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Council further RFI Issue (1)
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GENERAL NOTES:
DESCRIPTION: PENETRATIONS SOUND TRANSMISSION AND WALL / FLOOR INSULATION EXTERNAL WALLS LANDSCAPING (Hardscape & Softscape)
Proposed Redevelopment. New building works to consist of mixed All penetrations through fire rated members must be fire protected The floors must have an Rw + Ctr (airborne) not less than 50 and an All external walls that are to be 190mm thick Blockwork shall be Refer to Landscape Architect's drawings for details.
use building comprising of 2 storeys of residential units & 2 Storey in accordance with a tested prototype to maintain the fire resistance Lnw + Ci (impact) not more than 62 if the floor separates sole reinforced and solid core filled concrete blockwork in accordance
POOL
Townhouses. of the element being penetrated in accordance with NCC clause occupancy units or a sole occupancy unit from a plant room, lift with Structural Engineer's drawings. Provide a proprietary type
A pool and spa safety barrier must be provided in accordance with
3.12-3.15. shaft stairway, public corridor, public lobby or the like or parts of a Elastomeric waterproof render and membrane paint finish to all
DEVELOPMENT APPROVAL: Queensland Development Code MP3.4, AS 1926.1 & 2 and the
different classification. Install an approved and tested / certified walls. Render and paint finishes to be applied by an approved
Development Approval is yet to be given. Conditions of Approval DISABILITY PROVISIONS Building Act (Chapter 8). Resuscitation signs must be mounted in
proprietary type applied acoustic underlay to all internal tiled areas applicator in accordance with manufacturer's requirements.
are to be adhered to when known. A lift or ramp to serve upper levels is not mandatory (except where prominent positions.
where ceilings are not installed to units below.
required to satisfy the items above) however where installed, access EXPANSION / CONTROL JOINTS A warning sign must be provided to serve the property prior to the
EXISTING BUILDING: The walls separating sole occupancy units must have an Rw + Ctr
must be provided to the entrance door of every unit served by the Provide expansion / control joints in accordance with Structural construction of the pool or spa in accordance with Section
There are 4 Existing Houses on sites. The Existing Houses are to be not less than 50. A wall must have an Rw (airborne) not less than 50,
lift. Access must also be provided to and within rooms or spaces for Engineer's drawings. Fill expansion joints with a proprietary type 233 of the Building Act 1975. The warning sign must be displayed
Demolished In a safe & compliant manner. if it separates a sole occupancy unit from a plant room, lift shaft,
use in common by the residents (e.g. including a cooking facility, water barrier system suitable for location. Install in accordance with until a building certifier has provided a certificate in the approved
stairway, public corridor, public lobby or the like, or parts of a
SAFETY IN DESIGN: sauna, gymnasium, swimming pool, common laundry, games room, manufacturer's requirements. form stating the pool is a complying pool. The sign must warn
different classification.
A saftey in design report has been prepared to Safe Design individual shop, eating area, or the like) that are served by the lift or members of the public in the vicinity of the land that a swimming
A wall that separates a bathroom, sanitary compartment, laundry or FORMWORK / CONCRETE
Australia. Builder & contractors shall familirise themselves with this ramp. pool is under construction on the land and that there is potential
kitchen in one sole occupancy unit from a habitable room (other All exposed concrete surfaces and concrete surfaces with applied
report prior to Demolition works commencing. Access is required to and within any level containing accessible danger to young children accessing the land. The sign must be
than a kitchen) in an adjoining unit or separates a sole occupancy render or paint finish shall be formed with minimum class 2
carparking spaces. In a class 7a carpark, PWD car spaces in placed on, or within 1.5m of the road frontage for the land and be
DEMOLITION: unit from a plant room or lift shaft must be of discontinuous formwork to achieve uniform quality.
accordance with AS 2890.6 are required at a ratio of 1:100. mounted so that the bottom of the sign is at least 300mm above
Contractor responsible to assess existing site conditions and allow construction, i.e. providing a minimum 20mm cavity between 2
Access is required to and into swimming pools with a total CONCRETE COLUMNS ground level. The sign must be visible from the road and be made
for demolition and removal of material as indicated on the separate leaves and for masonry, where wall ties are required to
perimeter greater than 40m except where the pool is for the All concrete columns shall be reinforced concrete in accordance of weatherproof material. Lettering on the sign must be not less
drawings. This includes existing floor, wall and roofing material. connect leaves, the ties are of the resilient type and for other than
exclusive use of a sole occupancy unit in a class 2 building (refer with Structural Engineer's drawings. Class of finish to formwork than 50mm in height and in a bold style.
Contractor responsible to assess presence of asbestos and allow for masonry, there is no mechanical linkage between leaves except at
NCC Clause D3.10). columns to be class 2. Provide a proprietary type render and Prior to filling the pool to a depth exceeding 300mm the building
safe removal of hazardous materials. the periphery.
Every passenger lift must comply with NCC Clause E3.6 (disability waterproof membrane paint finish to all columns. Render and paint certifier must inspect and provide confirmation (form 17) that the
Measures are to be taken to minimize dust & noise disruption such If a duct, soil, waste or water supply pipe including a duct or pipe
requirements). finishes to be applied by an approved applicator in accordance with pool safety barriers are in accordance with the Building Act.
as providing hoarding separation between new construction works that is located in a wall or floor cavity, serves or passes through
For narrow accessways, passing spaces and turning spaces must be manufacturer's requirements. Backwash and excess pool water must be drained in accordance
and existing footpath & Roadway which are maintained during the more than one sole occupancy unit, the duct or pipe must be
considered in accordance with NCC D3.3 (20m intervals). with Local Authority requirements.
construction period. separated from the rooms of any sole occupancy unit by TANKING
Braille signage is required to common area sanitary facilities. In accordance with NCC Clause G1.1(c), a water recirculation
Demolition contractor to be familiar with existing operational in construction with an Rw + Ctr (airborne) not less than 40 if the Provide proprietary type waterproof membrane tanking system to
system in a swimming pool with a depth of water more than 300mm
ground and overhead infrastructure which traverses the site and STAIRS, HANDRAILS, AND BALUSTRADES adjacent room is a habitable room (other than a kitchen) and not all balconies, terraces, blockwork window reveals, planters, slabs
must comply with AS 1926.3. A spa pool must comply with AS
take steps to protect during construction. The stairways must be not less than 1000mm in clear width. less than 25 if the adjacent room is a kitchen or non- habitable over carpark walls, retaining walls and the like to ensure a
1926.3 except the specified distance between two outlets
Extent of demolition to include all above and below ground Stairways must have constant riser dimensions not greater than room. watertight finish. To be installed in accordance with manufacturer's
connected to a common line may be not less than 600mm. All
structure sufficient to allow construction of new building. 190mm and constant going dimensions not less than 250mm. Not If a storm water pipe passes through a sole occupancy unit, the pipe specifications and shall be applied by an approved applicator.
fences & balustrades enclosing swimming pool & overflow pool to
more than 18 risers are permitted within a single flight. Stair treads must be separated from the rooms of any sole occupancy unit by
DRAWINGS WATERPROOF CONCRETE MEMBRANE comply with NCC & AS 1926.1 & AS 1926.2.
must have a non-slip finish and a contrasting nosing. construction with an Rw + Ctr (airborne) not less than 40 if the
Do not scale off drawings. Dimensions take preference over scale. Reinforced concrete roof slabs are to be poured with integral fall to
Where it is possible to fall greater than 1000mm to an adjacent adjacent room is a habitable room (other than a kitchen) and not
drains. Minimum fall to drains shall be 1:150. Finish with proprietary
SET OUT surface, balustrading must be provided in accordance with Clause less than 25 if the adjacent room is a kitchen or non-habitable room.
type trafficable membrane, to be installed in accordance with
Builder to confirm the set out and all levels and dimensions on site D2.16 of the NCC with balustrades extending not less than 1000mm Prior to construction, details of the proposed construction method
manufacturer's requirements and shall be applied by an approved
prior to the commencement of the building works. above floor level or 865mm above the nosing of a stair. Balustrades to achieve this requirement must be submitted to the satisfaction of
applicator. Provide all necessary accessories, covers, laps, etc. to
must not have any gaps that would permit a 125mm sphere to the Building Certifier.
CONSTRUCTION ensure a watertight finish. Application shall be such that ponding
penetrate. Where it is possible to fall greater than 4m to an adjacent A flexible coupling must be used at the point of connection
All construction shall comply with the requirements of the Building does not occur. Colour of membrane shall be selected.
surface, balustrades must have no climbable elements between between the service pipes in a building and any circulating or other
Code of Australia 2019 Volume 1 for class 2, 7a Building. Type A 150mm and 760mm above floor level (including hose cocks, A/C pump. EXTERNAL APPLIED EXTERNAL FINISHES
construction. Building Act 1975. Building Regulations 2006 and all condensers on balconies). Where it is possible to fall greater than All applied external membranes / finishes shall be in accordance
referenced Australian Standards. HEALTH AND AMENITY
4m out of a window, balustrades must extend to a height not less with NCC Requirements and AS1530.1 for Non-Combustibility.
Toilet doorways within 1200mm of the pan must have lift off hinges,
ENGINEERING than 865mm above floor level to protect that window. Staunchions
slide or swing outwards. WATERPROOFING INTERNALLY
To be read in conjunction with Engineer's drawings and soil report. to be @ 1250mm crs. max.
A storm water drainage management system in accordance with Waterproofing of internal wet areas shall comply with AS 3740.
Refer to engineering drawings for structural design, footing and EXTERNAL STAIRWAYS AS/NZS 3500.3 must be provided (building drainage and civil Provide a proprietary type liquid or sheet membrane system and
slab, tie down, bracing and all structural details. All external stairways shall be in accordance with part D1.8 of the drainage). The system must be designed and certified by an RPEQ fall to wastes.
CIVIL ENGINEERING NCC and AS 1428.1. Provision for future upgrade to stairways to Engineer as complying with the NCC and AS/NZS 3500.3. Any
TIMBER
To be read in conjunction with Engineer's drawings. Refer to meet AS 1428.1 requirements, tactile indicators, perimeter handrail cutting or filling of the site, or construction of retaining walls or
All timber to be in accordance with the NCC, Standards Australia AS
engineers documents for extent of civil works. to stairs. other structure on site, shall not jeopardize any existing overland
1684.1 and Engineer's Drawings and Termite protected to AS
flow drainage system or cause ponding or nuisance storm water.
SEWER CONNECTION EXIT SIGNS AND EMERGENCY LIGHTING 3660.1.
Hot water, warm water & cooling water systems in a building must
All plumbing points to be connected to sewer as per council Provide illuminated exist signs and lighting to comply with Section
be installed in accordance with AS/NZS 3666.1. STEELWORK
requirements and in accordance with Hydraulic and Civil E4.2 and E4.7 of the NCC and AS 2293 part 1. Refer to Electrical
Roof coverings must be provided in accordance with Clause F1.5 of All steelwork, fittings and fixtures shall be hot dipped galvanised,
Engineer's drawings. Engineer's drawings.
the NCC and AS 1562.1. stainless steel or of a corrosion resistant material or as noted
STORMWATER LIFT All wet areas must be waterproofed in accordance with AS 3740. otherwise. Select paint finish.
All stormwater shall discharge as per council requirements and in A stretcher facility must be provided to serve the lifts and be able to The floor of each bathroom and laundry located above another sole
accommodate a raised stretcher with a patient lying on it occupancy unit or public space must be graded to permit drainage PLASTERBOARD FINISH
accordance with Hydraulic and Civil Engineer's drawings.
horizontally by providing a clear space not less than 600mm wide x to a floor waste. Plasterboard to be finished to level 4 finish and shall be installed in
POWER CONNECTION 2000mm long and 1400mm high above the floor level. Artificial lighting must be provided to the common areas of the accordance with AS 2589.1.
Connect mains supply to meter panel via underground connection A warning sign against the use of the lift in a fire must be provided building in accordance with the NCC (including the energy ALUMINIUM AND GLAZING
in accordance with Electrical Engineer's requirements. in accordance with Clause E3.3 of the NCC. Fire Service controls efficiency provisions) and AS 1680.0. Shall be in accordance with AS 2048 & AS 1288, and suit site terrain
TERMITE PROTECTION must be provided to the lift in accordance with AS 1735.2 or All toilets and/or wet areas not provided with adequate natural category. Aluminium framing shall be select powdercoated unless
Provide an approved proprietary type termite protection barrier to Appendix A of AS 1735.1. ventilation must be exhausted to outside in accordance with AS noted otherwise.
concrete slab and retaining walls as per manufacturer's Lifts to comply with Clause E3.6 of the NCC, facilities for people with 1668.2
disabilities. Habitable rooms must be served by natural lighting through glazed TILING / CONCRETE FLOORS
specification and in accordance with AS 3660.1 and the NCC.
Access to lift pits must comply with NCC Clause D1.17. Access to lift windows having an area not less than 10% of the floor area they Concrete floor finish tolerance shall be class B. Floor grinding
VERMIN PROOFING pits may be through the lowest landing doors where the pit is not serve in accordance with NCC Clause F4.1. Natural ventilation must and/or floor topping with flooding of levelling compound shall be
Ensure all soffits, eaves overhangs and under floor areas are vermin more than 3m deep, otherwise compliance with NCC Clause be provided by permanent windows, doors or other devices which allowed for to ensure suitable surface finish for the laying of floor
proof and bird proofed. This includes both new work and existing D1.17b is required. can be opened having an aggregate opening or openable size not tiles.
building. Doors shall be FRL -/60/- Fire doors to comply with NCC section less than 5% of the floor area of the room required to be ventilated. FLOOR SURFACES
Principal Contractor to engage suitably qualified Contractor to and AS 1735.1.
ENERGY EFFICIENCY Must be suitable to prevent slips (Standards Australia Handbook
assess the project and provide recommendation and quote to
FIRE HOSE REELS, HYDRANTS AND FIRE SPRINKLERS The building must be constructed to satisfy the energy efficiency 197 & AS/NZS 4586), trips and falls and be impervious to liquids
supply and install necessary fixtures and fittings to control both land
A fire hydrant system must be provided to serve the proposed provisions of Section J of the NCC. where spillage or wash down is likely. Floors must be suitably
and air born vermin.
development in accordance with AS 2419.1 and shall be provided ‘Energy efficient lighting’ for a minimum of 80 per cent of total fixed graded to drain off liquids where spillage or wash down is likely to
FIRE RESISTANCE where indicated on Hydraulic and Architectural drawings, except as internal lighting must be provided. ‘Energy efficient lighting’ is occur.
External & internal fire separating walls must extend to the fire rated otherwise permitted by the approved Fire Engineering Report. lighting with a minimum output of 27 lumens per watt and excludes PAINT SPECIFICATION
slab above or to the underside of the non-combustible roof Provision must be made for the disposing of fire hydrant test water a lamp used in a bathroom for the purposes of radiating heat. Use Resene or other approved supplier, Specification Sheets for
covering and be sealed at that roof junction with compressed to a suitable drain for the purpose of flow testing. Any hard-wired air-conditioners installed must have an EER of at substrates preparation and application guidelines for instruction on
mineral fibre wool. Any eaves must be protected to ensure that the A fire hose reel system must be provided to serve the development least 2.9. Energy Efficiency Ratio (EER) means the tested average the expected levels of preparation & application of painted
fire separation between the units is maintained. in accordance with NCC Clause E1.4 and AS 2441. Fire hose reels energy efficiency ratio for cooling as specified in ‘AS/NZS 3823.2 surfaces.
Bedroom windows facing the common walkway must have a sill must be located within 4m of an exit. Any system valve which can Performance of electrical appliances - airconditioners and heat
height not less than 1500mm above finished floor level and the wall isolate flow in the fire hose reel water supply main must be secured pumps - energy labelling and minimum energy performance POWDERCOATING
below the window must have a minimum 1hour fire resistance level in the open position by a padlocked metal strap and labelled with standard (MEPS) requirements’. Preperation & application of Aluminium to be powdercoated shall
to satisfy NCC Clause C3.11. an engraved non- ferrous tag with 8mm upper case wording ‘FIRE All shower roses must have a minimum 3-star Water Efficiency be to AAMA2604, AS4312 & AS3715
The fire hazard properties of any material (including carpets, vinyls SERVICE VALVE- CLOSE ONLY TO SERVICE FIRE HOSE REELS’. Fire Labelling and Standards rating. Water Efficiency Labelling and DOOR HANDLES
& laminates) or assembly to comply with specification C1.10a of the hose reel cabinet signage must have 50mm high capital contrasting Standards (WELS) - references the Australian Government’s Provide lever door handles located 900-1100mm above floor level
NCC (if a floor material, floor covering or a wall/ceiling lining) or letters ‘FIRE HOSE REEL’. labelling standards scheme for water efficient products. operable with a single hand.
comply with specification C1.10 if not a material applicable under A sprinkler system must be provided to serve the basement in Toilet cisterns must have a dual flush function and have a minimum
specification C1.10a. accordance with NCC Clause E1.5 and AS2118.1 except as 4-star Water Efficiency Labelling and Standards rating and are LIGHT SWITCHES
Spandrels must be provided to serve the building in otherwise permitted by the approved Fire Engineering Report. compatible with the size of the toilet bowl to allow for proper Provide light switches close to doorways and installed between
accordance with NCC Clause C2.6. functioning of the toilet. 900- 1100mm above floor level.
Electrical supplies to emergency equipment must be fire separated FIRE SMOKE DETECTION AND ALARM SYSTEM
Tap ware must have a minimum 3-star Water Efficiency Labelling VEHICULAR ACCESS TO CARPARK
from the building in accordance with Clause C2.13 of the NCC. The Provide fire smoke detection and alarm system in accordance with
and Standards rating for taps serving laundry tubs, kitchen sinks Provide entry signage to carpark stating maximum clearance to
main switchboard must be fire separated from the remainder of the AS1670.1, and Electrical Engineer's drawings.
and basins. carpark 2.2 metres. Provide flexible striker bars over entry down to
building by 120/120/120 fire resistant construction with the FIRE EXTINGUISHERS Each meterable premises must have an electricity sub-meter max. 2.2 metre height to comply with AS 2890.1 requirements.
doorway protected by a self closing fire door having a fire Portable fire extinguishers must be provided in accordance with installed which measures only the electricity supplied to that
resistance level not less than -/120/30. Any electrical conductors NCC Clause E1.6 and AS 2444. Provide a CO2 portable fire meterable premises in accordance with QDC MP4.1. The electricity CARPARKING
within the building that supply the main switchboard must be fire extinguisher to serve each main switch board in the basement car sub-meter must be installed in a common area, and be free of Carparking to comply with AS 2890.1.
protected in accordance with Clause C2.13. park. Provide a 3A40B(E) portable fire extinguisher adjacent to each hindrance or obstruction to a person authorised to read and/or
Every doorway that opens onto the External stairways must be DRIVEWAY
fire hose reel. maintain the electricity sub-meter. A meter label identifying which
protected by -/60/30 fire doors that are self closing in accordance Shall be in accordance with AS 2890.1 and Structural and Civil
meterable premises it is associated with must be affixed or located
with NCC Clause C3.8a(ii) & (iii). SMOKE ALARMS Engineer's drawings.
adjacent to the electricity sub-meter for each meterable premises.
The lifts must be served by -/60/- fire doors complying with Provide hard wired smoke alarms in accordance with part E2 of the
Glazing must be provided in accordance with AS1170, AS1288 & MAINTENANCE ACCESS
AS1735.11 that are set to remain in the closed position. NCC and AS 3786. Provide smoke detection systems in
AS2047. Provide building maintenance access complying with Occupational
All penetrations through fire rated members must be fire protected accordance with AS 1670 and Electrical Engineer's drawings.
Health and Safety 2004 Codes of practice and AS 1891.4. Where a
in accordance with a tested prototype to maintain the fire resistance BUILDING SEALING
CARPARK AND UNIT MECHANICAL VENTILATION person is exposed to the hazard of falling from a building or
of the element being penetrated in accordance with NCC Clauses Window and doors; exhaust fans; construction of roofs, walls and
The car park exhaust system must comply with Clause 5.5 of structure while cleaning or maintenance work is being carried out, a
C3.12 to C3.15. floors shall be in accordance with BCA part J3.4, J3.5 and J3.6.
AS1668.1 with the controls for the QFES located to the satisfaction system design to prevent such falls must be used. Where safety belt
An opening in a wall providing access to a garbage shaft must be of the QFES (typically at the car park vehicular entry point). ROOF INSULATION anchorage points are used they must be positioned on the building
protected by a door or hopper of non-combustible construction. Provide a mechanical ventilation system to all ensuites, bathrooms R X.X insulation in ceiling space to all Roofs. Refer NRG Efficient or structure so that a lifeline or safety harness may be attached
and laundries in accordance with Mechanical Engineer's Homes report. before proceeding to a point where it is possible to fall.
documents and section F4 of the NCC and AS 1668.2 and AS/NZ Anchorage points for the attachment of safety harnesses must
WALL INSULATION
3666.1 comply with AS 2626.
R X.X insulation to External Walls. Refer NRG Efficient Homes
report.
Notes:
B L A C K Project: Drawing Title: Project No. Drawn By Drawing No.
Rev Date Description Use figured dimensions in preference to scale. Contact information:
1. These drawings represent a concept design for preliminary cost analysis (MAY 2023) and are NOT FOR CONSTRUCTION K 3/11/2023 VM REVISION All dimensions to be varified and checked on
E 9/11/2023 VM REVISION site. These designs, drawings, specifications
PO Box 781 Tewantin Q 4565 79 - 83 Eumundi Noosa Road GENERAL NOTES 202327 PT WD.0.03
2. The drawings and diagrams provided herewith are NOT FOR CONSTRUCTION OR BUILDING APPROVAL and to be used for preliminary D&C tendering only. Architect Registration # 5386 QLD
and the copyright thereof are the property of For CAPITAL PRUDENTIAL
Structure & Services coordination has not been undertaken.
F
G
24/11/2023
1/12/2023
Council further RFI Issue
Council further RFI Issue
Blackwood and must not be used, retained or W O O D Ph: 0416 037 424
[email protected] 79 - 83 EUMUNDI NOOSA ROAD & 26 Scale Date Project Stage Revision
copied without the written authority of
H 5/12/2023 Council further RFI Issue Blackwood. a r c h i t e c t u r e & d e s i g n www.blackwoodarchitecture.com.au HEADLAND DRIVE, NOOSAVILLE QLD 4566 1:100 @ A1 5/12/2023 Concept H
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