Mosman ~ Reno, Extension + 2nd Floor ~jknadmin
This Mosman renovation, extension and 1st floor addition was on an existing semi-detached house circa 1905.
The project was split into two sections. The front façade, hallway and front 2 bedrooms were renovated and kept in the traditional theme with large skirting boards, cornices and ceiling roses whilst the rear extension and 1st floor addition were built to a modern theme with high ceilings, P50 shadow mould details to skirting and wall/ceiling junctions and modern integrated joinery and appliances.
The method of construction to the rear extension is double brick external walls, single skin brick internal walls, bearer and joist floor frame. Over the floor frame is 18mm Structra floor and then 130mm wide roasted black butt floor boards finished with HD Bona traffic water based low VOC polyurethane. The roof over the rear third of the house is timber framed with waterproofed compressed fibre cement sheeting over and a living green roof on top.
The 1st floor addition is constructed of brick veneer external walls, timber frame internal walls, LVL timber beam floor frame with Structra floor sheeting and carpet over, timber framed roof with colorbond clip lock roofing over.
Extensive landscaping works were also undertaken which included the excavation and construction of an off-street hard stand car parking space, concrete block and sandstone retaining walls and fences to the front yard and the construction of a large hardwood deck, integrated outdoor BBQ area and raised level yard to the rear including rendered block retaining walls, Sir Walter buffalo grass and screen planting all enhanced by LED garden lights.
Some of the innovative and exciting areas of the project include, the living green garden to the rear roof which looks great, is a great insulation source and also aids storm water detention, the fully recessed awning which is hidden in the eave and at the flick of a switch extends out to shade the entire rear deck, fully recessed blinds which conceal into a niche formed in the ceiling so when open are not visible at all, under floor heating to the wet areas, timber veneer kitchen and wall panelling with fully integrated appliances and the use of high star rating sanitary fixtures and concealed toilet cisterns to create a spacious and luxurious feel.
The project also includes a large amount of electrical and data works which include LED down lights, specialised pendant lights sourced by the owners, a large amount of concealed LED strip lights, LED floor up lights and garden lights, all data points linked to a central hub, a full security and intercom system and air conditioning to both levels by the way of bulkheads units because of the lack of ceiling cavities to run ducting.
This project was very fulfilling to our team and we are very proud of the finished result. This feeling is enhanced from the many challenges encountered throughout the building process. The main challenges were concerned with access and the close approximation of neighbouring dwellings. Being a semi-detached house great care had to be taken for the party wall and any vibrations that could travel through; the other problem with old semis is that when built they often shared services. We encountered that in this project that both house was sharing the same water service, the neighbouring gas service was running under our proposed driveway and that the electrical and phone cabling was intertwined and criss-crossed between the two roof cavities.
We managed to resolve all of these problems without any inconvenience to the wonderful neighbours.
Another difficulty was the construction of the upper level brick walls. As the walls went up past the neighbouring roof line it was very difficult to scaffold up and over the neighbours roof without putting pressure on their structure whilst always maintaining safe works practices.
The entire project is built to the highest of standards with no room for error. This in itself is what we pride ourselves on but it does create challenges as you don’t have any cornices, skirting boards, bulkheads etc. to cover up any discrepancies, so every wall, ceiling and joint needs to be perfect.