Active job

Davies Drive

Hello, We have plans, engineering, drawings and descriptions ready to go for a build. Final design Alterations need to be negotiated with the builder. “ Sheet 1: Parking area retaining wall is expensive so builder may come up with a cheaper option such as quarry rock facing. Decks probably good value for money. Rear deck and stairs won’t have > 1metre fall height so I don’t think they need NCC approval. Driveway has max slope 1:8 up from footpath and parking outside garage at 1:20. Drive from footpath to garage door could be concrete. Sheet 2: Ground floor: I’ve shown the bedroom windows floor to ceiling like upstairs Pearce Way. Fully opening area to deck from lounge area. Kitchen is minimal to comply with NCC restrictions for a single dwelling. A lot of additional expense if designated 2 dwellings such as fire proofing between units and higher annual rates. A lot of bracing strength required in lower floor walls so not much opportunity for making windows wider. Sheet 3: I haven’t tried to specify windows for this floor. Ranchsliders to deck could be wider. East and West bedroom windows could be same as top floor Pearce Way. 3010 wide by 1440 high. Floor to ceiling are possible but less private. Sheet 4: The cross section illustrates a 1.5m cantilevered floor at rear to avoid a 4th row of piles. Speedfloor joists suggested as most suitable but LVL timber may be an option. The anchor rods at 36 degrees brace the whole house against earthquake forces. 7 off at 2m crs. Top right corner shows anchor rod anchorage details including reinforcing.(It may be possible to install after the floor is built if CPE engineer agrees.) I stopped the draughtsman from trying to specify elevations, claddings, windows etc because builders are much more knowledgeable and can give the best economic options”.