General We began planning for our house back in 2008 when we purchased a block of land, not far from beach and reasonably close to a good school in the area (as well as public transport).
In June 2009, we began design by working with local architect Philip Daffara (
PlaceSense) to develop the concept plans. We were thrilled that Philip was able to put in a lot of the preliminary thinking Michelle (an Environmental Engineer) and
Lloyd (a Rehabilitation Engineer - focusing on access) into the initial sketch plans.
We spent the next six months trying to negotiate remotely with building firms (while still based in Adelaide or on the move) to understand what we wanted and get some initial pricing. In the end we made no progress until we settled here in Jan 2010, and through contacts were suggested to try two builders, Coastland Builders Pty Ltd and another firm. In the end the rapport and understanding that Coastland demonstrated, as well as a realistic price, got us started on detailed specification with Mitch & Bron from there.
We made some subtle adjustments to improve winter sun, reduce costs (e.g. putting in 2700 ceilings, not raked ceilings etc), and some changes in layout, materials etc. Lloyd did lots of searching and sourcing to validate credentials of products and provide assurance of some of the less common materials. Final specification was achieved (within our budget of roughly $300k) by mid June. Some last minute changes were forced by the developer (through the purchase covenant) though we managed to stare them down about their 'strong desire' that we build slab on ground.
Construction began in July 2010, just as Queensland began a run of unusually wet weather that culminated in the Jan 2011 floods across the state. Despite the wet, a focused team and good planning by Mitch saw us in two weeks prior to Christmas 2011.
Some key features include: Key best practice environmental features (Your Home Technical Manual) for Zone 2 house with low diurnal fluctuation:
House, rooves, windows and eaves aligned to optimise: Solar hotwater and photovoltaic unit efficiency
Sun penetration into central deck, bedrooms and living areas from May to August
Shading of central deck, bedroom windows and living areas in summer
Elevated single room width pavilions with connecting verandah to enhance through breeze in summer and achieve high natural lighting to all areas. Breeze flow encouraged through external casement or louvre windows to catch breeze with internal louvres maximising cross-room flow.
Protection of rooms from (hot) western sun by water tank, solid walls and/or planting or screen.
Light coloured rooves and external walls
Vented roof and roof (R1.5), ceiling (R3.5) and wall (R2.5) insulation
Significant area of shaded and protected outdoor living space
Walk-in pantry has low ambient light and heat through venting, and protection from solar gain by insulation and water tank.
Solarblock™ glass fitted to key windows/doors. Office louvres allow regulation of both natural light and breeze into the office.
Open laundry area with indoor clothes hoist for wet weather drying
Energy Usage
We have solar hot water (with manual boost) and use LP gas for stove and oven. We have a 1.54kW grid connected Photovoltaic (PV) system that appears to provide about 80%+ of all electricity use. To increase the efficiency of the fridge, and to minimise the fridge size, a ventilated pantry was installed. A ventilated fridge is reported to save up to 30% energy on cost of running fridge, as well as reducing fridge size by allowing storage of fruit, vegetables and bread in the pantry. Heat from the fridge rises drawing cool air from under house up through floor vents then out through roof ventilation system. We now also have three small computer fans (drawing up to 10W total) in critical openings that can boost this flow when needed.
Considerable thought was also given to type and placement of lights:
- LED footlights on sensors are only lights installed in hallways.
- Halogen filament uplights rather than downlights in central verandah – to reflect light off white roof producing more effective overall lighting of the area;
- All other lights in house, are T5 fluorescent or CFL (compact fluorescent)
- External spotlights are all CFL stainless steel for long efficient life.
Water Rainwater is captured from the largest roof to a 10 000 litre tank. The second roof has been designed to fall towards the back so it can be plumbed to a second slimline tank (6000l) if required in future. However, our calculations (ATA, Tankulator) estimate that 10 000L should be sufficient for needs. All showers, toilets and taps are 4 star WELS rated. Washing machine has a 4.5 star water efficiency rating. Both bathrooms are constructed back to back, and placed beneath the solar hot water system to minimise plumbing and run for hot water. Presently rainwater from tank is used for garden, laundry and toilet. A second advantage of the raised house is that any future modification of plumbing to recycle kitchen/laundry water and/or bathroom grey water to garden areas is simplified.
Materials:
We've built the house with an elevated timber floor (laid on a 12mm ply base), and generally used timber throughout because of its low embodied energy (and when locally sourced, low impact) compared to concrete and brick. The frame etc is treated with LOSP treatment rather than the more toxic CCA.
Most of the outside is in Scyon Linea and Axon claddings which have low embodied energy, good strength and weather resistance, and insulation R values of 2.7 (with the glass-batt lining). Apart from the block on the garage, only two walls had to be rendered (to meet the developer's requirements). The deck and central verandah is constructed from MODWOOD (recycled or reclaimed plastics and wood products) with the added advantage it doesn't need retreating each 12-24mths.
We used Australian made PV cells, and required all electrical cabling to be Envirolex from Olex cables (XLPE) (since normal is PVC which is more toxic and can deteriorate over time). uPVC storm and wastewater pipes are used to avoid heavy metal risks into the environment.
Low VOC paints were used for walls, ceiling and skirtings. Mulches are sourced from the council and the raised garden beds made from recycled timber. Designing for Access Lloyd really wanted a house that would be welcoming to people of all abilities, and be suitable through the family's lifetime.
A key part of this was the cooperation and thought from Mitch Butler (the builder) who 'got' what we wanted here. The house achieves 8 gold and 8 platinum levels under the 16
Livable Housing Guidelines released by the Australian Government in July 2010. Key features include:
continuous and easy path of travel from street to all areas including 1:12 ramp, fingerprint front door and wide access doors
level floor in all areas achieved by recessing sliding door tracks and wet areas
handles, light and power switches at consistent levels and positions
guest room includes larger rocker style switches for lights and power sockets
accessible ensuite includes height adjustable shower with grabrail, hobless shower, toilet with side access for wheelchair user and semi-recessed vanity basins
kitchen and laundry area wider than normal for sufficient wheelchair turning space
large undercover areas for children play and parents sanity during wet years.
By putting in Cat6 ethernet cabling throughout, we have the flexibility to connect internet, telephone, audio/video, including telehealth or care automation into any bedroom or living area (now or in the future). The home-office enables visits by clients of all physical abilities, and is separate from other areas of the house for privacy.
Further details on the access features of the house and Livable Housing Guildelines are available at www.tech4life.com.au/accessible_living.html
The Gardens
The various garden spaces around the building each have their own unique attributes, and are a work in progress. The back garden in the south-west corner of block is protected from wind but with good afternoon sun. Three raised garden beds have been built to date for herbs, vegetables and citrus.
The herb garden is going well with parsley, thyme, basil, oregano, pineapples, strawberries (and a rouge tomato from compost). The vegetable patch has been planted and is now producing a range of veges. There are three citrus trees in bed beside the back steps. Shade loving plants such as ginger and mint have been planted in pots to allow them to be moved during the seasons.
On the north side, we have created raised mounds to facilitate drainage necessary for growth of the newly planted fruit trees. The all day light and heat with wall behind should create suitable microclimate for subtropical / tropical trees. Planting to date includes paw paw, avocado, mango and macadamia with banana to go in in Spring 2011.
The fence lines and front gardens are planted out with native shrubs and low trees to facilitate privacy and give plenty of space for birds, butterflies and other fauna.
How it works & The Golden Glossie Award It just does really. We had to install some bistro blinds onto the western screen to the central verandah to reduce (stop) the breeze through in winter but that has really been the only extra we've had to do.
The house has withstood intense rain, high sun and biting winds (though only by SE Qld standards 
) In June 2011, we won the Sunshine Coast Regional Council's Sustainability Award, the Golden Glossie 2011 for the house. A great reward.
People are welcome to give us a call or email to find out more, and if we can help, we will. This is a great way to live.>>
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(August 2011) (
