BCA Capability Report project 2- New 3 storey Dwelling design
Further to our engagement in relation to the above project, please find attached the Capability Report relating to our assessment of the building against the applicable requirements of the Building Code of Australia.
Should you have any comments regarding the assessment or any matter raised in the report, please contact the undersigned.
Yours faithfully
Encl.
BUILDING CODE OF AUSTRALIA 2015
CAPABILITY REPORT
Prepared for
OTEN
[email protected]
PREMISES
57 Brandling St. Alexandria, Sydney
DRAFT
Date: 6 April 2018
Ref. No: BCACRP2
Your company details
Table of Contents
CONTENTS Page No.
1.0 Executive Summary 4
1.1 Report purpose 4
1.2 Report methodology 4
2.0 Property Description 4
2.1 Location 4
2.2 Description of works 4
2.3 Building Description 5
Volume 2 - Part 3.0 6
3.0 Building Code of Australia Assessment 6
3.1 Site Preparation 6
3.2 Footings and Slabs 6
3.3 Masonry 6
3.4 Framing 7
3.5 Roof and wall cladding 7
3.6 Glazing 7
3.7 Fire Safety 7
3.8 Health and Amenity 8
3.9 Safe Movement and Access 8
3.10 Additional Construction Requirements 9
3.11 Structural Design Manuals 9
3.12 Energy Efficiency 10
4.0 Recommendations 11
5.0 Conclusion 12
6.0 References 13
6.1 Basis of Report 13
16
1.0 Executive Summary
1.1 Report purpose
This report has been prepared to identify the extent of compliance achieved by the architectural design documentation against the relevant provisions of the Building Code of Australia (BCA) 2015.
1.2 Report methodology
This report has been prepared on the basis of architectural documentation reflecting 57 Brandling St. Alexandria as detailed in Part 6.0 of this report.
2.0 Property Description
2.1 Location
The proposed development is located at 57 Brandling St. Alexandria, the site is bounded by a brick residence to the north, a brick residence and a brick garage to the west, and a concrete drive way to the south.
The site is located within Sydney City Council area for the purposes of development approvals.
2.2 Description of works
The development comprises of the new 3 storey dwelling.
2.3 Building Description
Use/Classification
The building area the subject of this report has been assessed as being classified as follows
Class 2
Rise in Storeys
The building is a three storey development
Climate zone
For the purpose of Part 3.12of the BCA the property is located in climate zone 5
Volume 2 - Part 3.0
3.0 Building Code of Australia Assessment
3.1 Site Preparation
Item
Comment
3.1.1 Earthworks
Excavation and fill requirements.
Nominate any exceptional site conditions (including the effects of torrential rain) for special consideration. Provide engineering details where required.
All detail drawings are to ensure compliance in this regard. Advice from an engineer is to be sought for any unusual excavation areas.
Excavation is to be done as per clause 3.1.1.3 regarding near houses.
3.1.2 Drainage
Drainage and storm water management details should be included in the plan nd comply with AS/NZS 3500.3 and section 5 of AS3500.5. Storm water management is to comply with BCA Cl 3.1.2.5(c)
3.1.3 Termite Risk Management
A termite management method should be included in the plan and be in line with AS 3660.1
3.2 Footings and Slabs
Item
Comment
3.2.2 Preparation
Details should be availed at the construction stage. Reinforced concrete footing at the right soil to bear at least 350kPa
3.2.3 Concrete and Reinforcing
Details to be availed at the construction stage. Reinforced concrete footing as per AS2870.
3.2.4 Site Classification
Details to be made available at the construction stage and ensure compliance with AS2870.
3.2.5 Footing and Slab Construction
Details be applied on the construction stage and comply with clause Cl 3.2.5.6
3.3 Masonry
Item
Comment
3.3.1 Unreinforced Masonry
Specific are to be availed at the building stage and comply with AS 3700.
3.3.2 Reinforced Masonry
Specific to be made by a professional engineer at the construction stage and comply with AS 3700.
3.3.3 Masonry Accessories
Details to be availed at construction stage and comply with AS 3700
3.3.4 Weatherproofing of Masonry
Consult with a professional engineer and ensure details comply with AS 3700
3.3.5 Earthwall Construction
Not applicable
3.4 Framing
Item
Comment
3.4.1 Sub-floor ventilation
Not applicable
3.4.2 Steel Framing
Design drawing dont show any steel framing, but if used, it should comply with AS4100 or AS/NZS 4600.
3.4.3 Timber Framing
Construction plans are to indentify detail and be complaint with AS1684.2.
3.4.4 Structural Steel Members
Details to be provided at building stage in construction plans and comply with AS4100 or AS/NZS 4600.
3.5 Roof and wall cladding
Item
Comment
3.5.1 Roof Cladding
Building plans are to show roof lading details and be in compliance with AS1562.1 and manufacturers specifications.
3.5.2 Gutters and downpipes
Building plan to show details as per BCA requirements, and consider rainfall and storm water trends of the area.
3.5.3 Wall Cladding
Construction plan to show details and in line with AS/NZS 1562.
3.6 Glazing
Item
Comment
3.6 Glazing
Details to be included in the construction plan and be complaint to AS 2047
3.7 Fire Safety
Item
Comment
3.7.1 Fire Separation
Done in accordance to BCA requirements
3.7.2 Smoke Alarms
Construction plans are to show details of smoke alarms as per AS 3786.
3.7.3 Heating Appliances
Detailed in the construction plan as per AS/NZS 2918 and AS/NZS 1200 provided at construction stage.
3.7.4 Bushfire Areas
Not applicable
3.7.5 Alpine Areas
Not applicable
3.8 Health and Amenity
Item
Comment
3.8.1 Wet Areas and external waterproofing
Waterproofing details to be included in the construction details in line with AS 4654.
3.8.2 Room heights
Ceiling must not be less than i) 2.1m for kitchen, corridor, passageway, ii) at least 2.4m for any other habitable room, and iii) not less than 2.2m of the floor area of the room.
3.8.3 Facilities
Details to be included in the construction plan in compliance with AS 1428.
3.8.4 Light
The building has adequate natural light entering; additional lighting details are to be included in the construction plan according to AS/NZS 1680.
3.8.5 Ventilation
Ventilation details to be in the construction plans and in compliance with AS/NZS 1668
3.8.6 Sound Insulation
Detail to be included in the construction details in compliance with AS/ISO 717 and provided at the finishing stage
3.9 Safe Movement and Access
Item
Comment
3.9.1 Stair Construction
The goings and risers of the stairs to:
1. Be within the dimensional limitations of Figure 3.9.1.2 of the BCA.
2. Have not > 18 risers per flight
3. If open risers have not >125mm between treads.
4. Be of solid construction.
Have a non-slip finish or be provided with non-skid strips near the edge of the nosings.
Lanings must be not less than 750 mm long and be provided where more than 3 risers or more than 570 mm from doorway threshold.
Where a threshold is more than 190 mm above the adjoining surface it must incorporate steps having riser and going dimensions in accordance with 3.9.1.2.
Construction of stairways is comply with requirements for treads, risers, landings, and thresholds as per AS 1657 clauses D2.13, D2.14 and D2.15 respectively.
3.9.2 Balustrade and Handrails
Balustrades are required where the height change between to levels is greater than 1000mm. Balustrades to the building are to be as follows:
Balconies, non-fire isolated stairs and other locations
1. Be not less than 1000 mm high above landings and 865mm above the nosings of stairs.
2. Have openings not > 125mm.
3. Where the change in level is >4.0m it must not contain horizontal elements between 150mm and 760mm above the floor level that can facilitate climbing.
4. Windows to floors where the change in level is >2.0m must not have openable portions less than 865mm above the floor level.
All balustrades are to be designed to ensure compliance with AS1170.1 or AS/NZS 1170.1.
Where the window opening is restricted calculations are to be provided in relation to the minimum 5% openable area required for natural ventilation.
Balustrades to be installed in areas with the possibility to fall more than 1m and meet design requirements in clause D2.16.
Handrails to be installed as per clause D2.17, be non fire isolated with both sides complying with AS 1428.1 clause 11
3.9.3 Swimming Pool Access
Not applicable
3.9.4 Swimming Pool Water Reticulation Systems
Not applicable
3.10 Additional Construction Requirements
Item
Comment
3.10.1 High Wind Areas
Not applicable
3.10.2 Earthquake Areas
Not applicable
3.10.3 Flood Hazard Areas
Not applicable
3.11 Structural Design Manuals
Item
Comment
3.11 Structural Design Manuals
Details to be shown in building plans
3.12 Energy Efficiency
3.12.1 Building Fabric
It is recommended that the building fabric be improved to better accommodate ventilation and air flow. Currently, there doesnt seem to be effective and adequate allowance in the building fabric. The entire envelope of the building, especially the first and second storey.
3.12.2 External Glazing
To be determined at finishing stage and details to as per AS 2047 and manufacturers specifications
3.12.3 Building Sealing
Details...
The details of various elements of the construction are to be provided in the construction drawings.
ii. The Balustrades to be installed in areas with the possibility to fall more than 1m and meet design requirements in clause D2.16.
iii. Handrails to be installed as per clause D2.17, be non fire isolated with both sides complying with AS 1428.1 clause 11.
iv. The building fabric be improved to better accommodate ventilation and air flow. Currently, there doesnt seem to be effective and adequate allowance in the building fabric. The entire envelope of the building, especially the first and second storey.
5.0 Conclusion
5.0 Conclusion
It is the opinion of this office that, on satisfaction of the above comments, the proposed building is capable of achieving compliance with the requirements of the Building Code of Australia (BCA) 2015 and relevant adopted standards without undue modification to the design or appearance of the building.
Author,
For TAFE Certification
6.0 References
6.1 Basis of Report
This BCA Capability report has been prepared on the basis of the following-
(i) Architectural Plans as prepared by
Drawing No.
Rev
Title
6004P206
A
PROJECT 2 NEW 3 STOREY DWELLING DESIGN
02.02.10
6004P204
A
PROJECT 2 NEW 3 STOREY DWELLING DESIGN
02.02.10
6004P208
A
PROJECT 2 NEW 3 STOREY DWELLING DESIGN
02.02.10
6004P210
A
PROJECT 2 NEW 3 STOREY DWELLING DESIGN
02.02.10
(ii) Building Code of Australia (BCA) 2015;
(iii) Legislation, e.g. In NSW: Environmental Planning and Assessment Act 1979, and Environmental Planning and Assessment Regulation 2000;
(iv) In VIC: Building Act 1993 and Building Regulations 2006
(v) Supporting Documentation (e.g. BASIX/Nathers (in NSW) Certificate no.), Specifications, etc.
Project 3
Our Ref: BCACRP3
Date: 9 April 2018
Contact
Contact address: 57 Brandling St. Alexandria, Sydney
Email:
Attention:
Dear,
Re: Sydney City Council 57 Brandling St. Alexandria, Sydney
BCA Capability Report Dwelling additions and alterations
Further to our engagement in relation to the above project, please find attached the Capability Report relating to our assessment of the building against the applicable requirements of the Building Code of Australia.
Should you have any comments regarding the assessment or any matter raised in the report, please contact the undersigned.
Yours faithfully
Encl.
BUILDING CODE OF AUSTRALIA 2015
CAPABILITY REPORT
Prepared...
…> 18 risers per flight
11. If open risers have not >125mm between treads.
12. Be of solid construction.
Have a non-slip finish or be provided with non-skid strips near the edge of the nosings.
Landings must be not less than 750 mm long and be provided where more than 3 risers or more than 570 mm from doorway threshold.
Where a threshold is more than 190 mm above the adjoining surface it must incorporate steps having riser and going dimensions in accordance with 3.9.1.2.
Complies with AS 4586.
3.9.2 Balustrade and Handrails
Balustrades are required where the height change between to levels is greater than 1000mm. Balustrades to the building are to be as follows:
Balconies, non-fire isolated stairs and other locations
5. Be not less than 1000 mm high above landings and 865mm above the nosings of stairs.
6. Have openings not > 125mm.
7. Where the change in level is >4.0m it must not contain horizontal elements between 150mm and 760mm above the floor level that can facilitate climbing.
8. Windows to floors where the change in level is >2.0m must not have openable portions less than 865mm above the floor level.
All balustrades are to be designed to ensure compliance with AS1170.1 or AS/NZS 1170.1.
Where the window opening is restricted calculations are to be provided in relation to the minimum 5% openable area required for natural ventilation.
Handrails on the ground level hallway, for physically challenged, are missing.
3.9.3 Swimming Pool Access
Not applicable
3.9.4 Swimming Pool Water Reticulation Systems
Not applicable
3.10 Additional Construction Requirements
Item
Comment
3.10.1 High Wind Areas
Not applicable
3.10.2 Earthquake Areas
Not applicable
3.10.3 Flood Hazard Areas
Not applicable
3.11 Structral Design Manuals
Item
Comment
3.11 Structural Design Manuals
Not applicable
3.12 Energy Efficiency
3.12.1 Building Fabric
Not applicable. No insulation used.
3.12.2 External Glazing
Not applicable
3.12.3 Building Sealing
Not available
3.12.4 Air Movement
Could not be determined
3.12.5 Services
Could not be determined
4.0 Recommendations
Subsequent to our assessment of the proposed development, it is recommended that the following matters are to be addressed to comply with the BCA utilizing the deemed-to-satisfy provisions:
i. Room 4 and room 5, door to the sanitary space opens inwards which contradicts the code. This should be changed to open outwards or slide as per the other rooms. The code requires doors to sanitary space swing outwards.
ii. Handrails on the ground level hallway, for physically challenged, are missing. According to BCA, hallways for public use and buildings designed for use by physically challenged should have handrails along the hallways. The ground fllor has a rrom designed for the physically changed, thus handrails along the hallways are a requirement.
5.0 Conclusion
5.0 Conclusion
It is the opinion of this office that, on satisfaction of the above comments, the proposed building is capable of achieving compliance with the requirements of the Building Code of Australia (BCA) 2015 and relevant adopted standards without undue modification to the design or appearance of the building.
Author,
For TAFE Certification
6.0 References
6.1 Basis of Report
This BCA Capability report has been prepared on the basis of the following-
i. Architectural Plans as prepared by
Drawing No.
Rev
Title
00000
Plan Showing existing and adjoining information.
21.06.10
02
A
Ground Floor plan
07.06.11
03
A
First Floor Plan
07.06.11
04
B
Disable Room
07.06.11
05
A
Elevations & Sections
07.06.11
ii. Building Code of Australia (BCA) 2015;
iii. Legislation, e.g. In NSW: Environmental Planning and Assessment Act 1979, and Environmental Planning and Assessment Regulation 2000;
iv. In VIC: Building Act 1993 and Building Regulations 2006
v. Supporting Documentation (e.g. BASIX/Nathers (in NSW) Certificate no.), Specifications, etc.
Question 2:
a. Project 1
Extending driveway and locating carport adjacent to side and rear boundaries
Yes, the carport can be moved and the driveway extended. There is humble space to accommodate an up to 9 m size carport. According to BCA requirements, the carport should have at least 900mm rear and side setback. These requirements are adequately met thus moving the carport and extending the driveway is recommended.
b. I would like to enclose the carport at a later date. Will I be permitted to do this?
Enclosing a freestanding carport is only possible after a permit by the council has been issued. Moreover, in NSW, an enclosed carport is not exempt from needing a building permit. Only a freestanding basic carport is exempt from needing a permit. Thus, converting a freestanding basic carport to an enclosed alternative is only possible after a building permit is issued by the council.
c. Project 2
Adding a window
In Sydney, the council allows for minor renovation and addition works without a permit. Adding a window is considered a minor addition. Minor additions are considered to be house costing $5000 and below. Nevertheless, the process to add a window requires consultation with a professional engineer for assessment; design drawing, supervision through the construction process, and after (City of Sydney 2018). After designing, the construction work begins by contracting a mason for brick work or a carpenter for a timber wall.
Potential impacts to consider include; insulation, light, the purpose of the room the addition is being done, and the cost of the addition. It is recommended that an addition should among other, add value to the structure.
d. Changing top floor to granny flat with a kitchen
This is a major renovation that requires a building permit from the Council. It is a renovation that costs more than $5000 and involves a change of the type of the building and the original design. This renovation therefore requires a building permit from the council before work begins.
e. Expanding carport all way the…
