Hello blog and blog readers!
After 16 days away, followed by a week in court on jury duty, I'm back! We've just finished off the internal walls and next week, the plasterers will be in to finish off the ceiling and the walls. We have sold our Berkely Vale house and have just 4 weeks until we have to move in! We are probably going to hire a caravan to put on site because the power is almost certainly not going to be up by then..... maybe by the end of September...
I will take some photos soon and post some up. cheers
Wednesday, August 1, 2007
Tuesday, July 3, 2007
We're off to the UK for a couple of weeks!
For a touch of Australiana, these are the logs which I pulled out of the piles and put up inside. They should look good when finished.
Annette looking glamourous just as we are about to start putting in the wall insulation.
Walls done... it was a bit fiddly in spots because the stud spacings in the house are all over the place...
The powerscape boards starting to go up.
Since we are off to the UK and Sweden for a couple of weeks, there won't be too much more progress for a few weeks, but at this stage, the plumbing is complete, the electricals are ready and the walls just about done. So when we come back we should be able to quickly finish of hte walls and ceiling and then we can get to the architraves, balaustrades, floor etc whilst we get the Biolytix septic system connected and the power (solar) installed.... getting there!
Annette looking glamourous just as we are about to start putting in the wall insulation.
Walls done... it was a bit fiddly in spots because the stud spacings in the house are all over the place...
The powerscape boards starting to go up.Since we are off to the UK and Sweden for a couple of weeks, there won't be too much more progress for a few weeks, but at this stage, the plumbing is complete, the electricals are ready and the walls just about done. So when we come back we should be able to quickly finish of hte walls and ceiling and then we can get to the architraves, balaustrades, floor etc whilst we get the Biolytix septic system connected and the power (solar) installed.... getting there!
Monday, June 25, 2007
Weekly Update
Heya,
Have begun putting up the walls today. The Powerscape boards arrived last Friday. They are so heavy!! And they are a bit harder than normal plasterboard to put up.... BUT, they seem to be a great product and I'm very happy to be using them. Follow our link below for POWERSCAPE. We are installing the Powerscape Confidence Ultra-mesh. Its been used in luxury homes, gymnasiums, schools and high density buildings because of their acoustic and fire ratings and most importantly their durability. We also like the fact that its made of 95% recycled material. The plumbing is almost finished. Annette spent a very tough weekend using a jack-hammer to remove the old laundry slate floor o that we can continue work on the new ensuite. All the grey water has been separated out from the black-water so that we can install a grey water system... we are still trying to decide what type of system to use.. just a system for using the water on the garden OR a proper treatment system for reuse inside the house.... hmmmm
cya
Have begun putting up the walls today. The Powerscape boards arrived last Friday. They are so heavy!! And they are a bit harder than normal plasterboard to put up.... BUT, they seem to be a great product and I'm very happy to be using them. Follow our link below for POWERSCAPE. We are installing the Powerscape Confidence Ultra-mesh. Its been used in luxury homes, gymnasiums, schools and high density buildings because of their acoustic and fire ratings and most importantly their durability. We also like the fact that its made of 95% recycled material. The plumbing is almost finished. Annette spent a very tough weekend using a jack-hammer to remove the old laundry slate floor o that we can continue work on the new ensuite. All the grey water has been separated out from the black-water so that we can install a grey water system... we are still trying to decide what type of system to use.. just a system for using the water on the garden OR a proper treatment system for reuse inside the house.... hmmmm
cya
Wednesday, June 20, 2007
Insulation
Today we stared insulating the house in preparation for putting up the plasterboards on monday.
The recommended insulation for our climate is R1.5~R2.0 fibreglass batts for the walls and R2~R3.0 for the ceiling.
We've put in R2.0 Bradford Gold Wall batts from CSR (these are basically the same as the Boral Pink Batts) into the external walls and will use Boral R3.0 Pink Polybatts in the ceiling. The poly wool batts aren't quite as eco friendly as the fibreglass ones which are up to 70% recycled glass content, but they are a lot nicer to handle (not itchy and irritating), and since I'll probably be in the roof from time to time, I prefer the polybatts. These types of insulation generally work out at between $3.20 and $5.50 per square metre. Our ceiling and external wall areas are about 300 square metres.
We aren't putting in extra sound insulation batts because we are using a really good wall product. The gypsum-type wall is called POWERSCAPE and it is thicker than the usual plasterboard, denser and more compressed and is therefore stronger and more sound proof. Unlike normal plasterboard, you can fix screws into it and it'll hold up to 20kg. It has the impact resistance of masonry, so it will last much longer, it is low allergenic and just as easy as plasterboard to install. Even though it has a higher embodied energy compared to Australian made plasterboard - probably from the transport cost (therefore, not as good ecologically), it is actually certified to be composed of 95%recycled material, which is much better than the plasterboard. So, yes, this wall is more expensive (normally about 4 times more expensive than plasterboard) but the Australian distribution of Powerscape is changing hands as of the 1st July, and they are going to discontinue the 16mm product and only sell 13mm boards so I've been able to buy 400 square metres at $8.50 +GST per metre instead of ~$18 +GST.
Anway, our next week will involve getting termite treatment, putting up the powerscape and finishing the ceiling insulation and plasterboard. Then, whilst we are in Sweden for Tomo's wedding, we 'll get the plasterer to finish off and maybe even get in a painter!
cya
Instead of putting
The recommended insulation for our climate is R1.5~R2.0 fibreglass batts for the walls and R2~R3.0 for the ceiling.
We've put in R2.0 Bradford Gold Wall batts from CSR (these are basically the same as the Boral Pink Batts) into the external walls and will use Boral R3.0 Pink Polybatts in the ceiling. The poly wool batts aren't quite as eco friendly as the fibreglass ones which are up to 70% recycled glass content, but they are a lot nicer to handle (not itchy and irritating), and since I'll probably be in the roof from time to time, I prefer the polybatts. These types of insulation generally work out at between $3.20 and $5.50 per square metre. Our ceiling and external wall areas are about 300 square metres.
We aren't putting in extra sound insulation batts because we are using a really good wall product. The gypsum-type wall is called POWERSCAPE and it is thicker than the usual plasterboard, denser and more compressed and is therefore stronger and more sound proof. Unlike normal plasterboard, you can fix screws into it and it'll hold up to 20kg. It has the impact resistance of masonry, so it will last much longer, it is low allergenic and just as easy as plasterboard to install. Even though it has a higher embodied energy compared to Australian made plasterboard - probably from the transport cost (therefore, not as good ecologically), it is actually certified to be composed of 95%recycled material, which is much better than the plasterboard. So, yes, this wall is more expensive (normally about 4 times more expensive than plasterboard) but the Australian distribution of Powerscape is changing hands as of the 1st July, and they are going to discontinue the 16mm product and only sell 13mm boards so I've been able to buy 400 square metres at $8.50 +GST per metre instead of ~$18 +GST.
Anway, our next week will involve getting termite treatment, putting up the powerscape and finishing the ceiling insulation and plasterboard. Then, whilst we are in Sweden for Tomo's wedding, we 'll get the plasterer to finish off and maybe even get in a painter!
cya
Instead of putting
Sunday, June 17, 2007
Weekly update!
What an eventful week! Sad to say that there are still some horses and livestock missing (probably dead) and we have been busily patching up others that were hurt last weekend. Unfortunately for us, the heavy rains have taken its toll on our progress. The electricians have pretty much finished until we board up the walls and the front and back stair cases have been 80% built. I just have to finish the handrails and today I dug some holes for the feature posts. We are waiting on the plumbers before we can fully line the walls, but given the weather, that might be a while. This weekend was spent pretty much 'playing' in the mud. We dug trenches right around the house and have lined it with shade cloth, installed hte ag-line and have started covering them up with blue metal. The rain alows us to see the water flow, but the thick mud and being doubled over under the verandah makes for back breaking work! It didn't help that I got the tractor bogged too! I hope I can dig it out tomorrow...
Over the last couple of weeks, we've been busy sourcing lighting, researching tiles, choosing flooring, bathroom and laundry fittings etc. We are using downlights throughout the house. The downlights are all on GU10 240V fittings. This means they can take new energy saving down lights which draw only about 11W and are nearly as bright as the halogen bulbs. Unlike all the 12Volt systems they don't need a transformer either. Transformers use up 10~15W on top of the energy for the light bulb (usually 50W halogen). A 12V system can take the new low energy 12Volt LED lights, unfortunately they just aren't bright enough compared to the CFL (compact fluorescent) or the halogen. We are however going to use a few 3W LED GU10 downlights (callled LUXEON) as well. These aren't that bright, but at only 3W energy consumption (plus no transformer) they are a must!
On the energy front, we have had a few develpments. It looks like its going to cost~$25000 for us to get connected to the grid! So we said bugger it. We are going to go full solar on a stand alone system.... ie batteries, no grid connection etc. Normally, a system to cater for a family would cost around $58000. The current NSW government rebate is only $8000, so we were a bit hesitant at first... but wait! There's more...
From July 1 this year, there will be a new rebate scheme in NSW that was previously only available in WA and other very remote areas. Under the new funding, IF it is going to cost $30000 (or there abouts) to get connected to the grid, the government will subsidise 50% of the costs of installing a stand alone solar system so that you don't have to get connected. The only down side is that we wouldn't be allowed to connect to the grid for at least 5 years if we want to keep the rebate.... but after the last weekends events and power outages.. and the predicted future power problems as the population and demand on the grid increases, we don't think we'll be plugging-in in a hurry!
So the bad news is that we'll still be spending close to $30000 for power, but the GREAT news is that it will be all solar and wind (plus back up generator.. just in case) and we'll never pay another cent to energy australia. The only down side for us is that the new scheme is not in place yet and it may be August before we get set up..... please send us all your used/unwanted candle wax for us to recycle!
cya
Over the last couple of weeks, we've been busy sourcing lighting, researching tiles, choosing flooring, bathroom and laundry fittings etc. We are using downlights throughout the house. The downlights are all on GU10 240V fittings. This means they can take new energy saving down lights which draw only about 11W and are nearly as bright as the halogen bulbs. Unlike all the 12Volt systems they don't need a transformer either. Transformers use up 10~15W on top of the energy for the light bulb (usually 50W halogen). A 12V system can take the new low energy 12Volt LED lights, unfortunately they just aren't bright enough compared to the CFL (compact fluorescent) or the halogen. We are however going to use a few 3W LED GU10 downlights (callled LUXEON) as well. These aren't that bright, but at only 3W energy consumption (plus no transformer) they are a must!
On the energy front, we have had a few develpments. It looks like its going to cost~$25000 for us to get connected to the grid! So we said bugger it. We are going to go full solar on a stand alone system.... ie batteries, no grid connection etc. Normally, a system to cater for a family would cost around $58000. The current NSW government rebate is only $8000, so we were a bit hesitant at first... but wait! There's more...
From July 1 this year, there will be a new rebate scheme in NSW that was previously only available in WA and other very remote areas. Under the new funding, IF it is going to cost $30000 (or there abouts) to get connected to the grid, the government will subsidise 50% of the costs of installing a stand alone solar system so that you don't have to get connected. The only down side is that we wouldn't be allowed to connect to the grid for at least 5 years if we want to keep the rebate.... but after the last weekends events and power outages.. and the predicted future power problems as the population and demand on the grid increases, we don't think we'll be plugging-in in a hurry!
So the bad news is that we'll still be spending close to $30000 for power, but the GREAT news is that it will be all solar and wind (plus back up generator.. just in case) and we'll never pay another cent to energy australia. The only down side for us is that the new scheme is not in place yet and it may be August before we get set up..... please send us all your used/unwanted candle wax for us to recycle!
cya
Sunday, June 10, 2007
Flood Photos
View from the freeway.. our house is around where the arrow is.The road leading to the driveway (arrow). It got to around 1m deep - just a tad too deep for my car.
The people opposite us weren't so lucky. They had a tree and power lines down over their driveway so they left the cars on the driveway overnight whilst waiting for emergency services. The next morning.... all three cars are ruined.
The view of the next door neighbours property shows the water coming up well...
But the water was also rising up in the bushes all around the house. This view is to the east side of the house... the water was about 50cm above the base of the water tanks (I hope all the substrate below the tanks didn't get washed away!!)
Water, water and more water!!
What an eventful week!
We've just been reconnected to the cyberworld because we've just gotten power back after about 60 hours. If you haven't seen the news, there's been a lot of rain on the east coast of New South Wales and there's floods galore! Maitland are in real trouble and the water is expected to peak there tonight. Most of the rain on the Central Coast was over the last 3 days and have now just about stopped. The death toll is at 9 and there are still 110000 homes without power.
Our new home was relatively unscathed. Its just that the road in front of the property flooded and we still can't access the house by car. We can however still get to the house via the neighbour's property. I took some photos on Saturday morning, but the water rose quite a bit more after that.
Anyway, last week, most of the carpentry was finished and the electricians have started work. they were going to be finished by the end of this week (but that may now be a bit delayed) and we were going to put up the walls on Monday week.... fingers crossed.
On the work front, lots of horses have been hurt in the floods but as far as I know, I haven't heard yet of too many losses (but I'll be on call tomorrow and expect a busy day).
I'll post a few photos of the floods next.
Pete
We've just been reconnected to the cyberworld because we've just gotten power back after about 60 hours. If you haven't seen the news, there's been a lot of rain on the east coast of New South Wales and there's floods galore! Maitland are in real trouble and the water is expected to peak there tonight. Most of the rain on the Central Coast was over the last 3 days and have now just about stopped. The death toll is at 9 and there are still 110000 homes without power.
Our new home was relatively unscathed. Its just that the road in front of the property flooded and we still can't access the house by car. We can however still get to the house via the neighbour's property. I took some photos on Saturday morning, but the water rose quite a bit more after that.
Anyway, last week, most of the carpentry was finished and the electricians have started work. they were going to be finished by the end of this week (but that may now be a bit delayed) and we were going to put up the walls on Monday week.... fingers crossed.
On the work front, lots of horses have been hurt in the floods but as far as I know, I haven't heard yet of too many losses (but I'll be on call tomorrow and expect a busy day).
I'll post a few photos of the floods next.
Pete
Sunday, June 3, 2007
Internal works begun!!
Last Monday, much to our pleasant surprise, the DA for the alterations was approved (we had been told 8weeks, but it was only 3! bonus!) and so we began internal works. Originally, we had been looking at another builder, but when they failed to give me a quote/estimate after 5 weeks, I thought.. here we go, someone else who'll put us on the back burner... so I've enlisted Bernie Maloney, our trusty old guy.. he did our reno's at Berkeley Vale for us and is very accomodating and good. So these firt pics are from the kitchen area looking to the (future) living room. It was filled up by the third bedroom and made no use of the best (northern) areas of the house. So its coming down. Last Thursday, Berney started demolishing and (with my help) he is now already ready for putting up the new wall for the main bedroom and the laundry... except that the wall isn't exactly new. I wanted to recycle every bit of timber from the house, so we are building all the new stuff with the old... I've just been spending a lot of time over the weekend pulling out nails from the old hardwood... very tough job... Because of the labour involved and the increased difficulty of putting it back up, its more costly in labour, but we can save a little bit on not buying the new timber (which is pretty cheap ~$1.2 p/m for structural pine). I've stayed in the house overnight in my swag.. it was just like camping!
Sunday, May 27, 2007
Soil condition and preparation
There are quite a few large stumps on the property (11 in total) for which we used the services of a professional stump grinder to remove. This took 2 days. The stumps were first cut close to the ground using a massive chainsaw and then ground down to below ground level with a special grinding machine. The picture below shows just how large the stumps were! We could make some lovely furniture out of this beautiful timber! Sooj had already removed 17 stumps himself (using his chainsaw and a hired stump grinder).
Here are some of the stumps post-removal.
Last Friday I started the massive task of soil improvement on the property. The soil is silty clay and moderately acidic - my pH measurements ranged from 4.5 to 5.5. A low pH impedes the ability of plants to take up nutrients and so does the clay nature of the soil. Most fruit and vegie plants will be more productive with a slightly acidic soil (around pH 6.5). To help break up the clay I've added gypsum (I started with a rate of 0.5-1kg/m2, which I partly based on the geotechnical report recommendations and also from books) and to increase the pH I've used dolomitic limestone (roughly 0.2kg/m2 - this is probably a bit less than what's needed but I'll add more later if necessary). I had my first experience of driving a tractor and discovered that using the bucket (to transfer loads of soil etc) is actually quite difficult to coordinate (for me at least). It was quite hard to get a decent load size. We also really need to add lots of organic matter to the soil, which I've started in the form of some well-aged horse manure (combined with stable sawdust bedding) from a nearby horse stud. We need lots more organic material which is difficult as it's expensive (well compost is to buy and it takes time to make). We have started a compost heap but this will be a slowish process. However I also plan to plant a green manure crop which will help to improve the soil structure as well as adding nitrogen to the soil and helping to suppress the growth of weeds. I have some perennial ryegrass, oats and also various legume seeds (chickpea, lentils etc) which will be planted directly into the soil as a mix. I'm just waiting on some rain (or the forecast of rain) so the seeds will have a chance to germinate!
Here are some of the stumps post-removal.
Last Friday I started the massive task of soil improvement on the property. The soil is silty clay and moderately acidic - my pH measurements ranged from 4.5 to 5.5. A low pH impedes the ability of plants to take up nutrients and so does the clay nature of the soil. Most fruit and vegie plants will be more productive with a slightly acidic soil (around pH 6.5). To help break up the clay I've added gypsum (I started with a rate of 0.5-1kg/m2, which I partly based on the geotechnical report recommendations and also from books) and to increase the pH I've used dolomitic limestone (roughly 0.2kg/m2 - this is probably a bit less than what's needed but I'll add more later if necessary). I had my first experience of driving a tractor and discovered that using the bucket (to transfer loads of soil etc) is actually quite difficult to coordinate (for me at least). It was quite hard to get a decent load size. We also really need to add lots of organic matter to the soil, which I've started in the form of some well-aged horse manure (combined with stable sawdust bedding) from a nearby horse stud. We need lots more organic material which is difficult as it's expensive (well compost is to buy and it takes time to make). We have started a compost heap but this will be a slowish process. However I also plan to plant a green manure crop which will help to improve the soil structure as well as adding nitrogen to the soil and helping to suppress the growth of weeds. I have some perennial ryegrass, oats and also various legume seeds (chickpea, lentils etc) which will be planted directly into the soil as a mix. I'm just waiting on some rain (or the forecast of rain) so the seeds will have a chance to germinate!
Starting Clean Up
Rivetting title this one! Nettie was away all weekend for a vet course and I was in Sydney on both days so we haven't done that much more. Annette struggled with the tractor a bit on Friday but she'll chug along all day getting things done slowly but surely, whereas I struggle with hard work and labour full stop... I go hard in spurts of 10~15 minutes then rest and day dream and get distracted for 30minutes!!!
Oh well, have started cleaning up the piles of wood from the clearing... it is much simpler to burn it, but we're going to save it all for firewood, mulch and compost.. so it'll probably take many weekends.
cya
sooj
Oh well, have started cleaning up the piles of wood from the clearing... it is much simpler to burn it, but we're going to save it all for firewood, mulch and compost.. so it'll probably take many weekends.
cya
sooj
Thursday, May 24, 2007
Rainwater Tanks Are In
The rainwater tanks arrived on Monday at 8:30pm. On Tuesday, the plumbers re-assessed project (hence previous irrate post) and yesterday they began work.
The drains all go under ground now to the 2 tanks which are 5000gallon each. Therefore we have 45000 litres of tanks connected to the house. The third 5000 gallon tank will go the shed.
The down pipes USED to curl under and UP under the verandah into long pipes that were suspended and had lots of bows in them so that there would have been lots of puddles of water in the pipes all the time because they couldn't drain properly. So, all the down pipes were cut and have been extended straight down into the ground where we laid new pipes right around the house 50cm deep.
They all go to a first flush device, which will stop the first 30~40 litres of rainwater from going into the tank. Instead they will drain away into my future wetland/pool.
As for the future wetland, I'm talking about a Natural Swimming Pool.... see the link below. They've been big in Europe for 20 years and in the UK for a few years and they're just being found out in the US. I want to do something along those lines.... they rely on aggregate and planted out shallow sections as well as water cirulation in order to have a swimming
hole that is clear and clean without the
need for artificial chemicals such as chlorine. Which also means that insects and fish and frogs that eat mozzie larvae can also live there. The water cirulation further deters mosquitoes.... anyway, I digress...
I cleaned out the gutters today and Nettie
has started work on the soil (I'l let her post about that) and the Stump-grinder guy has come. So no more big stumps... and we have to find uses for the large logs that are left. Maybe a few garden benches and coffee tables and chairs...
Anyway, all good apart from the usual challenges and frustrations!
CYA
Tuesday, May 22, 2007
Work Commencing FInally!
ARRRGGGHHH... so frustrating... and its only just starting. One of my main stresses planning this is that we are working with new trademen. We aren't dealing with any of the guys that I've developed relationships and raport with over the last 6 years, doing renovations and repairs on our properties. I'm stressed because I don't trust these new people. Maybe I'd be happier if we had lots of quotes.... hmmm maybe I will get more quotes.
Anyway, on the weekend, I worked at clearing things around the site so that the tanks could be installed. I had to put the plumbers off again because there were no tanks! They were supposed to be at the property during the settlement process, or at the very least on settlement, but they weren't there. We requested them 2 weeks ago and were told 'in a few days', which came and went. I rung them (previous vendors) again a few times until they told me 'Wednesday', which came and went and then they promised me 'Sunday'. On Sunday, after numerous calls and messages, they returned my call at 2pm and said they would be here in 1~1.5 hours. Again, no show until I heard back at about 5pm when they said that it didn't fit their truck so they've hired a semi and it'll be there mid-afternoon the next day. I got to the property in the afternoon (again, a couple of unreturned calls) and surprise surprise, no tanks... I got hold of them this time at 5pm and they said they were on their way up to get the tanks... ... I waited for them for a couple of hours but went home in disgust at 7:45pm after not being able to contact them at all. Mobile ringing out and being ignored no doubt. I finally got the tanks at 8:30pm last night.
This morning the plumbers came. Alas, the job was bigger than the guys thought... or at least bigger than what they were told by their boss. Also, the existing stormwater drain system is crap (which I had thought, but the guy who inspected it and quoted the job didn't mention anything or have a problem with it)... So to cut a long story short, the job to install the tanks and finish the rain water drains have been re-quoted and its over double. From $1975 to $4213.5 !*?!*?! Anyway, needless to say, I'm peaved off. I'm still going to get them to do the job, because its ready to go. Tomorrow I have to run around and sort out valves and stuff which should be with the tanks but aren't...Arrrggggh! But unless Annette can convince me otherwise, I'm not going to get them for the remaining work which they've quoted about $7000 for.. who knows how much I'll have to spend! We were also going to get them to put in the solar hot water system (~$5000) and the greywater system (~$7000)... again, I don't want to use them at this stage... which is definitely a bad omen considering they haven't even started any work yet.
Oh well, lets see how it pans out. Catchya
Pete
Anyway, on the weekend, I worked at clearing things around the site so that the tanks could be installed. I had to put the plumbers off again because there were no tanks! They were supposed to be at the property during the settlement process, or at the very least on settlement, but they weren't there. We requested them 2 weeks ago and were told 'in a few days', which came and went. I rung them (previous vendors) again a few times until they told me 'Wednesday', which came and went and then they promised me 'Sunday'. On Sunday, after numerous calls and messages, they returned my call at 2pm and said they would be here in 1~1.5 hours. Again, no show until I heard back at about 5pm when they said that it didn't fit their truck so they've hired a semi and it'll be there mid-afternoon the next day. I got to the property in the afternoon (again, a couple of unreturned calls) and surprise surprise, no tanks... I got hold of them this time at 5pm and they said they were on their way up to get the tanks... ... I waited for them for a couple of hours but went home in disgust at 7:45pm after not being able to contact them at all. Mobile ringing out and being ignored no doubt. I finally got the tanks at 8:30pm last night.
This morning the plumbers came. Alas, the job was bigger than the guys thought... or at least bigger than what they were told by their boss. Also, the existing stormwater drain system is crap (which I had thought, but the guy who inspected it and quoted the job didn't mention anything or have a problem with it)... So to cut a long story short, the job to install the tanks and finish the rain water drains have been re-quoted and its over double. From $1975 to $4213.5 !*?!*?! Anyway, needless to say, I'm peaved off. I'm still going to get them to do the job, because its ready to go. Tomorrow I have to run around and sort out valves and stuff which should be with the tanks but aren't...Arrrggggh! But unless Annette can convince me otherwise, I'm not going to get them for the remaining work which they've quoted about $7000 for.. who knows how much I'll have to spend! We were also going to get them to put in the solar hot water system (~$5000) and the greywater system (~$7000)... again, I don't want to use them at this stage... which is definitely a bad omen considering they haven't even started any work yet.
Oh well, lets see how it pans out. Catchya
Pete
Saturday, May 19, 2007
The Grand Plan
WHAT WE HAVE SO FAR:
3 Bedroom, 1 Bathroom with Large Living, Dining, Small Family Room and Laundry. The house is clad in Hardiplank with Colourbond Roof on trusses. The site is a mess!
WHAT WE NEED TO DO:
HOUSE
Re-arrrange some internal walls once DA for the modifications are approved.
Renovate and complete the bathroom.
Make a new ensuite bathroom off a new main bedroom.
Make a new Laundry.
Gyprock the ceiling and install roof insulation.
Wall insulation and all gyprocking (though we are looking into some greener alternatives for wall lining) and finishings (doorways, doors, cornice, skirting etc)
Finish flooring:
- sand and polish (there are some green options for this) old floorboards in bedroom 2 and 3 and the kitchen.
- main bedroom and living area needs a new floor (marmoleum? or ideally, bamboo florboards).
- tile entry-way, ensuite, laundry and family room.
Electricals:
- modify existing electrical wiring.
- install low-energy lighting fixtures throughout and outside the house (~$?).
- install plenty of power points so that appliances can be switched off at the wall (there is a new technology that can help shut off whole areas etc, but its a bit complicated for simpletons like us).
Do the plumbing:
- complete plumbing and allow for grey water separation and install water saving Aqualocs (Totally Green Plumbers ~$7000).
- install the water tanks (2 x 22,700 litre for the house$2000).
- install grey water recycling system ('Nubian' at this stage ~$7000).
- get solar hot water system (Apricus ~$5000).
- install metal gutter guards (~$2400 installed).
3 Bedroom, 1 Bathroom with Large Living, Dining, Small Family Room and Laundry. The house is clad in Hardiplank with Colourbond Roof on trusses. The site is a mess!
WHAT WE NEED TO DO:
HOUSE
Re-arrrange some internal walls once DA for the modifications are approved.
Renovate and complete the bathroom.
Make a new ensuite bathroom off a new main bedroom.
Make a new Laundry.
Gyprock the ceiling and install roof insulation.
Wall insulation and all gyprocking (though we are looking into some greener alternatives for wall lining) and finishings (doorways, doors, cornice, skirting etc)
Finish flooring:
- sand and polish (there are some green options for this) old floorboards in bedroom 2 and 3 and the kitchen.
- main bedroom and living area needs a new floor (marmoleum? or ideally, bamboo florboards).
- tile entry-way, ensuite, laundry and family room.
Electricals:
- modify existing electrical wiring.
- install low-energy lighting fixtures throughout and outside the house (~$?).
- install plenty of power points so that appliances can be switched off at the wall (there is a new technology that can help shut off whole areas etc, but its a bit complicated for simpletons like us).
Do the plumbing:
- complete plumbing and allow for grey water separation and install water saving Aqualocs (Totally Green Plumbers ~$7000).
- install the water tanks (2 x 22,700 litre for the house$2000).
- install grey water recycling system ('Nubian' at this stage ~$7000).
- get solar hot water system (Apricus ~$5000).
- install metal gutter guards (~$2400 installed).
- septic system to be installed (Biolytix ~$10000 installed).
Power to be connected:
- power to be brought to the front of the property then to the house (~$18000).
- get 20 panel solar system with 2940watt inverter to be connected to the grid (~$10000 after the $8000 government rebate).
Install skylights.
Install combustion heater. We thought we would use this existing one until our massive stack of firewood was depleted, but that will probably take 5+ years. Firewood on-site has no freight or mining costs, so even though it still produces emissions, it is preferable to gas or electrical heating devices. We can't use concrete slab heating.... no slab! Hopefully we shouldn't need much extra heating.
Paint! Bugger of a job.
Windows:
- dress them.
- metal mesh insect screens required by DA.
Put up balaustrades and stainless steel wire around the whole balcony.
Build the staircases up to the verandah.
OUTSIDE
Clear the stockpiles - dead wood, topsoil, brick and building rubble, massive logs (some >1m diameter), weeds, hardwood from old shed and house and old fencing.
Get rid of the many smaller stumps (hired stumpgrinder today $170 and hard labour!).
Get rid of the large stumps such as ironwood stumps up to 2m diameter ($1000 next week).
Landscaping.
Set up fire prevention irrigation system (DA requirement) for the whole building envelope.
Put up and set up a new shed (9m x 20m).
Get DA for and build 2 large wetland systems (properly vegetated dams).
Fencing - for the dogs 'PT' and 'Daisy' and the horse 'Santa'.
Catmax enclosure outside for our spoilt cats Obi-won and Yoda.
Entrance Fence and Gate (Solar powered automatic gates).
PERMACULTURE GARDEN
Lots and lots... Annette will post information on the existing soil type and conditions and what we are doing to set it all up!
Set up chook pen and house.
Set up a bee hive... yep I've joined an apiary club!
Small pond for some water veggies and our turtle 'Buddha'.
The amount of work wouldn't be so bad if it wasn't for all the red tape ( surveys, geo-tech reports, plans, designs, etc etc ) and the need to have to deal with the Local Council... I HATE GOING INTO THE COUNCIL... its such a waste of time! I'm anticipating that we'll be spending about $100K for all of the above... I've put down estimates only... there is definitely a price for going green but we all know its worth it! OK? Right! :-)
Anyway, this is our GRAND PLAN... so for those of you wondering where we are..... look no further... we'll be at home.
BEFORE photos continued
Front Yard - will have a pond and a horse paddock on the right.
Future Shed Position - 9m x 20m shed approved.
Back yard - for veggie gardens, fruit trees, chook and another pond.
Stockpiles of rubbish to sort through - bricks, mulch, dirt, massive logs, dead wood etc.
Future Shed Position - 9m x 20m shed approved.
Back yard - for veggie gardens, fruit trees, chook and another pond.
Stockpiles of rubbish to sort through - bricks, mulch, dirt, massive logs, dead wood etc.
Friday, May 18, 2007
BEFORE photos
Thursday, May 17, 2007
And so our journey begins...
This is my first ever blog... for some reason never got into the whole thing. Anyway, we thought this was a good way of keeping everyone updated on our progress... but I'd better start with an introduction:
We are Peter and Annette Tazawa (nee Lockley) and we got married last year. Annette and I have now been working on the Central Coast (NSW Australia) for about 6 years. I am a partner at Wyong Equine Clinic and Annette is now a part-timer, working at Tuggerah Vet Clinic and Long Jetty Vet Clinic.
For the last 5 years, we have been living on a small (450sq.mtr.) suburban block. Annette's always been very environmentally conscious and responsible (she even drives a Prius and before that she rode the bicycle to work) whilst I on the other hand grew up with a great appreciation for nature but my actions never really matched my well meaning intentions... hopefully that's starting to change!
We started getting itchy feet last year. We'd been cooped up in our little house for too long! Annette wanted to really let her green thumbs go wild (not enough food could be grown out of her 6mx2m veggie patch) and I'd always wanted to move onto an acreage (aka waterfront block with a boat rampa and jetty)....
Even though I'd seen this block of land for sale for some time, we'd never thought it was what we wanted. I thought I wanted a waterfront; Annette wanted a quiet bush block. This block is a bush block but its right near town. It gets a bit of noise from the freeway, but we can live with it if it means being closer to town etc, so that we are not driving so far (which is obviously a no no). We had both been reading about sustainability so much, that at some point in the past year... and I don't know exactly when.... we came to the realisation that we both wanted one thing... to have a sustainable home and apply permaculture and organic principals to our own plot of land and be more self sufficient. This block definitely had heaps of potential! So we thought we'd give it a go.
So this is our block: 25 acres of bushland with about 10 acres of it (at the back of the block) being wetland (swamp, alluvion, marsh, etc etc). The building block is only about 1~1.5 acres. It is flood prone and is in a high bush fire danger zone... (what are we doing?!*?) and the house is about 2/3 finished with no services connected and lots of unfinished areas.
Anyway, its getting late... more on this shortly!
Pete
We are Peter and Annette Tazawa (nee Lockley) and we got married last year. Annette and I have now been working on the Central Coast (NSW Australia) for about 6 years. I am a partner at Wyong Equine Clinic and Annette is now a part-timer, working at Tuggerah Vet Clinic and Long Jetty Vet Clinic.
For the last 5 years, we have been living on a small (450sq.mtr.) suburban block. Annette's always been very environmentally conscious and responsible (she even drives a Prius and before that she rode the bicycle to work) whilst I on the other hand grew up with a great appreciation for nature but my actions never really matched my well meaning intentions... hopefully that's starting to change!
We started getting itchy feet last year. We'd been cooped up in our little house for too long! Annette wanted to really let her green thumbs go wild (not enough food could be grown out of her 6mx2m veggie patch) and I'd always wanted to move onto an acreage (aka waterfront block with a boat rampa and jetty)....
Even though I'd seen this block of land for sale for some time, we'd never thought it was what we wanted. I thought I wanted a waterfront; Annette wanted a quiet bush block. This block is a bush block but its right near town. It gets a bit of noise from the freeway, but we can live with it if it means being closer to town etc, so that we are not driving so far (which is obviously a no no). We had both been reading about sustainability so much, that at some point in the past year... and I don't know exactly when.... we came to the realisation that we both wanted one thing... to have a sustainable home and apply permaculture and organic principals to our own plot of land and be more self sufficient. This block definitely had heaps of potential! So we thought we'd give it a go.
So this is our block: 25 acres of bushland with about 10 acres of it (at the back of the block) being wetland (swamp, alluvion, marsh, etc etc). The building block is only about 1~1.5 acres. It is flood prone and is in a high bush fire danger zone... (what are we doing?!*?) and the house is about 2/3 finished with no services connected and lots of unfinished areas.
Anyway, its getting late... more on this shortly!
Pete
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