Browse Forums Building A New House 1 Jan 03, 2015 7:53 pm Hey all,
Just thought I would put up our new home journey. This will be our second home, our first home was back in 2010 when we were at the ripe old age of 22/23. It was an investment property, which we lived in for 2 years, rented for 2 years and then sold in October 2014 at a very nice profit. Here is an little pic of this home, located in Snug, Tasmania. http://i1122.photobucket.com/albums/l526/Brendan_Sumpton/20140918_112336_zps4319ff3a.jpg The new home is located on Tolmans Hill, Tasmania. A beautiful little suburb 5 minutes from the Hobart CBD, our block is 1251sqm and sits 300m above sea level. http://i1122.photobucket.com/albums/l526/Brendan_Sumpton/IMAG0416_zpsa6062d05.jpg http://i1122.photobucket.com/albums/l526/Brendan_Sumpton/IMAG0249_zps442eb099.jpg The house is designed in consultation with Core Collective Architects and will be built by and local father a son team. The builders are friends and have allowed us to have greater control over the whole process, much similar to owner builder. We will be employing them on an hourly basis, however it will be all under their licence. I will also be working onsite (have acquired white card) doing labouring duties where required on my days off. There will be very little cost saving (if any) however we wanted a greater control over what was included in the build, something hopefully we can be proud of once finished! Here are some initial sketch designs. As you can see it features 4 bedroom, bathroom, ensuite and powder room, small kids area, build in garage and cantilever features. Fairly ambitious build for our second house but hopefully well worth it. http://i1122.photobucket.com/albums/l526/Brendan_Sumpton/concept_zps5fe956a8.jpg Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ We then developed these plans enough for planning application and pricing. The planning application will be put in once council is back up and running after the holiday period. The plans are now complete enough to gather pricing from suppliers, which we have contacted on behalf of the builders, to reduce the running around required. We have changed a few items from these plans, namely a skillion ceiling in the living/dining/kitchen area and no support bracing on the deck. To do this, 300mm C section beams will need to be fitted to the roof and first floor sub structure, ouch! http://i1122.photobucket.com/albums/l526/Brendan_Sumpton/Bottomfloor_zps0c9b2930.jpg?t=1420278707 Top floor http://i1122.photobucket.com/albums/l526/Brendan_Sumpton/23b9901a-60c1-4eb9-9fb3-7bf4ae24fae4_zpse5ab57dd.jpg Elevations http://i1122.photobucket.com/albums/l526/Brendan_Sumpton/elevations_zps33115f77.jpg?t=1420278704 That will be all for our first post. More will be added regarding specific ideas and questions as we go along. Please feel free to post any questions or suggestions! Re: Custom Build - Tolmans Hill, Tasmania. 2Jan 04, 2015 12:27 am And what a great first post it is ! Really like your design, certainly not you're average cookie cutter project build. A very thoughtful layout. Upside down living, with the living areas upstairs will make for a warmer house in winter, as bedrooms can be cooler than living areas. North facing living areas will be appreciated, particularly in a Tasmanian winter . Plus of course you'll be taking advantage of those views to die for from up there, no doubt a primary motivation for the design. So much unshaded E facing glazing may not be recommended for most of Australia, as it'll get hot in summer, but may be ok in Hobart? I would recommend you check shade diagrams for your north facing balcony roof though. It looks quite large, & may shade your windows from northern sunlight in winter. Ideally, you want your north facing eaves to be just the right size, so they block out the summer sun, when it's higher in the sky, but allow winter sunlight to enter the house, when the sun is lower in the sky. I think you'd really appreciate this free passive heating by the sun, particularly at somewhere cool like Tasmania. Yeah, I'm guessing all those cantilevers are quite expensive, looks cool though. Guess you've got somewhat accurate figures on siteworks, that slope looks steep, which can add a lot to the cost. One other heads up. Some people on this site believe it's not a good idea to display the exact location of your build, as it may increase the chance of theft from your site. I guess this is particularly true if you're communicating when expensive fittings & glazing will be delivered to site. So you may want to edit the pictures you've posted, & crop out your address. Good luck with the build, it certainly looks like it will be a great place to live. Re: Custom Build - Tolmans Hill, Tasmania. 3Jan 04, 2015 6:34 am looks great love the design the view looks awesome all the best for the build Re: Custom Build - Tolmans Hill, Tasmania. 4Jan 04, 2015 8:01 pm Thanks for the wisdom ddarroch. I have read up on the government website you posted a while back regarding shade diagrams winter vs summer. It might pay to double check these again with the architect. It was put into consideration previously but plans have been altered a bit. Didn't even think re: address - all cropped. Cheers! Re: Custom Build - Tolmans Hill, Tasmania. 5Jan 11, 2015 4:22 pm Tassie is stunning! Best of luck with it all. Keep us updated Re: Custom Build - Tolmans Hill, Tasmania. 6Jan 20, 2015 9:45 am Update: We have put Planning Approval into council 16.1.15. Note: The only issue we have is a quite stringent Local Area Plan (LAP) for this suburb. Something to do with it being a prominent hill close to the city that is covered in natural bush land. It didn't help that those who built first on the hill some 15 years ago decided that pink and purple were perfect render colours.... The other issue we had was that the total height above natural ground level couldn't exceed 7m. We are close to 7.5m. However exemptions can be made as long as the structure doesn't obscure others views, and it is in keeping with the look of the suburb. Hopefully all goes well. Have received pre approval on finance - requested more than required just in case 19.1.15 Have received engineers draft design for footings and structural design. http://i1122.photobucket.com/albums/l526/Brendan_Sumpton/engineeringdraftfootings_zps4d43fba7.jpg This shows the M12 galv threaded rod that will help hold the brickwork to the full slab. Not normally required with ClinkaBLOK (http://www.clinka.com.au) however due to the cantilever hanging out over the downward slope of the block it was required to strengthen the wall from those forces. More info about Clinka can be found in the link above. As you can see in the plans we will be using this for the lower floor only. This is the structural building draft plan http://i1122.photobucket.com/albums/l526/Brendan_Sumpton/engineeringdraft_zpsd71ab946.jpg One thing that does stick out how the builders are going to lift the 200UB22 beams in place. These are 'I' beams with a 22kg per metre weight figure. And at approx. 250kg per beam, I think we might be into crane territory! hopefully a truck with a hiab (sp?) crane on it will suffice. If you look closely on the bottom right diagram, it shows 90x90 Hard wood beams to support the roof support. We are looking at the option to change these to 75x75x3.5m SHS (square hollow section) as our window frames could hopefully screw straight into the outside of these, creating that unbroken look out to the view. Some more investigation still needs to be done into this, but its looking like an option. If we kept it 90x90HW the window frames would have to screw to the insides, creating a larger gap (that would also require plastering) between windows - not the look we were going for. Progress from here: - Wait for planning approval - Gather confirmed quotes from preferred suppliers (both preferred by builders and us) - Once planning approval has been gained, pull all quotes together and get a fixed priced contract from the builders - Lodge building and plumbing permits - Get final finance approval - start work! If anyone has any input into this process - the do's and don'ts of requested and locking in quotes please leave your wisdom. This is our first attempt at all of this, something feels a little daunting! Re: Custom Build - Tolmans Hill, Tasmania. 7Jan 27, 2015 8:09 am hi - we're going to be building soon too in White Hills Tassie (fingers crossed). Just wondering what BAL rating your block is on and who you are looking at sourcing your windows and doors from? Good luck with the build! Re: Custom Build - Tolmans Hill, Tasmania. 8Jan 27, 2015 2:42 pm Hey Minitassie, Lucky for us we were exempt from the BAL classification....I know! Lucky!!! It says you must get a classification if you are building within 100m of more than 1hectare of bushland. Our 100m radius falls within our neighbours building allotments. So at the moment there is the bushland fringe hitting our 100m boundary, however once the houses are built we will be outside of it. Very lucky indeed. I am guessing you asked about doors and windows because of this? If you would like me to send you our report/need more info, just PM me. Re: Custom Build - Tolmans Hill, Tasmania. 9Jan 27, 2015 8:37 pm Posting to follow! Very interesting design Good luck with everything! Live Love Lough Building thread: https://forum.homeone.com.au/viewtopic.php?f=31&t=74918 Building blog: http://uniquebyeva.com.au/ourhome/ Our food forest blog: http://www.foodforestcookery.com Re: Custom Build - Tolmans Hill, Tasmania. 10Feb 07, 2015 10:52 am Wow! You are so lucky you didn't have to get a BAL rating. We had a hard time getting ours down to a BAL 29! It really restricts the design of your house (unless you have millions to spend). Will be following your post and hoping it goes well for you both! Our Build: viewtopic.php?f=31&t=74717 Re: Custom Build - Tolmans Hill, Tasmania. 11Feb 07, 2015 11:12 am Posting to follow....I feel like I have tuned in to an episode of Grand Designs. Looking forward to seeing your amazing house take shape. My build thread: Custom build on 40 acres viewtopic.php?f=31&t=75656 Re: Custom Build - Tolmans Hill, Tasmania. 12Feb 15, 2015 9:49 am Update: Its been a couple of long weeks since our last post so here is an update. Planning Permit: The plans are still in planning permit stage. They came back and said we need to provide a stormwater run off diagram as well as a cross section of the driveway, so they can ensure it meets the standards for steepness, change of elevation etc. These were provided two weeks ago, but will be giving them a call this week to 'make sure' they have received the amended plans (and to make sure they know we need them back asap!) We have been in contact with our building surveyor to suss out the process for receiving certification of likely compliance, all seems to be a straight forward process there. Once plans are out of council, the Cert of Likely Compliance is done, then sent back to council for Plumbing and Building permits. As this stage of the pre-build is being done by us I made a little spreadsheet to help those doing it in the future. This may change depending on your councils requirements but its relevant for Hobart/Tasmania at least. Business Contact Cost Comments Land Surveying John Bamford & Associates $550.00 Required by architect Soil Test GEO Solutions $495.00 Receive report and form 55 Planning Permit HCC n/a $750.00 $500 fee + $250 for advertising Plumbing Permit HCC n/a $525.00 approximate Building Permit HCC n/a $400.00 approximate Tas Water Tas Water n/a $- Stat dec form to be filled out and sent in Architectual Plans Core Collective $7,000.00 approximate Structural Engineer Gandy and Roberts $1,358.50 Will require further billable time(approx $800) Building Surveyor Eaglings Building Surveying $1800 approx. Energy Rating Building Assessment Services $517.00 Required for building permit I took a little 1.8t digger up to the block yesterday to have a bit of a scratch around. We took it up there to dig some holes roughly where the corners of the house will end up, and one right in the middle of the slab. It was really beneficial to plot out where the house would be to get an idea of how the space is going to work. We dug the holes to check to see if the soil report was accurate (as they only used a hand auger) and to try and get a feel for where the rock is under the ground and how hard it is. This will give us a better idea of what size machine to hire for the site cut. We also scratched back the edges of the site to define the boundary line. I took up the chainsaw the lop up some fallen trees on the site. Will cart these away later on, as you can see from the pictures it wasn't the most pleasant of days yesterday! As you can see from an earlier image of the site, I have already started clearing most of the large vegetation (it was initially like the block on the upside of us). Makes it much easier to work with. Most of the larger trees are within our building envelope or within 1m of our boundary so will be toppled over with the larger excavator and lopped up when the site cut is done. The findings from the 5 holes was good. we have approx. 600mm of good topsoil, 600mm of more dense clay type soil, but not putty clay, and then rock. We found that we hit rock at 1200mm in all holes, meaning the rock follows the natural contour of our block, which I believe it better than all over the place. As you can see from our plans, we need to cut in around 1.5/2m on the back end, so I think a 14t machine with a good rock breaker should do the trick. We had a small pick on the 1.8t digger and it was able to break it up a bit. Here are a few images. http://i1122.photobucket.com/albums/l526/Brendan_Sumpton/IMG_9275_zpski8qrtbr.jpg http://i1122.photobucket.com/albums/l526/Brendan_Sumpton/IMG_9279_zpstdckdq64.jpg http://s1122.photobucket.com/user/Brend ... g.html?o=0 http://i1122.photobucket.com/albums/l526/Brendan_Sumpton/IMG_9293_zpskpgw76yv.jpg http://i1122.photobucket.com/albums/l526/Brendan_Sumpton/IMG_9284_zps8uesamko.jpg http://i1122.photobucket.com/albums/l526/Brendan_Sumpton/IMG_9283_zps2z30httq.jpg http://i1122.photobucket.com/albums/l526/Brendan_Sumpton/IMG_9279_zpstdckdq64.jpg http://i1122.photobucket.com/albums/l526/Brendan_Sumpton/IMG_9296_zpsprvtmdyj.jpg A monster house around the corner http://i1122.photobucket.com/albums/l526/Brendan_Sumpton/IMG_9281_zpsqh3ru6ed.jpg Another neighbours site cut - wowsers! These poor buggers were also slugged with a BAL of 29! http://i1122.photobucket.com/albums/l526/Brendan_Sumpton/IMG_9316_zpsqogutx2l.jpg While we are waiting for planning permit, we are busily organising confirmed quotes, which are proving difficult. It seems that no one wants work! We are also picking out colours for renders and internal walls, fun times. Another update soon. Re: Custom Build - Tolmans Hill, Tasmania. 13Apr 07, 2015 10:07 am How is your amazing house going? My build thread: Custom build on 40 acres viewtopic.php?f=31&t=75656 Re: Custom Build - Tolmans Hill, Tasmania. 14Jul 04, 2015 3:28 pm Update. A very long process of getting started is finally over. Issues this far. 1. builder missed a stage off the contract 2. changed jobs 3. council took way too long 4. required a sealed driveway (all 40m or so) so that had to be factored in 5. payment stage 1 and 2 was over 50% of total build cost and bank didn't like that 6. valuation of property took way too long (contracted by the bank) However, everything has been approved, finance has been settled, contract has been settled and we are currently underway. Start date 16th June 2015. Site Cut: - Went very well, no hard rock found, used a 22T machine and did most of the cut with the mud bucket, only changing to the toothed bucket for one section. The only problem with using this size machine was that we had to use some of the fill from the cut to make a flat pad for the machine to sit on as it had a too greater swing and reach on it. We had to then remove this fill as the engineer wouldn't sign off on the fill used (even though it was mostly gravel/small rock and dirt) as he couldn't accurately calculate the compaction rates required. - the site required a spoon drain at the top and bottom of the cut, which helps keep the site clean and dry, especially building in winter. - The builders have made a small site shed which keeps them happy! - There is a new subdivision being constructed above us, and I made some enquiries to see if we can drop our site fill off to them, and after a little hesitation to start off with, the agreed! Saved a lot of time and money in tip fees which is great. - At the moment the footings have been dug and we have been finalising any last minute changes to the slab such as electrical and plumbing. - Tas Networks (our electrical supplier) has been contacted to hook up power, and then we have our retailer (Aurora energy) back up to connect it finally, along with our electrician....not a complicated process at all, even though both are government owned! - The footings should be poured on Wednesday next week. - After that we need the CLINKA bricks to form the slab base as well as the CLINKA slab insulation which should be delivered on Monday 6th July. Here are some pics! http://i1122.photobucket.com/albums/l526/Brendan_Sumpton/20150619_144657_zps1yoxze1c.jpghttp://i1122.photobucket.com/albums/l526/Brendan_Sumpton/20150619_145601_zpsyynrj0yx.jpghttp://i1122.photobucket.com/albums/l526/Brendan_Sumpton/20150625_165459_zpstjiukahs.jpghttp://i1122.photobucket.com/albums/l526/Brendan_Sumpton/20150625_165633_zpspogjepxm.jpghttp://i1122.photobucket.com/albums/l526/Brendan_Sumpton/20150627_113439_zpswe8rvqbp.jpg http://i1122.photobucket.com/albums/l526/Brendan_Sumpton/20150619_144708_zpsztmt5acc.jpg Further updates shortly. Re: Custom Build - Tolmans Hill, Tasmania. 15Jul 04, 2015 3:48 pm WOW!!! I just LOVE your view Congratulations to the start of your build!!! The worst part is over! Live Love Lough Building thread: https://forum.homeone.com.au/viewtopic.php?f=31&t=74918 Building blog: http://uniquebyeva.com.au/ourhome/ Our food forest blog: http://www.foodforestcookery.com Re: Custom Build - Tolmans Hill, Tasmania. 16Jul 04, 2015 6:23 pm Gorgeous view in a great area! We used to live up Mount Nelson, I love Hobart, it's beautiful Jen (& Dave) Plantation Bronte, Ormeau Ridge, Gold Coast QLD 12/03/2015 - Commencement... 26/08/2015 - Handover! viewtopic.php?f=31&t=76446 Re: Custom Build - Tolmans Hill, Tasmania. 17Jul 04, 2015 9:25 pm Posting to follow, good on you for getting to site start Custom build Northern NSW viewtopic.php?f=31&t=72217 Re: Custom Build - Tolmans Hill, Tasmania. 19Jul 05, 2015 6:32 pm Congratulations on making a start! My build thread: Custom build on 40 acres viewtopic.php?f=31&t=75656 Re: Custom Build - Tolmans Hill, Tasmania. 20Jul 05, 2015 8:24 pm That is a great view. And I second that it feels like an episode of Grand Design!!! It's fantastic. Howdy all. I am looking for feedback on what people would do to maximise and make an area as flat as possible. First, out the front of the house is a sloping hill, pretty… 0 21149 I brought terry road box hill in June 2022 House was meant to be completed Nov 2023 That did not happen I had to chase them so much to the land Registration and… 0 3087 I'd get the gutters to match your roof and pipes to match the paint - otherwise they become a feature. Nice pick with the paint colours! 1 35345 |