New Off Grid Rural Solar Passive Design for Wide Bay
11 years ago
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What could Australian homes learn from the rest of the world?
Comments (135)I'm amazed that this discussion has carried forward for nearly two years! In that time I have moved to another coastal area (cooler climate and better proximity to children) and this time found most of the discussion still rings true. Finding another home here was an incredibly frustrating journey made all the worse by a mad investor rush in the area just when we arrived to start our home search. That search took the best part of six months and in the end there would only be three or four houses to choose from in any week. Result? A rushed purchase, a desperately inadequate building inspection and failure on my part to notice poor bathroom tiling, shortage of closet and storage pace, just how small the lounge room really was, and etc. I disappointed myself because I had let the pressures beat me and now we are trying to resolve all of these issues in a home designed and built by one of this states most respected project home builders 25 years ago. Having now studied the floor plan with more care I realise it was put together (designed) in modular fashion - most bedrooms have similar dimensions and the living areas are all approximately the same size as if the designer simply juggled three boxes of one size and four of another size and then worked out traffic flow. Then he must have thrown them all in the air to see how they would land and that was design number two! And etc and so on. This house aside, we looked at a great many during the six months because we had to broaden our search above and below budget trying to find something. There were massive termite problems, leaky roofs, asbestos galore, gazzumping at every turn, almost all but the most expensive properties suffered at least one substantial fail for the most basic of needs and to top it off the best home in our price range just happened to be built on flood prone land - approved by council who put the flood signs up less than five years earlier. We live and learn. Then there were the real estate agents, but that would take another two years and I doubt the internet has enough free page space available!!! OK, I hear you, they're not ALL bad......See MoreNeed help with design of 5 bedbroom off the grid/solar passive house
Comments (36)My house is also built at the top of a hill, the summit and is cut into a cliff. We bought it, it was built in the 90s and the orientation is entirely wrong. The living areas face west and all bedrooms are in the east. The master is exposed to the western and the northern sunshine. It’s nice in the winter and entirely unbearable in the summer. The same goes for my living room. We take extra long holidays in the summer to avoid being at home. The home had no insulation in ceilings, and raked ceilings. So the first thing we did was remove the roof sheeting install battens to create a cavity and installed R3.5 insulation. We are also upgrading installing new windows to upgrade the glazing on the western windows and looking to put insulation in all the walls It also gets really windy, so windy. So I understand your concerns. When it gets windy the entire house shakes. So the next thing will be to improve the bracing. There is a 3-4metre clearance under our home for storage. We could do a build in under. Even with the positioning of our shed and close proximity to the home it does little to shelter from the wind. We are considered the building an “outdoor room” which would act as an alfresco with skylights, lounge, pool and kitchenette that could act as an outdoor entertainment area when weather permits. I just did a sustainable design for a client nearby. I am so jealous of her amazing home. Her land is smaller then my land and her land cost the same price as my house and land. So I am grateful for what I have....See MoreRural - New Build on acreage
Comments (9)Hi @Mosh, you have some big questions there and rightly so. Many of these question depend on so many factors. I am going to restrict my response to some general advise. 1. Parts of the Lower Hunter Valley are subject to Mine Subsidence districts. This is not all bad, but it may have an impact the design of the footings to ensure your home can handle some level of substance. If your property falls within one of these areas it actually means if you follow all the requirements set-out by the mine subsidence board and your home is still damaged repairs will be compensated. If you live across the road and are not within the zone, you should still build to the requirements for your own pease of mind and know that if any thing happens your are outside the area and will not be compensated for damage. Please do not view this as a big impediment but you should be aware of this and have legal advise on the impacts of your chosen property. You can further investigate this through the NSW Mine Subsidence Board. 2. Definitely visit the Your Home website. it is a valuable resource on the design aspects of the home. 3. Budget - Try and get an understanding of what can be achieved for what budget. You will naturally need to spend more on services such as Sewer, Power connection (if you have on or not) it is very real possibility that you can live off the power grid these days, but this will require careful consideration of energy use of the home. This will actually make this home much more liveable not something I think you would ever regret. As you cruise around the Houzz many of the beautiful images you will see will have a price tag of $3500/m2 or more as a custom build. If you go with high volume building company the price tag /m2 will come down along with the quality and you should also give some thought about the running cost of a home over time, the typical project home will have greater heat gain and loss requiring more $$ to run. You will also for go a level of choice and flexibility with a volume builder. Have a look around a some of the prefabricated solutions there are higher end options that give a quality outcome for less than a full custom build, but still on the upper end of the project home prices. To give a little sense of budget, if you view the Concord House in my profile. It was $3000/m2, but this was brick and concrete construction which will firstly place it on the upper end of the pricing scale. There is not a huge budget on this project, spent on finishes on this project. Also note that this is a /m2 rate that has all site costs, driveways, landscaping, built in joinery, light fittings & blinds. it is ready to live in. It will be hard to get this type of /m2 from a volume builder. Another new home not on my profile that was timber frame construction was costed at $2800/m2 more recently. If you ask most architects they should be able to tel you where their work lands. These cost /m2 are on the low end of the architectural homes. Located in the Hunter Valley I should add much additional cost to your home. There are plenty of local builders with there trades and suppliers used to working in the area. Expect as a minimum $1800-2000/m2 from a volume home builder by the time you have your sewer, site cost, minimal external landscape, power connection, required insulation (I have seen pricing exclude Basix requirements which you can not avoid), light fittings, window furnishings. This may drop a little if start to build a very large home. I know this doesn't answer all you questions, but I hope this helps some....See More5 Acre block - How would you design it? (see pics)
Comments (16)Hi Mark, Just saw your requirements and proposed site a few moments ago, seems to be a great site, congratulation on your purchase, seems to be a glorious block, and your approach in obtaining information before you build or doing any documentation will pay off in the long run. Generally, the item that takes the most time is the design – what the house looks like, the position of the house orientation and deployment of rooms, and appropriate choice of materials. This is the greatest investment of time and money, after you have a design that you are happy with you may approach the documentation in different ways. The design is generally generated by 3 principal steps – (some of the information you have already provided) Site constraints - especially orientation, existing structures to be retained, views, etc. The slope on a 5-acre property is very important for – flooding, drainage – both stormwater and blackwater (sewage) if a septic tank has to be provided so this should be done by Land Surveyor or yourself if you can use a level appropriately Water collection for a dam position – especially if it has to be for potable water. Soil type - for building location to have a good bearing. Weather – for roof design – (You have terrific temperature variation - Hight 29 summer and 11 min winter) other issues would be prevailing wind direction, and maximum rainfall as this may impact on the design of the roof and drainage direction and storage or dissipation. And other Site constraints like – native and/or feral animals and pests, etc. and how you are going to use the five acres - Kitchen Gardens, chickens animals, pets and which rooms will have views and which rooms must have views and which views, etc. I would consider siting would be one of the most important decisions in this design proposal, probably site all other activities first and the house last. Brief – number of rooms like bedrooms bathroom etc (Some information you have already provided) You mentioned issues with your knees, thus the number of steps in and out of the house would need to be minimal (if any) so drainage to avoid flooding would be an issue as the floor level may be close to the ground if using a slab. to Your requirements for a family of four – they might have outdoor activities and pets that may impact the design internally and external areas. Special interest – like cooking, storage of food f you are a long distance from town, etc Budget (Some information you have already provided –(500) Will this included site works like the dam and other specialized areas. Will this include the cost of driveways. Will the project go to tender or will it be subcontracted or self build. Is there power (solar power), water, and gas on the site – are they required, and do they impact the budget. Then there is the process of initial design and revisions, followed by Town Planning Permit if required, and Working Drawings Documents for a Building Permit which is always required. As you may be well aware this is a long process, and taking your time with it will pay dividends – you do not want to wake up day and say – “if only I took more time” or “was not so stingy in obtaining advice” I would not be in this pickle. If you take your time and purchase adequate advice and things go wrong at the very least you cannot blame yourself and that in my opinion is a great relief. Just drawing multiple plans without a structured process can prove difficult and non-rewarding especially in the long run. If you feel that I can be a benefit to your project please send me an email so that we may continue the conversation and get to a design proposal. I would like to work on your project and have worked successfully on similar projects before. If you require further information or have any concerns about the included information, contact me as soon as possible. Regards Michael Manias MANIAS ASSOCIATES BUILDING DESIGNERS P: (03) 9347 7347 M: +61 0417 567123 W: https://www.houzz.com.au/pro/maniasassociates/__public e: mm407p@gmail.com...See More- 10 years ago
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