Jefferson Godfrey Architects

Design Considerations

Plain-language guides to designing and building a house in Canberra and NSW.

Comfort & Energy

How a house stays warm in winter and cool in summer, and how it is rated.

  1. Seven starsWhat the rating measures, and what it takes in Canberra.
  2. Thermal comfortWhy a room feels warm or cold, beyond the thermostat.
  3. ClimateDesigning for the place the house stands.
  4. Solar accessKeeping winter sun on your block and your neighbour's.
  5. OrientationArranging the house and its rooms around the sun.
  6. Room zoningGrouping rooms so you heat only what you use.
  7. GlazingHow much glass, where, and what kind for each side.
  8. ShadingWinter sun in, summer sun out.
  9. InsulationA continuous warm layer around the whole house.
  10. Thermal massWhen heavy materials help, and when they don't.
  11. VentilationFresh air and summer cooling without winter draughts.
  12. CondensationWalls and roofs that dry out under NCC 2025.
  13. ConstructionHow the build system shapes performance.
  14. Heating, cooling and hot waterChoosing and sizing heat pumps for an efficient home.
  15. Solar, batteries and the all-electric homeA roof, switchboard and battery space that last.
  16. Lighting and daylightEven daylight, little glare, and efficient lights.
  17. BASIXHow NSW assesses energy, water and thermal performance.
  18. Putting it togetherHow the decisions combine into one house.

Cost & Budget

What a house really costs, and how to keep a project on budget.

  1. What a house really costsBuild cost against project cost, and what sits outside the builder's price.
  2. Setting a budgetThree ways to arrive at a number, and the one that works.
  3. Size, quality and complexityThe three levers that set the price of a house.
  4. Site costsSlope, rock, soil, access and demolition.
  5. Designing to budget with your builderHow the price firms up from concept to contract.Editorial review
  6. Where to spend and where to saveWhat's hard to change later, and what isn't.
  7. Contingency and allowancesContingency, prime cost items and provisional sums.
  8. Running costs and life-cycle valueWhat a house costs over thirty years.
  9. Renovate, extend or rebuild?Comparing the options for an existing house.Editorial review

Planning & Approvals

How planning rules shape a house, and how approvals work in the ACT and NSW.

  1. Approval pathways explainedThe routes to approval in the ACT and NSW, side by side.Coming soon
  2. The ACT Territory Plan and zonesResidential zones and how to read what applies to your block.Coming soon
  3. ACT approvalsExempt development, development applications and building approval.Coming soon
  4. ACT leases and lease variationsCrown leases, purpose clauses and when a variation is needed.Coming soon
  5. Dual occupancies and more homes on a blockAdding a second home in the ACT and NSW.Coming soon
  6. New estates and design guidelinesEstate rules, envelopes and design approval in new suburbs.Coming soon
  7. NSW: LEPs, DCPs, DAs and CDCsZoning, council controls and choosing a pathway.Coming soon
  8. NSW certificates and modificationsConstruction and occupation certificates, and changing an approval.Coming soon
  9. Envelopes, setbacks and heightThe controls that set the shape of a house.Coming soon
  10. Solar access and overshadowingHow the planning rules protect winter sun.Coming soon
  11. Neighbours, privacy and notificationOverlooking, notification and avoiding disputes.Coming soon
  12. HeritageWhat changes, and what's allowed, on heritage places.Coming soon
  13. TreesRegulated trees and designing around them.Coming soon
  14. Bushfire-prone landBushfire attack levels and what they mean for design.Coming soon
  15. Flood, stormwater and drainageOverland flow, floor levels and drainage easements.Coming soon
  16. Contamination and asbestosSite history and hazardous materials in older homes.Coming soon
  17. Easements, covenants and titleRestrictions on the title that limit design.Coming soon
  18. Driveways, verges and servicesDriveway approvals and service connections.Coming soon
  19. Rural and large blocksEnvelopes, water, wastewater, access and bushfire.Coming soon
  20. Approval and authority costsFees, levies, charges and connections.Coming soon
  21. How long approvals takeRealistic timeframes and what slows them down.Coming soon
  22. The Building Code, simplyWhat the NCC is and who checks compliance.Coming soon

Delivery

How a project runs, from the brief to moving in.

  1. How an architectural project runsThe stages from brief to handover.Coming soon
  2. Writing a good briefNeeds, wants, budget and how you live.Coming soon
  3. What an architect doesThe usual model, and how I work alongside builders.
  4. The consultant teamWho else is involved, what they do and how they charge.Coming soon
  5. DocumentationWhat a full set of drawings and specifications contains.Coming soon
  6. Choosing a builderTendering, negotiating and comparing quotes.Coming soon
  7. Building contractsFixed price, cost plus, allowances and variations.Coming soon
  8. Insurance and warrantiesHome warranty insurance and statutory warranties.Coming soon
  9. During constructionSite visits, inspections, progress claims and certification.Coming soon
  10. Variations and change controlWhy changes cost more during construction.Coming soon
  11. Completion and defectsPractical completion, defects and occupation.Coming soon
  12. Programme and timelinesHow long design, approvals and building take.Coming soon
  13. Owner-buildingRules, risks and responsibilities.Coming soon
  14. Living through a renovationStaging, safety and temporary accommodation.Coming soon
  15. Handover and living in the houseManuals, warranties and running the house well.Coming soon
  16. When things go wrongDisputes and how they're resolved.Coming soon
  17. Prefabricated and modular homesHow off-site construction changes a project.Coming soon

Accessibility

Homes that work at every age and stage of life.

  1. Accessibility and livable housingThe standard, what it requires, and what it costs.
  2. Step-free entries and level thresholdsFloor levels, drainage and sloping sites.Coming soon
  3. Bathrooms for every ageHobless showers, reinforcement and clearances.Coming soon
  4. Kitchens and everyday reachCirculation, bench heights and storage.Coming soon
  5. Ageing in placeEntry-level living and planning for later.Coming soon
  6. Ramps, lifts and changes in levelGetting between levels, now and later.Coming soon
  7. Home modificationsAdapting an existing home.Coming soon
  8. Lighting, contrast and wayfindingDesigning for low vision and older eyes.Coming soon
  9. Sensory-friendly designAcoustics, lighting and retreat spaces.Coming soon
  10. Multi-generational livingSecondary dwellings and shared homes.Coming soon
  11. Accessible outdoor spacesPaths, gardens, decks and parking.Coming soon

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