by Adam Hobbs posted
We now have some professional shots of our Davidson project thanks to Luc Remond. Again fantastic images that really show the attributes of the home that we focussed on. Great colours and composition as always. Thank you Luc.
Great client, great project, on time, on budget and an architectural result that we are all proud of….that the entire street is talking about!
I will have more details on the site as a select project very soon, but for the moment enjoy the below images.
by Adam Hobbs posted
That time again where we track one of our projects through the construction process. We are currently working on a large renovation in Balgowlah Heights involving a complete refit of the existing structure along with front and rear additions. We are very excited about the potential of this one. Working with a switched on builder and a client who understands the process always makes things enjoyable.
To date we have completed most of the demolition, some remedial underpinning works and new structure is starting to commence.
A very simple message this week. It is likely, even with a lump sum contract in place that there will be cost and time variations in any build. These variations can be unforeseen circumstances or client driven changes, and more rarely omissions in documentation.
We always advise clients to have access to around 5% in addition to the contract sum available for variations should they arise. With good documentation and a well managed process variations can be limited and in some cases can be in the owners favour (if you have a good architect keeping an eye on scope changes :)). In all our recent work where we have administered the contract the variations have been well within 5%.
Watch this space for weekly updates, completion due for early February 2016.
Image: Dwelling from the rear with enclosure brickwork underway
by Adam Hobbs posted
Early studies for external colour selections at Queenscliff. I’ve always been conscious on this one about how we manage the bulk of the building at the street front. This is due to the fact that the majority of the view toward the building will be accentuated because of the topography. We are always looking at this building from below.
I like to refer to it as a ‘wall building’. This means not a lot of the roof form and volume will be seen. This requires us to concentrate on how we manage the scale and proportion of the walls and avoid the roof looking like a ‘thin lid’.
We have chosen to divide the elevation through material use, and break up the heavier masonry elements through the use of colour. In terms of the roof we will introduce some texture to the ceiling, accentuate our overhangs and oversize the gutters and downpipes to provide detail and relief.
Next step is to present this strategy to the client :).
by Adam Hobbs posted
All complete on a substantial beachside renovation in collaboration with Salt Building Design. Not our usual aesthetic. It was fun however to work within the architectural language of the existing building and with the building techniques promoted by the builder whom the client trusted well.
Looking forward to the professional photos soon.
by Adam Hobbs posted
Second half of the year looking busy for the practice with 3-4 projects to be in their construction phases. The first of these, a large 6 bedroom dwelling in Curl Curl is well underway with the framing almost complete.
Starting to get a real sense of what will be a very unapologetic strong form. As always we love to see the balance of volumes and material mix in our work. This will be a further development of that mantra. Great exposure to the reserve also!
A pic below to give you a sense of the scale. Cladding enclosure due in next few weeks!
by Adam Hobbs posted
More of a visual diary this week. Detail external carpentry is almost there, painting touch ups to complete and pool works to finalise weather permitting. Enjoy the shots!
More detail and finishing photos over the next few weeks. Our Christmas break begins next Friday the 19th December and we will return on the 12th January 2015. Have a safe and happy Christmas break!
by Adam Hobbs posted
Apologies for the lack of posts over the last few weeks. Things have been moving forward quickly. We are all about the details now, tile setouts, lighting, door hardware, paver patterns, screen details, carpet selection, cornice resolution and so it goes.
We often discuss here in the office to what level we should go to when documenting. In my experience, you can never really over document, and no matter how far you go there will always be something you don’t describe that needs to be resolved on site.
As each project has a budget (including a consultancy budget), it is not feasible to continue to document forever and a day and produce tens of tens of drawings. In our experience however, it is important to understand at what point in the process you document and what purpose the documentation has.
For example, last week we documented (during the build phase) tile setout drawings for the ensuite nominating where tile joints should be, how wall and floor tiles relate to each other and where the starting setout point for the tile feature wall in the room should begin.
This is only being done now for the main reason that, as we often find, the room as built is not exactly the size of the room when documented. We are only talking about 10-20mm here and there, but when setting out tiles this is significant. In other words, any tile setout drawing done at the time of tender would have been a waste of time because the dimensions we were designing to would have been wrong, and subsequently a waste of the clients money for us to do at that time.
In summary, understand when it is the right time to document based on the information available and the detail required at the time. In a case like the above the costs could be determined at tender as the tiles were known as were the details required. Setout has no effect on costs so holding back documenting to this level of detail made sense.
Image above of tiles being laid in the upstairs ensuite.
by Adam Hobbs posted
Well into the finishing components of the build now. New flooring going in, tiling about to commence and external painting well advanced.
In regard to painting, generally, when we document a project for tender we will govern the number of coats, the paint type and finish and a code (when using the same type of paint but several colours). We rarely, (although we have an overall balance of colours in our mind), specify an exact colour selection. This week we were reminded why. You never really know what a colour is going to look like until its on the surface in situ. This week we tested our original board colour selection of 50% strength colorbond gully. When we saw this on the wall it looked way too light, so we switched back to full strength. In the office the lighter colour worked well, but not on site.
A few other tips:
Listen to the painter, its what they do everyday and their expertise is useful, particularly regarding knowledge as to how paints will go with particular surfaces and their inherent textures.
If you are using colorbond for roof cappings and flashings etc, consider selecting colours for external walls from the same range. Results in a much more integrated final look that doesn’t focus on those little necessary construction components that you may not want to feature.
Image of upper level deck showing external colours in combination. The board colour has a brown base that works well with the spotted gum column covers.
by Adam Hobbs posted
Interesting week this week with a whole bunch of design questions arising as we delve further into the detail elements of the project. Finer elements of the cladding now being resolved as are several window details.
As my practice has developed we have refined the way in which we document buildings, particularly renovation projects. In short, we tend to draw less than we used to, and describe more by scope or written description that notes a desired outcome.
When you are dealing with and considerate of an existing structure, a lot of which is hidden at the time of design detailing, a lot of time and clients investment can be wasted drawing something, that just won’t work because you may have anticipated something that is hidden that was incorrect. Another inevitable outcome is that things won’t always be square and accurate. We have found it far more successful to ensure that the builder is aware of the outcome we are hoping to achieve, and that based on this, he or she makes a reasonable allowance in their costs to to cover such work.
We have one such consideration with a detail over the existing windows that we have been resolving. We have found that every window is at a slightly different height and a different setback from the brickwork face (which of course is not straight!). We have managed to resolve an outcome (after some heated discussions….) that recognises we are working with an imperfect base, but results in a neat consistent detail for the home.
The other important thing to remember in this process however is that, when you do know the exact condition, a drawing is the best way to present this to the builder. Keep it simple, and put it in writing. Limits confusion and ensures you get the result you were seeking.
Image above of one of the windows in question, which has been constructed incorrectly. Builder currently correcting to match our earlier instructions :)
by Adam Hobbs posted
Details, details, details. I have to say, this for me is the most enjoyable part of my role as an architect. Its the time where all of those little decisions begin to reveal how important they are to the overall aesthetic of the building.
This week we have seen the inclusion of the spotted gum elements for the first time on the project. The cover elements for our long T-section columns supporting the deck are now in and their balance with the ply is looking great. As they are relatively bold sections of timber we needed to ensure that the fixings we proposed were consistent with their scale. Based on this we have gone with 12 gauge dome headed bolts (slightly bigger than needed structurally, but consistent with the architectural scale).
Can’t wait to see the spotted gum awning to go in place above our first storey corner window. We have also thought in detail about its fixings and connection to the house with the aim of ensuring a neat balance of elements in both scale and proportion. A bit of a bug bear for us here at HJA!
I made a strategic decision around 12-18 months ago from a practice perspective. I decided only to take on projects where the intention was to have the architect involved throughout the course of the project, from concept, right through to final lock up on construction completion. It is at this stage of the project that you begin to see why. Without all of this detail thinking and management a large building can run the risk of being what I call ‘under thought’.
Remember, design doesn’t end on the drawing board. Just ask someone who’s renovated or built without the involvement of an architect (or someone managing the design). You will discover the number and frequency of issues that arise where design decisions need to be made. If you can make them with the collective result in mind, and with the benefit of someone who understands what the original vision was…..you and the building will be much better placed.
Image obove showing detail spotted gum column flanks.
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