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JUNE 2013

www.thebuilderschoice.com.au

PROJECTS WORTH $400 MILLION FOR THE KIMBERLEY REGION

CAB Member Since November 2010


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From the editor .......................................................................................... 12 PROFILE Ronald Chan ........................................................................... 18 PROFILE Troy Felt .................................................................................... 20 PROFILE Cam Wilkie................................................................................ 22 PROFILE Mike Enslin ............................................................................... 24 PROFILE Neil Salvia .................................................................................. 26 AND THE WINNER IS .....................................................................16 COVER STORY ENGINEERING THE NORTH WEST ....................................................28 From schools, community centres, offices and commercial buildings to major accommodation projects, civil and structural engineering consultants Pritchard Francis is helping shape the future of WA’s North West.

INDUSTRY NEWS & VIEWS RETROFIT BUILDING WINS BEST SUSTAINABLE DEVELOPMENT ........................................................................... 33 Norman Disney & Young’s years of work on 215 Adelaide St, Brisbane, pays off as the building wins the prestigious Thinc Award for Best Sustainable Development - Existing Buildings at the National Property Council of Australia Awards.

WHAT DO WOMEN WANT FROM A CAREER IN CONSTRUCTION .......................................................................... 34 National Association of Women in Construction chief executive Sheryle Moon on how companies can increase the number of women in the construction workforce.

NEW WA DEPARTMENT FOR COMMUNITIES A WELCOME STEP .................................................................................................34 The Green Building Council of Australia welcomes the West Australian Government’s decision to establish a Department of Local Government and Communities.

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PUBLIC LIABILITY: ARE YOU COVERED? ............................... 110 Les Buchbinder, Partner, Brown Buchbinder Vilensky, discusses the important of knowing the fine print when it comes to insurance.

EDUCATIONAL GIVING INDUSTRY THE LEADING EDGE ................................. 43 The new AVELING Training Centre at Jandakot, designed by Meyer Shircore & Associates, brings a whole new dynamic to the learning environment.

TRAINING AND DEVELOPMENT BUILDING A PATHWAY FOR CAREERS IN CONSTRUCTION ...... 35 Challenger Institute of Technology’s new $28.6 million training facility will assure a bright future of those aspiring to careers in the building industry.

COMMERCIAL SPECIALIST TREATMENT ............................................................ 46 Meyer Shircore’s interior fit out at Shenton House melds innovative design and materials with the practical day-to-day needs of busy medical suites.

RECIPE FOR SUCCESS ................................................................. 50 Oldfield Knott Architects and Cercon Building combine to bring a finger lickin’ good makeover of a Warnbro KFC outlet, in line with the fast food giant’s global branding.

on the cover Engineering the North West Read our cover story on page 28. Photo: Vicky Biorac – B Visual Media


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90 A CHURCH WITH OFFICES ABOVE ........................................... 54 Designing a building that contained a church, offices and below-ground cancer treatment centre was an unusual challenge for Meyer Shircore.

AN ARRESTING DEVELOPMENT ........................................ 58 A new state-of-the-art station gives Fitzroy Crossing police a facility for the 21st century and beyond.

A WEST AUSTRALIAN FIRST IN GREEN BUILDING .............. 63 The new Blackwoods Distribution Centre at Karratha is a first for green building in Western Australia and only the third of its type in the country.

DID YOU HEAR THE ONE ABOUT .............................................66 Masterbuilt Construction and Cross Design successfully tackle a tricky project to transform an iconic central Perth building into The Stables Bar, a boutique bar that’s the equal of any in Melbourne.

MEYER SHIRCORE TURNS 50 ....................................................76 From humble beginnings, Meyer Shircore & Associates is now one of the leading lights in commercial architecture in Western Australia and this year celebrates its 50th anniversary.

MIXED USE METROPOL ON PARRY .............................................................. 90 A stone’s throw from Perth’s CBD, Psaros’ stunning new apartment development Metropol on Parry ticks all the boxes for sophisticated inner-city living.

6 The Builders Choice Magazine – June 2013

80 RESIDENTIAL TOP MARKS FOR UWA APARTMENTS ...................................... 38 Probuild delivers fantastic new student accommodation for UWA’s Crawley campus.

START OF THE ART ELEGANCE ................................................. 60 Zorzi South’s exquisite, award winning single storey home melds cutting edge technology with sophisticated chic to create a residential “resort” like no other.

THE HANGING HOUSE ................................................................ 70 Weststyle Design & Development tackles a steep residential site to create a magnificent “suspended” family home.

COUNTRY CHALLENGE ................................................................ 73 This Yallingup home, on a challenging sloping site, is the latest creation from Denis Poor Building Services.

SPICING THINGS UP IN COTTESLOE .......................................... 78 Middle Eastern influence meets contemporary Western living in a beautiful Cottesloe family home built by Jumeirah Homes.

ALL THAT GLITTERS ...................................................................... 80 Platinum Homes’ new display home, The Beaulieu, is a grand statement of contemporary living.


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‡ Over  1000  window  combinations  from     3  modern  designer  colours ‡   Select  from  a  range  of  modular  sizes ‡   Instant  online  quote ‡   3-­5  day  delivery  turnaround ‡   Double  glazed  insulated  glass  units ‡   Grade  ‘A’  toughened  safety  glass  standard.

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The Builders Choice Magazine – June 2013 7


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HOME BLOCKBUSTER ................................................................... 83

HOLLAND AND DEAKIN .......................................................... 106

There are home theatres - and then there’s Ultimation’s creation for the ultimate movie fan, a room that takes the home cinema experience to an altogether stunning new dimension.

Savvy Construction’s recent renovations of two vastly different homes, each with their own distinctive story to tell.

ENTER LA CASA ............................................................................... 86

For developer Yaran Property Group, there’s no need to invest outside WA; “Magnificent” does not adequately describe this Flinders Bay home, constructed by Wholagan Building Inspiration, that’s taken a decade to build.

PERFECTION .............................................................................. 112 Amano Homes pulls out all the stops for a striking display home on a corner.

100 YEARS IN THE MAKING .......................................................... 98 An 18-month project restores a beautiful Mt Lawley home, nearly a century old, to its former glory - and then some.

SEASIDE PARADISE FOR SEASONAL STAFF ........................ 116 Resort-like accommodation for seasonal workers, built by NLV Group’s Lifestyle Developments, is a huge boost to the Coral Bay region.

BEHIND THE RED DOOR ............................................................. 100

ALTERNATIVE METHODS OF CONSTRUCTION...............124

Cambuild and Ian Dewar & Associates Architects combine to create a stunning Highgate home that blends in perfectly with the neighbourhood character.

WA developers and builders are realising using timber in construction is a smart, cost-effective and environmentally friendly way to build.

FRAMING THE FUTURE............................................................. 119

THREE OF THE BEST BY QUATTRO........................................ 102 Quattro Homes displays its expertise in high quality developments in three strikingly different projects across Perth.

STEEL-FRAMED CONSTRUCTION: EFFICIENT, FLEXIBLE, VERSATILE, FAST & STRONG ....................................................129 New technologies are taking steel-framed construction to a new level.

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BUILDING THE NORTHWEST AND BEYOND FOR OVER 20 YEARS D.A Burke Builders is a commercial and residential building company with projects from industrial workshops, multi-dwelling unit developments to single dwellings for your family. We have full design and construction capabilities in-house, taking your concept right through to your completed project.

DA Burke Builders look forward to working on your projects anywhere in Western Australia. We are currently in:

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D.A. BURKE Builders I T: (08) 9582 9977 F: (08) 9582 9899 PO Box 1255 Mandurah WA 6210


contents 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

134

Publisher Gary  Boulos Managing  Editor  /  Production  Manager Merelyn  Demarte Sub-­Editor Norman  Burns Admin/Artwork  Co-­ordinator   Gina  York

138

Graphic Designer Pearlin  Bracewell Writer Rocky  Amatulli Contributing  Journalist Keith  Mexsom Sales  Executives Rod  Saggers,  Mike  Thake

GETTING REAL WITH STEEL .....................................................134 Dr Peter Kay from ASI discusses the issues and ways in which to de-risk construction materials within the steel industry.

ENERGY EFFICIENCY THE COMFORT ZONE .................................................................136 Why more energy efficient buildings are more comfortable for their occupants.

Accounts Julie  Jones Printer   Quality  Press Distributor   Northside  Logistics

WATER EFFICIENCY SUSTAINABLE URBAN WATER MANAGEMENT MADE EASY... 138 The groundswell for environmentally sustainable and water sensitive design has never been higher in the building and land development sector. .

BUILDING PRODUCTS & SERVICES ................................... 139 TRADIES CORNER ........................................................................ 148 DIRECTORY LISTINGS ................................................................ 149

CORRECTION March 2013 Edition – In the Qube article by Meyer Shircore and Subiaco Building Company, SBC’s full details are (08) 9381 1320, www.subiacobc.com.au

10 The Builders Choice Magazine – June 2013

CAB Member Since November 2010 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.


Sustainable Building Systems

Combining modern technology with resilient, lightweight, readily available materials to develop an incomparable sustainable building system, which maintains quality, cost effectiveness and simplicity. ECOSTRUCT HOMES is an Australian owned and run company and we are proud to deliver a sustainable building system for today and into the future. ECOSTRUCT HOME’S building system is designed to finally create a cost effective, equally superior looking home and at the same time be an environmentally conscious housing solution. ECOSTRUCT HOME’S building system is fast, energy efficient, and you can be living in your home within 50 Days of the slab being poured and cured. ECOSTRUCT HOME’S building system is cyclone rated and we use quality Australian products manufactured to high Australian standards. ECOSTRUCT HOME’S building system already provides great thermal properties, and by incorporating our E-SOLAR PV systems, E-LED lighting package and double E-GLAZED window options, your energy bills are reduced even further and possibly gone forever. To learn how your project can benefit from the building system of the future, contact General Manager David Lovell on 0407 990 617, or email sales@ecostructhomes.com

phone (08) 9493 1110 fax (08) 9362 4064 email david@ecostructhomes.com factory 61 Austin Ave Kenwick WA 6107 www.ecostructhomes.com


from the editor It’s been a busy period at The Builders Choice Magazine, sorting and sifting through the abundance of exciting and amazing projects in WA, with some of these projects featuring in our June issue. We have also been busy with our new online A-Z Directory which is up and running. Take a look and let us know what you think. Go to www.thebuilderschoice.com.au and click on the links. Our cover story gives an insight into one of Perth’s leading civil and structural engineering consultancies undertaking many projects throughout Perth and North West WA. Pritchard Francis shed light on the new Indian Ocean Suites project which is a landmark multi residential development in the Port Hedland area. In this same feature Pritchard Francis also speak about the myriad of other projects undertaken in the Kimberley region.

to revamp the iconic building. Turn to pages 66-69 to view our feature on The Stables Bar. Are you sick of the doom and gloom reported by some mainstream media? Talking to several clients a few days ago I realised I was not alone with these thoughts. Despite all the doom and gloom reports there are so many multi-million dollar projects being designed, developed and constructed in all sectors of the building industry. Lastly, congratulations to several of our clients who have won awards this year or have been finalists. I look forward to bringing you many more wonderful projects features and news. Until next issue,

In his profile Finbar’s Chief Operation Officer Ronald Chan gives us an understanding to his busy work schedule with one of WA’s leading developers Finbar Group. The company was formed in 1984 and was listed in 1995. Read more on pages 18-19. As in almost every issue of The Builders Choice Magazine, we also bring attention to some of WA’s most appealing and interesting projects, which includes beautifully restored heritage buildings such as The Stables Bar on Hay and Murray Street Perth launched recently. It took the owners two years and $4 million

Merelyn Demarte Managing Editor Email: editor@bpaust.com.au

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...and the winner is The Builders Choice Magazine would like to congratulate:

Wholagan Building Inspiration for a South-West home that an astounding 10 years in the making. The property, profiled on page 112 of this issue, won nine Master Builders South West awards: Best Country House, South-West; Best Contract Home over $3 million; Excellence in Stone Masonry; Excellence in Carpentry Finishing; Excellence in Construction on a Challenging Site; Excellence in Painting; Excellence in Structural Carpentry; Excellence in Roofing (Metal) and Supervisor of the Year (Tym Wholagan). The three-storey, steel-framed Augusta home with magnificent views over Flinders Bay, features extensive use of stone, a master bedroom with his and her’s en-suites, an office, library, wine cellar and many more stunning features. More than 450 tonnes of granite had to be removed from the site (it was crushed and re-used in the construction). Wholagan Building Inspiration: (08) 9758 8844, www.wholagan.com.au

Quattro Homes for best Alteration/Addition $1,000,000 & over for a home in Duncraig Road, Applecross; and best Contract Home $800,000 - $1,000,000 for a property in Virgil Ave, Yokine in the MBA Perth Housing Awards. For more on Quattro Homes’ diverse portfolio. (See article on page 102.) Quattro Homes: (08) 9444 4002, www.quattrohomes.com.au

16 The Builders Choice Magazine – June 2013


Zorzi South for winning no fewer than five awards at the 2013 Master Builders Awards for its stunning residence, the Quindalup (See article on page 60). The home, which features custom manufactured gutters, customised stained floors, internal doors, cabinetry and skirtings, also snared four other Master Builders gongs for Construction Excellence * Excellence in floor and wall tiling * Excellence in cabinetmaking * Best appointed kitchen * Best appointed bathroom A feature of this state-of-the-art resort-style single-storey residence is a 9m-long koi pond in a central courtyard, while a central operating system provides for complete control over electronic systems including entertainment, security, air conditioning and lighting. Since its inception in 2006, Zorzi South has become renowned for building homes of the highest quality and this home, which fuses modern contemporary edginess with classic refinement, is testament to the highest standard of construction synonymous with the Zorzi name. Zorzi South: (08) 9756 7669, www.zorzisouth.co.au

Brian Burke Homes for a beautiful Watermans Bay home, which picked up six MBA awards including: Top WA Home (overall winner, will be representing WA in the national Master Builders Awards later this year); Excellence in Plastering; Excellence in Floor and Tiling; Excellence in Ceilings; Excellence in Painting; Winner Contract Homes Over $3,000,000. Brian Burke Homes (08) 9387 7333, www.brianburkehomes.com.au

The Builders Choice Magazine – June 2013 17


PROFILE

up close + personal with

ronald chan CHIEF OPERATIONS OFFICER, FINBAR // interviewed by rocky amatulli

Finbar is a recognised name in WA. Can you tell us what it does? Finbar Group Limited is a public listed company on the Australian Stock Exchange. The company was formed in 1984, and listed in 1995. We undertake developments within Western Australia - mainly in large scale residential apartment projects comprising medium to high density. The company either carries out these developments in its own right, or under joint venture arrangements where it holds anywhere between 50% stake and upwards. Finbar has completed in total over 3,200 apartments across 49 developments worth in excess of $1.8 billion since 1995 and has 7 current developments under construction comprising of 849 lots. Each and every development launch has successfully completed making Finbar Western Australia’s largest and most trusted apartment developer. Does Finbar only get involved in ‘residential’ projects? No, it doesn’t. Although our core business is in the development of residential apartments we have also retained and completed two commercial buildings, one of which is our Gateway development located just by the causeway in Victoria Park leased to Monadelphous and the other a mixed-used building called Fairlanes in East Perth which is where our head office is located. As well as focusing on developments within the Perth metropolitan area, we are currently developing apartments in the north-west of the state in particular Karratha and Port Hedland. What role do you carry out at Finbar? I am the company’s Chief Operations Officer. We run a relatively small office (of 16) and we outsource all of the specialist services that we require, with all decisions relating to acquisitions and operations made by our board and its management. My role is to ensure each and every project is successful in that it is launched, marketed, sold, constructed and all sales settled. In essence, I need to be across every facet of what Finbar does. I have to say 18 The Builders Choice Magazine – June 2013

that I thoroughly enjoy every aspect of the development process from start to finish.

Where do you draw some of your main inspirations from? I am inspired by each and every person that is involved in the development from our architect, builder, selling agents and consultants. We are successful because we all have one common goal and that is to ensure that each development is successfully completed from start to finish. What do you feel makes your approach unique? The above question ties in closely to this question and that is everyone involved in our development and because of that we don’t hold back based on market conditions, we understand the market and we have the ability to deliver. You see small developers or one-off developers come and go when the market slows or when the market picks up but Finbar continues to push on regardless launching developments even in a tough market giving confidence and reliability in our brand to buyers looking to purchase and invest in a Finbar development and because of that we see 5 – 10% of past purchasers continue to invest with us. Finbar seems very successful, but does it ever experience any significant challenges? Apartment living is still relatively new in Perth when compared to other larger cities around the world and we’ve come a long way, if you look back just 8 years ago within East Perth alone how times have changes where land that once were warehouses and car yards are now replaced by apartments mostly developed by Finbar where approximately over 4,000 people calls home. Perth residents still have the suburban dream of a standard home ownership. We are seeing a dramatic change in market acceptance towards apartment lifestyle, and with strong population growth and as the city continues to expand we will see a growing trend of people looking at the benefits of either owning


THE BUILDERS CHOICE SURÀOH CU RR CO ENT S TS CO FO NS T R A RU C LL S TA T I O N TES

I am inspired by each and every person that is involved in the development...We are successful because we all have one common goal and that is to ensure that each development is successfully completed from start to finish.

an apartment as an investment or having the city right at your doorstep as well as enjoying the resort-style facilities such as swimming pools, gymnasium, saunas and games room which our developments provide.

Are there any other exciting projects that Finbar is working on at the moment? Finbar is always on the lookout for good development sites and we currently have 8 future developments in the pipeline. These include the 2nd and 3rd Stage of the remaining Symphony City development along Terrace Road which was once home to the ABC studios, we also have sites in Port Hedland, Dianella, Subiaco, Lord Street in Perth and our recently acquired site on Murray Street in West Perth which in total will amount to well over 1,200 lots. What would you like to be remembered for? I am confident that Finbar will be remembered for the large contribution of inner-city developments to-date and will be recognised as a household name for being one of the pioneering companies that spearheaded the residential apartment growth in our city. In fact just recently Lisa Scaffidi (The Right Honourable Lord Mayor of the City of Perth) presented our Executive Chairman, John Chan with a plaque for recognition from the City of Perth for significant contribution to the city for almost two decades. What do you enjoy doing when you’re not working? I enjoy cycling and the company of people who share the same passion. I get on my bike bright and early in the mornings about four times a week and try to do approximately 300km a week; it’s an excellent way to keep the mind and body healthy as well as meeting new people and enjoying the social coffee catch-up after each ride. BC

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up close + personal with

troy felt DIRECTOR, BUILTON GROUP PTY LTD // interviewed by rocky amatulli

Commercial, and Investwise. Each has a specific purpose and distinct market, ranging from upmarket single residential (Platinum) to midrange single residential (Aspireon), through to land development and house/land packages (Projects) and mixed use apartment complexes (Commercial) and finally property investment portfolios (Investwise). As a result of our diversification in property, we employ project managers, architects, financial advisers, town planners and accountants.

When did you know that you wanted to become a builder? When I was a kid – around 8 or 9 years of age – I realised that I would be a builder. I was always designing and loved it, so I’d planned to become an architect, but on the advice of a builder I knew, I decided to learn a trade. I became a carpenter/joiner and later studied to get my registration. What happened from there? How did you ultimately end up with your own company? I worked for other builders (after completing my apprenticeship) as a leading hand then shortly afterwards ended up supervising for many years. I soon began doing my own development which was a 3-unit site in my own time and after hours. This proved to be satisfying, but became very challenging for two reasons. Firstly, I wanted to make sure that I gave my best at my place of employment – both to my employer and to their clients whose homes I was supervising. Secondly, I also wanted to ensure that the developments that I did were completed to the highest standard I could achieve. Eventually, I had to make a decision, and opted to start my own business in 1999 when I gained my registration as a builder. Some 4-5 years later, I created my own brand - Builton. I am aware that Builton isn’t simply a single dwelling residential builder. Can you elaborate on what your company does? You are correct. Builton Group consists of a number of divisions. They are Platinum Homes, Aspireon Homes, Builton Projects, Builton 20 The Builders Choice Magazine – June 2013

Does that mean that you are no longer ‘hands on’ as your business has grown? No, not at all! In fact the buck stops with me and if there is a problem, I prefer to know about it and help resolve it. I also maintain my absolute access to all of my team. I am still as passionate and proud (if not moreso than when I started this business) of how we help our clients and one of my personal mantras is that we ‘build with you’. The only way I can deliver on that fully is if I am committed to what we do as a company fully – which I am. There’s actually one site tradesperson who calls me every week to give me a personal update on what he’s done for that week – not because I ask him to or because he has to – but because he takes pride in the work he does for our clients. That’s what I call commitment and passion, and I am fortunate enough to attract people like that to Builton. How has your role changed since starting Builton? We have just appointed a general manager to the construction team. This is as a result of growth, but will also allow further expansion and growth for the company. My role mainly centres on property acquisition, business development, capital raising and marketing so that we can expand our project division. We also aim to increase our investor base so that we can undertake larger and more significant projects. So what core values are underlying in your business? Our motto is ‘Building a better world’, and we apply that literally. For example we are currently involved in a 58-lot subdivision in Helena Valley, and we prefer to not only develop the land, but build houses with different facades on the lots we create, and develop parkland and community facilities. This way we can ensure quality homes which provides a good investment to the purchasers, situated in a safe and pleasant environment. We want to create estates, not just suburbs. We are not interested in simply ‘carving up land, selling it off, and moving on!’ We also adopt a ‘partnership’ attitude with all our clients. We want mutual success – success for their project, and success for our team


THE BUILDERS CHOICE SURÀOH

I love what I do, but equally love my family – so a balance in life is important for me. I hope that Builton continues to develop product that is admired by our peers.

and company. I make each division accountable for its deliverables and this ensures a happy client. A happy client ensures we keep busy, are profitable, and are justly rewarded for our efforts in helping them achieve their dreams or goals. I believe that with integrity and honesty in what we do, everyone can win. I think that the ultimate proof of this is that many of our clients come back to Builton time and time again to either build or invest with us.

What do you see as challenges to your business when you look ahead? The challenges to ours (and other businesses) are twofold. One is the market, which is still not buoyant, and slightly volatile. The other is funding, or moreso the lack of availability of it. This second one can stifle business growth even if the demand is there in a strong market. It is for that reason that we now seek to develop our own finance sourcing through capital raisings via our investor base. Given these (and other challenges which may arise), what strategy or methods do you adopt or apply to counter them? I learnt during the GFC that flexibility is a key element in business survival. The ability to adapt served me well in the early days of this business, and it is a valuable lesson that I won’t forget. When the luxury home market fell, we launched Aspireon and were able to build homes for many new clients in a different market. When land was in short supply, we developed our own. When finance is tight, we seek out other sources. Never forget how quickly things can change. Adapting requires an understanding of conditions and trends, so we spend time understanding the changing market and conditions. We identify the important factors and influences, and make the necessary changes that are required here. There is also a great deal to be acknowledged in having the right people around me to assist in that analysis and decision making!

I get the impression that nothing is too challenging for you, and that you value your (Builton’s) individuality. Absolutely! I share my thoughts with our design team, but respect them as creative and talented individuals. I value their ability to create unique designs but within the constraints of client budget and buildability. Our clients seem to respond well to that, and I have to say that I still enjoy getting involved in design discussions. At the same time, we strive to be unique in all other facets of our operation, and again I state my gratitude to the many professionals here who all combine their individual talents to the benefit of our clients. We want to stay ahead of the industry in every regard, and I think we are achieving that. Once we even had another (competitor) builder climb up on our one of our roofs to see how we had constructed it! I take that as a compliment. So you have any other projects you care to share with us? Yes, we are currently working on a 46- lot subdivision in Canning Vale, and we have almost completely sold out of our West End apartment development in Yokine, with construction commencing in May. We are also starting marketing of 27 apartments in Maylands in the next month or so. And what final thoughts would you like to share with the readers? I love what I do, but equally love my family – so a balance in life is important for me. I hope that Builton continues to develop product that is admired by our peers. Ultimately, I would like to be remembered as a person who has good business ethics and values his greatest asset – his staff! This would give me the great satisfaction. I also have a great respect for our clients and love the saying ‘a client for life’. BC

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The Builders Choice Magazine – June 2013 21


up close + personal with

PROFILE

cam wilkie

MANAGING DIRECTOR & DESIGNER, CAMBUILD // interviewed by rocky amatulli

What inspired you to become a builder? A carpenter by trade, I had several clients ask me to take on bigger, more complex work that required a Builders Ticket. Becoming a builder was something I had always wanted to do, so I guess it was a natural progression to start a building company. My father was also a carpenter and award winning builder, so perhaps it’s in the blood? Could you share a brief history of your own business? My (now) wife, Kelli, and I established Cambuild in 1997 and it grew consistently through word-of-mouth and client referrals. Not long after, we secured premises in Osborne Park, after running our carpentry business from home. The larger premises allowed us to set up a workshop, employ more staff and provide some separation between work and our home life. We work very well together and Kelli’s qualifications in Public Relations and Marketing, and management experience, meant she could look after the office while I focussed on building and construction. Now, we have a fantastic team of professionals working alongside us to ensure we continue to deliver homes that exceed our customers’ expectations. We specialise in custom homes, taking on a limited number per year which means we can ensure our workmanship and attention to detail are consistent and without compromise. You have operated your own Cambuild for many years now. What is your philosophy and approach? We have always prided ourselves on developing a strong relationship with our clients as we work with them to deliver their dream home. Each of our homes is unique and built with our clients’ needs, wants and desires in mind. We sit down with each client and have an open discussion about their family goals and lifestyle to ensure their home fulfils their requirements. Do you feel that Cambuild is unique in any way? Since 1997, our business has grown through referrals from delighted clients. It is not uncommon to see several Cambuild homes evolving in the same street. I personally oversee every project, ensuring my hand-picked team of craftsmen maintains the highest quality workmanship – a quality that defines a 22 The Builders Choice Magazine – June 2013

Cambuild residence throughout the entire home. At Cambuild, we only ever take on eight custom-built homes per year, so we can give our clients the time and attention their dream home deserves. We also have our own in-house design team which is not common for a boutique custom home builder of our size.

Can you tell us a little about your clients and projects? Most of our homes are in Perth’s western suburbs such as City Beach, Nedlands, Claremont and Dalkeith, although we do sometimes have projects in Mount Lawley and other inner-city suburbs. Some clients come to us with their own plans; others ask us to design their home for them or recommend an architect appropriate to their style and personality. Typically, our new homes are in the range of one to three million dollars and our renovations start at one million dollars. What role or roles do you play at Cambuild? I am involved throughout all stages of each project – from meeting clients following an enquiry to supervising and overseeing construction of their home, and eventually through to handover. This means that I get to know our clients very well, so often by the end of construction we have formed a strong relationship and a lasting friendship has developed. Do you have a personal preference for renovating, or building new homes? As a company, we choose to do both, and so this means that we strive to do both well! This would not be possible if we didn’t love what we do. I can say that I enjoy the challenges of both, but if pushed to choose, the excitement of starting with a blank canvas is my personal preference. Where do you draw some of your main inspirations from? I would have to say that I find my inspirations are instinctive. I generally get a feel for what works or is best for a client. Perhaps that just comes from many years of experience. Having said that, I really do get to know our clients’ goals, lifestyle and requirements from our initial meetings to ensure Cambuild delivers their dream home.


THE BUILDERS CHOICE SURÀOH

I would have to say that I find my inspirations are instinctive. I generally get a feel for what works or is best for a client. Perhaps that just comes from many years of experience.

What were some of the main challenges on projects? I hate to say it, but it’s bureaucracy. I understand the importance of the roles that local authorities play, however the home building approvals process is becoming more cumbersome and long winded each year. Unnecessary delays are more than just frustrating; they cost builders and their clients from a financial point of view too. As we all know, renting in Perth isn’t cheap so these delays really start to add up for our clients. From a builders perspective they have a direct effect on our turnover and ability to complete the project on time. Given that these delays are a real part of building, how do you overcome them? We take a proactive and collaborative approach. We work with authorities to ensure a positive result for our clients. And we also keep our clients informed so that there are no nasty surprises or false expectations. What are some of your favourite materials used on your projects? As a former carpenter, I still have a love for timber. It is such a practical and versatile material for building, but can also be used as a feature. I also love travertine, granite, marble and double glazing (which is sensible given our summer heat). I prefer a timeless approach to selections of materials, and I am a strong advocate for low maintenance finishes with modern conveniences ensuring the home is in harmony with its surroundings and locality, but offers its inhabitants the ultimate in comfort. How has your industry changed since you first started? In a word, considerably! Nowadays, I find that there is definitely more ‘red tape’ which I referred to earlier. The other thing that has revolutionised our industry is technology. For example, the internet now offers unlimited information to clients. Whilst this choice can be a good thing, sometimes the internet can present things in a way that is not accurate or truthful. One positive outcome of this technology is that clients are better informed, and so delivery and quality has improved. Better informed clients and

a more sophisticated market have also increased the complexity of projects – due to the increased expectations of those clients. Roughly half of our homes now have lifts!

What have you learnt from your experiences and time in the building industry? Interestingly enough, the main lessons are not about building, materials, technology or process. They are about something much more fundamental – communication. For me, communication is key. Frequent communication that is direct, straight, clear and concise can make everything run more smoothly which makes the whole process more enjoyable. I have a philosophy that I abide by religiously; it is “Do it once and do it well!” That said, sometimes if things go wrong, then it is all about the follow-through. We always ensure that we fix any issues immediately and don’t let them fester. I have been known to pull up an entire floor and have it re-laid because it wasn’t up to scratch. What are the main challenges for your industry in the future? At the risk of seeming repetitive, I would have to say that any government or market issues – bureaucracy, housing, affordability, finance, red tape, etc. The GFC has also had a massive impact on our industry as a result of a general lack of confidence in the market and tightening up on bank loans. What do you enjoy doing when you’re not working? I am glad to say that I have an equally active life outside of what is an active business. I love spending time with my family, and get out cycling when I can. I also believe in giving back to the community, so I am involved in various programmes and events. What would you like to be remembered for? As a person who defines a boutique approach to home building, I would like to think that I have a reputation within the industry for integrity and that I carry an enviable work ethic. Ultimately, for me it’s about having that integrity - doing the right thing and being honest. BC

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The Builders Choice Magazine – June 2013 23


up close + personal with

PROFILE

mike enslin

MANAGING DIRECTOR, PSAROS PROPERTY GROUP // interviewed by rocky amatulli

Can you explain a little about what Psaros Property Group does in WA? Psaros is a builder / developer with in-house sales capabilities. The building arm is the dedicated builder for all our developments and will also build for third parties – typically where we have a relationship with the client. The building division is headed up by our director of construction but ultimately overseen by myself and our CEO, Danny Psaros. This allows me to focus on the development pipeline in conjunction with Danny which successful outcomes ultimately feed the building division. We also have a dedicated sales team operating under its own legal entity and an in-house marketing team to support the sales process. Our business model is predominantly built around selling apartments (off the plan) to a mixture of owner-occupiers as well as investors. We will also do commercial developments where we can source pre-commitments from tenants or future owners. Do things always run smoothly on these types of projects? The planning process is out of our hands and is drawn out - it can be a cause of significant delays and potentially jeopardise the financial viability of the projects. Taking a proactive stance with the planning process and authorities saves us time but does not necessarily guarantee the outcome. Some legislative changes have assisted the process, an example being the introduction of Development Assessment Panels (DAPs). Contrary to some press reports, DAPs are not set up to confront the wishes of the councils or their electorate, but instead to implement policy on a pragmatic basis. In fact, we have several examples of councils working in conjunction with DAPs to achieve optimal outcomes for the relevant jurisdiction and the developer. What is your feeling on building and developing whilst minimising environmental impact? We have many points of difference in our developments which we believe sets us well ahead of our competition - everything from the architectural integrity of our buildings, the quality of 24 The Builders Choice Magazine – June 2013

the product and in particular our sustainability initiatives. As a company, we have embraced environmentally sustainable designs (ESD’s) in our buildings and are spending significant sums of money to achieve our environmental outcomes. All green initiatives are designed by our ESD engineers and improvements benchmarked against standard construction. While this initiative is an additional investment, we believe strongly in the environment and believe our approach is unique in the market place. To help deliver on our commitment, we have recently appointed an in-house Head of Sustainability.

Are there particular environmentally positive initiatives which you’d like to share? The inclusion of the green initiatives I mentioned above is certainly innovative in the strata apartment market. This is not a token attempt at ‘greening the building’. This is a considered approach involving detailed analysis to deliver an optimal environmental outcome. We are very proud of these initiatives. As only one example, almost all our apartments now come with sustainable bamboo flooring as standard - which together with our high ceiling space also gives a fantastic feel to the apartments on entry. How has your industry changed since you first started with the company? I think the purchasers of our products have become more sophisticated and understand the product and pricing a lot better than they did say five years ago. This is a good thing in my view and keeps developers focussed on the client and will disadvantage less professional or amatuer developers. Sentiment in the market place is the biggest factor influencing sales which ultimately affects our whole business model. We have seen construction rates remain consistent over the last few years but this could quickly change. What are the market and project outlook like for you? We have a very exciting pipeline as well as three projects we


THE BUILDERS CHOICE SURÀOH

We have many points of difference in our developments which we believe sets us well ahead of our competition - everything from the architectural integrity of our buildings, the quality of the product and in particular our sustainability initiatives.

have either just started building or will commence on the next few months. We intend to be on site with another six developments over the next 8 to 10 months from Churchlands, Subiaco, Leederville, Perth and Rivervale.

How did you come to be a director at Psaros? My career started in South Africa after qualifying as a chartered accountant with KPMG. I have worked in South Africa, Zimbabwe, London and now Perth in a diverse range of industries. As an accountant, I have experienced different industries over the years with the common theme being my capability in financial management and business operations. On immigrating to Australia seven years ago, I met my now business partner who operated in the industry and was looking for someone with my skill set. The rest is, as they say, history. What are you responsible for in your role? As the managing director, I am responsible for the efficient and effective running of all aspects of the company. In reality, this involves me working very closely with Danny as CEO in managing the business and mitigating the risk cycle of our business model. We have three divisions being the construction, development and sales and marketing, each with their unique characteristics. Having come from an accounting background, what simple lessons can you bring to the property development market? Firstly, providing quality product at affordable rates, and secondly never to count your profit until the last apartment settles and the last invoice paid! What do you enjoy doing when you’re not working? I have a young family so the majority of spare time is spent with them. We try and get away a few times a year which fulfils our enjoyment of travel. BC

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www.premiumhire.com.au The Builders Choice Magazine – June 2013 25


up close + personal with

PROFILE

neil salvia

OWNER, NSBD (NEIL SALVIA BUILDING DESIGNS) // interviewed by rocky amatulli

Can we get some history on your company? I began working with my father on building sites when I was young. I had a keen interest in construction and from those early days I knew that I had a desire to become a building designer. I just pursued my heart’s desire. In 2007 after 12 years of being in the project home industry and right through to working with boutique building companies I decided to start Neil Salvia Building Designs. It was at a time when the housing industry was in a boom so I chose that time to venture out and start my own design practice. My business gets involved in everything from new homes to unit developments, and right through to renovations and small commercial developments. As your business has grown, how has your involvement and role changed? As I am a sole operator I still need to take care of every aspect of the business - accounts, administration, design, drafting, client liaison, liaising with consultants. This keeps me very busy, but also very motivated and satisfied! To expand on that diversity of projects I get involved with, we currently have two new display homes in Karratha, a large second storey renovation in Mt Lawley, a large single storey home in Dianella and I have recently completed designing a set of five units in Balga and seven units in Morley. For me, each design project is as enjoyable as the next. I love designing different types of developments and this always keeps my brain active. Where do you draw some of your main inspirations from as a designer? Believe it or not – magazines and books. I believe that all designers should ‘flick’ through books and magazines before they start designing, because it’s great to see what other designers have done and from that try and create something unique. My objective is to provide innovative design taking into consideration energy efficiency, sustainability and cost. Liaising with land surveyors, structural engineers and interior designers, I always strive to provide my clients with a high standard of documentation.

26 The Builders Choice Magazine – June 2013

Is designing always straightforward? No, not always. The size and shape of blocks can sometimes make designing for unit developments quite difficult. Also the topography of the land where the block is located, whether it has considerable slope, and the orientation of north can influence design and sometimes make designing more challenging. Bridging the gap between the ‘wants’ and ‘needs’ of the client is another factor – not to mention their budget. Then there’s knowing and dealing with what is allowed by various governing bodies. The other challenges are not directly related to design or sites – they are more about issues that client’s face. Making banks, valuers and real estate companies realise that building quality new homes is getting more expensive each day and that the retail market prices should be reflecting that. How do you provide your clients solutions to these types of situations and issues? Within sloping sites in normal suburbs, we average the ‘cut and fill’ and add retaining walls. However, sloping blocks are more common in the hills where we are also faced with rock outcrops and the like. We often end up having to design a home on stumps or funny shaped blocks which just take a lot of time – particularly when designing a subdivision for units. There are a lot of ‘R Code’ requirements we need to adhere to. Again, it’s about being informed and applying those rules, whilst still being creative for our clients. I think that all this experience is what makes our work unique. After designing so many developments and houses, you tend to create a style for yourself – which I think I have done. Do you have any preferred materials that you like to work with? I don’t have any in particular, as our industry is always developing new and exciting ones. I do however put effort into keeping up with new products so as to be able to create more diverse architecture for my clients. But then again, practical design in the real world is also about what the client likes and can afford…


THE BUILDERS CHOICE SURÀOH

I believe that all designers should ‘flick’ through books and magazines before they start designing, because it’s great to see what other designers have done and from that try and create something unique.

Are there any insights that you would like to share with our readers? As building designers, we should not be advising our clients on how much their project will cost as we are not estimators. I believe that our role as designers is to design – to be creative. That’s why they (clients) come to us in the first place. If they could master that creative process they would probably just do it themselves. I once made the mistake of advising a client that their renovation would cost ‘x’ dollars and the cost came in at ‘Y’ dollars and they were bitterly disappointed so I now advise all my clients to have their development priced by an expert in that field - an estimator. That way the client gets the best of both worlds – practical but innovative design, with accurate and meaningful costings. How has the design process changed over the years? Well, when I first started I was using Rotring ink pens and scalpel blades to scratch out lines and change drawings, and an Acudraft to workout angles and bearings on a site plan. Now with computers we can create 3D models and it goes even further with the advent of technology such as BIM Software. I sometimes wonder what will change next… What would you like to be remembered for? I think like any designer, I’d like recognition for having done some good work for my clients. Ultimately, I think that our clients are our most important judge. Is there anything that helps you unwind outside of your work? I have two beautiful sons - Alessio (5) and Massimo (4) and a beautiful wife Donna. We try and get away to the family farm as much as we can so the kids can enjoy the wide open spaces, the tractors, motorbikes, and fresh air. And I love just doing the real father-and-son stuff. Then of course there’s fishing when I’m not too busy and can find the time. BC The Builders Choice Magazine – June 2013 27


COVER STORY

Engineering the North West

// words pritchard francis // images vicky biorac – b visual media

TH

E

TE

AM

28 The Builders Choice Magazine – June 2013

Pritchard Francis is one of Perth’s leading civil and structural engineering consultancies undertaking projects throughout Western Australia. Over the last few years, Pritchard Francis’ presence in the Kimberley Region has increased significantly, primarily as a result of opening a regional office in Broome in 2011. With a permanent office in Perth and Broome, Pritchard Francis is able to effectively service projects and clients throughout all parts of Western Australia. Pritchard Francis has, in recent times, completed over $400 million worth of projects in the Kimberley, $300 million in the Pilbara and another $150 million in the Gascoyne. Two of the more notable projects carried out in the North West region were the East Kimberley Development Project (EKDP) in Kununurra and the Indian Ocean Suites development in Port Hedland. The EKDP was launched in 2009 by the Prime Minister, Kevin Rudd and the WA Premier, Colin Barnett, as part of the National Partnership Agreement between Commonwealth and Western Australian State


Above: Indian Ocean Suites; Right: Aerial View of Indian Ocean Suites

Governments. The project was initiated in an effort to upgrade the Kununurra region to cope with the increase in population generated by the Ord River Expansion project. The project team consisted of Bateman Architects, Pritchard Francis for the civil and structural engineering and John Holland Group as the contractor working for Department of Finance, Building Management Works. The EKDP comprised a suite of projects including Kununurra TAFE upgrade, District High School, Ochre Health Centre, Short Term Patient Accommodation and Community Meeting Place with a combined construction value of $90 million. Pritchard Francis was responsible for the civil and structural engineering components for these projects. Working in Kununurra proved to be challenging due to the varied ground conditions. Soil varied from clay, rock, to pindan sands, all within one site, requiring creative engineering solutions to ensure the design would suit all conditions and

The Builders Choice Magazine – June 2013 29


THE BUILDERS CHOICE FRYHUVWRU\

Kununurra District High School

remain economical. The high perennial water table in Kununurra resulted in difficulties during the earthworks phase of construction. Pritchard Francis worked closely with John Holland Group to ensure compaction was achieved. Kununurra is in a tropical monsoonal region resulting in high intensity rainfall events. This required careful consideration of stormwater drainage throughout the sites. Flow paths were created with gentle depressions to allow for controlled flow rates, minimising potential scouring. Building pads were required to be located at 500mm above the 100-year storm event to protect them. In addition to the high intensity rainfall events, Kununurra experiences high temperatures and high humidity resulting in condensation within the building envelope, particularly in conditioned spaces. Vapour barriers and interstitial ceilings (air pockets) were incorporated into some of these buildings to increase insulation characteristics and to reduce the risk of condensation. Whilst these interstitial ceilings are primarily an architectural and

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30 The Builders Choice Magazine – June 2013

mechanical element, it was necessary to integrate solutions into the structural design to ensure constructability and operability. Unlike other regional areas in the North West, Kununurra is located in a non-cyclonic area. Whilst the same principals for designing in cyclonic regions were applied, strength and serviceability requirements were significantly less due to reduced loading conditions that resulted in lighter and thinner building profiles. Roofs comprised of steel rafters with lapped continuous purlins to ensure the lightest and most efficient design. The concrete design consisted of a monolithic slab design with a termite barrier system to minimise risks associated with subterranean termites. The final result for the 15 individual structures within the EKDP, and the relocation of four existing transportable buildings, resulted in developing documentation of 92 A1 structural drawings. Another notable project in the North West involving Pritchard Francis was The Indian Ocean Suites. The development comprised of seven apartment buildings built over a 4,000m2 basement carpark.


THE BUILDERS CHOICE FRYHUVWRU\

The EKDP comprised a suite of projects including Kununurra TAFE upgrade, District High School, Ochre Health Centre, Short Term Patient Accommodation and Community Meeting Place with a combined construction value of $90 million.

Pritchard Francis provided the civil and structural engineering design services for this multi-storey development located in Pretty Pool, Port Hedland which resides within a severe cyclonic region. One of the unique environmental issues with this project related to the migration of the local flatback turtles. Building heights were restricted to avoid lights at the top of the building being visible over the nearby sand dunes. Any visible light at night disrupts the migration patterns of the turtles. To keep the building heights within these restrictions, alternative solutions to reduce the structural depth of floor slabs were considered at all levels of the buildings. The podium deck over the basement measured 95m by 38m which meant that the deck would collect a substantial amount of rainfall during a significant rain event. Being one of the largest underground carparks in the region, drainage of the podium deck was an important consideration. To assist drainage, the podium deck was graded with a 1% fall about a central ridge to grade stormwater to the property boundaries. Combined with a waterproofing and drainage layer, which was protected by a geofabric membrane, disabled access requirements were maintained. The podium level was designed to transfer loads from the apartment buildings above, and carry landscaping loads which consisted of soil up to 1.2m deep. The 1% falls resulted in a variable step in the slab around the perimeter of the apartments. To resolve this issue, the soffit of the slab was stepped up locally at the apartment locations. This not only supplied a level, flat slab for the apartment floors, but also provided a void under the apartments for services. This arrangement allowed for a significant reduction in building height, critical to avoid disrupting the turtle migrations. Cyclonic winds governed much of the building design, with wind speeds in excess of 340km/h designed for at roof level. Precast concrete shear walls were used to resist the majority of the wind loads. Precast elements were selected specifically for the site location as it reduced the cyclonic impact requirements and construction time on-site. Any reduction in construction time and site labour resulted in significant cost savings due to the cost of labour and accommodation in Port Hedland.

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The Builders Choice Magazine – June 2013 31


THE BUILDERS CHOICE FRYHUVWRU\

ABOVE: Kununurra District High School Library; LEFT: Kununurra Ochre Health Centre

Port Hedland can also present difficult ground conditions.

Due to the number of suspended slabs, it was important to determine the most efficient structural solution. Pritchard Francis reviewed several design options including in-situ, post-tensioned and a Bubbledeck solution. Bubbledeck, a two-way semi-precast proprietary void former system, was chosen as the optimal solution as the precast nature of the system represented a cost and a time saving benefit over in-situ concrete. Port Hedland can also present difficult ground conditions. The geotechnical investigation for the site located a soft clay layer above the limestone in the south-east portion of the site. Pritchard Francis worked closely with piling contractors and the geotechnical consultants to investigate the use of jet grouting and controlled modulus columns to improve the ground conditions, as well as the use of piled foundations. Through this consultation, the areas of concern were isolated and the local ground design conditions refined. Staging of the design bearing pressures reduced the differential settlement to acceptable limits which allowed for the use of spread foundations. Avoiding the mobilisation of drilling rigs for conventional piling or ground improvement techniques resulted in a saving of over $300,000. The innovative nature of the project combined with its regional location, necessitated good coordination between the contractor

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32 The Builders Choice Magazine – June 2013

(Jaxon), the architect (Doepel Marsh) and Pritchard Francis to ensure that an efficient and high quality product was achieved. This was managed successfully throughout the project and has produced one of the largest apartment developments with a podium deck in Port Hedland and is a significant achievement for all involved. Pritchard Francis continues to grow its profile in regional Western Australia, particularly in the North West. Projects in the North West provide challenging situations which require unique designs and innovative solutions applied to them. The Pritchard Francis office in Broome has grown from a single staff member in 2011 to currently having seven staff permanently based in Broome. The local knowledge and experience of these staff is backed up by the resources and capabilities of one of Perth’s leading civil and structural engineering consultancies and enables Pritchard Francis to service projects and clients throughout all parts of Western Australia. BC Pritchard Francis: (08) 9382 5111, www.pfeng.com.au Bateman Architects: (08) 9382 8220 Doepel Marsh Architects: (08) 9388 2281, www.doepelmarsh.com.au John Holland Group: (08) 9482 2700, www.johnholland.com.au Jaxon: (08) 9368 9999, www.jaxon.net.au


215 Adelaide Street, Brisbane

KEY BUILDING STATISTICS: Energy savings kWh: ~3,000,000kWh pa or 35% Energy savings kWh: ~5,000,000kWh pa or 46% Carbon Emissions reductions: ~4,500,000kgCO2(e) pa or 46% Operational cost saving: ~$460,000 pa (and increasing with every electricity price increase) Peak Demand reduction: ~1.223MW or 46% NABERS Energy Ratings: 5 Star Energy NABERS Water Ratings: 4.5 Star Water

was announced winner of the Thinc Award for Best Sustainable Development – Existing Buildings at the 2013 National Property Council of Australia Awards. Held in Sydney on the 18th May, the awards celebrated innovation and leading practice within Australia’s property development and investment industries. 215 Adelaide Street was among 107 finalists across 16 categories nationwide. Vying for the best Sustainable Development – Existing Buildings with three other significant sustainable developments, the strong competition demonstrated the importance of achieving high results in the improvement of sustainability credentials within an existing building. Located in the heart of the CBD, 215 Adelaide Street has been a prominent commercial tower gracing Brisbane’s landscape for 30 years. In 2008 Norman Disney & Young recommended a plan to improve tenant services and slash energy consumption; a plan that would lift the energy rating from 2.5 to 4.5 Stars. Following a comprehensive $5.4 million building services upgrade, this target was achieved in December 2011 on time, under budget and without disruption to tenant business. In December 2012 the building achieved a 5 Star NABERS Energy Rating and its first 4.5 Star NABERS Water Rating. NDY director Andrew Gentner is proud of the recognition at a national level and of the work undertaken by the NDY Environmental team. “NDY has been intimately involved with this project for over five years through project inception, design, construction and finally fine tuning,” says Andrew. “It was a pleasure to collaborate with such a gifted design team and this result is testament to the team’s input and innovation.” NDY would like to acknowledge in particular facilities managers Jones Lang Lasalle, building owners past and present, John Outhwaite & Associates, the managing contractor Built and the subcontractors for being part of the building’s refurbishment journey. BC About Norman Disney & Young Norman Disney & Young (NDY) is a leading firm of consulting engineers with a global presence. With offices in Australia, the United Kingdom, New Zealand, Dubai, and Malaysia, NDY is able to deliver innovative and sustainable solutions for a diverse group of clients. Established in 1959, NDY remains a private company employing over 600 people servicing key markets in buildings, health, mission critical, defence, industrial, transport and utilities. Norman Disney & Young: (03) 9862 6800, www.ndy.com

The Builders Choice Magazine – June 2013 33

INDUSTRY NEWS & VIEWS

Retrofit building wins Best Sustainable Development


INDUSTRY NEWS & VIEWS

New WA department for communities a welcome step Friday 12 April 2013: The Green Building Council of Australia (GBCA) welcomes the West Australian Government’s decision to establish a Department of Local Government and Communities. West Australian Premier Colin Barnett announced changes to a range of government departments which he says will improve service delivery. Among those is the establishment of a new Department of Local Government and Communities. “We applaud the West Australian Government’s decision, which clearly prioritises the importance of communities in the state’s development and will help the government focus on long-term community-scale solutions,” says the GBCA’s Executive Director of Advocacy, Robin Mellon. “Landcorp sponsored the development of the Green Star – Communities rating tool, which was released in June 2012, and the West Australian Government now has access to a method of measurement that can help deliver more sustainable, productive, resilient and liveable communities. Green Star – Communities is an independent, national rating tool developed by the GBCA, which assesses projects against best practice benchmarks for liveability, prosperity, environmental sustainability, design excellence, governance and innovation. “Green Star – Communities recognises the importance of

economic prosperity, affordability, liveability, wellbeing and resilience alongside environmental issues. We look forward to working with the new Department and Minister to ensure that West Australian communities can be healthy, efficient and productive places to live, work and prosper,” Mr Mellon concludes. About the Green Building Council of Australia The Green Building Council of Australia (GBCA) is the nation’s authority on sustainable buildings and communities. The GBCA’s mission is to accelerate the transformation of Australia’s built environment into one that is healthy, liveable, productive, resilient and sustainable. The GBCA works with industry and government to encourage policies and programs that support its mission. The Council educates thousands of people each year on how to design and deliver sustainable outcomes for Australia’s buildings and communities. And it operates Australia’s only national, voluntary, holistic rating system for sustainable buildings and communities – Green Star. See: www.gbca.org.au

What do women want

from a career in construction? // words sheryle moon, chief executive – national association of women in construction

Encouraging flexibility, embracing diversity and investing in attraction. These are three simple steps that companies can take to increase the number of women in the construction workforce. Our recently released discussion paper, ‘What women want in a construction career’, reveals insights into the biggest challenges women face in securing and maintaining careers in the Australian construction industry. Currently, just 11.7 per cent of workers in our industry are female. This discussion paper highlights three key challenges - attraction, industry culture and retention - that we must address if we are to maximise the number of women in the construction workforce. Stereotypes and misperceptions about the construction industry continue to dissuade women from seeking construction careers. One of our key recommendations is for industry to invest in early attraction programs to catch young, talented women early in their careers. Another key challenge for the industry is to dismantle the cultural barriers to women’s participation - from inflexible

34 The Builders Choice Magazine – June 2013

workplaces through to lack of female role models. Organisations that encourage diversity, support mentoring programs and promote female-friendly networking opportunities will reap the benefits. The discussion paper also highlights the need to provide more flexible work environments. Organisations must be willing to support alternative role options and flexible career paths. The paper provides a range of recommendations that should act as a clarion call to our industry. With commitment and dedication, we will not only expand the career opportunities available to women in the construction sector, but also enable our industry to expand its skills base, drive innovation and secure Australia’s reputation as a world leader. Download our report from the NAWIC website: www.nawic.org.au


TRAINING & DEVELOPMENT

Building a pathway to careers in construction // words challenger tafe

A bright future for those aspiring to careers in the building industry seems assured, with construction of Challenger Institute of Technology’s new $28.6 million training facility in Rockingham progressing beyond the halfway stage. When it opens in 2014, the new building and construction training facility will meet Western Australia’s growing demand for skilled workers. The high-tech facility will help meet the strong demand for qualified tradespeople by providing pre-apprenticeship and apprenticeship training to more than 700 students in Perth’s southern metropolitan region. Challenger Institute CEO Liz Harris said the Building Technology Centre would enhance the excellent building and construction training already provided by the institute, which included flexible training delivery programs, trade skills assessments and recognition of prior learning. It would also see Challenger’s training workspace capacity increase by 28 per cent for building trades and 16 per cent for electrical trades. The building comprises three major components, namely; timber technology, including carpentry, joinery and machining; mortar trades, including plastering, bricklaying, tiling and wall and ceiling lining; and the utilities building that houses plumbing and gasfitting. As part of the project, existing training blocks at the Rockingham campus are being extensively refitted to ensure

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the best possible facilities are available for electrical and data communications training. This refurbishment is due for completion in September. Students will benefit from state-of-the-art workshops, specialised learning rooms for electrical trades, classrooms and computer-based training rooms. The centre also incorporates environmentally friendly features such as photovoltaic cells for power generation, rainwater harvesting and climate control. “The new training centre will meet an ongoing need for tradespeople for the construction work associated with the State’s resource sector projects,” Ms Harris said. Building contractor Esslemont Cockram is on, or ahead of, schedule in all areas of the development. Work on the facility was marked on July 25 2012 when then-Minister for Training and Workforce Development Murray Cowper performed the turning of the sod. The refurbishment of the existing B Block electrical trades block is due for completion in September and extensions to the existing F Block facility are now finished. The new building trades blocks (T, U and V) are at the stage where erection of structural steelwork and concrete tilt panels are complete, all the main workshop areas are roofed and construction of the steelwork for the outbuildings is nearly finished. Parts of buildings that incorporate brickwork are mostly completed and works on the main site services are continuing. The builder has begun attaching the cladding that will largely cover the façade of the building. This will continue for the next few months concurrently with internal fit-out of the T, U & V Blocks, due for final completion by January 2014.

PHOTO : Federal Minister for Resources and Energy and Small Business and Member for Brand, Gary Gray, visited the emerging Building Technology Centre, with Challenger’s director of building and construction, Mike Scally (right), and Australian Apprentice Access Program students Brendon Fern (left), of Waikiki, and Darren Amiss (2nd from left), of Parmelia.

The Builders Choice Magazine – June 2013 35


THE BUILDERS CHOICE WUDLQLQJ GHYHORSPHQW

An artist’s impression of the Rock Trades Building

Trades at Challenger include: $BSQFOUSZBOE+PJOFSZ #SJDLMBZJOHBOE#MPDLMBZJOH &MFDUSJDBM5SBEFT 8BMMBOE$FJMJOH-JOJOH 1MBTUFSJOH 1MVNCJOHBOE(BTöUUJOH -PDLTNJUIJOH Challenger director of building and construction, Mike Scally, said the construction campuses were staffed with positive-thinking and highly-motivated lecturers dedicated to t t t t t t t

36 The Builders Choice Magazine – June 2013

delivering a superior standard of industry-relevant training. “Our lecturers have substantial industry experience, a wide range of skills, and are qualified workplace trainers and assessors,” Mr Scally said. A recent Australian Quality Training Framework survey found that of more than 330 employers quizzed, 93% would, based on their own experiences, recommend Challenger Institute of Technology training to others. Mr Scally said a particular focus was placed on providing the foundation skills that enabled people to get a foothold on the career ladder.


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“The new training centre will meet an ongoing need for tradespeople for the construction work associated with the State’s resource sector projects.� LIZ HARRIS – Challenger Institute CEO

“Whether it is through our entry-level certificate II construction courses, programs and short courses tailored specifically to a company’s workforce needs or through courses targeting Aboriginal workers or the long-term unemployed, Challenger is perfectly positioned to equip people with the skills necessary to succeed in industry.� Federal Minister for Resources and Energy and Small Business and Member for Brand, Gary Gray, visited the emerging Building Technology Centre on 17 May and was full of praise for the development. “The fact is that the WA economy is the powerhouse of the Australian economy. To keep it growing we need to train more and more apprentices,� Minister Gray said. “This facility will provide pre-apprenticeship and apprenticeship training to more than 700 students each year, starting in February 2014. The new facility will have modern workshops, specialised computer training labs and learning rooms for electrical trades,� he said. “This fantastic new facility will help meet the growing demand for skilled workers in the building and construction industries and give local youth the skills to get good jobs,� he said. The Western Australian Department of Training and Workforce Development allocated a total $17 million in Australian Government Funding to Challenger for the establishment training centre. In addition to the funding provided by the Australian Government, the Government of Western Australia contributed $11.6 million towards the development. BC Challenger Tafe: (08) 9239 8200, www.challenger.wa.edu.au

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RESIDENTIAL

Top marks for UWA apartments // words keith mexsom

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38 The Builders Choice Magazine – June 2013

Since its establishment at Perth in 1911, The University of Western Australia (UWA) has become one of Australia’s premier universities, renowned for its groundbreaking research, academic staff and state-of-the-art teaching and research facilities. During the academic year, UWA caters for the scholastic and social needs of more than 22,000 students, including as many as 4500 international students from some 90 countries. As a result, there is strong demand from students for comfortable and convenient accommodation on or near the university campus. Indeed, for many students, a university’s living and recreational facilities are as important as modern lecture theatres, laboratories, libraries and sporting venues. Accordingly, in time for the start of the 2013 semester, UWA completed University Hall, a three-building complex of 514 studio and one-bedroom apartments. The self-contained and fully-furnished apartments and student facilities are conveniently situated amid the mix of heritage and contemporary buildings at its Crawley campus. The one-bedroom apartments come with a separate living and bedroom area, self-contained kitchen, generous study space and a private bathroom, while the studios have shared bathroom facilities. All rooms are supported by modern laundry facilities and round-the-clock security. A ‘Design and Build’ contract to construct the University Hall complex was awarded to Probuild in August 2011 and construction of the $68 million project started in November that year. Probuild was founded in Victoria in 1987 and commenced operations in Western Australia in 2006. The firm has since completed many building projects, including the multi-storey office and retail complexes


THE BUILDERS CHOICE UHVLGHQWLDO

at 140 William Street and Raine Square in the Perth CBD. (see The Builders Choice Magazine, December 2011) Probuild engaged the international design practice, Hassell, for the architectural, landscape and interior design of the University Hall project. With 14 studios in Australia, China, South East Asia and the United Kingdom, Hassell employs more than 900 people and has a track record spanning 70 years. The firm works globally across a diverse range of markets, combining expertise in architecture, interior design, landscape architecture and planning, with integrated sustainability and urban design capabilities. Other consultants engaged for the project included Robert Bird Group (civil and structural), AECOM (acoustic, electrical and hydraulic), and the MPM Group (mechanical). Probuild’s Design Manager, Simon Marrion, described University Hall as, “A major project comprising three buildings of one-bedroom and studio apartments and a new Principal’s house.” “The postgraduate block has 129 apartments over six levels; the two undergraduate buildings have 100 apartments over four levels and 285 apartments over five levels, respectively. Typically, the ground floors are common student-amenity spaces such as media rooms, games rooms and multi-purpose rooms. There is basement car parking below each block. “The new buildings are separate from the existing dining hall and accommodation buildings, known as Currie Hall, but careful linkages have been made to unite the old and new infrastructure with pedestrian circulation ‘axes’ central to a new landscape design,” said Simon.

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Indeed, delivering a high quality landscape, underpinned by UWA’s ‘University in a Park’ theme, was a priority for the student accommodation development. As described at the University’s website (www.uwa.edu.au), the landscaping is designed to create an environment that encourages a high quality student experience; one that provides for active and passive recreation spaces, encourages student interaction and strengthens connections to the Crawley Campus and other residential colleges. The new facilities of University Hall are certainly designed to encourage student interaction, with residents able to enjoy multiple

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common rooms; a fully-equipped games room with pool, ping pong and foosball tables; multi-purpose function rooms; media rooms with Foxtel television; computer rooms; landscaped courtyards and al fresco areas; and a cafe providing quality food and coffee. The University Hall design and landscaping also targets the principles of sustainability, universal accessibility and alternative transport options; providing improved access for people with a disability and better linkages to public transport services. The development includes 182 car parking bays as well as secure bicycle storage for up to 200 bicycles. Overall, more student accommodation on campus will help reduce the volume of vehicle

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www.alcomfabrications.com 40 The Builders Choice Magazine – June 2013


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traffic travelling to and from the University and its associated impacts. “From a sustainability point of view, every window of the complex is double-glazed and so excellent thermal performance is expected,” said Simon. “The common spaces and offices typically have a cassette air conditioning system and heat recovery units with an AC plant situated on the roof deck. However, each of the apartments has individual air conditioners and those with separate bedrooms also have a separate AC unit in the bedroom. These units have internal compressors so there is no external equipment. “Carpet tiles manufactured by Desso have been laid on all the accommodation floors and those of the common spaces while vitrified tiles have been used on the external colonnades and balconies, kitchens and bathroom pod floors. “The majority of the apartment bathrooms are prefabricated pods, having pre-tiled wall panels and floor tray with a one-piece ceiling. Such a bathroom can be assembled complete with lights, vanity and fixtures within an hour,” said Simon. “Speed of construction was a primary consideration because of the scale of the project and its short time frame. Probuild’s response was to use precast concrete walls and floor planks for the structural system. These could be manufactured off-site and erected quickly. This also defines the external materials, of white concrete and block work, which are self-finished for ease of maintenance. “Electrical and hydraulic services are cast into the floor slabs so most apartments have no need for a ceiling to conceal services.

“For ease of movement, there are two lifts in the larger building and each of the smaller blocks has one. The two smaller buildings also have two fire stairs and the largest has four,” said Simon. Russell Perkins was Probuild’s Construction Manager during the University Hall project and he emphasised the difficulties that were encountered while working within a tight time frame amid an active campus. “Obviously it was extremely difficult to work on an operational campus. We had to ensure that there was minimal disruption to the University and the safety of the public always had to be a priority,” said Russell. “When necessary, our operational logistics were varied and we had regular meetings and site walks with the clients so as to better understand their requirements. “The use of precast concrete walls, precast floors and pre-made, unitised bathroom pods certainly facilitated the actual construction of the University Hall buildings and ensured students could occupy them in semester one. The precast and pre-made elements certainly made a difference,” said Russell. ‘Making a difference’ certainly describes the completed buildings that now make up University Hall and which complement the UWA campus with their fine lines and contemporary aspect. They also mark another milestone in the University’s proud history of more than a hundred years of providing its students with nothing but the best. BC Probuild: (08) 9363 1400, www.probuild.com.au

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Giving industry the leading edge // words rocky amatulli // images steve scott – scott images; david morcombe – imagery

Gone are the blackboards. Gone are the small desks. Gone are the uncomfortable chairs. The AVELING Training Centre Jandakot takes education and training well beyond the past, but into the present and towards the future.

The most striking aspect of the building’s front elevation...is the 2 storey high entrance portico and the supporting structure which is a fabricated steel ‘A’ for AVELING.

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AVELING is a Registered Training Organisation specialising in the delivery of workforce development training and safety consulting services. Given that AVELING conducts training in the mining, resources, construction and light/ heavy industries, it has become one of the largest and most respected private training providers in Western Australia. AVELING helps hundreds of medium and small sized companies in creating a safe, compliant and productive workforce by running courses on safety inductions, customised safety, leadership, E-learning and quality training. Its newest facility which was designed by Meyer Shircore & Associates is located on Orion Road near the Jandakot airport. The purpose-built facility includes 15 modern training rooms, a fully functional cafe and parking for over 250 vehicles. The addition of this facility nearly triples AVELING’s capacity to provide classroom-based training. The exterior appears understated in that it lacks unnecessary embellishments. Upon closer inspection however, it becomes apparent that lack of embellishment does not mean lack of attention to details. The finishes are a combination of Alpolic panels, Viridian glass, painted fibre cement sheet, Alphatec sunscreens, and exposed brickwork. The painted fibre cement sheet is broken up into rectangular panels and is laid diagonally; the brickwork is stack-bonded giving that precise, architectural look which is fitting for a facility such as this one. Colours are generally neutral, except for the warmth of the dado height brickwork which sits behind the massive vertical (sunscreen) fins, making both these elements a connecting feature. The most striking aspect of the building’s front elevation (apart from its very size and proportions) is the two storey high entrance portico and the supporting structure which is a fabricated steel ‘A’ for AVELING. The ‘A’ is constructed of steel framing and clad in perforated sheet metal – all powder coated in bright yellow! There’s no mistaking that you have arrived at AVELING. The building layout is predominantly set out with the reception,

The Builders Choice Magazine – June 2013 43


THE BUILDERS CHOICE HGXFDWLRQDO

waiting and café facilities located in a central spine with the classrooms (and toilets) spread almost equally in two large wings situated on both sides of this spine. An administration module is located within one of the spines, close to the reception. Visually, it makes for a grand first impression upon entering the building ands sets the pace for what follows – both in terms of the interior fitout, and also in terms of the quality of training. This design provides a very practical and functional layout. Picture just under 300 students arriving for their training in one of the 15 training rooms at 8.30am in the morning, and you begin to understand why the café/multi-purpose area/alfresco are located flowing on from the reception and waiting area! They act as an overflow and holding area until students are seated in their training rooms. All classrooms are not created equal Cast your mind back to your childhood, and you will surely reminisce about your days at school. Cast your mind forward to a time when you may choose (or need) to further your education or improve your skill level and you might shudder at the thought of going back into those classrooms that remind you of your old school! You will be pleasantly surprised that the modern classroom

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44 The Builders Choice Magazine – June 2013

or training room has progressed a long way from what we might all remember. These training rooms are state-of-the-art. They have digital screens outside their doors for updating signage and lesson information, operable walls to expand their size, worktables on castors for easy reconfiguration, overhead projection for lecture notes, and storage so that they are always kept tidy. And they also feel like a work-of-art! Meyer Shircore’s design team has been bold in its use of colour; whilst the interior is again generally neutral, the entrances to the training rooms have one of the three primary colours on wall adjacent to the entry doors. These add interest to the skylit corridors accessing the classrooms, but also provide a visual cue to room locations. Coupled with oversized room numbers, now there’s no excuse for getting to your class late. Meyer Shircore has then continued the colour theme with matching primary colour inlaid into the carpet tile flooring. This makes the training rooms look more like a board room than a class room. Learning has never been more enjoyable. Having said all that, it isn’t only the students who get to enjoy a nice environment. The administration and management staff of the facility have equally as desirable and practical a workspace. The office area is predominantly open plan except for the few


THE BUILDERS CHOICE HGXFDWLRQDO

You will be pleasantly surprised that the modern classroom or training room has progressed a long way from what we might all remember. These training rooms are state-of-the-art.

offices and boardroom located within it. Sensible selection of furniture ensures plenty of storage, but all kept to around 1500mm so as to ensure maximum light filters throughout the workspace. A large customised sliding door to access the administration area from reception provides flexibility and security whilst add a contemporary edge to the whole feel of the offices. Meet me for a coffee? So what do students do when they’re waiting between classes? Hang out at the local café or the multi-purpose area – which both happen to be in the building. Here, seating styles cater to all tastes; standard table and chair, stools and high benches, low sofas and coffee tables, single, communal, fabric, vinyl, soft colours, bright colours…..you get the idea! Designed to rival any café in Perth, this space is a haven for study, research, relaxing or contemplating your future career. Complete with a fully catered kitchen and servery, but complemented with its own self-serve coffee bar/kitchenette. What again becomes evident is that level of thought and detail; the ceiling consists of different profiles and materials which help define certain areas within the building. There is a white linear slat ceiling in the reception and dining area against white perforated panels in the general

corridors, along with a timber slatted feature bulkhead with equally interesting and appropriate lighting in the mutli purpose area. This gives the spaces a slight retro look – not unlike the feel of some schools which were designed and built in the 70’s. Whether deliberate or not, it works extremely well! For the sake of practicallity Again, the mark of a good design team is that they can make an interior look great, whilst underlying the appearance first and foremost they are ensuring that the finishes are practical and durable. The entrance floor consists of large format vitrified tiles flowing onto commercial vinyl sheet flooring in the café and corridors. This is done for a purpose; students at this school are not children in soft soled shoes, but moreso workers from the industry that AVELING provides training for - so many of the students are in their work gear (including boots) taking classes during work time. It is only in the training and administration areas that carpet has been specified, and even then it is the more serviceable carpet tile rather than broadloom. BC Meyer Shircore & Associates Architects: (08) 9381 8511, www.meyershircore.com.au PS Structures: (08) 9240 6744, www.psstructures.com.au

S O L U T I O N S

Proud to  have  been  working  with  The  Aveling   Training  Centre  and  PS  Structures  on  this  project.

08 9445 8844

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Robert Gonda Phone: 02 9550 0811 / 0403 254 201 Email: robertgonda@diemme.com.au www.diemme.com.au

The Builders Choice Magazine – June 2013 45


COMMERCIAL

Specialist treatment A unique building deserves a unique interior. Meyer Shircore has proven that it can design such a building, so it is only ‘fitting’ that it gets to design the fitout. // words rocky amatulli // images steve scott – scott image

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A brief extension Extending Meyer Shircore’s role on the design and documentation of the building (Shenton House) its interior team played a similar role when it came to the fitting out of the main tenancies within it. The building itself was complex, housing a church and office space which was predominantly going to be occupied by medical suites. It also included a basement housing three bunkers which house radiation therapy machines emitting high levels of radiation. Given the diversity in age and health of the patients who would attend the medical practices occupying the tenancies, along with the staff levels required, meant that careful consideration had to be given to factors such as health and safety standards, noise control and privacy levels, wearability of finishes and materials, aesthetics and comfort levels for unwell patients and accessibility for elderly and wheelchair bound patients. So it would seem that the interior brief was to be equally as complex as the building design had been, requiring specialist design solutions. Not just another office interior Overall, the interior is simple and uncluttered – much like the building’s exterior itself. And as with many Meyer Shircore projects, function is not sacrificed for aesthetic, but moreso is enhanced by it. Public and operational areas are generally light and bright, but warmth is added with subtly patterned carpet tiles which contain a pinch of colour. Warmth is also introduced into cabinetwork through the use of timber grained laminate finishes, and into seating with the selection of vibrant upholstery fabric.

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These sit comfortably within the backdrop of what is generally a soft and neutral palette of wall paint colours. It soon becomes evident from the size of the main reception desk on level 3 that this is a busy place. The desk has the capacity to sit 6 people to attend to and process patients. Its size makes perfect sense when one considers that the waiting area can sit up to 34. Having to space plan and furnish the 9 (consulting/treatment/sleep study) rooms in the Cardiology side of the building and 5 (consulting) rooms on the Radiation Oncology side of the building, along with numerous offices

for staff and practitioners soon makes you realise that those ‘4-dimensional’ factors (privacy, comfort, aesthetics) pose a challenge on how to make the space and interior work for all users – patients and staff. Dealing with sensitive issues and ailing patients receiving radiation therapy or other treatment such as chemotherapy, whilst maintaining an efficient but pleasing ‘office’ environment for staff requires a fine balance of skills from the architect and the interior designer. In this case, the solutions are sensible and the outcomes are effective. Providing both the staff lunch room

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and patient chemotherapy suite with plenty of natural light and views by sharing the building’s perimeter windows is one such example that demonstrates Meyer Shircore’s sensitive approach. Medical does not mean boring Of course, a medical fitout doesn’t mean that it can’t have some quirky or fun elements. Take for example the aforementioned staff lunch room. Instead of the traditional 4-seater table, this fitout includes communal benches with colourful upholstered ottomans. This arrangement adds visual interest to the room, which serves to create a pleasant and interesting environment, but on a deeper level creates interaction between staff from the various practices occupying the floor.

Similarly, large graphics identify rooms clearly, but in a visual and distinct way. Even the humble storage cupboard is given the Meyer Shircore treatment with the use of bold coloured laminates, creating a feature from an item of cabinetwork which is normally just functional. Conversely, in some cases that functionality has cleverly driven the design – like the storage cupboards underneath the examination benches – an area which would normally be left empty and wasted in most medical fitouts. A good interior designer takes their lead from the architecture and the architect, but adds their own value to the space. The choice of soft colours with the occasional accent colour on walls, creates a soothing and relaxed environment

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The choice of soft colours with the occasional accent colour on walls, creates a soothing and relaxed environment whilst avoiding the sterility of medical suites of days gone by.

whilst avoiding the sterility of medical suites of days gone by. Selecting carpet tiles with a pattern to add interest but ensure that the floor is serviceable and practical in high traffic area such as waiting areas and offices. The use of white elongated rectangular tiles laid horizontally in treatment rooms when the standard square tile would have still met the health standards but wouldn’t have looked anywhere near as considered or interesting. These are all trademarks of a good interior – the result of a good interior designer. BC Meyer Shircore Architects: (08) 9381 8511, www.meyershircore.com.au Cooper and Oxley: (08) 9387 9000, www.cooperoxley.com.au

Exclusive Linings is a company that is proud to be at the forefront of the Ceilings, Walls and Lining industry, the company has adopted many new procedures and internal policies which include their paperless site, through to standard operating procedures and quality assurance. Exclusive Linings motto “Better Ideas, Better Service, It’s that Simple” quite simply sums them up. Exclusive Linings was engaged as the Ceilings & Linings subcontractor of choice for Cooper & Oxley on the Shenton House / Genesis Medical Centre project located in Joondalup WA. The RYHUDOO SURMHFW FRQVLVWHG RI  ÁRRUV ZLWK H[WHQVLYH FHLOLQJV DQG EXONKHDGV FRPSOHWH ZLWK WKH *HQHVLV 0HGLFDO 6XLWH ÀWRXW RQ Level 3. This project was run to a tight schedule and required a large number of trades to work together to deliver a quality project on time. This included complex items such as the lead lined walls doors & windows to the CT rooms complete with another outstanding feature being the 9mm perforated CFC Panels to the chapel. The unique 3d design by Meyer Shircore Architects was brought to life and supplied and installed by Exclusive Linings in conjunction with Cooper & Oxley. Exclusive Linings management & staff delivered a quality project ahead of construction schedule with impeccable quality and attention to detail. M 0409 078 696 P 9452 1399 E exclusivelinings@gmail.com

The Builders Choice Magazine – June 2013 49


COMMERCIAL

A recipe for success Oldfield Knott Architects, along with Cercon Building, has just refurbished an existing KFC store located in Warnbro. It is one of the first freestanding building refurbishment that has been done in this region bringing it in line with the current KFC brand standards. // words rocky amatulli // images cado lee photography

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The international KFC brand team embarked on an initiative to align the fast food KFC outlet environment globally. In developing the contemporary KFC image and in order to keep with the global brand identity at local market position, this was approached through the creation of global design tenets. This provided a unifying theme for all markets, encouraging consultants to create an expression of the principles that were best suited to their consumers, and to work with the local and international KFC brand teams to create this. The building structure presents itself with bold, definable architecture to stand out on the competitive hospitality landscape. It is sympathetic to the movement of vehicles, with a renowned take away drive-thru experience which is equally as frequented as the pedestrian one. The surface mounted lighting used to accentuate the building visibility has been utilised to provide maximum impact of the most prominent elements on the building facade. KFC is the first QSR (quick service restaurant) to participate in the national recycling initiative – to collaborate and facilitate this response to the community’s desire to recycle and reduce littering. To align with KFC’s new recycling initiative, project architects Oldfield Knott specified a sustainable recyclable composite timber alternative product as a prototype in WA, by specifying the Innowood architectural decorative panel. This system is a


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Photos: (Left and above) KFC Karrinyup

Internally, inviting lighting and seating zones, and the use of light and bright earthy ‘timber’ finish décor contribute to the creation of an enjoyable dining experience.

composite wood cladding solution designed to enhance the facade and internal lining with the options of being fixed both horizontally or vertically over supporting framing. The much-loved Colonel Sanders is internationally recognised by young and old, so it seems only fitting that his image stands larger than life at the entrance of this recently refurbished KFC store, providing the promise of highest quality home-style fried chicken. Internally, inviting lighting and seating zones, and the use of light and bright earthy ‘timber’ finish décor contribute to the creation of an enjoyable dining experience. Coupled with the slight touch of the familiar KFC red and a unique architectural style, Oldfield Knott has created a warm and homely interior, whilst respecting and celebrating the brand’s heritage of the “original, 11 herbs and spices.” The interior complements a theme which is stripped of peripheral visual noise, and is reduced to its contemporary essence. Keeping the customers from crossing the road (to KFC’s competitors) The fast food industry is heavily reliant on maintaining operation through peak trading periods - particularly in the drive through lanes. Through its relationship with Oldfield Knott (after having serviced some of their previous projects) Cercon Building was awarded the tender to complete the refurbishment of KFC Warnbro. With Oldfield Knott operating as the Superintendent on behalf of the client, Cercon undertook all project management and construction

works in relation to the project. The greatest challenge for the KFC Warnbro refurbishment was how to maintain normal operation and customer service during the extensive refurbishment. Offsite storage for client’s dry goods was required as the store remained open during the entire construction period. Part of the solution came through the hiring of on-site dry stores and keeping one of the two coolrooms operational during the construction period. Co-ordination to achieve this was tricky at times as new stock still had to be delivered to site each week. The existing servery counter was supposed to be altered to suit the new ‘Yum’ brand standard, but the existing frame structure did not allow for this and had to be modified to suit on site – which is not normally the preferred option. Working closely with the client’s representative and Oldfield Knott, Cercon managed to ensure limited closure of these areas and therefore helped maintain profitability of the store for the client over the duration of the project. Original paint had to be stripped, scraped and sanded to remove it totally from the concrete tilt-up panels. Only then could the builder Cercon apply a textured paint to cover any flaws. Time delay occurred as the difficult removal and textured paint ‘ate’ into the program. Co-ordination with interstate suppliers and consultants, anticipated lead times and programming, and critical milestone dates all lead to an incredibly tight deadline to commence and complete the construction works before the end of November. Ultimately, the refurbishment was achieved in an 8 week construction period.

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Careful scheduling and close management of core trades servicing the project allowed Cercon to deliver the project with limited financial impact to the client, and on time and on budget.

Teamwork wins through in the end “The location of the project being within the perimeter of an operating shopping centre provided its own inherent challenges with ongoing pedestrian and vehicle access and traffic. The ever-present risk of injuring a staff member, pedestrian or customer and therefore exposing both ourselves and our client to public liability litigation is very real and requires an ongoing and comprehensive management of OH&S practices and site management�, says Colin Ceresa, Managing Director of Cercon. Careful scheduling and close management of core trades servicing the project allowed Cercon to deliver the project with limited financial impact to the client, and on time and on budget. As the store was to be the new flagship corporate design it was paramount Cercon got it right the first time. Cercon believes Innowood is a cost effective and completely recyclable composite timber that is specially formulated and engineered by combining recycled wood waste and polymeric resins.

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52 The Builders Choice Magazine – June 2013

S42, 11 Preston St, Como WA 6152 t : 08 9367 6811 f : 08 9367 6456 e: acce@acce.net.au

www.acce.net.au


THE BUILDERS CHOICE FRPPHUFLDO

Photos: (Left and above) KFC Warnbro

this has been achieved from feedback from both Oldfield Knott and the client who both are very happy about the standard of workmanship and cost effective delivery provided. As a result Cercon were invited to tender on the next store renovation to which it was successful in securing, and is currently undertaking. “This store refurbishment has been an overall success, receiving a very positive customer response from the ‘Yum!’ concept. Overall, the refurbishment demonstrates how the brand equity was carried into the new facility to revolutionise the market, addressing all elements of the brand experience;

architecture, signage, seating, lighting and brand graphics whilst being practical and cost effective. The latitude provided on a large international brand allowed the design solutions to be experimental and tailored, and proved to be challenging for the conditioned mindset of typical QSR shopfit” according to Oldfield Knott. BC Oldfield Knott Architects Pty Ltd: (08) 9381 6788 / (08) 9489 2222, www.oldfieldknott.com.au Quality Group Services Pty Ltd t/as CERCON Building: 0413 877 811, www.cercon.com.au

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www.nsif.com.au The Builders Choice Magazine – June 2013 53


COMMERCIAL

A church with offices above // words rocky amatulli // images david morcombe – imagery

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Holy land A church with offices above and an underground bunker below – not exactly your everyday brief. Meyer Shircore gives us the insight into one of their latest creations. The site was originally purchased by the Anglican Church (Anglican Diocesan Trustees) for a future cathedral. Architects, Meyer Shircore had originally designed a two storey office (which was built in 1995) on part of the property. Grace Chapel occupied one of the ground level offices suites in this development. The Diocesan Trustees later decided to build a larger office building incorporating a new church on the remaining land, in lieu of the cathedral plans which were shelved. As leasing of the remaining office space commenced, Perth Radiological Clinic became a major tenant and joint-venture partner for the project, as well as securing a lease with Genesis Care to provide oncology and radiotherapy treatment for cancer patients. The proximity of the development to Joondalup Health Campus placed it well for medical uses. Meyer Shircore Architects were appointed head consultant on the project, under Mesh Property who were appointed the project managers. One of the client’s main requirements was for Meyer Shircore to design the building in such a manner that the church was part of the development, yet maintained a distinct entry and presence on the corner of the building facing the intersection of Shenton Avenue and Grand Boulevard. The balance of the building was originally to be


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flexible office space for varying sized tenancies. A cafe was to be included at ground floor level and parking access was to be discreet. After preliminary designs were completed the ‘medical’ aspect of the building emerged and further design development ensued. Creating the DNA “In terms of design, we wanted to infuse into the building a sense of both of the owners ‘DNA’. The Church on the western corner had plenty of signage and a strong presence, further ‘branded’ with a repeated cross motif in Imagink printed glazing. We decided on a large glazed screen wall on the eastern side for the radiology DNA - this was achieved with a 25m long, 4m high super graphic of giant hand x-rays, again printed on Imagink”, says Meyer Shircore Design Director, Mark Baker. “The palette of mainly black and white was influenced by a strong desire to break away from the typical ‘Joondalup Beige’, so common in the city. We wanted to create a more urban aesthetic.” With parking access being severely restricted, one significant architectural challenge was meeting the brief on such a constrained site. However this has certainly been achieved – Meyer Shircore has packed a lot of building onto the property. Spatial requirements for the end users also provided another challenge according to Mark. Genesis Care appeared on the scene during the project’s documentation and so a new Development Application was required. Additionally, Department of Health Approval was needed, and again this all happened while Meyer Shircore was documenting the building. When asked how these types of obstacles are overcome on a project like this, Mark replies “Sheer persistence, good design and great staff!” Mark thinks that this was the first project on which Meyer Shircore used BubbleDeck flooring system. “It’s a great product and delivers significant cost savings,” says Mark. BubbleDeck is a pre-assembled concrete floor system which makes suspended floor slabs lighter and stronger by incorporating large, hollow plastic balls into a steel lattice frame. With no requirement for formwork or beams, and offering fast coverage of up to 30m2 per panel, using BubbleDeck can produce floor cycles up to 30% faster than traditional concrete slab construction methods. The most notable visual features are the building form itself along with the colour palette selected by Meyer Shircore. The building is modern and uncluttered in its appearance, sitting comfortably on a tree-lined avenue so typical of Joondalup. Use of glazing and Alpolic cladding externally provide crisp lines which accentuate but don’t overwhelm the building’s design, and the palette (which is also uncluttered) further serves to define the form. Meanwhile, down in the bunker… On another level, the uses incorporated into the building also stand out. Combining a large church with its own identity, with a multi-storey office and medical establishment as well as incorporating an existing building into the mix makes this building unique.

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Located on the ground floor, the fit out of Grace Anglican Church is not typical of ecclesiastical vernacular; fitting for a House of Worship that shares its roof with medical facilities. The space is minimal, restrained and almost brutalist with the extensive use of concrete – on the floor, walls, and the custom altar, lectern and font. The focus of the open worship space is defined by the intersection of two structural concrete beams overhead and further characterised by the repeated cross motif on perforated fibre cement acoustic panelling and printed Imagink glazing at high level, effectively wrapping the space. Julian Tan, Senior Designer (Graduate Architect) at Meyer

Shircore, took this aesthetic and developed a striking interior design for the church, in close consultation with Grace Church’s Parish Priest, Father David Wood. But it does not stop there. Whilst the building contains fairly normal office tenancy spaces, it also includes a basement level which amongst other things, houses sophisticated and expensive radiotherapy treatment machines. Three rooms in particular, have concrete walls and are actually referred to on the architectural plans as ‘Bunkers’. Here the walls are around 900 mm at their thinnest, increasing to nearly 2 metres in places, including the concrete roof of the bunkers. Operators sit outside these bunkers in control rooms and activate the radiotherapy equipment remotely, however the bunkers do not even contain viewing windows for the operators – it is all done via cameras in the bunkers and computer monitors in the adjacent control rooms. When asked for a final word on his overall experience of the project, Mark answers, “I think on this project we all learnt that no challenge is too great. This was a magnificent team effort.” BC Meyer Shircore Architects: (08) 9381 8511, www.meyershircore.com.au Cooper and Oxley: (08) 9387 9000, www.cooperoxley.com.au

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ImagInk® printed glass enabled us to maintain a consistent architectural language across the building.

PROJECT

Shenton House, Perth ARCHITECT

With their shared enthusiasm throughout this project, the ImagInk team were of great assistance throughout the design process, allowing us to maximise the benefits of the medium.

Julian Tan

MEYER SHIRCORE

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COMMERCIAL

An arresting development

// words rocky amatulli // images sanpin – courtesy of the western australian police services

The existing Fitzroy Crossing Police Station consisted of a series of demountable buildings that dated back to 1972 – making it over 40 years old and well past the buildings’ replacement age. The new Fitzroy Crossing Police Station is in the same location as the former one, on the corner of Fallon and McLarty Roads, bounded to the west by FESA and to the south by residential properties. The floodplains for the Fitzroy River lie to the east on the other side of McLarty Road. It is classified as a large ‘Satellite’ Police Station, and the complex includes accommodation for the general duties, traffic officers, detectives, operational support functions and staff facilities in a single purpose built facility. Although the site was over 2,000m2 in area, the need to maintain functionality of the existing police station during the construction of the new building was paramount. This led to a much more constrained building position affecting buildability and raising issues on the construction and sequencing methodologies to be utilised during construction.

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A design fit for purpose It was originally proposed that the new facility be designed as a transportable building, constructed as a series of modules locally, and then transported to Fitzroy Crossing and assembled on site. This would minimise downtime to the existing police station until transfer of functionality after the new station was completed and commissioned. In the end, however the tender was awarded to Pindan Constructions with a cheaper site-built alternative and constructed as two separable portions. The key features of the design were developed to meet numerous criteria including addressing the physical context of the site, articulation of the building into elements to exhibit a strong regional character, breaking the building into distinct visual elements to create a bold and distinct form, adding height to create a building presence while accounting for the 1 in


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This collaborative approach helps make a project like this reach a greater level of success.

100 year flood level and minimising west facing glazing with further use of appropriate solar control. It was important to take a balanced and considered approach to reduction of capital cost versus control of ongoing expenditure. Hence appropriateness of design for the physical and natural environment by effectively incorporating design solutions and aesthetics to overcome foreseen problems (such as designing with the absence of gutters and the use of the same metal cladding for roof and walls to minimise trades) were adopted by the Architects at Sandover Pinder. As a result, construction is steel frame on a raised reinforced concrete slab, with concrete blocks used for the base retaining walls to elevate the station on a plinth like structure. The external cladding is Colorbond, with a Spandek profile in two directions. The front, public portion of the building is clad in large format, 3mm thick Laminam ‘Progetto Oro’ vitreous ceramic tiles on a CFC substrate. These tiles proved to be extremely vandal resistant as well as impervious to the extreme UV degradation to be expected in Fitzroy Crossing. The roof form consists of a single angled skillion roof over the front portion of the building. The rest of the station has simple pitched rooves with no gutters (except where required at entry points) so that the majority of rainwater is controlled at ground level through the use of surface channels and swales. Roof construction as a result, was greatly simplified, consisting of long steel spans with light coloured metal roof decking. The general office features a curved acoustic ceiling opening out to the south to a clerestory window with overly deep reveals allowing views out to the blue sky without any direct sunlight penetration and heat gain. The ‘Kingspan’ insulated roof panels ensure BCA section J compliance. Provision of secure environments for the police, staff, public and other users of the complex was also paramount, with particular emphasis on sight lines into and out of the station - catering for the requirements of all end users in the external entry areas and waiting spaces with a view to possibly combining with the future courthouse. A prominent landscaped public court and entry create an obvious entry statement while joining the station and courthouse together with a public and welcoming gathering point. Stemming the flow Given the project’s geographical location, allowance for the wet season in programming became a critical consideration, impacting on construction time and trades. Sandover Pinder had allowed sufficient time in their programming, though also had fortune on its side with both the weather and a builder that installed the roof

before the wet season. But as Sandover Pinder Associate Director Chris Chee (who was the Project Architect and Superintendent’s Representative for the project) went on to discover that one should, “Never underestimate the amount of rain that will fall in the region during the wet season.” But as far as challenges, the rain wasn’t the only ‘fluid’ that Chris had to contend with. “Sandover Pinder designed a one-of-a-kind ‘beer can crushing’ device as a direct request from the user group (the local police officers) to facilitate the safe and clean disposal of confiscated cans of alcohol (whilst still full of liquid) utilising the police 4WD. This surprisingly took quite a lot of careful thought and design work and involved prototyping and testing by the Sandover Pinder office before the successful crusher was installed on site,” Chris remarks. When asked about any other noteworthy aspects of the construction, Chris says “The ceiling contractor comes to mind as being particularly competent. They performed brilliantly on a difficult project with compound curves for the ceiling and bulkheads. The questions they asked were always well informed and considered which indicated to me a clear understanding of the outcomes desired and any problems in the way of achieving them. This collaborative approach helps make a project like this reach a greater level of success.” Chris Chee was able top bring his 25 years’ experience in the profession to the project, having worked for many years at the Building Management Authority (WA), principally as Project Architect on a variety of project types and being conversant with the expectations, deliverables and complexities of government projects. As one of the leading architectural consultancies in the Australian, East and South-East Asian regions Sandover Pinder has a reputation for delivering innovative and creative solutions to clients across a broad range of portfolios. Based in Perth, Western Australia, Sandover Pinder was founded in 1995, and the consultancy is built on a solid foundation with extensive experience in architecture, master-planning, urban design, town planning, health planning and interior design. Many of Sandover Pinder’s designs have been honoured with prestigious awards from industry organisations including the Royal Australian Institute of Architects (RAIA) and the Masters Builders Association (MBA). Sandover Pinder is currently working on the new State Netball Centre as well as the WAIS High Performance Centre at Perry Lakes. Both are important and exciting projects. Chris is currently working on a new school in Baldivis, a Youth Housing Centre in South Hedland and the new courthouse adjacent to the Fitzroy Crossing Police Station. BC Sandover Pinder Architects: 9225 0600, www.sanpin.com.au

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RESIDENTIAL

State of the art elegance

Zorzi South’s exquisite, award winning single storey home melds cutting edge technology with sophisticated chic to create a residential “resort” like no other.

60 The Builders Choice Magazine – June 2013


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The ‘Quindalup’ by renowned design and construct firm Zorzi South provides a rare glimpse into the results of combining cutting edge custom home design with state of the art technology. This home is the perfect example of what precision and meticulous attention to detail can produce. The company’s ethos is Precision. Elegance. Passion and all three elements feature strongly throughout this multi-award winning home. The brief for this project was for a home that had all of the luxuries of a top end home but in a smaller-single storey format. The theme of the home was proposed to be ‘Mediterranean Resort Style’. This meant designing a home that had a relaxed yet sophisticated style that incorporated plenty of space and natural light with earthy yet refined textures. High ceilings were paramount to

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Showroom: 36 Townshend Road SUBIACO WA 6008 Warehouse/Factory: 95 Motivation Drive, WANGARA WA 6065 The Builders Choice Magazine – June 2013 61


THE BUILDERS CHOICE UHVLGHQWLDO

Sandcastle serenity

achieving this feel and the extra height allowed the design team to experiment with a layered panel ceiling design in the main living areas. Developing this layered panel detail further, they were able to hide many of the services such as air conditioning grills and soft lighting in behind the panels making for clean lines in these areas. They also incorporated flushed-in invisible speakers to maintain these clean lines whilst still having complete surround sound. Earthy textures were to be used to keep the resort-style feel to the home but clean lines and sophisticated colour schemes were to be drawn with these textures. A common problem with the large single-storey home is bringing natural light into the centre of the home. The design team at Zorzi South have used a 9m long Koi Pond situated in the centre courtyard as a feature in the middle of the home that acts 3 fold as a light void, a buffering space between the Master Suite and the three other bedrooms and also a decorative centrepiece that provides a beautiful point of interest viewed from all of the living spaces of the home.

M:  0419  936  366 62 The Builders Choice Magazine – June 2013

Another main feature of the home is an insight as to how modern technology can be used to in home design, with a central operating system that allows all things electronic to be controlled from an iPhone or ipad. From the complete home audio visual system through to the lighting, electronic blinds, air conditioning and the security system, all elements can ‘talk’ to each other through the remote wireless interfacing. Reputed for building homes of only the finest quality, this home is certainly a showcase of this level of expertise. This home took out five awards at the MBA Building Excellence awards this year for: t #FTU$VTUPN#VJMU)PNF.UP. t #FTU'MPPSBOE8BMM5JMJOH t #FTU$BCJOFUSZ t #FTU"QQPJOUFE,JUDIFO t #FTU"QQPJOUFE#BUISPPN Zorzi South: (08) 9756 7669, www.zorzisouth.com.au

Reputed for building homes of only the finest quality, this home is certainly a showcase of this level of expertise.


Targeting a 5 Star Green Star Industrial v1 Design & As-Built rating, the new Blackwoods Distribution Centre in Karratha is poised to be the first of its kind in Western Australia and only the third Australia-wide.

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// words rocky amatulli // images mark cooper – design by lime; pilbara site images: margaret bertling

(Green) star of the Northwest The Blackwoods Distribution Centre is the next step for J. Blackwoods & Son in expanding their presence in the Northwest. The project was awarded to Gavin Construction as a Design & Construct contract at the preliminary design stage. The state-of-the-art industrial facility is a unique pioneering effort from project managers and Superintendent Davis Langdon An AECOM Company, Design and Construct specialists Gavin Construction and their consultants; Peter Hunt Architect and Wood & Grieve Engineers. The project began in the latter half of 2011 and construction commenced January 2012 on the Distribution Centre, with occupation of the building achieved in February 2013. The client’s brief called for an office & warehouse facility to meet Blackwoods’ current distribution needs in the Northwest, but would also be capable of meeting demand in the future. The brief also specified that the facility must meet 5 Star Green Star Design & As-Built requirements and be classified as compliant when completed. The rating will be made even more remarkable because the facility is based 7km out of Karratha which makes some of the easier Green Star points, such as for the availability of public transport, impossible to achieve.

The Builders Choice Magazine – June 2013 63

COMMERCIAL

A West Australian first in Green Building


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...the warehouse lighting load has been reduced by 80% on that used in a standard warehouse building.

The facility consists of 1,400m2 two-storey offices and showrooms with a 2,700m2 warehouse for storage and the distribution of products. The offices include a large showroom and associated office space on the ground floor and a large office store area, lunch room, training room and caretaker’s accommodation on the top floor for visiting personnel. The warehouse is a large open space with designated areas for product storage, sorting & packing, deliveries & loading and forklift storage & maintenance. Structurally, both the offices & warehouse utilise concrete tilt panel construction as the main structural element which is supported by braced steel box construction. The concrete floor slab and external concrete hardstand incorporates fly ash into the concrete mixture to increase quality & meet Green Star requirements. Steel trusses support steel purlins and the insulated metal Trimdeck roofing. In accordance with building regulations for that region, the building is category ‘D’ cyclone rated to resist the potential extreme weather conditions. This translates into a stronger, more stable structure with higher strength fixings, frame and roofing than traditionally required. This is coupled with the high level of dematerialisation throughout the building (part of achieving a Green Star rating) ensuring overuse of any material was limited. Increasing the percentages One of the areas that the building excels in is a 40 kWp, grid connected photovoltaic system which subsidises 60% of the building’s power usage. This is expected to provide approximately 60% of the total annual electricity required by the building. This is the largest photovoltaic system installed on an industrial building

in Western Australia. When combined with the other energy efficiency features of the building, this building will produce 85% less greenhouse house emissions than the standard industrial building. Another feature is the use of energy efficient warehouse lighting. Metal halide lights are generally used as standard practice for warehouse lighting. In this building, induction lights were used to reduce the overall energy required to light the warehouse. With the addition of roof lights and daylight sensors, the warehouse lighting load has been reduced by 80% on that used in a standard warehouse building. All waste water is treated and reused on site. A water recycling system treats all of the grey water from the building to be reused for toilet flushing. All of the black water is treated and then used with a sub-soil dripper system to provide all of the irrigation water required by the site. This system results in a 50% reduction of the potable water consumed by the development and eliminates the requirement for municipal treatment of sewerage. Maintenance of the building will be easy and minimal due to the dematerialisation and preventative measures against the degradation of the building reducing life maintenance costs. The form of the overall building clearly identifies office and warehouse functions with the office/retail space configured over two levels to give presence to the building within the streetscape as well as ‘camouflaging’ the larger more predominant warehouse mass. Sunscreens and colour has been used creatively to ensure visual interest. Modelling to the street façade and sunscreens was carried out resulting in a highly effective screening to large expanses of glass which is consistent with the functional requirement of showroom premises. Branding is important to Blackwoods and the building has incorporated heavy use of the company colours and logo on the façade. The building utilises the company’s blue and grey colours through aluminium composite panel and Colorbond cladding to the offices and warehouse and painted finish to the concrete tilt-panels. Externally the facility also incorporates large Viridian Superblue glazed windows to the offices, showroom, foyer and apartment. Aluminium window and door frames are used in the office area.

SHARON CANAVAN Oz Set Australia Pty Ltd 0407 723 372 ozset@bigpond.com 64 The Builders Choice Magazine – June 2013

Ph: 9351  3400


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Difficult, but not impossible! The difficulty of this project was considered high, for reasons including remote location, accommodation (being expensive and often unavailable), Green Star Rating (requiring many construction methods and materials not traditionally used), cyclone rating (wherein all buildings in the region must be cyclone rated), weather conditions (requiring contingency plans in place to manage any dangerous situations if they arose), and a large solar panel (as it was the first of its size in the region). The Blackwoods site was managed by two of Gavin Construction’s best; Richard Irvine (Senior Site Manager) and Niels Rasmussen (Site Supervisor) who are both local residents of Karratha and have been for many years. Collectively, they have vast experience building in Northwest conditions dealing with the local trades, accommodation, suppliers, weather, ground, and other conditions which could be problematic for an inexperienced builder in the Northwest. Subcontractor coordination for projects in the Northwest needs meticulous planning to ensure availability and accommodation is available and eliminate potential delays especially when some trades are not readily available locally. Client variations on the project attributed to less than 1% of the final project value which is an outstanding achievement for such a complex project. This can be attributed to careful and exact planning, quick construction and excellent communication between all parties getting things right first time. Gavin Construction is also proud to claim that there were zero safety or environmental incidents during the construction of the Blackwoods Distribution Centre. BC Gavin Construction: (08) 9330 8000, www.gavinconstruction.com.au Davis Langdon: www.davislangdon.com.au

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The Builders Choice Magazine – June 2013 65


COMMERCIAL

Did you hear the one about… The conversion of some old stables to Perth’s newest boutique bar almost makes the old joke about ‘the horse sitting at the bar’ believable…

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// words rocky amatulli

Not a horse in sight The bar is located at 888 Hay Street, Perth and involved a very extensive revamp of an old iconic building. It is owned by ex-East Fremantle footballer Tony Buhagiar and business partner Tim McLernon – and aptly named The Stables Bar. The Stables was a challenge to refurbish into a bar, as its location was very restrictive being located down a lane way off Hay Street in the city. The building required many new openings to be created to its external walls plus the addition of a second storey to the rear of the site. Masterbuilt were invited to tender on this project by Brandon Cross from Cross Design as they had been involved with a few projects with the designers in the past and we had formed a good working relationship. They were awarded the project through the tender process and undertook the complete renovation of the existing building, the rear addition and new deck area to the front of


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The site had a few existing features that were to be retained - the existing original timber floor frame and the existing brickwork.

the building. Masterbuilt Director Michael Ogilby’s role as project manager was to over see the project to its complete form while a site supervisor handled the day to day site management. The principal requirement was to be flexible with the end product as the design indicated the brief but once work commenced on site some existing features and situations were encountered Masterbuilt needed to work closely with the owners to produce an end product that met all of their expectations whilst sticking as closely to the brief as possible. Built of wood and stone The site had a few existing features that were to be retained - the existing original timber floor frame and the existing brickwork. These needed to be developed as main features of the interior with new materials introduced to sit as complementary as was possible. Being located in the busy CBD, the main logistic challenge was to co-ordinate all tradespeople and materials in and out of the

site on a daily basis while still a maintaining production schedule. Other prominent challenges involved being flexible in the creation of the final outcome because a lot of the final finishers were not selected until certain milestones of the construction were completed. The final challenge was to build this project between existing tenants and not disrupt their business each day. How did Masterbuilt overcome these challenges? By placing their tradespeople and suppliers on a controlled program that was run like a military operation. Masterbuilt requested specific delivery requirements from their suppliers which would not normally be met, but were, as the suppliers involved in the project all appreciated the situation and limitations that the project presented Masterbuilt. The same was asked of Masterbuilt’s tradesmen. They were asked to exceed their usual level of service and they all responded in a positive manner to help ease the congestion and get the project completed, but still to a high standard. The key to being flexible was to keep ahead of the construction

PH: 9370 1770 The Builders Choice Magazine – June 2013 67


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program and try to foresee challenges ahead - and then have finishes selected or decided on before they would have been required, which would have caused delays in the building program. “Between the designer, the client and Masterbuilt, we managed to make these decisions just in time. As far as the existing tenants were concerned we kept in close communication with them all so as to minimise the impact of our works on them and we would schedule major works on a weekend if normal hours were going to be a problem”, Michael says. Peeling back the last century The most notable feature of the Stable Bar would end up being the sand blasted face-brick walls which had been heavily painted over

their many years. They have now been stripped back to expose the original bricks but still retain some of the old paintwork. The existing timber floor is also a great feature. A new steel staircase which has been fabricated in mild steel and LVL timber treads is a wonderful feature as it blends in well with the existing building but still meets current standards. The new timber deck provides patrons with a covered area on the ground floor and an open deck on the first level which provides a view upwards to some of Perth’s tallest buildings. “I feel this project is unique because it’s an oasis found down a cobblestone laneway which has a warm charm about it as if it’s been there for years. It really has a ‘Melbourne’ feel to it. It has a great blend of old and new materials used in it to create this warmth”, Michael says. Apart from the existing brickwork and timber floor the use of steel through the two bars and the feature stair case, the steel and timber deck, the topping of the ground floor bar over the existing concrete floor and the exposed aggregate and cobble stone paving on the ground floor are elements that provide the most striking aspects of the finished bar.

JOHN HERBERT PAINTING & DECORATING M: 0419 944 141 Reg No. 2896

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68 The Builders Choice Magazine – June 2013

Ph: 9351  3400


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“I feel this project is unique because it’s an oasis found down a cobblestone laneway which has a warm charm about it as if it’s been there for years.”

Building on past traditions Michael Ogilby (Director of Masterbuilt Constructions) entered the building industry as an apprentice carpenter when he completed year 12, and started working on commercial projects within Perth. Once his apprenticeship was completed Michael continued working in his trade for two years and began a transition to trainee supervisor with a large home builder that had a commercial division, spending 11 years building there working on projects ranging from unit developments to A class hospitals. He then moved to another development company for 3 years in a similar role but as construction manager of all projects until finally deciding to start on his own. “Masterbuilt was formed in 1998 and we had a vision not to pigeon-hole ourselves in a particular category of building but to be flexible to adapt to any style of construction - which was easy to do as we were only very small.” Michael says. “We soon found that this was an advantage as we picked up projects that most companies were not interested in!” “We have completed many projects in the commercial sector that are refurbishments of existing buildings (many of which

were Heritage listed) to the same use or a different use and found we can specialise in this with the team of contractors we regularly use. We have been building DOME cafés as a fit out contractor for the past 14 years with Western Australia, the East Coast and overseas. We are still a small company with a ‘hands-on’ approach that gives our clients a personal involvement in each project. We are currently working on anther four Dome cafes all due to start over the next three months.” When asked what Michael has learnt from working on what most would consider a very unique and interesting project, his response was that he was reminded once again that the builders 100 or so years ago did a great job, and there was nothing that we would have changed about how the original building was constructed. And in 100 years from now, we would expect that a builder will be saying that about Masterbuilt’s work! BC Masterbuilt Construction Pty Ltd: (08) 9418 7557 / 0417 095 700 The Stables Bar: (08) 6314 1300, www.thestablesbar.com.au

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Where Imagination Meets Skill The Builders Choice Magazine – June 2013 69


RESIDENTIAL

The Hanging House

Somewhere, suspended up on a hill in a leafy Perth suburb, sits The Hanging House. // words rocky amatulli // images jonathan trask

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40 degrees downwards Weststyle Design & Development first met the owners of this elevated but sloping site to discuss construction and design options. The home was going to be very much governed by the site. Weststyle moved forward and presented some creative options which were also budget-conscious (which is difficult for such a site). This approach and response appealed to the client and so Weststyle was appointed to begin the design process. Naturally, the client’s brief was to maximise the use of what would normally be considered a very wasteful site (due to its steep grade) and to maintain the significant views. At the same time, the client wanted their new home to be understated and appear subtle from the street. As the site sloped 40 degrees down away from the road (translating to a 14.5 metre drop in height) it was tiered into three levels, and the house designed so as to sit on the two uppermost tiers. The topmost level accommodated the garage and four bedrooms and ensuites/bathrooms, although it does have a foyer and sitting area. The next level down has two more bedrooms, a study, and the laundry, kitchen/scullery, dining and meals areas (which both open out to a massive alfresco area adjacent to sundeck and a 13-metre long ‘vanishing edge’ lap pool). The lowest level is a terraced garden. Examining the interior spaces more closely reveals a home that is very spacious 350 square metres.


THE BUILDERS CHOICE UHVLGHQWLDO

So how does this home look now that Weststyle has built it? It looks absolutely magnificent. The ‘back’ of the house which is the elevation having the sweeping views over Wembley Downs has a crisp, sharp look about its architecture and form. However, the glass façade of the upper floor bedrooms and the waterfall pool on the level below provide a visual softness to those who no doubt gaze up and admire the home from the streets and houses below. Yet it is still understated from the street, as the owners desired. And they have ended up with a ‘one of a kind’ house which is still suitable for their growing family. A house suspended like this over the valley is difficult to replicate without a challenging site like this one was. Parts of this home seem to ‘hang’ in space due to sections of it overhanging the lower sections, and due to recessed and or cantilevered support (via a lightweight portal frame). It’s no wonder that Weststyle even refer to this home as ‘The Hanging House’ in their website. The home looks like it has always been there and was simple to build given how comfortably it sits on the site now. The steel framed upper floor clad in aluminium is juxtaposed with the lower floor which boasts a more organised structure and solid materials such as render and limestone. Getting it built was no simple feat however when one considers the access difficulties for materials, machinery and trades, thus requiring cranes just as a commercial project would. Furthermore, the extent of retaining required to create the tiers alone is enormous in itself! Add to that the dune soil classification. Built on a solid foundation of family values Weststyle Design and Development was started in 1968 by Ted and Rose Ricciardello. The company has grown into through an established group of extraordinary individuals who share an unwavering passion and a selfless commitment to excellence – which is instantly apparent in this home. As a family business, the company is ‘built’ on a foundation of values, integrity and tradition.

Weststyle prides itself on personalised service and delivering uncompromised quality. Its highly motivated team is committed to working closely with clients, and building strong and trusting relationships with its clients in the early stages of the relationship, long before commencement of the project. This (along with its delivery of unique quality homes) is obviously part of its success formula. With over 40 years of experience in the residential building industry, the Ricciardello family has created a solid and impeccable reputation for high quality homes and client satisfaction. Although Weststyle is still growing and evolving rapidly, those core values instilled in its team by founders Ted and Rose ensure Weststyle’s exceptional reputation grows with the company. Weststyle takes great pride in making the journey to build its clients’ dream home a smooth and enjoyable one – something that every client wants but unfortunately doesn’t always get! By providing a comprehensive design and build service where the client has a single point of contact from concept to completion, Weststyle are still able to retain the values of its former (smaller) self where the client is always the focus. This is exceptionally rare in the building industry today and a characteristic which Weststyle has identified as one of its prime strengths. Weststyle has grown from four full time staff members to 12 in the last four years. The original staffing structure originally consisted solely of the immediate Ricciardello family since the establishment of the company in 1968. In 1985, son, Tony Ricciardello began his Weststyle career, followed by brother Paul and sister Rosanna in 1993. The five staff members covered many roles between them – this was manageable then since the majority of the work was self-generated in the form of unit developments. In 2009/10 as the market and economy were changing and developments became less feasible, current Director Tony Ricciardello and an external associate, Gavin Hestelow (working for a high end residential architectural firm at the time) saw potential

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The Builders Choice Magazine – June 2013 71


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growth in the luxury housing market and made the decision to combine their experience and efforts. This expansion has continued and roles are now both more clearly defined and filled by personnel who are specialists in their respective roles. The result is a highly specialised and efficient organisation driven by leaders with vision. Let’s get it started Weststyle consciously involves the client throughout the process as much as possible so that the client can experience and appreciate the quality workmanship and exquisite detail in the home that Weststyle is building for them. This provides the clients with a great degree of satisfaction and instils a sense of ownership in the finished product well before it is completed. When asked how they perceive themselves as a builder, Weststyle reply “We thrive on the modern challenges of contemporary construction and the needs and desires of a variety of clients. Pushing the boundaries of what is imaginable is a great motivation of ours and the results have given us great reputation. It has been

Electrical Contractors

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72 The Builders Choice Magazine – June 2013

Weststyle Design & Development: (08) 9345 1565, www.weststyle.com.au

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all types  of  electrical  work 10  Crowhurst  Way,  Morley  WA  6062 M  0419  950  782      F 08  9275  9130 E  peter@georgiouelectrical.com.au

said that if there is a project which looks too difficult to tackle, then Weststyle are the people to speak to. Our response is ‘Let’s get started!’ This attitude resonates particularly well with a collection of leading architectural firms such as Hillam Architects who continue to acquire our construction services.” It is Weststyle’s relentless pursuit for the creation of truly exceptional architecturally-designed homes that enables it to successfully tackle projects ranging from unique high quality development projects to the challenges of fully custom-designed homes such as this one. Although mainly a contemporary style ‘design and build’ company, Weststyle is capable of building any style of home. It is currently building a Hampton’s-style beach shack in the western suburbs. This shows Weststyle’s versatility. So confident are the Directors of Weststyle that they have entered the company in the WA Business News “Rising Star” Awards. BC

9 PEMBERTON CLOSE STIRLING WA 6021 EC 6954

ENRICO GULIZIA d.gulizia@bigpond.com


RESIDENTIAL

Country challenge

State and regional award winning builder, Denis Poor Building Services showcases another one of its homes in Yallingup.

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// words rocky amatulli // images brendan foster – hello imaginarium

Historically speaking Denis Poor has been in the architecture industry for some 40 years, commencing with Parry & Rosenthal Architects in 1969 before moving to Peter Overman & Associates in 1972. Peter Overman and Associates is a forerunner of the architectural practice Overman & Zuideveld Architects which is now Zuideveld Marchant Hur Architects who designed and documented this project. In past years, Denis (who has also been a registered builder since 1985) has had his own business in partnership with John Klein. It was an architectural design and a boutique building company specialising in individually designed, upmarket residential projects. Since relocating to the South West in 1996, Denis worked in site management on large hotel and residential projects in Busselton before joining Innovest in 2001 as their Residential and Operations Manager. In 2004 Denis established his own building company (Denis Poor Building Services) doing work primarily in the residential field, and providing a design and construct service.

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Building above the stream Denis Poor Building Services was awarded this project on a tender basis through the project’s architects, Zuideveld Marchant Hur Architects. It was engaged to undertake all of the building works. The sloping site came with a number of challenges, as there was a need to cut into the existing ground level to provide a level and solid building platform. Having only a clay soil added to the site conditions due to it being reactive between summer and winter. Furthermore, this particular site has subterranean streams running through it. The use of surface cut off drains and sub-soils drains were used to divert the water away from the building area. And speaking of underground water, the new rainwater tank has also been cut into the sloping soil to avoid looking at the tank from the road and from the residence. The main structure of the building is predominantly constructed of steel which was erected prior to the floor being poured in order to minimise any patching of the floor around

the column base plates. The roof cover was then installed which provided a covered area to work under during the winter months. In keeping with the setting, raw, earthy materials and colours were used externally to give the residence a rural appeal. This was enhanced by the use of Zincalume a steel roof and wall cladding in conjunction with texture Shadowclad plywood with vertical grooves to match the ribs of the steel wall cladding. This harks back to the extensive use of the material throughout rural Australia. The external infill walls and all internal walls are constructed from H2 treated pine framing. In contrast to the earthy feel, smooth polished concrete floors act as a solar gain medium with the north facing windows, using e-glass and the angular overhanging roof shape to protect the windows during summer but still designed to allow the full use of the lower winter sun. The use of local natural granite stone to the firebox adds texture which again reinforces the rural aspect of the home. Aesthetically, the finished home has a pleasant parcel of open grassland with a

The use of local natural granite stone to the firebox adds texture... 14A Griffin Drive, Dunsborough WA 6281 Tel: (08) 9755 3774 Facsimile (08) 9755 3134 email: office@capetocapeglass.com.au www.capetocapeglass.com.au

4)08&34$3&&/4t.*33034 (-"4441-"4)#"$,4t3&(-";&43&1"*34 74 The Builders Choice Magazine – June 2013


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northern aspect to the rear of the site, and this was retained during construction to become a feature area of the property. Basic principles never change “Over the years of designing residences, the design principles for energy efficiency in buildings have never changed,” says Denis. “If you observe the orientation of a building on the site you will see just how it maximises the northern aspect and the cross ventilation. These principles have been incorporated into this design by the architects.” Building a home like this one also relies very heavily on the availability of good trades and reliable suppliers. Whilst this can be an issue for any builder, it becomes more critical when building outside of the metropolitan area. About Denis Poor Building Services The company has won multiple awards for its work in the south-west of WA. They included the four awards in the

HIA-NAB South-West Housing Awards (Custom-built Home of the Year $575,001 - $775,000, Custom-built Home of the Year $1,250,001 and over, Custom-built Home of the Year, and HIA/NAB South West Home of the Year 2010. The company is also the recipient of a 2010 HIA-NAB Western Australian Housing Award (2010 HIA-NAB Country Home of the Year). The company has also entered this home in three categories in the 2013 HIA South West Custom Built Homes award to be held in September. Currently Denis Poor is keeping very busy and completing a two-storey tilt up panel residence which has a very industrial approach to the design with the use of unpainted concrete wall and floor surfaces in a small inner Bunbury suburb. It is also about to commence work on two two-storey residences on small CBD lots overlooking the harbour and town site (on the south coast in Albany). BC Denis Poor Building Services: 0428 913 864, www.dpbs.net.au

Mark Flynn

EC006856

ABN 39 813 644 115

Mobile 0403 333 001 Fax 9756 7769 PO Box 835 Dunsborough WA 6281 admin@execelectrical.com.au

T 08 9754 1211 34 Cook St, Busselton WA E: sales@busseltonwindows.com.au

www.busseltonaluminiumwindows.com.au The Builders Choice Magazine – June 2013 75


Architectural firm turns 50 If you  could  give  a  company  a  gold  watch  for  dedicated   services  rendered,  then  it  would  be  time  to  raise  a  glass  to   Meyer  Shircore  &  Associates  Architects,  who  this  year  are   celebrating  50  years. That  gold  watch  would  be  for  inspired  and  visionary  projects   which  have  helped  cement  the  company’s  place  as  a  leader   in  West  Australian  commercial  architecture. Building  designer,  shareholder  and  half  the  company   namesake  Stephen  Shircore  started  at  the  company  while   still  in  his  teens  and  has  been  one  of  the  guiding  lights  for  the   group  which  now  employs  more  than  30  people. “This  is  quite  an  achievement,”  Stephen  Shircore  marvels.   “We’ve  got  a  lot  of  experience  in  the  firm  with  more  than  150   years  between  the  partners  alone  and  the  company  works  on   projects  in  excess  of  $150  million  annually.” Notable  buildings  by  Meyer  Shircore  in  Perth  over  the  years   include  the  Olivetti  Building  (Leederville,  1983),  50  Colin  St   (West  Perth,  1985),  Malaga  Markets  (1990),  Sanori  House  &   ANZ  House  (Joondalup,  1990  –  92),  Millennium  Cinemas   (Fremantle,  1999),  Nestle  Building  (Belmont,  2001/2002),  Monro   Showroom  (Osborne  Park,  2003/04),  Dale  Alcock  Head  Office   (Herdsman,  2007)  and  the  company’s  own  Subiaco  offices  at   437  Roberts  Rd  which  were  built  in  2011. Other  notable  projects  outside  of  WA  have  included  the  

Australian Stock  Exchange  Refurbishment  in  Sydney  and  the   refurbishment  of  Moscow’s  Cosmos  Hotel. This  year,  expect  the  company  to  add  a  number  of  new   buildings  to  the  Perth  landscape  in  Joondalup’s  Shenton   House,  the  AVELING  Training  Centre  in  Jandakot  and  the  100   Havelock  St  office  in  West  Perth. The  award-­winning  Meyer  Shircore  &  Associates  Architects   began  as  a  small  firm  started  in  the  early  1960’s  by  a  German   migrant  to  Perth  named  George  Meyer.  The  company’s   first  incarnation  as  G.Meyer  &  Associates  concentrated  on   structural  and  architectural  drafting  for  the  commercial  market,   utilising  the  knowledge  gained  by  its  owner  in  post-­war  Europe. Stephen  Shircore  began  his  career  at  G.  Meyer  &  Associates   in  1971  and  over  the  years  the  company  evolved  into  Meyer   Shircore  &  Associates  Building  Designers.  In  January  2007,   Meyer  Shircore  &  Associates  was  licensed  with  the  Architects   Board  of  Western  Australia. “George  approached  things  a  little  differently,”  Mr  Shircore   says.  “He  came  up  with  the  structure  first  and  hung  the   architecture  off  the  outside,  which  was  opposite  to  what  was   being  done,  particularly  in  the  commercial  market.  This  also   allowed  him  to  come  up  with  very  economical  solutions  for   building  which  people  could  afford.” From  the  1980’s  through  to  2007,  Meyer  Shircore  &  


Associates underwent  various  transformations  within  its  leadership   team.  This  provided  the  development  of  a  unique  approach  to   the  commercial,  residential  and  industrial  markets. Recognising  a  shift  in  consumer  patterns  in  the  retail  sector,   Meyer  Shircore  became  a  leader  in  bulky  goods  development,   focussing  on  design  and  providing  economical  building  solutions   for  numerous  developments  housing  national  retailers  and   brands.  This  focus  didn’t  curtail  the  company’s  involvement  and   development  within  other  branches  of  the  commercial  sector. Today,  the  company  prides  itself  on  innovative  and  considered   design  that  meets  the  aspirations  and  expectations  of  all   stakeholders. “Our  experience  includes  a  diverse  range  of  project  types   including  commercial,  retail,  industrial,  medical,  interiors,  sport/ leisure  and  multi-­residential  of  varying  scales.  In  every  project   undertaken,  we  endeavour  to  make  a  sensitive  contribution  to  the   build  environment  that  will  prove  to  be  a  desirable  asset  for  the   client  and  greater  community.” Annually,  the  company  has  around  100-­150  projects  at  various   stages  of  design  and  construction.  This  includes  one  client  who   has  been  working  with  the  firm  for  more  than  three  decades. Records  show  that  the  company  started  with  their  first  building   design,  numbered  100  and  are  just  about  to  finish  design   drawing  7,600.

“We continue  to  make  our  buildings  cost  effective  while  still   having  architectural  appeal  and  we’re  proud  to  still  be  able   to  do  that.” The  company  prides  itself  on  a  diverse  and  individual  approach   and  an  ever  evolving  attitude  and  approach  to  environmental  and   sustainable  building  practices.  The  partners  are  involved  in  every   project  to  maintain  a  consistent  standard. The  company’s  board  currently  consists  of  Stephen  Shircore,   Malcolm  Jones,  T.  Mark  Baker,  Marc  Bishop,  and  Jarrad  Nightingale   supported  by  25  plus  employees. “We  understand  that  if  everyone  takes  ownership  of  the   company  and  their  work  then  that’s  reflected  outside  and  in   our  work.”   For  further  enquires,  interviews  and  to  request  photos  contact: Malcolm  Jones  at  Meyer  Shircore  &  Associates  Architects  on   9381  8511  /  0418  944  948  or  malcolm@meyershircore.com.au

PO Box 1294, Subiaco WA 6904


RESIDENTIAL

Spicing things up in Cottesloe Rugged yet well considered on the outside, this unique haven has all the refinements and luxuries that a family would want. Keeping out the elements and keeping in the comfort is what this Middle Eastern inspired home achieves – and with the greatest of elegance and ease. // words rocky amatulli

Middle East meets West The inspiration for this home (designed for a family with four children) came from homes that the client had both lived in and appreciated during their time in the city of Dubai, UAE. The design is based on a modern interpretation of Arabic homes, combining a hint of traditional heritage with understated, modern luxury to provide a contemporary oasis - the perfect antidote to hectic city living. Of course, functional, practical design for a family of six was absolutely essential, but entertaining and casual living was just as important.

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“Our client was a past colleague of mine based in Dubai. I’d sown the seeds of building for them in years past and the time came that they were looking to return to Perth and wanted a new family home”, says Heath Davies, Managing Director of Jumeirah Luxury Homes. “The brief was to capture some of the design elements of modern homes in the UAE, combining contemporary design with sophisticated cultural elements to add depth and warmth.” The external aesthetic was certainly influenced by the current cubic form of homes commonly seen in the UAE with detailed corbelling, lime wash paint applications, solid concrete awnings and detailed laser-cut metal screens patterned on Middle Eastern themes. Simple block-like design with thick walls and a minimum of decoration are central to the design. This style of home is one for those who love a refined yet earthy palette as the owners do. Understanding that unadorned, natural, beauty was the secret to creating classic and timeless value and providing pleasure for them. Simple, yet detailed Jumeirah worked with the owners in meeting budgets through value engineering and design saving options, prior to being selected as the preferred builder. Jumeirah managed the entire

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construction package to the point where the owners flew in and settled into their new home with nothing more to do. As in the days of old, the expert craftsmanship displayed in this home is clearly evident and highlighted by the extensive corbelling, custom designed laser-cut screens, detailed cabinetry and luxurious wall and floor finishing which include ‘Australian Chestnut’ solid timber flooring and ‘Grigio Egeo’ feature wall tiling. This home is somewhat like a palace – its exterior is unassuming but has character and blends perfectly with its surroundings and environment, whilst its interior is refined and detailed – providing a safe and comfortable haven for the family. The best of both worlds Externally, the Bermuda Limestone paving exhibits a natural beauty and ruggedness which reinforces that traditional influence and feel, whilst the modern laser-cut metal screens provide a wonderful feature aesthetically yet still maintaining the practicality of security, privacy and shading from direct sunlight. In its own way, the design on the metal screens still adds to that Middle Eastern look, though the screens are a modern version insofar as their material and construction. This contrast of materials is then taken a step further with the almost commercial window framing and glazing – again for practicality and durability in the beachside suburb of Cottesloe. One aspect requiring particular attention was providing the specific external rendered and painted finish that was desired. “This was a major consideration, and was overcome by producing sample panels for approval prior to proceeding with the entire home,” says Heath. Internally, Australian Chestnut timber flooring adds warmth but is practical for a family with four children. Caesarstone benchtops again reinforces the need for finishes to be serviceable given the size and composition of the family. When asked what he personally likes about this home, Heath says “I love the front elevation which combines the rustic rendered finish, metal screens and commercial glazing, blending traditional heritage with contemporary design so seamlessly. Every project increases our knowledge of available materials, local craftsman and design techniques to ensure we can provide our future clients the same level of quality and service.”

he began his practical education by constructing major commercial projects. Jumeirah Luxury Homes was formed in 2005 after 12 years of Heath managing these large-scale commercial building projects. The company has specifically targeted the high-end luxury home market, working with clients who demand the highest quality materials and specifications, and with consultants and contractors who are able to deliver on that requirement. Whilst Jumeirah is primarily a design and building company that represents contemporary design, over the years of building luxury homes one common theme became prominent - their clients’ desire to express how their travels have influenced who they are today. By incorporating discreet cultural elements into the homes Jumeirah designs for its clients, this fusion of styles has become one of its points of difference, particularly as it is delivered with sensitivity and class. “Our building knowledge and experience lends itself to challenging the norm and our integrity in managing our clients’ greatest investment is foremost in our mind”, says Heath. “I felt a synergy between this and my past experience in the commercial sector, though I specifically enjoy the opportunity to relate with my clients on a more personal level. Being in the residential building market allows that.” Quite simply, Jumeirah offers its exclusive clients’ a unique and tangible experience in the creation of a residence that will interpret the individual’s life experiences into a vibrant and sophisticated home they can enjoy and share. BC Jumeirah Luxury Homes: 0423 631 217, www.jumeirahhomes.com.au

The story of Jumeirah Jumeirah’s story really begins when Heath Davies completed secondary school and embarked on a carpentry and joinery preapprenticeship. Heath soon combined this apprenticeship with studying for his Builders Registration in 1993. That same year, Heath was selected by Multiplex Constructions to join their site staff and so

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RESIDENTIAL

All that glitters

Beaulieu can be translated as meaning ‘a beautiful place or house’, and this seems a fitting name for Platinum’s magnificent display home. // words rocky amatulli

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The platinum connection The metre was originally defined as one ten-millionth of the distance between the North Pole and the equator at the longitude of Paris. Because of the difficulty of reproducing this measurement, a platinum bar nominally of that length was constructed in 1799. Nowadays, platinum’s rarity as a metal has led it to be associated with luxury and opulence. But Platinum (Homes) also refers to the name of a company here in Perth who is also associated with luxury and opulence – because it designs and builds magnificent homes. A testament to that last statement is one of its own display homes, The Beaulieu. “We were looking for a display location where we could showcase our ability with design flair and quality construction” says Director Troy Felt. “I studied the market to ensure we understood the current trends and demands, while I allowed our design team to develop the outcome


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The impressive open-plan living area, situated in the middle of the home, uses high ceilings and window and door features to create a naturally-lit, well-ventilated space. with a detailed framework to move forward from. We design homes including all the interiors for our clients, right through to totally completing the construction. We wanted to do this with The Beaulieu to create an example for future clients. Ultimately though, this is a ‘home’ where Platinum is the client!” Enter the beaulieu Strong, angular façade elements provide the first impression when approaching The Beaulieu. Described by Platinum as ‘a home designed with style and modern functionality’ the double storey 3-bedroom, 2-bathroom home is striking, but not overwhelming in an unbalanced or overstated way. And unlike many homes which adopt dark tones and colours, this home has a softness conveyed through the use of lighter tones in the rendered and face brick exterior walls. In addition, an integral part of Platinum’s approach to ‘finishing’ a house is the inclusion of landscaping. To that end, plants cascade over the upper floor balcony to soften the façade further, as does the ground scaping. But the grandness and opulence doesn’t stop at the front door! As you enter through the side porch, you will appreciate the clever design features that give this home its spacious feeling,

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A traditional touch with attention to detail A Traditional Touch timber flooring, established in 1995, has developed into a company with very satisfied customers, knowledge and the ability to express a hundred per cent attention to every detail - from preparation to final coat. Our work is competitively priced, punctual and above all, installed professionally first time. We have the ability to source many Australian hardwoods or imported timbers which has been properly kiln dried, with a choice of polyurethane finishes. There is no job too big or too small. For a free measure and quote, contact Mick on email at mick@ atraditionaltouch.com.au or call 0417 984 576 or alternatively call Tasso on 0413 234 910. ADVERTORIAL SUPPLIED BY CLIENT

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including wide open voids and large windows. At the front of the home is a study, for those requiring a separate work space, and a separate media room. The impressive open-plan living area, situated in the middle of the home, uses high ceilings and window and door features to create a naturally-lit, well-ventilated space. 44 course high ceilings (a far cry from the old 28 courses) to the living room just make this area ‘explode’ upwards. Coupled with highlight windows that allow light to sweep through and illuminate the home and take in consideration of the solar passive principles, The Beaulieu has the grandeur of a stately home or manor. Careful thought has gone into the layout of the kitchen. A separate scullery placed behind the main kitchen can be closed off during dinner parties, and the long island-bench offers an abundance of workspace. The island marble benchtop has no visible supports over it 2 metre span. Quality fixtures and fittings are used, and there is plenty of storage space. The home also features an alfresco area accessible through large sliding doors from the living area, and features an undercover section as well as an open pergola. The back of the home holds 2 bedrooms (each with a separate study nook and walk-in robes), a second bathroom (with vanity, shower and bath) and a separate toilet - ideal for guests. An additional activity room, complete with skylights, adjacent to the bedrooms also opens onto the alfresco area. Good things take time The light-filled stairwell takes you to the first floor which is designed for parents. It features a separate retreat, with a balcony to take advantage of the views. Large sliding doors open into the master

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suite, which has a large dressing room and a stylish bathroom. High-end fixtures and fittings in the bathroom include double-vanity basins, a double-headed shower, a central bath and a separate toilet. Of course, creating something of quality and uniqueness does have its challenges and takes time. “The low pitch roof to the home first created some challenges with the air-conditioning, so our designer incorporated bulkheads into the ensuite to resolve the problem. This element became a feature of the ensuite from the early stages of the design phase, and so didn’t become a tacked on solution at the last minute or during construction. Also selecting bricks that Brikmakers designed and manufactured for the display (including corner bricks) just adds to the uniqueness of the house”, Troy says. “And for architectural continuity, the exterior feature brickwork has also been carried into the home.” No wonder it took 11 months to complete. “The home was not that complex to build considering the type of product Platinum generally produces however as a display we have learnt at lot and we are always keen to receive feedback. Having said that, it has been received very well”, says Troy. “One thing it does do is demonstrate how we study and take commercial elements from around the world and apply them to our homes. This philosophy really captures the Platinum style.” But the Platinum edge does not end there. Another magnificent Platinum display home is called the Lucretia and is situated in Coogee...but that’s another story. BC Platinum Homes: (08) 9361 2622, www.platinum.home.com.au


RESIDENTIAL

Home blockbuster The ultimatum to Ultimation was to create an award winning home theatre experience that delivered the thrill of 3D movies in 4D with motion seating so as to take the whole experience to another world...and secondly for it to have a ‘wow factor that blew the owner’s mates away’. // words rocky amatulli

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Enter Ultimation This unique home theatre project was referred to Ultimation by a well known home entertainment specialist that realised it was an opportunity to create something amazing. Initially, the project had a moderate budget which made it challenging to surpass the client’s expectations to transform a 5.5m x 7m room into an amazing award wining home cinema which delivered a movie experience beyond anything the client had ever experienced before. As a movie lover, the client was very keen to create an atmosphere that would be dramatic and explosive – just like the movies he loved. Ultimation was given the task of designing, creating and delivering the project from start to finish. Builders, engineers and specialists were all involved to make this unique home cinema come to life. Ultimation designed and engineered all the audio visual systems with specialist David Moseley from Wavetrain Systems. Ultimation’s specialist AV team supplied and commissioned the audiovisual equipment and lighting systems involved.

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Transformers The whole room is very well designed to hide all the audiovisual equipment and acoustic treatments, so the initial view is one of clean and simple lines - yet detailed enough to excite but not distract the eye. Speakers are all concealed behind acoustic fabrics such as the custom 180 inch curved woven fabric screen (that enables sound to travel through it with no audio losses), as is the acoustic panelling at the sides of the room hidden within graphic movie-themed boards and detailed sliding doors. Concealing a waste pipe from a sink on the floor above was critical to maximising the height of the projector and bulkhead around the perimeter. This involved the creation of the large abstract ‘zebra’ bulkhead strips on the ceiling. The large strip in the centre front covers the waste pipe and curves away from the projector at the rear of the room to keep the projector lens clear of the bulkhead. Air-conditioning and ventilation were very important for cooling the room and equipment whilst still maintaining its distance from the projector lens to stop any differential air movements across the picture projection. This was achieved by facing the air outlets into the room down the side walls with return air at the rear of the room behind the projector - which also enabled adequate cooling of the projector itself. Asked to create a common area with a bar adjacent to the theatre, Ultimation had to be innovative in making the room dual-function for entertaining after the movie was over. This was achieved by concealing a motorised sliding door to open the theatre up for ‘after movie’ drinks.

Lights! Ambience! Sound! Lighting and ambience were crucial in the theatre as it ‘makes or breaks’ the room and how it reveals itself. By extensively testing many different light sources and fittings, Ultimation finally found suitable lighting that would give the dramatic affect of ‘Fox-like’ spot lights. Along with custom made LED strip lights, Ultimation was able to create any colour atmosphere the client desired. More importantly, using a new LED strip that had an RGB chip and a warm white chip to enable perfect colour creation meant not being limited to just bright colours but also having the freedom to select warm white and pastel colours that are not currently available. Audio performance was critical, and acoustic engineering solutions don’t just rely on design, but also ensuring that materials are placed in accordance to that design. The design however must take into consideration aesthetics to give such a room the desired ‘wow’ factor whilst it still ‘performs like a Ferrari’. This required the balance of making everything fit in and function properly without compromising on the magical experience of being transported into another world. Bass isolation and low frequency standing sound waves can have a dramatic affect on the performance of bass response and feeling the explosion through out the room. Bass sound waves are a lot larger than high frequency sound waves and if subwoofers are not correctly placed or bass traps not used correctly, it can result in a very poor sounding system – regardless of quality or price. The use of five subwoofers in conjunction with four bass spring traps in the front left and right-hand corners of the room to overcome standing waves helped create an even bass response in all seating locations. Providing sound isolation between the theatre and the main entry foyer that was open and three storeys high, and minimising sound pollution throughout the rest of the home, was paramount. Triple stud walls each with double sound board gyprock were used with sound quiet glue between each double layer - this significantly reduced sound pollution in the theatre by 60db.

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LED LIGHTING SPECIALISTS

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“When you are watching a scene of a movie and someone shoots in your direction, you are checking your shirt to see if you have been shot...it feels that real.� The noticeable influence on this project was the ability to have a screen that filled the front of the room as much as was practically possible whilst still maintaining a close seating proximity without the viewer seeing any image pixilation and distortion which occurs when using standard HD projectors. This was achieved by using a high contrast 180 inch woven fabric screen and Sony’s new high end 4k projector that has 4,000 x 2,000 pixels - four times the 1080p resolution which is currently used in all commercial cinemas throughout the world. The custom seating is also a far cry from the standard theatre seats we are accustomed to sitting on. The front three seats are all D-Box active motion seats (the largest installation in WA) with military grade electro mechanical actuators located under each seat. With every movie personally coded so that seat movements match the movement and texture of the scene being watched, truly taking the viewer into the world of a 4D movie experience. No words can describe the amazing sensation the chairs provide – they must be experienced to be believed.

experience the full excitement that movies and home entertainment that can bring to their every day life, is a shame. This project was very unique and evolved into an amazing work of art. The project itself was fun, creative and challenging and both we and the client were extremely pleased with the way it turned outâ€?, says Jarrod Silverlock, Ultimation’s System Designer. “Put simply, when you are watching a scene of a movie and someone shoots in your direction, you are checking your shirt to see if you have been shot..‌it feels that real.â€? “This project grew in size and budget based on the client’s requirements, but we never lost sight of delivering on their dream and our promise. The client loved our ability to be flexible and adaptable, and the fact that we weren’t afraid to introduce new and better technology which would benefit him - even though the project was halfway through its creation.â€? A work of art should not go without the recognition, so Ultimation is entering the project into the CEDIA (Australasia) Awards later this year with intention of winning. BC

And the award goes to‌ “The fact that most people do not get to appreciate or

SoundLab by Ultimation: 1300 880 544, www.ultimation.com.au, www.soundlab.net.au

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Enter La Casa True to their Italian heritage, Amano Homes’ latest display home is aptly called ‘La Casa’ (Italian for ‘the house’). // words rocky amatulli

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Welcome home The La Casa demonstrates Amano’s ability to respond to the challenges of a difficult block with many restrictions and requirements to be met, and yet still produce a wonderful family home. The goal was to design a modern home for a growing family that took the best advantage of the property’s location (being a corner lot) with a view south over a park. The display village developer had strict requirements for all homes built to meet the 6 Star energy requirements which included options for solar hot water heating and electricity generation from roof panels, as well as a rain water tank. The panels needed to face north for best performance and the rain tank needed to receive water from as much roof area as possible. On approach, one is impressed with the crisp lines of a contemporary home with a hint of commercial building methodology, in the use of modern materials, a Colorbond roof and rendered walls with feature stonework and panelling. This amazing home immediately impresses with its double door entry and spacious foyer with its high ceilings which leads to the theatre, master suite and through to the living and kitchen areas. The


THE BUILDERS CHOICE UHVLGHQWLDO

On approach, one is impressed with the crisp lines of a contemporary home with a hint of commercial building methodology, in the use of modern materials, a Colorbond roof and rendered walls with feature stonework and panelling.

large open entrance shows off the sweeping staircase to the upper storey. The master suite is linked to an opulent and fully tiled ensuite with its stone bench tops and double semi recessed vanity basins. The large walk-in robe is accessed through two entrances located on either side of a wall at the bed head, and can easily be segregated to ‘his’ and ‘hers’. Adjacent to the master bedroom is the home theatre which can also act as a parent’s retreat given its proximity to the master bedroom. It could be considered the perfect sanctuary after a hard days work. Double glazed doors open into the bright and airy living area and kitchen - the open plan layout accentuated by the raking ceiling and highlight windows. The integrated kitchen, living, dining and alfresco open out to the entertaining alfresco and courtyard through stacking doors that open wide, all forming the entertainment zone and hub of the home. The kitchen has

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an abundance of storage with overhead cupboards and a large walk in pantry with a thoughtful and convenient auto light system. The island bench has an 80mm edged Essa stone top and waterfall sides, is both modern and elegant, and also serves conveniently as a breakfast bar. Apart from other practical deign aspects this home has include a ‘shoppers’ entry from the double garage, providing quick access to the kitchen. This short passage also conceals the laundry and powder room which are located nearby. The upper floor is accessed via the stainless steel staircase leading from the foyer to three large bedrooms serviced by a fully tiled bathroom. The study opens out through double doors located directly above the main entrance doors below, adding symmetry. They access a balcony that captures the view. All in all, this is a spacious layout and has comfortable and functional areas for the rest of the family to enjoy. The La Casa has all the trimmings of a home offering a luxury lifestyle. It was decided to make the most out of the limited outdoor area outside of the main living wing by having a northern outlook over a private landscaped courtyard with full height, full width glazing. The area immediately inside the home

complements by having raking ceilings with high windows specifically designed to capture winter sunshine, flooding the open plan living area with light – whilst the eaves block the harsher summer sun from entering these areas. Specialised glass and glazing methods were included in the design and construction of this home to meet the low energy use requirements. Being a display home located on a corner block also places additional demands on the design. Windows were placed to overlook the developer’s parkland to the south but too much south facing glass is detrimental to good solar principles so rather than large panels, smaller framed windows were added to created interest whilst still maintaining views. Building by hand In Italian ‘Amano’ means ‘by the hand’ which reflects Amano Homes’ philosophy to provide personal hands-on customer service, expert craftsmanship and a quality build. Their team of skilled professionals remove all stress and difficulties, leaving clients with peace of mind, and a truly enjoyable and rewarding experience.

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88 The Builders Choice Magazine – June 2013

Commercial and Residential

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In Italian ‘Amano’ means ‘by the hand’ which reflects Amano Homes’ philosophy to provide personal hands-on customer service, expert craftsmanship and a quality build.

Amano’s homes have been specifically designed to meet a diverse range of lifestyles. Whether clients envision living in a traditional single storey home, a cottage on a narrow block, a spacious loft-style house or a double storey home, Amano can build it. This versatility also extends to Amano’s Project division which specialises in building multi-unit developments and apartments. With over 10 years’ experience and many creative development solutions to maximise their clients’ investment, one could say that Amano thinks like a property developer. Whether their clients are a first-time builder, an experienced developer, or just an investor who wants Amano to take care of the whole process, Amano has the right package. It provides its clients with the best design to suit their budget and always builds quality homes within an agreed timeframe. It understands the importance of efficiency to maximise the potential for a client’s expenditure and investment. Amano limits the number of homes it builds per year to ensure delivery and so it can maintain excellent customer service and superior quality every time. BC Amano Homes: 1800 13 11 13, www.amanohomes.com.au

Coastline Kitchens congratulates Amano Homes on this outstanding new display home. WA’s leading independent cabinetmaker, the best builder’s choice. 4 Smeaton Way, Rockingham WA 6168 p: (08) 9550 1800 f: (08) 9550 1818 The Builders Choice Magazine – June 2013 89


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Metropol on Parry Capturing the urban buzz of inner city Perth, Metropol on Parry is one of Psaros’ latest chic apartment developments. // words rocky amatulli

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A partnership made in Parry Street Psaros was approached by McDonalds to partner with them in jointly purchasing the property and taking the land surplus for its use. It was a good deal for both parties in that McDonalds got the ideal sized lot for their store leaving Psaros with a manageable-sized site for its development. Psaros developed and built an apartment complex (with commercial suites on the ground floor) with input from various consultants with regards to design and assisting through the approvals process. Its in-house marketing team developed the

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“The development and design of Metropol on Parry took into account the cultural, culinary, recreational and commercial offering that an inner city development should have. Over the past decade, Perth’s inner-city has begun a metamorphosis, shedding its industrial skin to reflect a forward-thinking city of the new millennium. Metropol on Parry reflects this transition.”

marketing materials and advertising campaign that assisted in the selling of the project to the broader market. It’s important when developing an inner city apartment complex for it to interact with the broader precinct, not just meet statutory regulations. While some people prefer the convenience of living in an apartment they still want to enjoy the lifestyle that Perth has to offer. With this in mind, Psaros ensured that the design of the building incorporated the existing attributes of the site as well as the benefits associated with inner city living. It was important to make the apartments feel spacious - as such, the open plan design along with various other interior design techniques ensured that apartments maximise the living area for their tenants. “The development and design of Metropol on Parry took

into account the cultural, culinary, recreational and commercial offering that an inner city development should have”, says Mike Enslin, Psaros Managing Director. “Over the past decade, Perth’s inner-city has begun a metamorphosis, shedding its industrial skin to reflect a forward-thinking city of the new millennium. Metropol on Parry reflects this transition.” One stop from the city Quintessentially cosmopolitan and one stop from the city’s centre, Metropol on Parry was designed to capture the urban lifestyle that one expects in a prime inner-city development. With a café at street front level and a communal resort-inspired swimming pool and lounge deck, this is the foundation for entertainment, recreation and cultural forays. Metropol on Parry

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is absolutely urban, located in the city of Perth, only 650 metres from the Perth train station. Apart from having an inner city location, Metropol on Parry’s design wanted to provide owners/occupiers with the ability to engage the outdoors despite living in an apartment. This was incorporated into the design via functional upper floor balconies to provide visual interest to the facades and surveillance of the streets.

The building orientation and facade elements were designed to encourage plenty of natural daylight coupled with sun screening and ventilation to create a comfortable internal living environment for residents. One of the key features of this project is the resort-like internal pool and large balconies associated with each apartment which helped to increase the overall living space of the apartment and provide a scenic outlook.

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www.skywardroofplumbing.com.au 92 The Builders Choice Magazine – June 2013

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Some of the dominant materials used in this project include timber roof trusses and metal deck roofing, in-situ concrete floors, AFS walling system, plaster board and stud framing to internal walls, and aluminium window frames – so the project required careful co-ordination given the diversity of trades and materials – particularly given its inner city location and limitations with noise, dust and parking. Internally, the apartments are spacious and light. Each kitchen is appointed with stainless steel appliances, engineered stone bench tops and provisions for convenient appliances, demonstrating that careful consideration was given to lifestyle and expectations of the buyers.

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intend to be on site with another six developments over the next 8 to 10 months. These range in location from Churchlands to Subiaco, Leederville, Perth and Rivervale. Mike Enslin began his career in South Africa after qualifying as a chartered accountant with KPMG. Mike worked in South Africa, Zimbabwe, London and now Perth in a diverse range of industries. As an accountant, he experienced different industries over the years with the common theme being his capability in financial management and business operations.

On immigrating to Australia seven years ago, Mike met his now business partner Danny Psaros who operated in the industry and was looking for someone with Mike’s skill set. The rest is, as they say, history, and that history is scattered with many quality developments that the Psaros group has successfully completed. As a builder/developer with in-house sales and marketing capabilities, the building arm is the dedicated builder for all of the group’s developments but will also build for third parties –

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96 The Builders Choice Magazine â&#x20AC;&#x201C; June 2013

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One of the key features of this project is the resort like internal pool and large balconies associated with each apartment which helped to increase the overall living space of the apartment and provide a scenic outlook.

typically where we have a relationship with that client. The building division is headed up by the company’s director of construction but ultimately overseen by Mike and the CEO, Danny Psaros. This structure allows Mike to focus on the development pipeline (in conjunction with Danny) where successful outcomes ultimately feed the building division. Psaros also has a dedicated sales team operating under its own legal entity and an in-house marketing team to support the sales process. Its business model is predominately built around selling apartments (off the plan) to a mixture of owner-occupiers as well as investors. It also produces commercial developments where it can source pre-commitments from tenants or future owners. In the world of development, timing is (almost) everything. It was a tough selling environment at the time that the 57 residential apartments and 7 commercial suites at Metropol were available for purchase, but Psaros overcame the market’s low demand for this type of product with good marketing campaigns and a dedicated sales team. The complex was completed in January last year and was 100 per cent sold out. BC Psaros: (08) 6380 3030, www.psaros.com.au

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100 years in the making Built in 1915, this stately Mount Lawley home has been meticulously restored to its former glory…..and perhaps even beyond. Before // words rocky amatulli // images joel barbitta – d-max photography

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Around the beginning of the last century, the suburb of Mount Lawley was established in Perth. A little later (in 1915 in fact) a typical 2 bedroom, 1 bathroom cottage was built. And so it remained for many years, with some modifications over time. But it was not until nearly 100 years after it was built, that a major renovation was undertaken by the owners, with the help, enthusiasm, and expertise of Cambuild. The brief was simple but the task was complex; to carry out seamless extensions in order to create a modern home whilst respecting and matching the original design and fabric of the existing house. In essence, the 18-month project centred on converting a single storey home into a four-level one. Requirements included ensuring separation of living areas and creating specific zones and floors (the reasons for which will become apparent later in this article). Being an old house meant considering humidity control and passive solar design so that this home wasn’t cold or uncomfortable for the owners and their family once they re-occupied it. The owners also wanted energy efficiency so double glazing needed to be incorporated. And of course it had to be easy care and low maintenance! But again, given the style of the home and the suburb in which it was located, the builder needed to replicate all of the authentic character features, refurbish existing fireplaces and other character items, and consider the streetscape. Furthermore, as if the task wasn’t already challenging enough, the owners wanted to ‘future proof’ their new home so that it would provide ‘multi-generational living’ for many, many years to come.


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What has transpired from the point of view of much hard work seems insignificant when compared to the glory of what is now a stunning home with an internal living area of almost four times its original size at 800 square metres. It’s about time! Many owners might have overlooked renovating this house or given it up as being too hard - given its age, and given the inherent problems associated with that. It would not be an easy task, and it would not be a cheap task – not if these owners wanted it done properly! Nor could many builders tackle a renovation of this calibre and deliver with resounding success. There are often issues with availability of materials, not to mention workmanship challenges to match existing materials, styles and finishes. One builder who can (and did) deliver is Cambuild. Never one to shy away from a challenging project, Cam Wilkie and his team decided to take it on. This was particularly courageous as the owners had previously had plans drawn up and submitted them to council for approval. The plans were not exactly what the owners wanted, but in any event the building licence they had been granted was about to expire. Cambuild jumped in and made the necessary design changes, liaised with council, and ultimately got the necessary approval to build the modified design. Out of the past comes a future Externally, the home features matching classic red tuck pointed brickwork and cream painted timber work, and looks worthy of the street and suburb the home is located in. With a landscaped lawn garden providing a ‘canvas’ for the grandness of the imposing home, it is now the manor that it deserves to be. However, quite cleverly, the surrounding grounds are very low maintenance, being either paved or low shrub gardens with the occasional tree.

What has transpired from the point of view of much hard work seems insignificant when compared to the glory of what is now a stunning home with an internal living area of almost four times its original size at 800 square metres. The four- level home now boasts 4 bedrooms, 3 bathrooms, formal lounge room with city views, home theatre/cellar room, 2 living rooms, study, laundry/ powder room plus a loft and a three-car garage. With the clients’ mother living on the ground floor and the owners living upstairs, the home also has two fully operational kitchens, and includes a lift (although it also has three jarrah staircases). The home has recycled jarrah floorboards and replicas of an original ornate arch along with three restored fireplaces. Nothing has been compromised or missed. Modern features include contemporary picture rails, granite kitchen benchtops, travertine floors in wet areas (with concealed toilet systems) and Villeroy & Boch fittings, double glazed windows with internal solar blinds, LED lighting, ducted reverse cycle air conditioning with humidity control, smart wiring and a CCTV system. Though also a ‘modern’ feature, the PVC window frames have been made to look traditional by crafting them to create timber sills and architraves – so they offer the best of both worlds, looking authentic but not requiring maintenance. The art in a renovation like this is achieving that balance in combining modern with traditional. In this case, the artists (Cambuild) have done their job well. If only the original owners of the home could see it now. BC Cambuild: (08) 9244 8522, www.cambuild.com.au

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Behind the red door This contemporary new million-dollar home in Highgate is the result of builder Cambuild and architect Ian Dewar combining their talents and experience – and it shows! But what exactly is behind the red door…? // words rocky amatulli // images joel barbitta – d-max photography

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There’s always a catch The owners of Chatsworth Rd had seen a residence that Architect Ian Dewar had previously designed on a small lot - and they wanted something similar. And thus Ian was engaged to provide the full architects’ Services – schematic design, design development, contract documentation, calling tenders, and contract administration. However, rarely are home renovations or building a new home totally straightforward. There’s often some compromise or limitation with design or construction – or both. In this particular case, the lot was only 300sqm with a 9m frontage and a 1.6m fall from front to back. Yet regulations demanded walls not to exceed 6m from natural ground level and that there was no overlooking of neighbours. This is what happens when building on a block in an older established area. Then there were the client’s requirements to provide a comfortable family home with broad views of the street to the front and the whole city to the rear. The agreed aim was to create a distinctly contemporary home but one which was sympathetic to the traditional neighbours in a character precinct. There’s always a solution So how were these challenges overcome? “With great difficulty, but without seeking a single concession from the statutory authorities,” says Ian proudly. What the owners have ended up with is a contemporary a three storey home (but having four ‘levels’) with a street presence traditional in scale

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and character. With its sweeping rooftop outlook and city views, this chic two-bedroom residence has been carefully designed to be contemporary yet sympathetic to the traditional Highgate streetscape. It is stylish and functional, luxurious yet energy efficient, and built to proven passive solar principles. Outside, the distinctive projecting front elevation and steel architectural feature panel distinguish the home and give it its character, while simultaneously enhancing internal space, light and privacy. The home is built with basic masonry construction with steel portal frames for upper level structure and with steel and glass expressive on the façade. This combination of materials work extremely well given their detailing, proportions and balance. In through the red door You know when you have arrived at this home when you get to its front door. And no ordinary door it is! The entry to this home is through what can only be described as a commercial (bordering on industrial) scale entrance. The massive red pivoting door sets the scene for what is to follow. All of a sudden, the inside of the home explodes out towards you once the ‘portal’ has been opened. Inside, a spacious floor plan unfolds, seeming to defy the confines of the narrow lot with a study, cellar and an expansive top-floor living space that’s bathed in light from the front and rear balconies. The interior treatment makes the home look more like a luxury apartment or hotel suite. Ian refers to the home as the ‘Upside Down House’ with the living areas on the upper floor to take in the view. With its kitchen and living area located on the top level (to take advantages of rear city views), and rear and front balconies to further enhance that experience, the ground floor is comprised of the 2 bedrooms, 2 bathrooms, laundry. And because one of the owners works from home there is a nice little ‘cockpit’ office (with its own little court) at the front of the home overlooking the street – so it could be considered a three-bedroom home. At basement level there is a garage with lift to access other floors. Very practical indeed! The home has sophisticated provision for privacy of occupants and their neighbours, and has a 6.5 star energy rating on a north-south axis.

Building the dream can sometimes be a nightmare “For your dream home to be just that – a dream – it has to be a custom-built luxury home from a premium quality home builder, and owners should work with an architect or designer to ensure that their home is unique - designed and constructed for them and their lifestyle squarely in mind,” says Cam Wilkie, Cambuild founder and manager. Design issues (as referred to earlier) aside, there were also some challenges which Cambuild faced. Given the small block size presented its own unique circumstances as far as accessing and working on the home. At the same time, building in an established suburb like Highgate brings its own restrictions – like avoiding excessive noise, dust, damage to adjoining homes and parking! The dust and damage avoidance had to be managed with screening. Parking however proved to be slightly more problematic because the streets are narrow and because of the home’s proximity to Beaufort Street and the florists located down the bottom of it. Unable to change any of these circumstances, Cambuild had to simply manage how the works were undertaken, scheduling trades and deliveries to work within the confines of the area. Whilst this wasn’t the implied ‘nightmare’, it kept Cambuild on its toes. But sometimes there can also be pleasant surprises, like the large cellar which Cam found buried at the rear of the site. Refurbishing it involved considerable expenditure on the part of the owners and considerable expertise on the part of the Cambuild – but this just adds to the personality and functionality of the home. Good practices and management are paramount in a situation like this, where animosity can be created between neighbours before owners even move into their new home. Fortunately, Cambuild is familiar and experienced with building in these conditions. Currently it has other homes it is building in Nedlands, Claremont and City Beach. With 35 years of experience in his own architectural business alone, award winning architect Ian believes in what he calls ‘good basic design practice’ and it certainly seems to be evident here. He also subscribes to the belief that professional integrity means design integrity, business integrity and personal integrity. BC Cambuild: (08) 9244 8522, www.cambuild.com.au Ian Dewar & Associates Architects: (08) 9381 4017

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Three of the best by Quattro // words rocky amatulli

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Inner-city flair in northern suburbs The Perth housing market for unit dwellings is changing and one growth area is the appetite for apartment dwellings. This has been largely evident in the CBD but in recent times the activity has stretched into the suburbs. Quattro Homes’ presence in the marketplace as a provider of high quality unit developments meant that Quattro also needed to demonstrate its capabilities in this multi-unit segment. Quattro’s role included locating the site, development of the design concept with MCarbone Design (and the pre-selling of the development prior to the commencement of the construction). The design brief was to create a development which incorporated architectural features which did not place too great a burden on construction costs – remembering that the street appeal and functionality of the design was fundamental to the successful sale of the project. The contemporary design was aimed at creating an inner city feel to the project with amenities that appealed to the typical buyer of such a property. The design was not simple but extremely efficient. This required careful management of construction detailing to ensure that the project was well understood by all and it allowed Quattro to mitigate unnecessary costs in the process. Many details in the design and engineering were ‘negotiated’ to bridge the commercial and design imperatives. The compromises were not obvious which was Quattro’s intention from the outset was. It has the appearance of a Subiaco style development in a northern suburb location - which sets it apart from its neighbours. With only 10 apartments, the size of the development is of particular benefit to its long term value as an investment. The combination of different materials adds to the architectural flair of the development. Scyon Axon wall cladding is particularly noticeable as you approach the property. Powder coated aluminium screens to the balconies and glass balustrade add to the light architectural appeal. Quattro has been able to develop a successful relationships with all its


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Triple treat: Quattro Homes’ diverse portfolio

key consultants with which it has enjoyed working for many years. In Quattro’s opinion, collaboration is the quickest route to success! The turnaround from finding the site to commencement on site was only 5 months and this was made possible only through collaboration. Luxury showcase After a receiving the ‘WA Spec Home of the Year’ award, Quattro decided to embark on the creation of its first luxury showcase home based on the same ‘narrow lot’ design path. Quattro began by collaborating with Neil Salvia Building Designs and Norinda Gibbons of YU Interiors to create what became an award winning home. From its original concept to its final fit-out, the Quattro team led by Vic Santella and Michael Lamattina pieced together a home with great design flexibility which addresses many of the

D’AMELIO STONE PTY LTD P (08) 6143 5777 F (08) 9382 4817 Showroom: 36 Townshend Road SUBIACO WA 6008 Warehouse/Factory: 95 Motivation Drive, WANGARA WA 6065 The Builders Choice Magazine – June 2013 103


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Triple treat: Quattro Homes delivered an exceptional upgrade to this Applecross home.

requirements which Quattro’s past and present clients had. It undertook detailed design discussions with key suppliers such as International Cabinets and Clipsal (amongst many others) to develop a home that could be replicated for the client who recognised value for money but wanted innovation. With such a large home on a small lot, there was reduced flexibility due to increased handling requirements. The use of new materials and customised elements of commonly used materials added its own challenges. The outcome upon completion was worth the effort. In many cases, Quattro said it was trial and error. It was with the patience and support of its trades and suppliers that made it possible to achieve what was envisioned. “Much of the acclaim is theirs as it was a real team effort” according to Quattro. Upon first approach of the home, the initially conventional shape appears ‘different’. It is due to the substantial cantilever of the roof over the front balcony which has reduced the bulk and allowed the home to gain a larger and more open appearance. As you walk into the home the features begin to present themselves, starting with the art glass and a stone console followed by a view which includes a garden courtyard with water feature. Then it is followed by a curved staircase in natural stone and a marble rendered feature wall. You really get of sense of what to expect in the rest of the home when you see this. The home is packed with features but they are not overbearing. There is a balance, which was achieved with the careful guidance of YU Interiors. The home has many hidden features but this was intentional in order to demonstrate the versatility and potential of any home. Marble render and polished plaster provide balance to the Dulux textured walls. Stone (both engineered and natural) was used extensively. To enhance energy efficiency, cavity wall insulation using Aircell was installed throughout, including the underside of the roof cover. The collaboration with key suppliers and consultants allowed Quattro to create a wonderfully balanced home. “Whilst there are times that you should trust your own instincts, there are more times when you should trust your peers and their respective skill sets”, says Quattro.

Quattro to an associate who had requirements for an alteration/ addition in Applecross which required a particularly high level of engineering. Upon meeting with the owners Quattro soon progressed to undertaking an extensive review of the proposal and design to cater for the owner’s additional requirements. This highly detailed project required regular management both on site and in its administration. Quattro collaborated with Tony Beneit of Boulevarde Interiors and Marcello Carbone of MCarbone Design to continuously develop solutions to a project which seemed to evolve on a daily basis. With an initial design proposal approved upon its engagement on the project, Quattro was asked to consider opportunities on how to enhance the design to ensure that the addition was in keeping with the existing home, and to consider the specifications of bringing the home (which was originally built in the early 1990’s) up to current day standards. The outcome is a home which is substantially more than 1,000m2 in size. Intense collaboration with engineers allowed Quattro to complete the construction details and work through the preliminary stages of what became an extremely risky build. The original architecture of the home made it somewhat of a landmark home along the riverfront of the Applecross escarpment. This was the benchmark that was set to ensure that the addition didn’t look like one. The owners were passionate about what they desired for the home (having owned it and lived there since the mid to late 1990’s) and they were able to articulate this to all key stakeholders. The undercroft garage was doubled in size to account for this 8 bedroom, 7 bathroom home. A second elevator was introduced to provide easy internal access to the guest residence. The tennis court remained as the substrate to the ground floor slab and was reinforced to carry the additional weight of the guest residence. The transformation of the main residence saw the revitalisation of the entry foyer which included internal water features, and the transformation of the kitchen opened the view to and from this area to ensure that there was increased interaction between the main living areas. Existing feature ceilings were replicated to adjoining areas and lighting was enhanced to take advantage of new technology. Bathrooms and ensuites were transformed completely. BC

Applecross Excellence Upon the completion of their Leederville Home, that client referred

Quattro Homes: (08) 9444 4002, www.quattrohomes.com.au

104 The Builders Choice Magazine – June 2013

Neil Salvia Building Designs: (08) 9444 9747, www.nsbd.com.au


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RESIDENTIAL

Holland and Deakin Savvy Construction has recently completed the renovation of two homes. Each one has its own story to tell. // words rocky amatulli

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106 The Builders Choice Magazine – June 2013

Over at Holland Street… As the result of a referral, Savvy Construction was initially contacted to discuss the extensive renovation and addition to a Fremantle Worker’s Cottage. The cottage was very rundown and consisted of a central hallway with four rooms branching off and a lean-to at the rear which housed a very basic kitchen, bathroom and laundry. The owner’s main focus was to blend the old with the new by connecting the existing cottage to a new two-storey addition by way of a split-level walkway. Quality was paramount as was the building time-line. Being a rental property, it was earning nothing for the owners whilst in the process of building. The cottage had been in the same family for four generations. Although tired and worn out when first viewed, the property had enormous potential particularly because of the features unique to that style of building - rough stone walls to the front and rear, the ornate fireplaces, high ceilings, jarrah timber floors and fretwork to the front elevation. From Savvy’s point of view, the addition to the rear of the property was relatively straight forward as it was basically a ‘new build’, although the original house had substantial cracking to its existing walls which were re-rendered to make them true and square, and the existing ceilings which were also retained but re-skimmed. Whilst this was a relatively straightforward project, one innovation was the use of the sandwich panels to the upper floor in order to gain better sustainability. The new addition was clad with a-100mm polystyrene sandwich panels with acrylic external render on the outside and insulation to the inside walls. The new aluminium windows have also become a feature, as have the original jarrah timber floors which were retained in the original structure and have been sanded and repolished. Although there is an obvious transition in the design which delineates the new from the old, great importance was placed on the ‘connection’ between the two areas. This would have been dark and uninviting area if constructed as per the plans, but Ryan suggested that rather than have


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a solid wall dividing the new and the old he use timber railings to open the area up and allow more light into the whole area. “The main challenges were getting the old windows and paintwork up to scratch and to tie in the new building with the old,” says Ryan Cole, Managing Director of Savvy Construction. Ryan thinks that the new home is unique in that the transformation from what could have been a demolition job to the end result has been spectacular. Meanwhile, over at Deakin St… The owners of this cottage were repeat clients of Architect John Murphy who had been commissioned to draw up plans. For Deakin Street, John was engaged to work together with the client by providing sketch design options to help clarify their requirements, and then the design and documentation for the project. The main influences on this project were the age of the home (circa 1930’s) and the clients passion to retain as much of the original external character as possible. It was imperative that there was a seamless blend between the old and the new, and that the result was pure quality. This project was particularly challenging due to the age of the home. All of the existing rooms except one needed complete realignment of the walls, all the ceilings (except one room) were demolished and new ceilings installed, the old timber sash windows were rubbed back re-glazed with laminated glass and restored (these were in particularly bad condition due to the proximity to the coast) and the floors were all lifted and the joists were re-levelled and packed and a new timber floor laid. In some places the original levels were out by 40mm. As Savvy Construction was doing other work in the area the owners of Deakin St saw the sign and contacted Ryan about the project. The construction utilised conventional materials; rendered brickwork externally, painted timber joinery throughout to tie with the existing windows and doors, corrugated iron roofing and a neutral but warm and consistent colour scheme throughout. Site access was challenging and difficult. Two walls had to be removed to allow access to the rear, and these were rebuilt prior to completion. Off-street parking was also difficult at times so trades had to be carefully scheduled in order to accommodate the amount of vehicles allowed at any one time. Externally, the extension is of double brick construction with an applied acrylic texture coat and has a Zincalume roof. Windows are a blend of timber and aluminium (commercial) sections. Paving is made up of the re-used recycled red bricks

Although tired and worn out when first viewed, the property had enormous potential particularly because of the features unique to that style of building...

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The Builders Choice Magazine – June 2013 107


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BEFORE

It was imperative that there was a seamless blend between the old and the new, and that the result was pure quality.

The home boasts cross ventilation as a key feature adding to the sustainability, 6.38mm laminated glass in the additions, and is now very light and airy due to the amount of glazing and the height of the ceilings. A feature entry skylight was added, effectively opening up the area and flooding it with natural light. Extensive LED lighting has been used throughout adding to the ambience of the home and the home now contains extensive quality cabinetry. Finished off with white oak timber flooring and stone benchtops with two-pack gloss cabinetry throughout, the home is now a far cry from what it started off as. When asked about what he feels about the project in hindsight, John says: “The design solution and application of all the elements produced the final, successful outcome. Given the amount of time spent in consideration of the design and a good working relationship with the client and builder a successful outcome, satisfying all, can be achieved.” Ryan says: “It was our first renovation as a builder. Many times throughout the build I questioned myself for taking this project on, but at the end it was one of the most satisfying results of my career to date. The overall project was an innovation as what started as a renovation/addition effectively became a restoration. It is unique because realistically it should have been a bowl-over! The clients’ persistence paid off and I relented and agreed to take it on as a major renovation and addition. The reward for all is the journey and outcome.

108 The Builders Choice Magazine – June 2013

“What was a house that people thought would have best been demolished is now a beautifully restored home family. It was extremely testing at times, though we completed the project and fortunately we have the project recognised as HIA’s Best Renovation in Western Australia and a finalist in the MBA awards.” About the Deakin team John Murphy is a registered architect having practiced for over 20 years, mainly in the residential sector. He has particular interest in environmental issues in building design and creating functional spaces that give pleasure to their occupants. The work in John’s architectural practice varies from renovations to designing new residences. Voted by the MBA as Best New Builder in 2013, and winning both the 2012 HIA Perth and 2012 WA Housing Awards (Renovation/Addition Project of the Year), one of the award adjudicators commented that it was difficult judging the home because he couldn’t differentiate between what was original and what was added. BC Savvy Construction Pty Ltd: 0433 051 982, www.savvyconstruction.com.au John Murphy Architect: (08) 6389 1900, www.architect.net.au/johnmurphyarchitect


up close + personal with

ryan cole DIRECTOR, SAVVY CONSTRUCTION PTY LTD // interviewed by rocky amatulli

How did you get into the building industry? I am a carpenter and joiner by trade and I won several awards throughout my apprenticeship. I was fortunate to be given my trade certificate after around 2 years and 9 months rather than having to serve my full four-year apprenticeship. I worked on the tools for many years but unfortunately I was diagnosed with Carpel Tunnel syndrome in both hands, so that lead me to look at other options and I became a Scheduler, Estimator, Commercial Estimator and Site Supervisor here in Western Australia, and on an extended working holiday I became a Financial Controller for a large UK company. Tell me a little about your company, Savvy Construction? We are a small family owned and run building company and we don’t have any financial (or other) backing from outside sources, so have had to make it work. Apart from our quality and attention to detail, one of our points of difference is that we are entirely flexible. We enter into ‘cost plus’ and ‘fixed price’ contracts, and we undertake small and large renovations and new-builds. Apart from a major renovation that we did in Swanbourne, all of our projects to date have been referral based and we have jobs booked as far forward as late 2014. What do you do on a day-to-day basis within the business? Initially I meet with clients to discuss their budget and design brief, and if we are engaged from there, I work in conjunction with my designer to achieve the clients design expectations. I am the company ‘number cruncher’ and this encompasses value engineering (which is my specialty due to my background in Commercial Estimating). I formulate the budget forecasts for cost plus situations, and the contract amount for fixed price projects. Apart from doing the estimating, I schedule all jobs and place all orders. Although I employ a bookkeeper on a part time basis, I reconcile all aspects of my cashflow so that I stay in touch with how the business is travelling. I constantly liaise with my clients, trades and suppliers directly. All jobs are personally supervised by me and I hold regular site meetings with clients are an integral part our Savvy Construction policy. What types of projects does Savvy Construction undertake, and what types do you personally enjoy most? Our projects are very diverse. As our work is all referral based we cannot ‘pigeon-hole’ our scope of works - because we don’t advertise and therefore don’t cater to a particular market niche. We are involved in new builds, both single and double storey, rammed earth and conventional double brick construction, and both small and large renovations and additions. We also do external works packages, and build our own concrete swimming pools. Savvy Construction pays particular attention to sustainability through its designs and products selections. I guess from that point of view I enjoy working with rammed earth

construction. I also enjoy the challenges associated with large and often complex renovations.

Does Savvy Construction offer clients a point of difference? There are not a lot of family-run small building companies that undertake similar scopes of works that Savvy does. I do believe however that our personal involvement with our clients, our flexibility and our attention to detail is unique – and something that we only want to keep improving on. The other thing is the flexibility that I mentioned earlier – it plays an important part in our unique approach as we value our clients’ opinions and recognise that it’s normal to have a change of heart – particularly in the building process. Are there any particular materials that you enjoy working with? I love rammed earth, sandwich panels, Alpolic, commercial section windows, laminated glass to windows/doors, and exposed aggregate externally. I know that’s a diverse list, but it reflects the diversity that Savvy Construction has. I also love innovation with materials and construction methods. To that end, I have developed a seamless system for installation of windows in rammed earth construction. Do you feel that you will ever get to a point where there’s nothing much more to learn from the work you do? No, not at all. I have already learnt many things from my time in the industry – too many to list. I guess what is most apparent (because a building is not tangible up-front) is honesty and integrity with clients. This is paramount. Throughout the journey, building for clients is about relating to what they perceive their home will be like – which quite often isn’t apparent to them by looking at a set of plans. And of course, there are their expectations. This is particularly true for clients who are building for first time. For these reasons we always tell our clients there is ‘no smoke and mirrors’ with Savvy Construction and we are always entirely upfront with them. Given a hectic working life, how do you best unwind?The Most important to me is spending time with my 3 young girls (all under 5 years of age) and my wife Melissa, along with our immediate family and friends. Melissa and I enjoy camping with friends and just switching off from work whenever we can. BC The Builders Choice Magazine – June 2013 109


INDUSTRY NEWS & VIEWS

Public Liability: Are you covered?

// words les buchbinder, partner, bowen, buchbinder vilensky

Most people in the construction industry are well aware of the risks and dangers of building sites, as well as the need to ensure adequate protection for those who come onto them. But what, in legal terms, are your liabilities? How can you best safeguard yourself? What is the difference between public liability and professional indemnity insurance? Most importantly, what steps can you take to help ensure you are adequately covered? What is liability? Liability is your legal responsibility to compensate a person for the harm you have caused to them by breaching your legal duties to that person. In particular you have a duty of care requiring you to take all reasonable steps to avoid a person or their property coming to harm. If a court finds that you have breached that duty of care, there could be financial consequences. How can you safeguard yourself? Steps to protect yourself and minimize the risks of a claim being pursued against you, include: a) Identify any risks Identify as best as you are reasonably able to do so the risks involved in the project. Consider carefully what possible situations may arise where a person could be injured or property could be damaged no matter how unlikely this may seem. For example: t 8JMMBOZNFNCFSTPGUIFQVCMJDWJTJUUIFTJUF *GTP XIBUBSF the risks of any such visitors getting injured e.g. tripping over cabling, falling down a step?

110 The Builders Choice Magazine â&#x20AC;&#x201C; June 2013

t "SFBOZWBMVBCMFJUFNTTUPSFEPOTJUF 8JMMBOZFNQMPZFF  volunteer or contractor be assisting you? Will their work involve any risk of getting hurt? t 8JMMUIFQSPKFDUXPSLJOUFSGFSFXJUIPSDBVTFIBSNUPBOZ neighbouring properties or businesses? b) Take steps to avoid or minimize the risk of harm These may include: t &SFDUJOHXBSOJOHTJHOTPSMBCFMJOHEBOHFSPVTFRVJQNFOU or poisonous substances with a clear warning; t 0CUBJOXBJWFSTPSSFMFBTFGPSNT'PSFYBNQMF IBWF sub-contractors or third parties coming on site sign a release form discharging you from liability in case of injury or accident. Waivers will not necessarily exonerate you from liability in all situations, but they will provide a first line of protection; t 1VUJOQMBDFSFBTPOBCMFTFDVSJUZBOETVQFSWJTJPONFBTVSFT ; t *NQMFNFOUBEFRVBUFBOEBQQSPQSJBUFUSBJOJOH JODMVEJOH occupational, health and safety training for employees, contractors, and/or third party visitors; and t &OTVSFUIBUZPVUBLFPVUBOENBJOUBJOBQQSPQSJBUF adequate insurance cover including public liability insurance cover to protect you against the risk of a claim against you. Public Liability Insurance Cover When you obtain insurance cover, you enter into a legally binding agreement with the insurer (insurance policy) under which you agree to pay a sum of money (premium) to the insurer and the insurer undertakes that it will compensate a third party for harm or damage you might cause to that person or his/her property. This kind of insurance cover will protect you against damage caused to a person or his/her property, but does not usually cover employees or volunteers. For example, if a visitor slips and is injured on the building site, public liability insurance would cover any resulting damage. Prudent business management dictates that you should take out public liability insurance unless you are insured under someone elseâ&#x20AC;&#x2122;s policy. In the case of the latter, it is essential that you check the detail of your cover.


THE BUILDERS CHOICE LQGXVWU\QHZV YLHZV

Public Liability vs Professional Indemnity insurance: how are they different? The main difference between these two types of insurance is the duty of care that each seeks to protect. There is a duty under common law not to harm anyone or their property or cause them to suffer a financial loss. As a professional this duty can be separated into one of two types – a “general” duty and a “professional” duty. We all have a “general” duty of care to avoid harming others – e.g. when walking along a pavement you must take care to avoid knocking over other people also walking along the same footpath. This liability is insured by Public Liability insurance. However, if you undertake academic or other training to become a professional, and you also hold yourself out as a professional, then the public is entitled to consider you an expert in your professional field of endeavor and are entitled to rely upon your professional expertise. This is your “professional” duty. It is your duty to ensure that any advice provided is accurate and complete. Any errors made in giving such advice is protected by Professional Indemnity insurance. There can be a potential overlap between Public and Professional Indemnity insurances which is addressed in most policies by way of policy exclusions. Where things go wrong Even where you have taken out insurance cover, things can go wrong if you and/or your advisers didn’t put adequate cover into place, didn’t understand exclusions or limitations of the policy, or didn’t consider the impact of your subsequent conduct on policy coverage. In the case of subsequent conduct if, for example, if you were to store highly toxic chemicals on site that weren’t disclosed in the policy, and someone was subsequently harmed as a result of contact with them, this may allow the insurer to decline a claim or even cancel the policy altogether. All too often, insurance cover is taken out based on a general description of the policy, without sufficient attention to the detail. This is compounded by the sometimes jumbled way in which some policies are constructed. But you can take some inexpensive and straight forward steps to help ensure that you get the appropriate insurance cover and don’t jeopardize it because of subsequent conduct. These include: 1. Check all other relevant documents and agreements first. Insurance cover may be compromised if you breach agreements you have made with other parties to include them in your own insurance policy cover. Frequently these clauses are totally ignored or lost until a claim is made on the party, which was supposed to be included on the insurance policy. Then things can get ugly. Court decisions, such as that of the Supreme Court of Western Australia in 1995 in the case of Hacai Pty Ltd v Rigil Pty Ltd & Ors (unreported), have held that if you agree to insure a third party under your own policy and then fail to do so, even if that third party can defray expenses under a policy they have of their own, they can still claim against you for any loss or damage they have suffered. Moreover, many insurance policies contain a separate

exclusion for liabilities that are based on other contracts, or otherwise do not cover them. So, when taking out insurance, it is vital to carefully review and understand all of the relevant contracts and other related documents and to locate all clauses that mention insurance cover and obligations. 2. Review and understand the indemnity clauses and any exclusion clauses. The indemnity or insuring clause states the cover that the policy provides – that is, the events that the policy will cover. Exclusion clauses, on the other hand, remove events from the scope of cover. Exclusion clauses may include a wide range of different losses, depending on the nature of the cover. Typical exclusion clauses in public liability policies exclude certain losses, such as those arising out of the use of motor vehicles, claims for which workers’ compensation insurance is applicable, and defective products. If your activities venture into areas that may fall within one or more of the exclusions in the policy, get further clarification about the meaning and impact of the clauses, if necessary with the help of a lawyer. Exclusion clauses can sometimes be modified or removed by agreement with the insurer in return for an increased premium and/or inclusion of additional conditions or restrictions. 3. Understand ‘subrogation’ Subrogation is the right of an insurance company, once it has agreed to indemnify the insured, to then place itself in the position of the insured (i.e. you) and recover some or all of the money it has paid out. This right flows from the basic principle that you are entitled to indemnity against your loss, but no more. If the insurance company was not entitled to subrogation, then you could make a claim under the policy, and having received full payment from the insurance company, then pursue other parties who contributed to the loss, receiving compensation from them also, ending up with more than you actually lost in the first place! The right of subrogation permits the insurance company, rather than you, to go after any other parties, which may have contributed, to the loss. This is significant because any settlement, payment, compromise or admission you make without the insurance company’s consent could very well deprive you of coverage under the policy. Summary Public liability and professional indemnity insurance is not rocket science, but it does require methodical, practical and detailed attention. Identifying and minimizing risks on a building site needs to be mirrored by similar attention to insurance policies. In particular, ensure that you’re across all the documentation and exclusion clauses. If in doubt, call a lawyer. Prevention is always very much less expensive than cure! For further information please go to: www.bbvlegal.com.au or contact Les Buchbinder directly on 08 9325 9644. BC BBV Legal: Les Burchbinder – (08) 9325 9644, www.bbvlegal.com.au

The Builders Choice Magazine – June 2013 111


RESIDENTIAL

Perfection! In the words of John Wholagan, ‘Attention to detail creates perfection’. This magnificent home built by Wholagan Building Inspiration exemplifies that attention to detail. The result is….. // words rocky amatulli // images olivia merrill

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112 The Builders Choice Magazine – June 2013

Things of stone and wood Every now and then we should stop and actually look at what we can create as an industry, and then take the opportunity to remind ourselves of how clever we are. This was never truer than when it comes to this beautifully constructed and finished family home. The Flinders Bay residence as it is fondly referred to by its builder, John Wholagan, is an example of what can be done with essentially not much more than some of nature’s most basic of materials – stone and wood. But it’s not just about the magnificence and versatility of those natural materials. The home’s beauty also stems from its design and detailing (a credit to architect Peter Moran and his team) and to the patience, diligence, and hard work of Wholagan Building Inspiration. The owner, who is an international banker and a friend of the architect, has lived overseas for many years, and owned the sloping site with an old home on it. Apart from the gradient, the site also came with an assortment of large granite outcrops. When the old house was demolished, John was able to get to work on the outcrops. The granite (some 450 tonnes of it) was chemically blasted, then removed from the difficult site and stored. It was then crushed and later re-brought to site to be used in the construction of the new home. The stone was utilised for the ground floor façade, retaining walls, and fireplaces and chimneys. And whilst one might think that so much stone could look overbearing, it provides a strong visual base for the upper


THE BUILDERS THE BUILDERS CHOICE CHOICE :DWHUHIÀFLHQF\ UHVLGHQWLDO

The granite (some 450 tonnes of it) was chemically blasted, then removed from the difficult site and stored.

levels which are fabricated in timber framing and clad externally in white painted timber planking (in a profile which was run especially for the home). This ‘lightness’ of structure and colour balances out the stonework, as does the overhanging of the upper level which serves to recess the stronger looking stonework beneath it.

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10 years in the making The home took a total of 10 years to complete (readers please note – this is not a misprint). That is not to say that John took 10 years to build the home (although it was built over a period of 6 years), but that is how long it took from the owner’s first contact with the architect, right through to completion of construction by John. Part of the reason that the home took so long to build, was that it evolved as the construction was happening. One example of its ‘evolution’ was the addition of the left hand side wing over the garage. This required a completely new set of drawings and details from the architect, and then lodgement to the local authority for a new building licence before work could continue. The owners did not necessarily intend to live in the home, but loved the location (just south of Augusta), the views over Flinders Bay, and they enjoyed being with his large family and getting together with friends when back home in WA. And so

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Mark Mackenzie Phone 9758 7454 Fax 9758 7147 Unit 2/18 Auger Way Margaret River The Builders Choice Magazine – June 2013 113


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This zoned home design caters beautifully for the needs of the growing family and will also serve the owners well in years to come.

...one building stands out above all the rest due to its size, high position and stunning copper and silver coloured aluminium cladding. Apart from having won numerous other awards, John refers to working with Peter Moran and building this home as one of the highlights of his career.

the resulting home is a large and comfortable place which is now designed and built exactly the way the owners want it – hence the significant changes over that period of time, extending the entire contract. Size and scale (and the ‘stop-start’ programming) do not mean shortcuts in material specification or workmanship however. “The balconies are decked in a high quality Burmese teak”, says John, “and whilst the roof might only be Colorbond, it was complex with all its dorma windows, but ultimately ended up wining an award.” The joinery (window and door frames for example) were all locally made by a company located in Margaret River. Now that it is complete, the accommodation consists of three levels. The ground level contains the bunk room and a second bedroom, along with laundry, powder room and wine cellar. The middle level contains the kitchen, bar, dining and living (extending onto the outdoor living barbeque and fireplace), and another 2 bedrooms. All bedrooms on these lower two floors have their own ensuite. The upper floor has the master bedroom with 2 bathrooms – his and hers! It also contains an office and library. Given the Hampton’s style and colours of the home, the interior follows suit with its white ceilings, walls and floors. The floors, whilst constructed with timber floorboards which have been painted white, have a 1mm gap between them instead of being butted up tight against one another. This is not due to poor

114 The Builders Choice Magazine – June 2013

workmanship or lack of supervision (by Tym Whologan, John’s son) but in fact intentionally done to make the home feel aged and settled in. The gap was actually machined on the edges of the floorboards. Awards and rewards Wholagan Building has had its fair share of recognition for its work via the awards it has won. The company was the recipient of the MBA 2012 Country Home of the Year, and in 2011 it won the MBA awards for the South West Best Regional Home, Contract Home over $5 million, Excellence in Construction on a Challenging Site, Excellence in Painting and Excellence in Ceilings. Apart from having won numerous other awards, John refers to working with Peter Moran and building this home as one of the highlights of his career. John credits Peter and his office with the high level of detailing and good documentation that they produced for this project – especially as it became a work in progress as the owner made those significant changes and additions to the original design and scope. This is a true testament to the value of good procedures and administration during the design and building process – and how that all comes together to produce those magnificent results referred to at the beginning of this article! BC Wholagan Building Inspiration: (08) 9758 8844, www.wholagan.com.au


up close + personal with

john wholagan MANAGING DIRECTOR, WHOLAGAN BUILDING INSPIRATION // interviewed by rocky amatulli

All companies have a beginning. What was yours? I am 63 years old and started in the building industry with a five year apprenticeship at 15 years of age. I started building in Augusta with a partner in 1977 until 1982 when I commenced business on my own as a subcontractor and small builder. My company was incorporated in 1992 and has grown to be one of the top high end/executive home builders in the south-west of the state. Firstly my son Jamie, and then Tym, completed their carpentry apprenticeships with me. I am now Managing Director and my two sons are directors. What were some of the issues you face working in the industry? The challenges we face are not unique, but they are real and need managing nonetheless! They are typically based around the co-ordination of trades and the delivery of materials - and ensuring that these are on time. Building is about time, cost and quality control. Anything that can affect these adversely (like meeting a deadline or a client’s budget expectation) can cause problems. The best way I have found to overcome them is through the application of due diligence, persistence and hard work. I don’t believe that there are any shortcuts to doing things right! Another issue which is a larger industry problem is the incidence of inexperienced builders who take on the type and scale of projects like the ones that we build. Whilst we have no objection to competition, sometimes less experienced builders end up pricing (in fact often ‘under’ pricing) these jobs, winning the work, and subsequently getting themselves (and their clients) into a difficult situation wherein they cannot complete the work to the required timelines, standards, or quality. Whilst our clients are not directly affected, it does impact on those builders and their clients in an adverse way – and is therefore damaging to the industry. This is particularly prevalent in boom times when there is a shortage of builders and the industry bodies are keen to boost the number of registrations of builders to supply the demand. Where do you get your motivation from? I love good project planning, delivering high quality workmanship for my clients, problem solving and achieving a top result that all parties can appreciate. There’s a great sense of personal satisfaction that drives me – not just the desire to serve clients better. Having long-term experience in the industry has helped me develop these qualities. I also strive for good communication with the architects on our projects. I have learnt that it is essential to have a good working relationship with both architects and clients to achieve the best result. I have always insisted on meeting the client before commitment to any project.

Do you have any materials that you particularly like working with? Given where our work is, I enjoy local and natural materials. I think that natural stone and south-west hardwoods make a great combination, and we often use these on our projects. Being familiar with these materials has helped us to extend what we can do with them. For example, we are practically proud of a hardwood split jamb system we designed and regularly use it on our projects. Looking ahead, what do you see as the future of residential building? The industry has changed enormously and I believe that it will keep doing so. The range of building mediums and methods is forever in development. We are seeing more new systems coming on track than ever before. Energy efficiency is also a much more familiar design and construction inclusion with 6 Star rated housing now required. Keeping the costs down will always be something that we have to work on as an industry otherwise it affects consumer confidence to commit to new projects – which in turn hurts the industry. Finally, home indemnity insurance cost increases are a major concern for our industry (for the previous reason of keeping housing costs down) but also ensuring adequate levels of insurance on projects. Can we enquire as to what other projects you are working on? We have just completed an exceptional home overlooking the Margaret River. Designed by Kerry Hill Architects it is a current entry in the Architect Institute design awards. The design incorporates IFC construction, and is clad with spotted gum. There are elements in hand finished burnished concrete and other features include a fire protection system, under-floor heating, double glazing and sliding timber batten screens. Although not another project (in the sense that it is not for a client) I am also building my own home. Architect Peter Moran (who designed the Flinders Bay residence on Wishart Road which Wholagan Building Inspiration built) is also the architect on my home. This will be an enjoyable exercise for me, and given my passion for building, it will be very interesting to see how restrained I can (or cannot) be with my own home. What do you enjoy doing when you’re not working? I am involved in motorsport (circuit racing), playing golf and just recently began learning to flying sport aircraft. These pursuits help me to unwind and relax (believe it or not). BC

The Builders Choice Magazine – June 2013 115


RESIDENTIAL

Seaside paradise

for seasonal staff

// words nlv

It’s considered one of Australia’s greatest marine sanctuaries and who can argue? Idyllic year-round warm weather, crystal clear water and not to mention the star of the show, Ningaloo Reef – it’s here where 200 kilometres of marine life such as whale sharks, countless tropical fish, dolphins, manta rays, dugongs, turtles and a pristine coral environment co-exist in harmony. So it’s no wonder Lifestyle Developments (a subsidiary division of the NLV Group) was delighted when it won tender to build the State Government’s Royalties for Regions Coral Bay Service Workers Accommodation in 2011. In conjunction with Regional Development and Lands, the $15.25 million State Government funded project was completed

TH

E

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116 The Builders Choice Magazine – June 2013

on-time in August 2012 and is now open for business. Designed to provide tailor-made affordable accommodation for the area’s local and seasonal staff population, the 37-home community ticks all the right boxes when it comes to a relaxed, easy going and socially sustainable lifestyle for its tenants. The land on which the village sits upon is owned by the Baiyungu people – the region’s traditional owners who are leasing the land back to the State Government for up to 10 years. At the conclusion of the tenure, the Baiyunga Aboriginal Corporation (BAC) Village Pty Ltd will take full ownership of the development. “Today we stand on ground that for the first time has been opened up to support a new future and opportunity for all people in Coral Bay and particularly the Baiyungu people to actively be


THE BUILDERS CHOICE UHVLGHQWLDO

“We’ve heard a lot of people comment on its similarity to a beach resort. What people mean by this is the enchanting beach shack appeal of the homes, with decking and lattice work on verandahs and the invitation to engage with others in the community – it’s very fitting to the Coral Coast.”

involved in a project that is taking place on their own lands,” said BAC village project director, Noel Bridge at the 2011 soil-turning ceremony. “The Baiyungu people have a longer term overall vision to develop and maintain this marvellous national asset as a lasting legacy for all Australians, international visitors and especially for future generations of Aboriginals which will include both employment and long term investment opportunities for them,” Mr Bridge continued. Not surprisingly then, the village has been designed to endure decades of use and enjoyment for the people that stay there. NLV Group’s subsidiary modular homes manufacturer, EcoFit Homes, supplied all the residences for the project which, general manager, Andy Goodin says, were designed to respect and empathise with the undulating dunes and beachscape. “We’ve heard a lot of people comment on its similarity to

a beach resort. What people mean by this is the enchanting beach shack appeal of the homes, with decking and lattice work on verandahs and the invitation to engage with others in the community – it’s very fitting to the Coral Coast,” said Mr Goodin. Applying a similar grid layout in line with former NLV Group community developments, the Staff Accommodation project is framed by west-facing retained public open space and a central community park with timber decking and seating areas at its core. At the entrance is a Community Facility building which aside from housing its management personnel, includes a launderette and drying area, and a children’s playground to foster further community interaction. What resonates strongly throughout the project is a dedicated focus on minimizing environmental impacts at all costs which was closely monitored by NLV’s project manager, Matt Cousins and architect, Richard Hammond.

GLASSCENE DOMESTIC I COMMERCIAL I TRANSPORTABLE

89mm 140mm steel wall frames trusses roof panels aluminium composite panels 10 Mcintyre Wy Kenwick WA 6107 P 08 9452 7004 M 0418 922 008 F 08 9448 5058 E gary@steelscene.com.au

www.steelscene.com.au

Australia’s Leader in Double Glazed Windows & Doors With A Range Of Windows & Doors To Meet Any Specification

Thermal break aluminium window system Double glazing Multi Locking points Thermal efficiency, Low U & SHGC values Low e glass, tinting options Internal Blinds (located between the two panes of glass) Hidden fixing on the frames (ideal for retro fit) SYSTEMS: Tilt and Turn I Awning Sliding doors and windows I Bifold doors P 08 9452 7004 Mobile 0433 984 244 10 Mcintyre Wy Kenwick, WA 6107 Email: dave@glasscene.com.au www. glasscene.com.au

The Builders Choice Magazine – June 2013 117


THE BUILDERS CHOICE UHVLGHQWLDO

“We went to great lengths to minimise disturbance to surrounding vegetation and habitat. The benefit of modular housing is that the built form is delivered to site fully assembled and lifted into place by crane which reduces alterations to existing landform and topographic characters,” said Mr Goodin. Water is a significant issue in Coral Bay. Landscaping is waterwise in nature, using only indigenous cultivars and endemic species that withstand the dry coastal environment. The Coral Bay town site is well serviced by renewable energy with a wind farm generating the town’s power supply whilst a desalination plant supplies potable water for both the town and the project. An Aboriginal Heritage survey was conducted during the early stages of the design phase and two monitors were present during all the survey and initial ground disturbance activities. The passive solar designed homes are supported by lightweight portal framing which is a less invasive building approach, especially around the dune environment, compared to retaining wall construction. The homes, whose external areas are painted in soft, neutral colours and inspired by the coast, are open and spacious which intentionally meld indoor and outdoor living spaces together via private courtyards and lattice covered verandas enveloping a relaxed beachside persona. The homes consider the predominant “sandy” winds that prevail in the Coral Bay area and include noise attenuation facilities, privacy screens and double glazing to doors and windows. “The lattice plays an important role by diffusing the daily winds. Clever orientation and cross ventilation in the homes also allow

118 The Builders Choice Magazine – June 2013

residents to enjoy a welcoming breeze without being blown away by the strong winds that can be encountered in the area,” said Mr Goodin. The one and two bedroom residences were built with excellent cross ventilation attributes, raked ceilings, extra ceiling and wall insulation, quality floor tiles and ceiling fans throughout and subtle but robust fittings to allow for the high turnover of tenants. All homes are cyclone rated with an average 6.5 star energy rating. Mr Goodin says all 37 homes were built off site at the company’s Malaga factory in under 12 weeks with each home completed within an average 30-day turnaround. “Such efficiencies of scale meant we could deliver all the homes within a short period of time, in line with the pre-prepared site-works, civils, and earth works,” said Mr Goodin. It took just under another 12 weeks to deliver and install all of the homes. Former NLV Group chief executive Mike Hollett said the project would be a breakthrough for the tourist community. “Seasonal staff is no longer limited to overcrowded caravan parks or costly motels to allow them to work in the Coral Bay tourism industry. Holiday makers will benefit due to an availability of staff; accommodation will be freed up; and business owners will be able to operate during their peak seasons without the fear of losing staff unexpectedly from a lack of accommodation,” said Mr Hollett. BC NLV: 1300 455 565, www.nlv.com.au Eco-fit Homes: (08) 9270 6888, www.ecofithomes.com.au


// words timbered

Timber framing used in large residential developments overseas

TimberED Services Pty Ltd

For several decades timber-framed construction has been used extensively overseas and interstate in housing and more recently in larger buildings. WA designers and builders are taking advantage of construction practices that have been refined by extensive experience and are using timber products and framing techniques to create cost-effective, energy efficient and attractive residences and commercial buildings. Embracing the use of timber in buildings is a smart building option; plantation grown timber is readily available, timber uses less energy than other building materials to produce, it is light and easy to work with on site, and it stores carbon for the life of the building. Lightweight timber construction typically comprises framed and braced structures to which various types of cladding are applied. Timber-framed buildings can be placed on a concrete slab or on posts/poles or bearers resting on piers or stumps supported on footings. Stick-built roofs are common in WA, but more recently some designers and builders have recognized the potential of timber for use in wall frames or timber trusses in housing. The same potential exists for multi-residential and commercial construction.

The Builders Choice Magazine â&#x20AC;&#x201C; June 2013 119

ALTERNATIVE METHODS OF CONSTRUCTION

Framing the future


THE BUILDERS CHOICE DOWHUQDWLYHPHWKRGVRIFRQVWUXFWLRQ

Example of detailed drawings in Design Guides

Sustainability and availability of timber Energy conservation detailing for timber-framed buildings has already been developed to deliver energy efficient buildings as assessed by AccuRate, NatHERS and other (GBCA Green Building Council of Australia) assessment programs. Timber requires significantly less energy in production than steel, concrete and aluminium and stores more carbon in the material than it releases during production. This means that each metre of any timber product locks carbon out of the atmospheric carbon cycle and causes a net reduction in CO2. Seasoned plantation pine with a range of treatments is available in sizes required for structural framing of housing, multi residential and commercial buildings. Builders can be confident in the quality and reliability of the structural timber products they specify as Australia is leading the world in using innovating grading technology and quality control processes in order to comply with the Aust product Standard AS/NZS1748. Timber-framed construction also uses existing carpentry skills, minimises wet trades on building sites and leads to faster final fit-out. Designers and builders have the option of using prefabricated systems (frame and truss) or stick built

Specialising in Full house construction Timber/steel wall frame construction Stumped housing Decking All types of hardies Colorbond cladding Bill: 0409 880 609 office: 0477 276 014 E: moraitiswillb@yahoo.com.au

120 The Builders Choice Magazine â&#x20AC;&#x201C; June 2013

techniques (complete construction of framing on site). Timber wall frames can be used with a range of cladding products including brick, compressed sheets, timber panel products or profiled steel sheeting, which have been given an R rating. Support for designers and builders Information available on the Wood Solutions website www. woodsolutions.com.au provides designers and builders with the resources they need to use timber framing in a range of applications from housing, to larger multi-storey commercial buildings. For example, the Technical Design Guides provide certified construction details that demonstrate achievement of the BCAâ&#x20AC;&#x2122;s deemed to satisfy provisions for fire and acoustic performance for wall, floor and ceiling elements in: t 5JNCFSoGSBNFEDPOTUSVDUJPOGPS5PXOIPVTF#VJMEJOHT Class 1a t 5JNCFSoGSBNFEDPOTUSVDUJPOGPS.VMUJSFTJEFOUJBM#VJMEJOHT Class 2, 3 and 9c t 5JNCFSoGSBNFEDPOTUSVDUJPOGPS$PNNFSDJBM#VJMEJOHT Class 5, 6, 9a and 9b

Renovations Timber Framing P/F: (08) 9331 3001 Truss and Stick Roofs Ben 0424 347 595 Decking Steve 0406 956 004 Doors/Skirting/Shelving 13 Swan Street Flooring Fremantle, WA 6159


THE BUILDERS CHOICE DOWHUQDWLYHPHWKRGVRIFRQVWUXFWLRQ

The Technical Design Guides provide certified construction details that demonstrate achievement of the BCA’s deemed to satisfy provisions for fire and acoustic performance for wall, floor and ceiling elements.

Designers and builders can use the other Technical Design Guides to support various aspects of timber design and construction such as specifying and installing timber flooring, stairs, balustrades, handrails, windows and doors; determining timber service-life design for durability; building with timber in bushfire-prone areas and using timber in internal design. http://www.woodsolutions.com.au/Resources/Design-Construction-Guides Timber in housing Designers and builders in WA are experienced in using AS1684 (Timber Framing Code) for the construction of timber roof frames for housing. Sections 2, 3 and 4 were amended in 2010 by the Standards Australia Technical Committee, based on feedback from users. The Timber Framing Code now covers a wider range of acceptable practices with a greater number of technical explanations included in the latest amendments. Floor and wall frames are also covered in AS1684 with design as simple as looking up a span table. WA builders...Excellent resources

* See separate limited guarantee for more details. Osmose® and DeterMite® are registered trademarks of Osmose Inc and it;s subsidiaries. Wespine Blue™ is a trademark of Wespine. © Wespine 2011

Tough roof frames. Gentle on the earth.

The Builders Choice Magazine – June 2013 121


THE BUILDERS CHOICE DOWHUQDWLYHPHWKRGVRIFRQVWUXFWLRQ

are also available to support designers and builders in using AS1684 for all aspects of timber framing in houses. User Guides for housing construction Ten User Guides are available on the Wood Solutions website to assist builders, designers and architects with the interpretation of particular aspects of AS1684. http://www.woodsolutions.com.au/Resources/AS1684code-compliance Detailed information, recommendations and worked examples for both roof and wall framing are included in the guides. The following topics are covered: 1. Nominal vs specific fixing 2. Temporary bracing 3. Simplified tie-down details for coupled roofs 4. External wall heights 5. Fixing of top of bracing walls 6. Roof truss tie-down 7. Ridgeboard and hip rafter tie-down 8. Masonry anchor tie-down 9. Fixing of bottom of hardboard bracing walls 10. Distribution of racking forces via diaphragms

FIX it RIGHT…or FIX it! Clever tips for builders & certifiers Robert Tan, MiTek Technical Services Manager has seen the results of using the wrong building product and/or poorly fixed connectors and tiedowns first-hand. And, as an engineer with more than 30 years experience, he is still baffled as to why this happens. ‘At MiTek, we go to a lot of effort to ensure all our Engineered Building Products are designed and manufactured to meet and in most cases, exceed Australian Building Standards. Even after manufacture we conduct rigorous on-going tests with our EBPs. Plus, MiTek have a comprehensive handbook (The MiTek Guide) which we give out free to builders, certifiers…even apprentices,’ added Robert. ‘This guide tells them what product to use and when to use it – and what the tolerances that EBP is designed to handle. Perhaps one of the most frustrating things though is: seeing the right EBP used…but incorrectly fixed.’ ‘All of MiTek’s EBPs have been designed with specific fixing methods in mind. The holes for nails, bolts…and screws are positioned precisely to maximise performance,’ stressed Robert. ‘Plus, an Engineered Building Product is only as strong as its weakest link - so how you fix an EBP is critical to its performance…and structural integrity.’ Unfortunately there are nails, bolts and screws that don’t meet Australian Standards…and they’re readily available to builders. Some of these might look OK but when put under pressure, fail to perform. ‘There’s no point getting the right EBP and, for the sake of a few cents, opting for an untried and untested fixing solution,’ said Robert. ‘That’s why MiTek developed 2 very specific ‘self-tapping’ screws, engineered to optimise the efficiency of our EBPs and simplify fixing.’ These have been available for some years now; however

122 The Builders Choice Magazine – June 2013

recently there has been a significant improvement…they’re colour-coded. The longer (MSA1465 / 65mm) screw has a blue tip, whilst the shorter (MSA1430 / 30mm) has a yellow tip. This makes post-installation identification especially easy for site inspectors and certifiers. The advantages don’t stop there though – there are installation benefits for the builder on-site too. Both the 30mm and the 65mm screws, with patented tip design, will drill through steel plate and a variety of timbers. Even timbers prone to splitting are fixed with ease…all without the need for pre-drilling. Plus, neither will ‘ream-out’ as can often be the case with cheaper, inferior off-the-shelf screws. No-one wants costly call-backs or ‘issues’ on-site…so here are two tips: use MiTek engineered screws! ‘Structural integrity is a must – that’s why we will continue to research & develop new and improved Engineered Building Products,’ said Robert. ‘And the development of engineered fixing solutions is all an integral part of MiTek’s commitment to ease-of-use and safety on-site.’ To find out more about MiTek’s Engineered Self-tapping Screws, call your local state office or visit: mitek.com.au ADVERTORIAL SUPPLIED BY CLIENT


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(Left and above) Timber in domestic roofs â&#x20AC;&#x201C; trusses, stick built and glulam

Flexible building solutions Consumers, designers and builders are all looking for building solutions that are cost effective, sustainable, use green construction practices and energy efficient design. Timber-framed construction ticks all those boxes. WA builders have access to a large range of sawn or prefabricated timber framing products, and to online resources that support their use in both residential

and commercial buildings. Timber framing also offers flexibility in design and is suitable for use with an increasing range of cladding products. It has demonstrated its place in the future of building by offering sustainable opportunities for creative design in housing and commercial construction. BC TimberED: 041 921 3603, Email: boughton@timber.org.au

t %PNFTUJDDPNNFSDJBMSPPGUSVTTFT nPPSUSVTTFTXBMMGSBNFT t $PNQMFUFQBDLBHFTJODMVEJOHBMMBODJMMBSZUJNCFS nPPSJOH DMBEEJOH MJOJOH t %FTJHOFEFOHJOFFSFECZBFYQFSUUFBNXJUINBOZZFBSTPGFYQFSJFODF t .BEFGSPNQMBOUBUJPOUJNCFS BUSVMZDBSCPOQPTJUJWFBOESFOFXBCMF SFTPVSDF t $PNQSFIFOTJWFEFTJHOFOHJOFFSJOHVTJOH1SZEB4PGUXBSFGPSBMM CVJMEJOHDBUFHPSJFTJODMVEJOHTFWFSFDZDMPOJDDPOEJUJPOT t /PXBMTPNBVOGBDUVSFSTPGNNDZDMPOJDSBUFETUFFMXBMMGSBNJOH

Ph: 08 9418 3222 179 Barrington St, Bibra Lake, WA 6163

www.timbertraders.com.au www.pryda.com.au The Builders Choice Magazine â&#x20AC;&#x201C; June 2013 123


ALTERNATIVE METHODS OF CONSTRUCTION

Designstone, bringing a quality masonary walling system to the Northwest

Innowood is a cost effective and completely recyclable composite timber that is specially formulated and engineered by combining recycled wood waste and polymeric resins.

&$0'3*&/%-:t-08."*/5&/"/$&t%63"#-& -*()58&*()5t8"5&33&4*45"/5t'*3&3&5"3%"/5 26*$,&"4:50*/45"--t5&3.*5&3&4*45"/5

M & B SALES â&#x20AC;&#x201C; PERTH (INNOWOOD WA Distributor) 144 Beechboro Rd South, Morley WA 6943 Phone: 08 9272 2555 Fax: 08 9272 4746 Email: mbsales@mbsales.net.au www.mbsales.net.au www.innowood.com

Designstone is a unique masonry building system; a layered combination of mold un-reinforced concrete cladding panels, hung on a light gauge steel framework that is reinforced by concrete-filling, backed up by internal linings and foil insulation. The panels are consistently coloured throughout, fade resistant and maintenance free. Fast, dry and clean erection, reduced scaffold hire, early lock-up and finishing, all reinforce major economies in hoisting and handling. This can mean substantial savings of interest on bridging finance, of rent for temporary accommodation, as well as through earlier commencement of income flow from investment properties. The entire wall system is of non-combustible materials. There is a very high resistance to burning, spread of heat and flames, and resistance to collapse during fires. This means safety for fire-fighters, and reduction of risk to life and property. Designstoneâ&#x20AC;&#x2122;s wall thicknesses is considerably less than in comparable masonry systems. Designstone delivers more internal space with less wall and roof area. The thin (but solid) masonry cladding stores only limited heat, that dissipates quickly as the day cools. Insulation values can be tailored to suit demanding polar, desert and tropical climates. Energy for heating and cooling is much reduced because of these thermal design factors. Construction water use is minimal and un-polluted. There is virtually no site waste and therefore little contribution to landfill. ADVERTORIAL SUPPLIED BY CLIENT

NEW â&#x20AC;&#x201C; The Builders Choice Online A-Z Directory specifically for the building industry ! Designed to locate products and services in Western Australia ! 7 years expericence dealing with architects and builders ! Direct links to your website ! Smart Phone friendly ! Check the directory out next to our online magazine If you want to be located on this new website today call â&#x20AC;&#x2DC;The Builders Choiceâ&#x20AC;&#x2122; on 08 9409 5143 for full details.

www.thebuilderschoice.com.au 124 The Builders Choice Magazine â&#x20AC;&#x201C; June 2013


THE BUILDERS CHOICE DOWHUQDWLYHPHWKRGVRIFRQVWUXFWLRQ

R9WA – Only authorised supplier of FBM R9 Greenwall building material in Western Australia R9WA is revolutionising the building and construction industry with the world’s strongest, fastest & best insulating green technology solution. R9 Greenwall has the potential to become the standard building material replacing brick and framed construction by providing all the benefits of a strong insulated design with only a microcarbon footprint. This makes a very modern, cost effective, environmental and energy efficient solution to building construction Established in 2012, R9WA is a West Australian privately owned company. R9WA sell, supply and install R9 Greenwall to builders, owner-builders, building and project managers for use in residential, commercial and industrial applications and also offer design / architecture, engineering, estimation, value proposition and project management services allowing affordable, eco-friendly building in Western Australia. R9WA management have been involved with structurally insulated panels for over 10 years, it is this experience coupled with our motivation to deliver quality, sustainable wall systems for buildings to our clients that we have forged our reputation. We take pride in our customer service and minimal lead times for our product. R9WA’s core business is the supply and installation of R9 Greenwall which can be cut and detailed in their workshop located in Henderson WA. This “offsite” fabrication method of the wall panels makes site installation time even quicker. The R9 Greenwall panels are then delivered to site in a methodical “kit set” system. ADVERTORIAL SUPPLIED BY CLIENT

ADVANTAGES The potential R9 Greenwall offers to projects and developments are extensive. The product offers many advantages including: t -PBE#FBSJOHo.VMUJ-FWFM t -JHIUXFJHIUDPOTUSVDUJPO t $ZDMPOFSBUFE t $PNQMJBODFXJUI#$"/$$ t )JHIJOTVMBUJPOWBMVF REDUCED ENVIRONMENTAL IMPACT The material components of the R9 Greenwall have a low environmental impact in particular polyurethane. Polyurethane foam is a very versatile material which offers a closed cell structure which encapsulates high insulation. This is the primary reason for its very efficient insulation to thickness ratio which saves space and materials while achieving high insulation values. No CFCs, HCFCs or formaldehyde is used in the production or manufacture of R9 Greenwall. The strength, life span and insulation properties of R9 are all characteristics that reduce detrimental environmental impacts. FASTER CONSTRUCTION TIMES When built by an experienced crew, wall sections (approximately 3.5sqm) can be erected in 10 minutes effectively saving days of construction time. A standard four-by-two bedroom house can be at lockup stage in four weeks.

(Please refer to full page advert on page 15)

Timber & Steel

TRUST us to do the right job The Truss Factory is a family owned business who have been supplying the construction industry including owner builders for over 15 years. We are specialist in timber and steel framing, and can accommodate to all jobs near and far in Western Australia.

Delivery and Installation All Areas

9404 6111 9 Warman St Neerabup WA

Our factory in Neerabup manufactures and supplies a wide range of products such as floor trusses, wall frames, roof trusses and other building products. So for the next construction job that you have in mind, who else are you going to trust?

thetrussfactory.com

The Builders Choice Magazine – June 2013 125


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BGC Fibre Cement launches Stratum™ and Durafloor™ BGC Fibre Cement’s stunning range of facade and flooring products, Innova™ will move you to reassess your concept of excellence in façades and flooring systems. Durable and dynamic, fresh and contemporary, Innova™ is already turning industry heads. Now let Innova™ breathe new life into your creativity and project specification. BGC Fibre Cement is proud to announce the launch of 2 new products Stratum™ and Durafloor™ into its Innova product range. A building’s exterior look is every inch as important as its interior. Yet while customers go to great lengths to get the inside just right, the exterior is too often the poor relation. But first impressions count. A vibrant, innovative alternative to traditional weatherboards, Stratum™ is an endlessly adaptable trio of plank products. Choose one Stratum™ profile as a standalone, or mix’n’match two or three to create eye-catching and original exterior cladding. Stratum™ 300mm is a wide plank with a 16mm horizontal joint; Stratum™ Duo 300mm is a wide plank with a 16mm centre groove and the look of two slimmer planks; Stratum™ Contour 170mm is a slimmer plank with a 2mm indentation at the top.

The substrate on which your final floor sits is crucial to a perfect finish. Because while everyone notices what they’re walking on, few know what it takes to get it looking so good. With good looks, easy application and total durability, our Durafloor™ will ensure your every surface gets the best start to a perfect finish. Your ultimate flooring product, Durafloor™ is superb for interior wet areas such as bathrooms and laundries. You can also specify Durafloor™ for a variety of exterior uses. Choose Durafloor™ for balconies, verandas and sundecks. Alternatively, and where premium quality is your main concern, insist on Durafloor™ as a total floor solution Choose Durafloor™ for balconies, verandas and sundecks. Alternatively, and where premium quality is your main concern, insist on Durafloor™ as a total floor solution For further information on all BGC Fibre Cement products, please visit www.bgc.com.au/fibrecement (Please refer to full page advert on page 13) ADVERTORIAL SUPPLIED BY CLIENT

SUPABOARD™ – The Premium Quality Magnesium Oxide Board How SUPA is it? SUPABOARD™ is a versatile and lightweight magnesium oxide board that can be used as a cladding system for a really wide variety of home & commercial construction jobs. This hard wearing MGO board offers superior performance to existing gypsum and cement based products. It’s non-combustible and virtually impervious to water and insects, so it’s great for use in wet areas and outdoors. Because it’s mineral based it won’t mould or mildew and it’s non-toxic. It really is SUPA! What can we do with it? You can use SUPABOARD™ as an internal lining and external cladding for residential home building and extension work, as a wall panel and fascia for commercial buildings or as a construction panel for modular kit homes. SUPABOARD™ is so versatile it can even be used as a flooring substrate. Can it be pretty? SUPABOARD™ can receive a wide variety of surface treatments for both decorative or direct applications. It will take painted finishes

126 The Builders Choice Magazine – June 2013

as well as a variety of textured and rendered finishes, so you can achieve almost any effect you or your client likes. Is it environmentally friendly? SUPABOARD™ is made from an inert, naturally occurring, inorganic mineral which has no special requirements for storage or transport and doesn’t create any hazardous wastes that could cause a negative environmental impact. How does it compare on price? Very well. Metre for metre, SUPABOARD™ is cheaper to buy and install than competing compressed cement sheeting. How do we get some? To get your free sample of SUPABOARD and to get pricing for this excellent new building product, contact the WA distributor Choice Building Products on 08 9452 2551 or visit the website at www.supaboard.com.au (Please refer to full page advert on page 3) ADVERTORIAL SUPPLIED BY CLIENT


THE BUILDERS CHOICE DOWHUQDWLYHPHWKRGVRIFRQVWUXFWLRQ

8 Step guide to a sustainable home – The building system of the future has arrived! ECOSTRUCT HOMES sustainable building systems offer a complete 8 step guide from designing and choosing your dream home, watching the progress of construction, to living in your home in the fastest possible time. The building system relies on communication and simplicity and the star of the system is the Ecostruct Homes insulated thermal panel. ECOSTRUCT HOMES are creating a business model that designs and manufacturers residential and small commercial structures. The building system relies on quality products that have stood the test of time, and by using James Hardie Fibre Cement Sheeting and

Dulux coating systems, we know the ECOSTRUCT HOMES sustainable building system is leading the way in insulated thermal panel manufacture and design. ECOSTRUCT HOMES building system is satisfying the growing demand for energy efficient homes and with our solar panel PV systems, LED lighting package and Double Glazed window option, energy bills will be a thing of the past. (Please refer to full page advert on page 11) ADVERTORIAL SUPPLIED BY CLIENT

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A breakthrough in suspended flooring construction.

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Rockwood Feature Walls is the supplier of Rockwood Panels, a cladding system allowing the opportunity to have Stone, Slate, Brick and Contemporary finishes. The panels are about one square by 30 mm thick. They are made from industrial-strength, high density polyurethane foam with a hard-wearing coating of Jesmonite and crushed granite, painted to realistic detail. The benefits these products provide are a realistic finish, no wet trades, light-weight allowing it to be used on lightweight sub-structures and easily at height. Thermally and acoustically insulating, fire-retardant, water-proof, simple and quick installation and cost saving, particularly labour. ADVERTORIAL SUPPLIED BY CLIENT

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T: (08) 9284 0809 Stuart: 0414 503 953 Ron: 0450 512 224 E: info@rockwood.net.au www.rockwood.net.au 128 The Builders Choice Magazine – June 2013


ALTERNATIVE METHODS OF CONSTRUCTION

Steel-framed construction â&#x20AC;&#x201C; efficient, flexible, versatile, fast & strong Habits and choices Builders, designers and owners face many choices as the process of creating a home or commercial building is worked through. There are many sources of expertise and advice and many materials, services and technologies to be considered. Some decisions are made early in the process, some not until close to building completion. All too frequently, habit rather than rational assessment has a substantial bearing on materials selected for construction. Habits can be a positive force in delivering a successful, reliable construction outcome, but habits can also mask the benefits of alternative concepts, materials, sources and approaches. In this article we will look at some of the construction benefits delivered by steel-framed construction in residential and low-rise buildings, including some newer developments that may further enhance these benefits. Construction benefits Steel framed construction is essentially dry construction, less dependent on favourable site conditions at critical construction stages. In most residential construction, once footings are in place the entire frame and all associated service trade work can be completed in one sequence, allowing an uninterrupted stage of bricklaying to external completion. Off-site manufacture of wall panels and roof trusses allows fast, accurate site assembly, making the construction process more controllable and predictable. Where lightweight external claddings are used, rapid

The Builders Choice Magazine â&#x20AC;&#x201C; June 2013 129


THE BUILDERS CHOICE DOWHUQDWLYHPHWKRGVRIFRQVWUXFWLRQ

weatherproofing of the building is possible. The inclusion of multiple pre-punched holes for services in wall and floor members allows faster service installation on site. Steel framed construction provides reliable, high quality construction and minimises callbacks due to building movement. Low mass Steel-framed construction is low-mass construction. Generally speaking, lower construction mass is beneficial from a structural, energy efficiency and environmental perspective. Lighter materials impose lower forces on foundations, often enabling less invasive and lower cost footings. Materials with low thermal mass can be readily constructed to achieve specific energy efficiency objectives, and to minimise unwanted heat losses and gains. Where rapid changes in thermal comfort conditions are required in the building’s operational cycle, for example when cooling a dwelling after a hot day or warming it in the early morning, low thermal mass construction can reduce the energy required to achieve the desired comfort level. Low mass materials are safe and economical to transport and to handle on site, and require less effort and energy to relocate or recycle at the end stage of the building’s life cycle.

130 The Builders Choice Magazine – June 2013

Convenient services All buildings require services to deliver energy, water, ventilation and telecommunications and to remove liquid and other waste. These services are increasingly complex and may now include multiple water sources and recycling systems. Steel-framed construction facilitates service delivery at construction stage, providing ready access for all required services within floors, walls and roof systems. Pre-punched service holes in wall framing is a longstanding feature of steel framing, and is now seen increasingly in floor framing members. When existing services require extension or maintenance, the process is usually straightforward and economical, encouraging the adaptation of existing structures to new requirements and thus extending their working life. Easy alteration The alteration, extension and renovation of existing buildings is an essential process to preserve and enhance the value of the built environment. When the time comes to give a building a new lease of life, original materials of construction that are strong, stable, durable and easily deconstructed offer a significant advantage, minimising the cost of the renovation process. Steel-framed


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construction is precise and accurate, enabling smooth integration of new panels, trusses and other components required by the alteration. Late alterations during original construction are similarly easy to accommodate with steel construction. Design flexibility There were times when design in steel required unfamiliar skills and expensive expertise, even for simple residential structures. Thankfully those times have long departed and design in steel is familiar and economical, and becoming even more so. Steel floor systems, wall frames and roof trusses are designed, detailed and manufactured using advanced software systems created or adapted for the task in Australia. The variety of steel products available is extensive and its architectural scope enormous. Steel structures can be adapted to challenging foundation requirements, wide floor spans and intricate roof designs. The structural design standard used is the NASH Standard for Residential and Low-Rise Steel Framing, Part 1: Design Criteria. This standard was developed and published by the National Association of Steel-framed Housing which represents the Australian steel framing industry, and the standard is referenced in the National Construction Code Volumes 1 and 2. A second part to the NASH standard is scheduled for public review shortly, containing standard design tables enabling simple specification of steel framing components for a wide range of residential and low-rise buildings. The new standard will also contain guidance on durability design and energy efficiency.

Specialists in Steel Framing and Spantec Steel Flooring Systems *EFBMGPSUIBU4MPQQJOH4JUFmTU'MPPS&YUFOTJPOm4LJMMJPO3PPG

P. 08 9252 1973 F. 08 6323 0610 M. 0417 950 884 E. richard@tandg.net.au 132 The Builders Choice Magazine â&#x20AC;&#x201C; June 2013

Additional benefits Steel framed construction offers many other practical benefits to designers, builders, owners and investors. Steel framing materials have outstanding durability to help preserve the buildings they frame long into the future. Standard metallic coatings protect light gauge steel from corrosion in all but the most severe exposure environments, and additional protective measures are readily applied to extend this range of suitability. Steel is not susceptible to damage from biological attack by termites, borers or fungi and the probability of damage to secondary susceptible materials with steel framed construction has been shown to be negligible. Steel is non-combustible. It does not ignite, burn or contribute to the spread of fire and appropriately designed steel framed homes offer excellent solutions for construction in bushfire prone areas. Steel generates minimal on-site waste during construction and virtually all waste is reusable or recyclable rather than ending in landfill. Steel framed homes are required to be permanently earthed which enhances occupant safety and reduces the potential risk of latent wiring


THE BUILDERS CHOICE DOWHUQDWLYHPHWKRGVRIFRQVWUXFWLRQ

Steel-framed construction is precise and accurate, enabling smooth integration of new panels, trusses and other components required by the alteration. Late alterations during original construction are similarly easy to accommodate with steel construction.

Nash: (03) 9809 1333, www.nash.asn.au

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Finished quality Framed construction in steel or timber is the most widely used structural system for Australian homes. The frame provides the strength, stiffness and geometric stability of the building. All wind loads, and all but a tiny proportion of the dead and live loads, to which the home is subjected are designed to be carried by the frame. The frame also supports all cladding and lining materials and most fixtures. Its ability to stay straight and

square indefinitely, through varying seasons with temperature and humidity changes, is vital to just about everything attached to it â&#x20AC;&#x201C; the brick exterior skin, roof tiles or sheeting, window units, door frames, plasterboard wall linings and so on. Such an important function would dictate that the frame should always be made from durable, long life materials and that any part of it made from anything else should be readily inspectable to assess any deterioration. Steel framed brick-veneer and direct-clad construction is a proven system for delivering reliable, high quality buildings efficiently and affordably. BC

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faults. Steel framing and related products are widely available so that buildings can be constructed, maintained and extended wherever and whenever required.

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The Builders Choice Magazine â&#x20AC;&#x201C; June 2013 133


ALTERNATIVE METHODS OF CONSTRUCTION

THE BUILDERS CHOICE DOWHUQDWLYHPHWKRGVRIFRQVWUXFWLRQ

Getting real with steel // words dr peter key – national technical development manager, asi

With Australian industry currently mounting a concerted effort to de-risk all construction materials as supply lines become ever more complicated and the onus of responsibility over the safety of structures widens, the steel industry is contributing on several fronts to establish the material’s bona fides. Concern spans all building supply The peak body responsible for procurement and construction policy of the federal, state and territory governments, the Australasian Procurement and Construction Council (APCC) regards the issue as critical to shore up confidence and reliability in building and construction supply. “Regardless of the origin of the manufacturer of the construction product, there is a lack of credible and accurate information available in Australia to assist all stakeholders involved in construction projects to verify construction product conformance and performance,” APCC Director Strategic Projects, Jane Montgomery-Hribar said.

134 The Builders Choice Magazine – June 2013

“As this has the potential to create significant constraints and risks to construction projects, it is vital we create an environment in which all stakeholders in the building and construction process, including the community, are assured that all construction products meet a minimum acceptable level of performance and are fit for the purpose to which they are designed.” Compounding this, the nationally harmonised Work Health and Safety Act 2011, currently signed up to by most State and Territory jurisdictions (only WA and Victoria are yet to sign) brings with it greater legal exposure for design professionals and significant shared responsibility for all stakeholders to identify risks and collaborate with the supply chain to reduce them and increase the safety of structures. A lack of rigour in current Australian compliance regimes covering the supply of structural steel has led to an unacceptable degree of unsuitable and often faulty steelwork for development projects in Australia, and therefore risk across the supply chain. There is little independent testing of materials undertaken or onus on procurement or design professionals to take responsibility for materials specifications. Exacerbating this issue, Australian Steel Institute (ASI) engineering members are under constant pressure to use non-compliant materials based on a handful of test results, bypassing the compliance and test certificate process. Steel was recently found in a study conducted by the Construction Industry Institute in the United States to be that country’s most counterfeited building product, with structural bolts a close second. Any weaknesses in compliance regimes covering our similarly open market are prone to exploitation, especially as more and more building materials are imported from a confusing array of foreign sources with convoluted supply paths and limited or no traceability. In yet another developed market setting, CE (Conformité Européenne) marking has just become mandatory for all construction products in the European Economic Area (EEA) covered by a harmonised standard, and is legally enforced. The ASI as the peak body for the Australian steelwork supply and design chain is well advanced in developing a compliance framework to ensure safe compliant steel construction through independent testing and certification of product.


THE BUILDERS CHOICE DOWHUQDWLYHPHWKRGVRIFRQVWUXFWLRQ

ASI is underwriting the development of a building steelwork code of practice which will also soon become Australia’s first Standard for steelwork fabrication and erection.

Most recently, the Australian steel industry has contributed to a tightening of the certification and marking provisions in local standards covering hollow and open sections and certification provisions for steel plate, and the establishment of third party accreditation programs like ACRS to independently test and certify product conformance of structural steel similar to the existing approach to reinforcing steel. The ASI advocates: All steel to have test certificates viewed by the engineer/ building contractor and/or the project documented for steel to be subject to a third party certification scheme. Welding programs need to be specified to the technical standard AS/NZS 1554 and paperwork be made available to show compliance for the engineer to inspect for critical welds. All structural bolts and nuts used in the design to be supplied with basic test certificates and these to be viewed by the engineer for critical applications. The fabricator to demonstrate basic capability through a prequalification and accreditation process assessed by an independent body. To this end, the ASI is underwriting the development of a building steelwork code of practice which will also soon become Australia’s first Standard for steelwork fabrication and erection.

Developing an implementation framework including a centralised information portal with updates on bolt-related issues and alerts, a mechanism for importer/supplier registration of compliant bolt lots, and a process for procurers to check compliance of their purchased parts and securely download test certificates. For procurers, this will ultimately facilitate more straightforward and faster purchase processes as well as increased surety in checking bolt credentials. A big plus for those in the building design space will be a much higher level of assurance to defend their position with respect to greater responsibilities under the new national Work Health and Safety Act, associated regulations and codes of practice. For further details about the ASI’s product compliance work, visit http://steel.org.au/key-issues/compliance BC Australian Steel Institute: (08) 9480 1166, www.steel.org.au

Tightening grip on vital parts Structural nuts and bolts epitomise the issue as Australia now imports all of these safety critical building components, commonly from low labour cost countries. In stark contrast to the US, where the Fastener Quality Act since late 1990 makes the manufacturer or distributor legally responsible for quality compliance and the CE marking regime in the EEA, bolts compliance in Australia is not generally mandated unless done so through individual project specifications. Cheap bolts are often procured to cut costs even though they usually represent only a small fraction of total project impost. In most cases clients would happily pay the small additional cost for compliant product, but in the absence of an industry-agreed mechanism to measure compliance, competitive tendering and minimum cost becomes the only reference frame. In response the ASI is currently working with Steel Construction NZ on developing a consensus framework for the procurement of high strength structural bolts used on either side of the Tasman to achieve tight assurance through a stewardship arrangement. This so-called Bolt Charter will sit as one of the implementation initiatives under the Compliance Framework. The work is essentially being driven on three fronts: Developing a common technical basis around which bolts are supplied into the market by bolt importers conforming to relevant local standards. Facilitating an equitable commercial framework that does not penalise improved levels of compliance.

The Builders Choice Magazine – June 2013 135


ENERGY EFFICIENCY

The comfort zone // words kirsten rose

‘The energy efficiency assessment could just as easily be described as a comfort assessment ...”

www.seaaus.com.au 136 The Builders Choice Magazine – June 2013

Demand for electricity across Australia, including Western Australia, is falling – which is great news from a sustainability and environmental standpoint. There are several things contributing to this drop in demand, including the increase in solar PV, higher power prices, and reduced requirement from the manufacturing sector. An important additional factor that is contributing to the drop in demand for power is overall energy efficiency, including an increase in the efficiency of buildings, both commercial and residential. This is significant because Australia’s existing homes are responsible for approximately 13 per cent of our energy use, which equates to 10 per cent of our total greenhouse gas emissions. Energy ratings are how we measure the efficiency of a building, and the Building Code of Australia’s (BCA) Section J includes minimum energy efficiency requirements for all types of new buildings. Sustainable Energy Association Silver Corporate member Sustainability House is an Adelaide-based consulting firm and a market leader in the provision of energy efficiency assessments and ecologically sustainable design services. They have recently expanded their business to include offices in Perth and Melbourne. Sustainability House’s founder Jim Woolcock says that while the BCA’s stated aim with regards to energy efficiency is the reduction of greenhouse gas emissions, building owners have much more to gain from increased energy efficiency. ‘The energy efficiency assessment could just as easily be described as a comfort assessment – which means more energy efficient buildings are actually more comfortable for their occupants. Not to mention cheaper, considering the cost savings to be made from reduced electricity and gas bills,’ says Mr Woolcock. A closer look at energy ratings There are two main ways to comply with Section J of the BCA. The traditional Deemed-to-Satisfy (DTS) method is a checklist approach that requires each element of a building, such as glazing and insulation levels, to comply separately.


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RoboRater vastly enhances the potential to redesign buildings to improve energy efficiency and reduce construction costs. While a human operator could assess a maximum of two buildings per minute, RoboRater can assess in excess of 2000 iterations per minute.

Kirsten Rose – Chief Executive of the Sustainable Energy Association of Australia (SEA)

As an alternative to DTS, the building can be rated using modelling to assess the whole building rather than its individual elements. This is known as the JV3 Verification Method (JV3) in commercial buildings and as verification using a reference building V2.6.2.2 in residential buildings. Residential buildings may also be assessed using the Nationwide House Energy Rating Scheme (NatHERS), which employs software to deliver a star rating. In addition to the mandatory requirements under Section J, there are other schemes as well, including the Green Star and NABERS Assessments for commercial buildings. Ratings and cost savings There’s no doubt that a more energy-efficient building should lead to lower operating costs for its owners or tenants. But there has been a bit of debate in the industry as to whether more energy-efficient structures cost more to build. One of the secrets to ensuring they don’t cost more to build may lie in using the JV3 Verification Method in some cases. This approach uses thermal modelling to assess whole buildings rather than individual elements. A building complies with Section J using JV3 if the energy use, predicted by computer simulation, is less than the energy use of that same building if it were constructed with DTS provisions. This comparative approach can be used to identify construction materials that provide little or no benefit, thereby eliminating unnecessary materials and reducing the cost of construction. As every element of a building doesn’t need to comply individually, it also provides opportunities to save on construction costs by substituting expensive DTS requirements with more thermally effective and lower-cost changes. As an example of how this works in practice, Sustainability House’s Jim Woolcock points to the use of precast concrete. “The DTS method fails to account for the excellent thermal mass properties of concrete. This results in unnecessarily high levels of insulation to meet energy efficiency requirements, which in reality can actually increase the energy use of a building rather than decreasing it,” he says. To help address this, Sustainability House has developed a simulation tool called RoboRater, which can mass simulate multiple design iterations of buildings. As a result, RoboRater vastly enhances the potential to redesign buildings to improve energy efficiency and reduce construction costs. While a human operator could assess a maximum of two buildings per minute, RoboRater can assess in excess of 2000 iterations per minute.

Lessons learned over a decade of energy ratings Residential energy ratings have been around for about ten years now, with the aim of improving the efficiency Australian houses. The last major change in the BCA required all new homes to achieve a minimum 6-start rating, up from 5 stars. The change from 5- to 6-star represents a 23% increase in the energy efficiency of that home. Sustainability House has learned a lot over a decade of completing energy assessments, says Woolcock, including how important it is for building owners to understand the importance increased energy efficiency. “Builders and homeowners who don’t consider their building’s energy performance until late in the process may face some unexpected hurdles with building approval if they need to change major elements of construction or design to meet energy efficiency requirements,’” he says. There is little doubt that as power prices continue to go up, and greenhouse gas emissions continue to rise, that even greater attention will be paid to energy efficiency in Australia’s buildings – which will in turn lead to more innovation in ratings schemes and how we evaluate our buildings. BC Sustainable Energy Association of Australia: (08) 9228 1292, www.seaaus.com.au Kirsten Rose is the Chief Executive of the Sustainable Energy Association of Australia (SEA), a peak body for the sustainable energy industry and for enterprises supporting sustainable energy.

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Switch to Solar and Save! Free site inspection and quote Call 0419 044 429 or email info@downsouthsolarpower.com.au www.downsouthsolarpower.com.au The Builders Choice Magazine – June 2013 137


WATER EFFICIENCY

Sustainable urban water management made easy // words department of water

The groundswell for environmentally sustainable and water sensitive design has never been higher in the building and land development sector. What was once viewed as a specialist design discipline is fast coming into the mainstream with water sensitive design now a major consideration for land developments across Western Australia. In step with this shifthomeowners are more aware of issues of water efficiency and conservation and developers are responding to this demand by designing communities that are resilient to changes in water supply, restrictions and rainfall conditions. While many residents of new housing subdivisions are reducing water consumption through the use of water efficient fittings and appliances and installing rainwater tanks and greywater systems, developers are increasingly looking at water recycling and reuse opportunities. These include utilising stormwater and wastewater treatment infrastructure, and landscaping parks and open spaces with drought tolerant native gardens. Such actions reduce pressure on precious water supplies, promote improved water quality, help protect urban waterways and wetlands and maintain the amenity and liveability of a community – factors that are likely to attract residents to the neighbourhood in the first place. New state government guidelines aim to help the establishment of best practice water management for new urban developments. The Department of Water’s Better Urban Water Management guidance note series provides advice about how both the home buyer and land developer’s aspirations for water sensitive and sustainable design can come together within the state’s regulatory framework. “The guidelines are about giving greater clarity to the existing requirements for implementing better urban water management practices in order to support the urban land development planning

process,” Department of Water Director Water and Land Use Don Crawford said. “They’re designed to help planners, land developers and environmental consultants prepare and submit the required water management reports to bring these proposals through the approvals process and into life.” Land developments that use better urban water planning and water sensitive urban design stand to benefit from a reduced risk of flooding and a reduced risk of damage to local water resources. If managed well, these local water resources may be used as a non-potable or public water source. “Land developers are uniquely placed to implement systems and practices that protect our water resources including groundwater and waterways,” Mr Crawford said. “These guidelines can help them achieve that by guiding land developers towards establishing estates that embrace the total water cycle and adopt water sensitive design.” Potential water related risks can be highly variable depending on site specific characteristics and the proposed land use change or urban development. “Well planned developments should assess risk to water resources and the new department guidance documents will assist land developers in doing this,” he said. High groundwater tables present a risk in some areas and can lead to extensive inundation, resulting in increased flood risk and water logging to the proposed urban development. Water balance changes can also arise following urban development. This can lead to a greater risk of infrastructure damage from flooding due to failing to properly cater for increases in impervious areas such as roofs, concrete paths, roads and car parks, which increase stormwater run-off. Other risks include the possible contamination of non-scheme or public water supplies through the mobilisation of contaminants from changes in land use activities or soil disturbance during the development. “The department’s new guidelines for monitoring help developers identify, prepare for, manage and monitor these risks,” Mr Crawford said. Incorporating better urban water management into the planning process is part of an integrated approach to land use planning and water management that will enable continuous improvement to the design of cost effective and sustainable urban landscapes. Copies of the guidelines are available from the Department of Water website: www.water.wa.gov.au. BC Department of Water: www.water.wa.gov.au

138 The Builders Choice Magazine – June 2013


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www.jasonwindows.com.au The Builders Choice Magazine – June 2013 139

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41 sarich court, osborne park wa T 08 9244 5744 F 08 9446 9635

sales@architecturalsteelworks.com.au www.architecturalsteelworks.com.au

Artisan Blinds & Shutters r*OUFSOBM5JNCFS4IVUUFST r&YUFSOBM"MVNJOJVN4IVUUFSTm)JOHFE r#JGPME 4MJEJOHPS'JYFE r4VOTDSFFO#MPDLPVU3PMMFST r7FOFUJBOTm$VSUBJO5SBDLT r&YUFSOBM"MGSFTDP3PMMFS#MJOET.BOVBM PS.PUPSJTFE r3FNPUF$POUSPM)PNF"VUPNBUJPO 4QFDJBMJTU r0WFS:FBST*OEVTUSZ&YQFSJFODF r4FSWJDF3FQBJST

FREE MEASURE & QUOTE ALL AREAS 1MFBTF$BMMBobby 0401 443 408

E: artisanbs@optusnet.com.au www.artisanblindsshutters.com.au

West Australiaâ&#x20AC;&#x2122;s premium glass pool fencing and balustrade systems

â&#x20AC;&#x2DC;Little  Manâ&#x20AC;&#x2122;  90  Degree  Panel  Corner  Protection z 8LY`QLN_`]TYRLYO[]Z_PN_TZY^d^_PXLWWTYZYP{M`TW_TY Pc_]`OPOLW`XTYT`XNZX[ZYPY_^LN_`LWWdLOO^_]PYR_SLYO MPL`_dL^_SPdN`_XLY`QLN_`]TYRNZ^_^LYOTX[]ZaP\`LWT_dLYO O`]LMTWT_d z >TX[WTPONZY^_]`N_TZYL^^PXMWTYR{]P\`T]P^ZYWdL^TYRWP[L^^ ZYL^_LYOL]OSLYO]Z`_P]LWWZbTYRQZ]NZX[ZYPY_^_ZMP L^^PXMWPOQL^_P]bT_SQPbP]^_P[^?ST^]P\`T]P^WP^^^SZ[^[LNP LYOP\`T[XPY_ z .`__SP`^PZQNZ^_Wd^VTWWPOWLMZ`]bT_SZ`_^LN]TNTYR\`LWT_dLYO OP^TRYPcTMTWT_d z 0c_]`^TZY7PYR_S{ XXNLYMPN`__ZdZ`]]P\`T]POWPYR_S >_LYOL]OYT^S{`XNWPL]LYZOT^PO;ZbOP]NZL_TYR_ZZ]OP]

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CALL TODAY FOR INFORMATION ADP STORE FIXTURES Head Office: 33 Tamara Drive, COCKBURN CENTRAL WA 6164

Phone (08) 9418 1866

Unit 4/7 Geelong Court, Bibra Lake WA 6163 info@glassfencingwarehouse.com.au www.glassfencingwarehouse.com.au

P: (08) 9411 0999 F: (08) 9414 9484 E: sales@adpstore.com.au

www.adpstore.com.au The Builders Choice Magazine â&#x20AC;&#x201C; June 2013 145


THE BUILDERS CHOICE EXLOGLQJSURGXFWV VHUYLFHV

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Krom Fencing

Servicing the Northwest, Karratha to Kunnunurra and all towns in between.

LOWEST PRICES IN WA!!

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COLORBOND SUPPLY & INSTALLATION FACTORY DIRECT PRICES 1.14$10& #6'5Â&#x2DC; #4&'0 #6'5 11. #6'5Â&#x2DC;.#6f11&11- #6'5 11&11-f.#6 '0%+0) 17 YEARS EXPERIENCE  n     

Call Greg on (08) 9192 5175

T: (08) 9409 4005 M: 0426 954 134 F: (08) 9409 4010A/H: 0416 018 625 kromfencing@live.com.au

Unit 7/274 Port Drive, BROOME WA 6725

www.bluetonguegaragedoors.com.au

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E: info@yellowmetal.com.au www.yellowmetal.com.au E: info@ramguardbollards.com.au www.ramguardbollards.com.au Unit 3, 51 Division Street Welshpool, WA 6106

146 The Builders Choice Magazine â&#x20AC;&#x201C; June 2013

www.globalscaffold.com.au

email: sales@globalscaffold.com.au PHONE 08 9303 2782

FAX 08 9303 2783

ABN 86 120 237 318


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www.jetflightsimulatorperth.com.au 148 The Builders Choice Magazine – June 2013

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THE BUILDERS CHOICE GLUHFWRU\OLVWLQJ AIRCONDITIONING

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9242 1298

www.elvins.com.au admin@ronley.com.au

CRANES 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

For all  crane  bookings,  please   contact  Michael  on:

P. 08 9279 7762 F. 08 9279 7742

CONCRETE

ZENON KURZECKI

“YOUR ONE STOP SHOP” Mechanical Services Commercial & Domestic Design & Manufacture Supply & Install Air Conditioning Services Property Maintenance RTA No. AU22817

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PO Box 629, BALCATTA WA 6914 Unit 15/16, 213 Balcatta Rd BALCATTA WA 6021 T. (08) 9240 7887 F. (08) 9240 7890 E. actioninteriors@iinet.net.au W: www.actioninteriors.net.au

DEMOLITION

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6/43 Buckingham Drive Wangara WA 6065 P: 08 9309 2653 F: 08 9309 1371 M: 0417 901 271 westmarble@westnet.com.au

EARTHMOVING

9379 2700 12 Colwyn  Road  Bayswater     F:  9379  1902    

ph. 0448 870 338 www.concretemode.com.au FENCING & BUILDING MAINTENANCE

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END O YEA F FINA R SP NCI ECIA AL LS

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Call 1800 888 114

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Special Occasions Weddings School Balls

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Trained at Napoleon Perdis Makeup Academy Uses Napoleon Perdis Products

The Builders Choice Magazine – June 2013 149


THE BUILDERS CHOICE GLUHFWRU\OLVWLQJ

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t. (08) 9200 6275 e. info@archerimagery.com.au studio. 255 Newcastle Street Northbridge WA 6003 www.archerimagery.com.au

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P hot og rap her

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Stephen Nicholls Pty Ltd

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COMMERCIAL & DOMESTIC P.O. Pox 2166 Marmion 6020 Perth WA Australia P (08) 9203 5159 F (08) 9203 5659 M 0407 420 479

ROOFING

All aspects of solid wall plastering Interior & Exterior Float & Set Sand Finish Rendering New Builds & Renovations Accredited Dulux Texture Applicator

Specialising  in  Commercial,   EÄ&#x17E;Ç ZÄ&#x17E;Ć?Ĺ?Ä&#x161;Ä&#x17E;ĹśĆ&#x;Ä&#x201A;ĹŻĹ&#x161;ŽžÄ&#x17E;Ć?Ä&#x201A;ĹśÄ&#x161;ĹŻĹŻzŽƾĆ&#x152; WůƾžÄ?Ĺ?ĹśĹ?Ä&#x201A;ĹśÄ&#x161;DÄ&#x201A;Ĺ?ĹśĆ&#x161;Ä&#x17E;ĹśÄ&#x201A;ĹśÄ?Ä&#x17E;EÄ&#x17E;Ä&#x17E;Ä&#x161;Ć?

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Mobile: 0415 390 633 Tel: 08 9304 0644 cupitsplastering@hotmail.com

SCAFFOLDING

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Specialising in 0HWDO'HFN5RRĂ&#x20AC;QJ */%6453*"-t$0..&3$*"-t3&4*%&/5*"-BCPVS)JSFt-BCPVS0OMZt)JSF0OMZ

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TILING

276 Bagot Road, Subiaco WA 6008 Mobile: 0419 941 423 H_Ă&#x203A;\^32,/*/.,) ?Zq32,/*/.,0 Email: redtag@westnet.com.au

TURF

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WATERPROOFING

Ins-­tile  Ceramics   &  Stone Pty  Ltd

TOTALWATERPROOFING

Wall & Floor Tiling Marble Travertine Granite Polished Porcelain Ceramic Tiles New Houses Renovations Concrete/Stone Grinding & Polishing Award Winning Projects Approved Applicator of Crommelin Waterproofing Systems

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

Martin Klonowski

0422 098 180

mtk8@bigpond.com 150 The Builders Choice Magazine â&#x20AC;&#x201C; June 2013

WINDOW TINTING

Services

SERVING YOU SINCE 1994

Contact Us Today Ivo Peer Mob: 0405 322 426 Fax: 08 9403 5068 totalws@optusnet.com.au Adam Peer Mob: 0412 477 917

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ENERLOGIC WINDOW INSULATION FILM SOLACE tel: (08) 9330 1015 fax: (08) 9330 4044 myaree@sol-ace.com.au

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Porcelain Timbers now available to suit all budgets retailing from $65sqm

19b King Edward Rd Osborne Park WA 6017 Ph: (08) 9445 1777 Email: info@ceramo.com.au www.ceramo.com.au


IPS  has  been  established   since  1986,  providing   quality  personal  and   commercial  insurance.

Protecting  Your  Business

The  experience  and  expertise  to  advise  you

You  may  have  spent  a  lifetime  building  your  business  or  about   to  launch  your  dream  career  â&#x20AC;&#x201C;  either  way  you  need  to  protect   your  investment. Unfortunately,  despite  our  best  intentions,  accidents  happen   every  day.    And  if  something  happens  to  you,  your  staff,   contractors,  clients,  the  building  you  work  in  or  the  equipment   you  use  to  build  your  income  â&#x20AC;&#x201C;  it  is  vital  that  youâ&#x20AC;&#x2122;re  protected. For  the  past  two  decades  IPS  has  been  shielding  Australian   businesses  from  potential  harm.    Drawing  on  the  resources   of  an  extensive  network  of  providers,  IPS  operates  as  an   independent  broker  to  source  the  insurance  policies  tailored  to   your  business  requirements.     We  understand  that  your  business  is  unique  and  has  specialised   needs.    And,  we  respect  that  you  demand  trust  and  experience   in  the  people  working  for  you.  Loyalty  and  integrity  may  be  old   fashioned  terms  these  days,  however  they  are  the  backbone  of   our  business.     You  can  trust  us  to  service  your  needs  with  common  sense,   good  business  acumen  and  with  an  eye  to  the  future  -­â&#x20AC;?  because   whilst  itâ&#x20AC;&#x2122;s  important  to  be  protected  against  todayâ&#x20AC;&#x2122;s  hazards,   you  also  need  someone  on  your  team  thatâ&#x20AC;&#x2122;s  thinking  about   tomorrow  as  well.

Our  Insurance  services  include:

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General  Insurance Č&#x2C6; Č&#x2C6; Č&#x2C6; Č&#x2C6; Č&#x2C6; Č&#x2C6; Č&#x2C6; Č&#x2C6; Č&#x2C6; Č&#x2C6; Č&#x2C6; Č&#x2C6; Č&#x2C6;

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Builders choice magazine june 2013