Swimming pool 38,500
279 To the above costs, Mr Watts added expert fees for architectural and engineering services. In a supplementary report, reference was made to an increase in building costs.
280 Mr Watts' costings make no provision for the cost of the land on which the residence was to be built.
281 Mr Shay, who is a real estate agent with some twenty-eight years experience in the Ballina region, was called to give evidence of the cost of available land, considering large blocks of the order of 1000 square metres. Mr Shay's evidence was that the cost of such blocks is inflated because land of that size is zoned for units, and Mr Shay gave evidence of various land costs, including very expensive sites with ocean views. The average land cost, according to Mr Shay, for the size block he had in mind was $255,000. By adding the cost of land to the ultimate cost of Mr Watt's designed home, the figure of $734,361 previously mentioned is reached.
282 The home designed by Mr Watts would, I am sure, be satisfactory for the plaintiff, but the task I have to address is what is required to meet the plaintiff's "reasonable requirements" and not his "ideal requirements" : see Arthur Robinson (Grafton) Pty Ltd v Carter (1968) 122 CLR 649 at 661.
283 I am not satisfied, having considered Mr Watts' evidence, and in particular his cross examination by Mr Maconachie, that the plaintiff's reasonable requirements could not be met, even assuming the construction of a new home, on a block of land no larger than 700 square metres. The plaintiff's reasonable requirements do not call for a garage as large as that for which Mr Watts has made allowance, as well as a carport and a car space. The plaintiff's reasonable requirements do not extend to a full sized swimming pool. Since I am not satisfied that the plaintiff reasonably requires 1000 square metres of land, Mr Shay's costings for a block of such a size are not particularly helpful, although I derive some guidance from his evidence as I shall shortly indicate.
284 Turning to the various costings contained in Mr Watt's report, these provide for a 50 square metre garage, a carport and a covered way from the garage to the house. It seems to me that the plaintiff's reasonable requirements could be met by having a garage of lesser size incorporated into the house structure, thus eliminating part of the garage cost and the covered way.
285 In relation to the swimming pool, Mr Watts has costed this at $38,500, but, whilst the provision of some pool is desirable, what is required is an area for the plaintiff and his helper where his helper can support him. In the language of Dr Buckley in his report dated 24 December 1998, what is required is "a small heated swimming pool of sufficient size to contain Mr Beck in a floating supine position with a carer to assist him." This requirement can be provided for at a total cost of $16,000. I draw this figure from the evidence given by Mr Watts in cross examination. The smaller pool would have much smaller running costs: Mr Watts said something between ten to twenty percent of the running costs for which he provided.
286 What Mr Watts has done in his costings is to cost the house designed. His costings make no allowance for what costs would have been incurred in the construction of a house which did not have to be modified for the special needs of the plaintiff. I accept Mr Watts' opinion that the plaintiff's need would best be addressed by the construction of a new home, but I am not satisfied that, by simply adding the cost of such a house to the cost of a block of land, and then deducting the cost of a house already built, the plaintiff's approach to this item makes adequate allowance for what has to be kept in mind, namely that my task is to provide compensation for the additional costs reasonably to be incurred because of the plaintiff's particular needs.
287 This difficulty, which I perceive in the approach I am invited to take, extends to the provision for the verandahs, external works, many of the safety and security items and the household equipment.
288 Whilst I acknowledge the imperfections of the approach I have decided to take, it seems to me that it affords the most helpful guide to the determination of a reasonable allowance under this heading. Drawing on Mr Watts' evidence, but not accepting it in its entirety for the reasons I have already indicated, I adopt the following approach. I allow his basic home construction cost of $184,000. I allow altogether for a garage of reduced size and a carport the sum of $25,000. I allow $35,000 for construction of carers' quarters. I allow $16,000 for the provision of a swimming pool (accepting the evidence given by Mr Watts in cross examination at T318). I allow for special installations of the sort considered by Mr Watts at pp 23-23 of his report, the sum of $33,000. I allow for safety items the sum of $3100, being for items 2, 5 and 6 of the items identified at p 23 of his report. I allow $13,000 for the air conditioning costs outlined by Mr Watts. Providing for professional fees, I allow for building costs for a residence suitably constructed the sum of $340,000.
289 I have considered, but have not allowed for the reasons earlier recorded, the remainder of the capital cost items of the building works referred to in Mr Watts' report.
290 To the allowance for building costs provision must be made for the cost of a block of land. I am not satisfied that it will be reasonably necessary for the acquisition of a larger block than one of 700 square metres. Mr Shay did not directly address the cost of blocks in the Ballina area 700 square metres or less; and I observed earlier the larger blocks with which his evidence was concerned were made the more valuable because they were large enough for home unit development. Mr Shay did give evidence that prices for 1000 square metre blocks in Ballina started at $200,000. Mr Watts referred in his report to information given by an estate agent that there was a block in the Headlands Estate north of Ballina over 900 square metres expected to sell "for about $100,000" but that information was not tested. It seems to me that it is reasonable to infer that, if prices for 1000 square metre blocks start from $200,000, a smaller sized block of, say, 700 square metres could reasonably be expected to be purchased for $150,000 or thereabouts.
291 Adding this acquisition cost to the figure earlier stated, I arrive at the sum of $490,000 as the reasonable cost of the provision of a new residence for the plaintiff, constructed to meet his special requirements.
292 There must be offset against this the cost that the plaintiff would have incurred in acquiring a residence suitable for an able bodied person. There has been no attack upon the figure of $235,750 used in the plaintiff's costings and I adopt it. On this approach I arrive at the sum of $254,250 for the extra cost of a home suited to the plaintiff's reasonable needs.
293 The plaintiff is also entitled to provision for the cost of furnishing the carers' accommodation. In this regard, the figure advanced by the plaintiff of $6165 has not been challenged and I allow it.
294 Provision must be made for maintenance costs associated with the air conditioning the plaintiff will require and with the pool maintenance.
295 It seems to me on the evidence that $40 per week is a reasonable assessment of the cost of maintaining air conditioning and the lump sum presently required to provide for such a cost for the duration of the plaintiff's life is $52,048.
296 Next, provision is to be made for maintenance of the carers' accommodation. I draw on the figures identified in Exhibit E and, accepting that the average annual cost for such maintenance is $739, I allow for the future the sum of $18,216.
297 The smaller pool which I find to be a reasonable provision in the circumstances of this case will, according to Mr Watts, cost ten to twenty percent of the running costs set out on p 26 of his report. I allow $26,000, in round figures.
298 In all then, for maintenance costs I allow $96,264.
299 I am not persuaded that it is reasonable to allow for the restoration costs, being the fourth item identified in the plaintiff's claim for future housing costs. This contemplates the contingency that the house to be provided is ultimately to be sold to a person without a disability. This item is too speculative to warrant an allowance.
300 I summarise the allowance for future cost of housing as follows: