it and see what I can come up with. I'd put on another 10kg a week walking past the chippies and tim tams all the time. Re: My final house plans (version 287...) 20May 06, 2010 11:50 am Geez, I wish I could have Tim Tams and Chippies in the pantry. My wife is a very healthy person and they are banned from the house! Building tip No. 3: A raft slab will not get you down a river. A waffle pod slab does not go with maple syrup. My building thread https://forum.homeone.com.au/viewtopic.php?f=31&t=53000 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 6884 i would suggest nothing is unreasonable for PCI. we did all sorts, including checking the hot water, checking all the GPO's had power, testing that the showers were… 9 98680 Hi, I am approaching end of the build. My final invoice will be given to me soon to pay. Some context before I ask my question. 1. My builder wont do the landscaping or… 0 3865 |