House Xinisteris
Project by 26'10 south Architects
Project Type:
Project Name:
Year:
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Project Architect:
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My responsibilities on the project in conjunction with the project architect:
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Professional – 26'10 south Architects
Architecture - Residential alteration
House Xinisteris
2017 - 2018 (Design) & 2019 (Implementation)
Melville, Johannesburg​
Paul Devenish
CAVA Construction (contract terminated)
Woodgrain
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All construction drawings & detailing
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Detail design
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Consultant coordination
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Client coordination
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Drafting of all contract documentation
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Contract administration
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Cost engineering & payment certificates
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Weekly site supervision & weekly site meetings
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Subcontractor coordination and management (during period between contractors)
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Quality inspections and reports
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Close out documentation and drawings
Project Summary:
Sited in the centrally located, bohemian suburb of Melville, the project contains a series of private and social functions, that were intended to enable passive rental income generation. The client however also desired for the project to function as a village, thus the new spaces and alterations were designed to create a series of common or shared spaces in addition to personal living spaces.
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Through the rental spaces the altered property also enters into a dialogue with its immediate social context that includes cafes and restaurants, regular arts exhibitions , performances and the University of Johannesburg close by. By framing views towards the east of Johannesburg Central and its landmarks, the arrangement of the living units and balconies afford a distinctly Johannesburg living experience.
The project was set to be completed in two stages:
Stage 1
Adaptation of the existing studios into rentable units (1st and ground floor)
Addition of a new balcony to the main bedroom ('titanic moment')
Alteration of the existing garage ('villiage gate')
Alteration and terracing of garden ('villiage court')
Introduce additional stairs and access points ('sneaky steps')
Stage 2
Introduction of an eco pool ('garden swimming')
Construction of a new freestanding rental unit ('tower house')
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In addition to the above, the existing structure was to be repaired as required, such as remedying a waterproofing problem in the garage and the ground floor studio. Similarly a number of standalone items were also actioned such as the installation of new security bars on the windows surrounding the intervention and the installation of solar geysers.
It was also of the highest importance to the client to maintain a clear idea of her personal identity and how it would be mirrored by the space. This identity was to become the framework from which all following design decisions were made.
Warm and natural materials...
with industrial fittings and trimms...
and specific bold, colourful moments
The spaces that were to be altered were previously used as art studios and as such new kitchen and bathrooms were required, in addition to these however were a number of specialised items that was set to give the spaces their unique character and feel.
The first of these specialised items is a steel balcony that provides shading to the lower seating area while bringing the first floor occupants in close contact with the trees and the surrounding view. The structure also provides a framework through which the area can be lit as can be specifically seen in the handrail detail below where and LED strip has been integrated into the handrail itself.
The second specialised item provides not only much needed cupboard space to the first floor, but it also serves as an acoustic break between the ground and first floor as there was previously a double volume linking the two floors. What made this challenging was the full length window that needed to be preserved and utalised by both floors, this resulted in the introduction of both vertical and horisontal blinds so that both the ground and first floor occupants would be able to control the light entering their space independent from one another.
Third was a fireplace in the ground floor studio that needed to tie the living room and kitchen together.
The fourth specialised item was a balcony to complement the main bedroom and to give the client an external space that would remain fully private
The last specialised item could be found in the courtyard which was achieved by introducing a terrace. Prior to this intervention this part of the site was occupied by two narrow ramps (in order for a vehicle to pick up large artworks) which notably limited the flexibility of the space. It was also the intention with the terrace to increase the range of possible functions that can occur here, from providing an additional parking space to being an external dining space.
BEFORE
AFTER
Unfortunately, due to ongoing conflict between the contractor and the client, as well as budgetary and time constraints not being honoured, the contract with CAVA construction was eventually terminated.
During this period where no contractor was appointed, 26'10 south Architects took on the role of site manager and myself the role of temporary site agent. This included supervising and coordinating trades in order to limit project delays and complications as much as possible and by getting the most essential and urgent work actioned. We also appointed and coordinated the installation of various specialist items (refer to the first four items above) as they had not been appointed yet.
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My responsibilities during this period included:
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Plan and coordinate resources (material, labour & specialists)
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Appointment and coordination of sub-contractors
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Identify and manage problems with site activities in terms of time and budget
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Cost engineering
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Reviewing functional performance & quality
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Researching and proposing preferred products (i.t.o. quality, cost, lead times etc.)
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Ongoing feedback to client
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Detailed site records and minutes
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Produce accurate and complete reports in terms of programme, budget and
outstanding information
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Administering decisions made on site
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Detailed supervision on site
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Progress monitoring and reporting
Subsequently a new contractor was appointed who completed the project.
In order to manage the client's fears and risks all specialised sub-contractors were
still contracted directly and we maintained an above average presence on site.
