The Terrace was sold this week.



If we do say so ourselves, the new owners should be very happy in this unique architecturally designed, light filled, 6 Star Carlton town house.









¶ 9:23 AM

The works are finally complete.

All the shower screens are in place.
The front storm water drain has been relocated under the footpath.

The vent over the stairwell has been installed and now the passive ventilation system is operating as planned. The stairwell acts as a chimney, funnelling the naturally rising hot air out through the vent. The vent can be closed in the cooler months where the ceiling sweep fan takes over, creating a column of downwardly moving air, counteracting the rising heated air, keeping the temperatures evenly distributed throughout both levels.


Roof vent in stair well

The vanity mirror is fixed in the ensuite, just need to clean off the delivery details in black marker on the glass.


Ensuite vanity

It is not normal practice to provide window coverings before sale but as the internal window in the ensuite was a constant topic of discussion, with the shower visible from the street through the highlight window over the front door, we have fitted a venetian blind.


Venetian blind in the ensuite

The back gate is in. Now the property can be properly secured. Pity the gates weren't up three weeks ago when the yucca plant in its pot walked after accidentally being left outside in the courtyard after an open house session.


Bifold paneled gate to laneway ¶ 11:45 AM

The rear seat and screen feature is now complete and the shower screen for the ensuite has been installed.

The painter is still continuing his work, slowly.


Feature lathe screen and bluestone
bench (under tools)


Ensuite shower screen
(Tape will be removed once silicon
joints are set)

Almost there - waiting on rear gates, shower screen in the bathroom, adjustable air vent over the stairwell, mirror to the ensuite, and a few fine tune touch ups of the finished product to complete. ¶ 12:13 PM

The works to the rear yard are approaching completion. The bluestone slabs have been set on the blockwork seat bases; the feature wall behind has been painted; the lighting and lathe panel should be completed by the end of the day. (We put aside a number of the original bluestone window sills and thresholds, as well as a beautifully intact panel of lathe - the thin timber strips used to support the early plasterwork - at the beginning of the project to create this feature setting).

The rear gate is still outstanding.


Feature wall with bluestone
seat in progress ¶ 3:04 PM

The builder laid the screed to the rear yard on Tuesday last week and tiling began once it had cured.


Paving to rear yard

Marine ply cupboard doors were painted and fixed this morning.


Doors to storage cupboard

Painter applied our mural design to the external cladding panel below the slot windows in the rear bedroom, tying in the exterior colours, emphasising the verticality of adjacent elements and added visual interest to the greys of the back lane. And finally the eastern privacy screen has been fitted providing visual privacy to both our unit and the neighbour to the east (the full height common wall provides the same visual protection on the west).


View from laneway east of Terrace


Eastern privacy screen

The shower screen manufacturer has begun fitting the screen to the ensuite shower. I assume that the rest of this screen and the one in the bathroom will follow before the Easter break.


Ensuite shower screen installation
in progress ¶ 2:59 PM

The toughened glass balustrades arrived today and have been quickly installed. The uninterrupted view from the lounge through to the living, kitchen and rear, greatly enhances the quality and expanse of the space.


View from living to rear through
glass balustrade


Detail of balustrade at top of stairs ¶ 12:19 PM

A number of the team are back on site today.

Tonight one of the project's sponsors is holding a function for their clients, showcasing the use of their products in the Terraces. The external works here are still incomplete and cannot be completed by this afternoon. Even though the internal works are practically complete, I feel this still unfortunately reflects less than favourably on our Terrace.

By the end of the day the water feature in the lightwell will be operational and the framing for the external storage cupboards should be up. Weather looks ideal for the inside outside function this evening.


Installing the water feature


Water feature is operational


Steel framing for outdoor storage unit


Cantilevered spot lights over
kitchen bench

Wan, one of our architects, has produced the artwork to fit the recessed panels along the western wall through the living area. Like the remnant wall and bluestone block, the artwork acknowledges the age and history of the original building. One image is an iconoclastic colourised shot of the existing rusting chimney cowls - these being part of the historic streetscape. The other takes the floral or leaf motif of a layer of vinyl flooring, found amongst the many successive layers of floor finishes - linoleum, vinyl tiles and several different carpets - and overlays it on sections of old newspaper which had been used for as the underlay.


The chimney pots


Leaf motif lino montage ¶ 4:46 PM

While there are still quite a number of outstanding and unsatisfactorily completed items, we advised the builder of Archicentre's intent to take possession of the property as of today. This has a number of contractual and legal implications but basically allows Archicentre to begin using the Terrace for its promotional purposes(together with T1 which is apparently far more complete and scheduled for auction soon).

Following this notice, Archicentre began furnishing the house. Except for the painting and a few minor items inside, most of the outstanding items are external. The builder will now have to complete the remaining works while working around the furniture and scheduled functions, although this is not quite as problematic as if the house was actually occupied.


Kitchen dining


Living area ¶ 3:15 PM

The builder applied the finish to the timber floors before most of the crew left for a wedding in the Western District. Nothing major will be happening on site until they return early to mid week next week.

In their absence the painter will continue to paint, however the at this stage the task seems beyond the capabilities of the one person team and significant improvements in quality, let alone the time, must be achieved before the work can be accepted.

The back yard screed was not laid prior to their departure which will further hold up the tiling. This would have been the ideal opportunity for the tiler to complete this external work without needing access to the locked building.


Polished floor ground floor


Finished stair treads


Upstairs hallway ¶ 10:19 AM

Carpet layer arrive this morning. We are only laying carpet in the bedrooms both upstairs and down, whereas we have used either polished timber boards or tiles in the living and trafficable areas.


Laying underlay rear bedroom


Final look


Bathroom tapware installed

Painter has applied feature colour and texture to bedroom walls.


Feature wall main bedroom

Fireplaces and surrounds have been installed. Both fireplaces are efficient wood fuelled units due to the difficulties in providing the suitable gas supply. Our original intention was to leave the existing fireplaces in place but during the construction phase Archicentre requested an upgrade for increased efficiency, however, by this stage the gas supply lines were embedded within the new concrete slab. Given that the house is fully centrally heated, the cost of retrospectively increasing the gas supply to service the fireplaces was not considered a worthwhile investment. We have installed a replica of the original fireplace in the front bedroom in keeping with the period theme here and a contemporary unit for the formal lounge area.


Lounge fireplace


Bedroom fireplace surround

With the fixing of the mirror the electrician has finally fitted off the last of the bathroom fittings - the mirror lights and powerpoints.


Bathroom vanity ¶ 4:18 PM

Work is progressing slowly, too slowly.

Tiling is almost but not quite complete in the bathroom and ensuite. The mosaic tiles have been laid around the vanity unit in the ensuite and the Laminex freeform bench tops and shelf ledges fixed in both areas. Builder still has to install angled mirror unit over the basin and trim around the top of the tiling.


Vanity unit mosaic tiling ensuite

A change of plumbers mid stream has caused a hiccup with the current plumber unwilling to place the toilet flush panel on the side. A top access panel is not a serious issue but will cause a delay as a new access point must be cut out of the shelf ledge and the original wall opening tiled over.


Bathroom tiling and wall shelf ledge

Rear landscape works are still yet to begin. Painting works are far from complete and what has been done requires much rectification. Also still waiting on the glass balustrades, completion of the hydronic system, security and data systems, finalisation of the electrical, external painting, render repairs, and feature external panels on eastern facade, connection of solar hot water service, carpet, floor finishing and fire places to list the major items. ¶ 4:51 PM

The rest of the joinery has finally arrived. Units are being installed in the lounge, front ground floor bedroom, upstairs bedrooms and ensuite. The shell is beginning to look complete.


Joinery to ground floor bedroom


Wall units to Lounge

The electrician and plumber continue to fit off the Blanco kitchen appliances. The wrong range hood was delivered and it has been sent back - awaiting correct model.


Fixed kitchen appliances

The builder has still not been given a firm date as to when the glass balustrades will be delivered. In the interim, considering the amount of finishing tradesmen traffic moving up and down the stairs, he has installed a temporary timber screen to provide protection.


Temporary balustrade

Tiling in bathroom is now complete, except for a shortfall of about 4 floor tiles. These should be picked up tomorrow allowing the tiler to complete the inside tiling. There is still a quite a bit of tiling to be done externally in the rear yard.


Bathroom wall tiling

All tapware and sanitaryware has been installed and connected with the exception of the toilet in the main bathroom. Need to discuss what is holding this up with both the plumber and builder.

External balustrade to the double doors in the rear bedroom have been fixed. While Planning restrictions, particularly in regards to overlooking, prevented the inclusion of a balcony, the double 'French' doors still give a feeling of space more than smaller ordinary windows would.


Balustrade to rear bedroom ¶ 11:51 AM

Ensuite wall and floor tiling is complete with the exception of the mosaic tiling around the vanity basin. Tiling still must be grouted and cleaned.


Ensuite wall and floor tiling

Tiler has started on the main bathroom commencing with the round mosaic tiles to the walls and bath surrounds. These tiles tie into the Laminex finish of the laundry cupboards which can be seen on the left hand side of the image below.


Mosaic tiling to bathroom

Tiling to the water feature in the lightwell is complete, awaiting installation of the 'feature'.


Tiling in the lightwell

Hydronic heating system is installed and connected. The boiler unit sits externally in the 'service' section of the yard with the water tank and wheelie rubbish bins. A steel framed enclosure/cupboard unit is being fabricated to contain all these items.


Hydronic boiler ¶ 3:42 PM

As the completion deadline draws ever nearer, I had expected more activity on site since my last visit than appears to have occurred.

The hydronic subcontractors are on site fitting off the heating panels.


Fitting off panel to Bedroom 2

Ensuite vanity is in and the plumber has fitted off the vanity basin. With most of the electrical and plumbing rough in complete, the builder can seal off the attic space behind the vanity. As many services are concealed within this space, we have included an service hatch at the back of the vanity cupboards to allow future access.


Ensuite vanity

Tiler has commenced the water feature in the light well.


Tiling to lightwell

Plumber finally sorted out the location of the sewer at the rear. There was a bit of confusion: the original access point had been covered over to permit the construction works and with a change of plumbing personnel, it took a while to actually locate the main line which was deeper than initially anticipated.

Builder has started forming up the bench in the rear yard. We are using a slab of bluestone, originally used in the footings, for the seat and an intact piece of the lathe (framework supporting the early internal wall and ceiling plaster) behind the seat as a feature against the boundary fence.


Base to external seat ¶ 4:13 PM

The laminate bedroom and bathroom joinery has begun to arrive and will be progressively installed and the solid Laminex Freestyle vanity tops and chimney shelves have been installed. We have selected Laminex for all the joinery taking full advantage of their extensive range of colours, textures and special finishes.


Cupboards to Bedroom 1


Joinery to ensuite


Freestyle shelf to chimney feature

Tiler has finished the ensuite wall tiling but needs to get started on the floor and second bathroom as well as the external light well.


Wall tiling to ensuite

With less than a week to our completion deadline there is still much to be done: fitting off the plumbing, connecting the solar hotwater service, connecting up the water tank, finishing the tiling and mirrors in the bathrooms, the water feature in the light well, finishing external trims and render repairs, the hard landscaping to the rear, the rear gates, tempered glass balustrades, kitchen appliances fitoff, heating fitoff, floor polishing, carpet and final painting touch-ups. ¶ 2:13 PM

The site has been very busy this week. Tiling began Monday and will continue all week - this will be completed by Friday or Monday at the very latest.


Floor tiling in the kitchen

Had to make a few last minute changes to the tiles as not all the originally selected tiles were not in stock by the time the order was placed and we do not have the time to wait for the next delivery.


Kitchen wall tiling


Tiling the ensuite

The electrician has been in most days.

Renderer is due later this week to finish of the lightwell.

The feature stainless steel downpipe feeding directly into the water tank was delivered Monday and installed this morning. Builder is waiting on the external services cupboard frame in which the rain watertank sits before the tank can be correctly sited, levelled and connected to the downpipe. Pity the tank wasn't connected last week: after Wednesday's record rains it would probably have been filled. Have asked that a cover be placed over the inlet hole until the system is connected to avoid building debris, dust and render silting up the tank.


Stainless steel downpipe


Downpipe connection to roof

Steel angle irons forming the open balustrade between the stairwell and the kitchen and at the full length window in the south upstairs bedroom have been fixed in place. The sharp edges have to be ground off.


Central stairs


Bedroom window to lightwell
¶ 2:36 PM

The 2,000 litre water tank
has been delivered to site.

Electrician has fitted of the fans and the remaining feature light fittings. While we have aimed for a contemporary look for the new spaces in the house, we have tried to reflect the style of the original 1860's cottage in the front bedroom.


Pendant to front bedroom
hanging from replaced ceiling rose


Light fitting at entry


Ceiling sweep fan

The second skylight to the ensuite has been installed and makes a significant difference to the natural lighting level in this otherwise internal space.


Ensuite skylight

There is still a lot of work to be done over the next 3 weeks. Main trades or activities affecting completion are tiling, the sanitary plumbing fitoff and service connections, the hydronic heating fitoff, roof plumbing and storm water connection, kitchen appliance fitoff, floor finishes, external works to the rear and final painting. Went through each element and trade with the builder to make sure that the sequence of work is realistic and achievable. This process highlighted a number of potential problems and together we have developed contingent plans should these problems occur. ¶ 4:07 PM

Finishing trades are gradually returning to work after the Christmas shut-down. The painter has been in on and off over the last few weeks but cannot complete the outside painting until the renderer comes back to tidy up. Internally the timber skirting ducts and other odd bits of trims and wall tiling will need to be completed before the painter can finish off here.


Skirting duct concealing cabling and
heating pipes

Very pleased with the effect of the pendant light against the grey textured 'remnant' corner in the formal lounge area.


Pendant to remnant wall

Builder is still waiting on the installation of the second skylight in the ensuite. It is not as simple an installation as the one over the shower as it must bend within a short distance to emerge clear of the original slope of the front roof, beyond the ridge and beyond the view from the street.
¶ 4:44 PM

Cabinet maker began installing kitchen joinery just before Christmas. Some of the upstairs joinery units have also been delivered but are not yet in place. Have asked the builder to ensure that the joinery be protected against impact damage, scratching or marking until all works are completed and the works handed over to the client.


Kitchen joinery installation in progress

External rendering is mostly complete.


Rendering of side boundary fence

The painter has been working inside over the last two weeks.

Still waiting on roof plumber to tidy up and complete downpipe connection.

Work on the tram track immediately out the front will close off the street to all but local traffic for a week to 12 days; even local traffic and parking may be restricted at different times. With luck, during this quiet period, it won't have a major impact on the builder's scheduled work.

¶ 4:36 PM

Not too much will be happening over the next few weeks as the industry winds down over the Christmas break.

The kitchen joinery will be delivered and installed over the next few days. The tiling, plumbing and electrical fitoff will continue in the new year. ¶ 4:20 PM

The timber flooring is down and protected under a layer of thick plastic.

Most of the facade restoration work is complete, although the plumber has to come back and replace the downpipe. A 90mm diameter section has been fitted, and not only is this out of character, but it also prevents the front gate from opening fully. This will be replaced with a rectangular section which will fit snuggly against the wall and which the gate will just clear.


Replaced verandah roofing
and restored facade

The rear side boundary fence is partially clad and rendered.


The skylight installer has fitted the tube skylight over the shower to the ensuite, but is still having difficulty fitting the second tube light closer to the chimney. Even the small diameter skytube brings in a considerable amount of daylight.


Skylight over shower

Front door is back on its hinges and painted, although still missing a few brass trimmings.


Repainted front door


T2 colour and finishes board ¶ 3:58 PM

Builder has started on the restoration of the front facade. The paint has been stripped from the brick capping of the fence and the window sills to reveal their natural finish - red brick and bluestone respectively. The verandah roof sheeting has been replaced with corrugated iron to match the original curve. This will be painted in its original colour. So far only the undercoat has been applied to the brickwork.


Restoring the front facade

The front door has been removed and several tradesmen are hard at work carefully stripping back years of poor paintwork and filling in the inevitable dents and nicks received over time.


Front door restoration

The external rendering has also commenced with the scaffolding erected at the rear to assist in the task. This too will eventually be painted.


Rendering the rear

Also met with the cabinetmaker at site today to do the final measure on the walls and ceilings. All kitchen and bathroom appliances have been selected and the details passed on to the cabinetmaker. He will get started immediately now that they have received most of the boards from Laminex.
¶ 1:10 PM

The battens have been laid over the concrete to support the timber flooring. Builder will begin laying the boards once all the electrical changes have been made and access for the services is no longer required.


Battens laid for flooring

The finished timber stair treads have been fixed to the steel stringers. The finished surface is protected from work boot foot traffic with thick plastic sheeting.


Stairwell in progress

Carpenter has almost finished hanging the doors and installing timber skirtings, door jambs and trims.


Hung doors


'Remnant' wall is built.
This will be rendered.

New external boundary wall is in progress. It is a stud frame construction faced with rendered, blueboard cement sheet.


Boundary fence under construction ¶ 4:58 PM

Progress of work is picking up again.

The blockwork walls have been rendered with a textured contrasting finish. We have deliberately left a few 'panels' of this rendered blockwork within the long plasterboard finished wall dividing T1 from T2. This will provide a simple variation and visual interest to the wall plane.

The remnant wall will start tomorrow. This will look very interesting with its bluestone block and pendant light over. The remnant wall gives a clue to the position of the wall and size of the original second room and also serves the purpose of supporting the glass balustrade to the stairs.


Textured rendered blockwork with
feature panels facing open living areas

The hard plaster to the front room and adjacent formal lounge has been repaired. The finish is as smooth as glass. Deep skirting boards will hide the electrical wiring and hydronic pipework running along the base of the walls.


Hard plaster walls

Skylight over the kitchen is now finished both inside and out.


Skylight over kitchen

The plumber is still trying to sort out the problem with the type of down pipe and connection to the water tank.
Client is still deciding on tile selection for both walls and floors and selection of whitegoods. Cabinet maker needs advice on the latter urgently before the kitchen and vanity cabinet units can be completed. ¶ 5:20 PM

Instructed builder on the details of the two Jetmaster fireplaces. It is not possible to install a gas log fire as it requires a chimney cowl which will affect the appearance of the chimney and hence contravene the Planning permit. Instead we have selected a modern inset wood burner for the lounge room and a traditional Victorian Style coal fire for the front bedroom.



Fireplace void in Lounge ¶ 5:02 PM

Plumber is beginning to fit off fixtures. With the bath in place, the watershield plasterboard - 'wet' tiling underlay - can be fixed and plasterwork completed.


Bath in place

There were unexpected delays in the supply of the double glazed panel for the skylight - essential for the 6 Star plus rating this building has received through the FirstRate system - but it has now finally arrived on site and been installed. The plasterer is now able to finish off the ceiling below the skylight.

The installer will be returning to finish the flashing of the skylight and to install the two tube lights to the ensuite.


Skylight over the kitchen

The carpenters are on site preparing the stair treads. They have to be cut to size and finished prior to fixing to the steel stringers.


Stair treads being finished prior
to fixing

Have provided the builder with final details of the 2000 litre water tank and (toilet) flushing system. ¶ 4:35 PM

Instructed the builder on the final selection of lights. Provided a very detailed list of fittings that can be purchased from a number of nominated suppliers.

The large three-tiered fitting for the front bedroom should look very impressive from the window of Elgin Street. It will contrast stunningly with the black fireplace and lime green painted chimneybreast behind it.


Bundle of electrical wiring and chain support
to front room light fitting (before plastering)

Instructed the builder on the two water features in the light well. They are narrow chasms, each about two metres tall, which will be positioned between textured tile work or a split rock face finish. We had intended to use photovoltaic cells to power the water pumps, but these proved too problematic for installation in this project, where the end user is unknown. Instead the pump will be a timer operated electrical low voltage transformer arrangement.
¶ 4:01 PM

Hardwood for the floor and the stair treads arrived at site today.

The stair has been rectified.

The high level window in Bedroom 3 is being moved.

The tap in the ensuite is to be changed so that it sits in the bench top rather than being mounted in the rear wall.
¶ 3:53 PM

Even with the skies clearing, after a fortnight of needed rain, the renderers now have a significant backlog of other project work that must be dealt with before they can get around to the Terraces. Our project waits in the queue.

In the mean time:

Instructed builder to seal gaps between top of common blockwall and underside of sheet roofing with fire insulating batts to ensure the required fire separation between the Terraces.


Gaps in party wall require
fire-rated fill

Also confirmed detail of the high level window within the steel frame to the rear bedroom - will need to move the window further in for weather protection, which at the same time will provide visually cleaner lines externally.

Electrician will be starting the fitting off of power points and light switch plates shortly. Noted that the TV point in Bedroom 2 clashes with the position of the hydronic radiator panel and will have to be relocated sideways.

We will need to fit high period skirtings with a concealed narrow duct to the east wall of the Lounge and front bedroom, as the hydronic pipework could not be embedded within the concrete slab as was possible in the new rear section.

¶ 4:12 PM

These last few days of rain have caused a minor upset. While the rest of Melbourne and Victoria is glad to see the rain, and more of it, the construction industry is cursing. The builder had scheduled to begin rendering the external cladding and begin works to the rear yard - will have to wait for sunny skies.

The stair manufacturer has yet to rectify the problems with the stair frame: several corner and newel posts are not vertical and must be fixed before the timber treads and balustrade glazing panels can be installed.

Some minor problems with the exterior cladding corner joints and trims also require rectification before jointing tape and finish can be applied.


¶ 3:53 PM

There appears to be little activity on site this week.

Builder is still waiting for delivery of skylight over kitchen and in the upstairs ensuite and the solar hot water unit. Skylight manufacturer has had difficulties sourcing the specified double glazing required. The integrity of this skylight unit is important in maintaining the thermal and environmental performance demonstrated by the FirstRate 6 Star rating achieved.

Glazing to rear windows and French doors has been installed, securing the property.


Rear windows

Have finalised light fitting selection and forwarded to builder.

I have discussed with the builder what other activities might be carried out in the interim to make up some of the lost time.


¶ 11:00 AM

Plasterboard work is in the main complete excepting a few areas where fittings windowes or skylights need to be installed before work can be finished. Repair of hard plaster to original walls of front bedroom and lounge on the ground floor has yet to be scheduled.

Electrical and plumbing rough ins complete.


View from entry


Kitchen bench wall

External cladding almost complete - only missing the bit of cladding below the slit window to the rear bedroom. This section sits within a steel frame, off-set from the plane of the wall to provide increased internal space, creating a small internal niche for the bed and a visual interest we can further heighten through the location and selection of the light fixtures.


External cladding from east ¶ 3:27 PM

Site meeting today. Internally plasterwork is nearly finished. The work around the brickwork of the chimney is very good, further highlighting the interesting form of this feature.


Chimney feature

Have decided to make the stair balustrades clear glass instead of the decorative steel work. Notwithstanding that the steel stair framework has several problems that need to be rectified.


Stair as viewed from above


Bulkhead concealing roof drainage
across boundary wall to lightwell
¶ 11:53 AM

Fabricated steel stair structure was delivered and fixed in place. It is a striking piece of sculpture, but not much practical use until the stair treads are installed. However, being able to walk hands free up and down stairs, rather than a ladder, will make the tradesmen's lives much easier.

Need to revisit the design of the balustrades.


Steel stairwell


Plasterwork first floor ¶ 4:06 PM

Acoustic insulation to the floor and the remaining thermal wall insulation is in place.


Acoustic insulation batts between floor joists


Heavily insulated kitchen wall

¶ 4:59 PM

Site meeting. Discussed in some detail the layout of the features in the rear garden and also the water feature in the lightwell. The chimney sweep has cleaned the flues.

The internal window from the bedroom to the stairwell is not quite right but the builder will be able to rectify it without sending it back to the supplier. We will fit dimmers to all lights in bedrooms and living areas.


Internal window to stairwell

Plastering has begun in earnest. It's always surprising how much brighter the internal spaces appear with the light coloured plasterboard sheeting reflecting the daylight.


Internal plasterboard

Builders are finishing off the eaves linings and other external clad surfaces.


Eaves lining to rear bedroom.


External cladding to rear

Acoustic insulation has been delivered for installation between floors.


Sound insulation batts
¶ 3:44 PM

Attended site meeting. Progress is slow! After a chat with the electrician the down lights in the ensuite were moved to the flat area of the ceiling because the electrician considered that the transformers may get too hot under the thin front section of the roof.

Have confirmed that the external cladding to the bathroom will be corrugated galvanized steel, which is compatible with the galvanized steel perimeter frame.


Bathroom in middle distance partially
clad (internal layer pink Fireshield)

Double glazing panels have been installed to the rear bifold door - finally providing some weather proofing.


Rear bifold, glazed

Carpenter has formed ducting to conceal plumbing in the upstairs bathroom and the shower base to the Ensuite.


Central bathroom plumbing duct


Ensuite shower base

¶ 5:22 PM

The damp proof work is complete, with final repairs to the hard plaster with a waterproof hard plaster mix.


Hard plaster repairs

Roof plumbing is proceding with forming of box gutters and rain water collecting pipes.


Small box gutter in progress

¶ 3:09 PM

Attended weekly formal site meeting this morning. Decided to build bulkhead across the sidewall of the light well to conceal the stormwater pipe that will run from the south side of the light well to the north side to connect to the other downpipe - collecting the roof rainwater for storage in the rear water tank. We can then fit downlights to the underside of this bulkhead to illuminate the water feature on the wall below.


Rainwater collection pipes along
boundary fenceline through lightwell

Rear bifold window to Living area has been fitted. Glazing will be installed shortly. These can be opened up across the width giving the builder complete access as well as a degree of after hours security and weather protection when closed.


Rear window wall

Internal wall and floor (acoustic) insulation will be fitted this coming week prior to internal plasterwork.

Builder has requested a schedule of the heating panel sizes.
¶ 2:57 PM

The hydronic heating rough-in is in progress. Small diameter copper pipes, lagged in thick, insulating, flexible foam material, are being threaded through the posi-struts between the ground and first floor to serve the upper level - popping up through the flooring where required. On the ground level they run either through the framing and joinery or will be concealed behind the skirting boards. The panels will be fitted off later in the project during the fit-out stage.


Insulated pipework (black) threaded through ceiling


Hydronic heating pipework up through floor ¶ 2:52 PM

Excepting the larger north facing windows/doors, all of the windows have been installed.

A few minor teething problems with the fixing but nothing that experience and consultation couldn't solve.


Bedroom window to lightwell

The windows have a practical and easy to use winder/stay mechanism and an excellent weather seal around the frame.


Window winder/stay

¶ 4:15 PM

Windows delivered to site today. ¶ 4:09 PM

Had a very productive meeting with the Lafarge Plasterboard representative, determining which internal spaces would benefit from using their Soundshield acoustic board as opposed to their normal internal plasterboard as well as Watershield for wet area linings. Lafarge will also be involved in the quality control of the finished fixed product and workmanship. ¶ 1:45 PM

Fine day though overcast. Luckily with the roof now on, the weather is not so critical to work on the site.

We had our regular Terraces project coordination meeting with both builders and architects. There has not been much activity at the site due to delays in window supply and services installation. Both these issues are becoming urgent to both Terraces. The internal wall linings cannot be fixed until a) the buildings are made weatherproof with the installation of the windows and b) the completion of the services rough-ins.

We had another look at the state of the existing verandah roofing. The verandah forms an important element in preserving the heritage streetscape of the area. Unfortunately, it is has some severe rust patches and is in poor condition. We will need to clarify with the City of Melbourne's planners fairly quickly whether we replace the sheeting or just patch as best possible.


Underside of verandah

We need to extend the Tradesman parking permits for the builder through the City of Melbourne's Permits and Approval Team. Permits are only issued for a 13 week period at a time.

Need to confirm that roughed-in plumbing in the bathroom will allow compliance with fire rated external wall cladding. Plumber may have to make some minor adjustments. The supply lines from our yet-to-be installed rainwater tank are in (identified by mauve PVC coating). The tank is located in the rear courtyard and won't be in place until the courtyard works commence.


Bathroom plumbing rough-in

Had a good check of the framing and took some on-site measurements to assist with further detailing of internal fittings and fixtures.


On site inspection ¶ 3:46 PM

Just back from a few days holiday. Met on site with builder this morning to review progress and discuss details and construction program.

Noted a number of gaps between the roof and top of the party wall. These will need to be sealed with a fire rated material to prevent the spread of fire or smoke from one side to the other in the event of fire.


Gaps in party wall require sealing ¶ 5:15 PM

Framing to bed head recess window feature in the rear bedroom was fabricated on site and is ready for fitting into steel framed recess.


frame ready for fixing ¶ 11:17 AM

Services to galley kitchen

Plumber has started and the electrician is continuing the services rough-ins. Most of the wiring and plumbing will be concealed within the framing, with some being concealed within the carcass of the kitchen cabinetry.

External 'blue' board cladding has also commenced. This is a weatherproof, lightweight material that will eventually receive a rendered finish.


External cladding ¶ 1:57 PM

Roof Sarking

Beautiful morning.

The builder was able to get right into the roofing today. The sarking - reflective foil insulating blanket - was laid directly over the battens, reflective side down, and the roof sheeting laid over. Sarking consists of a reflective waterproof layer glued to another layer of fibre glass blanket insulation. The sarking prevents condensation in the roof space, encapsulates the roof space reducing air movement and increasing thermal performance as well as reflecting rising heat.

All the roof trims, flashings, cappings etc will be fixed later.


Roof sheeting

¶ 3:12 PM

Rained all morning. Not the weather to put up the roof. ¶ 3:09 PM

Met the Builder on site and worked out a method of running storm water from central part of roof through the light well and the framing structure through to the rainwater tank at the rear.

Also discussed some minor electrical changes, locating a light in the recess over the cupboards in the ensuite to accentuate and dramatize the slope of the ceiling.

The Builder advised that he will use 'Green Stuff' - a polyester fibre batt - for the insulation. This should be delivered along with the roofing material on Monday. ¶ 5:59 PM

T2 roof from above

Electrical rough in has begun. Roof framing is complete.

We have spent the last few weeks reviewing the various sustainability options we have proposed for T2. It is a most interesting exercise, as new products, technical information and systems are continuously being introduced to the market place in obvious response to government legislation and the public's interest. We have been investigating various water saving or conservation options in view of recent relevant studies and reports, so that we can finalise our plumbing rough in and fixture selections. There are a myriad of design issues to consider:

• water tank storage - options here cover size, materials, shape or form, footprint area and even colour;
• location of storage tanks - to optimise plumbing runs, maximise outdoor usable space;
• rainwater reuse options - toilet flushing, hot water system, garden or outdoor use;
• other water collection options eg grey water - reusing water that would otherwise be flushed down the drains - treatment, storage, discharge, overflows, health and safety.
  

Using new information on the relationship between catchment area, storage tank capacity and usage rates, we have redesigned our roof drainage system to allow water to be collected over the whole of the new roof, rather than over half as previously designed. The plumbing is a more complex, but it will greatly increase the supply reliability of the tank water to flush the toilets.
Spent the afternoon looking at light fittings. The careful selection and location of light fittings can add significantly to the sense of space in the internal environment.

Installing new damp proof course to existing brickwork

The damp proof specialists have begun restoring the damp proof course to the existing brick walls. Bricks are porous and the course forms a barrier at the base of the walls to the capillary rising action of ground moisture. Whilst an essential and mandatory practice today, the damp proof course was not always part of our early buildings, resulting in the presence of rising damp, mould and mildew, bubbling paint and peeling wallpapers.

F G James preferred treatment is the pressure injection of a waterproof sealing fluid which forms a new barrier to ground moisture. The wall finish, eg hard plaster or plasterboard, can be applied or fixed once the fluid has cured.

T2 from rear

The roof and upstairs wall framing is nearly complete.

The builder has carefully cleaned up the brickwork of the chimney. It will make a unique feature to the ensuite.


T2 original brick chimney

The windows representative called into the office today with samples of the window hardware. We finalised the window schedule. They have a number of different timber species available for their frames, and we have selected a finger jointed treated pine because it best meets our sustainability objectives in this project, being a local renewable plantation timber.
¶ 11:53 AM

Cleaning the chimney brickwork

The complexity of the brickwork of the existing chimney has been an unexpected bonus to the project. Not only does the solid infil panel between it and the boundary wall save the effort of creating one between the bedroom and ensuite, but we will exploit the structure's interest both historically and visually in the design.

First floor framing is progressing, tying the new to the original, both within the roof space of the front room and against the roof boundary wall.



Upper wall framing against existing roof boundary

Light weight boundary wall

Builder had an interesting time raising the framed boundary wall today. The external fire rated cladding had to be fixed to the wall prior to its erection as there is no access from the other side, but it was not so straight forward. The length of wall had to be manipulated in and around the existing framing and steel support posts. The job was further complicated by the weight of the panel. It may be called light weight in comparison to brick or blockwork, but it took several burly men, plus ropes and pulleys to lift and settle it into position.



¶ 4:33 PM

Rained most of the day - little activity possible on site.

Met with the RACV's business development manager to discuss T2's integrated wiring requirements - security, computer networking, intercom etc, and develop the schematic layouts. The integrated wiring will provide multiple voice and data connections throughout the house, linking computers, computer peripherals (printers, scanners etc), security, phones and entertainment units. ¶ 3:13 PM

Investigating the detailed selection of water saving sanitary and tapware for the terrace. Very interested in a soon-to-be released cistern which uses only 3 litres for a half flush and 4.5 litres for the full.

Rained in the afternoon.
¶ 5:25 PM

Had our regular weekly site meeting with the builder this morning. He needs our revised window details urgently. Discussed the project’s internal cladding requirements. Sound transmission between spaces is a serious project consideration and I've asked the builder to price for the use of Lafarge Soundshield plasterboard for the internal linings. Also discussed possible cabinet makers for the joinery. Will confirm list with builder and he will arrange quotes.
Builder will be submitting third progress claim shortly.


Flooring over posi-struts

First floor framing is progressing well. Sheet flooring has been laid over the posi-strut ceiling/floor joists to provide a safe working platform as well as structural bracing and the floor finish sub-stratum. External wall framing commenced.


First floor framing taking place

Took the opportunity to attend a very inspiring talk by Ross Lovegrove, British Industrial and Interior Designer, at RMIT in the evening.


¶ 4:57 PM

Our site office

Dreadful week. Both the builder and I have come down with a nasty winter virus. Not surprising given the weather. It has kept me out of the office for most of the week. My staff have kept things moving in my absence. Should be fully back on deck on Monday.

¶ 10:18 AM

Builder has framed up the grounf level ceiling / first level floor using an open web system generically termed posi-struts. This system is lightweight and therefore easier to install that solid timber joists and the open web structure creates natural openings for ducts, pipes and other services to be threaded through.

It does create interesting shadow patterns for a short time until the flooring is fixed above.



Posi-strut ceiling/floor structure
¶ 4:42 PM

Visited Canterbury Windows in Springvale with one of my architectural team. One of the sales staff took us through the showroom where we could see the examples of the range of window types in their finished form. We were then shown around the plant by the Southern Regional Sales Manager where we discussed the various types of frames in production and aspects of their manufacturing technique. Back in the office we are revising our window schedule on the basis of site measurements and Canterbury's standard details and hardware to simplify the manufacturing process.

¶ 4:15 PM

Overcast but fine today.  

Regular site meeting with the builder at 1pm.

Good progress is continuing at the site.  The first floor blockwork is about halfway in height to the roof line. 


Blockwork wall extending

We have been finalising the window schedule: we need to reconfigure the kitchen window to fit the revised kitchen bench layout, as well as incorporating a change to the location of the balustrade to the rear bedroom's French doors.  We are also having a last look at the type of door to the internal light well from both the upstairs bedroom and downstairs lounge area; whether to leave them as sliders or to install French doors. 

Although we originally planned to replaster the eastern boundary wall, we have become attached to its interesting texture and will leave it untouched, turning it into a feature which in a small way reconnects to the past. 

Similarly, we will feature the exposed corbelled chimney brickwork rather than cover it up.  We have to make a slight rearrangement to the ensuite layout but it will not affect the plumbing.  

 


¶ 4:03 PM

Further good progress with the first floor posistruts being installed.  These are engineered composite beams supporting the first floor and ceiling of the ground floor.


Wall plates supporting floor trusses (posi-struts)


¶ 2:57 PM

Clear weather.

Good progress at site with the first floor framing commenced. The wall plates are clamped to the wall while the chemsets go off.  

The builder called in to the office to ask about the framing details of the bay window. This is a positive sign of progress.




¶ 3:47 PM

Beautiful sunshine.

Slab has now cured enough to work off.


T2 slab showing differential set-downs for timber and tiled floor finishes

The brickies are building up the common dividing wall from T1's side.


Common dividing wall as seen from T2


¶ 1:25 PM

Slab is curing and is now dry enough to walk on, but not enough to work off.  Brickies will start constructing common dividing wall from T1's side where the slab is at least a week older and cured.

The builder has set up a site run-off dam across the rear gate to prevent sand and dirt being washed down into the lane. Unfortunately this does not catch the sand and dirt being tracked into the lane by other vehicles and deliveries from off the site and is exacerbated by waste water draining directly into the lane from neighbouring properties. Nevertheless, the builder is endeavouring to keep the laneway clean.

¶ 11:34 AM

Cold and fine in the morning, still cold and rain later in day. Not the best day to be out and about!

Arrived at site at 8am. to find the first concrete truck pumping concrete to the front of the house. It was a relief to see the slab finally being poured. It took two truck loads of 6 cubic meters each plus another small load of about 2 cubic meters to do the whole slab. The slab was finished by about 10.30am.

We have been advised that there may be problems with the stair balustrade and screens if they are fabricated from normal steel -it might buckle. We are now exploring fabrication using wrought iron. This is a material with traditional links to Carlton and I think this material will provide us with the result we are looking for.

Prepared Site Meeting notes and faxed them to the builder and others.


Pouring of concrete ¶ 3:15 PM

Inspection at site about 11am. I discovered that the plastic membrane had not been properly installed at the perimeters of the slab, which would have left the unprotected edges of the slab in contact with the existing and just completed new walls. This could have led to serious moisture problems in the future.
What if I hadn’'t gone to the site!

After a quick call to the builder, the builder instructed the concretor to make the changes to bring everything into line with the contract documents. I took digital images so as to record where the water, gas and stormwater service pipes are laid and will mark these up on a set of plans for future reference.

I had asked the Structural Engineer to inspect the slab reinforcement and associated items, which he did this afternoon, faxing me a copy of all the items he has picked up and discussed at site with the builder.

The building surveyor is also scheduled to make his inspection later in the day.

The site and lanes are a mess with sand and mud all over the place. While rain and excavation inevitably means mud, I have asked that the builder keep the site and lane clean as other neighbours also use the lane.

I hope it doesn’'t rain tomorrow!
¶ 3:13 PM

Rain on and off most of the day.

Builder preparing site for the pouring of the slab.

The representative from Canterbury Windows met us at our office and we went over the window schedule and details. He was very helpful and so professional. We are going to have a look over their factory later in the week. I have a good feeling about Canterbury supplying the windows. The builder thought that the rear windows may have to be reduced in height to meet the compliance standards and warranty but the Canterbury rep advises that the specified height of 2700mm for the glazed doors may not be a problem.

Later the Laminex representative visited us to discuss the use of their products. There are some really interesting colors and patterns in the Laminex Fusion Design range.

I'm about to issue an Architect’'s Instruction confirming certain points about the slab setdowns for timber and tiles as well as edge details. Also a reminder for the builder to make sure that the control joints are built into the block work.


Slab pin the eveningreparation ¶ 4:35 PM

Plumber started laying the in-ground sewer lines today. ¶ 3:32 PM

Base courses of common blockwork dividing wall have been laid. Builder is investigating rectification works to remaining original walls in preparation for the new concrete floor slab.


State of sub floor walls and footings
¶ 3:35 PM

Light showers in morning. Fine in afternoon.

Met with the builder on site this morning. Both builders (T1 & T2) were laying the first two courses of the dividing wall to bring it up to top of slab level.

Our sign board was displayed in the lower sash of the front window. In the interests of site safety and security, asked the builder to cover the inside of the front windows so that people cannot look in.

Builder was also advised that the fire places were definitely to remain.

Issued Site Instructions 3 and 4 and Site Meeting notes. ¶ 11:33 AM

Freezing cold day.

Site meeting with Builder and structural engineer, at 10am.

The roof needs to be tied down better as a matter of urgency.

Later the Planning Enforcement Officer, contacted us about the east boundary wall asking why the external lining had been removed. We responded immediately, faxing a written explanation to him. Given what the demolition had revealed about the state of the original structure, we needed to remove the linings, exposing the structure, to ensure its stability - hence the need for extensive rectification work as previously noted.

Popped around to site at 9pm. to check that the rear gate and fence had been erected. The Warning Sign is still not erected.
¶ 10:23 PM

Footings poured for common dividing wall between T1 and T2. ¶ 3:32 PM

Builder removed the flooring and ceiling from the front room in preparation of the rectification works and new concrete slab floor.

There was a rain of slate as the ceiling came down. We can confidently confirm that the original roof was slate. When it was replaced with the now existing corrugated iron, the roofer did not bother to remove the slate, but left much of it in the ceiling space. This probably indicates the value of slate at that time. Today it would have been recycled as paving or floor tiling.


Pieces of old roof slate now litter the sub-floor. Bluestone rubble support the walls.

Because the floor joists were laid directly on the ground, our inspection of the underfloor space was limited to a few sections where the floorboards were removed. Removing the floor has revealed the condition of the existing walls and footing structure. Both are much worse than anticipated. The walls appear to be supported on a pile of bluestone pieces, rather than stable bluestone blocks. There are so many doughboys (underbaked bricks) in the walls that we may need to replace about 25% of them below the floor level. These bricks have very poor compressive strength and just crumble away when touched.

We will probably never know if the terraces were built on the cheap or whether there was a problem with materials supply or just poor quality control. Whatever the reason, the buildings probably owe their longevity to the stable soil and the support of the common wall on either side. ¶ 3:17 PM

Sewerage drains laid and trenches backfilled.

Builders will be ready to start concrete pour next week. ¶ 3:34 PM

The old lathe wall was delivered to our place for storage until it is restored. We will re-use it as a feature in the rear garden.


Old lathe frame, which with a bit of tender restoration, will make an ideal feature for the rear garden
¶ 4:32 PM

The long weekend was very welcome. There has been a lot of pressure at our office with our own major renovations just commencing. Even architects are not immune to the disruption!!

Site meeting today. Protection of neighbour's lean-to wall is still of concern.

The deep hole for the boundary trap connection will be backfilled later today after the plumbing is inspected. Plumbing commencement permit has been received. Plumber can now lay sewerage the sub-ground drains.

Archicentre sign is to be erected.

Deposit on lane closure has been paid to Council.
¶ 12:43 PM

Rain most of the day - little activity on site.

Luckily most of the work is complete as the ground will be like a bog after the rain.

Power was connected yesterday evening.

Chris McSteen, architect for T1 and I went to Frankston for the launch of Archicentre's Tree House project. We met Colin Mitchell, the project architect, and had the opportunity to discuss the design and compare notes on many of the common project issues. The launch went very well with so many positives for all involved, Archicentre, Minister for Planning Mary Delahunty, City of Frankston, Devine Homes and local residents who saved the historic Morton Bay Fig tree.


From left, Terence Nott (T2), Chris McSteen (T1) and Colin Mitchell (Tree House) ¶ 3:06 PM

Weather: clear and sunny

Site meeting today with Builder on site.

Site is substantially cleared - all illegal add-ons, dangerous and sub-standard structure removed - only front room and roof structure remaining. When viewed from the street, except for a thicker layer of dust on inside of windows, little has changed.

Protection works to shield neighbour's lean-to wall are required urgently.

Electricity is not yet connected. This is of concern because power tools are required to erect timbers to support and brace remaining roof.

It's pleasing to note that most of the materials removed from site have been set aside for recycling through a number of the builder's contacts.

Demolition has revealed the corbelled brickwork of the chimney as we suspected, but we also discovered a solid brick infil panel between the chimney and the boundary wall which saves the need to create one in the upstairs Ensuite.


Original corbelled brickwork chimney

Demolition also confirmed the single brick thickness of the dividing wall. We knew this wall did not extend into the roof space, but there was the slim possibility that the structure of this wall would meet fire separation requirements between the two properties. Further complication is that the wall appears to be out of vertical alignment and not structurally stable enough to be incorporated into the fire-rated dividing wall. A solution is required urgently so as not to delay progress. Need to confer with CM.


Demolition reveals poor structure of central wall.

Directed the builder to tie down the roof to prevent it being lifted off in the wind and to secure site before leaving.

We decide on Wednesday morning for our regular site meetings.
¶ 2:33 PM

Demolition almost complete. Large amount of dust generated. Had to keep front door closed to prevent dust billowing into street. Asked builder to use water spray to keep dust levels down.

Bricks are being dropped off at the recycling brickworks in Northcote. Other recyclable items have been collected including all plaster mouldings, old slate tiles, doors, door frames,useable timbers roof sheeting, sanitary fixtures and old plumbing.

When the builder pulled down the old kitchen, we exposed the misaligned neighbouring fence with the gutter to the neighbour's kitchen roof hanging over our property boundry. This will be corrected before we can begin to build along that boundary.


Gutter overhangs property boundary
¶ 3:51 PM

Demolition begins


Rear illegal additions removed

Builder will organise temporary lane closure directly with the City of Melbourne. Closure should have minimal effect on neighbours, given the more direct access from Elgin St at both ends.

Client has received acknowledgement of the receipt of the Dilapidation Report by the owners of the neighbouring property.
¶ 12:59 PM

Have asked the client to organise power on site ASAP. Builder needs to use power hand tools to make site safe after major demolition.

Have been negotiating with CM and his Builder in developing a demolition program. The rear 1950's bathroom extension was built as one building for both properties and must come down together.

We also need to build the common property boundary wall before work can begin on either side. Under these special circumstances both builders are working together until the properties can be safely separated. ¶ 12:49 PM

Need to arrange for the client to forward a letter to the City of Melbourne's planning office authorising the Builder, on their behalf, to collect copies of whatever existing services plans are needed to get the works going. ¶ 12:30 PM

Contract signed last week.

Organising payments for the issuing of the Building Permit.

Waiting on copy of Builder's Warranty insurance to pass onto client. ¶ 11:48 AM