Browse Forums Building A New House 1 Mar 02, 2013 9:06 pm We are at the “just received the $3500 plans” stage and due to meet the architect next week and finalise our colour selections The background in short is - KDR on a narrow block so it’s a Villina 32 but 0.5m narrower - Faces NW, Larger 2 story on high southern side, Lower single story of northern side that our upstairs looks over to see district outlook - All about the back room, kitchen and how they lead to the yard - We have moved the laundry from the back room and turned it into a WIP, - We have also remodelled the ensuite and wardrobe - We will likely move the Alfresco to the side behind the garage and put a large deck out the back - Both work at home regularly so 2 home offices - 2 Labradors and a 1yr old baby girl We love to hear feedback on our plan, especially on windows / doors and on the changes we have made. Thanks Block Downstairs Upstairs Front Back Our thread. DEC 3.5k MAR plans MAY signed JUN da JUL colours AUG Move SEPT kd OCT enter construction NOV slab DEC frame FEB bricks MAR roof APR lockup JUN pci JUL keys AUG 1 appl Re: Masterton Villina 32 Contemporary - First Plans 2Mar 03, 2013 12:14 pm Hi Red brick. Not sure if you wanted some tips on your plan, but here are my 2 cents. * Having the alfresco on the right hand side, at 2.5 meters, bit narrow. I would live it at the back, so it extends the room to the decking then to the yard. Much practical when entertaining. * Where your laundry is located, it will make it hard to take the washing to the cloths line at the back and you have air-con and rainwater tank in the way. I would swap with the powder room. Increase the house length another meter to fit the laundry where the powder room is now. You will end up slightly bigger living room. Plumbing (hot water) is already there from the kitchen, less travel of pipes. * Do you really need the shower in the powder room? You already have 2 upstairs. You can add a window to the powder room too. * I would move the wall between BED 2 and ensuite, to make BED 2 bigger. There is about 1 meter of wasted recess. Reduce the basin to 1 to fit shower. * move the hot water point other side of house, near the kitchen. Hope these would give you something to think about. Others are welcome to comment. Re: Masterton Villina 32 Contemporary - First Plans 3Mar 03, 2013 12:24 pm Why do you need doors for BED 1 WIR? Notice once you open to get in, you will have to close it to access shelves behind! No room for sliding door either... Re: Masterton Villina 32 Contemporary - First Plans 4Mar 03, 2013 1:11 pm Good point. When we see masterton next week we will check out our options. Maybe small bifold doors? Our thread. DEC 3.5k MAR plans MAY signed JUN da JUL colours AUG Move SEPT kd OCT enter construction NOV slab DEC frame FEB bricks MAR roof APR lockup JUN pci JUL keys AUG 1 appl Re: Masterton Villina 32 Contemporary - First Plans 5Mar 09, 2013 12:57 pm Had meeting with M this week to go over plans. They were very helpful with good feedback. We removed the alfresco completely which helps the budget (its in the shade after lunch anyway), we will just put a big deck on later. We fixed the master WIR door problem with bifolds. Moved stuff on the LHS side so we can put a wall mounted line near the luandry (and safely away from the dogs) Adjusted a heap of windows and made the powder room/vanity slightly bigger. Will post updated plans on our post when we get them. Selected colours but will let wife post about that (I'm colour blind) Our thread. DEC 3.5k MAR plans MAY signed JUN da JUL colours AUG Move SEPT kd OCT enter construction NOV slab DEC frame FEB bricks MAR roof APR lockup JUN pci JUL keys AUG 1 appl Re: Masterton Villina 32 Contemporary - First Plans 6Mar 10, 2013 8:53 am Hey Redbrick love your plans! Would love to see the colours you have selected, I post for my hubby as well as he's red green colourblind. Cant wait to follow your build Cheers Dani viewtopic.php?f=31&t=46741 Clovelly - Masterton Homes 5% to M 290312 CDC 21/06 20 days 29/08 Slab 17/09 Frame 26/09 Bricks 24/10 Roof tiles 20/11 Re: Masterton Villina 32 Contemporary - First Plans 7Mar 17, 2013 8:24 pm Hi All. Got the 2nd plans. Mostly fine but we are debating the front upstairs windows. As we removed the portico there was a blank wall section. We (and designer) thought adding two windows to match what was already there would fix it. However we think it now looks cluttered. We have mocked up 4 variations. A) remove a window B) remove a window and make midlle one wider C) remove a window and make 2 RHS (in bed 4) wider D) remove a window and make 2 RHS (in bed 4) wider and position so they look seperate to the narrower window Would love feedback. We need to send plans back tomorrow. Our thread. DEC 3.5k MAR plans MAY signed JUN da JUL colours AUG Move SEPT kd OCT enter construction NOV slab DEC frame FEB bricks MAR roof APR lockup JUN pci JUL keys AUG 1 appl Re: Masterton Villina 32 Contemporary - First Plans 8Mar 17, 2013 8:31 pm My 2 cents worth and dont even think they are worth that much LOL. I think A the windows are a little narrow and will provide very little natural light. From a design perspective looks ok. B Dont mind that option but the square shape kind of sticks out? C not fussed on looks odd. D at first I thought no way but the more I look at it the more architectually appealing it looks. Quiet like it to be honest. Anyway I could be completely off the mark! viewtopic.php?f=31&t=46741 Clovelly - Masterton Homes 5% to M 290312 CDC 21/06 20 days 29/08 Slab 17/09 Frame 26/09 Bricks 24/10 Roof tiles 20/11 Re: Masterton Villina 32 Contemporary - First Plans 9Mar 17, 2013 9:20 pm How about another option. 3 x 910 wide windows, LHS one just fits I think Our thread. DEC 3.5k MAR plans MAY signed JUN da JUL colours AUG Move SEPT kd OCT enter construction NOV slab DEC frame FEB bricks MAR roof APR lockup JUN pci JUL keys AUG 1 appl Re: Masterton Villina 32 Contemporary - First Plans 10Mar 17, 2013 9:58 pm Just looking at your WIR and a bifold will still fold back against the shelves/drawers. Our robes/ensuite are almost identical to yours and we have no doors on the robes. They measure about 1.5m deep and 1.8m wide and if you look at the pick you will see why a door would drive me balmy! Are you worried about what you can see from the bedroom? Will look for a photo to show you that no doors are no worries. Regards, Grumbles Re: Masterton Villina 32 Contemporary - First Plans 11Mar 17, 2013 10:35 pm At $380 I'd be interested to see. Wife wants doors. Don't know why. Our thread. DEC 3.5k MAR plans MAY signed JUN da JUL colours AUG Move SEPT kd OCT enter construction NOV slab DEC frame FEB bricks MAR roof APR lockup JUN pci JUL keys AUG 1 appl Re: Masterton Villina 32 Contemporary - First Plans 12Mar 17, 2013 10:35 pm DSA. I agree, Something about option D I like. Our thread. DEC 3.5k MAR plans MAY signed JUN da JUL colours AUG Move SEPT kd OCT enter construction NOV slab DEC frame FEB bricks MAR roof APR lockup JUN pci JUL keys AUG 1 appl Re: Masterton Villina 32 Contemporary - First Plans 13Mar 17, 2013 11:31 pm This is our plan, our bathroom doorway is further forward than yours allowing the door to be normal (good for hanging stuff behind) otherwise they’re pretty much the same. Couldn’t find any photos so took a couple, please excuse the quality at this time of night. Looking in. http://i1055.photobucket.com/albums/s507/grumblebum54/ensuite1_zps153ef6ac.jpg Looking out. http://i1055.photobucket.com/albums/s507/grumblebum54/ensuite2_zps4db18138.jpg Obviously when you’re close and looking in on an angle you can see the first little bit of shelf but who cares. Regards, Grumbles Re: Masterton Villina 32 Contemporary - First Plans 14Mar 18, 2013 9:15 pm red brick DSA. I agree, Something about option D I like. Like the new option as well viewtopic.php?f=31&t=46741 Clovelly - Masterton Homes 5% to M 290312 CDC 21/06 20 days 29/08 Slab 17/09 Frame 26/09 Bricks 24/10 Roof tiles 20/11 Re: Masterton Villina 32 Contemporary - First Plans 15Mar 20, 2013 10:15 pm Thanks Grumbles. I agree. But she still wants doors. Our thread. DEC 3.5k MAR plans MAY signed JUN da JUL colours AUG Move SEPT kd OCT enter construction NOV slab DEC frame FEB bricks MAR roof APR lockup JUN pci JUL keys AUG 1 appl Re: Masterton Villina 32 Contemporary - First Plans 16Mar 30, 2013 7:05 pm Hi all. Trying to finalise everything that's required before contract. All floor plans done just the flooring height outstanding. We are going 80 sqm of timber downstairs on the concrete slab after hand over but can't determine what's the best and resulting floor height. We want solid timber standard grade raw blackbutt 130mm wide for the look and feel it gives. I think 130mm means it needs to be 19mm thick, I guess also attached to ply instead battens which means another 12 to 15mm thickness. But how do I know if the floor is good enough for ply, will I need battens which are thicker and help levelling? Answer seems to be somewhere from 34 to 38mm, masterton want it exact and now. Any one go solid timber and if so was it battens or ply base and what was the thickness? (And price) Our thread. DEC 3.5k MAR plans MAY signed JUN da JUL colours AUG Move SEPT kd OCT enter construction NOV slab DEC frame FEB bricks MAR roof APR lockup JUN pci JUL keys AUG 1 appl Re: Masterton Villina 32 Contemporary - First Plans 17Mar 30, 2013 10:58 pm red brick Hi all. Trying to finalise everything that's required before contract. All floor plans done just the flooring height outstanding. We are going 80 sqm of timber downstairs on the concrete slab after hand over but can't determine what's the best and resulting floor height. We want solid timber standard grade raw blackbutt 130mm wide for the look and feel it gives. I think 130mm means it needs to be 19mm thick, I guess also attached to ply instead battens which means another 12 to 15mm thickness. But how do I know if the floor is good enough for ply, will I need battens which are thicker and help levelling? Answer seems to be somewhere from 34 to 38mm, masterton want it exact and now. Any one go solid timber and if so was it battens or ply base and what was the thickness? (And price) Hi Red Brick We have used raw blackbutt (90 mm wide) boards in our Villina, both downstairs in the living room and throughout most of the upstairs. Upstairs was easy: we just glued and secret nailed directly to the floor. Downstairs however we had to lay ply over the slab using mickey pins (a thick nail with a splayed end) and then we glued and secret nailed the boards to the ply. Things to consider: - Recommended minimum ply thickness is 15mm (but you can go thicker if you wish) and the boards are 19mm thick (ie. 34 mm increase in floor height). - You need to decide what you are doing with the stairs!! Will you be carrying the blackbutt up the stairs or laying carpet? It is important that you decide this now as the additional 34 mm will need to be factored in before the stairs are made. I recommend that if you want the stairs to be timber that you pay the extra money to have them constructed with blackbutt treads. Similarly, you need to know what you are laying upstairs (carpet or timber) as this will affect the height of the top step. - You also need to consider where the timber meets up with tiled areas (such as laundry and powder room in Villina) as the standard tile height for ceramic tiles is much lower than 34 mm and you will have a step up to the timber if you don’t increase the height of the floors in these rooms. - As for cost, we purchased the ply through a local timber merchant (where we also purchased the blackbutt) for $36 for a 2400 x 1200 mm sheet. This was much cheaper than purchasing the ply at Bunnings (which was around $56 per sheet). - We paid $58/m2 for 80m2 of standard grade blackbutt and laid it ourselves. This saved us about $6k BUT it was very hard work and we did decide to have the floors professionally sanded before we coated them. Finally, you need to keep in mind that the concrete slab may not be perfectly flat. We had mounds in the concrete which we needed to grind down before we could begin laying floors. Alternatively, you can use self levelling products across the whole floor but these are very expensive. Contract signed 20/8/11 DA submitted 9/9/11 DA approved 10/10/11 CC issued 23/11/11 Slab poured 10/02/12 Facade: http://www.newhomevisuals.com/clients/nhv085-2.jpg Re: Masterton Villina 32 Contemporary - First Plans 18Mar 31, 2013 9:18 am Hi Villina 28. Thanks for great info Ours will be carpet upstairs, on the stairs and in the front living room downstairs. So approx 80m2 of timber required (hall and great room). Given the slab issues would battens be better, what's the advantages of ply? Our thread. DEC 3.5k MAR plans MAY signed JUN da JUL colours AUG Move SEPT kd OCT enter construction NOV slab DEC frame FEB bricks MAR roof APR lockup JUN pci JUL keys AUG 1 appl Re: Masterton Villina 32 Contemporary - First Plans 19Mar 31, 2013 10:08 am We were advised to use ply as it gives a firmer base. We used 80m2 of Spotted Gum select grade at a cost of $15k. This was written on the bottom of the quote "Floor finished height is 31mm from existing slab for 80mm flooring, & 37mm for 130mm top nailed flooring." Regards, Grumbles Re: Masterton Villina 32 Contemporary - First Plans 20Mar 31, 2013 6:51 pm red brick Hi Villina 28. Thanks for great info Ours will be carpet upstairs, on the stairs and in the front living room downstairs. So approx 80m2 of timber required (hall and great room). Given the slab issues would battens be better, what's the advantages of ply? We decided to use ply for 2 main reasons: 1. Floor height – battens would have made the floor even higher; and 2. So we could ensure that the end of the boards were always fixed with a secret nail. Because the boards are all different lengths, fixing off the ends of boards would have been hit and miss with battens. Carpeting the stairs and upper floor means you only need to account for the variation in the bottom step which simplifies things. Can I suggest that you spend as much time as possible before your colours appointment researching and deciding what you are going to do. You need this knowledge before signing off at the colours appointment. Don’t rely on the consultant to make decisions for you about what heights you will need for floor finishes or you could end up with lots of problems (as we did unfortunately). We were fortunate to have a timber yard nearby that had been around since the 60s (which most of the local installers used for supplying their timber flooring) and they were extremely helpful. We went in several times to look at their flooring display and to quiz them on how things were done. Of course the internet is a fantastic resource and there are many technical data sheets etc available. Here is a link to the Boral website: http://www.boral.com.au/brochures/ordering/PDF/11496_Timber_ProdGd_V4.pdf?site=boral&company=Timber See page 8 - 4.3.1 – 19mm Solid Strip FloorIng Installation Battens or Plywood Battens may be used to compensate for minor fluctuations in concrete level. For secret nailing, use 19mm battens and for top nailing use battens that are at least 35mm thick..... Research is the key. We spent months trying to decide what we wanted on the floors. We had to have tiles through the entry and great room as this was a condition of BASIX but the house we have lived in for 27 years has mainly timber floors and I have to say they are fantastic. They have taken such a hammering over the years with kids and dogs and we have had them refinished 3 times and they have come up looking like new every time. We looked at all the other options (bamboo, laminate, engineered and pre-finished) but in the end I felt nothing was the same as solid wood. If you will be paying someone to lay the floors for you, perhaps you could get several estimates and maybe even choose who you will get to lay the floors so they can tell you specifically how they will lay them and what height the finished floor will be. We had obtained quotes from several installers and there is a big variation in the amount they charge and the methods they use. Good luck with it all. I have no doubt you will be happy with the blackbutt floor. Contract signed 20/8/11 DA submitted 9/9/11 DA approved 10/10/11 CC issued 23/11/11 Slab poured 10/02/12 Facade: http://www.newhomevisuals.com/clients/nhv085-2.jpg 6 7894 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 4596 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 6950 |