Small Spaces/Big Ideas for Apartment Living

Small spaces-big ideas
Inner West Apartment/Flat Design adaptations and
conversions
Patrick O’Carrigan FRAIA AIAMA Architect
Burwood Library 27/08/11

Outline of my talk
• Flats, apartments, bachelorettes, bed-sits, boarding houses
are all familiar in the Inner West.
• How have they evolved and what are the new directions?
• What to look for when buying?
• Maximising the outcomes + minimising the downsides.
• Exploring the architecture of small spaces, from the
fundamentals when buying, to clever ideas for an improved
lifestyle and practical suggestions for maximizing space,
storage and style when renovating.
• Bibliography – hand out

A Brief History of Burwood’sMulti-unit Housing

Inter-war
ArtdecoinspiredBrick[dark/liverbrick]threestoreywalk-ups, tileroofs, solidbalconies, limitedparking,
metal+polishedtimber[acousticissues].Companytitle

1960s
Owner-occupiers inthemajority.Redtexturedbrick,useofcurtainwalls,commonbalconies,openstairs,
concretefloors, generallytimberwindows,vermiculite sprayedceilings,2bedmaximum

1970’s
Strataact Introductionoflifts, basements,carparkingmandatory; enclosedbalconies,commonlaundries,gardens,well
setbackfromlotperimetersingardensettings. Unappealingexteriors,reviledvermiculiteceilings,verylittlearchitectural
inputmeanssomeblockshavedreadfuloutlooksandcross-ventilation.Manywerebuiltpurelyforprofitratherthanfor
owneroccupation,soprivacyandaestheticappealwerenothighonthelistofpriorities

1980’s
Muchlargerblocks,diversestyles,openbalconies-railing,glass cantilevered;majority2-3bedroom;adaptivere-use
continuousbalconies;buildingasperimeterblocks; introductionofen-suites

1990’s
Basementcarparking,improvedlandscaping,deepplanting,privacyscreens,noisetransference,minimal
commonareas,moresitecover;onebedders+studios.Greaterclustersofunitsperblock+ higherstrata
levies.Increasingnumbersofrentersvsowners

2000’s
InnovativeplanningSEPP65 patternbook, crossventilation,BASIXtargetsforenergy+waterconsumption,orientation,common
facilities,urbanoutcomes;betterthermal performance;widerrangeof finishes.. Above-shopdevelopments.
Topqualityfacilitieslikepools,gymsandconciergesareavailable.Someofferpet-friendlystratapolicies.Security
parking,videointercomsandlargerbalconiesandoutdoorareasbecamecommonplaceinmodernunits.

2011 + beyond
Designerlabel: Muchtallercapturingviews,moreintensivemixeduse[abovecommercialpodium/base];fully
accessibleunits; ‘aginginplace’;down-sizingtrends;adaptableunits;highlevelof environmentalperformance+amenities;
higherproportionofowner-occupied

The way of the future?
Compact Design is the way to go…
“Now that I am back in New York, I once again
appreciate the value of space and how much
space is valued at here in the city.”

Why maximise?
• The first strata titles legislation in the world was written right here in
NSW exactly 50 years ago. But how much do you know about it?
• Considering half the population will be living under a strata title in
the next 20 years, it would be nice to think most of us had some idea
of how they work, and what works best .
• There is no doubt apartment living will become increasingly
common as the population continues to increase and land and
resources become more valuable.
• It makes $ and cents: “it only took 5 minutes to score a piece of Sydney’s
most expensive real estate at the auction of 17 Little Buckingham St, Surry Hills.
The 32 sqm apartment went for $560,000- that works out at $17,500 a square
metre.” Domain 7 August 2011
• The average new apartment in Australia is 134sqm- yet look what
you can achieve in as little as 35- 50sqm with proper design….

Why are some tentative?
• Two common misapprehensions

The new ‘sweet spot’
McMansionsdownsizedasbuyersrealisesmallisgood
SMH MatthewMoore,CarolynCumminsAugust11,2011
• ONE of the nation's biggest developers has said the size of new homes has peaked and that
affordability issues would mark the end of the so-called McMansion and the growth of
smaller, more efficient homes.
• While the average new home grew 10 per cent to a world record 215 square metres in the
decade to 2009, the managing director of Stockland, Matthew Quinn, said homes were
shrinking and the trend was locked in. Already the average size of a four-bedroom house
has dropped 20 per cent since 2007 while three-bedroom houses have shrunk by 26 per
cent over the same period as living areas, media rooms and hallways disappeared in more
compact designs.
• Stockland's chief executive for residential communities, Mark Hunter, said smaller three-
bedroom, two-bathroom homes were ''the new sweet spot'' in the market as customers
realised the benefits of smaller houses in the same way they adjusted to saving water
during the drought.
• With power prices increasing, people wanted more efficient homes and were happy to
sacrifice extra bedrooms, rumpus and media rooms and make do with a single open-plan
living and dining area opening onto an outdoor area, Mr Hunter said.
• see http://smh.domain.com.au/mcmansions- downsized-as-buyers-realise-small-is-good-20110810-1imvm.html

Strata By-laws
RenovationbytheRules
Why have By-laws?
• By-laws are made to facilitate the administration and harmony (ie the smooth and dispute-
free running) of the Strata Scheme. They generally cover the use of common property and
the behaviour of residents but can also deal with many other aspects of the scheme.
• Without them the scheme would basically operate as a 'free-for-all' situation where anyone
could essentially do whatever they pleased to their property, the common property and
each other. Just imagine the sort of chaos that situation would create over time. By-laws
usually pertain to:
• Parking restrictions and use of allocated areas
• Keeping of pets
• Garbage disposal
• Use of facilities and common property
• Behaviour of residents - noise, hanging of washing, offensive behaviour, etc
• Security and Safety measures
• Architectural and landscaping guidelines
• Other appropriate matters specific to the type of Strata Scheme in use
• Installation and use of floor coverings
• Installation and use of air conditioners, pergolas, tv & satellite access
All residents (tenants and owners) must adhere to the by-laws in accordance with the NSW
Strata Schemes Management Act 1996 - Part 5: By-laws (Sections 41 thru 60) or face the
possibility of penalties (usually in the form of fines) issued by the NSW Consumer, Trader &
Tenancy Tribunal (sometimes referred to as the CTTT), a division of the NSW Dept of
Commerce.

Basic rules
STRATASCHEMESMANAGEMENTACT1996-SECT117
Owners, occupiers and other persons not to create nuisance
• 117 Owners, occupiers and other persons not to create nuisance
• (1) An owner, mortgagee or covenant chargee in possession (whether in person or not), lessee or
occupier of a lot must not:
• (a) use or enjoy the lot, or permit the lot to be used or enjoyed, in such a manner or for such a
purpose as to cause a nuisance or hazard to the occupier of any other lot (whether that person is
an owner or not), or
• (b) use or enjoy the common property in such a manner or for such a purpose as to interfere
unreasonably with the use or enjoyment of the common property by the occupier of any other lot
(whether that person is an owner or not) or by any other person entitled to the use and
enjoyment of the common property, or
• (c) use or enjoy the common property in such a manner or for such a purpose as to interfere
unreasonably with the use or enjoyment of any other lot by the occupier of the lot (whether that
person is an owner or not) or by any other person entitled to the use and enjoyment of the lot.
• (2) This section does not operate to prevent the due exercise of rights conferred on a developer
by the operation of:
• (a) in the case of a freehold strata scheme, section 28L of the Strata Schemes (Freehold
Development) Act 1973 , or
• (b) in the case of a leasehold strata scheme, section 52 of the Strata Schemes (Leasehold
Development) Act 1986 .
• (3) In this section, "lessee" of a lot in a strata leasehold scheme means a sublessee of the lot.

Company titles have different rules
18. RENOVATIONS:
• An application form must be completed and submitted to the Board prior to any structural
alteration being made to any unit (including any alteration to gas, water or electrical installation).
Any such alterations may not proceed prior to the written approval of the Board and the payment
by the Shareholder of the relevant bond as specified by the Board. Such work may be carried out
only between the hours of 7.30 a.m. and 5.00pm on Mondays to Fridays, and no work to be
carried out on Saturdays, Sundays or public holidays, apart from no noise producing work such as
painting. Cabinets, joinery etc. to be constructed offsite and assembled only within a unit.
• Such works shall be carried out so as to cause as little inconvenience as possible to other
Shareholders. The owner of the unit where such work is being carried out shall be responsible to
pay the cost of all additional cleaning and for the repair (including replacement) of any damage to
lifts, vestibules and other parts of the building and its furnishings caused by contractors and by the
delivery of materials.
• The shareholder shall indemnify the Company for all alterations to the unit or the services within
the unit carried out by the shareholder.
19. REPAIRS:
• Any repairs to Company property must be authorised by the Board or its agent. Only licensed
tradespeople are permitted to carry out work in the building, even work at shareholder's expense.
Trades people must carry full insurance cover and comply with all requirements of the
Occupational Health and Safety Act. Repairs to the electrical and plumbing services within the unit
is the responsibility of the shareholder.
Extract from Greenknowe Apartment, Potts Point

FurtherInformationandcontacts
• NSW Land & Property Management Authority: phone 1300 052 637,
www.lands.nsw.gov.au
• NSW Fair Trading website:  www.fairtrading.nsw.gov.au (under
‘Tenants & home owners’ > ‘Strata schemes’)
• Mediation Services Unit (NSW Fair Trading): phone 9338 7900 or
free call 1800 451 431
• Community Justice Centres: free call 1800 990 777 or TTY
1800 671 964
• Community Legal Centres: phone 9212 7333, www.clcnsw.org.au
• Your local Tenants Advice and Advocacy Service:
www.tenants.org.au/publish/contact-us
• Other factsheets: www.tenants.org.au/publish/factsheets
• NSW Fair Trading Information Centre: 133 220

What to look for?
http://www.renovationplanning.com.au/stories/The_apartment_quality_checklist-
0000000073.html
• APARTMENT QUALITY CHECKLIST
• LOCATION:
• Regardless of building style, the location is the deciding factor when it comes to quality. “If it is close to transport,
schools and lifestyle facilities like beaches, it will be attractive to renters and owner occupiers,” LandMark White
director of residential valuation Bill Fatouros says. A waterfront location is the premium spot to be in.
• COMMON WALLS:
• The less shared walls, the better. And it’s the same with floors and ceilings – being on the top floor is prized
because there is no-one living above you.
• VIEWS:
• “It’s always, always, always about the view,” says Goodyer Donnelly principal Debbie Donnelly. Harbour views of
the bridge and opera house are the most sought after, followed by beach or city views. “A park or a district outlook
is also nice,” says Fatouros. A view of your neighbour’s wall or balcony is a distinct disadvantage.
• ASPECT:
• Living spaces and balconies that have a north or north east aspect are desirable because they will have the most
natural light and better thermal performance. The aspect of the main bedroom can also be important.
• POSITION:
• Top floor is always the most prized for views, daylight and outlook – although if it’s the top floor of a four-storey
walk-up it might not be quite as sought after.
• BUILDING QUALITY:
• Is it well constructed built by a quality builder or developer, is it surrounded by nice gardens or cracked concrete?
How solid are the materials used for construction. A double brick building is the best quality. Has it endured?

Practical problems to watch for…
• Noise
• The trend towards removing carpets and laying polished timber floors + manufactured strip flooring
• Mould
• Moulds are fungi that need moisture and organic material to grow. When disturbed or dried out, they release spores
that can cause illness in some people. They may also cause structural damage if left untreated.
• Smoke alarms
• All smoke alarms installed from 1 May 2006 must comply with Australian Standard AS 3786. The power supply and
location of smoke alarms depends on the type of building.
• Asbestos
• Asbestos is a mineral commonly used in building materials in the 1940s–1980s. It was used in walls, drains, flues,
roofing and guttering. It is usually safe if not disturbed. If asbestos materials are damaged and fibres are freed, they
pose a health risk.
• Lead
• Lead is a metal found in old paint (before 1970), dust in the roof and soil. Lead can be harmful, especially to small
children and pregnant women.
• Water sealing
• Especially in wet-areas, the BCA requires impervious barriers that must be sound and well built. Inferior construction
will lead to expensive remedies.
• Safety Glass
• Older premises may not have toughed safety or laminated glass in pathways, doors, balconies and shower screens
which comply with contemporary standards.
• Balcony Heights
• Generally any railing under 1M, with horizontal climbing bars or with gaps greater than 125mm [a baby’s head
diameter] will not comply with the BCA.
• Widow locks
• Recent press has highlighted the problems of beds/cots against windows that are openable whether screened or not.
• Trip hazards
• Multiple changes of level, materials and flooring with a low slip co-efficient.

Design planning
CheckwithCouncilredevelopmentconsentrequirements.UseExempt&Complying
provisionsifpossible.Ifitisstructural,itneedsconsent;ifit’scosmetic,itprobablycanbe
donewithoutexternalapprovalotherthannotifyingyourStrata Manager.Rememberyour
neighbours-dountoothersasyouwould havedonetoyou.

Design principles
• Space is expensive = so maximise, think of a caravan
• Life is complex = a small retreat is cocooning
• Small is beautiful - comforting/delightful
• Everything at hand – tranquil/centred- aim for a calming effect
• Neat detailing + consistency of finishes are key factors in good, small design
• Minimal furnishing = simplicity and elegance
• Open plan = seamless flow of activities + daily events
• Re-configure what does not work with an existing layout
• Sliding doors = panels – folding walls expand or decrease your space
• Mirrors increase sense of space + light, and give an appearance of more space
• Think about circulation – our experience of space is not static,
• Tight planning = maximum efficiency
• Use mezzanines if floor to ceiling heights allow
•
• Dissolve spatial boundaries – downsize – seek cleaner lines
•
• De-clutter = stuff…. the dilemma of organisation
•
• Concealed storage is best- think about consolidating rather than dispersing
•
• A garden, however small, is a blessing, an oasis [also can be courtyard, terrace or rooftop]

Envision the total concept…
before you start

Think about zoning:
thinkofneedsandsolutions:clusterandfocuslikewithlike,considerseparating
theessentialsonlysoyoucanachieveaflow

Think about each wall in turn
whatgoeswhere,howandwhy?

What are the differences here?

The Building Process
Budgetsetting,allowtime,thinkaboutaccess,waste,noisecontrol;pre-orderitemswith a
lead-time.
• You might hire a professional to renovate and decorate, but
it's best to be around to discuss options and problems. Stay
actively involved…. That holiday in the sun can come later.
• Look at the Living Space Constructions website for a good run-
through of the typical process. For example, the entrance to
the apartment opened up to a large living area. The ceiling
was textured with vermiculite and sprayed white, a common
trend in red brick unit blocks built in the 1970s. Top hats,
electrical rough-in, new gyprock lining, seal + paint….

Design strategies
Converting30-45sqmstudioflatsintoone-bedders AnnmarieSullivanDesign
• Convert Studio Apartments [bed and lounge in one room] to 1
bedroom apartments – transform the kitchen area into a bedroom.
• Minimum sizes that work- too small is too small
• Bedroom min size 2.6m x 2.6m
• Ceilings- step/recess/raise/lower to expand/compress spaces
• Use glazed or mirrored double pocket doors
• Additional foldout or slide-away beds, tables
• Plenty of storage- not too deep/double stacking/waste Ikea cubes
30cm
• Build-in balcony too small for furniture- built in café bar
• Use mirrors to expand the space
• Greening- indoor plants
• Storage cubicles- mirror top and sides
• Window dressing/frosted glass

Design tips
Asmallspacecannotreplicatewhatahousehasorcando-worthy compromisesareoften
necessary-useacriticaleye
• Don't be afraid of dark floors in a small space. A dark floor can
appear to push pale walls and ceilings up and out.
• For casual dining in a small space, incorporate the dining table
into the work bench.
• In other words- save space by compressing functions +
• Use sliding walls

ApartmentPodgerHolmes
A tightlyplanned,denselypackedZ-shapedjoineryunitwasinsertedintothisinterwar
apartment.Thenewunitcontainsthekitchen,laundry,storage,internethub,closetand
library,modernisingtheprogramoftheapartmentwhilehonouringtheoriginaldetailing.
TribeArchitects

Interior design clues
• It’s easy to make mistakes when furnishing a small space, by pushing all the furniture to the
edge, under the illusion that it’s creating a feeling of space.
• Use the entire area and don’t be afraid to use large furniture.
• Large modular sofas work well as they define the seating area and can give you two sofas in
one.
• Favour low over high for items such as bookcases, and modular designs are also available.
• Free up more space by regular de-cluttering. Use boxes and baskets to hide bits and pieces.
• Extendable tables are great for accommodating extra guests.
• Focus lighting on the walls and outer edges will open the space. Mirrors also bounce
natural light and bring exterior views inside.
• Do adjust dimensions eg bench height to suit your particular size and style
• Borrow light where ever possible – add walls/screens/if no need do not make full height

Interior surfaces:
Tofurnish….Adoptatheme:
Finishes,textures,tones,coordination+contrast

‘Thick walls’ : Front + back units
Eliminatewallstructures-putunitsbacktoback,anduseunitsforacousticseparation
Plumbingisbacktoback,unitcreatesdefinitionbetweendifferentzones.

Potts Point Apartment
AnthonyGillArchitects38sqmSeidler Joineryiskey

Everything in its place & a place
for everything

ApartmentBarnesMcManus
Inthelimitedspace,allopportunitiesaretakentodesigninstoragespacesandframe
internalviewsthroughelementshighlightedwithboldcolour.
TribeArchitects

Conceal for clarity
Tribearchitects IKEA

Stack,slide,push-pullloftcomponents,multi-functionfurniture;
raisedcomponentsonlegsaddtotheperceptionofspace
http://www.handheldebook.org/wp-content/uploads/2010-09-loft-bedroom-design-5.jpg

21st century apartment
living
The apartments are large, small and in between, and come from many countries. The common thread is clever,
contemporary design.
• An Austrian apartment, at just 75 square metres, is one of the smaller to feature in the book but the real surprise is
this single room houses five people.
• The architects explain: "Room-defining furniture has been placed in the centre of the volume and can be opened in
every direction. This furniture is part of the room but it also forms a 'room within a room' combining several different
functions in one centrepiece."
• The kitchen is behind a folding panel, the dining table hides away in the wall, a bench becomes a bed; innovations of
space are accompanied by innovations of decor. The floor, walls and ceiling are painted in a soft, shadowy botanical
pattern.
• A 30-square-metre apartment in Slovenia takes the opposite approach and places service areas around the wall,
closing them off when not in use with semi-transparent perspex doors printed with a soft tree pattern.
• By contrast, Rice Design in Melbourne shows off 455 square metres of a former office building in Spring Street.
• The fitout is dramatically luxurious, with pale marble, dark wood and moody lighting, and the numerous rooms
include a library, a wine room and spacious living areas.
• The Manhattan apartments are also large and luxurious but probably the less said about them, the better; they will
just make you sick with longing.
• The book showcases clever storage, clever integration of work and living spaces and interesting decor touches, such
as the abstract florals on the ceiling of a German apartment.

Clever ideas, smart solutions
Foldawaybeds–Interfar,Gladesville
Lift-upclotheshoist–Haefele
Fold-awayironingboard–Haefele
Materials,pulloutstorage–garage, HyloftCeilingStorageUnits,ProSeries1&2[availablethrough
www.garageblitz.com.au,www.garageworks.com.au]
IKEA 2012Catalogue:Ahomedoesn’tmeedtobebig,justsmart.

To summarise…
• Do make a wise choice in buying your apartment- there are fundamentals
such as good aspect which cannot be overcome no matter how good your
design is.
• Do research and check Strata rules and Council requirements before
starting. It’s the only way to be a good neighbour and keep costs
manageable.
• Do take the time to design- remember its cheaper to make changes by far
on paper than it is when the builder is hovering …
• In the limited space, be authentic- take all opportunities to design smart +
clever big ideas that makes urban life easier.
• Everything in its place & a place for everything – a sustainable compact
solution
• Do ensure innovations of space are accompanied by innovations of décor-
you cannot have it all, so edit, de-clutter, simplify- go for quality not
quantity
• A small space cannot replicate what a house has or can do - worthy
compromises are often necessary, without sacrificing special experiences.

Where to find more information

BIBLIOGRAPHY–[availableinBurwoodLibrary]
• Books
• Baker-Laporte, Paula. (2002) Prescriptions for a healthy house: a practical guide for architects, builders and homeowners, New Society, Philadelphia
PA, USA [728 BAK]
•
• Brammall, Bruce. (1970) Investing in real estate for dummies, Wiley Publishing Australia, Milton, QLD
• [332.6324 BRA]
•
• Butler-Bowden, Caroline. (2007) Homes in the Sky: Apartment living in Australia, Miegunyah Press in association with Historic Houses Trust, Carlton, VIC
[728.314 BUT]
•
• Mobbs, Michael. (2010) Sustainable House, Choice, Sydney, NSW [696.099 MOBB]
•
• Sales, Leonard. (2005) Getting the builders in: how to manage homebuilding and renovating projects, How to Books, Oxford, UK [690 SAL]
•
• Saint-Onge, Stephen. (2011) No place like home: types and techniques for real family-friendly design, Wiley, Hoboken NJ, USA [747 SAIN]
•
• Staines, Allen. (2007) How to be a successful builder owner & renovator, Pinedale Press, Caloundra, QLD [690.8 STA]
•
• Thomson, Jimmy. (2006) The ultimate guide to Buying & Renting Houses & Apartments, John Fairfax Publications, Sydney NSW [333.338 THO]
• 21st Century Architecture - Apartment Living Images Publishing Group
• Magazines
• Architectural Digest
• Australian House & Garden
• Australian Smarthouse
• Belle
• Better Homes & Gardens
• Inside Out
• Smart Investor
• Library Locations
• Architecture 720
• Interior Decorating 747
•
• Websites
• www.homelife.com.au
• http://www.renovationplanning.com.au/stories/The_apartment_quality_checklist-0000000073.html
• www.smallspaceliving.blogspot.com [for book reviews]
• http://www.flat-chat.com.au/buy-our-books/apartment-smalljpg-3

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