Creative Building Design

Innovative Design Solutions, Creative Options, Tailored Responses, Promoting an Interactive Design Team 

Designer profile

Ø       Meet the designer; Our philosophy, Contact us!

Welcome to Creative Building Design in Australia. We are a design firm licensed to work in both domestic and commercial design. As the Principle Designer I have worked with Architects, Builders and Building Designers. My design involvement has ranged from minor domestic renovations to multi-residential units to professional offices to shopping centres and cinemas. I work with and engage other designers and consultants as required.

My qualifications include; Diploma in Civil Engineering. Associate Diploma Applied Science - Architectural Technology. Certificate Civil Engineering Drafting. Certificate Mechanical Structural Drafting.

My design philosophy is to actively involve you as the client in the design process. Typically I will provide a number of options to give you a greater choice, rather than heading in one direction only. Below is attached the flow chart of our design process.

I can be contacted at all times on 07 3203 0589 or mobile 0427 656 418;

or by email, jimkettle@creativebuildingdesign.com.au

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Design features of modern homes

Ø       What trends are found in modern housing?

It is important to recognize that not all features and trends are good or suitable for what you require. Indeed some trends clash. These are just a list of some of those features. Prior to an on-site consultation I can supply a second design check list that pin points specific features you may want to include or exclude from your design brief. But for the moment print this one as a shopping list to start compiling your brief.

>       Typically we see inner city small lot houses being raised and built in under. Creative design options are often required to avoid council height and setback restrictions.

>       A lot of people are adding large entertainment decks and feature outdoor settings. Larger windows are often combined with very wide bi-folds to open up the deck and obtain the best views. This enhances light and ventilation, which is good for the energy efficiency codes but can conflict with privacy issues. Council codes then require privacy screening to reduce views. Unfortunately that in turn has the effect of reducing light and ventilation. There have been some very creative solutions dealing with these issues. Site inspections and survey records are often required to pick up where the neighbour’s windows are so we can provide the best solution.

>       Ceiling heights are increasing to 2.7m (9 feet) for ground floors and first floors. Adding in floor depths and roof heights, this can push hard against some council’s height restrictions.

>       Shading to windows by large eaves and feature sun hoods can increase energy efficiency, which may conflict with side boundary setbacks. This also directly conflicts with zero overhang Tuscan designs that many of the project home builders like.

>       Lap pools are becoming an inner city feature, largely due to long narrow blocks.

>       There is a distinct move toward timber framed windows, especially double hung windows. The majority of privacy and decorative screening in upper market housing is also timber.  The down side being that timber is high maintenance.

>       Specific in-home cinema and stereo entertainment areas are becoming sought after. These require acoustic designed walls, floors and ceilings, which will add to the cost but help preserve the neighbourhood.

>       Designated computer areas are seen more often as homes become increasingly internet responsive. The home computer can be linked to and control the home security system.

>       Home Based Businesses and offices are becoming an integral part of our busy lives. These are far more than a computer niche. They are becoming private professional suits to meet with clients and are an extension of the corporate scene.

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Our design process

Ø       The way we formulate the design of your new home.

 The following flow chart is an overview of our design approach. For smaller projects like decks, minor extensions and renovations, this is greatly simplified and tailored to your requirements.

One of our objectives is Promoting an Interactive Design Team. This is all about you getting involved in the design of your new home. The level of that involvement is up to you, according to your knowledge, skills and interest. The design process is typically broken down to five steps.

Ø       Initial Consultation.  It is preferable that this occurs on site so as to develop a feel for the property, the land and surrounding sites. At this stage an initial brief is developed with as much input from you as possible. We can provided with a ‘Design Brief Check List’ to work through to get a clear understanding of your requirements. A word of caution. If you have plans or sketches you would like us to work from, you need to be able to verify that you own the copyright of them.

Ø       Sketch Design (Stage 1). At this stage we produce preliminary hand and computer sketches of where we are heading with the design. This is still a very flexible design and will change as it is refined and in response to further input from yourselves. Towards the end of stage 1 we progress to 'Design Development'. At this point the final sketch is developed further with indicative structural considerations and dimensional review. There is still some scope for changes to the design as it is not yet locked in.

Ø       Planning Approvals (Stage 2). These planning approvals include 'Siting Relaxations' and full 'Development Applications', as required. A siting relaxation application is required when building elements are less than the prescribed distance from boundaries and are handled in office. For development applications, we engage other consultants with town planning experience.

Ø       Contract Documentation (Stage 3). At this point the design is fixed with only very minor modifications for specific structural elements. Contract Documentation refers to the working drawings that a builder writes their building contract on. Aside from the drawings, these documents will also include the engineer’s drawings, surveyor’s plans and any specific fixtures, fittings and finishes selected in the design stage.  From the designer’s office, these drawings and other related plans and specifications go to a Building Certifier (you are also issued with a copy). Once they have been certified they are released directly to your builder.

Ø       Fit-Out Selection (Optional). The quality, type, make and model of various fixtures and finishes can greatly affect the final construction cost. Unfortunately these are often overlooked in the lead up to signing a building contract. Last minute changes to the selection of these items have often created unexpected cost blow-outs. We offer a ‘Fixtures, Fittings & Finishes’ product selection service for you to identify these hidden or unexpected costs in advance. The level of service we provide will depend on your preferences. That will range from you making all the selections from our checklist through to our firm and associates making those on your behalf.

Ø       Building starts. The drawings and all related design documentation sit with the Building Certifier until you provide your Owner Builder permit details, or your builder provides their details to the certifier. It is only then that the certifier can release the drawings and you can start building.

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Creating good design

Ø       Good design will vary according to your requirements!

 There is a lot of discussion about what constitutes good design. Mostly it comes down to form and function, i.e.. It has got to have the right looks and do the job it was intended. The functional component is easy to define but we live in a time when specific styles no longer define our society.

For us to create good design we must work with you to stretch and redefine the aesthetics of intrigue. At times we will push the boundaries of what you are comfortable with, though the end result is still under your control. Good design is often limited by economics, council codes and other factors. The challenge then is to maintain the feel and essence of the design within these constraints. With careful prioritising these can lead to a very positive outcome.

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 Project homes and standard plans

Ø       What are their advantages and disadvantages?

There are some really good display homes, designs and standard plans out there. A well designed display home is typically a custom designed home for a specific site. It should be designed to maximize views and solar energy considerations. The problem comes when you try to put that house on another site. If the views, solar orientation or prevailing breezes are in a different direction, then all the windows, doorways, eave overhangs and room layouts will be wrong. In order to maximize views and energy efficiency the house would need a full redesign. Having spent a period of time working for a builder, I know how much time is spent trying to push and shove a good design to make it fit on a different block of land.

 Custom designed homes are a specific design for a specific site. We take into consideration the views, breezes, neighbours and terrain of your site to develop your design. The design is then fashioned around your specific needs and desires.

Examples of our design projects.   Sea Change beach house,  Deck extension,   Duplex Development    Back to top of page

 Building Designer V's Architect

Ø       What is the difference?

 This is a common question. In essence the difference is career path and legislation.

Architects are registered in accordance with the ‘Architects Act’.  Building Designers are licensed under the “Building Services Authority Act-Queensland’ (BSA or QBSA). The BSA also issues licenses for builders and other trades. Whether you are engaging an architect or a building designer, you need to ensure that they are either registered under the ‘Architects Act’ or hold the appropriate license under the ‘Building Services Authority Act-Queensland’. Additionally builders can provide drawings for their own projects, and engineers can provide drawings. No one may offer design or drafting services to the public unless they have the relevant authority.

  As to the different career paths, most Architects gravitate toward the sketch design and contract administration. Architectural firms then delegate the work of producing the construction drawings to employed draftspersons, contractors or building designers. Building Designers tend to run smaller practices and maintain the focus on design, right the way from concept design to construction drawings.

In essence there is open competition between Building Designers and Architects. You will find that all firms have different areas of speciality and offer various different services.

At Creative Building Design, we offer a comprehensive service from site inspections, to concept (sketch) design, council planning applications and construction (working) drawings. We routinely engage other professional consultants as required in the provision of a complete design and documentation service.

Please feel free to contact us to discuss your project and design needs.

An overview of our design process.  Back to top of page

 Just like I saw on TV

Ø       There are plenty of ideas from home improvement shows, but are they all good?

 There are a numerous of intriguing ‘life style’, home renovation shows to watch on TV. As designers we often have clients referring to different features seen on these shows. But unfortunately they’re not always accurate or technically correct. A classic case was highlighted in the media about Channel 9's, 'The Block'. The building inspector picked 13 beaches of the Building Code of Australia (BCA). Some non-professionals interviewed on TV thought it was no big deal, but here’s the problem. What if these errors cause damage and you need to claim on your home insurance? The insurer could easily say it’s not their concern, because the fault was with the people who did the job.

In another very poplar TV show, the presenter was building some stairs and recommended each step being 200mm high. This is illegal by BCA requirements and contrary to the Australian Standards. It also fails to consider the needs of older people who find it difficult to go up and down steep steps. If someone were to fall down the stairs it would be a major litigation issue.

Quite often these shows have new gardens built up against walls. This unfortunately breaches the termite barriers and the damp proof course. I have been in the situation of having to point out termite activity on a crumbling first floor as a result of incorrect ground floor extensions. It's not nice seeing someone's dream of further renovations crumble to the cost of repairing termite damage.

The moral being, it is O.K. to get ideas and inspiration from the TV shows, but always seek appropriate licensed design and trade input. Look for their B.S.A. licence number. The Building Services Authority  (BSA) provide an 'Online Licence Search' so you can be sure that the tradesman or woman, builder of designer is correctly licenced.

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Owner Builder Options

Ø       My experience from having owner built our home

We had initially bought a house and land package, but after 18 months with the developer, opted to owner build. The first thing people want to know is, "is it cheaper?" "Not necessarily". It is very hard to beat a project builder on price for a basic house. If you are looking for a standard, 'off the shelf' home in a new estate, then a project builder may be the way to go. If you want to significantly vary the standard plan or are after a house that is custom designed to your requirements then you are automatically in a different market.  As such it is possible to match a builder's price or significantly beat it.

In deciding to owner build or not, you must look far beyond this quick cost comparison. You might save money on the actual building, but pay for it in lost time. This is one area I significantly underestimated. If your income is significantly affected by the loss of time, then it may be better to have a builder do it all. If your wife or husband works part time, owner building may fit in quite well. Another cost issue involves over ordering or wrong orders as these fall back on you. Even under ordering can cost more because you then have the added down time while you or your sub contractor run around and pick up the extra material. There can also be a lot of stress involved and you need to know if you can comfortably handle this stress. All of these issues we experienced.

You may find some trades are reluctant to work for owner builders as the 'don't do things right'. We found this when the brickie came on site. Except for being a friend he would have just walk off and gone somewhere else, because 'we hadn't prepared the site properly'. The concreter and plumber had left the site with dirt all over the place and very uneven. My friend and I very quickly levelled it all out. Later watching three men trying to push a loaded brick trolley over slightly rough ground, I could fully understand his comments. I would recommend discussing with each trade what they need by way of site preparation and coordination with other trades. Then require each trade to clean up after themselves.

If I was to do it all over, I would delegate all ordering to the specific sub contractor so they are then responsible for the quantity of materials. The biggest advantage we have had is in variations. Prior to deciding to owner build, we had spent quite a bit of time with the developer trying to negotiate a building contract. Constantly they limited what they quoted on and treated everything else as a variation. Being in the construction industry I had the advantage of being able to determine the real cost of variations. What they presented to us was excessive, up to 4 times the actual cost. We have had greater flexibility with variations and the pricing has been far better.

If I was to do it again, I would get a credit card with the best 'fly buy' reward points. Once the sub contractor provided the list of materials, I would push hard to negotiate trade rates and then pay by credit to get the reward points, and not have to pay for it until the credit card bill comes in. I would also suggest getting accounts with places like Bunnings, Tradelink and specific framing suppliers etc well in advance. Be aware that if you get an account with Boral Bricks, you will need separate accounts with their Window and Plasterboard divisions if you choose to use them. Between trade accounts and credit card payment terms, you can push out the real payment date quite a bit. Just don't get caught with them all coming at the same time and not being able to cover them.

 We developed for ourselves an Excel 'Cash Flow Forecast' spread sheet. This is now available to all our owner builder clients. The advantage of it is that deposits, progress payments and final payments, along with progress draws from the bank can be inputted. This has the potential to show you if there may be short comings in finances that may require slowing the progress while the bank does its valuation and authorises the progress draw. It can also provide greater financial confidence.

If you are considering owner building, I would recommend contacting Graeme Homewood. He is a licensed builder who is a part of the TAFE run Owner Builder course. He also runs a 'DIY Coaching' service to assist owner builders. You can contact him on ph 3264 6900 or mobile 0411 723 777.

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Contact us at Creative Building Design for an on site consultation to get your new home or renovation started.  

After hours and week end consultations by appointment.

  Jim Kettle      jimkettle@creativebuildingdesign.com.au     Ph 3203 0589 or 0427 656 418