Property:Development:Design

Key considerations: * Rooms:

Must have 6sq.m of space with a 2.4+ ceiling height (if sloped, that half is over that height, and the other half over 1.5m).
Must have 10% of the 6sq.m+ surface be windows (5% must be openable).
All rooms must be artificially lit.
Minimum width of 1.8m
Every living room shall have heater (cute).

Choose standard size materials.
Choose standard size windows.
Put floor to ceiling cupboards on outside shadow-side (South in NZ) walls. Provides more insulation.
Do not try to skimp on plumbing: it needs to never fail.
Try to use materials that can also be finished saving on materials.
- eg: concrete floor that can be polished.
Minimize corridor wastage.
Maximize open space and barriers as opposed to making rooms (which need lighting, switching, walls, doors, fixtures, ventilation.
Keep bathrooms to a minimum: they are by far the most expensive rooms per m2 (tub, sinks, toilets, floor drain, toilet plumbing, cabinetry, lighting, mirrors, waterproofing, etc.)
- Keep toilet separate from bathroom so two people can use the services at the same time.
- Consider adding an enclosure around the shower so it can be used while someone uses the sink in the morning when everybody is in a rush.
Minimize plumbing and venting by keeping kitchen, bathroom, toilet and utility/laundry room near each other (back to back?).