contents
14 24 33 72 FROM THE TEAM........................................................................................ 12 PROFILE Sarina Denton......................................................................... 14 PROFILE Anthony Pillinger................................................................. 16 PROFILE Michael Roxby........................................................................ 18 PROFILE Julian Bryant............................................................................. 20 PROFILE Brett & Kirsten Williams.................................................... 22 COVER STORY ON THE WATERFRONT..........................................................................24 Even with the ocean as a backdrop, this elegant Dunsborough residence holds its own.
COMMERCIAL A portal from heritage to the modern............................... 39 An iconic Perth site has once again been transformed with the recent emergence of an 11-storey retail and office complex.
Health and safety first.......................................................... 66 Architect and builder combine to achieve an award-winning health-care project.
ECO-WARRIOR.................................................................................. 72 There’s no denying the new Tuart Lakes Lifestyle Village clubroom commands attention, but look a little closer and there’s a lot more to this building than meets the eye.
TRAINING AND DEVELOPMENT Incentive training boosting skills........................................ 28 The Training Fund is helping to increase the number of skilled workers available to the construction industry by offering generous employment grants to employers.
MIXED-USE Five-star living............................................................................ 33 New high-end mixed use building with scope for personal touches.
4 The Builders Choice Magazine – September 2014
on the cover Sophisticated Oceanfront Home by Dane Design Australia Read our cover story on page 24.
contents
82
94
54
Building Blocks.......................................................................... 82
Forging premium Pilbara living.......................................58
A multi-million dollar state-of-the-art training facility will support WA’s building and construction industry.
The newest address in South Hedland.
a sound choice..........................................................................62 Slice of the Orient..................................................................... 94 Roxby Architects combined simple form with an overlay of a rich material palette to create Perth’s newest city-based Japanese restaurant.
These individually designed apartments set a new benchmark for beachside living.
Streamlined Sanctuary........................................................69
RESIDENTIAL High-end sustainability......................................................... 44 According to Eco-Logical Building, sustainable construction comes down to building homes that offer their occupants higher comfort and more health benefits.
Delivering the goods............................................................ 48 A modular approach transformed this apartment development’s construction process.
A striking architectural statement that complements its oceanside setting.
Eco-friendly facelift..............................................................76 A 1970s home gets the contemporary treatment with sustainable design.
Style & substance.....................................................................79 Proving environmentally friendly design does not sacrifice quality.
Visionary Villa............................................................................ 54
The great outdoors..............................................................88
Clever decisions transformed this Cottesloe home into a luxurious family retreat.
Two projects show the benefits of bringing the outside in.
6 The Builders Choice Magazine – September 2014
contents
84 90
33
94
97
34
Unparalleled ocean views................................................. 90
INDUSTRY NEWS & VIEWS
Style and performance come together for a 7.5 star beachside home.
5 things everyone in the building industry should know about the Personal Property Securities Register..........................................................................................96
MIXED-RESIDENTIAL BEATING THE HEAT........................................................................84 Smart design and lifestyle combine at Karratha’s newest estate.
New CEO for SEA.........................................................................97
Charity Home
WA steel winners reflect diverse market...................97
Heritage House...........................................................................94 A Broome charity home aims to improve Indigenous housing and create sustainability.
SUSTAINABILITY Future-proof your home......................................................98 Unlocking value in the backyard and designing houses for multi-use applications.
SUBSCRIBE NOW! YES! I would like to subscribe to The Builders Choice Magazine for just $39.95 + GST for a 1 Year Subscription Name:........................................................................................................ Company: ................................................................................................ Address: ................................................................................................... ..................................................................................................................... Suburb: .............................................................. P/C: .............................. Telephone: .............................................................................................. Email:.........................................................................................................
8 The Builders Choice Magazine – September 2014
PAYMENT DETAILS NAME: ........................................................................................... CARD NO: ................................................................................... VISA
MASTERCARD
EXP DATE: ...........................
SIGNATURE:.................................................................................
POST TO: The Builders Choice Magazine Subscriptions PO Box 1307 Wangara DC WA 6947 or email details to: admin@bpaust.com.au
contents
101
is produced quarterly by
Business Promotions Australia PO Box 1307, Wangara DC WA 6947 Ph: (08) 9409 5143 Fax: (08) 9409 3372 Email: admin@bpaust.com.au
Publisher Gary Boulos Editorial Team Louise Baxter, Emma Brown, Jo Campbell, Rachel Dally-Watkins, Jane Goldsmith, Keith Mexsom, Mark Scott, Admin/Artwork Co-ordinator Gina York Graphics Team Adam Carriero, Joelle Chan, Chris Wade
WATER EFFICIENCY Wise with water supplies..................................................... 99 Approval process made easier for developers using alternative water sources.
ALTERNATIVE METHODS OF CONSTRUCTION Why timber prefabrication has the wood on other building systems................................................................... 101
Sales Executives Rod Saggers, Mike Thake Accounts Julie Jones Printer Quality Press Distributor Northside Logistics
BUILDING PRODUCTS & SERVICES...................................104 DIRECTORY LISTINGS................................................................111 CAB Member Since November 2010
Correction In the June edition an incorrect Perkins Builders logo was printed on page 80. The correct Perkins Builders logo can be seen in this month’s article Health and safety first on page 56. We apologise for any inconvenience caused.
10 The Builders Choice Magazine – September 2014
COPYRIGHT: Copyright to all original material in this publication is owned by the publisher, Business Promotions Australia, and cannot be reproduced in any form, whole or part, without prior express written permission of the publisher. DISCLAIMER: While every effort is made by the publisher to ensure the accuracy of the content of this publication, responsibility will not be accepted for any errors or omissions. The publisher believes all information supplied and featured in this magazine to be correct at the time of printing. Placement of orders for advertisements by advertisers or their agents will be deemed as being an indemnification of the publisher against all liability, claims or proceedings arising from the publication of material supplied by them. All advertising shall comply with relevant State and Federal Laws and the advertising codes of the Media Council of Australia. The publishers and staff of The Builders Choice Magazine do not necessarily agree with opinions expressed throughout the publication.
Please note: The Editor reserves the right to alter and/or trim any submitted text (including advertisements and editorials) to ensure conformity with the publication’s style guide and space allocation.
THE BUILDERS CHOICE from the team
ONWARDS AND UPWARDS The Builders Choice underwent several major changes over the last quarter. For businesses that expect to thrive through the normal challenges of trading some sort of evolution is inevitable. We examined our structure and made conscious decisions based on what would be necessary to cement our position in the publishing world for many more years to come. With that in mind we have consolidated our editorial and design team with another successful publishing house. We trust you will continue to enjoy and support The Builders Choice – a product that we have supplied to the building industry for nine years. In our June edition we offered a free draw with three different prizes in return for our reader’s comments. We were amazed at the response, and would like to thank everyone for the time they spent giving us ideas for the future. The winners were as follows: First Prize -- A Merida Speeder T1 Gents Racer David Lavell of David A. Lavell & Associates Second Prize -- A three night break at Prideaus’s Margaret River Retreat Tristan Whelan of Hodge Collard Preston
We are featuring two modular builds this edition in a spectacular run-up to our summer season for innovative build techniques. The Adara Apartments in Success were constructed in just eight days by Goodland Building Company, while The Concorde South Apartments in South Hedland by Gold Star Consulting were built in just seven days. Both module projects were primarily finished to completion by the Hickory Group in Melbourne and delivered to site by ship and trucks. Meanwhile, the inspired transformation of a Cottesloe home into a luxurious family retreat by Craig Steere Architects and De Francesch Builders represents true world class design. This Visionary Villa in our residential section and is certainly worth a look. For our cover story this month we are featuring a Dunsborough holiday home, which is so close to the beach the owners could almost jump into the water from the eye-catching cantilevered balcony. This project is certainly destined to become an iconic Dunsborough landmark. Until our next edition in December, we hope you are able to take full advantage of the spring and enjoy the most reliable summer weather in WA! The Builders Choice Team
Third Prize -- A voucher for the Jet Flight Simulator experience Robert Markey of Markey Homes.
Australia’s Bike Parking Experts. New Product Brochure & Website Available Now. Made in WA
P: 1800 249 878 F: 1800 249 879 E: sales@cora.com.au indoor I outdoor I commercial I residential 12 The Builders Choice Magazine – September 2014
www.cora.com.au
up close + personal with
PROFILE
sarina denton Director – Sarina Denton Design // interviewed by merelyn demarte
What gave you the desire to commence your own design business? It was my passion for design, eventually turning what I did for relaxation into my career. It all started when I was eight years of age, my grandma told me she would love to have a new home to replace where she had lived for over 50 years, on the land purchased by my great-grandfather in 1903 in the first Spanish settlement. My grandfather was a stubborn Spaniard – or maybe just sentimental – and continually said ‘no’ so I designed houses and posted them addressed to my grandfather every week. Grandma eventually got her new home. After that I continued drawing plans as a form of relaxation. My career developed in the fashion industry, event coordination and magazine styling, and this path continued for over 20 years around Australia, based in Perth, and continued when my husband and I
Reg 2128
decided to move to Denmark in 1999 to bring up our new family. Once again, turning to drafting for relaxation eventually evolved into the decision to amalgamate all of my passions and skills, to study and become a qualified designer. I studied several forms of design as I wanted to offer all of my passions in a new career. In 2011 I qualified as an interior designer, graphic designer and surface designer and registered Sarina Denton Design Style Coordinate. Are there any specific types of projects you get involved in? I have taken on both commercial and residential projects. I love an entire project from drawing up initial plans and coordinating the project to completion and styling. I have especially enjoyed the creative element of commercial projects as they have allowed me to be push the boundaries of creativity.
painting service pty ltd M: 0418 958 680 A/HOURS Ph/Fax: 08 9582 3432
E: leifnissen@windowslive.com www.colourcraftpaintingservice.com
“Quality at the right price – All hours, All areas” 14 The Builders Choice Magazine – September 2014
THE BUILDERS CHOICE profile
I like to design sustainably using materials that are environmentally friendly. This is now becoming easier with more awareness in the industry.
NEWLIFE SOLAR
What inspires you the most? My clients – turning their thoughts into reality. I love fabric and vintage furniture, travelling and seeing beautiful forms of architecture. Where do you draw inspiration from? Designers from the 1950s and the amazing architecture of this time; this era of mid-century modern with its form and function, clean lines, simplicity and integration with nature is of great influence. Designers such as Alvar Aalto, Florence Broadhurst, Joseph Eichler and current designers such as the wonderful Kelly Hoppen. I am inspired by beauty all of the time. What are some of the challenges your projects bring with them? Projects in the Great Southern can sometimes be drawn out by the time it takes to receive goods, extending the length of a project. Our selection within the area is not as vast as if I was working on a project in Perth or even the Bunbury region. Although in saying that, it also gives the opportunity to be more creative using the many talented artists and cabinetmakers to create the bespoke furnishings that I love to design.
WA OWNED & OPERATED
SOLAR POWER SOLUTIONS RESIDENTIAL • COMMERCIAL • RURAL
Do you have a preference for any particular materials? I like to design sustainably using materials that are environmentally friendly. This is now becoming easier with more awareness in the industry. What is your business philosophy? At Sarina Denton Design it is our mission to make a space feel as though it has been designed and collected in a sense of expressing the personalities of the people that live amongst it, that it is an expression of who they are, ensuring that it is not only aesthetically pleasing, but also practical and functional. What do you enjoy doing when you’re not hard at work? I love to spend time at the beach, walking, swimming, snorkelling and recently trying to stay on a surf board. We are a surfing family so I am able to spend time with them at the place that I love. We pack the car for the day with a full esky, find out where the best waves will be and off we go. I love to sit on the beach with my camera and capture the beauty of what it has to offer. As I mentioned earlier my favourite form of relaxation has always been designing; I still find myself doing this but the ocean is where I can truly switch off. BC
GRID CONNECTED • HYBRID • OFF GRID Reduce your electricity bills, take control of your life to a better way of living. Solar self-sufficient eco-solutions – now and into the future. Day and night – if lightning strikes or if a storm blows in, you are self-reliant! PHONE TOLL FREE 1300 735 880 Fax: 08-9303 4808 Email: info@newlifesolar.com.au
www.newlifesolar.com.au
The Builders Choice Magazine – September 2014 15
up close + personal with PROFILE
anthony pillinger REGISTERED BUILDER – SWELL HOMES
// interviewed by merelyn demarte
How did you get started in the building and construction industry? I joined the building industry when I was 16 years old — 32 years ago. I started a small maintenance business called Right-Price Building Maintenance and did small repairs and patchwork for a few Terraces in Paddington, Sydney. My grandpa Henry Isaac was an old school handyman — and a Bondi tram driver — and he helped me on most of these jobs. It was a great way to bond with the industry and my grandpa, plus make a few bob along the way. What kind of projects does Swell Homes work on? We build 50 per cent extensions and 50 per cent new homes. While each building we do is a one-off reflecting our client’s brief, all of them are designed with solar passive and water-wise principles as a cornerstone. The best part of building wide and varied styles of homes is that it keeps the process fresh for me and my team, while giving clients a lot of input into the feel of their build. What makes Swell Homes’ approach unique? We have taken our time in training our growing team, and have enjoyed the planned growth. Getting to where we are now is a result of providing great customer service from bottom to top, and direct communications between the builder and the client throughout the process. This may not be unique, but it is very important. What does make us unique is the ongoing development of our cloud based project scheduling and client liaison systems. This will soon be developed into a builder’s service called BuildCloud —
16 The Builders Choice Magazine – September 2014
watch this space. We also differ from many other builders in our common use of composite construction. We have been trialling many new products, and assessing their merit and most useful application in the Perth environment. We have applied these to traditional ‘heavy weight’ methods, and made interesting amalgams. One system that we have developed is a light weight timber framed wall that rates greater than R4.0 and has a convectional detail, whereby applying heat to the external surface induces airflow over the external insulated layers. What reflections do you have on your time in the industry? It talks a long time for a builder to develop a strong inbuilt understanding of their position in the industry relative to law, standards, business management, CPD [Continuing Professional Development], and growth. We found that the meetings and the subsequent assessment and report from Enterprise Connect (a Federal Government small business initiative) have been the most helpful events in developing from a small to a medium builder. In hindsight, I’d have liked to have done this 10 years sooner. What have been some of the biggest challenges you’ve faced in your career? The biggest challenge that I’ve faced would be creating a business that is consistent. Consistency is a combination of having at least a year’s worth of potential work (strong leads) pencilled in, written procedures in place to effectively turn these leads into contracts, and then procedures in place to properly document and execute the job.
THE BUILDERS CHOICE profile
“The best part of building wide and varied styles of homes is that it keeps the process fresh for me and my team, while giving clients a lot of input into the feel of their build.”
This sounds very boffinish, but 90 per cent of problems stem from not taking the time to ‘proceduralise’ what we do. This is an ongoing job, and it requires constant updating and training. However, without strong in-house procedures, time wasting, inconsistency, cost inefficiency, and possible exposure to disputes are likely. Builders face challenges on a daily basis and they need to be dealt with promptly. Without a solid base on which to deal with these daily challenges, a builder is constantly putting out fires. What have been some of your biggest accomplishments? We were previously Mt Hawthorn Period Extensions. It was a respected little business, and we never needed to advertise. About six years ago we moved to South Beach, Fremantle and the old business no longer had relevance, so we started up Swell Homes. I feel that my greatest accomplishment (after marrying my wife Rachel, and raising two great kids with her) is developing this business to a medium sized building company while still keeping it a low key affair. We rely on word of mouth, and work hard at providing a quality personal service to our customers. The growth of this business over the past two years has been a great result for Rachel and I. We have enjoyed writing the strategic business plan and the marketing plan together, and reaping the results. My favourite saying these days is ‘Beware of what you wish for, for you might get it’. I think that Rachel is a bit sick of hearing it, especially as I drop new client briefs on her design and drafting business – Shoreline Designs. What are your interests outside of work? I am an avid kitesurfer, fisherman, and brewer. We kitesurf and fish here at South Beach, and regularly partake in ‘an hour of power’ once the seabreeze hits in summer. Post kite surfing and work, there is always a keg of fresh craft beer on tap at my place. I’ve homebrewed since I was 18, but around three years ago I took it a step further and commenced brewing with full grain – no preservatives; just grain, hops, yeast, and water. My recipes developed to a point where my ‘beer geek’ friends advised that they would be willing to pay for what I can make. I took this seriously, and have nearly completed the foundation of Innate Brewers with three other brewing buddies. We have set up a microbrewery in Spearwood, and are expecting to be producing and selling by October 2014. BC
The complete solution for the building professional
TRADE ONLY BUILDERS • DEVELOPERS ARCHITECTS • PLUMBERS The BEST BRANDS, the BEST RANGE, the BEST PRICES and the BEST SERVICE Even LOWER PRICES when you BUY IN BULK. Showrooms by appointment only
Unit 7/ 2 O’Malley Street, Osborne Park WA 6017 Ph: 08 9204 0600 Fax: 08 9204 0688 E: commercial.wa@au.harveynorman.com
www.harveynormancommercial.com.au
The Builders Choice Magazine – September 2014 17
up close + personal with
michael roxby CO-DIRECTOR AND ARCHITECT – ROXBY ARCHITECTS // interviewed by jane goldsmith
Tell us a bit about yourself — what is your background? I was educated at Wesley College, studied architecture at Curtin University, and graduated in 1991. My brother, Adam, who’s three years older than me, is my business partner and also an architect. We established Roxby Architects in 1994. My wife, who is also an architect, was a founding director, but she has since gone into law. The attraction of running my own business has been there since I left school. I had a small painting business during university with a fellow student – after the first job, we never had to go looking for work for five years; painting paid my way completely through university and actually taught me a lot about residential buildings. From then, I’ve essentially been driven to run my own practice. In the early years after graduating, we worked for other architects on a sub-contract basis until we completed a few projects and had just enough of a client base to hang a shingle on the door. What is it like being in business with your brother? I’ve worked closely with Adam for 20 years now, and I don’t think there’s been a harsh word between us across that time – which
is very rare, I believe, for a family business. It’s been rewarding and there is a level of trust and common goals that only a family business can provide. We are wired differently – Adam is the general manager and keeps the business in check, and I’m the design manager within the office – so that balances quite nicely. We have our own client bases, but we crossover when the projects are of a larger scale or need two directors. We’re currently in the process of changing the business structure. In recent years we had a staff of about 10 to 13 people with an office in Jolimont, however the market in commercial and retail architecture and interiors was inconsistent; as work slowed, we’ve reduced our numbers to four or five employees. We’re about to find another new, smaller office. We like the idea of keeping everything small with fewer overheads and bringing on more technical contract staff on a project-by-project basis, rather than having a full-time staff. We will obviously keep our core design resources but outsource some aspects of the drafting work. We’re changing our cost structure to make it a more profitable business.
Phone: (08) 9417 1071 www.customisedairconditioning.com.au Email: darren@c-ac.com.au
Free Professional Advice Ducted Refrigerated Systems Split Systems Established & New Homes Quality Product Guaranteed 5 Year Installation Warranty 5 Year Manufacturer Warranty 18 The Builders Choice Magazine – September 2014
Servicing Perth and Surrounding Areas – North and South
THE BUILDERS CHOICE profile
I like simplicity. There’s a classic modernist term that says, ‘less is more’.
COMMERCIAL DIVISION DUCTED AIR CON
Where do you draw inspiration from? I like simplicity. There’s a classic modernist term that says, ‘less is more’. I still believe this after 20 years of practice. One idea done well is always going to get a better result. This translates into concept planning through to the selection of finishes and materials for a project. There are many designers and projects that inspire me, but I always tend to gravitate to those who can get to the core of the design task and deliver it with great clarity. What kinds of projects do you enjoy most? The reason we like to undertake the retail projects we do is that they’re a smaller scale, and there’s a start and end date that are relatively close – you can turn a retail project around in three to six months. I get a lot of satisfaction in delivering projects quickly and efficiently. What is also satisfying is that our retail client base generates better sales from our projects; it’s not just about good design, it’s about enabling the client to improve their business with what we’ve created. It’s very satisfying to get the call back after completion to hear that what we have helped create has delivered real profitable outcomes for the client. What is your career highlight? Winning the George Temple Pool award for the Toyota head office was the most recent, and one of the biggest highlights of my career. We now need to build on this opportunity. The fact that we have longstanding relationships with some major clients is also very satisfying: we don’t have a large client base but have a significant amount of repeat business. We have established and maintained some very long business relationships which I believe is testament to the level of service we provide. What challenges have you faced in the industry? Fees, consistency and continuity of work are all challenges currently facing the industry. Appreciation that good design does make a difference will always be a hurdle. Also, staffing is an ongoing issue, in terms of resourcing retail designers. As most retail clients are eastern states based, the resources servicing them are also based there. What are your interests outside work? It’s all work at the moment. I dabble in small residential development and love to get on the tools when I can get the chance. While I love modern architecture, my next project may just be an owner-builder renovation project of an old house in West Leederville – any excuse to go and buy overpriced power tools. I try to maximise family time. My wife is an architect and a lawyer, so managing to get free time with family is always a challenge. The work/life balance is something we are yet to achieve but it is firmly in the back of our minds. BC
COMPLETE AIR-CONDITIONING SOLUTIONS Specialising in design concepts for builders from single dwellings to multi-unit developments, wall splits, ducted evaporative and ducted reverse cycle systems. Fully designed and installed by fully accredited installers. Servicing Builders in Perth for over 10 years
PH 1300 366 511 Unit 7/2 O’Malley Street, Osborne Park WA The Builders Choice Magazine – September 2014 19
PROFILE
up close + personal with
julian bryant Managing director and registered builder – Bluerock Building Company
// interviewed by rachel dally-watkins
What sets Bluerock Building Company apart from other builders? I’m the owner, operator and managing director of Bluerock, which I established at the end of 2009. From the start I’ve wanted to keep Bluerock boutique in nature, so I can offer my clients very personalised service where they only deal with me. They deal with me right from the start, from arranging the design all the way through to handing over the keys. All communication goes through me, which means nothing gets lost through second and third parties, as can happen with larger building companies. My clients appreciate having direct contact with the person that is actually building and supervising their home. It also allows me to establish a relationship with my clients; I get a real feel for their tastes and understand their expectations, so I can deliver what they want. Clients that build with me get a really unique home;
everybody wants a bit of their dream in their home, and that’s what I try to deliver.
How did you get to where you are today? After leaving school in 1987 I got a cadetship through the Housing Industry Association. They set me up with part time employment with a builder and the rest of the time at TAFE studying a Diploma of Construction. From there I’ve always worked for large builders and I’ve been lucky to have held a range of different job roles within growing companies; I’ve had a broad exposure rather than just sticking to one trade or one job role. I’ve done everything from design, scheduling, estimating, production managing, concrete engineering, supervising, and also building management and project management. It has given me really broad experience, rather than a narrow scope, which I feel very lucky to have.
odin ceramics excellence in tiles & stone since 1977
20 The Builders Choice Magazine – September 2014
99 erindale road. balcatta p f e w
+618 9344 1135 +618 9345 3130 info@odinceramics.com.au www.odinceramics.com.au
THE BUILDERS CHOICE profile
“My clients appreciate having direct contact with the person that is actually building and supervising their home.”
What would you consider to be your biggest accomplishment? Establishing Bluerock just after the GFC – it was the worst time in the home building industry in probably 30 years. I managed to establish the company at a really poor time and create a good reputation. I haven’t had to advertise as all my clients hear about me through word of mouth and recommendations from people that I’ve built for. What are some of the important lessons that you’ve learned throughout your career? Clear and concise communication and documentation. Also, reinforcing the expectations with your clients and anybody you deal with, particularly sub-contractors. It’s important to get an understanding of where your clients are coming from so that you can deliver what they want. Sometimes the client needs a bit of guidance and I try to make it a fun experience, because it’s a big part of their lives and it can be a very emotional time. It’s a big deal, being involved in creating someone’s dream home. So I try to get them involved to make sure they get what they really want. What do you see as challenges for the future of the building industry? We’re going through a small spike in building activity at the moment and it’s pretty clear to see that trade availability moving forward, in any stage of growth, is going to be a challenge. We need to keep bringing new and young workers in to the industry and training them up. I try to employ contractors that are doing this and make a conscious effort to put something back into the industry. Do you have any interesting projects coming up? I’ve just started working on my own place. It’s on a little block but it has a good outlook of the city and the water which I’m going to make the most of. I’m going to include a few special features here and there – I really like materials such as polished concrete floors and the use of timber inside, to create a modern retro look. As a small business owner, how do you strike a work/life balance? I try not to work weekends, definitely, and always plan the weekend in advance so I have a break from work. My clients understand this and know that if it’s an emergency or urgent I will always make myself available to them. How would you like to be remembered? Hopefully as old and wise, but also as somebody that always kept the passion for what they were doing. BC
The Builders Choice Magazine – September 2014 21
PROFILE
up close + personal with
brett and kirsten williams Managing director and administration manager – Eco-Logical Building // interviewed by rachel dally-watkins
What was your motivation for establishing Eco-Logical Building? We started the company in 2008 because we knew there was a better way of building than just putting a square house on a block of land, with no thought as to how it’s going to work with the environment. Brett has a background in carpentry and was interested in what makes a house feel good – we realised it was usually the sustainable features. We always use the example of being able to read a newspaper in a warm, well-lit area in winter or having a cooler area ventilated by sea breezes to sit in late on a summer afternoon – those things make a house feel good and that’s what we want to achieve. How do you approach each project? While we don’t design in-house, we have aligned ourselves with several designers and architects who specialise in creating sustainable homes. We carefully select the most appropriate architect or designer for a project in order to get the right fit for each client, and we liaise with both parties throughout the design phase to help achieve the best outcome. Brett has had a great deal
22 The Builders Choice Magazine – September 2014
of experience with regard to sustainable options so we like to be involved throughout the process. Even when clients come to us with a finished design, we can still make suggestions about ways in which to improve the efficiency of the home. We’re very client focused and provide a high level of customer service. Part of that is being flexible when it comes to the build process. We don’t ever say “we can’t do that”, because it’s important that our clients end up with the product that they want. We put in a lot of effort in to make sure we achieve this. We are a luxury sustainable home builder. There are other sustainable builders out there who specialise in building to a budget, but we like to give our houses a superior level of finish while maintaining the sustainable aspects. We’re always looking to give the highest quality finish.
What does sustainability mean to your company, and the houses that you build? To us, sustainability is all about comfortable and healthy living. When you build a sustainable home, temperatures fluctuate less and most of the year you don’t have to worry about artificially
THE BUILDERS CHOICE profile
We don’t ever say “we can’t do that”, because it’s important our clients end up with the product that they want.
heating or cooling it. Orientation is the foremost thing – it’s always used as a catchphrase in sustainability but it is the number one factor. When you get the orientation right, you end up with plenty of air and light in the home.
What lessons have you learned working in this industry? To trust your instincts and stick with the business plan — to keep with your vision. There are always distractions and diversions but it’s important to try to maintain that vision and keep the focus of why we started the company. It’s one of the challenging things and I think one of the greatest things we’ve learned so far – to maintain focus and not deviate onto other projects that don’t fit our profile. What do you see in the future for the building industry? The trend towards more sustainable designs means working with orientation, solar passive principles and cross flow ventilation will become more prevalent. People will be more interested in building homes that will be appropriate for the future, and will think about universal and accessible options that are suitable for all ages and abilities. There will be more people looking at what they can ‘add on’ to make their homes more efficient – things like power and water harvesting, smart wiring, grey water systems and sun sensors to operate shade systems automatically. There should also be more of a focus on locally produced materials. As energy and water costs increase we may find people moving towards smaller homes with flexible, multiple use areas; reducing a home’s footprint, saving on ongoing running costs and also meeting our responsibility to the environment. With rubbish disposal costs increasing, builders will follow better waste management processes by sorting all site refuse between landfill and recyclables. There will be a move towards the understanding that higher end homes can incorporate sustainable principles without compromising on design. How do you maintain a good work/life balance? Like any couple who owns their own business, we try to schedule in personal time. It’s really important to plan – make a plan of the week, make a plan of the month, and make sure you set aside time for work and time for your personal life. Up until now we’ve worked from a home office, but now we’re constructing a new 9 star display studio, which will allow us to better separate work from home and also give us the opportunity to demonstrate the quality of Eco-Logical Building’s work to potential clients. BC
The Builders Choice Magazine – September 2014 23
COVER STORY
On the
waterfront
Even with the ocean as a backdrop, this elegant Dunsborough residence holds its own.
T
HE
TE
AM
// words rachel dally-watkins
A unique design has put one family’s Dunsborough holiday home so close to the beach, they could almost jump into the water from the balcony. An eye-catching cantilevered balcony gives the home a sense of drama while creating a unique outdoor living space overlooking the ocean. The balcony can be fully enclosed with stylish wooden shutters to create privacy and screening from the ocean breeze, making it the perfect family hub regardless of the time of year. Dane Design Australia director Dane Richardson and Tallwood
24 The Builders Choice Magazine – September 2014
THE BUILDERS CHOICE cover story
“...while this house was by no means designed to disappear into the landscape, it does have context to the ocean and the sandy white beach.”
Constructions director Alex Campbell worked together to ensure sound execution of the structural engineering for the suspended concrete slabs, creating a deceptively simply contemporary look with powerful forms and strong horizontal lines. “It’s a very dramatic design for a corner site,” Mr Richardson said. “The owners wanted to be taken a bit out of their comfort zone, and given that this was their second home they wanted a design that they could have fun with.” Mr Richardson said there was a lot of detail and engineering required to perfect the design of the home. “The detailing is very complicated – to make a building look simple and box-like takes a lot of work. It was critical that the junctions are resolved, and there was a lot of structural gymnastics involved in creating the recessed shadow line between the lower floor and the upper floor,” he said. “The use of materials helps soften back a pretty powerful
form; the deep tones in the render colour and the timber shutters were really key to pulling the design back a bit, making it softer and more textured. We clad several walls in timber and then the cedar wood shutters were stained to the colour of drift wood. “The dark purple-blue render colour is also picked out of the landscape – it’s close to the colour from the seaweed through the ocean. So while this house was by no means designed to disappear into the landscape, it does have context to the ocean and the sandy white beach.” With the property orientated due east towards the ocean, Mr Richardson employed clever techniques to make the most of the beachfront location. “Our primary focus was to maximise the fact that the client had bought a beachfront property. Rather than running a full width balcony veranda across the width of the side of the house, we broke the space into two and built two balconies,” he said.
Naturaliste Balustrades are proud to have worked with Dane on a project destined to become an iconic Dunsborough landmark Glass Fencing & Balustrades I Balustrade Design & Manufacture Privacy Screens I Solar Awnings I Opening Roof Systems Pool & Decorative Fencing
ph: 0438 911 200 / 08 9756 7735 fax: 08 9759 1901 Unit 4/8 Griffin Drive, Enterprise Park Dunsborough WA 6281 www.naturalistebalustrades.com.au The Builders Choice Magazine – September 2014 25
THE BUILDERS CHOICE cover cover story story
The impeccably designed home boasts additional features including an elevator, wine room, scullery, statement fireplace, and a plunge pool. “There’s one that leads off the kitchen that’s quite small, it’s a kind of breakfast space that opens the kitchen to the view. Then there’s the main balcony, which is our cantilevered balcony, which has the shutters. “The main balcony is just over 5m wide, so it fits a lounge setting, and provides the main view corridor. The ocean views are also present to the south, so when the shutters are peeled back you have ocean views of up to 200 degrees. But they’re framed through other aspects of the house – the two balconies, the ground floor terrace and a games room that has a large opening facing the beach.” The decision to create a cantilevered balcony was influenced by a neighbouring two-storey building causing privacy issues and limited access to the northern winter sunlight.
“The cantilevered balcony allows the northern sunlight to penetrate into that living area as the balcony projects forward and allows the upper level to get winter sunlight.” The house’s services, including garage, laundry, water tank and boat parking, are tucked at the back of the site to allow the property to maintain its powerful street front presence. Mr Richardson’s knowledge of the Dunsborough region allowed him to come up with a smart solution to the client’s early request for an underground wine cellar. Given the location of the house on the water’s edge, building underground would have proved both expensive and difficult to maintain. Instead, Mr Richardson placed a wine room at the top of the staircase, allowing it to double as a welcoming feature and wine display with powerful black carbonised timber and stainless steel racks.
We do everything from Hardware, Cutting keys to Delivery and Timber. Whatever your needs are, we can help!
by Dirk van Duyn 0407 771 615
PAINT I CUT KEYS I DELIVERY I DECKING TRADE SPECIALIST I POWER TOOLS
9752 1408
www.makithardware.com.au 26 The Builders Choice Magazine – September 2014
THE BUILDERS CHOICE cover story
The impeccably designed home boasts additional features including an elevator, wine room, scullery, statement fireplace, and a plunge pool. The designer and builder worked together with a variety of materials to balance the scale of the home – the balcony shutters clad with sawn timber battens contrasts the rendered and glass facades, while weathered-look black Spanish stone floors used throughout the living spaces are complemented by carbonised oak and timber details. The bathrooms tie in to the overall feeling through the use of black stone, sharpened by the effect of elegant matte finishes. The entire house was designed with high quality features such as a home automation system, double glazed windows, lots of insulation, and stainless steel, copper and brass external fittings, for durability and aesthetics.
“We have a great relationship with Tallwood Constructions – they’ve built a lot of projects for us over the years and we think they’re one of the best building companies operating,” Mr Richardson said. Mr Campbell said working with Dane Design allowed Tallwood to deliver the best outcomes to the client, through clever engineering that resulted in the statement cantilevered feature and the clean lines that take the eye to the horizon. “One of the main advantages of working with Dane is that everything is thought out before we commence on site, so there’s no challenges in that regard,” Mr Campbell said. BC Dane Design Australia: (08) 9755 3861, www.danedesignaustralia.com.au
T 08 9754 1211 34 Cook St, Busselton WA E: sales@busseltonwindows.com.au
www.busseltonaluminiumwindows.com.au The Builders Choice Magazine – September 2014 27
TRAINING & DEVELOPMENT
Incentive training boosting skills The Training Fund is helping to increase the number of skilled workers available to the construction industry by offering generous employment grants to employers. // words eamon moore of construction training fund
The construction industry is the largest employer of apprentices in WA. It also has the largest need for skilled workers, as new housing construction and continued government infrastructure expenditure continues to increase. The Construction Training Fund helped more than 6000 apprentices maintain employment and training in 2013-14 by providing more than $20 million in apprenticeship support grants to their employers. The Construction Training Fund supports employers via revenue generated from a training levy applied to all WA building and construction, demolition and maintenance projects valued at more than $20,000. The levy, administered under the Building and Construction Industry Training Fund and Levy Collection Act 1990 is calculated at 0.2 per cent of the estimated value of construction. Engineering construction works in the resources sector are not subject to the levy. Revenue from the levy totalled $34.9 million during 2013-14, $20 million of which went straight back to employers in the form of apprenticeship support grants, designed to reduce the costs of
TH
E
TE
AM
Make the profit you deserve Do you have some clients tell you “your price is too high”? A lot of builders are getting this feedback even though they know they have cut the quote to the bone. Do your clients really know one way or the other if your price is too high? “Your price is too high” is a tired old line people have been trained to use to get you, the builder, to pull back on your margins. For a lot of builders winning work is all about pricing the job just right. Trying to find the sweet spot of not too much and not too little. What if price
28 The Builders Choice Magazine – September 2014
employing apprentices. The base grant for most construction trades is $10,000 and there are additional supplements for employers who indenture regional and Aboriginal apprentices and trainees. There are also bonus grants for trades in shortage areas such as bricklaying, plastering and tiling, and a bonus for employing apprentices that have completed pre-apprenticeship or recognised Vocational Education and Training in schools (VET-is) qualifications. This brings the total available to some employers to $21,000 over the course of the apprenticeship. Here are three examples of the grants available:
Increase the effici with a well implem
1. Best Bricklaying Business employs an apprentice bricklayer who completed a Cert II Building and Construction Trades Pathway VET-is qualification. The apprentice lives in Karratha and happens to be Aboriginal. The employer would be eligible for a Your sales reps are the lifeblood of yo total grant of $21,000 from the Construction Training Fund. is a must if you want to efficiently ma 2. Clever Carpentry Co-op employs an apprentice that lives in and maximise your conversion rate. W Perth. The apprentice didn’t complete any pre-qualifications. The residential development remaining c employer would be eligible for a total grant of $11,000 from the for residential builders to reassess the Training Fund. teams and deploy the right systems t 3. Expert Electricians Enterprises employs an apprentice that allocated to the right leads, at the rig lives in Bunbury. The apprentice completed an electrical Deploying a CRM system offers you pre-apprenticeship. The employer would be eligible for a total will ensure your sales reps don’t let le grant of $10,800 from the Training Fund.
With a CRM system, your team will ha interactions centralised under each le notes, emails and meetings schedule wasn’t the biggest factor and you were able to build ‘value’ in a way that can easily and rapidly refer back to th eliminated the price issue all together? Proper resource management is of This is what the new wave of successful ‘profitable’ builders are doing across Australia. This top 3% of builders are embracing the fundamentals of and estima especially for your design running a successful business and not just learning to build well. CRM helps businesses, implemented Take control of your sales and marketing systems today and enjoy a ‘sushi allocate resources by establishing a m train’ of profitable work and strong work-flow for the rest of your career. and avoid the misuse of reso Email PROFIT to info@builderscoach.com.auprocess and receive a free part video course explaining how you can join the list of ‘pro-active’ profitable builders.
ADVERTORIAL SUPPLIED BY CLIENT
THE BUILDERS CHOICE training & development
Increase the efficiency of your sales reps with a well implemented CRM System Your sales reps are the lifeblood of your business. A CRM system is a must if you want to efficiently manage your sales team and maximise your conversion rate. With the market for new residential development remaining competitive, now is the time for residential builders to reassess the effectiveness of your sales teams and deploy the right systems to ensure resources are allocated to the right leads, at the right times. Deploying a CRM system offers your business a solution that will ensure your sales reps don’t let leads fall through the cracks. With a CRM system, your team will have all your customer interactions centralised under each lead with call summaries, notes, emails and meetings scheduled and undertaken, so they can easily and rapidly refer back to them when needed. Proper resource management is of the utmost importance, especially for your design and estimation teams. A well implemented CRM helps businesses, just like yours, to efficiently allocate resources by establishing a management approval process and avoid the misuse of resources. Effectively managing
your design and estimating teams will reflect positively on your bottomline. Coordinate and effectively targeting your marketing campaigns can be next to impossible without a central CRM platform to manage and segment your customer base – a typical homeowner moves house every 7 years...why not continue to build that relationship and drive repeat business? Finally, combine the sales, marketing and business process information into a single platform that allows you to gain insight into how your business is running. Improve decision making through extensive management level analytics. CRM Online has the expertise and the experience of working with residential builders just like yours, creating streamlined business processes that improve the efficiency and effectiveness of your sales, design, estimating and marketing teams to achieve better results. www.crmonline.com.au Phone: 08 9415 1366 Pleaserefer refertoto 5 for CRM Online’s PageFull Advert Please thepage outside back cover for CRMFull Online’s Page Advert
ADVERTORIAL SUPPLIED BY CLIENT
The Builders Choice Magazine – September 2014 29
THE BUILDERS CHOICE training & development
There are also bonus grants for trades in shortage areas such as bricklaying, plastering and tiling, and a bonus for employing apprentices that have completed pre-apprenticeship or VETin-school qualifications. The grants are paid to employers in three instalments. Depending on the trade, up to $11,000 can be paid in a lump sum after completion of the first six months of employment, up to $5000 is paid half way through the apprenticeship and the final instalment of up to $5000 is paid upon successful completion. Group training schemes also receive the grants for eligible apprentices and trainees in monthly payments and use the funds to reduce costs for host employers. Employers should contact the Training Fund on 9244 0100 or visit bcitf.org to find out more about the total value of the grants available through the apprenticeship support program. Skills training support for industry workers Hand in hand with this are the Supplementary Skills and Occupational Safety & Health programs. These programs provide subsidies of up to 80 per cent of the cost of short training courses for existing workers to upgrade their skills and further develop their careers. Courses must be delivered by private registered training organisations and include training for skills from rigging and crane operations to project management and using software.
30 The Builders Choice Magazine – September 2014
5 Easy steps on how to choose the best software
When purchasing any computer software or hardware you should plan for the future, so base your decisions on what you would like your business to be doing 5 or 10 years from now, not what you are doing today. 1. Establish a ‘must have’ and ‘nice to have’ list Your must have list should be short and outline features that are absolutely necessary 2. Clarify your budget Your sales reps are the lifeblood of you Set a budget and allow for other expenses an upis a must such if youaswant to efficiently man grade to your additional hardware and maximise your conversion rate. Wi 3. Reduce your options residential development remaining com Now that you have you ‘must have’ and nice to have’ lists for residential builders to reassess the e and a budget – it’s time to reduce your options. Go through teams and deploy the right systems to your product list and eliminate items that lack features come up allocated to the right leads, at the right with 2 or 3 products that are a good fit Deploying a CRM system offers your 4. Evaluate the options your sales reps don’t let lead Determine which products deliverwill theensure most features from With that a CRM your team will hav your ‘nice to have’ list. Are there add-ons yousystem, can purchase interactions centralised under each lea at a later date? 5. Choose your finalists notes, emails and meetings scheduled Now that you have a just a handful of easily products to evalucan andleft rapidly refer back to them ate, it’s time to see them in action. If possible, book a demonProper resource management is of th stration especially for your design and estimatio Constructor software is designed by builders for builders we’rebusinesses, ju implemented CRM helps long-time members of the HIA and MBA and already the natural allocate resources by establishing a ma choice for almost 1,000 users around Australia processcontact and avoid If you would like a Free online demo please us the misuse of resour www.constructor.com.au
Increase the efficie with a well implem
ADVERTORIAL SUPPLIED BY CLIENT
THE BUILDERS CHOICE training & development
COMPLETE BUSINESS SOLUTION FOR BUILDERS
ESTIMATING & ACCOUNTING SOFTWARE
3 3 3 3 3 3
Fully Integrated Contact Management Estimating Accounting Payroll Job Cost Control
US CALLOOK TO B UR YO
FREE O DEM
It’s not hard to change Step Up to Constructor...It’s Easy!
Email: sales@constructor.com.au www.constructor.com.au
The Builders Choice Magazine – September 2014 31
THE BUILDERS CHOICE training & development
The Training Fund provided short training course subsidies for more than 18,000 eligible workers during 2013-14 with expenditure of more than $6 million.
It’s your business to register.
If you employ workers in the construction industry you may be required by law to register in the Construction Industry Long Service Leave Scheme. Find out by visiting www.myleave.wa.gov.au or by calling 08 9476 5400.
Career promotion and school programs The role of the Training Fund is to increase the number of skilled workers available to the industry and to improve the quality of training. In addition to the support provided to employers and industry workers, the Training Fund manages a significant career promotion program, to help achieve these outcomes for the industry. The core of the career promotion program is the nolimits.com. au website, which provides information to young people, parents and educators about the career opportunities available within the building and construction industry. It is supported by a media campaign and the Training Fund’s innovative Schools2Skills program. Schools2Skills starts in Year 9 and 10, with students having an option to complete a three day Try-a-Trade program. This gives students hands-on experience in up to three different construction trades with a qualified lecturer, allowing them to gain a good understanding of what to expect in a training environment. This leads into WA’s most comprehensive industry supported Vocational Education and Training in schools (VET-is) program, which offers Year 11 and 12 students the choice of four Certificate II pathways into employment within the building and construction industry. The qualifications for 2015 are Certificate II Building and Construction (Trades Pathway); Certificate II Building and Construction (Para-professional Pathway); Certificate II Civil Construction; and Certificate II Plumbing. Each of the Certificate II qualifications is generally completed over two years during Year 11 and 12 studies. Students receive industry standard training, delivered by registered training providers and must also complete up to 110 hours of work experience placement each year. This means that when a student completes the qualification, they’re skilled, experienced and ready to be productive for an employer willing to indenture them in an apprenticeship or traineeship. Upon successful completion of the qualification, the student receives a nationally recognised qualification which counts towards school graduation requirements and can contribute to three months reduction in term with an apprenticeship. Students can also apply to the Training Fund for a scholarship of $250 and employers are eligible for a bonus payment of $2000 for employing a Schools2Skills VET-is graduate as part of the apprenticeship support grant. Consultation and innovation for support The Construction Training Fund maintains regular consultation with stakeholders to ensure programs deliver the support required in WA’s vibrant and diverse building and construction industry. The Training Fund’s apprenticeship grants and training subsidies are the main programs that return revenue from the training levy to the industry but other innovations include career promotion, VET-is support, research and field services programs. BC The Construction Training Fund: (08) 9244 0100, bcitf.org
32 The Builders Choice Magazine – September 2014
MIXED-USE
Five-star living New high-end mixed-use building with scope for personal touches.
E TH
T
M EA
// words rachel dally-watkins
Designed with the attention to detail of a five-star hotel, Precinct on Ogilvie will soon become a recognised address in the heart of Mount Pleasant and Applecross. The Precinct will set a new benchmark for apartment living, with a high level of finishes and an extensive list of optional upgrades. The mixed use luxury Precinct on Ogilvie, developed by Norup+Wilson and project managed by Oracle Projects, will offer 34 high quality apartments and 2808 square metres of retail and office suites in Stage 1. Norup+Wilson and Oracle Projects director John Norup said the point of difference for this development was the ability for the apartments to be customised by the purchaser, to reflect their own taste and make the apartment feel like home. “They can do just about anything inside their apartment except move the walls,” he said. “It’s a great concept. We’ve had so many people who have come in here to buy an apartment that just can’t believe the flexibility we offer. Now people can actually design their home, rather than just accepting the limited options for customisation which is offered in other apartment developments.” The residences in the nine-storey building on Ogilvie
The Builders Choice Magazine – September 2014 33
THE BUILDERS CHOICE mixed-use
“Now people can actually design their home, rather than just accepting the limited options for customisation which is offered in other apartment developments.”
Road will have quality standard features such as floor tiling throughout the living and dining area (with a timber upgrade available); carpeted bedrooms and robes; higher ceilings in the kitchen, living and bedroom areas; self-closing kitchen doors; a designer range of hardware on all internal doors; LED lighting in the living, dining and kitchen areas; a generous appointment of power outlets; reverse-cycle and ducted air conditioning in the bedrooms and living areas; and block out blinds in all bedrooms with shade blinds in all living areas. Additional features that make these apartments stand out include a washer/dryer combination laundry unit and European appliances including an electric induction cooktop, convection oven, combination microwave and semi-integrated dishwasher. Additional features also include boutique style joinery and shelves in the bathrooms with generously sized showers which have rain-head water outlets in the master ensuite. The interiors have been designed using natural earthy colours and the principles of Feng Shui were considered for the layouts. “From the lobbies on the individual floors to the bathrooms,
the apartments will be like a 5-star hotel that feels like a home,” Mr Norup said. “We’re trying to ‘funk up’ the quite standard and fairly bland apartment options available, which previously offered little or no features that make apartment living easier.” The Precinct on Ogilvie offers a vast choice of optional upgrades such as a colour-back glass feature wall at entry; electric blinds; designer wallpaper to the feature wall; built-in TV theatre cabinet; shelving in the storeroom; fridge supply and installation; additional shelving and drawers in the second bedroom robes; a bath in the ensuite; heated towel rails; a wine fridge, water filter or island bench built into the kitchen cabinetwork; and the option to upgrade whitegoods and lighting. The development comprises one, two and three-bedroom configurations ranging in size from 54sqm to 135sqm, and a landscaped green roof which includes a herb garden. The unique three-bedroom penthouse will be designed in consultation with the purchaser and an interior designer, to deliver their preference in materials and product selection. “The biggest electrical cost in a building is due to air
Ticking every Box. By Thinking ouTSide iT. At Peritas, we tick every box. But we also think outside it. We go beyond traditional structural engineering consulting. We look at the big picture and apply our multi-disciplinary expertise to deliver big-picture, multi-disciplinary solutions that minimise costs, risk and timeframes. That’s what we did with The Precinct on Ogilvie. And we’ll do it for you. So let’s talk.
+61 8 9388 2666 enquire@peritasgroup.com.au peritasgroup.com.au
34 The Builders Choice Magazine – September 2014
THE BUILDERS CHOICE mixed-use
Ph: 13 15 40 36 The Builders Choice Magazine – September 2014
THE BUILDERS CHOICE mixed-use conditioning and heating. Therefore we’ve put a lot of effort into passive solar design by orientating the building correctly and focusing on sun shading. In addition, we have provided blinds in all the apartments to reduce the heat load,” Mr Norup said. “We’ve got very good thermal properties on the glazing materials and insulation that we’ve chosen to prevent heat loss through the walls and windows in winter – that’s something we took great care in. “We’re using insulation panels that have very high thermal qualities, probably nearly 2.5 times better than brick work, and this will be the first time this type of panel has been used for a multi storey building in Perth. Not only will it save heating and air conditioning costs but it will also make living within the apartment even more comfortable. We are confident that purchasers will see the benefit of us using the latest technology available, rather than going with the norm and following what everyone else is doing.” The building also uses built-in LED lighting, with fittings designed by Norup+Wilson. The 20mm deep fittings, which are now being supplied across Australia, can be recessed into the concrete slab, doing away with the need for a ceiling and resulting in significant cost savings. “We want to be ahead of what everyone else is doing. With every project we will try to do better than our last by continuously introducing new technology, new ideas and new products into the buildings. We’re innovative and like to believe that we’re changing the perception of apartment living.” The ground floor and first floor of the building will contain retail space and office suites ranging between 57sqm and 273sqm, which are targeted at small businesses. The building exterior, office layouts and lobby entry will all be of the highest quality, giving the retail and office spaces an air of sophistication. The retail areas will be provided as a “bare shell” to allow the owner to design and incorporate the internal floor, wall and ceiling finishes in accordance with their own design requirements. The other commercial spaces will be equipped with energy efficient and computer ‘glare friendly’ lighting; glazed partitions with motif filmed frosting to offices adjoining lobbies to the first floor; skylights in some first floor tenancies to enhance natural light; individually controlled reverse-cycle air conditioning; and a kitchenette to the first floor tenancies complete with dishwasher and fridge. “It’s a very cleverly designed building, with a focus on buildability – we design our buildings based on engineering, and then the architect clads the engineered structure, whereas most other developers are architecturally driven, making it harder for the engineer to make the design work,” Mr Norup said. “The reason for that is we’re actually saving money on the structure and that allows us to spend it on high quality features. This means that we have the budget to make the bathrooms more beautiful, make the kitchens even more
“...by continuously introducing new technology, new ideas and new products into the buildings, we’re innovative and changing the perception of apartment living.” The Builders Choice Magazine – September 2014 37
THE BUILDERS CHOICE mixed-use
presentable, add more light fittings and power outlets, and deliver a really high quality product at an affordable price.” The Precinct is being developed using a top-down construction method that builds from the ground up while still offering two basement levels. “We build up and then burrow underneath, rather than digging the basement first. This means that after only 10 weeks of our builder being on site on site, we’re already working on the second floor. Building it this way, with a clever design, has saved up to four or five months of construction
38 The Builders Choice Magazine – September 2014
and resulted in a competitive building cost.” Stage 1 of Precinct on Ogilvie is on track for completion in August 2015 and will be followed by the Stage 2 development, which will comprise about 235 apartments and a number of bars and restaurants. “Stage 2 will be a 20 storey building which we hope to commence construction in August next year,” Mr Norup said. “This building will have all the world class facilities that you would expect for a high quality development and will be available to Stage 1 residents as well. “Currently we are planning to have a range of restaurants, wine bars and tapas which encapsulate an elegantly designed double volume piazza. The outside area will all be under cover and we’re planning some great artwork which will draw people in to have a look at the Precinct.” The success of sales to date has shown that there is a strong demand for high quality apartments in Perth. Norup+Wilson is already planning another mixed-use development in Burswood, which will include more than 170 apartments and feature a new concept that Mr Norup said will change the way apartment buildings are designed. BC Norup+Wilson: (08) 9315 1513, www.norupwilson.com Oracle Projects: (08) 9315 1513, www.oracleprojects.com.au
COMMERCIAL
A portal from heritage to the modern An iconic Perth site has once again been transformed with the recent emergence of an 11-storey retail and office complex.
// words keith mexsom // interview emma brown
T
HE
TE
AM
Straddling the space from 861-863 Hay Street through to 200 St Georges Terrace, there is a prime piece of Perth real estate which has undergone a number of redevelopments since convicts laid the foundations for the Swan River Colony’s first secondary school there in 1858. As the colony grew and demands changed, what became known as ‘The Cloisters’ continued to support a variety of educational, ecclesiastical, and commercial requirements and over the years many structural changes to the site’s buildings were made to suit. Now owned by the Anglican Diocese of Perth, the site has been transformed again with the recent emergence of an 11-storey retail and office complex bordering its Hay Street frontage. The new structure replaces the two-storey building erected on the site in 1971. The A-grade office tower, known as ‘Cloisters on Hay’, was designed by the international architectural firm The Buchan Group. It provides some 11,000 square metres of office space, more than half of which has been leased to the building’s structural and services engineers, Aurecon Australia. Prior to the start of construction, a detailed investigation and testing by Aurecon’s specialist technical consultants determined
The Builders Choice Magazine – September 2014 39
THE BUILDERS CHOICE commercial
LICENSED SURVEYORS & CONSTRUCTION SPECIALISTS
P: 08 9457 7900 F: 08 9457 7922 PO BOX 832, WILLETTON, WA 6955 E: rmsurvey@rmsurveys.com.au W: www.rmsurveys.com.au
Proud to be associated with CLOISTERS SQUARE
40 The Builders Choice Magazine – September 2014
THE BUILDERS CHOICE commercial
“It’s the busiest thoroughfare in that part of town and there are tens of thousands of pedestrians walking through the arcade from Hay Street to St Georges Terrace on a weekly basis.” that the new, higher structure could be supported by some of the existing Franki piles sunk in 1970. While testing found these piles to be capable of supporting a high-rise, the office tower is framed with lightweight structural-steel, the use of which greatly reduces the weight of the whole structure. Used in conjunction with BlueScope Steel’s ‘Lysaght Bondek’ formwork flooring system, the universal and welded steel framing method also greatly reduced construction time and the overall cost of the project. This latest redevelopment of The Cloisters site also includes a realignment of the existing Cloisters Arcade which provides a north-south thoroughfare from Hay Street to St Georges Terrace; the installation of new escalators; an upgrade and realignment of more than 2000 square metres of existing retail space; and a new courtyard topped with a glass and steel roof. When completed in January 2015, the retail tenancies will include a restaurant fronting St Georges Terrace as part of the original Cloisters facade which remains protected as a permanent state heritage property. The award-winning building firm, Probuild, successfully tendered for the full ‘Design and Construct’ project and the company took possession of the site in November 2012. The Probuild Group is a national, diversified company. The broader Group employs in excess of 1100 people, including administration staff, estimators, project managers, site supervisors, engineers, design managers and labourers. Many of its people have grown with the company and their continuing development forms a key part of the Group’s long-term growth strategy. Probuild has successfully completed many building projects over the years, including the multi-storey office and retail complexes at 140 William Street and Raine Square in the Perth CBD, the QEII multi-storey car park and the Crown Perth Casino Expansion. As with every project, the Probuild team was carefully selected for its skill and ability to manage the design and construction processes in a live operational environment. Probuild’s construction manager during the construction of Cloisters on Hay and the continuing refurbishment of the site has been Jeff Wellburn. When asked about the challenges posed by the project, Jeff replied: “Cloisters Arcade has the busiest thoroughfare in that part of town. There are tens of thousands of pedestrians walking through the arcade from Hay Street to St Georges Terrace on a weekly basis so the public’s safety was of paramount importance throughout the project. “We had to maintain the thoroughfare at all times while
“According to the Australian Steel Institute, this is the first adaptive reuse of an existing building using structural steel.” The Builders Choice Magazine – September 2014 41
THE BUILDERS CHOICE commercial
building the multi-storey tower over the existing arcade. Construction took place day and night to avoid interfering with the flow of business and, at times, retailers such as Australia Post were relocated to ensure they were able to continue to trade,” Jeff said. “When demolition commenced in January 2013, we boarded off the two-storey building at the Hay Street end and put some demolition machinery on the roof with a crane. Then we
42 The Builders Choice Magazine – September 2014
chopped a massive hole from the roof all the way down into the basement where we had a very high water table and limited headroom. “Operating in the water table meant we had to drill in 135 micro piles on which to form a new raft, and then set up the hydraulic self-climbing jump form for the lift and stair core which supported the steel structure as it rose from the basement, above the old level two, to the plant room level on
THE BUILDERS CHOICE commercial
floor eleven,” Jeff said. “According to the Australian Steel Institute, this is the first adaptive reuse of an existing building using structural steel. The structure is clad on the east and west with pre-cast panels and on the north and south with glass-curtain wall panels. “The building was fitted out working from the bottom-up with ceiling tiles, core cladding, amenities, toilets and lifts installed ready for the occupation of the building’s anchor tenant, Aurecon, on levels two to five. This was completed on time by the end of July this year. “Levels one and six are currently being fitted out for Hays, the recruiting company, and the remaining levels are for lease. The
building has achieved a five-star, green-star design accreditation by the Green Building Council of Australia,” Jeff said. When asked to sum up the challenges posed by the Cloisters on Hay project, Jeff Wellburn replied as positively as any manager who has experienced those challenges first-hand would: “It was the re-use of an existing structure so it required extensive demolition and reconfiguration before we could start moving forward. It was not a green-field site and, because it was an inner-city site, we were interacting with the public and local traffic while removing rubble from the site and receiving new material,” he said. “At all times, we had pedestrians walking north and south through the site as well east and west along Hay Street so it was challenging to maintain a very high standard of public and worker safety while still meeting our very tight deadlines. “Nevertheless, despite a number of industry sceptics who doubted the work could be done in such an active environment, we have done so and completed all phases of the project on time. At the same time, Probuild and its selectively chosen sub-contractors have recognised the client’s vision and we believe we have delivered that vision,” said Jeff. BC Probuild: (08) 9363 1400, www.probuild.com.au
The Builders Choice Magazine – September 2014 43
RESIDENTIAL
High-end sustainability According to Eco-Logical Building, sustainable construction comes down to building homes that offer their occupants higher comfort and more health benefits.
TH
E
TE
AM
44 The Builders Choice Magazine – September 2014
// words rachel dally-watkins // images joel barbitta — d-max photography
’Sustainability’ has become a building industry buzzword, but many don’t fully understand what it means in the larger context. Sustainable homes, such as those built by Eco-Logical Building, are designed, orientated, constructed and operated in a manner that reduces the overall impact of the building on both the natural environment and the health of people who live in it. The benefits of building sustainably include good natural lighting and a home that is warmer in winter and cooler in summer, offering the potential for savings on heating and cooling. Reductions in waste and pollution are possible and new technologies are being developed all the time, allowing more efficient use of energy, water and other resources. As a boutique builder focused on luxury houses, Eco-Logical Building has proven with its recently completed City Beach home that it is possible to mix high end design, construction
THE BUILDERS CHOICE residential
The benefits of building sustainably include good natural lighting and a home that is warmer in winter and cooler in summer, offering the potential for savings on heating and cooling.
and finishes with sustainability. Husband and wife team Brett and Kirsten Williams worked together with Daniel Jones of architectural firm McDonald Jones to create a contemporary house that captures the essence of beachside living. The intuitive design of the four bedroom, three bathroom, two storey home with an undercroft garage has resulted in a light and bright home with flexible living areas and a strong relationship between the indoor and outdoor, finished to a high quality of understated elegance. The front elevation of the home creates a remarkable first impression, with a laser cut metal screen covering a section of the balconies. “The screen covers the study and the master bedroom, giving the owners privacy but still allowing the western sunset to filter through,” Brett said. On the ground floor, the home’s open plan living room, library and dining area lead to a cleverly designed kitchen with plenty of storage, a walk in pantry and scullery. The living areas are positioned to make the most of the westerly ocean vista, and the kitchen can be opened up via large bi-fold windows to create a
9303 9695
Building the Finest Concrete Pools Since 1971
• • • • •
Fully customised designs Geometric or freeform shapes Laps, plunge or pool/spa combos Below or above ground Indoor or outdoor
Call: (08) 9302 3971
Visit our display centre at: 2 Venture Loop, Wangara WA 6065 E: sales@dolphinswimmingpools.com www.dolphinswimmingpools.com
The Builders Choice Magazine – September 2014 45
THE BUILDERS CHOICE residential
The living areas are positioned to make the most of the westerly ocean vista, and the kitchen can be opened up via large bi-fold windows to create a clever alfresco area.
clever alfresco area. “Most people build an alfresco kitchen out the back that’s separate to the rest of the house, but what we did was make the alfresco part of the house,” Brett said. “The kitchen is the centre of the outdoor area, opening out to the pool area and an enclosed, decked alfresco area.” “It’s excellent for entertaining,” Kirsten said. “You’re not shutting people away in the kitchen, it can all be opened up and it offers great flexibility.” The pool area is finished with a high end concrete and flush thresholds are utilised throughout the indoor and outdoor spaces,
46 The Builders Choice Magazine – September 2014
negating any issues of accessibility. “We used Classicplank jarrah timber decking sourced from sustainably managed forests from the South West of WA,” Brett said. “The decking has no treatment on it and will be left to weather for a beachy look, making it maintenance free.” The alfresco links the main living spaces to the rear wing of the home, which features two large bedrooms, a bathroom, powder room and laundry. “The design of the house is so flexible and the rear wing is perfect for adult children or guests because you can actually close it off,” Kirsten said.
THE BUILDERS CHOICE residential
The upstairs zone is dedicated to the large master bedroom, impressive robe room and a well appointed ensuite with double basins and a walk in shower with a built-in seat. “The clients wanted a home they could stay in for a long time, so the design includes a lift as well as a stair case, wider doorways and everything laid out so that access is easy for all abilities,” Kirsten said. The home has good orientation and excellent cross flow ventilation, creating a light atmosphere with plenty of natural air flow. “The insulated panel lift garage doors stop the heat ingress underneath the house and keeps that insulated. We used cavity brick insulation in all the external walls, and there are R4.0 thermal bats in the ceiling as well,” Brett said. The house also utilises photovoltaic cells for power generation, two heat pumps for hot water, louvers on the windows throughout the living areas and water efficient fixtures. There are ceiling fans throughout to minimise the need for air conditioning, energy efficient appliances and LED lighting. “The air conditioning is zoned so that areas not being used can be isolated, so you’re not trying to cool the whole house all the time,” Kirsten said. “You can see how important the orientation is, and we’ve amplified that with higher ceilings and higher doorways to create a good cross flow,” Brett said. “With the correct design, prevailing winds are channelled through the home improving indoor air quality and keeping air conditioner use to a minimum.” Minimising the effect of construction on the environment is an important part of sustainable building. During construction, waste was sorted on site and the site was kept as clean and tidy as possible, with the painters using a cleaning station to prevent soil contamination. BC Eco-Logical Building: 0409 373 495, ecologicalbuilding.com.au McDonald Jones Architects: (08) 9388 0333, www.macjones.net
The Builders Choice Magazine – September 2014 47
RESIDENTIAL
Delivering the goods
TH
E
TE
AM
A modular approach transformed this apartment development’s construction process. // words emma brown
Construction of the Adara Apartments is genuinely something to marvel at. In just eight days, Goodland Building Company built a total of 77 apartments across six levels – all thanks to a new modular approach to building. The Adara apartments – the first stage of the Stella Village community – were designed to promote affordability and accessibility to homeowners in Success, one of Perth’s most progressive and fastest growing suburbs. The development is conveniently accessible to public transport, Cockburn Gateway shopping city, cafes, pubs and restaurants. Goodland managing director Ian McGivern said the complex, designed by a Perth architect, was “modern and cutting edge for an apartment block in Perth”. However, it was the construction process that set Adara apart from other apartment developments – it took just 11 months to complete, from planning through to construction. “By choosing the modular approach we were able to complete the
48 The Builders Choice Magazine – September 2014
THE BUILDERS CHOICE residential
The Builders Choice Magazine – September 2014 49
THE BUILDERS CHOICE residential
The complex is…“modern and cutting edge for an apartment block in Perth”. project in half the time it would take for a conventional build,” Mr McGivern said. The team at Goodland takes a progressive approach to the built form and is passionate about exploring new products and techniques. The modular method of building is one such innovation and has myriad benefits, according to Mr McGivern. “We engage with clients and developers at the design phase, looking at projects from the inception stage – actively seeking out difficult projects. “Although [modular] planning is a lot more involved to begin with, the construction stage is a lot quicker and less disruptive to neighbouring properties. “It’s also more affordable and sustainable from an energy and waste point of view – while we are building components on site, such as the lifts and underground car park, we were subcontracting the modules to be pre-fabricated in a controlled environment which creates less waste than a conventional build.” The modules were constructed, painted and finished in Melbourne by the Hickory Group and transported to the Perth site. Once the modules arrived, they were stacked using cranes – a feat that took only eight days. “The process requires design documentation and coordination to be 100 per cent accurate. On average the modules weigh 23 tonnes and 96 of them were lifted into place – virtually millimetre perfect,” Mr McGivern said. “The project was not only time and energy efficient but occupational health and safety friendly as the number of people
50 The Builders Choice Magazine – September 2014
THE BUILDERS CHOICE residential
“The project has been so successful we are now looking at every project to see if it can be converted to a modular process.”
required on site during the erection process is dramatically reduced.” The Adara apartments are state-of-the-art, complete with high quality furnishings. “They are high spec apartments complete with glass splashbacks, granite bench tops, and European appliances,” Mr McGivern said. The Adara apartments are the first part of the Stella Village although they share the development’s award-winning recreation centre, which won the Master Builders Association’s best public building in 2012. While Adara has its own gymnasium module, residents have access to Stella Apartments heated swimming pool, outdoor barbecue area, children’s playground and water park. The Stella apartments incorporated three stages – Stella Aurora, Stella Orion and Stella B21 & B25. The multi-storey, medium
Affordable living The WA Department of Housing has around 9 per cent shared equity in stages two and three of the Stella Village development – with eight of the new Adara Apartments being made available through the initiative. The shared equity scheme is offered by the department, in conjunction with Keystart Home Loans, to assist low to moderate income earners with purchasing a home of their own. Shared equity means the Department of Housing is a minority co-owner of the property, which subsidises the loan amount for applicable borrowers. Around 11,000 shared equity home ownership opportunities have been provided over the last 25 years, supplemented in 2011 by the SharedStart initiative. SharedStart focuses on newly constructed homes procured through the department, including the ones at the Stella Village. Department of Housing general manager of strategy and policy Tania Loosley-Smith said partnering with the private sector in the Stella Village project assists with the delivery of a number of strategic objectives. “Developments such as Stella are important in addressing a range of issues including urban sprawl, congestion, cost of living and the needs of current and future populations for smaller, well-located housing choices,” Ms Loosley-Smith said.
The Builders Choice Magazine – September 2014 51
THE BUILDERS CHOICE residential
density, residential developments to date differ to the company’s latest venture as they used the conventional method of concrete and conventional construction. Goodland’s Grange Apartments in Currambine is also a project of note. The four-storey residential complex was built using highly efficient AFS construction techniques, which expedited completion of the project. Facilities include a swimming pool and fully equipped gym. While there has been enormous interest in all of Goodland’s recent projects, it is the modular apartments that have people talking. Around 20 per cent of the Adara apartments sold within the first three weeks on the market. “They are particularly popular amongst first homebuyers, investors
52 The Builders Choice Magazine – September 2014
THE BUILDERS CHOICE residential
and those people looking to downsize,” Mr McGivern said. “Its proximity to public transport, Murdoch University and the soon to be complete Fiona Stanley Hospital makes the property very attractive to potential buyers.” Modular buildings have long been associated with dongas on mine sites, but that is about to change, thanks to the success of Goodland’s Adara project. “Goodland is now looking at every project to see if it can be converted to a modular process, purely for its benefits. It’s not going to suit every building but I think there needs to be a wholesale change in WA, we can’t keep building with concrete and bricks.” BC Goodland Building Company: (08) 9499 4505, www.goodland.com.au CBRE: (08) 9320 0000, www.cbre.com.au Government of Western Australia – Department of Housing: (08) 9222 4666, www.dhw.wa.gov.au
COMMERCIAL DIVISION DUCTED AIR CON
PH: 1300 366 511 The Builders Choice Magazine – September 2014 53
RESIDENTIAL
Visionary Villa
Clever decisions transformed this Cottesloe home into a luxurious family retreat.
TH
E
TE
AM
// words rachel dally-watkins
With views to the ocean and tree-lined suburban valley, this modern family home in Cottesloe has a strong focus on spatial planning and outdoor living. The design maximises the visual connection with the swimming pool, tennis court and garden, while tying in more expansive views and maintaining a subdued presence within the streetscape of the prestigious beachside locale. The transformation by Craig Steere Architects and De Francesch Builders brought natural light and views into what was previously a dank, dark two-storey redbrick and terracotta tile house, with a tennis court on
54 The Builders Choice Magazine – September 2014
THE BUILDERS CHOICE residential
“It’s something that they live in and look at every day and we wanted to make sure the design was highly successful in meeting their expectations.” the adjoining lot. “There was the opportunity to maximise the view, so we demolished the existing house and built the new house on the slightly-raised lot, maximising the heights for the house to establish views to the ocean and to the north west as well,” Craig Steere Architects project architect Kelwin Wong said. Although appearing at first glance to be only two storeys, the new house was excavated to allow for a basement level. Site studies were undertaken to allow the build to make the most of the height restrictions in order to take advantage of the available views. “We were trying to be sympathetic to the surrounding street character and scale, which is made up of single and two-storey homes. We didn’t want this house to be too confronting, so we excavated the basement level into the ground to create a three-storey house that keeps in line with the rest of the site.” In order to further maintain some reference with the environment of the street, a pitched roof veranda was designed with a classical form loosely connecting with the formality created by the post and beam elements of existing and neighbouring verandas. The pitched roof was designed to appear as if floating above the strong flat arch forms that anchor the home to its expansive site. “That was one of the things we really looked to do – to minimise the physical impact of the house on the site, because if not it could read as quite overbearing or slightly out of scale. We were very
conscious of getting the scale of this house right so that it fits quite comfortably within its context.” A statement cantilevered entrance canopy guides visitors directly upstairs to the main living areas and parents’ zone, while a discrete access beside the main entrance leads to the ground floor children’s zone. The basement level comprises a garage, storage and services. The zoned spaces provide functional separation, while maintaining the primary considerations of the brief of outlook and connection to external areas and views. The zones not only provided the increase in accommodation required by the clients, but also satisfied their future needs by providing the children with a sense of ownership of their zone. Although the site layout and orientation were predetermined by the existing site features, careful planning allowed for excellent solar orientation and outlook. “We placed the outdoor living areas on the north side to make the most of the winter sun. On the top floor we actually have a skylight as well to bring as much natural daylight into the house,” Mr Wong said. Large sliding doors open from the living spaces and bedrooms onto outdoor verandas and decks, to increase natural ventilation, light and views while protecting the rooms from the harsh sun with large overhangs. “We developed the idea of deep setting the rooms and creating a large veranda which allows for the capture of natural light coming
The Builders Choice Magazine – September 2014 55
THE BUILDERS CHOICE cover residential story
in but not necessarily the heat. That also allows you to open up the outdoor living areas and allow the ventilation to come in as well.” The strong, classical veranda form on the ground level was integrated with the upper level veranda and large roof overhangs to provide shelter from the harsh western sun and winter storms. “This has worked to great effect by creating a low lying aperture that minimises the exposure to the low western sun while framing the horizontal panoramic views from southwest to northwest.” The dark sheoak shingled roof requested by the client is a subtle point of difference in the surrounding sea of tiled and Colorbond steel roofs. The clean lines are complemented by a palette of contemporary materials including large areas of glass, textured acrylic render, polished plaster and zinc cladding. Mr Wong said the successful design of this Cottesloe home came down to a solid understanding of the client’s brief and intuitive responses to the client’s needs. “It’s something that they live in and look at every day and we wanted to make sure the design was highly successful in meeting their expectations. Rather than just meeting functionality requirements, we wanted to enhance the home, and that’s what makes it a success.” Tied together with enthusiasm, creativity and attention to detail, Craig Steere Architects really listen in order to provide successful and high quality, world class and award winning solutions. BC Craig Steere Architects: (08) 9380 4662, www.craigsteerearchitects.com.au DeFrancesch Builders: (08) 9382 3088, www.defrancesch.com.au
56 The Builders Choice Magazine – September 2014
0417 181 613
The Builders Choice Magazine – September 2014 57
RESIDENTIAL
Forging premium Pilbara living
The newest address in South Hedland.
// words emma brown
The new Concorde South apartments are like no other complex in South Hedland, WA – which is exactly what Gold Star Consulting set out to achieve when it took on the project. The prefabricated residential project, described as flowing, sleek and assertive, will provide premium accommodation to those living in the Pilbara region. The contemporary six-storey complex is expertly designed for space, efficiency and elegance. Gold Star Consulting’s director Mark Irving said he wanted to do something different with the project, by using an innovative modular building construction method in what he described as a difficult environment to build in. “I wanted to offer residents a better quality of accommodation but this has been difficult to achieve in the past due to the harsh
TH
E
TE
AM
58 The Builders Choice Magazine – September 2014
“I wanted to offer residents a better quality of accommodation.” environment in the North West,” Mr Irving said. “There’s a constant battle with the weather -- the wind, heat and cyclone season -- as well as a high cost associated with building in general. “I managed to overcome all of these challenges by using a modular format to build these apartments which allows the bulk of the work to be done in a factory environment.” The modules were primarily finished to completion by the Hickory Group in Melbourne and delivered to the site in South Hedland via both ship and trucks. Mr Irving said that when the modules reach their destination the whole project is essentially 99 per cent finished as they arrive complete to precise specifications. “The deliverability of the project is outstanding; 108 prefabricated modules were assembled to make 77 modern apartments across six levels in only seven days,” he said. “If we were using normal construction methods we’d still be building. The use of the modules allows the construction process to take place in a controlled environment, meaning we get a higher grade of finish as we don’t have environmental factors to contend with.” The project, a joint venture between Acier and Maximus Australasia, was managed by Gold Star Consulting in what ended up “a smooth process”. “Gold Star managed every part of the project except the fabrication and installation of the modules; the design, colour schemes, base
THE BUILDERS CHOICE residential
The Builders Choice Magazine – September 2014 59
THE BUILDERS CHOICE residential building works and preparation of the site prior to installation and the work afterwards were our responsibility,” Mr Irving said. The complex is a mix of one, two and three bedroom apartment layouts which have been assembled to precise specifications, fitments and quality. Designed by Hodge Collard Preston Architects, the apartments are visually pleasing with all the finest features including stone bench tops, carpets in all bedrooms and timber floors throughout the living room and kitchen. “It is 100 per cent Australian designed, manufactured and constructed and the quality of fit-out is equivalent to four and a half stars in hotel standards,” Mr Irving said. The apartments are conveniently located in South Hedland’s town centre and are being referred to as the most impressive residential development to date and “the only address in South Hedland”. “It was a part of the Pilbara Cities vision, which aims to increase the density as part of the town planning in the region and Concorde South apartments is one of the first projects to be completed as a result of this,” Mr Irving said. “Concorde South is close to the main recreation centre, the town’s swimming pool and gymnasium, and just 500m from the shopping precinct.” Mr Irving said the modular process was a relatively new approach. He could see the innovative building method becoming the way of the future, as it was well suited to the Pilbara region and had a number of environmental benefits. “This project is a beacon in a number of ways, we have shown people what is possible and how we can deliver on a project,” he said. “The construction process produces up to 500 per cent less waste compared to traditional construction and the modules themselves have high thermal properties which reduce the owners’ heating and cooling needs.” Mr Irving said the project has generated a lot of interest from investors and members of the community who were intrigued by the construction process. “We’ve had a high level of interest in a very inactive environment for selling. The project is innovative and people are keen to see the final product,” he said. BC Gold Star Consulting, Ph: 0488 012 888, www.concordesouth.com.au
COMMERCIAL DIVISION DUCTED AIR CON
PH: 1300 366 511
60 The Builders Choice Magazine – September 2014
RESIDENTIAL
a sound choice
These individually designed apartments set a new benchmark for beachside living. // words rachel dally-watkins
E TH
TE
AM
62 The Builders Choice Magazine – September 2014
The name behind some of Perth’s most exciting and innovative new residential development projects has delivered luxury beachside apartments unlike anything else on the market. Gary Dempsey Developments recently completed the Bluewater Apartments on Reserve Street in Scarborough, which offer first-class living with panoramic ocean views. Each of the 36 apartments are individually designed and finished to the highest quality, setting a new benchmark for beachside living. The complex comprises one, two and three bedroom apartments, and four, two-storey penthouses. “First and foremost, these apartments were designed to bring upmarket
THE BUILDERS CHOICE residential
“We really focused on the needs of sophisticated buyers who wanted to downsize but not down grade – who wanted the convenience of an apartment but didn’t want to settle for inferior finishes.”
top end housing finishes into apartment living,” Gary Dempsey said. “The level of detail in these apartments is pretty much unparalleled, particularly for a building of this size. “We really focused on the needs of sophisticated buyers who wanted to downsize but not down grade – who wanted the convenience of an apartment but didn’t want to settle for inferior finishes.” Every apartment at Bluewater has expansive ocean views, with large beachfront balconies ranging in size from 30 square metres to 140 square metres. These balconies have sections of high frameless glass balustrades for wind protection, ensuring the extensive balcony space can be enjoyed during any weather. Full height windows and sliding doors lead to the balconies, offering sweeping views of Scarborough
Beach from the internal living spaces. In many of the apartments, the added feature of an internal window with electric smart glass enables ocean views from the bathroom, with the option of privacy at the push of a button. Mr Dempsey said one of the crucial features that ensured sophistication was the level of acoustic planning and the high measures taken to ensure occupants don’t hear their neighbours. “If you’ve ever stayed in an apartment while on holidays, you know how much of a turn-off it is to be able to hear noises from neighbouring properties, particularly plumbing.” The Bluewater Apartments have commercial double glazing on all the western facing windows, both for thermal properties but also for
The Builders Choice Magazine – September 2014 63
THE BUILDERS CHOICE residential
Features such as oak and stone flooring, electric blinds, stone benchtops, highly detailed cabinetry, LED lighting and high ceilings add to the smart design and prestigious finishes.
acoustic purposes, while windows on the eastern elevation are fitted with acoustic glazing. All plumbing in the building exceeds Building Code of Australia requirements; there are extra layers of wall sheeting between apartments; and insulated ceilings, something which is not normally considered in apartment buildings. “We did all of these things to ensure there was no noise transfer between apartments, to guarantee Bluewater owners the superior acoustic standards a luxury home demands,” Mr Dempsey said. Features such as oak and stone flooring, electric blinds, stone benchtops and highly detailed cabinetry in the kitchen — complete Miele appliance packages including a washing machine and dryer — as well as LED lighting and high ceilings add to the smart design and prestigious finishes. The complex also features a swimming pool, commercial scale gymnasium, sauna, and motion operated lights in all common areas. “We also installed a 30 kilowatt photovoltaic system on the roof of the building, which feeds the common power, and we have solar heating for the swimming pool,” Mr Dempsey said. “There are electric car chargers in the basement car parking area, and the use of double glazing and insulation provides excellent thermal qualities.” By installing 36 sub-meters in addition to one main electricity meter, the developers were able to enter contracts with electricity providers to save owners up to 25 per cent off the retail price. Mr Dempsey also said the strata fees for the apartments were “remarkably low in comparison to other developments”. The apartments were built by Dempsey Gillespie Construction, an offshoot of Gary Dempsey Developments, in consultation with architect Zuideveld Marchant Hur. “The apartments were built with quality in mind, not price,” Mr Dempsey said. “We started by looking at what we wanted to achieve and worked closely with Drew Gillespie, who runs the building arm of our company, to make decisions based on quality, not budget.” The apartments are open by appointment for weekend viewings. With only one penthouse and limited three bedroom configurations still available, interested parties will need to move quickly to secure what is sure to become an iconic beachside address. BC Gary Dempsey Developments: 0412 956 410, www.garydempseydevelopments.com Dempsey Gillespie Constuction www.dempseygillespie.com
64 The Builders Choice Magazine – September 2014
THE BUILDERS CHOICE residential
The Builders Choice Magazine – September 2014 65
COMMERCIAL
Health and safety first Architect and builder combine to achieve an award-winning health care project. // words rachel dally-watkins
T
HE
TE
AM
66 The Builders Choice Magazine – September 2014
Architectural consultant Sandover Pinder, in partnership with Perkins Builders, has delivered an award-winning redevelopment of the Bunbury Hospital critical care facilities. Through the redevelopment of existing amenities and the creation of new facilities at the South West Health Campus, best practice models of care can now be facilitated within the Critical Care Directorate. Sandover Pinder took a three step approach to enhance and improve the hospital’s emergency services when it began the project in 2010. The first stage involved upgrading and equipping four of the existing High Dependency Unity (HDU) beds to a Level 1 Intensive Care Unit (ICU) for adults, with the capacity to provide Level 2 ICU beds by 2015.The second stage comprised the expansion of the Emergency Department (ED) area to enable improved operational capacity for ED services. The third stage involved the creation of a new, 10-bed Short Stay Unit (STU) and a new fast track area for the ED. Sandover Pinder senior architect Ahmad Abdul Salam said that Sandover Pinder worked with a select team of engineers and consultants, along with Perkins Builders, to deliver the project on time and within budget, to the highest safety standards.
THE BUILDERS CHOICE commercial
The project won a Master Builders’ Excellence Award for construction excellence in the category for commercial alterations and additions between $6 million and $10 million. The new three-story ED building comprises 19 beds on the ground floor (five for critical care/resuscitation, 10 for adults and four for paediatrics), administration on the second floor, and a plant room on the third floor. The old ED and nurses station was transformed to accommodate 10 short stay beds and three fast track beds. “We finished all three stages successfully by the end of last year, and by the end of 2014 we will have completed the one year defects liability period of the project,” Mr Salam said. Mr Salam said the project presented unique challenges as the ED had to remain open 24 hours per day, 7 days per week to receive patients during redevelopment and construction works. “The team had to think about how to create tunnels and temporary ambulance set downs for the patients and emergency vehicles in front of the construction site, making the complexity of the staging of this project very different to other projects,” he said. Sandover Pinder designed the new ED building to be constructed in front of the existing ED building. Once it was complete and the staff and patients had been transferred, the
builders went back into the original building and refurbished it. “Patient and staff safety is the most important aspect to a project like this, and that includes the design for various types of patient’s accessibility as well.” Mr Salam said another complexity of the project was maintaining safety standards and fire separation zones in relation to the new and existing buildings, within both the staging and the completion of the project. “We implemented concrete tilt up panels for the build because of the lack of space around the new building,” Mr Salam said. “The construction site did not provide any flexible area around the building, so the builder suffered from a very tight site; therefore we adopted tilt-up panels for the new building. The whole campus is built with bricks and compressed fibre cement boards, so this is the first time they’d been used on the campus.” Mr Salam said using the pre-cast tilt panels also allowed for a shorter construction period. “The rest of the building had to be a light weight steel construction so we had a combination of concrete tilt panels and concrete in situ, and also we used steel structure for part of the
SERVICING THE BUILDING & CONSTRUCTION INDUSTRY
Ph: 0417 935 577
Proud to be involved on the St John of Gods Hospital project working with Perkins Builders
The Builders Choice Magazine – September 2014 67
THE BUILDERS CHOICE commercial
building in order to make this building happen in a short period of time and within the very tight site, in-between the existing buildings.” The building was also designed to be environment friendly in accord with the latest standards of sustainability, with heat gain and loss influencing the orientation of the building, the size of the windows and window awnings, and the type of curtains used. A large canopy was installed at the emergency drop down at the front of the ED, to protect patients and staff from adverse weather. The project won a Master Builders’ Excellence Award for construction excellence in the category for commercial alterations and additions between $6 million and $10 million. According to Mr Salam, the award was a culmination of the team work of the architects, consultants and the builder, with Sandover Pinder’s quality design and documentation and Perkins’ attention to detail and careful planning ensuring a high quality project was delivered. Mr Salam said the project was important to the people of Bunbury and the greater South West region. It allowed for key health reforms such as an improved focus on patient safety, implementation of the Four Hour Rule Program (which requires 90 per cent of all patients presenting to a public hospital ED to be admitted, transferred or discharged within four hours) and provision of care closer to home. BC Sandover Pinder: (08) 9225 0600, www.sanpin.com.au Perkins Builders: (08) 9721 7300, www.perkinsbuilders.com.au
68 The Builders Choice Magazine – September 2014
A striking architectural statement that complements its oceanside setting. // words rachel dally-watkins
E TH
TE
AM
A modern home has made a statement in Perth’s western suburbs, bringing together sophisticated architecture, unique application of materials, unexpected details and quality workmanship in a prime beachfront location. The expansive residence designed by Hillam Architects and built by Weststyle Design & Development employs clean lines, a neutral colour palette and defined junctions to create a striking masterpiece that is responsive to its coastal settings and transforms at night through integrated lighting and an inviting feature fireplace. David Hillam described the house as “restrained, surprising and expansive internally”. “It is a house that is more about looking out from a cool sanctuary rather than wanting to be looked at. It uses confident and innovative design, to maximise the natural attributes of a fantastic site.” Weststyle director Tony Ricciardello said quality was of the utmost importance in this build. “Weststyle worked together with the architect to ensure the highest level of finishing and attention to detail.” According to Mr Ricciardello, Weststyle’s point of difference is its people – “an extraordinary team who share an unwavering passion
The Builders Choice Magazine – September 2014 69
RESIDENTIAL
Streamlined Sanctuary
THE BUILDERS CHOICE residential
“It is a house that is more about looking out from a cool sanctuary rather than wanting to be looked at.” and a selfless commitment to excellence”. “Built on a foundation of strong family values, integrity and tradition, we pride ourselves on personalised service and delivering uncompromised quality.” These qualities shone through during the design and build of this Trigg residence, with Weststyle working hard to time certain elements of the project for when the owners, who are only in Perth for part of the year, were available. “The project has details and materials that were extremely unique and some which were unseen previously. It was because of this that the clients needed to be available to see items as they arrived and were installed; we made some changes along the way to make sure that the end product was the home of their dreams.” This striking home features a complex feat of engineering with a 10m by 4m cantilevered cabana roof on the first level, complete with six-bank fully automated Vergola (louver roofing system) for instant control over access to the outdoor environment. “The cantilevered cabana roof deliberately defies harsh ocean storms creating and contrasting drama with what is intended as a tranquil relaxing space,” Mr Hillam said. The Vergola is wired into the home’s C-Bus management system and fitted with sensors to ensure it closes automatically in rainy or windy conditions. The system also controls internal and external blinds and lights, via an iPad. Mr Hillam said it was important that the pathway to the main living area was distinct and intuitive. Upon entry, a statement floating staircase with feature LED lighting draws the eye upwards towards the living area. A custom pendant by Yellow Goat Lighting is an indication of the simple palette and restrained detailing used throughout the home. The oversized kitchen and dining space is a highlight of the home. It captures the ocean views through two sets of floor to ceiling windows and a series of angled, south-facing windows, allowing for an uninterrupted 180 degree view. “This extremely large area of glass was logistically difficult to install considering the wind resistance it would face,” Mr Ricciardello said. The kitchen is composed of clean lines, with a rangehood
70 The Builders Choice Magazine – September 2014
formed through model making techniques creating sensuous curves wrapping around the bulkhead of the kitchen, framing views to the north. “The synergy of the crisp industrial stainless steel and the natural veined beauty of the Arabascato marble are tied together in the kitchen bench by Bernini,” Mr Ricciardello said “The kitchen houses top of the range Gaggenau appliances and perfectly lacquered cabinetry.” The house is defined by generous living areas and zoning of the bedrooms. The master suite is set on its own level between the first floor and the roof terrace, while the minor bedrooms and a guest suite are on the ground level. A secondary living space connects to the pool deck, allowing for flexible use of the living areas. “The elevated master bedroom is perched as a pod effectively at the ‘top of the tree’. Views from here and from the master ensuite differ from the rest of the house. They are more separated and intimate,” Mr Hillam said. The bathrooms feature 16mm thick reconstituted white glass full height cladding on the walls and the master ensuite is highlighted by a freestanding bath and pillar looking to the ocean in the northwest through a full wall of glass. The ensuite and powder rooms also utilised recycled and reconstituted panelling. “The dark stone flooring used in much of the home sits in stark contrast to the whites, grounding the living spaces in a manner that is reflective of earth and sky,” Mr Hillam said. Other impressive features include a sauna and steam room overlooking the infinity edge pool; a gymnasium, elevator, wine cellar, eight-car garage and underfloor heating. The sophisticated design of this home is matched by sustainable elements including 40 solar panels (30KW) on the roof; two water storage tanks to recycle water for the laundry and guest toilet; a retractable insulated pool cover; low energy appliances and fixtures; and LED lighting. Automated louvers to the master bedroom and first floor living spaces also help to maintain comfortable temperatures. “We were very conscious of the heat gain from the west facing
THE BUILDERS CHOICE residential
“The elevated master bedroom is perched as a pod effectively at the ‘top of the tree’.”
glass,” Mr Hillam said. “We employed the most effective measure in dealing with this with the introduction of external Vental blinds. These have the capacity to shade the glass while still allowing views out or alternately to block low western sun completely,” he said. “Further to this we introduced double internal blinds to allow additional options in controlling heat gain and obviously also to protect privacy.” The home carefully melds together the client’s lifestyle requirements and the unique characteristics of the site, celebrating the unnerving commitment by the client, architect and builder to achieve an exceptional result. “This project was a real team effort and was so successful due to the relationship previously built with Hillam Architects,” Mr Ricciardello said. BC
Ph: 13 15 40
Weststyle Design & Development: (08) 9345 1565, www. weststyle.com.au Hillam Architects: (08) 6380 1877, www.hillam.com.au
9344 7748
The Builders Choice Magazine – September 2014 71
COMMERCIAL
Eco-WARRIOR
// words berlinda conti for national lifestyle villages
There’s no denying the new Tuart Lakes Lifestyle Village clubroom commands attention, but look a little closer and there’s a lot more to this building than meets the eye. Every effort was taken to ensure the clubhouse would impart minimal impact on the environment, while still providing impressive facilities, all with the aim of creating a sustainable exemplar. In doing so, National Lifestyle Villages worked closely with engineering firm Wood & Grieve Engineers, who provided guidance and action on a range of initiatives which are to be assessed by the nation’s expert body on sustainable design and construction, the Green Building Council of Australia (GBCA).
T
HE
TE
AM
72 The Builders Choice Magazine – September 2014
National Lifestyle Villages has registered the clubhouse and future development stages with the GBCA, targeting a 6 Star Green Star rating (a Public Building — Design v1 for the building extension). According to Wood & Grieve sustainability engineer Amanda Bryan, a 6 Star Green Star rating for a building is certification of which to be extremely proud. The outcome as described by the GBCA means it is recognised as a ‘world leader’ in sustainability. Adopting an organic-looking leaf shape to complement the village’s surrounding trees and bush land, the clubroom showcases a curved ceiling with full length, curved glazing that frames stunning elevated views across Lake Cooloongup while allowing an abundance of natural light in. Blinds have been installed to all windows to reduce glare in addition to a number of other sustainability initiatives. An innovative mechanical ventilation system will, due to carbon dioxide sensors, increase the level of fresh air in the room, equal to the same level as outside the building (in technical terms, fresh air has been increased by 150 percent above the national construction code). This will work particularly well if the room is crowded and therefore reduce feelings of drowsiness associated with increased carbon dioxide levels. Mrs Bryan said the structure is built with 40 per cent less Portland cement concrete than traditional buildings. “The Portland cement replacement is made up of recycled industrial waste. Using the industrial waste significantly reduces the cement manufacturing processes impact on the environment,” she said. “All flooring and assembly throughout the clubhouse meets GECA standards (Good Environmental Choice Australia – an independent company that verifies if products are environmentally friendly). We have used recycled timber where we can and all paints, adhesives, sealants and carpets are low in VOCs (volatile organic compounds), reducing the ‘new car smell’ and
THE BUILDERS CHOICE commercial allergies that are traditionally experienced when a building is first occupied.” Additionally, the acoustic lining, aimed at reducing internal noise levels, will be the first product used in WA on a curved ceiling. Aesthetically, the clubroom has been designed to integrate into the surrounding environment by using subtle design elements, according to National Lifestyle Village group general manager — developments, Ian Nichol. “The clubroom continues a pattern of white cladding with a great deal of transparency coming from the expanse of shaded windows, but it’s the gentle curves of the room, in contrast to the other sections of the clubhouse, that reflect more of the surrounding bushland. The result is a striking ‘bookend’ to the building, both internally and externally,” he said. “The latest stage continues the architectural language of the
All of your concreting and steel fixing materials and tools are now available at one convenient location. – Mesh, rebar, tools etc. – Drive through service – Emergency cut and bend facilities WANGARA Ph: 08 9303 4950 100 Callaway St, Wangara WA
KWINANA Branch Now Open Ph: 08 9411 9300 283 Mandurah Rd, East Rockingham WA
www.bestbar.com.au
The Builders Choice Magazine – September 2014 73
THE BUILDERS CHOICE commercial
existing facilities — pavilions within the landscape — but the pitched roofs, angled eaves and deep recessed glass walls create texture and rhythm amongst the surrounds whilst capturing natural light and allowing for natural ventilation.” The room will have the largest dance-floor of all National Lifestyle Village communities, seating up to 160 people (or 250 cocktail-style) and will include a state-of-the-art multi-media entertainment system for shows, movies and a range of other social events, together with a commercial kitchen and toilets. A games room will follow and is under construction. The Rockingham-based village has received three major awards for sustainable design: the HIA Greensmart ‘Design Concept’ award in 2007, followed by 2010’s HIA Greensmart ‘Development of the Year’ award and the national HIA Boral Greensmart ‘Community Development’ award. The village was also an Awards Finalist at the 2010 WA Water Awards. BC National Lifestyle Villages: (08) 9221 9099, www.nlv.com.au
74 The Builders Choice Magazine – September 2014
Sustainable snap-shot Tuart Lakes Lifestyle Village’s clubhouse adopts a range of water and energy saving champions: - The energy efficient design reduces energy use by 66 percent in comparison to a typical clubroom building; - The clubhouse uses the ‘DALI’ lighting system, meaning every light has its own light switch, as opposed to one switch for several globes which uses more energy; - The pool area’s room temperature is maintained at a constant level by using a heat recovery system that allows the air to be recirculated into the room, thus saving energy by reducing the heating and cooling requirements; - The clubhouse sewer is recycled through the village’s water recycling treatment plant and is reused for irrigation around the village and clubhouse, reducing the offsite water demand by 95 percent; - Low-flow water fittings and fixtures have been installed to reduce water use; - A Central Recovery (recycling) Centre is planned for the clubhouse; - An interactive touch-screen learning resource will display cost savings for energy and water use in the clubhouse, educating users on energy and water output against cost savings generated from the energy efficient design; - 30KW solar panels in the pool hall will feed electricity back into the building. Taking it to another level In order to target GBCA’s 6 Star Green Star rating for a public building, Wood & Grieve Engineers has undertaken a number of ‘Innovation Challenges’. According to Mrs Bryan, this is when “real innovation for a green building” comes to the fore. “We will be targeting 10 points for the ‘innovation challenges’ which include:” Life Cycle Analysis (LCA) “The aim of a LCA is to ensure over the lifetime of the building the environmental impact is minimal and sustainable for future community use. An LCA captures the impact the building material will have on the environment over its entire lifetime and uses software to measure a range of environmental impacts, including the site effect on surrounding soil, water usage and climate impacts.” Post occupancy evaluation “Before the building is occupied the staff will be surveyed on their current work environment. The same survey will be issued six months after occupying their new work environment. The aim of the survey is to improve indoor environmental quality and promote health, wellbeing and productivity. The survey identifies areas that are performing poorly for the building manager to focus maintenance requirements on.” Design for active living “Designing a building for ‘active living’ promotes health and wellbeing for the community. It goes without saying that this clubhouse encourages active living, but the innovation challenges aim to enhance the experience by adding bike racks (to encourage cycling) and recommend clubhouse activities like aqua aerobics and social activities.”
THE BUILDERS CHOICE commercial
The Builders Choice Magazine – September 2014 75
RESIDENTIAL
Eco-friendly facelift A 1970s home gets the contemporary treatment with sustainable design.
// words rachel dally-watkins
E TH
TE
AM
76 The Builders Choice Magazine – September 2014
In transforming a tired, non-descript 1970s double brick and tile house into a highly liveable contemporary space, Swell Homes has ensured this property at Blackwall Reach in Bicton will meet the client’s needs well into the future. By focusing on maximising sustainability and potential living space, the extension and renovation project delivered an opulent and energy efficient space with crisp white walls, lots of natural light and timber features. A floating wooden staircase with glass balustrades adds an elegant
THE BUILDERS CHOICE residential
By focusing on maximising sustainability and potential living space, the extension and renovation project delivered an opulent and energy efficient space...
touch that is replicated on the balcony to make the most of the views. Working together with Shoreline Designs, Swell Homes undertook a complete renovation involving every room in the house, transforming the three-bedroom, one-bathroom brick residence into a four-bedroom, two-bathroom masterpiece that marries the old and the new in a seamless and uniform manner. The project also included the conversion of a garage into a studio. “We specialise in reduced footprint and energy efficient property development using natural and renewable resources,” Swell Homes principal Anthony Pillinger said. “Our approach to sustainable living is to minimise negative environmental impact through skillful use of modern technology. “Our main aim is good space, energy efficiency, and water conservation married with contemporary design spaces for a laidback outdoor lifestyle.” Mr Pillinger said one of the major goals for Blackwall Reach was to minimise the carbon footprint of the project by keeping as much of the existing residence as possible. “We did get rid of the roof but we kept the ceiling in a lot of the existing areas,” he said. “By leaving the existing footings you’re not creating landfill and you’re not replacing it with more masonry or trees.” The old window and door frames, described by Mr Pillinger as “ancient and pretty wrecked” were removed and replaced with aluminium frames with E-glass’; an energy efficient product that helps prevent heat loss and minimise heat gain. “Each of the windows that we put on the northern aspect of the home was modelled for solar passivity, so the winter sun gets in to heat the rooms, but in summer, because of the modelling, they’re actually shaded by the overhang of the eaves of the skillion roof.” Along with a gas-boosted solar hot water unit, photovoltaic panels were installed on the roof to generate solar power. Unitex, a unique form of foam cladding, was used in the upper level for added insulation and energy saving benefits. The existing double brick lower level was texture coated to match. A large void in the entry way provides more than just an aesthetically pleasing invitation into the home; Mr Pillinger said the void was created on purpose as a “heat sink”. By pulling up the timber floors, pouring a concrete slab and laying it with tiles, Swell Homes created a large space designed to retain heat in winter and remain cool in summer. The solar louver system
The Builders Choice Magazine – September 2014 77
THE BUILDERS CHOICE residential
“Our main aim is good space [and] energy efficiency...married with contemporary design spaces for a laidback outdoor lifestyle.” allows natural light to fill the space and will contribute to reduced heating and cooling costs. Working with an old home did provide some challenges to the builders. Mr Pillinger said rotten brick wall ties were found in some of the existing brick walls, mainly in areas facing the ocean. “So we had to cut holes in the walls and take out bricks and retie the existing walls to solidify them before loading the upper storey.” The ‘view zone’ guidelines imposed by the City of East Fremantle also posed a challenge to the build, restricting the height of developments and requiring integration into the surrounding environment (through streetscape, views and privacy impacts). The plans developed by Swell Homes were approved upon first submission to the council – quite a feat compared to some neighbours who required multiple rounds of redrawing to receive approval. “However, the toughest thing was the fact that it was on rock – the whole site was on rock,” Mr Pillinger said. “So it was an extensive exercise in rock breaking, as it was solid limestone shrouded by grass over the entire site, with softened, crumbling old rock exposed at front.” The streetscape was made over with a new limestone block retaining wall, split level garden beds and a few steps to the new entrance. “At the moment the new work doesn’t do it justice, but in time with greenery growing in all those planters it’ll look quite nice. At the moment, it is finished but it’s been hit with a black thumb, the builder’s black thumb, but once it gets a green thumb it’ll really come into its own.” For the final stage of the project, Swell Homes will build a carport and street level garage which will be designed by Shoreline Designs.
78 The Builders Choice Magazine – September 2014
“Two of the best things about building for people are the honest and enthusiastic appreciation given by those who we have built for, and their recommendations or repeat business. This job was no exception. “The owner’s parents put together a pictorial chronology of their extension which they presented to them at the end of the job. When the owners showed me this book, during my final official visit, I was struck by a feeling of great satisfaction at being able to provide a quality of service that allows people to enjoy their homes at the fullest.” Mr Pillinger said Swell Homes was now working on a project management system that would change the way its builds were managed. “In the past few years we have been developing a project management system that is a web-based scheduler, a secure data system, and a communications tool. There are many elements of building management that are separate systems in building companies, ours included. These need to be integrated to assist in increasing performance, and decreasing risk to the builder. “We are hoping to commence the software design stage for BuildCloud by the start of 2015.” BC Swell Homes: 0438 388 892, www.swellhomes.com.au
0406 956 004
Style &substance
T
HE
TE
AM
// words rachel dally-watkins // images dorrington homes
A recently established player in WA’s building industry is delivering a new standard of design and construction to homes along the coastal strip. Chris Dorrington, who has been in the building industry for 15 years, established Dorrington Homes in 2012 to deliver clean, sharp and modern homes, with a high regard for the natural and built environments in which he works. Mr Dorrington works directly with the client to ensure their ideas are translated into the final product, with the highest quality finishes producing unique and inviting homes such as this one in Watermans Bay. The owners of the Watermans Bay property wanted to build a spacious home that reflected their lifestyle of outdoor living and entertaining, and offered uncompromising comfort. The home was designed by architect Peter Doggett of CoastWA and built to ensure seasonal thermal retention and protection, with solar panels for solar energy generation and optimisation of natural light. From design through to the finished product, Dorrington Homes works to create excellent green credentials, including high energy ratings, low impact to the immediate environment, conscious waste management principles and high yield energy output from solar generators. The Watermans Bay home achieved a 6 star energy rating, which will make the house more comfortable to live in and result in lower energy bills.
The Builders Choice Magazine – September 2014 79
RESIDENTIAL
Proving environmentally friendly design does not sacrifice quality.
THE BUILDERS CHOICE residential
“I find that most people that I build for these days do want their house to have some sort of eco-friendly aspect to it.”
9361 6530
admin@redtagroofing.com.au
Ph: 13 15 40 80 The Builders Choice Magazine – September 2014
“I find that most people that I build for these days do want their house to have some sort of eco-friendly aspect to it,” Mr Dorrington said. “This client wanted to make use of the winter sun for heating benefits in winter, and we also used laminated glass for cooling, insulation and anticon insulation on the roof to achieve the six star rating. “It’s a north facing block, so the living area of the house and the pool and the alfresco area are situated at the front of the block rather than at the back, to make use of that morning sun. “We used awnings over the windows to combat the summer heat, and designed a large raking roof that extends out over the alfresco at a pitch height that will let the sun in during winter and keep it out in summer.” The front elevation of the house is clad with Alucobond, an aluminium composite cladding material, which wraps up the front facia of the house from the ground floor alfresco roof. “It gives the house a bit of a different look, rather than having a Colorbond or plaster facia. Together with the cedar lining and plaster works, the Alucobond provides a contrast and the different textures create an interesting outlook.” The home features a stylish alfresco area complete with a built in pizza oven and outdoor heating. The whole house, including the outdoor area, is fitted with custom lighting, including in-ground lights that reflect up the stone wall of the alfresco space to create a relaxed yet sophisticated ambiance. Floor heating throughout, including in the wet areas, gives the home a sense of luxury, which is complemented by a climate-controlled, fully insulated wine room placed in the house so as to receive no direct sunlight on any of the walls. A Sonos music system can control music throughout the home from a handheld Android device, while the kitchen is fitted with the latest Miele appliances and integrated fridges. The home boasts
THE BUILDERS CHOICE residential
The Watermans Bay home achieved a 6 star energy rating, which will make the house more comfortable to live in and result in lower energy bills.
hand laid stone walls, cedar lining and Travertine tiling throughout the ground floor, which continues with no change in elevation from inside to the outside dining area. “There’s also a backlit, 400kg piece of crystal hanging on the wall in the stairwell,” Mr Dorrington said. “I like to provide a bit of inspiration and give clients something unique in their home,” he said. Mr Dorrington sourced the crystal, and had that section of the house engineered to ensure it could take the weight of the statement piece. Combined, these features create an impressive and comfortable family home perfect for entertaining. The orientation of the house on the 1100 square metre block will also allow for future subdivision of the land. Dorrington Homes received the ultimate compliment for its work on this home — commissioning to design a second project for the client. “I always want to be on the cutting edge and provide my clients with the best quality houses that they can get,” Mr Dorrington said. “When you work with Dorrington Homes you work directly with me, the owner, and it’s my name and my reputation on the line for every project. “Everything has got to be perfect on my jobs. From start to finish, I’ll have the cleanest of sites, trusted trades and a high quality of finishes. I don’t think there are too many other builders who can say that.” The Watermans Bay home is open for private viewing, by appointment. BC Dorrington Homes: 0488 330 886, www.dorringtonhomes.com.au CoastWA: 0419 951 541, www.coastwa.com.au
The Builders Choice Magazine – September 2014 81
COMMERCIAL
BUILDING BLOCKS
A multi-million dollar state-of-the-art training facility will support WA’s building and construction industry.
E TH
T
M EA
82 The Builders Choice Magazine – September 2014
// words jo campbell
The creation of multi-use areas along an open plan schematic was utilised in the construction of a new building training facility that will mean a boon for WA’s construction industry. The Building Technologies Training Facility at Challenger Institute of Technology’s Rockingham campus is now the largest of its kind in WA. It represents a major step forward for the state’s construction industry, offering courses to up to 900 students at a time. The project involved the addition of multiple new buildings to a greenfield site to create the distinct training areas: timber technology, including carpentry, joinery and machining; mortar trades, including plastering, bricklaying, tiling, and wall and ceiling lining; and a utilities building housing plumbing and gas fitting. Covered walkways, roads, car parks and landscaping were also added to the new building works, along with an internal strip. A significant amount of refurbishment and extensions to existing facilities in operational areas of the campus was also involved, including the removal of hazardous materials and extensive refitting to ensure the best possible facilities were available for electrical and data communications training. Challenger Institute of Technology director of building and automotive technology Michael Scally said the brief was to incorporate several renewable energy and sustainability features, along with an open plan layout.
THE BUILDERS CHOICE commercial
“The facility itself incorporates sustainability features such as photovoltaic cells for power generation; rainwater harvesting and climate control monitoring.”
“The facility itself incorporates sustainability features such as photovoltaic cells for power generation; rainwater harvesting and climate control monitoring,” Mr Scally said. “One of the major design considerations was to deliberately leave the vast floor space open and not use fixed, separate spaces. We recognise that we need to be able to respond to changes in industry training demands and this layout allows us that flexibility.” Perth-based builder Esslemont Cockram, a subsidiary of Australia’s oldest national building company Cockram Construction, carried out construction from July 2012 to February 2014. Esslemont Cockram senior project manager Anthony Serratore said that while the project represented a fairly common style of construction utilising sand concrete and plaster board, most materials were sourced locally and 80 local workers were employed at the project’s peak. “For Challenger, it was a very big selling point as a marketing tool to get more students onto the campus,” Mr Serratore said. “[The new building] attracted a lot of attention from outside industries and everyone now knows that Challenger is an upper class training facility.” The $18 million construction project was carried out while the general campus was in full operation, a challenging situation that Mr Scally said required full liaison between all stakeholders. “The refurbished areas remained open in our B Block wings; this was highly challenging and required close liaison with the builder, subcontractors, employers and students,” Mr Scally said. Another challenging aspect involved incorporating the decamp of trades students from Challenger’s Beaconsfield campus to the new facility. “Any such move involves a certain degree of complexity, in terms of timetabling and scheduling, communicating the changes to the public and familiarising staff and existing students with their new surrounds and facilities,” Mr Scally said. “But the transition has gone quite seamlessly and the feedback we’ve had from students and staff is that the new equipment and facility represent a huge leap forward for trades training in WA.” The courses offered at the new facility will have a focus on sustainability principles including renewable energy, waste management and water management. Challenger Institute chief executive Liz Harris said that with a projected increase in new construction trades jobs in WA in the next few years, the establishment of the facility was timely. “Through a multi-million dollar investment by the state and federal governments, Challenger’s new state-of-the-art facility presents exciting opportunities in building and construction training for employers, schools, students and the local community,” Ms Harris said. BC Challenger Institute of Technology Rockingham Campus: (08) 9239 8200, challenger.wa.edu.au Cockram Construction: (03) 8862 8888, www.cockram.com
Ph: 13 15 40
SHAUN NEUMANN CARPENTRY 0411 751 664 For All Your Building Requirements
“Quality doesn’t cost, it pays” Specialists in: Commercial Industrial Domestic (Metal Deck & Tiles) Documented Quality, OH&S & Environmental Policies & Procedures
Phone: (08) 9207 2822 Fax: (08) 9207 3822 Rhys Fode: 0412 772 799 Email: rhys@skywardroofplumbing.com.au
www.skywardroofplumbing.com.au The Builders Choice Magazine – September 2014 83
Multi-residential
Smart design and lifestyle combine at Karratha’s newest estate.
Beating the heat // words mark scott
Five houses in Karratha’s newest residential estate may have demonstrated the best way to beat the blistering heat of WA’s Pilbara region. Madigan Estate is LandCorp’s newest development in Karratha and construction has already finished on its first stage. Located in the suburb of Baynton about 6km west of the town centre, Madigan is a continuation of LandCorp’s popular Baynton West estate.
TH
E
TE
AM
Eaton Building – The Pilbara Villa 3 bed, 2 bath, 2 cars, 6.9-star BCA energy rating SPECIAL FEATURES: • Stone benchtops • Technika gas cooktop and electric oven • Bamboo flooring to main living areas • Merbau skirtings and window sills, Merbau timber • Decking to outdoor living areas • Merbau trims to shelving • Semi enclosed double carport • Comfortable dining area • Large home theatre • Large bedroom sizes • Large atrium inside the home • Plunge pool with Magna pool mineral filter with waterfall return • Merbau deck to external living • Bamboo timber to ceiling in external living area
COMMERCIAL DIVISION DUCTED AIR CON
PH: 1300 366 511 84 The Builders Choice Magazine – September 2014
THE BUILDERS CHOICE multi-residential
Fleetwood – The Madigan 4 bed, 2 bath, 2 cars, 7.5-star BCA energy rating
The estate will eventually comprise about 700 single residential lots, ranging from just over 300 square metres to larger than 700sqm. Madigan Estate’s close proximity to Baynton West means residents can use the suburb’s primary school, community centre and adventure playground, while Madigan itself will deliver parks and supporting infrastructure. The estate is part of the WA Government’s Pilbara Cities vision – to turn Karratha and Port Hedland into thriving, sustainable communities of 50,000 people. More specifically, Madigan Estate aims to free up land supply in Karratha in a bid to normalise the real estate market and bring down rental prices, which are some of the highest in the country. LandCorp’s newest estate has also given the agency an opportunity to show off its years’ of research into how to build the perfect Pilbara community and homes. In 2012 LandCorp released the Pilbara Vernacular Handbook – a guide to designing and building homes in towns that rarely see maximum temperatures below 30 degrees. Madigan Estate development manager Michael Marcello said the handbook covered five core values: responding to climate, incorporating the natural landscape, building on the Pilbara’s character and identity, enhancing liveability, and mobilising for change. “Most of the housing up there stemmed from development in the late 1960s from mining activities, where not much planning or guidance was given,” he said. “Homes were built that don’t necessarily respond well to climate because they’re basically a replication of what we’ve done down in Perth. “The Handbook provides an overarching set of design values and strategies for building in the Pilbara with an emphasis on responding to the Pilbara climate, while also taking into consideration the Pilbara lifestyle.” While The Handbook is not specific to Madigan Estate, LandCorp has used the development as a test case for many of its ideas, in both house
SPECIAL FEATURES: • New style of modular housing • Fantastic family living space that integrates with the outdoor areas • Superb kitchen that will satisfy the gourmet chef • The bi-fold doors and highlight windows to the family living area connects with the outdoor space • Passive cross ventilation is maximised, providing a healthier living environment and eliminates the need for air conditioning • Deep eaves and louver frames protect windows and doors from sun exposure • Low energy appliances and Smart Approved • Watermark products are used in the house and in the garden • Focus on living and kitchen areas – the heart of a house • With the high ceiling and highlight window under the roof, the living area has abundant light from the south and north • Quick to build, and once on site is ready to move in within three weeks 15.9m minimum frontage required
and overall estate design. “The estate itself we designed to accommodate for breeze paths which run east-west, and the design guidelines and detailed area plans
The Builders Choice Magazine – September 2014 85
THE BUILDERS CHOICE multi-residential
Summit NorthWest – The Flinders 4 bed, 2 bath, 2 cars, 7-star BCA energy rating guide developers to orientate homes to take advantage of that,” Mr Marcello said. “The detailed area plans encourage orientation of bedrooms and living spaces in a particular way, with rooms on the northern aspect of the home and living spaces on the south, so when the sun rises the rooms provide a heat barrier to the living spaces and vice versa.” To demonstrate the potential of the design advice, LandCorp developed the Madigan Estate display village – four houses, built by Eaton Building, Fleetwood, Timik, and Summit North West, utilising components of the Pilbara Vernacular Handbook. LandCorp commissioned a fifth house for the village, running a closed competition for three architects to design a house with full consideration to The Handbook. Gresley Abas won the competition and selected Eaton Building to construct the Pilbara Vernacular Demonstration Home, which opened to the public last month. The home features a large sheltered outdoor area for cooler outdoor living as well as an upper level sheltered outdoor living area with a parasol roof, offering secondary shading over the insulated living areas below. Windows in the bedrooms are fitted with breeze-capturing fins to flush cooler air through the home, while ‘wind scoops’ funnel cooling north-easterly breezes into the outdoor living space. Other special features include deep eaves and composite screening to shield the harsh summer sun, while solar panelling on the roof means the home will have a carbon neutral footprint for its predicted 65-year life cycle. Mr Marcello said the final product offered tangible results in heat reduction. “We’re monitoring temperatures in every room and expect that during the winter months the temperature inside would be in the mid 20s without the use of mechanised cooling devices, while outside we can expect temperatures in the 30s,” he said. “During summer the heat becomes unbearable and you still need air-conditioning switched on, but it means in winter you can get by with the windows and doors open. “The design of the house plus the [photovoltaic] cells brings energy use down to about the same as a house in Perth, whereas a home up there would normally use considerably more.” Besides the focus on smart design, the estate also caters for a
SPECIAL FEATURES: • Large veranda and alfresco to encourage outdoor living and meeting places • Louvered windows and strategically placed openings/ windows to maximise breeze paths through the home • Open plan living areas connecting to outdoor areas • Reverse cycle Daikin inverter spilt air conditioning system to all living area and bedrooms • Stainless steel appliances
variety of price ranges and lifestyle choices. The smallest lots – 338sqm – are on the market for $195,000, which Mr Marcello said was the cheapest available in a new estate in Karratha. With much of the estate still marked for larger lots, it offers more options for Pilbara families. “People up there want a larger lot for the lifestyle, they want their two four-wheel drives, the boat, the shed, the pool, the large house,” Mr Marcello said. “We provided a good mix of lot types in order to capture the affordability market as well as the upper end.” Despite its forward-thinking design principles and competitive prices, uptake at Madigan Estate has suffered from a slower real estate market in Karratha. To date only 23 lots have been sold in the estate out of 140 lots put on the market at first release. Yara Pilbara Fertilisers purchased 20 and contracted WA builder Pindan for construction, while the other three went to individual buyers. Mr Marcello admitted uptake was slow compared to earlier releases at Baynton West. “It is still significantly higher rents up there but it has dropped off over the last 18 months,” he said. “It’s a change from Baynton West where we’d typically do ballot-style releases; Madigan Estate was a standard release but we did give locals a chance to purchase first. “We’ve still got lots available but Karratha now is a buyer’s market... we have to be mindful that we don’t oversupply the market.” BC LandCorp: (08) 9482 7499, www.landcorp.com.au
“We’re monitoring temperatures in every room and during the winter months it would be between 24 and 27 degrees inside, when outside it was in the 30s.” 86 The Builders Choice Magazine – September 2014
THE BUILDERS CHOICE multi-residential
// images marg bertling
Timik – The Timberline 4 bed, 2 bath, 2 car, 7-star BCA energy rating SPECIAL FEATURES: • Four bedrooms • Main bedroom with ensuite • Open plan living • Modern kitchen • Alfresco • Storeroom • The Timberline has been designed to meet the Madigan Estate guidelines • Excellent house for a first-homebuyer or an investor • It can be tailored to suit individual needs and budgets, including altering the fitout specification
The Builders Choice Magazine – September 2014 87
RESIDENTIAL Two projects show the benefits of bringing the outside in.
The greatoutdoors T
HE
TE
AM // words rachel dally-watkins
Proving that even small projects can drastically change the feel of a house and create new ways to interact with the outside environment, architect Philip Stejskal completed the enclosure of a balcony at Scott Street in South Fremantle and an alteration and addition project at Bellevue Terrace in Fremantle. Mr Stejskal took the client’s brief to new heights at Scott Street; rather than simply absorbing the balcony to increase the living area, he created an uplifting, light-filled space with a greater field of view. As the existing roof pitched down at the balcony, the roof line couldn’t be
88 The Builders Choice Magazine – September 2014
THE BUILDERS CHOICE residential
...as if a new lens had been fitted to the existing armature, creating a greater field of view and renewing the way the owners interact with the outside. continued. Instead, Mr Stejskal designed a box gutter at the junction between the inside and outside and then pitched the new roof dramatically to the north, maximising winter sun and providing a glimpse of the sky through clerestory windows. External shading and an existing element incorporated from the previous structure ensured all the windows would be protected from the summer sun. “We re-used a number of elements such as the existing sliding doors which we pushed out to the new perimeter of the balcony. We re-used the balustrade to create a little Juliet balcony and we re-used the curtains as well,” Mr Stejskal said. “There was some need to manage costs but at the same time it just feels really wasteful to throw out something that works absolutely fine. “Our clients were very conscious of how they interacted with their environment – they use air conditioning very infrequently as it is a very well naturally ventilated house, so there was a prerequisite for the addition to ensure we didn’t disrupt the good cross ventilation. “We responded by installing high-level louvers to allow the wind to breeze through the house and the heat to escape.” The ceiling and walls of the addition were lined in plywood, creating the effect of a golden light shining through the windows and illuminating the living space. “Because the existing ceiling slopes down towards the north, you don’t see the voluminous nature of the new addition until you are within it or under it. “What you do see is this glow of warm yellow light generated by that plywood getting natural light, especially in winter.” The completed project has done much more than provide the extra space requested by the client; it has created a warm and uplifting space with an improved outlook – as if a new lens was fitted to the existing armature, creating a greater field of view and renewing the way the owners can interact with the outside. The Bellevue Terrace project, while much more prominent and more dramatic in execution, serves the same purpose of enhancing the way the homeowner can interact with their back garden. The existing home – a renovated 1890s duplex – had a 1.5m difference between the inside and the outside in the back yard. “The brief from the client was to create a much better relationship between the inside and the outside, from an access point of view but also from a visual point of view, as they really wanted to be able to experience the garden while still inside,” Mr Stejskal said.
The first step in the design process was to remove a bathroom that had been added to the veranda area in the 1980s, limiting the view of the garden. A new slim bathroom was built on the southern edge of the house, allowing the architects to open up the rest of the west-facing elevation to the garden. “The second requirement was to design an outside dining area,” Mr Stejskal said. The old, rudimentary style pergola was removed, and replaced with a new structure that could be opened up to feel like an outdoor space, but also closed down completely if required. A terraced walkway runs between the new bathroom and outdoor dining space and down into the garden. “The new room has an envelope which can open up through pivoting as well as sliding panels. The southern edge of the room comprises a series of polycarbonate sliding panels, which admit light even when closed while also affording the clients privacy... alternatively they can be pushed aside completely to open up the space towards the adjacent walkway,” Mr Stejskal said. The room also has sections of fixed glass to secure glimpses to the garden and the sky at any time of the day or year, regardless of whether the rest of the room is opened up. The design resulted in a highly customisable solution connecting the internal with the external, and placing the homeowner in complete control of their relationship with the outside world. The shutters can be angled as required to direct an incoming breeze; the view can be determined by which sections are opened or closed; and privacy can be achieved by selectively closing up the envelope structure. The Bellevue Terrace project was awarded an Australian Institute of Architects WA Architecture Award in the small projects category, securing Philip Stejskal Architecture a win with its very first entry. Philip Stejskal Architecture offers a full design and project management service for small to medium scale buildings across all sectors, with particular experience in residential and public architecture. With the Scott Street and Bellevue Terrace projects, the company has clearly proven its focus on the notion of spatial wellbeing, showing how a good design can bring about psychological and physiological benefits for its occupants. BC Philip Stejskal Architecture: 0401 727 405, www.architectureps.com
The Builders Choice Magazine – September 2014 89
RESIDENTIAL
Style and performance come together for a 7.5 star beachside home.
U n pa r
s w e i v n a e c o d e l e l l a // words rachel dally-watkins
Neutral interior colours and the use of natural materials balances perfectly with the nearby sand and surf, while a fairly traditional layout and a mixture of finishes completes an elegant and understated exterior design.
TH
E
TE
AM
DJR DRAFTING & DESIGN
90 The Builders Choice Magazine – September 2014
Capturing the ambience of beachside living was the most important consideration for Bluerock Building Company when building this Dalyellup residence. Through careful planning and quality finishes, the home has secured ocean views from almost every room while maintaining a warm and homely feel. “The important thing was to capture the views of the ocean, so we raised the floor on the ground floor level by about 300mm to pick up more of the views,” Bluerock managing director and registered builder Julian Bryant said. “Not only does the house look out over the ocean on one side, it also looks over a park to the front of the home, so there’s a great outlook from wherever you stand in the building.” Neutral interior colours and the use of natural materials balances perfectly with the nearby sand and surf, while a fairly traditional layout and a mixture of sand finish render, face brick and weatherboard planking, with a few highlights of stainless steel, completes an elegant and understated exterior design. “What was most important was to make it look comfortable and homely – we didn’t want it to look too modern or sterile,” Mr Bryant said. A wide entryway with garage access welcomes the homeowner through to an open-plan space comprising living, dining and kitchen areas. From the living room, a set of French doors encloses a built-in office alcove. Low-allergenic NSW blackbutt flooring is used throughout the home, while Essastone benchtops are used throughout the wet areas. The kitchen features underslung basins, Blum soft-close drawers, plenty of storage space, and an integrated Miele fridge, freezer and dishwasher. The oven, microwave and coffee machine are all built into the cabinetry. “There’s this real modern feel to the kitchen, but the colours used soften it up so it still has a beachy feel,” Mr Bryant said. The kitchen window overlooks the alfresco area, which is accessible through two glass doors and leads to the large, grassed backyard. A light and airy guest bedroom on the ground floor is flanked by a bathroom and laundry, both with outdoor access, creating a separate wing that can be closed off from the main living areas.
THE BUILDERS CHOICE residential
On the upper level the large master bedroom, which allows the owner to take in ocean views from the bed, features a custom walk-in dressing room and an open ensuite with walkthrough showers. A bedroom is placed at either end of the hallway, while clever design hides a laundry chute and library behind sliding cupboard doors. A second alfresco area upstairs, complete with balcony, has “views that stretch all the way to the Dunsborough cape and the lighthouse”. A sound system pipes music throughout the home and the outdoor areas, while temperature control is achieved through MyAir and the security system is operated from an iPad. “It’s all been finished off with some good fencing and gates around the perimeter,” Mr Bryant said. Not content to have a home that simply looked good, Mr Bryant also wanted it to perform well, and so together with designer DJR Drafting & Design he earned the home a 7.5 star energy rating. “We did this through the use of extra insulation in all the cavities and the ceiling, and smart glass on all the windows,” he said. “We also played around with the size of the windows – a lot of people think you’ve got to have floor to ceiling windows to achieve ocean views, but that’s not actually necessary. We kept the window size reasonable, while maintaining the views, and that reduced the amount of heat coming into the building. “There were a couple of other little things we did such as using double cavity brick, and we put baton and fibre cement planking on the outside, so that gave us extra insulation qualities.” Clever use of lighting throughout — predominantly LED — also contributed to the 7.5 star rating. “After a full summer and part of winter in the house, the owners have told us it is performing really well. They’ve hardly had to use the air conditioner and when they heat it, they only need to heat it for a short amount of time. “That shows the house is holding energy very efficiently; it holds the cool when you need it in summer and holds the heat when you want it warm in winter.” Bluerock Building Company specialises in boutique homes in the Bunbury area. Its focus on quality, service and flexibility is paramount to ensuring the building process is an enjoyable and rewarding experience. BC Bluerock Building Company: 0456 554 856, www.bluerockbuildingcompany.com.au DJR Drafting & Design: 0427 089 799
The Builders Choice Magazine – September 2014 91
COMMERCIAL
Slice of the Orient
Roxby Architects combined simple form with an overlay of a rich material palette to create Perth’s newest city-based Japanese restaurant. // words jane goldsmith // images silvertone photography
The smooth and simple lines of Perth’s newest Japanese restaurant, Edosei are a trademark of family-owned architecture and interior design firm Roxby Architects. Roxby – winner of the 2014 Australian Institute of Architects’ prestigious George Temple Poole award for Best Building in WA – completed Edosei in an intense 11-month period; transforming a disused retail space opposite the Perth Town Hall into a sleek and modern space for intimate, Japanese-fusion dining. The project, on Barrack Street in the heart of the Perth CBD, was overseen by Roxby co-director Michael Roxby, whose preferred aesthetic of elegant, natural materials and modern functionality complemented the client’s aim for dark, moody interiors and low level lighting. “We were aiming for a modern-Japanese aesthetic, with honest simple detailing and a restrained number of materials and finishes,” Michael said. “We used rich but natural materials – finishes like natural stone, heavily stained and natural timber, and plenty of quality light fittings, to
TH
E
TE
AM
92 The Builders Choice Magazine – September 2014
create the desired mood. “We have rough cut stone and timber battening on the walls, and laser-cut metal screens to create private dining spaces – all of which work to create a darker, richer palette.” The firm has completed several Japanese hospitality projects in its 20-year history, which was particularly valuable in gaining the Edosei account. “We have a Japanese project or client theme in our portfolio for some reason,” Michael says. “We just finished the Toyota head office in Kewdale, which won the George Temple Poole award for Best Building in WA last month. “We also did the original Matsuri Japanese restaurant in QV1 about 11 years ago, as well as several other Japanese restaurant projects over the years.” Although the account was interviewed for by several competitors – including an American firm and a Japanese firm – Michael said Roxby’s understanding of Japanese interior aesthetics was most integral to winning the Edosei contract. “The client saw our experience with Japanese-influence projects, and we connected immediately when taking the brief,” he said. Edosei’s managing director Koichiro Kondo – the head of a Japanese marine electrics company – had the idea to launch the restaurant about five years ago, in conjunction with long term friend and colleague, chef Tomohuru ‘Tom’ Morikawa. Tom had previously operated a restaurant by the same name in Sydney, owned by Kondo-san’s father, almost 30 years ago. It was one of the first Japanese restaurants to offer raw fish on its menu. In 2013, the pair began a global search to get their dream restaurant off the ground. According to Michael, the clients eventually settled on Perth due to its growing prosperity – and in October last year, Roxby was contacted to make a bid for the commission. “We received this out-of-the-blue phone call from Japan, looking for
THE BUILDERS CHOICE commercial
“That restaurant space, while it was incredibly complex to put together, feels very simple, considered and inviting when you’re within that space.” an architect for a project here in Perth,” Michael said. Michael said Edosei ended up being a highly rewarding addition to the firm’s portfolio, even though the project was littered with challenges – including a significant language gap with the clients, as well as a fundamentally difficult site. In line with his clients’ preference, Michael was the primary consultant for the project, going beyond architectural and interior designing to oversee many peripheral tasks – including assistance with kitchen equipment selections and organising utilities, and waste management accounts, the music system and liquor licensing. “It was a hard project, because it was a raw shell of a space,” Mike said. “The space is just 135 square metres. It was also completely raw, and completely land-locked. “It just had three walls, a very old shop front and a concrete floor. Somehow we needed to get in an extensive commercial kitchen, an office, toilets and a bin room, while still leaving space for dining. The restaurant seats 44 and still manages to include two semi private dining spaces. “All new services needed to go in – including an internal grease trap, full extraction system, air-conditioning, plumbing, smoke detection, the lot. “The first three months of the construction period alone were spent preparing the space ready to undertake the interior fit-out.” The clients’ aim for Edosei was to provide guests with a genuine, modern Japanese dining experience. On entry, guests are greeted by the maître’d station: a 300kg stone boulder, integrated into the counter. Stone finishes and black-stained timber battening line the walls, and controllable low-level lighting further deepens the ambience. “That restaurant space, while it was incredibly complex to put together, feels very simple, considered and inviting when you’re within that space.” The client also requested some private dining areas – a traditional element in Japanese restaurants. Due to space restrictions in the dining area, Michael utilised large movable screens with curtains to provide dining and privacy options. Roxby worked with a range of consultants and suppliers to deliver the project, with all mechanical, hydraulic and electrical designs completed by Wood & Grieve Engineers, and all graphic design completed by Turner Design. The head contractor was Build All Shopfitters, who Michael has worked with for almost 20 years. Edosei is in process of testing the kitchen and staff service with three ‘soft openings’. The restaurant was expected to open to the public on 25 August. BC Roxby Architects: (08) 9380 4044, www.roxbyarchitects.com.au
The Builders Choice Magazine – September 2014 93
Charity Home A Broome charity home aims to improve Indigenous housing and create sustainability.
Heritage House
// words rachel dally-watkins
A vision for improving Indigenous housing in the Kimberley region of WA has led to the development of the inaugural Annual Sustainable Home in Broome. The project aims to raise awareness of Indigenous disadvantage while raising funds for Indigenous participation, education and employment. The Foundation for Indigenous Sustainable Housing (FISH) is working with The Summit Homes Group to build their first home in the Waranyjarri Estate in Broome North. The house will be auctioned upon completion with the profits invested into building sustainable housing options for local Aboriginal families. FISH directors Victor Hunter, a Nyikina man from the from the West Kimberley region; Dr Scott Martyn, who has a background in research and the development of sustainable technologies as a means for improving health, wellbeing and quality of living; and Richard Simpson, from Summit Homes are working together to facilitate the creation of appropriately built environments to sustain Indigenous living. The inaugural house will be a culmination of groundwork laid throughout Mr Hunter’s life, and the funds from the sale of the home will be used to create awareness of Indigenous disadvantage and to start working on projects with Traditional Owner groups. The four-bedroom, two-bathroom home is based on a design by renowned Fremantle architect Richard Longley, which was developed
TH
E
TE
AM
The FISH logo was designed by Jack ‘Junior’ MacHale, an Indigenous Fitzroy Crossing man, and features the Barramundi – a species found in the Fitzroy River and in the north of Australia. The fish provides food to nourish and sustain the local people and is also of cultural significance. FISH stands for sustainability and healthy living and the Barramundi is central to this story for the local people.
94 The Builders Choice Magazine – September 2014
during six months of consultation with the Junjuwa community at Fitzroy Crossing. “Richard designed a home that was context appropriate and environmentally and socially responsive for the Junjuwa people. We took some of those principles and made a few changes to suit the context of Broome,” Mr Simpson said. Given Broome’s climate, the controlling influences in the home are the ability to keep the summer sun out and create breezeways to assist in cooling. “In the northwest it’s really all about keeping the sun out and creating a hermetically sealed environment inside the home for when it’s muggy. It can also be opened up when the weather permits to allow the breeze to come through.” Mr Simpson said the approach to construction of the house was responsive in that it would use a steel frame and steel sheet roofing, with lower external thermal mass than brick and tile, to ensure the home did not heat up during the warm Broome days. The house was also designed to allow for separation of living spaces, making it ideal for multiple families. It has the added flexibility of being able to be built in situ or as pre-fabricated volumetric modular units. “The rooms are clustered into a system that basically acts like boxes which go together. Part of that system is a services core module which incorporates a bathroom, a laundry and a kitchen all in a box. This could be brought to site and then the remainder of the home could be built in kit, panel or as volumetric modules around it,” Mr Simpson said. “There’s an adaptability to the design which I think is very important.” The home will include outdoor living spaces designed to allow the occupant to enjoy the outdoor climate and make use of natural ventilation. The inspiration for this way of living largely comes from the ‘humpy’ structures built from recycled materials in Broome communities, which embrace an ‘inside out’ design and encourage outdoor living during the milder months of the dry season. The house will likely be used as a display for a fixed period following completion, allowing FISH to conduct training and education on site, with the house acting as a model to demonstrate construction methodology. FISH is already planning its second Annual Sustainable Home, to be built at Fairbridge Village, near Pinjarra. Fairbridge is a major youth charity and the only one in Australia to own a heritage-listed town site. “Fairbirdge will be providing some mentoring to FISH,” Mr Simpson said. “They’ve got a very strong methodology that is aligned with that of FISH and Mr Longley. The second home we build will be fully funded through indigenous training – the guys who will be living in the house
THE BUILDERS CHOICE charity home
...the funds from the sale of the home will be used to create awareness of Indigenous disadvantage and to start working on projects with Traditional Owner groups. will ultimately be building the house as well.” Mr Hunter said it was important that Indigenous community members understood the notion that with home ownership comes responsibility for ongoing repairs and maintenance, and things like home and content insurance were part of the package. “With the state and Commonwealth Governments’ methods of delivering Indigenous housing...there’s no ownership for the people who are going to live in those houses. How can they understand they have to be responsible for that house if there’s no ownership?” Mr Hunter said. “What we’re looking at is to set up the model where we move away from government funding to build our own homes. “Through FISH, we’ve not only talked to people and families, and to communities about Native Title, we’ve got access to developers, architects and engineers who are prepared to work with the community first and foremost, and with individual families to build their own homes, and with that we want them to also take responsibility for their homes.” FISH also aims to promote social cohesion for Indigenous families. Part of the early concept for the idea came from conversations with Debbie Sibosado – an Indigenous mother with two daughters – while Mr Hunter and Dr Martyn were travelling through the Kimberley. Debbie spoke to them about the need for safe and culturally
appropriate housing for her children; it was stories like this from the people of the Dampier Peninsular and Fitzroy River that inspired FISH. Mr Hunter said the feedback so far from the Broome community had been “amazingly” positive, and he was in discussions with the Department of Training and Workplace Development about getting Indigenous people involved in building the next home. “With the experience we’ve had working on the first house, we want to have Indigenous trainees working on the second house right from the start, so they can take up apprenticeships and look at taking up jobs with building companies,” he said. The home is expected to be completed by October and will be open for inspection for three months prior to auction. BC FISH: 0477 290 844, www.fish.asn.au
Phone: 0418 921 581 www.cptc.com.au Proud to be associated with Broome Builders.
The Builders Choice Magazine – September 2014 95
INDUSTRY NEWS & VIEWS
Craig Hollett (left) and Darryl Koh (right)
5 things everyone in the building industry should know about the Personal Property Securities Register //words craig hollett and darryl koh, bowen buchbinder vilensky
Introduction The Personal Property Securities Register (PPSR) is a national online database which electronically manages and stores information regarding security interests over any personal property, except real estate. On the register, an entity granting a security interest is the ‘grantor’; the entity getting the security interest is the ‘secured party’; and secured personal property is known as ‘collateral’. 1. What is a security interest? This is an interest in personal property provided for by an arrangement which secures payment or performance of an obligation. Always consider if a security interest should be registered on the PPSR. It may not be worthwhile if the personal property is below a certain value, or cannot be easily identified, for example, if it does not contain a serial number. 2. What are typical registrable security interests? These can arise from a variety of arrangements contained in commercial agreements such as in building or construction contracts, for example: (a) A principal entitled to take possession of a contractor’s equipment to complete any outstanding work and sell the equipment to recover any amounts owing to the principal by the contractor; (b) The supply of equipment whereby title is retained until the equipment is paid up. This is called a ‘purchase money security interest’ (or PMSI); (c) Where there is a ‘PPS lease’ (also a form of PMSI) of equipment – an arrangement whereby you have possession of certain equipment for a defined period but do not actually own the equipment, for example a contractor leasing equipment from a supplier. For a PPS lease, the lease period must be more than one year or indefinite. If the equipment is an aircraft, motor vehicle or a watercraft, the time period is 90 days. 3. Why is it important to register security interests?
TH
E
TE
The consequences of not protecting one’s security interests can be dire. For instance, if you lease equipment to a contractor but fail to register your security interest, and the contractor grants its bank an interest over all its assets and later becomes insolvent, then the bank may be entitled to claim those assets without having to consider your interests over those assets. Where there are two or more security interests registered over the same collateral, priority is determined by the timing of the registration, subject to the special priorities for PMSIs. 4. The special priorities for PMSIs If registered in time, a PMSI has super-priority and leapfrogs ahead of any other existing registrations on the same collateral. For example, if a contractor has already granted a security interest to a bank over all of its existing and future assets, the lessor will still maintain priority over those assets that are being leased out to the contractor even though the lessor may have registered its security interests at a later time than the bank. 5. By when must a security interest be registered? Generally, where the grantor is a company, the security interest has to be registered within 20 business days after the agreement giving rise to the security interest came into force. The table below summarises when PMSIs should be registered otherwise a secured party will not benefit from the PMSI super-priority (although the default priority rules will still apply). The term ‘inventory’ refers to personal property used in the ordinary course of business such as stock stored for the purposes of future sale or supply. ‘Goods’ refers to any tangible personal property.
AM
Conclusion When buying equipment, it is prudent to first do a PPSR search to check if there are any secured interests over it. When leasing out equipment to someone else, protect your interests in that equipment by way of PPSR registration bearing in mind the time limits for registration. As always, if you are in doubt with regards to any aspects of the PPSR or the protection of your interests, you should seek competent legal advice as soon as possible. BC Bowen Buchbinder Vilensky: (08) 9325 9644, www.bbvlegal.com.au
96 The Builders Choice Magazine – September 2014
THE BUILDERS CHOICE industry news & views
New CEO for SEA Energy Association of Australia (SEA) chairman Mike Laughton-Smith announced the appointment of Dermot Costello as SEA’s new chief executive officer. “The board is delighted to have secured the services of a highly motivated individual with solid industry and commercial experience, who is passionate about sustainability,” Mr Laughton-Smith said. “With real world experience in sustainable energy projects and the policy environments that affect industry, Mr Costello is well equipped to
further strengthen the role SEA plays in supporting the interests of our members. “This is a critical time for our growing industry in a changing landscape. The continued support of our members helps keep SEA strong and better equipped to serve our members’ interests. With Dermot’s appointment, the board is confident that we are well positioned for the future.” Mr Costello will take up the role immediately, ensuring a smooth transition of leadership. www. seaaus.com.au
WA steel winners reflect diverse market Winning projects in the 2014 Steel Excellence Awards attest to the wide array of building and construction applications in which the metal is proving its mettle, ranging from a regional penal complex to a modest trestle-supported holiday abode and a major sports stadium. The awards are organised every two years by the nation’s peak body representing the complete local steel supply chain, the Australian Steel Institute (ASI), with the winners going on to vie for national honours which will be announced at ASI’s annual convention on Queensland’s Gold Coast on 15 September. Buildings – Large Projects West Kimberley Regional Prison (winner) Baldivis Secondary College (high commendation) Dongara District High School Upgrade (commendation) Karratha Senior High School Stage 2 (commendation) Kununurra District High School Upgrade (commendation) Buildings – Small Projects Nannup Holiday Home (winner) Edith Cowan University Rainscreen (high commendation) Fitzroy Crossing Child and Family Centre (commendation) Engineering Projects Perth Rectangular Stadium (winner) Merit Awards Cloisters on Hay Street (efficiency) Crown Perth Main Gaming Floor Expansion (creativity) Buildings – Large Projects winner: West Kimberley Regional Prison Steel was used extensively throughout the project for the 55 buildings and 1600 SHS posts forming the perimeter security fence. It incorporates purlin and steel clad roofs, studwork and steel clad walls, structural steel frames and steel plate. These structures were designed to resist over 230km per hour cyclonic wind loads and satisfy tough security requirements. Building structures were steel framed with infill lightweight prefabricated stud wall panels, producing a robust and durable solution. There were no major steel variations required on the project. The use of large off-site fabricated components minimised the need for unique and complex trades onsite so mainly local trades with relatively simple skills could be utilised. Structural Engineer: Pritchard Francis Architect: IPH Architects Fabricator: H’Var Steel Head Building Contractor: Cooper & Oxley Steel Detailer: H’Var Steel Coatings: H’Var Steel Steel Distributor/Manufacturer: Southern Steel
Metal Building Contractor: H’Var Steel Buildings – Small Projects winner: Nannup Holiday Home This trestle supported house used steel for structural support, sun-shading and facade cladding. Grade 450 steel plate provides sunshade and perforated crimped sheets filter views. Internally, steel was left in its black state with a coat of Danish oil to preserve its rawness. The cost of the structure was rationalised through prefabrication and off-the-shelf systems, minimising hot rolled sections and heavy lifting equipment. COLORBOND cladding provides a durable exterior that absorbs much needed sun in winter. The long roof form increases the capacity to capture rainwater for re-use. The project was completed on time and budget. Structural Engineer: Arup Architect: Cox Howlett & Bailey Woodland Fabricators: Phillips Engineering and Beenleigh Steel Head Building Contractor: BGC Contracting Steel Detailer: CADstruction Drafting Service Coatings: Cape Industrial Services Steel Distributor/Manufacturer: OneSteel and BlueScope Steel Metal Building Contractor: H’Var Steel Engineering Projects winner: Perth Rectangular Stadium The $95 million redevelopment used steel extensively in the new eastern and southern stands, increasing overall capacity to 20,500 fans. The eastern grandstand roof comprises twin steel box rafters that cantilever 30m. Majority of the eastern grandstand steelwork was made from bespoke steel elements, which were prefabricated from grade 350 steel to minimise plate thickness. The smaller southern grandstand is designed to be expanded with its main steel raker beams able to support an additional 10 rows of seating, as a new steel raker beam can be connected to the back of the existing one to provide a continuous single tier grandstand later if required. Bolted steel connections allowed the erection of the steel elements to continue with aesthetic cover plates welded on at a later stage to save time. Structural Engineer: Terpkos Engineering Architect: Iredale Pedersen Hook Architects Fabricator: CCR Group Head Building Contractor: Brolga Developments & Constructions Steel Detailer: Kim Martin Structural Detail Drafting Coatings: Hartway Galvanizers Steel Distributor/Manufacturer: BlueScope Steel Metal Building Contractor: CCR Group steel.org.au
The Builders Choice Magazine – September 2014 97
SUSTAINABILIT Y
Future-proof your home
Unlocking value in the backyard and designing houses for multi-use applications. //words marc drexel, director arcactive
We traditionally tend to look at housing in a somewhat one dimensional sense. At best we might purchase a property with a view to one day renovating or possibly extending, but very rarely do we consider the house past our immediate needs and family housing requirements. Well, it’s an unfortunate reality but we all do get old and our children grow up and leave, although quite often they’re staying around for a little longer these days. We also know that the cost of moving from one house to another is very expensive, with agent’s fees and stamp duty absorbing up to 6 per cent of the total worth of your property (and sometimes even more with marketing and promotion). It is for this reason we are seeing an increasing trend of people renovating their existing property rather than choosing to move. The house of the future will need to be flexible to cater for an ever-changing mix within the family; it could be the teenage children wishing to stay on but have their own space, or the mum and dad wanting to stay in their family home but with no desire to ramble around in a big, half empty four-bedroom, two-bathroom house. It could also be the need to accommodate a carer as you get older. It could be the large backyard that you don’t wish to sell but use for a granny flat for another family member; or you could have an existing granny flat sitting in your backyard that you could rent out as an ancillary dwelling for additional income. As you can see, the choices are endless. What we are advising our clients to do is take all these factors into account when looking at purchasing, renovating or building their home. Simple design
TH
E
TE
AM
considerations can make a vast difference: the positioning of your entry; your access/egress to the living and bedroom zones within the house; plumbing and power solutions that cater for potential dual occupancies from the onset; and masterplanning that addresses the flow, security and privacy for inhabitants. It is also important to consider your parking needs, not only for now but how it would work should you decide to divide your property into two habitable units. All of this also applies when considering placing a granny flat or additional ancillary housing at the rear of the property. There are some pitfalls to be mindful of and while flexibility might be appealing should you decide to sell or rent, this should not be done at the expense of good masterplanning principles. Should one decide to develop a granny flat, be mindful it is not done at the expense of future subdivision potential. Over-capitalising in this instance could become a real issue if the intrinsic value of the land is better suited to a more substantial development outcome (subject to the ability to do so). It goes without saying that all planning and subsequent modifications need to be suitable and compliant to government regulatory requirements. The best examples of flexible design are ones that are seamless and transitional, with spaces that can grow and reduce as the needs arise. One only has to look back in history and overseas to see that this trend is certainly not new, with many larger houses in Europe especially being converted to apartment living. One wonders what might happen to some of Perth’s large mansions with two or less people rambling around, getting old and sadly often not being able to afford the utility bills for a home they worked so hard to own. As my mum and dad grow older in the area they are so fond of, with their friends, shops and amenities close by, all the things they know and cherish will remain the same, because they had the foresight 20 years ago to design their house to be flexible. They look forward now to spending many more years occupying a small percentage of the family home with their lifestyle being supported by the rental income from the balance of the house. So in conclusion, consider flexibility of both land and house as a cornerstone of all your planning decisions, as this will not only reward your amenity and your lifestyle but could well pay financial dividends for many years yet to come and thus future-proof your home. ARCACTIVE: www.arcactive.com.au
98 The Builders Choice Magazine – September 2014
Approval process made easier for developers using alternative water sources. //words government of western australia – department of water
After one of the warmest and driest Augusts on record we are reminded that the sting of summer sun is not far away and the ever present topic of water availability is on everyone’s mind, considering South West WA’s drying climate and burgeoning population. While climate resilient water sources such as desalination and groundwater replenishment bolster Perth’s drinking supplies, there is an increased interest in the use of alternative water sources for non-drinking water purposes to supplement, or substitute, scheme supplies in urban developments where lower quality water is sufficient. A non-drinking water system provides water that can be of lower quality than drinking water but still suitable for many uses such as irrigating parks, public and private gardens, and for in-house uses such as toilet flushing. The Department of Water was approached by developers to design a way for the approvals process to be streamlined. This led to the formation of the Non-drinking Water Innovation Steering Committee, made up of representatives from state government departments, the Water Corporation, local government and industry peak body representatives. This group provided valuable input into the development of an approval framework for non-drinking water systems. The department, in collaboration with the Departments of Health and Environment Regulation, streamlined the approval process with the Guideline for the approval of non-drinking water systems with a focus on urban development to encourage more developers and planners to implement development-scale non-drinking water systems. Don Crawford, director water and land use at the Department of Water, believes the new guideline should make the process easier for developers. “Previously, there was a perception among developers and others that the process of getting approvals for non-drinking water systems in urban developments was cumbersome and overly bureaucratic,” he said. “Much of this belief developed because of the number of government agencies and industry groups involved, as non-drinking water systems are an issue that cuts across local government, health, environment and planning, as well as water concerns.”
The guideline aims to make it easier for urban developers, local government and service providers to incorporate alternative water supply systems – such as those supplying treated wastewater or stormwater through delivery and storage systems, including third pipe schemes and managed aquifer recharge – into their developments. It takes proponents step-by-step through the approvals process for establishing a development-scale non-drinking water system. It links to information from other agencies on their approval-specific requirements. The guideline also aligns with the Western Australian Planning Commission’s Better urban water management framework, 2008. The guideline does not apply to household on-site systems such as rainwater tanks, backyard garden bores or greywater reuse for individual homes, unless they are part of an integrated water supply system and managed by a water service provider. In most cases the homeowner has to contact the local council for such approvals. The Department of Health also provides information on the safe use of such alternative water source options such as greywater reuse systems, rainwater tanks and garden bores. The Department of Water provides information on domestic garden bores, including their suitability and recommended watering regimes in various areas of the state. Through the use of the guideline, developers can gain a greater understanding of the general considerations and approval-specific requirements at various planning stages of a non-drinking water system, including concept planning and design, approvals and implementation. It assists in supplying timely, appropriate information and applications for the approval of projects and commits agencies to work collaboratively in the approval process. Brigitte Hagen of the Urban Water branch was involved in reviewing the guideline and believes that through a less formal pre-feasibility assessment there are opportunities to exchange information and resolve issues outside the often time-constrained formal approval processes surrounding non-drinking water systems. “This (the guideline) can provide the industry with greater confidence that their final proposals will meet the necessary regulatory requirements so that the approval process should not be further delayed,” she said.
The Builders Choice Magazine – September 2014 99
WATER EFFICIENCY
Wise with water supplies
THE BUILDERS CHOICE water efficiency “It also gives developers and planners the opportunity to get preliminary advice and feedback across agencies, ahead of any formal assessment process, and establishes the Department of Water as the primary contact point for developers and urban planners.” The new guideline, in conjunction with the recent release of the Public Parkland Planning and Design Guide, should be viewed by those in the industry as useful tools for developers and local
Overview of the stages of the approval framework for non-drinking water systems
100 The Builders Choice Magazine – September 2014
government to implement water efficiency and alternative water supply options in urban developments. The Public Parkland guide was developed jointly by the Departments of Sport and Recreation and Water and was featured in the June 2014 edition of The Builders Choice. BC Government of Western Australia – Department of Water: www.water.wa.gov.au, recycling@water.wa.gov.au
ALTERNATIVE METHODS OF CONSTRUCTION
Why timber prefabrication has the wood on other building systems // words michael renouf of mitek
You’re a builder, a chippie, or a frustrated tradie, sick and tired of waiting to get on-site when there’s no logical reason why you shouldn’t be working – and making money. You know the reality: when you’re not working, you’re not earning. So why do some architects and developers persist in designing and building homes with old-fashioned, environmentally tarnished or unfriendly on-site construction methods? ‘Stick roof construction’ with double brick walls (exterior and interior) has been the most dominant form of new home construction in Western Australia for decades – and for
TH
E
TE
AM
many it’s a case of ‘that’s just the way we do things.’ But there are many practical, environmental and financial reasons why more and more builders and developers are turning to timber prefabrication. One of the glaring problems with ‘stick and brick construction’ is that the shell and inner walls can take up to six months to lay – so ensuing trades can’t even plug in their portable ghetto-blaster for half a year, at best. Let’s do the math: a double brick home equals 8 to 12 months build time. A timber prefabricated home takes between six and eight weeks. Trades in sooner and out sooner means residents (customers) in sooner. The way we build in WA today is almost indefensible – everyone loses, except possibly the developer, the bricklayers and their suppliers. If you are riding the wave of WA’s ‘purported’ mining affluence then perhaps you can afford to waste money and time building with stick and brick! It really is worth considering the much smarter, faster, easier and more environmentally responsible way to build: timber prefabrication. And remember, timber is a renewable resource. Some might say ‘let’s build a steel-framed house; that’s got to be better.’ Not so – for starters, you’re using a building material with an environmental carbon footprint, which is already substantial well before it even turns up on-site. Erecting steel trusses and wall frames can be extremely
The Builders Choice Magazine – September 2014 101
THE BUILDERS CHOICE alternative methods of construction
cumbersome. This is because to be cost competitive steel trusses must be placed at very large spacings, making them much more difficult to temporarily brace – unlike their timberprefabricated counterparts. Two men can easily put up a complete (standard) prefabricated timber trussed roof in a day without the need for a costly crane on-site during erection; especially if they are using MiTek TrussSpacers to temporarily brace the trusses. Try doing that with steel frames! Plus there are also the negatives of working with steel in extreme conditions. It can’t be easy manhandling steel after it’s been sitting on-site for a few hours on a 30 degree
WA summer’s day. Metal conducts heat and you could fry an egg on some steel trusses after an afternoon in the sun! The Fremantle doctor might cool things down later in the day – but not before a lot of blisters and ‘bleepers’ see action. One builder has been known to keep some of his tools (non-electric) in water to avoid second-degree burns every time he picked them up. Unless you’re working on a site with a 10 metre+ pool it would prove almost impossible to keep steel trusses manageable. Maybe you could hose each one down before you handled it? Not really very practical when you think about it.
MiTek PosiStruts have an easy access advantage. MiTek PosiStruts are ideal for today’s building needs because they offer a wide range of advantages, which deliver savings to the architect, engineer and builder. They’re a truly customised, totally engineered flooring and / or roofing system that combines the versatility of timber with the strength of steel. PosiStruts unique ‘open web’ design provides excellent access for services, whilst making them lighter and quicker to install than solid timber joists. Plumbing, electrical, heating & air conditioning/ducting can all be easily accommodated by this ingenious ‘open web’ system. Forget cutting through solid timber joists and reducing their strength; PosiStruts make difficult access a thing of the past. No other Beam can boast ‘Top Chord Support’… so there is no need to use expensive fixings and brackets during installation. PosiStruts can be manufactured in lengths up to 12 metres, with either 35mm or 45mm chords, depending on load bearing requirements. They can span large, open areas with minimum use of internal supports, making them the ideal solution for open plan designs. They can also be specifically designed and engineered for special projects and tailor made to accommodate special support conditions like hidden steel beams. ADVERTORIAL SUPPLIED BY CLIENT
102 The Builders Choice Magazine – September 2014
There have even been some innovative applications in roof construction, with everything from standard roof-lines to curved structures. Although popular in domestic construction, PosiStruts are now making a name for themselves in a vast array of commercial and light industrial applications because they offer a far more cost-effective solution to steel and are much easier to install. They’re also ideal for second storeys, sites with poor foundations and steep sites which need to be cut & filled, thus avoiding costly retaining wall structures. In fact when you take into account the ease of installation and the easy access advantages for services, the savings onsite, in man-hours alone, can be considerable.
THE BUILDERS CHOICE alternative methods of construction
Timber does not heat up or cool down; it doesn’t conduct. Steel is often marketed as the 100 per cent termite proof house solution which is untrue. Termites will get in through floors, skirting boards, doorframes and cupboards, and you’ll find all of those in a steel framed home. Buy your timber prefabricated roof trusses, wall frames and floor trusses from a licensed MiTek fabricator and you’ll be getting termite treated timber every time, so why even consider steel frames? Also consider that when any steel is cut on-site it leaves a sharp edge. That can’t be good for OH&S, during construction and for service trades following later on when they are in the roof cavity. The worst you might get from timber is a splinter. Timber prefabrication offers an engineered solution. The advances in timber engineering over the last 50 years have been nothing short of astounding – with new, even more powerful prefabrication software (MiTek Sapphire) on the horizon. Current MiTek software (MiTek 20/20) can detail and estimate with amazing accuracy, plus you get full 3D representation to clearly review what you will get before a stick of timber is cut. While timber prefabrication is not currently the most popular method of home construction in WA, in Australia more than 100,000 homes a year are built using this globally accepted method. If you want to know more about timber prefabrication, read some case studies or simply get a better understanding of what can be achieved with timber, visit www.mitek.com.au – or contact your local licensed MiTek fabricator. BC
The Builders Choice Magazine – September 2014 103
THE BUILDERS CHOICE building products & services
Waste Sustainability in Action
Increase the efficie with a well implem
Sam Mangione is the managing director of Instant Waste Management (IWM), Western Australia’s largest privately owned waste business that offers a fully integrated & diverse waste management service. Sam co-founded Instant Waste Management in 1989 after successfully establishing and growing two other businesses. Instant Waste Management commenced with one truck. Today, the WA Company has a fleet of over a hundred trucks, employs approx 200 people and conducts about 3,800 collection jobs per day. With the re-development of the Bayswater Material Recovery Facility (MRF), capable of processing over 200,000 tonnes of construction & Demolition waste each year. IWM is setting new standards in recycling efficiency by helping its customers reduce their exposure to the incoming Landfill Levy, which the government has increased from $8 per tonne to $40 per tonne in 2015. The MRF was ahead of the curve with regards to its innovated timing. Sam has been recognized with two recent awards; The Ernst Young - Entrepreneurs of the year 2014, services category & The 2013 WA Institute of Building – Personal Excellence in Building – infrastructure category. The in-house designed & built MRF with over 500 metres of conveyors includes: sand screens; massive magnets; air cyclones; a flotation tank & rock crusher allows us to recycle a typical mixed skip bin to around 80% - 90%. An educational
Your sales reps are the lifeblood of you is a must if you want to efficiently man and maximise your conversion rate. Wi viewing room has been toured by around 2000 keydevelopment industry residential remaining co stakeholders & university students. Thefor ability to process mixed residential builders to reassess the waste in greater volume also allows future waste teams andmanagement deploy the right systems to industries to open up new technologiesallocated that Samtois the keen to leads, at the righ right promote, like generating electrically fromDeploying materials that would a CRM system offers your have otherwise ended up in landfill. Additional MRF’s providing will ensure your sales reps don’t let lea 22,000 homes worth of energy to the grid have been approved With a CRM system, your team will hav by the Environmental Planning Authority in Port Headland and under each lea interactions centralised Rockingham. notes, emails and meetings scheduled Why not find out more about the landfill levy and Instant can easily andhow rapidly refer back to the Waste Management can help you recycle Proper your waste, create resource management is of t sustainable points of difference when tendering & collect especiallywork for your design and estimati recycled materials that will help us sustain the limitedCRM basichelps raw businesses, ju implemented materials needed by builders in the future. allocate resources by establishing a ma Call 9379 2111 or email info@instantwaste.com.au visitthe themisuse of resou process and avoid website: www.instantwaste.com.au
ADVERTORIAL SUPPLIED BY CLIENT
Can you afford not to PROTECT your valuable surfaces? Windows & Frames • Floors • Bath Tubs & Basins
® SHIELD EG BIOD RADA B
Apply
Protect
IT
TO
PROTECT
Remove
LE
Order online at www.shieldnpeel.com.au or call 1300 852 646 104 The Builders Choice Magazine – September 2014
IT
THE BUILDERS CHOICE building products & services
The Builders Choice Magazine – September 2014 105
THE BUILDERS CHOICE building products & services
Waste levy increase? Save money and the environment.
PERTH’S PREMIER SKIP BIN PROVIDER
We recycle your skip bin waste. 106 The Builders Choice Magazine – September 2014
ADDRESS PHONE EMAIL WEBSITE
9 Rodgers Way, Lansdale 6065 (08) 9300 3400 thebinguys@westnet.com.au thebinguys.com.au
THE BUILDERS CHOICE building products & services
Shower construction.
There is a better way.
It’s no secret that defective shower construction costs everyone involved in time, money and reputation, but there is a simple solution that ensures no further re-work or call backs. For the past ten years Waterstop Streamline has provided a faultless foundation for shower construction in more than 70,000 bathrooms across Australia. Locally owned and manufactured, the product solves common problems with shower construction and creates leak-free showers.
GLEDA PTY LTD Phone 07 5426 3700 Fax 07 5426 3711 Email: sales@gleda.com.au www.waterstopstreamline.com.au
The Builders Choice Magazine – September 2014 107
THE BUILDERS CHOICE building products & services
Stylish designs with a vast array of accessories for an
ALFRESCO
Accentuate your unique style...
We feature state-of-the-art stainless steel appliances with accenting ceramic tile, granite, and stainless steel designs. Featuring quality brands such as Beef Eater, Bosch, Siemens, Electrolux, plus more. Design your own or we can suggest ideas to help you get to the desired finish.
P: (08) 9249 7411 • 1/45 Irvine Drive, Malaga WA • www.stainlesssteelperth.com.au
P: 9240 5222 F: 9240 5300 2/146 Balcatta Rd, Balcatta WA 6021 E: westateshowerscreens@iinet.net.au www.westateshowerscreens.com.au
108 The Builders Choice Magazine – September 2014
ALL THINGS
STAINLESS
THE BUILDERS CHOICE building products & services
& Toilet Hire & Sales & Chemicals/Waste Removal & Servicing Hire a work site loo from a low $5.50INC GST per day* Buy your own portable toilet from $1800 inc. www.instanttoilets.com.au hire@instanttoilets.com.au
Ph: 9406 6600 *Terms & Conditions Apply
The Builders Choice Magazine – September 2014 109
THE BUILDERS CHOICE building products & services
STONE FLOOR CARE Amazing results on all types of stone leaving your floors looking fantastic
Scaffold ALUMINIUM FOLDING “QUIK-PRO 1” .00*
ITEM 110
599
$ AllFloors Cleaning and Restoration specialises in the maintenance and restoration of all types of stone, tile and grout. Professional tile/grout cleaning • Marble honing/polishing Application of sealers and protective coatings Non-slip treatments • Grout haze removal Efflorescence removal • Consulting Stripping/removal of coatings Whatever your stone or tile problem is, AllFloors Cleaning and Restoration has a track record of being able to fix it!
DIMENSIONS 1.95m High 0.75m Wide 1.95m Long Load Capacity 225kg
1.95m
ITEM 113
“QUIK-PRO FULL PACK” 1m
999.00 *
$
*
1.95m
1.95m * Price excludes GST
1300 85 95 90 ALL AREAS www.allfloors.com.au
110 The Builders Choice Magazine – September 2014
www.globalscaffold.com.au
email: sales@globalscaffold.com.au PHONE 08 9303 2782 FAX 08 9303 2783
ABN 86 120 237 318
THE BUILDERS CHOICE directory listing BALUSTRADES
BIN HIRE
BOAT CHARTERS
BRICKLAYING
RESIDENTIAL • COMMERCIAL • INDUSTRIAL
COMMERCIAL I RESIDENTIAL
Balustrade Specialists in Aluminium & Stainless Steel • • • • •
Balustrading Fencing Gates Pool Fence Handrails
• • • •
BRICK PAVING & POOL HEADERS
Glass Screens Design Sheets Custom Design
LIMESTONE RETAINING WALLS FEATURE WALLS LAWNS, GARDENS & RETICULATION DINGO & EXCAVATOR HIRE
9274 3235
Call us now on 9494 1288 metrobalustrades.com.au 12B Coolibah Way, Bibra Lake WA 6163 sales@metrobalustrades.com.au
BUILDING SURVEYING
admin@abmlandscaping.com.au
CABINET MAKER
CEILINGS
CEILINGS & PARTITIONS
Specialists in: Commercial/Industrial Walls and Ceilings Gyprock • Ceilings - Wall Linings Suspended Ceilings Extenzo Stretch Ceilings Office Fitouts • Partitioning Project Management
Certificates of Design Compliance Certificates of Construction Compliance Certificates of Building Compliance (Strata) Certificates of Building Compliance (unauthorised works)
PO Box 629, BALCATTA WA 6914 Unit 15/16, 213 Balcatta Rd BALCATTA WA 6021
Email: pinnaclebss@bigpond.com Tel: 0437 712 155 (ask for Gary) Web: www.pinnaclebss.com.au
T. (08) 9240 7887 F. (08) 9240 7890 E. actioninteriors@iinet.net.au www.actioninteriors.net.au
CONCRETE
CRANES
DOORS& WINDOWS
ELECTRICIAN
Terry Brown Managing Director Mobile: 0407 733 822 Email: terryscranes@iinet.net.au
Terry’s CRANE HIRE PTY LTD For all your crane hire needs 24 Hour Services
POLISHED FLOORS, WALLS, TOPPINGS AND BENCHTOPS ph. 0448 870 338 www.concretemode.com.au
For all crane bookings, please contact Michael on:
P. 08 9279 7762 F. 08 9279 7742 PO Box 122, Glen Forrest WA 6071 The Builders Choice Magazine – September 2014 111
THE BUILDERS CHOICE directory listing ENGINEERING Allbend Engineering is a proudly family owned and operated business in Perth, Western Australia, providing a manufacturing service specialising in the bending and rolling of tube and pipe sections in: Stainless Steel Mild Steel Aluminium Copper Brass.
ENVIRONMENTALLY FRIENDLY PRODUCTS
www.allbend.com.au
GLASS
GLASS
earth friendly chemistry
GLASSCAPES
CLEANERS • DEGREASERS WATERPROOFING SYSTEMS • SEALERS
stylish • creative • unique
MARK CRAIG
We also manufacture and install decorative gates, fencing, balustrading, letterboxes & more to customer specifications.
Unit 3⁄17 Conquest Way, Wangara WA 6065 (08) 9302 2344 | brad@allbend.com.au
FORMWORK
M. 0414 411 084 F. 08 9405 2188 P: (08) 9361 8015 F: (08) 9361 8036 2/207 Bank Street, East Victoria Park WA 6101 E: enviropacific@ozemail.com.au www.enviropacific.com ENVIRONMENTALLY SAFE • NON-HAZARDOUS • NON-FLAMMABLE • MADE IN W.A.
GYMNASIUM EQUIPMENT
COMMERCIAL
GYMNASIUMS
Commerical Gymnasiums
P. 08 9302 2425 F. 08 9302 2180 Unit 1/67 Motivation Dve, Wangara WA 6065 E. info@glasscapes.com.au
RESIDENTIAL, COMMERCIAL & OW N E R B U I L D E RS
www.glasscapes.com.au
LIFTS & ELEVATORS
METAL WORKS
Residential & Commercial Elevators
Quality equipment solutions Gym planning and advice Installation and onsite servicing
RESIDENTIAL
COMMERCIAL
DISABILITY
DUMBWAITER
Leasing & finance available BALCATTA SHOWROOM
CALL
1/231 Balcatta Rd.
9345 0706
fleetcommercial.com.au
OUTDOOR COOLING SYSTEMS
PAINTING
SYSTEMS AUSTRALIA PTY LTD
Misting and Fogging Specialist since 2005
RESIDENTIAL • COMMERCIAL • INDUSTRIAL
PHONE: 9201 0088
Outdoor Cooling Cools areas up to 15º C
alto lift company m 0417 930 963 e info@altolift.com.au w altolift.com.au
PAINTS
PEST CONTROL
• • • •
Pre-Construction Treatments Concrete Curing Homeguard Physical Barriers Reticulation Systems
7 Reasons to Call CoolMist
for your outdoor cooling requirements Innovative and effective technologies Best cooling power – designed for WA Climate Professional installation Customised systems Economical to use, Eco friendly Quality equipment for long service life After sales service and support
Deal directly with the experts
P 9444 0550 | F 9242 5033 championpestcontrol@iinet.net.au
RESIDENTIAL • COMMERCIAL INDUSTRIAL • RETAIL • HERITAGE
Unit 4/160 Balcatta Rd, Balcatta 6021 T (08) 9240 6464 F (08) 9240 8338 E. info@coolmist.com.au www.coolmist.com.au
112 The Builders Choice Magazine – September 2014
477 Charles St, North Perth WA 6006 championpest.com.au
THE BUILDERS CHOICE directory listing PHOTOGRAPHY
PLASTERING
PLUMBING
POOLS
9 Corbusier Place, Balcatta 6021 P: 9344 7748 | F: 9240 1237 E: a1pools@bigpond.com.au www.a1pools.com.au
NO.1 FOR QUALITY, SERVICE AND PRICE
PRINTERS
RECYCLING & WASTE MANAGEMENT
SCAFFOLDING
SCAFFOLDING
INDUSTRIAL • COMMERCIAL • RESIDENTIAL Labour & Hire • Labour Only • Hire Only
CIVIL CONSTRUCTION | LOGISTICS | MATERIALS | WASTE MANAGEMENT | STABILISATION & EROSION
roberts@allearth.com.au
SCAFFOLDING
SHUTTERS & BLINDS
33 Buckley Street Cockburn Central WA 6164 Ph 08 9417 2474 Fax 08 9417 2484 Email perthscaffolding@iinet.net.au www.perthscaffolding.net.au
SIGNS
SPRAY ON PAVING
SPRAYPAVE WEST Using only the highest quality products from a Dulux owned company Banish unsightly concrete Add value to your home Minimal disruption and mess Non slip and fade resistant Range of colours, textures and finishes
BEFORE
AFTER
Call us today for a free measure quote and product demonstration!
CALL MARK 0406 045 728
The Builders Choice Magazine – September 2014 113
THE BUILDERS CHOICE directory listing STEEL FABRICATORS
TILES
SURVEYORS
TIMBER FLOOR INSTALLATION
TANKS
TILES
TRADE SERVICE CENTRE
TURF
WELDING & FABRICATION
WORKWEAR
All aspects of Timber Flooring Construction and Renovation Residential and Commercial Planning, Installation, Maintenance
tel 0415 833 117
galaxytimber@gmail.com www.galaxytimberinstallations.com.au
WATER CONSERVATION
WATER PROOFING
TOTALWATERPROOFING Services
SERVING YOU SINCE 1994 More than 30 years experience Commercial waterproofing for all applications Internal waterproofing External waterproofing From basements to rooftops Liquid membranes to sheet membranes Mastic work, silicone work etc
Contact Us Today Ivo Peer Mob: 0405 322 426 Fax: 08 9403 5068 totalws@optusnet.com.au Adam Peer Mob: 0412 477 917
114 The Builders Choice Magazine – September 2014
I.M.N Welding is a Perth based company that is owned and run by Ian who has over 18 years experience in welding and fabricating. Ian designs and manufactures his own products for both commercial and residential clients. He can supply north and south of the river.
At Hip Pocket Workwear we offer a one stop shop, with fast and reliable service for embroidery and screen printing. We stock PPE Gear Workwear and Work Boots. Please come in and have a look around our store in Wangara. Special offer for readers: *no set up charge for embroidery (minimum of 20 garments)
www.imnwelding.com
Unit 1 / 10 Advantage Way Wangara, WA 6067
(08) 9303 9382