BuildIntegrated Hybrid Construction System
NZ Building History
For the first 140 years of NZ history, heart native timber was the principal framing & structural material used to build houses.
Houses were built on piles off the ground allowing air to circulate underneath the house and through the framing to remove humidity, dampness, radon gas and & VOC’s.
These early houses were built-in locations not subject to flooding, liquefaction, geopathic stress & built with materials that emit VOC’s, built under or close to high tension power lines, next to transformers & transmission stations that are known to create electric magnetic fields.
The majority of these early houses were extremely robust & have stood the test of time, including several earthquakes as they were exterior clad with structural heart timber weatherboard with timber-clad internal walls.
Leaky Mouldy Houses
Over the last forty years, the principal materials used in house construction have included organic softwood framing, built on a non-insulated concrete floor with structurally inadequate cement or plastic exterior sheathing & interior cardboard covered gypsum plasterboards.
Due to the damp and often humid climate, these organic materials have provided food for toxic mould & wood rot. Toxic mould is recognised as the principal cause of house environment human respiratory illnesses that cause unnecessary pain & death, costing billions in annual healthcare and an estimated 47 billion in house replacement and repairs.
Radon gas is absorbed by the majority of these building materials particularly concrete & radon can build up to ten times in interior concentration in particular in geothermal areas such as the Bay of Plenty, which has one of the highest incidences of cancer in the world.
The soft-wood framing moves in an earthquake loosening the nailing & springing the frames & both the exterior & interior cladding fastening systems with the entire house requiring demolition.
Building Code Changes
Architects, material suppliers, builders & other industry leaders have recommended that it’s well past time to update the building code to build only with structural & sustainable materials that are environmentally healthy to the human occupants.
For human health & safety, environmental, sustainable, quality, & cost reasons Future House has chosen not to use the current industry preferred soft-wood framing located on concrete flooring with plasterboard linings however with the recent global introduction & application of a unique low cost and non-toxic, invisible, antimicrobial product, softwood timber & plasterboard claddings can now be safely used in house construction.
The product has been proven through extensive university tests to be non-toxic, non-carcinogenic & non-corrosive to humans & as a result of its physical, mechanical action to achieve an almost permanent seven log kill of 140 types of pathogens including deadly viruses, bacteria and fungi.
The timber is simply treated by pre-soaking before framing. After framing & the exterior cladding is attached, the closed-in structure is then further electrostatically sprayed with the product. The plasterboard is also antimicrobial electrostatically sprayed on both sides before installation.
Central & Local Government RMA & building consent processes often take several years, creating developers initial holding costs & loss of rental income of up to $100,000 or more.
The duplication of consultant report preparation & council review fees is now approaching a further $100,000.
Unnecessary & expensive, environmentally damaging earthworks to build foundations, stormwater & off-site sewage disposal & supply of potable water altogether is now approaching a further $100,000
Subdivision costs can now total almost $300,000 with the further ongoing prohibitive & long term unsustainable cost of the council water supply & sewerage disposal plus the Councils further annual rate bill.
Certify independent qualified Urban Designers to prepare & oversee the development of sustainable satellite towns, villages & new suburbs each with their internal infrastructure, commercial activities, transport & job creation.
Sections are to be marked by a central peg with an internal ownership square, oblong or radius. The land in between the marked areas to be jointly owned & maintained by a community trust. No fences with native planted privacy screens.
To minimise earthworks increase the permitted building height by 2 metres, build on piles with maximum earthwork cuts of no more than 1.6m to minimise leaching & retaining.
On-site rainwater is to be harvested & supplemented with approved water-saving appliances & greywater processing.
Recycle & reuse, black water after approved treatment with on-site community land disposal.
Vertically follow the sun, solar panels with a back-up diesel generator supplemented with the approved use of energy-saving appliances.
Develop raised vegetable gardens, locate a hothouse, plant an orchard & further landscape with edible planting,
The project can now achieve a total subdivision cost of less than $60,000 with open book internal cost-sharing of both land maintenance & utility costs.
Integrated Hybrid Construction System
Hybrid buildings have the potential to be beautifully designed & crafted. Off-site factory manufacture ensures both quality control & high productivity cost savings in the assembly of the fit-out of the component & module construction elements with further ease in transportation & installation efficiencies.
Future House ensures the best use of affordable, renewable, eco-conscious environmentally & human health building materials. The materials are long life, robust, lighter, provide smoke & fire protection, superior insulation & don’t absorb & emit known cancer-causing VOC’s, EMFs, & radon.
All house designs are around an efficient grid that provides the best internal layout for access hallways, lounge, dining, kitchen, bedroom & en-suite areas with ultimate space utilisation for locating furniture. Duplication of the design, working drawings, specifications & renderings all provide further efficiencies.
In just one day the adjustable foundations are installed. The floor/ceiling cassettes and structural posts the next day, roof components the third day, the internal walls, stairs & en-suites the fourth day and the complete factory finished exterior & interior Structural Insulated Panels the fifth day.
Modern materials are used in the structural internal geometrical twenty wall vertical cross further supported with hybrid horizontal floor & ceiling cassettes. The engineered design provides outstanding customisation options for floor plans, depths and column locations to twelve levels.
Skilled labourers fit showers, toilets & sinks into the individual components with attention to detail. Two labourers and one builder can install two quality en-suites back to back on a factory assembled wet wall in one morning, eliminating ten processes, eight trades & up to 80% of the traditional build cost.
To withstand severe weather & earthquakes & to ensure durability to reduce maintenance only permanent pre-coloured ceramic exterior wall panels with decorative features, selected window fittings, entry doors, external decks & awnings are factory installed in the Integrated Hybrid Construction components.
The Future House hybrid components are premade in a controlled environment, shipped & installed on-site, significantly reducing the amount of construction site waste. The combination of energy-efficient materials ensures low operating costs & efficient insulation reduces cooling and heating costs.
The mixed-use content includes, residential, office, showroom, retail, food & beverage occupation means less travel for residents saving in fuel & parking costs. With less noise, pollution & available on-site recreational facilities, investors, tenants & owners can all enjoy the live, work & play lifestyle.