Net-Zero vs. Off-Grid Buildings
Two philosophies and the design decisions that set them apart.
We discuss the need for full lifecycle analysis including: embodied energy and energy payback timelines.
April 2026 · 15 min read
The built environment accounts for roughly 40% of global energy consumption. As Building Designers, engineers, and policymakers grapple with the climate crisis, two compelling design paradigms have emerged: net-zero, grid-connected buildings and off-grid systems. Both pursue sustainability via different avenues, but the two different systematic approaches are attuned programmatically towards different situational outcomes. There are different objectives for electing one method over another and in some cases where sites are remote there’s little choice except to drive for an off-grid solution however we seek to discuss the pro’s & con’s of each method and delve into to full life-cycle analysis including embodied energy.
There are key distinctions between these approaches which may shape procurement strategies, inform investment decisions, and determine a building’s resilience within an increasingly volatile climate. Further, any honest assessment must go beyond operational energy, reckoning the payback data with the energy consumed during construction.
Key Summary:
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• Produces as much energy as it consumes annually (a basic model of consumption and payback).
• Remains connected to the utility grid as backup.
• Can export surplus energy; earns credits or revenue.
• Lower upfront storage costs; draws from grid when needed.
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• Fully energy-independent; zero reliance on the utility network.
• Requires substantial on-site storage and redundancy (design for months of low energy yield, high usage).
• May require multiple sources of energy generation (more complexity).
• Higher capital cost but eliminates utility bills entirely.
• Makes uncompromised modern living possible where grid connection is unfeasible.
The idea of being connected to the grid
(Image of design concept in development for the 2026 True Zero Carbon Challenge)
Net-zero buildings treat the electrical grid as a trading partner. By designing a building that produces at least as much energy as it consumes over a calendar year, Building Designers and engineers can contribute to better orienting, shaping and programming buildings to rely on renewable generation as much as possible - exporting on sunny summer afternoons, drawing back on dark winter evenings - while maintaining occupant comfort.
This philosophy permits a lighter touch for on-site energy storage systems (such as batteries, heated or cooled floor slabs or other thermal mass).
Because the grid absorbs surplus and provides backup, a net-zero building need not size its battery systems for absolute worst-case scenarios (such as days without sun or wind). Design for lower energy consumption is relevant to both methods however with grid connections there’s fewer scenarios where scarcity drives the requirement for redundancy. These basic concepts carry throughout:
· High-performance thermal envelopes
· Natural daylighting
· Passive heating strategies with low energy fresh air intake.
· Smart low-energy mechanical systems coupled with air-tightness etc.
In Australia as in other countries, our building codes have recently been updated to account for Net-zero. The National Construction Code 2022 introduced allowances for onsite energy generation to offset energy consumption. In order to produce any star rating the main compliance method used to demonstrate minimum efficiency, NATHER’s, nowadays requires all equipment to be elected during the design stage but also allows for ratings to be increased where renewable energy is implemented. (This allowance is an acknowledgement of the fact that energy which is fed back to the grid, benefits everyone at large).
“Can we build in such a way that the more buildings we build, the better off we are, as opposed to what we have now, which is almost the exact opposite?”
The idea of being disconnected from the Grid
Earth-berm structure with green-roof:
Off-grid buildings in many cases are the result of perceivable necessity. In remote rural locations, disaster-prone regions or countries with fragile grid infrastructure, grid independence is a practical choice. Increasingly though, off-grid design is a deliberate strategic choice even where grid connection is available. These choices are part of a movement of self-reliance which is intrinsically linked to concepts of sustainability, albeit on a smaller scale. Thematically speaking however, larger self-sustaining systems are also possible and some people are even pursuing larger scale off-grid design in the form of modern bunkers as part of disaster planning. This even brings to mind sci-fi styled dystopia and the newly termed ‘preppers’ for those who are preparing for a worst-case scenario future~.
~For those who love distopian sci-fi, check out the book and Apple TV series Silo.
Regardless of scale, the design implications are distinct: every watt must be accounted for. Greater precision in respect to calculating loads for all services is crucial because there is no utility backstop. Demand reduction is not simply economically attractive - it is structurally required. Storage must be sized for the longest expected period of low-power generation (three to seven days in temperate climates) which significantly increases battery capacity and cost.
The good news is that with battery technology having improved so much recently, affordable and scalable modular systems are now readily available in which case off-grid proposals are more viable than ever.
“it emphasises how much — or how little — you need for a few people to survive and thrive. A handful of animals, enough water and year-round crops.”
NET-ZERO / GRID-CONNECTED - Key design considerations
•Envelope: High-performance building envelopes - double or triple-glazed windows, continuous insulation, and rigorous air sealing - minimise the load that renewable energy must offset. Passive House-adjacent standards are common, targeting airtightness below 0.6 ACH50.
•Generation: Rooftop and facade-integrated photovoltaics are sized to match annual consumption. Building-integrated photovoltaics (BIPV) can substitute conventional cladding, turning the entire south-facing facade into a generator without adding visual bulk.
•HVAC: Air-source or ground-source heat pumps, coupled with heat recovery ventilation, dramatically reduce heating and cooling loads. The combination can cut HVAC energy by 60–80% versus a conventional baseline.
•Controls: Grid-interactive smart controls allow the building to shift flexible loads - EV charging, dishwashers, water heating - to periods of low grid carbon intensity or peak solar generation, maximising both economic and environmental return.
•Metering: Bidirectional meters and sophisticated submetering enable granular energy accounting, supporting certification schemes such as LEED Zero Energy, BREEAM Outstanding, and the Living Building Challenge.
•Urban fit: Because the grid handles backup supply, net-zero buildings integrate naturally into dense urban contexts where on-site storage land is scarce and utility infrastructure is already present and amortised across many users.
OFF-GRID SYSTEMS - Key design considerations beyond energy efficiency.
•Generation mix: Robust off-grid systems rarely rely on a single source. Solar PV is typically paired with small wind turbines, micro-hydro where available, or backup diesel or biodiesel generators*. This diversification guards against extended low-generation weather events.
•Storage: Batteries are typically sized for three-to-seven-day autonomy, often supplemented by thermal storage (hot water tanks, phase-change materials). Lithium type batteries are favoured overall for their cost, reliability etc. Ref’1.
•Loads: Load management is granular and often automated. DC-coupled appliances, LED lighting throughout, induction cooking, and highly efficient refrigeration are specified as standard. Phantom loads are rigorously eliminated at the design stage.
•Water: True off-grid buildings typically address water and wastewater independently as well. Rainwater harvesting, filtration systems, composting toilets, and constructed wetland grey-water treatment may need to be integrated into a holistic resource loop.
•Resilience: In the event of extreme weather, grid failure, or natural disaster, an off-grid building continues to function normally. This is a significant and increasingly valued asset for critical facilities, remote communities, and climate-vulnerable locations. (Any home or building with whole-of-home backup batteries can do this also).
•Bioclimatic: Smartoff-grid designs should be calibrated to local climate and be site-responsive - maximising passive solar gain in winter, deploying thermal mass for overnight heat storage, and using natural ventilation to eliminate cooling loads where possible#.
Ref 1. Article: https://www.large-battery.com/blog/lithium-battery-types/
*The global fuel crisis of 2026 is a reminder to those pursuing off-grid solutions that energy independence is complex and power generators aren’t a cheap form of back-up and may even be unreliable solutions. Certainly storing petrol or diesel on site is a combustible hazard.
# If Mechanical Heat Recovery Ventilation (MHRV) is integrated, natural cooling via the opening of windows isn’t required and can even work against automated temperature controls which is a reason people don’t like air-conditioning in commercial office buildings - because you can’t just open a window.
THE HIDDEN DEBT - Embodied energy, lifecycle & the construction debt
Operational energy - the electricity and heat a building consumes year on year - is the headline number in most sustainability assessments. But it tells only half the story. Before a single occupant sets foot inside, a building has already consumed enormous quantities of energy: in the extraction of raw materials, the manufacture of components, the transportation of goods to site, and the construction process itself. This is embodied energy, and it represents a debt that must be repaid before a building's green credentials can be considered genuine.
For highly insulated, technology-rich buildings of either type - net-zero or off-grid - embodied energy is a particularly pressing concern. The very materials and systems that reduce operational energy (thick insulation, triple glazing, solar panels, battery banks) are themselves energy-intensive to produce. This creates a central tension in sustainable building design: the more ambitious the operational efficiency target, the larger the upfront embodied energy investment tends to be. That’s why it helps to look at the bigger systems that buildings are a part of, such as the electrical grid.
“Sustainability is not cinnamon, you can’t just sprinkle it on top. It needs to be baked into every aspect of a project.”
What embodied energy encompasses.
Embodied energy is typically broken into several phases across a building's full lifecycle. The construction phase – equal to 'cradle to practical completion' - is the most immediately relevant, but end-of-life considerations are increasingly being folded into whole-life carbon assessments.
• Materials: The extraction, processing, and manufacture of structural materials (steel, concrete, timber, masonry) typically accounts for the largest share of embodied energy - often 60–80% of the construction-phase total. Concrete and steel are particularly energy-intensive; sustainably sourced timber is significantly lower.
• Transport: Delivery of materials to site, especially for remote off-grid locations, can add meaningfully to embodied energy totals. Locally sourced and minimally processed materials dramatically reduce this component.
• Construction: On-site energy use - plant machinery, temporary power, heating during construction - contributes a smaller but non-trivial share, typically 5–15% of construction-phase embodied energy.
• Systems: Mechanical, electrical, and renewable energy systems carry significant embodied energy loads. A typical rooftop solar array embodies roughly 1,000–2,000 kWh per kWp installed. Large battery systems add further, with lithium-ion manufacturing carrying approximately 100–200 kWh of embodied energy per kWh of storage capacity.
• Replacement: Unlike the building structure - which may last 60–100 years, equipment require replacement during a building's operational life, adding recurring embodied energy charges to the ledger. Solar panels (25–30 years+), batteries (15 years+), and mechanical systems (15–25 years typically).
Energy payback periods compared:
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No payback - energy debt grows over lifetime
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~10 years+
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~10–18 years
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~8–14 years
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~15–25 years
How the two methods compare on embodied energy for typical construction payback periods:
Net-zero (grid-connected) : 5–18 years
Off-grid: 8–25 years
Battery costs.
The single largest embodied energy liability in off-grid buildings is the battery system – and with current technology, for those who are installing now or who have already installed after 2020, at least one upgrade is likely to be required (at end of Warranty) but we can expect to see maturation of powerful new modern batteries by around 2035-2040 - in that same timeframe of 14-15 years, this technology will improve significantly resulting in longer lasting, safer, cheaper batteries (and hopefully modularised to suit existing systems).
Lithium-ion battery manufacturing is an energy-intensive industrial process, drawing on mining of lithium, cobalt, nickel, and manganese, followed by cell manufacturing in facilities with enormous energy demands. A typical off-grid residential installation might require a minimum of 20–40 kWh of storage capacity, embodying between 2,000 and 8,000 kWh of manufacturing energy.
With battery lifespans now confidently out to 15 years and with the expectation that the rate of testing for Lithium’s useful life could be double or triple the warranty period, an off-grid building designed for a 60-year life may require several battery replacements however this is dependant upon many factors including what new technology brings.
Rework, renovations and battery replacements refresh the embodied energy payback, the ongoing embodied energy burden does need to be considered, however should we achieve the planet living in a Net-Zero future, all industries would be carbon-neutral, so that battery will also be considered to be carbon-neutral.
Battery technology is improving rapidly - both in energy density and in manufacturing efficiency. Second-life battery programmes, which repurpose electric vehicle battery packs into stationary storage applications, can dramatically reduce the embodied energy of replacement cycles whilst lifecycle assessments can account for these recurring costs.
And yet in payback terms human’s need not be thinking just in terms of economic cost, but instead in terms of the broader sociological cost; with priority given to strengthening systems that support longevity of life on earth.
Net-zero buildings and the grid carbon dividend
Net-zero grid-connected buildings carry a structural advantage that is easy to overlook: as the electricity grid decarbonises, the embodied carbon of grid-sourced electricity falls automatically. A net-zero building connected to a grid that is 80% renewable effectively carries a fraction of the operational carbon burden of the same building connected to a coal-heavy grid.
If the grid's carbon intensity halves over the next 20 years - a plausible trajectory in many jurisdictions - the energy payback period for a net-zero building effectively shortens over time. Off-grid buildings, by contrast, must rely entirely on their own generation and storage systems, which carry fixed embodied energy costs regardless of what happens to the broader energy system because in those cases lifecycle is economically and physically separated from the power grid.
Materials specification is the most effective way to reduce embodied energy
The greatest impact we as Building Designers can have in shortening the embodied energy payback period is in the selection of materials.
Structural material choices can swing embodied energy totals by 30–50%, dwarfing the impact of many operational efficiency measures. In which case this is what we try to keep in mind for our clients:
• Avoid: Reinforced concrete and structural steel carry the highest embodied energy loads of common structural materials - typically 1.5–2.5 GJ per tonne for concrete and 20–35 GJ per tonne for primary steel. Both are ubiquitous and often specified by default instead of alternatives.^
• Prefer: Cross-laminated timber (CLT) and glulam structures carry embodied energy figures of roughly 8–12 GJ per tonne - and if sourced from certified sustainable forests, they also sequester carbon, potentially making the structural frame a net carbon sink.
• Consider: Natural insulation materials - sheep's wool, hemp, cellulose, and cork - carry substantially lower embodied energy than petrochemical-derived rigid foam boards. (higher thermal performance is generally associated with the density of fossil-fuel foams however).
• Balance: Thermal mass from materials such as rammed earth, stabilised earth blocks, and recycled concrete aggregate can carry low embodied energy while providing passive thermal regulation - a double dividend for both building types.
^The use case for steel which can support more for less, makes it harder to remove in larger scale projects, though not impossible. Some older engineers also posture that excessive steel volumes are specified by younger engineers ‘without necessity’. This may be due to the reserved nature of the AEC industry, tending more towards caution and redundancy than scarcity.
A summary of key considerations when selecting the most suitable method:
Cost Profile:
Net-zero grid-connected buildings typically carry a construction cost premium of 5–40% over conventional buildings. Contiguously, the higher upfront quality should be lowering ongoing consumption too, with initial expenditure offset by reduced utility bills or even energy export income sourced from renewables.
Off-grid buildings carry the same suite of costs but potentially higher upfront premium - often 20% more again - due to oversized generation and storage systems, but they do eliminate ongoing grid charges.
Site Suitability:
Net-zero approaches are well-suited to urban and suburban sites with existing grid infrastructure.
Off-grid systems are essential for remote sites but are increasingly chosen as a resilience strategy in semi-rural and peri-urban contexts.
Occupant Behaviours:
Both typologies require occupants to be more energy-aware than conventional buildings but off-grid occupants need more caution and power additional generation options. This demands either sophisticated automation or a more actively engaged occupant.
Embodied Energy Payback:
Net-zero grid-connected buildings generally achieve shorter embodied energy payback periods, not only because they avoid the large battery banks that dominate off-grid embodied energy buildings but also since their contribution to the grid strengthens the complexity in the grid allowing for more fractured management, but also every connection shortens the distance to the next.
For residential scale builds, a well-designed off-grid home using timber structure, natural or recycled insulation, can achieve reasonable payback periods. Energy Generation and storage can be added later to repay the ongoing consumption and embodied energy debts.
Conclusion:
Neither net-zero grid-connected buildings nor off-grid systems are inherently superior. They are answers to different questions. Net-zero design asks: how do we contribute clean energy to a shared system while consuming as little as possible? Off-grid design asks: how do we create a building that is entirely self-sufficient, resilient, and independent of external infrastructure?
The honest answer is rarely flattering in the short term. Even the best-performing sustainable buildings carry construction-phase embodied energy debts that take years - sometimes decades - to repay through operational savings and generation. This is not a reason to abandon ambition; it is a reason to make material choices, system specifications, and design decisions with the full lifecycle firmly in view.
The buildings that will perform best across all dimensions - those with operational efficiency, grid interaction, resilience, and embodied energy payback - are those designed from the outset with material humility: choosing lower-embodied-energy structures, right-sizing technology systems, planning for component replacement cycles, and treating the grid (where connected) as a shared resource in a decarbonising system.
The buildings of the future will not simply consume - they will generate, store, share, and adapt. But first, they must pay their debts. The payback times are lengthy but worthwhile and so we need to train the collective energies of all industries to becoming carbon neutral.
At Harmonic Design, we’re trying to help make the cost of Low Carbon / No Carbon homes a reality to our clients. In 2022 we participated in the True Zero Carbon Competition run by Design Matters National.
The payback period calculated for a return of all carbon used from construction and use was calculated to be reached within 16 years, going positive in the 17th year.
We’re currently working through a new competition entry for 2026. Both of these sophisticated Net-zero home templates will be available to purchase from Module-R.design.
Harmonic Design get's a great wrap from our Thermal Performance Accessor on Undercover Architect
Harmonic Design get's a great wrap from our Thermal Performance Accessor on Undercover Architect
During 2022 Harmonic Design partnered with Sustainability Certified for our competition entry in the True Zero Carbon Challenge, run by Design Matters National.
The competition called for designers and Thermal Performance Assessors (TPA’s) to come together and produce a design that would demonstrate how Net Zero could truly be achieved via evaluation of both embodied energy and operational energy in a new home.
Ultimately our combined efforts saw us take home the NSW state award for our design and we’ve been fostering that partnership for the benefit of our client’s ever since.
Due to Melanie’s attention to detail and keen determination to facilitate low energy, high performance buildings, we’re proud to say that Sustainability Certified are our preferred TPA.
Prior to the announcement of our winning entry, Melanie was interviewed by the popular podcaster Amelia from Undercover Architect. You can listen to part 2 of that informative discussion at this link in which Melanie also discusses our collaborative efforts, including praise for Harmonic Design’s expertise in this area of specilisation.
Our 10 Star NatHERS rating , truly Net Zero by 2040!
Thank again to Mel & Kel of Sustainability Certified. It’s a pleasure working with you both!
Harmonic Design's director in the news .... (again :-)
Lachie is a warm and knowledgeable building designer who started his own company – Harmonic Design – in 2019, from the studio space at his Japandi (Japanese/Scadanavian) inspired home in Normanville.
Born in 1979, the son of a language teacher and a journalist, he had a family that fostered his creativity and love of technology and design from a young age.
It was a pleasure to be interviewed by the Victor Harbor Times featuring news about local people in the Fleurieu.
by Emma Heidenreich, Victor Harbor Times
07/02/2023
Lachie is a warm and knowledgeable building designer who started his own company – Harmonic Design – in 2019, from the studio space at his Japandi (Japanese/Scadanavian) inspired home in Normanville.
Born in 1979, the son of a language teacher and a journalist, he had a family that fostered his creativity and love of technology and design from a young age.
“I loved black and white photography, I picked up Dad’s old film camera and I think my parents thought I was heading for a career in photography,” Lachie said.
“I was also a bit of a computer geek, I loved playing around on Photoshop and all the different design software that was coming out.”
Raised in Mount Pleasant, his family would holiday in Myponga – some of his earliest and most treasured memories are of the Fleurieu coastline.
“To this day, it is still my favourite landscape in South Australia, I love the way the hills meet the sea,” he said.
It is this landscape in particular from which Lachie draws much of his design inspiration.
“I love the Australiana style, some of the rural homesteads in the region, even the shearing sheds in the hills and their use of galvanised iron are so interesting to me,” he said.
“This aspect has come to define my style a lot. I enjoy the twist of a modern urban style transposed within a regional landscape and often it’s the juxtaposition of different forms interacting with one another that makes each composition sing.”Lachie moved to Melbourne when he was 21 to study Building Design at RMIT University.
“Adelaide has come a lot further since I studied, but at the turn of the millennium Melbourne really was the centre of design culture in Australia,” he said.
He studied for two years, learning the ins and outs of design, including hand-drafting on drafting boards. This skill remains relevant in his ongoing practice.
“I am heavily weighted towards technology in my work and it is amazing, it makes so much possible, but I still conceive of design ideas with paper and pencil,” he said.
For the next 16 years, Lachie worked in Melbourne, inspired by the aforementioned juxtaposition between Australia’s architecture royalty – names like Nonda Katsalidis and Glenn Murcutt, prize-winning architects who sit at either end of the classic-modern spectrum.
“I worked for a range of large and small architecture firms, but by far the job I enjoyed most was my last job in Melbourne with Ashton Raggatt McDougal (ARM),” he said.
“ARM has a really interesting culture and approach to design, they put meaning into their designs, weaving stories and conceptual ideas in a very literal way,” he said.
Locally in Victor Harbor, ARM has been engaged to undertake Victor Harbor’s Arts & Culture Centre.
“Harmonic Design is yet to be tasked with a design or project that allows me to fully apply everything I learned with ARM, but running a business is something I’ve always wanted to do,” Lachie said.
In 2019, Lachie returned to South Australia.
[ We’ve done a lot in the last few years. “We got married, built the house in Normanville and started Harmonic Design,” he said. ]
The Scandi style that Lachie has utilised in the design of his home is distinctly juxtaposed with a light and airy interior – it aims to celebrate its coastal situation, with a beach house format that’s focused on views outward.
“Our home has big windows to let in the natural sunlight and heat the home passively in winter, big windows facing the sea and a roof overhang which helps to keep the internal climate cool in summer,” Lachie said.
On running his own business, Lachie said he was lucky to have had the experiences he’s been afforded that have shaped his design and business approach.
“I was always motivated to work for myself, I love the creative autonomy and empowerment it gives me – thankfully, I’ve occupied two homes that I’ve designed already, which allowed me to learn important lessons in preparation for designing for other people.”
Harmonic Design currently has several projects in the pipeline, including a hotel in Port Elliot, which Lachie was excited to see come to fruition.
His daughter, Rheia, is growing up quickly and while he juggles work and family life, Lachie said he is grateful for the peace and calm of the ocean waves and the coastal aspect that their Fleurieu lifestyle affords.
“I think we’ll stay in the Fleurieu for a while yet,” he said.
Original article here online: Lachie McEwen on family, business and his Normanville Japandi home
Normanville home achieves excellent airtightness result (April 2023)
Blower Door Test by Living Building Solutions
The method of airtight building wrap in this case is to wrap the layer on the outside face only, using the exterior face as both the weathertight and airtight layer.
The internal face of stud work can be seen bare without linings during the testing.
We’ve been working with our fantastic client Clare on her home in Normanville since September 2021.
Clare’s brief was for a comfortable, medium sized family home that would take advantage of solar passive design principles to achieve excellent year-round, thermal performance. Focusing on that brief and pairing the design with a mixture of climate responsive materials within a domestic allotment near the sea, initially we’d hoped to achieve a NatHERS rating of close to 7.5 stars. Ultimately with several tweaks during the design & documentation process the home achieved a rating of 7.8 Stars.
As a client who came to the process well researched about high performance homes, rather than just talking about it in a nominal sense, Clare was prepared to meet the challenges of obtaining tangible high performance outcomes. One of the aims was to build a home with good airtightness, hoping to achieve a building envelope that would sustain between 4-6 Air Changes per hour or ACH.
Note: 4-6 ACH is considered to be somewhat ‘easily obtainable’ with some attention to the constructed detail.
Having been briefed on the requirements and the need for attention to detail, 35 South Building Company had the framing and Proclima airtight wraps installed and ready to test by the beginning of April.
Living Building Solutions then undertook testing via the Blower Door Test. 35 South’s crew did a few last minute tweaks, taping joints and blocking up conduits; the atmosphere on site (and the air inside) was thick with anticipation. Whilst the fans spun at high speed, we waited for the results.
Thankfully, the Blower Door Test was a resounding success. At an air leakage rate of just 0.668 ACH it was only a fraction above the PassiveHaus benchmark of 0.6 ACH.
The builders, client and designer all rejoiced with the extremely high level of airtightness achieved and Clare was super happy that the mechanical contractor had convinced her to install a fully ducted Mechanical Heat Recovery Ventilation system instead of the previously quoted, smaller decentralised ones.
The inclusion of ducted MHRV is an absolute requirement in buildings this tight so that decision was serendipitous.
This method of achieving a thermally efficient building envelope is becoming increasingly popular as a way of lowering energy consumption by reducing heat loss during winter and heat gain in summer. In truth, the design contains many elements of a PassiveHaus including high performance windows and thermal insulation including slab edge insulation so it would likely get close to PassiveHaus certification.
35 South can be congratulated for their application of skill in achieving this excellent result.
With the bespoke galvanised roofing, recycled brick, polished concrete and combination of Weathertex and Fine Texture Cladding, we’re looking forward to seeing the finished form reveal itself rather soon!
You can use the form below if you’d like to know more about how we can help you to achieve your high performance home.
A feel good interior for Lifewise Network Care
The nature of commercial interior fitout projects are typically fast paced. This one was certainly short and sweet making it all the more joyful!
During the middle of 2022 our client Ben, the owner of Lifewise Network Care, was considering moving his chiropractic business to a new space in Carrington Street Adelaide so he requested Harmonic Design to undertake a feasibility study for the new premises.
Working closely with Ben to decipher the most spatially appropriate arrangement for his practice, we came up with a preliminary design layout that was spatially ergonomic and strategically effective for his business. Once Ben was confident that this ground floor tenancy was an appropriate location for his consulting room we set about the task of documenting the design for Development Approval and construction.
The design brief called for a warm and comfortable space containing a sense of homely aesthetic appeal and ergonomic functionality; including new reception joinery, shelving, fixed desking, new waiting room furniture and a new ‘ambulent’ toilet for clients.
Our Fitout Plan showing furniture, joinery & finishes.
We assisted Ben in undertaking the fitout of the new interior by provision of design, documentation, tender and some basic construction admin’ such as defects liability. The whole process from design through to construction was delivered over a six month timeframe and Ben was happily open for business in January 2023.
We’ve thoroughly enjoyed assisting Lifewise to comfortably relocate their business. Perhaps more importantly, we get to share in our client’s success as we enjoy our visits to Lifewise for regular mindful adjustments.
We send our heartful gratitude to Ben for his faith in our skills as well as his ongoing support for our family via Network Chiropractic Care.
Furniture & Fabric selections.
We’ve inserted some quick pic’s we took on our phone but we hope to have some better images coming online in the near future.
Some projects are truly a pleasure to be a part of.
This was one of them!
The entry foyer.
New furniture, joinery, flooring and lighting within a newly shaped space.
Fitout by Bradley Trade Services (Mike Jolly)
Carpet & LVT by @millikenfloorsanz and @millikenlifewith_siobhan
Furniture and fabrics selected by Harmonic Design and supplied by @zenithinteriors_ Adelaide and @estilo.furniture.adl
Lighting design by Harmonic Design and supplied by @insight_lighting_solutions / @_inlite_ / @ismobjects
You can review the project on the website here
Harmonic Design declaration of sustainability + our mission statement
Harmonic Design has formally committed to sustainable development goals via our partnering with SDG Align and Building Designer’s Association of Australia.
You can read about SDG Align’s work here and review Link to our declaration here. We’re using their Ready Reckoner toolkit to track our business’ progress.
This is an opportune time to clarify our missions statement:
Harmonic Design Mission Statement
At Harmonic we design buildings which aspire foremost to be sculptural, functional and energy efficient. At every step of the process, Harmonic Design considers deeply the choices of materials, methods, volume and proportion, colours, outlook, ergonomics and comfort that will ultimately be realised within any project. We are inspired by good aesthetics but highly motivated to actualise these with sustainable solutions.
We attempt to lead projects in a fashion that facilitates a full team of people who are similarly motivated with a passion for the built and natural environment. In that way, we aim to collaborate with builders since our combined efforts produce the ultimate outcomes.
Energy Ratings (such as NatHERS) provide a minimum benchmark by which performance requirements should be met, however the ratings themselves are theoretical and require a robust process of site-auditing to ensure that buildings are constructed as specified. ‘High’ energy ratings aren't so hard to achieve but truly low-energy buildings are a complex puzzle to resolve.
We're determined to help you wade through the greenwash!
Positive action on energy consumption within new homes. How we can help you verify thermal performance.
Action is occurring on climate change at many grass-roots levels. We’re seeing many facets of public scrutiny that’s bringing about review and action.
With increasing thermal performance requirements forming part of the updated National Construction Code (Circa Sept’ 2022), the industry of the built-environs seem to be in a better position to tackle our #GWP (global warming potential) than one might have expected with the apparent watering down of the NCC 2022. Improvements within #ThermalPerformanceAssessemt certificates have equipped us with teeth, so that we’re ready to capitalise on the perceivable value-shift that’s occurring in relation to energy efficiency.
Not only will new homes be required to be a minimum of 7 Stars but the inclusion of new Whole of Home (WoH) criteria, means all new equipment has to be listed and rated so that fixed home appliances (like hot water, ovens, A/C etc) can be understood in terms of their potential energy savings - or their true NetZeroPotential (#NZP).
The missing link is still the legislative requirements to mandate compliance (via building certifiers and audits), however there are actually inclusions for verification within the updated NatHERS reports – which means NatHERS understands how important it is to put key checking criteria front and centre of key compliance docs.
There’s no government mandated requirement for PROOF of work prior to occupancy (yet) but I think it’s quite exciting and helpful that we have a governing framework to assist us to design for efficiency, then to verify each component has been built as specified.
A page from the the future NatHERS certificate (Adoption within SA, and some other states is delayed or date TBC)
This additional new compliance list can be discussed early in the piece with Harmonic Design and with potential builders, to set expectations of built outcomes in relation to thermal performance and occupational resilience.
Also, thanks to Melanie Lupis from @Sustainability_Certified for showing me some excellent links available through Sustainability Victoria which contain helpful recommendations and verifications frameworks:
Thanks again also to Melanie Lupis from @Sustainability_Certified for collaborating with Harmonic Design on this award-winning project:
#NZP #NetZeroPotential ……
Sustainability Certified and Harmonic Design are keen to share our knowledge and expertise in sustainable design through a variety of upcoming workshops. More news on this in the New Year!
Costs have risen but cost estimating has never been easy. Select your builder wisely!
Pricing is a complex and moving feast, made harder by recent pandemic-pricing. In the custom homes sector it's a question of “How long is a piece of string, what’s it made of and who's managing the production”.
In the initial stages, a client's appetite for understanding the implications of their brief (gold taps?) will set the tone for the project. That's somewhat beyond our control as a designer but to mitigate risk of budget blowout I suggest clients add a 10% contingency to their budget, then work backwards by shaving 10% off their desired building. You can imagine; that goes down like a lead balloon!
Once you're ready to garner a Preliminary Budget Estimate (PBE) the selection of the 'type' of builder will have cost implications. Different builders have different approaches to how they’ll price a project and this 'style' tend to flow through to the way they operate as a managing contractor.
Broadly speaking, there are two main 'styles' of builders (somewhat true for commercial but definitely the case for residential):
Design & Construct / Trade-aligned builders (usually carpenters) who apply their trade directly on the project and then co-ordinate all other trades for the build. These builders spread their time between being on site with a small team and working in the office maybe 1 day a week to manage their projects, materials ordering etc.
Pros & Cons of this style: These builders are usually highly skilled at their trade, hard working problem solvers and have constant visibility on site which brings some live accountability. However they also tend to be short on time to do the managing. This can lead to poor management since they can be swamped by information, potentially loosing track of important info. Scheduling of work tends to be a bit adhoc and they’re less inclined to 'stick to the programme' or honour the details of the construction documentation, contract etc. They’re less inclined to resolve defects and this leads to the reputation for not 'finishing' a job.
All that being said, trade-aligned builders may be more affordable because they're more attuned to working in the Design-Bid-Build style (Design & Construct contracts). Ie, you design, they cost the job, then depending who’s leading the build process, the detail therein may vary wildly.
Designers often find that we’re sidelined once our documents are handed over. That’s because good design-intent often gives way to ‘value-management’ and decisions are made on the fly without further consultation or proper representation.Design, Project Manage & Construct. True Managing contractors tend to spend less time on site (between 2-5%?) but they take their role as "managers" very seriously. These builders are more like facilitators who have a background in a trade but prefer to co-ordinate other trades simultaneously instead of spending their time on site "on the tools". They're almost the opposite of ‘trade-aligned’ builders. These ‘higher tier’ builders also come at a higher cost. Generally you'll pay a premium for any higher level of service and you'll get what you pay for. You'll get better communication, better cost management and hopefully fewer cost variations as well as open communication and an open-book or at least an itemised approach to costing / estimating and charging variations.
Another term or type is “Volume Builders”. These are generally not interested in bespoke homes since they focus on mass production however some will take on your project. Be aware that ‘volume’ can translate to a lack of quality control so if you elect to use a volume builder for a custom design then discussion and written agreement about the details is important.
Quality of workmanship depends upon each and every trade, where the whole is the sum of it’s parts; so neither style of builder represents a singular guarantee of quality. The major variation seems to be that trade based builders who spend their time on site have more flexibility in their pricing because they have a higher stake in the work, including their trade (typically carpentry). This allows them flexibility in their costs and ability to cut corners, ultimately giving their profits a wider range. ie. they have plenty of scope to "sharpen their pencil".
Sometimes this represents a saving to the client or a builder who’s willing to be a creative problem solver. Other times it equates to additional profit for the builder but it’s hard to foresee which aspects of the project are at risk. I always say to clients there’s three aspects of any project to get right and you should never compromise on more than 1 of the 3:
Cost
Time
Completeness (The detail)
So whilst ‘trade-aligned’ builders present a higher level of risk, they may present a more affordable opportunity (albeit more rough-and ready). A Managing Contractor who focusses their time managing contracts will often include more time for co-ordination in the initial stages (engineering, selection schedules & general co-ordination) and this will help things progress smoothly so you'll get a consistent level of service within a more controlled time frame. Such builders may also be working to a higher level of risk/reward. They could be charging 15%, 20% or perhaps even 30% as a profit margin (common during COVID) but they're going to work hard for every cent since their business model is unlikely to benefit from taking short cuts.
So you can see there's basically a big difference in where the accountability lies but in my experience if a client can afford a builder who prioritises project management, they'll bring more ‘sanity’ to a project which is good for all and avoid blow-outs of cost and time.
Paid Preliminary Cost Estimates: It’s now common to find builders charging for their time to undertake detailed pricing so even trade-based builders are diverging into two camps. The older generation of builders are more likely to submit an approximate price to win a client and then invoice price increases as variations when they arise, even if there’s supposed to be a fixed price agreement. These practices are reasonably common but ideally best to avoid. If you’ve taken care to design and document what you want then ultimately you want a builder who cares about the contractual and and design detail and who’s willing to communicate any onsite solutions when they arise so that the design intent is carried through. Worst case scenario, builders may not build aspects of the design ‘as specified’ in order to save money. They might argue this is a saving passed to a client, but it’s just as likely to be profit margin that’s maintained and pocketed by the builder.
Eg. Energy Ratings are a key part of the specification commonly overlooked by builders who think that they’re just red-tape. Instead of recognising the long terms saving which arise from constructing the design correctly / as specified, some will choose to disregard things like the correct glazing type or thermal insulation type which will reduce a building’s thermal performance.
And crucially; what do client's expect in terms of fees and their ownership of the design (like paying fees for planning and building approvals and other consultants). Some clients want to pay one fee for design and expect that the builder will include the cost of all engineering and permits within their total build cost, in which case, the builder become 'king' and the designer is left with little influence over the end result once the plans are handed over.
If clients can afford to pay for the individual services of each engineer, permit etc, their ownership brings added benefits including tendering to an open market. Testing the market once all the information is at hand can expose huge differences in individual trade pricing - that gives opportunity for review and consolidation and if necessary, compromise prior to commencement of building works (instead of shocks whilst building).
Finally, regardless of a builder’s methods, shopping around for builders can also be bad. Try to avoid wasting people’s time. To gain a collaborative environment and garner critical feedback find a builder early on in the process that you can trust. Each project and client is different.
There’s no singular pathway to success so the best outcome in any project is determined by a respectful balance between all three parties. Realistically, the client, designer and builder are equally responsible for a project’s success so communication becomes the most valuable tool in the box.
For further info search for "Types of Construction Contracts in Australia" to clarify terminology like "Design-Construct" etc.
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Lachie is a warm and knowledgeable building designer who started his own company – Harmonic Design – in 2019, from the studio space at his Japandi (Japanese/Scadanavian) inspired home in Normanville.
Born in 1979, the son of a language teacher and a journalist, he had a family that fostered his creativity and love of technology and design from a young age.