SSD14 6724 - ipcn.nsw.gov.auipcn.nsw.gov.au/resources/pac/media/files/pac/projects/2015/07/... ·...

MO/CS 14395 12 August 2015 Abigail Goldberg Chair, Determination Panel NSW Planning Assessment Commission Level 13, 301 George Street SYDNEY NSW 2000 Dear Abigail, SSD14_6724 - ADDITIONAL INFORMATION 60-78 REGENT STREET, REDFERN Thank you for the opportunity to discuss the proposed development of a new student accommodation facility at 60-78 Regent Street, Redfern. Following on from our meeting on Wednesday 5 August 2015 and your inspection of existing Iglu student accommodation facilities on 6 August 2015, we have set out additional information requested by the Commission in the following letter.

1.0 PROPOSED AMENDMENTS TO CONDITIONS The following sections outline suggested amendments to the conditions that were raised in our meeting, and a brief outline of the reasons for the suggested changes.

1.1 Condition B3 - Timing of Affordable Housing Contribution Recommendation: Condition be moved to Part E of the consent and all references to ‘Construction Certificate’ be replaced with the words ‘any Occupation Certificate’. Reason: Iglu intends to satisfy the affordable housing contribution in the form of an in-kind arrangement that would provide free accommodation within the Iglu student accommodation facility to indigenous students through a bursary or scholarship program. UrbanGrowth NSW and the Department have previously agreed to the imposition of a flexible condition to this effect (Attachment A). Should the PAC determine to approve the application, Iglu intends to commence construction in November 2015. Whilst Iglu have undertaken preliminary scoping of the bursary scheme, it is unlikely that Iglu would be able to finalise the details of this arrangement and gain the approval of both the NSW Department of Planning & Environment and UrbanGrowth prior to November 2015. Obtaining a memorandum of understanding in this timeframe is likely to be similarly challenging. Accordingly, it is proposed that this condition be deferred to the payment of the issuing of an Occupation Certificate. The proposed amendment to the condition would preclude any Occupation Certificate (including an interim OC) from being issued until either the alternate arrangement had been finalised or the equivalent monetary payment made, providing sufficient security that the contribution will be made. The condition of consent provides for the indexation of the contribution amount, and as such there would not be any net financial impact to UrbanGrowth as a result of this deferral.

60-78 Regent Street, Redfern Additional Information | 12 August 2015

JBA 14395 MO/CS 2

1.2 Condition B8 and Condition F9 – Signage Illumination Recommendation: Condition B8 and Condition F9 be deleted. Reason: Iglu provided the NSW Department of Planning & Environment with a lighting study (Attachment B). Based on an assessment of the location, size and type of signage proposed illumination levels will not exceed 5.5 lux at the nearest façade of 1 Lawson Street or 157 Regent Street, and will comply with Australian Standard AS4282-1997 Control of the Obtrusive Effects of Outdoor Lighting. All signs will be manufactured with dimmable LEDs that will allow for illumination levels to be adjusted as required following installation. The Department notes this assessment, but states that as the lighting has the ‘potential’ to impact on the amenity of adjoining residential buildings these signs should be removed. This is contrary to the expert report furnished upon the Department. The proposed illumination is dimmable, and as the long-term owner and operator of the building Iglu will be well positioned to adjust illumination to respond to any community concerns. In addition, the proposed signage at Iglu Redfern has been strongly architecturally integrated into the proposed building form. The proposed signage is located on a new building on a site designated as ‘Commercial Core’ under the Major Development SEPP. There are a number of other prominent illuminated rooftop signs within this precinct, notably the Deicorp signs on:

157 Redfern Street building (Redfern RSL) which was approved by NSW Land and Environment Court in late-2013 – see DeiCorp Construction Pty Limited v Council of the City of Sydney [2013] NSWLEC 1269; and

7-9 Gibbons Street building, which was approved by City of Sydney Council in June 2014 – see Development Application D/2014/656.

The illumination of signage within such a context is in keeping with the context, and it is noted that this does not appear to have been raised as an issue in public submissions. In light of the above, it is recommended that this condition be deleted and the signage be approved as proposed. Should the Commission wish to impose a condition to control the intensity of illumination, the consent issued by the City of Sydney for signage at 7-9 Gibbons Street contained the following condition was imposed to control light emissions:

(3) SIGN ILLUMINATION

(a) At no time is the intensity, period of intermittency and hours of illumination of the sign to cause objectionable glare or injury to the amenity of the neighbourhood and as such must be designed, installed and used in accordance with AS4282-1997 control of obtrusive effects of outdoor lighting.

(b) The sign(s) must not flash.

(c) If at any time substantiated complaints are made to Council about excessive glare or intensity of the signage illumination contrary to AS4282- 1997, then steps must be undertaken by the developer to reduce the impacts of the signage illumination through either lower intensity or reduced hours of illumination.

1.3 Condition E2 – Laneway Strategy Recommendation: Suggested deletions from the Department’s recommended condition are shown below in bold strike-through and additions are shown in bold italics.

Prior to the issue of an Occupation Certificate:

a) A laneway strategy shall be prepared and endorsed by the Secretary of the Department of Planning and Environment for the entire service laneway up to Redfern Street Laneway at the rear of the site. The laneway strategy shall:


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i. be prepared in consultation with all relevant landowners including the strata body of 157 Redfern Street and landowners of 56-58 Regent Street;

ii. consider options (including wall street art and potential lighting displays) to revitalise the laneway;

iii. outline how the works and installations will be delivered at the Iglu Redfern site relevant properties; and

iv. ensure that the proposed works/installations are endorsed by the relevant affected landowners.

b) The laneway strategy shall be implemented at a minimum for the site and an implementation timeline shall be in place for works and installations on adjoining sites.

Reason: The recommended amendments to this condition are to ensure that the terms of this condition are within Iglu’s power to fulfil. The laneway does not form part of the Iglu site, and the imposition of conditions requiring the endorsement of this strategy by adjoining land owners is impractical and beyond power.

2.0 OTHER MATTERS

2.1 Room size Iglu’s design philosophy is to provide well-designed and constructed bedrooms for students that provide a high level of functionality. The quality of the space, in terms of layout, functionality and access to natural light is far more important that any single numerical control. We trust that the Commission’s inspection of Iglu’s existing facilities at Chatswood and Redfern demonstrates the realisation of this design philosophy. Amenity in Iglu’s student accommodation, however, goes far beyond the student bedrooms. Students are encouraged to utilise communal spaces for study and leisure, with socialisation with other students being a key aspect in promoting student welfare and creating a positive accommodation experience. Provision of generous communal indoor and outdoor spaces, and on-site student services, is a key component of this strategy and is well in excess of minimum planning requirements. This strategy relies on a combination of design and operational prompts to ensure that students do not spend all of their free time in their rooms, and utilise the communal spaces in the manner intended. In summary, the current sizing of rooms proposed for Iglu Redfern are acceptable as:

students have very different requirements to typical boarding house residents, and are typically residents of this accommodation for shorter time periods;

the student lifestyle is typically more social, and students spend less time in their rooms and more time using communal areas than in a boarding house;

the site has good amenity in the local area, with students having access to the facilities of their respective tertiary education provider in addition to local areas of open space etc.;

students can choose between a higher level of privacy in their communal living/kitchen area of the bedroom cluster units or a more social setting in the Level 1 facilities;

Iglu furnishes each room and installs custom-made joinery suited to each room type, including built-in study desks, wardrobes and storage areas that allow for the more efficient use of space than would otherwise be achieved.

All units will be delivered in a modular system that has been purpose-designed to Iglu’s standards which have been formulated specifically to address the living requirements of students. This includes the provision of fixed wardrobes, beds and study desks that have been purpose-built based on student feedback. By contrast, the DCP controls are generic and cover both student accommodation and boarding house residents, who have very different living requirements. The DCP controls do not specify requirements for provision furniture, and as a result they do not take


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into account the significantly greater efficiencies that can be delivered through innovative design. Iglu’s purpose-designed bedrooms deliver a much higher quality and more efficient living space than the DCP controls require, and therefore achieve the objective of delivering a high standard of internal amenity despite the numerical non-compliance. Further to the above, the numerical departure from this spatial control needs to be considered in the context of other spatial controls under the DCP. As illustrated in Table 1, the proposed development significantly exceeds the total per-student areas required under the DCP for both indoor and outdoor areas. The allocation of internal space within the proposed Iglu facility reflects a more nuanced approach to internal design that recognises that students have a number of unique needs and characteristics. Application of broad controls that equate student accommodation to boarding house residents do not achieve this. Iglu’s proposed facility caters to a broader range of student needs. Private space is provided for students within well-designed bedrooms, with purpose built study desks, however, a range of more communal spaces are also provided reflecting the more social nature of student life. Communal spaces are provided for each cluster unit in addition to the larger area on Level 1. The indoor communal space on Level 1 has a total area of 359m2, significantly more than the 20m2 that is required under the DCP, and caters to a range of uses including:

lounge area;

games room;

media room;

meeting rooms; and

communal study area. These facilities are consistent with the facilities that Iglu delivers at its other student accommodation facilities in Sydney and Brisbane, and provide a very high level of amenity for students. In addition, this indoor communal area directly connects to the outdoor terrace and courtyard, which have a combined area of 373m2. This provides a spacious area for students to relax, socialise and enjoy a range of recreational activities that is well in excess of the requirement under the DCP. Table 1 – Summary of spatial allocation for each cluster bedroom occupant

Area DCP Control Provided Complies Bedroom (without kitchenette)

14.9m2 per person 13.44m2 per person No

Kitchen Area 1.5m2 per person 3.5m2 per person (minimum) PLUS 0.97m2 per student

Yes Communal Indoor Open Space

1.25m2 per person

Communal Outdoor Open Space

20m2 total (no per person control – would equate to 0.05m2 per person)

1m2 per student Yes

Total 17.70m2 per person 18.91m2 per person Yes We can confirm that the room sizes at the Iglu Chippendale facility are the same as those proposed at the Redfern facility. The approval of the Iglu Chippendale facility (22 August 2011) pre-dates the Sydney Development Control Plan 2012, and as such the current room size controls did not apply and the project was assessed on merit. These rooms perform well and have been found to meet student needs very well in Iglu’s experience of operating this facility. We note that the provisions of a Development Control Plan do not apply to State Significant Development in accordance with clause 11 of State Environmental Planning Policy (State and


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Regional Development) 2011, and accordingly the Commission is able to satisfy itself as to the merits of the proposed room sizes. We note that the Commission has now had the opportunity to inspect rooms at existing Iglu facilities at Chippendale and Chatswood which illustrate the high standard of design and functionality to specifically meets the needs of students. In addition to the above, we note that smaller bedroom sizes have been approved in a number of locations within Sydney and surrounds over recent years with room sizes smaller that nominally required by the City of Sydney DCP, as set out in Table 2 below. Table 2 – Summary of recent student accommodation approvals with bedroom sizes

Name Address Approval reference

Date of approval

Consent authority Net internal area (m2)

Urbanest Quay St1 83 Quay Street, Haymarket

D/2008/2103 2009 City of Sydney Council

13.44

Iglu Central2 1 Regent Street, Chippendale


13.38

Urbanest Sydney Central3

445 - 483 Wattle Street, Ultimo


13.52

Iglu Chatswood 73 Albert Avenue, Chatswood

2012 Willoughby City Council

13.44

Urbanest Cleveland St4 157 - 163 Cleveland Street, Redfern

SSD-4949-2011

16/05/2012 NSW Department of Planning

13.44

UniLodge @ Central Park - Kensington Street5

Central Park 3B, 3C & 10, Kensington Street

MP 11_0090 30/11/2012 NSW Department of Planning

13.15 (typical cluster

bedroom) UniLodge The Steps Central Park6

Central Park 4S, Abercrombie Street

SSD-5700-2012

23/12/2013 NSW Department of Planning

13.1

Urbanest Darlington7 150 - 152 City Road, Darlington


11.81

Urbanest Haymarket8 SICEEP The Haymarket SSD 6010 7/05/2014 NSW Department of Planning

10.3 + ensuite

Source: See footnotes

1 Reference: Report to Planning & Development Committee Meeting 4 May 2009, paragraph 28. 2 Reference: Drawing A3.001 Rev.3. Condition 1(a) of Notice of Determination. 3 Reference: Drawing DA-4001Re.A. Condition 1(a) of Notice of Determination. 4 Reference: Drawing DA 2.203 Rev.3 dated 14 November 2011. Condition A2 of Instrument of Approval. 5 References: Drawing A-503 (May 2012) – 5-bed cluster unit. DP&E Assessment Report, page 28. 6 PA-A-6702 Typical Apartment Layouts – Multishare Apartment Rev.03, Instrument of Approval SSD-5700-2012

Condition A2 7 Reference: Drawing A05.02 Rev.C dated 25 October 2012. Condition (1) of Notice of Determination D/2012/1658

issued 19 February 2013. 8 References: Response to Submissions Report prepared by JBA (January 2014), page 25. DP&E Assessment Report,

page 41. Drawing DA2101 Rev.9 (stamped) prepared by AJ&C.


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2.2 Laundry Facilities Council’s submission states that “the communal laundry proposes a total of 10 washing machines/dryers [1 per 37 students], which falls short of the 30 required by Sydney DCP 2012 [1 per 12 students]”. This matter has been previously dealt with by the NSW Department of Planning & Environment on a number of State Significant Development student accommodation projects throughout the City of Sydney. In particular, we quote the following comments from the Department’s assessment of a recent modification to the student accommodation development at Block 4S Central Park, Chippendale (SSD 5700-2012 MOD 1):

the provision of 26 washing and drying machines for 770 students is consistent with the previously approved ratio of 1:29.5;

other student accommodation developments within the Central Park development operate successfully with laundry facilities at a ratio of 1:45 and 1:50;

each machine is to be between 8-9 kg which exceeds the SDCP 2012 requirement of 5 kg; and

the proposed machines to be installed are designed to ensure water efficiency, reduced waste and user wait times.

We have appended a letter written by UniLodge in relation to the Block 4S application at Central Park (Attachment C) which notes that in its portfolio of 2,338 beds their ratio of 1 washing machine/dryer per 53 beds operates without issue. This is consistent with Iglu’s experience across its two operating facilities in Sydney. In this respect, we note again that the Sydney DCP 2012 provides controls for laundry facilities that apply to boarding houses and student accommodation facilities without any distinction between the uses or users of these facilities. Students have far greater flexibility in the scheduling of their laundry usage due to the greater flexibility in class timetabling and university contact hours. As such, the proposed laundry facilities for Iglu Redfern are considered to be more than adequate.

2.3 Bike Parking Iglu is confident that the bike parking that is proposed in accordance with Council/ Transport for NSW requirements will not be fully utilised, and that the upper level bike parking facility will not be required. Accordingly, it is not expected that there will be any movement of bicycles between the mezzanine-level bike store whilst there is capacity within the ground level storage room. Surveys of bike usage at Iglu’s two existing Sydney facilities were undertaken on two days during the evening when all bikes could be expected to be in storage. The results of these surveys are provided below:

Iglu Chippendale

– 23/10/2014: 3 bikes present, 98 students present, 1 per 33 occupants – 18/02/2015: 3 bikes present, 98 students present, 1 per 33 occupants

Iglu Chatswood

– 23/10/2014: 7 bikes present, 260 students present, 1 per 37 occupants – 18/02/2015: 6 bikes present, 292 students present, 1 per 48 occupants

This utilisation reflects just 10% of the bike parking required by Council/ Transport for NSW. In addition to Iglu’s experience of operating student accommodation in Sydney, Table 3 below summarises the provision of bike parking at other student accommodation facilities that demonstrates similarly low provision of bike parking. The Council/Transport for NSW requirement at Iglu Redfern provides a much higher number of bike spaces per student than at equivalent facilities throughout Sydney.


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Table 3 – Summary of bike parking at other student accommodation Proponent Project DA Reference Bicycle parking provided per

student Iglu Regent St, Chippendale D/2011/515 1 per 3.1 beds Urbanest 175 Cleveland St, Redfern SSD 14_6371 1 per 5 beds Urbanest 157 Cleveland St, Redfern SSD 4949-2011 1 per 3.4 beds Urbanest 83 Quay St, Haymarket D/2008/2103 1 per 2.7 beds Urbanest City Rd, Camperdown D/2012/1658 1 per 2.7 beds Urbanest Wattle St, Glebe D/2012/864 1 per 7.7 beds UTS Peter Johnson Building, Harris St,

Ultimo MP 09_0021 1 per 10.2 beds

Iglu Albert Ave, Chatswood 1 per 4.9 beds Iglu Mary Street, Brisbane 1 per 6.1 beds Iglu Regent Street, Redfern SSD 14_6724 1 per 2.5 beds proposed

2.4 Energy Efficiency An ESD Report was prepared by EMF Griffiths and exhibited with EIS (Attachment D). Energy and water are included in the flat rate charge to students for accommodation, so it is in Iglu’s interests to manage and minimise water and energy consumption throughout the building. Electrical installation has a metering and monitoring system that allows Iglu to manage and report energy usage on a unit by unit basis compared to a target usage for the various types of units. Each month where units use energy above the target usage Iglu then undertakes inspection of those units to determine why the energy usage is higher than the target, and will discuss opportunities to reduce consumption with students where this is possible. Iglu installs a display screen in the common lobby where residents can see the energy usage for their unit and how that is tracking against the target in order to promote awareness amongst students. The mechanical installation has an energy management system that allows Iglu to set temperature limits and automatically shut down all systems at preset times – normally every 2 hours during the daytime. Each bedroom and studio room has an energy controller in each room that requires the resident access card to be inserted to energize the room lights and power to the A/C head. This allows for ventilation to be operated within minimal wastage, and students are educated as necessary on the operation of these units and the relationship with energy consumption.

2.5 Fire Engineering A Building Code of Australia (BCA) Assessment Report was prepared by Steve Watson & Partners and exhibited with the EIS (Attachment E). The report confirms that the proposed building design is capable of complying with the BCA subject to the implementation of the report’s recommendations as part of detailed design. Conditions B1 of the recommended conditions of consent requires that the proposed building be constructed in accordance with the BCA, which includes provisions in relation to fire safety, building protection, emergency egress and other matters. Similarly, section 109H prevents the issue of an Occupation Certificate unless a building is suitable for occupation or use in accordance with its classification under the Building Code of Australia. A report by Olsson Fire & Risk Pty Ltd has been provided at Attachment F of this letter which demonstrates that acceptable fire safety measures are able to be implemented within the building in satisfaction of the BCA, including for egress from the building at the ground plane.


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Accordingly, the Commission can be satisfied that the building will be constructed in a manner to ensure that all relevant fire safety measures are incorporated prior to commencement of operations.

2.6 Accessibility Condition B19 requires that the final building is designed and constructed in accordance with the Building Code of Australia in order to provide access and facilities for people with a disability. An Accessibility Statement was prepared by Architecture & Access and exhibited with the EIS (Attachment G). The lobby depth in front of lifts on each student accommodation is proposed to be 1850mm, which provides sufficient space for a person in a wheelchair to manoeuver in accordance with the relevant provision of the BCA, Australian Standards and the Disability Discrimination Act (Access to Premises - Buildings) Standard. The project team is not aware of any greater standard than these requirements, and note that any modification to these lobbies would be in excess of practical requirement s and would require the size of some rooms to be reduced to accommodate this within the floorplate. An addendum statement is being prepared by Architecture & Access to specifically deal with the Commission’s query, and this will be provided under separate cover shortly. Similarly, all corridor widths on all student accommodation levels (and all other communal spaces within the building) comply with these requirements. As such, the Commission can be satisfied that accessible paths of travel will be provided throughout the building in accordance with the applicable standards.

3.0 CONCLUSION We trust that the above information provides the Commission with sufficient information to determine the project. Should you have any queries about this matter, or require any further additional information, please do not hesitate to contact me on 9409 4961 or at [email protected]. Yours faithfully,

Michael Oliver Senior Planner Attachments:

Attachment A – Email from UrbanGrowth regarding flexible affordable housing contribution

Attachment B - Lighting and Illumination Study prepared by Point of View

Attachment C - Letter from UniLodge in relation to Block 4S

Attachment D - ESD Report prepared by EMF Griffiths

Attachment E – BCA Assessment report prepared by Steve Watson & Partners

Attachment F - Fire Engineering Statement prepared by Olsson Fire & Risk Pty Ltd

Attachment G - Accessibility Statement prepared by Architecture & Access

mailto:[email protected]

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Michael Oliver

From: Simon Truong <[email protected]>Sent: Thursday, 26 March 2015 4:20 PMTo: Michael OliverCc: Amy WatsonSubject: FW: SSD 6724 - Response to Submissions for Mixed Use Student Accomodation

Development at 60-78 Regent Street, Redfern

Michael, Urban Growth NSW response to RtS FYR. Regards Simon Truong|Senior Planning Officer|Industry, Key Sites and Social Projects|NSW Department of Planning and Environment www.planning.nsw.gov.au Room 303, 23 - 33 Bridge Street, NSW SYDNEY 2000|GPO Box 39 SYDNEY NSW 2001|: 02 9228 6457| :[email protected]

From: Sarah Glennan [mailto:[email protected]] Sent: Thursday, 26 March 2015 4:12 PM To: Simon Truong Cc: Amy Watson Subject: RE: SSD 6724 - Response to Submissions for Mixed Use Student Accomodation Development at 60-78 Regent Street, Redfern Hi Simon, Thank you for the opportunity to provide a reply to the ‘Response to Submissions’ report prepared by JBA for 60‐78 Regent Street, Redfern. UrbanGrowth NSW Development Corporation requests imposition of a condition that acknowledges the contributions payable under the Redfern Waterloo Affordable Housing Contributions Plan. We agree to modification of the standard condition to allow an alternative arrangement that involves provision of affordable housing. We have drafted the condition of consent below for your review and inclusion in the determination, though we do note that this draft condition requires an assessment of existing floor space on the site.

Redfern-Waterloo Authority Affordable Housing Contributions Plan 2006 To contribute to the provision or refurbishment of affordable housing within the Redfern-Waterloo Operational Area, contributions are required in accordance with the Redfern-Waterloo Authority Affordable Housing Contributions Plan 2006. In accordance with Redfern-Waterloo Authority Affordable Housing Contributions Plan 2006, the levy is 1.25% of the additional total grossfloor area of the proposed development and is calculated at $76.83 per square metre (being the rate at 1 July 2014). Between the date of determination and the date the levy is required to be paid, the levy is indexed in accordance with the Building Price Index, Sydney as published in Rawlinson’s Australian Construction Handbook. This is in accordance with clause 25J(4) of the Environmental Planning andAssessment Regulation 2000 and Clause 9 of the Redfern-Waterloo Authority Affordable Housing Contributions Plan 2006. Pursuant to the Redfern-Waterloo Affordable Contributions Plan 2006, a contribution in the amount of $ 760,000 (subject to the confirmation of total additional floorspace) plus indexation in accordance with the Building Price Index is to be paid via bank cheque or deposit into the Redfern-Waterloo Fund (towards the provision of affordable housing within the Redfern Waterloo area). Proof of payment of this contribution to the UrbanGrowth NSW Development Corporation (UGDC) and calculation of any indexing, or an alternative arrangement for the provision of affordable housing as agreed in writing by UGDC and the Department of Planning and Environment, shall be provided to the Certifying Authority prior to the issue of a Construction Certificate. No deferred or periodic paymentsare permitted. Phone 9209 4220 to confirm indexed amount of the contribution, prior to preparation of a bank cheque made out to the UrbanGrowth NSW Development Corporation.

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A copy of Redfern-Waterloo Affordable Housing Contributions Plan 2006 is available for inspection at the offices of UGDC, Suite 3220,Bay 4 Locomotive Workshop 2 Locomotive Street Eveleigh NSW 2015 or from the website www.ugdc.nsw.gov.au.

Please feel free to call if you wish to discuss. Sarah Sarah Glennan Senior Development Manager www.urbangrowthnsw.com.au Urban Renewal Division Office, Level 16, 227 Elizabeth Street Sydney NSW 2000 p: (02) 9391 2906 m: 0475 820 324

From: Simon Truong [mailto:[email protected]] Sent: Thursday, 19 March 2015 1:58 PM To: Sarah Glennan Cc: Kerrie Symonds; Amy Watson Subject: SSD 6724 - Response to Submissions for Mixed Use Student Accomodation Development at 60-78 Regent Street, Redfern Dear Sarah, The Department has received a Response to Submissions (RtS) for the abovementioned proposal. The RtS is available at the below link for your information and review. http://majorprojects.planning.nsw.gov.au/index.pl?action=view_job&job_id=6724 Urban Growth NSW is invited to review the RtS and provide any additional comments to the Department. Should you wish to make a submission it would be appreciated as soon as possible within two weeks. Kind Regards Simon Truong|Senior Planning Officer|Industry, Key Sites and Social Projects|NSW Department of Planning and Environment www.planning.nsw.gov.au Room 303, 23 - 33 Bridge Street, NSW SYDNEY 2000|GPO Box 39 SYDNEY NSW 2001|: 02 9228 6457| :[email protected]

----------------------------------------------------------------------------------------- This message is intended for the addressee named and may contain confidential/privileged information. If you are not the intended recipient, please delete it and notify the sender. Views expressed in this message are those of the individual sender, and are not necessarily the views of the Department. You should scan any attached files for viruses. -----------------------------------------------------------------------------------------

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This email and any files transmitted with it are confidential and intended solely for the use of the individual or entity to whom they are addressed. If you have received this email in error, please advise immediately by return email. Unless the contrary is stated, the contents of this message do not necessarily represent the views or position of UrbanGrowth NSW. UrbanGrowth NSW does not represent or warrant that this message or any files transmitted to it are free from viruses or defects

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----------------------------------------------------------------------------------------- This message is intended for the addressee named and may contain confidential/privileged information. If you are not the intended recipient, please delete it and notify the sender. Views expressed in this message are those of the individual sender, and are not necessarily the views of the Department. You should scan any attached files for viruses. -----------------------------------------------------------------------------------------

DESIGN SCHEME REPORT J2818-SL-7000

IGLU STUDENT ACCOMMODATION SIGNAGE ASSESSMENT REPORT

IGLU P1

REVISION 01 09.04.2015

DESIGN SCHEME REPORT

IGLU SIGNAGE ASSESSMENT REPORT

J2818-SL-7000-P1 09.04.2015

PREPARED BY: SL

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POINTOFVIEW DESIGN PTY LTD ABN 32 139 612 767 www.pov.com.au Level 3, 207 Clarence Street, SYDNEY NSW 2000 Australia T +61 2 9818 6355 E [email protected] Unit 5, 15 Vere Street, COLLINGWOOD VIC 3066 Australia T +61 3 9017 4161 E [email protected]

1_PROJECT OVERVIEW

PointOfView have been engaged by Iglu to provide a calculation report which illustrates the luminance and resulting illuminance of the proposed “Iglu” signage. The signage is to be mounted approximately 60 metres above ground on the northern, eastern and southern facades of the new development at 60-78 Regent St, Redfern. This report has been prepared based on the information made available to PointOfView by the client, Iglu, the architects, Bates Smart and the signage manufacturer, designed craft. PointOfView has performed calculations on the worst case scenario, using the largest of the proposed signs, on the northern facade. Calculations were performed using industry standard lighting calculation software, AGi32. Actual measurements taken onsite may differ from the calculation results outlined in this report, due to the assumptions listed in Section 3.1, the accuracy of ies files from manufacturers and the limitations of the calculation software.

2_SIGNAGE PARAMETERS 2.1_SIGNAGE LOCATION Architectural drawings, including elevations and plans from Bates Smart were referenced to ascertain signage location on the building and the relationship of the signage to the site boundary lines and the adjacent buildings. Figure 1 illustrates a plan view of the locality with red dashed site boundary line, signage location noted and adjacent buildings included. Figures 2 & 3, below, show the location of the signage on the northern façade and the relationship with the building at 157 Regent St. Figure 4 is an east elevation and illustrates the relationship to the building at 1 Lawson St.

Figure 1. Plan view of locality with signage location indicated



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Figure 2. North elevation showing location of signage on northern façade

Figure 3. Location of signage on northern facade



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Figure 4. East elevation showing relationship of northern façade to 1 Lawson St

The figures above indicate the developments at 1 Lawson St and 157 Regent St will have occupants at the same height as the proposed location of the sign. 2.2_SIGNAGE SPECIFICATION Drawings and dimensions of the sign were provided by designed craft and are shown in Figure 5 below. The depth of the letters was stated as being 125mm. designed craft informed PointOfView the edges of the signs are constructed of opal acrylic and the transmittance was stated as being 33.3%. The front face has an orange vinyl film adhered to it. designed craft was unable to provide the transmittance values of the front orange vinyl face of the sign. PointOfView estimated the transmittance to be 20%.



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Figure 5. Drawings of signage from designed craft

2.3_LUMINAIRE SPECIFICATION The luminaires used in the sign are small LED modules connected in a daisy chain manner. designed craft provided PointOfView with the following information specification on the LED used: SMD 5050 3 LED modules with Epistar chip, colour 5000K, 67.5 lm and 0.64 W per module. An ies file of this exact LED module could not be provided. PointOfView used an equivalent LED module for the calculations, namely Tridonic Talexx Chain Crystal Select. Figure 6 shows the photometrics, performance and technical characteristics of the luminaire used in the calculations.



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Figure 6. Technical parameters and photometrics of Talexx LED modules



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2.4_LUMINAIRE LAYOUT The LED modules used in the sign are fixed to the rear backing plate of the sign and face the front of the sign. An exact layout could not be provided. The layout used in the calculation is an estimate, based on the information available to PointOfView, and is shown in Figure 7, below.

Figure 7. Layout of Talexx LED modules used in calculations



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3_CALCULATION SUMMARY Calculations were undertaken using industry standard lighting calculation software, AGi32. Both luminance and illuminance calculations were conducted. Figure 8 shows the 3-D model constructed using AGi32 software.

Figure 8. 3-D rendering of model construction for calculations

3.1_ASSUMPTIONS The following lists the assumptions made in the calculations performed by PointOfView:

Transmittance of the front orange face of the sign was estimated to be 20%. This assumption was based on the fact that the opal acrylic sides were stated as being 33.3%, and the front has an orange coloured vinyl film which would further reduce the transmittance.

The layout of the luminaires was based on estimates and descriptions provided by designed craft. designed craft were unable to provide an exact layout.

The performance and output of the luminaire used in the calculations was a best fit, based on lumen output and information provided by designed craft. The luminaire used in the calculations is one that is commonly used in signage applications similar to this. designed craft were unable to provide an ies file of the exact luminaire installed in the signage.

All illuminance calculations were based on the effect of the signage lighting ONLY.

Light loss factors were kept at zero, allowing the calculations to reflect the initial output of the sign when installed.



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3.2_LUMINANCE Luminance calculations were performed on the sign, using the layout shown in Figure 7. The false colour rendering, in Figure 9 below, indicates the maximum luminance of the sign is approximately 400 cd/m2, with an average luminance of approximately 200 cd/m2.

Figure 9. False colour rendering showing the calculated luminance of the sign



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3.3_ILLUMINANCE Illuminance levels vary depending on proximity to a light source, in this case the signage. Therefore, illuminance was calculated at critical locations with respect to the sign location. Figure 10, below, shows the locations of each vertical calculation plane. The vertical calculation planes span from the height of the top section of the sign to the ground, as shown in Figure 11. Calculation points for illuminance were spaced at 1m square grid on the planes shown in Figure 10.

Figure 10. Plan view showing vertical calculation planes used for illuminance calculations



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Figure 11. North elevation showing heights of vertical calculation planes used for illuminance calculations Table 1, below, shows the calculation summary for the five vertical planes. The maximum illuminances on all calculation planes were, as expected, at the same RL as the sign. The maximum illuminance was calculated at 153 lux. This is on the Northern Site Boundary which is within 2.5m of the sign. On the Lawson St façade, at the same RL as the sign and approximately 26m away, the illuminance drops down to 5.1 lux. The maximum illuminance on the façade of 157 Regent St was calculated as 3.6 lux.

Table 1. Calculation summaries for illuminance on vertical planes



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PROJECT

60-78 REGENT STREET

DA

ESD REPORT

IGLU

Client

EMF GRIFFITHS

Sustainability Consultants

ISSUE B

NOVEMBER 14 2014

Project No S214666

EMF GRIFFITHS – SUSTAINABILITY CONSULTANTS

i Iglu, 60-78 Regent Street DA ESD Report – Issue B S214666DAESDRevB-mpr – November 14 2014

INDEX

SECTION 1 INTRODUCTION 1

SECTION 2 ESD INITIATIVES 2

SECTION 3 COMPLIANCE WITH PRINCIPLES OF SUSTAINABLE DEVELOPMENT 3

SECTION 4 CONCLUSION 6


1 Iglu, 60-78 Regent Street DA ESD Report – Issue B S214666DAESDRevB-mpr – November 14 2014

SECTION 1 INTRODUCTION

EMF Griffiths have been engaged by Iglu Pty Ltd as the building services and sustainability consultants for this student accommodation project at 60-78 Regent Street, Redfern. ESD, or environmentally sustainable design, has been described as: ‘....using, conserving and enhancing the community’s resources so that ecological processes, on which life depends, are maintained, and the total quality of life, now and in the future, can be increased’ Buildings consume 32% of the world’s resources, including 12% of the world’s fresh water and up to 40% of the world’s energy. Buildings also produce 40% of waste going to landfill and 40% of air emissions. This report sets out to describe the building’s ESD initiatives to demonstrate inclusion of good practice sustainability initiatives.



SECTION 2 ESD INITIATIVES

The regulatory framework applicable to this building type is outlined within Section J of the BCA, which describes the objective to reduce greenhouse gas emissions. BCA Section J compliance for this project is being established using the JV3 methodology which ensures that that design of the building’s passive thermal performance is optimised to suit its situation. This process will demonstrate that the building performs better than the minimum requirements of Section J. The SEARs for this project reference BASIX, but this is not applicable to this type of building. However, specific measures have been adopted to ensure that the performance of energy and water efficiency is comparable to what would be required under BASIX. These specific initiatives are described as follows: Energy efficient LED lighting Occupancy sensing and switching of lighting Facility to power-off unoccupied spaces Extensive electrical metering and monitoring High efficiency VRF air-conditioning system Centralised air-conditioning controls to turn off A/C systems after 2 hours run time and limit temperatures Low flow hydraulic fixtures High efficiency instantaneous gas hot water system Extensive water metering and monitoring



SECTION 3 COMPLIANCE WITH PRINCIPLES OF SUSTAINABLE DEVELOPMENT

Sustainable development can be assessed against a number of key principles that address the wide range of sustainability that extends well beyond the standard inclusions of energy efficiency and water conservation. This project’s responds to the principles of sustainable development as follows: Principle 1 Establish Agreed Sustainable Design Values

From the outset, the team have been collaboratively engaged in setting the ESD objectives. Through workshops and meetings, a Green Plan will be put into action that allows the ESD initiatives to be constantly reviewed and tracked.

Principle 2 An Integrated and Collaborative Design and Construction Process

The Green Plan process engages the design, management and construction team throughout the building delivery processes.

Principle 3 Design for the Local Environment

While responding sympathetically to the character of the neighbourhood, the contemporary design of this development nevertheless draws on the principles of passive building envelope design. The façade design and selection of materials will be analysed using dynamic thermal modelling to resolve a solution that meets and exceeds BCA Section J requirements. This is addressed by optimised levels of insulation and glazing thermal properties.

Principle 4 Protect and Restore the Natural Ecosystems

The site is in the urban environment and has previously been built on, so opportunities for protection and restoration of natural ecosystems is limited. However, concentrating residential units in a single building in the denser urban environment ensures a better outcome for the protection and restoration of natural ecosystems than building the same number of residential units on a greenfield site.

Principle 5 Utilise Land Appropriately

Located on the urban environment, the development type is ideally suited to this site.

Combination commercial and residential uses allows for access to a wide range of building users, encourages activity at street level and integration of the development into the local community.

The location encourages non car-based transportation and pedestrian use, which encourages community engagement with local businesses and facilities

The design of the building exploits the possibilities for passive solar heating and cooling.



Principle 6 Integrated Water Management

An integrated water management strategy will be implemented with the aim of minimising water into and out of the site. Strategy will include

Water efficient fixtures and fittings Reducing the potable water associated with irrigation Extensive metering to allow usage to be monitored and managed.

Other water recycling and reprocessing options will be considered and judged on their merits.

Principle 7 Managing Energy Use

Preliminary energy modelling has been undertaken to ensure the development meets industry best practice standards of energy efficiency. Orientation, shading and the building fabric ensure that supplementary heating and cooling of the building is minimised and the principles of passive solar heating and cooling are being exploited where possible. Energy Use will be minimised via the use of

Energy efficient lighting and a control system that ensures operational efficiency. Design to ensure good access to daylighting, plus management of electric lighting to

maximise use of available daylight Energy efficient appliances Ongoing monitoring and building services management to ensure efficient operation of

installed systems into the future.

Principle 8 Select Appropriate Building Materials

Materials will be selected on the basis of thermal performance, embodied energy and degree of recycled content. Consideration will take into account factors such as whether or not they are durable and fit for purpose, reusable, recyclable and adaptable.

Principle 9 Manage Waste

A comprehensive waste management plan will be implemented during the construction phase to encourage reuse and recycling of construction waste generated on site and to minimise the amount of construction waste going to landfill. Clearly identifiable and distinct waste recycling areas are being included in the building in addition to general waste areas, easily accessible to all building users. Building users will be informed about the waste facilities via the Building Users’ Guide.

Principle 10 Cost Efficiency

Elements throughout the building have been considered on a whole of life cost analysis rather than capital cost. Where lifecycle analysis supports a higher initial spend, those options have been considered. The cost efficiency of the development is being controlled via

choosing a design which is appropriate for the site and a site appropriate to the intended use specifying standard sizes where possible repetition of layouts and building elements to encourage ease and efficiency of production using locally sourced materials where practical energy efficiency of building systems ongoing monitoring and control of building systems building management



Principle 11 Healthy Indoor Environments

This development encourages the creation of healthy indoor environments via the use of

good daylighting, shading to ensure glare control and limited solar heat gain controlled acoustic design use of low VOC content and low formaldehyde materials

Principle 12 Supporting Green Transport

The high density of this development in this urban environment encourages development of non-car based transportation due to its proximity to community facilities and access to public transport. The development supports green transport and encourages an active, healthy lifestyle.

Principle 13 Adaptable Buildings and Spaces

The basic structure of the high-rise building, consisting of a concrete skeleton and structural core for lifts and services is reusable by its nature and able to be refitted at a future date. The shallow footprint required for the tower ensures that the building use is adaptable to all commercial/ residential/ hotel/ serviced apartment type functions. The building design ensures the development can be used by people of different abilities with minimal risk of injury by incorporating level entries, exits and internal thresholds and lift access to all floors and internal design features that ensure ease of mobility and safe operation for all users.

Principle 14 A Safe and Diverse Community

This mixed use of student accommodation and commercial premises ensures a diversity of use and constant levels of activity. This contributes to the vibrancy of the area, and in maintaining the activity at street level at all times of the day, there are opportunities for casual surveillance and continuous community monitoring.

Principle 15 Inform the Owner and End User

An education programme to inform the building users about the development’s sustainability credentials will be initiated via induction and a Building Users’ Guide will be adopted to encourage the building to be operated in an ongoing environmentally sensitive manner.



SECTION 4 CONCLUSION

The development at 60-78 Regent Street, Redfern is committed to ensuring minimal impact on the environment by addressing the following issues in its design and operation:

Involvement and commitment of the design team at every stage of the design and construction process;

Shading and daylighting;

Materials;

Integrated water management;

Energy efficiency;

Waste management;

Cost efficiency;

Healthy indoor environments;

Green transportation;

Adaptability of building structure and spaces;

Community engagement;

Safety and security of building users and the wider community;

Ongoing monitoring and management. This demonstrates a responsible approach to the many facets of sustainability in the built environment.

Iglu Redfern

BCA Assessment Report

REPORT 2014/1703 R1.1

November 2014

2014/1703 R1.2 BCA Assessment: Iglu Redfern Page 2 of 55

S:\Jobs\2014 Jobs\2014-1703 Iglu Redfern\BCA Report\20141120 Iglu Redfern BCA Report R1.2.doc

Report Revision History Revision Date Reason for Revision Prepared by Reviewed Approved by

R1.0 3/11/14 Draft Jason Krzus

David Cartwright

Guiseppe Graziano

R1.1 13/11/14 Final – updated

comments R1.2 20/11/14 Final – minor update



EXECUTIVE SUMMARY

An assessment of the proposed design of an eighteen (18) storey student accommodation building with ground floor retail tenancies and dance studio has been undertaken against the Deemed-to-Satisfy provisions of the relevant sections of the BCA. The assessment has revealed that in order to comply a number of issues need to be resolved.

Section 8 of this report details the non-compliances identified that are proposed to be addressed as an Alternative Solution to satisfy the Performance Requirements of the BCA:

1. Reduced Fire Resistance Levels to bounding construction of bedroom sole-occupancy units, retail compartment and public corridor on level 1;

2. Protection of openings to northern and southern boundaries;

3. Protection of doorways within bounding construction walls;

4. Fire rating of service penetrations through bounding construction walls;

5. Numbers of exits provided to basement, retail tenancies and mezzanine level;

6. Exit travel distances from within sole-occupancy units and non-sole-occupancy unit areas;

7. Protection of path of travel from discharge of fire-isolated exits;

8. Number of accessible sole-occupancy units;

9. Location of and radiant heat protection of fire brigade booster assembly;

10. Location of sprinkler alarm valve room;

11. Access location and change of level to the fire control room;

12. Alternative smoke hazard management system in lieu of stair pressurisation system;

13. Deletion of exit directional signage from cluster units;

14. Reduction of sound insulation rating to sole-occupancy unit (cluster bedroom) walls.

The following key issues require attention during design development:

1. Egress from courtyard area on level 1;

2. Operation of latch details and swing direction to security gates in laneways;

3. Details of protection of window openings;

4. Design of key essential services compliance eg fire hydrant, sprinkler systems;

5. Design of fire control room requirements;

6. Provisions of floor wastes to bathroom and laundries;

7. Provision of ambulant sanitary facilities for male and females.

Whilst not precluding the issue of a Construction Certificate, it is noted that many detailed design issues are not indicated on the drawings. These issues are designated “Compliance Readily Achievable” in the “Status” column of the assessment at Appendix B of the report and should be resolved prior to construction. Key issues should be clarified with SWP prior to construction.



TABLE OF CONTENTS

1. INTRODUCTION 5

2. PURPOSE 5

3. SCOPE AND LIMITATIONS 5

3.1. SCOPE 5 3.2. LIMITATIONS 5

4. STATUTORY FRAMEWORK 5

4.1. NEW WORK 5 4.2. RESIDENTIAL FLAT DEVELOPMENT 6

5. METHODOLOGY 6

5.1. PROCESS ADOPTED 6

6. DESCRIPTION OF PROPOSED DEVELOPMENT 6

7. ASSESSMENT DATA SUMMARY 6

7.1. ASSUMPTIONS 7 7.2. INTERPRETATIONS 7 7.3. BUILDING CHARACTERISTICS 8 7.3.1. CLASSIFICATION 8 7.3.2. SUMMARY OF CONSTRUCTION DETERMINATION 8

8. ISSUES REQUIRING RESOLUTION 8

8.1. ITEMS REQUIRING ADDITIONAL DETAILS OR DOCUMENTATION 8 8.2. ALTERNATIVE SOLUTIONS PROPOSED / REQUIRED 10

9. ISSUES TO BE RESOLVED PRIOR TO CONSTRUCTION 13

10. STATUTORY FIRE SAFETY MEASURES 16

11. CONCLUSIONS 16

12. APPENDIX A – DETAILED ASSESSMENT DATA 17

12.1. FLOOR AREAS AND VOLUMES 17 12.2. NOMINATED FIRE COMPARTMENTS 17

13. APPENDIX B – CLAUSE BY CLAUSE ASSESSMENT 18

13.1. SECTION B – STRUCTURE 18 13.2. SECTION C - FIRE RESISTANCE 19 13.3. SECTION D – ACCESS AND EGRESS 23 13.4. SECTION E – SERVICES AND EQUIPMENT 33 13.5. SECTION F – HEALTH AND AMENITY 39 13.6. SECTION G – ANCILLARY PROVISIONS 44 13.7. SECTION H – SPECIAL USE BUILDINGS 44 13.8. SECTION J – ENERGY EFFICIENCY 44

14. APPENDIX C – REFERENCED DOCUMENTATION 50

15. APPENDIX D – CONSTRUCTION DETAILS 51

16. APPENDIX E – ENERGY EFFICIENCY R-VALUES 52

17. APPENDIX F – STATUTORY FIRE SAFETY MEASURES 55



1. INTRODUCTION

This report presents the findings of an assessment of the design of a eighteen (18) storey student accommodation building with ground floor retail tenancies and dance studio against the Deemed-to-Satisfy (DTS) provisions of the relevant sections of the Building Code of Australia (BCA).

It has been prepared by building regulations consultants and certifiers Steve Watson and Partners for Iglu Pty Ltd

2. PURPOSE

The purpose of this report is to provide an assessment of the design documentation for the proposed project against the current requirements of the BCA.

The assessment is undertaken for the purpose of, and to the extent necessary for, for submission with the Development Application to Council under Part 4 of the Environmental Planning and Assessment Act.

3. SCOPE AND LIMITATIONS

3.1. SCOPE

The scope of this assessment is limited to the design documentation referenced in Appendix C of this report.

3.2. LIMITATIONS

The following limitations apply to the assessment:

The plans are assessed to the extent necessary for submission with the Development Application to Council under Part 4 of the Environmental Planning and Assessment Act. This means the design has been assessed to be capable of complying with the BCA without necessarily having all the details required to issue a Construction Certificate.

Details in regard to access for people with disabilities have been assessed to the extent of the deemed-to-satisfy provisions of the BCA only. An assessment against AS 1428 is outside the scope of this report.

The assessment does not consider the requirements of legislation other than the nominated sections of the EP&A Act which might address building works such as OH&S, Construction Safety or the like.

Generally the assessment does not incorporate the detailed requirements of the Australian Standards.

4. STATUTORY FRAMEWORK

The following table summarises the key statutory issues relating to fire safety and the BCA in relation to the certification of new building works.

Issue EPAR Clause Ref

Comment Relevant section of this report

New Work 145 All new works must comply 8 and 13

4.1. NEW WORK

Clause 145 of the Environmental Planning and Assessment Regulation 2000 (EPAR) requires that all new work comply with the current requirements of the BCA.

This means that all works proposed in the plans are required to comply but that existing features of



an existing building need not comply with the BCA unless required to under other clauses of the legislation.

4.2. RESIDENTIAL FLAT DEVELOPMENT

Clause 143A of the EPAR requires a qualified designer to provide a statement that verifies that the plans and specifications achieve or improve the design quality of the development having regard to the design quality principles set out in Part 2 of the State Environmental Planning Policy No. 65 – Design Quality of Residential Flat Development (SEPP 65) prior to the issue of a Construction Certificate.

Clause 154A of the EPAR requires a qualified designer to provide a statement that verifies that the residential flat development achieves the design quality of the development as shown in the plans and specifications having regard to the design quality principles set out in Part 2 of SEPP 65 prior to issuing an Occupation Certificate.

5. METHODOLOGY

5.1. PROCESS ADOPTED

The following method of assessment has been used in the preparation of this report:

1) Determine the basic assessment data for the building.

2) Assess the design of the building against the current Deemed-to-Satisfy requirements of Sections B, C, D, E, F, G, H and J of the BCA. Establish the status of each clause into the following categories:

a) Clause is administrative information only (Noted). b) Clause is or is not relevant to the proposed work (Applicable or Not Applicable). c) The proposed work complies with the requirements of the clause (Complies). d) Compliance with the requirements of the clause is unable to be determined from the

documentation provided (Compliance Readily Achievable). A recommendation in the “Comments” column will indicate what is required to achieve compliance. The design and construction teams are responsible to ensure compliance is achieved.

e) Compliance with the requirements of the clause is unable to be determined from the documentation provided. Additional details or relevant information required to verify compliance (Additional Details Required);

f) Proposed work does not comply with the requirements of the clause (Does Not Comply). An indication will be given in the Comments field as to the nature of the issue and whether an alternative solution has been proposed to address the issue.

g) Proposed work is to be addressed on a performance basis via an Alternative Solution satisfying the relevant Performance Requirements. (Alternative Solution).

3) Nominate the status of the design against each BCA requirement.

4) Provide comments against each BCA requirement as appropriate

6. DESCRIPTION OF PROPOSED DEVELOPMENT

The proposed development comprises a eighteen (18) storey student accommodation building with ground floor retail tenancies and dance studio located at 60 – 78 Regent Street, Redfern.

7. ASSESSMENT DATA SUMMARY

The following basic assessment data has been drawn from the provisions of the BCA 2014.



7.1. ASSUMPTIONS

Assumptions made in the preparation of this report are listed below:

1. Nil

7.2. INTERPRETATIONS

A number of issues within the BCA are recognised to be interpretive in nature. Where these issues are encountered, interpretations are made that are consistent with Standard Industry Practise and/or Steve Watson & Partners policy formulated in regard of each issue.

1. Each individual bedroom has been classified as a sole-occupancy unit for the purposes of the BCA.



7.3. BUILDING CHARACTERISTICS

The following assessment data has been drawn from the provisions of the BCA.

7.3.1. Classification

The significant spaces in the proposed design have been classified in accordance with the requirements of Clause A3.2 of the BCA and are summarised in the table below:

Floor Space Classification

Basement Ancillary services 3

Ground Student accommodation lobby and back of house

3

Retail 6

Dance studio 9b

Mezzanine Ancillary store to student accommodation

3

Levels 1 to 17 Student accommodation 3

7.3.2. Summary of construction determination

The type of construction required for the proposed design is summarised in the table below. Refer to appendix B for further detailed assessment data on the proposed development.

Classification 3, 6 & 9b

Number of storeys contained 20

Rise in storeys 19

Type of construction required A

Effective height 53.43m (Level 17 RL 82.8) – (Ground floor lowest RL 27.37)

8. ISSUES REQUIRING RESOLUTION

8.1. ITEMS REQUIRING ADDITIONAL DETAILS OR DOCUMENTATION

The following items have been identified which require further details or documentation to be provided to ensure compliance is achieved before issuing the Construction Certificate.

Item DTS Clause Description Requirement to Satisfy BCA

1. B1.6 A Class 3 building in a flood hazard area must comply with the ABCB Standard for Construction of Buildings in Flood Hazard Areas.

Confirmation will be required as to whether the building is located within a flood hazard area.

2. D1.4 Access to and from the courtyard is to be shown so as to assess travel distances from this area.

Amended plans to be provided to undertake this assessment.

3. D2.21 The operation of latch provisions will also apply to the security gates located at the three ends of the laneways.

Details will be required to be provided prior to the issue of the Construction Certificate.




4. D2.24 Window openings must be provided with protection if the floor below the window is 2m or more above the surface beneath in the bedrooms of Class 2 buildings.

The openable portion of the window must be protected with

a) a device to restrict the window opening or

b) a screen with secure fittings

A device or screen required must:

- not permit a 125mm sphere to pass through the window opening or screen; and

- resist an outward horizontal action of 250N against the window restrained by a device or screen protecting the opening and have a child resistant release mechanism if the screen or device is able to be removed, unlocked or overridden.

Details of compliance will be required to be provided on plans for Construction Certificate.

5. E1.3 Details hydraulic plans identifying the locations of all fire hydrants and the booster assembly are to be provided for review.

The hydraulic engineer must ensure that compliant coverage is provided to all areas of the building from the internal hydrants and must provide design certification to accompany the drawings certifying the design complies with Clause E1.3 of the BCA and AS2419.1 – 2005 (noting any non-compliances which are to be addressed as an Alternative Solution).

Note 1: Full coverage may not be provided from hydrants in the stairs alone.

Note 2: Hydrant hose must extend at least 1m into rooms to be counted for coverage.

Hydraulic plans showing details of the fire hydrant system will be required prior to the Construction Certificate.

6. E1.3 The fire brigade booster assembly is required to be separated from the building by construction with a fire resistance rating of not less than FRL 90/90/90 for a distance of not less than 2m each side of and 3m above the upper hose connection in the booster assembly.

Hydraulic details of the fire brigade booster will required to be provided to compliance with the fire rated shielding requirements above. Given the current dimensions of the nominated area for the booster it is unlikely that compliance will be achieved. This is to be reviewed by the Fire Safety Engineer and addressed as an Alternative Solution if compliance cannot be achieved.




7. E1.4 Details hydraulic plans identifying the locations of all fire hose reels are to be provided for review within the retail tenancies/dance studio and BOH areas.

The hydraulic engineer must ensure that compliant coverage is provided to all areas of the building and must provide design certification to accompany the drawings certifying the design complies with Clause E1.4 of the BCA and AS2441 – 2005.

Note 1: Full coverage appears to not be provided from to all areas from the FHR’s adjacent the exit stairs alone, i.e intermediate hose reels will be required in various locations.

Note 2: The hose must extend at least 1m into rooms to be counted for coverage.

Hydraulic plans showing details of the fire hose reels will be required prior to the Construction Certificate

8. E1.5 The designing services engineer is to prepare the sprinkler hydrant system design and advise if there are any other aspects of the system which do not fully comply with the requirements of BCA Clause E1.5, BCA Specification E1.5 and AS2118.1-1999. Noting this building has an effective height greater than 50m.

The designing engineer must provide a written outline of any non-compliance and be provided to SWP and the Fire Engineer for review and the possibility to be addressed as an Alternative Solution.

9. E1.8 As the building has an effective height of greater than 50m a specific fire control room is required to be provided in accordance with clauses 2 to 12 of Specification E1.8.

Details of compliance with clauses 2 to 12 of Specification E1.8 will be required to be provided for the Construction Certificate.

10. F1.11 The floor of a bathroom in each sole occupancy of a Class 3 portion is to be graded to permit drainage to a floor waste.


11. F2.4 At a bank of toilets where there are one or more toilets in addition to an accessible unisex facility, a sanitary facility compartment suitable for a person with an ambulant disability in accordance with AS1428.1 is required for males and females.

Ambulant facilities for male and females are required to be provided in accordance with AS 1428.1 at the common toilets.

Drawings indicating compliance will be required for Construction certificate.

12. Section J Assessment of the Energy Efficiency requirements.

Assessment of the requirements of Section J is to be undertaken by the projects Energy Efficiency Consultant and a report provided for review.

8.2. ALTERNATIVE SOLUTIONS PROPOSED / REQUIRED

It is proposed to satisfy the following non-compliances via a performance based alternative solution:

Item Non-Compliance DTS Clause

Description Performance Requirement

Comments

1. Reduced FRL’s – Bounding construction

C1.1, Spec C1.1

Non-loadbearing internal wall between and bounding cluster bedroom sole-occupancy units are not proposed to achieve an FRL of -/60/60.

CP1 & CP2





Comments

2. Reduced FRL’s – Retail portion

C1.1, Spec C1.1

Ground floor Class 6 FRLs of 180 minutes to be reduced to a combination of 90 and 120 minutes.

CP1 & CP2

3. Reduced FRL’s – Public corridor level 01

C1.1, Spec C1.1

Level 01 podium will not have internal walls bounding the public corridors achieve an FRL of --/60/60. The public corridor is from the cluster to both fire stair exits

CP1 & CP2

4. Protection of openings

C3.2 & C3.4

Openings located with 3m of the northern and southern boundaries are proposed to be assessed via a performance based solution.

CP2 & CP8

5. Bounding construction doorways

C3.11 Doors to the sole-occupancy cluster bedroom units are not proposed to be provided with self-closing -/60/30 fire doors.

CP2

6. Bounding construction doorways

C3.11 Level 01 podium level will have doorways from rooms not within an SOU that open into the public corridor that are not self-closing -/60/30 fire doors.

CP2

7. Fire rating of service penetrations

C3.15 As a result of non-loadbearing internal wall between and bounding bedroom cluster sole-occupancy units not proposed to achieve an FRL of -/60/60, service penetrations through these wall are not proposed to be protected in accordance with C3.15.

CP2

8. Number of exits provided

D1.2 The following areas will have access to a single exit in lieu of the required minimum of 2 exits:-

Basement level;

Certain retail tenancies and the dance studio on ground floor;

Mezzanine level.

DP4 & EP2.2 Triggers Fire & Rescue NSW referral

9. Exit travel distances (SOU’s)

D1.4 Exit travel distances to a point of choice of 2 exits from bedroom SOU’s exceeds 6m as follows:

Up to 13m on levels 6 to 17;

Up to 10m on levels 2 to 5.

Up to 19m from level 01.






Comments

10. Exit travel distances (Non SOU’s)

D1.4 Exit travel distances from point not within an SOU to an exit or point of choice between exit exceeds 20m as follows:

Up to 31m from kitchen within cluster on Level 01.

Up to 35m from Store room on mezzanine level


11. Path of travel from discharge of fire stairs

D1.7 Path of travel from discharge of fire stair passing within 6m of the external wall of the buildings is not to be protected in accordance with the requirements D1.7 and C3.4.

DP4, DP5 & EP2.2

Triggers Fire & Rescue NSW referral

12. Number of accessible sole-occupancy units

D3.1 Based the building provided 370 sole-occupancy units a minimum of 15 accessible sole-occupancy units are required to be provided.

The plans indicate a total of 5 accessible sole-occupancy units which is proposed to be performance assessed.

DP1

13. Fire brigade booster assembly

E1.3 & AS2419.1 - 2005

The location of the fire brigade booster assembly has been nominated on Regent Street façade. Due main entrance to the building (Iglu Lobby) being located down the private laneway the position of the proposed fire brigade booster assembly is considered not within sight of the main entrance.

Note: Radiant heat protection of fire brigade booster assembly most likely will require performance justification. To be confirmed.

EP1.3 Triggers Fire & Rescue NSW referral

14. Sprinkler alarm valve room

E1.5 The sprinkler alarm valves are required to be located in a room which has direct egress to a road or open space.

The sprinkler alarm valves are located in a room accessed from basement level via the fire stair and corridor which is to be performance assessed.

NOTE: Hydraulic consultant to advise if specific sprinkler valves room is required given a combined hydrant/sprinkler system (AS2118.6) is proposed with sprinkler control assemblies within the fire stairs.






Comments

15. Fire control room – level change

E1.8 The fire control room must have egress to road or open space which does not involve a change in level of more than 300mm. Egress from the fire control room to Regent Street involves a change in level of 350m (RL29.75 to RL30.10).


16. Fire control room – front entrance access

E1.8 The fire control room is required to be accessible via two paths of travel-

a) one from the front entrance of the building; and

b) one direct from a public place or fire-isolated passageway which leads to a public place and has a door with an FRL of not less than -/120/30.

The ‘front entrance’ doorway is accessed from the internal laneway which necessitates travelling through a security gate, down the laneway and under the building to reach the access to door to the fire control room. This has been determined as not being technically at the front entrance of building accessible directly from Regent Street.


17. Smoke Hazard Management - Automatic air pressurisation system

E2.2 Automatic air pressurisation is not proposed to be provided to the fire isolated exits. Performance based smoke lobbies are proposed to be provided in lieu of the automatic air pressurisation.


18. Directional exit signage

E4.6 Directional exit signage is proposed to be omitted from within the student accommodation cluster public corridors.

EP4.2

19. Sound insulation rating of walls

F5.5 Individual bedrooms SOU’s are not proposed to be provided with dts sound insulation ratings.

FP5.2 & FP5.3

9. ISSUES TO BE RESOLVED PRIOR TO CONSTRUCTION

The following identifies certain items which are not detailed or specified within the design documentation which may become an issue if not designed in accordance with the requirements of the BCA. The items below are those items which we have experienced to be regular issues only. Not all unspecified items have been noted below:



Item Clause Description Requirement to Satisfy BCA

1. C3.15 Openings for services penetrations (mixed metal and PVC plumbing systems)

Metal pipes are allowed to penetrate fire-resisting construction on the basis that a wholly metal pipe system is reasonably resistant to fire and smoke. However, when metal pipework penetrates a floor and PVC is used within the same pipe system it does not comply. When PVC is used it should penetrate the slab and should be protected by a fire collar.

2. D2.15 Thresholds External doorway thresholds are generally required to be less than 190 mm and even less for health or aged care facilities. Often the door threshold signals the limit of design responsibility (or attention to design) so that the threshold height is omitted from the design.

3. D2.16 Balustrades or other barriers (No climbable members for floors 4m above floor beneath)

Balustrades located more than 4 m above the ground below must not be climbable by children. Incorrect balustrade design can result in significant rectification works given that there are often large quantities of balustrading all constructed to the same detail (particularly in residential projects.)

The interpretation of “must not facilitate climbing” as required under BCA clause D2.16(h) is the issue that can lead to significant problems as it is not adequately specified under the BCA. The non-climbable zone is between 150 mm and 760 mm from the floor.

We therefore recommend that the Pool Fence Code AS1926 be consulted for clarification. The key is that any ledge of greater than 10 mm in width can

be held to facilitate climbing if the angle to horizontal is less that 60. Also, acceptable construction tolerances for building elements means that a complying design detail can easily be constructed so as not to comply. The 10 mm limit is not able to be extended to allow for tolerances. The following items can lead inadvertently to a defective detail:

Split balustrade elements (ie brick hob to 500 mm and then 500 mm clear glazing panel above) will almost certainly create a climbable ledge once built

End fixing points can create footholds where balustrade infill elements are fixed to posts

Not allowing enough height for tiles to be built up to create falls so that the dimensions from the finished floor do not comply

Taps and other fittings fixed to the balustrade

Other climbable points located close to but not actually on the balustrade

4. D2.17 Handrails Handrails are often omitted from the design of ramps and stairs. Even as little as two steps is counted as a stairway and as such requires a handrail.

5. D2.21 Operation of latch (door hardware)

BCA Clause D2.21 requires certain types of latches to all doors in the path of egress. This effectively means that every single door in commercial and industrial buildings needs to comply.

The problem is that knob type handles do not and cannot comply. Deadlocks do not comply.

6. D2.24 Protection of openable windows

A window in a bedroom of a class 2, 3 or 4 part of a building or a window in a Class 9b early childhood centre must be protected if the window is 2m or more above the surface beneath and the window opening

These openable windows must be protected with a device to restrict the window opening size or a screen with secure fittings.

The device or screen must not permit a 125mm sphere to pass through the window opening or screen and resist an outward horizontal action of 250 N.



Item Clause Description Requirement to Satisfy BCA

7. D3.2 General building access requirements (Door widths)

The Access standard AS1428.1 has recently been amended to require a minimum of 850 mm wide door way openings. The problem is that a standard 870 mm door leaf is usually trimmed down and fitted to jambs with 10 mm reveals. That is, openings for standard 870 mm doors can never comply.

8. D3.2 General building access requirements (Raised computer floors)

Often computer floors will be installed only in the computer room to a height of up to 300 mm above the rest of the floor. This creates the following conflicts:

Disabled access – a 1:14 ramp should be provided

Thresholds – attention should be paid to clause D2.15 of the BCA as steps and ramps are not permitted in or leading to doorways without a landing.

Stair tread dimensions- do not design a floor height that means the tread dimensions cannot be met (115 mm-190 mm is permissible. A height of between 190-230 mm cannot be designed for)

9. D3.3 Parts of buildings to be accessible (handrails)

Low rise retail, industrial and commercial premises not exceeding 3 storeys with the upper storeys less than 200m2 do not require lifts but are required to have “accessible” stairs. This means that there are special requirements for handrails to the internal stairs including

Handrails to both sides of the stair

Handrails must extend 300 mm beyond the stair

See clause 9 of AS1428.1 for further details.

10. D3.8 Tactile indicators BCA clause D3.8 requires tactile ground indicators to be installed in certain locations. The “tactile” must be 600 mm in depth and extend for the width of the stair, ramp, kerb ramp or other feature.

Tactiles are often seen as a last minute item. However, they are often required to be set into concrete or terrazzo which can lead to costly and time-consuming retrofit activity.

11. E1.3 Hydrants (Walls adjacent to external hydrants)

External Hydrants are required to be located 10 m from a building. Where this is not proposed, the external wall of the building is required to achieve a 90/90/90 fire rating for 2 m on each side from the centre of the hydrant outlet and 3 m above the hydrant (or to the roof line if this is lower.) Note that tilt-up concrete panels supported by steel portal frames will not achieve the fire rating unless the supporting structure is also fire-rated.

12. E1.3 Hydrant booster The Fire brigade booster assembly is to be located where it is readily accessible to firefighters. A hardstand area is to be located within 8m of the booster so it is operable by fire brigade pumping appliances.

The booster must be within sight of the main entrance to the building.

If within, or affixed to, the external wall of the building, the booster must be separated from the building by a construction with a fire resistance rating of not less than FRL 90/90/90 for a distance of not less than 2 m each side of and 3 m above the upper hose connections in the booster assembly

If remote from the building, the booster must be adjacent to the principal vehicular access to the site and located not less than 10 m from the external wall of any building served.

13. F2.4 Facilities for people with disabilities

Toilets for people with disabilities are required to comply with AS1428.1 in all respects.

The standard regulates the locations, dimensions and details associated with taps, pans, grab rails, roll holders, basins, soap dishes and floor wastes. In fact, almost every element is regulated with respect to heights, offsets from walls, height beneath etc.



10. STATUTORY FIRE SAFETY MEASURES

The Statutory Fire Safety Measures listed in Appendix F of this report are required to be certified upon completion of the project and prior to occupation of the building by the owner of the building, by issuing a Final Fire Safety Certificate under the Act.

The owner is also required under the Act to certify each of the Fire Safety Measures annually by issuing a Fire Safety Statement.

11. CONCLUSIONS

The design is capable of complying with the requirements of the relevant sections of the BCA subject to resolution of the identified areas of non-compliance and compliance with the recommendations provided within the report.



12. APPENDIX A – DETAILED ASSESSMENT DATA

12.1. FLOOR AREAS AND VOLUMES

Floor Approx Area (m2)

Approx Volume (m3)

Comment

Ground 1264 7584

12.2. NOMINATED FIRE COMPARTMENTS

The BCA does not require Class 3 portion to be considered.

These are indicated in the table above for the Class 6 & 9b portion.



13. APPENDIX B – CLAUSE BY CLAUSE ASSESSMENT

13.1. SECTION B – STRUCTURE

Clause Description Status Comments

B1.1 Resistance to actions Compliance Readily Achievable

The resistance of a building or structure must be greater than the most critical action effect resulting from different combinations of actions.

Certification from a qualified structural engineer to be provided.

B1.2 Determination of individual actions

Compliance Readily Achievable

The magnitude of individual actions must be determined in accordance with Clause B1.2 of the BCA.


B1.3 - - No provisions.

B1.4 Determination of structural resistance of materials and forms of construction


The structural resistance of materials and forms of construction must be determined in accordance with the relevant Australian Standards in accordance with Clause B1.4 of the BCA.


B1.5 Structural Software Compliance Readily Achievable

Structural software used in computer aided design of a building or structure that uses design criteria based on DTS provisions of the BCA must comply with the ABCB Protocol for Structural Software.


B1.6 Construction of buildings in flood hazard areas

Additional Details Required

A Class 3 building in a flood hazard area must comply with the ABCB Standard for Construction of Buildings in Flood Hazard Areas.

Confirmation will be required as to whether the building is located within a flood hazard area.


The finished floor level of habitable rooms must be above the Flood Hazard Level (FHL)

The finished floor level of enclosed non-habitable rooms must be no more than 1.0 m below the Defined Flood Level (DFL).

Any enclosure below the FHL must have openings to allow for automatic entry and exit of floodwater for all floods up to the FHL. The openings must meet the following criteria-

(i) doors and windows must not be counted as openings but openings can be installed in doors and windows; and

(ii) there must be a minimum of two openings on different sides of each enclosed area; and

(iii) the total net area of all openings must be at least 1% of the enclosed area; and

(iv) openings must permit a 75 mm sphere to pass through; and

(v) any opening covers must not impede the flow of water.

Egress from a balcony, verandah, deck, door, window or the like must be available to allow a person in the building to be rescued by emergency services personnel, if rescue




during a flood event up to the DFE is required

13.2. SECTION C - FIRE RESISTANCE


C1.1 Type of construction required Compliance Readily Achievable

The building is to be erected in Type fire resisting construction in accordance with Specification C1.1 of the BCA.

Refer to Appendix E for the relevant fire resisting requirements.

Spec C1.1

Fire Resisting Construction Compliance Readily Achievable

Where a part of a building required to have an FRL depends upon direct vertical or lateral support from another part to maintain its FRL, that supporting part must have an FRL and be non-combustible as required by Clause 2.2 of the Specification.

Certain lintels must have the FRL require for the part of the building in which they are situated in.

A combustible material may be used as a finish or lining to a wall or roof, or in a sign, sunscreen or blind, awning, or other attachment to a building element which has the required FRL if the material is exempt under Clause C1.10 or complies with the fire hazard properties prescribed in Specification C1.10. It must not be located near or directly above a required exit and must not constitute an undue risk of fire spread via the façade.

Certain columns, structures on roofs, and balconies and verandahs are provided with concessions.

Shafts required to have an FRL must be enclosed at the top and bottom by construction having an FRL not less than that required for the walls of a non- loadbearing shaft in the same building. The top of a shaft, other than one enclosing a fire-isolated stairway or ramp, is exempt if it extends beyond the roof covering. The bottom of a shaft is exempt if it is non-combustible and laid directly on the ground.

Type A Construction

A loadbearing internal wall and a loadbearing fire wall (including those that are part of a loadbearing shaft) must be of concrete or masonry.

Generally, external walls, common walls, internal walls required to have an FRL and shaft walls must be of non-combustible construction.

The roof is not required to have an FRL if its covering is non-combustible, as the building is proposed to be sprinkler protected throughout and also due to being a class 3 building.

Alternative Solution

Non-loadbearing internal wall between and bounding bedroom cluster sole-occupancy units are not proposed to achieve an FRL of -/60/60.

This is to be reviewed by the Fire Safety Engineer and addressed as an Alternative Solution.


Ground floor Class 6 FRLs of 180 minutes to be reduced to a combination of 90 and 120 minutes.

http://services.abcb.gov.au/abcbonline/simpleview.asp?fname=PART-A1.xml#Required

http://services.abcb.gov.au/abcbonline/simpleview.asp?fname=PART-A1.xml#Combustible


http://services.abcb.gov.au/abcbonline/simpleview.asp?fname=PART-A1.xml#Fire_hazard_properties

http://services.abcb.gov.au/abcbonline/simpleview.asp?pubid=147&sectpartid=3275#SPEC-C1.10

http://services.abcb.gov.au/abcbonline/simpleview.asp?fname=PART-A1.xml#Shaft



http://services.abcb.gov.au/abcbonline/simpleview.asp?fname=PART-A1.xml#Loadbearing



http://services.abcb.gov.au/abcbonline/simpleview.asp?fname=PART-A1.xml#Fire-isolated_stairway

http://services.abcb.gov.au/abcbonline/simpleview.asp?fname=PART-A1.xml#Fire-isolated_ramp


http://services.abcb.gov.au/abcbonline/simpleview.asp?fname=PART-A1.xml#Non-combustible


http://services.abcb.gov.au/abcbonline/simpleview.asp?fname=PART-A1.xml#Internal_wall


http://services.abcb.gov.au/abcbonline/simpleview.asp?fname=PART-A1.xml#Fire_wall








Level 01 podium will not have internal walls bounding the public corridors achieve an FRL of --/60/60. The public corridor is from the cluster to both fire stair exits.


C1.2 Calculation of rise in storeys Noted Refer to Section 7.3.2 of this report.

C1.3 Buildings of multiple classification

Noted The building is required to be constructed of Type A fire resisting construction.

C1.4 Mixed types of construction Not Applicable

The building is proposed to be Type A construction throughout.

C1.5 Two storey Class 2, 3 or 9c buildings

Not Applicable

C1.6 Class 4 parts of buildings Not Applicable

C1.7 Open spectator stands and indoor sports stadiums

Not Applicable

C1.8 Lightweight construction Compliance Readily Achievable

Lightweight construction used in a wall system must comply with Specification C1.8.

Lightweight construction used as a fire-resisting covering of a steel column or the like, and where the covering is not in continuous contact with the column must have the voids filled to a height of not less than 1.2m above the floor and where the column is liable to be damaged must be protected by steel or other suitable material.

C1.9 - - No provisions.

C1.10 Fire hazard properties

(NSW additional requirements for Entertainment Venues)


The fire hazard properties of linings materials and assemblies must comply with Specification C1.10 and NSW Specification C1.10.

C1.11 Performance of external walls in fire


Concrete external walls that could collapse as complete panels are to be designed in accordance with Specification C1.11 to minimise the likelihood of external walls collapsing outwards in the event of a fire and separating from supporting members.

C1.12 Non-combustible materials Noted Gypsum, metal and laminated non-combustible materials containing combustible components are deemed to be non-combustible.

C2.1 Compartmentation and Separation - Application of Part

Applicable Clauses C2.2, C2.3 and C2.4 do not apply to a sprinkler protected carpark, open deck carpark or open spectator stand.

C2.2 General floor area limitations Complies The ground floor Class 6 fire compartments is within Type A maximum floor area and volume limitations.

C2.3 Large isolated buildings

Not Applicable

The building is not a large isolated building.




C2.4 Requirements for open spaces and vehicular access

Not Applicable

The building is not a large isolated building.

C2.5 Class 9a and 9c buildings

(NSW modified requirements for Class 9c Buildings)

Not Applicable

The building does not contain Class 9a or 9c portions.

C2.6 Vertical separation of openings in external walls

Not Applicable

The building is required to be sprinkler protected.

C2.7 Separation by fire walls Not Applicable

Fire walls are not proposed or required.

C2.8 Separation of classifications in the same storey


As the building has parts of different classifications located alongside one another in the same storey each building element must have the higher FRL prescribed in Specification C1.1 of the BCA or the parts must be separated by a fire wall.

Note: Class 6 ground floor portion to be reduced to 90 minutes via a performance based assessment.

C2.9 Separation of classifications in different storeys


As different classifications are situated one above the other in adjoining storeys they must be separated in accordance with the DTS provisions of the BCA.

Note: Class 6 ground floor portion to be reduced to 90 minutes via a performance based assessment

C2.10 Separation of lift shafts Compliance Readily Achievable

Both lift shaft are required to be emergency lifts therefore must be contained in a shaft having an FRL of not less than 120/120/120

Openings for lift landing doors and services must be protected in accordance with the DTS provisions of Part C3 of the BCA.

C2.11 Stairways and lifts in one shaft

Complies

C2.12 Separation of equipment Compliance Readily Achievable

Equipment that comprises lift motors, lift control panels, central smoke control plant, boilers or batteries must be separated from the remainder of the building by construction with an FRL as required under Specification C1.1 but not less than 120/120/120.

C2.13 Electricity supply system Compliance Readily Achievable

Electrical substations and main switchboards sustaining emergency equipment operating in the emergency mode must be separated from the remainder of the building by construction with an FRL not less than 120/120/120.

All switchboards and electrical conductors are to comply with the requirements of Clause C2.13.

C2.14 Public corridors in Class 2 and 3 buildings

Complies Public corridors are less than 40m in length therefore do not require smoke division.

C3.1 Protection of openings - Application of Part

Applicable Concessions and definition of certain openings.




C3.2 Protection of openings in external walls


Openings within 3m of an allotment boundary shall be protected by sprinklers, fire doors, fire windows etc, in accordance with Clause C3.4 of the BCA.

Openings located with 3m of the northern and southern boundaries are proposed to be assessed via a performance based solution.


C3.3 Separation of external walls and associated openings in different fire compartments

Not Applicable

The building does not contain separate fire compartments on the same storey.

C3.4 Acceptable method of protection

Applicable Window openings that are required to be protected are to be protected by wall wetting sprinklers with windows that are automatic closing or permanently fixed in the closed position, -/60/- fire windows or -/60/60 automatic fire shutters.

Doorways are to be protected by wall wetting sprinklers used with doors that are self closing or automatic closing, or -/60/30 self closing or automatic closing fire doors.

C3.5 Doorways in fire walls Not Applicable

C3.6 Sliding fire doors Not Applicable

C3.7 Protection of doorways in horizontal exits

Not Applicable

C3.8 Openings in fire isolated exits Compliance Readily Achievable

-/60/30 self-closing fire doors are required to doorways providing access to fire isolated stairways or alternatively be automatic closing which is initiated by the activation of a smoke detector in accordance with AS 1670 installed not more than 1.5m from the approach side of the doorway.

C3.9 Service penetrations in fire isolated exits


Service penetrations other than electrical wiring for essential service installations, pressurisation ducts with an FRL of -/120/60, or water pipes for fire services are not permissible.

C3.10 Openings in fire isolated lift shafts


Openings in lift shafts are to be protected by -/60/- fire doors complying with AS1735.11.

Lift indicator panels are to be backed by construction having an FRL of not less than -/60/60 if it exceeds 35,000mm2 (175 X 200 mm).

C3.11 Bounding construction: Class 2, 3, 4 and 9 buildings

(NSW Requirements for Class 3 changed and additional requirements for Class 9 Entertainment Venue)


Doorways which open into a public corridor, public lobby or the like are to have self-closing -/60/30 fire doors fitted.

Doors to the sole-occupancy cluster bedroom units are not proposed to be provided with self-closing -/60/30 fire doors.






Level 01 podium level will have doorways from rooms not within an SOU that open into the public corridor that are not self-closing -/60/30 fire doors..


C3.12 Openings in floors for services


Services passing through floors are to be placed within fire resisting shafts or in accordance with Clause C3.15.

Loadbearing and non-loadbearing shafts are required to have an FRL as specified in Table 3 of Specification C1.1

C3.13 Openings in shafts Compliance Readily Achievable

In a building of Type A construction, an opening in a wall providing access to a ventilating, pipe, garbage, or other service shaft must be protected by:

If it is a sanitary compartment - a door or panel which together with its frame, is non combustible or has an FRL of not less than -/30/30, or

A self closing -/60/30 fire door or hopper, or

An access panel with an FRL of not less than -/60/30, or

If the shaft is a garbage shaft - a door or hopper of non-combustible construction.

C3.14 - - No provisions

C3.15 Openings for service installation


Methods and materials used are to be identical to tested prototypes and in accordance with AS4072.1 and AS1530.4, and having achieved the required FRL or resistance to the incipient spread of fire or other specified method.


As a result of non-loadbearing internal wall between and bounding bedroom cluster sole-occupancy units not proposed to achieve an FRL of -/60/60, service penetrations through these wall are not proposed to be protected in accordance with C3.15.


C3.16 Construction Joints Compliance Readily Achievable

Construction joints are to be installed in accordance with a tested prototype in accordance with AS1530.4.

C3.17 Columns protected with lightweight construction


Columns must be protected in accordance with the identical tested prototype.

13.3. SECTION D – ACCESS AND EGRESS


D1.1 Application of Part Applicable Does not apply to the internal parts of a sole occupancy unit in a Class 2, 3 or 4 building.




D1.2 Number of exits required

(NSW Extra Entertainment Venue subclause)


The building is greater than 25m in effective height and therefore requires a minimum of 2 exit from each storey.

The following areas will have access to a single exit:-

Basement level;

Certain retail tenancies and the dance studio on ground floor;

Mezzanine level.


D1.3 When fire isolated exits are required

Complies Exits are nominated are fire-isolated exits.

D1.4 Exit travel distances Alternative Solution

Exit travel distances to a point of choice of 2 exits from bedroom SOU’s exceeds 6m as follows:

Up to 13m on levels 6 to 17;

Up to 10m on levels 2 to 5.

Up to 19m from level 01.

Exit travel distances from point not within an SOU to an exit or point of choice between exit exceeds 20m as follows:

Up to 31m from kitchen within cluster on Level 01.

Up to 35m from Store room on mezzanine level.



Access to and from the courtyard is to be shown so as to assess travel distances from this area.

Amended plans to be provided to undertake this assessment.

D1.5 Distance between alternative exits

Complies Distances between alternative exits complies.

D1.6 Dimensions of exits

(NSW Differing requirements for Entertainment Venue)


In a required exit or path of travel, the unobstructed height throughout must be not less than 2m, except the unobstructed height of any doorway must be reduced to not less than 1980mm. The unobstructed width of each exit or path of travel to an exit except a doorway must not be less than 1m

Note: Any retail tenancy that will accommodate from than 100 persons will require additional exits than 1m to accommodate for increased populations.

D1.7 Travel via fire-isolated exits Alternative Solution

The two fire-isolated stairways discharge into the private laneway which necessitate passing within 6m of the external wall of the building to read the public roadway.

Deemed-to-Satisfy requirements the external wall would require to have an FRL of 60/60/60 and openings protected internally in accordance with C3.4 for a height of 3m.

The path of travel is proposed to be addressed as part of a performance based assessment.





D1.8 External stairways in lieu of fire-isolated exits

Not Applicable

D1.9 Travel by non-fire-isolated stairways or ramps

Not Applicable

No non-fire-isolated stairways have been utilised as an exit.

D1.10 Discharge from exits

(NSW Additional requirements for Entertainment Venues)


Suitable barriers such as bollards are to be provided to prevent the blockage of exits by vehicles, etc.

An unobstructed path of travel to the road must be provided with a width not less than the width of the required exit.

Where a required exit discharges to open space that is at a difference level than the public road to which it is connected, the path of travel to the road must be by:

a ramp having a gradient not steeper than 1:8 at any part, or no steeper than 1:14 if also required for accessibility provisions; or

a complying stairway.

D1.11 Horizontal exits Not Applicable

D1.12 Non-required stairs, ramps or escalators

Not Applicable

D1.13 Number of persons accommodated

(NSW Differing requirements for Entertainment Venues)

Noted

D1.14 Measurement of distance Noted

D1.15 Method of measurement Noted

D1.16 Plant rooms and lift machine rooms: Concession

Applicable

D1.17 Access to lift pits Compliance Readily Achievable

Access to lift pits where the pit depth is not more than 3m must be through the lowest landing doors.

Lift pits with a depth of more than 3m must have an access doorway that is level with the pit floor and not be less than 600mm wide by 1980mm high. Access to the doorway must be by a stairway complying with AS 1657. Doors must be horizontal sliding or outward opening and be self-closing and self-locking from the outside and be provided with signage on the landing side in letters not less than 35mm high stating:

“DANGER LIFTWELL- ENTRY OF UNAUTHORISED PERSON PROHIBITED – KEEP CLEAR AT ALL TIMES”

D2.1 Construction of exits - Application of Part


Applicable

D2.2 Fire isolated stairs or ramps Compliance Readily Achievable

Stairs or ramps within fire resisting shafts are to be constructed of non-combustible materials. The construction of the stairs is not to cause structural damage or impair the fire resistance of the shaft if there is local failure.

D2.3 Non-fire-isolated stairways and ramps


Required stairs that are not required to be within a fire-resting shaft are to be constructed of concrete, steel, or timber of specified minimum dimensions.




D2.4 Separation of rising and descending stair flights


Rising and descending fire isolated stairways must not be directly connected.

Any construction that separates or is common to the rising and descending flights must be non-combustible and be smoke proof in accordance with Clause 2 of Specification C2.5.

D2.5 Open access ramps and balconies

Not Applicable

D2.6 Smoke lobbies Not Applicable

D2.7 Installations in exits and paths of travel


Electrical boards and the like are to be located within and enclosed by non-combustible construction or have a fire-protective covering with the doorway suitably sealed against smoke spreading from the enclosure.

Generally the services or equipment may be enclosed in non-combustible construction such as MDF with a solid core door.

Electrical wiring may only be installed in a fire-isolated exit if the wiring is associated with:

a lighting, detection, or pressurisation system serving the exit, or

a security, surveillance or management system serving the exit, or

intercommunication system or audible or visual alarm system in accordance with Clause D2.22 or

the monitoring or hydrant or sprinkler isolation valves.

D2.8 Enclosure of space under stairs and ramps

Complies Enclosures under fire stairs are not proposed.

D2.9 Width of stairways Not Applicable

A stairway more than 2m in width is only counted as having a width of 2m unless it is divided by a continuous handrail or balustrade between landings and each division is less than 2m wide.

D2.10 Pedestrian ramps Compliance Readily Achievable

Ramps serving as required exit must have a gradient not less steeper than 1:8. If the ramp is required for disabled access under Part D3 it must comply with AS1428.1.

The surface of the ramp must have a non-slip finish.

D2.11 Fire-isolated passageways Compliance Readily Achievable

Fire isolated passageways are to have an FRL equivalent to the fire resisting stair shaft as specified in Specification C1.1.




D2.12 Roof as open space Not Applicable

Exits discharge to natural ground.

D2.13 Goings and risers



Stairs are to have risers measuring between 115-190mm and goings between 250-355mm.

Goings and Risers are to satisfy the equation of 2R+G=700(max) and 550(min).

Goings and risers are to be consistent throughout in one flight.

Under the requirements of AS1428.1-2009 open riser are not permitted.

All treads to be fitted with non-slip finish or non-skid strips.

Treads must be of solid construction if the stairway is more than 10m high or connects more than 3 storeys.

Treads are required to have a surface or nosing strip with a slip-resistance classification not less than listed in Table D2.14 when tested in accordance with AS 4586.

D2.14 Landings Compliance Readily Achievable

Landings must comply with the requirements of Clause D2.14 of the BCA. Landings must be not less than 750mm long and have a non-slip finish throughout or an adequate non-skid strip near the edge of the landing where it leads to a flight below.

Landings are required to have a surface or nosing strip with a slip-resistance classification not less than listed in Table D2.14 when tested in accordance with AS 4586.

D2.15 Thresholds



A threshold of a doorway must not incorporate a step or ramp at any point closer to the doorway than the width of the door leaf unless:

In a building required to be accessible the door opens to a road or open space and is provided with a threshold ramp or step ramp in accordance with AS1428.1.

In other cases the door opens to a road or open space, external stair landing or external balcony, and the doorsill is not more than 190mm above the finished surface of the ground balcony or the like to which the door opens.

D2.16 Balustrades



Balustrades complying with Deemed-to-Satisfy provisions of the BCA are to be provided to where the level of the surface below is 1m or more.

Where the level of the surface below is 4m or more, a balustrade or other barrier must not facilitate climbing of horizontal elements between 150mm and 760mm above the floor.

Any opening in the balustrade must not permit a 125mm sphere to pass through the balusters.

Wire balustrades must be constructed to comply with Clause D2.16(i) and Tables D2.16a and D2.16b.




D2.17 Handrails Compliance Readily Achievable

Handrails are to be provided to at least one side of stair flights and located not less than 865mm above the nosings of stair treads and the floor surfaces of landings.

Handrails are required to be continuous between stair flights landings and have no obstruction on or above them that will tend to break a hand-hold.

Within the fire stairs serving an area required to be accessible the handrails must be accessible, designed and constructed to comply with clause 12 of AS 1428.1.

D2.18 Fixed platforms walkways, stairways, and ladders


Fixed platforms, walkways, stairways, ladders, landings, handrails, balustrades and any tread or riser in a plant room, lift motor room or the like is to comply with AS1657.

D2.19 Doorways and doors

(NSW Additional requirements for Entertainment Venue)


Sliding doors serving as exit doors can only be provided if the door leads directly to a road or open space and the door is able to be opened manually under a force of not more than 110 N.

Any power-operated doors must be able to be opened manually under a force of not more than 110N if there is a malfunction or failure of the power source and leads to an open space it must automatically open if there is a power failure to the door or on the activation of a fire or smoke alarm anywhere in the fire compartment served by the door.

D2.20 Swinging doors Complies Exit doors swing in the direction of egress.

D2.21 Operation of latch



The latch of a door in a required exit, forming part of a required exit or in the path of travel is to be readily openable without a key from the side of that faces a person seeking egress. It is to have a single downward action and be located between 900mm and 1.1m from the floor. This means lever handles are generally required.

If serving an area required to be accessible the hardware must be such that the hand of a person who cannot grip will not slip from the handle during the operation of the latch.


The operation of latch provisions will also apply to the security gates located at the three ends of the laneways. Details will be required to be provided prior to the issue of the Construction Certificate.

D2.22 Re-entry fire-isolated exits Compliance Readily Achievable

The two fire-isolated stairways serve storeys above an effective height of 25m.

As such the doors of these two fire isolated exits must not be locked from the inside of a fire isolated exit, unless all doors are automatically unlocked by a failsafe device by activation of a fire alarm.

Signage or an intercommunication system is to be additionally provided to the doors.

Note: Iglu have advised fire stairs will not be locked from the inside.




D2.23 Signs on doors



Fire doors providing direct access into fire isolated exits and required smoke doors are required to have signage on the side of the door that faces the person seeking egress. If the doors are held up by a hold open device the signage is to be provide on the wall adjacent the doorway or on both sides of the door.

Horizontal exits, smoke doors that swing in both directions and doors leading from a fire isolated exit to a road or open space must have signage on each side of the door.

An automatic door held open by an automatic hold-open device:

FIRE SAFETY DOOR DO NOT OBSTRUCT

Or for a self-closing door

FIRE SAFETY DOOR

DO NOT OBSTRUCT

DO NOT KEEP OPEN

or for a door discharging from a fire-isolated exit

FIRE SAFETY DOOR DO NOT OBSTRUCT

Under Clause 183 of the Environmental Planning and Assessment Regulation 2000 a notice is to be displayed in a conspicuous location adjacent to a doorway providing access to but not within a fire isolated stairway, passageway or ramp. The words “OFFENCES RELATING TO FIRE EXITS” are to be provided in letters at least 8mm high and the remaining words are to be at least 2.5mm high.

The notice is to state the following:

OFFENCES RELATING TO FIRE EXITS

It is an offence under the Environmental Planning and Assessment Act 1979:

a) to place anything in or near this fire exit that may obstruct persons moving to and from the exit, or

b) interfere with or obstruct the operation of any fire doors, or

c) to remove, damage or otherwise interfere with this notice.

D2.24 Protection of openable windows


Window openings must be provided with protection if the floor below the window is 2m or more above the surface beneath in the bedrooms of Class 2 buildings.

The openable portion of the window must be protected with

c) a device to restrict the window opening or

d) a screen with secure fittings

A device or screen required must:

- not permit a 125mm sphere to pass through the window opening or screen; and

- resist an outward horizontal action of 250N against the window restrained by a device or screen protecting the opening and have a child resistant release mechanism if the screen or device is able to be removed, unlocked or overridden.


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NSW D2.101

Doors in path of travel in a Entertainment Venue

Not Applicable

D3.1 Access for people with disabilities - Application of Part

Applicable All buildings and parts of buildings as specified under Table D3.1 must be accessible unless exempted under Clause C3.4

Noting assessment of the disabled access provisions of the BCA to be undertaken by the project’s Access Consultant.

Access Report to be provided for review prior to issue of the Construction Certificate.


For the Class 3 student accommodation access for people with disabilities is required to the entrance doorway of each sole-occupancy unit as well as to and within all rooms or spaces for use in common by the residents.

The Class 5 and 9b portions access is required to and within all areas normally used by the occupants.


Based the building provided 370 sole-occupancy units a minimum of 15 accessible sole-occupancy units are required to be provided.

The plans indicate a total of 5 accessible sole-occupancy units which is proposed to be performance assessed.

This is to be reviewed by the Access Consultant and addressed as an Alternative Solution.

D3.2 Access to buildings Compliance Readily Achievable

Access must be provided to a building from

1. the main points of a pedestrian entry at the allotment boundary, and

2. another accessible building connected by a pedestrian link, and

3. from any accessible carparking space on the allotment.

An accessway is required to be provided through the principal pedestrian entrance and through not less than 50% of all pedestrian entrances. In a building with a floor area over 500m2, a pedestrian entrance which is not accessible must not be located more than 50m from an accessible entrance.

If a pedestrian entrance consists of more than 3 doorways then not less than 50% of those doorways must be accessible.





D3.3 Parts of buildings to be accessible


Every ramp, except a fire isolated ramp, must comply with Clause 10 if AS 1428.1.

Every stairway, except a fire isolated stairway, must comply with Clause 11 of AS 1428.1.

A fire isolated stairway must comply with Clause 11(f) and (g) of AS 1428.1.

Every passenger lift must comply with Clause E3.6.

Accessways must have passing spaces and turning spaces complying with AS 1428.1.

A ramp or passenger lift need not be provided to serve a storey or level other than the entrance storey of a class 5, 6, 7b or 8 building containing not more than 3 storeys and with a floor area of each storey, excluding the entrance floor, of not more than 200m2.

Pile height or pile thickness of carpets shall comply with the requirements of this Clause and AS 1428.1.


D3.4 Concessions Noted

D3.5 Carparking Not Applicable

No carparking spaces are provided as part of the development.

D3.6 Signage Compliance Readily Achievable

Braille and tactile signage complying with Specification D3.6 and incorporating the international symbol of access or deafness in accordance with AS1428.1 must identify every accessible sanitary facility and space with a hearing augmentation system.

Every doorway required to be provided with an exit sign under Clause E4.5 is to be provided with braille and tactile signage that states “EXIT” and identify the floor level “LEVEL #”.

Signage must be provided within a room containing hearing augmentation identifying the type of hearing augmentation, the area covered in the room and if receivers are being used and where the receivers can be obtained.

Signage identifying ambulant accessible sanitary facilities in accordance with AS 1428.1 must be located on the door of the facility.

Where the pedestrian entrance is not accessible, directional signage in accordance with AS 1428.1 must be provided to direct a person to the location of the nearest accessible pedestrian entrance.

Where a bank of sanitary facilities is not provided with an accessible unisex sanitary facility, directional signage must be placed at the location of the sanitary facilities that are not accessible, to direct a person to the location of the nearest accessible unisex sanitary facility.


D3.7 Hearing augmentation Not Applicable

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D3.8 Tactile indicators Additional Details Required

Tactile indicators are to be provided to all stairways, ramps and escalators must be provided to warn people who are blind or have a vision impairment that they are approaching:

a stairway, other than a fire-isolated stairway,

an escalator, passenger conveyor or moving walk,

a ramp other than a fire-isolated ramp, step ramp, kerb ramp or swimming pool ramp, or

in the absence of a suitable barrier an overhead:

o obstruction less than 2 m above floor level, other than a doorway

o an accessway meeting a vehicular way adjacent to any pedestrian entrance to a building, excluding a pedestrian entrance serving an area referred to in D3.4, if there is no kerb or kerb ramp at that point

Tactile ground surface indicators must comply with sections 1 and 2 of AS/NZS 1428.4.1

Access Report to be provided for review and locations of tactiles indicators on plan prior to issue of the Construction Certificate.

D3.9 Wheel Chair Seating Spaces in Class 9b Assembly Buildings

Not Applicable

D3.10 Swimming Pools Not Applicable

D3.11 Ramps Compliance Readily Achievable

On an accessway a series of connected ramps must not have a combined vertical rise of more than 3.6m.

A landing for a step ramp must not overlap a landing of another step ramp or ramp.

D3.12 Glazing on an accessway Compliance Readily Achievable

On an accessway, where there is no chair rail, handrail or transom, all frameless or fully glazed doors, sidelights and any glazing capable of being mistaken for a doorway or opening, must be clearly marked in accordance with AS 1428.1.

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13.4. SECTION E – SERVICES AND EQUIPMENT


E1.1 - - No provisions

E1.2 - - No provisions

E1.3 Fire Hydrants Alternative Solution

The location of the fire brigade booster assembly has been nominated on Regent Street façade. Due main entrance to the building (Iglu Lobby) being located down the private laneway the position of the proposed fire brigade booster assembly is considered not within sight of the main entrance.



The fire brigade booster assembly is required to be separated from the building by construction with a fire resistance rating of not less than FRL 90/90/90 for a distance of not less than 2m each side of and 3m above the upper hose connection in the booster assembly.

Hydraulic details of the fire brigade booster will required to be provided to compliance with the fire rated shielding requirements above. Given the current dimensions of the nominated area for the booster it is unlikely that compliance will be achieved. This is to be reviewed by the Fire Safety Engineer and addressed as an Alternative Solution if compliance cannot be achieved. .

The designing hydraulic engineer is to prepare the hydrant system and advise if there are any other aspects of the system which do not fully comply with the requirements of AS2419.1-2005. Noting this building has an effective height greater than 50m. The designing engineer must provide a written outline of any non-compliances and be provided to SWP and the Fire Engineer for review and the possibility to be addressed as an Alternative Solution.


Details hydraulic plans identifying the locations of all fire hydrants and the booster assembly are to be provided for review.

The hydraulic engineer must ensure that compliant coverage is provided to all areas of the building from the internal hydrants and must provide design certification to accompany the drawings certifying the design complies with Clause E1.3 of the BCA and AS2419.1 – 2005 (noting any non-compliances which are to be addressed as an Alternative Solution).

Note 1: Full coverage may not be provided from hydrants in the stairs alone.

Note 2: Hydrant hose must extend at least 1m into rooms to be counted for coverage.

Hydraulic plans showing details of the fire hydrant system will be required prior to the Construction Certificate. .




E1.4 Fire hose reels Compliance Readily Achievable

Fire hose reels are required to be provided within the Class 6/9b retail tenancies/dance studio only. Fire hose reels are not required to be provided within the Class 3 student accommodation areas.

Fire hose reels are to be installed internally within 4m of an exit or internally adjacent to a fire hydrant.

Additional hose reels are permitted to be installed further then 4m from exit to achieve coverage.

Fire hose reels are to be installed accordance with AS2441.


Details hydraulic plans identifying the locations of all fire hose reels are to be provided for review within the retail tenancies/dance studio and BOH areas.

The hydraulic engineer must ensure that compliant coverage is provided to all areas of the building and must provide design certification to accompany the drawings certifying the design complies with Clause E1.4 of the BCA and AS2441 – 2005.

Note 1: Full coverage appears to not be provided from to all areas from the FHR’s adjacent the exit stairs alone, i.e intermediate hose reels will be required in various locations.

Note 2: The hose must extend at least 1m into rooms to be counted for coverage.

Hydraulic plans showing details of the fire hose reels will be required prior to the Construction Certificate

E1.5 Sprinklers Applicable The building is to be provided with a sprinkler system throughout in accordance with Specification E1.5 due to being greater than 25m in effective height.


The sprinkler alarm valves are required to be located in a room which has direct egress to a road or open space.

The sprinkler alarm valves are located in a room accessed from basement level via the fire stair and corridor which is to be performance assessed.


NOTE: Hydraulic consultant to advise if specific sprinkler valves room is required given a combined hydrant/sprinkler system (AS2118.6) is proposed with sprinkler control assemblies within the fire stairs.


The designing services engineer is to prepare the sprinkler hydrant system design and advise if there are any other aspects of the system which do not fully comply with the requirements of BCA Clause E1.5, BCA Specification E1.5 and AS2118.1-1999. Noting this building has an effective height greater than 50m. The designing engineer must provide a written outline of any non-compliance and be provided to SWP and the Fire Engineer for review and the possibility to be addressed as an Alternative Solution.




E1.6 Portable fire extinguishers Compliance Readily Achievable

Portable fire extinguishers are required to be provided in accordance with Table E1.6 of the BCA and Sections 1, 2, 3 and 4 of AS 2444.

Within the Class 3 student accommodation portion the portable fire extinguishers must be ABE type extinguishers, a minimum size of 2.5kg and distributed outside sole-occupancy units to serve only the storey at which they are located and so that the travel distance from the entrance doorway of the sole-occupancy unit to the nearest fire extinguisher is not more than 10m.

E1.7 - - No provisions.

E1.8 Fire control centres Additional Details Required

As the building has an effective height of greater than 50m a specific fire control room is required to be provided in accordance with clauses 2 to 12 of Specification E1.8.

Details of compliance with clauses 2 to 12 of Specification E1.8 will be required to be provided for the Construction Certificate.


The fire control room must have egress to road or open space which does not involve a change in level of more than 300mm. Egress from the fire control room to Regent Street involves a change in level of 350m (RL29.75 to RL30.10).



The fire control room is required to be accessible via two paths of travel-

c) one from the front entrance of the building; and

d) one direct from a public place or fire-isolated passageway which leads to a public place and has a door with an FRL of not less than -/120/30.

The ‘front entrance’ doorway is accessed from the internal laneway which necessitates travelling through a security gate, down the laneway and under the building to reach the access to door to the fire control room. This has been determined as not being technically at the front entrance of building accessible directly from Regent Street.


E1.9 Fire precautions during construction


During construction, not less than one fire extinguisher to suit Class A, B and C fires is required for each storey, and is required to be located adjacent to each exit.

After the building has reached an effective height of 12m, hydrants and hose reels must be operational in at least every storey, except the 2 uppermost storeys, covered by the roof or the floor structure above and any required booster connections must be installed.

E1.10 Provisions for special hazards Not Applicable




E2.1 Smoke Hazard Management - Application of Part

Applicable Part is not applicable to

open deck car parks open spectator stands storerooms, etc less than 30m2 sanitary compartments plantrooms or the like

E2.2 General requirements

(NSW Replacement of provisions for Class 9b buildings)


An air-handling system that does not form part of the smoke hazard management system and recycles air from one fire compartment to another must be designed and installed to operate as a smoke control system in accordance with AS/NZS 1668.1 or incorporate smoke dampers and automatically shutdown upon activation of smoke detectors in accordance with Claus e 4.10 of AS/NZS 1668.1.

Note: Each bedroom sole-occupancy unit in the Class 3 student accommodation portion is treated as a separate fire compartment for the purposes of this requirement.


As the building has an effective height of greater than 25m the fire isolated exits that serve storeys above the 25m are to be provided with automatic stair pressurisation in accordance with the AS/NZS 1668.1 throughout the entire exit.

Automatic air pressurisation is not proposed to be provided to the fire isolated exits. Performance based smoke lobbies are proposed to be provided in lieu of the automatic air pressurisation.



The Class 3 student accommodation portion is required to be provided with an automatic smoke detection system in accordance with Specification E2.2a consisting of:

a smoke alarm system complying with Clause 3; or

a smoke detection system complying with Clause 4; or

a combination of a smoke alarm system complying with Clause 3 within sole-occupancy units and a smoke detection complying with Clause 4 in areas not within the sole-occupancy units.


A building occupant warning system in accordance with Clause 6 of Specification E2.2a and AS 1670.1 – 2004 will be required to be connected to the Clause 4 of Specification E2.2a smoke detection system and sprinkler system.


A fire alarm monitoring system connected to a fire station or fire station dispatch centre in accordance with AS 1670.3 – 2004 is required to be provided.

Not Applicable

Due to the Class 6/9b portion being contained within a single fire compartment a zone smoke control system is not required to be provided.

Not Applicable

The Class 6 portion is contained within a fire compartment less than 2000m2 therefore the requirements of Specification E2.2b do not apply.




E2.3 Provisions for special hazards Not Applicable

E3.1 Lift installations Compliance Readily Achievable

An electric passenger lift installation and an electrohydraulic passenger lift installation must comply with Specification E3.1

E3.2 Stretcher facility in lifts Compliance Readily Achievable

Both lifts are required to accommodate a stretcher facility which requires the minimum dimension of 600mm wide x 2000mm long and 1400mm high above floor level.

Plans submitted for Construction Certificate to demonstrate compliance.

E3.3 Warning against use of lifts in fire


A warning sign is to be displayed where it can be readily seen near every call button of the passenger lift.

The warning sign is to comply with the details and dimensions set out in Figure E3.3 of the BCA.

E3.4 Emergency lifts Compliance Readily Achievable

Both lifts are required to be an emergency lift as the building has an effective height of greater than 25m.

The emergency lifts are required to be contained within fire-resisting shafts in accordance with Clause C2.10.

E3.5 Landings Compliance Readily Achievable

Access and egress to and from the liftwell landings is to comply with the Deemed-to-Satisfy provisions of Section D of the BCA.

E3.6 Passenger lifts Compliance Readily Achievable

Every passenger lift must be one of the types identified n Table E3.6a, have accessible features in accordance with Table E3.6b and not reply on a constant pressure device for its operation if the lift car is fully enclosed.

E3.7 Fire Services Control Compliance Readily Achievable

Lifts serving a storey above an effective height of 12m must be provided with a fire control switch complying with Clause E3.9 and a lift car fire service drive control switch complying with Clause E3.10.

E3.8 Aged care buildings Not Applicable

E3.9 Fire service recall operation switch


The switch must be located at the landing nominated by the appropriate authority, be labelled ‘FIRE SERVICE” in indelible white lettering on red background. The “OFF” and “ON” positions are to be identified.

E3.10 Lift car fire service drive control switch


The lift car service drive control must be activated from within the lift car. The switch is to be located between 600mm and 1500mm above the lift car floor and be labelled ‘FIRE SERVICE” in indelible white lettering on red background. The “OFF” and “ON” positions are to be identified.

E4.1 - - No provisions.

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E4.2 Emergency lighting requirements


Emergency lighting is to be provided throughout the building in accordance with Clause E4.2 of the BCA.

Emergency lighting is to be provided in :

every fire-isolated stairway, fire-isolated ramp or fire-isolated passageway.

Every passageway, hallway, corridor or the like, that is part of the path of travel to an exit.

In every room having a floor area more than 100m2 that does not open to a corridor or space that has emergency lighting or to a road or open space.

In any room having a floor area more than 300m2.

To every room or space that has public access in a Class 6 or 9b building if:

the floor area is more than 300m2;

or if any point on the floor is more than 20m from the nearest doorway opening directly to the road or open space; or

if the egress involves a vertical rise within the building of more than 1.5m.

E4.3 Measurement of distance Noted

E4.4 Design and operation of emergency light


Emergency lighting shall be provided throughout the building in accordance with the requirements of Clause E4.4 of the BCA and AS 2293.1.

E4.5 Exit signs Compliance Readily Achievable

Exit signs are to be provided in accordance with Clause E4.5 of the BCA.

Exit signs must be clearly visible to person approaching the exit and must be installed on, above or adjacent to;

1. A door providing direct egress from a storey to a stairway, passageway or ramp serving as a required exit.

2. A door from an enclosed stairway, passageway or ramp at every level of discharge to a road or open space.

3. A horizontal exit.

4. A door serving as or forming part of a required exit in a storey required to be provided with emergency lighting.

E4.6 Direction signs

(NSW Entertainment Venue - External to the building where the exit does not open directly onto a street.)


Where an exit is not readily apparent then exit signs with directional arrows must be installed in appropriate positions in corridors, hallways, lobbies and the like indicating the direction to a required exit in accordance with Clause E4.6 of the BCA.


Directional exit signage is proposed to be omitted from within the student accommodation cluster public corridors.





E4.7 Class 2, 3 and 4 buildings: Exemptions

Applicable E4.5 does not apply to-

a) a Class 2 building in which every door referred to is clearly and legibly labelled on the side remote from the exit or balcony-

i. with the word “EXIT” in capital letters 25mm high in colour contrasting with that of the background:

ii. by some other method; or

b) an entrance door of a sole-occupancy unit in a Class 2 part of the building.

E4.8 Design and operation of exit signs


Exit signs are to operate in accordance with AS 2293.1 and be clearly visible at all times while the building is occupied.

E4.9 Sounds systems and intercom systems for emergency purposes


As the building has an effective height of greater than 25m a sound system and intercom system for emergency purposes (SSISEP) complying with AS 1670.4 must be installed throughout the building.

13.5. SECTION F – HEALTH AND AMENITY


F1.1 Stormwater drainage Compliance Readily Achievable

Stormwater drainage design shall be in accordance with AS/NZS 3500.3

F1.2 - - No provisions


F1.4 External above ground membranes


Waterproofing membranes for external above ground use must comply with AS 4654 Parts 1 and 2.

F1.5 Roof coverings Compliance Readily Achievable

Roof coverings are to comply with the relevant Australian Standards as per Clause F1.5.

F1.6 Sarking Compliance Readily Achievable

Sarking type materials used for weatherproofing of roofs and walls must comply with AS/NZS 4200 Parts 1 and 2.

F1.7 Waterproofing of wet areas Compliance Readily Achievable

Shower enclosure surfaces, floor surfaces in bathrooms, shower rooms, slop hoppers, sink compartments, laundry and sanitary compartments is required to be waterproofed in accordance with AS 3740.


F1.9 Damp-proofing Compliance Readily Achievable

Moisture from the ground must be prevented from reaching the lowest floor timber and the walls above the lowest floor joists, the walls above the dam proof course and the underside of a suspended floor constructed of a material other than timber, and the supporting beams or girders.

Damp proof course must consist of a material that complies with AS/NZS 2904 or an impervious termite shield in accordance with AS 3660.1.




F1.10 Damp-proofing of floors on the ground


A vapour barrier in accordance with AS2870 is to be provided beneath the basement floor slab.

F1.11 Provision of floor wastes Additional Details Required

The floor of a bathroom in each sole occupancy of a Class 3 portion is to be graded to permit drainage to a floor waste.


F1.12 Sub-floor ventilation Not Applicable

F1.13 Glazed assemblies Compliance Readily Achievable

Windows, sliding doors with a frame, adjustable louvres, shopfronts and window walls with one piece framing in an external wall must comply with AS 2047 requirements for resistance to water penetration.

F2.1 Facilities in residential buildings

Complies Private facilities have been provided for each resident consisting of a shower, closet pan and washbasin.

F2.2 Calculation of number of occupants and fixtures

Noted

F2.3 Facilities in Class 3 to 9 buildings


The following sanitary facilities have been shown to serve the retail tenancies:

One unisex accessible facility (WC & WB);

One unisex facility (WC & WB);

One male facility (WC & WB);

One female facility (WC & WB).

Given the above number distribution the following have been counted:

The unisex accessible facility has been counted once for each sex.

The unisex facility has been counted as a male facility.

The male facility WC has been counted as a urinal.

The numbers provide above allows up to 25 male and 30 female employees for the Class 6 retail tenancies. Given the size of the retail area this should be sufficient. Exact numbers of staff can only be determined upon fitout details of individual tenancies proposed for each retail space.

Note: Sanitary facilities for patrons are required only if a future restaurant, café, bar etc contain more than 20 patrons to a particular tenancy. Patron numbers have not been assessed at this stage for base building works. Should this be the case future sanitary calculations will be required.




F2.4 Facilities for people with disabilities


At a bank of toilets where there are one or more toilets in addition to an accessible unisex facility, a sanitary facility compartment suitable for a person with an ambulant disability in accordance with AS1428.1 is required for males and females.

Ambulant facilities for male and females are required to be provided in accordance with AS 1428.1 at the common toilets.

Drawings indicating compliance can be achieved.


Accessible unisex sanitary compartment and shower is required to be provided within all accessible sole-occupancy units.

F2.5 Construction of sanitary compartments


Doors to the fully enclosed toilets are to open outwards, slide or be readily removable from the outside of the sanitary compartment.

F2.6 Interpretation: Urinals and washbasins

Noted

F2.7

Warm water installations

(NSW – deleted)

Not Applicable

Not Applicable in NSW

F2.8 Waste management Not Applicable

F3.1 Height of rooms and other spaces


The following ceiling heights apply-

Class 2 portion:

Kitchen, laundry or the like – 2.1m

Corridor, passageway or the like – 2.1m

Habitable room excluding a kitchen – 2.1m

Class 6/9b portion

Commercial tenancy – 2.4m

Corridor, passageway or the like – 2.1m

Bathroom, sanitary compartment, carparking area store room or the like – 2.1m

Above a stairway, landing or the like – 2m measured vertically above nosing of stairway treads or floor surface of landing.

F4.1 Provision of natural light Applicable Natural light is required to be provided to all bedrooms and dormitories within the Class 3 student accommodation portion.

F4.2 Methods and extent of natural light


Natural light is required to be provided to 10% of the floor area of a habitable room. Plans indicate compliance can be achieved.

F4.3 Natural light borrowed from adjoining room

Noted Natural light may be borrowed through adjacent rooms in accordance with the provisions of this clause.

F4.4 Artificial lighting Compliance Readily Achievable

Lighting shall be provided throughout the building to comply with AS1680.0 in accordance with the requirements of Clause F4.4 of the BCA.




F4.5 Ventilation of rooms

(NSW Reference to AS/NZS 3666.1 deleted for NSW)


Ventilation shall be provided throughout the building in by means of natural ventilation complying with Clause F4.6 or mechanical ventilation complying with the requirements of AS1668.2 as required by Clause F4.5 of the BCA.

F4.6 Natural ventilation Compliance Readily Achievable

Natural ventilation in accordance with F4.5 is require to consist of permanent openings, windows, or other devices which can be opened-

With an aggregate opening or openable size not less than 5% of the floor area of the room required to be ventilated; and

Open to the-

o suitably sized court, or space open to the sky;

o an open verandah, carport, or the like; or an adjoining room in accordance with F4.7.

F4.7 Ventilation borrowed from adjoining room

Noted Ventilation may be borrowed from an adjoining room is accordance with this clause.

F4.8 Restriction on position of water closets and urinals

Not Applicable

F4.9 Airlocks Not Applicable

F4.10 - - No Provisions

F4.11 Carparks Not Applicable

F4.12 Kitchen local exhaust Compliance Readily Achievable

A commercial kitchen must be provided with a kitchen exhaust hood complying with AS/NZS 1668.1 and AS 1668.2, where,

any cooking apparatus has a total maximum electrical power input exceeding 8kW, or

a total gas power input exceeding 29 MJ/h, or

the total maximum power input to more than one apparatus exceeds 0.5kW electrical power or 1.8 MJ gas per metre square of the room or enclosure.

F5.1 Sound Transmission and Insulation - Application of part

Applicable Applicable to the Class 3 portion.

Note: Assessment of the requirements of Part F5 is to be undertaken by an Acoustic Consultant and a report provided for review.

Further, the Acoustic Consultant is to inspect the works during construction and on completion and provide final certification.

F5.2 Determination of airborne sound insulation ratings


Construction required to have an airborne sound insulation rating must have the value for weighted sound reduction index (Rw) or weighted sound reduction index with spectrum adaptation term (Rw + Ctr) determined in accordance with AS/NZS1276.1 or ISO717.1 using result from laboratory measurements, or comply with Specification F5.2 of the BCA.




F5.3 Determination of impact sound insulation ratings


A floor required to have an impact sound insulation rating must have the required value for weighted normalised impact sound pressure level with spectrum adaptation term (Ln,w+Cl) determined in accordance with AS/ISO 717.2 using results from laboratory measurements or comply with Specification F5.2 of the BCA.

A wall in a class 3 building that is required to have an impact sound insulation rating must be of discontinuous construction.

F5.4 Sound insulation rating for floors


Floors in a class 3 building separating sole occupancy units or separating sole occupancy units from a plant room, lift shaft, public corridor, public lobby or the like or parts of different classifications must have an Rw + Ctr of not less than 50 and an Ln,w + Cl of not more than 62.

F5.5 Sound insulation rating of walls


A wall in a class 3 building must have an Rw + Ctr of not less than 50 if it separates sole occupancy units and an Rw of 50 if it separates a sole occupancy unit from a plant room, lift shaft, public corridor, public lobby or the like or parts of different classifications. Compliance with F5.3(b) is required if the wall separates a bathroom, sanitary compartment, laundry or kitchen in one sole occupancy unit from a habitable room (excluding a kitchen) in another adjoining unit or a sole occupancy unit from a plant room or lift shaft.

A door may be incorporated in a wall in a Class 3 building that separates a sole-occupancy unit from a stairway, public corridor , public lobby or the like, provided the door assembly has an Rw not less than 30.

Where a wall required to have sound insulation has a floor above, the wall must continue to the underside of the floor above or a ceiling that provides the sound insulation required for the wall.

Where a wall required to have sound insulation has a roof above, the wall must continue to the underside of the roof above or a ceiling that provides the sound insulation required for the wall.


Individual bedrooms SOU’s are not proposed to be provided with dts sound insulation ratings.

This is to be reviewed by the Acoustic Engineer and addressed as an Alternative Solution.

F5.6 Sound insulation rating of services


If a duct, soil, waste, water supply pipe, including a duct or pipe that is located in a wall or floor cavity, serve or passes through more than one sole occupancy unit, the duct or pipe must be separated from the rooms of any sole-occupancy unit (SOU) by construction with an Rw + Ctr (airborne) not less than –

i. 40 if the adjacent room is a habitable room (other than a kitchen); or

ii. 25 if the adjacent room is a kitchen or non-habitable room

If a stormwater pipe passes through a SOU it must be separated in accordance with the requirements above.




F5.7 Isolation of pumps Compliance Readily Achievable

A flexible coupling must be used at the point of connection between the service pipes in a building and any circulating or other pump.

13.6. SECTION G – ANCILLARY PROVISIONS


G1.1

Swimming Pools

(NSW – added subclause (c))

Not Applicable

G1.2 Refrigerated chambers, strong-rooms and vaults

Not Applicable

G1.101 Provision for cleaning windows


A safe manner of cleaning windows is to be provided as windows are located 3 or more storeys above ground level.

The windows must either be able to be cleaned wholly from within the building, or a method complying with the Construction Safety Act 1912 and Regulations is required.

Part G2 Heating Appliances, Fireplaces, Chimneys and Flues

Not Applicable

Part G3 Atrium Construction Not Applicable

Part G4 Construction in Alpine Areas Not Applicable

Part G5 Construction in Bushfire Prone Areas

Not Applicable

13.7. SECTION H – SPECIAL USE BUILDINGS


Part H1

Theatres, Stages and Public Halls

Not Applicable

Part H2 Public Transport Buildings Not Applicable

NSW Part H101

Entertainment Venues Not Applicable

.

13.8. SECTION J – ENERGY EFFICIENCY


NSW J(A)

Energy Efficiency – Class 2 Buildings and Class 4 Parts

Noted The parts of NSW J(A) do not apply to Class 3 parts


NSW J(B)

Energy Efficiency - Class 3 and Class 5 to 9 Buildings

Noted The building is located in climate zone 5




NSW J(B)1

Compliance with BCA provisions

Applicable Class 3 and Class 5 to 9 buildings must comply with all of the national provisions of Section J that are applicable to the relevant classifications, except as varied by NSW J1.6 for Class 3 buildings, NSW J3.1 and NSW J8.2 for Class 3 and Class 5 to 9 buildings.

The building is proposed modelled to comply with JV3 verification method.

J1.1 Application of Part Applicable Applies to building elements forming the envelope of a Class 3 and Class 5 to 9 building.

J1.2 Thermal construction general Compliance Readily Achievable

Insulation must comply with AS/NZS 4859.1 and be installed in accordance with Clause J1.2.

Insulation must abut or overlap adjoining insulation, form a continuous barrier with ceilings, walls, bulkheads, floors or the like and not affect the safe or effective operation of services.

J1.3 Roof and ceiling construction Compliance Readily Achievable

A roof or ceiling that is part of the envelope must achieve the Total R-Value specified in Table J1.3 for the direction of heat flow.

The minimum total R-Value required for roofs or ceilings are specified in Appendix E.

A roof that -

i. is required to achieve a minimum Total R-Value; and

ii. has metal sheet roofing fixed to metal purlins, metal rafters or metal battens; and

iii. does not have a ceiling lining or ha a ceiling lining fixed directly to those metal purlins, metal rafters or metal battens (see specification J1.3 Figure 2(c) and (f),

must have a thermal break, consisting of a material with an R-Value of not less than R0.2, installed between the metal roofing and its supporting metal purlins, metal rafters or metal battens.

J1.4 Roof lights Compliance Readily Achievable

Roof lights, including any associated shaft and diffuser, that form part of the envelope must, if the roof lights are not required for compliance with Part F4, comply with Table J1.4.

If the roof lights are required for compliance with Part F4 they must have an area not more than 150% of the minimum area required by F4.6; and have transparent and translucent elements, including any imperforate ceiling diffuser, with a combined performance of not more than 0.29 Total System SHGC; and 2.9 Total System U-Value.

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http://services.abcb.gov.au/abcbonline/simpleview.asp?fname=PART-F4.xml#F4.6

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http://services.abcb.gov.au/abcbonline/simpleview.asp?fname=PART-A1.xml#Total_System_U-Value




J1.5 Walls Compliance Readily Achievable

Each part of an external wall that is part of the envelope must satisfy one of the options in Table J1.5a or Table J1.5b except as specified in Clause J1.5.

Refer to Appendix E for required minimum R-Values and other requirements.

A wall that -

i. is required to achieve a minimum Total R-Value; and

ii. has lightweight external cladding such as weatherboards, fibre cement or metal sheeting fixed to a metal frame; and

iii. does not have a wall lining or has a wall lining that is fixed directly to the same metal frame,

must have a thermal break, consisting of a material with an R-Value of not less than R0.2, installed between the external cladding and the metal frame.

J1.6 Floors Compliance Readily Achievable

Floors are required to achieve a minimum R-Value in accordance with Table J1.6.

A concrete slab-on-ground with an in-slab heating or cooling system; or located in climate zone 8 must have insulation installed around the vertical edge of its perimeter.

The insulation must have an R-Value of not less than 1.0, be water resistant and be continuous from the adjacent finished ground level to a depth of not less than 300 mm or for the full depth of the vertical edge of the concrete slab-on-ground

J2.1 Application of Part Applicable

J2.2 - - No Provisions


J2.4 Glazing Compliance Readily Achievable

The glazing in each storey including a mezzanine must be assessed separately in accordance with Clause J2.4(b) and (c) for-

i) glazing in the external fabric facing each orientation; and

ii) glazing in the internal fabric using the south orientation sector energy constants in Table J2.4b and shading multipliers in Table J2.4c and Table J2.4d.

The aggregate air-conditioning energy value attributable to the glazing must not exceed the allowance obtained by multiplying the facade area that is exposed to the conditioned space for the orientation by the energy index in Table J2.4a.

The glazing calculator must be completed and submitted with the Construction Certificate application as evidence of compliance.

http://services.abcb.gov.au/abcbonline/simpleview.asp?fname=PART-A1.xml#R-Value

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http://www.abcb.gov.au/abcbonline/simpleview.asp?fname=PART-A1.xml#Fabric


http://www.abcb.gov.au/abcbonline/simpleview.asp?fname=PART-A1.xml#Fabric

http://www.abcb.gov.au/abcbonline/simpleview.asp?pubid=129&sectpartid=2670#Table-J2.4b

http://www.abcb.gov.au/abcbonline/simpleview.asp?pubid=129&sectpartid=2670#TableJ2.4-c

http://www.abcb.gov.au/abcbonline/simpleview.asp?pubid=129&sectpartid=2670#Table-J2.4d




J2.5 Shading Compliance Readily Achievable

Where shading is required to comply with Clause J2.4, it must;

a) be provided by an external permanent projection, such as a verandah, balcony, fixed canopy, eaves or shading hood which

i. extends horizontally on both sides of the glazing for the same projection distance P in figure J2.4 of the BCA, or

ii. provides the equivalent shading to that above with a reveal or the like, or

b) be provided an external shading device such as a blind, vertical or horizontal building screen with blades, battens or slats, which

i. is capable of restricting at least 80% of summer solar radiation, and

ii. if adjustable is operated automatically in response to the level of solar radiation.

NSW J3.1

Application of Part Applicable Applies to elements forming the envelope of a Class 3, and Class 5 to 9 building other than as specified.

J3.2 Chimneys and flues Not Applicable

J3.3 Roof lights Compliance Readily Achievable

A roof light must be sealed or capable of being sealed when serving a conditioned space.

J3.4 Windows and doors Compliance Readily Achievable

A seal to restrict air infiltration must be fitted to each edge of an external door, openable external window or the like when serving a conditioned space.

J3.5 Exhaust fans Compliance Readily Achievable

A miscellaneous exhaust fan must be fitted with a sealing device such as a self-closing damper or the like when serving a conditioned space.

J3.6 Construction of roofs, walls and floors


Roofs, walls, floors and any opening must be constructed to minimise air leakage in accordance with Clause J3.6(b) when forming part of the external fabric of a conditioned space.

These requirements do not apply to openings, grilles and the like required for smoke hazard management.

J3.7 Evaporative coolers Not Specified

An evaporative cooler must be fitted with a self-closing damper or the like when serving a heated space.

J4 - - No Provisions


J5.2 Air conditioning and ventilating systems


An air-conditioning unit or system must comply with the requirements of Clause J5.2 and Specification J5.2

J5.3 Time switch Compliance Readily Achievable

A time switch in accordance with Specification J6 must be provided to control:

an air-conditioning system of more than 10kWr, or

a ventilation system with an air flow rate or more than 1000L/s, or

a heating systems of more than 10kWheating’




J5.4 Heating and chilling systems Compliance Readily Achievable

Systems that provide heating or chilling for air-conditioning systems must comply with Clause J5.4 and Specification J5.4.

J5.5 Miscellaneous exhaust systems


A miscellaneous exhaust system with an air flow rate of more than 1000L/s that is associated with equipment having a variable demand such as a stove in a commercial kitchen or a chemical bath in a factory must have the means for the operator to reduce the energy used or stop the motor when the system is not needed. It must be designed to minimise exhausting of air conditioning.


J6.2 Artificial lighting Compliance Readily Achievable

In a Class 5, 6, 7, 8, 9a or 9b the artificial lighting must not exceed the sum of the allowances obtained by multiplying the area of each space by the maximum power density in Table J6.2a.

J6.3 Interior artificial lighting and power control


The power control for artificial interior lighting must comply with the requirements of Clause J6.3. Artificial lighting of a room or space must be individually operated by a switch or other control device in accordance with Specification J6.

J6.4 Interior decorative and display lighting


Interior decorative and display lighting, such as for foyer mural or art displays, must be controlled separately from other artificial lighting as specified in Clause J6.4.

Window display lighting must be controlled separately from other display lighting.

J6.5 Artificial lighting around the perimeter of a building


Artificial lighting around the perimeter of a building must be controlled by a daylight sensor or time switch as specified in Clause J6.5.

J6.6 Boiling water and chilled water storage units


Power supply to a boiling water or chilled water storage unit must be controlled by a time switch in accordance with Specification J6.

J7.1 - - No provisions

J7.2 Hot water supply Compliance Readily Achievable

A hot water supply system for food preparation and sanitary purposes, other than a solar hot water supply system in climate zones 1, 2 and 3 must be designed and installed in accordance with Section 8 of AS/NZS 3500.4

J7.3 Swimming pool heating and pumping

Not Applicable

J7.4 Spa pool heating and pumping

Not Applicable


NSW J8.2

Access for maintenance Compliance Readily Achievable

Access to service must be provided to all services and their components.




J8.3 Facilities for energy monitoring


The building as it has a floor area of more than 2,500m2 it must have a facility to record individually the energy consumption of-

a) air-conditioning plant including, where appropriate, heating plant, cooling plant and air handling fans; and

b) artificial lighting;

c) appliance power;

d) central hot water supply; and

e) internal transport devices including lifts, escalators, and travelators where there is more than one serving the building; and

f) other ancillary plant.



14. APPENDIX C – REFERENCED DOCUMENTATION

The following documentation was used in the preparation of this report:

Drawing No. Title Issue Date Drawn By

A01.001 Site Plan 2 27.10.14 Bates Smart

A02.B01 Basement Plan 4 27.10.14 Bates Smart

A02.000 Ground Floor Plan 4 27.10.14 Bates Smart

A02.M01 Mezzanine Plan 4 27.10.14 Bates Smart

A02.001 Podium Plan Level 01 4 27.10.14 Bates Smart

A02.002 Typical Plan (Accessible) Levels 02 - 05

4 27.10.14 Bates Smart

A02.008 Typical Plan Levels 06 - 17 4 27.10.14 Bates Smart

A02.019 Roof Terrace Plan 4 27.10.14 Bates Smart

A08.001 Section AA 1 27.10.14 Bates Smart

A08.002 Section AA 1 27.10.14 Bates Smart



15. APPENDIX D – CONSTRUCTION DETAILS

TYPE A CONSTRUCTION: FRL OF BUILDING ELEMENTS

Building element Class of building - FRL: (in minutes)

Structural adequacy/Integrity/Insulation

2, 3 or 4 part 5, 9 or 7a 6 7b or 8

EXTERNAL WALL (including any column and other building element incorporated therein) or other external building element, where the distance from any fire-source feature to which it is exposed is-

For loadbearing parts-

less than 1.5m 90/90/90 120/120/120 180/180/180 240/240/240

1.5 to less than 3 m 90/60/60 120/ 90/ 90 180/180/120 240/240/180

3 or more 90/60/30 120/ 60/ 30 180/120/90 240/180/ 90

For non-loadbearing parts-

less than 1.5 m -/90/90 - /120/120 - /180/180 - /240/240

1.5 to less than 3 m -/60/60 - / 90/ 90 - /180/120 - /240/180

3 m or more - / - / - - / - / - - / - / - - / - / -

EXTERNAL COLUMN not incorporated in an external wall, where the distance from any fire-source feature to which it is exposed is-

less than 3 m 90/ - / - 120/ - / - 180/ - / - 240/ - / -

3 m or more - / - / - - / - / - - / - / - - / - / -

COMMON WALLS

and FIRE WALLS

90/90/90

120/120/120

180/180/180

240/240/240

INTERNAL WALLS-

Fire-resisting lift and stair shafts-

Loadbearing 90/90/90 120/120/120 180/120/120 240/120/120

Non-loadbearing - /90/90 - /120/120 - /120/120 - /120/120

Bounding public corridors, public lobbies and the like-

Loadbearing 90/90/90 120/ - / - 180/ - / - 240/ - / -

Non-loadbearing - /60/60 - / - / - - / - / - - / - / -

Between or bounding sole-occupancy units-

Loadbearing 90/90/90 120/ - / - 180/ - / - 240/ - / -

Non-loadbearing - /60/60 - / - / - - / - / - - / - / -

Ventilating, pipe, garbage, and like shafts not used for the discharge of hot products of Combustion-

Loadbearing 90/90/90 120/ 90/ 90 180/120/120 240/120/120

Non-loadbearing - /90/90 - / 90/ 90 - /120/120 - /120/120

OTHER LOADBEARING INTERNAL WALLS, INTERNAL BEAMS, TRUSSES

and COLUMNS 90/ - / - 120/ - / - 180/ - / - 240/ - / -

FLOORS 90/90/90 120/120/120 180/180/180 240/240/240

ROOFS 90/60/30 120/ 60/ 30 180/60/30 240/ 90/ 60



16. APPENDIX E – ENERGY EFFICIENCY R-VALUES

ROOFS AND CEILINGS - MINIMUM TOTAL R-VALUE (Table J1.3a)

Climate zone 1, 2, 3, 4 & 5 6 7 8

Direction of heat flow Downwards Upwards

Minimum Total R-Value for a roof or ceiling with a roof upper surface solar absorptance value of not more than 0.4

3.2 3.2 3.7 4.8

Minimum Total R-Value for a roof or ceiling with a roof upper surface solar absorptance value of more than 0.4 but not more than 0.6

3.7 3.2 3.7 4.8

Minimum Total R-Value for a roof or ceiling with a roof upper surface solar absorptance value of more than 0.6

4.2 3.2 3.7 4.8

ADJUSTMENT OF MINIMUM TOTAL R-VALUE FOR LOSS OF CEILING INSULATION (Table J1.3b)

Percentage of ceiling area uninsulated

Minimum R-Value of ceiling insulation required to satisfy J1.3(a)

1.0 1.5 2.0 2.5 3.0 3.5 4.0 4.5 5.0 5.5 6.0

Adjusted minimum R-Value of ceiling insulation required to compensate for loss of ceiling insulation area

0.5% to less than 1.0% 1.0 1.6 2.2 2.8 3.4 4.0 4.7 5.4 6.2 6.9

1.0% to less than 1.5% 1.1 1.7 2.3 2.9 3.6 4.4 5.2 6.1 7.0

1.5% to less than 2.0% 1.1 1.7 2.4 3.1 3.9 4.8 5.8 6.8

2.0% to less than 2.5% 1.1 1.8 2.5 3.3 4.2 5.3 6.5

2.5% to less than 3.0% 1.2 1.9 2.6 3.6 4.6 5.9 Not Permitted

3.0% to less than 4.0% 1.2 2.0 3.0 4.2 5.7

4.0% to less than 5.0% 1.3 2.2 3.4 5.0

5.0% or more

Note: Where the minimum R-Value of ceiling insulation required to satisfy J1.3(a) is between the values stated, interpolation may be used to determine the adjusted minimum R-Value.

ROOF LIGHTS - THERMAL PERFORMANCE OF TRANSPARENT AND TRANSLUCENT ELEMENTS (Table J1.4)

Roof light shaft index (see Note

1) Constant

Total area of roof lights serving the room or space as a percentage of the floor area of the room or space

Up to 2% More than 2% to and

up to 3% More than 3% and

up to 4% More than 4% and up

to 5%

Less than 0.5

Total System SHGC

Not more than 0.83

Not more than 0.57 Not more than 0.43 Not more than 0.34

Total System Not more than Not more than 5.7 Not more than 4.3 Not more than 3.4

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U-Value 8.5

0.5 to less than 1.0

Total System SHGC

Not more than 0.83


Total System U-Value

Not more than 8.5


1.0 to less than 2.5

Total System SHGC

Not more than 0.83



Not more than 8.5


2.5 and more

Total System SHGC

Not more than 0.83



Not more than 8.5


Notes:

1. The roof light shaft index is determined by measuring the distance from the centre of the shaft at the roof to the centre of the shaft at the ceiling level and dividing it by the average internal dimension of the shaft opening at the ceiling level (or the diameter for a circular shaft) in the same units of measurement.

2. The total area of roof lights is the combined area for all roof lights serving the room or space.

3. The area of a roof light is the area of the roof opening that allows light to enter the building.

4. The thermal performance of an imperforate ceiling diffuser may be included in the Total System U-Value and Total System SHGC of the roof light.

5. The total area of roof lights serving the room or space as a percentage of the floor area of the room or space must not exceed 5% unless allowed by J1.4(b).

OPTIONS FOR EACH PART OF AN EXTERNAL WALL THAT IS PART OF AN ENVELOPE (Table J1.5a)

Climate zone Options

1, 2 and 3

(a) (i) Achieve a minimum Total R-Value of 3.3. (ii) The minimum Total R-Value in (i) is reduced—

(A) for a wall with a surface density of not less than 220 kg/m2, by 0.5; and (B) for a wall that is—

(aa) facing the south orientation as described in Figure J2.3, by 0.5; or (bb) shaded with a projection shade angle in accordance with Figure J1.5 of—

(AA) 15 degrees to not more than 45 degrees, by 0.5; or (BB) more than 45 degrees, by 1.0; and

(C) if the outer surface solar absorptance value is not more than 0.6, by 0.5.

(b) Where the only space for insulation is provided by a furring channel, top hat section, batten or the like— (i) achieve a minimum Total R-Value of 1.4; and (ii) satisfy glazing energy index Option B of Table J2.4a.

4, 5 and 6

(a) (i) Achieve a minimum Total R-Value of 2.8. (ii) The minimum Total R-Value in (i) is reduced—

(A) for a wall with a surface density of not less than 220 kg/m2, by 0.5; and (B) for a wall that is—

(aa) facing the south orientation as described in Figure J2.3, by 0.5; or (bb) shaded with a projection shade angle in accordance with Figure J1.5 of—

(AA) 30 degrees to not more than 60 degrees, by 0.5; or (BB) more than 60 degrees, by 1.0.























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7

(a) Achieve a minimum Total R-Value of 2.8.


8 (a) Achieve a minimum Total R-Value of 3.8.

(b) Where the wall is an earth retaining wall or earth-berm, achieve a minimum Total R-Value of 2.0.

AN ENVELEOPE WALL OTHER THAN AN EXTERNAL WALL - MINIMUM TOTAL R-VALUE (Table J1.5b)

Location Climate zone

1 2 3 4 5 6 7 8

(a) Where the adjacent enclosed non- conditioned space has—

1.0 1.0 Nil Nil 1.0 1.0 1.5 2.5 (i) ventilation of not more than 1.5 air changes per hour of

outside air during occupied hours; and

(ii) glazing in the external fabric as required by Part J2; and

(iii) roof lights in the external fabric as required by J1.4.

(b) For other than (a) 2.3 2.3 2.3 1.8 1.8 1.8 2.8 3.8

Note: When assessing the glazing and roof lights as required by Part J2 and J1.4, assess the glazing and roof lights as if the non- conditioned space is the same separate conditioned space.

FLOORS - MINIMUM TOTAL R-VALUE (Table J1.6)

Location Climate zone

1 2 3 4 5 6 7 8

Direction of heat flow Upwards Downwards and

upwards Downwards

(a) A slab on ground:

(i) Without an in-slab heating or cooling system Nil Nil Nil Nil Nil Nil 1.0 2.0

(ii) With an in-slab heating or cooling system 1.25 1.25 1.25 1.25 1.25 1.25 1.25 2.25

(b) A suspended floor without an in-slab heating or cooling system where the non- conditioned space is—

1.0 1.0 Nil Nil 1.0 1.0 1.5 2.5 (i) enclosed; and

(ii) where mechanically ventilated by not more

than 1.5 air changes per hour.

(c) A suspended floor with an in-slab heating or cooling system where the non- conditioned space is—

1.25 1.25 1.25 1.25 1.25 1.25 1.75 2.75 (i) enclosed; and

(ii) where mechanically ventilated by not more

than 1.5 air changes per hour

(d) For other than (a), (b) or (c) 2.0 2.0 2.0 2.0 2.0 2.0 2.0 3.5

Note: A sub-floor space with not more than 150% of the required sub-floor ventilation is considered enclosed.







http://services.abcb.gov.au/abcbonline/simpleview.asp?fname=PART-A1.xml#Conditioned_space

http://services.abcb.gov.au/abcbonline/simpleview.asp?fname=PART-A1.xml#Fabric


http://services.abcb.gov.au/abcbonline/simpleview.asp?fname=PART-J2.xml


http://services.abcb.gov.au/abcbonline/simpleview.asp?fname=PART-A1.xml#Fabric


http://services.abcb.gov.au/abcbonline/simpleview.asp?pubid=147&sectpartid=3301#J1.4



http://services.abcb.gov.au/abcbonline/simpleview.asp?fname=PART-J2.xml

http://services.abcb.gov.au/abcbonline/simpleview.asp?pubid=147&sectpartid=3301#J1.4




http://services.abcb.gov.au/abcbonline/simpleview.asp?fname=PART-A1.xml#Climate_Zone








17. APPENDIX F – STATUTORY FIRE SAFETY MEASURES

Schedule of Statutory Fire Safety Measures

Measure Standard of Performance

Access panels, doors and hoppers to fire resisting shafts

BCA2014 Clause C3.13 and tested prototypes (AS 1530.4 – 2005)

Automatic fire detection and alarm system (smoke alarm system)

BCA2014 Clause 3 of Specification E2.2a and AS 3786 – 1993

Automatic fire detection and alarm system (smoke detection system)

BCA2014 Clause 4 of Specification E2.2a and AS 1670.1 – 2004

Automatic fire suppression systems (Sprinklers)

BCA2014 Specification E1.5 and AS 2118.1 – 1999

Emergency lifts BCA2014 Clause E3.4

Emergency lighting BCA2014 Clause E4.2, E4.4 and AS 2293.1 – 2005

Exit signs BCA2014 Clause E4.5, NSW E4.6, E4.8 and AS 2293.1 – 2005

Fire control room BCA2014 Specification E1.8

Fire dampers BCA2014 Clause C3.15 and AS/NZS 1668.1 – 1998 (AS 1682.1-1990 and AS 1682.2-1990)

Fire doors BCA2014 Specification C3.4 and AS 1905.1 – 2005

Fire hydrants systems BCA2014 Clause E1.3 and AS 2419.1 – 2005

Fire seals protecting opening in fire resisting components of the building

BCA2014 Clause C3.15, Specification C3.15 and AS 1530.4 –2005 and AS 4072.1 – 2005 and installed in accordance with the tested prototype.

Hose reel system BCA2014 Clause E1.4 and AS 2441 – 2005

Lightweight construction BCA2014 Specifications C1.8, Clause A2.3 and AS 1530.4-2005

Portable fire extinguishers BCA2014 Clause E1.6 and AS 2444 – 2001

Smoke dampers AS/NZS 1668.1 – 1998 (AS 1682.1-1990 and AS 1682.2-1990)

Sound System and Intercommunication System for Emergency Purposes

BCA2014 Clause E4.9 and AS 1670.4 – 2004

Warning and operational signs BCA2014 Clauses D1.17, D2.23, D3.6, E3.3, E3.9 and E3.10

Fire Engineering Alternative Solution TBA

Note that the fire safety schedule will need to be amended subject to the inclusion of a fire engineered alternative solution.

IGLU Pty Ltd Attn. Timothy Farrell Level 21, Deutsche Bank Place 126 Phillip Street Sydney, NSW 2000 7 August 2015

Dear Tim,

Re: IGLU Redfern - 60-78 Regent Street, Redfern Sydney

I have reviewed the potential alternate egress plan against our Fire Engineering Brief (FEB) 1.1. Attached is a mark-up of how the egress strategy may need to be amended if the private laneway cannot be used to afford occupant travel to road to the northern side. The same design intent is provided in creating a safe passage to a point of choice, before choosing the path to road in a direction away from a fire event on ground level. As noted in the mark-up, if this plan is to be adopted, we would be happy to make the amendment to the Fire Engineering Brief.

If you have any queries, please do not hesitate to contact me.

Yours sincerely,

Vincent Chow State Manager VIC Olsson Fire & Risk Pty Ltd 0488 363 003 [email protected]

http://www.olssonfire.com.au/

VincentC

Callout

To be made fire resisting and doorways made to be fire doors (C3.4) to permit occupants to travel past to the point of choice

VincentC

Pen

VincentC

Pen

VincentC

Pen

VincentC

Cloud

VincentC

Pen

VincentC

Pen

VincentC

Pen

VincentC

Pen

VincentC

Cloud

VincentC

Callout

Point of choice - protected by passive fire construction and non-roofed (allowing venting of smoke)

VincentC

Arrow

VincentC

Arrow

VincentC

Cloud

VincentC

Cloud

VincentC

Cloud

VincentC

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VincentC

Callout

Door operation to comply with D2.19 to D2.21

VincentC

Callout


VincentC

Callout


VincentC

Callout


VincentC

Polygon

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Cross

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No exit path

VincentC

Text Box

This exit strategy for ground floor stairway discharge is in the case that the private laneway to Redfern Street Laneway is not accessible to discharging occupants. As both stairway discharges, occupants are still provided a point of choice to travel to William Lane or Redfern Street, which is consistent with the strategy presented in the previous Fire Engineering Brief. Note, additional fire resisting construction will need to be provided to afford protection to occupants reaching the point of choice. If this scheme is later adopted, the Fire Engineering Brief and Fire Engineering Report will have to be amended to reflect change.

IGLU Redfern

60-78 Regent Street Redfern NSW 2016

Fire Engineering Brief Revision: FEB 1.1

28 November 2014 M14217

Prepared for: Iglu 204 Pty Limited Level 21, Deutsche Bank Place 126 Phillip Street, Sydney NSW 2000

Project Location: 60-78 Regent Street, Redfern NSW 2016

Prepared by: Olsson Fire & Risk Pty Ltd 506 Hampton Street Hampton, VIC 2181

Project No: M14217

Revision: FEB 1.1

Date: 28 November 2014

© Olsson Fire & Risk Pty Ltd. All rights reserved.

Olsson Fire & Risk has prepared this document for the sole use of the Client and for a specific purpose, each as expressly stated in the document. No other party should rely on this document without the prior written consent of Olsson Fire & Risk. Olsson Fire & Risk undertakes no duty, nor accepts any responsibility, to any third party who may rely upon or use this document. This document has been prepared based on the Client’s description of its requirements and Olsson Fire & Risk’s experience, having regard to assumptions that Olsson Fire & Risk can reasonably be expected to make in accordance with sound professional principles. Olsson Fire & Risk accepts no liability for information provided by the Client and other third parties used to prepare this document or as the basis of the analysis. Subject to the above conditions, this document may be transmitted, reproduced or disseminated only in its entirety.

http://www.olssonfire.com.au/

M14217_FEB_1 1_Iglu Redfern_141128.docx P a g e | 3

Quality Management Document Control and Verification

Revision FEB 1.1 FEB 1.0

Date 28 November 2014 5 November 2014

Comment For Information Draft for comment

Author Elizabeth Young Vincent Chow

Signature

Reviewer Simon Widjaja Simon Widjaja

Signature

Authorised Carl Voss

C10: BPB1843

Carl Voss

C10: BPB1843

Signature


Executive Summary Olsson Fire & Risk Pty Ltd has been appointed by:

Iglu 204 Pty Limited

Our task is to undertake a fire engineering assessment for the proposed development located at:

60-78 Regent Street, Redfern NSW 2016

The objective of this Fire Engineering Report is to address any departures from the Building Code of Australia (BCA) Deemed to Satisfy (DtS) Provisions within the development and to present a way forward for each, to ensure compliance with the relevant BCA Performance Requirements.

The following variations to the BCA DtS Provisions have been identified by the Relevant Building Surveyor:

Table 1: Summary of proposed Alternative Solution

Sol. DtS Clause


IFEG Sub-systems

Solutions with respect to the Cluster Design

1 C1.1 To review bounding wall construction to bedrooms (SOUs) within clusters to have no FRL instead of an FRL of -/60/60.

CP2 A & C

C3.11 To review bedrooms (SOUs) within clusters to have solid core doors with smoke seals instead of self-closing fire doors.

CP2 A & C

C3.15 To review penetrations in fire rated wall construction to bedrooms (SOUs) within clusters to not have an FRL.

CP2 A & C

D1.4 (a)(i)

To review extended travel distances of:

10 m from an SOU (a bedroom within a cluster) to a point of choice of exits, instead of 6 m (on accessible studio floors, Level 02 – Level 05)

13 m from an SOU (a bedroom within a cluster) to a point of choice of exits, instead of 6 m (on non-accessible studio floors, Level 06 – Level 17)

DP4 & EP2.2 A, B, C, D, E & F

E4.5 and E4.6

To review the omission of exit and directional signage within clusters.

EP4.2 E

Solutions with respect to Accommodation parts within the Level 1 Podium Common Area

2 C1.1 To review the Level 01 Podium having no public corridors in lieu of bounding wall construction to the public corridors from the cluster to the fire isolated stair exits.

CP2 A & C

C3.11 To review non SOU rooms on Level 01 Podium opening into the egress paths (no public corridors) in lieu of self-closing fire doors.

CP2 A & C


Sol. DtS Clause


IFEG Sub-systems

D1.4 (a)(i) and (c)(i)

To review extended travel distances on Level 01 Podium of:

19 m from an SOU (a bedroom within a cluster) to a point of choice of exits, instead of 6 m

31 m from the kitchen within the cluster to a point of choice of exits, instead of 20 m

DP4 & EP2.2 A, B, C, D, E & F

Additional Solutions

3 C1.1 To review rationalisation of fire resistance levels of the Ground Floor retail tenancies.

CP1 & CP2 A & C

4 C3.2 (a)(i)

To review protection measures to openings in the external walls that are less than 3 m from the northern and southern boundaries.

CP2 & CP8 A & C

5 D1.2 To review access to one exit from Ground Level parts instead of two exits. (e.g. Retail tenancies (typically small street front tenancies) and Dance Studio)

DP4 E & F

6 D1.2 (b)(i) and (g)(ii)

To review access to one exit stair from the Mezzanine Level instead of two exits.

DP4 E & F

D1.4 (c)(i)

To review extended travel distances on Mezzanine of:

35 m from the Store room to a single exit, instead of 20 m

DP4 & EP2.2 A, B, C, D, E & F

7 D1.7 (c) To review the path of travel from the discharge of the fire-isolated stairs passing within 6 m of openings in the same building.

DP4 & EP2.2 E & F

8 E1.3, AS 2419

To review the booster location not within sight of the main entry of the building (Iglu lobby doors).

EP1.3 F

9 E1.5, Spec E1.5

Alternative location of the Fire Sprinkler Alarm Valves EP1.6 F

10 E1.8, Spec E1.8

Location of Fire Control Centre: The floor level will be 350 mm above the level of

open space or the road level instead of within 300 mm of open space or the road level, and

Will not be at the ‘main entry’ of the building. The alternative entry will need to be acceptable to the Brigade as required by Clause 3.9.1 of AS1670.1-2004 for the location of the Fire Indicator Panel

EP1.6 F


Sol. DtS Clause


IFEG Sub-systems

11 E2.2 To review the omission of the provision of an air pressurisation system to fire-isolated exit stairs serving storeys over an effective height of 25 m.

EP2.2 B, E & F

On the basis of the analysis undertaken within the body of this report, the following fire safety measures detailed in Table 2 are part of the fire design:

Table 2: Fire safety measures

Fire Safety Measure Description

Construction (Type A)

Fire resistance and separation

Floors to be 90/90/90 with penetrations through slab to BCA DtS Provision C3.15.

Bounding walls between clusters and corridors to be 90/90/90 for loadbearing parts and -/60/60 for non-loadbearing parts. Penetrations through cluster bounding walls to BCA DtS Provision C3.15.

Each cluster entry to be -/60/30 self-closing fire door.

Studio and Cluster entry doors on Level 1 Podium shall be -/60/30 self-closing fire door with ambient and medium temperature smoke seals including the bottom of the door.

Studio and Cluster on Level 1 Podium shall be fire separated from the common areas with a lobby / public corridor in accordance with Spec C1.1, the door shall have a vision panel, and may be held open in accordance with BCA DtS Provision C3.8, as shown in Figure 2.

Bounding construction of bedrooms within clusters must be a minimum single layer of 13 mm standard grade plasterboard on each side of the wall (which must be continuous to underside of slab above) and solid core doors with smoke seals in accordance with Clause 3.2 of BCA Spec C3.4. Any penetrations in bedroom walls must be smoke stopped. Self-closers are not required on bedroom doors within clusters.

Studio construction to be consistent with the BCA DtS Provisions.

Openings

Openings to be protected in accordance with BCA DtS Provision C3.2. Alternative protection measures are to be reviewed as part of fire engineering for northern cluster dining room that may incorporate the following measures:

6 mm thick toughened glass Metal framing with expansion seals Fixed Closed or Awning Type Opening Mechanism (with restrictor)

Fire hazard properties

Floors: CRF 1.2 kW/m2 | Linings: Material Group: 1, 2, 3 (all areas except fire isolated exits)



Access to cluster bedrooms

A secured box will be provided within each cluster that contains an electronic access card that is programmed to open all doors within the cluster. Access to the secured box is to be by a number of mechanisms to balance personal safety and cluster accessibility:

a) manual operation by card reader for any cluster resident’s access card (and to automatically alert Iglu Management)

b) electric strike to automatically release on full building fire alarm.

Egress Stairs: Two exits on each level – with smoke lobby entry to each.

Travel Distances: Alternative Solution to justify > 6 m to point of choice within each cluster.

Egress Path Width: Generally compliant > 1,000 mm (750 mm at doorways)

Stair Discharge: Into ground floor under croft/laneways, with alternative paths to road. Security gates on laneways to comply with D2.21 (operation of latch)

Emergency lighting system

Emergency lighting to BCA Part E4, including one emergency light in each cluster hallway.

Emergency lighting is also to be provided in the ground floor under croft/laneways.

Exit and directional signage system

Exit and directional signage to BCA Part E4, with the exception that it will not be provided within each cluster.

Additional exit and directional signage to be provided in ground floor under croft/laneways to alert occupants on alternative egress routes from exit discharges to road.

Fire brigade connection

The sprinkler system connected to an approved monitoring service in accordance BCA Spec E1.5

Fire control centre Fire control room required (> 50 m effective height)

The location, accessibility and ventilation provisions of the fire control room in accordance with BCA Clause E1.8.

Fire hose reels Fire hose reels will be provided in accordance with BCA Clause E1.4.

Fire sprinkler and hydrant system

The building shall have a combined sprinkler and hydrant system, complying with AS 2118.6. This shall incorporate a fire sprinkler system in accordance with BCA Spec E1.5 and an internal hydrant system in accordance with BCA Clause E1.3.

Fast response and residential type heads to be provided throughout, as applicable. Including throughout Level 01 Podium and the Mezzanine Level.

Flashing strobe to be provided adjacent to booster assembly.

Signage is to be provided at the booster assembly on location of main entry of the building and fire control room and the sprinkler valve enclosure

Signage is to be provided at the main entry of the building of the location of the booster assembly.

Lift installations Lift Facility – per BCA Clause E3.2.

Fire Services Control – per BCA Clause E3.7.

Emergency Lifts – per BCA Clause E3.4.



Portable fire extinguishers

Portable fire extinguishers are be provided throughout the building in accordance with BCA Clause E1.6.

Smoke hazard management

Automatic fire detection and alarm system

Automatic smoke detection and alarm system throughout building in accordance with BCA Spec E2.2a.

This shall include an AS 1670.1 smoke detection system installed throughout the building with smoke detectors in Cluster/Studio bedrooms and public/Cluster corridors and heat detectors in Cluster kitchens (addressable to device – unique address to be agreed with Iglu).

Alarm acknowledgement facilities (AAF) to Clusters and Studios, in accordance with AS 1670.1 (alarm cascade system to notify cluster occupants, building and Fire Brigade to be developed in conjunction with Iglu requirements). [The AAF in the Clusters/Studios is to only function on Cluster corridor and Cluster/Studio bedroom smoke detection].

Programming of detection system to be that on smoke detection in cluster bedroom, the alarm sounds throughout cluster (then cascades to remainder of floor and floors above/below). On activation of sprinklers or heat detection, building wide alarm via SSISEP which may include a cascading system and FB notification occurs immediately.

Programming of detection system to be that on smoke detection in Level 01 Podium, the alarm sounds throughout Level 01 including the cluster and the Studio

Air pressurisation systems

Smoke lobby is to be provided in front of each stairway entry to mitigate the omission of an air pressurisation system in the stairs.

Sound system and intercom system

SSISEP provided (AS1670.4) where each floor is treated as a single fire compartment, including the provision of loudspeakers to achieve sound pressure levels of 75 dB(A) at the bedhead, to arouse sleeping occupants in the Cluster bedrooms and Studios, in accordance with Clause 4.3.4 of AS1670.4.

Smoke Lobby Construction

Smoke lobby to each entry of stairway with construction consistent with BCA Spec C2.5 Clause 3 with no services riser entry within the lobby.

Lobby size and door configuration are to satisfy path width requirements of D1.6 and D2.20



Management in Use Plan

A maintenance program will be developed with all essential safety measures (active, passive and management) maintained in accordance with AS1851 and AS2293.2, and is to incorporate system interface testing, where relevant.

Management policies and documentation (eg. emergency evacuation plans) to convey to residents the fire safety strategy and their role, including closing door of fire origin, AAF and Secured Box system. This is to include:

Defend in place strategy as a redundancy for accommodation on Level 1 Podium.

Designated egress path to be maintained between accommodation parts and the fire isolated stair on Level 1 Podium. Inspected and maintained every evening by reception/ security.

Signage including a floor plan of Level 01, located in a prominent position near the FIP within the fire control room. Signage at fire hydrant booster indicating defend in place strategy on Level 01 podium.


Contents 1 Introduction ..................................................................................................................................................... 11

1.1 Appointment ................................................................................................................................................ 11 1.2 Applicable Legislation ................................................................................................................................... 11 1.3 Regulatory Framework ................................................................................................................................. 11 1.4 Fire Engineering Process ............................................................................................................................... 11 1.5 Scope and Objectives ................................................................................................................................... 12 1.6 Stakeholders and Documentation ................................................................................................................. 12 1.7 References ................................................................................................................................................... 13

2 Principal Building and Occupant Characteristics ................................................................................................ 15 2.1 Principal Building Characteristics .................................................................................................................. 15

3 Building Classification ....................................................................................................................................... 17 4 Building Fire Safety ........................................................................................................................................... 18

4.1 BCA Reference Characteristics ...................................................................................................................... 18 4.2 Summary of the Alternative Solutions .......................................................................................................... 18 4.3 Fire Safety Strategy ...................................................................................................................................... 20

5 Alternative Solutions......................................................................................................................................... 25 5.1 Solution 1: Cluster Accommodation Fire Safety Strategy ............................................................................... 25 5.2 Solution 2: Level 1 Podium Cluster Accommodation Fire Safety Strategy ....................................................... 31 5.3 Solution 3: Reduction in Fire Resistance Level (FRL) to Ground Floor Retail Areas .......................................... 37 5.4 Solution 4: Unprotected Openings within 3 m of the Property Boundary ...................................................... 40 5.5 Solution 5: Single Exit from Building Parts on the Ground Floor ..................................................................... 44 5.6 Solution 6: Egress Provisions from the Mezzanine......................................................................................... 47 5.7 Solution 7: Fire Isolated Discharge Path to Road ........................................................................................... 51 5.8 Solution 8: Location of booster assembly ...................................................................................................... 54 5.9 Solution 9: Sprinkler Control Valve Location ................................................................................................. 57 5.10 Solution 10: Access and Egress to Fire Control Centre .............................................................................. 59 5.11 Solution 11: Replacement of Stair Pressurisation System with Smoke Lobbies .......................................... 62

6 Key Assumptions and Limitations ...................................................................................................................... 64 Occupant Characteristics ..................................................................................................................... 65

A.2 Retail/IGLU Staff........................................................................................................................................... 66 A.3 Residential levels.......................................................................................................................................... 66

Radiation Calculation .......................................................................................................................... 67 B.1 Theoretical Basis .......................................................................................................................................... 68

Alpert’s Correlation ............................................................................................................................. 70 Architectural Drawings ........................................................................................................................ 72


1 Introduction

1.1 Appointment

Olsson Fire & Risk Pty Ltd has been appointed by:

Iglu 204 Pty Limited

Our task is to undertake a fire engineering assessment for the proposed development located at:


1.2 Applicable Legislation

The primary legislation applicable to the development is the NSW Environmental Planning and Assessment Act and Regulation which refers to the BCA 2014: Building Code of Australia.1 The BCA provides a set of prescriptive requirements, Deemed-to-Satisfy (DtS) Provisions, that provides a deemed acceptable level of safety and assumed compliance with the BCA Performance Requirements. Variations from the BCA DtS Provisions may be addressed as proposed Alternative Solutions if they comply with the BCA Performance Requirements.

The assessment of an Alternative Solution can be undertaken using a variety of methods. These are defined in BCA Clause A0.9. One or more, or a combination of these methods are adopted to determine whether the proposed Alternative Solution complies with the BCA Performance Requirements. The relevant BCA Performance Requirements are determined in accordance with BCA Clause A0.10. Compliance with BCA Performance Requirements is undertaken in accordance with BCA Clause A0.5: a combination of complying with the Dts Provisions and formulating Alternative Solutions.

1.3 Regulatory Framework

The following NSW Legislation is applicable:

NSW Environmental Planning and Assessment Act, 1979 and subsequent amendments NSW Environmental Planning and Assessment Regulation, 2000 and subsequent amendments

This document has been prepared by Olsson Fire & Risk to meet the legislative requirements of the NSW Environmental Planning and Assessment Regulations 2000 to support the application for a Construction Certificate (CC). Steve Watson of Steve Watson and Partners is the Principal Certifying Authority (PCA) for purposes of assessing an application for the CC.

1.4 Fire Engineering Process

In accordance with the International Fire Engineering Guidelines (IFEG), the fire engineer should undertake a Fire Engineering Brief (FEB) process for every project carried out. The Fire Engineering Brief process is required to include the objectives, proposed trial designs, methods of analysis and acceptance criteria for any proposed Alternative Solutions. This process may be documented in an individual document, or combined in the Fire Engineering Report.

The Fire Engineering Report (FER) contains all the relevant design calculations and justifications to demonstrate that the proposed Alternative Solutions comply with the relevant BCA Performance Requirements. Stakeholder approval of the FER is to be gained before submission to the PCA for their assessment of compliance to the BCA Performance Requirements.

1 See Section 1.7 for a list of references


The FEB process has identified Category 2 Fire Safety Provisions (as defined by the EP&A Regulation 2000). As the total floor area for the building are greater than the limits set in Clause 144 the Regulation, a referral to the fire brigade is required. Therefore, the Fire Authority is a referral agency for this project and has been identified as a stakeholder in the FEB/FER process, as confirmed by the PCA.

1.5 Scope and Objectives

The objective of the Fire Engineering process is to recognise variations from the DtS Provisions and to present a way forward for each, to demonstrate compliance with the relevant BCA Performance Requirements, and where all design solutions subject to formal approval by the relevant regulatory authorities.

In order to provide a robust fire engineering design that meets the BCA Performance Requirements, it is important that all stakeholders agree to the fire engineering design principles before the analysis is carried out and the design is finalised. Key features of this report are to be reviewed and agreed to by the stakeholders, including the assumptions, design fires, occupant characteristics, proposed fire and egress modelling scenarios (where applicable), methods of analysis and the proposed overall design philosophy.

1.6 Stakeholders and Documentation

The relevant stakeholders in the design of this development are listed in Table 3.

Table 3: Relevant Stakeholders

Name Organisation Role

Timothy Farrell Iglu 204 Pty Limited Client

Steve Watson Steve Watson and Partners PCA

Bradley Dorn Bates Smart Architect

TBA FRNSW Fire Authority

Craig Welsby

James Cullimore

EMF Griffiths Building Services Engineer

Carl Voss Simon Widjaja Vincent Chow

Olsson Fire & Risk Fire Engineering

The relevant documents and drawings assessed as part of this report are listed in Table 4.

Table 4: Relevant design team documentation

Ref Name Organisation Date Revision

S11798 Consultant Issue – Drawing Set

Bates Smart 10.11.2014 5


1.7 References2

1.7.1 Australian Legislation and Referenced Documents

[BCA] National Construction Code Series Volume 1: Class 2 to 9 buildings – Building Code of Australia 2014, Australian Building Codes Board. National Construction Code Series Volume 1 Appendices: Variations and Additions – Building Code of Australia 2014, Australian Building Codes Board.

[EP&A Act] NSW Environmental Planning and Assessment Act 1979.

[EP&A Regs] NSW Environmental Planning and Assessment Regulation 2000 and subsequent amendments.

1.7.2 Texts and Guidance Documents

[BBR 2012] BBR 2012, Regelsamling for byggande. BOVERKET (Swedish National Board of Housing, Building and Planning). Sweden, 2011.

[BCA Guide] Guide to the Building Code of Australia, Australian Building Codes Board, 2014.

[BR187] BR187-1991 Building Research Establishment External fire spread: building separation and boundary distances

[BS EN 1991-1-2] BS EN 1991-1-2: 2002 - Eurocode 1: Actions on structures - Part 1-2: General actions - Actions on structures exposed to fire, British Standards, 2009.

[BSI] EC1: Basis of design and actions on structures - Part 2.2: Actions on structures exposed to fire, 1996.

[Fazio] Fazio, Elissa, 2007, Effectiveness of smoke barriers: pressurised stair enclosures, Centre for Environmental Safety and Risk Engineering, Victoria University.

[Gwynne] Gwynne, S M V and Rosenbaum, E R 2008, Employing the Hydraulic Model in Assessing Emergency Movement, Section 3/ Chapter 13, SFPE Handbook of Fire Engineering (4th Edition), National Fire Protection Association, and Society of Fire Protection Engineers.

[Hall] Hall, J., U.S. experience with sprinkler and other automatic fire extinguishing equipment, National Fire Protection Association, 2010.

[Harrison & Spearpoint]

Harrison, R. and Spearpoint, M., 2006, “Smoke Management Issues in Buildings with Large Enclosed Spaces”, Fire Australia 2006,

[Hottel] Hottel, H.C., 1931, Radiant heat transmission between surfaces [IFEG] International Fire Engineering Guidelines, Australian Building Code Board, 2005. [Lay] Lay, Simon, 2013, Pressurisation systems do not work and present a risk to life

safety, Case Studies in Fire Engineering. [McGuire & Tamura]

McGuire, J.H. and Tamura, G.T., 1979, “The National Building Code Smoke Control Measures – An Overview”, NRCC 17920.

[Marryatt] Marryatt, A Century of Automatic Sprinkler Protection in Australia and New Zealand 1886 – 1986, Craftsman Press Pty Ltd, 1988.

[NSWFB] NSW Fire Brigades, New South Wales Fire Brigades Annual Statistical Report 2006/07, State Government of NSW, Sydney South, Australia, 2007.

[NZFS/MARSH] Effectiveness of Fire Safety Systems for Use in Quantitative Risk Assessments. New Zealand Fire Service Commission/MARSH. Fire Research Report Number 89. NZ, June 2008

[PD 6688] PD 6688-1-2:2007. Background paper to the UK National Annex to BS EN 1991-1-2. [PD7974-1] BS PD 7974-1: The Application of Fire Safety Engineering Principles to Fire Safety

Design of Buildings – Part 1: Initiation and Growth of Fire. 2003.

2 Abbreviation in square brackets is how item is referred to throughout this report.


[SFPE] SFPE Handbook of Fire Protection Engineering, 4th Edition, 2008, National Fire Protection Association, and Society of Fire Protection Engineers.

[Tamura (1989)] Tamura, G.T., 1989, Stair Pressurization Systems for Smoke Control: Design Considerations, NRCC-30896.

[Tamura (1992)] Tamura, G.T., 1992, Assessment of stair pressurization systems for smoke control, NRCC-35059.

[Tien] Tien, C. L., Lee, K. Y., Stretton, A. J., Radiation Heat Transfer, Section 1/Chapter 4, SPFE Handbook of Fire Protection Engineering 4th Ed), 2008.

[USFA] U.S. Fire Administration, 2013, Residential Building Fires (2009-2011), Topical Fire Report Series, vol 14, issue 4, Washington.

[WAG-15] Department of Fire & Emergency Services (WA) Guideline 15 for Fire Safety Engineered Alternative Solutions,

[Zhao] Zhao, Longde, 1998, Reliability of Stair Pressurisation and Zone Smoke Control Systems, FCRC-TR 98-05

1.7.3 Australian Standards

[AS 1670.1] AS 1670.1 – 2004. Fire detection, warning, control and intercom systems, system design, installation and commissioning – Fire.

[AS 1851] AS 1851 – 2012. Routine Service of Fire Protection Systems and Equipment. [AS2118.1] AS 2118.1, 1999. Automatic fire sprinkler systems - General requirements. [AS2293.1] AS 2293 Part 1, 2005, Emergency escape lighting and exit signs for buildings -

System design, installation and operation. [AS 2293.2] AS 2293.2 – 2005 Emergency escape lighting and exit signs for buildings - System

design, installation and commissioning. [AS2419.1] AS 2419.1. Fire hydrant installations - System design, installation and

commissioning. [AS 2441] AS 2441 -2005. Installation of hose reels. [AS 2444] AS 2444 – 2001. Portable fire extinguishers and fire blankets – Selection and

location [AS/NZS1668.1] AS/NZS 1668.1 - 1998, The use of ventilation and airconditioning in buildings - Fire

and smoke control in multi-compartment buildings. [AS 3745] AS 3745 – 2010. Planning for emergencies in facilities. [AS/NZS ISO 31000] AS/NZ ISO 31000:2009, Risk management- Principles and guidelines.


2 Principal Building and Occupant Characteristics

2.1 Principal Building Characteristics

2.1.1 Occupancy

The development consists of a student accommodation facility (BCA Class 3) with ground floor retail tenancies (BCA Class 6).

2.1.2 Location

The proposed residential development (see Figure 1) is located at:


The Fire Service can access the building as shown in Figure 1.

Figure 1: Location of site and fire brigade access (Imagery@2014 Sinclair Knight Merz & Fugro, Map data ©2014 Google)


The Fire Service can access the building direct from Regent Street, William Lane and a minor Right of Way (ROW) to the north of the site, as shown in Figure 1. The two closest stations are listed in Table 5.

Table 5: Responding fire services

Station Location Resources Road Distance (Google Maps – ©2014 Google)

ALEXANDRIA FIRE STATION

177 - 187 Wyndham Street Alexandria NSW 2015

1 x Class 3 Pumper

1 x Hazmat

1.4 km

CITY OF SYDNEY FIRE STATION

211-217 Castlereagh St Sydney NSW 2000

3 x Class 3 Pumper

1 x Bronto F44 Ladder Platform

1 x Rescue

2.6 km

2.1.3 Size and shape

The 18 storey tower consists of retail spaces and the residential entry on the Ground Floor, building ancillary areas (bike store, storage area) on the mezzanine floor, communal space on Level 01, and residential apartments on Levels 02 to 18. These residential levels are divided into clusters of bedrooms that share common bathrooms and a common kitchen, and studio apartments with ensuite bathrooms and kitchenettes. General floor plans are shown in Appendix D. These bedrooms within clusters and studio apartments will be rented out individually to students.

The building has a main street frontage to Regent Street, but is also served on the eastern side by William Lane and a ROW. To activate the rear space, an on-site laneway is to be provided to connect the rear lanes through to Regent Street.

Occupant Characteristics

Building occupants can generally be classified into two groups; residents and visitors. All occupants are assumed to be representative of the general population with no specific or unusual distributions in respect to gender, age and physical or mental attributes. A detailed description is contained in Appendix A.


3 Building Classification

3.1.1 Intent of the BCA

The BCA classifies buildings as follows:

Class 2: a building containing 2 or more sole-occupancy units each being a separate dwelling.

Class 3: a residential building, other than a building of Class 1 or 2, which is a common place of long term or transient living for a number of unrelated persons, including—

(a) a boarding house, guest house, hostel, lodging house or backpackers accommodation; or (b) a residential part of a hotel or motel; or (c) a residential part of a school; or (d) accommodation for the aged, children or people with disabilities; or (e) a residential part of a health-care building which accommodates members of staff; or (f) a residential part of a detention centre.

The BCA Guide further describes the difference being:

a Class 2 building is one which includes more than one dwelling, each of which is generally solely occupied by one or more people to the exclusion of others, whereas Class 3 buildings provide accommodation for unrelated people. The length of stay is unimportant.

The BCA defines a sole occupant unit (SOU) to be

a room or other part of a building for occupation by one or joint owner, lessee, tenant, or other occupier to the exclusion of any other owner, lessee, tenant, or other occupier and includes—

(a) a dwelling; or (b) a room or suite of rooms in a Class 3 building which includes sleeping facilities; or (c) a room or suite of associated rooms in a Class 5, 6, 7, 8 or 9 building; or (d) a room or suite of associated rooms in a Class 9c aged care building, which includes sleeping facilities and any area for the exclusive use of a resident.

The BCA Guide further states that

a sole-occupancy unit is an area within a building for the exclusive use of the occupier. It is irrelevant if the area is occupied by an individual, or by two or more people, or by a company.

Examples of sole-occupancy units include individual flats in a block of flats; a suite or unit in a hotel or motel; bedrooms in an aged care building; a shop in a shopping centre; and an office occupied by an individual owner or tenant in an office building.

Areas that do not comprise a sole-occupancy unit are those intended and available for the use of more than one tenant (what is often called a “common space”). Examples include a laundry; TV room; entertainment room; and kitchen in a block of flats or a boarding house.”

3.1.2 BCA Classification

The Building Certifier has determined that for the purposes of the Construction Certificate, the building will be a Class 3 building, and each bedroom will be considered as an SOU, with both the lift lobby and the cluster hallways considered as public corridors.


4 Building Fire Safety

4.1 BCA Reference Characteristics

The Fire Engineering Brief process identified the building information listed in Table 6.

Table 6: Basic Building Information

BCA Clause Description or Requirement

A1.1 Effective Height > 50 m

A3.2 Occupancy Classification BCA Class 3 (Student Accommodation)

BCA Class 6 (Retail)

C1.1 Minimum Type of Construction Type A

C1.2 Rise in Storeys 18 (18 Contained)

C2.2 Fire Compartment Floor Area and Volume Retail - 752 m2

4.2 Summary of the Alternative Solutions

The Table 7 lists variations to the BCA DtS Provisions that have been addressed in this report:

Table 7: Summary of Alternative Solution

Sol. DtS Clause


IFEG Sub-systems

Solutions with respect to the Cluster Design


CP2 A & C


CP2 A & C


CP2 A & C

D1.4 (a)(i)




DP4 & EP2.2 A, B, C, D, E & F

E4.5 and E4.6


EP4.2 E


Sol. DtS Clause


IFEG Sub-systems

Solutions with respect to Accommodation parts within the Level 1 Podium Common Area


CP2 A & C


CP2 A & C

D1.4 (a)(i) and (c)(i)




DP4 & EP2.2 A, B, C, D, E & F

Additional Solutions

3 C1.1 To review rationalisation of fire resistance levels of the Ground Floor retail tenancies.

CP1 & CP2 A & C

4 C3.2 (a)(i)

To review protection measures to openings in the external walls that are less than 3 m from the northern and southern boundaries.

CP2 & CP8 A & C


DP4 E & F

6 D1.2 (b)(i) and (g)(ii)


DP4 E & F

D1.4 (c)(i)



DP4 & EP2.2 A, B, C, D, E & F

7 D1.7 (c) To review the path of travel from the discharge of the fire-isolated stairs passing within 6 m of openings in the same building.

DP4 & EP2.2 E & F

8 E1.3, AS 2419


EP1.3 F

9 E1.5, Spec E1.5

Alternative location of the Fire Sprinkler Alarm Valves EP1.6 F

10 E1.8, Spec E1.8

Location of Fire Control Centre: EP1.6 F


Sol. DtS Clause


IFEG Sub-systems

The floor level will be 350 mm above the level of open space or the road level instead of within 300 mm of open space or the road level, and


11 E2.2 To review the omission of the provision of an air pressurisation system to fire-isolated exit stairs serving storeys over an effective height of 25 m.

EP2.2 B, E & F

4.3 Fire Safety Strategy

The building’s main fire safety features are described in this section

4.3.1 Cluster Accommodation

Since the type of building and occupancy fits somewhere between a Class 2 and Class 3 building, we propose to develop a unique fire safety strategy for the building that falls somewhere between the requirements for fire safety systems in a Class 2 and in a Class 3 building.

We will analyse the building as though the clusters of bedrooms were SOUs but with bounding construction and fire detection and alarm system configured to be consistent with the function of the bedrooms within a cluster.

4.3.2 Trial Fire Safety Strategy

The trial design includes the fire safety features listed in Table 8 below.


Table 8: Fire Safety Features




Floors to be 90/90/90 with penetrations through slab to BCA DtS Provision C3.15.

Bounding walls between clusters and corridors to be 90/90/90 for loadbearing parts and -/60/60 for non-loadbearing parts. Penetrations through cluster bounding walls to BCA DtS Provision C3.15.

Each cluster entry to be -/60/30 self-closing fire door.

Studio and Cluster entry doors on Level 1 Podium shall be -/60/30 self-closing fire door with ambient and medium temperature smoke seals including the bottom of the door.

Studio and Cluster on Level 1 Podium shall be fire separated from the common areas with a lobby / public corridor in accordance with Spec C1.1, the door shall have a vision panel, and may be held open in accordance with BCA DtS Provision C3.8, as shown in Figure 2.

Bounding construction of bedrooms within clusters must be a minimum single layer of 13 mm standard grade plasterboard on each side of the wall (which must be continuous to underside of slab above) and solid core doors with smoke seals in accordance with Clause 3.2 of BCA Spec C3.4. Any penetrations in bedroom walls must be smoke stopped. Self-closers are not required on bedroom doors within clusters.

Studio construction to be consistent with the BCA DtS Provisions.

Openings

Openings to be protected in accordance with BCA DtS Provision C3.2. Alternative protection measures are to be reviewed as part of fire engineering for northern cluster dining room that may incorporate the following measures:

6 mm thick toughened glass Metal framing with expansion seals Fixed Closed or Awning Type Opening Mechanism (with restrictor)


Floors: CRF 1.2 kW/m2 | Linings: Material Group: 1, 2, 3 (all areas except fire isolated exits)


A secured box will be provided within each cluster that contains an electronic access card that is programmed to open all doors within the cluster. Access to the secured box is to be by a number of mechanisms to balance personal safety and cluster accessibility:

c) manual operation by card reader for any cluster resident’s access card (and to automatically alert Iglu Management)

d) electric strike to automatically release on full building fire alarm.

Egress Stairs: Two exits on each level – with smoke lobby entry to each.

Travel Distances: Alternative Solution to justify > 6 m to point of choice within each cluster.

Egress Path Width: Generally compliant > 1,000 mm (750 mm at doorways)

Stair Discharge: Into ground floor under croft/laneways, with alternative paths to road. Security gates on laneways to comply with D2.21 (operation of latch)




Emergency lighting to BCA Part E4, including one emergency light in each cluster hallway.

Emergency lighting is also to be provided in the ground floor under croft/laneways.


Exit and directional signage to BCA Part E4, with the exception that it will not be provided within each cluster.

Additional exit and directional signage to be provided in ground floor under croft/laneways to alert occupants on alternative egress routes from exit discharges to road.


The sprinkler system connected to an approved monitoring service in accordance BCA Spec E1.5

Fire control centre Fire control room required (> 50 m effective height)

The location, accessibility and ventilation provisions of the fire control room in accordance with BCA Clause E1.8.

Fire hose reels Fire hose reels will be provided in accordance with BCA Clause E1.4.

Fire sprinkler and hydrant system

The building shall have a combined sprinkler and hydrant system, complying with AS 2118.6. This shall incorporate a fire sprinkler system in accordance with BCA Spec E1.5 and an internal hydrant system in accordance with BCA Clause E1.3.

Fast response and residential type heads to be provided throughout, as applicable. Including throughout Level 01 Podium and the Mezzanine Level.

Flashing strobe to be provided adjacent to booster assembly.

Signage is to be provided at the booster assembly on location of main entry of the building and fire control room and the sprinkler valve enclosure

Signage is to be provided at the main entry of the building of the location of the booster assembly.

Lift installations Lift Facility – per BCA Clause E3.2.

Fire Services Control – per BCA Clause E3.7.

Emergency Lifts – per BCA Clause E3.4.


Portable fire extinguishers are be provided throughout the building in accordance with BCA Clause E1.6.






This shall include an AS 1670.1 smoke detection system installed throughout the building with smoke detectors in Cluster/Studio bedrooms and public/Cluster corridors and heat detectors in Cluster kitchens (addressable to device – unique address to be agreed with Iglu).

Alarm acknowledgement facilities (AAF) to Clusters and Studios, in accordance with AS 1670.1 (alarm cascade system to notify cluster occupants, building and Fire Brigade to be developed in conjunction with Iglu requirements). [The AAF in the Clusters/Studios is to only function on Cluster corridor and Cluster/Studio bedroom smoke detection].

Programming of detection system to be that on smoke detection in cluster bedroom, the alarm sounds throughout cluster (then cascades to remainder of floor and floors above/below). On activation of sprinklers or heat detection, building wide alarm via SSISEP which may include a cascading system and FB notification occurs immediately.

Programming of detection system to be that on smoke detection in Level 01 Podium, the alarm sounds throughout Level 01 including the cluster and the Studio


Smoke lobby is to be provided in front of each stairway entry to mitigate the omission of an air pressurisation system in the stairs.

Sound system and intercom system

SSISEP provided (AS1670.4) where each floor is treated as a single fire compartment, including the provision of loudspeakers to achieve sound pressure levels of 75 dB(A) at the bedhead, to arouse sleeping occupants in the Cluster bedrooms and Studios, in accordance with Clause 4.3.4 of AS1670.4.

Smoke Lobby Construction

Smoke lobby to each entry of stairway with construction consistent with BCA Spec C2.5 Clause 3 with no services riser entry within the lobby.

Lobby size and door configuration are to satisfy path width requirements of D1.6 and D2.20

Management in Use Plan

A maintenance program will be developed with all essential safety measures (active, passive and management) maintained in accordance with AS1851 and AS2293.2, and is to incorporate system interface testing, where relevant.

Management policies and documentation (eg. emergency evacuation plans) to convey to residents the fire safety strategy and their role, including closing door of fire origin, AAF and Secured Box system. This is to include:

Defend in place strategy as a redundancy for accommodation on Level 1 Podium.

Designated egress path to be maintained between accommodation parts and the fire isolated stair on Level 1 Podium. Inspected and maintained every evening by reception/ security.

Signage including a floor plan of Level 01, located in a prominent position near the FIP within the fire control room. Signage at fire hydrant booster indicating defend in place strategy on Level 01 podium.


Figure 2: Location of the fire rated construction in the Alternative Solution building on Level 1 Podium

Cluster Studio

Public corridor fire separating Cluster and Studio from the common area,

door with vision panel


5 Alternative Solutions

5.1 Solution 1: Cluster Accommodation Fire Safety Strategy

5.1.1 Introduction

Table 9 provides a summary of this Solution, the relevant BCA DtS Provisions that are affected, and the relevant BCA Performance Requirements and IFEG sub-systems.

Table 9: Summary of Solution (Specific to Cluster Accommodation Design)

Sol. DtS Clause


IFEG Sub-systems


CP2 A & C


CP2 A & C


CP2 A & C

D1.4 (a)(i)




DP4 & EP2.2 A, B, C, D, E & F

E4.5 and E4.6


EP4.2 E


Refer Section 3.1.1

5.1.3 Approach and assessment method

The approach to address all the non-compliances listed in Table 9 is qualitative and comparative using the assessment methods as shown in Table 10.


Table 10: Approach and Assessment Method used

BCA Clause A0.5 BCA Clause A0.9

Compliance with the Performance Requirements can only be achieved by—

(a) complying with the Deemed-to-Satisfy Provisions

(b) formulating an Alternative Solution which—

(i) complies with the Performance Requirements; or

(ii) is shown to be at least as equivalent to the Deemed-to-Satisfy Provisions; or

(c) a combination of (a) and (b)

The following Assessment Methods, or any combination of them, can be used to determine that a Building Solution complies with the Performance Requirements:

(a) Evidence to support that the use of a material, form of construction or design meets a Performance Requirement or a Deemed-to-Satisfy Provision as described in A2.2 of the BCA.

(b) Verification methods such as—

(i) the Verification Methods in the BCA; or

(ii) such other verification methods as the appropriate authority accepts for determining compliance with the Performance Requirements

(c) Comparison with the Deemed-to-Satisfy Provisions

(d) Expert Judgement

5.1.4 Acceptance criteria

The acceptance criterion for the Alternative Solution is that the fire safety strategy for the building results in a comparable or higher level of fire safety for occupants and the attending fire brigade than a comparable DtS building solution.

5.1.5 Method of Analysis

The fire safety of occupants and the attending fire brigade in the Alternative Solution building will be qualitatively compared to a Class 3 building built to the DtS Provisions.

The comparable DtS building will have the same floor plan, the same number of stairs and the same number of stories as the Alternative Solution building. Due to the height of the building, it would be with provided similar active fire safety systems. The active and passive fire safety measures for each building are compared in Table 11.

The location of the fire rated construction bounding SOUs is compared in Figure 3 and Figure 4.

Figure 3: Location of the fire rated construction in the Alternative Solution building on residential level (typical)

Public Corridor

Studio

West Cluster

South Cluster

North Cluster

Studio Studio Studio Studio

Cluster Corridor

Cluster Corridor

Cluster Corridor


Figure 4: Location of the fire rated construction in the Class 3 DtS building

Table 11: Comparison of fire safety measures (within cluster)

Fire Safety Measure

Description

Alternative Solution Comparable Class 3 building



Floors to be 90/90/90 with penetrations through slab to BCA DtS Provision C3.15

Bounding walls between clusters and corridors to be 90/90/90 for loadbearing parts and -/60/60 for non-loadbearing parts. Penetrations through cluster bounding walls to BCA DtS Provision C3.15. Each cluster entry door to be -/60/30 self-closing.

Bounding construction of bedrooms within clusters to be a minimum single layer of 13 mm standard grade plasterboard and solid core doors with smoke seals in accordance with BCA Spec C3.4 Clause 3.2.


Floors to be 90/90/90 with penetrations through slab to BCA DtS Provision C3.15

Bounding walls between clusters and corridors to be non-combustible with smoke sealed penetrations in accordance with Clause 2 of Spec C2.5. Each cluster entry door to be a smoke door in accordance with BCA Spec C3.4

Bounding construction of bedrooms within clusters to be 90/90/90 for loadbearing parts and -/60/60 for non-loadbearing parts, with -/60/30 self-closing fire doors.


Floors: CRF 1.2 kW/m2, Linings: Material Group: 1, 2, 3 (all areas except fire isolated exits).


Floors: CRF 1.2 kW/m2, Linings: Material Group: 1, 2, 3 (all areas except fire isolated exits).


Fire Safety Measure

Description



The cluster bedrooms would have locks installed.

Access would be available to the occupants of the room and building management personnel.

Access would also be available to all occupants in the cluster in the event of an emergency via an access card in a secured box, such that occupants can warn others and assist in evacuation if necessary.

The cluster bedrooms would have locks installed.

Access would only be available to the occupants of the room and building management personnel.

Egress Stairs: two exits on each level – with smoke lobby entry to each.

Travel Distances: < 6m to point of choice from clusters

Alternative Solution to justify > 6 m to point of choice from bedrooms (SOUs) within clusters.

Egress Path Width: Compliant > 1,000 mm

Stairs: two exits on each level. These stairs are provided with an air pressurisation system (AS1668.1).

Travel Distances: < 6 m to point of choice from clusters

Alternative Solution to justify > 6 m to point of choice from bedrooms (SOUs) within clusters.


Fire hydrant system

Internal hydrant system Internal hydrant system

Fire hose reels No fire hose reels prescribed in BCA 2014. No fire hose reels prescribed in BCA 2014.

Automatic suppression system

The building will be sprinkler protected, as prescribed in BCA Spec E1.5.



The sprinkler system connected to an approved monitoring service in accordance BCA Spec E1.5.



Portable fire extinguishers are be provided throughout the building in accordance with BCA DtS Provision E1.6.


Fire control centre

Fire control room required (> 50 m effective height)



Fire Safety Measure

Description





This would include an AS 1670.1 smoke detection system installed throughout the building with smoke detectors in Cluster/Studio bedrooms and public/Cluster corridors and heat detectors in Cluster kitchens. Alarm acknowledgement facilities (AAF) to clusters each, in accordance with AS 1670.1 (alarm cascade system) [The AAF is to only to function on Cluster corridor and Cluster bedroom smoke detection].

Programming of detection system to be that on smoke detection in cluster bedroom, the alarm sounds throughout cluster (then cascades downs). On activation of sprinklers or heat detection, building wide alarm and FB notification occurs immediately.


Smoke lobby is to be provided in front of each stairway entry as a means on preventing smoke entering the stair, in lieu of provision for stair air pressurisation


Automatic smoke detection and alarm system on residential levels in accordance with BCA Spec E2.2a.

This would include an AS 1670.1 smoke detection system installed throughout the building with smoke detectors in bedrooms – high potential for unwanted alarms. No AAF – high potential for unwanted alarms.


Smoke detectors in lift lobby to activate stair pressurisation (AS 1668.1)

SSISEP SSISEP provided (AS1670.4) where each floor is treated as a single fire compartment and including the provision of loudspeakers to achieve sound pressure levels of 75 dB(A) at the bedhead, to arouse sleeping occupants in the Cluster bedrooms and Studios, in accordance with Clause 4.3.4 of AS1670.4.

SSISEP provided (AS1670.4) where each floor is treated as a single fire compartment and including the provision of loudspeakers to achieve sound pressure levels of 75 dB(A) at the bedhead, to arouse sleeping occupants in the Cluster bedrooms and Studios, in accordance with Clause 4.3.4 of AS1670.4.

Lift installations Lift Facility – per BCA DtS Provision E3.2.

Fire Services Control – per BCA DtS Provision E3.7.

Emergency Lifts – per BCA DtS Provision E3.4.

Lift Facility – per BCA DtS Provision E3.2.




Emergency lighting to BCA DtS Provisions Part E4, including one emergency light in each cluster hallway.

Emergency lighting to BCA DtS Provisions Part E4.


Fire Safety Measure

Description



Exit and directional signage to BCA DtS Provisions Part E4, with the exception that it will not be provided within cluster.

Exit and directional signage to BCA DtS Provisions Part E4.

5.1.6 Hazards

In the event of a fire within a cluster there may be an increased potential for fire and/ or smoke spread between bedrooms in the clusters compared to if the bedrooms are considered individual SOUs. This represents an increase in the risk to life safety to occupants within the cluster where occupants are unknown to each other.

The proposed building is to be used for student accommodation. The building is classified as BCA Class 3 since the bedrooms in the building are rented individually and may be rented for a short period.

While occupants in this building may not initially know each other, they generally form strong bonds since they share living spaces, have similar schedules and are in the same stage of life. This is supported by Iglu in providing community activities that encourage social interactions and friendships.

Due to risks other than fire, such as personal safety of self and property, locks are provided to bedroom doors, accessible by an electronic card system. This is comparable to privacy locks found in similar apartment buildings, however, such privacy may be viewed as non-compliances to the BCA DtS Provisions.

It is noted, the building is to be provided with a sprinkler system in accordance with E1.5. In the event of a fire, it is expected that the sprinkler system will control, if not suppress the fire. The proposed reduction of the fire resistance levels of the building elements would not represent a significant risk for occupants or Fire Brigade personnel in this case as flashover will not occur.

Statistics from the National Fire Protection Association (NFPA), as published by Hall, provides recorded statistics on buildings fitted with automatic fire sprinkler systems between the years 2003-2007 in United States. Based on the NFPA data, when sprinklers operate, they are effective 97% of the time, resulting in a combined performance of operating effectively in 91% of all reported fires where sprinklers were present in the fire area and the fire was large enough to activate them. The reliability of sprinkler system in Australia and New Zealand is generally significantly higher than in the US as researched by Marryatt.


5.2 Solution 2: Level 1 Podium Cluster Accommodation Fire Safety Strategy

5.2.1 Introduction


Table 12: Summary of Solution (Sleeping Accommodation Part within Common Area)

Sol. DtS Clause


IFEG Sub-systems


CP2 A & C


CP2 A & C

D1.4 (a)(i) and (c)(i)




DP4 & EP2.2 A, B, C, D, E & F


The Specification C1.1 requires in Class 3 buildings the walls bounding public corridors to generally have an FRL of 90/90/90 or -/60/60.

BCA DtS Provision A1.1 states a Public corridor means an enclosed corridor, hallway or the like which(a) serves as a means of egress from 2 or more sole-occupancy units to a required exit from the storey concerned; or (b) is required to be provided as a means of egress from any part of a storey to a required exit.

The BCA Guide notes that not all corridors and hallways are public corridors. A public corridor must be enclosed and provide egress from more than one sole-occupancy unit. Examples include passages leading from hotel suites, lift lobbies and foyers in high-rise buildings. Public corridors can be required to provide egress to a required exit.


The approach to address all the non-compliances listed in Table 12is qualitative and comparative using the assessment methods as shown in Table 13.


















The acceptance criterion for this particular non-compliance is that the risk to occupant life safety and fire brigade intervention in the accommodation part of the level will be comparable to the building designed to BCA DtS Provisions.


The fire safety of occupants and the attending fire brigade in the Alternative Solution building will be qualitatively compared to a Class 3 building built to the DtS Provisions.

The comparable DtS building will have the same floor plan, the same number of stairs and the same number of stories as the Alternative Solution building. Due to the height of the building, it would be with provided similar active fire safety systems.

The active and passive fire safety measures for each building are compared in Table 14.

The location of the fire rated construction bounding SOUs is compared in Figure 5Figure 3 and Figure 6.


Figure 5: Location of the fire rated construction in the Alternative Solution building on Level 1 Podium

Figure 6: Location of the fire rated construction in the Class 3 DtS building

Cluster Studio


Table 14: Comparison of fire safety measures (within the general floor area)

Fire Safety Measure

Description

Alternative Solution Comparable Building

Within Cluster Refer Solution 1 (Table 11) Refer Solution 1 (Table 11)



Egress path from accommodation cluster and accessible studio open to communal areas.

Cluster entry door and studio entry door to be -/60/30 self-closing with medium temperature smoke seals.

Area in front of the Cluster entry door and studio entry door to be fire separated from the common area (public corridor/ lobby).


Egress path from accommodation cluster and accessible studio to both stairs via a public corridor where the bounding walls comply with BCA Spec C1.1 requirements, communal areas (room no within an SOU) to be separated from the egress path by 90/90/90 for loadbearing parts and -/60/60 for non-loadbearing parts, with -/60/30 self-closing fire doors

Egress Stairs: two exits on each level – with smoke lobby entry to each.

Travel Distances: 7 m to point of choice from cluster and studio entry doors

Alternative Solution to justify > 6 m to point of choice from studio entry door and cluster entry door

[> 6 m to point of choice from within cluster (bedroom and kitchen) assessed as part of Solution 1].


Clear Path: Designated egress path to be maintained between accommodation parts and the fire isolated stair

Defend in Place Option: Occupants aware they can remain in cluster or studio, with attending Fire Brigade and Building Management to conduct search and rescue in these areas first.

Stairs: two exits on each level. These stairs are provided with an air pressurisation system (AS1668.1).

Travel Distances: < 6 m to point of choice from cluster and studio entry doors

Travel from studio entry door and cluster entry door is via a public corridor, separated from adjoining common areas with compliant bounding construction


Fire hydrant system

Internal hydrant system Internal hydrant system

Fire hose reels No fire hose reels prescribed in BCA 2014. No fire hose reels prescribed in BCA 2014.

Automatic suppression system


Fast response heads to be utilised throughout the Level 1 Podium



Fire Safety Measure

Description








Fire control centre






This would include an AS 1670.1 smoke detection system installed throughout the building including the common area


Smoke lobby is to be provided in front of each stairway entry as a means of preventing smoke entering the stair, in lieu of provision for stair air pressurisation


Automatic smoke detection and alarm system on residential levels in accordance with BCA Spec E2.2a.

This would include an AS 1670.1 smoke detection system installed throughout the building including the common area


Smoke detectors in lift lobby to activate stair pressurisation (AS 1668.1)

SSISEP SSISEP provided (AS1670.4) where each floor is treated as a single fire compartment and including the provision of loudspeakers to achieve sound pressure levels of 75 dB(A) at the bedhead, to arouse sleeping occupants in the Cluster bedrooms and Studios, in accordance with Clause 4.3.4 of AS1670.4.

On Level 1 Podium AS 1670.1 smoke detection system installed throughout the communal area will activate occupant warning within the Level 1 Podium accommodation cluster and studio.

SSISEP provided (AS1670.4) where each floor is treated as a single fire compartment and including the provision of loudspeakers to achieve sound pressure levels of 75 dB(A) at the bedhead, to arouse sleeping occupants in the Cluster bedrooms and Studios, in accordance with Clause 4.3.4 of AS1670.4.

Lift installations Lift Facility – per BCA DtS Provision E3.2.



Lift Facility – per BCA DtS Provision E3.2.




Emergency lighting to BCA DtS Provisions Part E4, including one emergency light in each cluster hallway.

Emergency lighting to BCA DtS Provisions Part E4.


Fire Safety Measure

Description


Emergency lighting to be located along egress path from accommodation parts to the fire isolated stair.


Exit and directional signage to BCA DtS Provisions Part E4, with the exception that it will not be provided within cluster.

Exit and directional signage to BCA DtS Provisions Part E4.

Management in Use

Evacuation Plan: In the event of fire/ GFA reception to act as fire warden to evacuate accommodation parts. Fire Brigade to be alerted that defend in place strategy implemented and occupants may be awaiting rescue from these accommodation parts within Level 1 Podium

Clear Path: Designated egress path to be maintained between accommodation parts and the fire isolated stair

No specific requirements

5.2.6 Hazard

Having the common areas open to the egress path i.e. no public corridors increases the risk to life safety in the event of a fire since occupants evacuating from the accommodation parts (cluster and studio) may pass the area of fire origin and will be exposed to the effects of fire.

The building will be provided with a sprinkler system in accordance with BCA Specification E1.5. In the event of a fire, it is expected that the sprinkler system will control, if not suppress the fire.



5.3 Solution 3: Reduction in Fire Resistance Level (FRL) to Ground Floor Retail Areas

5.3.1 Introduction


Table 15: Summary of Solution

Sol. DtS Clause


IFEG Sub-systems

3 C1.1

To review rationalisation of fire resistance levels of the Ground Floor retail tenancies.

CP1 & CP2 A & C

Figure 7 shows the extent and location of the variation from the relevant BCA DtS Provisions.

Figure 7: Ground floor plan showing location and extent of retail tenancies and other ancillary areas


BCA Spec C1.1 Clause 3.1 requires load-bearing elements in Class 6 parts of a building to generally have an FRL of 180/180/180.

The BCA DtS Provisions offer no concessions with respect to FRLs when sprinklers are provided in a Class 6 building. Sprinklers will dramatically reduce the likelihood of failure of building elements due to fire by controlling fire size and preventing fire spread.


The BCA Guide sets out that the intent of BCA Performance Requirements CP1 and CP2 is to set structural stability requirements for building elements during fire and avoid spread of fire between fire compartments and buildings. CP1 and CP2 do not reference a fire-resistance level (FRL).

FRLs are only included as part of the DtS Provisions. The BCA Guide also states that it may be determined by a building proponent using an Alternative Solution that applying FRLs to building element is not necessary because other methods, such as the use of active systems, can satisfy the Performance Requirements.


The approach is quantitative and absolute using the assessment methods as shown in Table 16.
















5.3.4 Fire safety design

The fire safety measures listed Table 8 forms the holistic fire safety design for the building, incorporating measures specific to the consideration of the Alternative Solution.


The acceptance criterion for this particular non-compliance is that the building elements will survive the complete burnout of a fire, while maintaining structural adequacy, integrity and insulation for this period.


The analysis that is proposed will be using calculations to evaluate the time-equivalence period. The time-equivalence approach gives the equivalent structural fire severity for exposure to the standard fire curve for a given enclosure based on fuel load, ventilation conditions and lining materials. The time equivalence calculations will be based on the Eurocode formula from BS EN 1991-1-2.

The time equivalence formula is defined as the time of exposure to the standard fire resistance test that would result in the same thermal impact as a complete burnout of the compartment in a real fire. This assumes the absence of an automatic sprinkler system. Assemblies provided with a fire resistance equal to, or greater than, the equivalent structural fire severity, are generally expected to be able to withstand a complete burnout of the compartment.


The formula for the Eurocode Equivalent time of fire exposure:

𝑡𝑒 = 𝑒𝑓 𝑘𝑏𝑤𝑓

Where: Af : Floor area of fire cell (m2) Av : Area of vertical window openings and door openings (m2) Ah : Area of horizontal window openings and door openings (m2) H : Height of the fire cell (m) αv : Av/Ah αh: Ah/Af bv : (12.5(1+10 αv- (αv)2) ef : Fire load Table A.2 of PD 7974-1 kb : Conversion factor from PD 7974-1 wf : Ventilation factor, where

𝑤𝑓 = (6.0

𝐻)

0.6

[0.62 +90(0.4 − 𝛼𝑣)4

1 + 𝑏𝑣𝛼ℎ

] > 0.5

te : Equivalent time of fire exposure or Fire severity (mins)

When an automatic sprinkler system is present and functions properly, flashover does not occur. Prior to flashover, there is little impact of the fire on the structure. Therefore in the case of sprinkler success, the Eurocode formula does not apply, and there is no need for structural fire resistance (FRL).

As there is a possibility of sprinkler failure, Clause A.1. PD 7974-1 accounts for this by using the following approach:

The Fire severity (te) is calculated assuming sprinklers are present. Sensitivity cases will be run to assess various degrees of window breakage

This sprinkler sensitivity analysis accounts for the probability of sprinkler failure as well as the total risk due to structural failure as the probability of sprinkler failure is less than 10 % (see Section 5.3.7).

For our analysis, input data will be taken from PD 7974-1, BS EN 1991-1-2 and the geometrical data from the design drawings. Sensitivity and uncertainty studies will be performed on the opening factors to provide a level of robustness to the design. The FLED of a particular occupancy will be based on Table A.2 of PD 7974-1. The chosen occupancy for the retail tenancy based on Table A.2 is a shop. The mean fuel load energy density (FLED) for shops as shown in Table 17 is 600 MJ/m2. As the mean FLED should not be used since it only covers approximately 50 % of similar occupancies where the mean FLED is not exceeded, an 80th percentile FLED is recommended by PD 7974-1. The 80th percentile FLED for shops is 900 MJ/m2.

Table 17: Fire load energy densities (FLEDs) for different occupancies (Source: PD 7974-1)

Occupancy Fire load density, qf,k

Fractile (MJ/m2) b)

Mean (MJ/m2) 80 %

Dwelling 780 870

Hospital 230 350


Occupancy Fire load density, qf,k

Fractile (MJ/m2) b)

Mean (MJ/m2) 80 %

Hospital storage 2000 3000

Hotel bedroom 310 400

Offices 420 570

Shops 600 900

Manufacturing 300 470

Manufacturing and storage c) 1180 1800

Libraries 1500 2250

Schools 285 360

a) This table is from PD 7974-1.

b) The 80 % fractile is the value that is not exceeded in 80 % of the rooms or occupancy of the survey data. Typically this value is used in design and is consistent with values from IFEG.

c) Storage of combustible materials at less than 150 kg/m2.

The approach conservatively ignores any beneficial effect of fire suppression by occupants or the fire brigade. In reality, if occupants fail to extinguish a fire, fire brigade response to the building is likely to be within 20 minutes and would have a substantial beneficial effect which has been conservatively ignored.

5.3.7 Hazards

The building will be provided with a sprinkler system in accordance with BCA Specification E1.5. In the event of a fire, it is expected that the sprinkler system will control, if not suppress the fire. The proposed reduction of the fire resistance levels of the building elements would not represent a significant risk for occupants or Fire Brigade personnel in this case as flashover will not occur.


5.4 Solution 4: Unprotected Openings within 3 m of the Property Boundary

5.4.1 Introduction




Sol. DtS Clause


IFEG Sub-systems

4 C3.2 (a)(i)

To review alternative protection measures to openings in the external wall that are within 3 m from a fire source feature, in the following areas:

North cluster dining room – 2.5 m from northern boundary

CP2 A & C

Figure 8: Openings within 3 m of the boundary (northern cluster dining room to northern boundary)


BCA DtS Provision C3.2 requires openings within 3 m of the boundary of the allotment or 6 m from the far boundary of a road adjoining the allotment to be protected in accordance with BCA DtS Provision C3.4, and if wall-wetting sprinkler are used, they are located externally.

BCA DtS Provision C3.4 indicates that when protection is required windows must be protected with internal or external wall-wetting sprinklers as appropriate used with windows that are automatic closing or permanently fixed in the closed position; or -/60/- fire windows that are automatic closing or permanently fixed in the closed position; or -/60/- automatic closing fire shutters.

The BCA Guide states that the intent with BCA DtS Provision C3.2 is to require any opening in external walls to be protected, only where the wall is required to have an FRL, to prevent the spread of fire from the boundary of an adjoining allotment, or one building to another building on the same allotment. BCA DtS Provision C3.4 sets out acceptable methods of protection.


The BCA Guide sets out that the intent of BCA Performance Requirement CP2 is to deal with spread of fire both within the building and between buildings, which does not only result from the structural failure of a building element and includes openings and penetrations in building elements. CP2 does not reference a fire-resistance level (FRL).


The approach is quantitative, deterministic and absolute using the assessment methods as shown in Table 19.



















The acceptance criteria for this particular non-compliance are:

The proposed Building Solution will comply with BCA Verification Method CV1 for emitted radiant heat flux from the unprotected openings.

Unprotected openings are able to withstand received radiant heat flux from a notional building on the adjoining allotment without ignition. Ignition is assumed to occur at a heat flux of 20 kW/m2 (the BCA Guide notes this is the minimum heat flux required to ignite certain materials in the absence of a spark).

5.4.6 Method of analysis

A quantitative analysis will be undertaken to determine the radiant heat flux emitted from the unprotected openings towards the boundary and the radiant heat flux received by the unprotected openings from a notional building on the adjoining allotment. The calculation principles are described in Appendix B.


5.4.7 Hazards

5.4.7.1 Opening in Subject Building Emitting to Boundary

Risk of fire spread from the subject building to the boundary is managed by BCA Verification Method CV1, which prescribes limits on the extent of radiant heat flux that maybe imposed onto the boundary and at varying distances past the boundary.

However, little guidance is provided in BCA Verification Method CV1 on what parameters are to be considered for the radiant heat source (emitting opening). UK (Approved Document B Clause 13.15) and Sweden (BFS 2013:12-BBRAD 3) provide consistent methodology for emitting radiation assessments and could be applied in the following manner that is consistent within a BCA context:

The radiation intensity at each unprotected area is:

84 kW/m2 for BCA Class 2, 3, 5, 9a, 9b, 9c and 7a (open deck) building part. 168 kW/m2 for BCA Class 6, 7a, 7b and 8 building part.

On review of relevant openings in this building, the following emitting radiant heat intensity will be used in the emitting assessment from these openings:

42 kW/m2 for BCA Class 3 (sprinkler protected throughout)

5.4.7.2 Notional Building on the Adjoining Allotment

The risk of fire to the subject building is assessed by considering a flashover fire in a building on the adjacent allotment. The characteristics of the notional building are to be at the least conservative limit of the requirements of the BCA DtS Provisions. This will represent the highest risk, being the largest opening, located as close as possible to the allotment boundary and positioned directly in front of the subject windows.

When considering current and future buildings on site, the highest risk of fire spread is considered. On review of site, the following hazards are considered:

Northern boundary – BCA Class 2-9 building fire spread hazard

The following building characteristics are appropriate for the notional building depending on the building classifications:

A Class 2 - 9 building will be assumed to be located adjacent to the allotment boundary.

Perpendicular - The radiant heat flux received at openings perpendicular to the boundary from this type of building will be based on an opening dimension of 5.1 m wide x 2.1 m high emitting 80 kW/m² from the allotment boundary, which is the largest flux permitted by CV1.

Parallel - The radiant heat flux received at openings parallel to the boundary from this type of building will be assumed to be the maximum heat flux permitted by CV1.

The following building characteristics (Class 2-9) are appropriate for the notional building depending on the building classifications:

Perpendicular - The radiant heat flux received at openings perpendicular to the boundary from this type of building will be based on an opening dimension of 5.1 m wide x 2.1 m high emitting 80 kW/m2 from the allotment boundary, which is the largest flux permitted by CV1.

Parallel - The radiant heat flux received at openings parallel to the boundary from this type of building will be assumed to be the maximum heat flux permitted by CV1.


5.5 Solution 5: Single Exit from Building Parts on the Ground Floor

5.5.1 Introduction

Table 20 provides a summary of this Solution, the relevant BCA DtS Provisions, which are affected, and the relevant BCA Performance Requirements and IFEG sub-systems.


Sol. DtS Clause


IFEG Sub-systems


DP4 E & F

Some areas of the building are proposed to be served by single exits. The effective height of the building at these areas are less than 25 m, however since the united building has an effective height of more than 25 m, having areas served by single exits do not comply with the DtS provisions.

Figure 9 shows the areas at Ground Floor which are proposed to be served by single exits.

Figure 9: Areas served by single exits on Ground Floor

Furthermore ancillary areas eg. plant rooms, service rooms and garbage collection areas may also be proposed to be served by single exits.

Single exit



BCA DtS Provision D1.2 (b)(i) prescribes that in addition to any horizontal exit, not less than 2 exits must be provided from each storey if the building has an effective height of more than 25 m.

The BCA Guide, states that the D1.2(b)(i) provision regarding an effective height of 25 metres recognises the effective operating height for fire brigade ladders and other fire-fighting and rescue equipment. Above this height, fire-fighting, rescue and egress problems increase considerably.


The approach is qualitative and comparative using the assessment methods as shown in Table 21.











(b) Verification methods such as— (i) the Verification Methods in the BCA; or (ii) such other verification methods as the appropriate

authority accepts for determining compliance with the Performance Requirements



5.5.4 Fire safety design requirements

The fire safety measures listed in Table 8 form the holistic fire safety design for the building, incorporating measures specific to the consideration of the Alternative Solution.


The acceptance criterion for this solution is that the safety to egressing occupants in the proposed design is expected to be at least equivalent to that of a comparable DtS compliant design. The analysis must therefore show that the proposed design is provided with more fire safety measures to increase the safety to occupants than a comparable DtS compliant design.


A qualitative and comparative analysis is undertaken comparing the proposed design with a comparable building which complies with the DtS Provisions. The comparable DtS design is a similar building where no part of the building extends higher than 25 m above the ground level.

5.5.7 Hazards

As stated above the intent with BCA Clause D1.2 is to require the provision of sufficient exits to enable safe egress in case of an emergency and D1.2(b) recognises the effective operating height for fire brigade ladders and other fire-fighting and rescue equipment. Above this height, fire-fighting, rescue and egress problems increase considerably and therefore the DtS requires those buildings to be provided with at least two means of egress.


5.5.8 Analysis

The requirement for building’s with an effective height over 25 m for the provisions of not less than 2 exits from every storey is the risk of smoke logging within one exit stair for tall buildings is higher due to a greater number of floors within the building. As noted above the BCA Guide stipulates that “Above this height, fire-fighting, rescue and egress problems increase considerably.”

The comparative DtS design considers the same Ground Level retail units and ancillary areas, however the building above has an effective height of less than 25.0 m. In the comparative case only a single exit is required from the Ground Level retail units and ancillary areas.

The effective height of the building above these areas, does not affect egress from these area in a fire nor an emergency event. These areas exit directly to the level of the road/ open space, therefore once occupants have evacuated the retail are or the ancillary area they are in, they are within a safe place and remote from the building.

Given the majority of the occupants in the building are located on other floors, and there will be a delay before evacuating occupants from the other floors reach the Ground Level (created by cue time, pre-movement time and movement time from their floor and down the stairs), occupants on Ground Level are likely to have completed evacuation before occupants from the upper floors, in particular the floor s above 25 m, reach the Ground Level. Furthermore evacuation of the Ground Level spaces are expected to be complete prior to Fire Brigade Intervention activities.

Therefore, there is no additional risk of congestion / difficulty evacuating associated with the additional height of the building (above 25 m) and the associated occupant load compared.

As can be seen above the risks to fire life safety and fire brigade intervention are equivalent in the proposed design and the DtS comparative design.

5.5.9 Conclusion

Based on the above comparative assessment the proposed design is at least equivalent to the comparable DtS design and as such Performance Requirement DP4 is met.


5.6 Solution 6: Egress Provisions from the Mezzanine

5.6.1 Introduction



Sol. DtS Clause


IFEG Sub-systems

6 D1.2 (b)(i) and (g)(ii)


DP4 E & F

D1.4 (c)(i)



DP4 & EP2.2 A, B, C, D, E & F


BCA DtS Provision D1.2 (b)(i) prescribes that in addition to any horizontal exit, not less than 2 exits must be provided from each storey if the building has an effective height of more than 25 m.

The BCA Guide, states that the D1.2(b)(i) provision regarding an effective height of 25 metres recognises the effective operating height for fire brigade ladders and other fire-fighting and rescue equipment. Above this height, fire-fighting, rescue and egress problems increase considerably.

BCA DtS Provision D1.4 prescribes that no point on the floor of a room not in a sole-occupancy unit must be more than 20 m from an exit, or a point from which travel from in different directions to two exits is available, in which case the maximum distance to one of those exits must not exceed 40 m.

As per the BCA Guide, the intent of Provision D1.4 is to maximise the safety of occupants by enabling them to be close enough to an exit to safely evacuate. The BCA Guide further states that in case a fire blocks a path of travel, Provision D1.4 (c)(i) requires that alternative routes must be available within 20 m of the starting point, unless it is possible to reach a single exit within 20 m.


The approach is quantitative, qualitative and comparative using the assessment methods as shown in Table 23.




















The acceptance criterion for the single exit is that the design is comparable to a similar DtS compliant building with respect to BCA Performance Requirement DP4.

The acceptance criterion for this analysis is that the increase in travel time is less than the decrease in activation time resulting in a net decrease in evacuation time when compared to a comparative BCA compliant design.

RSET Subject Building < RSETBCA DtS Building


The single exit from the mezzanine level of the subject building design will be compared to a DtS building with respect to BCA Performance Requirement DP4 and EP2.2.

Specific consideration will be made to the items considered appropriate to when satisfying BCA Performance Requirement DP4. This includes the function of mezzanine area and the number and occupant characteristics expected in such an ancillary area that is near to ground level.

It is proposed to carry out a quantitative and comparative analysis comparing the proposed design and a DtS compliant mezzanine level where the travel distance to a single exit is not more than 20 m. The activation time of fast response sprinkler heads and standard response sprinkler heads will be assessed to determine any improvement in the detection time or cue time in the overall occupant egress time. The analysis will compare the required safe egress time (RSET) of the Alternative Solution with that of similar Building Solution design that is in accordance with BCA Clause D1.4.


5.6.6.1 Cue time

The primary aim of the alternative solution is to demonstrate that increased risk to occupants due to extended distance of travel can be mitigated by improved means of detection. Therefore the difference in detection time for a design that is compliant with the BCA DtS provisions and for the subject building with trial design will be quantified. The sprinkler activation time is calculated using Alpert’s correlation which is presented in Appendix C and the parameters in Table 24.

The subject building is provided also provided with smoke detection with an AS1670.1 spacing. The detector activation time analysis also used the Quasi-Steady-State modelling mentioned in the SFPE handbook [Custer]. The smoke detectors were modelled using heat detector equivalence [IFEG]. The inputs used in the analysis and the results are presented below. The inputs used in the analysis are below.

Table 24: Input parameters

Input Parameters Sprinkler Head Type Smoke Detector

Standard Response Fast Response

RTI ((m.s)½) 150 50 10

Ambient temperature (°C) 20 20 20

Activation temperature (°C) 68 68 33*

Radial distance from fire (m) 2.6 (first row distance) 2.6 (first row distance) 7.2 m (10.2 m grids)

Height of sprinkler above fire (m) – flame height is assumed to be 0.5 m

2.3 m 2.3 m 2.3 m

*smoke detector source: IFEG

The design fire used to calculate the detection time for determining the RSET for the alternative solution and the comparable DtS building will consider a medium t2 fire growth with sensitivity studies considering slow and fast t2 fire growth rates which will account for any potential design fires in the space.

Figure 10: Design fire for a car fire (quadratic growth rate of 0.01 kW/s2)


5.6.6.2 Pre-movement time

As the analysis is purely comparative it is conservatively assumed that the pre-movement times are comparable to both the proposed design and the DtS design and therefore a nominal value of 30 seconds has been considered for all cases.

5.6.6.3 Movement time

Research by Proulx, indicates a travel speed of 1.0 – 1.3 m/s for able-bodied people in moderately crowded situations, and 0.8 m/s for people with disabilities. An unimpeded walking speed of a person has been taken as 0.8 m/s to assess travel time to account for occupants with disabilities.

5.6.7 Hazard

As stated above the intent with BCA Clause D1.2 is to require the provision of sufficient exits to enable safe egress in case of an emergency and D1.2(b) recognises the effective operating height for fire brigade ladders and other fire-fighting and rescue equipment. Above this height, fire-fighting, rescue and egress problems increase considerably and therefore the DtS requires those buildings to be provided with at least two means of egress.

The time for occupants to evacuate from a floor will increase as occupants will have to travel a longer distance to reach an exit or point of choice. This means that the risk to life safety of occupants will be increased.

Fire brigade intervention is made more difficult with the increased travel distance as the fire brigade may have to travel further into the floor of fire origin to attack the fire or rescue trapped occupants.


5.7 Solution 7: Fire Isolated Discharge Path to Road

5.7.1 Introduction



Sol. DtS Clause


IFEG Sub-systems

7 D1.7 (c) To review the path of travel from the discharge of the fire-isolated stairs passing within 6 m of openings in the same building

DP4 & EP2.2 E & F

Figure 11: Location of discharge of fire isolated stairways to laneways


BCA DtS Provision D1.7 (c) prescribes that where a path of travel from the point of discharge of a fire-isolated exit necessitates passing within 6 m of any part of an external wall of the same building, measured horizontally at right angles to the path of travel, that part of the wall must have; an FRL of not less than 60/60/60; and any openings protected internally in accordance with C3.4, for a distance of 3 m above or below, as appropriate, the level of the path of travel, or for the height of the wall, whichever is the lesser.

The BCA Guide states that the intent with BCA DtS Provision D1.7 is to enable occupants to safely enter a fire-isolated exit which discharges to a safe location.



The approach is qualitative, quantitative and absolute using the assessment methods as shown in Table 26.

















The fire safety measures listed in Table 8 forms the holistic fire safety design for the building, incorporating measures specific to the consideration of the Alternative Solution.


The acceptance criterion for the subject building is that the design is comparable to a similar DtS compliant building with respect to BCA Performance Requirements DP4 and EP2.2.

The acceptance criterion for the qualitative analysis is that the risk to egressing occupants from a fire is expected to be less in the proposed design when compared to that of a comparable DtS design.

The acceptance criterion for the quantitative analysis is that occupants are not exposed to a radiant heat flux of more than 2.5 kW/m2.

The criterion of 2.5 kW/m2 is set by using the data for how long a human can withstand radiant heat flux for a short period of time [Purser]. If the received radiation along the egress path does not exceeds 2.5 kW/m2 it means that occupants are able to be exposed to the fire several minutes as shown in Table 27, which is enough time to reach the stairway.

Table 27: Tenability Exposure Criteria [Purser]

Irradiance level Exposure Time (sec)

< 2.5 kW/m2 > 5 min

2.5 kW/m2 30 s

5.0 kW/m2 < 10 s


Irradiance level Exposure Time (sec)

10 kW/m2 < 4 s


It is proposed to carry out a qualitative analysis of the Alternative Solution building containing a fire-isolated stair that discharges into the laneway which requires egress past openings within the external walls with two or more separate discharge paths, with a comparable DtS building solution where the fire-isolated stair discharges where the path of travel necessitates occupants passing the external wall of the building to reach a road or open space.

The proposed building has stairways that discharge into an undercroft laneway that is connected to road in three different directions, providing opportunity for an occupant to reach road in a direction away from a potential ground floor fire event.

Where both paths of travel from the point of discharge of a fire-isolated exit necessitates passing within 6 m of the same part of an external wall of the same building it is proposed to be assessed in a quantitative and absolute analysis. The analysis will calculate the received radiant heat flux along the egress paths during a fire in any of the retail tenancies located within 6 m of the egress paths.

The radiant heat flux emitted from the fire is calculated from the equation below [Tien].

𝑞" = 𝜀𝜎𝑇4 Equation 1

Where, ε = emissivity, conservatively assumed to be 1.0 σ = Stefan-Boltzmann constant (5.67E-11 kW/m2/K4) T = Absolute Temperature of emitter [K]

In a sprinklered building the upper layer temperatures are not likely to exceed 200 °C for a shielded fire or 100 °C for an unshielded fire respectively [CIBSE]. The temperature in the retail fire is therefore conservatively assumed to be 200 °C which represents a shielded sprinkler controlled fire.

5.7.7 Hazards

BCA Performance Requirement DP5 requires that exits be fire isolated to an appropriate degree so occupants can evacuate without being exposed to any undue risks. In the event of a fire in any of the retail tenancies adjacent to the fire isolated stairways the radiant heat flux received at occupants discharging from the stair could be excessive and therefore obstructing occupants from egressing.


5.8 Solution 8: Location of booster assembly

5.8.1 Introduction



Sol. DtS Clause


IFEG Sub-systems

8 E1.3, AS 2419.1 Clause 7.3 (c)


EP1.3 F

Figure 12: Location of fire booster assembly in proximity to designated building entry


AS2419.1 Clause 7.3 (c)(i) prescribes that fire brigade booster assemblies shall be located so if within, or affixed to, the external wall of the building, the booster shall be within sight of the main entrance to the building.

AS2419.1 Clause 7.3 (c) (ii) prescribes that fire brigade booster assemblies shall be separated from the building by a construction with a fire resistance rating of not less than FRL 90/90/90 for a distance of not less than 2 m each side of and 3 m above the upper hose connections in the booster assembly.

Booster Assembly


Commentary to AS2419.1 Clause 7.3 (c)(i) suggests that the location of the booster assembly to be within site of the main entrance of the building is intended to facilitate fire brigade personnel communication and coordination of a fire event, however the primary criterion is that the location of the fire brigade booster assembly should be chosen so as to afford maximum accessibly for and protection of firefighting personnel.


The approach is qualitative, quantitative and absolute using the assessment methods as shown in Table 29.



















The acceptance criterion for the subject building is that the design is comparable to a similar DtS compliant building with respect to BCA Performance Requirement EP1.3.

Furthermore the qualitative analysis must show that not having the booster at the main vehicular entry of the building is not expected to have any significant adverse effect on a fire brigade intervention at the site


It is proposed to carry out a qualitative analysis of the Alternative Solution building in considering fire brigade appliance and strategies (as documented in AS2419.1 Appendix D) and how the proposed arrangement is consistent with these strategies. Consideration will be given to measures provided in the building which:

Assists in the location of booster assembly and main building entry Provision of measures to assist in the coordination of firefighting activities onsite

5.8.7 Hazard

The hazard associated with the hydrant booster assembly not being within sight of the main entry is that the attack may be delayed if the hydrant booster is not found.



5.9 Solution 9: Sprinkler Control Valve Location

5.9.1 Introduction



Sol. DtS Clause


IFEG Sub-systems

9 E1.5, Spec E1.5

Alternative location of the Fire Sprinkler Alarm Valves

EP1.6 F


Clause 6 of Specification E1.5 of the BCA deals with the requirements for Sprinkler Valve Enclosures and states, a) Sprinkler alarm valves must be located in a secure room or enclosure which has direct egress to a road or open space, and (b) All sprinkler valve rooms and enclosures must be secured with a system suitable for use by the fire brigade.

The BCA Guide states that the intent is to require the location of sprinkler valves in a secure, easily accessible area. That sprinkler alarm valves be in a room having “direct egress to a road or open space”. The intent is to help fire brigade personnel gain quick access to valves, and, if the need arises, to exit quickly.

When interpreting the expression “direct egress to a road or open space”, it should be noted that D1.10(c) requires that if an exit discharges to open space which is at a different level from the public road to which it is connected, the path of travel to the road must be by a ramp or stairway complying with the BCA.

The aim is to provide quick egress, if the need arises. For this purpose it would be reasonable to limit the stairway to one flight. The landing and stairway must not expose a user to fire or smoke generated by a fire in the building. Care must therefore be taken to make sure windows and other openings are correctly located, and that the external walls of the building have an appropriate FRL.

BCA Performance Requirement EP1.6 stipulates; Suitable facilities must be provided to the degree necessary in a building to co-ordinate fire brigade intervention during an emergency appropriate to—

(a) the function or use of the building; and

(b) the floor area of the building; and

(c) the height of the building.

The BCA Guide states that the phrase “to the degree necessary” is used to “show that provisions can differ according to various elements which appropriate authorities may take into consideration when assessing building applications”.

The BCA Guide further expands and elaborates on the intent of this phrase by stating that “this expression provides flexibility by allowing appropriate authorities to determine the degree of compliance necessary in a particular case. For example, an appropriate authority might judge that an item need not be installed, or a particular level of performance be achieved” and that: “…the BCA recognises that different building elements require differing degrees of structural stability during a fire…Any decision made in this context can extend to not requiring an item to be installed or a particular level of performance to be achieved, if that is the appropriate action to be taken”


The approach is qualitative and absolute using the assessment methods as shown in Table 33.



















5.9.5 Acceptance Criteria

The acceptance criterion for this Solution is that the analysis is must demonstrate that the proposed location of the Fire Sprinkler Valve Enclosure is not expected to have an adverse impact on firefighting operations. Furthermore, the proposed design must be acceptable for FRNSW.


The proposed design is evaluated in a qualitative and absolute analysis assessing the location of the Fire Sprinkler Valve Enclosure. It will be demonstrated that proposed design is not expected to have an adverse impact on firefighting operations. Furthermore, the proposed design will be discussed with FRNSW.

5.9.7 Hazards

The risk of not having the sprinkler valve enclosures in a non-compliant location is that the fire brigade operations could be more difficult. This is especially relevant when fire fighters are carrying heavy equipment.


5.10 Solution 10: Access and Egress to Fire Control Centre

5.10.1 Introduction



Sol. DtS Clause


IFEG Sub-systems

10 E1.8, Spec E1.8

Location of Fire Control Centre: The floor level will be 350 mm above the level of

open space or the road level instead of within 300 mm of open space or the road level, and


EP1.6 F

Figure 13 shows the extent and location of the variation from the relevant BCA DtS Provisions. Because the building has several entrances and no main entrance the Fire Control Centre is not located at the main entry.

Figure 13: Site plan showing Fire Control Centre location


Clause 3 of Specification E1.8 of the BCA deals with the requirements for a Fire Control Centres and states, A fire control centre must be so located in a building that egress from any part of its floor, to a public road or open space, does not involve changes in level which in aggregate exceed 300 mm.

Fire Control Centre

Main Entrance to the building


The BCA Guide states that this is to help fire brigade officers carrying their equipment and make entry easy.

BCA Performance Requirement EP1.6 stipulates; Suitable facilities must be provided to the degree necessary in a building to co-ordinate fire brigade intervention during an emergency appropriate to—

(d) the function or use of the building; and

(e) the floor area of the building; and

(f) the height of the building.

The BCA Guide states that the phrase “to the degree necessary” is used to “show that provisions can differ according to various elements which appropriate authorities may take into consideration when assessing building applications”.

The BCA Guide further expands and elaborates on the intent of this phrase by stating that “this expression provides flexibility by allowing appropriate authorities to determine the degree of compliance necessary in a particular case. For example, an appropriate authority might judge that an item need not be installed, or a particular level of performance be achieved” and that: “…the BCA recognises that different building elements require differing degrees of structural stability during a fire…Any decision made in this context can extend to not requiring an item to be installed or a particular level of performance to be achieved, if that is the appropriate action to be taken”


The approach is qualitative and absolute using the assessment methods as shown in Table 33.


















5.10.5 Acceptance Criteria

The acceptance criterion for this Solution is that the analysis is must demonstrate that the proposed location of the Fire Control Centre is not expected to have an adverse impact on firefighting operations. Furthermore, the proposed design must be acceptable for FRNSW.



The proposed design is evaluated in a qualitative and absolute analysis assessing the location of the Fire Control Centre. It will be demonstrated that proposed design is not expected to have an adverse impact on firefighting operations.

Furthermore, the proposed design will be discussed with FRNSW as required by Clause 3.9.1 of AS1670.1-2004 for the location of the Fire Indicator Panel.

5.10.7 Hazards

The risk of not having the fire control centre at the main entry of the building and 350 mm above the road level is that the fire brigade operations could be more difficult. This is especially relevant when fire fighters are carrying heavy equipment.


5.11 Solution 11: Replacement of Stair Pressurisation System with Smoke Lobbies

5.11.1 Introduction



S Variation from BCA DtS Provisions and Proposed Solution

BCA DtS Provision

BCA Performance Requirement

IFEG Sub-systems

7 To review the provision of smoke lobbies around stair entrances instead of a stair pressurisation system for a building with an effective height over 25 m.

E2.2 EP2.2 B, E, and F


BCA DtS Provision Table E2.2a prescribes that an automatic air pressurisation system for fire-isolated exits in accordance with AS/NZS 1668.1 shall be provided if a required fire-isolated exit stairway serves any storey above an effective height of 25 m.

The BCA Guide states that the intent with the automatic air pressurisation system is to minimize smoke intrusion into fire-isolated exits since fire-isolated exits shall enable the safe evacuation of occupants and also aid fire brigade access. Smoke must not unduly affect the conditions in such exits during an evacuation. To minimise smoke intrusion, the exits may need to be pressurised with outside air for the entire exit route. Alternatively, the exits may be provided with open access ramps or balconies from which smoke can vent naturally.


The approach is qualitative/quantitative, probabilistic and comparative using the assessment methods as shown in Table 35.




















The acceptance criterion is that the building, when incorporating the proposed fire safety measures is at least equivalent to the DtS Provisions in terms of life safety and fire brigade operations.


The analysis is a qualitative/quantitative, probabilistic and comparative assessment comparing the risk of smoke exposure within the stair to:

occupants during evacuation, and fire brigade during intervention activities,

between the smoke hazard management system of the subject building with the proposed alternative solution system and the DtS building.

To accomplish this, the effectiveness of the two methods will be compared, where:

Effectiveness = Efficacy x Reliability

Efficacy is the ability of the system to achieve a specific level of performance Reliability is the likelihood that the system and/or components will operate as designed

The efficacy of the designs will be qualitatively evaluated with respect to design fire scenarios specific to the building use.

The reliability of both smoke hazard management designs, the proposed alternative system and DtS solution, will be assessed utilising other studies (literature review) and by fault tree analysis.

5.11.7 Hazards

The omission of an automatic stair pressurisation system may allow smoke incursion into the exit stairway, by which occupants may be exposed to hazardous conditions during evacuation, or fire brigade during intervention activities, within the stairway.


6 Key Assumptions and Limitations

This report is consistent with the fire safety provisions, objectives and limitations of the Building Code of Australia (BCA);

We have been informed that building features not part of an Alternative Solution will comply with the Deemed to Satisfy provisions of the BCA.

This report excludes the analysis and design of fires including incendiary ones involving accelerants, explosives and/or multiple ignition sources, or acts of terrorism.

The concepts outlined in this report assume a complete and operational building, and do not address protection of the building during construction, renovation or demolition.

Egress and fire safety provisions for persons with disabilities including compliance with the Disability Discrimination Act (DDA) were considered to the same degree as the BCA.

Unless stated otherwise, protection of property (other than adjoining property), business interruption or losses, personal or moral obligations of the owner/occupier, reputation, environmental impacts, broader community issues, amenity or non-fire related matters in the building such as health, security, energy efficiency, and occupational health & safety or the re-installation and costs associated with any damages from fire are specifically excluded from this analysis.

All essential equipment services and strategies will be maintained, to the operational capacity to which they were designed, installed, commissioned and certified, in accordance with the manufacturer's instructions. Therefore, all essential equipment services and strategies discussed within this report are assumed to function correctly during a fire situation.

This report is not a compliance or conformance audit for any fire safety system. For example, operational checks of fire safety equipment, verification of construction techniques, fire resistance levels or the witnessing of fire drills or exercises are specifically excluded from the scope of this report.

The recommendations in this report are based on information provided by others as listed in Section 1.6. Olsson Fire & Risk has not verified the accuracy and/or completeness of this information.

The recommendations, data and methodology apply to the subject building and must not be utilised for any other purpose. Any modifications or changes to the building, fire safety management system, or building usage from that described in this report may invalidate the findings, necessitating a re-assessment.


Occupant Characteristics


A.2 Retail/IGLU Staff

A.2.1. Staff

Staff are expected to be familiar with the layout of the building and the location of exits and to be alert and sober. Any hearing, visual or mobility impaired staff are assumed to be able to self-evacuate or be assisted by other staff members.

Some staff are expected to have received some form of emergency / first aid training but for the purposes of the assessment, all occupants are assumed to be untrained.

A.2.2. Customers

Customers will generally be aware of the route they entered the building and are more likely to evacuate the building via this route even if other exits are closer. Most occupants, however, are expected to be mostly transient and it cannot be guaranteed that all occupants would be familiar with the building, its layout and the exit points. On this basis, it is assumed that visitors will be unfamiliar with the building, but be alert and sober.

Any hearing, visual or mobility impaired visitors are assumed to be accompanied at all times or be able to self-evacuate.

A.3 Residential levels

A.3.1. Residents

Residents are expected to be familiar with the layout of the building and the location of exits. As a residential building, occupants may be asleep and may also be under the influence of alcohol or drugs at some times. . Any hearing, visual or mobility impaired residents are assumed to be able to self-evacuate or be assisted by other residents.

A.3.2. Visitors

Visitors will generally be aware of the route they entered the building and are more likely to evacuate the building via this route even if other exits are closer. Most occupants, however, are expected to be mostly transient and it cannot be guaranteed that all occupants would be familiar with the building, its layout and the exit points. On this basis, it is assumed that visitors will be unfamiliar with the building.

Any hearing, visual or mobility impaired visitors are assumed to be accompanied at all times or be able to self-evacuate.


Radiation Calculation


B.1 Theoretical Basis

The analysis was based on the following equations:

'''' 21 qFqr

Where:

"rq is the radiant heat flux received by the receiver [kW/m2]

F1-2 is the configuration factor [-]

"q is the radiant heat flux emitted by the opening

B.1.1. Parallel

The configuration factor for parallel emitting and receiving surfaces from Hottel is:

Where:

a is the half width of area A2 (area of emitter)

b is the half height of area A2 (area of emitter)

c is the distance from the emitter to the receiver

b

c a

c

dA1

For A=a/c; B=b/c


B.1.2. Perpendicular

The configuration factor for parallel emitting and receiving surfaces from Hottel is:

b

c

a

c

A2

For A=a/b; C=c/b


Alpert’s Correlation

Project:

Title:

Date:

Page: 1

Ref

"These calculation sheets need the macro to be enabled to work" Version 1.1Sprinkler Response

Ref 1

Where r/H > 0.18, and

Where r/H ≤ 0.18, and

Where r/H > 0.15

Where r/H ≤ 0.15

Symbols

Tg is the maximum, near ceiling, fire-gas temperature (°C)Ta is the ambient temperature (°C)

is the total heat release rate of the fire (kW)r is the radial distance from the axis of the fire plume (m)H is the height above the origin of the fire (m)u is the maximum, near ceiling, fire-gas velocity (m)

Sprinkler Response (Quasi-Steady-State Modelling)

CommentsCalculations

H

rQ

TT ag

3

2

38.5

3

5

3

2

9.16

H

Q

TT ag

6

5

2

13

1

20.0

r

HQ

u

Q

3

1

95.0

H

Qu


Reference

1. Custer R. L. P., Meacham. B. J., Schifiliti, R. P., Design of Detection

Systems - Heat Detection , Section 4/Chapter 1, SFPE Handbook of FireProtection Engineering (4th Edition), Society of Fire Protection Engineers,2008.


Architectural Drawings

SITE AREA1427.5SQM

SITE AREA 865SQM

SITE AREA330SQM

88 REGENTSTREET

86 REGENTSTREET

84 REGENTSTREET

82 REGENTSTREET

80 REGENTSTREET

'RAILZ' PUB56-58 REGENT STREET

2 STOREY BRICKRENDERED TERRACE

BUILDINGRL. 39.14

REGENT STREET

WILLIAM LANE

MA

RIA

N S

TRE

ET

RE

DFE

RN

STR

EE

T LAN

EW

AY

LAW

SO

N S

QU

AR

E

GIBBONS STREET

LANEWAY

SITE60-78 REGENT STREET

RL. 88.20

TERRACE

TERRACE

COPE STREET

BUS SHELTERBUS SHELTER

25625

3000

6500

3060

7140

5240

COMMS RM ROOF PLANT

ROOF

ROOF

REDFERN RSL157 REDFERN STREET

RL. 96.10



BUILDINGRL. 39.14

REGENT STREET

WILLIAM LANE

MA

RIA

N S

TRE

ET

RE

DFE

RN

STR

EE

T LAN

EW

AY

LAW

SO

N S

QU

AR

E

GIBBONS STREET

COPE STREET

BUS SHELTERBUS SHELTER

7-9 GIBBONS STREET

GCA TOWER 11 LAWSON SQUARE

PROPOSED RL. 91.80

GCA TOWER 21 LAWSON SQUARE

PROPOSED RL. 91.80

1310

0

Drawing No.

Status

Scale

Project No.

Drawn

[Revision]

Sydney 43 Brisbane Street

Surry Hills NSW 2010 Australia

T 02 8354 5100 F 02 8354 5199

email [email protected]

http://www.batessmart.com.au

Bates Smart Pty Ltd ABN 70 004 999 400

Melbourne 1 Nicholson Street

Melbourne VIC 3000 Australia

T 03 8664 6200 F 03 8664 6300



Revision Date Description Initial Checked

Plot File

Plot Date

Check all dimensions and site conditions prior to commencement of any work, the purchase or ordering of any

materials, fittings, plant, services or equipment and the preparation of shop drawings and/or the fabrication of

any components.

All drawings to be read in conjunction with all architectural documents and all other consultants documents.

Do not scale drawings - refer to figured dimensions only. Any discrepancies shall immediately be referred to the

architect for clarification.

All drawings may not be reproduced or distributed without prior permission from the architect.

EB TA AM TMTRevision Date Description Initial Checked

Checked

60-78 Regent St

RedfernPRELIMINARYNOT FOR CONSTRUCTION

S:\11700-11799\s11798_iglu_regentstredfern\00_main\cad\plots

...

...

Siteplan

1:500 @ A3

JH BD

S11798

DA

A01.001[3]

19/11/2014 12:15:48 PM

1 29.09.14 SEAR's submission JH BD

2 27.10.14 Consultant Issue JH BD


4000

4000

RETAIL145sqm

LOADING/SERVICES

SUBSTATION

SWITCH RM

IGLUBIN

STORE

FIRECONTROL

ROOM

FHBV

LANEWAYDANCEREHEARSAL

113sqm

RETAIL481sqm

IGLULOBBY53sqm

Line of tower over

Line of tower over

Walkw

ay 1:20

Walkway 1:20

BIKES

COMMERCIALBIN

STORE

AC

C.Mezzanine over

Mezzanine over

Awning overAwning over

Awning over

GAS MTR

ACC.

unisexM F

BinStore

Store

RL 30.10 RL 31.30RL 28.90 RL 29.40

RL 29.40

RL 29.75

RL 29.75

RL 28.60

RL 29.75

RL 29.75

RL 31.10

Walkway (to existing gradiant)

RL 27.20 RL 27.90

RL 28.20

RL 28.00

RL 27.70

grade

RL 29.0

RL 28.00

RL 29.0

RL 29.0

RL 30.50

RL 29.90

RL 31.00

RL 31.05

RL 30.65

RL 30.42

RL 30.80

RL 30.85RL 30.65

RL 30.55RL 30.40

RL 30.15

Awning over

RL 31.35

FL 30.83

FL 31.16

FL 31.71

RL 29.17

Security Gate

Security Gate

roller door

Security Gate

RL 29.0

RL 29.0

RL 29.0

RL 29.75

Platformlift

Awning over

RL 29.75

cl. store

7-9 GIBBONS STREET

R E G E N T S T R E E T

W I L L I A M L A N E

RE

DF

ER

N S

TR

EE

T L

AN

EW

AY


RL. 96.10



BUILDINGRL. 39.14

7-9 GIBBONS STREET7-9 GIBBONS STREET

Drawing No.

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Scale

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...

...

Ground Floor Plan

1:200 @ A3

JH BD

S11798

DA

A02.000[5]

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RE

DF

ER

N S

TR

EE

T L

AN

EW

AY


RL. 96.10

7-9 GIBBONS STREET



BUILDINGRL. 39.14

4000

LANEWAY

TERRACE280sqm

COURTYARD93sqm

2 413sqm

313sqm 13sqm

513sqm

15BED

Accessible25sqm13sqm

LAUNDRY63sqm

ACC.

MALEWC

SE

RV

ICE

AR

EA

VOID TOWER OVER

BBQ

VENDING MACHINES

SE

RV

ICE

CU

PB

OA

RD

S

PERGOLA OVER

PE

RG

OL

A O

VE

R

STUDY30sqm

GAMES72sqm

LOUNGE67sqm

LOUNGE 125sqm

MEETING23sqm

RECEPTION/OFFICE50sqm

MEDIA42sqm

RL 34.80

cl.st

FEMALEWC

7-9 GIBBONS STREET

Drawing No.

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Podium plan

Level 01

1:200 @ A3

JH BD

S11798

DA

A02.001[5]

19/11/2014 12:16:34 PM






7-9 GIBBONS STREET



RE

DF

ER

N S

TR

EE

T L

AN

EW

AY


RL. 96.10



BUILDINGRL. 39.14

7-9 GIBBONS STREET

4000

4000

VOID TORETAIL

VOID TOLOADING

VOIDTO

SUBSTATION

LANEWAY BELOW

VOID TO DANCEREHEARSAL

VOIDTO

RETAIL

Line of tower over

Line of tower over

COMMSRM

VOIDTO

SWITCHROOM

IGLUSTORE RM

VOID TOLOBBY

BIKESTORE COMMS

CPD

VOIDWC'S

VOIDBIN

STORE

Bridge over

Bridge over

2.5sqmAIRLOCK

7-9 GIBBONS STREET

Drawing No.

Status

Scale

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...

...

Mezzaine Plan

1:200 @ A3

JH BD

S11798

DA

A02.M01[5]

19/11/2014 12:17:03 PM






3000

GFA: 523sqm

313sqm

213sqm

113sqm

6BED

113sqm

213sqm

413sqm

513sqm

613sqm

6500

313sqm

Studio19sqm

Studio19sqm

Studio19sqm

Studio19sqm

Studio19sqm

4BED

113sqm

213sqm

313sqm

413sqm

613sqm

513sqm

6BED

3600

3600 3600

1100

1100

1100

6800

413sqm

6800

1100

2400

5600

3660

5610

7140

5240 1300 GBA: 588sqm

1730

8217

4696

1487

1440

0

2081

2658

2449 12146 3088845447

35788 7991 170245483

8323

4575

1501

1440

0

FIREEXT.

FIREEXT.

COMMS ELECT

StudioAccessible

1110

1110

1.8sqmAIRLOCK

10652.5sqm

AIRLOCK

1000

1020

1100

7-9 GIBBONS STREET




RL. 96.10

7-9 GIBBONS STREET

RE

DF

ER

N S

TR

EE

T L

AN

EW

AY

Drawing No.

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...

...

Typical Plan (Accessible)

Levels 02-05

1:200 @ A3

JH BD

S11798

DA

A02.002[5]

9/3/2014 5:13 PM






3000

GFA: 523sqm

313sqm

213sqm

113sqm

6BED

113sqm

213sqm

413sqm

513sqm

613sqm

6500

313sqm

Studio19sqm

Studio19sqm

Studio19sqm

Studio19sqm

Studio19sqm

6BED

113sqm13sqm

313sqm

413sqm

513sqm

613sqm

2

613sqm

513sqm

6BED

3600

3600 3600

1100

1100

1100

6800

413sqm

6800

1100

2400

5600

3660

5610

7140

5240 1300

1730GBA: 588sqm

2081

2658

8217

4696

1487

1440

0

2449 12146 3088845483

35788 7991 170245483

8323

4575

1501

1440

0

FIREEXT.

FIREEXT.

COMMS ELECT


RL. 96.10

7-9 GIBBONS STREET

1110

1110

1.8sqmAIRLOCK

10652.5sqm

AIRLOCK

1000

1020

1100

500mm maximum

encroachment

req.1m clear50

0mm

max

imum

encro

achm

ent

req.

1m cl

ear


RL. 96.10

7-9 GIBBONS STREET

Drawing No.

Status

Scale

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Drawn

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60-78 Regent St



...

...

Typical Plan

Levels 06-17

1:200 @ A3

JH BD

S11798

DA

A02.008[5]

9/3/2014 5:13 PM






7-9 GIBBONS STREET

3000

6500

3060

7140

5240

COMMS RM ROOF PLANT

ROOF

ROOF

OVER RUN

OVER RUN

1.1sqmAIRLOCK

1.1sqmAIRLOCK

7-9 GIBBONS STREET

Drawing No.

Status

Scale

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...

...

Roof Terrace Plan

1:200 @ A3

JH BD

S11798

DA

A02.019[5]

19/11/2014 12:16:52 PM






SPRINKLERPUMP RM

SPRINKLER/HYDRANT

TANK 1

LIFT PIT

LIFT PIT

Line of tower over

Line of tower over

Line of bldg podium over

Line of bldg podium over

SPR VALVE

RM

SPRINKLER/HYDRANT

TANK 2

Drawing No.

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Scale

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...

Basement Plan

1:200 @ A3

JH BD

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BO

UN

DA

RY

BO

UN

DA

RY

Parapet RL. 39.14

'RAILZ' PUB

7-9 GIBBONS STREET BEYOND

1 LAWSON STREET

80-88 REGENT STREETMARIAN STREET

Ground RL. 28.9

Ground RL. 31.3

PROPOSED HEIGHT OF BUILDING RL. 91.8UNDER ASSESSMENT

EXISTING HEIGHT OF BUILDING RL. 74.3

157 REDFERN STREET BEYOND

Regent St Arcade

1

4

35

REDFERN STREET

8NEW AWNING 86NEW AWNING

RL. 96.60RL. 96.92

FBPV &GAS METER

THROUGHSITE LINK

2

3

1

8

6

7

RL. 40.04

1

Drawing No.

Status

Scale

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...

...

East Elevation

1:400 @ A3

JH BD

S11798

DA

A07.001[1]

19/11/2014 12:17:07 PM


1. Aluminium cladding panel

2. Terracotta cladding panel

3. Window system (Vision glass,

glass louvres & spandrel)

4. Aluminium screen

5. Expressed aluminium sunshade

6. Existing face brickwork

7. Glass louvres

MATERIALS LEGEND

8.Vision glass

9. New brickwork


BO

UN

DA

RY

BO

UN

DA

RY

Dance Studio

REDFERN STREET 'RAILZ' PUB

2

3

1

53

1

4

3

3

9

Ground RL. 31.22

Ground RL. 28.60THROUGHSITE LINK

NEW AWNINGMARIAN STREET

1 LAWSON STREET

RL. 91.8 PROPOSED HEIGHT OF BUILDINGUNDER ASSESSMENT

RL. 74.3 EXISTING HEIGHT OF BUILDING

ROLLER DOOR

PLANTER BOX

Drawing No.

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Scale

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...

...

West Elevation

1:400 @ A3

JW BD

S11798

DA

A07.002[2]

19/11/2014 12:17:11 PM

1 19.09.14 SEAR's submission JW BD

1. Aluminium cladding panel

2. Terracotta cladding panel

3. Window system (Vision glass,

glass louvres & spandrel)

4. Aluminium screen

5. Expressed aluminium sunshade

6. Existing face brickwork

7. Glass louvres

MATERIALS LEGEND

8.Vision glass

9. New brickwork


Commercial-in-Confidence Level 5, 369 Royal Parade Parkville Vic 3052 Australia

Development Application - Access Report Iglu 60-78 Regent Street, Redfern3484

Contents

Project: Iglu 60-78 Regent St, Redfern ....................................................................................................................................................................................................... 3

Prepared For ........................................................................................................................................................................................................................................................................................................... 3

Revision History .............................................................................................................................................................................................................................................................................................. 3

Introduction ............................................................................................................................................................................................................................................................................................................ 3Project Summary ............................................................................................................................................................................................................................................................................ 3

Documentation Reviewed .......................................................................................................................................................................................................................................................... 3

Purpose of Report ....................................................................................................................................................................................................................................................................................... 4

Legislative Requirements ........................................................................................................................................................................................................................................................... 4The Disability Discrimination Act. (DDA) 1992 .......................................................................................................................................................................... 4

The Disability (Access to Premises - Buildings) Standard. (DAPS) 2010........................................................................................................................................................................................................................................................................................................................................ 4

National Construction Code/Building Code of Australia (NCC/BCA) ..................................................................................................... 5

Australian Standards for Disability Access ........................................................................................................................................................................................ 5

Compliance Statement ...................................................................................................................................................................................................................................................................... 5

3.0 Entrances ........................................................................................................................................................................................................................................................................................................ 6

4.0 Doors ........................................................................................................................................................................................................................................................................................................................ 6

7.0 Internal Paths of Travel .................................................................................................................................................................................................................................................. 7

8.0 Walkways ....................................................................................................................................................................................................................................................................................................... 7

9.0 Stairs ........................................................................................................................................................................................................................................................................................................................ 7

10.0 Lifts ......................................................................................................................................................................................................................................................................................................................... 7

11.0 Unisex Accessible Sanitary Facilities (UAWC) ........................................................................................................................................................... 8

12.0 Ambulant Sanitary Cubicle (AmbWC) .......................................................................................................................................................................................... 8

14.0 Hearing Augmentation .................................................................................................................................................................................................................................................. 8

15.0 Signage .......................................................................................................................................................................................................................................................................................................... 8

18.0 Sole Occupancy Units ...................................................................................................................................................................................................................................................... 8

20.0 Bike Store and Laundry Room ...................................................................................................................................................................................................................... 8

24.0 Emergency Evacuation .................................................................................................................................................................................................................................................. 9

2

Iglu 60-78 Regent Street, RedfernDevelopment Application - Access Report

Project: Iglu 60-78 Regent St, Redfern

Project Number

3484

Date19/11/2014

Prepared ForTimothy FarrellIglu No. 204 Pty LtdLevel 21 Deutsche Bank Place126 Phillip StreetSydney NSW 2000

Revision History Date Review Title Revision Created By Reviewed By .......................

28/10/2014 Access Report Town Planning Revision 1 Sarah McCarthy Andrew Sanderson




Introduction

Project SummaryArchitecture & Access have been commissioned to provide a Development Application Report for the student accommodation development, Iglu, located at 60-78 Regent Street, Redfern.

The development consists of 370 bedrooms configured as follows:-

• 44 six bedroom cluster units with ensuite bedrooms and shared kitchens 1 five bedroom cluster etc 4 four bedroom cluster etc 80 studio units with ensuites and kitchenettes 5 accessible studio units with ensuite and kitchenette

• Common areas such as: bike and bin, study room, laundry, media room, meeting and reception rooms, several lounge and games areas, outdoor terrace and BBQ areas.

• Five retail tenancies• Dance rehearsal studio• Public amenities, including one accessible facility• Two lifts

Documentation ReviewedThe report is based on Concept Design Stage drawings, received on 27th October, 2014 via email to Andrew Sanderson.

Drawing No. Title Rev

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A01.001 Site Plan 2 A02.000 Ground Floor Plan 4 A02.M01 Mezzanine Plan 4 A02.001 Podium Plan Level 1 4 A02.002 Typical Plan Accessible, Levels 02-05 4 A02.008 Typical Plan Levels 06-17 4 A03.002 Bedroom Plans - Accessible 1

Purpose of ReportThe purpose of this report is to provide the client and design team with an access evaluation of the proposed plans with relation to a Development Application for the Iglu development approval.

The development is located in Redfern, which is part of the council of the City of Sydney and must comply with the requirements set out in the Access Development Control Plan, (Access DCP) 2004. The Access DCP is a guideline used by developers with the aim of providing an environment in which people with disabilities can move about with dignity, and is both equitable and non-discriminatory.

The report provides comment on elements within the design that comply with the BCA, DDA and the Disability (Access to Premises) Standards requirements to prevent the possibility of the building owner, tenants or the design team being exposed to a potential claim under the Disability Discrimination Act (DDA).

It is essential the objectives of safe, dignified and equitable access are met for all users of the building.

Legislative Requirements

The Disability Discrimination Act. (DDA) 1992The DDA is Commonwealth legislation which was enacted in 1993. It aims to eliminate discrimination against people on the grounds of disability in many areas, including the following:

• Work;• Accommodation;• Education;• The provision of goods and services; and• Access to premises.

Whilst Section 23 of the DDA stipulates that it is unlawful to discriminate, it does not provide information on how to design, construct or manage buildings in a way that is not discriminatory.

The Disability (Access to Premises - Buildings) Standard. (DAPS) 2010The DAPS purpose is to define how to provide dignified and equitable access for people with disabilities which meets the intent of the DDA. This provides greater access for people with disabilities as well as greater certainty for building owners and developers that their obligations under the DDA have been met.

Access is required to be provided to all levels of buildings and all facilities and services operating from them, unless to do so would impose an unjustifiable hardship or the purpose of an area is unsuitable for a person with a disability or poses a health and safety risk for that person.

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National Construction Code/Building Code of Australia (NCC/BCA)The requirements of the DAPS were included in the National Construction Code/Building Code of Australia (NCC/BCA) in 2011 and apply to all new buildings and those undergoing building works which require a building permit.

Australian Standards for Disability AccessThe Australian Standards referenced by the NCC/BCA provide many of the technical details on the construction of accessible buildings.

The following reference documents have been used in the preparation of this report:

- Disability Discrimination Act (DDA) 1992.

- Disability (Access to Premises – Buildings) Standards 2010.

- Guideline on the Application of the Premises Standards Version 2 (2013), produced by Human Rights & Equal Opportunities Commission.

- National Construction Code / Building Code of Australia (NCC/BCA), as it applies to disability access in new buildings or buildings undergoing significant refurbishment or alteration.

- AS 1428.1 – 2009 Design for access and mobility – General requirements for access – New building work(including Amendment 1 – 2010), referenced by the NCC and therefore includes mandatory requirements which impact on new building design.

- AS 1428.2 – 1992 Design for access and mobility – Enhanced and additional requirements. Whilst not mandatory, it is recommended as it contains preferred requirements for providing improved access for people with disabilities including fitout.

- AS 1428.4.1 –2009 Design for access and mobility – Means to assist the orientation of people with vision impairment – Tactile ground surface indicators,also referenced by the NCC and includes mandatory requirements.

- AS 1428.1 – 2001Design for access and mobility – General requirements for access – New building work, as referenced by the DAPS for existing buildings.

- AS 2890.1 – 1993 Parking facilities Off-street parking.

- AS / NZS 2890.6 – 2009 Parking facilities Off-street parking for people with disabilities.

- AS 1735.12 – 1999 Lifts, escalators and moving walks – Facilities for persons with disabilities.

- AS 1288 – 2006 Glass in Buildings – Selection and installation.

- AS 1428.5 – 2010 Design for access and mobility – Communication for people who are deaf or hearing impaired.

- Sports and Recreation Victoria, Access for All: 1996

Compliance StatementArchitecture and Access have reviewed the Concept Design drawings and note that a high level of compliance has been achieved at this stage of the design, with several accessibility features included. Access for people with disabilities will be provided to the main entrance, to the front door to all

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clusters of units, studio units, to all common areas on an accessible path of travel and the retail and dance rehearsal tenancies.

Due to the steep gradient of the site, the walkway travelling east - west will be stepped to the west end with the purpose of providing a compliant accessible path of travel from the east entrance (Regent Street) to the walkway junction, the main entrance to the Iglu Student Accommodation, the dance studio and turning north up the Retail Laneway to Redfern Street Laneway.

An accessible path of travel or circulation spaces are not required to 'back of house' areas (bin store, commercial bin store, ground level bike store, sub-station, switch room etc) which are deemed to be inappropriate for people with disabilities due to the health and safety risk they pose. These areas are exempt under D3.4 of the Disability (Access to Premises- Buildings) Standards 2010.

The student accommodation consists of four, five and six bed clusters of units with a shared kitchen and dining facility for each cluster. There are 370 bedrooms configured as follows:-- 44 six bedroom cluster units with ensuite bedrooms and shared kitchens;- 1 five bedroom cluster etc;- 4 four bedroom cluster etc;- 80 studio units with ensuites and kitchenettes;- 5 accessible studio units with ensuite and kitchenette;

The Disability (Access to Premises - Buildings) Standards, 2010 (DAPS) requirement for accessible units in Class 3 Buildings is 4.05%, which equates to 15 units. An Alternative Solution Report has been provided by Architecture & Access as part of this application which supports the provision of a reduced number of accessible units for students with mobility issues while in addition providing units for users with vision, hearing and intellectual disabilities. The Alternative Solution highlights the fact that the student population, like the general population have varying disabilities, such as mobility, vision, hearing and intellectual impairments, it has been agreed to provide a number of accessible units to address the needs of people with this wider variety of disabilities. Therefore five accessible units have been proposed for students with mobility impairments, eight units are proposed with features to assist those who are speech and hearing impaired and four units for those who are vision impaired.

The Iglu Development proposal has been assessed in accordance with the relevant regulatory documents including the Building Code of Australia, State Building Legislation, Australian Standards, the Disability (Access to Premises – Buildings) Standards, 2010 and the spirit and intent of the Disability Discrimination Act 1992 (DDA).

3.0 EntrancesThe main entrance to the Iglu Lobby is via a walkway and automated sliding doors. Three security gates have been proposed at street level. The gates must be provided with level landings in compliance with AS 1428.1, 2009.

All doors required to be accessible will be of an appropriate operating strength as per AS1428.1:2009, have appropriate door hardware, appropriately located security and access controls, and visual indication in accordance with AS 1428.1 and AS 1428.2. As the design develops it will be ensured that all accessible doors may be independently operated by people with disabilities.

4.0 DoorsDoors referred to in this report relate to all doors on an accessible path of travel and include doors to the following; five accessible units, studio units, the front entry to each cluster of units, as well as the public amenities, all retail tenancies and the dance rehearsal tenancy. The following common rooms will also be

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accessible; laundry, study, sanitary facilities, reception office, meeting and media rooms, doors to terrace and the bike store on the mezzanine level.

The proposed internal doors will achieve a clear opening of no less than 850mm wide (920mm door leaf) and will be provided with appropriate circulation space for their operation. Currently all internal doors have appropriate circulation, however some doors in the development need clarification of the circulation spaces and that they reflect DDA circulation requirements, these will be amended during design development in accordance with AS1428.1 2009, where necessary.

All doors required to be accessible will be of an appropriate operating strength as per AS1428.1:2009, have appropriate door hardware, appropriately located security and access controls, and visual indication in accordance with AS 1428.1, 2009.

7.0 Internal Paths of TravelAccess to common areas mentioned above will be provided. Compliance can be achieved if paths are constructed in accordance with AS1428.1: 2009. All internal pathways have a minimum clear width of 1000mm.

The spirit and intent of the DDA have been met in the design and layout of the internal paths of travel.

8.0 Walkways The proposed walkways within the development on ground level provide access from two street fronts to the retail tenancies, Iglu entrance, dance rehearsal and public amenities in the Retail Laneway.

The Retail Laneway walkway has a gradient of 1:20 and will require landings at 15mt intervals as well as landings to all doors into the retail tenancies and public amenities, with a crossfall no steeper than 1:40. A compliant accessible path of travel will be provided in compliance with AS 1428.1, 2009.

9.0 StairsThree sets of stairs have been identified within the development. Two fire isolated stairs are included which service ground to roof level. The fire stair adjacent to the lift core links the fire control room to the basement tank and pump room.The third stair is a general access stair from the Iglu lobby on ground floor to Level 1 and is for use by residents only.

Stairs will have the appropriate layout to ensure provision of continuous handrails and are set back from transverse paths of travel to allow for handrail extensions and tactile ground surface indicators.

Stair details will be designed to ensure that where fire stairs will be used as general access stairs between floors by residents, they will be designed in accordance with AS 1428.1, AS 1428.2 and AS 1428.4; provision of handrails to both sides with appropriate extensions, tactile ground surface indicators, visual indication at the nosings is required. Provision of visual nosing as per AS 1428.1 shall be made to all egress stairs.

10.0 LiftsTwo lifts have been provided for vertical travel. Both lifts service ground floor to level 17. In addition, the west lift accesses the mezzanine level where an additional bike store is located. It is expected this store could be used by residents in wheelchairs who use hand-cycles, as an accessible path of travel is provided.

Both lifts are suitable for the transport of stretchers with an internal car dimension of 2000 x 1400mm.

Internal fit-out of lifts must comply with requirements set-out in AS 1735.12.

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Limited details regarding the lifts are available at this stage of the project, however lifts will have minimum internal dimensions of 1400mm wide x 2000mm deep as per AS1428.2 and that details will be as per AS1735.12 which covers elements such as handrails and braille and tactile buttons.

11.0 Unisex Accessible Sanitary Facilities (UAWC)One unisex accessible sanitary facility has been provided for Iglu residents on Level 01, a second UAWC is located in the public amenities in the Retail Laneway. A UAWC is also proposed for the dance rehearsal studio on ground floor.

The number and location of these facilities are appropriate as they provide equitable access and meet the spirit and intent of the DDA.

All unisex accessible sanitary facilities will be designed in compliance with the requirements set out in AS 1428.1, 2009 and will have fittings, features and circulation spaces consistent with the requirements.

12.0 Ambulant Sanitary Cubicle (AmbWC)Ambulant cubicles will be provided where gender banks of toilets and a UAWC are located together. A unisex ambulant cubicle is proposed for the public amenities which are located off the Laneway, an outward opening door will be provided to ensure compliant circulation spaces.

Architecture and Access has reviewed the drawings and provision of ambulant cubicles has been made to all gender facilities as per AS1428.1 2009. I

14.0 Hearing AugmentationA Hearing Augmentation Listening System will be provided where there is provision of a public announcement system as per AS1428.2 to assist visitors with a hearing impairment. These will be provided in the meeting and media Rooms as required.

15.0 SignageSignage will be provided in compliance with the requirements set out in AS 1428.1, 2009, which is appropriate for this stage of the design, no details have been provided as yet.

18.0 Sole Occupancy UnitsFive accessible units have been proposed for residents with mobility impairments, eight units for those who are speech and hearing impaired and four units for those who are vision impaired.

The accessible units shall include the provision of a kitchen and bathroom and shall be designed to meet the requirements of AS 1428.1, 2009 and 1428.2 with appropriate knee clearances and circulation spaces.

20.0 Bike Store and Laundry RoomTwo bike stores are proposed for use by residents, one on ground floor and the second on mezzanine level. Lift access is provided to the mezzanine level where users of hand-cycles with accessibility needs could store their bikes as an accessible path of travel is provided.

Consideration should be given to providing an area of the bike store where hand cycles could be stored and locked, they require a space of 2000mm l x 750mm w.

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One laundry is provided for common use by residents. Circulation space infront of washers/dryer must be provided.

24.0 Emergency EvacuationEmergency evacuation for people with disabilities is of utmost importance. Evacuation routes (accessible paths of travel) through the building will be provided with appropriately located emergency evacuation signage and appropriate evacuation plans incorporating access for people with disabilities.

Further discussion and investigation will be required regarding the evacuation of people with disabilities with the potential of refuges subject to discussion with the Fire Engineer.

An emergency evacuation plan inclusive of accessible egress routes will be developed to assist in the safe evacuation of all people using the facility inclusive of people with a disability (DDA).

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