new residence at kingscliff

Designs have been finalised and the plans have been lodged for development approval for a new two level residence at Kingscliff.  An existing two level brick veneer home will be demolished to make way for the owners new home.

The site enjoys fabulous views across Cudgen Creek to the the beaches and the contemporary design takes full advantage of the opportunities the site has offered.

kids can't fly

Following a spate of children falling from windows in 2011, a group from the Westmead Hospital produced a report entitled "Kids can't fly". As a result, the ABCB undertook to introduce new measures in the 2012 edition of the BCA, the proposed measures were not well received by the various industry bodies and introduction was postponed until 2013.  Further negotiations have resulted in a compromise solution where the new requirements will apply in bedrooms and early childhood centres.

The new additional requirements which come into effect on May 1, 2013 apply only to windows in bedrooms of class 1,2,3 buildings, Class 4 part of  Building or Class 9b Early Childhood centres. They are intended to apply to a two storey and above building or parts of a single storey. All other windows are to follow the current requirements of the BCA.

For windows where the fall height from floor to ground is 2m or greater, all openings within 1700mm of the floor shall be fitted with either a device to restrict the size of the opening , or a screen with secure fittings. The device or screen must not allow a 125mm ball to pass through the window opening; and resist an outward force of 250N.  The device or screen may be removable, but if so it must have a child resistant release mechanism.

If the device or screen is removable, there shall be no openings greater than 125mm within 865mm of the floor.  Also, there shall be no horizontal elements between 150mm and 760mm above the floor which may facilitate climbing.

In summary:-

if the opening is above 1700mm there are no restrictions

If the opening is more than 865mm above the floor and there are no climbable elements, then removable screens or restrictors that can be overriden by an adult may be used.

If the opening is less than 865mm above the floor or if  there are climbable elements, then permanent screens or restrictors are required.

Interestingly, the ABCB have the opinion that the ventilation area of the window is calculated by the sash area not by the openable area!  However, after following up this interpretation with Council's and Certifiers all were in agreement that the ventilation area of a window is indeed the ventilation area and the ABCB are not the certifying authority.

framing nears completion at salt

Good progress has been made by Billy Preston at the Salt House with the pouring of slabs, pool shell and framing nearing completion. One of the key elements with the design was the use of commercial sliding door units to create an unobstructed flow from the living area to the pool terrace.