ondrej hromadko overseas qualification assessment portfolio
<projects sorted by scale> #1_interior design (private client) #2_terrace house (design competition) #3_apartment building (private client) #4_community center (diploma project) #5_apartment building (private client) 3
#1
ideas & changes
The apartment M4 is located on 12 Primrose avenue in Rosebery. This particular unit is a part of the Primrose apartment complex, which our office had been working on. My involvement in this project: When the client approached us with a customisation request, my director appointed the project to me. My my director was present during first couple initial meetings with the client, but later on it was myself doing design work, sourcing materials, drafting details, presenting to the client and conducting site visits; only giving summaries and briefing my director on progress.
liaising with builders during construction process
"evolution" of the client 02
R JOINERY TO BE CONFIRMED ON SITE PRIOR TO
D WITH VERTICALLY RETRACTABLE FLY SCREENS -
ESCRIPTION
zooming in
home
DULE FOR FINISHES, APPLIANCES AND FIXTURES SLAND, TV JOINERY, NOOK JOINERY, MASTER FIRST FLOOR STAIR BALUSTRADE TO BE PROVIDED CTOR APPOINTED BY PURCHASER OR ARCHITECT ECUTED BY PURCHASER'S CONTRACTOR
DESIGN AMENDMENTS FOR ORIENTATION TENDER FOR TENDER OR TENDER FOR CONSTRUCTION INAL FOR CONSTRUCTION OR CONSTRUCTION
#1_interior design
BY
OH OH OH OH OH OH OH OH
6.
7.
8. 9.
REVISION NOTES
REVISION REFLECTING LATEST SITE DEVELOPMENTS AND CLIENT'S SPECIFICATIONS.
PC 1.7_application
03
FIRST FLOOR SCALE 1:100
CHARCOAL (OR BLACK) COLOUR. REFER TO GENERAL SCHEDULE. BIFOLD DOOR OPENING TO BE PROVIDED WITH A SIDE SOCKET RETRACTABLE FLY SCREEN - CENTOR S1E ECO-SCREEN. REFER TO MANUFACTURER'S SPECS FOR MOUNTING AND MONTAGE DETAILS. ONLY BIFOLD AND ALL BEDROOM WINDOWS TO BE PROVIDED WITH ELECTRICALLY OPERATED BLINDS , PROVIDE APPROPRIATE HARDWIRED POWER. THE REST OF WINDOWS TO BE PROVIDED WITH MANUALLY OPERATED BLINDS .. ALL LIGHT FIXTURES ARE DIMMABLE, EXCEPT LED STRIPS. PROVIDE APPROPRIATE SWITCHES AND CABLES. ALL RISERS AND TREADS OF INTERNAL STAIRCASE TO BE CLAD IN TIMBER FLOOR MATERIAL, NOSING STRIP TO BE PROVIDED.
...and more changes.
=
CLIENT
ARETE DEVELOPMENT PTY LTD
a request to amend the kitchen layout that evolved eventually into a complex brief, that grew and grew, resulting in a complete fit out of clean-slate three bedroom apartment for a family of four. under construction.
At the beginning, the client approached us with a request to increase efficiency of the kitchen layout and connect the kitchen with the living space better simple and straightforward brief.
SECOND FLOOR SCALE 1:100
With our help the client started to realise the potential of his unit and was interested in seeing some preliminary design options for other areas of the unit. We helped to highlight potentials where we thought a worthy improvement can be achieved and suggested for the brief to include those areas.
10. FOR STAIR DETAILS REFER TO BALUSTRADE DRAWING 910s. STRINGER TO BE THICKENED AND TO BE STRAIGHT LINE. 11. UNDERFLOOR HEATING TO BE PROVIDED IN ENSUITE & BATHROOM 12. LAUNDRY AREA TO BE CLAD IN TILES ON ALL SIDES FROM THE FLOOR TO AFFL 2400. TILES TO BE THE SAME AS WALL TILES IN BATHS (WT IN LEGEND) 13. ENSURE PROVISION FOR DISHWASHER WATER AND PLUMBING . ENSURE PROVISIONS FOR SELECTED DOWNDRAFT RANGE HOOD AS PER PRODUCT SPECS.
PROJECT
NEW APARTMENTS 12 PRIMROSE AVENUE ROSEBERY NSW 2018
DRAWING TITLE
M4 CUSTOMISATION OVERALL PLAN SCALE
STATUS
1:25 @ A3
FOR CONSTRUCTION
NUMBER
900
REVISION
O
From designing the kitchen, the brief grew into a full fit out project with a budget of $200.000 including custom kitchen and kitchen island, TV joinery, nook joinery, stair balustrades design, courtyard design, joineries in bathrooms, master bedroom and basement media room; all finishes, light fittings and appliances included. Particular areas shown red. From this point of view, the brief of this project was an organic document growing and shrinking as required.
PC 1.2_application
As mentioned before, the construction process was happening full speed and the building was being erected in front of our eyes. We made the client understand certain constraints in what can be achieved and what is too late to change. Certain workarounds had to be made in order to achieve desired design outcomes and adjustments of the clientâ&#x20AC;&#x2122;s requirements had to be made.
5
[]
#1_interior design kitchen joinery
At the beginning, there was a kitchen. A simple layout evolved significantly into a unit specifically tailored for this apartment.
PC 5.1_application
bench tops
This particular client is a contemporary design oriented person and very particular on clean lines, rectilinear shapes and maximum utility. As can be seen on renders on the left of this page, the layout of the kitchen was tweaked as per client’s brief and feedback into a long bench and a full height joinery along the southern wall. That was the moment when ‘it clicked’ with the client. Special care was taken for considering required circulation and existing site constraints. The dining table was incorporated into the kitchen island design to create a central piece that works well in the size of given space.
PC 3.7_application
Conversation about kitchen bench top and splash back material was...everlasting. We sourced about twenty different material options including prices and samples, each with a brief of physical properties. Later, samples were even stained with red wine and crashed to test resilience in real life. Based on the feedback of the client, a specific ceramic product has been chosen as a kitchen bench top and dining table top. Other ceramic product of lesser thickness and lighter weight was specified as a splash back and kitchen island cladding, both finishes to fit into the desired modern palette of the interior. The range hood has always been thought of as a cylindrical unit, an island range hood...until the moment of downdraft range hood idea. A specific product was sourced to match the brief, room required for ducting in joinery coordinated with technicians from the range hood supplier company and builders on site were instructed to core a hole into the external wall at specified place.
SEM8
INTERNAL MOTOR
C
Downdraft Install
Inlet connector can be switched around so that the outlet on the motor can point towards the air outlet of your choosing.
Offset nozzle piece (C) can be fitted to the top of the motor to allow it to be fitted closer to the rear of the cabinet - offsetting the motor to the downdraft - which can be used in setup option 1 (see page 4).
Technical Specifications: SEM 8
MODEL
C
MOTOR
Example EXTRACTION
installation
German Made
1650 m3/h extraction
200mm Diagram shows downdraft with centre nozzleDucting attachment. DUCTING DIAMETER Downdraft can also be fitted with offset nozzle. 65dBa NOISE PRODUCT DIMENSIONS
6
WIDTH 350 HEIGHT 275 DEPTH 415
WARNING: technical specifications and product sizes can be varied by the manufacturer, without notice. Cut outs for appliances should only be by physical product measurements. The above information is indicative only.
Distributed by Arisit Pty Ltd 40-44 Mark Anthony Drive, Dandenong South VIC 3175
Inlet connector can be switched around so that the outlet on the motor can point towards the air outlet of your choosing.
Example installation Diagram shows downdraft with centre nozzle attachment. Downdraft can also be fitted with offset nozzle.
Ph: 1300 762 219
Offset nozzle piece (C) can be fitted to the top of the motor to allow it to be fitted closer to the rear of the cabinet - offsetting the motor to the downdraft - which can be used in setup option 1 (see page 4).
Fax: 03 9768 0838
Website: www.arisit.com
TES
00
DO NOT SCALE FROM DRAWINGS. USE FIGURED DIMENSIONS ONLY. ENSURE THAT THE DRAWINGS USED CARRY THE LATEST REVISION No.
SCALE 1:25
REVISION
A
DATE
kitchen island and dining table LIVING - FINISHES
DESCRIPTION
08.07.16 DESIGN
FLOOR PLAN
#1_interior design
VENEER 1: TRUEGRAIN LIMEWOOD by BRIGGS VENEERS
00
60% GREY SATIN, 2 PAC PAINT ON LAMINATED PARTICLE/SOFTBOARD PANELS
SCALE 1:25
STONE 1: MAXIMUM DATAUNI ICE, MATT 6mm PORCELAIN, MITRE EDGES WITH APRON ON THE KITCHEN ISLAND. 10 SQM IN TOTAL
PC 6.5_application
As mentioned on the previous page, the dining table had been incorporated into the kitchen island to save room in the confined space. The brief was to sit six persons and to be able to slide chairs under the table.
BLACK SATIN POWDERCOAT (OR EQUIVALENT)
BY REVISION NOTES
METAL MESH, POWDERCOATED AS ABOVE REFER TO M4 GENERAL SCHEDULE
ENG. TIMBER FLOOR: PREFERENCE FLOORING CANNES, 21mm RANGE, 2200x220mm. 114 SQM IN TOTAL
CARPET: KARATEX ENCORE LIGHTS DOWN 37/239 by CAVALIER COMMERCIAL SPLASHBACK 1: SAME AS 'ST1'
BENCHTOP: MAXIMUM ASTER MOON, MATT 6mm PORCELAIN, MITRE EDGES.
In addition, the client wished for a slightly higher table than the standard height. Ergonomy is the key factor LIVING - APPLIANCES & FIXTURESfor tables to work comfortably, ergonomic charts F were used to make sure that the table and circulation CT around will work perfectly as it will be fairly difficult RH to get a new table if this one does not work for any RHM reason. O1 PLASTERBOARD, HALF LOW SHEEN PAINTED MIRROR
CLIENT
FISHER & PAYKEL RS90A1, 525l FRENCH DOOR FULLY INTEGRATED REFRIGERATOR SIEMENS iQ700 EX975LVC1E - 90cm INDUCTION COOKTOP, 912x520mm
LIVING - FINISHES
SIRIUS SSD2 L EMTC 880 DOWNDRAFT RANGEHOOD, FLUSH FIT WITH BENCHTOP
VENEER 1: TRUEGRAIN LIMEWOOD by BRIGGS VENEERS
LIVING - FINISHES LIVING - FINISHES
RANGE HOOD MOTOR - SEM10 LOCATED BEHIND KICKBOARD, ON THE FLOOR
VENEER 2: INNATO VIRGINIA by BRIGGS VENEER 1: WALNUT TRUEGRAIN LIMEWOOD by BRIGGS VENEERS VENEERS VENEER 1: TRUEGRAIN LIMEWOOD by BRIGGS 60% GREY SATIN, VENEER 2 PAC PAINT ON 2: INNATO VIRGINIA WALNUT by BRIGGS VENEERS LAMINATED PARTICLE/SOFTBOARD PANELS VENEERS VENEER 2: INNATO VIRGINIA WALNUT by BRIGGS STONE 1: MAXIMUM DATAUNI ICE, MATT 60% GREY SATIN, 2 PAC PAINT ON VENEERS 6mm PORCELAIN, LAMINATED MITRE EDGES WITH APRON ON PARTICLE/SOFTBOARD PANELS THE KITCHEN ISLAND. 10 SQM TOTAL 60% IN GREY SATIN, 2 PAC PAINT ON STONE 1:LAMINATED MAXIMUM DATAUNI ICE, MATT PARTICLE/SOFTBOARD PANELS 6mm PORCELAIN, MITRE EDGES WITH APRON ON BLACK SATIN POWDERCOAT (OR EQUIVALENT) STONE 1: MAXIMUM DATAUNI ICE, MATT THE KITCHEN ISLAND. 10 SQM IN TOTAL 6mm PORCELAIN, METAL MESH, POWDERCOATED AS ABOVE MITRE EDGES WITH APRON ON THE KITCHEN ISLAND. 10 SQM IN TOTAL BLACKSCHEDULE SATIN POWDERCOAT (OR EQUIVALENT) REFER TO M4 GENERAL
01
ENG. TIMBER FLOOR: PREFERENCE FLOORING - AS ABOVE BLACKPOWDERCOATED SATIN POWDERCOAT (OR EQUIVALENT) METAL MESH, CANNES, 21mm RANGE, REFER2200x220mm. TO M4 GENERAL SCHEDULE 114 SQM IN TOTAL METAL MESH, POWDERCOATED AS ABOVE ENG. TIMBER FLOOR: FLOORING REFER TO M4PREFERENCE GENERAL SCHEDULE CARPET: KARATEX ENCORE21mm LIGHTS DOWN 37/239 by CANNES, RANGE, 2200x220mm. TIMBER FLOOR: PREFERENCE FLOORING CAVALIER COMMERCIAL 114 SQMENG. IN TOTAL CANNES, 21mm RANGE, 2200x220mm. CARPET: KARATEX 114 SQM INENCORE TOTAL LIGHTS DOWN 37/239 by SPLASHBACK 1: SAME AS 'ST1' CAVALIER COMMERCIAL CARPET: KARATEX BENCHTOP: MAXIMUM ASTER MOON, MATT ENCORE LIGHTS DOWN 37/239 by CAVALIER COMMERCIAL 1: SAME AS 'ST1' 6mm PORCELAIN, SPLASHBACK MITRE EDGES.
ELEVATION 1 SCALE 1:25
01
ELEVATION 1 1:25 1 01SCALEELEVATION SCALE 1:25
LIVING - FINISHES
01 SCALE 1:25
PROJECT
ELEVATION 1
ELEVATION 2
SCALE 1:25
02
ELEVATION 3
SCALE 1:25
03
ELEVATION 4
SCALE 1:25
04
F
CT
RH
ELEVATION 1 SCALE 1:25 ELEVATION 2
O1 O2
SCALE 1:25
02
SPLASHBACK 1: SAMEMOON, AS 'ST1' BENCHTOP: MAXIMUM ASTER MATT PLASTERBOARD, HALF LOW SHEEN PAINTED VENEER 1: TRUEGRAIN LIMEWOOD by BRIGGS 6mm PORCELAIN, MITRE EDGES. BENCHTOP: MAXIMUM ASTER MOON, MATT VENEERS MIRROR 6mm PORCELAIN, MITRE EDGES. PLASTERBOARD, HALF LOW SHEEN PAINTED VENEER 2: INNATO VIRGINIA WALNUT by BRIGGS VENEERS PLASTERBOARD, HALF LOW SHEEN PAINTED MIRROR 60% GREY SATIN, 2 PAC PAINT ON LAMINATED PARTICLE/SOFTBOARD MIRROR PANELS
SIEMENS HB673G0S1A 600mm ELECTRIC BUILT-IN OVEN
O2
ELEVATION 2
O3
1:25 2 02SCALEELEVATION
DW
SCALE 1:25
SK TAP1 HB1
SIEMENS CS658GRS1B 600mm COMPACT COMBI STEAM OVEN
The table top material was matched to the kitchen benchtop ceramic. The thickness of the ceramic SK slab was increased for the table top to rule out TAP1 any cracking as the substrate for the slab is a thin HB1 HB2 steel profile welded structure - the 12mm was recommended by the supplier. Special consideration COURTYARD - FINISHES was given to the edge detail as it is desirable to maintain same edge character as on the adjacent bench top. The profile thickness of the table steel frame was coordinated with contractor based on their recommendations and extra focus was put to maintain the integrity of the design in the interior. O3
SIEMENS BI630CNS1A, 600mm WARMING DRAWER TO BE LOCATED UNDER COMBI STEAM OVEN
DW
MIELE G 6100 CSi 600mm SEMI INTEGRATED DISHWASHER
ABEY LAGO LG200X - DOUBLE BOWL FLUSHLINE SINK. W840 x D450 x H200, NO TAPHOLE.
03
HANSGROHE FOCUS PULLOUT 14881003 - SINK MIXER, CHROME FINISH
TABLE EDGE DETAIL
HANDRAIL BRACKET 1 - HB 527, NON-WIRED, by HALLIDAY & BAILLIE
SCALE 1:5
HANDRAIL BRACKET 1 - HB 527, ELECTRICALLY -WIRED, by HALLIDAY & BAILLIE
10
15
DECKING: HARDWOOD TIMBER, FURTHER SPECS TBC. 24 SQM IN TOTAL TILES 2: CLASSICO VEINCUT TUMBLED PAVER (TRAVERTINE) TILES 200X200X30MM ON PEDESTAL SYSTEM. 32 TILES IN TOTAL (1 SQM ~ 25 TILES)
LIVINGSTONE - APPLIANCES & FIXTURES 1: MAXIMUM DATAUNI ICE, MATT
RHM
01 02
6mm PORCELAIN, EDGES WITH APRON FISHER & PAYKEL MITRE RS90A1, 525l FRENCH DOORON FULLY THE KITCHENREFRIGERATOR ISLAND. 10 SQM IN TOTAL INTEGRATED
LIVING - APPLIANCES & FIXTURES LIVING - APPLIANCES & FIXTURES
SIEMENS iQ700 EX975LVC1E -(OR 90cm INDUCTION BLACK SATIN POWDERCOAT EQUIVALENT) FISHER & PAYKEL RS90A1, 525l FRENCH DOOR FULLY COOKTOP,F912x520mm INTEGRATED REFRIGERATOR FISHER PAYKEL RS90A1, 525l FRENCH DOOR FULLY METAL SSD2 MESH,LPOWDERCOATED AS& ABOVE SIRIUS EMTC DOWNDRAFT RANGEHOOD, F 880SCHEDULE SIEMENS iQ700 EX975LVC1E - 90cm INDUCTION INTEGRATED REFRIGERATOR REFER FIT TO M4 GENERAL CT FLUSH WITH BENCHTOP COOKTOP, 912x520mm SIEMENS iQ700 EX975LVC1E - 90cm INDUCTION ENG. TIMBER PREFERENCE FLOORING RANGE HOODFLOOR: MOTOR - SEM10 CT SIRIUS SSD2 L EMTC912x520mm 880 DOWNDRAFT RANGEHOOD, COOKTOP, CANNES,RH 21mm RANGE, 2200x220mm. LOCATED BEHIND KICKBOARD, ON THE FLOOR 114 SQM IN TOTALFLUSH FIT WITH BENCHTOP SIRIUS SSD2 L EMTC 880 DOWNDRAFT RANGEHOOD, SIEMENS HB673G0S1A RH RANGE HOOD MOTOR - SEM10 FLUSH FIT WITH BENCHTOP CARPET: KARATEXBUILT-IN ENCORE LIGHTS DOWN 37/239 by RHM 600mm ELECTRIC LOCATEDOVEN BEHIND KICKBOARD, ON THE FLOOR CAVALIER COMMERCIAL RANGE HOOD MOTOR - SEM10 SIEMENS CS658GRS1B RHM SIEMENSLOCATED HB673G0S1A BEHIND KICKBOARD, ON THE FLOOR O1 1: SAME 600mm COMPACT COMBI STEAM 600mm BUILT-IN OVEN SPLASHBACK ASELECTRIC 'ST1' OVEN SIEMENS HB673G0S1A SIEMENS BI630CNS1A, 600mm WARMING DRAWER O1 SIEMENS CS658GRS1B 600mm ELECTRIC BUILT-IN OVEN BENCHTOP: ASTER MOON, MATT O2MAXIMUM TO BE LOCATED UNDER STEAM OVEN 600mm COMBI COMPACT COMBI STEAM OVEN 6mm PORCELAIN, MITRE EDGES. SIEMENS CS658GRS1B MIELE G 6100 CSi O2 SIEMENS600mm BI630CNS1A, 600mm WARMING COMPACT COMBI STEAMDRAWER OVEN O3 INTEGRATED 600mm SEMI DISHWASHER TO BELOW LOCATED COMBI STEAM OVEN PLASTERBOARD, HALF SHEENUNDER PAINTED SIEMENS BI630CNS1A, ABEY LAGO LG200X - DOUBLE FLUSHLINE 600mm WARMING DRAWER O3 MIELE G TO 6100BOWL CSi LOCATED UNDER COMBI STEAM OVEN DWx D450600mm SINK. W840 x H200,SEMI NO BE TAPHOLE. INTEGRATED DISHWASHER MIRROR MIELE G 6100 CSi HANSGROHE FOCUS PULLOUT 14881003 - SINK BOWL FLUSHLINE DW ABEY LAGO LG200X DOUBLE 600mm SEMI- INTEGRATED DISHWASHER SK MIXER, CHROME FINISH SINK. W840 x D450 x H200, NO TAPHOLE. ABEY LAGO LG200X - DOUBLE BOWL FLUSHLINE HANDRAIL BRACKET 1 - HB 527, FOCUS NON-WIRED, by 14881003 - SINK SK HANSGROHE SINK. W840 xPULLOUT D450 x H200, NO TAPHOLE. TAP1 HALLIDAY & BAILLIE MIXER, CHROME FINISH FOCUS PULLOUT 14881003 - SINK HANDRAIL BRACKET 1 - HBHANSGROHE 527, ELECTRICALLY TAP1 HANDRAIL BRACKET 1 - HBFINISH 527, NON-WIRED, by MIXER, CHROME FISHER RS90A1, 525l FRENCH DOOR FULLY HB1 -WIRED,& byPAYKEL HALLIDAY & BAILLIE HALLIDAY & BAILLIE INTEGRATED REFRIGERATOR HANDRAIL BRACKET 1 - HB 527, NON-WIRED, by HB1 HANDRAIL BRACKET 1 - HB 527, ELECTRICALLY HALLIDAY & BAILLIE SIEMENSHB2 iQ700 EX975LVC1E - 90cm INDUCTION -WIRED, by HALLIDAY & BAILLIE COOKTOP, 912x520mm HANDRAIL BRACKET 1 - HB 527, ELECTRICALLY
FENCE: HARDWOOD TIMBER HORIZONTAL BATTENS, h40mm x w20mm, 10mm GAP, VERTICAL SUPPORT AS REQUIRED BLACKBUTT, NATURAL COLOUR VARIATION
COURTYARD - APPLIANCES ENG
ELECTRICAL ENGINE: CAME SCN4 TO OPERATE SLIDING ENTRY GATE, REMOTELY CONTROLLED
PL
SOLITARY PLANTERS, XXL PLANTER BOX w1500 x d400 x h500 mm, 55kg
CU
CONDENSER UNIT FOR THE BASEMENT MEDIA ROOM LOCATE ON THE OUTSIDE WALL REFER TO GENERAL SCHEDULE FOR ALL DETAILS INCLUDING CONTACT DETAILS OF SUPPLIERS.
LIVING - APPLIANCES & FIXTURES HB2 F CT
HB2 -WIRED, by HALLIDAY & BAILLIE COURTYARD FINISHES SIRIUS SSD2 -L EMTC 880 DOWNDRAFT RANGEHOOD, RH
FLUSH FIT WITH BENCHTOP DECKING: HARDWOOD TIMBER, FURTHER SPECS TBC. RANGE MOTOR - SEM10 24 SQM HOOD IN TOTAL LOCATED BEHIND KICKBOARD, ON THE FLOOR DECKING: HARDWOOD TIMBER, FURTHER SPECS TBC. SIEMENS HB673G0S1A TILES 2: CLASSICO TUMBLED PAVER 24VEINCUT SQM IN TOTAL O1 CLIENT 600mm ELECTRIC BUILT-IN OVEN REVISION NOTES DECKING: HARDWOOD TIMBER, FURTHER SPECS TBC. (TRAVERTINE) TILES 200X200X30MM ON PEDESTAL 24(1 SQM IN~TOTAL SYSTEM. 32 TILES IN TOTAL SQM 25 TILES) SIEMENS CS658GRS1B O2 TILES 2:STEAM CLASSICO VEINCUT TUMBLED PAVER COMPACT COMBISITE OVEN REVISION600mm REFLECTING LATEST (TRAVERTINE) TILES 200X200X30MM ON PEDESTAL DEVELOPMENTS AND CLIENT'S SPECIFICATIONS. SIEMENS BI630CNS1A, 600mm WARMING DRAWER TILES 2: CLASSICO VEINCUT SYSTEM. 32 TILES IN TOTAL (1 SQM ~TUMBLED 25 TILES) PAVER O3 TO BE LOCATED UNDER COMBI STEAM OVEN (TRAVERTINE) TILES 200X200X30MM ON PEDESTAL FENCE: HARDWOOD TIMBER HORIZONTAL BATTENS, SYSTEM. 32 TILES IN TOTAL (1 SQM ~ 25 TILES) MIELE CSi10mm GAP, VERTICAL SUPPORT AS h40mmGx 6100 w20mm, DW 600mm SEMI INTEGRATED DISHWASHER REQUIRED BLACKBUTT, NATURAL COLOUR VARIATION FENCE: HARDWOOD TIMBER HORIZONTAL BATTENS, ABEY LAGO LG200X - DOUBLE BOWL FLUSHLINE h40mm x w20mm, 10mm GAP, VERTICAL SUPPORT AS SK SINK. W840 x D450 x H200, NO TAPHOLE. FENCE: HARDWOOD TIMBER HORIZONTAL BATTENS, REQUIRED BLACKBUTT, NATURAL COLOUR VARIATION h40mm x w20mm, 10mm GAP, VERTICAL SUPPORT AS HANSGROHE FOCUS PULLOUT 14881003 - SINK TAP1 MIXER, CHROME FINISH REQUIRED BLACKBUTT, NATURAL COLOUR VARIATION
COURTYARD - FINISHES COURTYARD - FINISHES
RHM
03
ELEVATION 3
ARETE DEVELOPMENT PTY LTD
VENEER 1: TRUEGRAIN LIMEWOOD by BRIGGS VENEERS
VENEER 2: INNATO VIRGINIA WALNUT by BRIGGS VENEERS
STONE 1: MAXIMUM DATAUNI ICE, MATT 6mm PORCELAIN, MITRE EDGES WITH APRON ON THE KITCHEN ISLAND. 10 SQM IN TOTAL
60% GREY SATIN, 2 PAC PAINT ON LAMINATED PARTICLE/SOFTBOARD PANELS
BLACK SATIN POWDERCOAT (OR EQUIVALENT)
METAL MESH, POWDERCOATED AS ABOVE REFER TO M4 GENERAL SCHEDULE
CU
ENG. TIMBER FLOOR: PREFERENCE FLOORING CANNES, 21mm RANGE, 2200x220mm. 114 SQM IN TOTAL
SPLASHBACK 1: SAME AS 'ST1'
HB2 PL
CARPET: KARATEX ENCORE LIGHTS DOWN 37/239 by CAVALIER COMMERCIAL
BENCHTOP: MAXIMUM ASTER MOON, MATT 6mm PORCELAIN, MITRE EDGES.
PLASTERBOARD, HALF LOW SHEEN PAINTED
HB1 ENG
HANDRAIL BRACKET - HB 527, NON-WIRED, by ELECTRICAL ENGINE:1CAME SCN4 TO OPERATE HALLIDAY & BAILLIE SLIDING ENTRY GATE, REMOTELY CONTROLLED
LIVING - FINISHES
OH OH OH OH OH OH OH OH
COURTYARD - APPLIANCES
MIRROR
LIVING - APPLIANCES & FIXTURES
SIEMENS iQ700 EX975LVC1E - 90cm INDUCTION COOKTOP, 912x520mm
PROJECT NEW APARTMENTS 12 PRIMROSEPROJECT AVENUE ROSEBERYNEW NSWAPARTMENTS 2018 12 PRIMROSE AVENUE NEW APARTMENTS ROSEBERY NSW 2018 12 PRIMROSE AVENUE ROSEBERY NSW 2018
FISHER & PAYKEL RS90A1, 525l FRENCH DOOR FULLY INTEGRATED REFRIGERATOR
SCALE 1:25
F
SIRIUS SSD2 L EMTC 880 DOWNDRAFT RANGEHOOD, FLUSH FIT WITH BENCHTOP
PROJECT
ELEVATION 4
BY
DESIGN AMENDMENTS FOR ORIENTATION TENDER FOR TENDER FOR TENDER FOR CONSTRUCTION FINAL FOR CONSTRUCTION FOR CONSTRUCTION
CT
RH
SIEMENS HB673G0S1A 600mm ELECTRIC BUILT-IN OVEN
SCALE 1:25
DESCRIPTION
08.07.16 Aug '16 07.09.16 04.10.16 11.10.16 08.11.16 10.02.17 15.05.17
RANGE HOOD MOTOR - SEM10 LOCATED BEHIND KICKBOARD, ON THE FLOOR
ELEVATION 3
A B C D E F N O
DATE
RHM
SCALE 1:25
SIEMENS CS658GRS1B 600mm COMPACT COMBI STEAM OVEN
SIEMENS BI630CNS1A, 600mm WARMING DRAWER TO BE LOCATED UNDER COMBI STEAM OVEN
ELEVATION 4 1:25 4 04SCALEELEVATION
REVISION
O1
O3
MIELE G 6100 CSi 600mm SEMI INTEGRATED DISHWASHER
ABEY LAGO LG200X - DOUBLE BOWL FLUSHLINE SINK. W840 x D450 x H200, NO TAPHOLE.
DW
HANSGROHE FOCUS PULLOUT 14881003 - SINK MIXER, CHROME FINISH
SK
HANDRAIL BRACKET 1 - HB 527, NON-WIRED, by HALLIDAY & BAILLIE
04
HANDRAIL BRACKET 1 - HB 527, ELECTRICALLY -WIRED, by HALLIDAY & BAILLIE
ELEVATION 4 SCALE 1:25
TAP1
SCALE 1:25
O2
ELEVATION 3 1:25 3 03SCALEELEVATION
This drawing is copyright and the property of the author, and must not be retained, copied or used without the express authority of MACQUARIE PRESTIGE DEVELOPMENTS PTY LTD
HB1
ARETE DEVELOPMENT PTY LTD ARETE DEVELOPMENT PTY LTD
03
HB2
CLIENT CLIENT ARETE DEVELOPMENT PTY LTD
EST SITE NT'S SPECIFICATIONS. TING LATEST SITE ND CLIENT'S SPECIFICATIONS.
SCALE 1:25
DECKING: HARDWOOD TIMBER, FURTHER SPECS TBC. 24 SQM IN TOTAL
03
All dimensions to be checked on site before commencement of work. All discrepancies to be brought to the attention of the Architect. Larger scale drawings and written dimensions take precedence.
COURTYARD - FINISHES
04
SCALE 1:25
TILES 2: CLASSICO VEINCUT TUMBLED PAVER (TRAVERTINE) TILES 200X200X30MM ON PEDESTAL SYSTEM. 32 TILES IN TOTAL (1 SQM ~ 25 TILES)
FENCE: HARDWOOD TIMBER HORIZONTAL BATTENS, h40mm x w20mm, 10mm GAP, VERTICAL SUPPORT AS REQUIRED BLACKBUTT, NATURAL COLOUR VARIATION
SOLITARY PLANTERS, XXL PLANTER BOX w1500 x d400 x h500 mm, 55kg
ELECTRICAL ENGINE: CAME SCN4 TO OPERATE SLIDING ENTRY GATE, REMOTELY CONTROLLED
CONDENSER UNIT FOR THE BASEMENT MEDIA ROOM LOCATE ON THE OUTSIDE WALL
REFER TO GENERAL SCHEDULE FOR ALL DETAILS INCLUDING CONTACT DETAILS OF SUPPLIERS.
COURTYARD - APPLIANCES
ENG
PL
CU
M4 CUSTOMISATION
DRAWING TITLE
ELEVATION 2
04
CLIENT
DO NOT SCALE FROM DRAWINGS. USE FIGURED DIMENSIONS ONLY. ENSURE THAT THE DRAWINGS USED CARRY THE LATEST REVISION No. READ IN CONJUNCTION WITH CONSULTANT ENGINEERS DRAWINGS - REFER CONTRACT DRAWING LIST.
02
IMPORTANT NOTES
OH
ONS.
VENEER 2: INNATO VIRGINIA WALNUT by BRIGGS VENEERS
FLOOR PLAN
ELEVATIONS ON SEPARATE SHEET - 901B PROJECT
NEW APARTMENTS 12 PRIMROSE AVENUE ROSEBERY NSW 2018
DRAWING TITLE
M4 CUSTOMISATION KITCHEN SCALE
STATUS
1:25 @ A3
FOR CONSTRUCTION
NUMBER
901 A
REVISION
O
COURTYARD - APPLIANCES COURTYARD - APPLIANCES
HANDRAIL BRACKET 1 XXL - HB PLANTER 527, ELECTRICALLY SOLITARY PLANTERS, BOX ELECTRICAL ENGINE: CAME SCN4 TO OPERATE -WIRED, by HALLIDAY & BAILLIE w1500 x ENG d400 x h500 mm, 55kg SLIDING ENTRY GATE, REMOTELY CONTROLLED ELECTRICAL ENGINE: CAME SCN4 TO OPERATE CONDENSER UNIT FOR THE BASEMENT MEDIA ROOM ENG SOLITARY PLANTERS, XXL PLANTER BOX CONTROLLED SLIDING ENTRY GATE, REMOTELY PLTHE OUTSIDE LOCATE ON WALLx h500 w1500 x d400 mm, 55kg SOLITARY PLANTERS, XXL PLANTER BOX PL CONDENSER UNIT FOR THE BASEMENT w1500 x d400 x h500 mm, 55kg MEDIA ROOM REFER TO GENERAL SCHEDULE FOR ALL DETAILS CU LOCATE ON THE OUTSIDE WALL INCLUDING CONTACT DETAILS OF SUPPLIERS. CONDENSER UNIT FOR TBC. THE BASEMENT MEDIA ROOM DECKING: HARDWOOD TIMBER, FURTHER SPECS CU LOCATE ON THE OUTSIDE WALL 24 SQM IN TOTAL REFER TO GENERAL SCHEDULE FOR ALL DETAILS
COURTYARD - FINISHES
INCLUDING CONTACT DETAILS OF SUPPLIERS. REFER TO GENERAL SCHEDULE FOR ALL DETAILS TILES 2: CLASSICO VEINCUT TUMBLEDCONTACT PAVER DETAILS OF SUPPLIERS. INCLUDING (TRAVERTINE) TILES 200X200X30MM ON PEDESTAL SYSTEM. 32 TILES IN TOTAL (1 SQM ~ 25 TILES)
FENCE: HARDWOOD TIMBER HORIZONTAL BATTENS, h40mm x w20mm, 10mm GAP, VERTICAL SUPPORT AS REQUIRED BLACKBUTT, NATURAL COLOUR VARIATION
DRAWING TITLE
COURTYARD - APPLIANCES
7
ELECTRICAL ENGINE: CAME SCN4 TO OPERATE M4 CUSTOMISATION ENG SLIDING ENTRY GATE, REMOTELY CONTROLLED DRAWING TITLE SOLITARY PLANTERS, XXL PLANTER BOX KITCHENM4 ISLAND PL CUSTOMISATION DRAWING TITLE w1500
SCALE
1:25 @ A3
x d400 x h500 mm, 55kg
NUMBER STATUS REVISION CONDENSER UNIT FOR THE BASEMENT MEDIA ROOM CUSTOMISATION KITCHEN ISLAND CUM4 LOCATE ON THE OUTSIDE WALL FOR 902 KITCHEN ISLAND NUMBER O CONSTRUCTION SCALE STATUS
1:25 @ A3
REFER TO GENERAL SCHEDULE FOR ALL DETAILS DETAILS OF SUPPLIERS. NUMBER
FOR CONTACT SCALEINCLUDING STATUS
902
CONSTRUCTION 1:25 @ FOR A3 CONSTRUCTION
902
REVISION
O
REVISION
O
#1_interior design nook joinery
PC 3.1 & 3.2_application
The nook joinery, as we started to call this design, was supposed to be a library-like looking joinery across the room from the TV joinery. As they are juxtaposed, design of one corresponds with the design of the other. Eventually an idea of a niche in the wall with a seat/daybed was explored and the client loved it. However, as part of the brief it was requested to retain the library purpose as well. Additionally, it was requested to provide as much storage as possible as storage options in the apartment are scarce.
can't wait to see this one done!
The use intent and built purpose kept changing, evolving and the design responded and evolved too - into a personal hideout with separated from the living room by a sliding panel, including a daybed and internal bookshelves. The sliding panel serves as a mobile library adding a factor of playfulness into the design. Every option has always been designed with client’s requirements in mind, evaluated for construction feasibility and presented with all pros and cons, including advise on cost of each option.
XX
“Is it even possible to retro fit this refined design into given space and implement into the building program?”
In regards to requested storage, the client was happy with drawers under the daybed, shelves inside the unit (including power and TV outlets), mobile library and a full height storage module on the left of the mobile panel.
SCALE 1:25
LIVING - F
VEN VEN
VEN VEN
60% LAM
70
Extra considerations were taken into account in regards to the sliding part of the joinery. Several sliding track options were explored in order to achieve smooth soft close and seamless ceiling and floor flush transitions effect. Details of the sliding panels were coordinated with an engineer and a joiner in order to make this work as briefed.
SLIDING PANEL DETAILS
STO 6mm THE
BLAC
MET REFE
ENG CAN 114 S
CAR CAV
SPLA
EQ (130)
BEN 6mm
EQ (130)
PLAS
MIRR
LIVING - A
00 03
FLOOR PLAN
8 SCALE 1:25
SECTION 03 SCALE 1:25
F
FISH INTE
CT
SIEM COO
RH
SIRIU FLUS
RHM
RAN LOC
O1
SIEM 600m
#1_interior design TV joinery
PC 4.3_application
Despite the nook and TV serving very different purpose (resulting in very different morphology), both units were designed together (and redesigned and then again), which was really important here given the two units literally create the living room in between.
It was always envisaged that one unit reflects the other, in materials, module, articulation, character; in the level of detail. In reality, this means that when one unit design was amended, the other unit had been looked into as well to make sure that all that is stated above works and coherent design is produced.
PC 5.5_application
The black horizontal separation between veneer top and bottom of the TV joinery are operable door finished with black powder coated aluminium mesh. The mesh was integrated based on several of its properties: it is easy to powdercoat or colour match; it is lightweight; it includes holes so infrared remotes can operate electronic devices behind (tested); its pattern gives extra detail to the joinery; it is transparent which gives depth to the joinery.
As mentioned above, this portion of the joinery needs to be operable to access storage compartments. A mesh by itself does not have any structural integrity to support nor brace the operable panel so the mesh gets fixed onto a steel frame to support all operable portions. The photo on the bottom right of this page was a desired outcome of the door detail. The fixing method was consulted with joiners and after a short period of to-and-froing, a detail, that reflect characteristics of specified material, was drawn.
9
Ondrej Hromadko From: Sent: To: Cc: Subject: Attachments:
#1_interior design balustrade
PC 4.1_application
The original design here (non customised) was that stairwell is separated from the room by a stud wall. Four renderings on the left side of this page depict couple design options that were explored provided the stud wall had been removed. Each option was evaluated towards the client’s brief (enhanced feel of connection and openness in the unit), specific site constraints (ceiling construction and services running in the bulkhead above) and BCA requirements for stair balustrades.
PC 4.4_application
The final balustrade design (the bottom picture on the left of this page) has been coordinated with specific subcontractors: The timber was chosen based on joiner’s recommendation as each stud has to be shaved off and finished finely plus it was desirable to use same timber in the outdoor courtyard, so we were looking for something that work well inside and is durable while being finished easy. The recommendation was to use blackbutt.
Ondrej Hromadko <ondrej@platformarchitects.com.au> Friday, 6 October 2017 11:02 AM 'Pablo Sarzosa' mobaghdadi2; 'Bridie Gough' RE: Balustrade details 910A_M4 CUSTOMISATION__STAIR DETAILS__P.pdf
Hi Pablo Please see attached amended balustrade details. Steel plates are flush with the concrete column on the front side and with battens on the back side, CAD shows me 185mm width but it might be different on site, please check that so we have the frame flush with column and gap between battens and stair is not too big/small. The floor and ceiling plate is connected with an additional piece of metal on both sides to complete a frame shape. If bracing of this piece required, brace to the closest batten. Battens were retained as before, 15x 120x60mm. They are offset by 10mm from the frame on the top and bottom end. Steel anchors to be flush with fascia, 120mm high, and satin black as the rest of the frame. Those bolts shown from the front side are decorative, no need to screw into concrete I suppose…let’s just drill a hole in the batten and insert that pig nose bolt flush with the fascia. 20mm in diameter, satin black as other metal elements. Does it work so far with you guys? Any comments welcome. Also, is there anything outstanding throughout the apartment? Thanks Regards, Ondrej Hromadko Ondrej Hromadko From: Sent: To: Cc: Level 1, 42 Market Lane Subject: Manly 2095 (02) 9976 6666 platformarchitects.com.au Hey Ondrej
James Dodson <jamesdodson@matrixgroupco.com.au> Wednesday, 11 October 2017 4:46 PM Ondrej Hromadko; mobaghdadi2 Pablo Sarzosa RE: 12 Primrose - M4 balustrade
Discussed with Mo again and I know how much we all love to change the drawings so, we are now going to do the top and bottom rail only, still with the shadow line. No side pieces to start with. Then if Mo wants the side pieces added, we will attach them straight the end timber pieces to give it the frame affect. We will try to sit them off the timber the same distance as the floor and ceiling to give it the shadow effect. Hope this is clear. Feel free to call me to clarify. From: Pablo Sarzosa [mailto:pablosarzosa@matrixgroupco.com.au] Sent: Friday, 6 October 2017 9:54 AM Thanks To: Ondrej Hromadko <ondrej@platformarchitects.com.au> Subject: Balustrade details Follow our journey on Instagram! @matrixgroupco Hi Ondrej, Kind Regards, James Dodson 1 Building Services Manager | Matrix Group Co PTY LTD Office: 1300 302 534 Mobile: 0431 056 720 PO BOX 1040 LEICHHARDT, NSW 2040 Email: Jamesdodson@matrixgroupco.com.au Web: www.matrixgroupco.com.au Design | Project Management | Construction | Maintenance
Please consider our environment before printing this email The information in this e‐mail (including any attachment) is confidential and intended to be for the use of the addressee(s) only. If you have received the e‐mail by mistake, any disclosure, copy, distribution or use of the contents of the e‐mail is prohibited, and you must delete the e‐mail from your system. As e‐mail can be changed electronically Matrix Group Co assumes no responsibility for any alteration to this e‐mail or its attachments. Matrix Group Co has taken every reasonable precaution to ensure that any attachment to this e‐mail has been swept for virus. However, Matrix Group Co does not accept any liability for damage sustained as a result of such attachment being virus infected and strongly recommend that you carry out your own virus check before opening any attachment
The metal subcontractor recommended using a steel frame against an aluminium frame. Despite its heavier weight, its structural stability and scratch resistance properties are more important. The purchase price was comparable for both. Additionally, it was recommended to deliver the frame in parts and bolt together in place against welding it off site and delivering the whole piece. The final design (seen at the bottom picture) reflects above recommendations.
PC 9.8_knowledge
On the right side of this page there are examples of email communication with the main contractor representative. All relevant stakeholders based on the nature of the email are copied (usually the client, the director of Platform architects and particular subcontractors). On the top right, a sketch communicating a possible change of detail is sent to the subcontractor to get a clear idea on cost impact if the change is proposed.
10
From: Ondrej Hromadko [mailto:ondrej@platformarchitects.com.au] Sent: Wednesday, 11 October 2017 4:10 PM To: mobaghdadi2 <mobaghdadi2@gmail.com> Cc: James Dodson <jamesdodson@matrixgroupco.com.au>; Pablo Sarzosa <pablosarzosa@matrixgroupco.com.au> Subject: 12 Primrose ‐ M4 balustrade Hi guys Just a confirmation that it has been agreed on the balustrade detail – the frame will be welded and powdercoated offsite; installed on the floor and ceiling with a small (5mm to 10mm) shadowline between floor track/floor and ceiling plate/ceiling. 1
LIVING - FINISHES
00
VENEER 1: TRUEGRAIN LIMEWOOD by BRIGGS VENEERS
FLOOR PLAN
VENEER 2: INNATO VIRGINIA WALNUT by BRIGGS VENEERS
SCALE 1:50
60% GREY SATIN, 2 PAC PAINT ON LAMINATED PARTICLE/SOFTBOARD PANELS STONE 1: MAXIMUM DATAUNI ICE, MATT 6mm PORCELAIN, MITRE EDGES WITH APRON ON THE KITCHEN ISLAND. 10 SQM IN TOTAL BLACK SATIN POWDERCOAT (OR EQUIVALENT) METAL MESH, POWDERCOATED AS ABOVE REFER TO M4 GENERAL SCHEDULE ENG. TIMBER FLOOR: PREFERENCE FLOORING CANNES, 21mm RANGE, 2200x220mm. 114 SQM IN TOTAL
#1_interior design courtyard
CARPET: KARATEX ENCORE LIGHTS DOWN 37/239 by CAVALIER COMMERCIAL
NOTE: FLOOR SUPPLIER TO ADVISE ON APPROPRIATE FLOOR RECTIFICATION SYSTEM IF PEDESTAL IS NOT COST EFFECTIVE. THE REASON FOR PEDESTALS IS LAYOUT OF DRAINAGE AND NECESSITY TO RUN SERVICES FOR CONDENSER UNIT, BBQ GAS OUTLET, LIGHTS AND ELECTRIC GATE MOTOR.
SPLASHBACK 1: SAME AS 'ST1' BENCHTOP: MAXIMUM ASTER MOON, MATT 6mm PORCELAIN, MITRE EDGES. PLASTERBOARD, HALF LOW SHEEN PAINTED
For the design of the courtyard it was always important to consider the flow, the inside connecting to the outside. Materials, finishes and colours were LIVING - APPLIANCES & FIXTURES selected in order to complement interior and vice F versa. CT MIRROR
ALL FLOORS TO BE FLUSH WITH INTERNAL APARTMENT FLOOR LEVEL.
FISHER & PAYKEL RS90A1, 525l FRENCH DOOR FULLY INTEGRATED REFRIGERATOR SIEMENS iQ700 EX975LVC1E - 90cm INDUCTION COOKTOP, 912x520mm
RH RHM
01
02
ELEVATION / SECTION 1 SCALE 1:25
ELEVATION / SECTION 2
O1
SIEMENS HB673G0S1A 600mm ELECTRIC BUILT-IN OVEN
O2
SIEMENS CS658GRS1B 600mm COMPACT COMBI STEAM OVEN
PC 4.6_application
I recall having a random off topic conversation with the client about chess, how his kids love to play chess. An idea materialised and a chessboard had been introduced into the design of the yard, as part of the floor. Specific dark limestone tiles and streaky marble pavers had been sourced to compose a chessboard floor.
O3
SIEMENS BI630CNS1A, 600mm WARMING DRAWER TO BE LOCATED UNDER COMBI STEAM OVEN
DW
MIELE G 6100 CSi 600mm SEMI INTEGRATED DISHWASHER
SK
SCALE 1:25
SIRIUS SSD2 L EMTC 880 DOWNDRAFT RANGEHOOD, FLUSH FIT WITH BENCHTOP RANGE HOOD MOTOR - SEM10 LOCATED BEHIND KICKBOARD, ON THE FLOOR
ABEY LAGO LG200X - DOUBLE BOWL FLUSHLINE SINK. W840 x D450 x H200, NO TAPHOLE.
TAP1
HANSGROHE FOCUS PULLOUT 14881003 - SINK MIXER, CHROME FINISH
HB1
HANDRAIL BRACKET 1 - HB 527, NON-WIRED, by HALLIDAY & BAILLIE
HB2
HANDRAIL BRACKET 1 - HB 527, ELECTRICALLY -WIRED, by HALLIDAY & BAILLIE
COURTYARD - FINISHES
The client desired timber deck in the courtyard, but was concerned about maintenance. It was suggested to him to use composite decking with some good examples form the Europe, mainly because of my good experience with it and zero maintenance necessary. In the end, it was decided to go for natural timber due to its feel over the maintenance argument.
DECKING: HARDWOOD TIMBER, FURTHER SPECS TBC. 24 SQM IN TOTAL TILES 2: CLASSICO VEINCUT TUMBLED PAVER (TRAVERTINE) TILES 200X200X30MM ON PEDESTAL SYSTEM. 32 TILES IN TOTAL (1 SQM ~ 25 TILES)
FENCE: HARDWOOD TIMBER HORIZONTAL BATTENS, h40mm x w20mm, 10mm GAP, VERTICAL SUPPORT AS REQUIRED BLACKBUTT, NATURAL COLOUR VARIATION
COURTYARD - APPLIANCES ENG
ELECTRICAL ENGINE: CAME SCN4 TO OPERATE SLIDING ENTRY GATE, REMOTELY CONTROLLED
A good deal of communication around planters had been done - should they be custom made? In situ concrete? Tinted concrete maybe? A suitable product has been sourced in the end and an off the shelf fibrecement planters had been specified, three sitting next to each other, which reduced price against custom made significantly.
PL
SOLITARY PLANTERS, XXL PLANTER BOX w1500 x d400 x h500 mm, 55kg
CU
CONDENSER UNIT FOR THE BASEMENT MEDIA ROOM LOCATE ON THE OUTSIDE WALL
IMPORTANT NOTES
REFER TO GENERAL SCHEDULE FOR ALL DETAILS INCLUDING CONTACT DETAILS OF SUPPLIERS.
DO NOT SCALE FROM DRAWINGS. USE FIGURED DIMENSIONS ONLY. ENSURE THAT THE DRAWINGS USED CARRY THE LATEST REVISION No. READ IN CONJUNCTION WITH CONSULTANT ENGINEERS DRAWINGS - REFER CONTRACT DRAWING LIST. All dimensions to be checked on site before commencement of work. All discrepancies to be brought to the attention of the Architect. Larger scale drawings and written dimensions take precedence. This drawing is copyright and the property of the author, and must not be retained, copied or used without the express authority of MACQUARIE PRESTIGE DEVELOPMENTS PTY LTD
REVISION
A B C D E F N O
DATE
08.07.16 Aug '16 07.09.16 04.10.16 11.10.16 08.11.16 10.02.17 15.05.17
DESCRIPTION
DESIGN AMENDMENTS FOR ORIENTATION TENDER FOR TENDER FOR TENDER FOR CONSTRUCTION FINAL FOR CONSTRUCTION FOR CONSTRUCTION
BY
OH OH OH OH OH OH OH OH
REVISION NOTES
REVISION REFLECTING LATEST SITE DEVELOPMENTS AND CLIENT'S SPECIFICATIONS.
CLIENT
ARETE DEVELOPMENT PTY LTD
PROJECT
NEW APARTMENTS 12 PRIMROSE AVENUE ROSEBERY NSW 2018
Mentioning the fence...the timber of the fence matches the timber of the balustrade inside of the unit, therefore a timber type with good natural tone and longevity was selected.
DRAWING TITLE
M4 CUSTOMISATION COURTYARD PLAN SCALE
STATUS
1:25 @ A3
FOR CONSTRUCTION
NUMBER
908
REVISION
O
11
#1_interior design miscellaneous SYMBOLS
SYMBO
POWER POINT DENOTES HARDWIRED WINDOWS TO ALLOW FOR ELECTRICALLY OPERATED BLINDS (REFER TO SPECS) DENOTES OUTLET HEIGHT ABOVE FINISHED FLOOR LEVEL
@200
@200
TV OUTLET
PC 4.7_application
DATA OUTLET GAS OUTLET
GAS
GAS
LIGHT SWITCH LIGHT CIRCUITS
Every unit in this apartment complex has been designed with their own AC condenser unit. However mechanical drawings specifying location has not really been coordinated to the latest architectural, see project #5 of this portfolio and you will understand. We liaised with the builder and their mechanical contractor about relocation of the unit as part of the courtyard customisation to fit into the design.
EXHAUST FAN
LIGHTING FIXTURES L01
L02 L03 L04
LIGHT
RECESSED DOWNLIGHT - CIRCLE LED 93040 W, 415 224 9333W. WHITE FINISH. TOTAL COUNT: 23 REFER TO SPECS FOR HOLE DIAMETER.
L01
RECESSED DOWNLIGHT - MINI REO 83040 W, 415 111 833 W, WHITE FINISH. TOTAL COUNT: 5 REFER TO SPECS FOR HOLE DIAMETER.
L02
RECESSED DOWNLIGHT - MINI REO X 83040 W, 415 151 833 W, WHITE FINISHM IP65 TOTAL COUNT: 5 (BATHROOM & ENSUITE) REFER TO SPECS FOR HOLE DIAMETER.
L03
WALL LIGHT - DELTA LIGHT WANT-IT S 930 DIM8 W-W, 275 128 293 ED8 W-W, WHITE-WHITE, 3000K TOTAL COUNT: 2
L04
RECESSED DOWNLIGHT - SPECTRE PINHOLE DOWNLIGHT WHITE, LL-9200-W. WHITE FINISH, BLACK AND WHITE INTERNAL RINGS. TOTAL COUNT: 9
L05 L06
L05
GARDEN SPOTLIGHT - EVERGREEN LED LIGHTING TERRA 6W LED SPIKE. TOTAL COUNT: 3. TO BE PROVIDED LATER AS PART OF COURTYARD CONSTRUCTION
L06
DINING PENDANT - VIBIA HALO LINEAL 2340 TOTAL COUNT: 1 LED STRIP - DESCRIPTION INDICATES LOCATION. PROVISION OF POWER REQUIRED
Secondly, all light fixtures were replaced and upgraded to a high quality ones and their location was amended based on the design of the interior. This resulted in some building price variations from the builder, which we aimed to keep at minimum.
NOTES: 1. ALL LIGHT FIXTURES SELECTED ARE DIMMABLE, USE APPROPRIATE SWITCHES 2.
Thirdly, the client wanted to have electrically operated blinds in bedrooms and underfloor heating was requested into both bathrooms. All this has been provided by the builder, who kindly integrated this into their building programme.
01
01
SCALE 1:50
4.
IMPORTANT NOTES
PC 9.7_knowledge
DO NOT SCALE FROM DRAWINGS. USE FIGURED DIMENSIONS ONLY. ENSURE THAT THE DRAWINGS USED CARRY THE LATEST REVISION No. READ IN CONJUNCTION WITH CONSULTANT ENGINEERS DRAWINGS - REFER CONTRACT DRAWING LIST. All dimensions to be checked on site before commencement of work. All discrepancies to be brought to the attention of the Architect. Larger scale drawings and written dimensions take precedence. This drawing is copyright and the property of the author, and must not be retained, copied or used without the express authority of MACQUARIE PRESTIGE DEVELOPMENTS PTY LTD
REVISION
A B C D E F N O
DATE
08.07.16 Aug '16 07.09.16 04.10.16 11.10.16 08.11.16 10.02.17 15.05.17
DESCRIPTION
DESIGN AMENDMENTS FOR ORIENTATION TENDER FOR TENDER FOR TENDER FOR CONSTRUCTION FINAL FOR CONSTRUCTION FOR CONSTRUCTION
BY
OH OH OH OH OH OH OH OH
CLIENT
REVISION NOTES
REVISION REFLECTING LATEST SITE DEVELOPMENTS AND CLIENT'S SPECIFICATIONS.
ARETE DEVELOPMENT PTY LTD
SCALE 1:50
REFER TO M4_GENERAL SCHEDULE FOR FINISHES, APPLIANCES AND FIXTURES PROVIDE NO LESS THAN 70mm CLEAR GAP BETWEEN THE SLAB SOFFIT AND GYPROCK TO ALLOW FOR LIGHT FIXTURES. TRANSFORMERS FOR LIGHT FIXTURES TO BE CONNECTED AND PLACED BEFORE DENOTES HARDWIRED WINDOWS TO ALLOW FOR SHEETING OF TO CEILING ELECTRICALLY OPERATED BLINDS (REFER SPECS) WILL TAKE PLACE DENOTES OUTLET HEIGHT 4. ALL ABOVE LIGHT FIXTURES ARE DIMMABLE, EXCEPT LED STRIPS. PROVIDE FINISHED FLOOR LEVEL APPROPRIATE SWITCHES AND CABLES.
SYMBOLS
POW
POWER POINT
3.
@200
PROJECT
NEW APARTMENTS 12 PRIMROSE AVENUE ROSEBERY NSW 2018
DRAWING TITLE DO NOT SCALE FROM DRAWINGS. USE FIGURED DIMENSIONS ONLY. ENSURE THAT THE DRAWINGS USED CARRY THE LATEST REVISION No. READ IN CONJUNCTION WITH CONSULTANT ENGINEERS DRAWINGS - REFER CONTRACT DRAWING LIST.
REVISION
@200
TV OUTLET
TV O
DATA
GAS
GAS OUTLET
DATE
DESCRIPTION
BY
D 04.10.16 FOR TENDER NUMBER STATUS E 11.10.16 FOR TENDER EXHAUST FAN FFOR08.11.16 FOR CONSTRUCTION NCONSTRUCTION 10.02.17 FINAL FOR CONSTRUCTION O 15.05.17 FOR CONSTRUCTION
1:25 @
REVISION NOTES
OH OH OH OH OH
913
This drawing is copyright and the property of the author, and A3must not be retained, copied or used without the express authority of MACQUARIE PRESTIGE DEVELOPMENTS PTY LTD
CLIENT
REVISION REFLECTING LATEST SITE DEVELOPMENTS AND CLIENT'S SPECIFICATIONS.
PROJECT
NEW APARTMENTS 12 PRIMROSE AVENUE ROSEBERY NSW 2018
ARETE DEVELOPMENT PTY LTD
REVISION
O
DRAWING TITLE
SCALE
STATUS
1:25 @ A3
FOR CONSTRUC
L04
L06
WALL LIGHT - DELTA LIGHT WANT-IT S 930 DIM8 W-W, 275 128 293 ED8 W-W, WHITE-WHITE, 3000K TOTAL COUNT: 2
L04
GARDEN SPOTLIGHT - EVERGREEN LED LIGHTING TERRA 6W LED SPIKE. TOTAL COUNT: 3. TO BE PROVIDED LATER AS PART OF COURTYARD CONSTRUCTION
All dimensions to be checked on site before commencement of work. All discrepancies to be brought to the attention of the Architect. Larger scale drawings and written dimensions take precedence. This drawing is copyright and the property of the author, and must not be retained, copied or used without the express authority of MACQUARIE PRESTIGE DEVELOPMENTS PTY LTD
REVISION
A B C D E F N O
DATE
08.07.16 Aug '16 07.09.16 04.10.16 11.10.16 08.11.16 10.02.17 15.05.17
DESCRIPTION
DESIGN AMENDMENTS FOR ORIENTATION TENDER FOR TENDER FOR TENDER FOR CONSTRUCTION FINAL FOR CONSTRUCTION FOR CONSTRUCTION
BY
OH OH OH OH OH OH OH OH
REVISION NOTES
REVISION REFLECTING LATEST SITE DEVELOPMENTS AND CLIENT'S SPECIFICATIONS.
L06
LED STRIP - DESCRIPTION INDICATES LOCATION. PROVISION OF POWER REQUIRED
LED PRO
NOTES: 1. ALL LI DIMMA
ARETE DEVELOPMENT PTY LTD
DO NOT SCALE FROM DRAWINGS. USE FIGURED DIMENSIONS DRAWING TITLE REVISION ONLY. ENSURE THAT THE DRAWINGS USED CARRY THE LATEST A REVISION No.
DATE
DESCRIPTION
SCALE 1:50
BY
1:25 @
This drawing is copyright and the property of the author, and must not A3 be retained, copied or used without the express authority of MACQUARIE PRESTIGE DEVELOPMENTS PTY LTD
F N O
FOR TENDER NUMBER FOR TENDER 08.11.16 FOR CONSTRUCTION FOR 10.02.17 FINAL FOR CONSTRUCTION CONSTRUCTION 15.05.17 FOR CONSTRUCTION
912
LIGHT AFFL U
FLOOR PLAN
REVISION NOTES
08.07.16 DESIGN OH M4 CUSTOMISATION REVISION REFLECTING LATEST SITE AMENDMENTS OH DEVELOPMENTS AND CLIENT'S SPECIFICATIONS. FOR ORIENTATION OH LAYOUT - TENDER FIRST FLOOR
IN CONJUNCTION WITH CONSULTANT ENGINEERS B Aug '16 NEW APARTMENTS - READ DRAWINGS - REFER CONTRACT DRAWING LIST. C 07.09.16 ELECTRICAL 12 PRIMROSE AVENUEAll dimensions to be checked on site before commencement of work. D 04.10.16 All discrepancies to be brought to the attention of the Architect. SCALE STATUS E 11.10.16 ROSEBERY NSW 2018Larger scale drawings and written dimensions take precedence.
2.
LIGHT SWITCHES TO BE LOCATED @1200mm AFFL UNLESS NOTED OTHERWISE
01
PROJECT
GAR 6W L AS P
DININ TOTA
SCALE 1:50
CLIENT
WAL 275 1 TOTA
RECE DOW AND
L05
DINING PENDANT - VIBIA HALO LINEAL 2340 TOTAL COUNT: 1
FLOOR PLAN
IMPORTANT NOTES
IMPORTANT NOTES
DO NOT SCALE FROM DRAWINGS. USE FIGURED DIMENSIONS ONLY. ENSURE THAT THE DRAWINGS USED CARRY THE LATEST REVISION No. READ IN CONJUNCTION WITH CONSULTANT ENGINEERS DRAWINGS - REFER CONTRACT DRAWING LIST.
RECE 415 1 TOTA REFE
L03
NOTES: 1. ALL LIGHT FIXTURES SELECTED ARE DIMMABLE, USE APPROPRIATE SWITCHES 2.
RECE 415 1 TOTA REFE
L02
RECESSED DOWNLIGHT - SPECTRE PINHOLE DOWNLIGHT WHITE, LL-9200-W. WHITE FINISH, BLACK AND WHITE INTERNAL RINGS. TOTAL COUNT: 9
L05
RECE 415 2 TOTA REFE
L01
RECESSED DOWNLIGHT - MINI REO X 83040 W, 415 151 833 W, WHITE FINISHM IP65 TOTAL COUNT: 5 (BATHROOM & ENSUITE) REFER TO SPECS FOR HOLE DIAMETER.
L03
EXHA
LIGHTING
RECESSED DOWNLIGHT - MINI REO 83040 W, 415 111 833 W, WHITE FINISH. TOTAL COUNT: 5 REFER TO SPECS FOR HOLE DIAMETER.
L02
GAS
GAS
LIGH M4 CUSTOMISAT LIGHTING LAYO LIGH
RECESSED DOWNLIGHT - CIRCLE LED 93040 W, 415 224 9333W. WHITE FINISH. TOTAL COUNT: 23 REFER TO SPECS FOR HOLE DIAMETER.
L01
DENO FINIS
DATA OUTLET
A 08.07.16 DESIGN OH M4 CUSTOMISATION LIGHT SWITCH B Aug '16 AMENDMENTS OH LIGHTINGC LAYOUT - FIRSTTENDER FLOOROH 07.09.16 FOR ORIENTATION LIGHT CIRCUITS
All dimensions to be checked on site before commencement of work. SCALE All discrepancies to be brought to the attention of the Architect. Larger scale drawings and written dimensions take precedence.
DENO ELEC
LIGHTING FIXTURES
01
LIG AF
FLOOR PLAN
1. 2.
SYMBOLS
We had no real leverage or power to tell builders what to do in regards to this unit - we were only reporting and suggesting to the client and the chain of command was long. It is a difficult position not to be a contract administrator and trying to make things right on site. Had it not been for the strong relation of the client (the purchaser of this unit) with the developer of the complex, many of these custom changes would be hard to achieve.
12
2.
LIGHTING NOTES:
REFER TO M4_GENERAL SCHEDULE FOR FINISHES, APPLIANCES AND FIXTURES PROVIDE NO LESS THAN 70mm CLEAR GAP BETWEEN THE SLAB SOFFIT AND GYPROCK TO ALLOW FOR LIGHT FIXTURES. TRANSFORMERS FOR LIGHT FIXTURES TO BE CONNECTED AND PLACED BEFORE SHEETING OF CEILING WILL TAKE PLACE ALL LIGHT FIXTURES ARE DIMMABLE, EXCEPT LED STRIPS. PROVIDE APPROPRIATE SWITCHES AND CABLES.
IMPORTANT NOTES
3.
However, all above has been not easy to communicate. Platform were only engaged for providing construction certificate for the apartment complex and to serve as construction consultants.
FLOOR PLAN
LIGHTING NOTES: 1. 2.
NOTES: 1. AL DIM
LIGHT SWITCHES TO BE LOCATED @1200mm AFFL UNLESS NOTED OTHERWISE
OH OH OH OH OH
REVISION
O
CLIENT
ARETE DEVELOPMENT PTY LTD
PROJECT
NEW APARTMENTS 12 PRIMROSE AVENUE ROSEBERY NSW 2018
DRAWING TITLE
M4 CUSTOMISATIO ELECTRICAL LAYO SCALE
STATUS
1:25 @ A3
FOR CONSTRUCTION
12 Primrose - M4 CUSTOMISATION GENERAL SCHEDULE
LIVING - FINISHES
LIST OF ALL FINISHES, APPLIANCES & FIXTURES
VENEER 1: TRUEGRAIN LIMEWOOD by BRIGGS VENEERS VENEER 2: INNATO VIRGINIA WALNUT by BRIGGS VENEERS
OR PLAN
8/06/2017
Issue
P - FOR CONSTRUCTION
FINISHES ITEM
60% GREY SATIN, 2 PAC PAINT ON LAMINATED PARTICLE/SOFTBOARD PANELS
E 1:25
Date
STONE 1: MAXIMUM DATAUNI ICE, MATT 6mm PORCELAIN, MITRE EDGES WITH APRON ON THE KITCHEN ISLAND. 10 SQM IN TOTAL
Timber floor
n/a
bevelled architrave 66x11mm prime FJ pine
white
BLACKBUTT TIMBER hardwood timber, decking on sleepers & pedestals, w140 x h20 mm (or similar)
finish with oil based product, no coating to preserve natural characteristick of timber
METAL MESH, POWDERCOATED AS ABOVE REFER TO M4 GENERAL SCHEDULE
Timber in general
TIM3
ENG. TIMBER FLOOR: PREFERENCE FLOORING CANNES, 21mm RANGE, 2200x220mm. 114 SQM IN TOTAL
Timber stud fence - courtyard
FEN
BENCHTOP: MAXIMUM ASTER MOON, MATT 6mm PORCELAIN, MITRE EDGES. PLASTERBOARD, HALF LOW SHEEN PAINTED MIRROR
LE EDGE DETAIL
E 1:5
10
Carpet - basement media room
CPT
Floor Tiles - bath & ensuite
FLT
Wall Tiles - bath & ensuite
WT
Feature Wall Tiles - bath & ensuite
FWT
Tiles - courtyard - dark
TIL1
Tiles - courtyard - light
TIL2
Cavalier Bemworth Karatex Encore Lights Down 37/239 SG160-ARDBLACK dark grey porcelain floor tiles, 600x300 Matt White non rectified wall tiles 600x300mm (300x300??)
ARDESIA BLACK dark grey grout matt white white grout
cavbrem.com.au 02-9932 2600 Surface Gallery eleanor@surfacegallery.com.au Surface Gallery eleanor@surfacegallery.com.au
dark grey
light grey
37/239
30 sqm $58.00 /sqm
n/a
YES
in stock
CEMENTO TO CLAD
$33.50 /sqm
n/a
YES
in stock
CEMENTO TO CLAD
MARBLE & CERAMIC CORP.
15 sqm
$66.68 /sqm
n/a
YES
in stock
construct chessboard layout as per drawing
PIETRA GREY TUMBLED PAVER (LIMESTONE) tiles 200x200x30mm on pedestal system CLASSICO VEINCUT TUMBLED PAVER (TRAVERTINE) tiles 200x200x30mm on pedestal system
MARBLE & CERAMIC CORP.
32 pieces
$63.99 /sqm
n/a
YES
in stock
construct chessboard layout as per drawing
n/a
YES
in stock check w/ quantities
Briggs only sell, joiner to press onto particle boards
n/a
YES
Briggs only sell, joiner to press onto particle boards
or similar approved
BRIGGS VENEERS Helen Kerstens orders@briggs.com.au +612 9732 7888 BRIGGS VENEERS Helen Kerstens orders@briggs.com.au +612 9732 7888
Kitchen benchtop
BT
ceramic slab, 10mm thickness
MAXIMUM ASTER MOON matt
ARTEDOMUS www.artedomus.com 02 9557 5060
$280/sqm
n/a
YES
Kitchen island
ST1
ceramic slab, 10mm thickness
MAXIMUM DATAUNI ICE matt
ARTEDOMUS www.artedomus.com 02 9557 5060
$280/sqm
n/a
YES
or similar approved
Kitchen splashback
SB1
ceramic slab, 6mm thickness
MAXIMUM DATAUNI ICE matt
ARTEDOMUS www.artedomus.com 02 9557 5060
n/a
YES
or similar approved
powdercoat as per above
ARROWMETAL (02) 9748 2200 arrowmetal.com.au
SIRIUS SSD2 L EMTC 880 DOWNDRAFT RANGEHOOD, FLUSH FIT WITH BENCHTOP
APPLIANCES & FIXTURES - KITCHEN
SK
ABEY LAGO LG200X - DOUBLE BOWL FLUSHLINE SINK. W840 x D450 x H200, NO TAPHOLE.
ITEM
TAP1
HANSGROHE FOCUS PULLOUT 14881003 - SINK MIXER, CHROME FINISH
HB1
HANDRAIL BRACKET 1 - HB 527, NON-WIRED, by HALLIDAY & BAILLIE
HB2
HANDRAIL BRACKET 1 - HB 527, ELECTRICALLY -WIRED, by HALLIDAY & BAILLIE
Refrigerator
PL
SOLITARY PLANTERS, XXL PLANTER BOX w1500 x d400 x h500 mm, 55kg
CU
CONDENSER UNIT FOR THE BASEMENT MEDIA ROOM LOCATE ON THE OUTSIDE WALL REFER TO GENERAL SCHEDULE FOR ALL DETAILS INCLUDING CONTACT DETAILS OF SUPPLIERS.
SYMBOLS
$42.50 /sqm
XX sqm
n/a
n/a
or equivalent
n/a
or similar approved
n/a
SYMBOL
DESCRIPTION / FINISH
COLOUR
SUPPLIER
QUANTITY
F
FISHER & PAYKEL RS90A1
white
Winning Appliances
1
YES
fascia in veneer V1 as per above
YES
DW
Miele G6100SCi - semi integrated dishwasher
Winning Appliances
1
O1
SIEMENS HB673G0S1A electric buil in oven
Winning Appliances
1
Steam oven
O2
SIEMENS CS658GRS1B integrated compact combi steam oven
Winning Appliances
1
COST
SPECS
QUOTE
in stock
powdercoated as other metal elements
LEAD TIME
ARCHITECTS NOTES
Warming Drawer
O3
SIEMENS BI630CNS1A integrated warming drawer
Winning Appliances
1
Cooktop
CT
SIEMENS iQ700 EX975LVC1E induction cooktop, 912x520mm
Winning Appliances
1
YES
Range hood
RH
SIRIUS SDD2 L EMTC 880 integrated downdraft rangehood
black glass top, flush stainless steel body
Winning Appliances
1
YES
CEMENTO TO PUNCH HOLE THROUGH WALL 230x100mm
SEM10 motor located on the floor, behind kickboard. Ducting to run to the corner of kitchen. ABEY LAGO LG200X double bowl flushline sink HANSGROHE FOCUS PULLOUT 14881003
Need 2x lenghts of duct 1x joiner, 1x horizontal bend, 1x external wall bend
as above, in case contact technician at Arisit: Peter Yates 03 9768 0822
1
YES
as per Arisit info, it should come with range hood at no extra cost
brushed stainless steel
Harvey Norman Commercial
1
YES
Stainless steel satin finish
Harvey Norman Commercial
1
YES
Kitchen water mixer
RHM SK TAP1
APPLIANCES & FIXTURES - BATHROOM & ENSUITE ITEM Basin Double Basin
SYMBOL
DESCRIPTION / FINISH
COLOUR
SUPPLIER
QUANTITY
B
Caroma Theo EU8031B15W 600mm wall hung, 1 taphole
white
Harvey Norman Commercial
1
YES
DB
Caroma Theo EU8035A25W 1050mm wall hung, 2 tapholes
COST
SPECS
QUOTE
LEAD TIME
ARCHITECTS NOTES
white
Harvey Norman Commercial
1
YES
CEMENTO TO PROVIDE
TAP2
CAROMA TITAN as per original interior schedule
chrome plated brass
Harvey Norman Commercial
3
YES
CEMENTO TO PROVIDE
CEMENTO TO PROVIDE
T
Villeroy & Boch OBERON UBQ160OBE2V-01 length 1600mm
white
Harvey Norman Commercial
1
YES
CEMENTO TO PROVIDE
Bath mixer
TAP3
CAROMA TITAN 99002SS mixer with diverter
chrome plated brass
Harvey Norman Commercial
1
YES
CEMENTO TO PROVIDE
Bath spout
TAP4
Argent Cascade 92624
chrome plated brass
Harvey Norman Commercial
1
YES
CEMENTO TO PROVIDE
SH
CAROMA TITAN as per original interior schedule
plated chrome
Harvey Norman Commercial
2
YES
CEMENTO TO PROVIDE
Toilet
WC
Parisi L'Hotel - PN74 0 as per original interior schedule
white
Harvey Norman Commercial
1
YES
CEMENTO TO PROVIDE
Toilet Push button
WCB
PARISI PA224 as per original interior schedule
matte chrome
Harvey Norman Commercial
2
YES
CEMENTO TO PROVIDE
Heated Towel Ladder 01
HTL1
Forme HTRTR0602MHW rounded
polished stainless steel
Harvey Norman Commercial
1
YES
CEMENTO TO PROVIDE
Heated Towel Ladder 02
HTL2
Forme HTRTR0701MHW rounded
polished stainless steel
Harvey Norman Commercial
1
YES
CEMENTO TO PROVIDE
Toilet paper roll holder
TR
CAROMA TITAN as per original interior schedule
plated chrome
Harvey Norman Commercial
2
YES
CEMENTO TO PROVIDE
Towel holder
TH
CAROMA TITAN as per original interior schedule
plated chrome
Harvey Norman Commercial
2
YES
CEMENTO TO PROVIDE
Robe Hook
RH
CAROMA TITAN as per original interior schedule
chrome plated brass
Harvey Norman Commercial
6
YES
CEMENTO TO PROVIDE
Strip drain
n/a
FORME FDT100 tile insert 1000mm channel waste
TILE INSERT (same as floor) stainless steel channel
Harvey Norman Commercial
5m
YES
CEMENTO TO PROVIDE
SYMBOL
DESCRIPTION / FINISH
COLOUR
SUPPLIER
QUANTITY
tbc
1
Bathtub
Shower
ELECTRICAL ENGINE: CAME SCN4 TO OPERATE SLIDING ENTRY GATE, REMOTELY CONTROLLED
satin black powdercoat PATTERN 208 perforated metal, round shape, dia 2mm
XX sqm
Oven
Basin Mixer
COURTYARD - APPLIANCES
M MM
LIMEWOOD no paint - joiner to advise
Dishwasher
Sink
FENCE: HARDWOOD TIMBER HORIZONTAL BATTENS, h40mm x w20mm, 10mm GAP, VERTICAL SUPPORT AS REQUIRED BLACKBUTT, NATURAL COLOUR VARIATION
APPLIANCES & FIXTURES - OTHER
POWER POINT ITEM
DENOTES HARDWIRED WINDOWS TO ALLOW FOR ELECTRICALLY OPERATED BLINDS (REFER TO SPECS)
Fly screen - in all openings except the bifold living room opening
n/a
DENOTES OUTLET HEIGHT ABOVE FINISHED FLOOR LEVEL
Fly screen - bifold living room opening
n/a
TV OUTLET
Blinds - all windows
n/a
ELEVATIONS ONDATA SEPARATE SHEET - 901B OUTLET GAS OUTLET
M4 CUSTOMISATION LIGHT SWITCH KITCHEN LIGHT CIRCUITS NUMBER
SCALE
STATUS
1:25 @ A3
FOR EXHAUST FAN CONSTRUCTION
REVISION
901 A
O
LIGHTING FIXTURES
RECESSED DOWNLIGHT - MINI REO X 83040 W, 415 151 833 W, WHITE FINISHM IP65 TOTAL COUNT: 5 (BATHROOM & ENSUITE) REFER TO SPECS FOR HOLE DIAMETER. WALL LIGHT - DELTA LIGHT WANT-IT S 930 DIM8 W-W, 275 128 293 ED8 W-W, WHITE-WHITE, 3000K TOTAL COUNT: 2 RECESSED DOWNLIGHT - SPECTRE PINHOLE DOWNLIGHT WHITE, LL-9200-W. WHITE FINISH, BLACK AND WHITE INTERNAL RINGS. TOTAL COUNT: 9 GARDEN SPOTLIGHT - EVERGREEN LED LIGHTING TERRA 6W LED SPIKE. TOTAL COUNT: 3. TO BE PROVIDED LATER AS PART OF COURTYARD CONSTRUCTION DINING PENDANT - VIBIA HALO LINEAL 2340 TOTAL COUNT: 1 LED STRIP - DESCRIPTION INDICATES LOCATION. PROVISION OF POWER REQUIRED
Pleated screen to cover the whole width of Frame powdercoated as other bifold opening. Screen to open from right and metal element stack on the left side. as per quote attached
as per quote attached
Dial a Blind Nick Livis Nick@dialablind.com.au
dark gray
Came Australia Arthur Siciarek arthur@sfere.com.au +61 2 9746 9991
COST
SPECS
QUOTE
YES
YES
LEAD TIME
ARCHITECTS NOTES
all windows as per attached quote
ENG
CAME SCN4 electrically operated sliding gate motor
AC Condenser unit
CU
to attach on the outside of basement wall
Planters
PL
XXL Planter Box w1500 x d400 x h500 mm, 55kg
charcoal
Outdoor Emporium (VIC) 0457 988 808
3x
Nook Joinery - Top Track
TT
Brio ZERO CLEARANCE 350 top hung straight sliding door track soft close on both sides
clear anodised aluminium
Brio.com.au Darren.Chapman@allegion.com +61 407 258 124
2.1m
YES
mount flush with ceiling gyprock soffit
Nook Joinery - Bottom Channel
BC
Brio ZERO CLEARANCE 350 top hung straight sliding door track soft close on both sides
clear anodised aluminium
Brio.com.au Darren.Chapman@allegion.com +61 407 258 124
2.1m
YES
mount flush with top of the floor
Handrail
HR
ROUND (not eliptical) BLACKBUTT TIMBER PROFILE diameter 50mm groove for LED strip as per detail
finish with oil based product, no coating to preserve natural characteristick of timber
n/a
15m
Handrail - brackets
HB1 HB2
HB 527 handrail bracket HB 525 handrail bracket with wiring capability
black chrome - satin
Halliday & Baillie Mathew Fowler mathew@hallidayandbaillie.com +61 477 444 484
HB1 x12 HB2 x4
$204.12 ea $232.20 ea
SYMBOL
DESCRIPTION / FINISH
COLOUR
SUPPLIER
QUANTITY
COST
SPECS
QUOTE
23
as per quote
YES
YES
CEMENTO TO PROVIDE
5
as per quote
YES
YES
CEMENTO TO PROVIDE
5
as per quote
YES
YES
CEMENTO TO PROVIDE
2
as per quote
YES
YES
CEMENTO TO PROVIDE
5
as per quote
YES
YES
CEMENTO TO PROVIDE
3
$59.73 ea
YES
1
$2,027.69
YES
YES
CEMENTO TO PROVIDE
Electric gate - courtyard
RECESSED DOWNLIGHT - CIRCLE LED 93040 W, 415 224 9333W. WHITE FINISH. TOTAL COUNT: 23 REFER TO SPECS FOR HOLE DIAMETER. RECESSED DOWNLIGHT - MINI REO 83040 W, 415 111 833 W, WHITE FINISH. TOTAL COUNT: 5 REFER TO SPECS FOR HOLE DIAMETER.
miscellaneous
CEMENTO TO CLAD
default calcutta white herringbone tiles
SIEMENS iQ700 EX975LVC1E - 90cm INDUCTION COOKTOP, 912x520mm
RANGE HOOD MOTOR - SEM10 LOCATED BEHIND KICKBOARD, ON THE FLOOR
#1_interior design
n/a
9 sqm 38 sqm
joiner to advise with finishing
SIEMENS BI630CNS1A, 600mm WARMING DRAWER TO BE LOCATED UNDER COMBI STEAM OVEN
L06
or similar aproved
60% GREY, SATIN
MIELE G 6100 CSi 600mm SEMI INTEGRATED DISHWASHER
L05
or similar aproved
YES
VIRGINIA WALNUT no paint - joiner to advise
O3
L04
YES
finish with oil based product, no coating to preserve natural characteristick of timber
2 pac lacquer on laminated particle/softboard timber panels
DW
L03
BLACKBUTT TIMBER finish with oil based product, no coating to preserve natural for profile size refer to drawings characteristick of timber consult with architect if profile not applicable
P1
Powdercoating of kickboards & metal elements Metal Mesh - back of the Nook sliding panel and front of tv joinery panels as per details
L02
or similar aproved
or similar aproved
Paint 1 - kitchen cabinetry
SIEMENS CS658GRS1B 600mm COMPACT COMBI STEAM OVEN
L01
YES
24 sqm
Briggs Veneers INNATO RANGE pressed onto particle boards
TILES 2: CLASSICO VEINCUT TUMBLED PAVER (TRAVERTINE) TILES 200X200X30MM ON PEDESTAL SYSTEM. 32 TILES IN TOTAL (1 SQM ~ 25 TILES)
NEW APARTMENTS 12 PRIMROSE AVENUE ROSEBERY NSW 2018
ARCHITECTS NOTES stairs to be clad in same with nosing strips. For stringer, refer to detail in dwg 910 C
V2
SIEMENS HB673G0S1A 600mm ELECTRIC BUILT-IN OVEN
GAS
LEAD TIME
Veneer 2 - media room joinery
DECKING: HARDWOOD TIMBER, FURTHER SPECS TBC. 24 SQM IN TOTAL
DRAWING TITLE
YES
FISHER & PAYKEL RS90A1, 525l FRENCH DOOR FULLY INTEGRATED REFRIGERATOR
Range hood motor
PROJECT
~$3 /m
QUOTE
n/a
V1
O2
@200
n/a
SPECS
NOTE FOR TIMBERS ABOVE: Aim to use same type of timber (e.g. blackbutt for external fence - blackbutt for internal stair balustrade) as the goal is to achieve uniformity in all timber elements throughout apartment, courtyard and basement. Having said that, if the blackbutt timber or its finish specified above is deemed not appropriate for particular use, please call architect to agree on substitute.
O1
ENG
COST
114 sqm
n/a
BLACKBUTT TIMBER horizontal profile h40 mm x w20 mm, gap 10mm between profiles
porta.com.au
QUANTITY
Veneer 1 - joinery
COURTYARD - FINISHES
15
SUPPLIER SE TIMBER Marie Fredericos 0409 708 434 marie@setimber.com.au
Briggs Veneers TRUEGRAIN RANGE pressed onto particle boards
LIVING - APPLIANCES & FIXTURES
RH
CANNES
TIM2
SPLASHBACK 1: SAME AS 'ST1'
RHM
COLOUR
engineered timber floor PREFERENCE FLOORING - CANNES, 21mm RANGE, 2200x220x21mm
Decking - courtyard
CARPET: KARATEX ENCORE LIGHTS DOWN 37/239 by CAVALIER COMMERCIAL
CT
DESCRIPTION / FINISH
TIM1
Skirting - floor vs wall
BLACK SATIN POWDERCOAT (OR EQUIVALENT)
F
SYMBOL
1
~$1100
YES
in stock
or similar approved
consult with mechanical trades $400 ea
YES
YES
in stock
or similar approved
PC 6.4_application
Plentiful of schedules and legends is usually confusing for all parties. We always aim to keep stuff simple and avoid duplicating information. In case of this job, we found the most convenient solution was to produce a general schedule, that would include everything regarding this unit: finishes, appliances, light fixture... just every detail of the design including amount, price and lead times. Lead times in particular would help to achieve timely delivery. This have helped the client a lot as he was able to navigate through the purchase process with ease.
There were numerous revisions to both drawings and this schedule to reflect the current design decisions. These revisions always considered the current progress of the construction and were always issued to the client and the builder upon their update to prevent misunderstandings with finishes, materials, fittings, etc.
PC 1.1_knowledge
Based on the character of work process and the flexible evolving brief that I described earlier in this project, the client has not engaged Platform for a particular stage of the project as would be the usual case. Instead, there was a verbal agreement about what Platform provides and equally importantly when it needs to be provided. A certain level of trust was achieved at the very beginning of the cooperation, Platform had been issuing invoices reflecting the amount of time spent on design and coordination which made the whole process easier for both parties. Chasing variations is not healthy for anyone.
refer to drawings for details
YES
refer to drawings for details
LIGHTS LEAD TIME
ARCHITECTS NOTES
ITEM L01
CIRCLE LED 93040 W, 415 224 9333W. WHITE FINISH
white
Recessed Downlight - larger
L02
MINI REO 83040 W, 415 111 833 W, WHITE FINISH
white
Recessed Downlight - bathrooms
L03
MINI REO X 83040 W, 415 151 833 W, WHITE FINISHM IP65
white
Wall light
L04
DELTA LIGHT WANT-IT S 930 DIM8 W-W, 275 128 293 ED8 W-W, WHITE-WHITE, 3000K
white-white
Recessed Downlight - media room
L05
SPECTRE PINHOLE DOWNLIGHT WHITE, LL-9200-W.
white additional black internal ring
Garden Spotlight
L06
Evergreen LED Lighting TERRA 6W LED spike
matt black
Dining Pendant
L07
Vibia Halo Lineal 2340
matt white
LED Strips
LED
Recessed Downlight - smaller
all good
no good
INLITE James Lock M 0467 168 822 E james.lock@inlite.com.au INLITE James Lock M 0467 168 822 E james.lock@inlite.com.au INLITE James Lock M 0467 168 822 E james.lock@inlite.com.au INLITE James Lock M 0467 168 822 E james.lock@inlite.com.au INLITE James Lock M 0467 168 822 E james.lock@inlite.com.au nulighting.com.au 1300 300 366 KODA lighting aaron@kodalighting.com.au +61 2 9699 5550
13
#1_interior design miscellaneous
PC 6.2_knowledge
There are two quotes from different joinery contractors on the left side of this page, both based on the exact set of drawings and schedules provided. Terms and details of both quotes were carefully weighted and a considered opinion was given to the client. The top quote was very thorough with feedback about missing stock and the contractor took the liberty to source suitable substitutes and the whole communication conducted on a very professional level which we appreciated. Seeing their references and work, this contractor was recommended to the client.
PC 8.1_knowledge
The selection process is described above. In the end, the client decided against our recommendation for a simple reason - the recommended contractor was only supplying joinery and additional small works (amendments to existing structures, electricity cables, small demolitions, etc.) would have to be sourced elsewhere. Meanwhile, the second contractor would cater for all needs of the project, despite their finished product not having the same quality as the first one. We argued that the builder of the apartment complex would help us with those little amendments, but the client did not want to have any dealings with them...
PC 9.1_knowledge
...which is very understandable. Dealing with them was just frustrating. The standard chain of command “client - architect - project manager - construction manager/foreman - the visible result” was getting slow to the point when it took weeks to amend simple defects or purchasers requests. It would certainly help if Platform were contract administrators or had other leverage on builders included in the contract. Oftentimes we were put into a position of spectators. I recall a specific situation about power provision for electrically operated blinds. This was specified way before any electrical works commenced on site, included in variation schedule from the builder so after ceiling had been sheeted and there were no power outlets, we started asking for their whereabouts. The outlets have been provided only couple weeks ago after A YEAR of asking.
14
COSTS: Item
EX GST
1.Kitchen 2.Kitchen Island 3.Bathroom 4.Ensuite 5.Master Bedroom 7.TV Joinery 8.Nook Joinery 9.Staircase Balustrade 10.Delivery
GST
$31,510 $9,790 $5,740 $3,340 $6,560 $12,910 $27,030 $17,790 $740
TOTAL
$3,151 $979 $574 $334 $656 $1,291 $2,703 $1,779 $74
$34,661 $10,769 $6,314 $3,674 $7,216 $14,201 $29,733 $19,569 $814
TOTAL: * The total value of this quotation is :
$ $ $
115,410.00 EX GST 11,541.00 GST 126,951.00 TOTAL INCLUDING GST
QUOTE TERMS: * This quotation is valid for a period of 3 months from the above quote date, after which we reserve the right to review. * Interex Pty Ltd will assume your complete and total acceptance of this quotations' terms and conditions if you issue a purchase order, letter of acceptance or intent, sub-contract agreement, or verbal instruction to commence the works. * Supply and installation of sinks, appliances and connection of electrical items not included * On acceptance, this quotation will form part or all, as the case may be, of a contract between Interex Pty Ltd. * Quoted as a package. Deletion of any item will require a re-quote * Variations or changes to the specifications of these works need to be advised in writing where upon Interex will submit a quotation for acceptance before commencement of these works. * Ownership of goods supplied and manufactured by Interex Pty Ltd, which are included in the above joinery items, does not pass to the purchaser untill full and final payment has received. * Payment terms to be: * 30% deposit to confirm order to be paid within 7 days of acceptance of quote. * Progress payment claims issued for works in progress or completed. * 10% Final payment including any additional worksclaim due immediately upon completion of works.
Ondrej Hromadko
* Late payments will incur an interest penalty at commercial overdraft rates. Thank you for the opportunity to tender for the above project and we look forward to your response.
From: Sent: To: Cc:
Yours sincerely Gareth Paton Managing Director Interex Pty Ltd
Subject: Attachments:
Schedule of Tender Price Information: The Lump Sum Tender Price is $228,219.20, which is inclusive of 10% Goods and Services Tax (GST) and is not subject to rise and fall.
Hi Michael After yesterday’s inspection there are some concerning details within unit M4 that I would like you and Cemento to acknowledge. It has been discussed with the owner of the unit. We both understand that what builders are providing is an apartment complex, not a personified house, but that does not justify the lack of response we are experiencing to the significant amount of purchaser’s requests, when most of it has been talked about, specified, agreed upon and urged months ago (and included in variations)…especially when some of these would be considered a standard nowadays (e.g. having a flush transitions between floor surfaces). Please see the list below with proposed solutions in green. ‐ Ceiling track provision for nook joinery. Ceiling to be cut out. I know that there are AC and power services running behind so they will need to be replaced as well. ‐ Provision for retractable flyscreen to the bifold opening. Pelmet to be provided as per flyscreen details. Moreover, electrical blinds are supposed to be located in front of the flyscreen, within the same pelmet. ‐ Provision for electrical operated blinds in specified windows, there is none at the current state. ‐ Pelmet of kitchen window. Refer to IMG_0012. Pelmet to be extended to the dropped bulkhead. ‐ Ceiling bulkhead not aligned to the window as promised. Refer to IMG_0019. Remodel bulkhead, there is enough room inside. ‐ Ceiling bulkhead not aligned with the wall as promised. Refer to IMG_0014. Current situation interferes with proposed use of the nook area. Thicken the adjacent stud wall to the extent of bulkhead and place switches from the front. ‐ Bifold door frame extensively high (90mm off the concrete floor) resulting in a threshold against desired flush interior‐to‐exterior transition. Refer to 103005. Remove plastic rectification and move the whole frame down. Please ensure waterproofing to prevent future damage to interior floor. ‐ Downdraft range hood exhaust to the external wall. ‐ Basement height adjustments and waterproofing. Let’s try and figure out what is going to get fixed and how and put it down on a list of paper, because drafting and issuing a detail of something and then seeing different situation on site couple days later is just a waste of everyone’s energy and money in my opinion. Please give me a call in case of any questions. Thank you. Regards, Ondrej Hromadko
CONFIRMATION OF COMPLETION WITHIN REQUIRED CONSTRUCTION PROGRAMME The Date for Practical Completion will be 10 of March 2017 th
SUMMARY COST BREAKDOWN 1
COST (EXCL GST) 27,500.00
2
Kitchen Kitchen Kitchen Island
3
Bathroom
9,000.00
4
Ensuite
4,320.00
5
Master Bedroom
5,520.00
6
TV Joinery
11,385.00
7
Nook Joinery
18,600.00
8
Staircase Balustrade
12,300.00
9
Rectify Sliding Bi-fold doors
2,250.00
10
Basement (Joinery/Carpet)
13,464.00
11
Stone
33,033.00
12
Backyard (Decking/Screening, tiling & gate)
32,250.00
13
Flooring & Stair Treads
12,000.00
25,850.00 SUBTOTAL (EXCL GST)
207,472.00
10% GST
20,747.20
LUMP SUM TENDER PRICE (INCL GST)
228,219.20
Tender’s Signature: Name: Troy Loh
Date: 03 March 2017
Previous Tender Price = $100,625 .00 Ex gst Additional works Price = $106,847.00 Ex gst
Exclusions:
Electrical components & LED Strip lighting Plumbing Landscaping Painting Furniture
Request for Quote | Residential Joinery 12 Primrose Ave, Rosebery
Mo Baghdadi
Ondrej Hromadko <ondrej@platformarchitects.com.au> Thursday, 9 February 2017 1:07 PM 'Michael Summerton' bridie@platformarchitects.com.au; mobaghdadi2; 'Aaron Tippett'; walter; stephen@cementogroup.com.au; Robert Salsano; Joseph Hui; 'Charlie Sarkis'; 'Danny Salsano' 12 Primrose - M4 unit IMG_0012.JPG; IMG_0019.JPG; IMG_0014.JPG; 103005.jpg
8
Level 1, 42 Market Lane
1
#1_interior design miscellaneous
PC 2.3_knowledge
Ondrej Hromadko From: Sent: To: Cc: Subject:
QUOTATION
Ondrej Hromadko From: Sent: To: Cc: Subject: Attachments:
Ondrej Hromadko <ondrej@platformarchitects.com.au> Monday, 30 January 2017 5:00 PM mobaghdadi2 bridie@platformarchitects.com.au M4 customisation spec down 900s_M4 CUSTOMISATION__specdown.pdf
2392
DATE:
01/11/16
COMPANY:
Platform Architects
ATTENTION:
Ondrej Hromadk
PROJECT:
12 Primrose
TYPE
Hi Mo Please have a look at attached PDF with customisation of your apartment, I included couple areas shown in red where I think we can spec down while keeping integrity of the design. As a result, I believe we could get approx. 30% cheaper quotes from joiners. Adding couple opinions and ideas for you to consider, please bear with me: RE iGuzzini light fixtures – I hope I did not push you much into it and now you regret it. I am sorry if so. Despite that, I still believe these fixtures are awesome. I will try and chase Charlie for update. RE basement room – think it will be a good space if they fix ducting as promised. RE basement toilet – somehow I do not believe that it is going to happen. RE courtyard – think it might be quite wise to treat it same a basement room. Let’s spec up floor tiles a bit to something nice to walk on with a light colour so it does not get too hot and let cemento finish your courtyard the way they would finish all other. After it is done, we can have a think on how and what to improve, depending what will be there? RE interior steel powdercoated elements – swap specified powdercoat for something more standard with easier application and cheaper price. RE LED strips – let’s have only those included into stair rail as a single LED element consistent throughout apartment and ditch the rest. RE no 22 & 23 (PC items bath & ensuite) – basin ($750), doublebasin ($1100) and bath are the most expensive products. If we spec them down we could get us a fair chunk. With taps and other accessory prices it will be a bit complicated, I need to talk to Charlie in regards to that. Cemento gets a fair discount on actual amount they buy (for example, a tap that would cost you $400 they get for $185) and I need to ask him how it really work. RE fly screens – still no word. Will chase tomorrow. That’s it. If you could let me know your ideas about these plus what is in the PDF that would be great. Feel free to call me anytime tomorrow. Regards, Ondrej Hromadko
QTY
Good morning Ondrej, Further to my below email, please see estimated lead times for the luminaires: 27 x P328.E7 5-6 working weeks from order confirmation
Page No: 1
DESCRIPTION
EACH
TOTAL
Laser 67 Adj LED 7.3W 3K CRI90 42° Wh/BC
269.65
7280.55
0.00
0.00
0.00
0.00
317.52
4127.76
0.00
0.00
0.00
0.00
306.00
1530.00
0.00
0.00
0.00
0.00
MY08.00 27
Constant Current 250mA DALI
22485 27
1.2M 2 Core Black Flex & 2Pin Plug Note: White / Burnished Chrome finish.
P368.E7 13
Laser 83 Adj LED 7.3W 3K CRI90 42° Wh/BC
It has been deemed that some of the design decisions and specified materials can be changed and as a result the overall cost gets reduced by a significant amount with keeping integrity of the design.
13 x P368.E7 5-6 working weeks from order confirmation 5 x P343.E7 5-6 working weeks from order confirmation 5 x P345.E7 Currently in stock (Italy) - 2 working weeks from order confirmation
P328.E7 27
After reviewing the variation schedule and quotes from joinery contractors, it was time to reduce price of certain elements to stay on track with the budget, see email extract on the left side of this page.
Grace Andriano <Grace.Andriano@iguzzini-partner.com.au> Thursday, 3 November 2016 8:36 AM Ondrej Hromadko Alana Stepanovska; Info RE: iGuzzini Quote Request 2392 - 12 Primrose - Lead times
I suggest an order to be placed within the week to avoid any delays. Please also note I have quoted two options for the higher IP rated luminaires. The below luminaire was requested: ‐ 5x LASER P343 E7 IP 65 (warm 3000, burnished chrome, dimmable). No extra accessory. However article code P343.E7 refers to 2700K. The 3000K is only available in IP44 as per notes on your quotation. 5 x P343.E7 (2700K IP65) 5 x P345.E7 (3000K IP44) Should you have any further questions please don’t hesitate to contact us. Kind Regards Light first. Grace. Right-click here to download pictures. To help p ro tect y our priv acy , Outlook prev ented automatic download of this picture from the Internet. iGuzzini Banner
MY08.00 13
Constant Current 250mA DALI
22485 13
1.2M 2 Core Black Flex & 2Pin Plug Note: White / Burnished Chrome finish.
QUOTATION
2392
IP65 Downlight:
P343.E7 5
Laser 83 LED 10W 27K CRI90 42° Wh/Bur.Ch
01/11/16
COMPANY:
Platform Architects 22485
ATTENTION:
Ondrej Hromadk
PROJECT:
12 Primrose P345.E7
5 5
Number Date Expires
MY19.00
DATE:
20w DALI Dimm Constant Current 150/500mA 1.2M 2 Core Black Flex & 2Pin Plug
12 Primrose Ave - Rosebery
Inlite-AU-17567-09218-Proposal-001 08 Feb 2017 10 Mar 2017
Note: P343 refers to 2700K. White / Burnished Chrome finish.
Description IP44 Downlight: 0
Laser 83 LED 10W 3K CRI90 46° Wh/Burn.Ch
0
20w DALI Dimm Constant Current 150/500mA Please confirm the following prior to order:
QUOTATION TYPE QTY
2392 DESCRIPTION MY19.00
22485 - Quantities 1.2M 2 Core Black Flex & 2Pin Plug - Switching / Dimming configuration Note: 3000K quoted. Only available in IP44. Please confirm - Colour Temperature Architects qtys if required. - Finishes
DATE:
0 01/11/16
COMPANY:
Platform
ATTENTION:
Ondrej Hromadk
Page No: 2 291.25
0.00
EACH
TOTAL
0.00
0.00
0.00
0.00
TYPE
Up to 100% re-stocking fee may apply.
12 Primrose QTY
DESCRIPTION
Unit
Total
415 224 933 W
23
$130.00
$2990.00
DS 13W 350MA PHASE DIM LED DRIVER 18-30V-DC
DGLC350C13PD
23
$0.00
$0.00
MINI REO 83040 W
415 111 833 W
5
$135.00
$675.00
DS 13W 350MA PHASE DIM LED DRIVER 18-30V-DC
DGLC350C13PD
5
$0.00
$0.00
MINI REO X 83040 W
415 151 833 W
5
$180.00
$900.00
DS 13W 350MA PHASE DIM LED DRIVER 18-30V-DC
DGLC350C13PD
5
$0.00
$0.00
$85.30
$767.70
7W / 40° beam angle / 3000k / White finish 1
7W / 40° beam angle / 3000k / White finish / IP65
they cannot be cancelled.
PROJECT:
Qty
CIRCLE LED 93040 W
**remote 350mA phase dimmable (Leading edge only) control gear**
Please note once orders have been accepted & confirmed,
Code
Confidentiality notice 7W / 40° beam angle / 3000k / White finish The information contained within this email and any of the attached files are strictly confidential and are intended solely for the use of the individuals to whom it is addressed to. The disclosure, distribution or copying of the information contained within this email by anyone other than the intended recipient is strictly **remote dimmablerecipient (Leadingand edgehave only)received control gear** prohibited. If you350mA are notphase the intended this message in error, please notify us immediately, using the email address from which the message was originally sent, then proceed in deleting the message and any of the related files.
**remote 350mA phase dimmable (Leading edge only) control gear**
Page No: 2 EACH
TOTAL
Please confirm the following prior to order:
9W / 40° beam angle / 3000k / White finish (complete with Black and White internal ring)
- Quantities
**remote phase dimmable (Leading edge only) control gear**
- Switching / Dimming configuration - Colour Temperature - Finishes Please note once orders have been accepted & confirmed, they cannot be cancelled.
SPECTRE PINHOLE DOWNLIGHT WHITE
LL-9200-W
9
HERO ECO II 9W 900LM 40º 3000K CRI &GT;80 INCL. PSU
LL-009-30-40
9
REFLECTOR FOR SPECTRE PINHOLE BLACK
LL-9200-R-B
9
REFLECTOR FOR SPECTRE PINHOLE WHITE
LL-9200-R-W
9
*integral 350mA phase dimmable (TRAILING EDGE ONLY) control gear* WANT-IT S 930 DIM8 W-W
1
SUB TOTAL $ GST $ TOTAL $
INFO@iGUZZINI-PARTNER.COM.AU
Validity:
12,938.31 1,293.84 14,232.15
Retention: No allowance has been made to the prices for payment to be held as a retention. E.&O.E. 9 0 0 2 W S N T N O M R Y P , D R A M A R R I P 2 3 6 2 , F R A H W Y A B S E N O J , 0 0 1 E T I U S | 3 6 0 4 7 1 6 6 1 3 8 N B A | A C I N C E T O N I M U L L i | R E N T R A P
I N I Z Z U G i
$388.29
$776.58 $6109.28
GST
$610.93
Total
$6720.21
As a result, a local light fittings manufacturer was selected. It served two purposes - we saved on cost of fittings and good quality lights were provided to builders in time.
M O C . I N I Z Z U G i : W | U A . M O C . R E N T R A P I N I Z Z U G i @ O F N I : E | 7 7 6 7 1 7 5 9 2 1 6 + : F | 7 7 7 7 1 7 5 9 2 1 6 + : T
4 9 9 8 4 4 0 0 3 1 : I N I Z Z U G i 0 0 3 1 : T
SUB TOTAL $ GST $ TOTAL $
GRACE ANDRIANO INFO@iGUZZINI-PARTNER.COM.AU
Validity:
2
Terms & Conditions Please specify this quote number and project name when ordering. Pricing is firm for orders lodged before the expiry date. Unit prices are exclusive of GST. Inlite standard terms and conditions apply. A copy of these terms and conditions is available upon request. Prices are based on products and quantities quoted on a package basis, any variations will require a revised quotation. Delivery periods commence from receipt of official order inclusive of all relevant details and approval of sample. Lead times are estimates only and are subject to production lead times and prior sale. Prices include delivery free into metropolitan areas only. Inlite takes all due care when quoting however it is the responsibility of the purchaser to ensure that the product quoted is suitable for the proposed application.
Prices will remain firm for period of thirty (30) days.
Delivery: FIS Sydney. Please advise other requirements.
Kind regards,
275 12 82 93 ED8 W-W Net
GRACE ANDRIANO
PC 7.1_knowledge
I mentioned selection of light fixtures. An important factor for choosing an alternative fittings was their lead time. iGuzzini, a high end light fitting manufacturer, ships all their products from Italy. We were running out of time on site as the builder had sheeting of ceilings programmed soon. The builder had to install transformer units for lights prior to sheeting the ceilings as there was not enough room to slide iGuzzini transformers in afterwards (very low clearance between slab soffit and ceiling plasterboard).
6W / 3000k / White-White finish
Up to 100% re-stocking fee may apply.
Kind regards,
After a review of the design, it has been estimated that a big chunk of costs can be saved provided clever reductions are made in these areas: light fittings, metal powdercoating, courtyard finishes, specific details of joineries. Quotes from light fittings suppliers that were proposed at first place and their substitute attached as an example are included on the right side of this page.
12,938.31 1,293.84 14,232.15
Prices will remain firm for period of thirty (30) days.
INLITE.COM.AU ACN 006 405 536 ABN 72 006 405 536
Page 2 of 2
Delivery: FIS Sydney. Please advise other requirements. Retention: No allowance has been made to the prices for payment to be held as a retention. E.&O.E. 9 0 0 2 W S N T N O M R Y P , D R A M A R R I P 2 3 6 2 , F R A H W Y A B S E N O J , 0 0 1 E T I U S | 3 6 0 4 7 1 6 6 1 3 8 N B A | A C I N C E T O N I M U L L i | R E N T R A P
I N I Z Z U G i
M O C . I N I Z Z U G i : W | U A . M O C . R E N T R A P I N I Z Z U G i @ O F N I : E | 7 7 6 7 1 7 5 9 2 1 6 + : F | 7 7 7 7 1 7 5 9 2 1 6 + : T
4 9 9 8 4 4 0 0 3 1 : I N I Z Z U G i 0 0 3 1 : T
15
#1_interior design getting there...
As can be appreciated on next two pages, the design is coming together. The end of construction is scheduled for March 2018.
16
#1_interior design ...getting there
17
#2
#2_terrace house
What is the ‘Missing Middle?’
brief
What is the ‘Missing Middle?’
The Missing Middle design competition has been organised by the Department of Planning of NSW in 2017. The goal was to test the Missing Middle policy that is being finalised by the Department, a policy that aims to streamline construction of medium scale developments.
A policy gap exists in the provision of design guidance for low-rise medium Competition density housing types, including examples Jury occupancies, manor homes, A policy gapsuch existsasindual the provision of design guidance for low-rise medium townhouses, and terrace houses. This density housing types, policy gapincluding is knownexamples as the ‘Missing Middle.’
Photos on the left depict the character of many australian suburbs, where carports and garages dominate streetscapes. The main idea of our submission was to eliminate this dominance and reunite people with frontage of their houses by a realistic design respecting subdivision methods and planning regulations.
such as dual occupancies, manor homes, townhouses, and terrace houses. This policy gap is known as the ‘Missing Middle.’
The Missing Middle
The Missing Middle
Peter Poulet SINGLE DWELLING
SINGLE DWELLING
TWO DWELLINGS
TERRACES
TWO DWELLINGS
DUAL OCCS
TERRACES
DUAL OCCS
MULTI DWELLING TERRACES
MULTI DWELLING TERRACES
MULTI DWELLING HOUSES
DUAL OCCS
MULTI DWELLING HOUSES
MANOR HOUSES
DUAL OCCS
RESIDENTIAL FLAT BUILDINGS
A professional and respected Jury has been selected for this Design Competition. It comprises architects, urban designers, planners and building designers to offer a balanced and fair appraisal Purpose and Vision of the quality of the entries. SJB Architects, photographer Brett Boardman.
The Jury will also be complemented by a
The ‘Missing Middle’ Design Competition technical advisor who will screen the entries is an initiative of the Government Architectfor compliance with the draft Medium Density NSW in collaboration with the NSW Design Guide. The Jury reserves the right to Department of Planning and Environment appoint additional technical advisers should aimed to engage the built environment the judging require it to nominate winners and industry in design-led planning. runners up in accordance with Clause 13.4 of the Competition Terms and Conditions.
16
We want to leverage industry expertise to test design The jury will be given a Report compiled standards for low-rise medium density housing types which would become eligible for a fast-tracked development assessment by the Department of Planning review team process, known as Complying Development. regarding the compliance with the draft Currently, most new housing in NSW falls into two categories – traditional free-standing homes or strata-titled apartments. What is Design Guide. The Report will also outline missing are the low-rise, medium-sized homes, like terraces, dual potential changes to the Design Guide occupancies, manor homes or townhouses. This gap in our housing market has become16 known as the ‘Missing Middle.’ proposed by each entry. NSW requires more housing to meet the needs of our diverse The competition jury will comprise of and growing population. Our state is projected to grow by more than 100,000 people every year until 2036, and we will need five members: to provide homes for an additional 2.1 million residents. Sydney alone will need 725,000 new homes over the next 20 years to keep pace with demand. We believe providing fast-tracked assessment will help tackle the ‘Missing Middle’ shortage in our cities’ housing stock. By increasing supply of well-designed medium-density housing, we can substantially improve housing choice, as well as the quality of the built environment and liveability for communities. This competition provides the opportunity for the design industry to contribute to the development of built environment Government Architect NSW and the NSW policy through design. It isThe an example of design-led planning, Department of Planning and Environment are working where design testing will be used to refine the draft Medium Density Design Guide. together to stage this unique Design Competition This is an opportunity to see the policy action, test intended to draft apply, test,inimprove andit augment the draft and get feedback. We are incredibly excited to seeGuide. the sector’s Medium Density Design contribution and in learning from them. Competition is open to the architectural This Design
“OUR VISION IS TO CHALLENGE INDUSTRY TO CREATE EXCELLENT EXAMPLES OF MEDIUM DENSITY HOUSING THAT CAN BE ACHIEVED USING THE DRAFT MEDIUM DENSITY DESIGN GUIDE AND A COMPLYING DEVELOPMENT PATHWAY. THIS COMPETITION WILL CONTRIBUTE, WITH A DESIGN-LED APPROACH, TO THE DEVELOPMENT AND REFINEMENT OF AN IMPORTANT POLICY FOR HOUSING IN NSW.”
and building design sector including registered
Rob Stokes MP architects, graduates of architecture, students of Minister for Planning
architecture and building designers. The competition 26 takes a design-led approach to the application and testing of the draft Medium Density Design Guide. The competition seeks concept designs that
MANOR HOUSES
RESIDENTIAL FLAT BUILDINGS
Rachel Neeson
Government Architect NSW
Director, Neeson Murcutt Architects
Peter Poulet is the 23rd NSW Government SJB Architects, Architect. photographerHe has over Boardman. 30Brett years’ experience in Australia and Japan in both private and government architectural offices. As the Government Architect, Peter provides independent, impartial whole of government perspective and advice on the built environment and heritage to achieve optimal architectural, urban design and environmental outcomes. Peter’s projects have received numerous awards including the Horbury Hunt, the Blackett Award and an Australian Institute of Architects’ commendation for Public Building. Peter is a member of the NSW Architect’s Registration Board, Central Sydney Planning Committee, NSW Heritage Council, Trustee of the ANZAC Memorial, Sydney Opera House Conservation Council, Government Architect’s Network Australia, UTS Design Architecture & Building Advisory Board and is a UNSW Adjunct Professor. Peter’s involvement in numerous boards and committees ensures good design plays a pivotal role in the making of our built environment.
Rachel Neeson studied architecture at the University of Sydney, graduating with the University Medal in 1993, and completed a Masters of Architecture in Barcelona. She formed Neeson Murcutt Architects Pty Ltd with her late partner Nicholas Murcutt in 2004. Based in Sydney, the practice deliberately pursues range of project types from bespoke houses to housing prototypes, commercial and public commissions, operating in urban, suburban, rural and outback settings across Australia. The work of Neeson Murcutt Architects Pty Ltd has been recognised locally and internationally through publications, exhibitions and awards, including the 2014 AIA Walter Burley Griffin Award, Sulman Medal and Lloyd Rees Award for the Prince Alfred Park and Pool Upgrade, and the 2016 Sulman Medal for the Kempsey Crescent Head Surf Life Saving Club.
My involvement in this project This submission has been designed in cooperation of my colleague and myself - I have been actively involved in all of it. Our director gave us complete freedom after agreeing to our concept.
19
Selection Site Selection
# 2_terrace house the design
PC 2.1_application
Site Selection
The site selection process was based on specific requirement of the competition brief, seen on the top of this page. The site was to be located within the area hatched red on the adjacent map of Sydney. As part of other project in our office, we have been working on a planning proposal for the Showground develpment precint, which is located in the area as required by the competition brief. We were familiar with the area and felt like that this is the perfect place to apply Missing Middle policy. The apecific site was chosen by evaluating these criteria: the distance to the nearly completed train station, its orientation, the depth of lots, proposed zoning and height regulation. These were the beneficial factors.
Entrants must select a site for their concept design proposal. The site must comply with the following requirements: — Medium density dwellings must be permissible under the local development controls (LEP); — The site should be located in the middle or outer metropolitan ring of the Sydney metropolitan area or in a coastal area. For the purpose of this competition, these zones are defined as follows: — Middle Ring: Approximately 10 to 30 km from the Harbour Bridge as the crow flies; — Outer Ring: Approximately from the outer Middle Ring boundary to the extents of the Sydney metropolitan area; — Coastal: Up to approximately 5km from the coast and outside the boundaries of greater Sydney.
FUTURE DESIRED CHARACTER AS PER SHOWGROUND STATION PRECINCT PROPOSAL SITE PLAN 1:5000
Entrants must select a site for their concept design proposal. The site must comply with the following requirements: — Medium density dwellings must be permissible under the local development controls (LEP); Entrants must select a site for their concept — The site should be located in the middle or design proposal. The site must comply with the outer metropolitan ring of the Sydney following requirements: metropolitan area or in a coastal area. — Medium density dwellings must be permissible For the purpose of this competition, these zones under the local development controls (LEP); are defined as follows: — The site should be located in the middle or — Middle Ring: Approximately 10 to 30 km from outer metropolitan ring of the Sydney the Harbour Bridge as the crow flies; metropolitan area or in a coastal area. — Outer Ring: Approximately from the outer For the purpose of this competition, these zones Middle Ring boundary to the extents of the are defined as follows: Sydney metropolitan area; — Middle Ring: Approximately 10 to 30 km from — Coastal: Up to approximately 5km from the coast the Harbour Bridge as the crow flies; and outside the boundaries of greater Sydney. — Outer Ring: Approximately from the outer Middle Ring boundary to the extents of the Sydney metropolitan area; — Coastal: Up to approximately 5km from the coast Entrants are also encouraged non-standard and outside the boundariestoofselect greater Sydney. sites, for example those with steep topography, an unusual shape or varied scale of neighbouring development. Medium density housing is a typology with application and benefits both within and beyond the Sydney metropolitan area and coastal regions, however it is in these areas that the NSW Government expects Outer ring: the greatest uptake. Entrants are encouraged to select a Approx. from the outer Middle site where uptake is likely. Ring boundary The evaluation criteria for the competition to the extents acknowledge the importance of a strategic rationale for of the Sydney Metropolitan area site Outerselection. ring:
Entrants are also encouraged to select non-standard sites, for example those with steep topography, an unusual shape or varied scale of neighbouring development. Medium density housing is a typology with application and benefits both within and beyond the Entrants are also encouraged to select non-standard Sydney metropolitan area and coastal regions, however sites, for example those with steep topography, an unusual it is in these areas that the NSW Government expects shape or varied scale of neighbouring development. the greatest uptake. Entrants are encouraged to select a Medium density housing is a typology with site where uptake is likely. application and benefits both within and beyond the The evaluation criteria for the competition Sydney metropolitan area and coastal regions, however acknowledge the importance of a strategic rationale for it is in these areas that the NSW Government expects site selection. the greatest uptake. Entrants are encouraged to select a site where uptake is likely. The evaluation criteria for the competition acknowledge the importance of a strategic rationale for site selection.
Middle ring: Approx. 10km to 30km from the Harbour Bridge
Middle ring: Approx. 10km to 30km from the Harbour Bridge
Approx. from the outer Middle Ring boundary to the extents of the Sydney Metropolitan area
Sydney
AERIAL PHOTO OF SITE SOURCE: SIXMAPS Sydney
Click to start drawing Outer ring: Approx. from the outer Middle Ring boundary to the extents of the Sydney Metropolitan area
PR
E SE VAI TB LIN AC G K
OW
20
OU
ND
NSW
RO
Outside the boundaries of greater Sydney NSW
SHOW
The c Precin a new is pla proce the ne gener
Show Plan t be tra locatio
23
23
COMPE TITION PROCESS
Coastal: Up to 5km from the coast and
m ation
GR
AD
Sydney
Coastal: Up to 5km from the coast and
Coastal: Up to 5km from the coast and Outside the boundaries of greater Sydney
SH
Middle ring: Approx. 10km to 30km from the Harbour Bridge
COMPE TITION PROCESS
400m to station
C
Outside the boundaries of greater Sydney NSW
The s R3 in the p exhib given curren Site
Selec Close
reside This m
#2_terrace house the design
PC 3.5_application
#1
#2
Diagrams on this page describe concept of our submission. Rendered computer generated 3D model was chosen as a convenient method of modelling spatial content as it allows for an easy way of explaining the design sequence.
#1_Shows the current situation with garages dominating the streetscape. #2_The result of a scenario when garage moves into the rear. Liberation! However considerable amount of site is eaten by driveway. #3_Two lots share driveway as part of a strata subdivision. Quite efficient! #4_what if the lot is bigger? Or more neighbours are interested? More efficient! #5_New articulation of houses. The shape of resulting development is a traditional australian terrace house with all its positives and negatives, a typology that is well known to the industry. Except one fact, that now you can park you car in your own garage and not obstruct streets.
#3
#5
#4
#6_Depicts a possible treatment of habitable rooms facing street as we are well aware that with people occupying streetfront, the absolute privacy that australians value might suffer.
21
# 2_terrace house
22
the design
15
LOT 1 22 22
PC 4.2_application
The treatment of the front yard allows for passive surveilance of the street, enhancing safety in neighbourhoods. FIRST FLOOR PLAN 15
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15 18
15 17
3 LOT 3 LOT 4
4
5
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RECLAIMED YARD LOT 2 RECLAIMINGFRONT STREET FRONTAGE
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RECLAIMING STREET FRONTAGE RECLAIMED FRONT YARD
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RECLAIMING STREET FRONTAGE LOT 3 LOT 3 LOT 4 LOT 3 LOT 4
1 1 1 1
12. 13. 14. 15 16. 17. 18. 19. 20. 21. 22.
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Habitable room
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Services are located centrally for efficiency and for increased ceiling heights to the living areas below. Nonhabitable rooms are also extended over the driveway.
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GROUND FLOOR PLAN SCALE 1:250
To mitigate any potential noise and to improve privacy, movable timber screens have been integrated in the design to the street facade. When desired, they can screen the living spaces whilst maintaining filtered light.
19 20 17 19
17 3
MIRROR LINE
All habitable rooms have been oriented to the front or the rear of the site to provide unrestricted outlook and to avoid overlooking of neighbouring properties. Windows to non-habitable rooms face east and west but maintain a minimum of 4m to the boundary.
Garage Common driveway Bedroom Bathroom Ensuite Walk in robe Void Study Green Roof Balcony
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To avoid the courtyard feeling like a chimney, it is open to one side and flanked by a one storey component to the rear to ensure ample light. The courtyard would be planted with small deciduous trees providing shade in the summer and allowing light penetration in winter.
15 20 16 20 3 16
15 22 15 15 15 15
13
In addition to the front and rear yard, a central courtyard was introduced to provide natural sun and ventilation to the otherwise long and narrow plan. Accordingly, the house feels open and spacious as opposed to a standard terrace house with small rooms and long corridors.
2 Covered10 terrace 9
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FIRST FLOOR PLAN SCALE 1:250
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Orientation
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CONCEPT 12 DESIGN 02 6 21 197
NATURAL VENTILATION
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LEGEND 1. Front yard 2. Entry 3. Living 4. Courtyard 5. Dining 6. Kichen 7. Pantry 8. Gallery 9. Powder room 10. Laundry 11. Rear Garden 22
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SOLAR ACCESS - Street front facing north
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SOLAR ACCESS - Street front facing south
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SECTION AA RECLAIMED FRONT YARD SCALE 1:250
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SHOWGROUND SHOWGROUND SHOWGROUND ROADROADROAD
SHOWGROUND ROAD
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SCALE 1:250
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The Apartment Design Guide was taken as a LOT 1 reference and 15 several design criterias15were mitigated 17 16 18 22 from there...afterall, it can be expected that22some if it 22 17 will appear22in the Middle 16 18policy 15 Missing 15 as well. LOT 2
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LOT 1
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SHOWGROUND ROAD
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LOT 2
SHOWGROUND ROAD
The layout of the proposed terrace house respects the orientation and with the garage relocated off the front, it allows for habitable room to occupy both ends of the house. That facilitates construction of a dual aspect house with plentiful solar access, natural cross ventilation and offering variety of public/semi-public/ private spaces for tenants.
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FIRST FLOOR PLAN SCALE 1:250
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FIRST FLOOR PLAN SCALE 1:250 11 FIRST FLOOR PLAN SCALE 1:250 FIRST FLOOR PLAN SCALE 1:250 GROUND 21 FLOOR 21 PLAN 12 11 SCALE 1:250 21
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SECTION AA SCALE 1:250
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REAR ELEVATION N.T.S.
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MIRROR LINE
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11 MIRROR LINE MIRROR LINE
FRONT ELEVATION N.T.S.
13
13SECTION AA SCALE 1:250
13
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COMMON AREA
PRIVATE AREA
COMMON AREA
PRIVATE AREA
CO CO DE CO DE DE
Australian the family Australian The front the family surface o COMMON AREA PRIVATE AREA south The front SOLAR ACCESS - Street front facing the street Australian surface or leave mu the family the street street on The front leave spacesmu ar surface or street on SOLAR ACCESS - Street front facing north was to try the street spaces ar and thus leave was tomu try in addition street on r ACTIVE STREET FRONT CENTRAL SERVICES and thus provides spaces arf NATURAL VENTILATION in addition reintroduc was to tryf ACTIVE STREET FRONT CENTRAL SERVICES provides neighbour and thus 2 reintroducr 1 LEGEND 3 in addition A central cf ACTIVE FRONT CENTRAL SERVICES 1. STREET Front yard - Street 12. Covered terraceneighbour provides 2 1 SOLAR ACCESS front facing south 3 1 is flanked 2 2. Entry 13. Garage reintroduc A central one threec 3. Living 14. Common driveway neighbour 1 3 2 Courtyard is flanked 2 house, le 1 4. 15 Bedroom 2 3 1 3 one three 5. Dining 16. Bathroom rooms. A centrallea c 3 1 6. 22 Kichen 17. Ensuite house, 1 3 flanked 7. 2 Pantry 18. Walk in robe is rooms. This three was one 8. 2 Gallery Void 3 31OUTDOOR AREAS GREEN 19. ROOF AREA front faca house, lea 1 9. Powder room 20. Study 3 This was issues ma NATURAL VENTILATION rooms. 10. Laundry Green Roof 3 OUTDOOR AREAS GREEN 21. ROOF AREA front spacefaca to 1 3 Garden 11. 2 Rear 22. Balcony issues ma living spa This was LEGEND space toflo spaces 3 OUTDOOR AREAS GREEN ROOFHabitable AREA faca room front Orientation living spa providing 1. Front yard 12. Covered terraceissues ma spaces flo 2. Entry 13. Garage of the livin space to 3. Living 14. Common driveway providing of differen living spa 4. Courtyard 15 Bedroom of the livin and multip spaces flo 5. Dining 16. Bathroom of differen providing 6. Kichen 17. Ensuite and multip 7. Pantry 18. Walk in robe of the livin 8. Gallery 19. Void of differen 9. Powder room 20. Study and multip
10. Laundry 21. 11. Rear Garden 22. SOLAR ACCESS - Street front facing north SOLAR ACCESSOrientation - Street front facing north
Green Roof Balcony
Habitable room
SOLAR ACCESS - Street front facing north SOLAR ACCESS - Street front facing south
TIMBER SCREENS FOR NOISE/SUN CONTROL
SOLAR ACCESS - Street front facing south
TIMBER SCREENS FOR NOISE/SUN CONTROL
SOLAR ACCESS - Street front facing south
TIMBER SCREENS FOR NOISE/SUN CONTROL
NATURAL VENTILATION LEGEND VENTILATION NATURAL 1. Front yard 2. EntryVENTILATION NATURAL LEGEND 3. Living 1. Front yard 4. Courtyard 2. Entry 5. Dining LEGEND 3. Living 6. Kichen 1. Front yard 4. Courtyard 7. Pantry
12. 13. 14. 12. 15 13. 16. 14. 17. 12. 15 18.
Covered terrace Garage Common driveway Covered Bedroomterrace Garage Bathroom Common driveway Ensuite Covered terrace Bedroom Walk in robe
CO CO DE CO DE DE
In additio was intro to the ot In additio house fee was intro terrace h to the ot In additio house fee To wasavoid intro terrace to one ot sh to the the rear house fee To avoidhw planted terrace to one s summer the rear To avoid planted All one habita to sw summer the rear the rear o avoid ove planted w All habita non-habi summer the rear o minimum avoid ove All habita non-habi To mitiga the rear o minimum movable avoid ove design non-habito To mitiga screen th minimum movable design to Services To mitiga screen th increased
#2_terrace house the design street elevation
PC 3.1_application
Street elevation on the left shows clearly that the design response to the brief hits the target - there is one driveway per four dwellings and plentiful of frontage dedicated to actual people and their activities, not cars.
PC 3.3_application
For myself, coming from Czech Republic, and my colleague, that I designed this entry with, coming from Sweden, our cities and suburbs look very different to the local style. The abundance of car facilities versus human facilities on the street frontage in Australia is quite the first thing that hits the eye.
As mentioned in the introduction of this project, the main goal of this design was to mitigate the impact cars have on the way we (Australians) live. I am not trying to argument that it is or it is not good, nor that we do not need cars, that is not the case. All I am trying to say is that me and my colleague believe that there are certain aspects that we can deal with different, maybe better, and this proposal shows clearly how it can be achieved. Resulting proposal inevitably densifies the locality. This is also a vital part of the design as the population in Sydney metropolitan area is projected to grow significantly, unless a major event occurs. The governement of NSW believes, that densification is necessary - Missing Middle policy is a product of this belief. We believe that idea as well and this design proposal is how we articulate this belief.
rear elevation 23
# 2_terrace house the design
PC 2.2_application
The image on this page shows how various planning proposals were effectively applied on selected site to create permissible building envelope. Orange colour shows resulting compliant envelope with LEP and DCP controls...minimum lot size, maximum building height, FSR, setbacks, wall height etc.
PC 1.5_knowledge
Planning controls are represented by the particular LEP plan, which is a law, then the DCP of The Hills Shire, which is a guide for council to assess development applications and should be followed, unless there is a good argument. These planning controls need to be considered before lodging a DA. The Missing Middle policy introduces a compliant development certificate to streamline construction of this type of developments and as such it sits somewhere between the LEP and DCP, yet it is separate and independent by its nature. Our understanding is that LEP and DPC will still have to be followed, while Missing Middle will be given to councils for evaluation and they can individually decide on adopting this policy and either including in their planning controls. If gazetted, this policy offers developers a unique streamlined approach to achieve their goal by allowing for developments to be realised faster and at reduced price in comparison with standard DA process as complying development certificates rules are firmly set - application is not considered but approved if complies with these rules.
Garages do not comply with rear setback Garages step down towards the rear boundary to minimise impact Solar envelope to the rear Rear garden Articulated rear facade Green roofs Central courtyard for natural light and ventilation Solar panels to roof
Landscaping to front yards
ď&#x20AC;&#x201A;
Adjustable screens for noise & sun control Front setback 5.5m Non-habitable rooms over driveway
ď § ď ¨
Driveway/ accessway to the rear of the site or to rear development Windows to habitable rooms face the front and rear Side setback 1.2m Windows to non habitable rooms to the side only
COMPLIANT ENVELO The garages are non-comp
24
DETAILS
no 77-79 Showground Road, Castle Hill
#2_terrace house STANDARD
CODES SEPP
PROPOSED
COMPLIES
Site area (all four lots)
13,567m2
13,567m2
yes
Height of buildings
8.5M
7m
yes
Minimum lot size for each dwelling
150m2
Lot 1 & 4 = 325.9m2 Lot 2 & 3 = 352.7m2
yes yes
Maximum gross floor area for each lot
0.75:1
Lot 1 & 4 = 84.9m2 Lot 2 & 3 = 198.7m2
Proportion of area forward of building line that contains landscaped area
Lot 1 & 4 = 35m2 Lot 2 & 3 = 26.8m2
Total Landscaping
Lot 1 & 4 = 151.4m2 Lot 2 & 3 = 74.6m2
0.57:1 0.56:1
yes yes
46% 21%
yes yes
The major one that our design does not comply with is the rear setback, as the principle of our proposal is to locate garages in the rear, preferably adjacent to the rear boundary.
5.5m
5.5m
yes
Rear setback ground level
3-6M
0-11.9m
no
Rear setback upper level
10m
11.9m
yes
Side setback
1.2m + solar envelope
1.2m + solar envelope
yes
SITE
PC 5.3_application
As part of the competition submission, a page showing compliances with planning controls was produced. This page summarises and evaluates main regulatory requirements compliance.
Primary road setback
EXISTING ZONING source: Showground Station Precinct Proposal
the design
PROPOSED ZONING source: Showground Station Precinct Proposal
SITE
25
#3
Page 1 ! of 3 !
what when
zooming in
A. Proposal Details Project Name: 14 Wyatt Ave, Belrose.
da deferred commencement with sydney trains cc1 for demolition, excavation and site prep, later turned into cdc
s96 cc2
october 2015 to july 2016 (activated june 2017)
Reference Number: WAB
Revision Number: A
A design that Platform manages right from the beginning, from the feasibility study and initial sketches, through various stages of the project as shown on the left side of this page. Construction is to commence February 2018 with Platform engaged to oversee the process.
Date Submitted: 03.10.2017
B. Client Details Company Name: Mr John Holman Contact Person: John Holman Position/Title: Owner
july 2016 to april 2017
Contact Number: 0419 777 502
C. The Project The initial brief is to design and document a development application for a boarding house in Belrose. The development should house approx 33 rooms plus a managers quarters and the relevant shared/common facilities as required by the SEPP AH and/or the LEP controls. The rooms are to be approx 25-31 sqm in size and should each have a bathroom. The design is to consider the existing house to the south west and the proposed childcare centre to the north east. The understanding is we are to attempt to lodge your DA by the end of the year.
august 2016 to june 2017
Deliverables:
Stage Fees:
Stage 1: Feasibility and concept design
$ 4,000.00 + GST
Stage 2: Detailed design & Development Application
$35,000.00 + GST
Stage 3: Construction Certificate
$47,000.00 + GST
Stage 4: Contract Administration
$42,500.00 + GST
Interiors - common areas and rooms
$11,000.00 + GST
Photomontages
$1,500.00 + GST each.
My involvement in this project I was not part of the initial design process that resulted in the development application submission. I got on board after council issued their comments for the application and have us detailed the application. Since then, I have been the responsible person for design and coordination for this project.
PC 1.1 & 1.7_knowledge On the bottom right of this page there is an abstract from the fee proposal that my director provided to the client, highlighting particular design phases with appropriate fees for each phase, the role of an architect in the design process and proposed schedule of the stages delivery.
D. Fee Platform Architects propose the following fee stages for your consideration. The fees are based on a staged services appointment.
#3_apartment building
*All fees are payable in AUD excluding GST or other applicable tax plus expenses. For a detailed description Page 2 ! ofof3 ! services included within each fee option refer to Part 3 (Scope of Service) of the Agreement.
august 2017 to october 2017
august 2016 to present
WAB_Boarding House E. Consultants
Architect / Client Initials ___ / ___
Platform Architects will be appointed Design Consultant, and all other consultants, including the cost consultant will be appointed directly by the Client. The Client will commission input from all other consultants and provide all necessary information and surveys regarding the site. We will however provide a summary of a suggested consultant team. Many of whom have worked with us previously to gain successful outcomes in Council. We will also obtain fee proposals from them such that you can have a clear understanding of an approx cost for the DA moving forward.
F. Proposed Project Schedule Work Stage Feasibility & Concept Design Design Development/ DA Construction Certificate Construction
Duration 3 weeks 9 weeks 8 weeks 12 - 14 months
Stage 1 2 3 4
Please advise us of your preferred program so that we can ensure resources to deliver what is required for each stage. Our understanding is that you are ready to commence and are keen to reach an outcome before Christmas. We currently have the resources available to commence work immediately if engaged.
27
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After a green light from the client, Platform P seen on designed the bulk of the building that can be R2 the right side of this page. Note that the bulk as shown R2 P fully compliant with the LEP - particularly is not with R3 R2 the height limit. Our planning consultant was confident R2 that we can proceed with this designRE1 and still be consistent with objectives of this particular planning U control, which the client appreciated as we were able U U to fit two more RE1 units, increasing potential revenue of the client. D(
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SP1 J L J and Distribution Sydney Wholesale and Retail Markets Centre
When the client approached Platform L brief was simple: fit in as many apartments on this SP2 land as possible. Figures on the left side of the page Rail Infrastructure are map extracts from the local environment plan, P setting the main frame into which the design needs R2 N to fit. These factors were taking into consideration during the first feasibility studies to inform the client of possible apartment density for his site.G TB
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#3_apartment building
PA R
SP2 N Stormwater ManagementTHE CRESCENT
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#3_apartment building
Strathfie eld Council 65 Hom mebush Road d Strathfie eld NSW 213 35
13.0 04.2016
DA amendment
Attn. So ophie Olsen Senior P Planning Offficer DEVELO OPMENT APP PLICATION No.: N 2015/13 33 PROPER RTY: 86-87 TH HE CRESCEN NT, HOMEBUSSH WEST PROPOS SAL: FOUR (4 4) STOREY RESIDENTIAL R FLAT BUILDIING onse to yourr letter date ed 19 Janua ary 2016 we have provided the folllowing add ditional In respo informa ation require ed: ding: A Flood d study has been prep pared by SG GC and the proposed d design has 1. Flood addresssed the mitigation mea asures requiired.
The extract on the left is a cover letter written by my director to inform council that all their concerns are have been dealt with in the updated set of architectural drawings and consultant’s reports. The extract is attached to get an idea what have I worked on since my involvement in this project.
ave been p provided and additiona al informatio on (dimensio ons, 2. Planss: Plans at 1::100@ A2 ha areas a and setback ks) have been included d as requested. and Height Variation: V FS SR has been n revised an nd reduced from 1597 ssqm (1.24:1)) to 3. FSR a 1553 sqm (~1.21:1) 4. Solar Access: A solar accesss study has been unde ertaken. It demonstrate es that 70% of o the ceive three or more ho ours of solar access at midwinter. m units rec mon Open Space: In addition a to tthe common space to the rear of the site, wh hich has 5. Comm been enlarged, a generous g la andscaped area to the e front of the e site is now w dedicated d to on open spa ace for resid dents. Furthe er, a large common c op pen space o on the roofttop is commo provide ed and offers a good le evel of ame enity includin ng a comm munity garde en. ersized Units: The units have h been a amended to comply with w the ADG G requireme ents. 6. Unde 7. Car P Parking: The e basement has been a amended to o accommo odate addiitional spaces in according to the Objective O 3J J of the ADG G.
PC 2.2_application
The main council’s concern was flooding of the land as the proposed building effectively blocks natural flow of water over the land. Stormwater consultant was engaged to prepare a flow study as per council’s DCP and to advise on future stormwater measures.
[] 8. Shadow Diagram m: A shadow w diagram tto scale has been prov vided.
9. Drive eway: The drriveway hass been rede esigned and d a more co onventionall driveway to t the eastern n boundary is proposed d. 10. Wasste Manage ement: A 10m m long 1:20 0 ramp is pro ovided to ensure off-strreet collection. ntamination: A desktop analysis rep port has been prepare ed by EIAusttralia. 11. Con Yours Sincerely
Bridie G Gough Architec ct (ARB No.. 8280)
a. Level 1, 422 Market Lan ne, Manly p. +61 9976 9 6666 nom minated arch hitect. Bridie Gough. Reg No. 8280
The FSR of the building had been reduced slightly by redesign of circulation areas and better effectivity. The height breach has been justified by producing shadow analysis on the left side of this page. SEPP 65 conditions (units size, solar access, parking) have triggered a redesign of several units to comply. The rest of conditions were cross referenced and amended as per their appropriate controls or consultants had been engaged to provide their advise and report. Amendments mentioned above were satisfactory for the council to issue a conditioned consent with the application in July 2016. Unfortunately the site is adjacent to the train corridor, so the next stop was obtaining an approval from Sydney Trains.
PC 3.5 & 3.8_application
The shadow diagram on the left side of this page is an example of computer 3D modeling technique that serves as basis for planners to use in their argumentation. This particular case shows height as designed (top image) and height compliant with height limit set in LEP (bottom). It facilitates the argument that extended building height causes only negligible overshadowing on the neighboring building.
29
#3_apartment building Sydney Trains
The photo on the top of this page is a google maps street view extract. The site begins approximately where the high voltage pole stands - this is attached to explain the relation of the building and the rail corridor. Considering the impacts that were discovered during this process (zero impacts), it took nine and a half months of to-and-froing and additional reports to get blessing from Sydney Trains (to satisfy deferred commencement) which is an extraordinary display of efficient agency.
B
PC 4.5_application
There were several reports that needed to be obtained, several boxes to be ticked. The section right below the photo on the top of this page is an extract of a shoring report that had to be prepared specifically for Sydney Trains, including very detailed sediment analysis. The high voltage post on the photo is a property of Sydney Trains as well and, apart from clearance requirements for the building itself (lucky that building set back sufficed), cranes and concrete pumps, special reports and drawings had to be provided.
Ondrej Hromadko
Example one is an electrolysis testing report, that recommended for the building shoring to be separated from soil to mitigate stray currents, which was later included in the construction methodology statement and reflected on our drawings as well. Example two is a confirmation from the builder (which normally is not appointed at this stage!) that crane location and concrete pump will comply with all required clearances...but how do you comply with that when there is no construction methodology plan yet and contractors are far from even being tendered?
PC 8.1_knowledge
Following above, a crane contractor was tendered and appointed to advise on definite crane location (cannot be preliminary, because Sydney Trains would not accept a preliminary location), a drawing showing crane location and requested clearances was produced and box ticked. Well, at least one contractor less for the upcoming tendering process...
30
From: Sent: To: Cc: Subject:
Stef Di Berardino <stef@xsitegroup.com.au> Friday, 30 June 2017 2:57 PM Ondrej Hromadko 'Bridie'; Paul Kiceec; Stoyan Kiceec RE: HOMEBUSH: 86 & 87 The Crescent - Conditions for CC stage
Importance:
High
Ondrej, My comments in red below.
Kind Regards, Stef Di Berardino Tel: +61 29552 6000 | Mob: +61 411 888 374 | Fax: +61 2 9552 6011 | Email: stef@xsitegroup.com.au www.xsitegroup.com.au
B
Notice: · The information contained in this email is confidential. If you are not the intended recipient, you may not disclose or use the information in this email in any way From: Ondrej Hromadko [mailto:ondrej@platformarchitects.com.au] Sent: Friday, 30 June 2017 2:46 PM To: Stef Di Berardino <stef@xsitegroup.com.au> · Cc: 'Bridie' <bridie@platformarchitects.com.au>; Paul Kiceec <paul@xsitegroup.com.au>
Subject: RE: HOMEBUSH: 86 & 87 The Crescent ‐ Conditions for CC stage Hi Stef Ok with the crane location plan, will just confirm mentioning consultations with crane people. Would you be able to provide the name of company(ies) that you consulted with to so I can refer? FRANKIES CRANES PTY. LTD. I have a feeling that sending through the same Methodology Statement done by Southwest builders might not · satisfy the condition 83 though. Chris Bailey mentioned in his requirements… “please provide the relevant Contractor’s Construction Management Plan which addresses the risks from our H/V powerlines and working in the vicinity including scaffolding.” …and our current statement does not mention neither of the two. Simply stipulate that Frankies Cranes Pty Ltd (who are very popular for these types of projects) will adhere to the requirements and that it will form part of the Risk Management process and be embedded in their Safe Work Method Statement. As can be appreciated, we don’t have these documents as yet but will receive them prior to their site establishment. You can also suggest that we will give them a copy prior to commencement. I can rename the current statement, send it to him and pretend that it is ok if that is what we want to do? I still think that Sydney Trains engineers will not accept for the above reason and we will have to provide risk assessment and scaffolding part. Please advise. The project is to be undertaken by SMP Solutions, you can confirm that. See how you go and if you need anything further let me know. Regards, Ondrej Hromadko PLATFORM ARCHITECTS LEVEL 1, 57 THE CORSO MANLY 2095 TELEPHONE: 02 9976 6666
ABN: 74602856157
australian civil structural engineering solutions A . B . N . 44 936 164 688
HOMEBUSH WEST HOLDING PTY LTD
suite 38 - 42 SWAN AVENUE STRATHFIELD nsw 2135 PH: 02 9090 2800 FAX: 02 9090 2877 MOB: 0421 341 735 EMAIL: info@acses.com.au WEBSITE: www.acses.com.au
1
#3_apartment building CDC for demolition and site prep A2 â&#x20AC;? Accredited Certifier and PCA â&#x20AC;? BPB 0744 A2 â&#x20AC;? Accredited Certifier and PCA â&#x20AC;? BPB 0744Â
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0408 638 375 0408 638 375 02 8014 7720 02 8014 7720 wesley@bcaustralia.net.au wesley@bcaustralia.net.au www.bcaustralia.net.au www.bcaustralia.net.au 225 Commonwealth Street, Surry Hills NSW 2010 225 Commonwealth Street, Surry Hills NSW 2010 62 Croydon Street, Cronulla NSW 2230 62 Croydon Street, Cronulla NSW 2230   Â
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    From: Stef Di Berardino [mailto:stef@xsitegroup.com.au]  From: Stef Di Berardino [mailto:stef@xsitegroup.com.au]  Sent: Tuesday, June 20, 2017 12:01 PM Sent: Tuesday, June 20, 2017 12:01 PM To: Wesley Vos <Wesley@bcaustralia.net.au> To: Wesley Vos <Wesley@bcaustralia.net.au> Cc: Stoyan Kiceec <stoyan@xsitegroup.com.au>; Paul Kiceec <paul@xsitegroup.com.au>; Robin Howard Cc: Stoyan Kiceec <stoyan@xsitegroup.com.au>; Paul Kiceec <paul@xsitegroup.com.au>; Robin Howard <robin@bcaustralia.net.au>; Ondrej Hromadko <ondrej@platformarchitects.com.au>; <robin@bcaustralia.net.au>; Ondrej Hromadko <ondrej@platformarchitects.com.au>; bridie@platformarchitects.com.au  bridie@platformarchitects.com.au Subject: RE: 86 â&#x20AC;? 87 The Crescent, Homebush West Wesley, Subject: RE: 86 â&#x20AC;? 87 The Crescent, Homebush West Importance: High  Importance: High  Thank you for the update. In regards to items 1 and 2 to commence the said demolition works, please confirm the process, time  frame and your fee.Â
Wesley, Wesley,   Thanks for making the time to meet with us this morning. As discussed we are anxious to get the project underway however once  Thanks for making the time to meet with us this morning. As discussed we are anxious to get the project underway however once again are experiencing some unnecessary delays with Sydney Trains in their approval of Conditions 83 and 85. Whilst we Emolition works again are experiencing some unnecessary delays with Sydney Trains in their approval of Conditions 83 and 85. Whilst we understand Councilâ&#x20AC;&#x2122;s reasoning for the inclusion of these Conditions generally, we are of the strong opinion that they do not Kind Regards, understand Councilâ&#x20AC;&#x2122;s reasoning for the inclusion of these Conditions generally, we are of the strong opinion that they do not necessarily apply to the project given its distance from the rail corridor inclusive any track monitoring requirements. To that  necessarily apply to the project given its distance from the rail corridor inclusive any track monitoring requirements. To that extent we are seeking an alternative approach to legitimately circumvent the process so to mitigate further time and cost impacts Stef Di Berardino extent we are seeking an alternative approach to legitimately circumvent the process so to mitigate further time and cost impacts by way of commencing the following activities pertinent to CC1: Tel: +61 29552 6000 | Mob: +61 411 888 374 |  Fax: +61 2 9552 6011 | Email: stef@xsitegroup.com.au by way of commencing the following activities pertinent to CC1:  www.xsitegroup.com.au  1. Demolition of the two (2) existing redundant dwellings and site clearing works; and  1. Demolition of the two (2) existing redundant dwellings and site clearing works; and 2. Piling / bulk excavation and shoring works. 2. Piling / bulk excavation and shoring works.    Notice: We understand that there may be a need to nominate Sydney Trainsâ&#x20AC;&#x2122; asset on the respective insurance policies in terms of We understand that there may be a need to nominate Sydney Trainsâ&#x20AC;&#x2122; asset on the respective insurance policies in terms of The information contained in this email is confidential. If you are not the intended recipient, you may not disclose or vibration works and see no issue in attending to this if it assists your determination and that of the relevant stakeholders. vibration works and see no issue in attending to this if it assists your determination and that of the relevant stakeholders.  use the information in this email in any way  We look forward to your favourable response and request that you also confirm if there are any additional fees associated with  We look forward to your favourable response and request that you also confirm if there are any additional fees associated with this approach. From: Wesley Vos [mailto:Wesley@bcaustralia.net.au]   this approach.
  Sent: Tuesday, 20 June 2017 2:06 PM Kind Regards, Kind Regards,  To: Stef Di Berardino <stef@xsitegroup.com.au>  Cc: Stoyan Kiceec <stoyan@xsitegroup.com.au>; Paul Kiceec <paul@xsitegroup.com.au>; Robin Howard Stef Di Berardino Stef Di Berardino <robin@bcaustralia.net.au>; Ondrej Hromadko <ondrej@platformarchitects.com.au>; Tel: +61 29552 6000 | Mob: +61 411 888 374 |  Fax: +61 2 9552 6011 | Email: stef@xsitegroup.com.au Tel: +61 29552 6000 | Mob: +61 411 888 374 |  Fax: +61 2 9552 6011 | Email: stef@xsitegroup.com.au bridie@platformarchitects.com.au www.xsitegroup.com.au www.xsitegroup.com.au  Subject: RE: 86 â&#x20AC;? 87 The Crescent, Homebush West    Hi Stef  Notice: Notice:  The information contained in this email is confidential. If you are not the intended recipient, you may not disclose or The information contained in this email is confidential. If you are not the intended recipient, you may not disclose or No problem, itâ&#x20AC;&#x2122;s always nice to meet the people youâ&#x20AC;&#x2122;ll be working with on a project. use the information in this email in any way use the information in this email in any way    Iâ&#x20AC;&#x2122;ve discussed the subject conditions of consent (83 & 85) with Robin and can confirm that we are willing to issue a From: Wesley Vos [mailto:Wesley@bcaustralia.net.au]  CC for demolition work only before these conditions are satisfied but cannot include anything further. We are of the From: Wesley Vos [mailto:Wesley@bcaustralia.net.au]  Sent: Monday, 19 June 2017 1:23 PM opinion that these conditions are applicable to the commencement of any building work (which includes piling and Sent: Monday, 19 June 2017 1:23 PM 3 bulk excavation). This being the case, and the development consent being a statutory document, we simply donâ&#x20AC;&#x2122;t 3 have the authority to not enforce compliance with these conditions of consent prior to issue of a CC including building work, nor would the CC be considered valid if we did.  Therefore, the options available to get demolition started on site are as follows:  1. Obtain CDCs for demolition of the structures currently existing on site. By going down this route we can ignore the DA at this stage because compliance with the relevant CDC requirements is all that must be demonstrated. 2. Obtain an early work CC for demolition only. This would require satisfying all conditions in the development consent relevant to carrying out the demolition work.  To get any form of building work started on site, all conditions of consent relevant to the scope of work must be satisfied. Unfortunately this includes the conditions requiring input from Sydney Trains.  Please feel free to contact me if youâ&#x20AC;&#x2122;d like to discuss any of the above in further detail. Ondrej Hromadko  Regards  From: Wesley Vos <Wesley@bcaustralia.net.au>   Sent: Tuesday, 20 June 2017 4:24 PM
PC 9.6_knowledge
After receiving an approval for deferred commencement from Sydney Trains, the client was eager to demolish existing structures and to start site preparation as soon as possible (construction certificate had been in preparations since some time).
However, there were further conditions that were related to Sydney Trains that were supposed to be satisfied prior to issue of any construction certificate or commencing any works on site. Due to the delay to the project, there was a strong negative feeling towards railcorp to the extent that we were encouraged to just disregard all their additional conditions and deal with it later down the track as it keeps coming back on us. Platform suggested to stay patient and to deal with this the correct way, as we were confident that an additional month of delay is worth avoiding violating the DA consent in the long run. Instead, it has been decided to skip CC stage 1 and obtain a compliant development certificate for demolition so things move forward. Our PCA was happy to take this path and issued CDC within next two weeks and demolition of existing houses commenced. Extract from email conversation on the right side of this page shows Platformâ&#x20AC;&#x2122;s involvment in the discussion between the project manager and the certifier.
Wesley,Â
Stef Di Berardino Wesley Vos  To: Cc: Stoyan Kiceec; Paul Kiceec; Robin Howard; Ondrej Hromadko; Building Regulations Consultant/Accredited Certifier Thank you for the update. In regards to items 1 and 2 to commence the said demolition works, please confirm the process, time Bachelor of Applied Science (Environmental Health) â&#x20AC;&#x201C; U.W.S bridie@platformarchitects.com.au frame and your fee. Graduate Diploma Building Surveying â&#x20AC;? U.W.SÂ
 Subject:
RE: 86 - 87 The Crescent, Homebush West 2
 Emolition works Hi Stef Kind Regards,  Stef Di Berardino With reference to the previously specified options available: Tel: +61 29552 6000 | Mob: +61 411 888 374 |  Fax: +61 2 9552 6011 | Email: stef@xsitegroup.com.au  www.xsitegroup.com.au 1. Issuing a CDC to demolish each dwelling (2 x CDCs) would cost $3,000 ($3,300 including GST). Unfortunately  we have to notify the surrounding neighbours of these applications which would delay the issue of approval for approximately 17 days from the day the application is received. It should be noted that receipt of an  Notice: application is considered as receipt of an application form, payment of the relevant fee, and receipt of relevant plans. The information contained in this email is confidential. If you are not the intended recipient, you may not disclose or 2. Issuing a Stage 1 CC for demolition only would be covered by the Stage 1 CC fees outlined in the currently use the information in this email in any way  issued invoice. This would result in an additional fee being applicable for the next staged CC for piling and bulk excavation which can only be advised upon when we know what needs to be completed to issue this From: Wesley Vos [mailto:Wesley@bcaustralia.net.au]  CC. The timing of this method is essentially dictated by when you can submit the requisite documents plus a Sent: Tuesday, 20 June 2017 2:06 PM few days for them to be checked by me and the CC document to be drafted by our administration team. To: Stef Di Berardino <stef@xsitegroup.com.au>  Cc: Stoyan Kiceec <stoyan@xsitegroup.com.au>; Paul Kiceec <paul@xsitegroup.com.au>; Robin Howard Regards <robin@bcaustralia.net.au>; Ondrej Hromadko <ondrej@platformarchitects.com.au>;  bridie@platformarchitects.com.auÂ
Wesley Vos Subject: RE: 86 â&#x20AC;? 87 The Crescent, Homebush West  Building Regulations Consultant/Accredited Certifier Bachelor of Applied Science (Environmental Health) â&#x20AC;&#x201C; U.W.S Hi Stef Graduate Diploma Building Surveying â&#x20AC;? U.W.SÂ
31
#3_apartment building section 96
PC 1.2_application
During the coordination process it has been established that basement layout needs to be amended, main reason being the structural transfer slab increased thickness and overhead clearances were no longer compliant for the purpose of car park. After enquiring with our PCA, it has been established that in order to meet requirements of our client, a section 96 should be lodged to legalise required changes with the council. As there were no additional floors or increase of height required, we felt the s96 will be approved promptly and at minimal additional cost. The client agreed and provided a list of changes that he would like to see included in the s96. Next four pages show the approved DA layout on the top with approved s96 layout below including extract from the statement of environmental effect describing amendments.
INTRODUCTION INTRODUCTION This This report report has has been been prepared prepared to to accompany accompany a a section section 96(1a) 96(1a) Application Application and and is is to to be be read read in in conjunction conjunction with with the the SEE SEE prepared prepared by by Nino Nino Urban Urban Planning Planning and and Development. Development. Minor Minor changes to the development application is proposed to address some of the Conditions changes to the development application is proposed to address some of the Conditions of of Consent Consent as as listed listed by by Council. Council. Some Some other other changes changes are are also also proposed proposed to to deal deal with with inconsistencies in the documentation, and issues raised at consultant coordination. All inconsistencies in the documentation, and issues raised at consultant coordination. All changes changes proposed proposed are are clearly clearly marked marked on on the the architectural architectural drawings drawings and and are are listed listed below: below:
PC 1.5_knowledge
As listed on the first page of this project, the administrative and bureaucratic process that we ended up going through is not really a straightforward path. Oftentimes clients come and ask “Do we really need to do this, it just extra costs and delays” which is a fair question.
Amendment 1 1 –– Basement Basement reconfiguration reconfiguration Amendment The basement basement configuration configuration is is proposed proposed to to be be amended. amended. The The main main drivers drivers for for this this are are the the The relocation of of the the garbage garbage room room to to the the basement basement (as (as per per condition condition 5H), 5H), compliance compliance with with relocation storage requirements requirements of of condition condition 22, 22, and and additional additional service service requirements requirements for for pump pump room room storage etc. etc.
From DA, to Sydney Trains, branch out to CDC, back to the s96, meanwhile coordinating staged CC...while having the satisfaction of the client and profit of your business in mind. It is not easy to predict which path will the next project take. What is important is the knowledge of these procurement methods, which can positively impact the project if embraced early and thought through... ...CDC being an option for approaching demolitions and site preparation, staged construction certificate an alternative to CDC or just separating big chunks of workload, s96 improving amenity or solving issues.
INTRODUCTION This report has been prepared to accompany a section 96(1a) Application and is to be read in conjunction with the SEE prepared by Nino Urban Planning and Development. Minor changes to the development application is proposed to address some of the Conditions of Consent as listed by Council. Some other changes are also proposed to deal with inconsistencies in the documentation, and issues raised at consultant coordination. All changes proposed are clearly marked on the architectural drawings and are listed below: Amendment 1 – Basement reconfiguration The basement configuration is proposed to be amended. The main drivers for this are the relocation of the garbage room to the basement (as per condition 5H), compliance with storage requirements of condition 22, and additional service requirements for pump room etc. At consultant coordination it became clear that the ground floor transfer slab is required to be thicker than expected. To compensate for this and to maintain compliant height clearances, car park 1 is sloping 1:40 down towards the western side of the basement. The internal ramp between basement 1 and 2 was thus relocated to the far end of the car park where the level change was less. All units have thus been allocated a storage space sizable enough to easily fit a bicycle. The new car park layout complies with AS2890.1. Please see accompanying letter of certification prepared by ML Traffic. The proposed changes to the basement are fully underground with minimal impact on neighbours.
32
Amendment 2 – Ground floor outdoor open space The landscape plans subject to development approval (issue B) was never updated along with the amended DA. This means that the approved landscape plans do not reflect the architectural plans as subject to approval. Hence there were inconsistencies between the plans that needed to be addressed. The amendments to the outdoor open space are minor and are primarily proposed to correct these inconsistencies and to comply with conditions 5(a-c) & 57. In line with these conditions, the terraces to the bedrooms unit 4 &3 have been deleted, the stair to unit 4 reoriented and the planter extended adjacent to unit 1.
At consultant consultant coordination coordination it it became became clear clear that that the the ground ground floor floor transfer transfer slab slab is is required required to to At be thicker thicker than than expected. expected. To To compensate compensate for for this this and and to to maintain maintain compliant compliant height height be clearances, car car park park 1 1 is is sloping sloping 1:40 1:40 down down towards towards the the western western side side of of the the basement. basement. The The clearances, internal ramp ramp between between basement basement 1 1 and and 2 2 was was thus thus relocated relocated to to the the far far end end of of the the car car park park internal where the the level level change change was was less. less. where All All units units have have thus thus been been allocated allocated a a storage storage space space sizable sizable enough enough to to easily easily fit fit a a bicycle. bicycle. The The new new car car park park layout layout complies complies with with AS2890.1. AS2890.1. Please Please see see accompanying accompanying letter letter of of certification certification prepared prepared by by ML ML Traffic. Traffic. The The proposed proposed changes changes to to the the basement basement are are fully fully underground with minimal impact on neighbours. underground with minimal impact on neighbours. Amendment 2 2 –– Ground Ground floor floor outdoor outdoor open open space space Amendment The landscape landscape plans plans subject subject to to development development approval approval (issue (issue B) B) was was never never updated updated along along The with the the amended amended DA. DA. This This means means that that the the approved approved landscape landscape plans plans do do not not reflect reflect the the with architectural plans plans as as subject subject to to approval. approval. Hence Hence there there were were inconsistencies inconsistencies between between the the architectural plans that that needed needed to to be be addressed. addressed. The The amendments amendments to to the the outdoor outdoor open open space space are are minor minor plans and are are primarily primarily proposed proposed to to correct correct these these inconsistencies inconsistencies and and to to comply comply with with conditions conditions and 5(a-c) & & 57. 57. 5(a-c) In line line with with these these conditions, conditions, the the terraces terraces to to the the bedrooms bedrooms unit unit 4 4 &3 &3 have have been been deleted, deleted, the the In stair to to unit unit 4 4 reoriented reoriented and and the the planter planter extended extended adjacent adjacent to to unit unit 1. 1. stair Further, raised raised planter planter boxes boxes have have been been proposed proposed along along the the eastern eastern boundary boundary to to improve improve Further, privacy to to the the neighbouring neighbouring properties properties to to the the east. east. These These planter planter boxes boxes provide provide increased increased soil soil privacy depth and and function function as as a a green green buffer buffer zone zone between between the the properties properties to to prevent prevent direct direct depth overlooking. overlooking. The planter planter between between units units 5 5& &6 6 has has been been removed removed as as per per the the stormwater stormwater engineer’s engineer’s The requirements to to maintain maintain a a stormwater stormwater flow flow path path without without obstructions. obstructions. requirements As for for deep deep soil soil requirement, requirement, the the Part Part C C of of Strathfield Strathfield Consolidated Consolidated Development Development Control Control As Plan requires requires 50% 50% of of site site area area to to be be landscape landscape area, area, out out of of which which at at least least 35% 35% is is required required as as Plan deep soil. soil. In In our our case, case, site site is is 1284 1284 sqm sqm large large -> -> 50% 50% = = 642 642 sqm sqm -> -> 0.35 0.35 xx 642 642 = = 224.7 224.7 sqm sqm of of deep
deep soil required. With reference to S96 landscape drawings, area of deep soil we are
currently providing is 232 sqm, which is larger than required 224.7 sqm. 2 | Platform Architects Architects Pty Pty Ltd Ltd | | Level Level 1, 1, 42 42 Market Market Lane, Lane, Manly Manly NSW NSW 2095 2095 |ABN |ABN 74602856157 74602856157 2 | Platform 02 9976 9976 6666 6666 |www.platformarchitects.com.au |www.platformarchitects.com.au TT 02
Amendment 3 – Ground floor common area As per condition 5(g), the stair to the rear common open space on the ground floor was to
be replaced by a ramp. Due to the large space required for a compliant ramp this was not considered a suitable solution. Instead it is proposed to keep the rear terrace at the same
#3_apartment building section 96
PC 9.5_knowledge
As part of section 96 changes, an amended Statement of Environmental Effects was required to lodge with the application. On the bottom right of this page is an extract from the front page of this document, that relates this document to copyright and intellectual property rights.
STATEMENT OF ENVIRONMENTAL EFFECTS
deep soil required. With reference to S96 landscape drawings, area of deep soil we are currently providing is 232 sqm, which is larger than required 224.7 sqm.
Dual Occupancy (Attached)
Amendment 3 – Ground floor common area As per condition 5(g), the stair to the rear common open space on the ground floor was to be replaced by a ramp. Due to the large space required for a compliant ramp this was not considered a suitable solution. Instead it is proposed to keep the rear terrace at the same level as the access corridor. This way the rear common open space is accessible to all residents.
52 LAUDERDALE AVENUE FAIRLIGHT
This also resulted in the common area being level with unit 4, making it necessary to pull the common area back from the main open space of this unit in order to maintain privacy and improve outlook. The large common open space to the front of the property and the large roof garden both face north and serve as primary common open space. As the rear common outdoor space mainly functions as a drying yard the slight reduction of space is considered negligible. Rather, the improved amenity of unit 4 and reduced impact on neighbours unmistakably outweighs the reduction of space. Amendment 4 – Amendments to internal layout of units During design coordination, minor amendments to units were deemed necessary to streamline services and improve amenity. Space for service ducts and risers have been allocated. In order to achieve 2700mm ceiling height compliance in all units, the bathroom of unit 20 has been relocated to line up with wet areas below. This results in the bedroom and bathroom of unit 20 swapping place.
Further, the layout of units 1, 7 & 13 have been improved resulting in an enlarged living space. To improve flexible furnishing, the kitchen in units 3, 9 & 15 were rearranged.
The effect of these amendments are considered minor and as such acceptable. The changes are fully internal and results in no external changes with the exception of some amended windows (see below).
deep soil required. With reference to S96 landscape drawings, area of deep soil we are currently providing is 232 sqm, which is larger than required 224.7 sqm. Amendment 3 – Ground floor common area As per condition 5(g), the stair to the rear common open space on the ground floor was to be replaced by a ramp. Due to the large space required for a compliant ramp this was not considered a suitable solution. Instead it is proposed to keep the rear terrace at the same level as the access corridor. This way the rear common open space is accessible to all residents. This also resulted in the common area being level with unit 4, making it necessary to pull the common area back from the main open space of this unit in order to maintain privacy and improve outlook. The large common open space to the front of the property and the large roof garden both face north and serve as primary common open space. As the rear common outdoor space mainly functions as a drying yard the slight reduction of space is considered negligible. Rather, the improved amenity of unit 4 and reduced impact on neighbours unmistakably outweighs the reduction of space. Amendment 4 – Amendments to internal layout of units During design coordination, minor amendments to units were deemed necessary to streamline services and improve amenity. Space for service ducts and risers have been allocated. In order to achieve 2700mm ceiling height compliance in all units, the bathroom of unit 20 has been relocated to line up with wet areas below. This results in the bedroom and bathroom of unit 20 swapping place. Further, the layout of units 1, 7 & 13 have been improved resulting in an enlarged living space. To improve flexible furnishing, the kitchen in units 3, 9 & 15 were rearranged. The effect of these amendments are considered minor and as such acceptable. The changes are fully internal and results in no external changes with the exception of some
Amendment 5 – Windows To reflect the internal changes above, some of the windows needed to be shifted or reduced in size slightly. Units 1, 7, 13 include an additional window to their living and dining areas to improve cross ventilation and natural light to these units. Unit 19 bathroom had its window shifted from south to east façade due to the previously described layout change. After removing screens (Amendment 7 below), north oriented windows of units 1, 7 & 13 (six in total) were provided with sun shading devices – a perforated metal in an ‘L’ shape that follows window reveal (details TBC).
{
Amendment 6 – Secondary entry amended The secondary entry stair next to the lift was shifted to increase head height in the basement. An awning is proposed to cover this section from the weather and to clearly demarcate it as one of the public entrances to the building.
}
NOTE: This document is Copyright. Apart from any fair dealings for the purposes of private study, research, criticism or review, as permitted under the Copyright Act, no Platform Architects Pty | Level 1, 42 Market Manly NSW 2095 |ABN part may be3 | reproduced inLtdwhole or in Lane, part, without the74602856157 written permission of Boston T 02 9976 6666 |www.platformarchitects.com.au Blyth Fleming Pty Ltd, 1/9 Narabang Way Belrose, NSW, 2085.
33
#3_apartment building section 96
PC 3.6_knowledge
The top rendering on the left of this page shows the design of the streetfront as approved in DA. The DA consent imposed a condition from the council setting the minimum aperture of both vertical timber and horizontal white screens to 150mm. However those screens were designed to function as balustrade too, but 150mm gap is no longer compliant with the BCA - an additional balustrade would have to be provided behind those screens. This was seen as significant additional cost that can be avoided, and the client requested removal of screens and intorducing a standard glass balustrade. The removal has been facilitated as part of section 96 changes.
PC 4.1_application
However, above mentioned screens served also as a feature that a) protects windows from overheating from sun and b) makes the building stand out.
Amendment 7 – Screens removal Both vertical timber and horizontal aluminium screens were removed from all facades. The reason behind this is an increase in amenity to screened units (mainly natural light, views). Another reason is that it is no longer cost-effective solution as screens served as balustrade also. With council’s condition 5(f) to increase screens aperture to 150mm, extra balustrade would have to be provided behind screens in order for balconies to comply with BCA, resulting in additional significant costs. In places where screens were removed and where previously were forming a balustrade, glass balustrades have been added in order to comply with the BCA.
After Platform’s suggestion that screens should be retained in some form on the front facade, the client agreed and requested sun shades to be designed. After producing several options, we evaluated that a metal L shape copying the window reveal with certain depth will give us enough sun protection, provide a design feature and is a cost effective solution.
Amendment 8 – Privacy screens added to bedrooms In accordance with condition 5(d) privacy screens have been added to the second bedrooms of units 1, 6, 7, 12, 13 & 18. To further increase privacy to these bedrooms, raised planter boxes have been added either side of the path to provide some additional separation.
Amendment 7 – Screens removal Both vertical timber and horizontal aluminium screens were removed from all facades. The reason behind this is an increase in amenity to screened units (mainly natural light, views). Another reason is that it is no longer cost-effective solution as screens served as balustrade also. With council’s condition 5(f) to increase screens aperture to 150mm, extra balustrade would have to be provided behind screens in order for balconies to comply with BCA, resulting in additional significant costs. In places where screens were removed and where previously were forming a balustrade, glass balustrades have been added in order to comply with the BCA. Amendment 8 – Privacy screens added to bedrooms In accordance with condition 5(d) privacy screens have been added to the second bedrooms of units 1, 6, 7, 12, 13 & 18. To further increase privacy to these bedrooms, raised planter boxes have been added either side of the path to provide some additional separation.
34
Amendment 9 – RLs amended The approved plans and elevation showed conflicting RLs for first, second and third floor levels. The RLs as shown on the elevations and sections of RL12.80 for first floor, 15.80 for second floor and 18.80 for third floor were correct. Plans have been amended accordingly. Amendment 10 – Amendment to roof For structural, drainage and cost-effectivity reasons, the concrete roof over units 19 & 20 is proposed to be merged into one slab. The feature roof over the outdoor common walkway toward the lift remains as approved. Further, additional car park exhaust running along the lift shaft is not required and as such, the exhaust has been removed from the roof, resulting in decreased size of the concrete bulk (now composed solely from lift overrun).
Amendment 9 – RLs amended The approved plans and elevation showed conflicting RLs for first, second and third floor levels. The RLs as shown on the elevations and sections of RL12.80 for first floor, 15.80 for second floor and 18.80 for third floor were correct. Plans have been amended accordingly. Amendment 10 – Amendment to roof For structural, drainage and cost-effectivity reasons, the concrete roof over units 19 & 20 is proposed to be merged into one slab. The feature roof over the outdoor common walkway toward the lift remains as approved. Further, additional car park exhaust running along the lift shaft is not required and as such, the exhaust has been removed from the roof, resulting in decreased size of the concrete bulk (now composed solely from lift overrun).
CONCLUSION The above mentioned amendments all strive to address issues that arose during coordination, to satisfy Conditions of consent and to improve the overall amenity for residents and neighbours. Majority of amendments are contained inside the building and as such have minimal impact on neighbouring properties. Removal of screens from the façade is a cost effective solution and it is deemed to have little impact on privacy due to the current site constraints. The envelope of the building is retained as approved with the exception of the tweaks of the basement (southeast corner, the north basement line is retained without change) and hence have no effect on FSR. The overall height of the building and set out of floors are also retained, resulting in a proposal consistent with the approved DA.
#3_apartment building section 96
35
#3_apartment building CC stage 2
PC 2.3_knowledge
Renderings on next two pages show what was proposed in DA (top row) and what was approved by the client (bottom row).
Amendments suggested
Ensuite Angle
The bathroom image doesn't reflect the latest amdendments to the schedule of finishes.
Remove the left and right hand mirror and the recess under underneath.
Ext_Street_02 Kitchen Living
Accepted. Some amendments/suggestions. Have the kitchen colours already been accepted?
Kitchen
Amendment 9 – RLs amended The approved plans and elevation showed conflicting RLs for first, second and third floor levels. The RLs as shown on the elevations and sections of RL12.80 for first floor, 15.80 for second floor and 18.80 for third floor were correct. Plans have been amended accordingly. Amendment 10 – Amendment to roof For structural, drainage and cost-effectivity reasons, the concrete roof over units 19 & 20 is proposed to be merged into one slab. The feature roof over the outdoor common walkway toward the lift remains as approved. Further, additional car park exhaust running along the lift shaft is not required and as such, the exhaust has been removed from the roof, resulting in decreased size of the concrete bulk (now composed solely from lift overrun).
CONCLUSION The above mentioned amendments all strive to address issues that arose during coordination, to satisfy Conditions of consent and to improve the overall amenity for residents and neighbours. Majority of amendments are contained inside the building and as such have minimal impact on neighbouring properties. Removal of screens from the façade is a cost effective solution and it is deemed to have little impact on privacy due to the current site constraints. The envelope of the building is retained as approved with the exception of the tweaks of the basement (southeast corner, the north basement line is retained without change) and hence have no effect on FSR. The overall height of the building and set out of floors are also retained, resulting in a proposal consistent with the approved DA.
4 | Platform Architects Pty Ltd | Level 1, 42 Market Lane, Manly NSW 2095 |ABN 74602856157 T 02 9976 6666 |www.platformarchitects.com.au
Some amendments/suggestions. Comment regarding colour scheme above.
Amendment 7 – Screens removal Both vertical timber and horizontal aluminium screens were removed from all facades. The reason behind this is an increase in amenity to screened units (mainly natural light, views). Another reason is that it is no longer cost-effective solution as screens served as balustrade also. With council’s condition 5(f) to increase screens aperture to 150mm, extra balustrade would have to be provided behind screens in order for balconies to comply with BCA, resulting in additional significant costs. In places where screens were removed and where previously were forming a balustrade, glass balustrades have been added in order to comply with the BCA. Amendment 8 – Privacy screens added to bedrooms In accordance with condition 5(d) privacy screens have been added to the second bedrooms of units 1, 6, 7, 12, 13 & 18. To further increase privacy to these bedrooms, raised planter boxes have been added either side of the path to provide some additional separation.
36
Client Feedback
Ext_Closeup_02 Accepted.
As part of the CC stage 2 a lot of design decisions were being reviewed, mostly because the project has been delayed and the client sought to reduce costs. Some of factors to consider were removing screens of the front facade that were mentioned previously, reducing the level of interior finishes (therefore changing the internal colour palette), reducing level of external finishes, reviewing appliances provided. Some construction decision were also affected, like provision of a service cavity wall and niche to bathrooms no longer seemed desirable despite being considered a standard these days.
Render Title
Downlights Privacy screens
Living
Do the doors reflect the schedule of finishes?
Roof
Accepted.
Insert a cabinet underneath the sink and a standard toilet rather than built in.
We would like to potentially go for something a little more neautral for aesthetic purposes? Is there alternative downlights for the kitchen? Potentially round and perhaps three rather than two? Can we opt for alternative downlights, perhaps round and perhaps three? Is there more neutral colours and possibly some additional furnishings to make it more visually pleasing. I believe we opted to go for an aliuminium frame rather than the composite timber blades. Potentially leave as will look better in the marketing image.
#3_apartment building CC stage 2
PC 4.6_application
As mentioned on the previous page, the top row shows Platform’s proposed finished and the bottom row shows what was approved by the client after a review as this stage. We were aware of the location of the building and, with this in mind, budgeted level of finishes appropriately and came up with a reasonably quoted selection of materials and finishes - we did not shoot to stars with specs, but still wanted to keep certain feel.
Render Title
Client Feedback
Amendments suggested
Ensuite Angle
The bathroom image doesn't reflect the latest amdendments to the schedule of finishes.
Remove the left and right hand mirror and the recess under underneath.
Ext_Closeup_02 Accepted. Ext_Street_02 Kitchen Living Render Title
Client Feedback
Amendments suggested
Ensuite Angle
The bathroom image doesn't reflect the latest amdendments to the schedule of finishes.
Remove the left and right hand mirror and the recess under underneath.
Ext_Closeup_02 Accepted. Ext_Street_02 Kitchen Living
Accepted. Some amendments/suggestions. Have the kitchen colours already been accepted?
Kitchen
Some amendments/suggestions. Comment regarding colour scheme above. Downlights Privacy screens
Living
Do the doors reflect the schedule of finishes?
Roof
Accepted.
Insert a cabinet underneath the sink and a standard toilet rather than built in.
Accepted. Some amendments/suggestions. Have the kitchen colours already been accepted?
Kitchen
Some amendments/suggestions. Comment regarding colour scheme above.
We would like to potentially go for something a little more neautral for aesthetic purposes?
Downlights Privacy screens
Is there alternative downlights for the kitchen? Potentially round and perhaps three rather than two? Can we opt for alternative downlights, perhaps round and perhaps three?
Living
Do the doors reflect the schedule of finishes?
Roof
Accepted.
Insert a cabinet underneath the sink and a standard toilet rather than built in.
Changes that were required by the client were mostly reverting our thought of how residential flat buildings should look and feel like, to something that is a common standard throughout the market. One such example is the floor in units. We wanted to have timber engineered floorboards in living areas, kitchens, halls and bedrooms as we find them elegant, easy to clean, healthy. “But they get scratched.”
We would like to potentially go for something a little more neautral for aesthetic purposes?
We ended up with cold tiles and dusty carpet.
Is there alternative downlights for the kitchen? Potentially round and perhaps three rather than two? Can we opt for alternative downlights, perhaps round and perhaps three? Is there more neutral colours and possibly some additional furnishings to make it more visually pleasing. I believe we opted to go for an aliuminium frame rather than the composite timber blades. Potentially leave as will look better in the marketing image.
Is there more neutral colours and possibly some additional furnishings to make it more visually pleasing. I believe we opted to go for an aliuminium frame rather than the composite timber blades. Potentially leave as will look better in the marketing image.
37
Ondrej Hromadko From: Sent: To:
#3_apartment building
Ondrej Hromadko <ondrej@platformarchitects.com.au> Wednesday, 26 October 2016 5:31 PM George Khalil; 'Scott Collis'; 'Sam Haddad (SGC)'; sam@southwestbuilders.com.au; Mardiros Tatian; 'Torsten Olsen'; 'Benny Chen'; 'Jason' 'Bridie Gough'; stoyan@xsitegroup.com.au; 'Tim Collins'; 'Simon Delos Reyes'; FRIDA@platformarchitects.com.au 86 & 87 The Crescent - REVISION C FOR MARKUP TCH_101_FLOOR PLAN_BASEMENT_02.dwg; TCH_102_FLOOR PLAN_GROUND.dwg; TCH_103_FLOOR PLAN_FIRST & SECOND.dwg; TCH_104_FLOOR PLAN_THIRD.dwg; TCH_105_FLOOR PLAN_ROOF.dwg; TCH_151_RCP_BASEMENT.dwg; TCH_152 _RCP_GROUND.dwg; TCH_153_RCP_FIRST & SECOND.dwg; TCH_154 _RCP_THIRD.dwg; TCH_GRID.dwg; TCH_LEGEND.dwg; TCH_LEGEND RCPs.dwg; TCH_100s_FLOOR PLANS_C.pdf; TCH_150s_RCPs_C.pdf
Cc:
CC stage 2
Subject: Attachments:
PC 4.7_application
An email example on the left side of this page from an email that was issued after commencing a design meeting with all relevant consultants, project management and the builder. The extract summarises what is required from each consultant to provide: structural to advise on transfer slab dropdown coliding with mechanical ventilation and hydraulic pipes, mechanical to advise on AC condenser units, stormwater to approve of the flood levels design, hydraulic to confirm risers, BCA & fire to provide markup picking issues to solve, electrical to provide required size of switch room, traffic to approve of basement layout and access ramp.
Hi Everyone, Hope you are having a good week. Things have been quite busy here since our last meeting, apologies for the delay. Revision C for Homebush project drawings attached, both CADs and PDFs. Please note that sections are not amended yet. In general, we have new basement layout because of conflicting overhead height issues we discussed. That forces us to go s96 eventually. But it is not that easy due to fact that we do not have an active DA consent yet – Sydney Trains stuff needs to be resolved ASAP. SAM HADDAD – please review finished levels on ground floor (green colour) in context with adjoining sections and advise. We are chasing the survey guys, but it seems like they are hopeless…will provide the survey of the front of the building when I get my hands on it. GEORGE KHALIL– please review the ground floor transfer slab. Our basement layout works only if we can have portion of the slab in a slope (under entry pedestrian ramp). There are explanatory sections alongside and overhead heights drawing. There are couple tricky connections for us to imagine in the area around the base of the entry ramp as the levels on both sides are different (clouded in red on sections). Moreover, there are notes (yellow colour) allocated to columns throughout the rest of building for you to review. We are not sure about the 110mm dincel walls idea if it works for you or Sam the builder, but thought it might be a neat solution in some places. Please give me a call should you need some more information or something explained. Also, let us know how you go with the report for Sydney Trains, if you need something else from Geotech or Surveyors. SCOTT COLLIS – please review hydraulic risers and rationalise, as far as I remember you mentioned we will not need some (those in kitchens). Please include roof, terraces, awnings and planters drainage. All RCPs are included for you. JASON – please let us know with any comments on duct sizes. BENNY – please review the new basement layout and advise, this is essential. MARDIROS – if you can have a quick glance at floor plans, especially basement, that would be great. We do not require to produce second ‘red pen markup’ yet. SAM THE BUILDER – please review, all comments are welcome. Do not hesitate to call me anytime tomorrow if you need some more information or clarification. Thank you, hope we will be able to move on soon. Regards, Ondrej Hromadko
Drawings on the right show space planning and conceptual solutions depicting particular issues that consultants came up with and had to be coordinated. This included AC systems and ventilation, water heating, inclusion of downpipes within structural columns, hydraulic risers locations...all with the design intention and SEPP 65 requirements in mind.
PC 6.2_application
After gathering all the feedback from consultants, drawings were amended to reflect this, which obviously cases new line of issues to be solved and one only hopes that the line is getting shorter, until all is clear and everyone happy. Except the client, because they are the ones paying this.
PC 9.8_application
tankpak sERIEs 2®
An email example on the left side of this page shows a clear and consistent communication with all the Tankpak Series 2 The Rheem Tankpak Series 2 stakeholders, a summary of the design meeting thatcombines the benefits of mains pressure and continuous flow was issued to everyone who attended, including allwater heating. Manifolded banks of Continuous Flow Water Heaters relevant information. (CFWH) meet the peak demand period ®
requirements whilst the storage tank provides buffer for peak simultaneous demands.
Features Include:
1
• 84% thermal efficiency 6.0 Star heat source • Heavy duty storage tank up to 82oC operation
Range Rheem Tankpak Series 2 is available from 120 to 18 Continuous Flow Water Heaters (CFWH) with 1 to 3 storage tanks depending on system size. Systems are available in a variety of mounting configurations, model dependant, including wall, floor or back to back (refer technical data for details). Rheem Tankpak Series 2 is supplied with the controller and pump
factory assembled20. The Deluxe version also includes in line strainer and water heater power sockets. Systems with 120 to 7 CFWH are supplied with plug and lead. Larger systems require a single hard wired connection by an electrician.
• Large flow 50mm storage tank fittings
Plumbing is supplied right handed but can be field altered for left hand to suit installation requirements.
• High recovery
• Fully hot dip galvanised frame • Natural gas and propane models
Benefits Include: • Improved installation time and confidence • Mains pressure performance • Reduced footprint
tankpak sERIEs 2®
• Redundancy backup
WALL MOUNT (W) / FLOOR MOUNT (F) / BACK TO BACK (B) FRONT VIEW DIMENSION TO Features Include: INSERTION POINT
CLEARANCE CLEARANCE CLEARANCE 600 INTERNAL 600 INTERNAL INTERNAL 600600 380 363 363 363363 363363 179179 410L Ø685 410L 410L Ø685 Ø685 EXTERNAL 800 CLEARANCE EXTERNAL EXTERNAL 800800 CLEARANCE 600 325L Ø640 325L 325L Ø640 Ø640 ® HOT WATER HOT HOT WATER WATER INTERNAL 600 INTERNAL 600 380 BUILDING BUILDING BUILDING 410L TO Ø685 BUILDING BUILDING BUILDINGTO TO EXTERNAL 800 EXTERNAL 800 RETURN RETURN RETURN 325L Ø640 HOT WATER o TO BUILDING BUILDING RETURN
84% thermal efficiency 6.0 Star heatRange source Tankpak• Series 2 179
363
179
363
179
363
363 179179
363363
363363
InteRnal eXteRnal 410L Ø685
325L Ø640 HOT HOT WATER WATER Thermal Input HOT WATER MJ/h BUILDING BUILDING BUILDING TO BUILDING BUILDING BUILDINGTO TO RETURN RETURN Recovery Rate at 50°CRETURN rise L/hr
Mounting options
HOT
HOTHOT
GAS
GAS GAS
GPOGPO
COLD
325L 325L Ø640 Ø640 205
tPI 02 CLEARANCE INTERNAL tPe 02600 EXTERNAL 800
825
410 1645
W
W/F
600 490 CLEARANCE INDOOR 600 OUTDOOR 800
CLEARANCE CLEARANCE INDOOR 600600 INDOOR OUTDOOR 800800 OUTDOOR 600 490
factory assembled . The Deluxe version also includes in line strainer and water heater power sockets. Systems with 120 to 7 CFWH are supplied plug and lead.CONTROLLER Larger CONTROLLER CONTROLLER with CONTROLLER CONTROLLER CONTROLLER systems requireCONTROLLER a single hard wired connection by an electrician.
600 600 CLEARANCE INDOOR 490 490 600 OUTDOOR 800
CONTROLLER
CLEARANCE CLEARANCE INDOOR 600600 INDOOR OUTDOOR 800800 OUTDOOR
CONTROLLER CONTROLLER
CONTROLLER
GPO
GPO GPO
GPO
COLD COLD
COLD
GAS 571 COLD WALL MOUNT (W) 600
BACK TO BACK (B)
tPI 01 tPe 01Ø685 410L 410L Ø685
410L 1840 325L 410L 1640 1840 325L 1640
410L 1840 325L 1640
CONTROLLER GPOCONTROLLER
410L 1840 325L 1640
GPO
CONTROLLER
392 269 392 269 160 ref. 160 ref.
CONTROLLER
1593 INSERTION POINT OF FLUE 1626 TOP OF FRAME 1626 TOP OF FRAME
1626 TOP OF FRAME 392 269 1793 WALL MOUNT 160 1793 WALL MOUNT 1741 FLOOR MOUNT / BACK TO BACK ref. 1741 FLOOR MOUNT / POINT BACK TO 1593 INSERTION OF BACK FLUE
1793 WALL MOUNT
GAS
1593 INSERTION POINT OF FLUE
1741 FLOOR MOUNT / BACK TO BACK
HOT
DIMENSION TO DIMENSION DIMENSION TO TO INSERTION POINT INSERTION INSERTION POINT POINT
tankPak Model
CLEARANCE 396396 INDOOR 284284600 OUTDOOR 800
CLEARANCE CLEARANCE CLEARANCE 396 600600 INTERNAL INTERNAL INTERNAL 600600 380380 600 284 20 EXTERNAL 800 396 EXTERNAL EXTERNAL 800800 CLEARANCE INDOOR 600 284 OUTDOOR 800
Rheem Tankpak Series 2 is available The Rheem Tankpak Series • Large flow 50mm 2 storage tank fittings from 120 to 18 Continuous Flow Water • benefits Fully hot dipofgalvanised combines the mains frame Natural gas and propane models Heaters (CFWH) with 1 to 3 storage pressure and• continuous flow tanks depending on system size. water heating. Manifolded banks CONTROLLER Benefits Include: Systems are available in a variety of Continuous Flow Water Heaters • Improved installation time and confidence of mounting configurations, model (CFWH) meet• the peak demand period GPO GPO GPO GPO GPO GPO High recovery dependant, including wall, floor or Plumbing is supplied right handed but requirements• whilst the storage tank GPO GPO Mains pressure performance back to back (refer technical data for can be field altered for left hand to suit • Reduced footprint provides buffer for peak simultaneous COLD WATER SUPPLY COLD COLD WATER WATER SUPPLY SUPPLY WIDTH details). Rheem Tankpak Series HOT 2 is 401 HOTHOT installation requirements. 401401 backup WIDTH HOT 197 HOT HOT197197 demands. • RedundancyWIDTH 237 441 GAS 441441 GAS GAS GAS GAS GAS 237237 COLD WATER SUPPLY WIDTH 401 367 571COLD 571HOT 571 197 HOT HOT supplied with the controller and pump600 COLD COLD COLD COLD COLD 367367 237 396 441 396396 600600
392 269 160 ref.
1626 TOP OF FRAME
1793 WALL MOUNT
1593 INSERTION POINT OF FLUE
38
1741 FLOOR MOUNT / BACK TO BACK
• Heavy duty storage tank up to 82 C operation
FLOOR MOUNT (F)
WALL MOUNT (W)
BACK TO BACK (B)
DIMENSION TO DIMENSION DIMENSION TO TO INSERTION POINT INSERTION INSERTION POINT POINT
Typical Installation shown
tPI600 03 CLEARANCE CLEARANCE INTERNAL INTERNAL 600600 tPe380 03 EXTERNAL EXTERNAL 800800 615 2470
W/F
tPI 04 CLEARANCE 600600 INTERNAL tPe 04 600 380380 EXTERNAL 800
900
695 695
tPI 06 07 CLEARANCE WALL396 MOUNT (W) FLOOR MOUNT (F) / BACK TO600 BACK (B) 600 600 CLEARANCE CLEARANCE CLEARANCE CLEARANCE CLEARANCEtPI 09 InteRnal tPI 08 396/tPI 396 INDOOR 600 07 INDOOR INDOOR 600600 tankPak Model 490 INDOOR INDOOR 600600 INDOOR tPe 490 490 600 tPe 08 284tPe 06 284284 FRONT VIEW eXteRnal tPe 09 OUTDOOR 800 OUTDOOR 800 OUTDOOR 800800 OUTDOOR OUTDOOR 800800 OUTDOOR
tPI 05 CLEARANCE CLEARANCE INTERNAL INTERNAL tPe 05600600 EXTERNAL EXTERNAL 800800
820 1025 Typical3290 Installation4115 shown
W/F/B
900FLOOR
GAS 900900 MOUNT (F)367 COLD 396
W/F/B
1230 4935
1435 5760
W/F/B
W/F/B
Thermal Input Recovery Rate at 50°C DIMENSION TO rise Mounting optionsPOINT INSERTION
MJ/h L/hr
695695
GAS COLD
HOT GAS COLD
401 441 571 600
401 HOT HOT 441 GAS GAS 571COLD COLD 600 900
401401 441441 571571 600600 900900
900
tPI 10 tPe 10
tPI 12 tPe 12
tPI 14 tPe 14
tPI 16 tPe 16
tPI 18 tPe 18
1640 6580
1845 7405
2050 8225
2460 9875
2870 11520
3280 13165
3690 14810
W/F/B
W/F/B
B
B
B
B
B
PRIVATE TERRACE RL 9.80 (GROUND FLOOR)
RL 9.80 (GROUND FLOOR)
300
1260
450 1275 570
R L 9.5 1
L
9.6 5 R L
R
1:20 RAMP
CPT-1 -
BATH
LIVING
TIL-2 -
TIL-1 -
HR
HR
FFL 9.800
BATH
B
TIL-2 -
HR
HR
HR
8.6 8 R L
8.7 6 0 80 9.
CPT-1 -
CPT-1 -
L R
L R
8
8.8
0
8.9
1275
KIT
TIL-1 -
CC stage 2
RL 9.80 (GROUND FLOOR)
L
BED 2
BED 1
CPT-1 -
RL 6.775 (UPPER BASEMENT)
R
TIL-1 -
TIL-1 -
TIL-3 -
4x 660L GENERAL WASTE 10x 240L RECYCLING
LIVING
LIVING BED 1
CPT-1 -
BIN COLLECTION AREA
R
FFL 9.800
BED 2
TIL-1 -
PRIVATE LANDSCAPE AREA
DECK -
CPT-1 -
UNIT 3
FFL 9.800
LIVING
TERR
RL 6.205 (LOWER BASEMENT)
WIR
CPT-1 -
UNIT 4
ADAPTABLE
FFL 9.800
TERR
FFL 9.800
TE
DNC AS 2890.6: shared zone less than 2.4m
Class: 2 & 7a EH: <12m # of Storeys: 5 RIS: 4 (TBC) Type of Construction: A
FFL 9.800
UNIT 2
WIR
OS
Building Characteristics
E
450
710
PROPOSED BOOSTER LOCATION
TIL-1 -
TIL-2 -
KIT
TIL-1 -
TIL-2 -
KIT
BATH
TIL-2 -
LDRY
0 80 9.
BATH
TIL-2 -
TIL-2 -
1825
BO
20.27 m
BATH
ENS
CPT-1 -
L
WIR
CPT-1 -
BED 1
R
RHEEM TPE 02 HOT WATER UNIT (3000x1000x2000)
Deemed to Satisfy (DtS) Provisions of the BCA - Effective Height
D
600
HYDR. CUPB'D
GROUND FLOOR CORRIDOR RL.9.80
FFL 9.800
5
R L
HYDR. ELECTRICAL CUPB'D CUPBOARD
COMMON AREA
DNC - Does Not Comply with
R1
08
FFL 9.800
Legend - Australian Standard
C
CPT-1 -
CPT-1 -
FIRE STAIRS (FROM ABOVE)
0
1000
HR
BED 3
BED 2
TIL-1 -
KIT
TIL-1 -
FFL 9.160
21.43 m
HR
FIRE STAIRS (FROM BASEMENT)
KIT
CPT-1 -
FFL 9.800
BED 2
9.0
TERR
RELOCATE HOT WATER UNIT AS OBSTACLE TO WATER FLOW?
#3_apartment building
R L
FFL 9.800 DECK -
RIS - Rise in Storeys
COMMON AREA
UNIT 1
TIL-2 -
ENTRY RAMP
2.82 m
ENS
NT
BED 2
FFL 9.800
0 36 9.
TIL-1 -
450mm CONCRETE TRANSFER SLAB
CE
KIT
OUTLINE OF SLAB BEHIND
ES
m
FFL 9.800
CR
TIL-3 -
.84
2.50 m
14
TIL-2 -
L
TERR
CPT-1 -
UNIT 6
UNIT 5
BATH
R
FFL 9.800
BED 1
CPT-1 -
E
BED 1
TIL-1 -
0 36 9.
PLANTER REMOVED TO ALLOW FOR WATER FLOW??
TIL-3 -
TIL-1 -
A TH
TERR
LIVING
TIL-3 -
0 9.2
TERR
LIVING
CPT-1 -
310
450
1825
L R
EXIT PRIVATE LANDSCAPE AREA
FFL 9.800
SHORING
0 9.2
0 9.9
FFL 9.360
BED 1
PRIVATE LANDSCAPE AREA
L
FFL 9.200
PROPOSED HYDRANT AREA
ENTRY PATH
SECTION CC - 450mm SLAB VS TERRAIN LEVEL VS BASEMENT
R
ENTRY PATH
L R
L R
PRIVATE LANDSCAPE AREA
PRIVATE LANDSCAPE AREA
HR
EH
LOT BOUNDARY
9.3 6
5040
LIVING
R L
LIVING
9.5 1
4600
BED 1
0.75 m
DNC D2.17 & AS4128.1-2009: Base riser not offset to allow consistent handrail height
OFFSET
1275
450 SHORING
1845
PLANTER REMOVED TO ALLOW FOR WATER FLOW??
FFL 9.800
AS
0 80 8.
3720
9.6
L
5
L
R
2300
600
RL 6.775 (UPPER BASEMENT) RL 6.205 (LOWER BASEMENT)
DNC AS 1428.1-2009: requires 600mm handrail extensions at the base of the ramp or stairway
R
PRIVATE LANDSCAPE AREA
450mm CONCRETE TRANSFER SLAB
FFL 9.800 R
R
450
0 80 8.
PC 3.4_application
600
L
L
0 61 8.
TIL-3 -
1260
F
TERR
DNC D1.4: travel distances >20m to a point in choice
Please note: if the basement carpark is counted in the RIS of the building, the lift is required to be a stretcher lift. please confirm asap
PRIVATE LANDSCAPE AREA
PRIVATE LANDSCAPE AREA
310
R
IMPORTANT NOTES: Do not scale from drawings. use figured dimensions only. Ensure that the drawings used carry the latest revision no. Read in conjunction with consultant engineers drawings - refer contract drawing list.
DNC D3.3: Please ensure dead end zones 1540mm x 2070mm
REVISION
DATE
DESCRIPTION
BY
A
July '16
COORDINATION
OH
B
Oct '16
COORDINATION
OH
REVISION NOTES
ADAPTABLE
SCALE
1:100 @A1 1:200 @A3
nominated architect Bridie Gough Reg No. 8280
4
5
6
CC
7
TIL-2 -
FFL 9.800
0 28 9.
3
BATH
L
2
STATUS
R
1
X
EXISTING TREES TO BE MAINTAINED 8475
8835
5175
4850
4600
7120
2400
3xx
5480
XX
DNC D1.7: path of travel from the fire isolated stairway discharges within 6m of unprotected external wall openings
X
301
U12.1
U7.3
U13.3
ENS
FFL 12.800
TIL-2 -
D.01
D.03 TIL-2 -
HR
U9.2 U16.1
U9.3
U16.3 U10.3
BED 2
CPT-1 -
KIT
TIL-1 -
U10.1
TIL-1 -
BED 1
CPT-1 -
CPT-1 -
TIL-1 -
U9.1
U15.3
CPT-1 -
U8.4
U14.4
U8.3
4000
SWING WINDOW OR DOOR - GLAZED
F X
301
U16.2
LOT BOUNDARY
TIL-2 -
1 - XXXX
There are alternative solutions based on performance criteria, however it is good practice to stay away from these as they burden the client with additional costs.
Please show post adaptation plans
11390
18785
UNIT 04/10/16 ADAPTED
BED 2 CPT-1 -
LIVING TIL-1 -
BASIX COMMITMENTS NOTES (*To be read in conjuctions with Approved Basix Report) WATER Fixtures All shower heads All flushing system 3 star(>6 but <=7.5L/min) 4 star On demand HW recirculation
All bathroom taps 5 star
ENERGY (REFER TO APPROVED BASIX) Hot water system: individual instantaneous gas water system 6 star Bathroom vent system individual fan, ducted to facade or roof, manual switch on/off Laundry vent system individual fan, ducted to facade or roof, manual switch on/off Kitchen range hood individual fan, not ducted , manual switch on/off Cooling system: 2.5 star energy rating Heating system: 3.0 star energy rating Artificial lighting: Fluorescent or LED lighting to be provided throughout Appliances: Gas cooktop & electric oven in all kitchens Clothes washers: 3 star energy rating Dishwashers: 4 star energy rating to apartments and terraces only
IMPORTANT NOTES: Do not scale from drawings. use figured dimensions only. Ensure that the drawings used carry the latest revision no. Read in conjunction with consultant engineers drawings - refer contract drawing list.
BUILDING ELEMENTS MATERIALS
COMMON AREAS All kitchen taps 5 star
Central water tank (collect from 380m² of roof area): 15 000L Connected to common & private landscaping 50% of common landscape area to be low water species
All dimensions to be checked on site before commencement of work. All discrepancies to be brought to the attention of the Architect. Larger scale drawings and written dimensions take precedence. The Estuarine Planning Level is mln 3.1m AHD. All levels to AHD.
This drawing is copyright and the property of the author, and must not be retained, copied or used without the express authority of Platform Architects Pty Ltd.
REVISION A
Common area Ventilation system type Car park
Lift car
Ventilation efficiency measure supply/exhaust with CO2 monitor & VSD fan connect to lift button
External walls Primary type Lighting efficiency of artificial measure lighting Internal walls Fluoro zone switching w/ motion sensor Floors Ceilings LED connected to lift call button Roof Fluoro motion sensors -
Ondrej Hromadko - mech. ventilation
-
Garbage room exhaust vent. only A/C rooms -
-
From: Sent: To: Cc: Subject: Attachments:
Common WC Ventilation exhaust Fluoro Lobbies No mech. ventilation interlocked to light LED Hallways LED No mech. ventilation Lift: all lifts to have gearless traction with VVVF motor
DATE
DESCRIPTION
BY
July '16
COORDINATION
OH
Importance:
manual on/off motion sensors motion sensors
REVISION NOTES
Further, a complete fire engineering report reveals that sprinklers in certain areas are required, which is expensive. These areas (exit on ground floor) needed to be redesigned and some additional measures introduced in order to remove sprinklers.
NOTES
BATH
CPT-1 -
DOUBLE HUNG WINDOW
TERR
U14.3
U10.2
BED 1
SINGLE HUNG WINDOW
DH
FFL 12.800
FFL 12.800 TIL-3 -
SH
E
TIL-3 -
U15.1
TERR
SLIDING WINDOW - GLAZED AWNING WINDOW LOUVRES - GLAZED
FIXED TIMBER SCREEN, DETAILS TBC
LIVING
TIL-1 -
BED 1
BED 2 LIVING
FIXED GLASS
AWN SD
FFL 12.800
LIVING
FFL 12.800
TIL-3 -
SW LVR
BALUSTRADE TO 1000mm AFFL
UNIT 8/14
WIR
CPT-1 -
FFL 12.800
ADAPTABLE
U16.4
TERR
DNC E1.3 & AS 2419.1-2005: hydrant booster system located within 10m of the building external wall
UNIT 9/15
CPT-1 -
UNIT 10/16
U10.4
FFL 12.800
U15.2
BALUSTRADE TO 1000mm AFFL
TIL-1 -
TIL-2 -
TIL-1 -
WIR
KIT
BATH
KIT
LDRY TIL-2 -
BALUSTRADE TO 1000mm AFFL
U8.1
D.01
BATH
TIL-2 -
CPT-1 -
FIXED TIMBER SCREEN DETAILS TBC
U7.1
U13.1
FFL 12.680
FFL 11.180
BATH
F
D
FFL 12.680
U14.1
ENS
CPT-1 -
HYDR. CUPB'D
U14.2
WIR
CPT-1 -
WINDOWS TAGS
C
U8.2
U10.5
U16.5
D.01
301
B
CPT-1 -
CPT-1 -
FIRST FLOOR CORRIDOR RL12.68 SECOND FLOOR CORRIDOR RL 15.68
A
1400
BED 1
BED 3
BED 2
D.01
BALUSTRADE TO 1000mm AFFL
ROOF PEBBLES REFER TO SECTIONS & DETAILS
UNIT 7/13
BATH
HR
HYDR. ELECTRICAL CUPB'D CUPBOARD
FIRE STAIR
D.01
U11.1
U17.1
530 2380
D.01
HR
301
SOIL IN PLANTERS REFER TO LANDSCAPE DRAWINGS
HR
HR
C
TIL-1 -
KIT
As mentioned before one such an issue is the basement overhead height clearance, that completely changed the concept of the basement car park.
TIMBER SOFFIT AWNING REFER TO EXTERNAL FINISHES SCHEDULE
TIL-1 -
HR
KIT
CPT-1 -
TIL-1 -
7500
HARDWOOD TIMBER DECKING REFER TO EXTERNAL FINISHES SCHEDULE
LIVING
HR
U13.2
TIL-2 -
FFL 12.800
BED 2
TILES ON TERRACES REFER TO EXTERNAL FINISHES SCHEDULE
U13.6
FIXED LOUVRES, DETAILS TBC
CPT-1 -
U7.2
CPT-1 -
BATH
UNIT 12/18
UNIT 11/17
U18.4
BED 2
TIL-2 -
U12.4
U11.2
TIL-1 -
TIL-1 -
DNC AS 1428.1-2009: requires 600mm handrail extensions at the base of the ramp or stairway
9.10 m
U7.6
CPT-1 -
LIVING
LIVING
BATH
1550
m .65
BED 1
CPT-1 -
U13.7
22
U18.1
U7.7
1.60 m
1.43 m
SURFACE HATCHES A
TIL-3 -
KIT
FFL 12.800
DNC D1.4: travel distances >20m to a single exit
WINDOW TYPE (unit X.type Y) REFER TO WINDOW SCHEDULE (SERIES 500)
DOOR TYPE REFER TO DOOR SCHEDULE FOR FULL SPECS
TERR
TIL-1 HR
U17.2
U17.6
WALL TYPE XX REFER TO WALL TYPES SCHEDULE (SERIES 400)
UX.Y
FFL 12.800
BED 1
B
CONSTRUCTION DETAIL REFER TO CONSTR. DETAILS DRAWINGS (SERIES 300)
4000
CPT-1 -
TERR
U11.3
U17.3
7490
TIL-3 -
U11.6
BED 1
TIL-3 -
0.30 m
TIL-3 -
TERR
U13.4
U7.5
TERR
U7.4
U18.3
U13.5
FFL 12.800
FFL 12.800
U18.2
U12.3 FFL 12.800
U12.2
U17.4
U11.5
U11.4
XY
FINISHED FLOOR LEVEL (FFL) REFER TO SECTIONS DRAWINGS (SERIES 200) RELATIVE LEVEL (RL) REFER TO SECTIONS DRAWINGS (SERIES 200)
3590
FIXED LOUVRES, DETAILS TBC
EXISTING TREES TO BE MAINTAINED
U17.5
2885
DNC E1.3 & AS 2419.1-2005: hydrant system not provided with a compliant shielding wall.
PROJECT
TCH
UNIT DESCRIPTION UNIT NUMBER, ADDITIONAL INFO
ROOM DESCRIPTION NUMBER REVISION INFO ROOM NAME, FLOOR FINISH, ADDITIONAL
D.XX
LOT BOUNDARY DNC AS 1428.1-2009 wheelchair circulation spaces around the door to comply with Clause 13
There are numerous issue arising during the CC stage. The building code and regulations are so complicated that there is simply no room for a thorough check at the concept or DA stage and clients usually do not want to pay for that check anyway as they do not know whether DA gets approved.
FLOOR PLAN TAGS
GROUND FLOOR PLAN UNIT 4 WITH SLAB SECTIONS
86-87 THE CRESCENT HOMEBUSH, NSW
80
0
DRAWING TITLE
NEW APARTMENTS Level 1, 57 The Corso Manly 2095 p. 02 9976 6666 abn. 74602856157
This drawing is copyright and the property of the author, and must not be retained, copied or used without the express authority of Platform Architects Pty Ltd.
Please ensure external walls along the path of travel achieve a minimum of FRL 60/60/60 when measured from the inside out
CLIENT
HOMEBUSH WEST HOLDING PTY LTD
ISSUED FOR THE PURPOSE OF SECOND DESIGN MEETING INCLUDING INITIAL COORDINATION
All dimensions to be checked on site before commencement of work. All discrepancies to be brought to the attention of the Architect. Larger scale drawings and written dimensions take precedence. The Estuarine Planning Level is mln 3.1m AHD. All levels to AHD.
8.
0 80 9.
DNC D1.4: travel distances >20m to a point in choice
L
L
0 8.8
storage appears to be less than 10% of the floor area. please confirm
R
SHORING
R
L
LOT BOUNDARY
Windows/Doors
90mm blockwork wall with R1.5 insulation. Ext'ng brick to warehouse Pbd on studs no insulation Hebel power panel wall with R1.5 insulation concrete slab Polished concrete ceiling Plasterboard metal deck roof-warehouse R0.9 concrete roof-terrace
DETAILS 0.475>SA>0.7 Internal walls no insulation Party walls
Stef Di Berardino <stef@xsitegroup.com.au> Friday, 16 June 2017 2:31 PM bridie@platformarchitects.com.au; Ondrej Hromadko StoyanHOMEBUSH Kiceec; Paul WESTKiceec NEW APARTMENTS HOLDING PTY LTD Meeting held 16.06.2017 - summation of tasks at hand86-87 THE CRESCENT HOMEBUSH, NSW CONSULTANTS SUMMARY_CC.XLSX
aluminium framed single clear glazing
As seen above, design responses are different to each issue and certain flexibility is required.
R1.0 insulation to selected units R3.0 warehouse where roof is above elsewhere No insulation light colored (SA 0.475)-warehouse. garden roof to other bldgs. R0.9 to all except warehouse where roof is above U-value (equal to or lower than) 6.57 SHGC (±10%):0.74
Artificial Lighting (within units): Flourescent or LED lighting to be provided to all kitchens, bathroom and laundries
CLIENT
Level 1, 57 The Corso Manly 2095 p. 02 9976 6666 abn. 74602856157
nominated architect Bridie Gough Reg No. 8280
High
Bridie and Ondrej, Thanks for taking the time to meet with me today. As agreed can you please attend to the following by no later than Monday next week: 1. Updating your drop box project folder and associated files: a) Provide a drawing register for all architectural drawings (note that a register for all other consultants documents should also be maintained so for tracking purposes); b) Ensure that only current drawings, reports, schedules and the like are shown in each given folder with all superseded versions simply moved into a “superseded” folder as such so that they can be referenced as needed; and c) Provide a link to access the drop box which can be supplied to the forthcoming subcontractors and suppliers we will soon commence the tender process with. Respectfully, the sooner we have the above stream lined the sooner I can get up to speed and additionally ensure that all our trades moving forward are always referencing the most current documents. 2. Updating of the Consultant Summary spreadsheet (refer attached): a) Update each discipline with respective consultant; b) Confirm their contract total fee/s; c) Confirm payments provided to date according to each delivered milestone; and d) Confirm programming of the balance milestone/s where relevant. As advised, the above is of paramount importance and of mutual benefit in reference to our client’s needs. Following this Xsite Group will quickly develop a Project Program in MS Project format which will facilitate: i. Tracking of all the consultants and their design / report based tasks as well as those pertaining to construction; and ii. Following the above, cashflow projections and / or targets. In addition to the above as agreed I will attend to the following: 1. Sending an email to Sydney Trains with the view it assist the approval / sign off process; 2. Contacting the PCA and arranging a joint meeting between us as soon as possible to assess / strategize most pragmatic approach to commence works on site as soon as possible considering our position; and 3. Meeting with the client to discuss the subject matter of consultants’ payments, contribution payments and the like moving forward. I wish to thank you again for your patience in this and look forward to working with you closely. If I have left anything out which of utmost importance in terms of tasks, please do not hesitate to advise.
Kind Regards, Stef Di Berardino Tel: +61 29552 6000 | Mob: +61 411 888 374 | Fax: +61 2 9552 6011 | Email: stef@xsitegroup.com.au 1
DRAWING TITLE
PROJECT
FIRST & SECOND FLOOR PLAN
TCH
SCALE
REVISION
1:100 @A1 1:200 @A3
STATUS
CC
NUMBER
103
A
PC 9.1_knowledge
The model of this project was quite straightforward Platform was the design consultant, coordinator and a project manager at the same time. At certain point, when the project was getting close to construction stage, a project manager was appointed by the client to smooth out couple wrinkles. This was greeted by Platform, as the amount of communication was exceeding the amount of actual architectural work, making the working model more efficient. An email extract on the bottom right of this page shows one of the project manager’s initial requests, to arrange and to provide all information up to date. We agreed on using web cloud service as an effective working model of sharing information.
39
#4_community centre
40
#4
locality, diversity and pride
flexible design constraints
#4_community centre zooming in
A diploma thesis.
14 weeks
The brief was to evaluate possibilities, ideas and answer to the question â&#x20AC;&#x153;if build - then how to buildâ&#x20AC;? on Letenske square. Furher, to provide an elaborate building programme, based on individual studentâ&#x20AC;&#x2122;s research, that suits the location. I believe, for handful of reasons (which I am more than happy to discuss in person) that a community centre belongs on this particular site.
public or private? to build or not to build?
My involvement in this project I have been directly involved in all work related to this project. Everything here is my creation.
four separate options required in the first four weeks
triangular square
=
a lively community centre that sits in the middle of the triangle open to all, from younglings to the oldest, offering a solid range of variability and activities. the design was successfully defended against the comittee of well-known czech architects.
41
#4_community centre analysis
PC 2.1
Prior commencing any design work, a thorough analysis of site and context has been done, an extract is shown on these two pages. Prague, a city founded around 900 AD, is a settlement rich with history and culture. Images on this page depict how the locality of Leteneske square developed during years. Nowadays, the site is a busy transport hub, a crossroad, with all factors belonging to it, good or bad. It is privately owned (despite being a square) and there is a single floor grocery store spreading over the whole area, leaving only narrow paths for pedestians. All this research - including many site visits - leads me to believe that a community centre for this site is a solid program. I still believe it many years later.
42
#4_community centre analysis VYBAVENOST V RÁMCI 2km ...ale mimo docházkovou vzdálenost.
Širší okolí skýtá mnoho možností, ať už volnočasových aktivit, nebo kulturního vyžití. Dopravní napojení je výtečné – vnitřní městský okruh, metro, tramvaje. Srdce Letné a Holešovic bije se Spartou.
450m
VYBAVENOST V RÁMCI 450m Během 15ti minut dostaneme vše potřebné – potraviny, vzdělání, odpočinek i zábavu. Skvělé místo pro život.
VYBAVENOST V RÁMCI MĚSTA
Ruzyně
Kbely
centrum
vnitřní městský okruh
hranice města (subjektivní)
městský okruh
VYBAVENOST SLUNCEM Orientace ke světovým stranám je důležitý a často určující přírodní faktor. Měli bychom si uvědomit, co znamená pro Letenské náměstí.
43
#4_community centre context
A study of facades have been done - this is only an extract. This study was very helpful to understand the composition and ornament of surrounding blocks - so different to each other, yet homogeneous in spirit. The site is enclosed between medium quality block housing from the middle of 19th century with negligible heritage importance, as shown on photographs. Many of houses were remodeled in the era between world wars into functionalist style architecture.
44
#4_community centre context
45
#4_community centre
#2
the design
PC 3.2_application
In the first four weeks of the project, each student was required to produce four different individual design options including separate programme. After the week four, each student argued which option works best and was encouraged to work further on the selected one. My options include: #1_a local shopping mall with kindergarden on the top #2_residential / commercial skyscraper with mall under ground #3_a community centre #4_a theatre / cinema / event / hospitality hub All programmes were evaluated against previous analysis. Three of four design options were shaped to fit into the existing urban fabric with its bulk and shape.
#1
However all four options (maybe except the skyscraper) were feasible, providing missing civic amenity, the third option, the community centre, was the one that I liked most on this particular site (critically evaluated as the best working).
#3 46
#4
#4_community centre the design
PC 3.3_application
The design incorporates responses to several issues:
The community centre provides extensive public amenity that is completely missing in the locality and sought for by the residents (based on an actual survey).
#1
grocery store to be relocated underground to vacate square.
#2
the main idea is to keep the square without visual obstacles and barriers to pedestrian flows.
#3
that will be achieved by elevating the program of the building off the ground. a classic style arcade, found on many places in Prague, is introduced.
#4
fours floors plus a communal roof compose the bulk of the building without stepping above the surroundings.
All facades are fronts, the building does not pose backwards to any side. Noise from traffic is mitigated by extensive setbacks, giving pedestrians walking along busy streets a chance take a breather. The building scale and articulation is well considered within the surrounding scale of urban fabric. The building does not increase any vehicular traffic, there is no underground parking as it does not sit well with the desired character. Moreover, the walking and public transport accessibility of the square is great. The design provides a safe space, no dark corners with danger (or filth) lurking around.
#5
programme was tailored into the bulk carefully, including two-storey gym room and three-storey library.
#5
separation of materials is based on desired feel. ground floor arcade concrete, the rest of the building timber.
#7
roof has to be accessible and communal! it is a potential. safe playground. greenhouse. viewpoint. Yes!
#8
articulated facades - modulation based on tectonic quality of timber frame.
PC 3.8_application
The 3D model is a great tool to diagnose potential problems in the project, especially when dealing with modulated structures like timber or steel frame. When it comes to presenting, it is great to render couple images to show sequence of ideas that lead to the final product.
In addition, a 1:100 scale real model was required to be shown at the final presentation as well. It is great relief to deliver this model in one piece at the end of the term...
47
#4_community centre the design
PC 5.1_application
As mentioned before, four design options were considered in the first four weeks. These options, created by using imagination and aesthetic judgement, were carefully considered within given site. Some of evaluating criteria were how well does the design integrate the analysis conducted, how does the design sit within its context, how does the bulk feel from the eye of a random pedestrian, how does shape and orientation work in broad context, how does the design answer to the brief. When all these boxes have been presented, evaluated, criticized and ticked, the design was given a green light. The left page showing a contextual schwarzplan, the right page presents detailed site plan showing circulation around the building.
48
#4_community centre the design
49
#4_community centre the design
PC 5.2_application
I believe that floor plans on the next two pages describe the criteria 5.2 better than words.
50
3.01 - hall 3.02 - main stairwell 3.03 - meet place 3.04 - learning room - big 3.05 - learning room - small 3.06 - learning - relaxed
3.07 - learning - computers 3.08a - library - desk 3.08b - library - main room 3.09 - fire egress stair 3.10 - computer access 3.11 - maintenance
3.12 - toilets - accessible 3.13 - toilets - men 3.14 - toilets - women 3.15 - furniture storage
2.01 - hall 2.02a - senior club - entry 2.02b - senior club - day room 2.03 - main stairwell 2.04 - music room 2.05 - child day stationery - playroom
2.06a - child day stationery 2.06b - child day stationery - quiet room 2.06c - child day stationery - office 2.07d - child day stationery - kitchenette 2.07 - fire egress stair 2.08 - toilets - boys
2.09 - toilets - girls 2.10 - furniture storage 2.11 - maintenance 2.12 - toilets - accessible 2.13 - toilets - men 2.14 - toilets - women
1.01 - entry to the centre 1.02 - reception desk 1.03 - information centre 1.04 - entry to the grocery store 1.05 - fire egress stair
1.06 - main stairwell 1.07 - stair to basement 1.08 - cafĂŠ 1.09 - cafĂŠ storage
second floor
first floor
ground floor
#4_community centre the design
6.01 - hall 6.02 - main stairwell 6.03 - maintenance
6.04 - services 6.05 - communal greenhouse 6.06 - fire egress stair
6.07 - covered seats 6.08 - furniture storage
5.01 - hall 5.02 - main stairwell 5.03 - centre office 5.04 - centre office - main
5.05 - storage 5.06 - meditation room 5.07 - multifunction hall gallery 5.08 - library
5.09 - fire egress stair 5.10 - maintenance 5.11 - toilets - men 5.12 - toilets - women
4.01 - hall 4.02 - main stairwell 4.03 - foyer 4.04a - multifunction hall 4.04b - multifunction hall - separable
4.05 - library 4.06 - fire egress stair 4.07 - storage 4.08 - maintenance 4.09 - toilets - accessible
4.10 - toilets - men 4.11 - toilets - women 4.12 - dress room - women 4.13 - dress room - men
communal roof
fourth floor
third floor
51
#4_community centre
longitudinal section
the design
PC 4.5_application
There were never any doubts about the ground floor arcade being concrete. However, there were couple factors in play while selecting the construction system for the top portion: First of all, the feel of the interior space was important. It needs to be familiar, warm and soothing by the design, it needs to be true and invoke curiosity, questions, a topic to talk about - a construction that is exposed.
communal roof
communal greenhouse
multifunction hall library
Secondly, a quick assembly if the frame is a massive positive considering the location of the project being a square - the faster the frame is built, the less construction traffic, the faster is the square returned to public. The glulam timber frame was selected because it ticks both above boxes with a big tick. Moreover, it is a cost effective method in central Europe, where pine timber is abundant.
office meditation
dressing rooms
learning rooms
childcare (daily stationery)
senior club
cafĂŠ info centre store entry cafĂŠ toilets
grocery store
52
#4_community centre
dark grey tinted natural pine glulam off-form concrete arcade timber frame with exposed joints
the design
PC 3.7_application
The building construction method is split into two portions, each with different brief and requirements.
The bottom part is the part that will experience heavy traffic. It is a solid pedestal, a metaphorical strong foundation that supports the community. On the other hand, it needs to allow for extensive people flow through and needs to be able to open itself in warm days. The top part, as mentioned on previous page, is in interior of the community centre and, as such, its language in my opinion should be warm and welcoming. It should be nice to touch, evoke curiosity and smell nice. Based on this brief, a dark grey tinted off form concrete was chosen for the bottom due to its structural qualities and sturdiness, while meek pine timber glulam frame was specified for the top floors.
53
#4_community centre the design
PC 5.5_application
The arcade at the bottom is composed of five 10x10 meters square modules, which is a span that reinforced concrete cross vault spans easily. The timber frame that sits on the top of concrete is a half module - 5x5 meters with 3.5 meters construction height. This module allows for a good compromise between structural stability and fire resistance of timber elements given the size of the profile. Please note that European construction code an standards are very different to Australian ones, especially in regards to fire protection. The concrete elevator core provides extra stability to the building and steel crossed cords braces the timber structure in three planes as required. All of above has been consulted and its feasibility approved with the structural engineering classes teacher on our university. In the climate zone of the central Europe, it is not viable to leave glulam timber exposed as maintenance would become expensive so the facade panels wrap the timber to protect form elements. The facade is designed as lightweight with sufficient amount of insulation, an aerated gap and a membrane open to diffuse moisture transition to allow for timber to breathe, extending its longevity.
54
#4_community centre the design
55
#4_community centre the design
PC 4.3_application
Looking at elevations of the building, it corresponds with the brief of â&#x20AC;&#x2DC;to not pose back to any sideâ&#x20AC;&#x2122; to a good extent. The contextual facade analysis resulted in an opinion that vast majority of surrounding facades interprets classic orders in some form, as it was common in the time when those buildings were built. The fact is, that there is a certain rule how to use classic orders, called the supraposition. This rule had been adopted by majority of builders and architects back in the days. Without going into details, in principle it sets an orderly succession and level of detail for each floor. I did not want to dive into replicating classic orders on my facade what so ever, however this supraposition principle has been interpreted here as each floor, having the same construction module, has slightly different facade treatment and the facade depth is increased the higher we get. I believe that this reference makes sense in the locality and as a result it produces a design more coherent with the context. On the other hand, the colour treatment of inlaid panels (red and white) is something that I would not mind looking into. It was a race with time by the end of the term and there was just simply no energy left in me to think of alternatives.
56
#4_community centre the design
57
#5
poor quality DA approved at the court
opportunity heritage listed
inexperienced builder tendered by the lowest price
DNC contract architect not a contract admin s96...and another one. And one more.
=
#5_apartment building
Platform were engaged to coordinate and prepare a construction certificate set of drawings based on a DA of considerable quality that was refused by the City of Sydney council, however received an approval as part of section 34 process. Further, Platform were engaged by the client to perform consultancy services during the construction process - to advise on potential problems, to report defects and to perform additional minor tasks. It is worth mentioning that Platform was not a contract administrator and therefore we had no legal power or leverage on builders. This project as presented may seem more like a series of short episodes, that does not necessarily connect with each other, but I believe that this is the best way to present the project as each of these small tasks actually felt like a little separate episode connected through conducting site visits and reporting of progress. My involvement in this project I started working on this project in March 2016 and took over after a former colleague of mine. My initial task was to check the construction certificate documents and cross reference with legislation and standards to ensure compliance. Since the construction commenced, I have been performing coordination, conducting site inspections, reporting to the client, taking care of builderâ&#x20AC;&#x2122;s enquiries and producing redesigns and details as required.
well...
...whatever the result is, the building received OC in the end and the whole 18 months long process provided invaluable insight into construction process and relations within the construction industry.
59
#5_apartment building task 1: ceilings
PC 1.4_application
One of the first issue that we came across was missing coordination of plumbing. The hydraulic consultant refused to update drawings further as they have not been paid for the previous job. The client refused to pay them further for some reason, thinking that builders will do it their own way and the result will be good. We noted the builder and informed the client that the result might be problematic - our private certifier might not issue occupation certificate because ceiling height might not comply with SEPP 65 in habitable rooms of some apartments. Having to reconstruct plumbing after everything is ready for OC is obviously a very severe impact on the objective of the client. â&#x20AC;&#x153;I am just doing my job here mate.â&#x20AC;? As expected, the plumbing had been build as per outdated drawings without any respect to ceiling heights in habitable rooms.
PC 3.4_application
We have coordinated our ceiling plans in order to show the extent and inform the client of the severity of the situation and asked to amend hydraulic drawings but it was taken light heartedly, so no instructions were issued at the time. On the top of this page, there is a hydraulic plan showing plumbing under slab. Middle of the page shows coordinated ceiling plans. The right page shows an extract from ADG related to ceiling heights, which is a part of SEPP 65. As part of OC, a registered architect is required to sign off on a SEPP 65 compliance and PCA does not issue OC without this SEPP 65 sign off. But what if the built result is not compliant? Photos at the bottom show quite clearly plumbing running down into the middle of a living room or bedroom, traps and pipes reducing the ceiling height lower that 2.7m, reducing some rooms from bedrooms to study rooms and generally causing other devaluating issues.
60
#5_apartment building task 1: ceilings
PC 9.7_knowledge
In the case of an error of an architect, there is an insurance that helps mitigate the impact of an error as seen on the information sheet provided by the NSW architects registration board.
To put it to a context, if an architect signs off on a SEPP 65 compliance while the reality is that the building or some parts are not, the extreme case might be a necessity to amend what has been built and in that case the insurance helps to offset these costs.
61
#5_apartment building task 2: acoustic
PC 4.4_application
With an acoustic consultant engaged for the CC stage only after construction commenced (because conditions of consent mentioned â&#x20AC;&#x2DC;prior to OC issue, not prior to CC issueâ&#x20AC;&#x2122;), there was a bit of redesign involved in order to comply a) with BCA and b) with conditions of consent. The acoustic consultant have identified areas that need to be amended (which in majority was a party wall separating wet area on one side and a habitable room on the other side), suggested their optimal adjustment (using a discontinued wall structure to mitigate noise transfer), Platform amended drawings and issued new revision reflecting the advise of a specialist. Later on, we also pointed out to the project manager and the client that builders were ignoring some of this but as mentioned before, there was nothing else we could have done.
62
#5_apartment building task 2: acoustic
PC 9.5_knowledge
Drawings on this page show an extract of amended revision of drawings issued to cover the acoustic noncompliance and make it compliant on site.
The text on the bottom right is a print of the title block that Platform is using on their drawings as a default protection again copyright infringement.
[ ]
63
#5_apartment building task 3: bca compliance
PC 5.2_application
As part of the construction certificate set of documentation, there was also a BCA compliance report and Fire engineering report. Both reports came with alternative solutions to make egress from units in certain parts of the complex compliant as the original DA ignored certain egress aspects of BCA clauses. There were solutions specifically designed to cover areas of non compliance. These solutions were included into architectural ‘for construction’ drawings. However, maybe because there was not any note on architectural drawings saying “Watch out, there is an altsol here and we have to do it this way”, or maybe because construction managers did not pay any attention to those reports, circulation lobbys were realised other than shown on our drawings and in consultant’s reports.
PC 5.3_application
A detailed inspection through the whole complex with the BCA, accessibility and fire engineering consultants had been conducted to retro fix non compliance. Based on that, drawings were annotated and new revision of for construction drawings was issued specifically to cover what has been resolved on site. These two pages are dedicated to these non compliances with regulatory requirement and proposed solutions, that Platform indicated in their drawings, issued to builders and followed up during construction.
64
#5_apartment building task 3: bca compliance
fire hydrant booster too close to an opening and missing specified protection
unnecessary use of tactiles
single timber stud party wall non compliant the only two windows to the unit fixed, resulting in a unit without any natural ventilation, despite remodel of windows was specified in elevations and approved by heritage consultant
fixed - booster located in an enclosure
additional signage to comply with BCA...but why twice the same?
19 risers in one stair flight - alternative solution designed fixed - an alternative solution based on mechanical ventilation
65
#5_apartment building task 4: heritage foyer
PC 4.2_application
The foyer to the heritage building was a good opportunity for a unique design within the context of this apartment complex. After all, conditions of consent required heritage panels to be located somewhere... The old heritage listed warehouse was completely stripped off its guts to the point when only brick veneer walls, windows, roof trusses and the roof cover remained. The internal face of bricks had a great looking patina of old, one could almost smell its history. We proposed an idea to the client about a specific design for this entry, a couple square meters of something extra. The client loved it immediately. The design considered the brick heritage wall to be retained in its rough vintage looking form as it was considered as something special, something that preserves the cultural context. After the design has been presented to the client, the project manager and the builder has been made aware of - that satisfied the chain of command. The result, which is totally unlike to what has been designed can be seen on the photo below.
66
.4 21
SL 21.34
ALL EXISTING HERITAGE FACADES TO BE MAINTAINED AND PROTECTED THROUGHOUT CONSTRUCTION
W
All dimensions to be checked on site before commencement of work. All discrepancies to be brought to the attention of the Architect. Larger scale drawings and written dimensions take precedence.
W
4
2000
5 GARDEN
C
OSD TANK GRATED LID UNDER STAIRS
DATE
balcony
21.53
DESCRIPTION
balcony
ROBE
800
600L
6000
900
6
FLOOR PLAN
opyright and the property of the author, and must not d or used without the express authority of ESTIGE DEVELOPMENTS PTY LTD
Level 1
Scale 1 : 250
H I J K L M
21.07.16 08.09.16 17.10.16 Nov '16 Nov '16 20.01.17
BY
REVISION NOTES
DM BG
UPDATED FOR CONSTRUCTION OH UPDATED FOR CONSTRUCTION OH UPDATED FOR CONSTRUCTION OH FOR CONSTRUCTION OH FOR CONSTRUCTION OH FINAL FOR CONSTRUCTION OH
W
W
21
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8
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W
W
PROJECT
CLIENT
ARETE DEVELOPMENT PTY LTD
VERDE APARTMENT 12 PRIMROSE AVENUE ROSEBERY NSW 2018
EAVE 29.25
W
rev A B
date
amendment
01.08.14 development application 11.02.15 L&E court submission
rev
date
amendment
environa studio 19/151 foveaux st surry hills 2010
project
location
0
.1
SHRU
22
BS
4700
EAVE 31.21
DRAWING TITLE
LEVEL 1 PLAN WEST DRAWING SCALE
1:100 @ A1 1:200 @ A3
RIDGE 32.27 STATUS
FINAL FOR CONSTRUCTION
NUMBER
102A
REVISION
M
67 FLOOR LEVEL 22.00
drawing
stage
project no. LD
I BU
5
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SECTION DD
be checked on site before commencement of work. to be brought to the attention of the Architect. ings and written dimensions take precedence.
DESCRIPTION
25.02.16 FOR CONSTRUCTION 15.03.16 COORDINATION UPDATE
.8 21
ET
.8 steps up 21 to T7 The photography on the bottom right shows the result from of this effort B1 - nothing got built. private COURTYARD garden
2
6
4
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Y.70 21 RL ext'g B2D1 21.70 EAVE 23.98
TE POSITION OF SEWER MAIN
NCTION WITH CONSULTANT ENGINEERS FER CONTRACT DRAWING LIST.
DATE
A B
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. IRRIGATIO 22
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D
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REVISION
ON
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800
B2
FROM DRAWINGS. USE FIGURED DIMENSIONS THAT THE DRAWINGS USED CARRY THE LATEST
LOT 652 DP 7534
CUSTOMIZED REFER TO DWGs 920-927
WALL
800
0
LEVEL 1 PLAN WEST
CONTINUATION SHEET 102B
LAUNDRY
.7 21
A
21
ROBE
EACH UNIT WILL BE PROVIDED WITH ONE EXTRA THERMAL DETECTOR. ALL FLOOR PENETRATIONS TO BE FIRE RATED. FOR FURTHER DETAILS (E.G. DETECTOR LOCATIONS & SPECS OR ADDITIONAL FLOOR LAYERS) REFER TO THE FIRE REPORT
T2T2
REVISION NOTES
BY
800
FLOORS SEPARATING THE PROPOSED RESIDENTIAL UNITS IN THE HERITAGE BUILDING TO ACHIEVE AN FRL OF 90/90/90 FROM BOTTOM UP AS DEMONSTRATED BY THE.FIRE ENGINEER ASSESSMENT
security B gate F
GRASS
2 .6 22 62 . 22
WINDOW SCHEDULE
privacy BALCONY screen
CONC. PAVE
- CLEAR WM FIXED GLASS dining 21 LANDING One day we were requested tokitchen produce .5 GARDEN .52 a sketch for ext'g RL 21.52 21.53 21.53 WALL CLIENT BRICK 1 KITCHEN PROJECT living living - CLEAR SLIDING DOORS SWP 8 SCREEN TACTILES AND AND RAILING TO it as the builder6does notT5 know the.52purpose .5 CONC. 21.54 DISHwhat .is SL 21.50COMPLY LOADING DOCK 6-7TIMBER DRAIN 25.02.16 FOR CONSTRUCTION DMWITH AS1428.1 MESH 6 1 / STEEL 9 21 - TBC AWNING 1. GARBAGE CHUTE 5 .5 lobby 21 is 2was a very EAVE 24.78 2WATER 13.03.16 COORDINATION UPDATE BG it and how to realise this. Apparently .5 SL 21.51 21 TOof MFR'S DETAILS & GAS VERDE APARTMENT 1 8 2 21.07.16 UPDATED FOR CONSTRUCTION OH52 METER-CPBRD 69 D 0 1.6 SWP 0 53 1. 6500 pressing matter .7 2be .7 W as the design was 2supposed to 12 PRIMROSE AVENUE 1. 21. W BUIL ARETE DEVELOPMENT PTY LTD 000 living 08.09.16 UPDATED FOR CONSTRUCTION 2OH BED 2 21 21 A1 A2 (CONC. UNDER) APT A1 l'dry l'dry bed 2 bed 2METAL 17.10.16 UPDATED FOR CONSTRUCTION OH ROSEBERY NSW 2018 CARPORT produced ‘by the cob today’ so there was no real time Nov '16 FOR CONSTRUCTION OH A GRASS to communicate options. Nov '16 FOR CONSTRUCTION OH 4 402 ELECT'L kitchen about dining .6 RISER BATH 20.01.17 FINAL FOR CONSTRUCTION 21OH bath bath DINING ENS ens. 1.57 ens. T6plan, two sections and a AA sketch including 2 STAIR 4 302 T3 photographic description was produced ‘by the cob 7 .6 A T3 70 living . 1 2 21 401 today’ and sent through for approval to the client, bed 1 bed 1 LIVING BED 1 project manager and the builder, all of whom agreed T7 dining dining 6 PAVED C A CONCRETE R P A R K and expressed their approvals that the area needs 22.2 696.6 m2 SECTION W 73 . 1 21 protection against elements. .9 R AL 75 . 1 3 1 L 2 27
301
RET
EXISTING FRAMES TO BE RETAINED, This drawing is copyright and the property of the author, and must not GLASS PANELS TO BE REMOVED. be retained, copied or used without the express authority of EXISTING OPENING SIZE AND SHAPE MACQUARIE PRESTIGE DEVELOPMENTS PTY LTD TO BE STRICTLY RETAINED ON THE WHOLE SOUTH FACADE OF THE HERITAGE BUILDING.
H I J K L M
22
P
RAM
F
3 .8 DEEP 22 SOIL 23.0 8
min.1000
W
L
R
L
R
1:25 RAMP
REFER TO SHEET 601
1000
W
W
DO NOT SCALE FROM DRAWINGS. USE FIGURED DIMENSIONS REVISION ONLY. ENSURE THAT THE DRAWINGS USED CARRY THE LATEST 0 3 A REVISION No. .4 .4 1 1 READ IN CONJUNCTION WITH CONSULTANT ENGINEERS 2 B 2 DRAWINGS - REFER CONTRACT DRAWING LIST.
86
. 21
raised garden buffer zone
.0
buffer zone
1:20 RAMP
B3
1:20
raised22.24 garden FLOOR LEVEL
53
RETAINING WALL REFER 1. 2TO LANDSCAPE DRAWINGS
L F
FLOOR REFERLEVEL TO SHEET 602 22.25
METAL GATE
0
.3 21
7
.4
SIO
SWP
5
.2 21
STAIR 3
23
WALL TYPES dining
garage door
1:20 RAMP
CONCRETE
21
FFL 18.00
GARBAGE CHUTE TO MANUFACTURERS DETAILS
SECTIONAL ELEVATION F-F
2 EAVE pRL 21.8624.12
24.18
communal waste chute
800
8 .1 21 9 8 1 .1 1. 2 21
A
GAS & WATER METER CPBRD
kit.
8
.1 21
21
3 .2
BALCONY FLOOR LEVEL 21.50
kitchen
T2
21.53 21.54
21
3 .2
9EAVE
.2
KITCHEN
800
ILD
BED 1
KIT
KITCHEN
LIVING/ DINING
SECTION
kitchen
METAL
BU
B
21
KIT
T5
T5
TROWEL FINISH - BASEMENT/ROOF
RENDERED
B
DILD BU
LD UI
2081.2 m2
BED 1
APT M3
GRASS
Entry to the basement EXTERNAL car park, that is located dining FINISHES INTERNAL T3 COLORBOND WOODLAND GREY between the Warehouse building and the Maisonette FLOOR LEVEL 22.93 SECURITY GATE living ALUMINIUM WINDOW FRAMES 3 COLORBOND MONUMENT .8 building, has always been designed as covered kitchen ALUMINIUM WINDOW FRAMES 22 BASEMENT PERIMETER WALL REFER DECORATIVE MESH SCREEN TO STRUCTURAL ENG'S DRAWINGS 2 stair enclosed to prevent elemental damage, mainly 2.85 DECORATIVE MESH SCREEN flooding, as there in no drainage under nor any IN SUNSET stairs GOLD WALL COLOUR DULUX RAINWATER "ARMY ISSUE" door. TANK TIMBER ENTRY DOORS letter boxes "CHACOAL LIGHT" pFFL 22.50 FENCES + SCREENS "CHARCOAL" The drawing on the top left is an extract from the FENCES + SCREENS "CHARCOAL" s34 approved drawings, showingGARAG enclosed volume. DOOR kitchen dining "WINDSPRAY" The middle and right top drawings show CC design, WINDOW + DOOR FRAMES SUPPLY DUCT TO MECHANICAL -CLEAR NATURAL ANODISED ENGINEER'S DETAILS an enclosed volume - same design. Platform AUSTRAL GERRTUDIS BROWN T4 as s34 FACXE BRICK BLOCK WORK - built is not pointed out several times that what is being COLOR TBC livingbuilt as per approved drawings. being
CUSTOMIZED REFER TO DWGs 900-919
DINING
DINING
kitchen
21.58
7 .L1D 2U1I
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dining
1
pRL 21.86
3000
METAL GATE
METAL
21
4
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EXISTING HERITAGE WALL TO BE MAINTAINED AND PROTECTED DURING CONSTRUCTION
METAL GATE
PC 6.4_application
{ } 401
EAVE 28.64 21
KIT
APT W3 A
BATH
BATH
BALCONY
3B 51
3B 44
ROOF
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FFL 21.52
APT M4
ELECT'L RISER
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21 .5
APT W2
ROBE
4
20 walkway throughout
BOOSTER ASSEMBLY
502
2
DINING
MECH'L CARPARK EXHAUST RISER
EXISTING STEEL COLUMN
kitchen
G LEVEL 21.52 FLOOR balcony
3B LOT 44
kitchen DP 880733
401
gate bed 1
W
LIVING/ DINING
EXISTING STEEL COLUMN
6000
3
EXISTING STEEL COLUMN
KIT
M4 RIDGE 30.23
APT M1
min.2400mm
No. bath12bath
W3 1 BED 51.5 sqm living dining
3B 51 A
M3
2
800
dining
ALIGN
l'dry l'dry
ROOF
800
min 1000 clear egress
M2
DINING LIFT TO MANUFACTURER'S DETAILS
301
living
800
M1
MECHANICAL village green ENGINEER'S kit.DETAILS
living
203
1:25 RAMP
BATH
SSL 21.38
203
B
(SINGLE STOREY RIDGE NOT SURVEYED)
META A L
LIVING
LIVING
A
BATH
FACTORY
kit.
living
KIT
LIVING
R O O F living/dining
T1 living #5_apartment building kitchen OAK ENGINEERED TIMBER FLOORING 12mm - PRESTIGE CONCEPT TILES
RENDERED
REFER TO WINDOW SCHEDULE FOR DETAILS
BED 1
401
dining CARPET - QUEST CARPET METROPOL 40
RECYCLED BRICK- LANDSCAPE
A/C
L F
C1
task 5: car park entry
A/C PLANTER TO LANDSCAPE ARCHITECT DETAILS
600L
401
RIDGE 33.01
STAIR 2
000
ME living/dining TAL
A
.5
bath
-
A
A/C UNITS TO
bed 1
with
bed 1
800
BUILDING
PROPOSED STEEL COLUMNS
21
l'dry
B U I L D I connection N G to
TAL
.
ELECT'L RISER
EXISTING STEEL COLUMN
IMPORTANT NOTES
bath
STOREY
BRICK
COURTYARD
32.07
CENTRAL HOT WATER UNIT
21.89 EXTENT OF DEEP SOIL SHOWN DASHED
ACOUSTIC WALL TO ACOUSTIC ENGINEER DETAILS
L
l'dry
APT W1
A/C
GRASS
COURTYARD
R
WAROV 2 S K I''
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1200
EXISTING STEEL COLUMN
L'DRY
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EAVE 30.86 A/C
72 2.ILD
2 TBC BU TILES 600 x 600mm -HIGHER SLIP RATING 6 23.2623.19 LOBBIES 22.1DY 9 B TBC 26 .1 22SLIP TILES 600 x 600mm -HIGHER RATING3. 23 .16 2 ROOF TERRACES
(NO WINDOWS) EAVE 32.21 EAVE 39.68
INTER TENANCY FENCE TBC
COURTYARD
private garden
STOREY
301
EAVE 39.54
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APT W4
SINGLE
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private garden
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AREA
C2
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ROBE
RL 21.02
up
privateKIT garden
BALCONY
private garden FIP APT M1A
balcony
W4 1 BED 53.4 sqm living A dining 000
g FFL 21.52
21.83
COURTYARD
2400
private garden 2.5% APT W4
EAVE 31.63 21.74
EAVE 25.31
EXISTING STEEL COLUMN
EXT'G LOBBY
ext'g ridge RL 31.68
(NO WINDOWS)
TACTILES AND AND RAILING TO COMPLY WITH AS1428.1
21.8 BD2
IN HERRINGBONE PATTERN VERDE TERRACES TBC TILES 600 x 600mm -HIGHER SLIP RATING ext'g eave RL 39.68 ext'g eave RL 32.21BALCONY EAVE
REFER TO LANDSCAPE ARCHITECTS DRAWINGS FOR DETAILS AND SETOUTS
22
kit.
ext'g eave RL 30.70
LD
Y BUI
Y
BD
2000
T18
T17
T15
6000
GARDEN
ALIGN
8
.6
NEW ACOUSTIC BARRIER IN ACCORDANCE WITH ACOUSTIC ENGINEER'S RECOMMENDATION
8 7 6 5 4 3 2 1
21
VERDE MAISONETTES
9 10 11 12 13 14 15 16
1
DESIGN1: 100 X 300mm GREY PORCELAIN
(5 BINS)
STAIR 1
21.83 RET 3 T14 E 29.31
T19
E
ND RE T16
.61
ROBE
4
.9
19 19 VERDE 19.9WAREHOUSE 4
dwg no.
2
6000 3495
1900
building
task 6: late layout change WIR
900
790
3000
790
2980
3000
3310
3120
600
600 1000 1175
APT M2
robe
600
1090
2080
BED 1
2840
BED 1
600
1180
600 1455
1255
600
3080
bed BED 1 2
AP M
2445
3045
bed 3 2840
bed 3 BED 3 bed 2 min.2400mm
BED 2
pRL 24.96 robe robe
1890
balcony
living02 - 3 BEDROOMS NEW PLAN
living
QUITE SPATIAL MASTER BEDROOM WITH BIG ROBE. NARROW AND STEPPING CORRIDOR.
The client asked us to come up with a better layout as they realised that prices of properties went up significantly since the sale of the unit and that they would be able to sell this unit for additional $90.000 given the layout provides three bedrooms.
SPATIAL ENSUITE, WAL-IN-ROBE BUT NOT VERY EFFECTIVE. SMALL ENSUITE WORKS BETTER IN THIS AREA UNDER LIFT SHAFT. NO STORAGE ON THE CORRIDOR.
lobby
STAIRS, COLUMNS, HYDRAULIC RISER, BATHROOM INTACT.
A3
dining
A4
600L
LAUNDRY, ENSUITE RELOCATED.
bath
Platform provided couple options that were deemed feasible in regards to already existing services for the client to select and the layout was amended on site to the layout shown on the bottom left of this page. It seems that lack of will is not a problem when short term yield is involved.
kit.
kit.
ENSUITE & LAUNDRY RELOCATED.
robe
robe
800
l'dry
bath
800
robe 800
robe
bed 2
dining
STAIRS, COLUMNS, HYDRAULIC RISER & BATHROOM INTACT.
l'dry
privacy screen
600L
NEW PLAN 01 - 3 BEDROOMS
800
balcony
ORIGINAL PLAN
800
900 90
800
900
800
3705
6000
565
bed 3
2080
2400
bed 2
995 2840
1600
BED 3
1180
800
1090
945
600
bed 3
BED 3
800
800
9 10 11 12 13 14 15 16
Later on, when the purchaser of this particular unit realised that this is not the layout he bought (marketing plans were outdated to the stone age and showed even older layout), he had an outrage on the developer, who was forced to revert the deal and return money. At this stage all walls had been already sheeted and tilers were about to commence tiling of bathrooms.
800
1095
800
650
800
800
APT M3
800
1175
V
BATH
1890
APT M2
WM
BED 2 2110
600
3B 55.4
800
1000
3B 55.8
robe
tub
600
1675
tub WM
800
BED 3
1650
800
600
W7 We have been dismissed that “It’s good as is.” (top 2 BED left drawing shows s34 approved layout with the third really a bedroom). 51.2bedroom sqm not being balc
bed 1
bed 1
bed 2
ens. ens.
900
6000
600L
equal equal
68
2980
1650
2110
BED 2
BED 3 3310
3120
875
800600
WIR
BED 2
M4
1650
1040
APT M2
WM
bed 1
bed 1 M3
800
V
800
8 7 6 5 4 3 2 1
At the beginning, when Platform received approved s34 drawings, the client was asked by Platform’s bath whether they are interested inrobe director us having a look into layouts and proposing changes to internal layouts of some units, bed 2as the DA was not of the highest quality from the efficiency and amenity bed 2 perspective.
robe robe
800
tub WM
3B 55.8
BED 1 WIR
1140
M2 800
3B 55.4
800
800
bed 1
800
800
WIR
tub
robe
3.6_knowledge
690
1235
bed 1 M1 800
bath PC
1280
600
l'dry
kit.
2610
2100
800
W8 2 BED #5_apartment 62 sqm
bed 2
800
l'dry l'dry
balc
600L
600L
600L
steps down to private garden
#5_apartment building issues and defects reporting
stairs that were designed as timber lightweight to prevent exactly this situation.
more than a 50% of laundry area inaccessible, designed as bifold cupboard door.
part of a roof without water drainage. AC ducting where the builder thought it is convenient, not where it had been designed.
shoring wall that leaks stormwater into the garage every time it rains.
untreated water pipes running right in front of windows to bedrooms.
ridiculous misalignments due to imprecise building. near miss.
69
#5_apartment building issues and defects reporting
PC 7.1_knowledge
Despite Platform issuing a drawing register with every new revision, there were outdated revision drawings to be found across site on various occasions which certainly does not help project procurement in any way.
landscaping levels different than designed resulting in steps into the private courtyard
near miss (light coming through the external wall window in a little gap).
Maybe using a smartphone app for the future would be a great tool to keep everyone on site up to date.
PC 9.6_knowledge
From the perspective of architects engaged in consultancy services during construction, we were working to prevent the client further harm caused by neglect or misconduct of builderâ&#x20AC;&#x2122;s duty. After conducting each site visit, a comprehensive PDF was compiled composed of photographic documentation of issues found on site and their brief description, referencing appropriate architectural drawing, detail, standard or BCA clause. This informative PDF was issued to the project manager, the client and the builder.
shoring wall that is composed of...
...all sorts of stuff.
Many of the information provided have been unfortunately lost in the process and many defects and issues had to be amended later down the track when the amendment proving to be expensive. I have a feeling that a position of an architect is a bit frowned upon on site, the builder looks on architects as a complication and a trouble maker. It would certainly help if the position of an architect was somehow etched into the contract between the client and the builder to give weight to feedback we are providing as architects are the ones who sign off on many items in the end.
70
using outdated revision of drawings is not convenient. leaking OSD tank into a private garage.
potential future warranty issue here. this heritage wall started cracking after an opening has been punched through at the ground floor.
non compliant balustrade extension.
}
#5_apartment building issues and defects
PC 6.5_knowledge
non compliant access to the apartment (despite being flagged before, needs to be an accessible threshold).
gap between the facade and landscaping - potential future warranty issues. cavity wall hob at different level than designed, power outlets not aligned.
Timber stud wall and timber joist ceiling methodology was chosen for all new walls in the heritage building. It was specified by the fire engineer that all structural elements and ceiling need to be clad in two layers of fyrcheck plasterboard, all ducts fire rated properly and the floor on the first and second level to be sheeted in fibrocement sheeting to prevent potential fire spreading. This was reflected in Platformâ&#x20AC;&#x2122;s wall types drawing and annotated in general architecture drawings as a performance standard.
landscape architects designed planters as continuous along the fence, 800mm wide solid blockwork planter, this is what has been provided.
71
#5_apartment building the final product
72
thank you for your time. +61 410 801 172 ondrejhromadko@gmail.com