Browse Forums Building A New House Re: Choose which builder/Floor Plan? 27Apr 17, 2020 12:31 pm ddarroch With that many western windows I think you'll have a hot home. Heat rises, you have an open staircase that will act like a chimney, so I'd say you'll have a hot master bed too. Why build such a large home if half the rooms will go unused? If it's for resale value I'd do the sums. I doubt they'll stack up. The exception is of you're an owner builder, & are planning on selling in a year or so. If it's a long term move, & you're not planning on having a large family soon, I'd be building a smaller home. It will be cheaper to build, maintain, heat & cool. It will also be quicker to clean. A smaller home will mean a better connection to the outdoors, & should have better access to northern light. A local home here, with a very narrow northern frontage, has the garage separated from the rest of the home. A private courtyard behind the garage, then northern living areas at the front of the home. A very successful approach. Though it's a long block, so may not be achievable in other cases. If building a smaller home, you could spend the saving on design. Employing an architect to design a home that works with the block. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Maybe this is more ideal if I apply to change the crossover? Re: Choose which builder/Floor Plan? 28Apr 17, 2020 2:16 pm Your courtyard will be almost always shaded out by 2 stories of your house and your alfresco will be shading out your family room, so during the winter it will be chilly, esp. considering lots of glazing on the south and east.
Is there a way to move Bed 3 and and Bed 2 over family room/courtyard area? My block a similar orientation as yours, but my block is in cul-de-sac, so I have an option to have both north facing private front yard with with retractable roof patio to be used during winters and spring/autumn and fully covered south facing patio and back yard to be mainly used during hot summer days. My architect initially was proposing courtyard too and I am happy I have decided not to proceed with it. Re: Choose which builder/Floor Plan? 29Apr 17, 2020 2:19 pm alexp79 Your courtyard will be almost always shaded out by 2 stories of your house and your alfresco will be shading out your family room, so during the winter it will be chilly, esp. considering lots of glazing on the south and east. Is there a way to move Bed 3 and and Bed 2 over family room/courtyard area? I'm planning to remove the covered alfresco so it becomes a massive courtyard and hence open up the light into kitchen/living/dining. I don't think I'll be able to relocate much for rest of the plan. Re: Choose which builder/Floor Plan? 30Apr 17, 2020 2:23 pm Jason526 alexp79 Your courtyard will be almost always shaded out by 2 stories of your house and your alfresco will be shading out your family room, so during the winter it will be chilly, esp. considering lots of glazing on the south and east. Is there a way to move Bed 3 and and Bed 2 over family room/courtyard area? I'm planning to remove the covered alfresco so it becomes a massive courtyard and hence open up the light into kitchen/living/dining. I don't think I'll be able to relocate much for rest of the plan. You need run to sun/shade analysis to visually analyse how the height of your house will be shading out your courtyard and family room. From what I know, it is likely to still be an issue during pm hours. You can do it with Sketch Up. Re: Choose which builder/Floor Plan? 32Apr 17, 2020 2:34 pm alexp79 And also consider removing wall between your study and the lounge, so it becomes one open space with lots of light and passive solar gains. The latest photo I attached is not the original floor plan orientation. If you scroll back or even onto page one, you will see one where the garage is at northeastern corner and courtyard is at west side. That was the original plan for my block. But others have been telling me the western sun in summer afternoon is too harsh. House will get too hot. I am so confused... Re: Choose which builder/Floor Plan? 33Apr 17, 2020 2:47 pm Jason526 alexp79 And also consider removing wall between your study and the lounge, so it becomes one open space with lots of light and passive solar gains. The latest photo I attached is not the original floor plan orientation. If you scroll back or even onto page one, you will see one where the garage is at northeastern corner and courtyard is at west side. That was the original plan for my block. But others have been telling me the western sun in summer afternoon is too harsh. House will get too hot. I am so confused... Well, I was talking about the latest plan. If you remove that one wall between study and lounge, it will work out well. Courtyard on eastern side is certainly better as you will be getting more of less harsh morning sun. Re: Choose which builder/Floor Plan? 34Apr 17, 2020 3:11 pm alexp79 Jason526 alexp79 And also consider removing wall between your study and the lounge, so it becomes one open space with lots of light and passive solar gains. The latest photo I attached is not the original floor plan orientation. If you scroll back or even onto page one, you will see one where the garage is at northeastern corner and courtyard is at west side. That was the original plan for my block. But others have been telling me the western sun in summer afternoon is too harsh. House will get too hot. I am so confused... Well, I was talking about the latest plan. If you remove that one wall between study and lounge, it will work out well. Courtyard on eastern side is certainly better as you will be getting more of less harsh morning sun. I'd like to turn that area into a guest bedroom. Re: Choose which builder/Floor Plan? 35Apr 17, 2020 3:50 pm Jason526 ddarroch With that many western windows I think you'll have a hot home. Heat rises, you have an open staircase that will act like a chimney, so I'd say you'll have a hot master bed too. Why build such a large home if half the rooms will go unused? If it's for resale value I'd do the sums. I doubt they'll stack up. The exception is of you're an owner builder, & are planning on selling in a year or so. If it's a long term move, & you're not planning on having a large family soon, I'd be building a smaller home. It will be cheaper to build, maintain, heat & cool. It will also be quicker to clean. A smaller home will mean a better connection to the outdoors, & should have better access to northern light. A local home here, with a very narrow northern frontage, has the garage separated from the rest of the home. A private courtyard behind the garage, then northern living areas at the front of the home. A very successful approach. Though it's a long block, so may not be achievable in other cases. If building a smaller home, you could spend the saving on design. Employing an architect to design a home that works with the block. I have another idea! To use the floor plan from GJ, maybe I should apply to council to change my crossover/driveway to the other side. So I can build garage to the NW corner. Another thing though, there is a 3m setback requirement from the west side. I wonder if that applies to garage part too? So you mean you have a 3m setback down the western boundary of your block - an easement down this side? That would certainly complicate matters even more. Do you have a pic of the block's plan? Hard to offer any real advice without knowing the surroundings. Whether it is a flat block. Whether there's neighbours close to your east, south or western boundary. Whether they are single or double storey. Whether there is bushland with tall trees, to offer shade. Re: Choose which builder/Floor Plan? 36Apr 17, 2020 4:06 pm ddarroch Jason526 ddarroch With that many western windows I think you'll have a hot home. Heat rises, you have an open staircase that will act like a chimney, so I'd say you'll have a hot master bed too. Why build such a large home if half the rooms will go unused? If it's for resale value I'd do the sums. I doubt they'll stack up. The exception is of you're an owner builder, & are planning on selling in a year or so. If it's a long term move, & you're not planning on having a large family soon, I'd be building a smaller home. It will be cheaper to build, maintain, heat & cool. It will also be quicker to clean. A smaller home will mean a better connection to the outdoors, & should have better access to northern light. A local home here, with a very narrow northern frontage, has the garage separated from the rest of the home. A private courtyard behind the garage, then northern living areas at the front of the home. A very successful approach. Though it's a long block, so may not be achievable in other cases. If building a smaller home, you could spend the saving on design. Employing an architect to design a home that works with the block. I have another idea! To use the floor plan from GJ, maybe I should apply to council to change my crossover/driveway to the other side. So I can build garage to the NW corner. Another thing though, there is a 3m setback requirement from the west side. I wonder if that applies to garage part too? So you mean you have a 3m setback down the western boundary of your block - an easement down this side? That would certainly complicate matters even more. Do you have a pic of the block's plan? Hard to offer any real advice without knowing the surroundings. Whether it is a flat block. Whether there's neighbours close to your east, south or western boundary. Whether they are single or double storey. Whether there is bushland with tall trees, to offer shade. No easement on the west, easement is down the back. Only has left side neighbour in a single storey. Right side and back are park paths. No major trees either. I'll attach a council planning document. I'm no expert, maybe I understand it incorrectly. Re: Choose which builder/Floor Plan? 37Apr 17, 2020 4:06 pm ddarroch Jason526 ddarroch With that many western windows I think you'll have a hot home. Heat rises, you have an open staircase that will act like a chimney, so I'd say you'll have a hot master bed too. Why build such a large home if half the rooms will go unused? If it's for resale value I'd do the sums. I doubt they'll stack up. The exception is of you're an owner builder, & are planning on selling in a year or so. If it's a long term move, & you're not planning on having a large family soon, I'd be building a smaller home. It will be cheaper to build, maintain, heat & cool. It will also be quicker to clean. A smaller home will mean a better connection to the outdoors, & should have better access to northern light. A local home here, with a very narrow northern frontage, has the garage separated from the rest of the home. A private courtyard behind the garage, then northern living areas at the front of the home. A very successful approach. Though it's a long block, so may not be achievable in other cases. If building a smaller home, you could spend the saving on design. Employing an architect to design a home that works with the block. I have another idea! To use the floor plan from GJ, maybe I should apply to council to change my crossover/driveway to the other side. So I can build garage to the NW corner. Another thing though, there is a 3m setback requirement from the west side. I wonder if that applies to garage part too? So you mean you have a 3m setback down the western boundary of your block - an easement down this side? That would certainly complicate matters even more. Do you have a pic of the block's plan? Hard to offer any real advice without knowing the surroundings. Whether it is a flat block. Whether there's neighbours close to your east, south or western boundary. Whether they are single or double storey. Whether there is bushland with tall trees, to offer shade. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Choose which builder/Floor Plan? 38Apr 17, 2020 4:06 pm ddarroch Jason526 ddarroch With that many western windows I think you'll have a hot home. Heat rises, you have an open staircase that will act like a chimney, so I'd say you'll have a hot master bed too. Why build such a large home if half the rooms will go unused? If it's for resale value I'd do the sums. I doubt they'll stack up. The exception is of you're an owner builder, & are planning on selling in a year or so. If it's a long term move, & you're not planning on having a large family soon, I'd be building a smaller home. It will be cheaper to build, maintain, heat & cool. It will also be quicker to clean. A smaller home will mean a better connection to the outdoors, & should have better access to northern light. A local home here, with a very narrow northern frontage, has the garage separated from the rest of the home. A private courtyard behind the garage, then northern living areas at the front of the home. A very successful approach. Though it's a long block, so may not be achievable in other cases. If building a smaller home, you could spend the saving on design. Employing an architect to design a home that works with the block. I have another idea! To use the floor plan from GJ, maybe I should apply to council to change my crossover/driveway to the other side. So I can build garage to the NW corner. Another thing though, there is a 3m setback requirement from the west side. I wonder if that applies to garage part too? So you mean you have a 3m setback down the western boundary of your block - an easement down this side? That would certainly complicate matters even more. Do you have a pic of the block's plan? Hard to offer any real advice without knowing the surroundings. Whether it is a flat block. Whether there's neighbours close to your east, south or western boundary. Whether they are single or double storey. Whether there is bushland with tall trees, to offer shade. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Choose which builder/Floor Plan? 39Apr 18, 2020 11:51 am Is it parkland to the east, or just a path, to a park to the south? If it's parkland I'd certainly be facing the home to the east. Much better to be looking at parkland than the western neighbour. Even if it's just a path, I'd rather be looking at that instead of the western neighbour. Yep, with this plan you're pretty much going to have to choose whether you want morning sun in your courtyard & living areas, or afternoon sun. Not both. I'd choose morning sun, because you certainly don't want hot afternoon summer sun in your home. As mentioned, that 2 storey area at the from will shade your courtyard, & maybe even your living area behind it. If you don't need that second storey, above the front lounge room, I'd be keeping that area to a single storey, to reduce shading in winter. It would actually be preferable to have a second storey above the rear living area. The master could go here. You could then choose between north, south & east windows for cross ventilation. Ensuite & robes to its west, lots of juggling with minor bedrooms & other upstairs rooms to get it all right. So a C shape for the lower level, & a L shape for the upper level. Re: Choose which builder/Floor Plan? 40Apr 18, 2020 12:51 pm ddarroch Is it parkland to the east, or just a path, to a park to the south? If it's parkland I'd certainly be facing the home to the east. Much better to be looking at parkland than the western neighbour. Even if it's just a path, I'd rather be looking at that instead of the western neighbour. Yep, with this plan you're pretty much going to have to choose whether you want morning sun in your courtyard & living areas, or afternoon sun. Not both. I'd choose morning sun, because you certainly don't want hot afternoon summer sun in your home. As mentioned, that 2 storey area at the from will shade your courtyard, & maybe even your living area behind it. If you don't need that second storey, above the front lounge room, I'd be keeping that area to a single storey, to reduce shading in winter. It would actually be preferable to have a second storey above the rear living area. The master could go here. You could then choose between north, south & east windows for cross ventilation. Ensuite & robes to its west, lots of juggling with minor bedrooms & other upstairs rooms to get it all right. So a C shape for the lower level, & a L shape for the upper level. I think you are right. I like that idea. Now it will be up to the builder whether they can do the alteration and build it. Hi Mofflepop, I would recommend finding a building designer to prepare plans, they should design to your specified budget. The benefit is you can tender the project out… 9 20420 Thank you. 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