¼C Modern ✳

The catalog · No. 09 · Version 2

The Hedge

Privacy from planting, not fencing. Carport, EV, green screens. 3 bed and 1.5 bath, 1,290 square feet. Small, honest, tight.

Version 2 · Mountain lake The same clerestory plan and carport in cedar and grey stucco, xeriscaped on a mountains-and-lake site. Same plan, same number. See the original →

The Hedge design study render
Study No. 09 · design study render

The two faces

Modest to the street, open to the garden.

The garden side opens wide in glass and warm light. The face the family lives with.
The garden side opens wide in glass and warm light. The face the family lives with.
The way in, sheltered under deep eaves, a lit door at dusk.
The way in, sheltered under deep eaves, a lit door at dusk.

The plan

Every square foot, accounted for.

Program3 bed · 1.5 bath
Floor area1,290 sq ft · 1 storey
StructureConventional frame, hedge screens
RoofFlat with clerestory pop
EnvelopeStep Code 5 target · ACH50 ≤ 1.0, blower-door verified
Signaturecarport + EV charger · hedge privacy screens

Plan drawn to the render. Room dimensions on the drawing; areas sum to the stated floor area. A construction set follows the House No. 1 pipeline.

EV + CHARGER LIVING DINING KITCHEN BED 2 BED 3 BED 1 BATH PWD MUD + LDY CARPORT POOL ENTRY HEDGE SCREEN, ALL SIDES 13' x 18' 15' x 8' 13' x 12' 15' x 12' 15' x 10' 13' x 20' 14' x 8' CLERESTORY ABOVE 43'-0" 30'-0" N 0 5 10 FT
Privacy comes from planting, not fencing: the hedge ring holds the pool court and carport, the living core sits under its clerestory pavilion at the centre, and the three beds split into corners.

The honest number

What it should cost to build.

Site prep + servicesexcavation, utilities to lot line hookups$24,000
Foundationslab or crawlspace, insulated$40,000
Structure + framingpost and beam or conventional, roof structure$64,000
Enveloperoofing, windows + doors, cladding, insulation + air sealing to ACH50 ≤ 1.0$96,000
Mechanical / electrical / plumbingheat pump, HRV, full rough-in + fixtures$72,000
Interior finishesfloors, millwork, kitchen, baths, paint$80,000
GC + contingencysupervision, permits admin, 5% contingency$24,000
Hard cost$400,000

Band $368,000 to $432,000 · $310/sq ft

Cost model v0.1: Okanagan 2026 hard-cost bands from a $/sq ft basis, stated as an estimate, not a quote. Excludes land, design and permit soft costs, and GST. As the House No. 1 build sheet gathers real supplier and trade receipts, receipts replace estimates here, line by line.

Where the money goes further

Small choices that hold the number down.

01Stock materials, standard sizes

Stock materials, standard sizes

Cedar and fibre-cement in the sizes they ship in. Almost nothing is cut to waste.

The details

What you notice up close.

Carport + EV charger, up close.
Carport + EV charger, up close.
Hedge privacy screens.
Hedge privacy screens.

Versions

Same plan, different skin.

The Hedge — original version
V1 Original
The Hedge — version 2, Mountain lake
V2 Mountain lake · you are here
← PreviousThe Garden Pavilion IndexThe catalog Next →The Two-Storey

Be first

Signatories get every catalog plan the day it publishes. Free.

Sign the manifesto