SmartFlush

The smallest room in the house consumes a significant amount of water, so when we were selecting toilets we focused our search on Caroma's SmartFlush range.

SmartFlush cisterns are dual-flush systems with a WELS four star rating; the full flush consumes a mere 4.5 litres (1.2 US gal) and the half flush a miserly 3 litres (0.8 US gal).

Caroma has a large range of pans and cisterns that incorporate SmartFlush.  We chose the Opal 2000 (pictured below). We have three installed and each has been plumbed to use recycled (greywater or rainwater) in the cistern.

Low Energy Lighting

Lighting constitutes a significant proportion of a home's total energy consumption. Our architects recommended we engage DPA Lighting to design a low-energy lighting plan. So, we worked with DPA's Tanya Aitken who has many years experience with low energy lighting.

For aesthetic and practical reasons we opted for downlights throughout the interior of our home. Tanya recommended that we use 12 volt halogen lights in rooms that were under the concrete slab and ultra-compact fluorescent lights (UCFL) in spaces that have a roof cavity above them.

Each halogen light consumes 35 watts plus an overhead for each voltage transformer. We opted to use good quality, high efficiency transformers. UCFLs consume a meagre 11 watts per light and don't need a transformer.

You might ask why we didn't use UCFLs throughout the house given their significantly higher efficiency. Tanya cautioned us that UCFLs are dimmer and take a couple of minutes to warm up to full brightness. If we found that we disliked this then it would be very expensive if not impossible to rewire the fittings under the slab but less of an issue for fittings with roof space above them.

Tanya was right. The UCFLs are quite dim when first switched on and in our bedrooms and bathroom this would have been quite annoying.

LED downlights were prohibitively expensive at the time but we have used five LED lights as step lights in the stair well. These consume a miserly few watts per light.

Exterior lights are mostly high power halogens but as they're used infrequently we were more interested in strong illumination rather than energy consumption. On the balcony and al fresco UCFLs are installed.

For cost savings we have compact fluorescent or standard fluorescent fittings in the garage, walk-in robes, pantry and under-stairs store room.

Recently, one of the UCFL lamps expired well short of its 15,000 hour supposed lifetime. The cost of LED lamps has dropped precipitously in recent times so I replaced it with an LED lamp. I was pleasantly surprised. The LED lamp had similar brightness, lower energy consumption (3W), instant full brightness and no mercury.

As the UCFLs expire I'll replace them with compatible LED lamps.

UCFL downlight (11W, 240V)


Halogen downlight (35W, 12V)


LED downlight (3W, 240V)


LED step light

Air Cell Cavity Wall Insulation

Cavity brick walls provide insulation by introducing an air gap between the internal and external brick leaves. The insulation effect can be further enhanced by adding a more effective insulator into the gap. A variety of products are available - we have used the AIR-CELL insulation.

AIR-CELL insulation is a sheet of plastic bubbles (similar to bubble wrap) sandwiched between two reflective layers. The reflective layers act as a barrier to radiant heat transfer, the bubbles prevent heat conduction and the sheet itself lowers convective flow.

The shots below show it being installed.



Construction Commences

Site works complete and the concrete slab is laid.



Demolition and Site Works

Demolition was undertaken by Groundworks Demolition.

This involved salvage of some reclaimable materials, e.g. jarrah roofing timber, rat-baiting, demolition and site clearing.







Final Plans

Below are the final plans submitted to Mosman Park Council for approval. Many revisions have been made compared with the earlier Concept Plan.
  1. the size of most rooms has been reduced.
  2. the second bathroom on the ground-floor has been removed and the en-suite bathroom enlarged slightly.
  3. the layout of the upper-storey has been completely rearranged.
  4. the front-elevation has been altered to better suit our taste.
Steps 1. and 2. lowered the estimated building costs by approximately $30,000.

We also included with our submission to Council comments from our neighbours regarding overlooking windows and the balcony.

Council approved the plans in April 2008 with one proviso - that a darker roof colour (than "Surf Mist") be used - we will use "Dune".

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Builder: Tamar Homes

Our architect Solar Dwellings sent our plans to three builders, with whom they regularly work, for cost estimates:
  1. LifeStyle Homes: a mid-sized project homes builder part of the Summit Homes Group
  2. InVogue Homes: a mid-sized project homes builder, part of the JWH Group
  3. Tamar Homes: a small individual homes builder
The cost estimates were very competitive - within 5% of each other. We spoke with representatives from each builder, visited homes they'd built, and spoke with previous clients. We felt confident that each builder would do an excellent job constructing our home.

Ultimately, we chose Tamar Homes. The main reasons were
  1. Glowing recommendations from previous clients
  2. The project-home builders, LifeStyle and InVogue, both required the bulk of our decisions regarding fit-out to be made up-front - pre-start as it's called. With Tamar Homes these decisions could be made during construction as and when they were needed. We felt much more comfortable with this approach as we'd not built before and have busy lives.