Mr Brightside - The Mount Hawthorn Contemporary Renovation And Addition by Perth Architect Seamus Ryan Architects.
Flinders St, Mount Hawthorn - Image by Andrew Pritchard
Architect : Seamus Ryan Architects Interiors & Landscape Design : also Seamus.
Imagery contributed by Andrew Pritchard & Dion Robeson
Demolition Commenced: 2018 Completion Date: late 2020 Location: Mt Hawthorn
Services :
Full Architectural Service;
Design, Documentation, Approvals, Tender, Appoint Building Contract, Contract Administration, Site inspections through to handover.
Short version : THE LOT!
With a character home that was dark and lacking functionality, Seamus Ryan Architects created a contemporary addition with such an abundance of natural light that you literally require sunglasses to avoid blinding! OK - that might be an exaggeration!
The property is in fact now been blessed with an abundance of natural light, due in part to the orientation of the ‘addition’ [ compass says north ], the clever use of skylights and some super smart ceiling details that channel collectively to create a space I’ve now called Mr Brightside!
Flinders Street in Mount Hawthorn from the front, is the sweetest most unassuming character home you’ll ever clap eyes on; albeit sitting on a parcel of land from side to side that took me about 15 steps to cover. Small? It’s really small - but…..a small footprint probably just means this Perth architect only had half a job to do right? Sure, if you also think growing ‘half’ an orange would be easy!
I love nothing more than sniffing out a good “did you know” type angle when it comes to good design in Perth, particularly when there is an architect involved and some intense workarounds required to ‘hero a home’. Fact is - sometimes even I don’t know, but I’m in a fortunate position to ask all the dumb questions. So allow me to take this one for the team!
Flinders is occupied by a family of three and I’m pretty sure they brought Seamus in because they had heard the rumour that he was something of a light whisperer! Hold on ! We’ll get to THAT skylight in a moment.
Mr Brightside - making a good argument for natural light and thinking outside the box (with a circle) - Image by Dion Robeson.
The real reason was actually because they had a really big problem that needed solving. I see a detour ahead! Follow the signs please.
Recently featured in Grand Design Australia, my own journey with Flinders started at the front door, in the ‘old house’. I don’t know about you, but I’m always so interested to see how any designer marries the old with the new. Would it be seamless? Will it ‘feel’ like it was meant to be?
All images of the old house by Andrew Pritchard
The one big question I had for Seamus, before we ‘get into it’ was around what was he instructed to do with exactly with this' ‘lil house that could’? For those playing at home, Seamus was engaged for a FULL ARCHITECTURAL SERVICE so this includes : design concept through to documentation, approval, negotiating planning variations, responding to neighbouring concerns, site inspections + onsite consultancy all the way through to completion of build and handover. Oh, and also inclusive of both interior and landscape design. Overachiever !!
In a nutshell, he was the traditional architect we know of old…involved in every - single - facet. This ALL IN approach is the epitome of seamlessness ( I nearly said ‘Seamusness’ hehe!). Even a fly doesn’t get to land on site without Seamus knowing about it, documenting and scheduling it first !
Seamus was onsite weekly inspecting the works, ensuring that the expected finish was achieved, working tirelessly to resolve any issues in Justin - Client.
Realistically; as you will learn while reading this blog, the money invested in designing a home that is HIS OPTIMISED TO IT’S SITE, must be overseen by the person who designed it, otherwise it’s like a parent trying to ‘homeschool’ their child like a teacher. Flawed!
THE CHALLENGES.
I made earlier mention of the big problem that needed solving, and that was the extreme ‘narrow-ness’ of site.
It’s one thing to fall in love with the site and start planning your dream design but you’d be mad to go it alone. Narrow needs planning, and some pretty tough negotiation through council, PLUS, sustainability is a paramount factor if you are to build a home with environmental integrity but also one that will reap rewards later on (even if the financial hit up front is a bit of sucker punch).
In short, there are no shortcuts. The biggest reminder of this for me was the kitchen window, a smartly designed ‘pocket’ boxed window. A major feature because the far wall of the lounge/dining goes all the way to the boundary line. It brings the outside in, pulls a bit more light (whisperer) and gives a sense of depth that really doesn’t exist.
Kitchen box window splashback - making visual use of garden as a splash-back - Image Andrew Pritchard
The skylight and splash-back double threat - working collectively to bring the outdoors (and a heap of natural light) in - Image by Andrew Pritchard
Seamus, this wasn't an easy parcel of land to wrestle being only 11.7m wide that also resulted in the build taking place on the boundary. What advice can you give to others out there with an awkward site? Where should they start and what should they be considering?
[ Here’s two really big considerations you should keep in mind when purchasing a block or designing your home. In the bank people - these are keepers! ]
1. My initial advice to anyone building their dream home is to take their time to plan their brief and work through a design that is creative, functional, comfortable, and importantly responds to their site.
The design stages are without doubt the most important stages of any construction project. Taking the time to execute these stages will form the spaces you choose to live in for the coming years or the remaining years (forever home).
2. As we well know; every site is different. A detailed site analysis should be carried out to evaluate the site, gaining a detailed understanding of its assets and encumbrances.
Orientation (sun path + prevailing wind), site levels + adjoining levels, existing vegetation, view paths, noise issues, underground sewer easements, overhead electrical easements and investigating the local + state planning policies; these should all contribute to the design development stage ensuring that the site encumbrances are dealt with, and the assets are optimised and incorporated into the design to enhance the living experience of the occupants.
An experienced architect can carry out a basic hand drawn site analysis in a few hours and is invaluable to the design development stage or the purchase of a block. Anyone potentially buying a block should without doubt should carry out a site analysis.
Roomers pro TIP : This is something that many architects including Seamus offer as part of their services, the block inspection. It’s so much easier for all concerned if they can help steer your understanding about block potential or otherwise ahead of you spending big cash money for a site that could be flawed in its prospects. Something to think about.
THE BRIEF.
Now this gorgeous property, is about as inviting as it gets as soon as you step foot inside. The character elements have been preserved & restored and the volume those ceilings create is pure ‘flex’ earned by houses of that era - but I also knew, the ‘party out the back’ was going to have something to say about that.
Given the clients had no specific design brief for you to follow (hello, the best clients in the world) yet the project entailed a full scope custom rear addition & renovation of an existing character home with a final budget of $540k - where do you feel the biggest value was gained in Flinders? If you could unpack that a little for us, what would it look like?
My clients approached me with an open discussion rather than a specific detailed brief. They had seen my past projects. Specifically, the renovation + addition projects and noted the attention to detail, natural light, definition of the ‘old + new’ and its connection to the outdoor landscaped areas. This approach formed the initial conversation and brief.
We spoke in detail about how they want to live and their future needs. We discussed the cost of single vs double storey, the building envelope, the cost of building products and specifically the value we could add to the living experience. An example of this is say the windows; a double-glazed argon filled commercial stacking door was 3 times the price of a standard off the shelf system, yet it has 3 times the thermal efficiency, and a far superior build quality that could reach heights of 3m.
I completed a site analysis, and we then developed the architectural brief further, ensuring we responded to the site. The result was a 3-page brief, detailing the accommodation, budget, concerns, style, site notes and discussions. I looked at several options to respond to the detailed brief and felt I could meet the requirements of the brief with a single storey addition pending approval of several planning variations of which I was confident I could justify eg building on boundary exceeded the allowable length.
Above & below the inside outside transition showing how big 11.7m can actually be - images by Andrew Pritchard | Stacked double-glazed commercial doors Avanti Glass
THE COST.
Now, the elephant in the room is always around the almighty dollar, and rightly so. I mean, if the common misconception is that architects are going to line their pockets with your hard earned money it’s only fair we have a greater understanding of how they will achieve that right?
The fee earned by the architect on a full scope project like Seamus’, is actually only a percentage of the total cost of construction - typically on a sliding scale between 8-12%. This allows for ‘scope creep’ - or changes to the scope / variations.
When you factor that this process can likely take up to 2 years [ allowing 1 year for planning, approval & tender, and the next year for build & construction ] and the fact that they are a ‘service-based’ professional and need to schedule your project ahead of someone else’s - this percentage slide makes perfect sense.
But - fee’s aside (and it seemed rude to ask) I did want to know what the really hairy bits looked like for the purpose of showing you where the design considerations actually add up.
The single-storey approach allowed cost saving compared to going double. This, in turn allowed a higher standard of finishes, build products and architectural detailing. If the brief was not as refined as it was; then potentially, we would and could have taken a different path. Each considered decision led to the result.
And each consideration was presented to the client and they made that decision. Small disclaimer for you. Now about those costs?
To unpack the budget briefly the major items were:
External Windows + Doors $40k, (beautiful double glazed, commercial grade, high spec by Avanti Glass)
Pool $45k, (this comes in under the industry standard right now)
Cabinets $40k, (actually flawless joinery)
Benchtops + floor tiles $24k, (the stone is from Turkey and actually looks ‘alive’)
Architectural detailing ceiling + walls $10.5k,
Skylights $15k,
Plumbing fixtures $6.5k,
Landscaping + Washed aggregate $15k.
I feel the value and the success of the Flinders street was the considered site planning to ensure the build responded to it setting; optimised to its orientation with no dead space, ensuring that money was spent on good quality architectural design, interior design and building products to form a cohesive build.
THE PRETTY.
It wouldn’t be any fun if I didn’t point out all the bits that blew my mind along the way. I’m like newbie on fireworks night at this point, slightly oohey and ahhey, a little lacking any real centre of gravity & easily excited….but, here’s what I loved most and I think you might too!
Dining to kitchen. It’s here you can see the box kitchen window splash-back offset against the dining room wall that actually sits right on the boundary - image by Dion Robeson
Above : The Seville silver limestone tiles are imported from Turkey - via Bernini Stone. I have to say, when you cross the threshold from original character home into the ‘addition’ not only is this stone flooring perfectly lined up to draw you through the home, but it feels like it is ‘living’. Speckled with slights of amber - is has been fabricated with a soft sheen for the interiors complimenting the kitchen cabinetry by Zeel Kitchens to perfection; and used again outdoors but in a more raw format to create a truly seamless look & feel to this architecturally designed Perth home.
This image sums up the spectacular detail that Seamus injected throughout the home. You get a peek of the soft lighting concealed along the boundary, the clean ceiling line & lounge area featuring the same stone used on the kitchen benchtops as the longline recess that hosts the ‘entertainment’ - image by Andrew Pritchard
Above : I mentioned the ‘in-laid’ rug earlier in this blog. This is it up close. Not only does it draw you in and create a ‘space within a space’, it is flush with the tiles. You transition from one texture to another without missing a beat! Pour me a glass of red pronto. I’m not moving!
Below : OK. These are my own shots taken on iphone 11 during my ‘tour’. I have so many gorgeous features to share with you over the coming weeks on Spreading Roomers so keep checking in for all the behind scenes with Seamus. In the meantime, these are some areas of the original home, thoughtfully restored and respected by this Perth architect that I just loved.
Sitting Room / Library : A character home wouldn’t be a character home without a beautiful fireplace (or two, there is one in the front bedroom too). Sourced via local specialists Subiaco Restorations, these are the unmissable details you expect to see in residences of this era. Respect.
Bathroom : This bathroom originally had a flush ceiling line and the skylights were not there. Now it bathes in natural light and features remote controlled windows. Upgrades!
Outdoors / Landscaping : I have to say, the outdoor space was an unexpected joy during the tour of Flinders St. There is no detail that has been overlooked yet it remains modest in it’s form and function. The roof line was a big hit for me, I couldn’t stop looking at how me pulled me down to the pool area.
This 'flank’ of wood paneling was designed with clever considerations in mind. It’s mirrored inside the midline between outside and in, and also helps to hide the AC ducts beautifully where the ceiling then ‘drops’ down as you enter the kitchen toward that epic skylight. The AC supplies cold air on the garden (north side -typically hotter) and pulls it back through the room and returned through the boundary wall (southern side) creates airflow and retains all the clean lines of the home. #passive cooling is huge in this Perth architect’s toolkit.
DID YOU KNOW : The timber battening used here is actually jarrah? Shocked?? I was too. Stained to compliment the Bottega oak features in the kitchen, it just goes to show you that orange wood in the right hands is actually the epitome of cool. Didn’t see that one coming did you?
Above : Afternoon delight - I say that, it was all of 1.30pm in the middle of a Perth winter’s day. But the light and shadows cannot be underestimated and this view will give you the best understanding of how the passive principles of this home have been at the core of all considerations.
The sunline you can see coming in to settle just under the first dining room chair. This warms that gorgeous Turkish stone and delivers an abundance of light. Doors open on a good day and it’s hard to recognise it’s even winter.
In the summer, those commercial grade, custom designed 3m stacked doors [ double glazed ] by Avanti Glass are pulled to and the sunline settles on the raw stone just outside of the door line - keeping the home cool and passively comfortable in our horridly warm months.
The natural light appreciation society gathers here each day! It’s a huge testament to what hiring an architect can do for the integrity, purpose and feel of your home - image by Dion Robeson
So, with the perfect outlook and having gone from the front to the back, Flinders St is a home that captures the true potential of architectural design.
Seamus Ryan is one of the most detailed driven architects I have met personally and I’m all the better for having him take me through this beautiful property. It’s only when you get to walk their walk that you can truly appreciate that challenging sites, sustainability, design, consideration of ‘how you want to live’ and squeezing every bit of light out of the property is even possible collectively.
You can leave your comments for Seamus below, and like I said earlier, stay tuned to Spreading Roomers for more of our candid discussions around this Mt Hawthorn home.
Big thanks to Rebecca and Justin for letting me come through.
Deb xx
