Unfortunately Jane these things don't count as they are not part of the building fabric , according to code. We have in built pelmet and curtain system for privacy if needed. And there will be pull down shade on north aspect to stop golf balls before they hit that big section of glass.

Is triple glazed glass an option (common solution in the UK)? Could the double or triple glazing be combined with a low-E glass coating to improve thermal control (less of an option in colder climates)? Can you make up "points" in other areas such as increasing the thermal mass in the non-brick walls and ceilings with phase-change material or by the strategic use of concrete floors?

I agree with MB - form follows function and energy efficiency should be any architect/designers priority from the second you meet with them.

Can you add a sedum green roof to work in conjunction with your solar panels?

The roofing over your big balcony - could you amend that to be an auto controlled louvre roof that will control sun hitting your windows - especially in winter.

Can you use concrete construction for the floors so that you can make the most of thermal mass heat gain and loss?

Ok firstly we have all council approval barr this which is stopping the build, it is at state level the approval comes from for energy rating .

No one makes double or triple glazed frameless sliding glass and the weight factor is huge.

Yes i am pissed off that this has come at last minute and don't get me started on designers and architects, i sacked the first and thinking about second now!!

Not sure about cement floor, it to would add huge weight and cost, plus i would have to re-engineer. I have got price on XLAM floor as it doesn't have heat loss that cement has at night when cools down. But not sure how it rates in there figures.

Yes i could build with walls first but given that this is so much in public eye on golf coarse someone is sure to dob me in.

Due to estate rules green roof is out. And the west is the balcony area where we need max shading in summer.

I need to know how to get this thru code.

Glass is as follows south 5m, West 7.5m, North 10m an all 2.7m high. We need this to maintain our 180 degree coastal view which is what makes this so important.

South is the headland

Interior mock up

Yes i have a fully cad model that gives me light and shadow . Better than what i paid bloody architect for.

Never heard of phase changing material ?

I hadn't heard of phase change material (PCM) either until recently.

I was wondering about what options there were to increase thermal mass in a non-brick building ( i.e., stud wall with veneer and plasterboard) and I came across the idea of PCM. The products I've read about fit between wall studs and floor joists. They contain a substance that changes phase depending on the temperature (like ice changing into water and vice-versa) . The phase change results from the adsorption or re-release of heat. They can and should be used along with regular insulation. Overall I don't know how effective or cost effective they are. This isn't a recommendation but if you're interested in finding out a bit more about PCM here's a link to Phase Change Energy Solutions who have a PCM product.

Doesn't help you but there is at least one company making PCM glass. The company is based in Switzerland, but they also have a distributor in the US, not sure about Oz. The product is very thick, heavy and expensive. In the photos I've seen of it, it also seems to have a frosted appearance. The company is GlassX the product is called GlassX Prism.

Article on the state of PCM in Australian building design industry, discusses the use of PCM products in Oz and mentions a few companies and products.

It also mentions GlassX products, apparently their Crystal product doesn't have the frosted look (but it is still thick, heavy and expensive).

Does using 19mm high performance glass make enough difference?

What about using a system with frames to use double glazing? Sure it's not frameless but it'll make life a lot easier. What about a combination of different glazing systems from south to north?

Or as noted before reduce the glazed area. Rather than full height drop the height down to reduce the area.

I'd still change designers though because if this hasn't been considered until now what other hidden 'land mines' are there around to trip you up and lighten your wallet even further. A new (good) designer will go through the plans and assess what needs amending. Designing is complicated and complex and needs a lot of thought, planning and forward thinking.

Thank you all kindly for your great input, I think second consultant and maybe 3rd designer will be happening.

It does grieve me not to have floor to ceiling glass .

I like the idea of of PCM and will strongly explore that today.

X glass may be to big for frameless, but i will let you know.

Thank you all again , regards doug

Of course it is your choice but personally speaking I currently live in an rented apartment with full width floor to ceiling windows facing a great easterly view.

I find the windows a real pain as they allow too much heat in on summer mornings and you can feel them sucking the heat out of the room in winter as soon as you stand close.

In my opinion the bottom 1m of the window is a waste (unless I wanted to admire the view lying on the floor)

Similarly anything above 2m is a waste. as i won't be standing on a chair to look out of the window.

HI Doug, just wondering how you got on with your designer and your beautiful home?

44tonne of panels and 23 tonne of steel, plus further toping of another of 10 tonne concrete that will link/secure garage floor to outer wing.

Lot of engineering has gone into this, because of wind load. And highly reactive soil. We had to enlarge all the piers and add extra to cope with load.

No but they are all double glazed.