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Roebuck Bay Caravan Park Redevelopment Master PlanShire of Broome May 2014
Phone (08) 9467 8620
Mobile 0418 915 532
Fax (08) 9586 8677
Email [email protected]
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
2
Disclaimer 2
Executive Summary 3 Restoration opportunity 3 Positioning for the future 3 Recommendations based on insight 4 Regional (North West) 4 Broome 4 Iconic and integrated design 4 Recommendations For Moving Forward 6 Partnership with private enterprise 5 Positive Returns 6
Mission 6
Key Objectives 6
Methodology 7
Needs Analysis 8 Market Analysis - Broome & Australia’s North West 8 Broome Market Analysis 8 Snapshot of Broome 8 Road Visitors to Broome - Traffic Counts 9 Profiles of all visitors to Broome 10
Design Rationale 12 Brighthouse Design Concept 12 Site Layout Concept 13 Caravan Sites 14 Camping Sites 14 Accommodation Buildings 14 Holiday Cabins 15 Safari Tents 15 Reception Office and In-house Laundry 16 Ablution Buildings 15 Amenities 16
Development Staging 16 Development Schedule 16
Social Evaluation Statement 21 Background 21 Social Evaluation 21 Approach 21 Potential Impact 22 Family & Community 22 Health 22 Education and Training 23 Work 23 Housing 23 Total Social Impact 24 Key Findings 25
Financial Evaluation 26 Approach 26 Assumptions 26 General Assessment 27 Profit and Loss 28 Breakeven Analysis 28 Development Viability 28
Management Options Selecting the Most Appropriate Management Structure: 29 Decision: Lease Agreement 31 Advantages 31 Disadvantages 31 Operational Risks 31 Decision: Contract Management Structure 32 Advantages 32 Disadvantages 33 Operational Risks 33 Decision: Direct (Employee) Management 34 Advantages 34
Disadvantages 34 Operational Risks 35 Decision: Management Rights 35 Advantages 35 Disadvantages 36 Operational Risks 36
Summary & Conclusions - Management Options 37
Implementation Strategy Background 38
Appendix 39
DisclaimerWhile every effort has been made to ensure the accuracy of this document and any attachments, the uncertain nature of economic data, forecasting and analysis means that Brighthouse is unable to make any warranties in relation to the information contained herein.
Brighthouse, its employees and agents disclaim liability for any loss or damage, which may arise as a consequence of any person relying on the information contained in this document and any attachments.
Contents
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
3
Restoration opportunityThe Roebuck Bay Caravan Park represents a prime opportunity for the Shire of Broome to capitalise on a prime waterfront location to deliver an accommodation experience that enhances and reinforces the “Broome” brand as a premier destination for tourists to the north west of Western Australia. With Broome identified as a high priority area for development of additional caravan park facilities the Shire of Broome is in a first mover position to protect its tourism asset by developing the park and also to set the standard for parks in the region.
Currently the experience and amenities of the park are lacking compared to similar sites within Western Australia with numerous opportunities to improve, being:
• Thecaravanparkdoesnotprovideaproductthatmeets the current market, in particular quality, self-contained tourist accommodation.
• Thefirstimpressionsforguestsarrivingatthesiteare poor, with an aged and cramped reception office located within the site and difficult to find.
• Thelayoutdoesnottakeadvantageofthewaterviews that are a prime feature of the location.
• Theablutionfacilities,akeydriverofcustomerexperience and satisfaction, require upgrading to improve the aesthetics and layout and to meet regulations.
• Alackofrecreationalfacilitiesthatareexpectedina modern caravan park such as recreation rooms, swimming pools and shared kitchen facilities.
• Therearestructuresandsetback/sitesizesthatarenon-conforming with the Caravan Parks and Camping Grounds Regulations 1997.
Positioning for the futureThe Concept Master Plan for the Roebuck Bay Caravan Park recommends the immediate redevelopment of the site to a “Holiday Park” through incorporation of self-contained accommodation options, revised layout and improved facilities. This will ensure the Shire of Broome meets the needs of current and future tourism and itinerant markets seeking quality accommodation options.
The proposed redevelopment will deliver positive economic returns, update current non-compliant facilities and provide improved accommodation options and amenities, whilst creating an iconic tourism asset for the Shire of Broome.
The key aspects of the redevelopment are:
1 Incorporation of self-contained Cabins and Safari Tents [Cyclone specification] along the ridge overlooking the baytomeettheincreasingdemandfromdrive/stayinternational and domestic tourists and reduce the seasonal impact of caravan and camping customers.
2 Improvement of existing facilities and layout to address current non-compliance with regulations of ablutionsandsetbacks/sizesofsites.
3 Enhanced amenities and facilities such as swimming pool, playground and kitchen to achieve higher star rating and associated yields from increased rates and occupancy.
4 Creationofseparatelifestylezonestoreflectthedifferent needs of short and long stay customers.
5 Utilisation of existing roads and infrastructure to minimise capital costs.
6 Maintenance and enhancement of the existing ambience through incorporation of view corridors to the water throughout the park, particularly from the entrance.
7 Development of modern reception and managers’ office at the entrance to the park.
8 Separation of tourist and long stay sites into distinct zones.
The redevelopment of the park to provide a simple, relaxed and modern facility will enable the Shire of Broome to enhance the “Broome” experience for visitors and position the park as an integral tourism asset for the region.
Notwithstanding the proposed development of a new tourist caravan park at Sanctuary Road, Cable Beach, the Roebuck Bay Caravan Park retains its position as the number one caravan park location in Broome. The superb, absolute beach frontage and close proximity to Broome central town site ensures that it remains in high demand.
The proposed redevelopment of the caravan park will restore it being the caravan park of first choice in Broome.
Executive Summary
Figure 1 - Permanent Spots, Roebuck Bay
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
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Recommendations based on insightA comprehensive review of visitor demand and accommodation supply was conducted to ensure the redevelopment met the needs of the market. The following outlines the key insights gathered from the Brighthouse research methodology:
Regional (North West)• A shortage of se l f -conta ined, short stay
accommodationwithonly5.6%(460)beingcabins/chalets.
• Reasonablesupplyofun/poweredsitesat7102or88% of short stay accommodation.
Broome• Stronggrowth in number of class one vehicles (cars
and campervans) and class two [caravans and camper trailers] from 2008 to 2011 with a levelling off in 2012.
• Classonevehiclesrepresentthemajorityofvehicles(71%) travelling through Broome compared to the 9% of class two vehicles.
• Visitorsweremoreevenlydistributedthanothertowns with intrastate, interstate and international (35%, 40% and 24% respectively) visitors comprising the 1.2M visitor nights. This mitigates the risk of an event locally, nationally or internationally affecting local tourism.
• Interstateandinternationalvisitorsstayed(13%and82% respectively) longer than intrastate visitors.
• Caravanaccommodationisinthetopthreeforinternational visitors to Broome, though not so for domesticvisitorswiththemajority(62%)optingto stay in hotels, resorts, motels or motor inns. An indicator of the growing trendfordrive/stayholidays.
• Couplesandtravellingalonearebyfarthemostcommon composition for travel parties. The high number of visitors travelling alone indicates a need for pricing structures which make caravan parks an attractive option for solo travellers so they are discouraged from free camping.
• Broomehasatrendforhigheroccupancyratescompared to the average for the NW region indicating a higher relative appeal for the town.
Iconic and integrated designThe key driver for the recommended design concept is to create an outstanding tourist facility, providing a unique, affordable, family holiday destination in harmony with the local community and location.
Specifically the design concept incorporates the following design themes:
• Retainingthecurrentrelaxedambianceofthecaravanpark;
• Lowimpactdevelopment;
• Substantiallyretainingexistingvegetation;
• Diversifyingproductmixtocaterforabroadermarket;
• Maintainingaffordabilityforfamiliesandbudgettravellers;
• Improvingfunctionalityandsafety;
• Achievingcompliancewithapplicableregulations;
• Creatingbettersiteutilisation;
• Upgradingcommunalamenities;
• Addingrecreationalfacilities;
• Improvingvisualappeal;and
• Achievinggreateroccupancyandyield.
Executive Summary
Figure 2 - Tourist sites at Palm Grove Caravan Park Figure 3 - Superb coastal caravan park location, Roebuck Bay
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
5
The Holiday Park concept balances the design themes, best practice, visitor needs and future trends to define a caravan park that will attract significant tourist visitation, improve economic diversity, assist business development and create employment within the town.
Further to the summary of the key features above the following is a comprehensive list of the outcomes achieve by redeveloping the Holiday Park:
• Providingaproductmixthatisconsistentwithmarketdemand in terms of accommodation type;
• Addingself-containedaccommodationtothecaravanpark to improve financial sustainability and cater to a wider market;
• Providingconsistencyofsitesizesinaccordancewithuser trends;
• Allowingsite separation in accordancewithRegulations;
• Providingforco-locationoflong-stayandshort-staysites,onthepropertyinseparatezones;
• Attendingtoanyinadequaciesinbelowgroundwater,electrical and sewer services;
• Providingregulatorycompliantroadsandstreetlighting;
• Future-proofingthecaravanparkforemergingtrends;
• Improvingamenityofthecaravanparkbyinstallingnew guest amenities, including a swimming pool, children’s playground, BBQ facilities, camp kitchen and recreation room;
• Upgradingablutionandguestlaundryfacilitiestoregulatory compliance and to reach the benchmark standard for 3.5 – 4 star rated caravan parks;
• Upgradingthereceptionofficeandplacingitatamoreappropriate location at the entrance to the caravan park;
• Buildinganewmanager’sresidencenearthereception office and recreation room to improve control and provide more convenience for managers;
• Groupingalladministrationfacilitiesintheonelocation;
• Providingboomgatesandfencingforguestsecurityand protection of property.
Recommendations For Moving ForwardIt is recommended that the Shire address the immediate shortfall of tourism accommodation, non‐compliant facilities through redevelopment of the Roebuck Bay Caravan Park and creates a tourism asset to meet the increasing demand for drive stay accommodation.
The redevelopment option proposed will improve yield and utilisation with minimal risk whilst providing affordable access to northwest coastal accommodation for generations to come.
Partnership with private enterpriseIt is recommended the park is leased and redeveloped in conjunctionwithprivateenterprisetoaccessexpertiseand minimise financial and operational risk. A number of options were reviewed for the development and management of the park. Leasing was selected as the preferred option as it:
1 Provides a lower financial and operational risk profile.
2 Enables faster implementation.
3 Gives the Shire an acceptable level of control to manage the development and quality of the asset.
A number of risk associated with leasing have been identified and reviewed in Table 2: Risk Summary for Management Structure Decision on page 30. Many of these risks can be managed or mitigated within the lease contract and management of the contract. Although a long term contract is required to ensure redevelopment costs are recovered by the lease it is suggested that the initial term and subsequent extension option periods be relatively short (e.g. 10 year with a number of 5 year options to a total term of 35 -50 years). This will provide the Shire of Broome with the option of assessing whether development and other conditions have been met in the preceding term, before agreeing to an extension of lease term under the option.
Executive Summary
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
6
DescriptionStage
1Stage
2Stage
3Stage
4
Cabins 6 3
Safari Tent 5 6
Backpackers 6
ManagersHouse/Reception
1
Tennis Court 1
Swimming Pool 1
Playground 1
Recreation Room 1
Workshop 1
Ablution Block 1 upgrade
1
Ablution Block 2 upgrade
1
Ablution Block 3 upgrade
1
Ablution Block 4 upgrade
1
BBQ’s 4
Total Cost ($) 4,133,781 1,631,816 888,513 811,511
Theabovescheduleshouldbereadinconjunctionwiththe financial tables and Quantity Surveyors report in the Appendix.
Positive ReturnsFinancial modelling1 of the redevelopment provides strong economic returns through both positive Net Present Value (NPV) and Internal Rates of Return (IRR) in excess of industry benchmarks.
It is proposed the redevelopment occurs over 5 stages with a total cost of $7.06M. Stages are able to be deferred or merged according to requirements and demand. Financial modelling indicates a NPV and IRR for the total projectof:
Lack of current support through state or federal funding grants require the council to enter into a development agreement with a private caravan park operator/developer to access development capital and expertise. It is considered that the Shire of Broome would need to provide potential developers with lease rental assistance to help cover the cost of establishing services infrastructure, facilities and amenities at the site and make the redevelopment of the park viable.
To provide a framework for the redevelopment of the Roebuck Bay Caravan Park into a modern tourist and residential caravan park and accommodation facility that will provide sustainable benefits to the local community for generations to come.
Key ObjectivesThekeyobjectivesfortheredevelopmentofRoebuckBayCaravan Park are to:
• MaintainBroomeasakeytouristdestinationforthecaravanning and camping-based tourism sector by helping balance supply and demand;
• Enhancevisitorsatisfactionandcreateapositiveimage for the Shire of Broome through high quality facilities and superior service delivery;
• Provideasustainableeconomicmodelthatprovidesongoing financial dividends to the Broome Community in the form of improved infrastructure and services;
• Achieveconsistencywithindustrybestpracticeinpark design and operational procedures; and
• Expandthecurrentproductmixtoappealtoawidertarget market, improving occupancy and yield.
Mission
Project Summary NPV IRR
Discount Rate @ 5% $4,445,856
Discount Rate @ 10% $1,945,313 19%
Discount Rate @ 15% $597,585
1 SeeFinancialEvaluationandAppendix2:FinancialProjections
Executive Summary
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
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The Shire of Broome engaged Brighthouse, a strategic consultancy, specialising in caravan and camping based tourism to prepare a Master Plan for the potential redevelopment of Roebuck Bay Caravan Park.
Brighthouse works extensively throughout regional Western Australia and has a good understanding and considerable experience in tourism development at a regional and local government area level. It understands the challenges facing regional destinations in WA as well as market trends and opportunities.
Sound economic, social and environmental values and best practice destination management planning must be the guiding principles for the Roebuck Bay Caravan Park redevelopment.
In order to establish the optimum product mix for the Roebuck Bay Caravan Park a detailed assessment of demand- supply of caravan and camping product was undertaken. The research data was collected from a number of sources, including the Australian Bureau of Statistics, Tourism Research Australia, Caravan and Recreational Industry Association and Caravan and Motorhome Clubs of Australia.
The research reference a variety of relevant publications, including:
• TheProvisionandUseandRegulationofCaravanParks and Camping Grounds in Western Australia – Economics and Industry Parliamentary Standing Committee;
• UnderstandingtheCaravanIndustryinWesternAustralia;
• ResearchReport2007;
• TWAandTRAFactsheetsandSnapshots;
• Business Case – Proposed Sanctuary Road Caravan Park;
• PotentialRegionalCaravanParkDevelopmentsinRegional WA – APTM;
• AStrategicApproachtoCaravanandCampingBasedTourism in WA – Brighthouse 2012; and
• TheCaravanandCampingActionPlan,TourismWA2014 -2018.
The Master Plan approach recognises that the caravan parkneedsitsownidentity,reflectingtheuniquenessofthe destination and its community. The plan commits to delivering a tourism development proposal that is based on what sets the region apart and how this point of difference can be leveraged to attract visitors i.e. basing tourism development on the inherent attributes and strengths of the destination.
The proposed redevelopment concept is also highly visitor focused, applying an understanding of visitor markets, their needs and desires to match products and experiences with each target market segment.
The Master Plan identifies opportunities that can significantly improve the region’s tourism offering as well as support more local initiatives.
With a strong understanding the realities of seasonal tourism demand in regional Western Australia, Brighthouse has undertaken a practical approach to the proposed redevelopment with the concept design, strategies and recommendations to ensure sustainable outcomes.
The importance of ensuring positive social and economic impacts for the local community and economy is at the forefront of the proposal. It is well recognised that for the caravan park redevelopment to be successful the community and local stakeholders need to buy-in and understand the benefits it can generate. Therefore, consultation is a cornerstone of the concept development.
Included in the Master Plan is a Social Impact Analysis and Service Impact Statement.
A high level cost analysis for the proposed development has been produced and verified by a reputable quantity surveying company, McGarry Associates Pty Ltd. Financialprojections,basedontheredevelopmentarealso included.
In the course of producing this master plan design for the redevelopment of the Roebuck Bay Caravan Park, Brighthouseutilisedanonlineprojectmanagementandcollaborationprocess,whichenabledtheprojectgroupconsisting of senior Shire personnel and the Brighthouse consultancy team to collaborate and review work in progress.
An initiation meeting was conducted at the Shire of Broome office and the Roebuck Bay Caravan Park Site. There was a subsequent meeting with the current Lessee of the caravan park, who fully cooperated with the site audit and inspection, providing confidential information on occupancy and yield.
The site audit and inspection, Shire meetings and consultation with the Lessee provided input to inform the development of the design concept.
Methodology
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
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Market Analysis - Broome & Australia’s North WestCurrent supply
The information in the following table is taken from The Brighthouse Report: A Strategic Approach to Caravan and Camping Tourism in Western Australia. The data is from June 2010, which is the latest available data from the Australian Bureau of Statistics and other sources, which have not been collected or reported since.
Caravan and/or camping locations Count
AboriginalOwned/Operated 18
Long stay Accommodation 1
CaravanParkand/orCampground 44
DEC 9
Main Roads Rest area Night 14
Nature Based Park 11
Other(Shire/Unofficial/Unauthorised) 35
Overflow 4
Roadhouse 7
Station 12
Transit Camp 2
Total 157
Dump Point 5
Main Roads Rest Area Day 11
Semi-PermanentParkHomes/OnSiteVans/Storage
439
Site Type Sites
Powered sites 3,407
Ensuite sites 199
Unpowered sites 3,695
Overflowsites
Total Short Stay Caravan and Camping Sites
7,591
Onsite tourist vans, cabins, chalets, park homes
460
Other 30
Total Short Stay Capacity 8,081
PermanentParkHomes/onsitevans 1,688
Semi-PermanentParkHomes/OnSiteVans/Storage
439
TotalLongTerm/LongStayCapacity 2,127
Total Capacity 10,208
Needs Analysis
Broome Market Analysis
Snapshot of BroomeThe following snapshot is taken from The Brighthouse Report: A Strategic Approach to Caravan and Camping Tourism in Western Australia:
Local Government Area Broome
Tourism Region: Australia’s North West
Priority (as per The Brighthouse Report: A Strategic Approach to Caravan and Camping Tourism in Western Australia)
Extreme
Average annual occupancy (ABS Tourist Accommodation, Small Area Data, Western Australia 12 months to June 2010)
42.9%
Peak Occupancy (ABS) 79.4%
Av takings per site night (ABS) $35.54
% of LGA population employed in caravan park (Australian Bureau Of Statistics - Table 5. Estimated Resident Population, Local Government Areas, Western Australia)
0.30%
International visitor nights in caravan park or commercial Campground (TRA)
79,000
Domestic visitor nights in caravan park or Campground (TRA)
218,000
% International visitor nights in caravan park or commercial campground
29.04%
% Domestic visitor nights in caravan park or campground
16.05%
Total caravan and camping visitors 38,000
Total caravan and camping visitor nights 297,000
Caravan and camping visitors as a % of total visitors
15.26%
Caravan and camping visitor nights as % total visitor nights
18.22%
Australia’s North West - Caravan parks with 40 or more powered sites 2009/10 (Sourse: ABS)
0
20
40
60
80
100
120
140
JunMayAprMarFebJanDecNovOctSepAugJul0
1000
2000
3000
4000
5000
6000
7000
8000
Site nights occupied ‘000
Site occupancy rate %
Takings $‘000 (Right axis)
117.287.461.553.943.646.152.055.774.395.1124.8132.2
71.251.837.331.729.228.130.033.342.957.972.476.7
5,8044,5173,4163,4142,6882,6603,2543,0104,2544,1485,6596,804
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
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Road Visitors to Broome - Traffic Counts1
Caravan park visitors comprise both class 1 and class 2 vehicles. Class 1 includes people staying in tents, campervans and onsite accommodation. Class two are predominantly those towing caravans or camper trailers.
Data on Average Annual Daily Traffic (AADT) supplied by Main Roads – Derby. Extrapolated to an annual figure by multiplying by 365 and multiplying by percentage of class type.
The data above and chart below shows that there was strong growth in the number of class one vehicles travelling to Broome from 2008 to 2011 with a levelling off in 2012. This would have corresponded with the rise in the Australian dollar and the cost of fuel making many Asian destinations cheaper than drive holidays to long haul destinations such as Broome.
Class two vehicles (caravans, camper trailers etc.) followed a similar pattern though levelled off after 2010. These counts include residents travelling in and out of Broome as well as visitors so are more an indication of trends than actual visitation.
Data on Average Annual Daily Traffic (AADT)2
YearAverage annual
daily traffic% of daily traffic
class 1
Approximate annual number of
class 1 vehicles
% of daily traffic class 2
Approximate annual number of
class 2 vehicles
2012 1539 71.81% 403,382 8.96% 50,331
2011 1501 76.64% 419,884 8.44% 46,240
2010 1297 72.77% 344,497 11.99% 56,761
2009 1330 58.01% 281,610 5.32% 25,826
2008 692 73.42% 185,444 7.98% 20,156
Needs Analysis
Traffic Counts Broome Highway
Approximate annual number of class 1 vehicles
Approximate annual number of class 2 vehicles
0
100000
200000
300000
400000
450000
20122011201020092008
1 Location H042 Broome Highway Daily Traffic counts
2 Data on Average Annual Daily Traffic (AADT) supplied by Main Roads – Derby. Extrapolated to an annual figure by multiplying by 365 and multiplying by percentage of class type
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
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Profiles of all visitors to Broome3
Visitor summary
In the three years to December 2012 there was an annual average of 197,500 visitors to Broome staying 1,221,100 nights.4 The visitor nights were fairly evenly distributed between intrastate, interstate and international (35%, 40% and 24% respectively) which is a more even mix than many destinations. This mitigates some of the risk from specific events such as global economic conditions or downturns in domestic tourism.
Broome LGA
YE Dec 2010/11/12
Average Annual Visitors
YE Dec 2010/11/12
%
Estimated Visitors
Intrastate 82,700 42%
Interstate 83,700 42%
International 31,100 16%
Total 197,500 100%
Estimated Visitor Nights
Intrastate 433,000 35%
Interstate 492,700 40%
International 295,400 24%
Total 1,221,100 100%
Average Length of Stay (Estimated Nights)
Intrastate 5.2 -
Interstate 5.9 -
International 9.5 -
Total 6.2 -
Purpose of visit
The predominant purpose of visit to Broome is holiday or leisure. Please note: Purpose of Visit is a multiple response question. Totals may not add up to 100%.
Broome LGA
YE Dec 2010/11/12
Average Annual Visitors
YE Dec 2010/11/12
%
Estimated Domestic Visitors
Holiday or leisure 104,300 63%
Business 30,000 18%
Visiting friends and relatives
23,000 14%
Other 9,000 5%
Estimated International Visitors
Holiday or leisure 26,000 83%
Business 2,200 7%
Visiting friends and relatives
1,300 4%
Other 1,900 6%
Top three visitor accommodation
Caravan accommodation is in the top three for international visitors to Broome, though not so for domestic visitors. This may be linked to the duration of stay, though highlights the need for this type of accommodation availability for international visitors.
Please note this is a multiple response question. Totals may not add up to 100%.
Broome LGA
YE Dec 2010/11/12
Average Annual Visitors
YE Dec 2010/11/12
%
Estimated Domestic Visitors
Hotel, resort, motel or motor Inn
102,300 62%
Friends or relatives property
19,300 12%
Rented house, apartment,flat or unit
12,300 7%
Estimated International Visitors
Caravan 10,600 34%
Hotel, resort, motel, motor Inn
8,300 27%
Backpacker/hostel
8,200 26%
Needs Analysis
3 Broome Overnight Visitor Fact Sheet Years Ending December 2010/11/12,TourismWesternAustralia-FactSheetSources:TourismResearch Australia - National Visitor Survey YE Dec 2010/11/12Overnight Domestic Visitors Definition: Australian residents aged 15 years and over who spent at least one night away from home; Tourism Research Australia - International Visitor Survey YE Dec 2010/11/12Overnight InternationalVisitorsDefinition: Internationalvisitors aged 15 years and over who spent at least one night in the region; and Australian Bureau of Statistics - Survey of Tourist Accommodation Small Area Data, Western Australia, Catalogue number: 8635.5.55.001
4 Broome Overnight Visitor Fact Sheet Years Ending December 2010/11/12,TourismWesternAustralia
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
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Travel party
Couples and travelling alone are by the most common composition for travel parties. The high number of visitors travelling alone indicates a need for pricing structures which make caravan parks and attractive option for solo travellers so they are discouraged from free camping.
Broome LGA
YE Dec 2010/11/12
Average Annual Visitors
YE Dec 2010/11/12
%
Estimated Domestic Visitors
Adult Couple 70,300 42%
Travelling alone 28,700 17%
Family group - parent(s) and children
27,300 16%
Friends/relatives 27,000 16%
Other 13,300 8%
Total 166,300 100%
Estimated International Visitors
Travelling Alone 16,500 53%
Adult couple 9,100 29%
Friends/relatives 3,600 12%
Family group - parent(s) and children
1,200 4%
Other 600 2%
Total 31,100 100%
Occupancy Rate
Hotels, Motels and Serviced Apartments with 15 or more rooms: Broome compared to caravan parks in the Australia’s North West Tourism Region1
Please note: Broome accommodation data 2012 and ANW regionalcaravanparkdatafor2009/10duetothechangesin tourism region boundaries and which statistics are collected 2011. It does give an indication of the seasonal distribution for Caravan Parks in the region as well as the relative appeal of Broome as a destination compared to the overall region as shown by the significantly higher occupancies.
Broome Hotels- 15+ rooms occupancy
ANW Caravan Parks
Jan-12 31.40% Jan-10 28.10%
Feb-12 27.40% Feb-10 29.20%
Mar-12 46.20% Mar-10 31.70%
Apr-12 51.90% Apr-10 37.00%
May-12 63.10% May-10 51.00%
Jun-12 73.60% Jun-10 71.00%
Jul-12 79.60% Jul-09 76.70%
Aug-12 82.70% Aug-09 72.40%
Sep-12 73.60% Sep-09 57.00%
Oct-12 67.50% Oct-09 42.90%
Nov-12 53.50% Nov-09 33.30%
Dec-12 45.90% Dec-09 30.00%
Annual Average
58.00% Total/ Av 46.76%
Needs Analysis
1 Australian Bureau of Statistics - Survey of Tourist Accommodation, Small Area Data, Western Australia.
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
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Top 5 Destinations - International visitors 2
Caravan park or commercial Campground
International Visitors
Caravan or camping by side of road, on private property, on crown land, or in a
national park - International Visitors
Year ending June 2007 2008 2009 2010 2011 2007 2008 2009 2010 2011
Carnarvon (S) 11,879 11,457 12,265 12,575 9,938 2,499 1,847 3,481 2,753 1,617
Augusta Margaret River (S)
9,615 10,246 10,508 10,342 8,678 1,559 1,048 2,107 1,605 2,140
Northampton (S) 9,414 9,063 9,268 8,685 8,608 2,189 1,488 3,090 1,770 1,534
Shark Bay (S) 12,587 10,918 13,815 13,324 8,472 2,064 2,149 2,796 1,997 1,791
*Broome (S) 12,176 13,238 10,710 9,869 8,053 4,045 2,055 3,223 2,222 2,336
Top 5 Destinations - International visitor nights
Caravan park or commercial Campground International visitor nights
Caravan or camping by side of road, on private property, on crown land, or in a
national park - International visitor nights
Augusta Margaret River (S)
38,993 33,844 62,327 52,842 46,254 10,507 3,419 3,918 18,144 7,091
Carnarvon (S) 42,323 42,431 52,454 47,909 45,343 11,729 9,094 11,238 6,916 3,851
Perth (C) Remainder
86,893 52,116 22,229 34,570 36,245 28,443 7,056 9,214 8,380 8,661
Broome (S) 67,432 55,618 58,350 70,753 32,712 17,327 3,778 42,017 7,678 11,852
Port Hedland (T) 7,196 8,471 15,956 10,259 31,960 3,386 2,343 3,217 5,221 1,728
* Italic Text: Data with a sample size less than 40 isdeemed unreliable and should be used with caution
Brighthouse Design ConceptThe key driver for the design concept is to create an outstanding tourist facility, providing a unique, affordable, family holiday destination in harmony with the local community and location.
The concept for the redevelopment is based upon:
• Retainingthecurrentrelaxedambianceofthecaravanpark;
• Lowimpactdevelopment;
• Substantiallyretainingexistingvegetation;
• Diversifyingproductmixtocaterforabroadermarket;
• Maintainingaffordabilityforfamiliesandbudgettravellers;
• Improvingfunctionalityandsafety;
• Achievingcompliancewithapplicableregulations;
• Creatingbettersiteutilisation;
• Upgradingcommunalamenities;
• Addingrecreationalfacilities;
• Improvingvisualappeal;and
• Achievinggreateroccupancyandyield.
The design strategy recognises the unique attributes of the location, its proximity to the central town site of Broome and Roebuck Bay. The caravan park is effectively an extension of the town site, negating the requirement for retail food and beverage facilities on site. The design retains existing landforms and some of the facility buildings, allowing a staged development over various sections of the park thus avoiding closure of the park for long periods during construction.
Design Rationale
2 Tourism Research Australia 2011 (unpublished data).
Needs Analysis
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
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The staging will be dictated by occupancy demand and capital availability. Due consideration has been given to identifying priorities and providing strategies to minimise impact to existing users and maintain revenue during construction.
Amajorelementofthedesignistoensuresustainability- economic, social and environmental.
Market research indicates a continuing growth for the caravanning and camping market, with an emerging trend toward drive-stay holidays utilising on-site tourist accommodation in caravan parks.
The proposed plan includes self-contained cabins and Safari Tents, positioned along the top of a ridge, overlooking Roebuck Bay.
The potential for the caravan park to attract significant tourist visitation, improve economic diversity, assist business development and create employment is constrained by the current site layout and the co-location of long-stay caravan park tenants on this prime tourism site.
Ideally, the caravan park would be totally redeveloped, with new road layout and larger residential sites in a completelyseparatezone.
However, The capital cost for such redevelopment would behardtojustifyonreturnoninvestmentcriteria.
The existing belowground services appear to be adequate for the number of sites. Existing roads can be widened and resurfaced and facilities and amenities can be upgraded.
The separation of tourist and long stay sites into distinct zoneshasbeenachievedandwilladdtotheappealoftheparkandreducethepotentialforconflictduetodifferinglifestylesofeachgroupofparkusers.Thetouristzonesinterface better with Roebuck Bay and the views.
The current lack of on-site recreation facilities has been addressed with the addition of a children’s playground, and swimming pool. Strategically placed barbecue facilities near in the central ablution facilities area will engender social interaction between park users.
The unique ambience of the park is due in part to the existing vegetation on the site and its proximity to the water at Roebuck Bay.
The desire to substantially retain the trees presented a considerable challenge to retain the current site numbers, whileachievingsitesizesandsetbacks inaccordancewith the caravan park regulations.
The revised site layout meets the needs of the present without compromising the ability of future generations to meet their own needs.
Where possible the design has incorporated view corridors to the water. An entry boulevard creates better linkages at the park entrance and provides vehicular and pedestrian access through the park from the entry to the water’s edge.
The inclusion of self-contained cabins and safari tents in the product mix reduces the pressure on common ablution facilities. The cabins proposed are relocatable park cabins (defined as caravans under the legislation) so they can be constructed off-site and installed with minimal disruption to park operations.
Similarly, the safari tents will be self-contained and be of modular construction to cyclonic specification.
The redevelopment of the Roebuck Bay Caravan Park is an opportunity to partially redress the loss of coastal tourist caravan sites over the past two decades to higher and better use, long stay residential and resource accommodation with an iconic development that could become the benchmark for similar regional caravan park developments.
These sentiments were foremost in the conceptual deliberations. The design brief was formulated with a clear understanding of the huge potential for this important site to provide affordable access to northwest coastal holiday accommodation for future generations of Western Australian families and visitors.
Site Layout ConceptThe design of the site layout for the caravan park is constrained by the existing vegetation and the layout of below ground services, which are adequate for the proposed number of sites and product mix.
However, the layout of the caravan park can be significantly improved under the proposed development scenarios.
The existing site layout is not entirely compliant with the Caravan and Camping Grounds Regulations and general benchmarks for 3.5 to 4 star rated caravan parks. The park also has a number of operational and potential safety issues. The issues include but not limited to:
• LowqualityfirstimpressionExperienceforguests;
• Inconsistentcaravanandcampingsitesizes,whichdonot allow required separation of caravans and annexes ononesitetothecaravansandannexesonadjacentsites;
• Inadequateprovisionforparkingvehiclesonguestsites;
• Long-stayandshort-staysitesnotadequatelyseparated;
• Insufficientseparationofcaravansitesfromexternalroad boundaries;
• Unauthorisedandnon-compliantstructurestolong-stay caravans;
• Poorqualityroadsurfaces;
• Limitedguestamenities(noswimmingpool,children’splayground etc.);
• Norecreationroom;
• Non-conformingdisabledablutionfacilities;
Design Rationale
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• Poorpresentationofablutions-showerandtoiletcubiclesizeandfixtures;
• Under-widthinternalroads;
• Inadequatesignage;
• Lackofdesignatedguestparkingarea;
• Nocampkitchenandwash-upfacility;
• Sitesullagenotentirelyconnectedtomainsseweror with adequate disposal provision;
• Poorqualityreceptionandmanager’sresidence;and
• Generalappearanceandsitemaintenance.
A plan for the redevelopment of the Roebuck Bay Caravan Park evolved, following research and production of a detailed situational analysis and a full risk and issues assessment. The analysis identified the current market, competition and emerging trends and the logical staging of the proposed development.
The substantial investment required for the proposed caravan park dictates that the development proposal considers the future operations of the caravan park, beyond the lease term.
The concept for the redeveloped facility and proposed new site layout is based on:
• Takingadvantageofthesuperbcoastallocationandocean views;
• Providingaproductmixthatisconsistentwithmarketdemand in term of accommodation type;
• Addingself-containedaccommodationtothecaravanpark to improve financial sustainability and cater to a wider market;
• Providingconsistencyofsitesizesinaccordancewithuser trends;
• Allowingsite separation in accordancewithRegulations;
• Providingforco-locationoflong-stayandshort-staysites,onthepropertyinseparatezones;
• Attendingtoanyinadequaciesinbelowgroundwater,electrical and sewer services;
• Providingregulatorycompliantroadsandstreetlighting;
• Future-proofingthecaravanparkforemergingtrends;
• Improvingamenityofthecaravanparkbyinstallingnew guest amenities, including a swimming pool, children’s playground, BBQ facilities, camp kitchen and recreation room;
• Upgradingablutionandguestlaundryfacilitiestoregulatory compliance and to reach the benchmark standard for 3.5 – 4 star-rated caravan parks;
• Upgradingthereceptionofficeandplacingitatamoreappropriate location at the entrance to the caravan park;
• Buildinganewmanager’sresidencenearthereception office and recreation room to improve control and provide more convenience for managers;
• Groupingalladministrationfacilitiesintheonelocation;
• Providingboomgatesandfencingforguestsecurityand protection of property; and
• Minimisingmanagementandoperationalcoststhrough sound design and proven operational procedures.
Caravan SitesThecaravansitelayoutistobeadjustedtoaccommodatecompliant road widths and off road parking for guest vehicles. Some long-stay guests will need to be relocated to achieve these and other design considerations, such as separation of tourist and long stay sites, creating better visual aspects and view corridors and traffic movements.
Theexistingtouristcaravanandcampingsiteszonesnearthe oceanfront are generally compliant and will need only minor works, other than road works.
Camping SitesIt is proposed that some camping sites are powered sites toprovideflexibilitytousethemforsmallcampervans,camper trailers and tents. The sites are proposed at 7 x 6 metres, which allows for proper separation between sites. Guests with larger campervans, camper trailers and oversizefamilytentswillbeaccommodatedonstandardcaravan sites.
Accommodation BuildingsThe full utilisation of limited land area at the Ocean View Caravan Park site necessitates consideration of all the various components available in the caravan and camping product mix. Tourist on-site accommodation has increased from 12% to 20% of the total caravan park revenues over the past 5 years and is still a growth segment of the market. Tourist accommodation is important to the viability of the Roebuck Bay Caravan Park in the longer term and will help define the caravan park’s sustainability.
Design Rationale
Figure 4: First impression on checking in to caravan park
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It is proposed that two types of accommodation are provided at the caravan park to cater for travellers and long-stay guests that do not have their own recreational vehicle or tent. Both the permanent safari tents and cabins proposed are consistent with those installed in 4.5 star holiday parks in Western Australia and in other States.
The accommodation is equal by comparison to the award winning caravan parks at Cape Leveque, Middleton Beach, Mandalay and Beachlands Holiday Parks in Western Australia.
The installation of accommodation is critical to the financial sustainability of the Ocean View Caravan Park, which suffers from seasonality of the caravan and camping site users. Therefore, it is essential that higher income-producing products be introduced into the accommodation mix.
For sustainability in Broome’s climate, it is important that very high-energy ratings are attained for all built form. Modular construction offers significant advantages over alternative types of construction for an equivalent cost and energy ratings in excess of 6 stars have been achieved.
Modular construction also offers enormous construction time saving, an important consideration where construction will occur in an operating facility and completion needs to be within short time spans between the cyclonic weather and peak occupancy season.
There are several recent developments in Australia’s north-west region that have effective utilised this relatively new form of construction in Western Australia for quality accommodation units.
Modular construction utilises pre-finished components, which are containerised and delivered to the site. A wide variety of external treatments are available, so that the Broome vernacular can be accommodated.
Holiday Cabins From the revenue-earning potential, the ideal location for the cabins is along the ridge between the top and lower sections of the caravan park, facing the oceanfront. Guests pay a premium for such locations. Even if differential tariffs were applied to the prime caravan sites to increase the revenue from the best locations, the revenue earned from cabins will be far higher.
The proposed cabins are classified as caravans under Part 1 (4 (1)) of the Caravan and Camping Grounds Regulations 1997 and are therefore, approved for short occupancy.
There are constraints to building cabins and other built formontheoceanfrontduetothepotentialforfloodingfrom tide and storm surge. The proposed location avoids those issues.
The cabins indicated in the plans are standard type installed throughout the higher rated caravan parks the industry. They should not be confused with mining camp style structures.
The cabins conform to the appropriate BCA code for cyclonic regions and they can achieve high energy-efficiency ratings and are suitable for short-stay and longer stay occupancy.
All cabins are designated as 2 bedroom plans. However, a proportion of the cabins could be constructed as a 1-bedroom plan to reduce the capital investment and to reduce the tariff to single guests of couples. Unfortunately, that course of action will have a corresponding effect on revenue.
Cabins are built off-site and transported to the site. Generally, installation is only two or three days.
The revenue potential from the cabins far exceeds the income generated from sites and generally over a longer period of the year.
Safari TentsThe Safari Tents proposed for the redevelopment are similar and an alternative to self-contained cabins. They cater for a growing demand for “glamping” or luxury camping. The cyclonic rated safari tents are described in the Appendix drawings.
Design Rationale
Figure 5: Typical Self‐Contained Cabin Accommodation in a modern park
Figure 6: Spacious 2 bedroom cabin accommodation
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Reception Office and In-house LaundryThe existing reception office is small, and not functional foracaravanparkofthesizeofRoebuckBay.Itispoorlylocated, as guests must enter well into the site to access the reception.
There is no internal waiting area and the appearance leaves much to be desired. The manager’s residence is attached to the office and has poor separation from it.
There is advice that the building has asbestos issues. In short it is past its use-by date.
A new modern reception office is proposed to be located at the entry to the caravan park, visitors will be able to park tow vehicles and hitched caravans in an improved slip lane in Walcott Street , at the entrance of the park. This will vastly improve visibility of the caravan park reception and amenity. Visitor car parking will be provided opposite the reception office, outside the proposed boom gate.
There will be desk and counter space for two booking terminals to cater for busy periods. A comfortable waiting area will be provided in a tastefully furnished reception area.
Space for machine vending of water and cool drinks will be provided and essential guest supplies (toiletries etc.) will be displayed near the reception desk.
A tourist information area will also be provided and perhaps an Internet café.
The concept is to provide a welcoming first impression to the caravan park.
Ablution BuildingsThe existing ablution blocks appear to be structurally sound but show signs of age and are non-compliant with the Regulations in certain aspects, so are in need of refurbishment.
The existing ablution blocks provide the required site coverage (90 metres from any site) and are capable of accommodating the required number of toilet fixtures, hand basins and showers.
Provision will be made for a chemical toilet dump point, better guest laundry facilities and more disabled facilities.
It is recommended that modular cubicles replace the internal walls and built-in cubicles, to save space and modernise the facilities. The external walls should be tiles to 1.8 metres height, rendered above that height and the roof painted to modernise appearance.
Internalfloorsandwallsaretobetiled.Allplumbingandfixtures will be replaced.
AmenitiesNew guest amenities are proposed that will ensure compliance with caravan and camping grounds regulations and improve the user experience.
The proposed amenities are consistent with the amenities provided in caravan parks that achieve 4 - 4.5 star rating. This rating is recommended to ensure a higher-level occupancy and yield for the caravan park.
The new amenities are a recreation room, camper’s kitchen, swimming pool, children’s playground and BBQs.
Development StagingThe proposed staging of the redevelopment is outlined in the site plan and Quantity Surveyor’s report attached as Appendix1.Thestagingwillbeinfluencedbybudgetaryconstraints and consumer demand and may be further segmented or have various stages combined.
Development ScheduleThe revelopmentprojectmaybedivided intomultiplestages as indicated on the following tables. Where it is practical and economically feasible to combine the proposed stages, there will be a reduction in construction costs, especially from mobilisation and demobilisation and through economies of scale.
A Staging Site plan is included in the drawing set attached to this document as Appendix 1.
Design Rationale
Figure 9: Camp Kitchen example
Figure 7: Proposed location for new reception office
Figure 8: Quality Ablutions Example
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Design Rationale
Stage 1
Infrastructure QuantityCost per
UnitTotal Comment
Cabins 6 $118,202 $709,212 Cabins will provide a diversity of product mix and drive growth.
Backpackers 6 $17,319 $103,914 Targeting an existing and growing market segment
ManagersHouse/Reception
1 $345,081 $345,081 Majorfocusfortheredevelopmenttoimproveboththeamenity,trafficflowandcreateandentrancetothepark.
Recreation Room 1 $71,357 $71,357 Providing a much needed recreational space.
Workshop 1 $79,320 $79,320 Required as the existing shed is to be demolished to open up the coastal views.
Office/Laundry 1 $269,567 $269,567 AnnextoManager’sHouse/ReceptionBuilding
Ablution Block 3 1 $148,980 $148,980 Much needed upgrade to meet customer expectations.
Ablution Block 4 1 $182,382 $182,382 Much needed upgrade to meet customer expectations.
Preliminaries/Designcosts
1 $455,418 $455,418 Includes all architectural, and engineering drawings for civils, electrics and hydraulics
Mobilisation 1 $175,161 $175,161 Costs allocated for the mobilisation of contractors plant and equipment, accommodation, meals
Road Upgrades 1 $750,811 $750,811 Necessary to improve drainage, retain compliance and reduce ongoing repair costs to roads
Civils (including electrical and hydraulics reticulation)
1 $572,494 $572,494 All earthworks required on site
Fencing 1 $71,354 $71,354 Required to provide better amenity and separation of the tourist product from the residential sites
Signage and Landscaping 1 $175,000 $175,000 Landscaping required to soften the amenity of the fencing and to beautify areas surrounding the tourism product. Signage upgrade required to provide guest navigation around the park.
Communications 1 $15,000 $15,000 Cost allowance for reticulation of communications (coaxial cable etc)
Fire Hose Reels 1 $8,730 $8,730 Upgrade and increase of fire hose reels required for compliance
TOTAL $4,133,781
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Design Rationale
Stage 2
Infrastructure QuantityCost per
UnitTotal Comment
Cabins 3 $118,202 $354,606 Cabins will provide a diversity of product mix and drive revenue growth.
Tennis Court 1 $122,500 $122,500 Additional recreation facilities installed to ensure park remains current with market demands and trends.
Swimming Pool 1 $348,875 $348,875 Installed to ensure park remains current with market demands and trends.
Barbeques 4 $11,000 $44,000 Increase in quality and number of barbeques provides greater access for guests
Playground 1 $17,386 $17,386 Installed to ensure park remains current with market demands and trends.
Preliminaries 1 $179,777 $179,777 Includes all architectural, and engineering drawings for civils, electrics and hydraulics
Mobilisation 1 $69,145 $69,145 Costs allocated for the mobilisation of contractors plant and equipment, accommodation, meals
Road Upgrades 1 $202,507 $202,507 Necessary to improve drainage, retain compliance and reduce ongoing repair costs to roads
Civils (including electrical and hydraulics reticulation)
1 $195,752 $141,146 All earthworks required on site
Fencing 1 $101,054 $101,054 Required to provide better amenity and separation of the tourist product from the residential sites
Signage and Landscaping 1 $40,000 $40,000 Landscaping required to soften the amenity of the fencing and to beautify areas surrounding the tourism product. Signage upgrade required to provide guests seamless navigation around the park.
Communications 1 $5,000 $5,000 Cost allowance for reticulation of communications (Coaxial cable etc)
Fire Hose Reels 1 $5,820 $5,820 Upgrade and increase of fire hose reels required for compliance
TOTAL $1,631,816
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Design Rationale
Stage 3
Infrastructure QuantityCost per
UnitTotal Comment
Safari Tents 5 $80,750 $403,750 New tourism product installed to meet market demands and trends and provide greater yield for operator.
Ablution Block 1 1 $148,820 $148,820 Much needed upgrade to meet customer expectations.
Preliminaries 1 $97,877 $97,877 Includes all architectural, and engineering drawings for civils, electrics and hydraulics
Mobilisation 1 $37,649 $37,649 Costs allocated for the mobilisation of contractors plant and equipment, accommodation, meals
Road Upgrades 1 $134,588 $134,588 Necessary to improve drainage, retain compliance and reduce ongoing repair costs to roads
Civils (including electrical and hydraulics reticulation)
1 $42,909 $42,909 All earthworks required on site
Signage and Landscaping 1 $20,000 $20,000 Landscaping required to soften the amenity of the fencing and to beautify areas surrounding the tourism product. Signage upgrade required to provide guests seamless navigation around the park.
Fire Hose Reels 1 $2,910 $2,910 Upgrade and increase of fire hose reels required for compliance
TOTAL $888,513
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Design Rationale
Stage 4
Infrastructure QuantityCost per
UnitTotal Comment
Safari Tents 6 $80,750 $484,500 Leading edge tourism product installed to meet market demands and trends and provide greater yield for operator.
Ablution Block 2 1 $152,117 $152,117 Much needed upgrade to meet customer expectations.
Preliminaries 1 $89,404 $89,404 Includes all architectural, and engineering drawings for civils, electrics and hydraulics.
Mobilisation 1 $34,386 $34,386 Costs allocated for the mobilisation of contractors plant and equipment, accommodation, meals.
Civils (including electrical and hydraulics reticulation)
1 $44,702 $44,702 All earthworks required on site.
Signage and Landscaping 1 $5,742 $5,742 Landscaping required to soften the amenity of the fencing and to beautify areas surrounding the tourism product. Signage upgrade required to provide guests seamless navigation around the park.
Fire Hose Reels 1 $2,910 $2,910 Upgrade and increase of fire hose reels required for compliance.
TOTAL $811,511
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This section identifies and evaluates the social impacts of the project on the community. The social impactshave been identified from a community wellbeing frame of reference, where each impact falls under a sphere of influenceoncommunitywellbeing.Themagnitudeof each impact has been measured according to a risk-likelihood framework.
BackgroundBased on the 2011 Census (Place of Enumeration1), 19,782 people were residing in Broome, which is considerably larger than the 14,175 estimated resident population (as per ABS). The discrepancy (5,607 people) means that Broome’s population, on census night, had approximately 5,607 transient people in the region. This increase in population is due to tourists and transient workers, which together with the permanent resident population form Broome’s total service population.
The tourism sector in Broome is highly seasonal. While any given tourist or a transient worker may not be in the area for an extended period of time, the cumulative impact of both tourists and transient workers needs to be taken into consideration because on an annual basis, these groups utilise local infrastructure and amenities, including roads, airports, retail premises and accommodation. This increase in demand on infrastructure and amenities can create both positive and negative social impacts for the local community.
Currently, the insufficient Caravan Park accommodation in Broome is translating into a direct negative social impact for the Broome Community. This is due to many caravan and camping visitors who visit Broome during the high season are unable to access accommodation in any of Broome’s Caravan Parks. As a result, these visitors are electing to camp on the streets, or on Broome’s Cable Beach front, in either camping trailers or caravans. The
increase in the ‘street stayer’ population has resulted in an increase in littering and vandalism, which draws away from Broome’s natural amenity and negatively impacts on community cohesiveness.
For the purpose of this assessment, the ‘street stayer’ population falls into three categories, including
1 Domestic Vacationers who generally find an out-of-the-way location for a single night but could potentially increase their length of stay if more formal Caravan Park accommodation were made available;
2 International Vacationers who occupy car parks and other public spaces in prominent locations, most of these are intent on free camping and would be unlikely to take advantage of additional accommodation; and
3 Indigenous itinerants who use improvised shelter or tents and are unlikely to take advantage of additional accommodation.
Social Evaluation
ApproachSocial impact assessments of caravan parks are based on broader social impact guidelines for tourism accommodation projects defined by the AustralianBureau of Statistics and Tourism WA. These social impact assessments are benchmarked against so-called “Community wellbeing” criteria.
“Community Wellbeing” refers to how satisfied people in a community are with the quality of their life, how well they perceive that their basic needs for shelter, food, water and health care are met, as well as their higher-order needs for liberty, equality, loving relationships, and self-actualisation (Clarke, et. al. 2006). Due to the large rangeoffactorsthatcanpotentiallyinfluencewellbeing,its measurement requires value judgments be maderegarding which aspects of life should be considered as
most important (ABS, 2001).
Aprojectisassesseduponhowitsdevelopmentmightimpact each of the criteria of community wellbeing, either positively or negatively.
The ABS (2001) and Tourism WA have identified the followingspheresofinfluenceforcommunitywellbeing,which have been utilised in this assessment:
• FamilyandCommunity;
• Health;
• EducationandTraining;
• Work;and
• Housing.
The development and operation of additional Caravan Park facilities has the potential to impact on the wellbeing of the precinct’s community and residents (as per the above spheres). These impacts can be traced back to a number of key drivers from which all impacts are generated. These key drivers include:
• Employmentcreation(withassociatedincomes);
• Increasedtourism,tourismexpenditureandbusinessattraction;
• Areductionin‘streetstayer’numbers;and
• Anumberofflow-oneffects,potentiallyleadingtoan increase in local resident population and business activity.
While the above drivers are seen to be beneficial for Broome, the development and operation of a Caravan Park has the potential to generate some negative drivers, including:
• Increasedseasonalityoftourismvisitation;and
• Communitydisturbanceassociatedwithconstruction.
Social Evaluation Statement
1 Place of enumeration refers to a person’s location on Census night, which may not be their place of residence or place of work.
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Potential Impact
Family & CommunityImpacts
Construction
Disturbance and disruption to the community from the construction phase of the Caravan Park has the potential to negatively impact on family and community cohesiveness. This negative impact is expected to be boughtonbytheadditionalnoiseandimpactonflowoftraffic as part of the construction phase. The negative impact is expected to be minor however, and since it relates specifically to the construction phase of the Caravan Park development, the timeframe of impact is expected to be short-term.
Operations
Currently, Broome has four overflow sites, which aremade available for caravan visitors during the high season when occupancy rates in established parks reach highlevels.Itisimportanttonotethattheseoverflowsites have not been designed for the purposes of accommodatingcaravansorcampers.Theoverflowsiteshave a high amount of street exposure and some of the overflowsitesareincloseproximitytoresidentialareas.
It is anticipated that the provision of additional Caravan Park sites in Broome will move a number of visitors from theCaravanParkoverflowareastothenewsitecapacityat the Roebuck Bay Caravan during the high season. The reductioninutilisationoftheoverflowsites,particularlythose near residential accommodation, will improve community aesthetics and pride in the local area.
This benefit assumes there is a permanent reduction in theutilisationofoverflowsitesoncethenewCaravanPark establishment becomes available. This is unlikely to be fully realised considering the extremely high occupancy rates of existing sites in the high season and the potential for increased demand from visitors who would typically have been pushed out of the market. However, it is recognised that the provision of an additional Caravan Park establishment will result in some reduction in the utilisationofoverflowsites.
Residentslocatedclosetotheoverflowsitesarelikelytoexperience a greater positive impact from the relocation of visitors to established Caravan Sites, although these positive effects have the potential to be experienced community-wide. Additionally, caravan and camping visitors to Broome, who would have previously been forcedtostayinanoverflowsite,arelikelytoexperienceBroome in a more positive light if they are able to attain accommodation in an established park which has appropriate facilities, amenity and is in closer proximity to key tourist attractions.
Additionally the additional accommodation capacity supplied by the proposed Caravan Park is likely to reduce the amount of visitor demand currently deferring away from Broome. The reduction in deferred visitor demand will increase the number of domestic and international visitors who can be accommodated in Broome. An increase in visitation would assist in raising the profile and regional identity of Broome, lifting the community’s sense of pride and further enhancing community cohesiveness in terms of support and contribution. The increase in the number of people visiting the region also acts to increase opportunities for socialisation between Broome locals and visitors which has potential positive impacts on community wellbeing.
HealthImpacts
Construction
The construction phase of the redevelopment of the Caravan Park has the potential to cause only a relatively minor disturbance and disruption to the local community, and lead to some (minor) negative health impacts. There is potential for construction activity to lead to physical injury throughworker relatedaccidents.Bestpracticeconstruction management will be assumed to be in place, andassuchtheriskofseriousinjuryisverylowifnotnegligible.
Construction activity is also likely to result in additional noise pollution. It is likely any noise pollution generated by this activity will be within accepted construction standards, however, there is still potential for this to disturb and cause stress for some local residents. These negative impacts are expected to be very minor, and since they relate to only the construction phase, the timeframe of their impact is expected to be short-term.
Operations
Currently in Broome, there are a large number of caravans utilisingstreetparkingandoverflowareasasaresultofinsufficient Caravan Park capacity during the high season. Thelargenumberof‘streetstayers’andhighoverflowsite usage during the peak season is likely to cause local residents a minor degree of distress and irritation.
Social Evaluation Statement
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Education and TrainingImpacts
Construction
It is possible the construction phase may encourage a small increase in education and training, as construction activities of the Caravan Park would require employment oftechnicalandtradeskilledworkers.Whilethemajorityof skilled workers will likely be sourced from the existing skilled labour pool, construction activities may provide some opportunities for apprenticeships and other similar training activities. The construction phase associated with the Caravan Park is therefore likely to have only a minor and limited benefit on education and training of residents within the region.
Operations
The Caravan Park has the potential to deliver additional employment based training through the delivery of additionaljobsandthedemandforskills,whichthesejobswill generate. This phase is likely to offer a greater amount of education and training benefit for the local community in comparison to the construction phase, as it is assumed that a greater proportion of employment needed to serve the post-construction phase will be sourced from the local community.
WorkImpacts
Construction
From a direct employment perspective, there is additional employment associated with both the construction and post-construction phase of implementing the Caravan Park. However, it is worth noting a portion of this demand is likely to be satisfied by workers who reside outside of Broome.
Operations
Upon completion of the construction phase it has been estimated that the Caravan Park will attract additional tourism visitation and expenditure activity to the region. This new expenditure will also generate additional demand for goods and services locally, generating further employment. Those jobs generated from additionaltourism visitation and expenditure will more likely draw from and be retained within the region’s catchment in comparison to those employed during the construction phase.
Generationofadditionaljobswillincreasethenumberofjobsavailableintheregionandseeagreaterproportionoflocal residents having the opportunity to work within the area, in which they reside.
It is noted however that there is likely to be only a small increase in the number of workers employed in Broome due to the construction and operation of the proposed Caravan Park site, therefore these impacts are likely to be relatively minor.
HousingImpacts
Operations
The Caravan Park will attract additional tourism visitation during its operational phase. This new expenditure will also generate additional demand for goods and services locally, generating further employment. The additional jobscreatedwilldrivedemandforhousingintheformofrental or purchases.
However, it is worth noting that the proposed Caravan Park development will include a provision of permanent sites. The availability of these sites will increase the total supply of long-term accommodation within Broome and may facilitate a reduction in the cost of housing.
Social Evaluation Statement
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Total Social ImpactA summary of the impacts according to each sphere of influenceispresentedinthetablebelow.Theimpactsare segregated into either the construction or operational phase of developing the Caravan Park.
Table - Social Impact Summary
Sphere of Influence
Frame of Reference Mechanism / DriverImpact
Likelihood ConsequenceConstruction Phase Operational Phase
Family and Community
Will the Caravan Park impact on families and the community’s social interaction, networking and cohesiveness?
Decrease in the number of visitorsinCaravanParkoverflowareas
N/A Improved sense of community pride from reduction of ‘street stayers’
Unlikely Minor
Increasedtourismattraction/decreased deferred demand during the operational phase of the Caravan Park
N/A Raised profile and regional identity of Broome through increased tourism attraction
Possible Minor
Disturbance and disruption driven by the construction activity during development of the Caravan Park
Negative impact on family and community cohesiveness from construction activity
N/A Possible Minor
Health Will the Caravan Park impact on individuals’ physical or mental health?
“Street stayers” and associated congestion and litter
N/A Greater visual amenity and health in populated areas as a result of their diversion to an actual caravan park
Likely Major
Physicalinjuryfromwork-relatedaccidents associated with the construction phase of the Caravan Park
Potentialwork-relatedinjuries N/A Unlikely Major
Noise pollution associated with the construction phase of the Caravan Park
Potentialmentalhealth/stressrelated illnesses for local residents from construction activity
N/A Possible Minor
Social Evaluation Statement
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Sphere of Influence
Frame of Reference Mechanism / DriverImpact
Likelihood ConsequenceConstruction Phase Operational Phase
Education and Training
Will the Caravan Park impactondemand/access to education and training?
Employment of local residents whichofferon-jobtrainingduringthe construction phase of the Caravan Park
Increase in education and training for local residents
N/A Possible Minor
Employment of local residents whichofferon-jobtrainingduringthe operational phase of the Caravan Park
N/A Increase in education and training for local residents
Likely Moderate
Work Will the Caravan Park provide financially or emotionally gainful opportunities for work?
Employment of local residents during the construction phase of the Caravan Park
Demand for construction based employment positions during the construction phase and subsequent improvements in local work travel distances
N/A Possible Minor
Employment of local residents during the operational phase of the Caravan Park
N/A Demand for tourism industry related employment positions during the operational phase and subsequent improvements in local work travel distances
Likely Moderate
Housing Will the Caravan Park impact on the quality and availability of accommodation?
Provision of permanent accommodation sites increasing long-term accommodation supply
N/A Increase in long-term accommodation supply to act towards relieving prices
Possible Major
Source: Brighthouse
Key FindingsRedevelopment of the Caravan Park is likely to introduce some minor negative social impacts to the Broome community, the most obvious of which is the possibility of additional noise pollution during the construction phase.
However, these negative impacts are considered minor in relation to the medium to long-term positive impacts that will arise during the operational phase. Such benefits include, reduced anti-social behaviour, increased community cohesion and increased local employment opportunities.
Prima facie assessment highlights the development and operation of the Caravan Park is likely to have a net positive social impact on the local Broome community with minimal (beneficial or adverse) effect on the broader Western Australia community.
Social Evaluation Statement
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This section provides an evaluation of the financial justification for the re-development of the RoebuckBayCaravanParkinBroome.Thefinancialjustificationassesses the financial risk, as well as total lifecycle costs and revenues of the development.
ApproachA Discounted Cash Flow Model (DCFM) was used to conduct the financial assessment. The DCFM model weighs typical revenue and cost streams associated with the Caravan Park development. The inputs used are based on the results of the quantity survey carried out as part of this business case preparation.
Since Broome is an increasingly important tourist destination within Western Australia, which sees a diverse visitor profile, the proposed Caravan Park should be designed to fulfil the role of a ‘holiday park’ rather than offering solely caravan accommodation.
An establishment of this type will offer a wide range of accommodation site options and facilities, which allows diversification away from being dependant on solely caravan travellers.
The development has an opportunity to fulfil the role a premier park in a unique coastal location. Additionally, the provision of cabins and safari tents add high revenue accommodation to the overall product mix.
The DCFM measures the Net Present Value (NPV), Internal Rate of Return (IRR) and variability of returns as measured bythecoefficientofvariationofnetcashflowsinter-year.Consideration of each of these factors is vital towards delivering a final development, which is balanced in terms of feasibility, ease of management and risk of returns.
Essentially, the financial analysis of the proposal has been predicted upon the underlying assumptions, itemised as follows;
Assumptions• Projectedindexmeasuresforinflationanddiscounting,
according to historical trends in the Consumer Price Index (CPI), Wage Price Index (WPI), Materials Price Index (MPI) and Land Price Index (LPI);
• TheInternalrateofreturn(IRR)iscalculatedon the EBITDA;
• Theproposalassumesthedevelopmentisfullyfunded by equity investment;
• Projectcashflowsareassumedattheendof each period, which tends to understate net present value (NPV);
• Projectevaluationisbasedonprojectcashflows after tax;
• Zerocostofland;and
• 15-yearprojectlife.
Assumed Occupancy Rates
The amount of variation in occupancy for caravan specific accommodation in Broome is expected to be high. In Broome caravan park occupancy ranges from as high as 89.9% in the high season to as low as 10% in the low season.
The amount of variation in occupancy for hotels, motels and serviced apartments within Broome however, was found to be less volatile, ranging from 91.0% to 35.4%.
With permanent accommodation assumed to have even lessoccupancyvolatility,thevariationofcashflowsfora Caravan Park offering only Caravan accommodation would be much higher than a Caravan Park with a diversified income stream offering a mix of Caravan accommodation, Cabins, Units, or other forms of permanent accommodation.
Table - Estimated Benchmark Occupancies
Jul Aug Sep Oct Nov Dec
89% 89% 89% 22% 19% 22%
Jan Feb Mar Apr May Jun
10% 10% 10% 51% 62% 79%
Assumed Tariff Structure
The tariff structure used in the investment analysis is detailed below. Tariffs have set in line with the other parks in the region.
Table - Proposed Caravan Park Site Tariffs
ASSUMED TARIFFS
Ex GST INC GST
Type (rate per room or site per night 1-2 pax)
Std Peak Std Peak
Reserved Holiday Sites
$17.26 $17.26 $18.21 $18.21
Powered Caravan Sites
$33.64 $44.55 $37.00 $49.00
Camping Sites $30.91 $43.64 $34.00 $48.00
OnSiteVans/Cabins
$68.18 $81.82 $75.00 $90.00
Cabins $122.73 $154.55 $135.00 $170.00
Safari Tent $109.09 $136.36 $120.00 $150.00
Backpackers $50.00 $50.00 $55.00 $55.00
Financial Evaluation
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General Assessment The total redevelopment comprises 5 stages, however stage1oftheredevelopment,isthemajorcomponentof construction, adding to the current nominal total of 325 sites.
The first stage of the caravan park re-development is estimated to be operational by the beginning of year 2. The first year being construction, the total development cost has been estimated at $7,062,869. Stage 1 redevelopment and construction costs are estimated to be $5,063,894.
As shown in the chart below, powered caravan sites constitute nearly half of all revenue. However cabins and safari tents ere by far the highest margin products.
The breakdown of average expenses by item is shown below. The key expense items are in line with industry benchmarks determined by Ibis.
Financial Evaluation
Source of Accommodation Revenue
Backpackers
Safari Tent
Cabins
On siteVans/Cabins
CampingSites
PoweredCaravan Sites
Wages and Salaries
Staff On-Costs
Replacement,repairs &
maintenance
Otherexpenses
Occupancy costs(Incl utilities)
Rent
Insurance
Accounting and Legal Fees
Accomodation Supplies& Promotions
Share of Expenses
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Profit and LossAcross the 15 year investment evaluation period of the park, EBITDA as a percentage is very stable ranging from 43%to46.4%.OperatingBudgetshavebeenprojectedover a 15 year term, to give a more complete assessment of the viability of the project. The model shows anet profit after tax from the second year (first year is primarily development).
The EBITDA per cent of net tangible assets is 8.07 per cent from year 2 onwards, dropping to 6.17 per cent during the second stage of development and levelling off at 7.98% from year 6 onwards.
Profit and losses results are shown in periodic stages in the table and across the 15 year investment evaluation period in the graph below.
Revenue, EBITDA, operating profit and NPAT all improve throughout the life of the project and are well within the accepted minimum levels for a positive investment decision.
Profit & Loss
Yr 1 Yr 5 Yr 10 Yr 15
Sales Revenue 1,952,114 2,543,886 2,918,649 3,216,470
EBITDA 840,324 1,172,190 1,350,555 1,485,770
Depreciation 0 307,409 307,409 307,409
Operating Profit 840,324 864,781 1,043,146 1,178,361
Tax Expense 252,097 259,434 312,944 353,508
NPAT 588,227 605,347 730,202 824,853
Breakeven AnalysisThe projected breakeven point for the park is at 900,000 revenue, which indicates the park should remain financially viable in the unexpected event of a severe industry downturn or a new competitive development opening up in the immediate area. Additionally with revenue expected to be at a minimum of $1,900,000 in year one of operations, the gap between break even and projected minimum revenue is high.
Development ViabilityThe viability of any eventual development will depend on any number of commercial factors. Two common financial indicators used to assess the development viability of projects, and form part of the investmentdecision making process, include:
• Net Present Value (NPV): A financial analysis tool usedtocalculatethevalueofaproject(incurrentterms)basedonprojectedcapitalcostsandfuturecashflows.Futurecashflowsarediscountedbackto the present based on a discount rate (usually about 12-15% for caravan park developments). The discountedcashflowsarethencomparedtothecostofdevelopingtheproject.IftheNPVisgreaterthan$0,theprojectisdeemedtohaveapositiveviabilityand should be considered for development.
• Internal Rate of Return (IRR): A financial analysis toolusedtocomparetheprofitabilityofprojects.The IRR is the discount rate that results in the NPV oftheprojectequalling$0.AnIRRof12-15%isabenchmark rate to trigger investment by a private property developer.
Commercial operators of caravan parks will usually work ona15yeartimeframetoassesstheviabilityofaprojectwith a 20 year timeframe also provided as an upper limit.
Project Summary NPV IRR*
Discount Rate @ 5% 4,445,856
19%Discount Rate @ 10% 1,945,313
Discount Rate @ 15% 597,858
The NPV of project cash flows is positive at discount rates of 5%, 10% and even 15%. This is a good result when compared to caravan park investment benchmarks as defined by IBIS and CRC, which usually assess viability at a maximum 10% discount rate. Hence the NPV of all future cash-flows is deemed positive at even high discount rates; while the IRR is projected to be 19%, which is significantly above the required 12-15% by private developers.
Financial Evaluation
$0
$400
$800
$1,200
$1,600
$2,000
$0
$300
$600
$900
$1,2
00
$1,5
00
$1,8
00
$2,0
00
Cos
ts in
‘000
Sales in ‘000
Income Breakeven Point Fixed Cost Total Cost
Projected Revenue and Expenses
Total Revenue Total Operating Expenses EBITDA
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
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The purpose of this section is to consider the advantages and disadvantages of various park management structures for the Principal (Shire of Broome). The advantages and disadvantages and the perceived risks of four management options are compared and contrasted in this analysis. They are:
1 Leasing to a third party;2 Contract management;3 Direct shire management; and4 Management rights.
A summary of the advantages and disadvantages of each of the four options is detailed in table 1 below, whilst a detailed explanation of the advantages and disadvantages of each management structure follows in the main body of the report.
The risks of each management option have been adapted to the five-stage risk assessment process in order to identify and manage identified management risks. These risks relate to the operational phase of the Caravan Park, and are specific to each management structure.
What follows in table 2 below is a summary of the risk assessment of each of the four management options.
Table 1: Management Options – Advantages and Disadvantages
Management Options Selecting the Most Appropriate Management Structure:
Management Option Advantages Disadvantage
Lease Agreement • Lowfinancialcommitmenttooperations;• Reducerisk;• Financialreturn;• Developmentcontrols;and• Qualityofongoingfacilities.
• Lossofprofits;• PotentialdamagetoThePrincipalbrandifpoorlymanaged;• Lossofcontrolovermanagementpractices;and• Lossofcontroloverdevelopmentstandards.
Contract Management • Betteroperationalstandardsandlegalcompliance;• Betterrangeofpotentialmanagers;• MinimaldirectoperationsmanagementforThePrincipal;• Marketprice;• ThePrincipalbrandstandardsmaintained;• Contractorcontrolallowsdecisionstobemadequicklyandeasily;• Simplifiedchainofcommand;and• Managersactasowners.
• Needforadetailedmanagementcontract;and• Somewhatlesscontrolincomparisontodirectemploymentofstaff.
Direct Principal Management
• Potentiallygreaterreturnfromoperations;and• Quicktoimplement.
• Currentlackofexpertise;• Departurefromcorebusiness;• Cumbersomechainofcommand;• Mismatchbetweenawards;• Recruitmentbarriers;and• Lackofsupportoutsideofofficehours.
Management Rights • Managerhastheincentivetoimproveparkrevenue• Removesday-to-dayoperationalresponsibilitiesfromThePrincipal• “Arms-length”arrangementwherebyThePrincipalisnotnecessarily
blamed for unpopular decisions (e.g. tariff increases)
• LowerfinancialreturntoThePrincipal;• Lossofcontrolovermanagementpracticesandpotentialformanagertonot
maintain park and avoid their necessary share of operating expenditure;• Fixedtermcontractmakingithardtoreplacemanagement;and• PotentialdamagetoThePrincipalbrandifpoorlymanaged.
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Table 2: Risk Summary for Management Structure Decision
Decision Risk Rating Response
Lease Agreement Failure to secure a suitable lessee for the development High Monitor
Caravan park is operated with poor management standards High Treat
Development is undertaken with poor development standards Moderate Treat
Default of operator and inability to pay lease ‘rental’ payments High Monitor
Failure by lessee to engage qualified and experienced personnel for the operation of the caravan park Moderate Monitor
Contract Management Failure to secure a qualified and experienced manager for operation of the development High Monitor
Development is operated with poor management standards Moderate Treat
Development is undertaken with poor development standards Moderate Treat
Contract manager fails to secure experienced and qualified operations personnel High Treat
Direct Management Caravan park is operated with poor management standards High Treat
Development is undertaken with poor development standards High Treat
Failure to achieve required return on investment due to inexperience High Treat
Impacts on The Principal brand High Treat
Management Rights Failure to attract experienced and qualified manager due to scale High Monitor
Development is undertaken with poor development standards High Monitor
Development is undertaken with poor development standards High Monitor
Failure by lessee to engage qualified and experienced personnel for the operation of the caravan park High Monitor
Default of operator and inability to pay outgoings payments High Monitor
Impacts on The Principals brand High Monitor
Management Options Selecting the Most Appropriate Management Structure:
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Decision: Lease AgreementIn the case of a lease agreement as a management option, The Principal makes the decision to lease their caravan parks and camping grounds to private enterprise. This can eitherbedoneasacombineddevelopment/managementlease, or purely for the ongoing operational management. The Principal would advertise via the tender process for expressions of interest for the operation and ongoing development of one or more of its accommodation and caravan park operations.
AdvantagesA leasehold arrangement has various benefits over other management arrangements. These include:
Low Financial Commitment
Leasing the parks would relieve The Principal of the financial and administrative burden of running a “tourism business” which is widely considered as being outside of the core responsibilities of the organisation.
Reduce Risk
Leasing relieves The Principal of legislative, financial and occupational health and safety responsibilities on the caravan park.
Financial Return
A lease allows The Principal to obtain an immediate financial return from the leasing of the parks in the form of the lease ‘rental’ payment.
Development Controls
The Principal can control the type of development of the park through conditions within the lease document.
Quality of Ongoing Facilities
The Principal can ensure the standard of the parks facilitiesandinfrastructureismaintainedthroughinjectionof private capital in future years (a condition of the lease).
DisadvantagesIn addition to the many benefits of a lease agreement, there are also some issues that may arise from this type of arrangement. These include:
Loss of Profits
By leasing the park, the potential lease ‘rental’ is almost always less than the potential profits that could be generated if the park remains in The Principal control.
Loss of Control over Management Practices
Leasehold arrangements mean loss of a degree of control over the development and operation of the accommodation and caravan parks. This is why a detailed Business/ManagementPlanneedstobewrittenintothelease agreement, to attempt to maintain some control over the way the park will be presented.
Loss of Control over Development Standards
Leasing a park to private enterprise means the council loses control over the standard of development of the park (other than those contained within building regulations). This is why these stipulations need to be clearly made in the lease agreement so that lessees are aware that failure to maintain the standard of the park could result in them forfeiting their lease.
Operational RisksFailure to secure a management body for operation of the development
There are a risk that upon finalisation of the development, that there will be inadequate interest by potential lessees for the Caravan Park.
Risk likelihood: Possible
Riskconsequence: Major
Risk rating: High
Risk response: Monitor – The Principal will need to remainflexiblewiththeconditionsofthe terms of its management option. The management option should have a fair compromise between the needs of the organisation and tourists, as well as the lessee that will potentially act as an operator.
Property is operated to poor management standards
There is a risk that under a lease structure, the development is operated to poor management standards. This risk has a greater possibility of occurrence than under a contract management structure that is awarded to a professional tourist park contract manager.
Risk likelihood: Possible
Riskconsequence: Major
Risk rating: Moderate
Risk response: Treat – the lease agreement contract should have its terms for management standards o u t l i n e d so as to avoid poor management standards. The term of the agreement and exit clauses should be included in the contract.
Management Options Selecting the Most Appropriate Management Structure:
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Default of operator and inability to pay lease ‘rental’ payments or fulfil contractual obligations
Faced with high operational costs (labour and utilities for example)
Risk likelihood: Possible
Riskconsequence: Major
Risk rating: High
Risk response: Monitor – The Principal should remain vigilant in ensuring that the operator adheres to the lease agreement. Employment of the right management practices will help minimise the risk that the operator will not be able to fulfil contractual obligations of lease rental payments.
Failure to secure required employment base for operation of the development
There is a risk that the lessee of the Caravan Park will not be able to employ the required amount of staff (either appropriately skilled or positioned to be trained within the accommodation and hospitality services industry). This risk is seen as unlikely, however, as the Caravan Park will have a relatively low employment base requirement and the development will not be restricted to drawing from only the local community pool for its staffing requirement.
Risk likelihood: Unlikely
Riskconsequence: Major
Risk rating: Moderate
Risk response: Monitor – the operator should act to encourage and facilitate the employment of appropriate staff to fulfil the employment base requirement of the development.
Decision: Contract Management StructureContract Management or the appointment of “contractors” to manage caravan parks and camping grounds within caravan parks and the tourist accommodation sector arose through property owners trying to contain spiralling labour costs.
There are a growing number of professional management companies offering their services to Local and State Government agencies and the private sector which operate caravan parks and camping grounds.
Many of these companies manage multiple parks enabling them to achieve economies of scale on things like marketing and administration as well as negotiate cheaper bulk rates on utilities, supplies etc.
Unfortunately, there a very few experienced and qualified contract managers in Western Australia apart from those who exclusively operate as managers of syndicated or investor-owned properties. Many Contact Managers operating caravan parks in the Eastern States operate as a hybrid between contract management and management rights operators. Those contract managers cannot effectively operate in Western Australia with small numbers on properties.
AdvantagesWhether choosing a small management team or a larger ‘corporate’ management company, contract management has a variety of benefits for The Principal. These benefits include:
Legal Compliance
This arrangement ensures the relationship with The Principal is that of a contractor and not of employee. This helps negate the risk of litigation from operational personnel regarding matters of overtime and working conditions.
Better Range of Potential Managers
This arrangement allows for the appointment of industry qualified management teams or corporate management companies with the right skills to make the park a success. The selection process is not hampered by recruitment policies designed for internal positions.
Takes the Burden Away from The Principal
Management contractors assume the role of handling all operational matters. This frees up The Principal to manage the marketing and event creation to its potential market, thereby improving occupancy and yield.
Market Price
The market, through the tender process, determines the cost to The Principal of this service. Awards that were not written for the specific needs and requirements of the caravan park industry do not determine prices.
Standards Maintained
Standards and procedures that are required are set out in the contract documents. Supervision of the contract by aresponsiblecaravanparksprojectmanagerwillensurethat these standards are met.
Control
Contractors have far more control over the business than direct operational managers so therefore decisions can be made more easily.
Simplified Chain of Command
The administration within The Principal structure is simplified. (The cumbersome chain of command is broken)
Ownership
The park customers perceive the contract managers as “the owners of the business”. They are then more likely to resolve any issues they have at the time rather than writing a letter of complaint to The Principal later on.
Management Options Selecting the Most Appropriate Management Structure:
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DisadvantagesWhilst this form of management arrangement has a number of advantages, it still has some issues. These issues include:
Specific Management Contract
This form of management requires a detailed management contract, specific to each caravan park operation. These can take time to get right.
Less Control
Contract management provides lesser direct involvement in caravan park operational matters by less reduction of control, than exists through leasing the property to a third party or entering into a management rights arrangement. It retains most of the operational control without the operations burden and is only slightly less onerous, from a loss of control perspective than the direct employment of staff.
Operational RisksThe operational risks associated with contract management are similar to those of direct management by The Principal. Importantly however, the supplementation of the direct operational management personnel with an experienced and qualified tourism, hospitality operator in a strategic overseer role introduces many of the advantages on leasing and management rights operating options, without loss of control.
Contract management of The Principal properties is the most favoured option due to dominant objectives ofthe caravan parks business being customer satisfaction and protection of The Principals brand. The leasing and management rights options are generally predicated on return on investment and capital growth being the primary business drivers.
Failure to secure a management body for operation of the development
There is a risk that upon finalisation of The Principal; acquisitions and developments, that there will be inadequate interest by potential contract managers in the position.
Risk likelihood: Possible
Riskconsequence:Major
Risk rating: High
Risk response: Monitor – The Principal will need to be fair and equitable with the conditions of the terms of its contract management option. The contract management option should ensure that the needs of The Principal are met, whilst allowing the contract manager to benefit from the positive growth of the business.
Development is operated to poor management standards
There is a risk that under a contract management structure, the development is operated to poor management standards. This risk is less likely under the contract management structure if awarded to a professional contract park management operator.
Risk likelihood: Unlikely
Riskconsequence:Major
Risk rating: Moderate
Risk response: Treat – the lease agreement contract should have its terms for management standards highly detailed so as to avoid poor management standards. The term and of the agreement and exit clauses should be included in the contract.
Default of operator and inability to fulfil contractual obligations
The Principal and the contract manager do not properly establish the risk/reward balance in the contractmanagement agreement resulting in poor performance.
Risk likelihood: Unlikely especially if run by a professional management company.
Riskconsequence:Major
Risk rating: Moderate
Risk response: Monitor – The Principal should develop a contract management methodology that establishes the visionfortheorganizationandthedesired outcomes and work with the preferred contract manager to enshrine the requirements in an mutually fair and equitable agreement.
Management Options Selecting the Most Appropriate Management Structure:
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Due to the nature of the contract management arrangement, whereby the contract manager passes all revenue to The Principal and only commits The Principal to approved operational expenditure (over and agreed level), there is virtually no likelihood of financial default by the contract manager.
Failure to secure required employment base for operation of the development
There is a risk that the operator of the Caravan Park will not be able to employ the required amount of staff (either appropriately skilled or positioned to be trained within the accommodation and hospitality services industry). This risk is seen as unlikely, however, as the Caravan Park will have a relatively low employment base requirement and the development will not be restricted to drawing from only the local community pool for its staffing requirement.
The appointed contract manager will have demonstrated that it has successfully operated caravan parks in Western Australia
Risk likelihood: Unlikely
Riskconsequence: Major
Risk rating: Moderate
Risk response: Monitor – the operator should act to encourage and facilitate the employment of appropriate staff to fulfil the employment base requirement of the caravan park operations.
Decision: Direct (Employee) ManagementThe way that most State and local government agency and the private sector run caravan parks and camping grounds in Western Australia has been through leases or direct management. For local government the direct management model enables the sharing of resources i.e. gardening, maintenance staff and financial management.
The private sector is made up predominantly of owner operators and groups owning and operating parks under a direct internal management structure.
For the latter ownership and operating model (into which The Principal would fall), there is a necessity to engage and maintain rare hospitality management skill and personnel with experience and expertise in operating modern caravan parks. This has presented a challenge for many of the groups and the quality of the user experience at their parks is defined by how well they have acquitted the recruitment of quality personnel.
AdvantagesMovement of Staff
Thesystemisflexibleinallowingthemovementofstafffrom one caravan park or department to another.
Quick to Implement
The system is simple in that there is no need for a tender process, or lengthy contract documents.
DisadvantagesThis arrangement has proven to have many issues over theyearsandthemajorityofcaravanparksinAustraliahave moved away from this style of management. These issues include:
Chain of Command
The chain of command becomes “cumbersome” when important operational decisions need to be made about the caravan parks. I.e. Delegation is not always provided at the “coalface” of the business.
Adherence to Awards
Many industrial awards are not geared to the tourism industry. The long hours needed to run a successful caravan park would incur large overtime costs making the operation of many parks unviable financially.
Recruitment Barriers
Staff recruitment policy within a corporate structure can sometimes make it difficult to access external candidates. Examples are recruitment policies that request inappropriate qualifications for applicants for specific caravan park positions.
Standard Office Hours
Corporate office hours are not compatible with the seven-day week, 24-hour day, call-out basis of the accommodation industry. Access to support from contractors and support staff (e.g. IT support) are often not available outside of standard business hours.
Management Options Selecting the Most Appropriate Management Structure:
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Operational RisksCaravan park is operated with poor management standards
Liketheleaseagreement/contractmanagementstructure,there is a risk that the development is operated with poor management standards. This risk is seen as being more likely under The Principal structure, due to the lack of industry knowledge.
Risk likelihood: Possible
Riskconsequence:Major
Risk rating: High
Risk response: Monitor – The Principal will need to maintain strict management over the operations, employing management staff with adequate knowledge and skill in operating similar properties.
Development is undertaken with poor development standards
Liketheleaseagreement/contractmanagementstructure,there is a risk that the new development is undertaken with poor development standards. This risk is seen as being more likely under The Principal structure due to the lack of industry knowledge.
Risk likelihood: Possible
Riskconsequence:Major
Risk rating: High
Risk response: Monitor – The Principal will need to maintain strict management over the development, employing consultants and managers with adequate knowledge and skill in operating developments of similar type.
Failure to secure required employment base for operation of the developmentThere is a risk that The Principal will not be able to employ the required amount of staff (either appropriately skilled or positioned to be trained within the accommodation and hospitality services industry).
Under the direct management structure, this risk is seen asmorelikelythanundertheleaseagreement/contractmanagement structure as The Principal would typically run recruitment through its own recruitment policy, making it more difficult to access suitably qualified and experienced.
Risk likelihood: Possible
Riskconsequence:Major
Risk rating: High
Risk response: Monitor – The Principal should seek outside assistance to encourage and facilitate the employment of appropriate staff to fulfil the employment base requirement for the caravan parks.
The Principal culture barriers to developmentThe competing expectations of the wider caravanning and camping market sector, which seeks quality experiences at a minimal cost and The Principal, which is driven in part to maintaining an adequate return on investment, may potentiallycauseconflictsinestablishingtheoperationalmodel (tariffs, service delivery). This is less of an issue for external operational management options.
Risk likelihood: Possible
Riskconsequence:Major
Risk rating: High
Risk response: Monitor – The Principal will need to remain vigilant in managing market and stakeholder expectations under this management option.
Decision: Management RightsManagement rights may be structured in a variety of ways. They are similar to leases, in that the caravan park owner releases over the control of the caravan park, with conditions, to a third party for a defined term., which is generally a lesser term than for a lease. The holders bid for the rights to share in the park’s revenue, from which it pays operating expenses.
AdvantagesA management rights arrangement is often utilised for holiday resorts, where the ownership structure is such that there is a higher requirement for external operational management e.g. property ownership syndication.
It has various benefits over other management arrangements. These include:
Shared financial commitment
Establishing a management rights agreement for the parks would relieve The Principal of the financial and administrative burden of running a “tourism accommodation and hospitality business” which is widely considered as being outside of the core responsibilities of the organisation.
Reduce Risk
Management right relieves The Principal of many legislative, financial and occupational health and safety responsibilities on the caravan park.
Financial Return
Management rights may provide The Principal with an immediate financial return from the sale of the rights. While there is potential for operational costs to be better scrutinizedandminimized,thereisanoffsetinthesharingof revenue.
Management Options Selecting the Most Appropriate Management Structure:
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Development Controls
The Principal may be able to establish some control the type of development of the park through conditions within the rights agreement document. However, many owners’ rightsaresubjugatedbymanagementrightsagreements.
Quality of Ongoing Facilities
The Principal may ensure the standard of the parks facilities and infrastructure is maintained through their injectionofprivatecapitalinfutureyears(aconditionofthe rights). Otherwise, development is by agreement of the parties to the rights agreement.
DisadvantagesIn addition to the many benefits of a rights agreement, there are also some issues that may arise from this type of arrangement. These include:
Reduction in Profits
By entering into a rights agreement for its caravan parks, the revenue is shared with the rights operator and will result in lower profits that could be generated if the park remains in The Principal control through direct or contract management.
Loss of Control over Management Practices
Rights arrangements may mean loss of control over the development and operation of the accommodation and caravan parks. It is possible include some operational guidelines in the rights agreement, although overly prescriptive agreement will deter many suitable rights candidates.
Loss of Control over Development Standards
Rights agreements transfer much of the control of the caravan park properties to the rights holder. Rights holders are primarily driven by profit and will not agree to development proposals or operational changes that could impact their bottom line.
There is a concern that rights arrangements may prevent property owners from realising the long-term value of the asset through redevelopment, because of the rights operator’s need for profit generation within the term of the agreement.
Operational RisksFailure to secure a suitable rights manager.
There is a risk that upon finalisation of the acquisition or development, that there will be insufficient interest by potential rights managers for the Caravan Parks. As this management option is not common for caravan parks in Western Australia, this is a distinct possibility.
Risk likelihood: Possible
Riskconsequence: Major
Risk rating: High
Risk response: Monitor – The Principal should investigate the efficacy of Eastern States Rights Managers operating a (initially) small number of parks in Western Australia and the likely cost.
Property is operated to poor management standards
There is a risk that under a rights structure, the development is operated to poor management standards. This risk has a greater possibility of occurrence than under a contract management structure that is awarded to a professional tourist park contract manager. There is lessflexibilityaffordedtotherightsmanagementmodel(similar to lease).
Risk likelihood: Possible
Riskconsequence: Major
Risk rating: Moderate
Risk response: Treat – the lease agreement contract should have its terms for management standards outlined so as to avoid poor management standards. The term of the agreement and exit clauses should be included in the contract.
Management Options Selecting the Most Appropriate Management Structure:
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Default of operator and inability to pay rights manangement payments or fulfil contractual obligations
Rights management presents the greatest risk of financial default by the operator to the property owner of all of the management options. It requires the owner to place a great deal of faith in the integrity of the rights operator to handle revenue and expenditure appropriately. There are fewer controls on rights managers compared with contract managers.
Risk likelihood: Possible
Riskconsequence: Major
Risk rating: High
Risk response: Monitor – The Principal should remain vigilant in ensuring that the operator adheres to a well-constructed rights agreement in the delivery of operational management.
Failure to secure required employment base for operation of the development
There is a risk that the rights manager of the Caravan Park will not be able to employ the required amount of appropriately skilled staff. This risk is seen as unlikely, and technically the rights manager is responsible for the staffing requirement. However it presents a potential risk to quality service delivery, over which The Principal can exert little control.
Risk likelihood: Unlikely
Riskconsequence: Major
Risk rating: Moderate
Risk response: Monitor – the operator should act to encourage and facilitate the employment of appropriate staff to fulfil the employment base requirement of the development.
For the proposed Caravan Park, the main options appear to be:
• Lease;
• ContractManagement;and
• RightsAgreement
If State or Local Government undertook the development, the latter two options may be considered in addition to the Lease option. However, if the recommended option of extending the opportunity to a third party, private sector developer operator were adopted, a Lease is the only practical option.
Summary - Management Options
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
38
Up until two years ago, the general outlook was that important tourism infrastructure projects were likelycandidates for federal grant funding, including Tourism Infrastructure Regional Development Fund (TIRF) grants and Western Australia’s Royalty for Regions (RfR) grant funding, including the Country Local Government Fund and other RfR initiatives.
Since that time the funding climate has moved significantlyandmanyprojects,whichwouldhavebeenfunded under the earlier schemes are no longer eligible. However, the Western Australian Government’s $34.4 million funding of the Caravan and Camping Action Plan maypotentiallybeasourceoffundingforthisprojectandsimilar initiatives.
With the Federal and Western Australian State budgets muted as being necessarily constrained, the availability andsourceoffundinggrantsfortourismprojectsisfluidand evaluation of the potential funding opportunities will be made in that climate.
Therefore, it is probable that the Shire of Broome will need to enter into a development arrangement with a private caravan park developer/operator in order toachieve the desired outcomes.
The redevelopment of the Roebuck Bay Caravan Park should be afforded the highest priority if the potential tourism benefits to local community are to be realised.
In its present condition of most of the buildings on the caravan park, roadways and non-conforming and unattractivepermanentstructuresreflectspoorlyontheShire of Broome as the owners of the property and the Lessee as operators.
The lack of quality accommodation is a forgone opportunity to attract high yield visitors, and extend the shoulder seasons.
It is considered that the Shire of Broome would need to provide potential developers with lease rental assistance, in to help cover the cost of establishing services infrastructure, facilities and amenities at the site and make the much-needed redevelopment of the park viable.
Implementation Strategy
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
39
1 Concept Drawings
2 FinancialProjections
3 Quantity Surveyor’s Report
APPENDIX
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
40
APPENDIX 1 - Concept Drawings
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
41
PREPARED BY BRIGHTHOUSE CONSULTANTS - MANDURAH - WESTERN AUSTRALIA - TEL 0418 915 532 E-MAIL: [email protected]
ROEBUCK BAY CARAVAN PARK RE-DEVELOPMENT 91 - WALCOTT ST BROOME
CONCEPT ISSUE ISSUE DATE 01/05/14
FOR SHIRE OF BROOME
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
42
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ROEBUCK BAY CARAVAN PARK RE-DEVELOPMENT
91- WALCOTT ST BROOME
FOR SHIRE OF BROOME
6240
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E.V.
P.B.
1
PERSPECTIVE RE-DEVELOPMENT AREAPERSPECTIVES SK1
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
43
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ROEBUCK BAY CARAVAN PARK RE-DEVELOPMENT
91- WALCOTT ST BROOME
FOR SHIRE OF BROOME
CABIN ACCOMMODATION PERSPECTIVE PERSPECTIVES SK1
26240
01/05/14
E.V.
P.B.
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
44
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ROEBUCK BAY CARAVAN PARK RE-DEVELOPMENT
91- WALCOTT ST BROOME
FOR SHIRE OF BROOME
6240
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E.V.
P.B.
3
SAFARI TENT PERSPECTIVE PERSPECTIVES SK1
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
45
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ROEBUCK BAY CARAVAN PARK RE-DEVELOPMENT
91- WALCOTT ST BROOME
FOR SHIRE OF BROOME
6240
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E.V.
P.B.
4
ENTRY - RECEPTION PERSPECTIVE PERSPECTIVES SK1
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
46
UP
FR
SHELVING
W W W
OFFICE
STORELAUNDRY
RECEPTION2.15 x 4.80
2.76 x 4.704.70 x 5.90
2.84 x 3.59
STORE
2.61 x 4.59
D/WC2.00 x 2.50
4880
5385
VERANDAH
VERANDAH17.20x 16.90
FLOOR OVER
FRIDGES
3000
3000
10265
AREA: 177m2
TILL
TOURIST
STORE
F FF FFF F
WAITING3.2 x 4.0
INTERNETBOOTH
20080
MINI MART
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ROEBUCK BAY CARAVAN PARK RE-DEVELOPMENT
91- WALCOTT ST BROOME
FOR SHIRE OF BROOME 1 : 100
1 : 100
Ground Floor1
6240
01/05/14
E.V.
P.B.
GROUND LEVEL PLANRECEPTION BUILDING
SK1
5
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
47
DN
FR
ROBE
12025 3000
BALCONY8.80 x 3.00
2.80 x 3.00
2.55 x 3.3
2.55 x 2.60
HABITABLE AREA: 120.02
BALCONY AREA: 26.70
10265
FR P'TRY
RO
BE
RO
BE
MASTER BED
BATH
LIN
EN
BED BED
KITCHLIVING
DINING
L'DRY
3.30 x 3.80
2.80 x 3.50
3.80 x 4.30
SCREENEDDRYINGAREA
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ROEBUCK BAY CARAVAN PARK RE-DEVELOPMENT
91- WALCOTT ST BROOME
FOR SHIRE OF BROOME 1 : 100
1 : 100
Upper Floor1
6240
01/05/14
E.V.
P.B.
RECEPTION BUILDING UPPER LEVEL PLAN SK1
6
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
48
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
49
DN
BED 1
BED 2
LIVING MEAL
KITCH
DECK
4.72X3.3
4.00X1.853.00X2.80
2.80X2.80
ENS
AREA: 48M/SQ HABITABLE + 9.6 M/SQ BALCONY
P
FR R
10000
4800
2010
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ROEBUCK BAY CARAVAN PARK RE-DEVELOPMENT
91- WALCOTT ST BROOME
FOR SHIRE OF BROOME 1 : 100
1 : 100
Ground Floor1
3D View 12
3D View 23
6240
01/05/14
E.V.
P.B.
8
CABIN ACCOMMODATION ELEVATION / MODELSK1
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
50
DN
BED
LIVING
ENS
DINING
DECK
4800
4800
BOARDWALK
FLY TENTOVER
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ROEBUCK BAY CARAVAN PARK RE-DEVELOPMENT
91- WALCOTT ST BROOME
FOR SHIRE OF BROOME 1 : 100
3D View 11
1 : 100
Ground Floor3
3D View 32
6240
01/05/14
E.V.
P.B.
9
PERSPECTIVE ELEVATIONSSAFARI TENT ACCOMMODATION SK1
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
51
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ROEBUCK BAY CARAVAN PARK RE-DEVELOPMENT
91- WALCOTT ST BROOME
FOR SHIRE OF BROOME
3D View 41
3D View 52
6240
01/05/14
E.V.
P.B.
10
SAFARI TENT ACCOMMODATION PERSPECTIVE ELEVATIONS SK1
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
52
OFFICE/RECEPTION
L'DRYRECREATION
BUILDING
SHED
TWOOUTGOINGPARKING
FOURINCOMINGPARKING
CABINS
SAFARITENTS
1
10
11
20
54 6
1
11
CARAVANSITES
EXISTINGRECEPTION
66 73
74
91
94117
13
13
1 9
9
19
2045
65
30
24 25
1
63
97135
1
9
EMERGENCEEXIT
14
46
4443
1
21
54
5562
OVERALL LAYOUT
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6240 - SK - 5
ROEBUCK BAY CARAVAN PARK RE-DEVELOPMENT
FOR SHIRE OF BROOME 12/02/14
91 - WALCOTT ST BROOME
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
53
L'DRYRECREATION
BUILDING
SHED
TWOOUTGOINGPARKING
FOURINCOMINGPARKING
CABINS
SAFARITENTS
1
10
11
20
54 6
1
CARAVANSITES
66 73
74
91
94117
13
13
1 9
9
19
2045
65
30
25
1
63
97135
9
EMERGENCEEXIT
14
46
4443
1
21
54
5562
24
NEWBACKPAKERS
(EXISTINGRECEPTION)
11
STAGING LAYOUT 1 TO 4
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ROEBUCK BAY CARAVAN PARK RE-DEVELOPMENT
FOR SHIRE OF BROOME91 - WALCOTT ST BROOME
30/05/14
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
54
L'DRYRECREATION
BUILDING
SHED
TWOOUTGOINGPARKING
FOURINCOMINGPARKING
CABINS
SAFARITENTS
1
10
11
20
54 6
1
CARAVANSITES
66 73
74
91
94117
13
13
1 9
9
19
2045
65
30
25
1
63
97135
9
EMERGENCEEXIT
14
46
4443
1
21
54
5562
24
NEWBACKPAKERS
(EXISTINGRECEPTION)
11
POTENTIAL AREATO BEINCORPORATEDINTO TOWN BEACHPRECINCT
PUBLIC PATHWAY
LOCATION OF POTENTIAL PUBLIC WALKWAY & TOWN BEACH EXTENSION
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ROEBUCK BAY CARAVAN PARK RE-DEVELOPMENT
FOR SHIRE OF BROOME91 - WALCOTT ST BROOME
03/06/14
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
55
APPENDIX 2 - Financial Projections
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
62
APPENDIX 3 - Quantity Surveyor’s Report
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
63
McG
arry
Ass
ocia
tes
Uni
t 32/
118
Roy
al S
t Ea
st P
erth
600
4 AB
N: 1
8 15
9 21
7 95
5
ww
w.m
cgar
ryas
soci
ates
.com
.au
RO
EBU
CK
BA
Y TO
UR
IST
PAR
K
Sche
mat
ic D
esig
n St
age
Estim
ate
for Brig
htho
use
Con
sulta
nts
02nd
May
201
4
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
64
Pre
lim
ina
ry E
sti
ma
te f
or
Ro
eb
uc
k B
ay C
ara
va
n P
ark
2 M
ay 2
014
i
Con
tent
s
1.Ex
ecut
ive
Sum
mar
y ....
......
......
......
......
......
......
......
......
......
......
......
......
......
......
......
.... 1
2.In
trodu
ctio
n ...
......
......
......
......
......
......
......
......
......
......
......
......
......
......
......
......
......
......
3
3.Br
ief ..
......
......
......
......
......
......
......
......
......
......
......
......
......
......
......
......
......
......
......
......
. 3
4.M
etho
dolo
gy ...
......
......
......
......
......
......
......
......
......
......
......
......
......
......
......
......
......
.....
3
5.As
sum
ptio
ns /
Cla
rific
atio
ns ...
......
......
......
......
......
......
......
......
......
......
......
......
......
.....
3
6.In
clus
ions
.....
......
......
......
......
......
......
......
......
......
......
......
......
......
......
......
......
......
......
. 4
7.Ex
clus
ions
.....
......
......
......
......
......
......
......
......
......
......
......
......
......
......
......
......
......
......
4
8.In
form
atio
n U
sed .
......
......
......
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4
Appe
ndix
A –
Pre
limin
ary
Est
imat
e
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
65
Pre
lim
ina
ry E
sti
ma
te f
or
Ro
eb
uc
k B
ay C
ara
va
n P
ark
2 M
ay 2
014
Pag
e 2
1.E
xecu
tive
Sum
mar
y
Brig
htho
use
Con
sulta
nts
enga
ged
McG
arry
Ass
ocia
tes
Pty
Ltd
(MG
A) t
o pr
epar
e th
e Sc
hem
atic
D
esig
n S
tage
Est
imat
e (P
relim
inar
y Es
timat
e) f
or t
he p
ropo
sed
re-d
evel
opm
ent
of R
oebu
ck B
ay
Tour
ist P
ark.
This
pro
ject
is c
urre
ntly
at S
chem
atic
Des
ign
Stag
e an
d ha
s an
Est
imat
ed G
ross
Pro
ject
Com
mitm
ent
of $
7,67
7,41
0 as
sum
mar
ised
in th
e ta
ble
belo
w.
PRO
JEC
T C
OST
AR
EAS
– ST
AG
E 1
Elem
enta
l Cos
t 1
Site
Wor
ks S
ubto
tal (
CE
to X
L)
$1,2
53,3
50
2 B
uild
ing
Wor
ks S
ubto
tal (
SB
to A
C)
$1,8
97,5
77
3 E
xter
nal S
ervi
ces
Sub
tota
l (X
K to
XS
) $5
29,1
54
4 P
ropo
rtion
of P
relim
inar
ies
$368
,008
5
Pro
porti
on o
f Pro
fit
$184
,004
6
Pro
fess
iona
l Fee
s $1
10,4
02
7 C
ontin
genc
y $2
76,0
07
ESTI
MAT
ED G
RO
SS P
RO
JEC
T C
OM
MIT
MEN
T $4
,618
,502
PRO
JEC
T C
OST
AR
EAS
– ST
AG
E 2
Elem
enta
l Cos
t 1
Site
Wor
ks S
ubto
tal (
CE
to X
L)
$876
,324
2
Bui
ldin
g W
orks
Sub
tota
l (S
B to
AC
) $3
64,4
28
3 E
xter
nal S
ervi
ces
Sub
tota
l (X
K to
XS
) $1
42,1
43
4 P
ropo
rtion
of P
relim
inar
ies
$138
,290
5
Pro
porti
on o
f Pro
fit
$69,
145
6 P
rofe
ssio
nal F
ees
$41,
487
7 C
ontin
genc
y $1
03,7
17
ESTI
MAT
ED G
RO
SS P
RO
JEC
T C
OM
MIT
MEN
T $1
,735
,534
PRO
JEC
T C
OST
AR
EAS
– ST
AG
E 3
Elem
enta
l Cos
t 1
Site
Wor
ks S
ubto
tal (
CE
to X
L)
$408
,371
2
Bui
ldin
g W
orks
Sub
tota
l (S
B to
AC
) $1
63,8
86
3 E
xter
nal S
ervi
ces
Sub
tota
l (X
K to
XS
) $3
4,50
3 4
Pro
porti
on o
f Pre
limin
arie
s $6
0,67
6 5
Pro
porti
on o
f Pro
fit
$30,
338
6 P
rofe
ssio
nal F
ees
$18,
203
7 C
ontin
genc
y $4
5,50
7 ES
TIM
ATED
GR
OSS
PR
OJE
CT
CO
MM
ITM
ENT
$761
,484
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
66
Pre
lim
ina
ry E
sti
ma
te f
or
Ro
eb
uc
k B
ay C
ara
va
n P
ark
2 M
ay 2
014
Pag
e 3
PRO
JEC
T C
OST
AR
EAS
– ST
AG
E 4
Elem
enta
l Cos
t 1
Site
Wor
ks S
ubto
tal (
CE
to X
L)
$245
,742
2
Bui
ldin
g W
orks
Sub
tota
l (S
B to
AC
) $1
70,1
96
3 E
xter
nal S
ervi
ces
Sub
tota
l (X
K to
XS
) $3
1,78
3 4
Pro
porti
on o
f Pre
limin
arie
s $4
4,77
2 5
Pro
porti
on o
f Pro
fit
$22,
386
6 P
rofe
ssio
nal F
ees
$13,
432
7 C
ontin
genc
y $3
3,57
9 ES
TIM
ATED
GR
OSS
PR
OJE
CT
CO
MM
ITM
ENT
$561
,890
Esca
latio
n ha
s be
en e
xclu
ded
from
the
estim
ate
2.In
trodu
ctio
nBr
ight
hous
e C
onsu
ltant
s en
gage
d M
cGar
ry
Asso
ciat
es
Pty
Ltd
(MG
A)
for
the
prep
arat
ion
of
Sche
mat
ic D
esig
n S
tage
Est
imat
e fo
r the
pro
pose
d re
-dev
elop
men
t of R
oebu
ck B
ay T
ouris
t Par
k.
Brig
htho
use
Con
sulta
nts
have
them
selv
es b
een
enga
ged
as th
e Pr
inci
pal C
onsu
ltant
for t
he p
roje
ct b
y To
uris
m W
A an
d th
ey w
ill be
act
ing
as th
e co
ordi
natin
g co
nsul
tant
for t
he p
roje
ct d
urat
ion.
3.B
rief
Und
er t
his
com
mis
sion
, M
GA
wer
e re
quire
d to
car
ry o
ut a
n es
timat
e ba
sed
on t
he i
nfor
mat
ion
prov
ided
by
Brig
htho
use
Con
sulta
nts
at th
e fo
llow
ing
proj
ect s
tage
s;
Pr
elim
inar
y Es
timat
e (S
chem
atic
Des
ign)
4.M
etho
dolo
gy
4.1
Prel
imin
ary
Estim
ate
MG
A pr
ovid
ed a
pre
limin
ary
estim
ate
that
iden
tifie
s th
e Es
timat
ed T
otal
Com
mitm
ent.
This
was
car
ried
out u
sing
the
info
rmat
ion
prov
ided
from
the
Con
sulta
nt.
Qua
ntiti
es w
ere
extra
cted
and
sep
arat
ely
item
ised
(w
here
pos
sibl
e an
d av
aila
ble)
with
in th
e es
timat
e an
d ap
prop
riate
rate
s an
d pr
ices
app
lied.
Cur
rent
mar
ket
pric
es f
or s
peci
alis
ed w
ork
item
s ha
ve b
een
obta
ined
. O
ther
rat
es a
nd p
rices
use
d ei
ther
sou
rced
from
Con
sulta
nts,
sim
ilar
hist
oric
al p
roje
cts
or fr
om p
ublis
hed
rate
s an
d pr
icin
g bo
oks
such
as
Raw
linso
n’s
Pric
e G
uide
.
Con
tinge
ncy
and
fees
wer
e ca
lcul
ated
bas
ed o
n co
nsid
erat
ion
of th
e pe
rcen
tage
com
plet
enes
s of
the
desi
gn d
ocum
ents
and
the
prop
osed
tend
er re
turn
dat
e.
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
67
Pre
lim
ina
ry E
sti
ma
te f
or
Ro
eb
uc
k B
ay C
ara
va
n P
ark
2 M
ay 2
014
Pag
e 4
5.A
ssum
ptio
ns /
Cla
rific
atio
nsTh
e fo
llow
ing
assu
mpt
ions
hav
e be
en m
ade
to c
ompl
ete
the
proj
ect e
stim
ate:
Stag
e 1
Pr
ojec
t will
be a
war
ded
to o
ne m
ain
cont
ract
or
Allo
wan
ce o
f $25
,000
has
bee
n in
clud
ed fo
r ent
ry s
tate
men
t
Allo
wan
ce o
f $15
0,00
0 ha
s be
en in
clud
ed fo
r lan
dsca
ping
wor
ks
Prov
isio
nal s
um o
f $50
,000
has
bee
n al
low
ed fo
r dis
char
ge o
f sto
rmw
ater
Stag
e 2
Pr
ojec
t will
be a
war
ded
to o
ne m
ain
cont
ract
or
Allo
wan
ce $
40,0
00 h
as b
een
incl
uded
for l
ands
capi
ng w
orks
Pr
ovis
iona
l sum
of $
20,0
00 h
as b
een
allo
wed
for d
isch
arge
of s
torm
wat
er
Stag
e 3
Pr
ojec
t will
be a
war
ded
to o
ne m
ain
cont
ract
or
Allo
wan
ce $
20,0
00 h
as b
een
incl
uded
for l
ands
capi
ng w
orks
Pr
ovis
iona
l sum
of $
10,0
00 h
as b
een
allo
wed
for d
isch
arge
of s
torm
wat
er
Stag
e 4
Pr
ojec
t will
be a
war
ded
to o
ne m
ain
cont
ract
or
Allo
wan
ce $
5,00
0 ha
s be
en in
clud
ed fo
r lan
dsca
ping
wor
ks
Prov
isio
nal s
um o
f $5,
000
has
been
allo
wed
for d
isch
arge
of s
torm
wat
er
6.In
clus
ions
The
follo
win
g ite
ms
have
bee
n in
clud
ed w
ithin
the
proj
ect e
stim
ate:
C
ontra
ctor
s pr
elim
inar
ies
has
been
incl
uded
@ 1
0%
Con
tract
ors
prof
it m
argi
n ha
s be
en in
clud
ed @
5%
Al
low
ance
for P
rofe
ssio
nal f
ees
has
been
incl
uded
@ 3
%
Allo
wan
ce fo
r an
over
all c
onst
ruct
ion
cont
inge
ncy
of 7
.5%
7.E
xclu
sion
s
The
follo
win
g ha
ve b
een
excl
uded
from
the
estim
ate
and
repo
rt:
Es
cala
tion
cost
G
S T
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
68
Pre
lim
ina
ry E
sti
ma
te f
or
Ro
eb
uc
k B
ay C
ara
va
n P
ark
2 M
ay 2
014
Pag
e 5
8.In
form
atio
n U
sed
The
follo
win
g in
form
atio
n ha
s be
en u
sed
in th
e pr
epar
atio
n of
this
est
imat
e;
C
onsu
ltant
s D
ocum
ents
oSc
ope
of W
orks
Doc
umen
tBr
ight
hous
e C
onsu
ltant
s
D
raw
ings
oAr
chite
cts
Dra
win
gs:
6240
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buck
–Sk5
oAr
chite
cts
Dra
win
gs
Atta
chm
ent 2
RBC
P La
yout
Pla
n
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
69
Pre
lim
ina
ry E
sti
ma
te f
or
Ro
eb
uc
k B
ay C
ara
va
n P
ark
2 M
ay 2
014
Pag
e 6
AP
PE
ND
IX A
Det
aile
d E
stim
ate
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
70
MG
A14
001
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one
box
Indi
cativ
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st (I
nitia
lisat
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Stag
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Adju
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once
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timat
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chem
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3$5
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Out
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BU
ILD
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ite W
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and
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te P
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nR
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L)
Roeb
uck
Bay
Cara
van
Park
Page
1 o
f 30
Prin
t dat
e:
6/03
/201
4
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
71
Item
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Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
72
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Bay
Cara
van
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Page
3 o
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Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
73
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Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
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Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
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.20
Roeb
uck
Bay
Cara
van
Park
Page
6 o
f 30
SB S
ubst
ruct
ure
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
76
Item
Cod
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escr
iptio
nU
nit
Qty
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AUD
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0M
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Roeb
uck
Bay
Cara
van
Park
Page
7 o
f 30
Misc
Misc
ella
neou
s
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
77
Item
Cod
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escr
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nU
nit
Qty
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AUD
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0B
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The
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Roeb
uck
Bay
Cara
van
Park
Page
8 o
f 30
XNBo
unda
ry W
alls,
Fen
cing
&Ga
tes
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
78
Item
Cod
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escr
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nit
Qty
Rat
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AUD
)Pr
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($AU
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0R
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04,
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000.
00
Roeb
uck
Bay
Cara
van
Park
Page
9 o
f 30
XR R
oads
, Foo
tpat
hs&
Pave
d Ar
ea
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
79
Item
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eD
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nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
5 5R
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sign
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Roeb
uck
Bay
Cara
van
Park
Page
10
of 3
0XR
Roa
ds, F
ootp
aths
&Pa
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Area
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
80
Item
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escr
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nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
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APIN
G A
ND
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PRO
VEM
ENTS
5,00
0.00
Roeb
uck
Bay
Cara
van
Park
Page
11
of 3
0XL
Lan
dsca
ping
& Im
prov
emen
ts
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
81
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0EX
TER
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SER
VIC
ES0 0
EXTE
RN
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EWER
DR
AIN
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0 0N
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trad
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the
Aus
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tand
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Mea
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t of B
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all p
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Dra
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Con
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Con
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aint
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f the
sew
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m
toge
ther
with
all
asso
ciat
ed w
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, to
prov
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a fu
lly
oper
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nal i
nsta
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n in
acc
orda
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with
the
Spe
cific
atio
n an
d re
late
d dr
awin
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0 0N
ote
No.
40 0
The
scop
e of
the
wor
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clud
es fo
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rain
age
syst
em in
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pipe
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RA
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XD S
ewer
Dra
inag
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Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
82
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
1XD
150m
m d
ia P
VC
in 1
200m
m d
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0.00
1 2X D
100m
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900x
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3 5XD
Conn
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cha
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ens
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050
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0.00
5 5XD
Conn
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bui
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No
075
0.00
0.00
5 5XD
Conn
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mai
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m0
5,00
0.00
0.00
5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5TO
TAL
FOR
EXT
ERN
AL S
EWER
DR
AIN
AGE
0.00
Roeb
uck
Bay
Cara
van
Park
Page
13
of 3
0XD
Sew
er D
rain
age
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
83
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0EX
TER
NAL
SER
VIC
ES0 0
EXTE
RN
AL S
TOR
MW
ATER
DR
AIN
AGE
0 0N
otes
0 0N
ote
No.
10 0
This
trad
e ha
s N
OT
been
mea
sure
d in
acc
orda
nce
with
the
Aus
tralia
n S
tand
ard
Met
hod
of
Mea
sure
men
t of B
uild
ing
Wor
ks. T
he C
ontra
ctor
sh
all p
rice
the
follo
win
g ite
ms
with
car
eful
atte
ntio
n to
the
Dra
win
gs a
nd S
peci
ficat
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to a
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ciat
e th
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act n
atur
e an
d ex
tent
of t
he W
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.
0 0N
ote
No.
20 0
The
scop
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rain
age
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ther
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pe ru
ns,
gullie
s, m
anho
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e re
quire
d.
0 0PR
OVI
SIO
NAL
SU
MS
0 0Th
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llow
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Pro
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Sum
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all b
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mw
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Item
15,
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005,
000.
00
1 1XL
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1 1XL
Add
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FOR
EXT
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AL S
TOR
MW
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D
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NAG
E5,
000.
00
Roeb
uck
Bay
Cara
van
Park
Page
14
of 3
0XK
Sto
rmw
ater
Dra
inag
e
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
84
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0IN
TER
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VIC
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es0 0
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is tr
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T be
en m
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ccor
danc
e w
ith th
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stra
lian
Stan
dard
Met
hod
of
Mea
sure
men
t of B
uild
ing
Wor
ks. T
he C
ontra
ctor
sh
all p
rice
the
follo
win
g ite
ms
with
car
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ntio
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the
Dra
win
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peci
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ciat
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ote
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Con
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w fo
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plia
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lity
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ifica
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0 0N
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No.
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on o
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The
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ll te
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.0 Ro
ebuc
k Ba
y Ca
rava
n Pa
rkPa
ge 1
5 of
30
AC A
ir Co
nditi
onin
g
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
85
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0G
ener
ally
0 1AC
Con
tract
or to
allo
w fo
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pro
visi
on o
f 'as
bui
lt'
draw
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, ope
ratin
g an
d m
aint
enan
ce m
anua
ls a
nd
all o
ther
requ
ired
docu
men
tatio
n.
Item
1
1 2AC
Allo
w fo
r wor
k to
be
carr
ied
out i
n ac
cord
ance
with
th
e ap
prop
riate
By-
Law
s an
d R
egul
atio
ns: W
ater
C
orpo
ratio
n's
By-L
aws,
Alin
ta G
as A
ssoc
iatio
n In
stal
latio
n C
ode
AG60
1-19
92, B
uild
ing
Cod
e of
Au
stra
lia, t
he N
atio
nal P
lum
bing
and
Dra
inag
e C
ode
AS35
00, t
he re
gula
tions
of t
he L
ocal
Au
thor
ities
and
to th
e sa
tisfa
ctio
n of
the
Proj
ect
Man
ager
Item
1
2 3AC
Allo
w to
obt
ain
the
follo
win
g C
ertif
icat
es/ N
otic
es a
s ap
prop
riate
: W
.C.W
.A 'C
ertif
icat
e of
Com
plet
ion'
, Al
inta
Gas
'Not
ice
of C
ompl
ianc
e' a
nd th
e Fi
re
Brig
ades
' Cer
tific
ate
of O
ccup
ancy
'
Item
1
3 4AC
Allo
w fo
r tes
ting
and
com
mis
sion
ing
of a
ll in
stal
latio
ns to
mod
ular
uni
tsIte
m0
12,5
00.0
00.
00
4 5AC
Allo
w fo
r col
our c
odin
g, s
ervi
ce, i
dent
ifica
tion
and
clea
ning
of a
ll in
stal
latio
nsIte
m1
5 6AC
Allo
w fo
r unc
oilin
g of
cop
per p
ipew
ork
loca
ted
in
roof
voi
d of
a m
odul
ar u
nits
at M
anag
er's
Hou
se
and
3 N
o C
hale
ts a
nd c
onne
ctin
g to
AC
uni
t m
ount
ed o
n th
e w
all;
conn
ect a
nd c
omm
issi
on.
No.
023
1.66
0.00
6 6Bu
ilder
s w
ork
in c
onne
ctio
n w
ith s
ervi
ces
6 7Al
l bui
lder
s w
ork
show
n on
the
Dra
win
gs a
nd/o
r sp
ecifi
ed, e
ither
impl
icitl
y or
exp
licitl
y, a
s re
quire
d by
the
mec
hani
cal i
nsta
llatio
n an
d no
t oth
erw
ise
incl
uded
Item
1In
c
7 7 7TO
TAL
FOR
AIR
CO
ND
ITIO
NIN
G0.
00
Roeb
uck
Bay
Cara
van
Park
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16
of 3
0AC
Air
Cond
ition
ing
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
86
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0EX
TER
NAL
SER
VIC
ES0 0 0
EXTE
RN
AL W
ATER
SU
PPLY
0 0N
otes
0 0N
ote
No.
10 0
This
trad
e ha
s N
OT
been
mea
sure
d in
acc
orda
nce
with
the
Aus
tralia
n S
tand
ard
Met
hod
of
Mea
sure
men
t of B
uild
ing
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ks. T
he C
ontra
ctor
sh
all p
rice
the
follo
win
g ite
ms
with
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eful
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ntio
n to
the
Dra
win
gs a
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peci
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ciat
e th
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atur
e an
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.
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ote
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Con
tract
or to
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w fo
r ful
l com
plia
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lity
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agem
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Not
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o.3
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ontra
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for t
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as b
uilt'
dr
awin
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pera
ting
and
mai
nten
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man
uals
an
d al
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Pric
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ote
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Con
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allo
w fo
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item
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whi
ch a
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te
stin
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erat
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Ser
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geth
er w
ith a
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nal i
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llatio
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with
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cific
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late
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0 0N
ote
No.
50 0
The
scop
e of
the
wor
ks in
clud
es fo
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hyd
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syst
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to b
e in
stal
led
to e
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ces.
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test
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and
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by o
n si
te c
ontra
ctor
.
0 0G
ener
ally
0 1XW
Allo
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all n
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s-bu
ilt' d
raw
ings
and
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gram
s an
d op
erat
ing
man
uals
for e
ach
inst
alla
tion
Item
1
Roeb
uck
Bay
Cara
van
Park
Page
17
of 3
0XW
Wat
er S
uppl
y
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
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Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
1 2XW
Allo
w fo
r co-
ordi
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g w
ith a
ll re
leva
nt g
over
nmen
t an
d lo
cal a
utho
rity
havi
ng a
utho
rity
or re
spon
sibi
lity
over
the
wor
ks
Item
1
2 3XW
Allo
w fo
r ser
vice
and
mai
nten
ance
dur
ing
war
rant
y an
d de
fect
s lia
bilit
y pe
riods
Item
1
3 4XW
Allo
w fo
r tes
ting
and
com
mis
sion
ing
all i
nsta
llatio
ns
and
prov
idin
g co
pies
of a
ll te
st c
ertif
icat
esIte
m1
4 4H
YDR
AU
LIC
S4 4
Pip
ewor
k4 4
Gen
eral
ly4 5
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id in
gro
und;
(inc
lusi
ve o
f all
nece
ssar
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cava
tion
and
back
fillin
g)m
1
5 6XW
embe
dded
in c
oncr
ete,
floo
r scr
eeds
and
sim
ilar
item
sIte
m1
6 7XW
fittin
gs; i
nclu
ding
all
bend
s, ju
nctio
ns, i
nspe
ctio
n be
nds,
insp
ectio
n ju
nctio
ns, e
xpan
sion
join
ts,
redu
cers
and
sim
ilar f
ittin
gs
Item
1
7 8XW
spec
ially
des
igne
d br
acke
ts, o
r han
gers
Item
18 9
XWco
nnec
tions
up
to 1
m lo
ng, t
raps
, coc
ks a
nd
sim
ilar i
tem
sIte
m1
9 10XW
spec
ial c
onne
ctio
ns b
etw
een
pipi
ng o
f diff
eren
t m
ater
ials
Item
1
10 11XW
spec
ial c
onne
ctio
ns b
etw
een
pipi
ng a
nd fi
xtur
es,
appl
ianc
es o
r equ
ipm
ent
Item
1
11 12XW
spec
ial j
oint
s in
clud
ing
isol
ated
join
ts d
iffer
ing
from
th
ose
in th
e de
scrip
tion
of th
e pi
ping
Item
1
12 12In
stal
latio
n of
Met
ers
12 12G
ener
ally
12 13XW
80m
m d
ia P
VC
in 1
200m
m d
eep
trenc
hm
019
2.00
0.00
13 14XW
50m
m d
ia P
VC
in 1
200m
m d
eep
trenc
h (p
rovi
sion
al q
ty)
m50
111.
005,
550.
00
14 15XW
Conn
ectio
n to
cha
lets
and
ens
uite
No
037
5.00
0.00
Roeb
uck
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Page
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Wat
er S
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Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
15 16XW
Conn
ectio
n to
safa
ri te
nts s
iteNo
6750.00
4,500.00
16 17XW
Conn
ectio
n to
mai
n lin
e Item
03,750.00
0.00
17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17TO
TAL
FOR
EXT
ERN
AL W
ATER
SU
PPLY
10,0
50.0
0
Roeb
uck
Bay
Cara
van
Park
Page
19
of 3
0XW
Wat
er S
uppl
y
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
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Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0EX
TER
NAL
SER
VIC
ES0 0
EXTE
RN
AL F
IRE
SER
VIC
ES0 0
Not
es0 0
Not
e N
o.1
0 0Th
is tr
ade
has
NO
T be
en m
easu
red
in a
ccor
danc
e w
ith th
e Au
stra
lian
Stan
dard
Met
hod
of
Mea
sure
men
t of B
uild
ing
Wor
ks. T
he C
ontra
ctor
sh
all p
rice
the
follo
win
g ite
ms
with
car
eful
atte
ntio
n to
the
Dra
win
gs a
nd S
peci
ficat
ion
to a
ppre
ciat
e th
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act n
atur
e an
d ex
tent
of t
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orks
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20 0
Con
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w fo
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l com
plia
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lity
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ifica
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pro
visi
on o
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lt'
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ratin
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aint
enan
ce m
anua
ls a
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all o
ther
requ
ired
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men
tatio
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Not
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ontra
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y, in
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atio
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aint
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ated
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ks, t
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hole
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peci
ficat
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ted
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0 0
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orks
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udes
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ydra
ulic
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alle
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ext
erna
l ser
vice
s. A
ll te
stin
g an
d co
mm
issi
onin
g by
on
site
con
tract
or.
0 0G
ener
ally
0 1X
FAl
low
for p
repa
ring
and
subm
ittin
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l nec
essa
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ilt' d
raw
ings
and
dia
gram
s an
d op
erat
ing
man
uals
for e
ach
inst
alla
tion
Item
1
1 Roeb
uck
Bay
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van
Park
Page
20
of 3
0XF
Fire
Pro
tect
ion
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Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
2X
FAl
low
for p
rovi
ding
ser
vici
ng a
nd m
aint
enan
ce
man
uals
Item
1
2 3X
FAl
low
for a
ll ge
nera
l atte
ndan
ce in
con
nect
ion
with
th
e fir
e pr
otec
tion
inst
alla
tion
Item
1
3 4X
FAl
low
for c
o-or
dina
ting
with
all
rele
vant
gov
ernm
ent
and
loca
l aut
horit
y ha
ving
aut
horit
y or
resp
onsi
bilit
y ov
er th
e w
orks
Item
1
4 5X
FAl
low
for s
ervi
ce a
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aint
enan
ce d
urin
g w
arra
nty
and
defe
cts
liabi
lity
perio
dsIte
m1
5 6X
FAl
low
for t
estin
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mm
issi
onin
g al
l ins
talla
tions
an
d pr
ovid
ing
copi
es o
f all
test
cer
tific
ates
Item
1
6 6H
YDR
AU
LIC
S6 6
Pipe
wor
k; n
ew fi
re m
ains
and
all
acce
ssor
ies
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ustra
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m1
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Loca
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stin
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e se
rvic
e su
pply
line
as
spec
ifica
tion
and
draw
ings
Item
1
8 8In
stal
latio
n of
Met
ers
8 8G
ener
ally
8 9X
FIn
stal
latio
n of
met
ers
as s
peci
ficat
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and
draw
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Item
1
9 9C
ocks
, Val
ves,
Etc
.9 9
Gen
eral
ly9 10
XF
valv
esIte
m1
10 11X
Fsi
mila
r ite
ms
to a
bove
Item
1
Roeb
uck
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Fire
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ion
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Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
11 11Pi
ts/ t
renc
hes
11 11G
ener
ally
11 12X
FH
ose
reel
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m d
ia 3
6m lo
ngN
o1
1,27
5.00
1,27
5.00
12 13X
FH
ydra
nt p
oint
sN
o1
1,63
5.00
1,63
5.00
13 13 13Fi
re P
ump
and
Wat
er s
tora
ge T
anks
13 13Ta
nks
13 14X
FSu
pply
and
inst
all n
ew fi
re ta
nks
(2 N
o) a
nd a
ll ac
cess
orie
s an
d as
soci
ated
equ
ipm
ent;
all a
s pe
r Au
stra
lian
Stan
dard
s an
d as
det
aile
d
No
1
14 15X
FSu
pply
and
inst
all p
ump
pack
age
incl
udin
g pu
mps
ets
and
all a
cces
sorie
s an
d as
soci
ated
eq
uipm
ent;
all a
s pe
r Aus
tralia
n St
anda
rds
and
as
deta
iled
Item
1
15 16X
FSu
pply
and
inst
all n
ew F
ire B
rigad
e Bo
oste
r co
mpl
ete
with
lock
able
cab
inet
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all
acce
ssor
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asso
ciat
ed e
quip
men
t; al
l as
per A
ustra
lian
Stan
dard
s an
d as
det
aile
d
Item
1
16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16TO
TAL
FOR
EXT
ERN
AL F
IRE
PRO
TEC
TIO
N2,
910.
00
Roeb
uck
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Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0EX
TER
NAL
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ES0 0
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RN
AL E
LEC
TRIC
LIG
HT
AND
PO
WER
0 0N
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0 0N
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This
trad
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sure
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acc
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anda
rd M
etho
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easu
rem
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f Bui
ldin
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orks
. The
Con
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llow
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item
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ifica
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aint
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ce m
anua
ls a
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men
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g ite
ms.
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Not
e N
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atio
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rvic
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geth
er w
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orks
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udes
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ener
ally
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ittin
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ings
and
dia
gram
s an
d op
erat
ing
man
uals
for e
ach
inst
alla
tion
Item
1
1 Roeb
uck
Bay
Cara
van
Park
Page
23
of 3
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ctric
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Item
Cod
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nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
2X
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low
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aint
enan
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low
for t
estin
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d co
mm
issi
onin
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l ins
talla
tions
an
d pr
ovid
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copi
es o
f all
test
cer
tific
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1
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ICAL
INST
ALLA
TIO
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4 4M
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Con
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4 4G
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ally
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derg
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ajor
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mot
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13 Roeb
uck
Bay
Cara
van
Park
Page
24
of 3
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ctric
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Item
Cod
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escr
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nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
14X
Efit
tings
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114 14
Iden
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e Su
perin
tend
ent.
Roeb
uck
Bay
Cara
van
Park
Page
25
of 3
0XE
Ele
ctric
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ht a
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ower
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95
Item
Cod
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nU
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Qty
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AUD
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0
Roeb
uck
Bay
Cara
van
Park
Page
26
of 3
0XE
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ctric
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ht a
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ower
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Item
Cod
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escr
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nU
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Qty
Rat
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AUD
)Pr
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($AU
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and
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gram
s an
d op
erat
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man
uals
for e
ach
inst
alla
tion
Item
1
Roeb
uck
Bay
Cara
van
Park
Page
27
of 3
0XC
Com
mun
icat
ions
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
97
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
1 2X
CAl
low
for p
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ser
vici
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aint
enan
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man
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Item
1
2 3X
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to p
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tire
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alla
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nstru
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otec
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mat
eria
ls u
pon
com
plet
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and
mak
ing
good
as
requ
ired
Item
1
3 4X
CAl
low
for s
ervi
ce a
nd m
aint
enan
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urin
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arra
nty
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defe
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lity
perio
dsIte
m1
4 5X
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low
for t
estin
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d co
mm
issi
onin
g al
l ins
talla
tions
an
d pr
ovid
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copi
es o
f all
test
cer
tific
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Item
1
5 5EL
ECTR
ICAL
INST
ALLA
TIO
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Con
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Cun
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fixed
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Csp
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8 9X
Cla
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Item
110 10
Iden
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Gen
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ags,
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ba
dges
and
the
like
Item
1
11 11Pi
ts/ t
renc
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11 11G
ener
ally
Roeb
uck
Bay
Cara
van
Park
Page
28
of 3
0XC
Com
mun
icat
ions
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
98
Item
Cod
eD
escr
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nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
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11 12X
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tsN
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Wor
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over
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Item
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000.
000.
00
TOTA
L FO
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UN
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S0.
00
Roeb
uck
Bay
Cara
van
Park
Page
29
of 3
0XC
Com
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icat
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Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
99
14.4
X4.2
Tra
nspo
rtab
le b
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ing
(60.
48m
2)
Foot
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cost
Prec
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No.
587.
2546
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det
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ncre
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ver
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Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
100
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Tick
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Indi
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Site
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Roeb
uck
Bay
Cara
van
Park
Page
1 o
f 30
Prin
t dat
e:
6/03
/201
4
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
101
Item
Cod
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escr
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nU
nit
Qty
Rat
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AUD
)Pr
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0SI
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nly.
The
tend
erer
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all r
evie
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m th
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itabi
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or s
ubm
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for t
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cont
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10.
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born
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te fo
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cur
renc
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the
cont
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Item
10.
00
4 5X
PAl
low
for c
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with
all
Acts
, By-
law
s,
Reg
ulat
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pay
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all b
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s an
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rela
ting
to th
is s
ectio
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the
wor
ks
Item
10.
00
5 6X
PAl
low
for t
estin
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spe
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0.00
6 7X
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m w
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as s
peci
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7 8X
PEs
tabl
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the
posi
tion
of a
ll ex
istin
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rvic
es b
efor
e co
mm
enci
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ny e
xcav
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and/
or m
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rvic
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s re
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Item
10.
00
8 Roeb
uck
Bay
Cara
van
Park
Page
2 o
f 30
XP S
ite P
repa
ratio
n
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
102
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
9X
PEs
tabl
ish
and
verif
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e po
sitio
n of
all
exis
ting
site
bo
unda
ries,
exi
stin
g su
rvey
poi
nts,
land
sur
vey
pegs
or m
arks
bef
ore
com
men
cing
any
ear
thw
orks
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and
mai
ntai
n m
arke
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10.
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9 9 9SI
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Rel
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Item
110
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.00
10,0
00.0
010 10
Exca
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n10 10
Surfa
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Red
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Leve
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nd d
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of s
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tock
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prea
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10 11X
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rem
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1,35
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5,64
1.65
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rem
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vegi
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il av
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0mm
de
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ite -
safa
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nt a
rea
m3
180
3.30
594.
00
12 12Pr
eper
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Har
dsta
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12 13X
RSu
pply
and
inst
all K
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u gr
ass
to C
arav
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ites
m2
4179
12.8
753
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13TO
TAL
FOR
SIT
E PR
EPAR
ATIO
N70
,019
.38
Roeb
uck
Bay
Cara
van
Park
Page
3 o
f 30
XP S
ite P
repa
ratio
n
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
103
Item
Cod
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Qty
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)Pr
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($AU
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SB0
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Foun
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llow
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Safa
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rem
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1SB
Saf
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0 2
TOTA
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Roeb
uck
Bay
Cara
van
Park
Page
4 o
f 30
SB S
ubst
ruct
ure
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
104
Item
Cod
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escr
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nU
nit
Qty
Rat
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AUD
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0M
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Inst
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Item
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Rep
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1,50
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13Al
low
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lect
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m1
3,00
0.00
3,00
0.00
13 Roeb
uck
Bay
Cara
van
Park
Page
5 o
f 30
MB
Mod
ular
Bui
ldin
gs
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
105
Item
Cod
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Qty
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TOTA
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00
Roeb
uck
Bay
Cara
van
Park
Page
6 o
f 30
MB
Mod
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Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
106
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Qty
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0M
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Roeb
uck
Bay
Cara
van
Park
Page
7 o
f 30
Misc
Misc
ella
neou
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Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
107
Item
Cod
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escr
iptio
nU
nit
Qty
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AUD
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0B
OU
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WAL
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ATES
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The
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sh
all r
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4 4 4 4 4 4 4 4 4TO
TAL
FOR
BO
UN
DAR
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Roeb
uck
Bay
Cara
van
Park
Page
8 o
f 30
XNBo
unda
ry W
alls,
Fen
cing
&Ga
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Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
108
Item
Cod
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escr
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nit
Qty
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AUD
)Pr
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mit
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prop
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Con
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Roeb
uck
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9 o
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XR R
oads
, Foo
tpat
hs&
Pave
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Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
109
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
5 5R
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sign
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Roeb
uck
Bay
Cara
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Page
10
of 3
0XR
Roa
ds, F
ootp
aths
&Pa
ved
Area
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
110
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0LA
ND
SCAP
ING
AN
D IM
PRO
VEM
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SIO
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MS
0 0Th
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Pro
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clud
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TAL
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DSC
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PRO
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00.0
0
Roeb
uck
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11
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0XL
Lan
dsca
ping
& Im
prov
emen
ts
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
111
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0EX
TER
NAL
SER
VIC
ES0 0
EXTE
RN
AL S
EWER
DR
AIN
AGE
0 0N
otes
0 0N
ote
No.
10 0
This
trad
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the
Aus
tralia
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tand
ard
Met
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of
Mea
sure
men
t of B
uild
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Wor
ks. T
he C
ontra
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sh
all p
rice
the
follo
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g ite
ms
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the
Dra
win
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peci
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atur
e an
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.
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No.
20 0
Con
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ce m
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all o
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0 0N
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No.
30 0
Con
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s no
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and
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f the
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with
all
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lly
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nal i
nsta
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acc
orda
nce
with
the
Spe
cific
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n an
d re
late
d dr
awin
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0 0N
ote
No.
40 0
The
scop
e of
the
wor
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clud
es fo
r sew
er d
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syst
em in
clud
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RA
INA
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0 0P
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0 0In
tren
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fitti
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sup
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ides
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avat
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and
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0 0S
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ticul
atio
n w
ithin
the
site
0 Roeb
uck
Bay
Cara
van
Park
Page
12
of 3
0XD
Sew
er D
rain
age
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
112
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
1XD
150m
m d
ia P
VC
in 1
200m
m d
eep
trenc
hm
011
0.00
0.00
1 2X D
100m
m d
ia P
VC
in 1
200m
m d
eep
trenc
h (p
rovi
sion
al q
ty)
m0
84.0
00.
00
2 3XD
Sew
er m
anho
les
900x
900x
1200
mm
dee
pN
o0
3,53
0.00
0.00
3 5XD
Conn
ectio
n to
cha
lets
and
ens
uite
No
050
0.00
0.00
5 5XD
Conn
ectio
n to
bui
ldin
gsN
o0
750.
000.
005 5
XDCo
nnec
tion
to m
ain
line
Item
05,
000.
000.
005 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5
TOTA
L FO
R E
XTER
NAL
SEW
ER D
RAI
NAG
E0.
00
Roeb
uck
Bay
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13
of 3
0XD
Sew
er D
rain
age
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
113
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0EX
TER
NAL
SER
VIC
ES0 0
EXTE
RN
AL S
TOR
MW
ATER
DR
AIN
AGE
0 0N
otes
0 0N
ote
No.
10 0
This
trad
e ha
s N
OT
been
mea
sure
d in
acc
orda
nce
with
the
Aus
tralia
n S
tand
ard
Met
hod
of
Mea
sure
men
t of B
uild
ing
Wor
ks. T
he C
ontra
ctor
sh
all p
rice
the
follo
win
g ite
ms
with
car
eful
atte
ntio
n to
the
Dra
win
gs a
nd S
peci
ficat
ion
to a
ppre
ciat
e th
e ex
act n
atur
e an
d ex
tent
of t
he W
orks
.
0 0N
ote
No.
20 0
The
scop
e of
the
wor
ks in
clud
es fo
r ove
rland
floo
d st
orm
wat
er d
rain
age
and
ther
efor
e pi
pe ru
ns,
gullie
s, m
anho
les
etc.
will
not b
e re
quire
d.
0 0PR
OVI
SIO
NAL
SU
MS
0 0Th
e fo
llow
ing
Pro
visi
onal
Sum
s sh
all b
e ex
pend
ed
or d
educ
ted
in w
hole
or i
n pa
rt as
dire
cted
by
the
Sup
erin
tend
ent.
0 0A
llow
to in
clud
e th
e fo
llow
ing
Pro
visi
onal
Sum
, to
geth
er w
ith a
ny a
ssoc
iate
d pr
iced
pro
fit a
nd
atte
ndan
ce, i
n th
e Te
nder
Sum
:0 1
XLIn
clud
e th
e P
rovi
sion
al S
um fo
r dis
char
ge in
to
exis
ting
stor
mw
ater
Item
110
,000
.00
10,0
00.0
0
1 1XL
Add
for p
rofit
1 1XL
Add
for a
ttend
ance
Incl
uded
1 1 1 1 1TO
TAL
FOR
EXT
ERN
AL S
TOR
MW
ATER
D
RAI
NAG
E10
,000
.00
Roeb
uck
Bay
Cara
van
Park
Page
14
of 3
0XK
Sto
rmw
ater
Dra
inag
e
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
114
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0IN
TER
NAL
SER
VIC
ES0 0
AIR
CO
ND
ITIO
NIN
G0 0
MEC
HA
NIC
AL IN
STAL
LATI
ON
S0 0
Not
es0 0
Not
e N
o.1
0 0Th
is tr
ade
has
NO
T be
en m
easu
red
in a
ccor
danc
e w
ith th
e Au
stra
lian
Stan
dard
Met
hod
of
Mea
sure
men
t of B
uild
ing
Wor
ks. T
he C
ontra
ctor
sh
all p
rice
the
follo
win
g ite
ms
with
car
eful
atte
ntio
n to
the
Dra
win
gs a
nd S
peci
ficat
ion
to a
ppre
ciat
e th
e ex
act n
atur
e an
d ex
tent
of t
he W
orks
.
0 0N
ote
No.
20 0
Con
tract
or to
allo
w fo
r ful
l com
plia
nce
with
the
Qua
lity
Man
agem
ent r
equi
rem
ents
of t
he
Spec
ifica
tion
0 0N
ote
No.
30 0
Con
tract
or to
allo
w fo
r the
pro
visi
on o
f 'as
bui
lt'
draw
ings
, ope
ratin
g an
d m
aint
enan
ce m
anua
ls a
nd
all o
ther
requ
ired
docu
men
tatio
n. P
rice
to b
e br
oken
dow
n as
follo
win
g ite
ms.
0 0
Not
e N
o.4
0 0C
ontra
ctor
to a
llow
for a
ny it
ems
not l
iste
d be
low
w
hich
are
requ
ired
for t
he s
uppl
y, in
stal
latio
n,
test
ing
and
oper
atio
nal m
aint
enan
ce o
f the
Se
rvic
es to
geth
er w
ith a
ll as
soci
ated
wor
ks, t
o pr
ovid
e a
fully
ope
ratio
nal i
nsta
llatio
n in
acc
orda
nce
with
the
Spec
ifica
tion
and
rela
ted
draw
ings
0 0N
ote
No.
50 0
The
scop
e of
the
wor
ks in
clud
es fo
r eve
ryth
ing
insi
de e
ach
mod
ule
to th
e ris
er c
onne
ctio
n po
int t
o be
incl
uded
in m
odul
ar c
ontra
ctor
cos
t with
rise
rs
and
conn
ectio
n to
eac
h m
odul
e by
ons
ite
cont
ract
or. A
ll te
stin
g an
d co
mm
issi
onin
g by
on
site
co
ntra
ctor
.0 Ro
ebuc
k Ba
y Ca
rava
n Pa
rkPa
ge 1
5 of
30
AC A
ir Co
nditi
onin
g
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
115
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0G
ener
ally
0 1AC
Con
tract
or to
allo
w fo
r the
pro
visi
on o
f 'as
bui
lt'
draw
ings
, ope
ratin
g an
d m
aint
enan
ce m
anua
ls a
nd
all o
ther
requ
ired
docu
men
tatio
n.
Item
1
1 2AC
Allo
w fo
r wor
k to
be
carr
ied
out i
n ac
cord
ance
with
th
e ap
prop
riate
By-
Law
s an
d R
egul
atio
ns: W
ater
C
orpo
ratio
n's
By-L
aws,
Alin
ta G
as A
ssoc
iatio
n In
stal
latio
n C
ode
AG60
1-19
92, B
uild
ing
Cod
e of
Au
stra
lia, t
he N
atio
nal P
lum
bing
and
Dra
inag
e C
ode
AS35
00, t
he re
gula
tions
of t
he L
ocal
Au
thor
ities
and
to th
e sa
tisfa
ctio
n of
the
Proj
ect
Man
ager
Item
1
2 3AC
Allo
w to
obt
ain
the
follo
win
g C
ertif
icat
es/ N
otic
es a
s ap
prop
riate
: W
.C.W
.A 'C
ertif
icat
e of
Com
plet
ion'
, Al
inta
Gas
'Not
ice
of C
ompl
ianc
e' a
nd th
e Fi
re
Brig
ades
' Cer
tific
ate
of O
ccup
ancy
'
Item
1
3 4AC
Allo
w fo
r tes
ting
and
com
mis
sion
ing
of a
ll in
stal
latio
ns to
mod
ular
uni
tsIte
m0
12,5
00.0
00.
00
4 5AC
Allo
w fo
r col
our c
odin
g, s
ervi
ce, i
dent
ifica
tion
and
clea
ning
of a
ll in
stal
latio
nsIte
m1
5 6AC
Allo
w fo
r unc
oilin
g of
cop
per p
ipew
ork
loca
ted
in
roof
voi
d of
a m
odul
ar u
nits
at M
anag
er's
Hou
se
and
3 N
o C
hale
ts a
nd c
onne
ctin
g to
AC
uni
t m
ount
ed o
n th
e w
all;
conn
ect a
nd c
omm
issi
on.
No.
023
1.66
0.00
6 6Bu
ilder
s w
ork
in c
onne
ctio
n w
ith s
ervi
ces
6 7Al
l bui
lder
s w
ork
show
n on
the
Dra
win
gs a
nd/o
r sp
ecifi
ed, e
ither
impl
icitl
y or
exp
licitl
y, a
s re
quire
d by
the
mec
hani
cal i
nsta
llatio
n an
d no
t oth
erw
ise
incl
uded
Item
1In
c
7 7 7TO
TAL
FOR
AIR
CO
ND
ITIO
NIN
G0.
00
Roeb
uck
Bay
Cara
van
Park
Page
16
of 3
0AC
Air
Cond
ition
ing
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
116
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0EX
TER
NAL
SER
VIC
ES0 0 0
EXTE
RN
AL W
ATER
SU
PPLY
0 0N
otes
0 0N
ote
No.
10 0
This
trad
e ha
s N
OT
been
mea
sure
d in
acc
orda
nce
with
the
Aus
tralia
n S
tand
ard
Met
hod
of
Mea
sure
men
t of B
uild
ing
Wor
ks. T
he C
ontra
ctor
sh
all p
rice
the
follo
win
g ite
ms
with
car
eful
atte
ntio
n to
the
Dra
win
gs a
nd S
peci
ficat
ion
to a
ppre
ciat
e th
e ex
act n
atur
e an
d ex
tent
of t
he W
orks
.
0 0N
ote
No.
20 0
Con
tract
or to
allo
w fo
r ful
l com
plia
nce
with
the
Qua
lity
Man
agem
ent r
equi
rem
ents
of t
he
Spe
cific
atio
n0 0
Not
e N
o.3
0 0C
ontra
ctor
to a
llow
for t
he p
rovi
sion
of '
as b
uilt'
dr
awin
gs, o
pera
ting
and
mai
nten
ance
man
uals
an
d al
l oth
er re
quire
d do
cum
enta
tion.
Pric
e to
be
brok
en d
own
as fo
llow
ing
item
s.
0 0N
ote
No.
40 0
Con
tract
or to
allo
w fo
r any
item
s no
t lis
ted
belo
w
whi
ch a
re re
quire
d fo
r the
sup
ply,
inst
alla
tion,
te
stin
g an
d op
erat
iona
l mai
nten
ance
of t
he
Ser
vice
s to
geth
er w
ith a
ll as
soci
ated
wor
ks, t
o pr
ovid
e a
fully
ope
ratio
nal i
nsta
llatio
n in
ac
cord
ance
with
the
Spe
cific
atio
n an
d re
late
d dr
awin
gs
0 0N
ote
No.
50 0
The
scop
e of
the
wor
ks in
clud
es fo
r the
hyd
raul
ic
syst
ems
to b
e in
stal
led
to e
xter
nal s
ervi
ces.
All
test
ing
and
com
mis
sion
ing
by o
n si
te c
ontra
ctor
.
0 0G
ener
ally
0 1XW
Allo
w fo
r pre
parin
g an
d su
bmitt
ing
all n
eces
sary
'a
s-bu
ilt' d
raw
ings
and
dia
gram
s an
d op
erat
ing
man
uals
for e
ach
inst
alla
tion
Item
1
Roeb
uck
Bay
Cara
van
Park
Page
17
of 3
0XW
Wat
er S
uppl
y
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
117
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
1 2XW
Allo
w fo
r co-
ordi
natin
g w
ith a
ll re
leva
nt g
over
nmen
t an
d lo
cal a
utho
rity
havi
ng a
utho
rity
or re
spon
sibi
lity
over
the
wor
ks
Item
1
2 3XW
Allo
w fo
r ser
vice
and
mai
nten
ance
dur
ing
war
rant
y an
d de
fect
s lia
bilit
y pe
riods
Item
1
3 4XW
Allo
w fo
r tes
ting
and
com
mis
sion
ing
all i
nsta
llatio
ns
and
prov
idin
g co
pies
of a
ll te
st c
ertif
icat
esIte
m1
4 4H
YDR
AU
LIC
S4 4
Pip
ewor
k4 4
Gen
eral
ly4 5
XWla
id in
gro
und;
(inc
lusi
ve o
f all
nece
ssar
y ex
cava
tion
and
back
fillin
g)m
1
5 6XW
embe
dded
in c
oncr
ete,
floo
r scr
eeds
and
sim
ilar
item
sIte
m1
6 7XW
fittin
gs; i
nclu
ding
all
bend
s, ju
nctio
ns, i
nspe
ctio
n be
nds,
insp
ectio
n ju
nctio
ns, e
xpan
sion
join
ts,
redu
cers
and
sim
ilar f
ittin
gs
Item
1
7 8XW
spec
ially
des
igne
d br
acke
ts, o
r han
gers
Item
18 9
XWco
nnec
tions
up
to 1
m lo
ng, t
raps
, coc
ks a
nd
sim
ilar i
tem
sIte
m1
9 10XW
spec
ial c
onne
ctio
ns b
etw
een
pipi
ng o
f diff
eren
t m
ater
ials
Item
1
10 11XW
spec
ial c
onne
ctio
ns b
etw
een
pipi
ng a
nd fi
xtur
es,
appl
ianc
es o
r equ
ipm
ent
Item
1
11 12XW
spec
ial j
oint
s in
clud
ing
isol
ated
join
ts d
iffer
ing
from
th
ose
in th
e de
scrip
tion
of th
e pi
ping
Item
1
12 12In
stal
latio
n of
Met
ers
12 12G
ener
ally
12 13XW
80m
m d
ia P
VC
in 1
200m
m d
eep
trenc
hm
019
2.00
0.00
13 14XW
50m
m d
ia P
VC
in 1
200m
m d
eep
trenc
h (p
rovi
sion
al q
ty)
m50
111.
005,
550.
00
14 15XW
Conn
ectio
n to
cha
lets
and
ens
uite
No
037
5.00
0.00
Roeb
uck
Bay
Cara
van
Park
Page
18
of 3
0XW
Wat
er S
uppl
y
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
118
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
15 16XW
Conn
ectio
n to
safa
ri te
nts s
iteNo
5750.00
3,750.00
16 17XW
Conn
ectio
n to
mai
n lin
e Item
03,750.00
0.00
17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17 17TO
TAL
FOR
EXT
ERN
AL W
ATER
SU
PPLY
9,30
0.00
Roeb
uck
Bay
Cara
van
Park
Page
19
of 3
0XW
Wat
er S
uppl
y
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
119
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0EX
TER
NAL
SER
VIC
ES0 0
EXTE
RN
AL F
IRE
SER
VIC
ES0 0
Not
es0 0
Not
e N
o.1
0 0Th
is tr
ade
has
NO
T be
en m
easu
red
in a
ccor
danc
e w
ith th
e Au
stra
lian
Stan
dard
Met
hod
of
Mea
sure
men
t of B
uild
ing
Wor
ks. T
he C
ontra
ctor
sh
all p
rice
the
follo
win
g ite
ms
with
car
eful
atte
ntio
n to
the
Dra
win
gs a
nd S
peci
ficat
ion
to a
ppre
ciat
e th
e ex
act n
atur
e an
d ex
tent
of t
he W
orks
.
0 0N
ote
No.
20 0
Con
tract
or to
allo
w fo
r ful
l com
plia
nce
with
the
Qua
lity
Man
agem
ent r
equi
rem
ents
of t
he
Spec
ifica
tion
0 0N
ote
No.
50 0
Con
tract
or to
allo
w fo
r the
pro
visi
on o
f 'as
bui
lt'
draw
ings
, ope
ratin
g an
d m
aint
enan
ce m
anua
ls a
nd
all o
ther
requ
ired
docu
men
tatio
n. P
rice
to b
e br
oken
dow
n as
follo
win
g ite
ms.
0 0
Not
e N
o.3
0 0C
ontra
ctor
to a
llow
for t
he s
uppl
y, in
stal
latio
n,
test
ing
and
oper
atio
nal m
aint
enan
ce o
f the
Se
rvic
es to
geth
er w
ith a
ll as
soci
ated
wor
ks, t
o co
ver t
he w
hole
as
per S
peci
ficat
ion
and
rela
ted
draw
ings
0 0
Not
e N
o.4
0 0Th
e sc
ope
of th
e w
orks
incl
udes
for t
he h
ydra
ulic
sy
stem
s to
be
inst
alle
d to
ext
erna
l ser
vice
s. A
ll te
stin
g an
d co
mm
issi
onin
g by
on
site
con
tract
or.
0 0G
ener
ally
0 1X
FAl
low
for p
repa
ring
and
subm
ittin
g al
l nec
essa
ry 'a
s-bu
ilt' d
raw
ings
and
dia
gram
s an
d op
erat
ing
man
uals
for e
ach
inst
alla
tion
Item
1
1 Roeb
uck
Bay
Cara
van
Park
Page
20
of 3
0XF
Fire
Pro
tect
ion
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
120
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
2X
FAl
low
for p
rovi
ding
ser
vici
ng a
nd m
aint
enan
ce
man
uals
Item
1
2 3X
FAl
low
for a
ll ge
nera
l atte
ndan
ce in
con
nect
ion
with
th
e fir
e pr
otec
tion
inst
alla
tion
Item
1
3 4X
FAl
low
for c
o-or
dina
ting
with
all
rele
vant
gov
ernm
ent
and
loca
l aut
horit
y ha
ving
aut
horit
y or
resp
onsi
bilit
y ov
er th
e w
orks
Item
1
4 5X
FAl
low
for s
ervi
ce a
nd m
aint
enan
ce d
urin
g w
arra
nty
and
defe
cts
liabi
lity
perio
dsIte
m1
5 6X
FAl
low
for t
estin
g an
d co
mm
issi
onin
g al
l ins
talla
tions
an
d pr
ovid
ing
copi
es o
f all
test
cer
tific
ates
Item
1
6 6H
YDR
AU
LIC
S6 6
Pipe
wor
k; n
ew fi
re m
ains
and
all
acce
ssor
ies
and
asso
ciat
ed e
quip
men
t; al
l as
per A
ustra
lian
Stan
dard
s an
d as
det
aile
d 6 6
Gen
eral
ly6 7
XF
laid
in g
roun
d ( i
nclu
ding
all
nece
ssar
y ex
cava
tion
and
back
fillin
g )
m1
7 7C
onne
ctio
n to
mai
ns7 7
Gen
eral
ly7 8
XF
Loca
te a
nd c
onne
ct n
ew fi
re s
ervi
ce fi
re ta
nk fi
ll lin
e to
exi
stin
g fir
e se
rvic
e su
pply
line
as
spec
ifica
tion
and
draw
ings
Item
1
8 8In
stal
latio
n of
Met
ers
8 8G
ener
ally
8 9X
FIn
stal
latio
n of
met
ers
as s
peci
ficat
ion
and
draw
ings
Item
1
9 9C
ocks
, Val
ves,
Etc
.9 9
Gen
eral
ly9 10
XF
valv
esIte
m1
10 11X
Fsi
mila
r ite
ms
to a
bove
Item
1
Roeb
uck
Bay
Cara
van
Park
Page
21
of 3
0XF
Fire
Pro
tect
ion
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
121
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
11 11Pi
ts/ t
renc
hes
11 11G
ener
ally
11 12X
FH
ose
reel
- 19m
m d
ia 3
6m lo
ngN
o1
1,27
5.00
1,27
5.00
12 13X
FH
ydra
nt p
oint
sN
o1
1,63
5.00
1,63
5.00
13 13 13Fi
re P
ump
and
Wat
er s
tora
ge T
anks
13 13Ta
nks
13 14X
FSu
pply
and
inst
all n
ew fi
re ta
nks
(2 N
o) a
nd a
ll ac
cess
orie
s an
d as
soci
ated
equ
ipm
ent;
all a
s pe
r Au
stra
lian
Stan
dard
s an
d as
det
aile
d
No
1
14 15X
FSu
pply
and
inst
all p
ump
pack
age
incl
udin
g pu
mps
ets
and
all a
cces
sorie
s an
d as
soci
ated
eq
uipm
ent;
all a
s pe
r Aus
tralia
n St
anda
rds
and
as
deta
iled
Item
1
15 16X
FSu
pply
and
inst
all n
ew F
ire B
rigad
e Bo
oste
r co
mpl
ete
with
lock
able
cab
inet
and
all
acce
ssor
ies
and
asso
ciat
ed e
quip
men
t; al
l as
per A
ustra
lian
Stan
dard
s an
d as
det
aile
d
Item
1
16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16TO
TAL
FOR
EXT
ERN
AL F
IRE
PRO
TEC
TIO
N2,
910.
00
Roeb
uck
Bay
Cara
van
Park
Page
22
of 3
0XF
Fire
Pro
tect
ion
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
122
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0EX
TER
NAL
SER
VIC
ES0 0
EXTE
RN
AL E
LEC
TRIC
LIG
HT
AND
PO
WER
0 0N
otes
0 0N
ote
No.
10 0
This
trad
e ha
s N
OT
been
mea
sure
d in
acc
orda
nce
with
the
Aust
ralia
n St
anda
rd M
etho
d of
M
easu
rem
ent o
f Bui
ldin
g W
orks
. The
Con
tract
or
shal
l pric
e th
e fo
llow
ing
item
s w
ith c
aref
ul a
ttent
ion
to th
e D
raw
ings
and
Spe
cific
atio
n to
app
reci
ate
the
exac
t nat
ure
and
exte
nt o
f the
Wor
ks.
0 0N
ote
No.
20 0
Con
tract
or to
allo
w fo
r ful
l com
plia
nce
with
the
Qua
lity
Man
agem
ent r
equi
rem
ents
of t
he
Spec
ifica
tion
0 0N
ote
No.
30 0
Con
tract
or to
allo
w fo
r the
pro
visi
on o
f 'as
bui
lt'
draw
ings
, ope
ratin
g an
d m
aint
enan
ce m
anua
ls a
nd
all o
ther
requ
ired
docu
men
tatio
n. P
rice
to b
e br
oken
dow
n as
follo
win
g ite
ms.
0 0
Not
e N
o.4
0 0C
ontra
ctor
to a
llow
for t
he s
uppl
y, in
stal
latio
n,
test
ing
and
oper
atio
nal m
aint
enan
ce o
f the
Se
rvic
es to
geth
er w
ith a
ll as
soci
ated
wor
ks, t
o co
ver t
he w
hole
as
per S
peci
ficat
ion
and
rela
ted
draw
ings
0 0
Not
e N
o.5
0 0Th
e sc
ope
of th
e w
orks
incl
udes
for t
he li
ght a
nd
pow
er to
be
inst
alle
d to
ext
erna
l are
as. A
ll te
stin
g an
d co
mm
issi
onin
g by
on
site
con
tract
or.
0 0G
ener
ally
0 1X
EAl
low
for p
repa
ring
and
subm
ittin
g al
l nec
essa
ry 'a
s-bu
ilt' d
raw
ings
and
dia
gram
s an
d op
erat
ing
man
uals
for e
ach
inst
alla
tion
Item
1
1 Roeb
uck
Bay
Cara
van
Park
Page
23
of 3
0XE
Ele
ctric
Lig
ht a
nd P
ower
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
123
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
2X
EAl
low
for p
rovi
ding
ser
vici
ng a
nd m
aint
enan
ce
man
uals
Item
1
2 3X
EAl
low
for s
ervi
ce a
nd m
aint
enan
ce d
urin
g w
arra
nty
and
defe
cts
liabi
lity
perio
dsIte
m1
3 4X
EAl
low
for t
estin
g an
d co
mm
issi
onin
g al
l ins
talla
tions
an
d pr
ovid
ing
copi
es o
f all
test
cer
tific
ates
Item
1
4 4EL
ECTR
ICAL
INST
ALLA
TIO
NS
4 4M
ains
Con
nect
ion
4 4G
ener
ally
4 5X
Eun
derg
roun
dIte
m1
5 5G
ener
ator
s, M
ajor
Equ
ipm
ent
5 5G
ener
ally
5 6X
Ege
nera
tors
; 185
kVA
back
up g
ener
ator
Item
16 7
XE
mot
ors
Item
17 8
XE
trans
form
ers
Item
18 9
XE
sim
ilar i
tem
sIte
m1
9 9Sw
itchg
ear
9 9G
ener
ally
9 10X
Esw
itchg
ear i
nclu
ding
fixi
ng, s
uppo
rts, c
onne
ctio
n to
m
ains
, met
erin
g an
d al
l spa
re c
apac
ity re
quire
dIte
m1
10 10C
ondu
its10 10
Gen
eral
ly10 11
XE
fixed
to b
uild
ing
face
sIte
m1
11 12X
Esp
ecia
l box
esIte
m1
12 13X
Ela
id in
tren
chIte
m1
13 Roeb
uck
Bay
Cara
van
Park
Page
24
of 3
0XE
Ele
ctric
Lig
ht a
nd P
ower
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
124
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
14X
Efit
tings
Item
114 14
Iden
tific
atio
n14 14
Gen
eral
ly14 15
XE
mar
king
con
duits
, cab
les,
equ
ipm
ent,
switc
hes
and
sim
ilar i
tem
s w
ith c
olou
r ban
ds, t
ags,
pla
tes,
ba
dges
and
the
like
Item
1
15 16X
Eca
ble
rout
e m
arke
rsIte
m1
16 16Pi
ts/ t
renc
hing
16 16G
ener
ally
16 17X
Epi
ts -
allo
wed
435
x435
x530
mm
dee
p co
ncre
te p
it fo
r eac
h bu
ildin
gN
o3
1,02
0.00
3,06
0.00
17 18X
Etre
nche
sm
018 19
XE
Build
ers
wor
k in
con
nect
ion
with
ser
vice
site
m1
19 20X
EAl
low
for a
ll bu
ilder
's w
ork
in c
onne
ctio
n in
clud
ing
but n
ot li
mite
d to
:Ite
m1
20 21X
E2
hour
fire
rate
d en
clos
ure
to s
ubst
atio
nIte
m1
21 21X
EC
arav
an S
ites
21 22X
ED
ual p
ower
hea
d fo
r car
avan
site
sN
o2
1,21
2.00
2,42
4.00
22 23X
E4w
ay p
ower
hea
d fo
r car
avan
site
sN
o1
1,80
9.00
1,80
9.00
23 23B
uild
ings
23 24X
EC
onne
ctio
n to
Saf
ari T
ents
No
01,
875.
000.
0024 25
XE
Mai
n sw
itchb
ard
allo
wan
ce -
med
ium
bui
ldin
gsN
o0
4,50
0.00
0.00
25 25 25PR
OVI
SIO
NAL
SU
MS
25 25Th
e fo
llow
ing
Prov
isio
nal S
ums
shal
l be
expe
nded
or
ded
ucte
d in
who
le o
r in
part
as d
irect
ed b
y th
e Su
perin
tend
ent.
25 Roeb
uck
Bay
Cara
van
Park
Page
25
of 3
0XE
Ele
ctric
Lig
ht a
nd P
ower
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
125
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
26X
EIn
clud
e th
e Pr
ovis
iona
l Sum
for
Pow
er/ T
elst
ra
retic
ulat
ion
Item
15,
000.
005,
000.
00
26 27X
EAd
d fo
r pro
fitIte
m27 28
XE
Add
for a
ttend
ance
Item
Incl
uded
28 28TO
TAL
FOR
EXT
ERN
AL E
LEC
TRIC
LIG
HT
AND
PO
WER
12,2
93.0
0
Roeb
uck
Bay
Cara
van
Park
Page
26
of 3
0XE
Ele
ctric
Lig
ht a
nd P
ower
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
126
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0EX
TER
NAL
SER
VIC
ES0 0 0
EXTE
RN
AL C
OM
MU
NIC
ATIO
NS
0 0N
otes
0 0N
ote
No.
10 0
This
trad
e ha
s N
OT
been
mea
sure
d in
acc
orda
nce
with
the
Aust
ralia
n St
anda
rd M
etho
d of
M
easu
rem
ent o
f Bui
ldin
g W
orks
. The
Con
tract
or
shal
l pric
e th
e fo
llow
ing
item
s w
ith c
aref
ul a
ttent
ion
to th
e D
raw
ings
and
Spe
cific
atio
n to
app
reci
ate
the
exac
t nat
ure
and
exte
nt o
f the
Wor
ks.
0 0N
ote
No.
20 0
Con
tract
or to
allo
w fo
r ful
l com
plia
nce
with
the
Qua
lity
Man
agem
ent r
equi
rem
ents
of t
he
Spec
ifica
tion
0 0N
ote
No.
30 0
Con
tract
or to
allo
w fo
r the
pro
visi
on o
f 'as
bui
lt'
draw
ings
, ope
ratin
g an
d m
aint
enan
ce m
anua
ls a
nd
all o
ther
requ
ired
docu
men
tatio
n. P
rice
to b
e br
oken
dow
n as
follo
win
g ite
ms.
0 0
Not
e N
o.4
0 0C
ontra
ctor
to a
llow
for t
he s
uppl
y, in
stal
latio
n,
test
ing
and
oper
atio
nal m
aint
enan
ce o
f the
Se
rvic
es to
geth
er w
ith a
ll as
soci
ated
wor
ks, t
o co
ver t
he w
hole
as
per S
peci
ficat
ion
and
rela
ted
draw
ings
0 0
Not
e N
o.5
0 0Th
e sc
ope
of th
e w
orks
incl
udes
for t
he e
xter
nal
com
mun
icat
ions
to b
e in
stal
led
to e
xter
nal a
reas
. Al
l tes
ting
and
com
mis
sion
ing
by o
n si
te c
ontra
ctor
.
0 0G
ener
ally
0 1X
CAl
low
for p
repa
ring
and
subm
ittin
g al
l nec
essa
ry 'a
s-bu
ilt' d
raw
ings
and
dia
gram
s an
d op
erat
ing
man
uals
for e
ach
inst
alla
tion
Item
1
Roeb
uck
Bay
Cara
van
Park
Page
27
of 3
0XC
Com
mun
icat
ions
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
127
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
1 2X
CAl
low
for p
rovi
ding
ser
vici
ng a
nd m
aint
enan
ce
man
uals
Item
1
2 3X
CAl
low
to p
rote
ct th
e en
tire
inst
alla
tion
durin
g co
nstru
ctio
n in
clud
ing
rem
ovin
g pr
otec
tion
mat
eria
ls u
pon
com
plet
ion
and
mak
ing
good
as
requ
ired
Item
1
3 4X
CAl
low
for s
ervi
ce a
nd m
aint
enan
ce d
urin
g w
arra
nty
and
defe
cts
liabi
lity
perio
dsIte
m1
4 5X
CAl
low
for t
estin
g an
d co
mm
issi
onin
g al
l ins
talla
tions
an
d pr
ovid
ing
copi
es o
f all
test
cer
tific
ates
Item
1
5 5EL
ECTR
ICAL
INST
ALLA
TIO
NS
5 5M
ains
Con
nect
ion
5 5G
ener
ally
5 6X
Cun
derg
roun
dIte
m1
6 6C
able
Car
riers
6 6C
ondu
its6 6
Gen
eral
ly6 7
XC
fixed
to b
uild
ing
face
sIte
m1
7 8X
Csp
ecia
l box
esIte
m1
8 9X
Cla
id in
tren
chIte
m1
9 10X
Cfit
tings
Item
110 10
Iden
tific
atio
n10 10
Gen
eral
ly10 11
XC
mar
king
con
duits
, cab
les,
equ
ipm
ent,
switc
hes
and
sim
ilar i
tem
s w
ith c
olou
r ban
ds, t
ags,
pla
tes,
ba
dges
and
the
like
Item
1
11 11Pi
ts/ t
renc
hes
11 11G
ener
ally
Roeb
uck
Bay
Cara
van
Park
Page
28
of 3
0XC
Com
mun
icat
ions
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
128
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
11 12X
Cpi
tsN
o0
12 13X
Ctre
nche
s (in
clud
ed in
ext
erna
l pow
er a
nd li
ght)
m0
13 13W
ork
Cov
ered
By
Oth
er S
ectio
ns in
Con
nect
ion
With
Ele
ctric
al In
stal
latio
ns13 13
Gen
eral
ly13 14
XC
Wor
k C
over
ed B
y O
ther
Sec
tions
in C
onne
ctio
n W
ith E
lect
rical
Inst
alla
tions
Item
05,
000.
000.
00
TOTA
L FO
R E
XTER
NAL
CO
MM
UN
ICAT
ION
S0.
00
Roeb
uck
Bay
Cara
van
Park
Page
29
of 3
0XC
Com
mun
icat
ions
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
129
14.4
X4.2
Tra
nspo
rtab
le b
uild
ing
(60.
48m
2)
Foot
ing
cost
Prec
ast C
oncr
ete
foot
ings
8
No.
587.
2546
98Fi
det
ails
8N
o.18
0.9
1447
.2Co
ncre
te sl
ab to
ver
anda
h3
m3
1500
4752
1089
7.2
180.
1786
m2
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
130
MG
A14
001
Tick
one
box
Indi
cativ
e co
st (I
nitia
lisat
ion
Stag
e)C
ost P
lan
Dat
e26
-Feb
-14
Adju
sted
Indi
cativ
e co
st (C
once
pt D
esig
n)Pr
elim
inar
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Cara
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1 o
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Prin
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Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
131
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2 o
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Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
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3 o
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Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
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Bay
Cara
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Page
4 o
f 31
SB S
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Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
134
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5 o
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Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
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6 o
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8 o
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Misc
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Page
9 o
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tes
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
139
Item
Cod
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escr
iptio
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nit
Qty
Rat
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AUD
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ice
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0R
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onl
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he te
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con
firm
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s an
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quire
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Con
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n se
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ts a
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s3 4
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Flus
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rb (F
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to ro
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m10
28.0
079
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82,1
26.9
24 4
Line
mar
king
4 4
Appl
y no
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ally
70
mm
wid
e lin
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arki
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r car
pa
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nom
inat
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aint
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ssum
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7 ca
r bay
s x
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)
4 5X
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ne m
arki
ng a
llow
ance
Item
12,
000.
002,
000.
00
Roeb
uck
Bay
Cara
van
Park
Page
10
of 3
1XR
Roa
ds, F
ootp
aths
&Pa
ved
Area
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
140
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
5 5R
oad
sign
s5 5
Roa
d si
gn to
AS
1742
com
pris
ing
5mm
alu
min
ium
pl
ate
sign
, 55
dia
galv
anis
ed s
teel
pos
t and
600
x
600
x 60
0mm
con
cret
e fo
unda
tion
incl
udin
g ex
cava
tion
and
all s
undr
ies
5 6X
RSi
gnag
e al
low
ance
Item
11,
000.
001,
000.
006 6
####
TOTA
L FO
R R
OAD
S, F
OO
TPAT
HS
AND
PAV
ED
AREA
S19
1,63
1.42
Roeb
uck
Bay
Cara
van
Park
Page
11
of 3
1XR
Roa
ds, F
ootp
aths
&Pa
ved
Area
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
141
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0LA
ND
SCAP
ING
AN
D IM
PRO
VEM
ENTS
0 0PR
OVI
SIO
NAL
SU
MS
0 0Th
e fo
llow
ing
Pro
visi
onal
Sum
s sh
all b
e ex
pend
ed
or d
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ted
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hole
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n pa
rt as
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by
the
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erin
tend
ent.
0 0A
llow
to in
clud
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llow
ing
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visi
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, to
geth
er w
ith a
ny a
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iate
d pr
iced
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fit a
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ce, i
n th
e Te
nder
Sum
:0 1
XLIn
clud
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rovi
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al S
um fo
r Lan
dsca
ping
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prov
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tsIte
m1
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1 1XL
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the
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visi
onal
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for S
igna
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m0
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0.00
0.00
2 2XL
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rofit
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for a
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2 2 2 2 2 2TO
TAL
FOR
LAN
DSC
APIN
G A
ND
IM
PRO
VEM
ENTS
40,0
00.0
0
Roeb
uck
Bay
Cara
van
Park
Page
12
of 3
1XL
Lan
dsca
ping
& Im
prov
emen
ts
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
142
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0EX
TER
NAL
SER
VIC
ES0 0
EXTE
RN
AL S
EWER
DR
AIN
AGE
0 0N
otes
0 0N
ote
No.
10 0
This
trad
e ha
s N
OT
been
mea
sure
d in
acc
orda
nce
with
the
Aus
tralia
n S
tand
ard
Met
hod
of
Mea
sure
men
t of B
uild
ing
Wor
ks. T
he C
ontra
ctor
sh
all p
rice
the
follo
win
g ite
ms
with
car
eful
atte
ntio
n to
the
Dra
win
gs a
nd S
peci
ficat
ion
to a
ppre
ciat
e th
e ex
act n
atur
e an
d ex
tent
of t
he W
orks
.
0 0N
ote
No.
20 0
Con
tract
or to
allo
w fo
r the
pro
visi
on o
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lt'
draw
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, ope
ratin
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d m
aint
enan
ce m
anua
ls a
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all o
ther
requ
ired
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men
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n. P
rice
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e br
oken
do
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as fo
llow
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item
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0 0N
ote
No.
30 0
Con
tract
or to
allo
w fo
r any
item
s no
t lis
ted
belo
w
whi
ch a
re re
quire
d fo
r the
sup
ply,
inst
alla
tion,
test
ing
and
oper
atio
nal m
aint
enan
ce o
f the
sew
er s
yste
m
toge
ther
with
all
asso
ciat
ed w
orks
, to
prov
ide
a fu
lly
oper
atio
nal i
nsta
llatio
n in
acc
orda
nce
with
the
Spe
cific
atio
n an
d re
late
d dr
awin
gs
0 0N
ote
No.
40 0
The
scop
e of
the
wor
ks in
clud
es fo
r sew
er d
rain
age
syst
em in
clud
ing
pipe
runs
, man
hole
s, in
terc
epto
r et
c.
0 0D
RA
INA
GE
0 0P
ipew
ork
0 0In
tren
ch; u
PV
C p
ipe,
fitti
ngs
and
join
ting;
laid
to
falls
in tr
ench
incl
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cava
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sup
porti
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ides
of
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avat
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ith s
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and
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ater
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ewer
retic
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in th
e si
te0 Ro
ebuc
k Ba
y Ca
rava
n Pa
rkPa
ge 1
3 of
31
XD S
ewer
Dra
inag
e
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
143
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
1XD
150m
m d
ia P
VC
in 1
200m
m d
eep
trenc
hm
016
5.00
0.00
1 2X D
100m
m d
ia P
VC
in 1
200m
m d
eep
trenc
h (p
rovi
sion
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ty)
m15
126.
001,
890.
00
2 3XD
Sew
er m
anho
les
900x
900x
1200
mm
dee
pN
o3
5,29
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15,8
85.0
03 4
XDCo
nnec
tion
to C
abin
sN
o3
750.
002,
250.
004 5
XDCo
nnec
tion
to m
ain
line
Item
06,
000.
000.
005 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5
TOTA
L FO
R E
XTER
NAL
SEW
ER D
RAI
NAG
E20
,025
.00
Roeb
uck
Bay
Cara
van
Park
Page
14
of 3
1XD
Sew
er D
rain
age
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
144
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0EX
TER
NAL
SER
VIC
ES0 0
EXTE
RN
AL S
TOR
MW
ATER
DR
AIN
AGE
0 0N
otes
0 0N
ote
No.
10 0
This
trad
e ha
s N
OT
been
mea
sure
d in
acc
orda
nce
with
the
Aus
tralia
n S
tand
ard
Met
hod
of
Mea
sure
men
t of B
uild
ing
Wor
ks. T
he C
ontra
ctor
sh
all p
rice
the
follo
win
g ite
ms
with
car
eful
atte
ntio
n to
the
Dra
win
gs a
nd S
peci
ficat
ion
to a
ppre
ciat
e th
e ex
act n
atur
e an
d ex
tent
of t
he W
orks
.
0 0N
ote
No.
20 0
The
scop
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the
wor
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r ove
rland
floo
d st
orm
wat
er d
rain
age
and
ther
efor
e pi
pe ru
ns,
gullie
s, m
anho
les
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will
not b
e re
quire
d.
0 0PR
OVI
SIO
NAL
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MS
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llow
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visi
onal
Sum
s sh
all b
e ex
pend
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n pa
rt as
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erin
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llow
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clud
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llow
ing
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visi
onal
Sum
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er w
ith a
ny a
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iate
d pr
iced
pro
fit a
nd
atte
ndan
ce, i
n th
e Te
nder
Sum
:0 1
XLIn
clud
e th
e P
rovi
sion
al S
um fo
r dis
char
ge in
to
exis
ting
stor
mw
ater
Item
120
,000
.00
20,0
00.0
0
1 1XL
Add
for p
rofit
1 1XL
Add
for a
ttend
ance
Incl
uded
1 1 1 1 1TO
TAL
FOR
EXT
ERN
AL S
TOR
MW
ATER
D
RAI
NAG
E20
,000
.00
Roeb
uck
Bay
Cara
van
Park
Page
15
of 3
1XK
Sto
rmw
ater
Dra
inag
e
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
145
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0IN
TER
NAL
SER
VIC
ES0 0
AIR
CO
ND
ITIO
NIN
G0 0
MEC
HA
NIC
AL IN
STAL
LATI
ON
S0 0
Not
es0 0
Not
e N
o.1
0 0Th
is tr
ade
has
NO
T be
en m
easu
red
in a
ccor
danc
e w
ith th
e Au
stra
lian
Stan
dard
Met
hod
of
Mea
sure
men
t of B
uild
ing
Wor
ks. T
he C
ontra
ctor
sh
all p
rice
the
follo
win
g ite
ms
with
car
eful
atte
ntio
n to
the
Dra
win
gs a
nd S
peci
ficat
ion
to a
ppre
ciat
e th
e ex
act n
atur
e an
d ex
tent
of t
he W
orks
.
0 0N
ote
No.
20 0
Con
tract
or to
allo
w fo
r ful
l com
plia
nce
with
the
Qua
lity
Man
agem
ent r
equi
rem
ents
of t
he
Spec
ifica
tion
0 0N
ote
No.
30 0
Con
tract
or to
allo
w fo
r the
pro
visi
on o
f 'as
bui
lt'
draw
ings
, ope
ratin
g an
d m
aint
enan
ce m
anua
ls a
nd
all o
ther
requ
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men
tatio
n. P
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0 0
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ontra
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to a
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for a
ny it
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not l
iste
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low
w
hich
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ired
for t
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uppl
y, in
stal
latio
n,
test
ing
and
oper
atio
nal m
aint
enan
ce o
f the
Se
rvic
es to
geth
er w
ith a
ll as
soci
ated
wor
ks, t
o pr
ovid
e a
fully
ope
ratio
nal i
nsta
llatio
n in
acc
orda
nce
with
the
Spec
ifica
tion
and
rela
ted
draw
ings
0 0N
ote
No.
50 0
The
scop
e of
the
wor
ks in
clud
es fo
r eve
ryth
ing
insi
de e
ach
mod
ule
to th
e ris
er c
onne
ctio
n po
int t
o be
incl
uded
in m
odul
ar c
ontra
ctor
cos
t with
rise
rs
and
conn
ectio
n to
eac
h m
odul
e by
ons
ite
cont
ract
or. A
ll te
stin
g an
d co
mm
issi
onin
g by
on
site
co
ntra
ctor
.0 Ro
ebuc
k Ba
y Ca
rava
n Pa
rkPa
ge 1
6 of
31
AC A
ir Co
nditi
onin
g
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
146
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0G
ener
ally
0 1AC
Con
tract
or to
allo
w fo
r the
pro
visi
on o
f 'as
bui
lt'
draw
ings
, ope
ratin
g an
d m
aint
enan
ce m
anua
ls a
nd
all o
ther
requ
ired
docu
men
tatio
n.
Item
1
1 2AC
Allo
w fo
r wor
k to
be
carr
ied
out i
n ac
cord
ance
with
th
e ap
prop
riate
By-
Law
s an
d R
egul
atio
ns: W
ater
C
orpo
ratio
n's
By-L
aws,
Alin
ta G
as A
ssoc
iatio
n In
stal
latio
n C
ode
AG60
1-19
92, B
uild
ing
Cod
e of
Au
stra
lia, t
he N
atio
nal P
lum
bing
and
Dra
inag
e C
ode
AS35
00, t
he re
gula
tions
of t
he L
ocal
Au
thor
ities
and
to th
e sa
tisfa
ctio
n of
the
Proj
ect
Man
ager
Item
1
2 3AC
Allo
w to
obt
ain
the
follo
win
g C
ertif
icat
es/ N
otic
es a
s ap
prop
riate
: W
.C.W
.A 'C
ertif
icat
e of
Com
plet
ion'
, Al
inta
Gas
'Not
ice
of C
ompl
ianc
e' a
nd th
e Fi
re
Brig
ades
' Cer
tific
ate
of O
ccup
ancy
'
Item
1
3 4AC
Allo
w fo
r tes
ting
and
com
mis
sion
ing
of a
ll in
stal
latio
ns to
mod
ular
uni
tsIte
m0
12,5
00.0
00.
00
4 5AC
Allo
w fo
r col
our c
odin
g, s
ervi
ce, i
dent
ifica
tion
and
clea
ning
of a
ll in
stal
latio
nsIte
m1
5 6AC
Allo
w fo
r unc
oilin
g of
cop
per p
ipew
ork
loca
ted
in
roof
voi
d of
a m
odul
ar u
nits
at M
anag
er's
Hou
se
and
3 C
abin
s an
d co
nnec
ting
to A
C u
nit m
ount
ed
on th
e w
all;
conn
ect a
nd c
omm
issi
on.
No.
434
7.49
1,38
9.96
6 6Bu
ilder
s w
ork
in c
onne
ctio
n w
ith s
ervi
ces
6 7Al
l bui
lder
s w
ork
show
n on
the
Dra
win
gs a
nd/o
r sp
ecifi
ed, e
ither
impl
icitl
y or
exp
licitl
y, a
s re
quire
d by
the
mec
hani
cal i
nsta
llatio
n an
d no
t oth
erw
ise
incl
uded
Item
1In
c
7 7 7TO
TAL
FOR
AIR
CO
ND
ITIO
NIN
G1,
389.
96
Roeb
uck
Bay
Cara
van
Park
Page
17
of 3
1AC
Air
Cond
ition
ing
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
147
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0EX
TER
NAL
SER
VIC
ES0 0 0
EXTE
RN
AL W
ATER
SU
PPLY
0 0N
otes
0 0N
ote
No.
10 0
This
trad
e ha
s N
OT
been
mea
sure
d in
acc
orda
nce
with
the
Aus
tralia
n S
tand
ard
Met
hod
of
Mea
sure
men
t of B
uild
ing
Wor
ks. T
he C
ontra
ctor
sh
all p
rice
the
follo
win
g ite
ms
with
car
eful
atte
ntio
n to
the
Dra
win
gs a
nd S
peci
ficat
ion
to a
ppre
ciat
e th
e ex
act n
atur
e an
d ex
tent
of t
he W
orks
.
0 0N
ote
No.
20 0
Con
tract
or to
allo
w fo
r ful
l com
plia
nce
with
the
Qua
lity
Man
agem
ent r
equi
rem
ents
of t
he
Spe
cific
atio
n0 0
Not
e N
o.3
0 0C
ontra
ctor
to a
llow
for t
he p
rovi
sion
of '
as b
uilt'
dr
awin
gs, o
pera
ting
and
mai
nten
ance
man
uals
an
d al
l oth
er re
quire
d do
cum
enta
tion.
Pric
e to
be
brok
en d
own
as fo
llow
ing
item
s.
0 0N
ote
No.
40 0
Con
tract
or to
allo
w fo
r any
item
s no
t lis
ted
belo
w
whi
ch a
re re
quire
d fo
r the
sup
ply,
inst
alla
tion,
te
stin
g an
d op
erat
iona
l mai
nten
ance
of t
he
Ser
vice
s to
geth
er w
ith a
ll as
soci
ated
wor
ks, t
o pr
ovid
e a
fully
ope
ratio
nal i
nsta
llatio
n in
ac
cord
ance
with
the
Spe
cific
atio
n an
d re
late
d dr
awin
gs
0 0N
ote
No.
50 0
The
scop
e of
the
wor
ks in
clud
es fo
r the
hyd
raul
ic
syst
ems
to b
e in
stal
led
to e
xter
nal s
ervi
ces.
All
test
ing
and
com
mis
sion
ing
by o
n si
te c
ontra
ctor
.
0 0G
ener
ally
0 1XW
Allo
w fo
r pre
parin
g an
d su
bmitt
ing
all n
eces
sary
'a
s-bu
ilt' d
raw
ings
and
dia
gram
s an
d op
erat
ing
man
uals
for e
ach
inst
alla
tion
Item
1
Roeb
uck
Bay
Cara
van
Park
Page
18
of 3
1XW
Wat
er S
uppl
y
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
148
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
1 2XW
Allo
w fo
r co-
ordi
natin
g w
ith a
ll re
leva
nt g
over
nmen
t an
d lo
cal a
utho
rity
havi
ng a
utho
rity
or re
spon
sibi
lity
over
the
wor
ks
Item
1
2 3XW
Allo
w fo
r ser
vice
and
mai
nten
ance
dur
ing
war
rant
y an
d de
fect
s lia
bilit
y pe
riods
Item
1
3 4XW
Allo
w fo
r tes
ting
and
com
mis
sion
ing
all i
nsta
llatio
ns
and
prov
idin
g co
pies
of a
ll te
st c
ertif
icat
esIte
m1
4 4H
YDR
AU
LIC
S4 4
Pip
ewor
k4 4
Gen
eral
ly4 5
XWla
id in
gro
und;
(inc
lusi
ve o
f all
nece
ssar
y ex
cava
tion
and
back
fillin
g)m
1
5 6XW
embe
dded
in c
oncr
ete,
floo
r scr
eeds
and
sim
ilar
item
sIte
m1
6 7XW
fittin
gs; i
nclu
ding
all
bend
s, ju
nctio
ns, i
nspe
ctio
n be
nds,
insp
ectio
n ju
nctio
ns, e
xpan
sion
join
ts,
redu
cers
and
sim
ilar f
ittin
gs
Item
1
7 8XW
spec
ially
des
igne
d br
acke
ts, o
r han
gers
Item
18 9
XWco
nnec
tions
up
to 1
m lo
ng, t
raps
, coc
ks a
nd
sim
ilar i
tem
sIte
m1
9 10XW
spec
ial c
onne
ctio
ns b
etw
een
pipi
ng o
f diff
eren
t m
ater
ials
Item
1
10 11XW
spec
ial c
onne
ctio
ns b
etw
een
pipi
ng a
nd fi
xtur
es,
appl
ianc
es o
r equ
ipm
ent
Item
1
11 12XW
spec
ial j
oint
s in
clud
ing
isol
ated
join
ts d
iffer
ing
from
th
ose
in th
e de
scrip
tion
of th
e pi
ping
Item
1
12 12In
stal
latio
n of
Met
ers
12 12G
ener
ally
12 13XW
80m
m d
ia P
VC
in 1
200m
m d
eep
trenc
hm
019
2.00
0.00
13 14XW
50m
m d
ia P
VC
in 1
200m
m d
eep
trenc
h (p
rovi
sion
al q
ty)
m10
011
1.00
11,1
00.0
0
14 15XW
Conn
ectio
n to
Cab
ins
No
375
0.00
2,25
0.00
Roeb
uck
Bay
Cara
van
Park
Page
19
of 3
1XW
Wat
er S
uppl
y
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149
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
15 16XW
Conn
ectio
n to
mai
n lin
e Item
03,750.00
0.00
16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16TO
TAL
FOR
EXT
ERN
AL W
ATER
SU
PPLY
13,3
50.0
0
Roeb
uck
Bay
Cara
van
Park
Page
20
of 3
1XW
Wat
er S
uppl
y
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
150
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0EX
TER
NAL
SER
VIC
ES0 0
EXTE
RN
AL F
IRE
SER
VIC
ES0 0
Not
es0 0
Not
e N
o.1
0 0Th
is tr
ade
has
NO
T be
en m
easu
red
in a
ccor
danc
e w
ith th
e Au
stra
lian
Stan
dard
Met
hod
of
Mea
sure
men
t of B
uild
ing
Wor
ks. T
he C
ontra
ctor
sh
all p
rice
the
follo
win
g ite
ms
with
car
eful
atte
ntio
n to
the
Dra
win
gs a
nd S
peci
ficat
ion
to a
ppre
ciat
e th
e ex
act n
atur
e an
d ex
tent
of t
he W
orks
.
0 0N
ote
No.
20 0
Con
tract
or to
allo
w fo
r ful
l com
plia
nce
with
the
Qua
lity
Man
agem
ent r
equi
rem
ents
of t
he
Spec
ifica
tion
0 0N
ote
No.
50 0
Con
tract
or to
allo
w fo
r the
pro
visi
on o
f 'as
bui
lt'
draw
ings
, ope
ratin
g an
d m
aint
enan
ce m
anua
ls a
nd
all o
ther
requ
ired
docu
men
tatio
n. P
rice
to b
e br
oken
dow
n as
follo
win
g ite
ms.
0 0
Not
e N
o.3
0 0C
ontra
ctor
to a
llow
for t
he s
uppl
y, in
stal
latio
n,
test
ing
and
oper
atio
nal m
aint
enan
ce o
f the
Se
rvic
es to
geth
er w
ith a
ll as
soci
ated
wor
ks, t
o co
ver t
he w
hole
as
per S
peci
ficat
ion
and
rela
ted
draw
ings
0 0
Not
e N
o.4
0 0Th
e sc
ope
of th
e w
orks
incl
udes
for t
he h
ydra
ulic
sy
stem
s to
be
inst
alle
d to
ext
erna
l ser
vice
s. A
ll te
stin
g an
d co
mm
issi
onin
g by
on
site
con
tract
or.
0 0G
ener
ally
0 1X
FAl
low
for p
repa
ring
and
subm
ittin
g al
l nec
essa
ry 'a
s-bu
ilt' d
raw
ings
and
dia
gram
s an
d op
erat
ing
man
uals
for e
ach
inst
alla
tion
Item
1
1 Roeb
uck
Bay
Cara
van
Park
Page
21
of 3
1XF
Fire
Pro
tect
ion
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
151
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
2X
FAl
low
for p
rovi
ding
ser
vici
ng a
nd m
aint
enan
ce
man
uals
Item
1
2 3X
FAl
low
for a
ll ge
nera
l atte
ndan
ce in
con
nect
ion
with
th
e fir
e pr
otec
tion
inst
alla
tion
Item
1
3 4X
FAl
low
for c
o-or
dina
ting
with
all
rele
vant
gov
ernm
ent
and
loca
l aut
horit
y ha
ving
aut
horit
y or
resp
onsi
bilit
y ov
er th
e w
orks
Item
1
4 5X
FAl
low
for s
ervi
ce a
nd m
aint
enan
ce d
urin
g w
arra
nty
and
defe
cts
liabi
lity
perio
dsIte
m1
5 6X
FAl
low
for t
estin
g an
d co
mm
issi
onin
g al
l ins
talla
tions
an
d pr
ovid
ing
copi
es o
f all
test
cer
tific
ates
Item
1
6 6H
YDR
AU
LIC
S6 6
Pipe
wor
k; n
ew fi
re m
ains
and
all
acce
ssor
ies
and
asso
ciat
ed e
quip
men
t; al
l as
per A
ustra
lian
Stan
dard
s an
d as
det
aile
d 6 6
Gen
eral
ly6 7
XF
laid
in g
roun
d ( i
nclu
ding
all
nece
ssar
y ex
cava
tion
and
back
fillin
g )
m1
7 7C
onne
ctio
n to
mai
ns7 7
Gen
eral
ly7 8
XF
Loca
te a
nd c
onne
ct n
ew fi
re s
ervi
ce fi
re ta
nk fi
ll lin
e to
exi
stin
g fir
e se
rvic
e su
pply
line
as
spec
ifica
tion
and
draw
ings
Item
1
8 8In
stal
latio
n of
Met
ers
8 8G
ener
ally
8 9X
FIn
stal
latio
n of
met
ers
as s
peci
ficat
ion
and
draw
ings
Item
1
9 9C
ocks
, Val
ves,
Etc
.9 9
Gen
eral
ly9 10
XF
valv
esIte
m1
10 11X
Fsi
mila
r ite
ms
to a
bove
Item
1
Roeb
uck
Bay
Cara
van
Park
Page
22
of 3
1XF
Fire
Pro
tect
ion
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
152
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
11 11Pi
ts/ t
renc
hes
11 11G
ener
ally
11 12X
FH
ose
reel
- 19m
m d
ia 3
6m lo
ngN
o2
1,27
5.00
2,55
0.00
12 13X
FH
ydra
nt p
oint
sN
o2
1,63
5.00
3,27
0.00
13 13 13Fi
re P
ump
and
Wat
er s
tora
ge T
anks
13 13Ta
nks
13 14X
FSu
pply
and
inst
all n
ew fi
re ta
nks
(2 N
o) a
nd a
ll ac
cess
orie
s an
d as
soci
ated
equ
ipm
ent;
all a
s pe
r Au
stra
lian
Stan
dard
s an
d as
det
aile
d
No
1
14 15X
FSu
pply
and
inst
all p
ump
pack
age
incl
udin
g pu
mps
ets
and
all a
cces
sorie
s an
d as
soci
ated
eq
uipm
ent;
all a
s pe
r Aus
tralia
n St
anda
rds
and
as
deta
iled
Item
1
15 16X
FSu
pply
and
inst
all n
ew F
ire B
rigad
e Bo
oste
r co
mpl
ete
with
lock
able
cab
inet
and
all
acce
ssor
ies
and
asso
ciat
ed e
quip
men
t; al
l as
per A
ustra
lian
Stan
dard
s an
d as
det
aile
d
Item
1
16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16TO
TAL
FOR
EXT
ERN
AL F
IRE
PRO
TEC
TIO
N5,
820.
00
Roeb
uck
Bay
Cara
van
Park
Page
23
of 3
1XF
Fire
Pro
tect
ion
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
153
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0EX
TER
NAL
SER
VIC
ES0 0
EXTE
RN
AL E
LEC
TRIC
LIG
HT
AND
PO
WER
0 0N
otes
0 0N
ote
No.
10 0
This
trad
e ha
s N
OT
been
mea
sure
d in
acc
orda
nce
with
the
Aust
ralia
n St
anda
rd M
etho
d of
M
easu
rem
ent o
f Bui
ldin
g W
orks
. The
Con
tract
or
shal
l pric
e th
e fo
llow
ing
item
s w
ith c
aref
ul a
ttent
ion
to th
e D
raw
ings
and
Spe
cific
atio
n to
app
reci
ate
the
exac
t nat
ure
and
exte
nt o
f the
Wor
ks.
0 0N
ote
No.
20 0
Con
tract
or to
allo
w fo
r ful
l com
plia
nce
with
the
Qua
lity
Man
agem
ent r
equi
rem
ents
of t
he
Spec
ifica
tion
0 0N
ote
No.
30 0
Con
tract
or to
allo
w fo
r the
pro
visi
on o
f 'as
bui
lt'
draw
ings
, ope
ratin
g an
d m
aint
enan
ce m
anua
ls a
nd
all o
ther
requ
ired
docu
men
tatio
n. P
rice
to b
e br
oken
dow
n as
follo
win
g ite
ms.
0 0
Not
e N
o.4
0 0C
ontra
ctor
to a
llow
for t
he s
uppl
y, in
stal
latio
n,
test
ing
and
oper
atio
nal m
aint
enan
ce o
f the
Se
rvic
es to
geth
er w
ith a
ll as
soci
ated
wor
ks, t
o co
ver t
he w
hole
as
per S
peci
ficat
ion
and
rela
ted
draw
ings
0 0
Not
e N
o.5
0 0Th
e sc
ope
of th
e w
orks
incl
udes
for t
he li
ght a
nd
pow
er to
be
inst
alle
d to
ext
erna
l are
as. A
ll te
stin
g an
d co
mm
issi
onin
g by
on
site
con
tract
or.
0 0G
ener
ally
0 1X
EAl
low
for p
repa
ring
and
subm
ittin
g al
l nec
essa
ry 'a
s-bu
ilt' d
raw
ings
and
dia
gram
s an
d op
erat
ing
man
uals
for e
ach
inst
alla
tion
Item
1
1 Roeb
uck
Bay
Cara
van
Park
Page
24
of 3
1XE
Ele
ctric
Lig
ht a
nd P
ower
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
154
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
2X
EAl
low
for p
rovi
ding
ser
vici
ng a
nd m
aint
enan
ce
man
uals
Item
1
2 3X
EAl
low
for s
ervi
ce a
nd m
aint
enan
ce d
urin
g w
arra
nty
and
defe
cts
liabi
lity
perio
dsIte
m1
3 4X
EAl
low
for t
estin
g an
d co
mm
issi
onin
g al
l ins
talla
tions
an
d pr
ovid
ing
copi
es o
f all
test
cer
tific
ates
Item
1
4 4EL
ECTR
ICAL
INST
ALLA
TIO
NS
4 4M
ains
Con
nect
ion
4 4G
ener
ally
4 5X
Eun
derg
roun
dIte
m1
0.00
0.00
5 5G
ener
ator
s, M
ajor
Equ
ipm
ent
5 5G
ener
ally
5 6X
Ege
nera
tors
; 185
kVA
back
up g
ener
ator
Item
10.
000.
006 7
XE
mot
ors
Item
17 8
XE
trans
form
ers
Item
18 9
XE
sim
ilar i
tem
sIte
m1
9 9Sw
itchg
ear
9 9G
ener
ally
9 10X
Esw
itchg
ear i
nclu
ding
fixi
ng, s
uppo
rts, c
onne
ctio
n to
m
ains
, met
erin
g an
d al
l spa
re c
apac
ity re
quire
dIte
m1
10 10C
ondu
its10 10
Gen
eral
ly10 11
XE
fixed
to b
uild
ing
face
sIte
m1
11 12X
Esp
ecia
l box
esIte
m1
12 13X
Ela
id in
tren
chIte
m1
13 Roeb
uck
Bay
Cara
van
Park
Page
25
of 3
1XE
Ele
ctric
Lig
ht a
nd P
ower
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
155
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
14X
Efit
tings
Item
114 14
Iden
tific
atio
n14 14
Gen
eral
ly14 15
XE
mar
king
con
duits
, cab
les,
equ
ipm
ent,
switc
hes
and
sim
ilar i
tem
s w
ith c
olou
r ban
ds, t
ags,
pla
tes,
ba
dges
and
the
like
Item
1
15 16X
Eca
ble
rout
e m
arke
rsIte
m1
16 16Pi
ts/ t
renc
hing
16 16G
ener
ally
16 17X
Epi
ts -
allo
wed
435
x435
x530
mm
dee
p co
ncre
te p
it fo
r eac
h bu
ildin
gN
o3
1,53
0.00
4,59
0.00
17 18X
Etre
nche
sm
018 19
XE
Build
ers
wor
k in
con
nect
ion
with
ser
vice
site
m1
19 20X
EAl
low
for a
ll bu
ilder
's w
ork
in c
onne
ctio
n in
clud
ing
but n
ot li
mite
d to
:Ite
m1
20 21X
E2
hour
fire
rate
d en
clos
ure
to s
ubst
atio
nIte
m1
21 21X
EC
arav
an S
ites
21 22X
ED
ual p
ower
hea
d fo
r car
avan
site
sN
o2
1,21
2.00
2,42
4.00
22 23X
E4w
ay p
ower
hea
d fo
r car
avan
site
sN
o1
1,80
9.00
1,80
9.00
23 23B
uild
ings
23 24X
EC
onne
ctio
n to
Cab
ins
No
31,
875.
005,
625.
0024 25
XE
Mai
n sw
itchb
oard
allo
wan
ce -
med
ium
bui
ldin
gsN
o3
4,50
0.00
13,5
00.0
0
25 25 25PR
OVI
SIO
NAL
SU
MS
25 25Th
e fo
llow
ing
Prov
isio
nal S
ums
shal
l be
expe
nded
or
ded
ucte
d in
who
le o
r in
part
as d
irect
ed b
y th
e Su
perin
tend
ent.
25 Roeb
uck
Bay
Cara
van
Park
Page
26
of 3
1XE
Ele
ctric
Lig
ht a
nd P
ower
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
156
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
26X
EIn
clud
e th
e Pr
ovis
iona
l Sum
for
Pow
er/ T
elst
ra
retic
ulat
ion
Item
150
,000
.00
50,0
00.0
0
26 27X
EAd
d fo
r pro
fitIte
m27 28
XE
Add
for a
ttend
ance
Item
Incl
uded
28 28TO
TAL
FOR
EXT
ERN
AL E
LEC
TRIC
LIG
HT
AND
PO
WER
77,9
48.0
0
Roeb
uck
Bay
Cara
van
Park
Page
27
of 3
1XE
Ele
ctric
Lig
ht a
nd P
ower
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
157
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0EX
TER
NAL
SER
VIC
ES0 0 0
EXTE
RN
AL C
OM
MU
NIC
ATIO
NS
0 0N
otes
0 0N
ote
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10 0
This
trad
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s N
OT
been
mea
sure
d in
acc
orda
nce
with
the
Aust
ralia
n St
anda
rd M
etho
d of
M
easu
rem
ent o
f Bui
ldin
g W
orks
. The
Con
tract
or
shal
l pric
e th
e fo
llow
ing
item
s w
ith c
aref
ul a
ttent
ion
to th
e D
raw
ings
and
Spe
cific
atio
n to
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reci
ate
the
exac
t nat
ure
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exte
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f the
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ks.
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tract
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w fo
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l com
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equi
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ents
of t
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ifica
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w fo
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on o
f 'as
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lt'
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ratin
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aint
enan
ce m
anua
ls a
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all o
ther
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ired
docu
men
tatio
n. P
rice
to b
e br
oken
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n as
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ms.
0 0
Not
e N
o.4
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ontra
ctor
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for t
he s
uppl
y, in
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test
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atio
nal m
aint
enan
ce o
f the
Se
rvic
es to
geth
er w
ith a
ll as
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ated
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ks, t
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as
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and
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ted
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0 0
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e N
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e sc
ope
of th
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orks
incl
udes
for t
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nal
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mun
icat
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to b
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l tes
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te c
ontra
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ener
ally
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low
for p
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ittin
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essa
ry 'a
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ilt' d
raw
ings
and
dia
gram
s an
d op
erat
ing
man
uals
for e
ach
inst
alla
tion
Item
1
Roeb
uck
Bay
Cara
van
Park
Page
28
of 3
1XC
Com
mun
icat
ions
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
158
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
1 2X
CAl
low
for p
rovi
ding
ser
vici
ng a
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aint
enan
ce
man
uals
Item
1
2 3X
CAl
low
to p
rote
ct th
e en
tire
inst
alla
tion
durin
g co
nstru
ctio
n in
clud
ing
rem
ovin
g pr
otec
tion
mat
eria
ls u
pon
com
plet
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and
mak
ing
good
as
requ
ired
Item
1
3 4X
CAl
low
for s
ervi
ce a
nd m
aint
enan
ce d
urin
g w
arra
nty
and
defe
cts
liabi
lity
perio
dsIte
m1
4 5X
CAl
low
for t
estin
g an
d co
mm
issi
onin
g al
l ins
talla
tions
an
d pr
ovid
ing
copi
es o
f all
test
cer
tific
ates
Item
1
5 5EL
ECTR
ICAL
INST
ALLA
TIO
NS
5 5M
ains
Con
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5 5G
ener
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able
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its6 6
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eral
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fixed
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uild
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id in
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chIte
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Iden
tific
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eral
ly10 11
XC
mar
king
con
duits
, cab
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ipm
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ilar i
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s w
ith c
olou
r ban
ds, t
ags,
pla
tes,
ba
dges
and
the
like
Item
1
11 11Pi
ts/ t
renc
hes
11 11G
ener
ally
Roeb
uck
Bay
Cara
van
Park
Page
29
of 3
1XC
Com
mun
icat
ions
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
159
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
11 12X
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tsN
o0
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clud
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ext
erna
l pow
er a
nd li
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ork
Cov
ered
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Oth
er S
ectio
ns in
Con
nect
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With
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ctric
al In
stal
latio
ns13 13
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eral
ly13 14
XC
Wor
k C
over
ed B
y O
ther
Sec
tions
in C
onne
ctio
n W
ith E
lect
rical
Inst
alla
tions
Item
15,
000.
005,
000.
00
TOTA
L FO
R E
XTER
NAL
CO
MM
UN
ICAT
ION
S5,
000.
00
Roeb
uck
Bay
Cara
van
Park
Page
30
of 3
1XC
Com
mun
icat
ions
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
160
14.4
X4.2
Tra
nspo
rtab
le b
uild
ing
(60.
48m
2)
Foot
ing
cost
Prec
ast C
oncr
ete
foot
ings
8
No.
587.
2546
98Fi
det
ails
8N
o.18
0.9
1447
.2Co
ncre
te sl
ab to
ver
anda
h3
m3
1500
4752
1089
7.2
180.
1786
m2
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
161
MG
A14
001
Tick
one
box
Indi
cativ
e co
st (I
nitia
lisat
ion
Stag
e)C
ost P
lan
Dat
e26
-Feb
-14
Adju
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cativ
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st (C
once
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elim
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timat
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chem
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ende
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GFA
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134
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$232
$216
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Mis
cella
neou
s W
orks
Air-
cond
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ing
Subs
truct
ure
Mod
ular
Bui
ldin
gsM
odul
ar C
ompl
exin
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Loca
tion
PREL
IMIN
ARY
ESTI
MAT
E - S
TAG
E 1
RO
EBU
CK
BAY
CAR
AVAN
PAR
KPR
ELIM
INA
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ESTI
MA
TE -
STA
GE
1
PRO
JEC
TR
OEB
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K B
AY C
ARAV
AN P
ARK
Out
build
ings
and
Cov
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Way
s
BU
ILD
ING
CO
ST P
LAN
S
Bui
ldin
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pack
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6 bi
rth B
uild
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l GFA
& T
otal
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ldin
g C
ost (
Ex S
ite W
orks
/ Ser
vice
s)
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S El
emen
tC
entra
lized
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rgy
Syst
emAl
tera
tions
and
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ovat
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Si
te P
repa
ratio
nR
oads
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tpat
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nd P
aved
Are
asBo
unda
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alls
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and
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kR
ecep
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dry
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ing
TOTA
L D
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T C
ON
STR
UC
TIO
N C
OST
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ight
s an
d Ac
com
mod
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n
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scap
ing
and
Impr
ovem
ents
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ldin
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orks
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tota
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E to
XL)
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mw
ater
Dra
inag
eSe
wer
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inag
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ater
Sup
ply
Gas
Fire
Pro
tect
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erC
omm
unic
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nsSp
ecia
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vice
s Ex
tern
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ervi
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otal
(XK
to X
S)
Site
Wor
ks S
ubto
tal (
CE
to X
L)
Roeb
uck
Bay
Cara
van
Park
Page
1 o
f 34
Prin
t dat
e:
4/03
/201
4
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
162
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0SI
TE P
REP
ARAT
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0 0N
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0 0N
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No.
10 0
The
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nstru
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quen
ce is
pro
vide
d fo
r in
form
atio
n an
d pr
icin
g pu
rpos
es o
nly.
The
tend
erer
sh
all r
evie
w a
nd c
onfir
m th
e su
itabi
lity
or s
ubm
it al
tern
ativ
e pr
opos
als
and
pric
es if
requ
ired.
C
onst
ruct
ion
sequ
ence
and
tem
pora
ry s
tabi
lity
rem
ain
the
tend
erer
s re
spon
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lity.
0 0EX
TER
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Allo
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pect
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te a
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f the
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und
as s
peci
fied
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00
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low
for F
ound
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n C
ertif
icat
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peci
fied
and
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ith s
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onito
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of v
ibra
tion
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e em
issi
ons
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isio
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for t
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urre
ncy
of
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cont
ract
Item
10.
00
3 4X
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low
for d
ust a
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ind
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e m
ater
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ontro
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ovis
ions
to th
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te fo
r the
cur
renc
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the
cont
ract
Item
10.
00
4 5X
PAl
low
for c
ompl
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with
all
Acts
, By-
law
s,
Reg
ulat
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pay
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all b
onds
, fee
s an
d co
sts
rela
ting
to th
is s
ectio
n of
the
wor
ks
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10.
00
5 6X
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low
for t
estin
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spe
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m1
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6 7X
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n fre
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ater
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te m
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of d
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of s
uch
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as s
peci
fied
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10.
00
7 8X
PEs
tabl
ish
the
posi
tion
of a
ll ex
istin
g se
rvic
es b
efor
e co
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ng a
ny e
xcav
atio
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rran
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and/
or m
aint
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rvic
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s re
quire
d an
d sp
ecifi
ed
Item
10.
00
8 Roeb
uck
Bay
Cara
van
Park
Page
2 o
f 34
XP S
ite P
repa
ratio
n
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
163
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
9X
PEs
tabl
ish
and
verif
y th
e po
sitio
n of
all
exis
ting
site
bo
unda
ries,
exi
stin
g su
rvey
poi
nts,
land
sur
vey
pegs
or m
arks
bef
ore
com
men
cing
any
ear
thw
orks
op
erat
ions
and
mai
ntai
n m
arke
rs
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00
9 9 9SI
TE P
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9 9G
RO
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on
10D
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and
rem
ove
exis
ting
shed
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12,
000.
002,
000.
0010 11
Dem
olis
h an
d re
mov
e of
fice/
man
ager
s re
side
nce
Item
120
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.00
20,0
00.0
0
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long
sta
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n si
tes
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cava
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12 12Su
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avat
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to R
educ
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dis
posa
l of
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plus
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ck p
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spr
ead
and
leve
lled)
12 13X
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te to
rem
ove
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tabl
e so
il av
erag
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0mm
de
ep a
nd re
mov
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ite -
build
ing
and
cabi
n ar
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m3
933
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3,07
9.56
14 14Pr
epar
atio
n of
Har
dsta
ndin
g Ar
eas
14 15X
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pply
and
inst
all W
inte
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rass
to C
arav
an
site
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4.35
15 15 15TO
TAL
FOR
SIT
E PR
EPAR
ATIO
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9.59
Roeb
uck
Bay
Cara
van
Park
Page
3 o
f 34
XP S
ite P
repa
ratio
n
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
164
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
SB0
SUB
STR
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es0 0
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e N
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e fo
llow
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cons
truct
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sequ
ence
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rovi
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info
rmat
ion
and
pric
ing
purp
oses
onl
y. T
he te
nder
er
shal
l rev
iew
and
con
firm
the
suita
bilit
y or
sub
mit
alte
rnat
ive
prop
osal
s an
d pr
ices
if re
quire
d.
Con
stru
ctio
n se
quen
ce a
nd te
mpo
rary
sta
bilit
y re
mai
n th
e te
nder
ers
resp
onsi
bilit
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Foun
datio
n Ex
cava
tions
to th
e fo
llow
ing
stru
ctur
es,
Man
ager
s H
ouse
, Yar
d Sh
ed, R
ecep
tion/
Shop
, R
ecre
atio
n, C
abin
s, B
ackp
acke
rs B
uild
ing
(no
rem
oval
off
site
)0 1
SBM
anag
ers
Hou
sem
213
422
5.22
30,1
16.8
51 2
SBR
ecre
atio
n B
lock
m2
6522
5.22
14,6
39.5
12 3
SBR
ecep
tion/
shop
m2
307
225.
2269
,206
.59
3 4SB
6 C
abin
s m
233
522
5.22
75,4
04.7
34 5
SBB
ackp
acke
rs 6
ber
th B
uild
ing
m2
9222
5.22
20,8
10.6
35 6
SBPr
ovid
e te
rmite
con
trol a
nd m
anag
emen
t sys
tem
w
ith fu
ll co
mpl
ete
barr
ier o
f pro
tect
ion
of th
e bu
ildin
g to
und
ersi
de o
f sla
bs, e
xter
nal p
erim
eter
in
clud
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wal
ls in
con
tact
with
the
grou
nd, d
esig
n jo
ints
, bon
d br
eake
r, sa
w c
uts,
pen
etra
tions
etc
. as
spec
ified
and
in a
ccor
danc
e w
ith th
e ap
prov
ed
man
ufac
ture
rs w
ritte
n in
stru
ctio
n fo
r the
who
le
proj
ect
m2
933
7.20
6,71
9.04
6 6
TOTA
L FO
R S
UB
STR
UC
TUR
E 21
6,89
7.34
Roeb
uck
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4 o
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SB S
ubst
ruct
ure
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
165
Item
Cod
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escr
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nU
nit
Qty
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AUD
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ice
($AU
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0M
OD
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126
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002,
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007
Re-
scre
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nd ti
lem
221
020
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3.37
8Ti
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alls
to 1
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ular
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4431
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xtur
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irror
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242,
000.
0048
,000
.00
12Sh
ower
sN
o12
750.
009,
000.
00
Roeb
uck
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Mod
ular
Bui
ldin
gs
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166
Item
Cod
eD
escr
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nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
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13R
emov
e ro
ofm
221
020
.00
4,20
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14In
stal
l new
pitc
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roof
to ra
ise
ceilin
g he
ight
m2
210
200.
0042
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.65
15In
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hase
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with
com
mon
duc
ting
No
11,
500.
001,
500.
0016
Ren
der i
nter
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abo
ve 1
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tile
s an
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nder
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exte
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120
40.0
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00
17Pa
intin
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212
020
.00
2,40
0.00
18Al
low
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for e
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wor
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3,00
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18 18R
efur
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Dem
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Item
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0020
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scre
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228
720
.00
5,73
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22In
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par
titio
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4431
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302,
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ower
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26R
emov
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228
720
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5,73
6.91
27In
stal
l new
pitc
hed
roof
to ra
ise
ceilin
g he
ight
m2
287
200.
0057
,369
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28In
stal
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ext
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ors
with
com
mon
duc
ting
No
11,
500.
001,
500.
0029
Ren
der i
nter
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tile
s an
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nder
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exte
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120
40.0
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00
30Pa
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g m
212
020
.00
2,40
0.00
31Al
low
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for e
lect
rical
wor
ksIte
m1
3,00
0.00
3,00
0.00
31 Roeb
uck
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Mod
ular
Bui
ldin
gs
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
167
Item
Cod
eD
escr
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nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
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TOTA
L FO
R M
odul
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uild
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1,58
8,43
7.07
Roeb
uck
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Mod
ular
Bui
ldin
gs
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
168
Item
Cod
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escr
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nU
nit
Qty
Rat
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AUD
)Pr
ice
($AU
D)
SB0
MO
DU
LAR
CO
MPL
EXIN
G0 0
Not
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o.1
0 0Th
e fo
llow
ing
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for
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and
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oses
onl
y. T
he te
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and
con
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mit
alte
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prop
osal
s an
d pr
ices
if re
quire
d.
Con
stru
ctio
n se
quen
ce a
nd te
mpo
rary
sta
bilit
y re
mai
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e te
nder
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resp
onsi
bilit
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Tran
spor
t Uni
ts0 1
Man
ager
s H
ouse
Bui
ldin
g - 2
3.0x
11.7
3mIte
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5,00
0.00
5,00
0.00
1 2R
ecre
atio
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ock
- 10
.0x6
.5Ite
m1
3,00
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3,00
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2 3R
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Laun
dry
Build
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Cab
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0018
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4 5Ba
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birth
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3,00
0.00
5 5Pl
acin
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Man
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ouse
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rane
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ock
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0040
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0.00
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0.00
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Roeb
uck
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MU
Mod
ular
Com
plex
ing
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
169
Item
Cod
eD
escr
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nU
nit
Qty
Rat
e ($
AUD
)Pr
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($AU
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SB17 17
Back
pack
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Build
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186
man
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rs30
90.0
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Cra
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590
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Unp
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021 21 21 21 21 21 21 21 21 21 21 21 21 21 21 21 21 21 21 21 21 21 21 21 21 21 21 21 21 21 21 21 21 21
TOTA
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10.0
0
Roeb
uck
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MU
Mod
ular
Com
plex
ing
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
170
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
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0O
UTB
UIL
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VER
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AYS
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TER
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Roeb
uck
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Cara
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Park
Page
10
of 3
4XB
Out
build
ings
& C
over
ed W
ays
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
171
Item
Cod
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escr
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nU
nit
Qty
Rat
e ($
AUD
)Pr
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($AU
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0M
ISC
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T be
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Roeb
uck
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4M
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iscel
lane
ous
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
172
Item
Cod
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escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
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($AU
D)
0B
OU
ND
ARY
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ATES
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Roeb
uck
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12
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4XN
Boun
dary
Wal
ls, F
enci
ng&
Gate
s
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
173
Item
Cod
eD
escr
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nU
nit
Qty
Rat
e ($
AUD
)Pr
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($AU
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0R
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mit
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s an
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quire
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3498
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927
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ly 7
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rs w
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n re
com
men
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ns; (
Ass
ume
177
car b
ays
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5m)
4 Roeb
uck
Bay
Cara
van
Park
Page
13
of 3
4XR
Roa
ds, F
ootp
aths
&Pa
ved
Area
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
174
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
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5X
RLi
ne m
arki
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llow
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Item
14,
000.
004,
000.
005 5
Roa
d si
gns
5 5R
oad
sign
to A
S 17
42 c
ompr
isin
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m a
lum
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plat
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5 di
a ga
lvan
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ste
el p
ost a
nd 6
00 x
60
0 x
600m
m c
oncr
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foun
datio
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exca
vatio
n an
d al
l sun
drie
s5 6
XR
Sign
age
allo
wan
ceIte
m1
5,00
0.00
5,00
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heel
sto
ps6 6
Con
cret
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sto
p co
mpl
ete
incl
udin
g fix
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to
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men
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20
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kes
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m lo
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driv
en in
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roun
d6 7
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2000
mm
long
to p
arki
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o7
375.
002,
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00
7
TOTA
L FO
R R
OAD
S, F
OO
TPAT
HS
AND
PAV
ED
AREA
S68
2,45
6.23
Roeb
uck
Bay
Cara
van
Park
Page
14
of 3
4XR
Roa
ds, F
ootp
aths
&Pa
ved
Area
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
175
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
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0LA
ND
SCAP
ING
AN
D IM
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VEM
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MS
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rovi
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um fo
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prov
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rofit
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the
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visi
onal
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for S
igna
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m0
5,00
0.00
0.00
2 2XL
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rofit
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ttend
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uded
2 2 2 2 2 2TO
TAL
FOR
LAN
DSC
APIN
G A
ND
IM
PRO
VEM
ENTS
150,
000.
00
Roeb
uck
Bay
Cara
van
Park
Page
15
of 3
4XL
Lan
dsca
ping
& Im
prov
emen
ts
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
176
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0EX
TER
NAL
SER
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RN
AL S
EWER
DR
AIN
AGE
0 0N
otes
0 0N
ote
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10 0
This
trad
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s N
OT
been
mea
sure
d in
acc
orda
nce
with
the
Aus
tralia
n S
tand
ard
Met
hod
of
Mea
sure
men
t of B
uild
ing
Wor
ks. T
he C
ontra
ctor
sh
all p
rice
the
follo
win
g ite
ms
with
car
eful
atte
ntio
n to
the
Dra
win
gs a
nd S
peci
ficat
ion
to a
ppre
ciat
e th
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act n
atur
e an
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tent
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he W
orks
.
0 0N
ote
No.
20 0
Con
tract
or to
allo
w fo
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pro
visi
on o
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lt'
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ratin
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d m
aint
enan
ce m
anua
ls a
nd
all o
ther
requ
ired
docu
men
tatio
n. P
rice
to b
e br
oken
do
wn
as fo
llow
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item
s.
0 0N
ote
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Con
tract
or to
allo
w fo
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item
s no
t lis
ted
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w
whi
ch a
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quire
d fo
r the
sup
ply,
inst
alla
tion,
test
ing
and
oper
atio
nal m
aint
enan
ce o
f the
sew
er s
yste
m
toge
ther
with
all
asso
ciat
ed w
orks
, to
prov
ide
a fu
lly
oper
atio
nal i
nsta
llatio
n in
acc
orda
nce
with
the
Spe
cific
atio
n an
d re
late
d dr
awin
gs
0 0N
ote
No.
40 0
The
scop
e of
the
wor
ks in
clud
es fo
r sew
er d
rain
age
syst
em in
clud
ing
pipe
runs
, man
hole
s, in
terc
epto
r et
c.
0 0D
RA
INA
GE
0 0P
ipew
ork
0 0In
tren
ch; u
PV
C p
ipe,
fitti
ngs
and
join
ting;
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to
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ench
incl
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cava
tion,
sup
porti
ng s
ides
of
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avat
ions
, bed
ding
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ith s
and
and
com
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and
rem
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urpl
us m
ater
ial
0 1XD
Upg
rade
slu
dge
and
wat
er p
oint
No
4528
0.00
12,6
00.0
01 1
Sew
er re
ticul
atio
n w
ithin
the
site
Roeb
uck
Bay
Cara
van
Park
Page
16
of 3
4XD
Sew
er D
rain
age
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
177
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
1 2XD
150m
m d
ia P
VC
in 1
200m
m d
eep
trenc
h (P
S q
ty)
m50
165.
008,
250.
00
2 3XD
100m
m d
ia P
VC
in 1
200m
m d
eep
trenc
h (P
S q
ty)
m75
126.
009,
450.
00
3 4XD
Sew
er m
anho
les
900x
900x
1200
mm
dee
pN
o10
5,29
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52,9
50.0
04 5
XDCo
nnec
tion
to C
abin
sN
o6
750.
004,
500.
005 6
XDCo
nnec
tion
to b
uild
ings
No
41,
125.
004,
500.
006 7
XDCo
nnec
tion
to m
ain
line
Item
16,
000.
006,
000.
007 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7
TOTA
L FO
R E
XTER
NAL
SEW
ER D
RAI
NAG
E98
,250
.00
Roeb
uck
Bay
Cara
van
Park
Page
17
of 3
4XD
Sew
er D
rain
age
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
178
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0EX
TER
NAL
SER
VIC
ES0 0
EXTE
RN
AL S
TOR
MW
ATER
DR
AIN
AGE
0 0N
otes
0 0N
ote
No.
10 0
This
trad
e ha
s N
OT
been
mea
sure
d in
acc
orda
nce
with
the
Aus
tralia
n S
tand
ard
Met
hod
of
Mea
sure
men
t of B
uild
ing
Wor
ks. T
he C
ontra
ctor
sh
all p
rice
the
follo
win
g ite
ms
with
car
eful
atte
ntio
n to
the
Dra
win
gs a
nd S
peci
ficat
ion
to a
ppre
ciat
e th
e ex
act n
atur
e an
d ex
tent
of t
he W
orks
.
0 0N
ote
No.
20 0
The
scop
e of
the
wor
ks in
clud
es fo
r ove
rland
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d st
orm
wat
er d
rain
age
and
ther
efor
e pi
pe ru
ns,
gullie
s, m
anho
les
etc.
will
not b
e re
quire
d.
0 0PR
OVI
SIO
NAL
SU
MS
0 0Th
e fo
llow
ing
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visi
onal
Sum
s sh
all b
e ex
pend
ed
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educ
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hole
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n pa
rt as
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cted
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erin
tend
ent.
0 0A
llow
to in
clud
e th
e fo
llow
ing
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visi
onal
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, to
geth
er w
ith a
ny a
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iate
d pr
iced
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fit a
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atte
ndan
ce, i
n th
e Te
nder
Sum
:0 1
XLIn
clud
e th
e P
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sion
al S
um fo
r dis
char
ge in
to
exis
ting
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cul
vert
Item
150
,000
.00
50,0
00.0
0
1 1XL
Add
for p
rofit
1 1XL
Add
for a
ttend
ance
Incl
uded
1 1 1 1 1TO
TAL
FOR
EXT
ERN
AL S
TOR
MW
ATER
D
RAI
NAG
E50
,000
.00
Roeb
uck
Bay
Cara
van
Park
Page
18
of 3
4XK
Sto
rmw
ater
Dra
inag
e
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
179
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0IN
TER
NAL
SER
VIC
ES0 0
AIR
CO
ND
ITIO
NIN
G0 0
MEC
HA
NIC
AL IN
STAL
LATI
ON
S0 0
Not
es0 0
Not
e N
o.1
0 0Th
is tr
ade
has
NO
T be
en m
easu
red
in a
ccor
danc
e w
ith th
e Au
stra
lian
Stan
dard
Met
hod
of
Mea
sure
men
t of B
uild
ing
Wor
ks. T
he C
ontra
ctor
sh
all p
rice
the
follo
win
g ite
ms
with
car
eful
atte
ntio
n to
the
Dra
win
gs a
nd S
peci
ficat
ion
to a
ppre
ciat
e th
e ex
act n
atur
e an
d ex
tent
of t
he W
orks
.
0 0N
ote
No.
20 0
Con
tract
or to
allo
w fo
r ful
l com
plia
nce
with
the
Qua
lity
Man
agem
ent r
equi
rem
ents
of t
he
Spec
ifica
tion
0 0N
ote
No.
30 0
Con
tract
or to
allo
w fo
r the
pro
visi
on o
f 'as
bui
lt'
draw
ings
, ope
ratin
g an
d m
aint
enan
ce m
anua
ls a
nd
all o
ther
requ
ired
docu
men
tatio
n. P
rice
to b
e br
oken
dow
n as
follo
win
g ite
ms.
0 0
Not
e N
o.4
0 0C
ontra
ctor
to a
llow
for a
ny it
ems
not l
iste
d be
low
w
hich
are
requ
ired
for t
he s
uppl
y, in
stal
latio
n,
test
ing
and
oper
atio
nal m
aint
enan
ce o
f the
Se
rvic
es to
geth
er w
ith a
ll as
soci
ated
wor
ks, t
o pr
ovid
e a
fully
ope
ratio
nal i
nsta
llatio
n in
acc
orda
nce
with
the
Spec
ifica
tion
and
rela
ted
draw
ings
0 0N
ote
No.
50 0
The
scop
e of
the
wor
ks in
clud
es fo
r eve
ryth
ing
insi
de e
ach
mod
ule
to th
e ris
er c
onne
ctio
n po
int t
o be
incl
uded
in m
odul
ar c
ontra
ctor
cos
t with
rise
rs
and
conn
ectio
n to
eac
h m
odul
e by
ons
ite
cont
ract
or. A
ll te
stin
g an
d co
mm
issi
onin
g by
on
site
co
ntra
ctor
.0 Ro
ebuc
k Ba
y Ca
rava
n Pa
rkPa
ge 1
9 of
34
AC A
ir Co
nditi
onin
g
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
180
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0G
ener
ally
0 1AC
Con
tract
or to
allo
w fo
r the
pro
visi
on o
f 'as
bui
lt'
draw
ings
, ope
ratin
g an
d m
aint
enan
ce m
anua
ls a
nd
all o
ther
requ
ired
docu
men
tatio
n.
Item
1
1 2AC
Allo
w fo
r wor
k to
be
carr
ied
out i
n ac
cord
ance
with
th
e ap
prop
riate
By-
Law
s an
d R
egul
atio
ns: W
ater
C
orpo
ratio
n's
By-L
aws,
Alin
ta G
as A
ssoc
iatio
n In
stal
latio
n C
ode
AG60
1-19
92, B
uild
ing
Cod
e of
Au
stra
lia, t
he N
atio
nal P
lum
bing
and
Dra
inag
e C
ode
AS35
00, t
he re
gula
tions
of t
he L
ocal
Au
thor
ities
and
to th
e sa
tisfa
ctio
n of
the
Proj
ect
Man
ager
Item
1
2 3AC
Allo
w to
obt
ain
the
follo
win
g C
ertif
icat
es/ N
otic
es a
s ap
prop
riate
: W
.C.W
.A 'C
ertif
icat
e of
Com
plet
ion'
, Al
inta
Gas
'Not
ice
of C
ompl
ianc
e' a
nd th
e Fi
re
Brig
ades
' Cer
tific
ate
of O
ccup
ancy
'
Item
1
3 4AC
Allo
w fo
r tes
ting
and
com
mis
sion
ing
of a
ll in
stal
latio
ns to
mod
ular
uni
tsIte
m0
12,5
00.0
00.
00
4 5AC
Allo
w fo
r col
our c
odin
g, s
ervi
ce, i
dent
ifica
tion
and
clea
ning
of a
ll in
stal
latio
nsIte
m1
5 6AC
Allo
w fo
r unc
oilin
g of
cop
per p
ipew
ork
loca
ted
in
roof
voi
d of
a m
odul
ar u
nits
at M
anag
er's
Hou
se
and
6 N
o C
hale
ts a
nd c
onne
ctin
g to
AC
uni
t m
ount
ed o
n th
e w
all;
conn
ect a
nd c
omm
issi
on.
No.
734
7.49
2,43
2.43
6 6Bu
ilder
s w
ork
in c
onne
ctio
n w
ith s
ervi
ces
6 7Al
l bui
lder
s w
ork
show
n on
the
Dra
win
gs a
nd/o
r sp
ecifi
ed, e
ither
impl
icitl
y or
exp
licitl
y, a
s re
quire
d by
the
mec
hani
cal i
nsta
llatio
n an
d no
t oth
erw
ise
incl
uded
Item
1In
c
7 7 7TO
TAL
FOR
AIR
CO
ND
ITIO
NIN
G2,
432.
43
Roeb
uck
Bay
Cara
van
Park
Page
20
of 3
4AC
Air
Cond
ition
ing
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
181
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0EX
TER
NAL
SER
VIC
ES0 0 0
EXTE
RN
AL W
ATER
SU
PPLY
0 0N
otes
0 0N
ote
No.
10 0
This
trad
e ha
s N
OT
been
mea
sure
d in
acc
orda
nce
with
the
Aus
tralia
n S
tand
ard
Met
hod
of
Mea
sure
men
t of B
uild
ing
Wor
ks. T
he C
ontra
ctor
sh
all p
rice
the
follo
win
g ite
ms
with
car
eful
atte
ntio
n to
the
Dra
win
gs a
nd S
peci
ficat
ion
to a
ppre
ciat
e th
e ex
act n
atur
e an
d ex
tent
of t
he W
orks
.
0 0N
ote
No.
20 0
Con
tract
or to
allo
w fo
r ful
l com
plia
nce
with
the
Qua
lity
Man
agem
ent r
equi
rem
ents
of t
he
Spe
cific
atio
n0 0
Not
e N
o.3
0 0C
ontra
ctor
to a
llow
for t
he p
rovi
sion
of '
as b
uilt'
dr
awin
gs, o
pera
ting
and
mai
nten
ance
man
uals
an
d al
l oth
er re
quire
d do
cum
enta
tion.
Pric
e to
be
brok
en d
own
as fo
llow
ing
item
s.
0 0N
ote
No.
40 0
Con
tract
or to
allo
w fo
r any
item
s no
t lis
ted
belo
w
whi
ch a
re re
quire
d fo
r the
sup
ply,
inst
alla
tion,
te
stin
g an
d op
erat
iona
l mai
nten
ance
of t
he
Ser
vice
s to
geth
er w
ith a
ll as
soci
ated
wor
ks, t
o pr
ovid
e a
fully
ope
ratio
nal i
nsta
llatio
n in
ac
cord
ance
with
the
Spe
cific
atio
n an
d re
late
d dr
awin
gs
0 0N
ote
No.
50 0
The
scop
e of
the
wor
ks in
clud
es fo
r the
hyd
raul
ic
syst
ems
to b
e in
stal
led
to e
xter
nal s
ervi
ces.
All
test
ing
and
com
mis
sion
ing
by o
n si
te c
ontra
ctor
.
0 0G
ener
ally
0 1XW
Allo
w fo
r pre
parin
g an
d su
bmitt
ing
all n
eces
sary
'a
s-bu
ilt' d
raw
ings
and
dia
gram
s an
d op
erat
ing
man
uals
for e
ach
inst
alla
tion
Item
1
Roeb
uck
Bay
Cara
van
Park
Page
21
of 3
4XW
Wat
er S
uppl
y
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
182
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
1 2XW
Allo
w fo
r co-
ordi
natin
g w
ith a
ll re
leva
nt g
over
nmen
t an
d lo
cal a
utho
rity
havi
ng a
utho
rity
or re
spon
sibi
lity
over
the
wor
ks
Item
1
2 3XW
Allo
w fo
r ser
vice
and
mai
nten
ance
dur
ing
war
rant
y an
d de
fect
s lia
bilit
y pe
riods
Item
1
3 4XW
Allo
w fo
r tes
ting
and
com
mis
sion
ing
all i
nsta
llatio
ns
and
prov
idin
g co
pies
of a
ll te
st c
ertif
icat
esIte
m1
4 4H
YDR
AU
LIC
S4 4
Pip
ewor
k4 4
Gen
eral
ly4 5
XWla
id in
gro
und;
(inc
lusi
ve o
f all
nece
ssar
y ex
cava
tion
and
back
fillin
g)m
1
5 6XW
embe
dded
in c
oncr
ete,
floo
r scr
eeds
and
sim
ilar
item
sIte
m1
6 7XW
fittin
gs; i
nclu
ding
all
bend
s, ju
nctio
ns, i
nspe
ctio
n be
nds,
insp
ectio
n ju
nctio
ns, e
xpan
sion
join
ts,
redu
cers
and
sim
ilar f
ittin
gs
Item
1
7 8XW
spec
ially
des
igne
d br
acke
ts, o
r han
gers
Item
18 9
XWco
nnec
tions
up
to 1
m lo
ng, t
raps
, coc
ks a
nd
sim
ilar i
tem
sIte
m1
9 10XW
spec
ial c
onne
ctio
ns b
etw
een
pipi
ng o
f diff
eren
t m
ater
ials
Item
1
10 11XW
spec
ial c
onne
ctio
ns b
etw
een
pipi
ng a
nd fi
xtur
es,
appl
ianc
es o
r equ
ipm
ent
Item
1
11 12XW
spec
ial j
oint
s in
clud
ing
isol
ated
join
ts d
iffer
ing
from
th
ose
in th
e de
scrip
tion
of th
e pi
ping
Item
1
12 12In
stal
latio
n of
Met
ers
12 12G
ener
ally
12 13XW
80m
m d
ia P
VC
in 1
200m
m d
eep
trenc
h (p
rovi
sion
al q
ty)
m50
019
2.00
96,0
00.0
0
13 14XW
50m
m d
ia P
VC
in 1
200m
m d
eep
trenc
h (p
rovi
sion
al q
ty)
m20
011
1.00
22,2
00.0
0
14 Roeb
uck
Bay
Cara
van
Park
Page
22
of 3
4XW
Wat
er S
uppl
y
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
183
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
15XW
Conn
ectio
n to
bui
ldin
gsNo
10750.00
7,500.00
15 16XW
Conn
ectio
n to
mai
n lin
e Item
13,750.00
3,750.00
16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16TO
TAL
FOR
EXT
ERN
AL W
ATER
SU
PPLY
129,
450.
00
Roeb
uck
Bay
Cara
van
Park
Page
23
of 3
4XW
Wat
er S
uppl
y
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
184
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0EX
TER
NAL
SER
VIC
ES0 0
EXTE
RN
AL F
IRE
SER
VIC
ES0 0
Not
es0 0
Not
e N
o.1
0 0Th
is tr
ade
has
NO
T be
en m
easu
red
in a
ccor
danc
e w
ith th
e Au
stra
lian
Stan
dard
Met
hod
of
Mea
sure
men
t of B
uild
ing
Wor
ks. T
he C
ontra
ctor
sh
all p
rice
the
follo
win
g ite
ms
with
car
eful
atte
ntio
n to
the
Dra
win
gs a
nd S
peci
ficat
ion
to a
ppre
ciat
e th
e ex
act n
atur
e an
d ex
tent
of t
he W
orks
.
0 0N
ote
No.
20 0
Con
tract
or to
allo
w fo
r ful
l com
plia
nce
with
the
Qua
lity
Man
agem
ent r
equi
rem
ents
of t
he
Spec
ifica
tion
0 0N
ote
No.
50 0
Con
tract
or to
allo
w fo
r the
pro
visi
on o
f 'as
bui
lt'
draw
ings
, ope
ratin
g an
d m
aint
enan
ce m
anua
ls a
nd
all o
ther
requ
ired
docu
men
tatio
n. P
rice
to b
e br
oken
dow
n as
follo
win
g ite
ms.
0 0
Not
e N
o.3
0 0C
ontra
ctor
to a
llow
for t
he s
uppl
y, in
stal
latio
n,
test
ing
and
oper
atio
nal m
aint
enan
ce o
f the
Se
rvic
es to
geth
er w
ith a
ll as
soci
ated
wor
ks, t
o co
ver t
he w
hole
as
per S
peci
ficat
ion
and
rela
ted
draw
ings
0 0
Not
e N
o.4
0 0Th
e sc
ope
of th
e w
orks
incl
udes
for t
he h
ydra
ulic
sy
stem
s to
be
inst
alle
d to
ext
erna
l ser
vice
s. A
ll te
stin
g an
d co
mm
issi
onin
g by
on
site
con
tract
or.
0 0G
ener
ally
0 1X
FAl
low
for p
repa
ring
and
subm
ittin
g al
l nec
essa
ry 'a
s-bu
ilt' d
raw
ings
and
dia
gram
s an
d op
erat
ing
man
uals
for e
ach
inst
alla
tion
Item
1
1 Roeb
uck
Bay
Cara
van
Park
Page
24
of 3
4XF
Fire
Pro
tect
ion
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
185
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
2X
FAl
low
for p
rovi
ding
ser
vici
ng a
nd m
aint
enan
ce
man
uals
Item
1
2 3X
FAl
low
for a
ll ge
nera
l atte
ndan
ce in
con
nect
ion
with
th
e fir
e pr
otec
tion
inst
alla
tion
Item
1
3 4X
FAl
low
for c
o-or
dina
ting
with
all
rele
vant
gov
ernm
ent
and
loca
l aut
horit
y ha
ving
aut
horit
y or
resp
onsi
bilit
y ov
er th
e w
orks
Item
1
4 5X
FAl
low
for s
ervi
ce a
nd m
aint
enan
ce d
urin
g w
arra
nty
and
defe
cts
liabi
lity
perio
dsIte
m1
5 6X
FAl
low
for t
estin
g an
d co
mm
issi
onin
g al
l ins
talla
tions
an
d pr
ovid
ing
copi
es o
f all
test
cer
tific
ates
Item
1
6 6H
YDR
AU
LIC
S6 6
Pipe
wor
k; n
ew fi
re m
ains
and
all
acce
ssor
ies
and
asso
ciat
ed e
quip
men
t; al
l as
per A
ustra
lian
Stan
dard
s an
d as
det
aile
d 6 6
Gen
eral
ly6 7
XF
laid
in g
roun
d ( i
nclu
ding
all
nece
ssar
y ex
cava
tion
and
back
fillin
g )
m1
7 7C
onne
ctio
n to
mai
ns7 7
Gen
eral
ly7 8
XF
Loca
te a
nd c
onne
ct n
ew fi
re s
ervi
ce fi
re ta
nk fi
ll lin
e to
exi
stin
g fir
e se
rvic
e su
pply
line
as
spec
ifica
tion
and
draw
ings
Item
1
8 8In
stal
latio
n of
Met
ers
8 8G
ener
ally
8 9X
FIn
stal
latio
n of
met
ers
as s
peci
ficat
ion
and
draw
ings
Item
1
9 9C
ocks
, Val
ves,
Etc
.9 9
Gen
eral
ly9 10
XF
valv
esIte
m1
10 11X
Fsi
mila
r ite
ms
to a
bove
Item
1
Roeb
uck
Bay
Cara
van
Park
Page
25
of 3
4XF
Fire
Pro
tect
ion
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
186
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
11 11Pi
ts/ t
renc
hes
11 11G
ener
ally
11 12X
FH
ose
reel
- 19m
m d
ia 3
6m lo
ngN
o3
1,27
5.00
3,82
5.00
12 13X
FH
ydra
nt p
oint
sN
o3
1,63
5.00
4,90
5.00
13 13 13Fi
re P
ump
and
Wat
er s
tora
ge T
anks
13 13Ta
nks
13 14X
FSu
pply
and
inst
all n
ew fi
re ta
nks
(2 N
o) a
nd a
ll ac
cess
orie
s an
d as
soci
ated
equ
ipm
ent;
all a
s pe
r Au
stra
lian
Stan
dard
s an
d as
det
aile
d
No
1
14 15X
FSu
pply
and
inst
all p
ump
pack
age
incl
udin
g pu
mps
ets
and
all a
cces
sorie
s an
d as
soci
ated
eq
uipm
ent;
all a
s pe
r Aus
tralia
n St
anda
rds
and
as
deta
iled
Item
1
15 16X
FSu
pply
and
inst
all n
ew F
ire B
rigad
e Bo
oste
r co
mpl
ete
with
lock
able
cab
inet
and
all
acce
ssor
ies
and
asso
ciat
ed e
quip
men
t; al
l as
per A
ustra
lian
Stan
dard
s an
d as
det
aile
d
Item
1
16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16 16TO
TAL
FOR
EXT
ERN
AL F
IRE
PRO
TEC
TIO
N8,
730.
00
Roeb
uck
Bay
Cara
van
Park
Page
26
of 3
4XF
Fire
Pro
tect
ion
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
187
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0EX
TER
NAL
SER
VIC
ES0 0
EXTE
RN
AL E
LEC
TRIC
LIG
HT
AND
PO
WER
0 0N
otes
0 0N
ote
No.
10 0
This
trad
e ha
s N
OT
been
mea
sure
d in
acc
orda
nce
with
the
Aust
ralia
n St
anda
rd M
etho
d of
M
easu
rem
ent o
f Bui
ldin
g W
orks
. The
Con
tract
or
shal
l pric
e th
e fo
llow
ing
item
s w
ith c
aref
ul a
ttent
ion
to th
e D
raw
ings
and
Spe
cific
atio
n to
app
reci
ate
the
exac
t nat
ure
and
exte
nt o
f the
Wor
ks.
0 0N
ote
No.
20 0
Con
tract
or to
allo
w fo
r ful
l com
plia
nce
with
the
Qua
lity
Man
agem
ent r
equi
rem
ents
of t
he
Spec
ifica
tion
0 0N
ote
No.
30 0
Con
tract
or to
allo
w fo
r the
pro
visi
on o
f 'as
bui
lt'
draw
ings
, ope
ratin
g an
d m
aint
enan
ce m
anua
ls a
nd
all o
ther
requ
ired
docu
men
tatio
n. P
rice
to b
e br
oken
dow
n as
follo
win
g ite
ms.
0 0
Not
e N
o.4
0 0C
ontra
ctor
to a
llow
for t
he s
uppl
y, in
stal
latio
n,
test
ing
and
oper
atio
nal m
aint
enan
ce o
f the
Se
rvic
es to
geth
er w
ith a
ll as
soci
ated
wor
ks, t
o co
ver t
he w
hole
as
per S
peci
ficat
ion
and
rela
ted
draw
ings
0 0
Not
e N
o.5
0 0Th
e sc
ope
of th
e w
orks
incl
udes
for t
he li
ght a
nd
pow
er to
be
inst
alle
d to
ext
erna
l are
as. A
ll te
stin
g an
d co
mm
issi
onin
g by
on
site
con
tract
or.
0 0G
ener
ally
0 1X
EAl
low
for p
repa
ring
and
subm
ittin
g al
l nec
essa
ry 'a
s-bu
ilt' d
raw
ings
and
dia
gram
s an
d op
erat
ing
man
uals
for e
ach
inst
alla
tion
Item
1
1 Roeb
uck
Bay
Cara
van
Park
Page
27
of 3
4XE
Ele
ctric
Lig
ht a
nd P
ower
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
188
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
2X
EAl
low
for p
rovi
ding
ser
vici
ng a
nd m
aint
enan
ce
man
uals
Item
1
2 3X
EAl
low
for s
ervi
ce a
nd m
aint
enan
ce d
urin
g w
arra
nty
and
defe
cts
liabi
lity
perio
dsIte
m1
3 4X
EAl
low
for t
estin
g an
d co
mm
issi
onin
g al
l ins
talla
tions
an
d pr
ovid
ing
copi
es o
f all
test
cer
tific
ates
Item
1
4 4EL
ECTR
ICAL
INST
ALLA
TIO
NS
4 4M
ains
Con
nect
ion
4 4G
ener
ally
4 5X
Eun
derg
roun
dIte
m1
0.00
0.00
5 5G
ener
ator
s, M
ajor
Equ
ipm
ent
5 5G
ener
ally
5 6X
Ege
nera
tors
; 185
kVA
back
up g
ener
ator
Item
10.
000.
006 7
XE
mot
ors
Item
17 8
XE
trans
form
ers
Item
18 9
XE
sim
ilar i
tem
sIte
m1
9 9Sw
itchg
ear
9 9G
ener
ally
9 10X
Esw
itchg
ear i
nclu
ding
fixi
ng, s
uppo
rts, c
onne
ctio
n to
m
ains
, met
erin
g an
d al
l spa
re c
apac
ity re
quire
dIte
m1
10 10C
ondu
its10 10
Gen
eral
ly10 11
XE
fixed
to b
uild
ing
face
sIte
m1
11 12X
Esp
ecia
l box
esIte
m1
12 13X
Ela
id in
tren
chIte
m1
13 Roeb
uck
Bay
Cara
van
Park
Page
28
of 3
4XE
Ele
ctric
Lig
ht a
nd P
ower
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
189
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
14X
Efit
tings
Item
114 14
Iden
tific
atio
n14 14
Gen
eral
ly14 15
XE
mar
king
con
duits
, cab
les,
equ
ipm
ent,
switc
hes
and
sim
ilar i
tem
s w
ith c
olou
r ban
ds, t
ags,
pla
tes,
ba
dges
and
the
like
Item
1
15 16X
Eca
ble
rout
e m
arke
rsIte
m1
16 16Pi
ts/ t
renc
hing
16 16G
ener
ally
16 17X
Epi
ts -
allo
wed
435
x435
x530
mm
dee
p co
ncre
te p
it fo
r eac
h bu
ildin
gN
o10
1,53
0.00
15,3
00.0
0
17 18X
Etre
nche
sm
018 19
XE
Build
ers
wor
k in
con
nect
ion
with
ser
vice
site
m1
19 20X
EAl
low
for a
ll bu
ilder
's w
ork
in c
onne
ctio
n in
clud
ing
but n
ot li
mite
d to
:Ite
m1
20 21X
E2
hour
fire
rate
d en
clos
ure
to s
ubst
atio
nIte
m1
21 21C
arav
an S
ites
21 22X
ED
ual p
ower
hea
d fo
r car
avan
site
sN
o2
1,21
2.00
2,42
4.00
22 23X
E4w
ay p
ower
hea
d fo
r car
avan
site
sN
o0
1,80
9.00
0.00
23 23B
uild
ings
23 24X
EC
onne
ctio
n to
Man
ager
s H
ouse
No
11,
875.
001,
875.
0024 25
XE
Con
nect
ion
to A
blut
ion
bloc
kN
o0
1,87
5.00
0.00
25 26X
EC
onne
ctio
n to
Rec
reat
ion
build
ing
No
11,
875.
001,
875.
0026 27
XE
Con
nect
ion
to C
abin
sN
o6
1,87
5.00
11,2
50.0
027 28
XE
Mai
n sw
itchb
oard
allo
wan
ce -
med
ium
bui
ldin
gsN
o10
4,50
0.00
45,0
00.0
0
28 28 Roeb
uck
Bay
Cara
van
Park
Page
29
of 3
4XE
Ele
ctric
Lig
ht a
nd P
ower
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
190
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
28PR
OVI
SIO
NAL
SU
MS
28 28Th
e fo
llow
ing
Prov
isio
nal S
ums
shal
l be
expe
nded
or
ded
ucte
d in
who
le o
r in
part
as d
irect
ed b
y th
e Su
perin
tend
ent.
2 8 29X
EIn
clud
e th
e Pr
ovis
iona
l Sum
for
Pow
er/ T
elst
ra
retic
ulat
ion
Item
115
0,00
0.00
150,
000.
00
29 30X
EAd
d fo
r pro
fitIte
m30 31
XE
Add
for a
ttend
ance
Item
Incl
uded
31 31TO
TAL
FOR
EXT
ERN
AL E
LEC
TRIC
LIG
HT
AND
PO
WER
227,
724.
00
Roeb
uck
Bay
Cara
van
Park
Page
30
of 3
4XE
Ele
ctric
Lig
ht a
nd P
ower
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
191
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
0EX
TER
NAL
SER
VIC
ES0 0 0
EXTE
RN
AL C
OM
MU
NIC
ATIO
NS
0 0N
otes
0 0N
ote
No.
10 0
This
trad
e ha
s N
OT
been
mea
sure
d in
acc
orda
nce
with
the
Aust
ralia
n St
anda
rd M
etho
d of
M
easu
rem
ent o
f Bui
ldin
g W
orks
. The
Con
tract
or
shal
l pric
e th
e fo
llow
ing
item
s w
ith c
aref
ul a
ttent
ion
to th
e D
raw
ings
and
Spe
cific
atio
n to
app
reci
ate
the
exac
t nat
ure
and
exte
nt o
f the
Wor
ks.
0 0N
ote
No.
20 0
Con
tract
or to
allo
w fo
r ful
l com
plia
nce
with
the
Qua
lity
Man
agem
ent r
equi
rem
ents
of t
he
Spec
ifica
tion
0 0N
ote
No.
30 0
Con
tract
or to
allo
w fo
r the
pro
visi
on o
f 'as
bui
lt'
draw
ings
, ope
ratin
g an
d m
aint
enan
ce m
anua
ls a
nd
all o
ther
requ
ired
docu
men
tatio
n. P
rice
to b
e br
oken
dow
n as
follo
win
g ite
ms.
0 0
Not
e N
o.4
0 0C
ontra
ctor
to a
llow
for t
he s
uppl
y, in
stal
latio
n,
test
ing
and
oper
atio
nal m
aint
enan
ce o
f the
Se
rvic
es to
geth
er w
ith a
ll as
soci
ated
wor
ks, t
o co
ver t
he w
hole
as
per S
peci
ficat
ion
and
rela
ted
draw
ings
0 0
Not
e N
o.5
0 0Th
e sc
ope
of th
e w
orks
incl
udes
for t
he e
xter
nal
com
mun
icat
ions
to b
e in
stal
led
to e
xter
nal a
reas
. Al
l tes
ting
and
com
mis
sion
ing
by o
n si
te c
ontra
ctor
.
0 0G
ener
ally
0 1X
CAl
low
for p
repa
ring
and
subm
ittin
g al
l nec
essa
ry 'a
s-bu
ilt' d
raw
ings
and
dia
gram
s an
d op
erat
ing
man
uals
for e
ach
inst
alla
tion
Item
1
Roeb
uck
Bay
Cara
van
Park
Page
31
of 3
4XC
Com
mun
icat
ions
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
192
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
1 2X
CAl
low
for p
rovi
ding
ser
vici
ng a
nd m
aint
enan
ce
man
uals
Item
1
2 3X
CAl
low
to p
rote
ct th
e en
tire
inst
alla
tion
durin
g co
nstru
ctio
n in
clud
ing
rem
ovin
g pr
otec
tion
mat
eria
ls u
pon
com
plet
ion
and
mak
ing
good
as
requ
ired
Item
1
3 4X
CAl
low
for s
ervi
ce a
nd m
aint
enan
ce d
urin
g w
arra
nty
and
defe
cts
liabi
lity
perio
dsIte
m1
4 5X
CAl
low
for t
estin
g an
d co
mm
issi
onin
g al
l ins
talla
tions
an
d pr
ovid
ing
copi
es o
f all
test
cer
tific
ates
Item
1
5 5EL
ECTR
ICAL
INST
ALLA
TIO
NS
5 5M
ains
Con
nect
ion
5 5G
ener
ally
5 6X
Cun
derg
roun
dIte
m1
6 6C
able
Car
riers
6 6C
ondu
its6 6
Gen
eral
ly6 7
XC
fixed
to b
uild
ing
face
sIte
m1
7 8X
Csp
ecia
l box
esIte
m1
8 9X
Cla
id in
tren
chIte
m1
9 10X
Cfit
tings
Item
110 10
Iden
tific
atio
n10 10
Gen
eral
ly10 11
XC
mar
king
con
duits
, cab
les,
equ
ipm
ent,
switc
hes
and
sim
ilar i
tem
s w
ith c
olou
r ban
ds, t
ags,
pla
tes,
ba
dges
and
the
like
Item
1
11 11Pi
ts/ t
renc
hes
11 11G
ener
ally
Roeb
uck
Bay
Cara
van
Park
Page
32
of 3
4XC
Com
mun
icat
ions
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
193
Item
Cod
eD
escr
iptio
nU
nit
Qty
Rat
e ($
AUD
)Pr
ice
($AU
D)
11 12X
Cpi
tsN
o0
12 13X
Ctre
nche
s (in
clud
ed in
ext
erna
l pow
er a
nd li
ght)
m0
13 13W
ork
Cov
ered
By
Oth
er S
ectio
ns in
Con
nect
ion
With
Ele
ctric
al In
stal
latio
ns13 13
Gen
eral
ly13 14
XC
Wor
k C
over
ed B
y O
ther
Sec
tions
in C
onne
ctio
n W
ith E
lect
rical
Inst
alla
tions
Item
115
,000
.00
15,0
00.0
0
TOTA
L FO
R E
XTER
NAL
CO
MM
UN
ICAT
ION
S15
,000
.00
Roeb
uck
Bay
Cara
van
Park
Page
33
of 3
4XC
Com
mun
icat
ions
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
194
14.4
X4.2
Tra
nspo
rtab
le b
uild
ing
(60.
48m
2)
Foot
ing
cost
Prec
ast C
oncr
ete
foot
ings
8
No.
587.
2546
98Fi
det
ails
8N
o.18
0.9
1447
.2Co
ncre
te sl
ab to
ver
anda
h3
m3
1500
4752
1089
7.2
180.
1786
m2
Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
195
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Roebuck Bay Caravan Park Master Plan – Brighthouse 2014
196