ARCHICENTRE RENOVATOR REPORT
Addition and alteration to house,
Carlton
EXISTING CONDITIONS
The existing solid brick single storey terrace house is one a row of four houses dating
from the 1866. The house appears to be in very poor condition generally.
The attached images show how bad conditions are.
The original facade is in fair condition with the walls, door and window intact. The front
fence and gate have been replaced, probably in the 1920’s. The front roof has been
replaced with long continuous sheets.
The rear wing housing the bathroom and laundry is of a more recent construction,
probably of the 60’s or 70’s. This is also of a poor standard. The existing kitchen is
located in the lean to enclosed original light well at the side of the house. This space is
totally inadequate and the structure is very flimsy.
The basic floor layout of the front part of the house has remained unchanged. The
positive features of the house are the good sized rooms at the front with high ceilings
typical of the Victorian era and the north facing rear yard with its potential to be opened
up to provide a north facing open garden area.
PLANNING CONTROLS
The house is graded C and is located within a Level 1 Streetscape. This means that the
original front part of the house will need to be retained and that new works should be
concealed from view behind the existing roofline. This will place restrictions on the
design and the building envelope.
The adjoining house to the east is a similar single fronted terrace house. Its light well has
also been enclosed to accommodate a kitchen under a lean-to roof. Natural light to the
rear rooms in this house is restricted by the covered light well, in a similar manner to that
of its neighbour. This degraded situation next door will also place restrictions on the
proposed design and layout and on the height and bulk in the proximity of the existing
windows.
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CLIENTS’ REQUIREMENTS
The clients wish to transform the house! They want to change it from a dark and
claustrophobic house to one that will be a delight and joy to live in. They respect that
the front facade needs to be retained. Otherwise, their brief is to rebuild as much as
possible and to maximise the potential of the property.
In particular they require the following:
• At least two good-sized bedrooms, three or more if possible.
• Each bedroom to have an en-suite or bathroom.
• A large open dining, living and kitchen area opening onto the rear garden.
• Maximise the potential of the north facing rear garden area.
• Plenty of storage space.
• The latest modern kitchen and bathroom appointments.
• Security system, central vacuum system and intercom.
• Remotely controlled electronics throughout if possible.
• Passive solar design principles to be followed. House must have at least a 4-Star
energy rating.
• Restore existing front facade.
• Off street car parking is not a major priority as there is very good public transport.
Sufficient space to store a car off street occasionally would be welcome.
Budget requirements were not set but the completed property must represent “good
value for money”.
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DESIGN FEATURES (Refer to attached sketches)
The main features of the design are:
• Open up all the ground floor area from the front room through to the new folding
glazed doors. This will transform the house! The east side light well will be
surrounded by three walls of glass and the stair will be of minimal and translucent
construction. Thus views from all angles and directions will be uninterrupted. From
the landscaped rear garden one will be able to see right through the living area to the
lounge room.
• The existing front room will be retained as a quiet study and spare bedroom. This
room will be restored to its original 1866 condition.
• The kitchen located at the side of the dining area will stretch from the glazed light well
to the rear glazed wall. Cupboards and joinery will have sleek modern lines with light
coloured plastic laminate panels and pull-out pantry units. Splashbacks will be glass
panels with metal cupboards over.
• Ceiling heights at ground floor will match the existing thus keeping the lofty Victorian
feel.
• Two large bedrooms at first floor. The rear bedroom adjoins a comfortable bathroom,
almost an en-suite. The east side has a lowered bulkhead over the bedhead with
frosted glass panels in the corresponding recessed rear wall section. The north facing
window wall has privacy screens to both perimeter sides and deep blade mullions
between the glass panels. This reduces the extent of overlooking to the garden at the
rear and sides.
The large front bedroom with a window wall facing into the central courtyard/ light well
has its own en-suite partly built in under the existing roof line. A study area adjacent
to the bedroom could serve as a relaxation area with a sofa or an additional dressing
area.
• Centrally located laundry in concealed cupboard next to the first floor bedroom.
• Landscaped rear garden. A series of concrete tanks to collect stormwater for the
garden will also feature a cascade effect with water spilling from taller to lower tanks.
This would be operated by a solar powered pump. The central area would be paved
with light coloured concrete pavers to allow for a car to be parked here on occasions.
(The area cannot be designated as a proper car space because of Council’s
excessive requirements relating to it.)
• Landscaped internal light well. This would be paved similar to the rear garden. A
water feature against the east wall would be a focal point. The two-storey light steel
sculpture will support climbing plants and add further interest.
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• Low energy design features include large windows facing north, double-glazing to all
large windows, large overhangs to the north aspect, solar hot water collector and
rainwater tanks.
• There is minimum encroachment into the rear garden. The area built over is
balanced by the removal of the out buildings.
• Storage space inside the existing front roof with access from Bedroom 2.
OPINION OF PROBABLE COSTS
Based on current rates and subject to a more detailed inspection of the existing house
and site, the opinion of probable cost is:
• Demolition and rubbish removal $ 10,000.00 - 12,000.00
• Ground and first floor addition $150,000.00 - 170,000.00
• Kitchen and laundry joinery $ 20,000.00 - 25,000.00
• Side courtyard and rear garden $ 10,000.00 - 18,000.00
landscaping + paving
• Steel sculpture and fences $ 10,000.00 - 20,000.00
TOTAL $200,000.00 - 245,000.00 approx.
This does not include:
* Heating system
* Repairs and restorations to front of house.
∗Light fittings and electrical appliances.
∗Floor coverings.
∗Intercom, security system and central vacuum system.
∗Consultants and permit fees.
∗Soils test and level survey if required.
PERMITS
Planning and Building Permits will be required.
Protection works notices may need to be served on the adjoining owners (BCA forms
6+7).
IMPORTANT NOTE:
Access to the site is restricted. Based on experience with other similar jobs on small
sites there may be a cost penalty on the main trades, which may increase the above
probable cost.
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SUMMARY
The attached drawings are based on approximate measurements and do not constitute
exact measured drawings. They do however represent a reasonably accurate portrayal
of existing conditions and a schematic design proposal that could form the basis for final
sketch plans. The space and accommodation requirements have been met.
TERENCE NOTT ARCHITECT PTY. LTD.
12th March, 2003
