"Man, too, is no less a feature of the landscape than the rocks, trees, bears or bees of that nature to which he owes his being.”

“Man takes a positive hand in creation whenever he puts a building upon the earth beneath the sun. If he has any birthright at all, it must consist in this, that he, too, is no less a feature of the landscape than the rocks, trees, bears or bees of that nature to which he owes his being.”
~ Frank Lloyd Wright, 1937

[Top pic of Frank Lloyd Wright's 'Fallingwater,' by photographer Andrew Pielage; bottom pic of Frank Lloyd Wright's 'Tirranna' House, by Houlihan Lawrence via Cottage and Garden]

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Getting a flower out of the system instead of a weed

"There is a crack, a crack in everything
That's where the light gets in."
~ Leonard Cohen

Weeds abound. Weeds can be found in every suburb, and every magazine. Weeds are what we get out of the system when we all try least hardest. But why live in a weed for twenty years or more just because the system makes building and buying weeds easier than it is to produce a flower? And why go to the effort of building yourself if the final result of all that angst and energy is just another weed.

We use this frequently as a slogan -- getting a flower out of the system instead of a weed -- but it's a slogan that we really mean. The weeds the system throws up don't interest us. The flowers we can grow out of it do. Immensely.

This is what we do every day here at Organon Architecture: work to get a flower out of the system instead of a weed. With the system now more grotesque now than it's ever been, it's never been more important.

It means we place as much emphasis in designing your home on the process of design and discovery as we do in the final product -- much of the design process involving finding out who you are and your ideal place in which to live.

It means we're designing your special place, not just something that suits every passer-by -- we do what you might do if you were a good architect.

That means that we don't know when we start where, and how, the process will end up -- it's always an open exploration, with the discovery and construction of your dream the final goal!

It means we know the rules (and there are many of them!) not simply to blindly follow them, but in order to find and exploit the loopholes -- to let the light get in through those cracks; because in this system it's not the weeds that the grow up within the cracks and crannies (they're everywhere, and in industrial quantities) --  it's the flowers. And they need careful tending.

It does mean the whole process may take longer -- but flowers always do need more care and attention than a weed.

And a weed you can get anywhere, every day of the week.

Flowers are much harder to grow. But worth it.

"'Jumping through hoops' is pushing up building costs" [updated]

I was heartened this morning to hear Radio NZ report that "'jumping through hoops' is pushing up building costs" -- not about the hoops, and certainly not about the costs they're imposing, but because this is finally being reported as a headline item.

Fire engineers are accusing councils of making illegal demands on them that are inflating building costs by thousands of dollars... "I've become totally used to how bad it is, I'm sort of numb to it, it's just a bureaucratic nightmare right now," Wellington fire engineer Kenneth Crawford of Pacific Consultants said. "We've got so many demands coming from council ... it's pushed up costs, it's creating months and months of delays in obtaining a building consent, and none of this is actually really improving safety." A fire design on a small warehouse in 2013 that might have cost $1200 to $1500 was now costing at least $4000, and up to $20,000, he said.

Sadly, as anyone who's recently endured the consent process could tell you, it's not confined to fire engineers.

The Building Act requires council to process Building Consent applications within twenty working days of being lodged. Council have two dodges to get around this. The first is to set up a process to decide when the application has been successfully lodged. This can easily take two weeks, with no work at all done n processing. And the second -- based on he principle that "the clock stops" when questions about the project are asked -- is to ask as many silly questions as council processors can think of, all of them calculated to show down the processing and frustrate client, consultants and designers. [This 2013 table from Christchurch will give you some idea of the time 'saved' in this way.]

In recent months, for example, and like every regular applicant for building consents, I've spent many, many hours replying to council's Requests for Further Information (RFIs). These days it's often less about being a designer than it is about being a lawyer, explaining the building code clauses to the processor at the other end of an email.

The simplest RFI responses are to tell the questioner where precisely in the document set they can find the answer to their question, already addressed. But in recent months it's been getting worse. Among other things, in order to keep things moving I've been required to tell council the make and model of a shower and the finish of a bathroom cabinet; the colour of bedroom carpets (accompanied by a calculation to show they're bright enough); the normal process by which to pour a concrete footing in engineered soil, to abandon approved details because the territorial authority has decided they don't like them, and to replace them with those they've now decided they do; to discuss the acoustics of polystyrene sheets (that are not being used for acoustic purposes); to resupply calculations and statements that the processor has already received, but lost; to explain why handrails are not required on steps with fewer than two treads, and how an opening window into an open lightwell allows light and air into a room; to draw up a list of a project's "construction and demolition hazards"; to provide mechanical ventilation rates for areas we've shown will use natural ventilation; to draw up simple diagrams because processors are unable to read fairly standard plans; to confirm the use of smoke detectors (when they've already been clearly placed and labelled on drawings); and (in the absence of council finding anything else to ask about) to draw a detail of a bathroom splashback -- just some examples of recent Requests from processors, all of which have wasted my time and theirs, unnecessarily dragging out the consenting process, and all at the time and expense of clients who were once very eager to build.

I'm sure you can all add your own list of examples. (And please do!)

This process is often worse when councils sublet the processing to a consultant, whose motivation is then to spin out the questions in order to pad the bill. This can work out very nicely for the very average consultant, but very poorly for clients who have budgets and builders trying to programme in their work.

And all this of course is in addition to the truckload of documentation, in triplicate, that has to be supplied just to 'get in the door' to make that original application, the sheer volume of which in itself delays the processing and all but guarantees inconsistencies will appear in the document set. By way of illustration, I may be renovating a house built in the 1920s, of a style that is still very popular, the original drawings of which are on one A4 page with another smaller page containing what might be called the specification -- which might say little more than 'use nails.' And this 'document set' was probably drawn up by either the builder or owner. Yet to renovate that house now I will need documentation of around 24 A1 pages, and A4 specifications and accompanying documentation of around a thousand. And neither builder nor owner will be allowed to prepare those documents unless they have been previously Licensed by a government department to do so.

Every year it's been getting worse, without making the houses any better. In 2007, for instance -- aware that things were becoming more complicated in this new age of Licensing, Producer Statements and Memoranda/Certificates of Design Work-- the Department of Building and Housing produced a Guide to Applying for a Building Consent. It was a 44 pages long. The second edition appeared just three years later. It was already 62 pages long. None has appeared since: perhaps because no-one would have the time to read a document as long as it would now need to be. Crikey, these days it takes well over a day just to complete the application forms and processes to apply for a consent, and more than a day for every response thereafter.  All of it time wasted.

Every consultant will tell you similar stories, and not just fire engineers.

Yes, 'jumping through hoops' is pushing up building costs, and has been for some time.

Until or unless the Building Act is amended to remove risk from council -- and their ratepayers -- the hoops (and costs) are going to get worse, not better.

UPDATE: Further comment this morning on the mis-apportioning of  risk (Friday 27):

From Radio NZ the morning after:

The impact of everyone trying to pass all the risk on, was it was getting harder to build anything at a time of housing shortages, the Property Council's chief executive Connal Townsend said.

"The overall public policy setting of how the heck we manage risk, is completely out of whack," he said.

"We've just got people passing the ticking timebomb from one hand to another and blaming each other. It's pointless.

"We have to tackle the way risk is allocated and the fact that councils are left carrying the liability is just hopeless, absolutely hopeless."

The previous government tried hard to fix the problem [cough, cough - Ed.] but couldn't, and it was urgent this government confront it, he said.

The risk issue was a perverse result of building laws being overhauled in 2004 to combat the leaky building crisis.

Lawyers, including the Law Commission in a 2014 report, have since then resisted changing the way liability is doled out.

"The net effect of our joint-and-several system is that councils are left carrying the can," Mr Townsend said.

"This story with the fire engineers, all they've done is blown the whistle on a ridiculous problem that has to be solved."

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