19030-Kiara Narrabundah_CGI15 TH 4B_Kitchen Light Scheme_Final [web]

What makes a good floorplan, a great floorplan

— Kitchens to be spacious and functional with generous bench space and island benches wherever possible.
— Bedrooms with dimensions of minimum 3.0m x 3.0m (excluding wardrobes), but wherever possible we chase greater size.
— Ensuite’s & bathrooms need to be functional and dimensioned in sizes for real humans, and preference for double vanities and baths wherever possible.
— Living Rooms should have 3.6m minimum width for 2 Bed homes and 3.5m for 1 Bed homes.
— Depth of the units should be limited to allow penetration of light throughout all living areas.
— Hallways are to be kept at a minimum to allow efficiency and true value for buyers in their per square metre rates.
— Privacy of the occupant should always be preserved through implementing the design principle of first function, and then form.
— Minimum of 1 lift to every 50 apartments and a redundancy incorporated in case of breakdown, or even just a moving day taking 1 lift offline.
— Light to the floor foyers and halls wherever feasible.
— Prioritising maximum solar amenity to units wherever possible, with consideration of building separation and orientation.

19030-Kiara Narrabundah_CGI18 TH 4B_Bedroom_Final [web]

Questions we ask ourselves when designing floorplans

— Have I balanced the needs of the owner occupier’s aspects and liveability, and those of the community who will be looking at the building for decades?
— Would I, or could I, picture myself living in this space and answer that honestly?
— Could I recommend this development to my friends to purchase in?
— How will I feel in this space?
— Being realistic in the valuation of each unit and assessing, would the market pay the price for the “wants” on the design list?
— Is the experience of arrival something that evokes pride or apology for my guests?

Typical problems we see when reviewing other developments’ plans

— The use of scaled furniture on marketing plans which can be misleading to the liveability of the space.
— Living rooms with less than 3.5m widths.
— Master Bedrooms with 2.9m to 2.7m dimensions.
— Second Bedrooms with 2.8m to 2.6m dimensions.
— Unusable balcony space through either size or their connectivity to the living spaces.
— Extensive hallways used in plans, as this shows poor design fundamentals and is a key sign of over densification of a development.
— Lack of amenity for the density of the development.
— Lift provisions that are nowhere near what is functional for the development. The reality then becomes long waiting times for occupants for decades to come.
— Units looking into other units due to maximising yield.
— Lack of articulation in the façade.
— Maintenance issues due to poor structural design from the start.