Alternate Versions

Beach Version

Balconies

Solid windproof balustrade to block blowing sand with louvres above gaps below balustrade to permit egress of splash / spray or water from hosing down salt accumulation adjustable louvres are solid and horizontal to reduce glare and block out stormy weather

Beneath house

--> no central slab required, fine rolled gravel for drainage

--> the pods could also be removed and the beach version set on stumps to dramatically reduce costs but it is recommended that the structure remain off the ground

--> surf gear and vehicles will need some protection from salt spray, washing area and air flow to minimise corrosion – large mesh doors downwind and large vertical louvres upwind

--> large pod becomes storage room for beach gear – entry enlarged to accommodate surf gear

--> house is kept 3m off ground, downstairs is kept simple and open enough to assist ingress and egress of tidal surge, storm surge, king tide of sea level rise

power board is raised 3m off the ground to the level of the main floor

--> external shower to rinse off sand drains off concrete to sand

--> enlarged bathroom / reduce laundry size

--> external clothes line on sunny side

Interior

--> four simple small rooms made by dividing mezzanine and area below mezzanine (each room including balcony 5.4 X 3.2m or 3m X 3.2m without balcony) into two, moveable ¾ height dividing partitions permit reconfiguration leave space at ceiling height for air flow

--> total of two ceiling fans for mezzanine rooms and two ceiling fans for beneath mezzanine rooms

sliding doors provide access to balconies for sleeping out in warm weather and moving inside in cooler weather ( volume requiring heating is reduced in winter)

--> no upstairs toilet, all wet areas below

Roof

--> solar panels and solar hot water

--> ladder off rear balcony roof for access

--> care should be taken to use the same metal for roof, walls and screws or you will have issues with electrolytic corrosion

--> SIPs panels are available with weatherproof polyurethane coating as extra cost

Reduced window area overall

--> windows / window frames in salt spray require frequent maintenance fewer / smaller windows reduce glare

Dry Rural Version

Balconies

--> fully insect screened with metal mesh for bush fire protection

--> solid balustrades to limit light entry, fully insect screened to facilitate sleeping out during heat, additional ceiling fans on balconies

--> coolest balcony end could be used for 2m X 2m insect free no-dig herb garden

Beneath house

--> ¾ height walls separate vehicle / equipment bays, enclosed one side to trap cool night air beneath house and prevent embers from bush fires passing through

or

--> main large water tanks used as thermal mass could be placed beneath house, room for 3 tanks with about 90,000L total capacity...

--> shaded in summer to cool house and to keep drinking water cooler, depending on water supply a small solar pump could mist water onto vertically hung mats for effective evaporative cooling and...in winter, when wood stove is in use, to heat by diverting surplus hot water flow from solar water heater into main water tanks and by closing the equipment bay doors

--> solar / wind powered pump feed drinking water to gravity feed header tank

--> water tank stand provides extra height / range for CB / HF / telecommunications antennae and directs lightning strikes away from main house

--> plug-in back up generator for one light and one power circuit

Interior

--> minimum obstructions for maximum air flow, if needed roll down divider only put down at night

--> main bedroom on mezzanine level above ground level heat and dust

--> wood stove with thermosiphon hot water for winter nights, large batch water heating and baking

Roof

--> solar panels and solar hot water

--> in high risk bush fire areas a fire pump fed soaker hose along the highest point of the skillion roof could keep the entire roof wet and provide a water curtain over the rear balcony,- the solid side walls are protected by the roof overhang and have no surfaces to trap embers

--> melt-proof urethane foam or similar fire-proof filled panels are available at additional cost from some SIPs suppliers for use in bush fire prone localities

Large or Multi-Unit Version

--> possible to become duplex to pay it off then convert back to a regular house stairs external to each level and internal to all levels designed towards maximum useable living space for the house footprint

--> central divider above and below mezzanine extending onto balcony makes 4 bedrooms plus 1 larger bedroom in “pod”, glass balconies serve as additional room space in summer, reduced in size in winter to minimise heating bills

--> kitchen enlarged

--> upstairs bathroom enlarged

--> downstairs enclosed to become a 6.4m X 10m common living/ dining/ entertainment area

--> ground floor front wall triangle extended and glazed to width of balcony to create conservatory / vegetable patch / green house – also used for passive heating via additional vertical ducting to upper bedrooms

--> you could always add an extra frame at the low end, move the pods out another 3m and extend the mezzanine another 4m - this would give you about 286sqm

Suburban Version

--> two level security mesh and glassed in balconies plus lockable balcony doors

--> interior steps from beneath house via a locked door, second locked door at top of stairs if necessary, directly off car bay, mesh gates and security motion lights

--> hallway connects pods and secure access from parking bays via lockable door, interior stairs with additional lockable door at tops of stairs if required

--> reduced visibility from outside through solid balustrades, ½ height walls and clerestory windows

--> downstairs enclosed bay creates children's play room with patio door

Tiny Urban Version

--> no slab or pods- on minimal height stumps, insulated floor, security mesh covers crawl space, street level entry

--> reduced size one less frame Interior dimensions 7m X 6.4 m on main floor and including enclosed balcony 7.4m x 6.4m on mezzanine – no change to ceiling heights.

--> one bath / shower / laundry at low end

--> no rear balcony - reversed on lot low end direct to street level, high end faces back garden

--> lower front balcony becomes garden or carpark space

--> top balcony glassed and security mesh, can be used as single studio / conservatory or balcony can be closed off to reduce heating costs – may also work as passive winter time heating by adjusting angle of overhanging balcony roof

or

--> mezzanine can be divided into two rooms (6.4m X 3.2m each) with a 1m wide access corridor

--> roof top no-dig garden / solar panel access via external ladder

--> solar power and solar hot water

Budget Version

--> no slab, on 1m stumps, insulated floor, security mesh over crawl space

--> no pods

--> one bathroom / shower on main floor

--> lower patio extended to 3m+width to provide small car parking space (3m X 6.4m) with potential small herb no-dig garden at one end

or

--> lower patio security mesh / glassed in to extend interior living space

--> mezzanine transforms to two small bedrooms (each 5.4m X 3.2 m) with ¾ height divider, by incorporating glassed in upper balcony with solid balustrades, upper balcony provides passive solar heating / conservatory

Ways to reduce building costs

--> remove slab – use gravel or paving blocks

--> remove concrete pods or replace non-structural panel covered pods

--> remove pods and put structure on single level slab

--> put entire structure minus pods on low stumps

--> use steel / foam / steel panels as much as possible for end walls and interior structures

--> use painted yellow tongue or red tongue sheeting for flooring

--> use conventional stairs to mezzanine or where legal consider "paddle" steps to mezzannine

--> use conventional pre-fab stairs to main floor

--> in drier non-cyclonic areas - design frame with lighter weight steel (frame will be more complex but materials will be cheaper)