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Summary Letter_Quamby Place · 51901.3604.03
BORNHORST + WARD PTY. LTD.
A.B.N. 78 010 151 354
Level 14
133 Mary Street
Brisbane Qld 4000
Australia
[email protected]
P +61 7 3013 4699
23 November 2022
Ref. No. 22342
Rob Anson & Petra Smillie
Unit 54 /5 Quamby Place
NOOSA HEADS QLD 4567
ATTENTION: ROB ANSON & PETRA SMILLIE
Dear Rob and Petra,
Re: STRUCTURAL REVIEW OF THE EXISTING BUILDING TO SUPPORT THE PROPOSED ALTERATION WORK
Bornhorst and Ward have been engaged by Rob Anson & Petra Smillie to undertake a structural review of the
existing building to support the proposed alteration work in the penthouse level. We have been provided with
the following information which forms the basis of our high-level review: -
• Copies of “Concept" architectural drawings dated March 2022 for R & P Smillie Proposed Alterations (Job
Number 212219). This includes drawings 08.1 – 08.8.
• Copies of “As Constructed” structural drawings dated March 1980 for Quamby Place Noosa (Job Number
80003). This includes drawings 1-5.
• Two Photographs of the existing second floor/pent house interaction.
Our structural review is based upon the following assumptions: -
• The existing building is in good condition and has been inspected and maintained such that the
condition of the building is not affected in any way. Our desktop review did not include any inspections
of the existing building.
• The existing building was built as per the structural drawings and according to the soil parameters given
in the geotechnical report.
• No structural modifications have occurred to the building.
• The design live loads provided in the existing structural drawings were used to review the existing
structure with the proposed alterations.
• The existing ground floor called up in the architectural drawing is the second floor as per the existing
structural drawing. The existing first floor called up in the architectural drawing is the penthouse level as
per the existing structural drawing.
Summary from the high-level review: -
1. The live load of 2.0kPa was considered for the altered portion (bedroom) of the house. The new FB3
beams will transfer additional 20kN to the existing steel beam and to the external brickwork wall.
2. Based on Section 1 and the overlayed existing drawing of Section E-E, there could be a load-bearing wall
supporting the existing steel beam B1. If not the structural steel beam cannot resist the additional load.
3. As per item 2, the existing steel beam (B1 – 250UB31) located on the Penthouse level may not be
structurally adequate to support the additional load induced by the alteration of the penthouse.
• A new steel column (allow for 89SHS) will need to be introduced to support the steel beam. This
column can be hidden within the existing wall on second floor.
• The introduction of this column will induce 90kN point load on the level 2 slab (170 thick). The
170 thick slab that has 140kN capacity and should be structurally adequate to resist the point
load.
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4. Steel beam FB2 will need to be introduced on the eastern side of the wall to pick up the two new floor
beams FB3.
5. The existing external brickwork wall will not be structurally adequate to support the new steel beam FB2
that pickups the altered floor load of 20kN point load. Also, the existing lintel over the sliding door
(galvanised angle section) will not be structurally adequate to support the steel beam.
• A series of 89SHS columns will need to be introduced to pick up the steel beam FB2 as shown on
the sketch.
• This steel beam will need to be cantilevered to avoid the column in the middle of the sliding
door.
6. These edge steel columns can be supported by the 170 thick level 2 slab.
7. The existing working load capacity of the strip footing is approximately 60kN/m. The alteration of the
penthouse will add extra load of 12.5kN/m to the strip footing. The total working load will be 62.5kN/m
on the strip footing. This will be just over the capacity. However, ground slab is 250mm thick and the
load comes down through the external wall will get distributed to the slab and the strip footing.
Therefore, the strip footing should be able to handle the additional load.
Figure 1: Indicative Framing Plan
Based upon our high-level review, the existing building structural elements will not be able to support the
proposed alteration work without any strengthening or introduction of new structural steel columns. As listed
down in the summary, with the introduction of the steel columns the alteration of the pent house floor will be
feasible.
Page 2 of 3
Page 3
The preliminary structural markups are indicative only and prepared to indicate our assumptions for the high-
level review. Any further detailed work will need to be designed and certified by a suitably qualified structural
engineer.
Yours faithfully,
BORNHORST & WARD PTY LTD
Per: VARATHANANTHAN (JATHU) JATHEESHAN
SENIOR STRUCTURAL ENGINEER
RPEQ 24062
Page 3 of 3
Page 4
INDICATIVE 89SHS STEEL
COLUMN TO SUPPORT INDICATIVE 89SHS STEEL
INDICATIVE 200 JOISTS
THE EXISTING STEEL BEAM COLUMN TO SUPPORT
B1, IF THERE IS NO THE NEW FB2
1
2
EXISTING LOAD-BEARING
WALL
NEW STEEL COLUMN
CAN BE HIDDEN IN THE
EXISTING SECOND AC
C1
FLOOR WALL AS
OVRLAYED
FB2
KITCHEN
INDICATIVE TWO 89SHS
ROBE
BEDROOM 2 STEEL COLUMNS TO
DINING
SUPPORT THE FB2
C1
FB3
C1
HWS
C1
ENTRY 860 90 1,360 110
FB2
BULKHEAD OVER
4 4
FB3
EX.B1
NEW FIRST FLOOR OVER
UP
LAUNDRY
BULKHEAD OVER
NEW
790
WM CUPBOARDS INDICATIVE 250PFC
BALCONY
LOUNGE
90
BATH
LOUNGE
TV ON NEW WALL
WITH VOID OVER
1,840
1,840
3 UP 3
WINDOW TO
REMAIN
1
2
INDICATIVE 250PFC
NEW EXTENSION FLOOR
EDGE
NEW Second
Existing Ground Floor Plan
1:50
REV DESCRIPTION REV DESCRIPTION DATE R & P Smilie Drawn by Date Drawing No.
Proposed Alterations KC MARCH 2022 212219
KATE CASTWOOD 54/5 Quamby Place Noosa Heads, QLD
Drawing Scale (A3 Sheet)
QBCC: 15075649 1:50
Drawing Name Layout ID Status Revision
M: 0401 558 311
A CONCEPT 17.03.22 building & interior design E: [email protected] Existing GF Plan 08.1 A
Page 5
INDICATIVE 89SHS STEEL
INDICATIVE 89SHS STEEL
COLUMN UNDER TO
COLUMN TO SUPPORT
SUPPORT THE EXISTING
THE NEW FB2
STEEL BEAM B1
1
2
C1
ROBE
510
90
WIR INDICATIVE TWO 89SHS
STEEL COLUMNS TO
FB2
SUPPORT THE FB2
AC
C1
BEDROOM 3
4,110
FB3
C1
EXISTING STRUCTURAL BEAM
10,864 mm
LOUVRE WINDOW
MASTER SUITE
C1
4,380
STEP UP
NEW 2040 X
0820 DOOR
FB2
4 4
FB3
90
LOUVRE WINDOW LOUVRE WINDOW
90
EX.B1
910
NEW 2040 X
0820 DOOR
90
11
10
12
13
14
15
2,700
ENSUITE 9
DN LANDING
VOID
1,750
990
3 8
VOID 3
7
1
2
INDICATIVE 250PFC
NEW EXTENSION FLOOR
EDGE
New Pent Houe
Existing First Floor Plan
1:50
REV DESCRIPTION REV DESCRIPTION DATE R & P Smilie Drawn by Date Drawing No.
Proposed Alterations KC MARCH 2022 212219
KATE CASTWOOD 54/5 Quamby Place Noosa Heads, QLD
Drawing Scale (A3 Sheet)
QBCC: 15075649 1:50
Drawing Name Layout ID Status Revision
M: 0401 558 311
A CONCEPT 17.03.22 building & interior design E: [email protected] Proposed FF Plan 08.4 A
Page 6
OVERLAYED SECTION E-EOF EXISTING DWG SHOWS THAT THERE
COULD BE LOAD-BEARING WALL. IF NOT ALLOW FOR A 89SHS
COLUMN AS INDICATED.
510 90 1,312 2,797 92
2,400
1,888
EX.B1 - 250UB31
NEW FB3
305
EXISTING FL/CL
2,570
2,400
C1 C1 C1 C1
Section 1 Section 2
1:50 1:50 EX.B1
REV DESCRIPTION REV DESCRIPTION DATE R & P Smilie Drawn by Date Drawing No.
Proposed Alterations KC MARCH 2022 212219
KATE CASTWOOD 54/5 Quamby Place Noosa Heads, QLD
Drawing Scale (A3 Sheet)
QBCC: 15075649 1:50
Drawing Name Layout ID Status Revision
M: 0401 558 311
A CONCEPT 17.03.22 building & interior design E: [email protected] Proposed Sections 08.5 A
Page 7
NEW FLOOR
FB3
75
EXISTING STRUCTURAL BEAM
C1
C1 BEHIND
Section 4
1:50
REV DESCRIPTION REV DESCRIPTION DATE R & P Smilie Drawn by Date Drawing No.
Proposed Alterations KC MARCH 2022 212219
KATE CASTWOOD 54/5 Quamby Place Noosa Heads, QLD
Drawing Scale (A3 Sheet)
QBCC: 15075649 1:50
Drawing Name Layout ID Status Revision
M: 0401 558 311
A CONCEPT 17.03.22 building & interior design E: [email protected] Proposed Sections 08.7 A
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