75 Mary Street, St Peters 2044

Engineering Services Due Diligence Report +

Indicative Spatial Requirements
Job Number: EN - N14_100
September 2015
Rev 3.0

VALUE | INNOVATION | TRUST

 Level 7, 2 – 14 Kings Cross Road
Potts Point, NSW 2011
Phone: +61 2 8488 4600
Fax: +61 2 9475 4588
Email: [email protected]
Web: www.igs.com.au
linkedin.com/company/3213174
ABN: 68 163 019 029

Document Control

Version Date Author Reviewer

01 23 October 2014 Mays Chalak MC Joseph Hanna JH

02 04 September 2015 Mays Chalak MC Joseph Hanna JH

03 18 September 2015 Mays Chalak MC Joseph Hanna JH

"© 2015 IGS Pty Ltd All Rights Reserved. Copyright in the whole and every part of this document belongs to
IGS Pty Ltd and may not be used, sold, transferred, copied or reproduced in whole or in part in any manner or
form or in or on any media to any person without the prior written consent of IGS Pty Ltd.”
 CONTENTS

1. INTRODUCTION ................................................................................................................... 1
2. THE PRECINCT .................................................................................................................... 2
3. FLOOD RISK ASSESSMENT................................................................................................ 3
3.1 General ...............................................................................................................................3
3.2 Recommendations...............................................................................................................3
3.3 Summary & Conclusions .....................................................................................................3
4. BUILDING ENGINEERING SERVICES INFRASTRUCTURE DUE DILIGENCE ................... 4
4.1 Utilities Services Review / Analysis .....................................................................................4
4.2 Electrical..............................................................................................................................5
4.2.1 Existing Services ..........................................................................................................5
4.2.2 Ausgrid Infrastructure in the Vicinity of the Site.............................................................7
4.2.3 New Substation Options for the Development ..............................................................8
4.2.4 Summary & Conclusions ............................................................................................ 14
4.3 Natural Gas ....................................................................................................................... 15
4.4 Telecommunications.......................................................................................................... 16
4.5 Stormwater ........................................................................................................................ 19
4.5.1 General ...................................................................................................................... 19
4.5.2 Pre Development Load ............................................................................................... 19
4.5.3 Post Development Load ............................................................................................. 19
4.5.4 Special Requirements ................................................................................................ 19
4.5.5 Water Sensitive Urban Design .................................................................................... 19
4.5.6 Proposed Servicing Strategy ...................................................................................... 20
4.5.7 Risks/Issues ............................................................................................................... 20
4.6 Water................................................................................................................................. 22
4.7 Sewer ................................................................................................................................ 24
4.8 Summary & Conclusions ................................................................................................... 25
5. BUDGETS ........................................................................................................................... 26
5.1 Services Infrastructure ....................................................................................................... 26
5.2 Building Services ............................................................................................................... 27
APPENDICES ............................................................................................................................ 28
Appendix A .................................................................................................................................. 29
Flow & Pressure Enquiry .............................................................................................................. 29
Appendix B .................................................................................................................................. 30
Spatial Requirements ................................................................................................................... 30
B1 - Communications/Electrical/Security................................................................................. 31
B2 - Hydraulics ....................................................................................................................... 34
B3 - Fire .................................................................................................................................. 37
B4 - Mechanical ...................................................................................................................... 38
B5 - Lifts ................................................................................................................................. 41
LIFT LAYOUTS ........................................................................................................................ 42
Option 1 - 17 Passenger ........................................................................................................... 42
Option 2 – 13/15 Passenger ..................................................................................................... 43

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1. INTRODUCTION
Tonkin Zulaikha Greer has commissioned IGS to carry out an engineering services due diligence
report of the new mixed use planning application proposed for 75 Mary Street, St Peters NSW on
behalf of JVMC Pty Ltd. This report has been prepared solely for JVMC Pty Ltd. No warranty is
provided to third parties who rely on this report for any other purpose.

The planning application will predominantly consist of:

• Adaptive reuse of some of the existing buildings (Buildings 1, 2, 6, 7 and 8) predominantly for
commercial, retail and residential uses;

• Approximately 180 apartments in new buildings (Buildings A, B and C) and adaptive reuse
of Building 8; and

• Basement carparking for approximately 339 cars (residential, retail, commercial);

• Community centre and other amenities to cater for the occupants of the precinct and
neighbours in the direct vicinity of the precinct (eg. open air cinema, through site links and
open landscaped spaces.

We have assumed that the effective building heights will be less than 25m in height, therefore will
not require stair pressurisation, smoke management systems, EWIS, sprinklers, sprinkler/hydrant
tanks, and emergency lifts to comply with the BCA.

This report presents an initial peer review with respect to:

• Flood Risk Assessment;

• Building Engineering Services Infrastructure Due Diligence;

• Indicative Budget costs for Engineering Services Infrastructure upgrades;

• Indicative Budget costs for Building Engineering Services;

• Indicative spatial requirements for building engineering services required for the new and
adaptively reused buildings.

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2. THE PRECINCT
The precinct is located to the northern side of Mary Street, and extends all the way to Edith Street
(refer to Figure 1).

Figure 1 – Site Photograph (Source: TZG Report)

The precinct exhibits generally above road level, sloping topography (from Edith Street - north to
Mary Street – south). The level difference from Edith Street to Mary Street is 4 – 5 metres.

The precinct is located in a mixed use area with commercial/industrial buildings at the western end
of Mary Street and all along Unwins Bridge Road and residential uses to Edith Street and down the
eastern end of Mary Street.

The precinct is located within 5kms of the Sydney CBD and Sydney International and Domestic
Airports. It is also in very close proximity to Sydney’s major arterial road networks (Princes Hwy and
M5 Motorway). In addition to this it is also within 5 minutes of St Peters and Sydenham railway
stations.

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3. FLOOD RISK ASSESSMENT

3.1 General

We have been advised by council that this site/precinct is not subject to flooding.

3.2 Recommendations

Although the site/precinct is not affected, it is possible that the site/precinct could be flood affected in
the future. It could be impacted by localised flooding in extreme events. This can be caused by short
term overloading of local stormwater drains caused by extreme rainfall.

It is therefore recommended that the proposed floor level(s) at Edith Street is designed to be above
the water level on neighbouring properties for the 100 year ARI flood event.

Any new development must comply with the Council Development Control Plans, (in particular
Stormwater Management).

Consequently, it is likely that the proposed development will require on-site detention of stormwater
and this has been conceptually shown on the planning application plans.

3.3 Summary & Conclusions

There appears to be no major issues with flooding associated with this proposed development.

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4. BUILDING ENGINEERING SERVICES INFRASTRUCTURE DUE
DILIGENCE
4.1 Utilities Services Review / Analysis

A utilities review has been carried out in consultation with the relevant local authorities to identify the
existing utilities at the site.

The following assumptions have been made in carrying out this assessment:

• Basement carparking for approximately 340 cars;

• Approximately 16,734m2 Gross Building Area (GBA) of commercial/industrial/retail space;
• Approximately 180 apartments;
• 265m2 GBA Community benefit space - open landscaped areas, through site links, open air
cinema;
• Site area of approximately 15,299m2;
• Peak water consumption for the site/precinct is 100 kL/day;
• Population Equivalent (PE) is of 1,650 people (peak);

Dial Before You Dig (DBYD) requests were submitted on the 24 October 2014 to investigate the
presence of existing utilities such as natural gas, water, stormwater, sewer and telecommunications.

The below utilities were notified:

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4.2 Electrical

It is estimated that the electrical loading of the proposed new development will be in the order of
2,211.8Amps/Phase as per maximum demand calculations below:

The redevelopment of the site/precinct will necessitate new onsite substations that is
considerate of the future site layout. Locations have been shown indicatively on the planning
application plans.

To accommodate the new development load it is highly likely that two (2) 1,000kVA
substation(s) will be required.

This will be confirmed when a formal application for connection is carried out.

4.2.1 Existing Services

There is an existing substation (S.723) servicing the site/precinct that will need to be
decommissioned and removed when the new substation(s) are installed. The existing substation is

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an open type and does not currently comply with latest network standards with respect to safety and
maintenance in particular (refer to Figure 2 below).

Figure 2 – Existing Substation S.723 Photograph

The new substations proposed for the redevelopment of the site/precinct would provide a much
safer and compliant substation arrangement for Ausgrid.

Based on Ausgrid GIS information, there are three (3) low voltage distributors originating from this
substation. One distributor services the site/precinct and the other two service Ausgrid’s own
network in Edith Street. Therefore there will be minimal disruption to other customers other than
those currently located within the 75 Mary Street precinct when the old substation is changed over to
the proposed new ones.

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4.2.2 Ausgrid Infrastructure in the Vicinity of the Site

There are a high voltage feeders reticulating into the site/precinct off Edith Street servicing
substation S.723. There is also high voltage feeders off Mary Street which can be utilised in the
future. Refer to Figure 3 below for locations of existing high voltage feeders and substation S.723.

Existing Unwins
Bridge Road High
Voltage Feeders

Existing Substation
S.723

Existing Edith
Street High
Voltage Feeders

Existing Mary Street

High Voltage
Feeders
Figure 3 - Electrical Plan (Source: Ausgrid)

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4.2.3 New Substation Options for the Development

4.2.3.1 Option 1 – Kiosk Substation

The kiosk type of substation would be applicable to this development. The kiosks can either be
located on the Mary Street or Edith Street frontages because high voltage feeders are available on
both the streets respectively.

Quantity Required

If a kiosk substation is considered, then two (2) would be required of 1,000kVA capacity each.

Spatial Requirements

Below are some spatial options for kiosk substations (refer below to Figure 4):

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 Figure 4 – Kiosk Substation Options (Source: Ausgrid)

Special Requirements

Kiosk substations have the following special requirements:

• Must be located off vehicular road for direct street access by Ausgrid trucks.
• Preferably sited on grade (can be on suspended slabs with dispensation);
• Must be 6m (stringline) from supply air intakes or exhaust points;
• Must be 6m (stringline) blast zone from apartments and/or balconies;
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 • Any walls within 3m of the easement must be 3hr fire rated; and
• Free to air (ie. no encroachments above).

Advantages

The following are advantages associated with kiosk substations:

• More flexible with respect to splitting up and locating closer to the respective loads rather
than one main substation;
• Cost effective;
• Space efficient;
• No construction costs associated for special purpose rooms.

Disadvantages

The following are disadvantages associated with kiosk substations:

• Not aesthetically pleasing;

• Segregation constraints;
• Free to air requirements.

Budget Estimates

It is estimated that a kiosk substation will be worth $150,000 each.

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4.2.3.1 Option 2 – Mini Sub (Surface Chamber Substation)

The Mini Sub type of substation would also be applicable to this development. The Mini Subs can
either be located on the Mary Street or Edith Street frontages because high voltage feeders are
available on both the streets respectively.

Quantity Required

If a mini sub is considered, then two (2) would be required of 1,000kVA capacity each.

Spatial Requirements

A room of approximately 20m2 is required for each mini sub.

Below is an example of this installation (refer below to Figure 5):

Figure 5a – Mini Chamber Substation Option | Plan View (Source: Ausgrid)

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 Figure 5b – Mini Chamber Substation Option | Pit & Conduit Layout (Source: Ausgrid)

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 Figure 5b – Mini Chamber Substation Option | Section Views (Source: Ausgrid)

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Special Requirements

Mini subs have the following special requirements:

• Must be located off vehicular road for direct street access by Ausgrid trucks.
• Can be sited on suspended slabs;
• Must be 6m (stringline) from any exhaust intakes, outside air intakes, stair pressurisation;
• Front door louvres be 6m (stringline) blast zone from apartments and/or balconies;
• Any walls must be 3hr fire rated; and
• Minimum 3.2m floor to ceiling space.

Advantages

The following are advantages associated with mini subs:

• Aesthetically pleasing;
• Reduced blast zones;
• Space efficient;
• Can be built over.

Disadvantages

The following are disadvantages associated with mini subs:

• Construction costs associated with building the special purpose space;

• More expensive than kiosks because rooms will be required and individual equipment (ie.
switchgear, transformers, boards, etc.) will require onsite installation.

Budget Estimates

It is estimated that mini subs will be worth $200,000 (excluding building works).

4.2.4 Summary & Conclusions

The following items will need to be further considered with respect to the electrical services
associated with the site:

• Decommissioning of existing Substation S.723;

• Establishment of two (2) new 1,000kVA substations for the proposed development that
works in with the new building/development layout.

Based on preliminary investigations with Ausgrid, the high voltage electrical infrastructure in the
vicinity of the site/precinct has the capacity to service the proposed development. This will be
subject to formal application.

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4.3 Natural Gas

Response from Jemena shows there are 32mm, 210kPa gas mains reticulating along Mary Street,
Edith Street and Roberts Street (Refer to Figure 6 below). There is also a bigger 50mm, 210kPa gas
main reticulating along Unwins Bridge Road. This capacity is adequate for the proposed new
development.

This is based on the Heating Ventilation and Air Conditioning (HVAC) System being a reverse cycle,
split, air cooled, type system. It has also been assumed that hot water and cooking appliance will
predominantly be gas.

50mm, 210kPa Gas Main

(Unwins Bridge Road)

32mm, 210kPa Gas Main

(Edith & Roberts Street)

50mm, 210kPa Gas Main

(Mary Street)

Figure 6 - Natural Gas Plan (Source: Jemena)

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4.4 Telecommunications

Response from the respective Telco’s shows multiple conduits located along Unwins Bridge Road,
Edith and Mary Street.

High bandwidth services are available in the direct vicinity of the site/precinct. Refer to Figure 7a
and 7b below.

The telecommunications services identified in the vicinity of the site/precinct are expected to have
the carrying capacity to suit the needs of the proposed mixed use development.

High Bandwidth Telco

Services

Figure 7a – Telco Services Infrastructure (Source: Aarnet)

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 High Bandwidth Telco
Services

Figure 7b – Telco Services Infrastructure (Source: Optus)

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NBN is also available in St Peters and can be discussed with them during design
development to ascertain viability of reticulating NBN infrastructure to the site/precinct. The
limit is 100 units before NBN consider the development. Based on the proposed development
of 180 apartments, the project would be applicable for NBN.

We have liaised with NBNCo regarding this proposed development and they are interested in
entering into further negotiations upon the project progressing to DA stage.

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4.5 Stormwater

4.5.1 General

The responsibility for the control of stormwater runoff in the vicinity of the site is with Marrickville
Council.

Review of service drawings obtained from the Council show there are pipe network drains in the
vicinity of the site.

All future stormwater works at the site must comply with Council’s DCP.

4.5.2 Pre Development Load

As the site is currently fully developed, the site discharge is expected to be quite large.

4.5.3 Post Development Load

Council’s requirement for post-development site discharge is to be limited to the existing site
conditions. This means that the maximum discharge from the development should be limited to the
existing site conditions discharge for all storms ranging from 5-yr to 100-yr ARI event. This will
determine the size of the OSD required for the proposed development. This has been carried out
using “DRAINS” software, which uses a Time-Area hydrograph method.

4.5.4 Special Requirements

The residential part of the development will be subject to BASIX requirements and it will be more
than likely that rainwater tanks will be required. This requirement, if applicable, will determine the
capacity of the rainwater tank and the roof area to be drained via the tank.

4.5.5 Water Sensitive Urban Design

The proposed development is also subject to the WSUD requirements under Section 2.17 of the
DCP.

The site involves new residential gross floor area greater than 2000m2, water conservation and
stormwater quality targets are required under parts C1, C4, C5 & C7 of Section 2.17 of the DCP.

Part C1 refers to the BASIX requirements.

Part C4 refers to the stormwater quality load reduction controls as below:-

• 90% reduction in Gross pollutants;
• 85% reduction in Total Suspended Solids;
• 60% reduction in Total Phosphorus; and
• 45% reduction in Total Nitrogen.

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Part C5 requires the modelling to be undertaken in “MUSIC” and in accordance with Marrickville
Council WSUD Reference Guidelines.

4.5.6 Proposed Servicing Strategy

It is proposed to provide a stormwater reticulation system to convey the internal site runoff in a 20-
year ARI storm event where failsafe overland flow is available. Where no emergency overflow can
be achieved, the internal stormwater reticulation will be sized to cater for 100-year ARI event (i.e.
box gutters, OSD systems, etc…).

It has been confirmed that the stormwater infrastructure in the street system surrounding the site will
have enough capacity to collect the site discharge. This is based on the assumption that the
discharge is reduced much greater than what is currently discharging. It is not anticipated that
upgrade of the existing infrastructure will be required. To that effect, it will be more than likely
necessary to discharge in more than one location into the public infrastructure.

The OSD will be designed in accordance with the results of the “DRAINS” modelling which will
determine the SSR and the PSD.

A stormwater concept plan has been prepared to accompany this planning application to
demonstrate compliance can be achieved with council stormwater requirements.

4.5.7 Risks/Issues

Upgrade of the public infrastructure is always a possibility subject to confirmation by Council.

The responsibility for the control of stormwater runoff in the vicinity of the site is with Marrickville
Council.

Review of service drawings obtained from the Council show there are pipe network drains in the
vicinity of the site (refer to Figure 8 below).

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 Council piped stormwater
infrastructure

Figure 8 – Council Stormwater Infrastructure (Source: Marrickville Council)

All future stormwater works at the site must comply with Council Development Control Plans.

On-site detention systems will need to be allowed for in the DA plans and invert levels will
need to be checked for falls to the Council infrastructure.

The maintenance obligations and costs will need to be integrated into the development of the
property.

The existing stormwater in the vicinity of the site should be adequate to accommodate the proposed
new mixed use development.

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4.6 Water

Sydney Water is the responsible authority for the provision of potable water to the site.

There are 150mm diameter water mains running along Mary and Edith Streets. There is a 315mm
diameter water main running along Unwins Bridge Road.

The 150mm water main will most likely be insufficient to cater for cold water and fire services
requirements of the proposed new development. This will most likely need to be upgraded to
a 200mm water main from the corner of Unwins Bridge Road and EdithStreet. Sydney Water
will generally fund the majority of this amplification cost. This will be confirmed by the
Section 73 that will be lodged with Sydney Water.

Further to this, it is likely that the water flow and pressure will need to internally “boosted” to
achieve the AS2419 fire services (hydrants/sprinkler) flow and pressure requirements. This
will need to be allowed for in the DA plans.

Refer to Figure 9 below for locations of water and sewer services in the vicinity of the site/precinct.

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 315mm Water Main
Unwins Bridge Road

150mm Water Main

Edith Street

150mm Water Main

Mary Street

225mm Sewer Main 225mm Sewer Main

Mary Street within the site

Figure 9 - Water & Sewer Plan (Source: Sydney Water)

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4.7 Sewer

Sydney Water is also the responsible authority for the provision of sewer services to and from the
site. Information provided by Sydney Water shows 225mm gravity sewer services reticulating down
Mary Street and within the site/precinct to Roberts Street. Refer to Figure 9 above for locations of
sewer mains.

The 225mm sewer mains will be sufficient to cater for sewer/drainage requirements of the proposed
new development. The 225mm sewer main within the site/precinct will need to be diverted.
However, since the sewer main within the site only services 75 Mary Street, there will be no
disruption to anyone else and any disruption will be contained within the site/precinct.

This will be confirmed by the Section 73 that will be lodged with Sydney Water after a Development
Application (DA) is obtained.

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4.8 Summary & Conclusions

Consultations have been carried out with Railcorp, RMS, Ausgrid, Sydney Water, Jemena,
Telstra/Optus/Uecomm and Marrickville Council.

Based on information received from these supply authorities sufficient supply is available for sewer,
gas, telco and stormwater services.

The following services will require negotiation with the relevant authorities:

• Ausgrid regarding new substations and decommissioning the existing one (S.723);
• Sydney Water for water main upgrade from the corner of Unwins Bridge Road and
Edith Street;
• Sydney Water for sewer diversion within the site/precinct;
• Marrickville Council for OSD;
• NBN endorsement.

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5. BUDGETS

5.1 Services Infrastructure

The following indicative budget costs are applicable to the respective Infrastructure Services
requiring upgrade/diversion/decommissioning/relocation:

INFRASTRUCTURE SERVICE INDICATIVE BUDGET COSTS COMMENTS

New Mini Sub(s) $400,000.00 This will be subject to Ausgrid

(2 x $200,000.00) approval
Water Main Amplification $50,000.00 Sydney Water will pay for most
of this but allow $50,000.00 for
design, coordination, fees, etc.
Sewer Main Diversion $50,000.00 Subject to Sydney Water Notice
of Requirements

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5.2 Building Services

SERVICE INDICATIVE UPGRADE COMMENTS

BUDGET COSTS

Electrical $4,000,000.00 Includes Power, Lighting,

Comms, Security, and MATV.
Excludes Substation costs.

Mechanical $4,500,000.00 Includes either

Daikin/Mitsubishi Split
VRV/VRF HVAC Systems,
Central Kitchen Exhaust,
Central Toilet Exhaust, and
simple BMS.

Fire $2,000,000.00 Includes “dry” fire services

(Automatic Smoke Detection
and Building Occupant Warning
System)

Hydraulic $5,000,000.00 Includes internal Cold Water,

Hot Water, Gas, Drainage,
Stormwater, Fire Services
(Hydrants, Hose Reels).
Includes fire tanks.

Lifts $1,000,000.00 Allows for eight (8), 13/15

passenger, 1.5m/s,
MachineRoomLess type lifts
with standard finishes and
stretcher facilities (no building
works allowed)

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APPENDICES

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Appendix A
Flow & Pressure Enquiry

*To be attached when received from Sydney Water

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Appendix B
Spatial Requirements
(Indicative only at this stage)

The buildings will be under 25m in height, therefore will not require stair pressurisation, smoke
management systems, EWIS, sprinklers, fire tanks (for hydrant and sprinkler redundancy) or
emergency lifts.

This document presents spatial requirements for the following building services:

• Electrical;
• Mechanical;
• Fire;
• Hydraulics;
• Lifts.

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 B1 - Communications/Electrical/Security
Plantroom Size (L x D) Height Access/ Egress Location Special Requirements Comment
(Clear Inside)
COMMUNICATIONS
1.1 Main Campus N/A N/A N/A N/A N/A N/A
Distributor (BD)
Security/Access Control
Room
1.2 Building Distributor 3000 x 2500 2500 Corridor Ground or Doors smoke sealed, fire Main Data and Voice Cross
(BD)/ Cross Connect Key Lockable (MDF Key) Basement resistant. Connects. Allows for two (2)
(With Fibre RIMS) major Telco’s
(telecommunications RIMS).
Subject to the status and future
of NBNCo.

1.3 Low Rise Building N/A N/A N/A N/A N/A N/A
Distributor (BD)/ Cross
Connect (With Fibre
RIMS)
2.1.4 Floor Distributors/ 900 x 600 2500 Common area. Key lockable. One (1) on each Doors smoke sealed, fire Includes MATV and security
Intermediate Cross floor for each resistant. provision.
Connect Closets building Aligned with riser above and To reticulate cabling from
below BD/MDF to FD’s/IDF's located in
the riser itself.
One (1) FD per level
1.5 Local Distributors N/A N/A N/A Within each N/A Refer Apartment Section
apartments (Section 3)
(concealed within
joinery above
fridges)
1.6 MATV Headend + 2000 x 1000 2000 Common area. Key lockable. One level below N/A Nil
Masthead Amplifier Roof Level or
Roof Level if there
is any plant room
allowance on this
level

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 Plantroom Size (L x D) Height Access/ Egress Location Special Requirements Comment
(Clear Inside)
POWER SYSTEMS
1.7a Kiosk Type As per Section As per Section As per Section 4.2 As per Section As per Section 4.2 As per Section 4.2.
Substation 4.2 4.2 4.2 One on Mary Street and the other
on Edith Street.
1.7b Mini Sub (alternative As per Section As per Section As per Section 4.2 As per Section As per Section 4.2 As per Section 4.2.
to 1.7a above) 4.2 4.2 4.2 One on Mary Street and the other
on Edith Street.
2.1.8 Main Switch 2 off 6000 x 3000 Building Common Area. (Door Ground or 2 hr fire rated. Mechanical exhaust To accommodate Main
Room(s) 3000 to open outwards. Energy Basement Level required. Switchboard, Power Factor
Australia/Ausgrid key (one of Mary 2 forms of egress from opposing Correction Units and Meters.
lockable.) Street & the sides of the switch room. Locate as centrally as possible.
other of Edith One required for each new kiosk
Street) substation. Must be located within
30m of substation.

1.9 Low Rise Main N/A N/A N/A N/A N/A N/A
Switch Room

1.10 Building Main 3000 x 1000 2500 Building Common Area. (Door Ground or 2 hr fire rated. Mechanical exhaust To accommodate Main
Distribution Room to open outwards. Energy Basement Level required. Distribution Board per building.
Australia/Ausgrid key 2 forms of egress from opposing
lockable.) sides of the switch room.
One required for each new kiosk
substation. Must be located within
30m of substation.

1.11 Meter Panel N/A N/A N/A Integrated in N/A N/A

Main Switch
Room
1.12 Electrical Cupboard 1000 x 800 2500 Corridor One (1) on each Doors smoke sealed, non- To accommodate electrical
Risers (commercial/ Key Lockable floor combustible. submains, tee-offs, apartment
industrial/ meters and floor distribution
retail) board. Front Connected Boards.
1500 x 800
(residential)

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 Plantroom Size (L x D) Height (mm) Access/ Egress Location Special Requirements Comment
mm Clear (Clear Inside)
Internal
APARTMENTS
1.13 Electrical N/A N/A Access required for future Built into joinery Key lockable door Reticulated directly to floor
Distribution Board maintenance. above fridges electrical distribution boards.

1.14 Local Distributor N/A N/A Access required for future Built into joinery Key lockable door Reticulated directly to
maintenance. above fridges communications floor
distributors.

SECURITY SYSTEMS
1.15 Main Security 3000 x 3000 2400 Corridor Building C Key lockable door Basement of Building C
Control Room for CCTV / Key Lockable
Security / Door Intercom /
Access Control Systems

1.16 Security / Building N/A N/A N/A N/A N/A Reticulate directly back down
Intercom / Access to Main Security Control Room
Control Cables Riser via Electrical / Comms Risers

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 B2 - Hydraulics

Plantroom Size (L x W) Height (mm) Access/ Egress Location Special Requirements Comment
mm Clear (Clear Inside)
Internal
HYDRAULIC SERVICES

2.1a Mains Riser 600x250 Floor to floor 300x 300 at floor level All levels At building core Proposed plumbing stack and
central riser
2.2b Typical Apartment 400x250 Floor to floor 300x 300 at floor level All levels At each wet area
Riser

2.3 Solar Panels (Hot TBC TBC TBC TBC TBC Optional
Water)
2.4 Water Meter (Master) 3000x500 1000 From street for reading External wall
& RPZD

2.5 Water meter ,gas 900 x 600 Floor to floor Off common area corridors All levels At building core Proposed plumbing stack and
meter, hot water meter central riser
and reuse water meter All levels At each wet area
(all apartments)
2.6 Pressure Pump 3000 x 3000 Floor to Floor TBC TBC TBC TBC
(domestic)

2.7 Fire Hydrant Pump Refer to fire section of this

document

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 Plantroom Size (L x W) Height (mm) Access/ Egress Location Special Requirements Comment
mm Clear (Clear Inside)
Internal
2.8 Fire Hydrant Landing 500 x 350 750 above FFL Access / Egress path within Landings of all Ring main isolation valves to be 1m clear space in front and
Valves fire stair to clear landing fire stairs at all located within fire stairs also. 300mm clearance around each
valves. levels. valve required.
2.9 Fire Hydrant and 3000 x 2000 1600 Accessible under fire Near main 10m from building or against fire
sprinkler Booster conditions. building entry. rated wall extending 2m either
Assembly side & 3m above booster
assembly.
2.10 Onsite Detention 500m3 – TBC TBC Common area Above street Clear access from above, in Included in planning application
Tank level common area. plans
2.11 Pressure Pump N/A N/A N/A N/A N/A N/A
(Re-use)

2.12 Stormwater As per BASIX For service and cleaning As shown Subject to negotiations with local
Re-use Tank Council and client requirements
for landscape irrigation.
2.13 Sub-soil Pumping 2000 x 2000 N/A N/A N/A N/A Allow in lowest basement level
Station
2.14 Pool Plant N/A N/A N/A N/A N/A N/A

2.15 Greywater / Black N/A N/A N/A N/A N/A N/A

water plant
2.16 Gas 3000 x 2000 800 Access to meter / regulator to Well ventilated Positioned to minimise exposure Only master required. No other
Meter/Regulator allow removal / maintenance + area. Above to physical damage and meters required.
Assembly(Master) meter reading ground. possibility of ignition of discharge
Protected from from breather vent.
rain.

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 Plantroom Size (L x W) Height (mm) Access/ Egress Location Special Requirements Comment
mm Clear (Clear Inside)
Internal
2.17 Fire Hose Reels N/A N/A N/A N/A N/A N/A – Subject to confirmation
from BCA consultant
2.18 Centralised Gas 40m2 in N/A TBC Roof TBC Must be vented to roof
HWU basement or
ground floor –
TBC
2.19 Rainwater down 200 x 200 N/A N/A All levels Located within central core risers
pipe
2.20 Combined Fire N/A N/A N/A N/A N/A N/A
hydrant / Sprinkler tank
2.21 Pressure reduction N/A N/A N/A N/A N/A N/A
station and booster hot
water units
2.22 Instantaneous Gas N/A N/A N/A N/A N/A N/A
HWU
2.23 Solar Panels (Hot N/A N/A N/A N/A N/A N/A
Water)
2.24 car wash bay- 2000 x 500 1000 above Accessible for cleaning Basement Adjacent to car wash bay(TBC)
coalating plate seperator ground
2.25 Grease arrestor 3000 x 2000 N/A – buried Truck access required and 3 Ground Level TBC N/A
chamber vent clear above for checking
2.26 Sewer pump well N/A N/A N/A N/A N/A N/A
Camber vent

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 B3 - Fire

Plantroom Size (L x W) Height (mm) Access/ Egress Location Special Requirements Comment
mm Clear (Clear Inside)
Internal
FIRE SERVICES
3.1 Fire Indicator Panel 1000 x 500 2000 N/A Ground Main Building entry Located in Ground Floor Main
Entry Lobby
3.2 Building Occupant 1000 x 500 2000 N/A Ground Main Building entry and mimic Located in Ground Floor Main
Warning System panels(sub fire indicator panels) Entry Lobbies
(BOWS) Panel in all other intermediary
buildings
3.3 Fire Control 12m2 2400 Direct from street Ground Direct street access Main entry
Room/Centre
3.4 Sub Fire Indicator N/A N/A N/A N/A N/A N/A
Panels
3.5 Combined Fire N/A N/A N/A N/A N/A N/A
Sprinkler/ Hydrant tank
3.6 Fire Hydrant Pump & 5000 x 4000 2400 N/A Ground or N/A Direct street access required.
Valve Room Basement with Subject to Sydney Water
direct street Pressure Enquiry.
access

3.7 Fire hydrant / N/A N/A N/A N/A N/A N/A

Sprinkler relay pump
room

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 B4 - Mechanical

Service Space Size (L x W) Height (mm) Access/ Egress Location Special Requirements Comment
mm Clear (Clear Inside)
Internal
MECHANICAL
SERVICES
4.1 Natural Ventilation N/A N/A N/A Doors Total door and operable window Note excludes any Basix breeze
openings, to all rooms area to be not less than 5% of ways – by architect.
except toilets and total floor area
laundries.

4.2 Kitchens Exhaust 150 clear N/A N/A In ceilings Allow 200 x 200 louvre at Airflow to be confirmed when
diameter discharging balconies for discharging hoods are selected
horizontally to horizontally.
balconies.
4.3 Toilet Exhaust 150 clear N/A N/A In ceilings Allow 200 x 200 louvre at
diameter discharging balconies for discharging
horizontally to horizontally.
balconies.
4.4 AC - Fan coil units 350mm clear 350 H – indoor Yes, to all indoor units for Indoor units N/A Condensate control.
in ceilings, unit access to filters (from within ceiling AC units – on balconies or roof
900x1345x underneath via access panels) bulkheads over
320 outdoor wet areas.
unit (one
apartment)
Outdoor unit(s)
located on
balconies or
roof
4.5 Refrigerant pipework N/A N/A N/A N/A N/A Outdoor units located on
riser. One riser from roof balconies or roof
level to ground floor,
located centrally in the
building
4.6 Roof for outdoor N/A N/A N/A N/A N/A Outdoor units located on
condensers balconies or roof. Allow 2m2 per
condenser unit. Alternatively
these may be incorporated
into outdoor light wells on a
floor by floor basis with
access.
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Service Space Size (L x W) Height (mm) Access/ Egress Location Special Requirements Comment
mm Clear (Clear Inside)
Internal
4.7 Car Park Exhaust 2 off 1500 x N/A N/A Opposing ends Allow for 2 off shafts rising in the Shafts to be offset at roof level
1500 risers at of the carpark buildings to be 6m from the boundary
opposing ends
of the carpark
4.8 Car Park Make Up Air 2 off 1500 x N/A N/A Opposing ends Low level intakes required
1500 risers at of the carpark
opposing ends
of the carpark
4.9 Carpark Supply Fan 2 off 3500 x 2000 Openable door Close to supply The fan rooms should be as Preferably around where the
Room 3500 air riser shafts close as possible to the riser central garbage rooms are
shafts. located
4.10 Carpark Exhaust 2 off 3500 x 2000 Openable door Close to exhaust The fan rooms should be as Preferably around where the
Fan Room 3500 air riser shafts. close as possible to the riser central garbage rooms are
shafts. located
4.11 Garbage room 500 x 500 (2 From Ground to N/A N/A N/A From Ground to Roof
exhaust (6m from off – one for Roof
boundary or windows/nat. hotel and the
vent. openings) other for
residential)
4.12 Hot water plant 500 x 500 N/A N/A From basement N/A N/A
room exhaust to roof
4.13 Hot water plant N/A N/A N/A N/A N/A N/A – on roof
room supply
Grille to be min 6m away
from any exhaust point
4.14 Main Switch Room 250mm x N/A N/A N/A N/A N/A
exhaust 250mm to
outside
4.15 Comms Room N/A N/A N/A N/A N/A N/A
exhaust
4.16 Stair pressurisation N/A N/A N/A N/A N/A Buildings are under 25m
system for the fire
escape stairs (assumed
two fire escape exits)

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Service Space Size (L x W) Height (mm) Access/ Egress Location Special Requirements Comment
mm Clear (Clear Inside)
Internal
4.17 Relief system for the N/A N/A N/A N/A N/A N/A
lobby
4.18 Stair pressurisation 1m2 – TBA N/A N/A Ground TBA N/A
for the basement
4.19 Fire Control Room 250mm x N/A N/A N/A N/A N/A
Naturally ventilated if 250mm to
control centre has outside
outside wall. Alternatively
ducted fresh air system
to room
4.20 Laundry exhaust 150 clear N/A N/A In ceilings Allow 200 x 200 louvre at
diameter discharging balconies for discharging
horizontally to horizontally.
balconies.
4,21 Smoke Exhaust 1.5m2 – TBA N/A N/A To roof TBA Only required to basement
carpark levels
4.22 Gas Cupboard 200 x 200 – N/A N/A To roof TBA N/A
Exhausts TBA
4.23 Retail Kitchen 1m2 – TBA N/A N/A To roof TBA N/A
Exhaust
4.24 Loading Dock 1m2 – TBA N/A N/A To roof TBA N/A
Exhaust

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 B5 - Lifts

Service Space Size (L x W) Height (mm) Access/ Egress Location Special Requirements Comment
mm Clear (Clear Inside)
Internal
LIFT SERVICES 2330 x 2400 4100 @ 1.5m/s Only to access panel at last As shown on Compliance with DDA and Refer below for typical lift
(clear shaft (from last level level served. It is a control architectural stretcher requirements. layouts.
requirements) served) panel built into the wall plans.
for 17 adjacent the lift at the highest
passenger level.
lifts.

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LIFT LAYOUTS

Option 1 - 17 Passenger

Plan Layout Section View Supplementary Info

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Option 2 – 13/15 Passenger

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Engineering Services
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