Residential Development | My Assignment Tutor

SPECIFICATIONProposed Commercial andResidential DevelopmentForAKM Developments LimitedAt2135 The BoulevardeStrathfield NSWPrepared byOlympic Designs55 Olympic ParadeHOMEBUSH NSW 2140Tel: 1234 5678Fax: 1234 5679 Proposed Commercial & Residential Development2135 The Boulevarde StrathfieldTABLE OF CONTENTS1. SITE PREPARATION …………………………………………………………………….71.1. GENERAL ……………………………………………………………………………..71.2. DEMOLITION …………………………………………………………………………71.3. TREES TO BE RETAINED……………………………………………………….81.4. EXCAVATION ………………………………………………………………………..81.5. SURFACE PREPARATION………………………………………………………81.6. PIERING………………………………………………………………………………..91.7. SERVICE TRENCHES …………………………………………………………….92. CONCRETE CONSTRUCTION……………………………………………………..112.1. GENERAL ……………………………………………………………………………112.2. GROUND SLAB VAPOUR BARRIER……………………………………….112.3. REINFORCEMENT ……………………………………………………………….112.4. CONCRETE …………………………………………………………………………122.5. JOINTS………………………………………………………………………………..123. TIMBER AND STEEL CONSTRUCTION…………………………………………153.1. GENERAL ……………………………………………………………………………153.2. MATERIALS AND COMPONENTS ………………………………………….153.3. CONSTRUCTION GENERALLY ……………………………………………..163.4. FLOORS………………………………………………………………………………163.5. WALL FRAMING …………………………………………………………………..173.6. ROOF AND CEILING FRAMING……………………………………………..173.7. ROOF TRUSSES ………………………………………………………………….183.8. TIMBER ROOF TRIM…………………………………………………………….194. BRICK AND BLOCK CONSTRUCTION ………………………………………….214.1. GENERAL ……………………………………………………………………………214.2. MATERIALS AND COMPONENTS ………………………………………….214.3. ENVIRONMENTAL PROTECTION ………………………………………….224.4. SITE CLEARING …………………………………………………………………..224.5. CONSTRUCTION GENERALLY ……………………………………………..234.6. ENGAGED PIERS…………………………………………………………………244.7. DAMP PROOF COURSES……………………………………………………..244.8. CAVITY MASONRY WALLS …………………………………………………..255. BRICK AND BLOCK CONSTRUCTION ………………………………………….271262R _ 3 SPEC 3Proposed Commercial & Residential Development2135 The Boulevarde Strathfield5.1. GENERAL ……………………………………………………………………………275.2. MATERIALS AND COMPONENTS ………………………………………….275.3. WALL TIES…………………………………………………………………………..285.4. CONTROL OF MOVEMENT …………………………………………………..295.5. STEEL LINTELS……………………………………………………………………306. INSULATION AND SARKING………………………………………………………..316.1. GENERAL ……………………………………………………………………………316.2. MATERIALS AND COMPONENTS ………………………………………….316.3. INSTALLATION …………………………………………………………………….317. ROOFING…………………………………………………………………………………..337.1. GENERAL ……………………………………………………………………………337.2. MATERIALS AND COMPONENTS ………………………………………….337.3. TILING…………………………………………………………………………………337.4. METAL ROOFING…………………………………………………………………337.5. ROOF PLUMBING…………………………………………………………………348. CLADDING …………………………………………………………………………………358.1. GENERAL ……………………………………………………………………………358.2. MATERIALS AND COMPONENTS ………………………………………….358.3. FIBRE CEMENT CLADDING ………………………………………………….359. DOORS AND WINDOWS……………………………………………………………..379.1. GENERAL ……………………………………………………………………………379.2. MATERIALS AND COMPONENTS ………………………………………….379.3. CONSTRUCTION GENERALLY ……………………………………………..379.4. TIMBER DOORS…………………………………………………………………..389.5. SLIDING INTERNAL DOORS …………………………………………………399.6. GARAGE DOORS …………………………………………………………………399.7. LOCKSETS ………………………………………………………………………….4010. LINING ……………………………………………………………………………………4110.1. GENERAL…………………………………………………………………………4110.2. MATERIALS AND COMPONENTS……………………………………….4110.3. SHEET LINING ………………………………………………………………….4110.4. TRIM ………………………………………………………………………………..4211. TROWELLED COATINGS …………………………………………………………4311.1. GENERAL…………………………………………………………………………4311.2. MATERIALS AND COMPONENTS……………………………………….431262R _ 3 SPEC 4Proposed Commercial & Residential Development2135 The Boulevarde Strathfield11.3. SUBSTRATE …………………………………………………………………….4311.4. PLASTERING ……………………………………………………………………4412. TILE FINISHES ………………………………………………………………………..4712.1. GENERAL…………………………………………………………………………4712.2. MATERIALS AND COMPONENTS……………………………………….4712.3. WATERPROOFING WET AREAS………………………………………..4812.4. TILING ……………………………………………………………………………..4813. FLOOR COVERINGS ……………………………………………………………….5113.1. GENERAL…………………………………………………………………………5113.2. MATERIALS AND COMPONENTS……………………………………….5113.3. SUBSTRATE …………………………………………………………………….5113.4. LAYING CARPET ………………………………………………………………5214. PAINTING ……………………………………………………………………………….5314.1. GENERAL…………………………………………………………………………5314.2. MATERIALS AND COMPONENTS……………………………………….5314.3. PAINTING …………………………………………………………………………5315. TIMBER FIXTURES………………………………………………………………….5715.1. GENERAL…………………………………………………………………………5715.2. MATERIALS AND COMPONENTS……………………………………….5715.3. CONSTRUCTION GENERALLY…………………………………………..5815.4. TIMBER STAIRS AND BALUSTRADES………………………………..5815.5. KITCHEN ASSEMBLIES……………………………………………………..5915.6. CUPBOARD AND DRAWER UNITS……………………………………..5915.7. BENCHTOPS…………………………………………………………………….6015.8. CEILING ACCESS……………………………………………………………..601262R _ 3 SPEC 5Proposed Commercial & Residential Development2135 The Boulevarde Strathfield1262R _ 3 SPEC 6Proposed Commercial & Residential Development2135 The Boulevarde Strathfield1. SITE PREPARATION1.1. GENERALDesign requirementsGroundworks for slabs and footings: In accordance with the StructuralEngineers design, specification and details.InterpretationRock: Monolithic material with volume greater than 0.5 m3 whichcannot be removed until broken up by mechanical means such asrippers or percussion tools.Bad ground: Ground unsuitable for the work, including fill liable tosubsidence, ground containing cavities, faults or fissures, groundcontaminated by harmful substances and ground which is, or becomes,soft, wet or unstable.Line of influence: A line extending downward and outward from thebottom edge of a footing, slab or pavement and defining the extent offoundation material having influence on the stability or support of thefootings, slab or pavement.Subgrade: The trimmed or prepared portion of the formation on whichthe pavement or slab is constructed.Urgent noticeIf rock or bad ground is encountered, advise the principle as soon aspossible.ExplosivesDo not use explosives1.2. DEMOLITIONComply with Australian StandardDemolition: TO AS 2601.Demolished materialsTake possession of demolished materials and remove them from thesite. Do not burn or bury demolished materials on the site.SecurityMaintain security to the site during the demolition period to preventunauthorised access.1262R _ 3 SPEC 7Proposed Commercial & Residential Development2135 The Boulevarde Strathfield1.3. TREES TO BE RETAINEDMarkingMark trees which are required to be retained using suitable noninjurious, easily visible and removable means of identification.Remove the identification on completion.Take possession of surplus material and remove it from the site.1.4. EXCAVATIONExtentExcavate to give the levels and profiles required for construction, siteservices, paving, and landscaping. Allow for compaction of settlement.FoundationsAfter excavation, confirm that the bearing capacity is adequate with theStructural Engineer.Bearing surfacesProvide even plane bearing surfaces for loadbearing elementsincluding footings. Step for level changes. Make the steps to theappropriate courses if supporting masonry.ReinstatementIf excavation exceeds the required depth, or deteriorates, reinstate withfill to the correct depth, level and bearing value.Existing footingsWhere excavation is required below the line of influence of an existingfooting, use methods which maintain the support of the footing andensures that the structure and finishes supported by the footing are notdamaged.GradingGrade the ground surface externally and under suspended floors todrain ground or surface water away from buildings without ponding.1.5. SURFACE PREPARATIONGeneralBefore placing fill, ground slabs or load-bearing elements, removeloose material, debris and organic matter and compact the ground toachieve the required density.Placing fillPlace fill in layers and compact each layer to achieve the requireddensity.1262R _ 3 SPEC 8Proposed Commercial & Residential Development2135 The Boulevarde StrathfieldMoisture contentIf necessary to achieve the required density or moisture content, adjustthe moisture content of the fill before compaction.1.6. PIERINGBored piersAfter excavating bored piers, remove lose material and water from thebase and confirm the bearing capacity. Do not allow loose material tofall down the hole before placing concreting; provide a liner ifnecessary.1.7. SERVICE TRENCHESExcavationGenerally, make trenches straight between manholes, inspectionpoints and junctions, with vertical sides and uniform grades.Trench widthsKeep trench widths to a minimum consistent with the laying andbedding of the relevant service and construction of manholes and pits.BackfillingGeneral: Backfill service trenches as soon as possible after laying theservice. Place backfill in layers. Compact each layer to a densitysufficient to minimise settlement.Backfill material: Excavated spoil or well graded inorganic materialswith maximum particle size of 75 min.Next to services: Do not place any particles greater in size than 25mm within 150 mm of services.Under paved areas: Coarse sand, controlled low strength material orfine crushed rock.In reactive clay site: impervious material.1262R _ 3 SPEC 9Proposed Commercial & Residential Development2135 The Boulevarde Strathfield1262R _ 3 SPEC 10Proposed Commercial & Residential Development2135 The Boulevarde Strathfield2. CONCRETE CONSTRUCTION2.1. GENERALCross referenceRefer to the General requirements section for termite protection.Comply with Australian StandardsConcrete structures generally: To AS 3600. 2.2.GROUND SLAB VAPOUR BARRIERUnless otherwise specified by the Structural Engineer or Hydraulic Engineer in which case that specification shall prevail:MaterialsGeneral: Provide a proprietary vapour barrier system to all slabs incontact with the ground including the basement level which consists ofhigh impact resistant polyethylene film minimum 0.2 mm thick whichhas been pigmented and branded by the manufacturer.Base preparationBlind the surface with sufficient sand to cover any hard projections.Wet the sand just before placing the vapour barrier. 2.3.REINFORCEMENTUnless otherwise specified by the Structural Engineer: Minimum lapSplice as follows:• Mesh generally: 225 mm.• Trench mesh: 500mm.• Bars: Greater of either 500 mm or 25 x bar diameter.• Strip footing intersections and corners: For full width ofintersection reinforcement.Minimum coverUnprotected by membrane on ground or external surfaces: 40 mm.Protected by membrane on ground: 30 mm.Internal surfaces: 20 mm.Aggressive soil or salty environment: 65 mm.1262R _ 3 SPEC 11Proposed Commercial & Residential Development2135 The Boulevarde Strathfield2.4. CONCRETEReady mixed supplyComply with Australian Standard: To AS 1379, by the batchproduction process. Maximum slump: 1 00 mm.Concrete placingDepth: If concrete is deeper than 350 mm, place it in layers so thateach succeeding layer is blended into the preceding one by thecompaction process.Slabs and pavements: Place concrete uniformly over the width of theslab so that the face is generally vertical and normal to the direction ofplacingCompactionVibrate concrete to remove entrapped air, but avoid over vibration thatmay cause segregation.CuringProtection: Protect concrete from premature drying and fromexcessive hot, cold and or windy conditions.Method: Cure concrete by:• Using a proprietary curing compound; or• Keeping it covered and moist for the following periods:– In-ground footings: 2 days– Exposed footings, beams and slabs: 7 days.Formwork removalRemove timber formwork.Stripping timesLeave formwork for suspended structures in place after pouringconcrete for the following periods:• Vertical surfaces: 2 days.• Bottom surfaces: 7 days with shoring and backprops left inposition for 21 days.2.5. JOINTSConstruction jointsJoint preparation: Roughen and clean the hardened concrete jointsurface, remove loose or soft material, free water and foreign matter.Dampen the surface before placing the concrete.1262R _ 3 SPEC 12Proposed Commercial & Residential Development2135 The Boulevarde StrathfieldSlip jointsWhere concrete slabs are supported on masonry, provide proprietarypre-lubricated slip joints.1262R _ 3 SPEC 13Proposed Commercial & Residential Development2135 The Boulevarde Strathfield1262R _ 3 SPEC 14Proposed Commercial & Residential Development2135 The Boulevarde Strathfield3. TIMBER AND STEEL CONSTRUCTION3.1. GENERALCross referencesRefer to the following sections:• General requirements, for termite protection and timberdurability.• Concrete construction, for concrete bearer supports.• Brick and block construction, for clearance for timber frameshrinkage and masonry bearer supports.• Block and tile finishes, for waterproofing of wet areas.• Painting, for printing of steel and timber before fixing, and repairof zinc-coated steel after cutting and welding.Comply with Australian StandardsTimber framing and flooring: To AS 1720.1.Structural steelwork: To AS 4100.Cold-formed steel framing: Provide a proprietary system designed toAS 3623.Preparation of metal surfaces: To AS 1627.3.2. MATERIALS AND COMPONENTSCold-formed steel framingCold-form sections from zinc-coated steel or aluminium/zinc alloycoated steel to AS 1397/Z200 or AZ175.Self-drilling screwsComply with Australian Standard: To AS 3566 corrosion resistanceclass 2.Flashings and damp-proof coursesComply with Australian Standard: To AS/NZS 2904.Timber fastenersMetal washers: Provide washers to the heads and nuts of all bolts andcoach screws.Steel straps: Zinc-coated steel to AS 1397/Z275, minimum size 25 x 1mm or 30 x 0.8 mm.GalvanizingGalvanize mild steel components (including fasteners) to AS 1214 orASINZS 4680, as appropriate, if:1262R _ 3 SPEC 15Proposed Commercial & Residential Development2135 The Boulevarde Strathfield• Exposed to weather• Embedded in masonry; or• In contact with chemically treated timber.3.3. CONSTRUCTION GENERALLYWeldingComply with Australian Standard: To AS/NZS 1554. 1.GrommetsProvide grommets to isolate piping and wiring from cold-formed steelframing.SwarfRemove swarf and other debris from cold-formed steel framingimmediately after it is deposited.CCA (Copper Chrome Arsenic)-treated timberGreasing: Before placing bolts in contact with CCA-treated timber,coat the shank of the bolt in grease or a bituminous coating.Steel framing: Do not fix CCA-treated timber in contact with coldformed steel framing.Priming steelBefore fixing, prime steel which is not galvanized or zinc-coated.3.4. FLOORSGeneralComply with Australian Standard: To AS 1684.4.Strip flooringWeather: Do not fix strip flooring until the work is weathertight.Particleboard flooringComply with Australian Standards: To AS/NZS 1859.1 and install toAS 1860.Junctions: Sand junctions lightly to a smooth, level surface.Fibre cement flooringCompressed sheets: To AS/NZS 2908.2. Type A. Category 5Minimum thickness:• Joist spacing up to 450 mm: 15 mm.• Joist spacing 450 – 600 mm: 18 mm.1262R _ 3 SPEC 16Proposed Commercial & Residential Development2135 The Boulevarde StrathfieldPlywood flooringComply with Australian Standard: To AS/NZAS 2269, bond type A,tongue and grooved.Minimum thickness (F8):• Joist spacing up to 450 mm: 14 mm.• Joist spacing 450 – 600 mm: 19 5 mmMinimum thickness (F11):• Joist spacing up to 450 mm: 13 mm.• Joist spacing 450 – 600 mm: 18.5 mm.3.5. WALL FRAMINGTimber wall framingProvide gauged timbers for studs, noggings and plates in double-facedwalls.Additional supportGeneral: Provide additional support in the form of noggings, trimmersand studs for fixing lining, cladding, hardware, accessories, fixturesand fittings as necessary.Maximum spacing of noggings: 1350 mm centres.Vermin barriers for suspended floorsMasonry veneer barrier: Secure 10 mm galvanized wire mesh to theunderside of the bottom plate of external stud walls, extending acrossthe cavity for building into brickwork.Damp-proof coursesClad-frame walls: Provide damp-proof courses under the bottom plateof external clad-frame walls build off slabs or masonry dwarf walls.FlashingsProvide flashings to external openings sufficient to prevent the entry ofmoisture.3.6. ROOF AND CEILING FRAMINGWall platesFixing: Fix timber wall plates to masonry, with either straps or bolts.Steel zinc-coated straps: In cavities. Build bottom end 75 mm intobrickwork, 1200 mm below plate. Bend top end over plate and fix withgalvanized fastenings.• Coating class: Z275.• Size: 25 x 1 mm or 30 x 0.8mm.1262R _ 3 SPEC 17Proposed Commercial & Residential Development2135 The Boulevarde StrathfieldBolts: 10 mm diameter hot dip galvanized steel, embedded at least150 mm into the wall structure of solid masonry external walling or thetop bond beam of loadbearing hollow block external walling.Nailing stripsWhere timber joists, rafters or purlins bear on steel members, provide50 mm thick nailing strips bolted to the flange of the steel member at450 mm maximum centres.Strutted framingGeneral: Construct traditional timber pitched roof framing consisting ofrafters and ceiling joists supported at intermediated points by a systemof underpurlins strutted off walls or strutting beams and braced bycollar ties, and ceiling hanging beams.General: Construct framing for flat or pitched roofs where the ceilingfollows the roof line, consisting of rafters or purlins acting as beams tosupport both ceiling and roof covering.Blocking: Where the depth of rafters or purlins is at least 4 x width,provide solid blocking between them at the support points and at 1.8mm maximum intervals between supports.Ridge straps: Butt ends of rafters together at ridge, and strap eachpair together with 900 mm long steel strap passing over the ridge,triple-nailed to each rafter.Support for water containersWhere a water container or heater is located in the roof space, providea support platform to AS/NZS 3500.4.2 clause 4.5.Additional SupportProvide a frame member behind every joint in fibre cement sheeting orlining.Anti-ponding boardsComply with Australian Standard: To AS/NZS 4200.2.3.7. ROOF TRUSSESFabricationAssembly: Factory-assemble trusses.Camber: 1 0 mm upward in bottom chord.Connections: Connector plates pressed to contact with the trussmembers. No knots in plate area.Joints: No gaps greater than 2 mm.Overhangs: Free from spring or splits.1262R _ 3 SPEC 18Proposed Commercial & Residential Development2135 The Boulevarde StrathfieldInstallationGeneral: To AS 4440.Support: Support trusses on bottom chord at two points only, unlessdesigned for additional support.Vertical movement: Over internal walls provide at least 10 mm verticalclearance and use bracing methods which allow for verticalmovements.3.8. TIMBER ROOF TRIMPriming timberPrime exposed timber all round before fixing and reprime cut edges iftrimmed in-situ.Fascia, valley gutter and barge boardsMinimum thickness:Fixed at up to 600 mm centres: 19 mm.Fixed at 600 – 900 mm centres: 32 mm.1262R _ 3 SPEC 19Proposed Commercial & Residential Development2135 The Boulevarde Strathfield1262R _ 3 SPEC 20Proposed Commercial & Residential Development2135 The Boulevarde Strathfield4. BRICK AND BLOCK CONSTRUCTION4.1. GENERALCross referencesRefer to the following sections:• General requirements, for termite protection.• Timber and steel construction, for structural steelwork.Comply with Australian StandardMasonry generally: to AS 3700.Masonry units: to AS/NZS 4455.4.2. MATERIALS AND COMPONENTSSteel componentsGalvanizing: Galvanize mild steel components (including fasteners) toAS 1214 or AS 4680, as appropriate.Durability requirements: To ASINZS 2699.2.Clay bricks durabilityBelow damp-proof course: Use exposure category to AS/NZS 4456.10Appendix A (S resistance categories).Wall tiesComply with Australian Standard: To AS/NZS 2669.1.Non-seismic areas: Type A.Seismic areas: Type B.Flashings and damp-proof coursesComply with Australian Standard: To AS/NZS 2904.Mortar materialsSand: Fine aggregate with a low clay content and free fromefflorescing salts, selected grading and colour for facework.Additives: Do not provide additives unless required.Mortar mix tableProvide mortar mixes as follows: Mortartypeto AS3700MortarproportionsCement: lime:sandLocation 1262R _ 3 SPEC 21Proposed Commercial & Residential Development2135 The Boulevarde Strathfield M31:0:5 + waterthickenerConcrete or calcium silicatemasonry ProtectionProtect from damage trees which are required to be retained. Do notremove topsoil from the area within the drip line of the trees and keepthis area free of construction material and debris.Refer to the Council Conditions of Development Consent andLandscape Design drawings for those trees to be retained. Complywith all particulars of the Council Development Consent.ExcavationExcavating near trees required to be retained, use hand methods tolocate, expose and cleanly remove the roots on the line of excavation.4.3. ENVIRONMENTAL PROTECTIONErosion controlAvoid erosion, contamination, and sedimentation of the site,surrounding areas, and drainage systems.DewateringKeep the site free of water and prevent water flow over new work.4.4. SITE CLEARINGExtentLimit clearing to areas to be occupied by construction, paving orlandscaping.Clearing operationsRemove everything on or above the site surface, including rubbish,scrap, grass, vegetable matter and organic debris, scrub, trees, timber,stumps, boulders and rubble. Remove grass to a depth just sufficientto include the root zone.GrubbingGrub out or grind stumps and roots over 75 mm diameter to a minimumdepth of 500 mm below subgrade under construction, and 300 mmbelow the finished surface in unpaved areas.Removal of topsoilGeneral: Remove the topsoil layer of the natural ground whichcontains substantial organic matter over the areas to be occupied byconstruction and paving.Maximum depth: 1 00 mm.1262R _ 3 SPEC 22Proposed Commercial & Residential Development2135 The Boulevarde StrathfieldTopsoil stockpilesStockpile site topsoil required for re-use. Protect stockpiles fromcontamination by other excavated material, weeds and building debris. M4M4M31:0.4 + waterthickener1:0 – 0.25:31:1:6Grouted and reinforced masonryUnderpinning, high strengthmasonryOther masonry 4.5. CONSTRUCTION GENERALLYJoints and cuttingSet out masonry with joints of uniform width and the minimum cuttingof masonry units.JointsExternally: Tool to give a dense water-shedding finish.Internally: Rake to give a key if wall is to be plastered.Rod76 mm high bricks: 7 courses to 600 mm.90 mm high bricks: 6 courses to 600 mm.190 mm high blocks: 3 courses to 600 mm.BondSingle leaf construction: Stretcher bond.PerpendsKeep perpends in alternate courses vertically aligned and fill themcompletely with mortar.Colour mixingIn facework, distribute the colour range of units evenly to preventcolour concentrations.Sills and thresholdsSolidly bed masonry sills and thresholds and lay them so that the topsurfaces drain away from the building.AppearanceLeave facework clear of mortar smears, stains and discolouration. Donot clean using an acid solution and do not erode joints if usingpressure spraying.1262R _ 3 SPEC 23Proposed Commercial & Residential Development2135 The Boulevarde StrathfieldBrick header courseProvide brick header course above windows where shown on thedrawings.Fire rated common wall constructionConstruct fire rated walls (walls between dwellings) as 90/90/90 firerated brickwork elements. In this respect the masonry fire rated wallshall extend up to the underside of the roof tile. Allow to infill any voidsto maintain the integrity of the wall after installation of the roof tile.4.6. ENGAGED PIERSEngaged piers tableProvide engaged masonry piers as follows to support bearers at 1800mm maximum centres: TypeMinimum size(mm)Engaged230 x 110 bonded or tied to walls 4.7. DAMP PROOF COURSESLocationProvide damp-proof courses in the following locations:• Walls adjoining infill floor slabs on membranes: In the courseabove the underside of the slab in internal walls and innerleaves of cavity walls. Project 40 mm and dress down over themembrane turned up against the wall.• Cavity walls built off slabs on ground: In the bottom course ofthe outer leaf, continuous horizontally across the cavity and upthe inner face bedded in mortar, turned 30 mm into the innerleaf one course above: or, in masonry veneer construction,fastened to the inner frame 75 mm above floor level.• Internal walls built off slabs on ground: In the first course abovefloor level.• At timber floors: In the first course below the level of theunderside of ground floor timbers in internal walls and innerleaves of cavity walls.InstallationLay in long lengths. Lap the full width of angles and intersections and150 mm at joints. Step as necessary, but not more than two coursesper step. Preserve continuity of damp-proofing at junctions of dampproof courses and waterproof membranes. Install at least 150 mm1262R _ 3 SPEC 24Proposed Commercial & Residential Development2135 The Boulevarde Strathfieldabove adjacent finished ground. Sandwich damp-proof coursesbetween mortar.4.8. CAVITY MASONRY WALLSMinimum cavity widthMasonry walls: 50 mm + or – 10 mm.Masonry veneer walls: 25 mm between the masonry leaf and the loadbearing frame and 40 mm between the masonry leaf and sheetbracing, if any.OpeningsDo not close the cavity at the jambs of external openings.Cavity flashingsLocation: Provide flashings in the following locations:• Floors: Full width of outer leaf immediately above slab,continuous across cavity and up the inner face bedded inmortar, turned 30 mm into the inner leaf two courses above.1262R _ 3 SPEC 25Proposed Commercial & Residential Development2135 The Boulevarde Strathfield1262R _ 3 SPEC 26Proposed Commercial & Residential Development2135 The Boulevarde Strathfield5. BRICK AND BLOCK CONSTRUCTION5.1. GENERALCross referencesRefer to the following sections:• General requirements, for termite protection.• Timber and steel construction, for structural steelwork.Comply with Australian StandardMasonry generally: to AS 3700.Masonry units: to AS/NZS 4455.5.2. MATERIALS AND COMPONENTSSteel componentsGalvanizing: Galvanize mild steel components (including fasteners) toAS 1214 or AS/NZS 4680, as appropriate.Durability requirements: To ASINZS 2699.2.Clay brick durabilityBelow damp-proof course: Use exposure category to AS/NZS 4456.10Appendix A (Salt attack resistance categories).Wall tilesComply with Australian Standard: To AS/NZS 2669.1.Non-seismic areas: Type A.Seismic areas: Type B.Flashings and damp-proof coursesComply with Australian Standard: To AS/NZS 2904.Mortar materialsSand: Fine aggregate with a low clay content and free fromefflorescing salts, selected for grading and colour for facework.Additives: Do not provide additives unless required.Mortar mix tableProvide mortar mixes as follows: MortarTypetoASMortarproportions(Cement:lime: sand)Location 1262R _ 3 SPEC 27Proposed Commercial & Residential Development2135 The Boulevarde Strathfield 3700M31:0:5 + waterthickenerConcrete or calcium silicatemasonry • Under sills: 30 mm into the outer leaf bed joint one coursebelow the sill, extending up across the cavity and under the sillin the inner leaf or the frame. Extend at least 150 mm beyondthe reveals on each side of the opening.• Over lintels to openings: Full width of outer leaf immediatelyabove the lintel, continuous across cavity, 30 mm into the innerleaf two courses above or turned up against the frame andfastened to it. Extend at least 150 mm beyond the ends of thelintels.• At abutments with structural frames or supports: Verticalflashing in the cavity from 150 mm wide material, wedged andgrouted into a groove in the frame opposite the cavity.At roof abutments with cavity walls: Cavity flashing immediately abovethe roof and over-flash the roof apron flashing.Installation: Sandwich flashings between mortar except where onlintels.Pointing: Point up joints around flashings to fill voids.WeepholesGeneral: At ground floors, provide weepholes in the form of openperpends to external leaves of cavity walls in the course above cavityflashings.Maximum spacing: Every third perpend.Clearance for timber frame shrinkageIn seasoned timber frame brick veneer construction, leave the followingclearance between window frames and brick sill and between roofframes and the brick veneer:• Single storey frames and ground floor windows (not for slab onground): 1 0 mm.• Two storey frames and upper floor windows: 20 mm.Additional clearance: Accommodate additional shrinkage ofunseasoned floor timbers.5.3. WALL TIESTie spacing tableSpace ties to the following maximum intervals:1262R _ 3 SPEC 28Proposed Commercial & Residential Development2135 The Boulevarde Strathfield MasonryGenerallyAround openings and joints76 mm highbricks– vertically– horizontally190 mm highblocks– vertically– horizontally7courses21/2bricks3courses1 blockAlternate 3 and 4 coursesAlternate 1 and 11/2 bricksAlternate 1 and 2 courses½ blockMasonry veneer wallsTop row of ties: Half the horizontal spacing and locate within 250 mmof top of wall. First row of ties above a horizontal floor support whereveneer is continuous past support: Half the horizontal spacing andlocate within 250 mm of support.EmbedmentEmbed at least 50 mm into mortar and ensure mortar cover is 15 mmminimum to the outside face of the mortar.Wall tie application tableProvide wall ties as follows:CategorytoApplicationAS/NZS 2699.1LightdutyMediumdutyMasonry veneerNormal cavity brick construction and atabutments1 5.4. CONTROL OF MOVEMENTAgeing of bricks and concreteMinimum age of clay bricks: 7 days.Minimum age of concrete supports to clay bricks: 28 days.Control joints for clay brickworkMaximum length of continuous walls: 12 m.1262R _ 3 SPEC 29Proposed Commercial & Residential Development2135 The Boulevarde StrathfieldMinimum width of control joint: 15 mm.Control joints for calcium silicate and concrete masonryMaximum length of continuous wall: 8 m.Minimum width of control joint: 10 mm.Flexible ties and anchorsIf ties or anchors extend across control joints, provide ties or anchorswhich maintain the stability of the masonry without impairing theeffectiveness of the joint.Joint materialInstallation: Clean the joints thoroughly and insert an easilycompressible backing material before sealing.Sealant depth: Fill the joints with a gun-applied flexible sealant for adepth of at least two-thirds the joint width.5.5. STEEL LINTELSCold-formed lintelsGeneral: Proprietary cold-formed flat based type designed to ASINZS4600.Material: Mild steel galvanized to ASINZS 4680, minimum coatingmass 600 g/m2. Do not cut after galvanizing.Steel flats and anglesMaterial: Mild steel galvanized to AS/NZS 4680, minimum coatingmass 600 g/m2. Do not cut after galvanizing.InstallationGeneral: Install with the longest leg vertical. Keep lintels 5 mm clearof heads and frames.Pack mortar between the angle upstand and supported masonry units.Propping: To prevent deflection or excessive rotation, temporarily propproprietary cold-formed lintels until the masonry reaches its requiredstrength.Minimum propping period: 3 days.1262R _ 3 SPEC 30Proposed Commercial & Residential Development2135 The Boulevarde Strathfield6. INSULATION AND SARKING6.1. GENERALInterpretationSarking-type material: Flexible membrane material normally used forwaterproofing, vapour retarding or thermal reflective insulation.6.2. MATERIALS AND COMPONENTSBulk insulationMineral wool batts and blankets: To AS3742.Sarking materialComply with Australian Standard: To AS/NZS 4200.1.Floor insulation: Provide perforated material.6.3. INSTALLATIONBulk insulationComply with Australian Standard: To AS 3999.Batts: Fit tightly between framing members. If support is not otherwiseprovided, secure nylon twine to the framing and stretch tight.Requirement: Ceiling batts to be provided equivalent to CSR BradfordGlasswool Batts R3.0.Sarking materialComply with Australian Standard: To AS/NZS 42QQ2.Wall sarkingGeneral: Provide vapour-permeable sarking under cladding whichdoes not provide a permanent weatherproof seal, including• Boards fixed vertically or diagonally;• Boards or planks fixed in exposed locations where wind-drivenrain can penetrate the joints; and unpainted or unsealedcladding.Installation: Apply to the outer face of external stud walls from the topplate down over the bottom plate and flashing. Run across the studsand lap at least 150 mm at joints.Roof sarkingRequirement: Provide sarking to all tile roofs.Anti-ponding boards: Provide 4.5 mm fibre-cement anti-pondingboards to eaves of tile roofs below 20′ pitch.Ridge ventilation: Finish sarking at least 50 mm clear of ridges.1262R _ 3 SPEC 31Proposed Commercial & Residential Development2135 The Boulevarde Strathfield1262R _ 3 SPEC 32Proposed Commercial & Residential Development2135 The Boulevarde Strathfield7. ROOFING7.1. GENERALCross referenceRefer to the insulation and sarking section for roof sarkingrequirements.7.2. MATERIALS AND COMPONENTSFlashing materialComply with Australian Standard: To AS/NZSS 2904.Tiled roofs: 20 kg/m2 lead.FastenersSelf-drilling screws: To AS 3566, corrosion resistance class 3.Exposed fasteners: Provide fasteners which are pre-finished with acoating to match the roofing material, or provide matching purposemade plastic caps.7.3. TILINGMaterialsComply with Australian Standard: To AS 2049.InstallationComply with Australian Standard: To AS 2050.Setting out: Set out the roof to give an even tile gauge in each course,with full tiles at verges.Bedding and pointing: Bed and point accessories including ridges,hips and verges, in coloured mortar to match the accessories.Pointed verge: Bed and point tiles on 100 x 5 mm fibre-cementpointing strip.7.4. METAL ROOFINGDesign and installationComply with Australian Standard: To AS 1562. 1.Visible accessories.Provide material with the same finish as roofing sheets.EavesTreat ends of sheets as follows:1262R _ 3 SPEC 33Proposed Commercial & Residential Development2135 The Boulevarde StrathfieldGenerally: Close off ribs at tops and bottoms of sheets by mechanicalmeans or with purpose-made fillers or end caps.At gutters: Project sheets 50 mm into gutters.SwarfRemove swarf and other debris as soon as it is deposited.7.5. ROOF PLUMBINGSelection and installation of rainwater goodsComply with Australian Standard: To AS/NZS 3500.3.2.PVC rainwater goods and accessories: To AS/NZS 2179.2(Int).Sealing: Seal fasteners and mechanically fastened joints with siliconesealant.Flashing and cappingsGeneral: Flash projections above or through the roof with two partflashings consisting of an apron flashing and an over-flashing, with atleast 100 mm vertical overlap.Provide for independent movement between the roof and theprojection.Wall abutments: Where a roof abuts a wall, provide over-flashings asfollows:• Masonry: Stepped and built into the full width of the leaf.• Planked cladding: Stepped.• Other: Raking.GuttersMinimum slope of eaves gutters: 1:200.Minimum width overall of valley gutters: 400 mm.1262R _ 3 SPEC 34Proposed Commercial & Residential Development2135 The Boulevarde Strathfield8. CLADDING8.1. GENERALCross referencesRefer to the following sections:• General requirements, for timber durability.• Insulation and sarking, for wall sarking requirements.8.2. MATERIALS AND COMPONENTSFlashing materialComply with Australian Standard: To AS/NZS 2904.FastenersSteel nails: Hot-dip galvanized to ASINZS 4680.Self-drilling screws: To AS 3566, corrosion resistance Class 3.8.3. FIBRE CEMENT CLADDINGComply with Australian StandardGeneral: To ASINZS 2908.2, Type A, Category 3.Plank claddingType: Provide a proprietary system of single-faced fibre cement planks7.5 mm thick.Joints and edges: UPVC extrusions.Corners: Preformed metal joining pieces.Sheet claddingType: Provide single-faced fibre cement sheets 6 mm thick.Joints, corners and edges: UPVC extrusions.Eaves liningType: Provide a proprietary system of single-faced fibre cementsheets 4.5 mm thick nailed at minimum 200 mm centres to bearers atmaximum 600 mm centres.Minimum bearer size: For rafter overhang:300 – 600 mm: 50 x 38 mm.600 – 1500 mm: 75 x 38 mm.Joints: UPVC extrusions.1262R _ 3 SPEC 35Proposed Commercial & Residential Development2135 The Boulevarde Strathfield1262R _ 3 SPEC 36Proposed Commercial & Residential Development2135 The Boulevarde Strathfield9. DOORS AND WINDOWS9.1. GENERALCross referencesRefer to the following sections:• Lining, for architraves.• Painting, for priming of frames and doors before installation.9.2. MATERIALS AND COMPONENTSFlashingsComply with Australian Standard: To AS/NZS 2904.Metal FinishesZinc plating: To AS 1789, at least service condition number 2.Anodising: To AS 1231, at least class AAIO.Thermoset powder coating: To AS 3715.GlassSelection and installation: To AS 1288.Reflectivity: Not greater than 20%.DoorsetsTimber doors: To AS 2688.Timber frames and jamb linings: To AS 2689.Security screen doors: To ASINZS 2803.1 (hinged) or AS/NZS 2803.2(sliding).WindowsSelection: To AS 2047.PreglazingIf possible, preglaze doors and windows. 9.3.CONSTRUCTION GENERALLYComply with Australian Standards Doorset installation: To AS 1909.Window installation: To AS 2047.Security screen doors installation: To AS/NZS 2804.1 (hinged) orAS/NZS 2804.2 (sliding).1262R _ 3 SPEC 37Proposed Commercial & Residential Development2135 The Boulevarde StrathfieldFlashings and weatheringsInstall flashings, weather bars, drips, storm moulds, caulking andpointing so that water is prevented from penetrating the buildingbetween frames and the building structure.InstallationInstall doorsets and windows so they:• Are plumb, level, straight and true;• Are adequately fixed or anchored to the building structure; and• Will not carry building loads, including loads caused bystructural deflection or shortening.Insect screensProvide to all sliding windows and doors and double hung windows.Security doorsProvide to a lockable powdercoat mesh security door to eachtownhouse front door.FixingPacking: Pack behind fixing points with durable full width packing.Prepared masonry openings: if fixing of timber windows to preparedanchorages is by fastening from the frame face, conceal the fastenersby sinking the heads below the surface and filling the sinking flush witha material compatible with the surface finish.LiningsProvide reveal and jamb linings as necessary.9.4. TIMBER DOORSDoor thicknessGenerally: 35 mm.External doors and doors over 900 mm wide: 40 mm.Door constructionExternal doors: Solid construction.Internal doors: Flush panel cellular core.Medium density fibreboard doors: Board designated by themanufacturer as having a moisture resistance which is suitable for theexposure of the door.PrimingPrime timber doors on top and bottom edges before installation.1262R _ 3 SPEC 38Proposed Commercial & Residential Development2135 The Boulevarde StrathfieldDoor stopsInstall door stops to prevent door furniture striking the wall or othersurface.Hinge tableProvide 3 hinges for external doors and door leafs over 2040 mm inheight or 820 mm in width and as follows: Thicknessof door(maximum)Weight ofdoor(maximum)Number ofhinges(per doorleaf:Size ofhinges(steel)35 mm40 mm35 kg68 kg2385 x 60:1.6 mm100 x 75:1.6 mm 9.5. SLIDING INTERNAL DOORSGeneralSuspend sliding doors from overhead tracks and wheel carriagesappropriate to the size and mass of the doors.AccessoriesGeneral: Provide overhead track supports and head and jamb liningsappropriate to the arrangement of the door, and removable pelmets atthe head to allow access to the wheel carriages for adjustment.Wheel carriages: Fully adjustable precision ball race type providingsmooth, quiet operation.9.6. GARAGE DOORSGeneralComply with Australian Standard: To AS/NZS 4505.Motorised operationProvide a proprietary operator with a limit switch, manual safety stopand reversing mechanism, and overload cutout operated by a batterypowered radio remote controller and by a direct push-button or keyswitch. Locate operating switch 1.5 m above floor level.Individual carspace garage doorProvide open mesh tilt up door in galvanised or anodised finish withkeyed locking.1262R _ 3 SPEC 39Proposed Commercial & Residential Development2135 The Boulevarde Strathfield9.7. LOCKSETSExternal doorsProvide a push-button key and knob set and a double-cylinder deadbolt to each door.Internal doorsGenerally: Arched lever on rose passage sets.Bathrooms, showers and toilets: Arched lever on rose passage setswith privacy twist sets.Sliding patio doors and windows: Provide key-lockable surfacemounted bolts.Lockset Schedule ItemRequirementHingedtimberdoorSecuritydoorFrenchdoorSlidingdoorWindowsProvide double deadlock (townhouse front door)Provide deadlockProvide barrel bolt deadlockProvide barrel bolt deadlockProvide keyed alike locking as part of window systemkey locking Door lockset mounting heightsTo centreline of spindle: 1 m above finished floor and in accordancewith BCA requirements.KeyingKey doors (excluding garage doors) alike and key windows alike.Key setsRequirement: Provide the owner with a package of 2 sets of keys andoperation devices for access for each dwelling and the relevantcommon areas and a separate set of two keys for the locks on thecommon areas only to be held by the owner’s corporation.1262R _ 3 SPEC 40Proposed Commercial & Residential Development2135 The Boulevarde Strathfield10. LINING10.1. GENERALCross referenceRefer to the Block and tile finishes section for waterproofing of wetareas.10.2. MATERIALS AND COMPONENTSPlasterboardComply with Australian Standard: To AS/NZS 2588.Fibre cementComply with Australian Standard: To AS/NZS 2908.2, Type B,Category 2.Fibrous plaster productsComply with Australian Standard: To AS 2185.10.3. SHEET LININGSupportsInstall timber battens or proprietary cold-formed galvanized steelfurring channels• If framing member spacing exceeds the recommended spacing;• If direct fixing of the sheeting is not possible due to thearrangement or alignment of the framing or substrate; and• To support fixtures.InstallationPlasterboard: To ASINZS 2589.1.Framed construction: Screw or nail or combine with adhesive.Masonry construction: Adhesive-fix direct to masonry.Wet areas: Do not use adhesive joints.General: Provide recessed edge sheets and finish flush withperforated reinforcing tape.External comer joints: Make over-zinc-coated steel corner beads.Wet areas: Provide the flashings, trim and sealants necessary toensure wet areas are waterproofed.Joints in tiled areas: Do not apply a topping coat after beddingperforated paper tape in bedding compound.1262R _ 3 SPEC 41Proposed Commercial & Residential Development2135 The Boulevarde StrathfieldControl joints: Install purpose-made zinc-coated control joint beads inwalls and ceilings at the following maximum centres and to coincidewith structural movement joints:• Plasterboard: 12 m.• Fibre cement: 7.2 m.10.4. TRIMGeneralProvide timber or medium density fibreboard trim, such as beads,skirtings, architraves, mouldings and stops, where necessary to makenet junctions between components and finishes.Shadowline Ceiling DetailProvide a shadowline ceiling detail to all ceiling lining and bulkheads.Do not use cornice to finish junctions of ceiling and wall. Makeprovision for expansion where necessary.Skirting boardsProvide 100 mm x 19 mm splayed MDF skirting for paint finish skirtingboards to interiors.ArchitravesProvide 75 mm x 19 mm splayed MDF skirting for paint finisharchitraves fixed over junction of metal door frames to adjacent wallsurfaces to interior doors and windows.1262R _ 3 SPEC 42Proposed Commercial & Residential Development2135 The Boulevarde Strathfield11. TROWELLED COATINGS11.1. GENERALCross referencesRefer to the following sections:• Block and tile finishes, for waterproofing of wet areas.• Painting, for priming of embedded steel.11.2. MATERIALS AND COMPONENTSPlaster materialsCement: To AS 3972, type GP.Lime: To AS 1672.1.Sand: Fine aggregate with a low clay content, selected for grading.Gypsum plaster: To AS 2592.Metal lath: Expanded metal to AS 1397/Z275.Lime putty mixesMake a coarse mix of lime putty and sand 16 hours before use and donot allow to dry out.Gauged mixesTo improve workability, mixes required to contain only cement andsand may be gauged by the addition of lime up to 25% of the cementcontent (i.e. not as a substitute for the cement).11.3. SUBSTRATECorrection of substrateBefore plastering, make good defects in the substrate.Hack off excessive projections. Fill voids and hollows with a mix notstronger than the substrate nor weaker than the first coat.Untrue substrateIf one-coat application is required, but the substrate is not sufficientlytrue to comply with the thickness limits for one coat, or has excessivelyuneven suction resulting from variations in the composition of thesubstrate, apply 2 coats.CleaningRemove loose material and leave the surface clean and dust-free.1262R _ 3 SPEC 43Proposed Commercial & Residential Development2135 The Boulevarde StrathfieldEmbedded itemsSheath water pipes and other embedded items to permit thermalmovement. If ungalvanized steel items are to be embedded in plaster,prime before fixing.ChasesIf chases or recesses are more than 50 mm wide, cover with metal lathextending at least 75 mm beyond each side of the recess.Metal backgroundsFix metal lath to provide a key for plaster.ConcreteApply a proprietary bonding agent before plastering11.4. PLASTERINGThickness limitsOne-coat work: 12-15 mm.Multi-coat work:• First coat: 9-15 mm.• Floating coat (if any): 9-15 mm.• Finishing coat (except setting coat): 6-9 mm.• Setting coat: 2-3 mm.Cement renderingProportions by volume (cement:lime:sand) for clay and dense concretebrick:• Clay and dense concrete brick: 1:0.25:4.Two or three-coat set plasterProportions by volume:• Undercoats: 1: 1:6 cement:lime putty:sand.• Setting coat: 1: 1 lime putty: gypsum plaster.TolerancesFinish plane surfaces within a tolerance of 6 mm in 3 m, determinedusing a 3 m straight edge placed anywhere in any direction. Finishcorners, angles, edges and curved surfaces within equivalenttolerances.CuringDo not allow rapid or uneven drying out.1262R _ 3 SPEC 44Proposed Commercial & Residential Development2135 The Boulevarde StrathfieldV-jointsProvide V-joints at the following locations:• Junctions between different substrate materials.• Abutments with other finishes.• Joints in the structure.Edge trimProvide purpose-made zinc-coated steel sections as corner beads andstop beads.1262R _ 3 SPEC 45Proposed Commercial & Residential Development2135 The Boulevarde Strathfield1262R _ 3 SPEC 46Proposed Commercial & Residential Development2135 The Boulevarde Strathfield12. TILE FINISHES12.1. GENERALComply with Australian StandardsFollow the guidance given in AS 3958.1 and AS 3958.2.12.2. MATERIALS AND COMPONENTSExposed edgesIf available, provide purpose-made border tiles with the exposed edge(whether round or cushion) glazed to match the tile face.AccessoriesIf available, provide tile accessories such as round edge tiles, covetiles, step treads nosing to stairs, landings, and thresholds, skirtings,sills, copings and bath vents, with the surrounding tiles, composition,colour and finish.AdhesivesComply with Australian Standard: To AS 2358.PVA (polyvinyl acetate)-based adhesives: Do not use in wet areas orexternally.Mortar materialsCement: To AS 3972, type GP.Sand: Fine aggregate with a low clay content selected for grading.Bedding mortarProportioning: Select proportions from the range 1:3 to 1:4cement:sand to obtain adhesion. ; Provide minimum water.GroutCement-based proprietary grout: Mix with water. Fine sand may beadded as a filler to joints.Portland cement-based grout: Mix with fine sand. Provide minimumwater consistent workability.Proportioning:For joints up to 3 mm: 1:2cement:sand.For joints over 3 mm: 1:3 cement:sand.PreparationPrepare the substrates, including the following:• Remove deleterious and loose material and leave the surfacedust-free.1262R _ 3 SPEC 47Proposed Commercial & Residential Development2135 The Boulevarde Strathfield• For mortar bedding, wet the substrate as necessary to achievesuitable suction. Alternatively, apply a proprietary bondingagent to the substrate to improve adhesion.12.3. WATERPROOFING WET AREASComply with Australian StandardGeneral: To AS 3740.MembraneProvide a proprietary liquid applied or sheet membrane system which• Has a current Australian Building Products and SystemsCertification Scheme certificate; or• Has a current appraisal report issued by the CSIRO BuildingProducts and Systems Appraisals stating that the system issuitable for use as a waterproofing system for use in wet areas,shower recess bases and associated floors and wall/floorjunctions which are to be tiled.InstallationFloor wastes: Turn membrane down onto the floor waste puddleflanges, and adhere.Hobs: Extend membrane over the hob and into the room at least 50mm. For hobless showers extend 1800 mm into the room.External tiling: Provide a waterproof membrane under external floortiling, to balconies and over habitable rooms, which forms a drainedtank suitable for continuous immersion. Do not run under boundingwalls.Curing: Allow membrane to cure fully before tiling.12.4. TILINGCutting and layingCut tiles neatly to fit around fixtures and fittings, and at margins wherenecessary. Drill holes without damaging tile faces. Rub edges smoothwithout chipping. Return tiles into sills, reveals and openings. Butt upto returns, frames, fittings, and other finishes.VariationsDistribute variations in hue, colour, or pattern uniformly, by mixing tilesor tile batches before laying.ProtectionKeep traffic off floors until the bedding has set and attained its workingstrength.1262R _ 3 SPEC 48Proposed Commercial & Residential Development2135 The Boulevarde StrathfieldSetting outGeneral: Set out tiles to give uniform joint widths within the followinglimits:• Internal ceramic tiling: 1.5 – 3 mm.• Mosaic tiling: As dictated by pattern.• Quarry tiles: 6 – 12 mm.• Vitrified floor tiles: 3 – 5 mm.Joint alignment: Set out tiling with joints accurately aligned in bothdirections and wall tiling joints level and plumb.Joint position: Set out tiles from the centre of the floor or wall to betiled and, if possible, ensure cut tiles are a half tile or larger.Fixtures: If possible, position tiles so that holes for fixtures and otherpenetrations occur at the intersection of horizontal and vertical joints orin the centre of tiles.Falls and levelsGeneral: Grade floor tiling to even and correct falls generally and tofloor wastes and elsewhere as required. Make level junctions withwalls. If falls are not required, lay level.Minimum fall generally: 1:100Minimum fall in shower areas: 1:60Change of finish: Maintain finished floor level across changes of floorfinish including carpet.Preparation of tilesAdhesive bedding: Fix tiles dry.Mortar bedding: Soak porous tiles in water for half an hour and thendrain until the surface water has disappeared.Floor finish dividersFinish tiled floors at junctions with differing floor finishes with acorrosion-resistant metal dividing strip fixed to the substrate. Ifchanges of floor finish occur at doorways, make the junction directlybelow the closed door.Bath ventilationVentilate the space below fully enclosed baths with a least 2 ventilatingtiles.Sealed jointsFill joints with silicone sealant and finish flush with the tile surfacewhere tiling joins sanitary fixtures and at corners of walls in showers.1262R _ 3 SPEC 49Proposed Commercial & Residential Development2135 The Boulevarde Strathfield1262R _ 3 SPEC 50Proposed Commercial & Residential Development2135 The Boulevarde Strathfield13. FLOOR COVERINGS13.1. GENERALCross referenceRefer to the Painting section for finishing of sanded timber floors andcork tiles.13.2. MATERIALS AND COMPONENTSHardboard underlayComply with Australian Standard: To AS/NZS 1859.4, standardhardboard Type RD, manufactured as flooring underlay.Resilient underlay alternativesNeedled underfelt: Provide a felt composed of 60% animal fibre and409’o jute, reinforced with polypropylene scrim with a minimum mass of50, g/m’, or Hessian fabric with a minimum mass of 150 g1M2.Synthetic foam underlay: Provide a high density synthetic latex flatcushion foam sandwiched between reinforced carrier fabric.Rubber underlay: Provide a heavy-duty natural rubber, waffle pattern,with a backing of reinforcing fabric, either Hessian, spun nylon, orpolyester.Hot-melt adhesive tapeProvide a glass fibre and cotton thermoplastic adhesive coated tape 60mm wide on a 90 mm wide metal foil base and backed with siliconcoated release paper.CarpetMinimum class: Domestic Medium Duty under the Australian CarpetClassification Scheme.13.3. SUBSTRATESubstrate preparationPrepare the substrate including the following:• Stripping and cleaning: Remove deleterious and loos material,including existing floor coverings and any surface treatmentwhich could adversely affect adhesion.• Repairs: Make good to the surface finish as necessary. Filldepressions with a suitable filler, and remove high spots andprojections. If necessary, lay a steel-trowelled underlay toconcrete substrate.• Fixtures and fittings: Remove door stops and other fixtures, andrefix in position undamaged on completion of the installation.1262R _ 3 SPEC 51Proposed Commercial & Residential Development2135 The Boulevarde Strathfield• Basic sanding: Produce an even plane sanded surface on stripflooring to be covered with carpet or resilient sheet or tile.Lightly sand the junctions of sheet flooring.• Fine sanding: If flooring is to be clear finished, stop withmatching filler and produce a smooth sanded surface free fromirregularities and suitable to receive the finish.13.4. LAYING CARPETComply with Australian StandardGeneral: To AS/NZS 2455.1.Setting outGeneral: Lay the carpet in continuous lengths without cross joins inthe body of the area. Make unavoidable cross joins at doorways underthe closed door.Joints in underlay: Ensure joints in underlay do not coincide withcarpet joints. Do not carry underlay over carpet grippers or edgestrips.Seaming methodsWoven carpet: Machine or hand sew.Tufted carpet: Provide hot-melt adhesive tapes.FixingGripper strip: Provide preformed gripper strip and tackless edge strip.Space fixings at 150 mm maximum centres.Permanent stick method: Immediately after laying, and again one hourlater, roll the carpet from the centre diagonally towards each edgeusing a 65 kg multi-wheeled roller. Do not roll foam-backed carpet.Edge stripProvide a proprietary aluminium edge strip at exposed edges of thecarpet. If edge strips occur at doorways, make the junction underneaththe closed door.1262R _ 3 SPEC 52Proposed Commercial & Residential Development2135 The Boulevarde Strathfield14. PAINTING14.1. GENERALComply with Australian StandardsFollow the guidance given in AS/NZS 2311 and AS/NZS 2312.14.2. MATERIALS AND COMPONENTSCombinationsDo not combine paints from different manufacturers in a paint system.DeliveryDeliver paints to the site in the manufacturers’ labelled containers.Ensure containers are marked with the APAS (Australian PaintApprovals Scheme) specification number.Autoclaved aerated concrete wallsDo not apply oil-based paints.14.3. PAINTINGOrder of workComplete clear timber finishes before commencing opaque paintfinishes in the same area.ProtectionRemove door furniture, switch plates, light fittings and other fixturesbefore starting to paint, and refix in position on completion of painting.RestorationClean off marks, paint spots and stains progressively. Touch updamaged decorative paintwork or misses with the paint batch used inthe original application.Substrate preparationProvide a filler tinted to match the substrate if the finish is transparent.Paint applicationApply the first coat immediately after substrate preparation and beforecontamination of the substrate can occur.Ensure each coat of paint or clear finish is uniform in colour, gloss,thickness and texture, and free of runs, sags, blisters, or otherdiscontinuities.1262R _ 3 SPEC 53Proposed Commercial & Residential Development2135 The Boulevarde StrathfieldPriming before fixingTimber: Apply a first coat (two coats to end grain) to exposed roof trim,timber doors and window frames, tops and bottoms of doors,associated trims and glazing beads before fixing in position.Steel: Apply a priming coat of zinc-rich organic binder to GPC C-29/16.Repair of galvanizingIf galvanized or zinc-coated surfaces have been cut or welded aftergalvanizing prime the affected area with a zinc-rich organic binder toGPC C-29116.Finishing timber and cork floorsAfter sanding, finish with 3 coats of clear floor sealer to GPC P-205.Paint system descriptionIf a system is referred to only by its final coat (for example by themanufacturer’s brand name, the APAS specification code or thegeneric name) provide stains, primers, sealers and undercoats whichare suitable for the substrate and are compatible with the finish coatand each other.Paint Final coat tableProvide paints as follows: Final coatUse paint to APASspecificationInteriorFull gloss solvent-borneGPC E- 15/4Flat latexGPC L-2616Low gloss latexGPC L-26/5Semi-gloss latexGPC L-27Gloss latexGPC L- 164ExteriorFull gloss solvent-borneGPC E- 15/3Flat latexGPC L-2613Low gloss latexGPC L-26/3Gloss latexGPC L-28Stain, lightly pigmentedGPC V-1 1511 1262R _ 3 SPEC 54Proposed Commercial & Residential Development2135 The Boulevarde Strathfield Latex stain, opaqueCPG V-1 1513Semi-gloss latexGPC L-169PavingPaving paint, semi glossGPC P-200/1Paving paint, glossGPC P-200/2 1262R _ 3 SPEC 55Proposed Commercial & Residential Development2135 The Boulevarde Strathfield1262R _ 3 SPEC 56Proposed Commercial & Residential Development2135 The Boulevarde Strathfield15. TIMBER FIXTURES15.1. GENERALCross referencesRefer to the following sections:• General requirements, for timber durability.• Linings for architrave and skirting requirements.• Doors and windows, for timber doors and reveal and jamblinings.15.2. MATERIALS AND COMPONENTSMoisture contentMake milled products from timbers seasoned.• To within 3% of the equilibrium moisture content appropriate tothe timber and its intended conditions of use; and• With no more than 3% difference between any 2 pieces in anyone group.Finished sizesProvide milled timbers with actual dimensions which are at least therequired dimensions, except for dimensions qualified by a term such as“nominal” or “out of” to which industry standards for finished sizesapply.HardboardComply with Australian Standard: To AS/NZS 1859.4ParticleboardComply with Australian Standard: To AS/NZS 1859. 1.Medium density FibreboardComply with Australian Standard: To AS/NZS 1859.2.Decorative overlaid wood panelsComply with Australian Standard: To AS/NZS 1859.3.High-pressure decorative laminate sheetsComply with Australian Standard: To AS/NZS 2924. 1.High-pressure decorative laminate sheet application tableProvide classes as follows: Class to ASINZS 2924.1Application 1262R _ 3 SPEC 57Proposed Commercial & Residential Development2135 The Boulevarde Strathfield HGS or HGPKitchen work-topsVGS or VGPKitchen front panels 15.3. CONSTRUCTION GENERALLYGeneralConstruction: Build components square and install plumb.Joints: Provide materials in single lengths whenever possible. If jointsare necessary, make them over supports.Fasteners and adhesivesGeneral: Provide fasteners, adhesives or both to transmit the loadsimposed and ensure the rigidity of the assembly. Do not split,discolour or otherwise damage timber or sheets.Visibility: Do not provide visible fixings except in the followinglocations:• Inside cupboards and drawer units.• Inside open units, in which case provide proprietary caps toconceal fixings.FinishingJunctions with structure: Scribe plinths, benchtops, splashbacks, endsof cupboards, kickboards and returns to follow the line of floors orwalls.15.4. TIMBER STAIRS AND BALUSTRADESClosed stringsTrench for treads and risers.Cut stringsProfile for treads and risers. Mitre riser ends.TreadsDress nosings to a pencil-round. Return nosings at cut strings.Groove for riser tongue in closed riser stair. Set riser 19 mm back fromnosing.Top treadFlush with finished floor, otherwise to match stair treads. Providesimilar tread section as nosing to floor edges around stairwell.RisersTongue to tread. Mitre to string in cut-string stairs.1262R _ 3 SPEC 58Proposed Commercial & Residential Development2135 The Boulevarde StrathfieldJointsGlue joints in internal work. In closed riser stairs, wedge treads andrisers to strings. Plant 2 glue-blocks behind each tread to riserjunction. Trim floors to carry ends of stairs and around stairwell.FasciaOf depth sufficient to overlap 19 mm below ceiling, and fixed to floorjoists hard up under nosing.Soffit liningFix to 38 x 38 mm nailing battens notched and nailed to the undersideof treads and risers of closed rise stairs at the centre of flights and ateach side.NewelsHalve and bolt to strings.HandrailStub tenon to newels.BalustersStub tenon to handrail at top and to tread or floor at the bottom.15.5. KITCHEN ASSEMBLIESComply with Australian StandardGeneral: To AS/NZS 4386. 1.15.6. CUPBOARD AND DRAWER UNITSPlinths, carcasses, drawer fronts, shelves and doorsMaterial: Provide melamine overlaid high moisture resistantparticleboard or melamine overlaid high moisture resistant mediumdensity fibreboard.Minimum thickness: 16 mmFinish: Provide decorative laminated sheet if necessary.• To conceal fasteners; or• To provide selected colours.Installation: Secure plinths and carcasses to floors, walls, or both arenot more than 600mm centres.Drawer fronts: Rout for drawer bottoms.Adjustable shelves: Support on proprietary pins in holes bored at 32mm centres vertically.Drawer and door hardwareHinges: Provide concealed all-metal hinges with the following features:1262R _ 3 SPEC 59Proposed Commercial & Residential Development2135 The Boulevarde Strathfield• Adjustable for height, side and depth location of door.• Self-closing action.• Hold-open function.• Nickel plated.Slides: Provide metal runners and plastic rollers with the followingfeatures:• 30 kg loading capacity• Closure retention.• White thermoset powder coating or nickel plated.Wardrobes and Linen CupboardsRequirement: Provide flush faced doors with melamine face internaland concealed hinges. Provide single full width melamine finishedshelf. Provide single full width chrome finish hanging rail.15.7. BENCHTOPSGranite benchtopsMaterial: Provide polished granite benchtops to kitchen and marblevanity tops to bathrooms. Granite shall be selected for optimalmatching of visual properties such as colour and pattern and free fromdefects.Minimum thickness: 20 mm.Finish: Polished on all visible surfaces and edges pencil rounded.Installation: Fix and adequately support on carcass.Joint sealing: Fill joints with sealant matching the finish colour andfasten with proprietary connectors. Ensure metals will not react withthe stone surfaces.15.8. CEILING ACCESSCeilingTrim an opening and provide a loose access panel of minimum size600 x 400 mm.1262R _ 3 SPEC 60Preliminary EstimateForStrathfield Apartments SUMMARY$Preliminaries935,750Groundworks112,500Concrete1,005,400Masonry418,500Metalwork228,200Hydraulics148,500Electrical92,600Mechanical176,500Waterproofing23,100PC Items200,080Roofer33,210Plasterer144,100Painter56,000Ceramic Tiler80,000Carpet38,400Cleaner2,400External Works28,000TOTAL3,723,240 Trade Preliminaries/Groundworks/ConcreteReference Strathfield ApartmentsItemParticularsUnitQuantityRate$PreliminariesAConsultants feesitem50000BAuthorities fees incl DA, CC, inspections,LSL Levy and contributionsitem112000CDemolition and site clearingitem10000DHome owners warranty insuranceNo16250040000EContractors all risk insurance%4.0M.00520000FScaffoldingm218504583250GProtection/accommodationitem10 500HSite fence/hoardingsm65151000IRubbish removalitem5000JTraffic controlitem1000KDirect site labour%4.0M0.075300000LTemporary servicesitem3000MBuilders margin%4.0M0.075300000Total for Preliminaries935750GroundworksNBulk excavation to site in OTR, incl.levelling, trimming and backfilling asrequiredm2450025112500Total for Groundworks112500ConcreteOShoring incl. site est. for boring rig.+labour and materials to piersitem161000PShotcreteitem85000QAnchors and whalersitem71000Basement Level 1RConcrete/formwork/reinf./labour tofootings, ret wallsitem116200Basement Level 2SConcrete/formwork/reinf./labour to slabs,beams, stairs and columnsitem147700Level 1TDittoitem160600ULevel 2Dittoitem80400VLevel 3Dittoitem55600WLevel 4Dittoitem71000 TradePage1To Collection/Summary $ Trade Concrete/Masonry/MetalworkReference Strathfield ApartmentsItemParticularsUnitQuantityRate$Concrete continuedLevel 5ADittoitem56900Total for Concrete1005400MasonryBBlockwork to basement 2item5800CDitto basement 1item4900DBrickwork to Level 1item105800EDitto Level 2item83000FDitto Level 3item65200GDitto Level 4item78200HDitto Level 5item58700IDitto to parapetsitem16900Total for Masonry418500MetalworkJAluminium windowsm21069510000KDitto sliding doorsm224215537500LGlass blocks to stairwellsm2104504500MFire doors complete to entries andbasementNo3237011800NBalustrades to stairsm601358100OAl. handrails to stairs and rampsm9511010450PGlass balustrades to balconiesm9018016200QDitto with SS railingsm5025012500RAl. louvres to balconiesm219035066500S‘Colorbond miniorb’ claddingm2361455200TShower screens, framed/clear glassNo3040012000UShower screens to bathsNo2300600VBuilt in robesNo2572018000WWalk in robesNo86505200XRoller door incl. remote accessNo172007200YLetterboxesNo171001700ZBCA compliance signageNo1750750Total for Metalwork228200 TradePage2To Collection/Summary $ Trade Hydraulics/Electrical/Mech./W’proofingReference Strathfield ApartmentsItemParticularsUnitQuantityRate$HydraulicsAHydraulic services incl. sewer, sanitary, hotand cold water reticulation, stormwater,gas and roof plumbingNo167500120000BCar wash pitNo140004000CGrated drains and pitsitem8000DFire hose reelsNo25001000EPump-out to basementNo135003500FStormwater detention tank (35m2)No11200012000Total for Hydraulics148500ElectricalGElectrical incl. wiring, switches, subboards, cable tv, antenna and connectionsNo16450072000HLift connectionitem3000IAudio/security sysytemNo162504000JLight fittings to unitsNo166009600KLights to basementsNo220004000Total for Electrical92600MechanicalLSupply and install hydraulic liftNo1110000110000MSplit system A/C to unitsNo16150024000NMech. ventilation to unitsNo4225010500ODitto to basementsNo21600032000Total for Mechanical176500WaterproofingPWaterproofing to unit wet areasNo163505600QWaterproofing to planter boxes & ext.item17500Total for Waterproofing23100 TradePage3To Collection/Summary $ Prov.SumsProv.SumsProv.Sums Trade PC Items/Roofer./Plasterer/Painter/Cer. TilerReference Strathfield ApartmentsItemParticularsUnitQuantityRate$PC ItemsARange-hoods st. steelNo161802880BOvens st. steel/under-benchNo165008000CCook-tops gas st. steelNo164206720DKitchen sinks 11/2 bowl c/w mixer tapNo162804480ELaundry tubs 45 litreNo162003200FTapwareNo162504000GKitchens incl granite benchtopsNo16600096000HHWSNo16120019200ILDS white VCNo323009600JVanitiesNo3245014400KBaths incl. plug and wasteNo123003600LMisc. fittings incl. rails etcNo162504000MJoinery and hardwareNo16150024000Total for PC Items200080RooferNS&F metal roofing incl. sarking &flashingsm24856029100OBox gutterNo112001200PRoof insulationm248562910Total for Roofer33210PlastererQCement render to internalm2580014.5084100RPlasterboard/FC sheet etc to units andcommon areasitem60000Total for Plasterer144100PainterSPainting to all internal areas incl. unit andcommon areas based on unit numbersNo16350056000Total for Painter56000Ceramic TilerTCeramic tiles to units, common areas etcbased on unit numbersNo16500080000Total for Ceramic Tiler80000 TradePage4To Collection/Summary $ Trade Carpet/ Cleaner/External worksReferenceItemParticularsUnitQuantityRate$CarpetACarpet to units and common areasNo16240038400Total for Carpet38400CleanerBCleaner to initial clean units and commonareasNo161502400Total for Cleaner2400External WorksCBoundary fencesitem10000DGatesitem3000ELandscaping to planter boxes and commonareasitem10000FMake good crossing and roadwayitem5000Total for External Works28000 TradePage5To Collection/Summary $ Prov.Sums GSEducationalVersionBasement 11262R/3 CC-2AApril 06Job No Dwg NoScale 1:100 DateFax: 1234 5679Ph: 1234 5678O L Y M P I C D E S I G N S55 Olympic ParadeHomebush NSW 2140*************************************************Proposed Commercial &Residential Development2135 The BoulevardeStrathfield NSWramp up 1Job TitleJob Address ClientDrawing NameAKM Developments Limited1:12 1:5 1:121:12ramp up1:5 1:126 5 4 3 21211107 8 9800 2950 29503002500 25003002500 2500800800 2500 34003002500 25003002500 2500 800630012502650600014000210014950 66001420 1800 980 240013 141262R/3 Page 2 of 16Basement 21262R/3 CC-3AApril 06Job No Dwg NoScale 1:100 DateFax: 1234 5679Ph: 1234 5678O L Y M P I C D E S I G N S55 Olympic ParadeHomebush NSW 2140*************************************************Proposed Commercial &Residential Development2135 The BoulevardeStrathfield NSWramp up 15Job TitleJob Address ClientDrawing NameAKM Developments Limited1:5 1:121617181920262524232221800 2950 29503002500 25003002500 2500 800800 2500 34003002500 25003002500 2500 80063001250 2650600014000210014950 66001420 1800 980 240027 281262R/3 Page 3 of 16Basement 1 Setout1262R/3 CC-4AApril 06Job No Dwg NoScale 1:200 DateFax: 1234 5679Ph: 1234 5678O L Y M P I C D E S I G N S55 Olympic ParadeHomebush NSW 2140*************************************************Proposed Commercial &Residential Development2135 The BoulevardeStrathfield NSWJob TitleJob Address ClientDrawing NameAKM Developments Limited4455 36000 51501900010005950 1005040004455 6250 8600 6700 8600 585013 147 8 91011126 5 4 3 21:5 1:12ramp up1:121:12 1:5 1:12ramp up11262R/3 Page 4 of 16Basement 2 Setout1262R/3 CC-5AApril 06Job No Dwg NoScale 1:200 DateFax: 1234 5679Ph: 1234 5678O L Y M P I C D E S I G N S55 Olympic ParadeHomebush NSW 2140*************************************************Proposed Commercial &Residential Development2135 The BoulevardeStrathfield NSWJob TitleJob Address ClientDrawing NameAKM Developments Limited4455 36000 51501900010005950 1005040004455 6250 8600 6700 8600 585027 2821222324252620191817161:5 1:12ramp up151262R/3 Page 5 of 16Floor Plan Level 11262R/3 CC-6AApril 06Job No Dwg NoScale 1:100 DateFax: 1234 5679Ph: 1234 5678O L Y M P I C D E S I G N S55 Olympic ParadeHomebush NSW 2140*************************************************Proposed Commercial &Residential Development2135 The BoulevardeStrathfield NSW21 3 4living/dining2 BEDliving/diningSTUDIObed 1bed 2gbgeplantingplanter planter planterplanterplanterramp up 1:14ramp up 1:14bed 1bed 2living/dining2 BEDliving/dining1 BED bed 1courtyard courtyard courtyard courtyardcourtyardJob TitleJob Address ClientDrawing NameAKM Developments Limited2370 3100 780 1295 190051019004701400 1125130900 1970 1300 1240 9002601360 1900 2850 2000490 6001900 850 190060013003002700300900 12002030 1900 1600 1950 1900 2702201088022022002209802201200220439022011002208180 3500 1100 1200 5380 18002201200220399022012002206215 900 3375 1400 810 900 2540 14505980 880 2400 900 1600 600 2240 2050 11551800 17610 12140 69501790110900110 1390110 6003240 300300365020019001102780110 60032002001500 1000 2000 1000200200020090020015002001900200 60030001460 8804108802010 1010 1590 4290 15009009002001700353060036502001200900510940 20001220 1025 13104001500200880420 11014401580 1200600170030020008300328026805810770200200900100083802880541027801680110150011023509002150200880900 810 60039109802001170900 33505001220 3700990 2600469011036002005250bathbathbathldyldyldyldybathbath bathkitkitkitkitLLLL1262R/3 Page 6 of 16200300030055882003662113003970Floor Plan Level 21262R/3 CC-7AApril 06Job No Dwg NoScale 1:100 DateFax: 1234 5679Ph: 1234 5678O L Y M P I C D E S I G N S55 Olympic ParadeHomebush NSW 2140*************************************************Proposed Commercial &Residential Development2135 The BoulevardeStrathfield NSW5Job TitleJob Address ClientDrawing NameAKM Developments Limited1300 795 2955 8007002000 1770 1000 1080 10002501100 2000 2100 2000 11002501000 1080 1000 1770 2000700800 2955 795 13001006400200591040053406005340400591020064001006 7 8 9 102 BED 2 BED3 BED 3 BED2 BED 2 BEDbed 1 bed 1 bed 1 bed 1 bed 1 bed 1bed 3bed 2 bed 2bed 31100 2182 1400 2530 695 2400 842 15123008003005510100 20053501001005350100 20055103008003001100 2182 1400 2530 695 2400 842 1512600 1400 1550 1400500900 1400 2355 900 745 1580 142030060003001400 1100 745 900 2605 1450 6005001400 1550 1400 60010075030031401109451109452003200 6001101790 12002001900300900 2000 1000200200020014002001200 1790110600 320020094511094511031403007501001003250 600 156022002200110100018801893395034877180950205011011001100 1110 1160139020019001870110350034206002250 880 9961884885110885880 250020509002530 88011024202002420110880 2530 1280 6001104020200 8801880 220070 110 1101790 110 300060031502502390880200880395034877180189318802200600 1560220032501101003500600 3420100018701884 996 880 2250 9502500885110885205090088013901100 1110 1160205011011002001400bathbathbath bathbathbath bath bathLWIR WIRLL Lldyldyldyldy1262R/3 Page 7 of 16Floor Plan Level 31262R/3 CC-8AApril 06Job No Dwg NoScale 1:100 DateFax: 1234 5679Ph: 1234 5678O L Y M P I C D E S I G N S55 Olympic ParadeHomebush NSW 2140*************************************************Proposed Commercial &Residential Development2135 The BoulevardeStrathfield NSWJob TitleJob Address ClientDrawing NameAKM Developments Limited5 6 7 8 9 1013004153700435 1003750 620 1000 1080 1000250 30037502003750300 2501000 1080 1000 620 3750100 43537004151300100640020059104005340 600 5340400591020064001001100 2180 1400 2530 695 2400 84530080030055101005550100600 1400 1550 1400500600 1450 2605 900 745 1580 1420300 60003001400 1100 745 900 2605 1450 6005001400 1550 1400 60010075030031401101900100 20026901102900250 50300030060003002500100 20029001102690200 100190011031403007501002180 1400 2530 695 2400 8451005550100800 5510300 3001930 6002001890 125011094511078016539401102018 880 600110402011011088533506002400269099011019101930 600200239011016101101000 2100995 995 3750140011046901675 617 1727 1723650930164538510703200 60539401106001657801109458801101250 189020182001930 60033501101000 21001101610995 402011088511023901910110 990 26902001930 6002400 600111011103750 995 9953200 6053340 110 953 16472674 1348 172022923 BED 2 BED living/ 2 BED 2 BED 2 BED 3 BEDliving living/dining livingdining diningstudy study study studydiningliving/diningdliivniinngg/kitkit kitkitWC WCldy ldybathbathbathbathL L1262R/3 Page 8 of 16500 1267 600Floor Plan Level 41262R/3 CC-9AApril 06Job No Dwg NoScale 1:100 DateFax: 1234 5679Ph: 1234 5678O L Y M P I C D E S I G N S55 Olympic ParadeHomebush NSW 2140*************************************************Proposed Commercial &Residential Development2135 The BoulevardeStrathfield NSWJob TitleJob Address ClientDrawing NameAKM Developments Limited1300 795 2955 8007002000 1770 1000 1080 10002501100 2000 2100 2000 11002501000 1080 1000 1770 2000700800 2955 795 13001006400200591040053406005340400591020064001001100 2182 1400 2530 695 2400 842 15123008003005510100 20053501001005350100 20055103008003001100 2182 1400 2530 695 2400 842 1512600 1400 1550 1400500900 1400 2355 900 745 1580 142030060003001400 1100 745 900 2605 1450 6005001400 1550 1400 60010075030031401109451109452003200 6001101790 12002001900300900 2000 1000200200020014002001200 1790110600 320020094511094511031403007501001003250 600 156022002200110100018801893395034877180950205011011001100 1110 1160139020019001870110350034206002250 880 9961884885110885880 250020509002530 88011024202002420110880 2530 1280 6001104020200 8801880 220070 110 1101790 110 300060031502502390 8802008801100 1110 1160ldyldyldyldyL LLWIR WIRLbath bathbathbathbath bathbathbed 3 bathbed 2 bed 2bed 3bed 1 bed 1 bed 1 bed 1 bed 1 bed 12 BED 2 BED3 BED 3 BED2 BED 2 BED11 12 13 14 15 161262R/3 Page 9 of 16Floor Plan Level 51262R/3 CC-10AApril 06Job No Dwg NoScale 1:100 DateFax: 1234 5679Ph: 1234 5678O L Y M P I C D E S I G N S55 Olympic ParadeHomebush NSW 2140*************************************************Proposed Commercial &Residential Development2135 The BoulevardeStrathfield NSWJob TitleJob Address ClientDrawing NameAKM Developments Limited11 12 13 14 151613004153700435 1003750 620 1000 1080 1000250 30037502003750300 2501000 1080 1000 620 3750100 43537004151300100640020059104005340 600 5340400591020064001001100 2180 1400 2530 695 2400 84530080030055101005550100600 1400 1550 1400500600 1450 2605 900 745 1580 1420300 60003001400 1100 745 900 2605 1450 6005001400 1550 1400 60010075030031401101900100 20026901102900250 50300030060003002500100 20029001102690200 100190011031403007501002180 1400 2530 695 2400 8451005550100800 5510300 3001930 6002001890 125011094511078016539401102018 880 600110402011011088533506002400269099011019101930 600200239011016101101000 2100995 995 375065039401106001657801109458801101250 189020182001930 60033501101000 21001101610995 402011088511023901910110 990 26902001930 6002400 600111011103750 995 9953200 6053 BED 2 BED living/ 2 BED 2 BED 2 BED 3 BEDliving/diningliving livingdining diningstudystudystudystudydiningliving/diningdliivniinngg/kitkit kitkitL Lldy ldyWC WCbath bathbath bath1262R/3 Page 10 of 161888 1034350600 1270 6001053110726 103411086011017403100110880106520089210532900 1240 16031740110940 124011021 3 4living/dining2 BEDliving/diningSTUDIObed 1bed 2gbgeplantingplanter planter planterplanterplanterplanter1:12 1:5 1:12concrete driveway ramp upramp up 1:14ramp up 1:14bed 1bed 2living/dining2 BEDliving/dining1 BED bed 1courtyard courtyard courtyard courtyardcourtyard38502750385064503255 1800800223030Floor Plan Level 1Floor Plan Level 2Set Out Level 1 & 21262R/3 CC-11AApril 06Job No Dwg NoScale 1:200 DateFax: 1234 5679Ph: 1234 5678O L Y M P I C D E S I G N S55 Olympic ParadeHomebush NSW 2140*************************************************Proposed Commercial &Residential Development2135 The BoulevardeStrathfield NSWJob TitleJob Address ClientDrawing NameAKM Developments Limitedbed 1 bed 1bed 2bed 32 BED3 BED2 BED 2 BED 2 BED3 BEDbed 1 bed 1 bed 1 bed 1bed 3bed 2430024901176059504850645040054855103054005185056 7 8 9 10ctLegendceramic tilescpt carpetGB glass & metal balustradeRB rendered & painted balustradeAW aluminium windowAD aluminium doorAWO aluminium window obscure glassFB face brickRPW rendered & painted wallsct ct ct ctct ctctctct ctctctctctct ctctctctctctcptcptcptcptcptcptcptcptcptcpt cptcptcptcpt cpt cpt cptcptcptct ctct ctct ctctctctctct ct ct ctctctctct1262R/3 Page 11 of 16Floor Plan Level 3Floor Plan Level 4Set Out Level 3 & 41262R/3 CC-12AApril 06Job No Dwg NoScale 1:200 DateFax: 1234 5679Ph: 1234 5678O L Y M P I C D E S I G N S55 Olympic ParadeHomebush NSW 2140*************************************************Proposed Commercial &Residential Development2135 The BoulevardeStrathfield NSWJob TitleJob Address ClientDrawing NameAKM Developments Limited43002490117605950485064504005485510305400518504300249018504005645048505950117601030548554005RPW rendered & painted wallsFB face brickAWO aluminium window obscure glassAD aluminium doorAW aluminium windowRB rendered & painted balustradeGB glass & metal balustradecpt carpetceramic tilesLegendctliving/diningstudystudystudystudydiningdiningliving livingliving/dining3 BED 2 BED 2 BED 2 BED 2 BED 3 BED5 6 7 8 9 10bed 3bed 2 bed 2bed 3bed 1 bed 1bed 1 bed 1bed 1 bed 12 BED 2 BED3 BED 3 BED2 BED 2 BED11 12 13 14 15 16living/dining living/diningcpt cpt cptcptcptcptcptcptcptcptctctctctctctct ctctctctctct ctct ctct ctcpt cptcpt cptcpt cptcptcpt cptcptctctctctct ct ct ctctctctctct ct ct ctct ct1262R/3 Page 12 of 16Floor Plan Level 5Set Out Level 51262R/3 CC-13AApril 06Job No Dwg NoScale 1:200 DateFax: 1234 5679Ph: 1234 5678O L Y M P I C D E S I G N S55 Olympic ParadeHomebush NSW 2140*************************************************Proposed Commercial &Residential Development2135 The BoulevardeStrathfield NSWJob TitleJob Address ClientDrawing NameAKM Developments Limited4005485510305117605950485064504005185024904300living/diningstudystudy studystudydining diningliving livingliving/dining3 BED 2 BED 2 BED 2 BED 2 BED 3 BED11 12 13 14 15 16RPW rendered & painted wallsFB face brickAWO aluminium window obscure glassAD aluminium doorAW aluminium windowRB rendered & painted balustradeGB glass & metal balustradecpt carpetceramic tilesLegendctliving/dining living/diningcptcpt cpt cpt cpt cptcptcpt cptcptctctctctctct ctctctctctctctctctctct ct1262R/3 Page 13 of 16South Elevation1262R/3 CC-14AApril 06Job No Dwg NoScale 1:200 DateFax: 1234 5679Ph: 1234 5678O L Y M P I C D E S I G N S55 Olympic ParadeHomebush NSW 2140*************************************************Proposed Commercial &Residential Development2135 The BoulevardeStrathfield NSWJob TitleJob Address ClientDrawing NameAKM Developments Limited3000 3000 3000 3000 3000 3000 2800RL 26.70RL 23.90RL 20.90RL 17.90RL 14.90RL 11.90RL 08.90RL 05.90CEILINGLEVEL 5LEVEL 4LEVEL 3LEVEL 2LEVEL 1BASEMENT 1BASEMENT 2DRIVEWAYRL 11.30RL 07.40CAR PARK 1ACAR PARK 2ARL 04.40CAR PARK 1RL 08.90RL 05.90CAR PARK 2boundary lineboundary linectLegendceramic tilescpt carpetGBSR glass balustradeSSRB stainless steel railingAW aluminium windowAD aluminium doorAWO aluminium window obscure glassFB face brickRPW rendered & painted wallswith ss railingGBSRGBSRGBSRGBSRRB rendered & painted balustradeand balustradeSSRBRBSSRBRBGBSRGBSRGBSRGBSRGB glass bricksGBGB GBGBFBFB90012009001100100090060018006001500 3600RPWRPWRPWRPWRPWAWOAWOAWOAWOAWOAWOAWOAWOAWOAWOADAll windows aluminium unlessotherwise stated.1262R/3 Page 14 of 16North Elevation1262R/3 CC-15AApril 06Job No Dwg NoScale 1:200 DateFax: 1234 5679Ph: 1234 5678O L Y M P I C D E S I G N S55 Olympic ParadeHomebush NSW 2140*************************************************Proposed Commercial &Residential Development2135 The BoulevardeStrathfield NSWJob TitleJob Address ClientDrawing NameAKM Developments Limitedboundary lineboundary lineBASEMENT 2BASEMENT 1LEVEL 1LEVEL 2LEVEL 3LEVEL 4LEVEL 5CEILINGRL 05.90RL 08.90RL 11.90RL 14.90RL 17.90RL 20.90RL 23.90RL 26.703000 3000 3000 3000 3000 3000 2800All windows aluminium unlessotherwise stated.GB glass bricksand balustradeRB rendered & painted balustradewith ss railingRPW rendered & painted wallsFB face brickAWO aluminium window obscure glassAD aluminium doorAW aluminium windowSSRB stainless steel railingGBSR glass balustradecpt carpetceramic tilesLegendctADFADF FF FADFFADF FF FADF F FADFF FADF F FADFF FADFF FADFF FADF F FADFF FADF F FADFF FADFF FADFF FADFADF FADFADFADFADFADFADFADFAD AD AD AD AD ADRPW RPW RPW RPW RPW RPWGBSRGBSRGBSRGBSRGBSRGBSRGBSRGBSRRB RB RB RB RB RBRPW RPW RPW RPW RPWFB9001200900SSRB SSRB SSRB SSRB SSRB1262R/3 Page 15 of 16East & West Elevations1262R/3 CC-16AApril 06Job No Dwg NoScale 1:200 DateFax: 1234 5679Ph: 1234 5678O L Y M P I C D E S I G N S55 Olympic ParadeHomebush NSW 2140*************************************************Proposed Commercial &Residential Development2135 The BoulevardeStrathfield NSWBASEMENT 2Job TitleJob Address ClientDrawing NameAKM Developments LimitedBASEMENT 1LEVEL 1LEVEL 2LEVEL 3LEVEL 4LEVEL 5CEILINGEast Elevation West ElevationRL 05.90RL 08.90RL 11.90RL 14.90RL 17.90RL 20.90RL 23.90RL 26.703000 3000 3000 3000 3000 3000 28003000 3000 3000 3000 3000 3000 2800RL 26.70RL 23.90RL 20.90RL 17.90RL 14.90RL 11.90RL 08.90RL 05.90CEILINGLEVEL 5LEVEL 4LEVEL 3LEVEL 2LEVEL 1BASEMENT 1BASEMENT 2ctLegendceramic tilescpt carpetGBSR glass balustradeSSRB stainless steel railingAW aluminium windowAD aluminium doorAWO aluminium window obscure glassFB face brickRPW rendered & painted wallswith ss railingRB rendered & painted balustradeand balustradeGB glass bricksAll windows aluminium unlessotherwise stated.FB FBGBSRGBSRGBSRGBSRGBSRGBSRGBSRGBSRSSRB SSRB SSRBADF FF FADF FADF FADADADF FADF FADF FADF FRBRBRBRBRBRBRB RBRBRB90012009009001200 900boundary lineboundary lineboundary lineboundary line1262R/3 Page 16 of 16

QUALITY: 100% ORIGINAL PAPER – NO PLAGIARISM – CUSTOM PAPER

Leave a Reply

Your email address will not be published. Required fields are marked *