Planning to build IP, ... design ... what should we consider?

[mystery]

We are in the process of submitting a dual occupancy application to council for on one of our IP locations in Redbank Plains, SE Qld,

We have a building designer drawing plans for a 4 bed, 2 bath and DLUG on 400m2 block ... other than that does anyone have any suggestions on what we should include.

I have spoken to a couple of PM's and asked them what type of property is in demand in the area and what prospective tenants expect. Pm's said that the following really help secure a tenant ...

- 322 or 422 .... families are squeezing into 322 to save rent, but would prefer
422 for the extra room.
- security doors and screens
- outside covered entertaining area (alfresco)
- at least one main reverse cycle air con unit in the main living area and
ceiling fans in other rooms.

To increase the living area space and kitchen size, we have relocated the laundry into a cupboard/nook with bi-fold doors in the DLUG with an access door to the washing line.

Any other suggestions would be appreciated for us to consider whilst we are still in the initial design stage.

Martin

 

[Raddles]

HI there
when we were building - we actually considered the requirements for a Defence Home - because we had lived in a number during the years and usually found they had the minimum requirements for a comfortable house

This was the list for Canberra - you could perhaps adapt them for your development
thanks
DEFENCE HOUSING AUTHORITY – CANBERRA/ QUEANBEYAN REGION
HOUSING INCLUSIONS


Please note the following list is indicative only and reflected local housing requirements at the time of printing. This list has been produced as a guide only for prospective Lessors. All houses will need to be inspected by Defence Housing Authority to determine suitability.


GENERAL

· 2 Keys to each lock (all locks keyed alike where possible)
· Energy Rating 4 Star minimum
· Security screens to all opening windows and external doors
· All batten light fittings to be supplied with open glass shades
· Water connection including 2 external taps (1 front & 1 rear)
· Full termite protection (approved)
· Full boundary fencing (wing fences & gates, minimum height 1.5m)
· Aluminium sliding windows with locks and flyscreens
· Face brickwork preferred
· Colourbond fascia and gutters
· Colourbond roofing or concrete tiles
· Full driveway and paths (to meet development conditions)
· Outdoor entertaining area (minimum size 20m2), concrete or paved finish with pergola covered with polycarbonate roofing (laserlite 2000 or equivalent) connected to stormwater
· External power point to pergola area
· Smoke detectors as required
· Solid core front feature door
· Internal doors (colonial style)
· Door stoppers to all hinged doors
· Painting (premium quality wash and wear)
· Adequate outdoor lighting to all external doors & clothes line
· Ducted gas heating with Electronic thermostat controller
· Hot water systems (minimum 185ltr gas or 315ltr electric)
· External TV antenna
· Concrete pad under clothes line with path to clothesline (750 mm wide)
· Gainsborough round door handles throughout
· ELCB or RCD protection to all electrical circuits
· Data points to all bedrooms and study with wiring terminated at an external box
· Telephone outlets to kitchen & main bedroom with one line connected to provider network

ENTRY

· 1 centre light
· Door bell
· Ceramic tiled floor
· Weatherseal to front door – RP4 Raven or similar
· Security door and closer
· Window furnishing to sidelight windows
· Deadlock to front door
LOUNGE

· 2 double power points
· 2 light points
· 1 TV outlet
· Carpeted floor
· Vertical blinds (no chains) to windows with child safety cords

DINING

· 1 double power point
· 1 centre light point
· Carpeted floor
· Vertical blinds (no chains) to windows with child safety cords

FAMILY ROOM

· 2 double power points
· 2 light points
· 1 TV outlet
· Security sliding door (if applicable)
· Ceramic tiled floor
· Vertical blinds (no chains) to windows with child safety cords

MEALS

· 1 double power point
· 1 centre light point
· ceramic tiled floor
· Vertical blinds (no chains) to windows with child safety cords

HALLWAY

· 1 double power point
· 1 centre light point
· Linen cupboard with double doors
· Ceramic tiled floor (preferred)

RUMPUS ROOM

· 2 double power points
· 2 light points
· 1 TV outlet
· Carpeted floor
· Vertical blinds (no chains) to windows with child safety cords





KITCHEN

· Fully laminated, to include: - Overhead cupboards
- Dishwasher space with service access holes
- Refrigerator space 1800mm x 900mm minimum
- Microwave oven space 600mm x 500mm minimum
- Pantry
· Stainless steel sink with 1.5 or 2 bowls
· Ceramic tiled splashback to benchtops and under overhead cupboards
· Flickmixer
· Slide away rangehood vented externally
· 1 round fluoro & downlights to sink & bench area
· Power points required - 3 doubles for benchtops
- 1 single for refrigerator space
- 1 single for dishwasher
- 1 single to microwave space
- 1 single to rangehood
· 1 tap to dishwasher and access holes to cupboard
· Electric wall oven
· Gas cooktop
· Ceramic tiled floor
· Micro venetian or holland blind
· Wall mounted telephone outlet

BEDROOM 1

· 3 double power points
· 1 telephone outlet
· 1 centre light
· Built in robe or walk in robe, to include adequate hanging and shelves or drawers
· Carpeted Floor
· Vertical blinds (no chains) to windows with child safety cord
· Privacy lock

BEDROOM 2,3,4 and 5

· 2 double power points
· 1 centre light point
· Built in robe, to include adequate hanging and shelves or drawers
· Carpeted floor
· Vertical blinds (no chains) to windows with child safety cord

STUDY

· 2 double power points
· 1 centre light point
· Carpeted Floor
· Vertical blinds (no chains) to windows with child safety cord

LAUNDRY

· Tiled floor and skirting tiles to perimeter wall and 2 tiles high to splashback
· 45 litre stainless steel tub
· Washing machine tap connections
· 1 double power point
· 1 centre light point
· Dryer backing board 800mm high and 600mm wide with 20mm thickness (painted)
· Broom cupboard
· Security door
· Weatherseal to external door – RP4 Raven or similar
· 1 floor waste
· Window furnishing (Venetian or vertical blind)
· Deadlock to external laundry door

BATHROOM

· Ceramic tiled floor
· Wall tiles 1800mm high to shower and 1200mm high to remaining area
· Bath, minimum length 1500mm
· Vanity with drawers, minimum length 900mm
· Mirror above vanity, same width as vanity
· Corner sliding or pivot shower screen in clear laminate safety glass with powder coated frame
· Chrome soap holder to shower and bath
· Double towel rail to suit number of occupants
· 4 heat lamp tastic & exhaust fan ducted externally
· 1 double power point
· Basin, shower and bath tapware
· 1 floor waste
· Window furnishing (Holland,venetian or vertical blind)
· Privacy lock
· Centre light

ENSUITE

· Ceramic tiled floor
· Wall tiles 1800mm high to shower and 1200mm high to remaining area
· Vanity with drawers
· Mirror above vanity
· Sliding or pivot shower screen in clear laminate safety glass with powder coated frame
· Chrome soap holder to shower
· Double towel rail
· 2 Heat lamp tastic
· 1 double power point
· Basin and shower tapware
· Toilet suite and dual flush cistern
· Toilet roll holder
· Window furnishing (Holland, Venetian or vertical blind)
· Privacy lock
TOILET

· Tiled floor and skirting tiles to perimeter wall
· Privacy lock
· Toilet suite and dual flush cistern
· Chrome toilet roll holder
· 1 centre light point
· Window furnishing (Holland, Venetian or vertical blind)
· Exhaust fan to be vented externally if fitted

GARAGE

· Panel lift / roller door with remote control and 2 hand controllers
· 2 double power points
· 2 single 1200mm fluorescent lights
· Holland blind to window
· Shelving preferred
· Entry set to internal access door
· Deadlock to internal access door
· Weatherseal to internal access door

LANDSCAPING

· Drainage, sumps and agricultural drains as required to prevent ponding
· Turf
· Gardens beds with minimum 100mm eucalyptus mulch
· Brick or concrete garden edging (including side boundary)
· Rotary hoist if possible, paraline suitable
· Front fencing where appropriate (to meet development conditions)
· Rear access required to rear yard for trailer access, double gates or rear roller door to garage
· Path from laundry door to clothesline (750mm wide)
· Brick letterbox with house number min 100 ml high
· Automatic inground sprinkler system to all lawn and garden areas. Irrigation plan to be supplied
· Adequate planting for size of garden beds

 

[mystery]

Thank you very much Raddles, ..... heaps on that list for us to consider.

Martin

 

[Gentle_Chief]

Raddles, good one - Neat and Comprehensive checklist. I am saving this list to my folder for future reference, that is when I develop ;-)

 

[handyandy]

Personally I would try and stay with a separate laundry.

Invariably the door close off types just do not have enough space to store all the dirty cloths until wash day

Is it possible to slightly extend the garage to allow a full room type set up.

Cheers

 

[jimbo_jones]

Hi Mystery,

I generally agree with all of the above, however, I feel that the most significant thing to consider is orientation of the house.

Orientation generally refers to the simple exercise of running the house on an East to West axis, i.e. long northern face exposure where possible.
Day rooms (lounge, dining, kitchen etc) are located on north
Utility rooms (garage, bath, laundry) located on west/south
Night rooms (beds) are located on east or south
Be sure to include generous overhangs on northern windows and minimise openings on west.
Also, be sure to include wall, ceiling and roof insulation. I know that this is a capital outlay for an IP, however, it means that there is less usage of your a/c units which in turn is less wear and tear on it. Also it is much, much better for the environment.

I hope that this helps

JJ

 

[Raddles]

Hi there
good point JJ - that actually is the relevance of the 4 star energy rating. (Which is a minimum in Canberra)
I understand that in the past it has not been pursued here in QLD - but things are about to change - you will be forced to think about being green and have sustainable housing etc
thanks

 

[mystery]

Good thinking JJ, .... luckily for us the orientation of the building is exactly as you described ..... just fluke.

Martin