Process Case Study - Peka Peka Beach House
We were approached by a young couple in July 2005 who were looking to purchase a coastal property on the Kapiti Coast (Peka Peka). They were keen on a site but were unsure as to whether it would meet their needs.
Preliminary Site Analysis
Space undertook a preliminary site analysis, the purpose of the report was to identify key physical and planning restraints relating to the site and articulate these in a graphical way which would assist the clients in making an informed decision on the purchase of the site.
As part of this report basic bulk model diagrams were prepared to show shading effects, sunlight recession planes and yard requirements.
Preliminary Design
The site was purchased in September 2005 and SPACE were engaged to commence Preliminary Design drawings based on the following brief;
- The house was to be small, 130sqm, reflecting the modest construction budget available
- Main bedroom was to be orientated to the Tararua foot hills and morning sun aspect
- Kitchen was to be quite basic with a small dining/living space located adjacent
- Study/Second bedroom to be provided off the entry
- Living areas were to be orientated to the beach/dunes and N/NW sun
- A first floor area was to provide an artists studio space which would maximise views to the beach and to the mountains
- Provision for on site sewage disposal (septic tank) was required
- The construction budget was to be $300 -350K
- Provision was to be made for Garaging and additional bedrooms to be built as part of a stage 2 development.
Site Planning
The site forms part of a natural dune, adjoining the beach is a coastal preservation zone which cannot be built on and protects the coastal views from this stie. The lower part of the site was unsuitable for building on as it was identified as being prone to flooding, a portion of this lower area was also designated as a no build zone as a condition of the title.
Within these contraints preliminary designs were prepared.
Design Approach
It was decided to locate the house on the top of the dune for the site planning issues mentioned above and to obtain the views to the coast and the Tararua's from the first floor studio while minimising the required height of the building to achieve these views.
The building comprises 2 main volumes; a single storey main living/kitchen/bedroom/bathroom and the second volume being a two storey second bedroom/studio space accessed by a central stair.
Developed Design
On achieving sign off from the client to proceed with the design we continued on to the Developed Design stage to develop the design further and to make decisions on interior and exterior materials, finishes and fixtures.
Consideration was given to the highly exposed site and the proximity to the sea. For this reason the main volumes were clad in a marine grade pre-finished folded aluminium sheet with other walls clad in paint finished plywood panels with exposed anodised aluminium flashings.
At this stage we took the opportunity to check that we were still within the clients budget and engaged the services of a Quantity Surveyor to provide an estimate of construction cost.
During this stage any additional consultants that might be required were identified. This included a Structural Engineer and a Hydraulic Engineer to design the on site waste water disposal system.
Working Drawings
Working Drawings commenced in January 2006. As part of this work we prepared a full building specification and drawings to provide sufficient information for the project to be accurately priced and for the Building Consent to be obtained.
This required the preparation of general plans and elevations along with more detailed drawings showing the junctions of materials, interior views showing specifically designed joinery items and the general configuration of building services around the site.
We also prepared a Building Contract on behalf of the clients which established the obligations that both the client and the builder would enter into once a building contract was formed.
Tender and Building Consent -May 2006
The building was tendered out to 2 builders that were selected by SPACE as having previously completed work that was of the quality and to the timing required for this project.
During the tender process any queries raised by the builders were answered by SPACE so that this information would be included in their tender. Tenders received were analysed by SPACE and information provided in a clear and concise way to enable the clients to make a well reasoned choice of builder.
Construction August 2006 to February 2007
Construction commenced in August 2006 with completion in February 2007. During this time SPACE were engaged to undertake the Contract Administration of the project which required periodic site visits, the running of fortnightly site meetings, monitoring of construction costs, and site observation required to confirm that the construction was in accordance with the construction documentation.
As required by the Building Contract, the builder made monthly claims based on his progress on site, SPACE issued Progress Payment Certificates from which the client made payment to the contractor.
