Experts Only

A knockdown-rebuild is now looking more likely than renovations. The options are a project home, or a unique architect designed home. I approach TT Architecture to get some rough drafts. Then if I don't like their design it's only a few $k lost on drawings. No big deal.

Needless to say, they hit a home-run with the very first draft.

Wow. That's great. The TT design has two pavilions. The front pavilion has the main bedroom and study. The rear pavilion is for kids bedrooms and living room. The corridor between them holds the utility rooms such as bathroom and  laundry.

This is the upstairs for the front pavilion. This area includes the dining room, family room, kitchen, scullery, and decks. 

My favourite thing about this design is the orientation on the block. Rather than being square to the street, the house is angled to face the sun. The angle creates four outdoor areas which are "tied" to the house through windows, doors, and decks.

This integration of the outdoor areas with the indoor rooms finally convinces me that a knockdown-rebuild is the best option.

Drawing a Blank

I've sketched a few ideas for new layouts. This first layout aims for minimal change. The third bedroom is now the main bathroom. The kitchen and dining room are swapped. Several internal walls have been removed. I'm not happy with this sketch; the house still feels like a maze.

This second layout puts the living areas on the North and South for better light. The utility areas move to the East and West. The galley kitchen isn't spacious but it is practical. This layout has a much better separation between guest areas and private areas.

This third layout is my favourite. The L-shaped public area includes the kitchen, dining and living rooms. The bedrooms are north-facing and clearly separated from the rest of the house. The major problem with this layout is the amount of change involved; I'd have to completely gut the house & relocate all the plumbing, electrics, and internal framing.

And there's the dilemma in a nutshell... major renovations are difficult and disruptive. I don't have the skill or enthusiasm for renovations so I'm going to have to hire a builder anyway. And no matter how much I rearrange the internal rooms, that won't solve big problems such as orientation on the block.

Evolved Design

I've drawn up the house in Sketchup so I can work out the renovations. One internal wall, a leftover from a previous extension, is load-bearing but everything else can come down. There's a disconnected brick chimney in the centre of the house that needs to be removed.

The house layout has evolved organically over 50 years. There have been a few mistakes made, e.g. the kitchen gets the best light; the bathroom is in the centre of the house, the second bedroom is a corridor to the main bedroom, etc.

These layout problems can be solved but only with some major renovations.

A Renovator's Dream

A few years ago I bought an investment property in Hackett. The original owner and her husband had built the house in the 60s. The house is not in the greatest shape but the location is great.

Fast forward to 2011 and I can't afford to keep both my Gungahlin home and the Hackett investment property. Also the commute into work from Gungahlin is dreadful. I decide to sell up and move into Hackett.

I've been here about a month and the house has some issues. The layout is odd. The rooms are dark. There's very little privacy, especially in the bathroom.