• Category 7 – Alterations or additions under $600k

• “BellPennington” House. Bardon.

• Designer - Latemore Design

2010Queensland Building Design Awards

Team – Yara BarrozoKaylene TuxworthPeter Latemore

design brief• Bought as investment; after reno need to sell for over $1m.• Liked our last effort, on a previous project.• Market research showed best to have 4 bedrooms, study, 3

bathrooms, secondary beds separated from main bed. And indoor/outdoor major zone at ground level.

• Wanted to retain character of existing, enhance if possible, and repair/renovate.

• Prefer contemporary look for new.• Interested in something a bit ‘wow’.• 2 car garage at least, if possible, extra space.• Budget to stay near $500k.

Category 7 Entry Name: BellPennington

design analysis• Small lot, in Character area - to avoid DA and time delay,

best to adopt ‘exempt’ items which include lift, build-in and extension at rear.

• Flood risk at front, so no habitable use there.• Poor soils, most especially at front under existing building.• Good views at front across large park.• Site slopes steeply from rear to front.• Long narrow block, with long side facing north.• Rear faces west, but SW hills shield setting summer sun.• Small lot code requires privacy screening on sides, but

obscure glass can suffice.

Category 7 Entry Name: BellPennington

design outcome• Multiple design concepts resolved budget, & marketability.• ‘Wow’ factor obtained by interesting spaces and style.• Stepped design adopted to suit slope.• House lifted to suit garage, so it did not appear too tall. • Undercroft clad in battens to retain older style.• Existing house on few posts, reducing footings in poor soils.• Not many posts under addition, with deep footings, to

reduce heaving from reactive soils.• Elevated construction, also suited stepped design concept.• Extension barely visible from street, so character of

streetscape retained.

Category 7 Entry Name: BellPennington

design outcome

Category 7 Entry Name: BellPennington

• Distinct style chosen for addition, so ‘new’ can be read as different to ‘old’, as per Burra Charter heritage principals.

• Enclosed verandah opened to create street presence.• Obscure glass for screening instead of battens.• Curved rooves to add interest and avoid height issues.• Stair tower as break between buildings, in a lantern style.• Secondary beds on different level and opposite ends in

relation to master bed.• Achieved high sale value, over $1.3m (highest for street).• Building works cost $540k, landscaping and pool extra.

aerial views

Small lot, across from large park. Surrounded by similar properties and greenery. Steep slope from rear to front. Good summer breezes from east. Hills south-west, protect rear of house from setting summer sun. Only original house in street, but very run-down.Original house re-roofed and totally renovated. Addition at rear, doubling the footprint. Full landscaping, including pool at rear.

Before After

Before

After

Front

Original house very run-down, with considerable termite damage down one side. But majority was sound.Dramatic change to street presence with renovated verandah - great place to view park activities. Note: house was modestly lifted, enclosed with battens to retain character.

Before

After

Rear

Like front, was very run-down. Laundry lean-to and stove recess removed.Under-used rear yard now has 2 storey addition with pool.

Front – ready for sale, looking very inviting

Rear – the modern addition providing a private entertaining area with deck leading across grass to pool.

Northern side. Obscure breezway louvres provide privacy with excellent ventilation.

Rear deck. Grass brought right up to

deck edge. Large bifolds.

New addition - drama of the mix of curved roof, shadowclad ply and vertical blades of louvres.

Northern side, original house in foreground, addition just visible in background.

Southern side – the stair lantern between old and new. Obscure glass provides privacy and natural light without obtrusive screening as per code.

Rear deck

Huge bifolds. Awning. Feature screen.

Classic front verandah brought back to original glory. Luckily most of original work was still there. Designer worked with builder to resolve handrail detail to suit current BCA.

Before

After

Inside the stair lantern. Large steel brackets needed to suit wide treads.

Open plan living zone overlooking deck to left, stair lantern to right.

Kitchen to living/dining, deck and pool beyond.

Kitchen and mono stringer stairs.Original house beyond fridge.

Across kitchen to light filled new living. Study behind the stacking doors, which can double as a 5th bedroom. Used to be a revolting bathroom!

Ensuite + WIR

WIR is a zig-zag from bedroom into ensuite for increased privacy

Upper bathroom

Rooms in original building. The charm of the Queenslander brought back.

Front living room

Master bedroom

Study

One of the upper bedrooms, with curved ceilings

Small lot, standard 400sqm, 10x40m. Site slopes 5m down from rear to front, suiting stepped design. Ground quite reactive, worse at front. Character zone, so existing house must stay. Any work at rear does not need DA, if kept 1.5m from side boundaries, amongst many other things.

Note north is down the page on plans,

with street on left.

Site plan

Lower

Open garage under lifted existing house, for 2 cars + more. This placed the least load on the poorest soils, and as site has minor flooding issues, made best use of space. Behind garage was placed basement for stair base, laundry and store, which was increased during construction for a plant area containing ac units and pool pump. Floor plans

Floor plans

Mid

Extension added behind house, all at same level, and to suit rear yard, creating fully usable property. Pool ended up at rear of block, as part of landscape design, with terracing. Existing house retained, with minor wall revisions to include a master wing and bathrooms. New rear zone very open, leading out to deck via huge bi-folds.

Floor plans

Upper

Full 3 room area plus living, well removed from main bed. Sitting high to take advantage of slope. Rear rooms have view of pool, while stair ‘lantern’ brings in huge amounts of natural light.

Perspectives

Front

The result is exactly like the vision. Front verandah opened up and returned to its original charm. The new tucked in behind with low curved rooves so it does not dominate.

Perspectives

Rear

The added contemporary wing, doubling footprint and area, looking distinct from the original house. It uses modern versions of similar materials, eg grooved ply responding to old chamfers and curved corrugated roof relating to original pitched roof.

Perspectives

Birds eye

The elegant curves on the addition add interest plus create interesting volumes internally. A special cantilevered curved awning was used at rear to enhance the rear façade and provide extra shading from western sun.

3DOverall of the building from south-east. The stair lantern (central) really lifted the result, and created lots of sales interest.

Elevations

North elevation (above) clearly shows the original retained building and added contemporary structure at rear, all stepping up the sloping site.

Front elevation (left) has the rear addition visible, but as photos indicate, site slope nearly conceals it.

Elevations

South elevation (above) shows the stair lantern break between old and new.Rear elevation (left) illustrates the juxtaposition of forms created by the roof curves.

Sections

Long section (above) shows the stepping design to suit the block, with the stair lantern right in the middle, bringing light to everything. It naturally vents the building too.

Short section (left) through the stairwell. The only 3 storey portion of building.

3D structure

Snapshot showing all the CHH LVL engineered timber in the addition. The upper floor depended on long-span joists, lower floor needed light members to suit the soil conditions, and roof purlinscreated all in one solution for roof & ceiling.

Detail

Detail drawing done in full 3D to explain the cantilevered steel awning brackets, and how they fix to timber structure. Essential for fabricator and builder.

Slide show -Julie Welch, Peter LatemorePhotos –Jose Figlioli