city of blue mountains - building assessment of lawson … · 2018. 2. 19. · the building and...

ABN 50 096 166 068 PO Box 796

Penrith BC NSW 2750

Tel : (02) 4722 8603 Fax : (02) 4722 8604

BUILDING ASSESSMENT OF LAWSON COMMUNITY HALL

GREAT WESTERN HIGHWAY, LAWSON

Commissioned by : Blue Mountains City Council Purchase Order 016360 Mr Martin Ryman, Area Manager, City Living Branch Mr Anthony Martini, Group Manager, City Solutions Prepared by : Adam Perigo Date : 5 February 2003

C S BARRATT BUILDING CONSULTANTS THE BUILDING AND PEST INSPECTION SPECIALISTS

Blue Mountains City Council, Lawson Community Hall Great Western Highway, Lawson

INDEX Page Important information regarding the scope and limitations of the inspection and this report .............................................................. 3

Description .................................................................................. 4

Orientation .................................................................................. 4

Approximate Age of Building .......................................................... 4

Inaccessible Areas ........................................................................ 4

Summary .................................................................................... 4

Roof ........................................................................................... 7

Exterior ...................................................................................... 8

Sub-floor .................................................................................... 11

Interior ....................................................................................... 13

Rooms ........................................................................................ 16

Services ..................................................................................... 18

Externals .................................................................................... 19

Additional Information .................................................................. 21

a) Option 1992 ........................................................................ 21

b) Current Use ......................................................................... 22

c) Potential Use ....................................................................... 23

d) Safer By Design ................................................................... 24

e) Licensing Requirements ......................................................... 40

f) Measures to Reduce Vandalism .............................................. 46

g) Sustainability Principles ......................................................... 47

h) Viability of Asset After Partial Demolition ................................. 49

i) Schedule of Annual Works ..................................................... 50

j) Façade Removal Works ......................................................... 53

k) Re-using Façade Material ....................................................... 54

Important Information for the Client ............................................... 55

Photographic Record ..................................................................... 56

Important Information Regarding the Limitations of the Valued Notable Defects Page/s ............................................................................ 62

Notable Defects ........................................................................... 63

Proposed Floor Plan ...................................................................... 71

Proposed Front Façade .................................................................. 72

Curriculum Vitae of Report Author .................................................. 73



Important Information Regarding the Scope and Limitations of the Inspection and this Report 1. This report is valid for no more than 90 days from the date of inspection. 2. This report is not an all-encompassing report dealing with the building from every

aspect. It is a reasonable attempt to identify any obvious or significant defects apparent at the time of the inspection. Whether or not a defect is considered significant depends, to a large extent, upon the age and type of the building inspected. This report is not a Certificate of Compliance with the requirements of any Act, Regulation, Ordinance or By-law.

3. THIS IS A VISUAL INSPECTION ONLY limited to those areas and sections of the

property fully accessible and visible to the Inspector on the date of Inspection. The inspection DID NOT include breaking apart, dismantling, removing objects including, but not limited to, foliage, mouldings, roof insulation/sisilation, floor or wall coverings, sidings, ceilings, floors, furnishings, appliances or personal possessions. The inspector CANNOT see inside walls, between floors, inside skillion roofing, behind stored goods in cupboards, other areas that are concealed or obstructed. The inspector DID NOT dig, gouge, force or perform any other invasive procedures. Visible timbers CANNOT be destructively probed or hit without the written permission of the property owner.

4. This Report does not and cannot make comment upon: defects that may have

been concealed; the assessment and detection of defects (including rising damp and leaks) which may be subject to the prevailing weather conditions; the presence or absence of timber pests; gas-fittings; common property areas; environmental concerns; the proximity of the property to flight paths, railways, to busy traffic; noise levels; health and safety issues; heritage concerns; security concerns; fire protection; site drainage (apart from surface water drainage); swimming pools and spas (non-structural); detection and identification of illegal building work; detection and identification of illegal plumbing work; durability of exposed finishes; neighbourhood problems; document analysis; electrical installation; any matters that are solely regulated by statute; any area(s) or item(s) that could not be inspected by the consultant. Accordingly this Report is not a guarantee that defects and/or damage do not exist in any inaccessible or partly inaccessible areas or sections of the property. (NB Such matters may upon request be covered under the terms of a Special-Purpose Property Report.)

5. In the event of any controversy of claim out of, or relating to this Report, it will

be settled by arbitration, in accordance with the rules of the Institute of Arbitrators Australia. Any judgment from such arbitration shall be binding upon both parties.



DESCRIPTION A full brick and partially timber framed, painted weatherboard clad constructed community hall building. With a suspended timber, partial concrete floor and a colour coated zincalume sheet covered roof. The building contains the main community hall incorporating a stage, a chair storage room, a separate storage room (off the chair storage room), a ladies toilet, a gentlemen’s toilet, an office, a supper room, a kitchen and a meeting room. There is also a rear elevation, externally accessible, toilet room. Some defects and items requiring attention were noted and these have been described under the appropriate headings in the following pages. We are available to discuss any matters arising from this report and provide any further information, which may be available.

ORIENTATION The buildings entrance elevation faces North, for the purpose of this report this elevation will be referred to as its front elevation.

APPROXIMATE AGE OF BUILDING Approximately one hundred (100) years old.

INACCESSIBLE AREAS The office, the chair storeroom and the external toilet to the rear elevation were not accessible at the time of this inspection. The sub-floor to the main building, incorporating the stage, is not accessible due to a lack of reasonable head height. The roof space to the main hall is not accessible due to the raked nature of the ceilings.

SUMMARY Comparing this property with other properties of its age and location, its overall condition is considered to be average. The building is generally in a sound and serviceable condition however will require substantial refurbishment works in order to comply with the Building Code of Australia and Australian Standards, there are some restrictions and provisos associated with this as the building would be impossible to strictly comply as the materials are not built to current occupational health and safety standards, the walls are not plumb, termite protection is deficient and the building has been built outside what are best practice standards. It is our opinion that the refurbishment of the existing building will cost in the order of $1,413.00 per/m2 x 361 m2 therefore totalling $510,000.00 but that the replacement of



the building would be, in accordance with Rider Hunt cost data, within the band of $1,130.00 per/m2 and $2,460.00 per/m2 and would using an average of $1,795.00 per/m2 x 361 m2 total $647,995.00 excluding demolition. The RTA would execute demolition of the existing building at no cost to the Blue Mountains City Council. We therefore conclude that once the cost of maintaining the original building at an average of $16,378.50 over a period of ten (10) years was accounted for the cost differential is likely to be as follows.

Refurbished building (361 m2) $ 673,785.00 Total refurbishment costs $ 673,785.00

Construct a replacement building (361 m2) $ 647,995.00 Total new build cost $ 647,995.00

The new building would be steel frame on a concrete slab with concrete tilt up walls and a colorbond steel roof and would provide basic facilities in accordance with the Building Code of Australia. We would therefore conclude that the cost of refurbishing or replacing the building would generally be the same if maintenance costs to the refurbished building were accounted for, however the cost of maintaining a new building would be minimal and dependent on the overall design. The refurbishment costs of $510,180.00 would not add value to the building but would generally bring the building up to a well maintained condition, however the building materials are still likely to fail and will require refurbishment on an ongoing basis. Option 1992 was reviewed and merely allows moving the front façade wall back in towards the main hall without accounting for the stage area, thus reducing the size of the community hall area, making it less functional. The viability of the hall would be diminished and the facility less marketable to the local community. The Lawson Community Hall would have the capacity, after refurbishment, to provide for 11 car spaces, being 5 along the left hand side of the property and adjacent to the Main Hall which sacrifices one space to provide proper access for the fire exit. The remaining 6 car spaces would be located along the rear elevation of the Lawson Community Hall and adjacent to the Billiard Room and the Office.

Part D1.13 of the Building Code of Australia provides for the number of persons according to use and therefore I can confirm that the Lawson Community Hall could accommodate 259 persons, if the facility were to be used to capacity. The hall is currently used for various community activities such as dance, ballet and drumming workshops. The remainder of the hall is taken up with redundant space such as the supper room, which is not currently used. The meeting room, which is currently used as a community youth area and the office, which is currently, used by the four staff members that run the hall. Potentially this building could be used for amateur dramatics, screening films, live music concerts, dancing, martial arts studio, musical



workshops, art galleries, conference centre, adult education classes and as a general meeting hall for the residents of Lawson. Safer By Design principles indicate that the building is a significant risk in its present state with a possible 78 number applicable site features and a score of 96. It should be noted that there are 5 categories with major being the worst rating, the site in question falls one short of the worst rating. However, there are many things that can be done to the building to reduce its rating and they have been factored into the overall refurbishment cost and include, fencing, imaging and lighting. Measures to reduce vandalism would be incorporated with the safer by design principles which include making the area more useable to the community and thereby preventing ambiguity of usage being associated with hall which would render the hall “at risk” from parties who seek to play on that ambiguity by loitering and damaging the hall as there presence could not be questioned. Fencing off the rear, lighting the grounds, creating imaging, increasing the level of usage and various other suggestions could be incorporated into the refurbishment works. The youth centre could not be used whilst the Lawson Community Hall was being refurbished as it would contravene Occupational Health and Safety legislation. If it were to be occupied during refurbishment, phasing the works would be difficult and costly as the toilets and kitchen facilities are being removed for the redevelopment and would have to be replaced on a temporary basis if the building were to be occupied. Mid Mountains Community Centre, that can house approximately 300 persons, serves a similar function to Lawson Community Hall and could theoretically serve the community if Lawson Community hall were to be demolished. There are also a few smaller venues that are licensed to house between 40 and 70 persons that could also serve the Lawson Community function. It should also be considered that the youth centre housed at Lawson Community Hall would have to be given a new venue should Lawson Community Hall be demolished as the Mid Mountains Community Centre and the other alternative hall venues may have a problem housing the youth centre. Generally, the $510,000.00 to be spent on the Lawson Community Hall will not add value to the Lawson Community Hall but will generally only bring the Lawson Community Hall up to a standard that must be expected of public facilities run by the Blue Mountains City Council by the public. It would make economic sense to demolish the Lawson Community Hall relocate the existing functions held at the Lawson Community Hall to the Mid Mountains Community Centre, and provide new facilities for the youth club or alternatively relocate the youth centre to the Rural Fire Brigade Headquarters and construct a new rural Fire Brigade Headquarters elsewhere using the sale of the land presently housing the Lawson Community Hall to fund the project. Note: This summary is supplied to allow a quick and superficial overview of the inspection results. This summary is NOT the Report and cannot be relied upon on its own. This Summary must be read in conjunction with the full report and not in isolation from the report. If there should happen to be any discrepancy between anything in the



Report and anything in this Summary, the information in the Report shall override that in this Summary.



ROOF a) Type(s) : Gable roof. b) Framework : Softwood pitched type to accessible areas. Steel portal

frame to the main hall area. General Condition : Structurally sound with only minor under purlin beam

and rafter deflection being noted. It is noted that the under purlin beam and rafters to the rear elevation roof are ill supported and require some additional support.

c) Roof Coverings : Colorbond zincalume corrugated steel sheet roofing. General Condition : Good, however, it is recommended that some loose

capping to the steel roof be reseated and that the roof sheets be turned down into the guttering in order to prevent capillary action from occurring.

d) Flashings : Steel. General Condition : Good, however, some lifted sections of flashing around

the chimney should be reseated and refixed in place in order to prevent waters entering into the building envelope.

e) Chimney Stack / Flues : A brick chimney services the open fireplace to the rear

elevation meeting room. General Condition : Generally in a good condition, however, eroded mortar

joints should be raked out and repointed if to be made pleasing.

f) Insulation : Insulwool batts to accessible areas. General Condition : In fair condition, however, poorly placed and should be

removed and replaced with proper insulation in order to provide an adequate result.

g) Sarking : None fitted.



EXTERIOR a) Walls : Rendered and painted masonry walls to the main hall

area, with timber framed and painted weatherboard clad constructed walls to the remainder.

General Condition : The rendered and painted masonry walls are in a

sound and serviceable condition with many paint imperfections, alignment and plumb imperfections being evident. It is recommended that the walls be rubbed back, patch repaired and painted if to be made pleasing and to protect from further deterioration.

The timber framed, painted weatherboard clad

constructed walls have been poorly prepared prior to painting and show evidence of the onset of decay, particularly to the corner intersections. There are sprung cladding boards throughout. It is recommended that all edge trims be removed and replaced, that sprung cladding boards be refixed and that decay damaged weatherboard clad walls be removed and replaced. Split cladding boards should be removed and replaced. Expansion joints between differing materials, at the rear of the building particularly, where the masonry walls meet the timber framed and painted weatherboard clad walls should be properly constructed with an expansion joint, which should be caulk sealed in accordance with Australian Standards.

Some of the timber framed and painted timber

weatherboard clad constructed walls are in ground contact. This is particularly noted to the rear southwest elevations. It is recommended that the pavements around the perimeter walls areas be reduced in height in order to prevent decay and termite damage from occurring in these locations.

b) Lintels : There are no exposed lintels. c) Window Frames : Timber framed double hung sash windows and fixed

frames. General Condition : The timber windows have scattered fatigue damaged

sections of putty which require replacement. Decay damaged sills to the framework need repair. Windows are poorly aligned and should be adjusted in order that they align correctly and function freely. All timber windows should be rubbed back and repainted if to be



made pleasing and to protect from further weather deterioration.

The windows to the east and west elevations ladies

and gentlemen’s toilets should be relocated in order to allow for the difference in the floor height, after refurbishment (5 no.).

Allowance should also be made to recover the window

to the east elevation, which has been blocked in and will require refurbishment.

d) Doors / Frames : A new pair of double doors to the front elevation

façade refurbishment should be allowed for. Three pairs of fire exit doors to the east and west

elevations. A solid core door allowing disabled access is located to

the west elevation. A painted timber ledged and braced door is located to

the south elevation kitchen. A painted timber solid core, fire door, is located to the

south elevation meeting room. A painted timber ledged and braced door to the

external toilet. General Condition : Generally fair with normal wear and tear and

weathering and fading of externally exposed timber sections being evident. Doorframes are to be caulk sealed, or similar, against their wall cladding and brick reveals where there are gaps evident. Externally exposed painted timber sections require rubbing back and repainting if to be made pleasing and to protect from further weather deterioration. Door hardware in general is in fair, but dated, condition and requires reconstruction.

The fire exit doors to the main hall, both east and west

elevations (totalling three pairs of doors) should be removed and replaced with fire doors which are in accordance with the Building Code of Australia and Australian Standards.

The rear elevation door reveals, off the redundant

stage, should have fire doors fitted in order to provide a means of controlling fire spread in accordance with



the Building Code of Australia and Australian Standards.

e) Security Doors : None fitted. f) Gutters / Downpipes : Colour coated zincalume quadrant type gutters with

box section downpipes. General Condition : Generally good, however gutter brackets require

adjustment to eliminate sagging and water pondage. It is recommended that a new stormwater system be constructed and the downpipes be connected to that stormwater system in order to dispose of surface sub-waters away from the buildings enclosing wall areas. Damaged downpipes should be removed and replaced and all downpipes should be rubbed back and repainted if to be made pleasing and in order to protect from further weather deterioration. Gutters should be fitted with leaf guard in order to provide maintenance efficiencies.

g) Eaves / Fascias : Box type eaves with raked, painted timber roof

framework and painted timber barges. General Condition : Fair with minor fascia and barge alignment

imperfections, eave lining misalignment and normal weather deterioration being noted. Open bargeboard joins, in particular bargeboard apex joints to the gable ends, need sealing to prevent water penetration saturating the boards end grain and causing eventual decay. All exposed raked timbers should be rubbed back and repainted if to be made pleasing and in order to protect from further weather deterioration.

h) Current Facade : The feasibility of the new façade as a result of the new

alignment of the Great Western Highway. General Condition : The new façade can be reconstructed to the new

building line and will provide a feasible solution for further utilisation of the building once the stage has been removed and various internal alterations are carried out. The main entry for the building, which is currently to the front of the building, will have to be moved to the side of the building.

The intention with regard to the new front elevation is

to create a façade that matches the existing façade with the addition of a third window instead of the main entry doorway and the keeping of all special features.



SUB-FLOOR a) Foundation / Slab : Suspended timber flooring built on brickwork to the

majority with suspended concrete flooring to the remainder.

General Condition : Leaning sub-floor isolated brick pier supports are to be

physically realigned. Dry packed and poorly constructed piers are to be reconstructed. Misaligned and decay damaged floor framework is to be replaced and the framework repacked upon its pier supports.

All brickwork piers and brickwork enclosing walls

should be constructed with ant caps in accordance with Australian Standards.

Cellulose contained material, i.e. timber debris and

formwork timbers, in ground contact scattered to the sub-floor area needs removal. Cellulose contained material in ground contact is conducive to termite attack.

The sub-floor conditions are considered to be

excessively wet and it is recommended that a buildings outer peripheral, up-slope surface, sub-water drainage system be constructed and connected directly to the stormwater drainage system in order to dispose of surface sub-waters away from the homes enclosing wall areas.

It is also recommended that sections of the enclosing

walls should be reconstructed, as they are crack damaged.

Anobium Punctatum (furniture beetle) damage was

evidenced to some areas at the time of this inspection and it is recommended that a treatment be applied in order to protect the building from further damage.

The floor framework to the ladies and gentlemen’s

toilets should be removed and reconstructed to align with the stage at approximately 500 mm above the finished ground level.

b) Dampcourse : Lead and bituminous coated aluminium. General Condition : It is noted that once ant caps are installed the building

will be properly protected in this regard in accordance with the Building Code of Australia and Australian Standards.



Supporting walls, internally, show high moisture metre

readings indicating rising damp in some locations that will require installation of a new damp proof course.

c) Ventilation : Air vents placed at occasional spacings. General Condition : Inadequate, added air vents at increments of 7,300

mm2 of air space per linear metre of sub-floor enclosing wall area should be inserted in order that the sub-floor area, in it’s entirety, be adequately cross flow ventilated.



INTERIOR a) Ceilings : Painted fibrous asbestos cement ceiling linings to all

areas apart from the main hall where steel raked roof sheeting is evidenced.

General Condition : Scattered surface distorted linings need resetting. It is

recommended that the roof void, in its entirety, be better cross flow ventilated so as to eliminate humid, moist conditions which presently prevail and are the cause of surface distortion.

The ceilings are to be rubbed back and repainted if to

be made pleasing and to protect from further deterioration.

It is recommended that new ceilings be constructed to

the ladies and gentlemen’s toilets in order to account for the difference in the floor levels created by the construction and refurbishment of the new toilet facilities.

Painted steel lighting grid structural steelwork above

the stage is to be removed and the ceiling in this area patch repaired, replaced where necessary and painted to match existing.

b) Walls : Rendered and painted full brick constructed walls to

the main community hall with timber framed fibrous asbestos cement sheet clad walls to the remainder. With stained timber dado rails to the supper room and the meeting room, and having painted timber weatherboard clad walls to the wind lobby adjacent to the meeting room and office.

General Condition : Framework deflection and lining movement crack

damage is scattered over window and doorframe openings and requires repair by reconstruction of leaning sub-floor isolated brick pier supports on concrete pad footings and realigning after which the walls can be patch repaired.

The floor framework, which in turn supports the wall

framework, requires replacing on its pier supports thus returning the wall framework back to its correct position.

Sections of the wall linings are distorted and

sporadically show high moisture metre readings due to



rising damp within the supporting walls. It is noted that some reconstruction work to the walls is required.

All walls should be rubbed back and repainted if to be

made pleasing and to protect from further deterioration, in particular the walls to the stage area as they are black and incomplete due to the location of the stage which it is proposed be removed.

c) Doors : Painted timber decorative panel doors to the majority

with plain faced solid core doors to the remainder. General Condition : Generally good with normal wear and tear, minor

surface impact damage and paint neglect being evident. Some of the hardware will require refurbishment in the future.

d) Woodwork : Painted timber doorframes, window surrounds,

architraves, dado rails, timber shutters to the windows and skirtings.

General Condition : Generally fair with normal wear and tear, minor

surface impact damage and paint neglect being evident. Rubbing back and repainting of the shutters to the windows in the main hall is required.

e) Floor : Cypress pine floorboards to the majority with concrete

and particleboard flooring to the remainder. General Condition : Scattered, leaning sub-floor isolated brick pier supports

are to be reconstructed on new concrete pad footings. Deflected floor framework, which in turn supports wall framework, is to be realigned and packed upon its piers supports. Allow replacing the particleboard flooring with matching flooring to the entry lobby

All timber floors to the rear elevation common areas

should be sanded back, patch repaired and restained if to be made pleasing. It is also noted that broken, crack and split damaged sections of floorboards are to be removed and replaced.

It is also noted that a new floor is required to the stage

area in order to increase the size of the common hall area.

New suspended concrete floors to the ladies and

gentlemen’s toilets (approx. 40 m) will be required to comply with the new arrangement and Bondek or a



similar alternative suspended concrete floor system is recommended.

f) Stairs : Suspended timber stairs to the stage. General Condition : The stairs to the stage should be removed along with

the stage as this area is redundant. New suspended timber stairs are to be constructed to

the rear of the stage, accessing the new fire exits into the supper room.

g) Stage : Suspended timber stage. General Condition : The suspended timber stage and framework is to be

removed in order to create better access and utilisation of facilities and overall to the community hall.



ROOMS g) Main Hall : With suspended timber floors. General Condition : The room is to be completely refurbished including the

rubbing back and restaining of the floorboards, the rubbing back and repainting of all walls and ceilings, the removal of the stage and extension of the floor areas and the rubbing back and repainting of the shutters to the windows.

h) Entry Lobby To the West Elevation: Allow to replace the particleboard flooring with

matching flooring to the remainder of the areas along with rubbing back all wall and ceiling linings and repainting.

i) Gentlemens Toilet Room : To be completely refurbished which is to include the

removal and reconstruction of the floors and ceilings, external windows, entry doors, fixtures, fittings and finishes.

j) Chair Room : Allow to demolish the suspended concrete floors to the

chair room, including the enclosing walls, roof and windows and make good the external facade.

k) Store Room : Allow to gut the storeroom, completely refurbish, block

in the doorway, construct a new access doorway off the main community hall and refurbish the room as a new disabled toilet facility.

l) Kitchen : With vinyl floor and painted ceramic tiled wall areas.

Contains timber cabinets with painted timber doors and worktops, a single bowl stainless steel sink and an electric upright cooker.

General Condition : The kitchen is considered dilapidated and it is

recommended that the room be completely refurbished incorporating a new catering style kitchen including an oven, dishwasher, cook top and stainless steel work surfaces.

m) Stage : Located to the rear of the community hall. General Condition : Should be completely refurbished, including the

removal of the stage, lighting grids, front stage wall and the construction of a new suspended timber stage floor (approximately 50 m2).



n) Ladies Toilet Room : To be completely refurbished which is to include the removal and reconstruction of the floors and ceilings, external windows, entry doors, fixtures, fittings and finishes.

o) Supper Room : Located to the rear of the existing stage. General Condition : Allow to refurbish by rubbing back and restaining the

floor, rubbing back and repainting all the walls and ceiling.

p) Office : Allow to recarpet the office and refurbish walls and

ceilings as appropriate. q) Meeting Room : With exposed timber strip flooring. General Condition : Allow to refurbish all floors, rub back and repaint all

walls and ceilings. r) External Toilet : Externally located toilet is to have its external door

blocked off and a new internal door through the existing fireplace created giving access to this existing toilet room as a disabled facility.



SERVICES a) Water / Plumbing : Whilst not a plumber, pipework installations are as

noted below. We recommend that a qualified plumber be consulted for a more detailed report.

Mains pressure, with no signs of leaks or dripping taps,

however it is noted that the pipework will require substantial refurbishment to upgrade the original pipework to either copper or PVC in accordance with the Building Code of Australia.

b) Hot Water : Whilst not a plumber, pipework installations are as

noted below. We recommend that a qualified plumber be consulted for a more detailed report.

The hot water heater located in the kitchen requires

replacement, as it is not suitable for the type of facility the hall is to provide.

c) Electrical : Whilst not an electrician, electrical installations are as

noted below. We recommend that a qualified electrician be consulted for a more detailed report.

All is in functioning order, however, it is recommended

that a qualified electrician be appointed to check the wiring as the fuse box does not appear to have been upgraded as the building has been extended and altered over time. It is probable that substantial rewiring will be required.

d) Gas : Whilst not a gas fitter, gas installations are as noted

below. We recommend that a qualified gas fitter be consulted for a more detailed report.

No gas services the building. e) Air-Conditioning : Whilst not an air-conditioning engineer, pipework and

equipment installations are as noted below. We recommend that a qualified air-conditioning engineer be consulted for a more detailed report.

No air-conditioning however the main hall requires a

proper ventilation system to comply with Building Code of Australia and Australian Standard 1668.

f) Smoke Detectors Location / Number : There are no smoke detectors in the building. It is

recommended that smoke detectors are hard-wired



into the building and that an early warning system be created in accordance with Australian Standard 1670.



EXTERNALS a) Open Verandas : A west elevation disabled access ramp. General Condition : Generally in fair condition, however, the disabled

access ramp is 1.0 m wide and does not give proper access as it narrows at its bottom section. It is recommended that this disabled access facility be removed and replaced incorporating a new entrance into the building to the right hand elevation.

b) Sheds & Other : None. c) Retaining Walls : A rendered masonry retaining wall to the west

elevation. General Condition : In fair condition with some crack damage noted. It is

recommended that damaged sections of the retaining wall be refurbished.

d) Paths / Driveways : Asphalt paths and driveways. General Condition : In poor condition and it is recommended that the paths

and driveways be excavated and reconstructed, including kerbs and gutters, in order to account for the new facilities which should also allow for tactile indicators in front of exits and entrances. It is also recommended that barriers be placed at entry and exit locations in order to prevent vehicles from overrunning.

It is also recommended that the rear, south elevation

(170 m2 in total) be excavated and a new parking area created allowing for eleven car spaces.

It is noted that the east elevation located chair store is

to be demolished and its entrance and the space created will be resurfaced with appropriate kerb and gutter and will provide additional nose to wall parking (approximately 20 m2).

e) Steps : Suspended timber stairs to the rear elevation kitchen. General Condition : In poor condition, heavily weathered and in ground

contact. The stairs should be removed and replaced with a more suitable structure. It is also noted that the handrails do not comply with current Building Code of Australia requirements.



Steps : A suspended concrete step structure servicing the east elevation chair storage area.

General Condition : To be made redundant. New car spaces should be

constructed in this location (approximately 20 m2). f) Fencing : Timber paling fencing. General Condition : The fencing is in fair condition, however, it is

recommended that the timber fencing be isolated from ground contact and that it be rubbed back and creosoted if to be made pleasing and in order to protect from further weather deterioration.

It is also recommended that fencing be erected to the

perimeter of the east elevation and part of the rear elevation adjacent to the Rural Fire Service Headquarters.

g) Gates : It is recommended that gates be erected to the East

and West elevation access points into the building with the East having vehicular access gates and the West elevation having individual access gates. An access gate to the Rural Fire Service headquarters at the South elevation (rear) should also be provided for.

h) Storm Water Run Off : Inadequate, it is recommended that a buildings outer

peripheral, up-slope surface, sub-water drainage system be constructed and connected directly to the stormwater drainage system in order to dispose of surface sub-waters away from low lying areas.

i) Damp : There is evidence of wet sub-floor conditions due to

poor site drainage and damp conditions due to poor ventilation. It is also noted that the downpipes are not connected to the stormwater drainage system and are causing damp and moist conditions to prevail around the buildings enclosing wall areas.



ADDITIONAL INFORMATION a) Option 1992 : Having reviewed Option 1992 we note that it merely

allows to move the front façade wall back in towards the main hall without accounting for the stage area and reduces the size of the community hall area, making it less functional. It is therefore noted that the 1992 option would not be the most suitable option to adopt, as it would essentially make the hall redundant to most parties using the facility at this time and in the future.

Below is the 1992 proposed alternation plan.



b) Current Use : The hall is currently used for various community activities such dance, ballet and drumming workshops. The remainder of the hall is taken up with redundant space such as the supper room, which is not currently used. The meeting room, which is currently used as a community youth area and the office, which is currently, used by the four staff that run the hall.

The current building is used as follows. Youth Centre Tuesday to Friday 2.00 pm to 6.00 pm and Saturday 12.00 pm to 4.00 pm Drumming Workshop Monday & Thursday 7.00 pm to 11.00 pm Ballet Tuesday and Friday 4.00 pm to 8.00 pm Jazz Dancing On a Saturday (no specific time) The hall is also used sporadically on a weekday

morning.



c) Potential Use : Potentially this building could be used for amateur dramatics, screening films, live music concerts, dancing, as a martial arts studio, musical workshops, art galleries, conference centre, adult education classes and as a general meeting hall for the residents of Lawson.

The building has the potential to become the focal

point of the community, which is going to be affected by the relocation of the main shopping area that is being demolished to make way for the new highway.

However it should be considered that Mid Mountains Community Centre, that can house approximately 300 persons, serves a similar function to Lawson Community Hall and could theoretically serve the community if Lawson Community hall were to be demolished. There are also a few smaller venues that are licensed to house between 40 and 70 persons and could also assist the community should the Lawson Community Hall be demolished. The youth centre housed at Lawson Community Hall would have to be given a new venue should Lawson Community Hall be demolished as the Mid Mountains Community Centre and the other alternative hall venues may have a problem housing the youth centre.



d) Safer by Design The attached hand written schedule 4.1 to 4.6 indicates that the building is a significant risk in its present state, with a possible 78 applicable site features and a score of 96. It should be noted that there are 5 categories with major being the worst rating, the site in question falls one short of the worst rating. The refurbished proposal works outlined in this report will reduce the risk to minor with the main risk to the property coming from its position adjacent to vacant land and being in close proximity to the main licensed premises / public house and railway station thus being prone to attack by criminal elements.

TREATMENT OPTIONS Physical Environment - Site hazards and crime opportunities include: Vacant land adjacent to the hall; There is a nondescript use of the building leading to

exploitation by outside parties; There is a lack of security and fencing; There are many dark corners and voids; The majority of the area is unlit; The hall is easily accessed by passing traffic; The hall can be surveyed from many vantage points; The building is unoccupied at various times during the

week during the day; The hall is remote from the general population. Activity / Space Management: Better identifying signage should be erected; Blind and dark corners should be reduced; Windows should be secured and a darkening film

applied to the window glass; Improve external lighting; Improve tactile indicators; Fence off and provide gates to the buildings grounds; Tidy vacant land to prevent crimes arising from this

location; Encourage use and activity to building; Repair / improve cycle routes, pavements, etc; Encourage Rural Fire Service to use the building; Clearly indicate what the building is used for. Environmental Maintenance: Tidy up the site and surroundings; Reduce the access to areas available for graffiti;



Reduce / change surfaces to a range of surfaces in order to prevent graffiti;

Integrate the building into the community by increasing the usage, the use of hedges, furniture, lighting and fencing.

Community Strategies: Community based crime prevention strategies that

could also be used at this site to reduce the risk of crime may include.

Neighbourhood Watch. Encourage the Rural Fire Service to routinely watch the

building. Encouraging young persons using the centre to take

“ownership” of the building. Encourage youth based events to be held on the

premises. Properly sign the site by adopting a branding strategy. Reduce ambiguity of use to weed out undesirables. Developmental / Structural Considerations: Developmental / Structural crime prevention strategies

that could also be used at this site to reduce the crime risk may include:

The erection of fences to fence off all accessible areas; The installation of increased lighting, to reduce the

amount of dark unlit areas; Encourage the vacant land to be utilised to assist the development but is at present RTA land.



Issues and Treatments:

Crime Opportunities/hazards listed in priority order

Treatment/Strategy Options

Preferred treatments/strategies

Responsible organization/person

Vacant Land Utilise / Fence Carpark/building RTA

Railway Station Security Security SRA

Lack of Identity Signage Signage Council

Lack of full time occupation

More usage More usage Council

No fences Erect fences & gates

Erect fences & gates Council

No lighting Lighting Lighting Council

Licensed Premises / Public house

Fence off Fence off Council



SAFER BY DESIGN

EVALUATION FORMS

Pages 14 – 25



e) Licensing Requirements : THEATRES AND PUBLIC HALLS ACT 1928 Car Spaces Formula used to calculate the number of car spaces

that should serve the hall.

Total Other FSA x Site area Total FSA within Development 50 361.00 = 2.28 x 361 7.22

158.21 50 Therefore 2.28 x 7.22 Therefore 16 number car spaces should be provided. The Lawson Community Hall would have the capacity, after refurbishment, to provide for 11 car spaces, being 5 along the left hand side of the property and adjacent to the Main Hall which sacrifices one space to provide proper access for the fire exit. The remaining 6 car spaces would be located along the rear elevation of the Lawson Community Hall and adjacent to the Billiard Room and the Office. Maximum Occupation Load Calculations and Licensing Requirements Building Requirements Regardless of whether the proposed venue is a licensed premise or a disused warehouse, it must comply with essential minimum requirements of the Local Government (Approvals) Regulations 1993 and the Building Code of Australia 1990 (BCA) concerning building structure, fire safety and sanitary provisions. (However, Councils have some discretion when dealing with existing buildings that do not strictly meet minimum requirements that are mandatory for new buildings.) The references to the Building Code of Australia 1990, in this Section provide a guide to KEY elements of building design and fire safety issues. The BCA should be consulted directly for technical building standards and requirements. Part A1 and the NSW Appendix A1 of the BCA contain a complete list of important definitions.



Building Integrity The integrity of the building structure and it surrounds must be sound and not be a danger to its occupants. Below are some issues to be considered when deciding on a suitable venue. Floors All floor surfaces must be level, structurally sound and free of hazards such as potholes, protrusions, loose boards, worn floor coverings and debris. Walls Walls must be free of hazards such as loose and broken cladding, broken windows, protrusions and sharp edges. Roof The roof must be sound and free of hazards such as loose roofing material, insulation, light fittings and broken skylights. Electrical Wiring must be sound and free of hazards such as exposed cables, terminals, loose plugs and switches. Wiring must not be loose or taped to the ground or floor in public areas. A qualified electrical contractor should be consulted in each case to ensure that the electrical facilities are adequate for the proposed function. Building Capacity Part D1.13 of the BCA provides for the number of persons according to use. Area per person according to use; Auditorium (for public entertainment) - 1 square metre

of floor area per person

Other areas - 1.2 square metres per person



All calculations are in square metres and are dependent upon the variables of exit provisions, sanitary provisions and car parking requirements being adequate for the proposed capacity. Lawson Community Hall has capacity for 158 persons in the Main Hall. Lawson Community Hall has capacity for 34 persons in the Supper Room. Lawson Community Hall has capacity for 67 persons in the Billiard Hall. The remaining areas being store room/disabled toilet, male and female toilet, kitchen and office do not have a capacity rating. I can therefore confirm that the Lawson Community Hall has 259 persons if the facility were to be used to capacity.

Exits An 'exit' is any internal or external stairway, ramp, fire-isolated passageway, or doorway, if they provide exit to an open space. All exit doors must be easily opened into an open space that is free from obstruction. All passages leading to an exit must be well maintained and free from obstruction. Exit provisions are determined by Section D of the BCA, which includes detailed specifications for the provision of escape and construction of exits. Numbers of Exits Required For all buildings there must be a minimum number of two exits from each floor, including the basement. Exit Travel Distances There can be up to a maximum of 80 metres from any point on the floor to an exit. Distance Between Alternative Exits There should be a minimum of 9 metres between alternative exits and a maximum of 60 metres between alternative exits. Alternative exits are to be located so that alternative paths of travel to those



exits do not converge to the extent that they becomes less than 6 metres apart inside the building. The openings where the alternative exit paths leave the building must be as far apart as possible. Dimensions of Exits An exit, which is a doorway, must have a minimum height of 1,980 mm. All other exits must have a minimum height of 2.0 metres. An exit must have a minimum width of 1 metre and a maximum width of 3 metres. The aggregate (or total) required width of exits must be provided on the basis of one metre per 100 persons, or part thereof, present on the premises. Exit Signs, Emergency Lighting And Warning Systems Exit signs, emergency lighting and warning systems must comply with BCA, Part E4. Exit signs All entertainment venues must be fitted with exit signs that are clearly visible to persons approaching the exit and must be installed on, above or next to each required exit. All exit signs must be installed so that if the normal power supply fails, emergency illumination is provided to the sign. Exit signs must comply with Australian Standard 2293.1. Emergency lighting Emergency lighting must be provided in entertainment venues where the floor area of that storey is more than 300 square metres, or any point on the floor of that storey is more than 20 metres from the nearest doorway opening directly to a stairway, ramp, passageway, road or open space. Emergency lighting must also be provided if exiting from that storey involves a vertical rise within the building of more than 1.5 metres, or any vertical rise if the storey does not admit sufficient light. Every emergency lighting system must operate automatically and give sufficient illumination without



undue delay for the safe evacuation of all areas of the building. Emergency lighting must comply with Australian Standard 2293.1. Enquiries about Australian Standard 2293.1 and emergency lighting should be made to a qualified electrical contractor for electrical installations, and to local Council for the BCA. Doorways And Doors Required exits must be fitted with swing doors, which open outwards from the building. However, automatic sliding doors are allowed on the main entrance. Revolving doors, collapsible gates, accordion doors, turnstiles or rigid barriers are not acceptable. Many unlicensed venues are fitted with large sliding doors and roller doors, which do not meet the requirements for places of public entertainment. However, local Councils may accept sliding and roller doors as exits in a venue if: 1. The doors meet the minimum requirements of

distance of travel to exits, and aggregate width;

2. The doors are key-locked in the open position while the premises are occupied, and the promoters hold the key.

Artificial lighting Artificial lighting must be provided in entertainment venues to provide a safe and comfortable environment in accordance with Australian Standard 1680 to all rooms that will be occupied by the public/patrons, and all corridors, lobbies, internal stairways and other circulation spaces and paths of exit. Fire Fighting Equipment Fire Hydrants A fire hydrant system must be provided to service a building with a floor area greater than 500 square metres, and where an operational fire service is available to attend a building fire. Fire hydrants must comply with Australian Standard 2419. Hose Reels



A hose reel system must be provided to serve the whole building where one or more internal hydrants are installed. Where internal hydrants are not installed, a suitable hose reel system must be provided to serve any fire compartment with a floor area greater than 500 square metres. Hose reels must comply with Australian Standard 2441. Portable fire extinguishers Portable fire extinguishers containing an extinguishing agent suitable for the fire risk being protected against, must be provided in every building. Water type extinguishers need not be installed in a building or part of a building served by a fire hose reel. Portable fire extinguishers must be provided and installed in accordance with Australian Standard 2444. Enquiries about Australian Standard 2441 and 2444, fire extinguishers and more specialised requirements for sprinklers and alarms should be made to the local Council.



f) Measures to Reduce Vandalism : Measures to reduce vandalism would be incorporated

into the safer by design principles, these suggestions would include the following.

To make the area more useable to the community and

thereby prevent ambiguity of usage being associated with hall rendering it “at risk” from parties who seek to play on that ambiguity by loitering and damaging the hall as there presence could not be questioned.

Fencing off the rear and side elevations of the

community hall and thereby closing the access of the hall off to the public and passers by when not in use.

Lighting the grounds to the hall in order to make the

hall a safer environment. Creating imaging, signage and lighting to provide the

hall with a sense of identity with the community and allow the hall to be identified by its usages.

To exploit its proximity to the Rural Fire Service

headquarters and the Great Western Highway that offers good protection.

Increase the level of usage of the hall so that the

occupants of the building occupy the hall for the majority of its time and thus providing natural security, notwithstanding the fact that the Mid Mountains Community Hall can be used for the same functions and could compete against each other reducing the likelihood that the Lawson Community Hall will have the required usage.

Encourage the use of the adjacent vacant land to prevent it being use as a surveillance vantage point. Reduce blind and dark corners. Repair adjacent grounds and pavements.



g) Sustainability Principles : The hall is likely to become more sustainable after

refurbishment / replacement due to the following: No other facilities presently offer, and are likely to offer

in the future, a safe, reasonably located and appointed hall of its size that can be a venue for any type of event which includes but is not limited to music concerts, music lessons through to community meeting and youth clubs.

The hall is in a fair condition for its age and generally

the areas identified as being weaknesses are due to neglect and lack of adequate maintenance. The refurbishment of the hall and its maintenance on an annual basis provides a sustainable venue that can adapt to the changes of the society in Lawson both now and in the future.

The following sustainability principles must be adopted

in relation to the Lawson Community Hall.

Accountability – Setting performance-based standards and indicators, implementing mechanisms for compliance, auditing and reporting on an effective enforcement regime, and reporting on progress towards sustainable resource management of the Lawson Community Hall.

Certainty – Making timely and clear resource management decisions within a predictable and understandable regulatory framework. Competitiveness – Ensuring that the Lawson Community Hall is competitive by allowing it to compete with its competitors in an open market. Continual improvement – Learning from the past and looking for new and improved approaches to resource management. Culturally - Foster natural, cultural, and spiritual growth through traditional wisdom and modern knowledge and Integrate intentions with behaviour, cultural customs with social systems. Innovation – Encouraging innovative approaches, technologies and skills to ensure the wise and efficient use of the available resources.



Integration – Ensuring that resource management decisions integrate economic, environmental, and social considerations for the benefit of present and future generations. Science-based decision-making – Making decisions that are informed by science-based information and risk assessment. Shared responsibility – Encouraging co-operation between First Nations; federal, state, and local governments; and industry and non-governmental organizations in developing and implementing resource management policies in order to facilitate the complete and efficient use of the Lawson Community Hall.

Transparency – Establishing open and understandable decision-making processes including consulting with key interests prior to making decisions; public release of monitoring and compliance records, and tracking sustainability indicators. This may all seem overly complicated in relation the Lawson Community Hall but in order for the building and its place in the community to survive the hall must be managed and used efficiently, economically and beneficially and this can only be done by developing accountability. The Lawson Community Hall will fail if it does not have a committed plan of action to its mission in the community.



h) Viability of Asset After Partial Demolition: The viability of the asset after partial demolition will

generally be unchanged as the actual gross floor area of the hall is likely to stay the same and the upgrade of the facilities as a result of the partial demolition will make the hall more attractive to the general public.

The hall has no real identity at the moment and is

relatively inconspicuous despite its present high profile location. The partial demolition and refurbishment combined with its location to the new RTA Great Western Highway upgrade will provide the Lawson Community Hall with the opportunity to become a focal point for the community and be a much more viable asset after its refurbishment. Furthermore the signing and imaging of the Lawson Community Hall in an aesthetic manner will provide the Lawson Community Hall with a high profile status, reducing its risk of vandalism and theft and will give the community a link to the past.

However, generally the Lawson Community Hall will

after demolition and substantial refurbishment, be unchanged other that providing less space for occupation by potential users. The $500,000.00 to be spent on the Lawson Community Hall will not add value to the Lawson Community Hall but will generally only bring the Lawson Community Hall up to a standard that must be expected of public facilities run by the Blue Mountains City Council by the public.



i) Schedule of Annual Works TEN YEARS MAINTAINENCE WORKS ARE LISTED BELOW: TOTAL $163,785.00

Ref

Description Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10

1. Painting and decorating external areas

1,500 1,500 1,700 10,500 2,000 2,200 2,400 2,600 2,800 3,000

2. Clearing gutters and downpipes 500 500 540 560 580 600 620 640 660 680

3. Termite inspections and treatments

500 500 540 560 580 600 620 640 660 680

4. Electrical and fire inspections 350 350 380 400 420 440 460 480 500 550

5. Health inspections 350 350 380 400 420 440 460 480 500 550

6. Painting and decorating of internal walls

1,500 1,500 1,700 5,000 2,000 2,000 2,200 2,400 2,600 8,000

7. Refurbishment of windows and doors

350 350 380 400 420 440 460 480 500 550

8. Filling / maintenance of pot holes and external works

1,600 1,650 1,700 1,800 2,000 2,200 2,400 2,600 2,800 3,000



Ref

Description Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10

9. Realignment and packing of floor framework on a regular basis.

650 650 700 750 800 850 900 950 1,000 1,050

10. Repair and maintenance of fences

650 650 700 1,800 750 800 850 900 950 1,000

11. Maintain flooring carpets/boards etc

500 500 540 560 2,000 600 620 640 660 700

12. Blocked/leaking pipes and general plumbing works

650 650 700 750 800 850 900 950 1,000 1,050

13. Security maintenance costs and replacement of lights/fittings

650 650 700 750 800 850 900 950 1,000 1,050

14. Repair/replace electrical kitchen equipment

650 700 750 800 850 900 950 1,000 1,050 1,100

15. Miscellaneous costs associated with the running of the facility

500 540 560 2,500 600 620 640 660 700 800

TOTAL VALUES 10,90

1 11,04

2 11,97

3 27,53

4 15,025 14,396 15,38

7 16,37

8 17,38

9 23,760



The ten-year (10) maintenance schedule, as detailed in the foregone chart, can be graphically depicted as follows.

MAINTENANCE EXPENDITURE

0

5,000

10,000

15,000

20,000

25,000

30,000

1 2 3 4 5 6 7 8 9 10

Y ears

Series1

We have assumed that there will be a spike in the fourth (4) year when expenditure to replace and completely refurbish areas that were not covered during the reconstruction of the hall, we have also factored in the possibility that the hall will be fully utilised after the first year and will then start to receive substantial wear and tear that will require repair in order to provide adequate facilities for the general public. There will be a further spike in the tenth year when areas refurbished in the first year will require attention due to wear and tear due to constant use. Years one (1) to three (3) and five (5) to nine (9) will be generally dealt with on the basis of requirements and in recognition of need which we anticipate to be repairing and patching damage that is likely to occur during the year and the clearing of gutters and downpipes and repair of fences and pavements. The total cost of maintenance expenditure over a ten (10) year period is projected to be $163,785.00.



j) Façade Removal Works : Entrance Foyer and associated façade walls. Removal of main entrance foyer, including step

structure and to be carted away from the site (3.0 m wide x 3.0 m deep) and the removal of the façade wall to the north elevation.

Support the steel framed, colorbond sheet covered roof

and remove the façade (11.5 m long), reconstruct at approximately 3.0 metres into the existing vestibule (south). This should include construction of new corbels to the heads of the walls, new sills and new head sections of the windows. Include for the removal of the timber framed and fibrous asbestos cement sheet clad lighting and film facility, internally of the hall, and carting away (150 m2 on two faces i.e. approximately 300 m2 of wall linings). Works can be executed whilst the rear of the centre, predominantly used as a youth club, is in use.

Hoardings and fencing to be constructed in order to

provide access and protection to the general public whilst the works are in progress and this will minimise any lost opportunities that the hall may encounter during its refurbishment.

The proposal will be to change the current façade so

that there is no exit/entrance but will have facilities for signage and lighting and this will be displayed using the original features and corbelling.

The youth centre could not be used whilst the Lawson

Community Hall was being refurbished as it would contravene Occupational Health and Safety legislation if it were to be occupied during refurbishments and phasing the works would be difficult and costly as the toilets and kitchen facilities are being removed for the redevelopment and would have to be replaced on a temporary basis if the building were to be occupied.



k) Re-using Façade Material : It is reported that the original hall was constructed

from the bricks from the first Lawson Railway Station, which was located nearby and purchased and moved to the site by the Lawson Mechanics Institute. The additions to the front and side were constructed from bricks in the old railway station from Mount Victoria.

It is proposed that in order to maintain a link with this

important historical lineage that the bricks from the front façade that is to be demolished be given a third life as a base to the reconstructed pavements, particularly at the right hand elevation, where it is proposed that the main access to the hall be created.



IMPORTANT INFORMATION FOR THE CLIENTS The primary role of the Building Inspector is to bring to the clients attention visual and latent defects where possible and the potential for future defects and not to offer appraisal as such. In so doing this, a report can be considered to read negatively, we therefore urge the client to contact the writer upon receiving this report to discuss findings, and in order that the inspector can offer a perspective as to what is likely to have been expected. DISCLAIMER OF LIABILITY:- No liability shall be accepted on account of failure of the within Report to notify any problems in any area(s) or sections(s) of the subject property physically inaccessible for inspection, or when access for Inspection is denied by or to the Consultant (including but not limited to any area(s) or section(s) so specified by the within report). DISCLAIMER OF LIABILITY:- This Report is made solely for the use and benefit of the Client named on the front of this report and no liability or responsibility whatsoever is accepted to any third party who may rely on the Report wholly or in part. Any third parties acting or relying on this Report whether in whole or in part do so at their own risk.



PHOTOGRAPHIC RECORD

East elevation

East Elevation



PHOTOGRAPHIC RECORD (Cont’d)

West Elevation (Entry)

Disabled Ramp (Inappropriate construction)




External toilet (South elevation)

East elevation kitchen exit




Stage to main hall

Chair Storage Room




Fire place (proposed doorway)

Main hall (from stage view)




Main youth centre

Supper room



Important Information Regarding the Limitations of the Valued Notable Defects Page/s 1. PROFESSIONAL INDEMNITY INSURANCE does not cover the attached valued

notable defects page/s and persons relying solely on the quoted dollar figures do so at their own risk.

2. It is the inspector’s opinion, whether or not a defect is considered significant and

depends, to a large extent, upon the age and type of the building inspected. 3. The values noted are supplied to allow a quick superficial overview of the

inspection in dollar terms and cannot be relied upon on its own. The values should be read in conjunction with a builder’s quotation, once that builder has made a detailed and invasive inspection of the property.

4. The values quoted have been prepared using Rawlinsons Price Book for Small

Building Works in conjunction with the inspector’s knowledge and experience of the building trade. A daywork rate per tradesman of $55.00 per hour has been assumed, with the split of works being assessed generally at 70% labour and 30% being materials and will, as a minimum, assess portions of work as being valued on a daily basis at 8 hours per day.

5. Dollar shortfalls in individual items are likely to be experienced unless works are

executed as packages rather than individual items. 6. We suggest that a qualified builder be consulted to properly define, organize,

price and manage the works. 7. THIS IS A VISUAL INSPECTION ONLY limited to those areas and sections of the

property fully accessible and visible to the Inspector on the date of Inspection. The inspection DID NOT include breaking apart, dismantling, removing objects including, but not limited to, foliage, moldings, roof insulation/sisilation, floor or wall coverings, sidings, ceilings, floors, furnishings, appliances or personal possessions. The inspector CANNOT see inside walls, between floors, inside skillion roofing, behind stored goods in cupboards, other areas that are concealed or obstructed. The inspector DID NOT dig, gouge, force or perform any other invasive procedures. Visible timbers CANNOT be destructively probed or hit without the written permission of the property owner and as such cannot be accurately valued and the figures quoted should be treated as a guide and cannot include repairs to areas not fully accessible and visible to the inspector on the date of inspection.



NOTABLE DEFECTS THE MORE NOTABLE DEFECTS ARE LISTED BELOW:

Ref Description Total

1. It is noted that the under purlin beam and rafters to the rear elevation roof require some additional support as they are ill supported.

650.00

2. Loose capping to the steel roof should be reseated and the roof sheets turned down into the guttering in order to prevent capillary action from occurring.

650.00

3. Lifted sections of flashing around the chimney should be reseated and refixed in place in order to prevent waters entering into the buildings envelope.

500.00

4. The chimney has eroded mortar joints that should be raked out and repointed if to be made pleasing.

650.00

5. Insuwool batts are poorly placed and should be removed and replaced with proper insulation in order to provide an adequate result.

1,500.00

6.

The rendered and painted masonry walls are in a sound and serviceable condition with many paint imperfections, alignment and plumb imperfections being evident. It is recommended that the walls be rubbed back, patch repaired and painted if to be made pleasing and to protect from further deterioration.

3,500.00

7.

The timber framed, painted weatherboard clad constructed walls have been poorly prepared prior to painting and show evidence of the onset of decay, particularly to the corner intersections. There are sprung cladding boards throughout. It is recommended that all edge trims be removed and replaced, that sprung cladding boards be refixed and that decay damaged weatherboard clad walls be removed and replaced. Split cladding boards should be removed and replaced.

4,000.00

8.

Expansion joints between differing materials, at the rear of the building particularly, where the masonry walls meet the timber framed and painted weatherboard clad walls should be properly constructed with an expansion joint, which should be caulk sealed in accordance with Australian Standards.

650.00




9.

Some of the timber framed and painted timber weatherboard clad constructed walls are in ground contact. This is particularly noted to the rear southwest elevations. It is recommended that the pavements around the perimeter wall areas be reduced in height in order to prevent decay and termite damage from occurring in these locations.

2,500.00

10.

The timber windows have scattered fatigue-damaged sections of putty that require replacement. Decay damaged sills to the framework need repair. Windows are poorly aligned and should be adjusted in order that they align correctly and function freely. All timber windows should be rubbed back and repainted if to be made pleasing and to protect from further weather deterioration.

2,500.00

11. The windows to the east and west elevation ladies and gentlemen’s toilets should be relocated in order to allow for the difference in the floor height, after refurbishment (5 no.).

2,000.00

12. Allowance should also be made to recover the window to the east elevation, which has been blocked in and will require refurbishment.

1,000.00

13.

Doorframes are to be caulk sealed, or similar, against their wall cladding and brick reveals where there are gaps evident. Externally exposed painted timber sections require rubbing back and repainting if to be made pleasing and to protect from further weather deterioration. Door hardware in general is in fair, but dated, condition and requires reconstruction.

500.00

14.

The fire exit doors to the main hall, both east and west elevations (totalling three pairs of doors) should be removed and replaced with fire doors which are in accordance with the Building Code of Australia and Australian Standards.

3,000.00

15.

The rear elevation door reveals, off the redundant stage, should have fire doors fitted in order to provide a means of controlling fire spread in accordance with the Building Code of Australia and Australian Standards.

2,000.00

16.

Gutter brackets require adjustment to eliminate sagging and water pondage. It is recommended that a new stormwater system be constructed and the downpipes be connected to that stormwater system in order to dispose of surface sub-waters away from the buildings enclosing wall areas.

2,500.00




17.

Damaged downpipes should be removed and replaced and all downpipes should be rubbed back and repainted if to be made pleasing and in order to protect from further weather deterioration. Gutters should be fitted with leaf guard in order to provide maintenance efficiencies.

1,500.00

18.

Open bargeboard joins, in particular bargeboard apex joints to the gable ends, need sealing to prevent water penetration saturating the boards end grain and causing eventual decay. All exposed raked timbers should be rubbed back and repainted if to be made pleasing and in order to protect from further weather deterioration.

650.00

19.

Leaning sub-floor isolated brick pier supports are to be physically realigned. Dry packed and poorly constructed piers are to be reconstructed. Misaligned and decay damaged floor framework is to be replaced and the framework repacked upon its pier supports.

2,000.00

20. All brickwork piers and brickwork enclosing walls should be constructed with ant caps in accordance with Australian Standards.

2,000.00

21.

Cellulose contained material, i.e. timber debris and formwork timbers, in ground contact scattered to the sub-floor area needs removal. Cellulose contained material in ground contact is conducive to termite attack.

350.00

22.

The sub-floor conditions are considered to be excessively wet and it is recommended that a buildings outer peripheral, up-slope surface, sub-water drainage system be constructed and connected directly to the stormwater drainage system in order to dispose of surface sub-waters away from the homes enclosing wall areas.

4,500.00

23. It is also recommended that sections of the enclosing walls should be reconstructed, as they are crack damaged.

1,000.00

24.

Anobium Punctatum (furniture beetle) damage was evidenced to some areas at the time of this inspection and it is recommended that a treatment be applied in order to protect the building from further damage.

500.00

25. The floor framework to the ladies and gentlemen’s toilets should be removed and reconstructed to align with the stage at approximately 500 mm above the finished ground level.

2,000.00




26.

It is noted that once ant caps are installed the building will be properly protected in this regard in accordance with the Building Code of Australia and Australian Standards. Supporting walls, internally, show high moisture metre readings indicating rising damp in some locations that will require installation of a new damp proof course.

1,500.00

27.

Added air vents at increments of 7,300 mm2 of air space per linear metre of sub-floor enclosing wall area should be inserted in order that the sub-floor area, in it’s entirety, be adequately cross flow ventilated.

1,500.00

28.

Scattered surface distorted linings need resetting. It is recommended that the roof void, in its entirety, be better cross flow ventilated so as to eliminate humid, moist conditions which presently prevail and are the cause of surface distortion.

2,500.00

29. The ceilings are to be rubbed back and repainted if to be made pleasing and to protect from further deterioration.

10,000.00

30.

It is recommended that new ceilings be constructed to the ladies and gentlemen’s toilets in order to account for the difference in the floor levels created by the construction and refurbishment of the new toilet facilities.

4,500.00

31. Painted steel lighting grid structural steelwork above the stage is to be removed and the ceilings in this area patch repaired, replaced and painted to match existing.

2,000.00

32.

Framework deflection and lining movement crack damage is scattered over window and doorframe openings and requires repair by reconstruction of leaning sub-floor isolated brick pier supports on concrete pad footings and realigning after which the walls can be patch repaired.

1,500.00

33. The floor framework, which in turn supports the wall framework, requires repacking on its pier supports thus returning the wall framework back to its correct position.

2,000.00

34.

Sections of the wall linings are distorted and sporadically show high moisture metre readings due to rising damp within the supporting walls. It is noted that some reconstruction work to the walls is required.

5,000.00




35.

All walls should be rubbed back and repainted if to be made pleasing and to protect from further deterioration, in particular the walls to the stage area as they are black and incomplete due to the location of the stage which it is proposed be removed.

8,500.00

36. The door hardware will require refurbishment in the future. 1,500.00

37. Doors have normal wear and tear, minor surface impact damage and paint neglect being evident.

750.00

38.

All timber floors to the rear elevation common areas should be sanded back, patch repaired and restained if to be made pleasing. It is also noted that broken, crack and split damaged sections of floorboards are to be removed and replaced.

10,000.00

39. It is also noted that a new floor is required to the stage area in order to increase the size of the common hall area.

14,000.00

40.

New suspended concrete floors to the ladies and gentlemen’s toilets (approx. 40 m) will be required to comply with the new arrangement and Bondek or a similar alternative suspended concrete floor system is recommended.

4,500.00

41. The stairs to the stage will be removed along with the stage, as this area is redundant.

650.00

42. New suspended timber stairs are to be constructed to the rear of the stage, accessing the new fire exits into the supper room.

1,700.00

43. The suspended timber stage and framework is to be removed in order to create better access and utilisation of facilities and overall to the community hall.

1,000.00

44.

Painted timber doorframes, window surrounds, architraves, dado rails, timber shutters to the windows and skirtings are fair with normal wear and tear, minor surface impact damage and paint neglect being evident and rubbing back and repainting of the shutters to the windows in the main hall is required.

3,000.00

45. Allow replacing the particleboard flooring with matching flooring to the entry lobby.

1,000.00

46. To completely refurbish the gentlemen’s toilet with new toilet pans, hand basins, urinals, partition stalls and dispensers.

10,000.00

47. To completely refurbish the ladies toilet with new toilet pans, hand basins, partition stalls and dispensers.

10,000.00




48. Allow demolishing the suspended concrete floors to the chair room, including the enclosing walls, roof and windows and making good the external facade.

3,000.00

50.

Allow gutting the storeroom, completely refurbishing, blocking in the doorway, constructing a new access doorway off the main community hall and refurbishing the room as a new disabled toilet facility.

2,500.00

51

The kitchen is considered dilapidated and it is recommended that the room be completely refurbished incorporating a new catering style kitchen including an oven, dishwasher, cook top and stainless steel work surfaces.

15,000.00

52. Allow removing the front stage wall in the main hall and carting away and making good all surrounding wall and ceiling finishes.

1,500.00

53. Recarpet the office in a durable floor finish. 1,100.00

54. Externally located toilet is to have its external door blocked off and a new internal door through the existing fireplace created giving access to this existing toilet room as a disabled facility.

10,000.00

55.

Water service is mains pressure, with no signs of leaks or dripping taps, however it is noted that the pipework will require substantial refurbishment to upgrade the original pipework to either copper or PVC in accordance with the Building Code of Australia.

10,000.00

56. The hot water heater located in the kitchen requires replacement, as it is not suitable for the type of facility the hall is to provide.

2,000.00

57.

It is recommended that a qualified electrician be appointed to check the wiring as the fuse box does not appear to have been upgraded as the building has been extended and altered over time. It is probable that substantial rewiring will be required.

10,000.00

58 No air-conditioning however the main hall requires a proper ventilation system to comply with the Building Code of Australia.

15,000.00

59. It is recommended that smoke detectors are hard-wired into the building and that an early warning system be created in accordance with Australian Standard 1670.

2,500.00




60.

The disabled access ramp is 1.0 m wide and does not give proper access as it narrows at its bottom section. It is recommended that this disabled access facility be removed and replaced incorporating a new entrance into the building to the right hand elevation.

9,500.00

61. It is recommended that damaged sections of the retaining wall be refurbished.

5,000.00

62.

Asphalt paths and driveways are in poor condition and it is recommended that the paths and driveways be excavated and reconstructed, including kerbs and gutters, in order to account for the new facilities which should also allow for tactile indicators in front of exits and entrances. It is also recommended that barriers be placed at entry and exit locations in order to prevent vehicles from overrunning.

40,000.00

63. It is also recommended that the rear, south elevation (170 m2 in total) be excavated and a new parking area created allowing for eleven car spaces.

17000.00

64.

It is noted that the east elevation located chair store is to be demolished and its entrance and the space created will be resurfaced with appropriate kerb and gutter and will provide additional nose to wall parking (approximately 20 m2).

2,500.00

65.

Suspended timber stairs to the rear elevation kitchen are in poor condition, heavily weathered and in ground contact. The stairs should be removed and replaced with a more suitable structure. It is also noted that the handrails do not comply with current Building Code of Australia requirements.

5,000.00

66.

Timber paling fencing is in fair condition, however, it is recommended that the timber fencing be isolated from ground contact and that it be rubbed back and creosoted if to be made pleasing and in order to protect from further weather deterioration.

2,500.00

67. It is also recommended that fencing be erected to the perimeter of the east elevation and part of the rear elevation adjacent to the Rural Fire Service Headquarters.

6,500.00

68.

It is recommended that gates be erected to the East and West elevation access points into the building with the East have vehicular access gates and the West elevation having individual access gates. An access gate to the Rural Fire Service headquarters at the South elevation (rear) should also be provided for.

3,500.00




69.

The reconstruction of the new façade will require the support of the steel framed, colorbond sheet covered roof and removal of the façade (11.5 m long), reconstruct at approximately 3.0 metres into the existing hall (southward). This should include construction of new corbels to the heads of the walls, new sills and new head sections of the windows. Include for the removal of the timber framed and fibrous asbestos cement sheet clad lighting and film facility, internally of the hall, and carting away (150 m2 on two faces i.e. approximately 300 m2 of wall linings). Works can be executed whilst the rear of the centre predominantly used as a youth club is in use. Hoardings and fencing to be constructed in order to provide access and protection to the general public whilst the works is in progress.

120,000.00

70. Allow providing new lighting standards on posts in conduits to the perimeter of the building.

25,000.00

71. Provisional sum for decals and imaging/signage and specialist lighting to the front of the building to provide a specific identity to the project.

15,000.00

Total $ 463,800.00

Add GST (10%) $ 46,380.00

Total $ 510,180.00

Above is a list of the more notable defects including estimates of rectification costs, quotations for the repair of which should be gained from relevant tradespeople. This report was prepared in accordance with AS 4349.1-19.



PROPOSED FLOOR PLAN



PROPOSED FRONT FACADE



CURRICULUM VITAE OF THE REPORT AUTHOR NAME Adam Perigo OCCUPATION Director/Building Consultant PROF. AFFILIATIONS Associate of the Australian Institute of Building (AAIOB) Member of the Institute of Building Consultants (MIBC) Affiliate of the Australian Institute of Quantity Surveyors

(AAIQS) Associate of the Chartered Institute of Building (ACIOB) HIGH SCHOOL Jeppe High School for Boys, Johannesburg S Africa Matriculation in six (6) subjects COLLEGE Dudley College of Technology, UK

Ordinary National Certificate in Building Construction

UNIVERSITY Wolverhampton University, Wolverhampton, UK

Higher National Certificate in Building Construction PROFESSIONAL Chartered Institute of Building Part 1

Chartered Institute of Building Part 2 OTHER Unit 6 8 & 10 Asset Management Certificate III Timber

Pest Department of Fair Trading Building License number

154958C Department of Fair Trading Building Consultant License

number BC 221 EMPLOYMENT HISTORY CS BARRATT BUILDING CONSULTANTS PO Box 796 Penrith Business Centre Penrith NSW 2750 Director/Building Consultant From: July 2002 to Present EMPLOYMENT HISTORY MARSIM PROPERTIES PTY LTD Level 2 The Edgecliff Centre 204 New South Head Road



Edgecliff NSW Project Manager/Site Supervisor (Full time Position) Responsible to the Managing Director From: October 2001 to July 2002 EMPLOYMENT HISTORY LEIGHTON CONTRACTORS (M) SDN BHD Manjung Power Station Site Office Manjung Perak West Malaysia Manager/Supervisor Responsible to the Construction Director From: November 2000 To: October 2001

EMPLOYMENT HISTORY WALTER CONSTRUCTION GROUP Level 3 100 Pacific Highway

St Leonard’s NSW Australia 2065

Manager/Supervisor Responsible to the Construction Director From: July 1999 To: November 2000 EMPLOYMENT HISTORY AIRFIELD WORKS JOINT VENTURE (PAUL Y / DOWNER) AWJV Site Office Chek Lap Kok Island Hong Kong Commercial Manager/Supervisor Responsible to the Construction Director From: October 1997 To : July 1999 EMPLOYMENT HISTORY JAMES CLIFFORD CONSTRUCTION PTY LTD 56 Bathurst Street Liverpool NSW 2170 Manager/Supervisor Responsible to the Construction Director From: November 1996 To : October 1997 EMPLOYMENT HISTORY BARCLAY MOWLEM CONSTRUCTION

20 Bridge Street Locked Bag 1008



Pymble NSW 2073 Australia Manager/Supervisor Responsible to the Construction Director

From: September 1995 To: November 1996 EMPLOYMENT HISTORY RIDER HUNT PTY LTD

Fifth Floor 41 McLaren Street North Sydney NSW 2060 Australia

Senior Quantity Surveyor / Estimator Responsible to Associate Director From: April 1994 To: September 1995

EMPLOYMENT HISTORY REPSOL PETROLEUM LTD Anglo House Main Road Little Waltham Chelmsford Essex England Project Manager Responsible to the Chief Executive Officer (CEO) From: January 1991 To: April 1994

EMPLOYMENT HISTORY AMEC CONSTRUCTION PTY LTD Chester Road South Brownhills Cannock England Senior Quantity Surveyor Responsible to Chief Quantity Surveyor

From: June 1986 To: January 1991

EMPLOYMENT HISTORY WINCOTT GALLIFORD LTD

Sheepcote Street Birmingham West Midlands England Assistant Quantity Surveyor / Estimator



In the Special Works Department and the Small Works Department. From: March 1984 To: June 1986

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