Building Assets Conditions Assessment

Building Assets Conditions Assessment Kogarah War Memorial Swimming Pool

23 September 2016 Cardno i

Building Assets Conditions Assessment

Kogarah War Memorial Swimming Pool 80817051

Prepared for Georges River Council 23rd September 2016


23 September 2016 Cardno ii

Contact Information

Cardno (NSW/ACT) Pty Ltd

ABN 95 001 145 035

Level 9, The Forum

203 Pacific Highway

St Leonards NSW 2065

Telephone: 02 9496 7700

Facsimile: 02 9439 5170

International: 61 2 9496 7700

[email protected]

www.cardno.com

Author(s):

Leo Meng (LM)

Structural Remedial Team Leader

Ling Kai Kong (LK)

Senior Electrical Engineer

Dijana Cupac (DC)

Hydraulics and Fire Engineer

Niren Farias (NF)

Senior Mechanical Engineer

Approved By:

Leo Meng

Remedial Team Leader

Document Information

Prepared for Georges River Council

Project Name Kogarah War Memorial

Swimming Pool

File Reference 108-ME-R001

Job Reference 80817051

Date 23 September 2016

Version Number 2

Effective Date 23 September 2016

Date Approved: 23 September 2016

Document History

Version Effective Date Description of Revision Prepared by:

1 26 August 2016 Draft Leo Meng

2 23 September 2016 Final Leo Meng


23 September 2016 Cardno iii

Table of Contents

1 Executive Summary 4

2 Introduction 6

3 Condition Review – Electrical 7

3.1 Power 7

3.2 Lighting 10

3.3 Communications 13

3.4 Security 15

4 Condition Review – Mechanical 16

5 Condition Review – Hydraulics 27

6 Condition Review – Fire 43

7 Overall Services Assessment 44

8 Condition Review – Structural 45

9 Site Capex Expenditure 65

10 Condition of the Outdoor Swimming Pool 68

11 Conclusion 69

12 Appendix A – Air Quality Report 70

13 Appendix B – Thermal Imaging on Switchboard 71

23 September 2016 Cardno 4

1 Executive Summary

Electrical

The electrical equipment sited are generally built very long time ago and are in a poor condition. Having no

emergency and exit lighting within the installation is a significant safety hazard. Please find below the points

to summarise the electrical service.

A. The swimming pool site is services by two distribution boards. The distribution boards were found to

be in an acceptable condition.

B. Electrical, communications, security and multimedia cabling are managed very poorly. Cardno

recommend to tidy up the cable within 2 years.

C. Inadequate power outlets are available in the building. External power outlets are not adequately

protected against moisture. Cardno recommend installing new power outlets as soon as possible.

D. Internal lighting and ceiling fans are in very poor condition. Cardno recommend replacing existing

with new as soon as possible.

E. External lighting are in a poor condition. Cardno recommend replacing existing external lights with

new as soon as possible. Light poles could be retained and reused.

F. All existing lighting circuits are controlled by ON/OFF switches. Cardno recommend replacing

existing lighting control with new lighting control as per Building Code of Australia when light fitting

upgrade works take place.

G. The swimming pool site does not have emergency and exit lighting. Cardno recommend installing

emergency and exit lighting as soon as possible.

H. The Building Distributor telephone frame is at the end of its services life, Cardno recommend

replacing existing Building Distributor with new as soon as possible

I. MATV/Pay-TV service is in poor condition, Cardno recommend replacing existing MATV service with

new in 2 years’ time.

J. Audio Visual and Public Announcement speakers are in poor condition. External speakers are not

protected against water ingress. Cardno recommend replacing existing speakers with new in 2

years’ time.

K. CCTV cameras are generally in a poor condition. Cardno recommend re-installing poorly installed

cameras as soon as possible.

Mechanical

There is no air-conditioning for the swimming pool complex except for the Physio room which has a dedicated split ac unit. There is no air temperature or humidity control for the gyms, toilets and the reception areas. The Kogarah War Memorial Swimming Pool is adequately naturally ventilated through openable windows in external walls and less than full height internal walls.

A. The areas provided with natural ventilation include the male and female toilets and locker rooms, the

cardio and weight lifting gyms, and the reception / entrance areas.

B. Mechanical air circulation is provided by ceiling fans in both the cardio and weight gym areas. There

is a pedestal fan for air circulation in the reception area.

C. The pool equipment area is also naturally ventilated through openable windows and grilles.

D. There is no mechanical exhaust ventilation provided for the toilet areas.

E. No mechanical ventilation is provided for the kitchen area.


F. The equipment store room has inadequate ventilation.

Hydraulics

The general condition of the hydraulic services inspected is in a poor condition.

A. Cold water is supplied to the property via a connection to the town’s main along Carwar Ave. The property water meter assembly incorporates insufficient level of backflow protection. The water connection in undersized. Water pressure in the areas inspected appears above the code minimum of 50 kPa and. There is no pumps or water storage utilised within the building. The cold water pipes are aged and at the end of their life span.

B. The building draws hot water from two electric hot water heaters. One aged 250L hot water heater is serving the female bathrooms and the other 25 electric hot water serving the kitchen.

C. The stormwater system is kept in a poor condition, gutters are not connected to the downpipes in some of the areas inspected. The downpipes are not directly connected to the stormwater system. The runoff surface falls are not according to AS3500.3. There are blockages within the system.

D. Sanitary system is aged, the penetration though the walls are missing fire collars.

E. There is no trade waste in site. Trade waste is required to serve the kitchen.

F. The pool plant is in a poor condition and is past the end of its life span.

G. The gas system is in a good condition and is fully operations.

Fire

The only fire service present onsite are the fire Extinguishers

A. Sprinklers are not present onsite, which is acceptable by BCA.

B. Fire hose reels and fire hydrants present are not present on site, however both systems are required as the building foot print is greater than 500 sqm. The building is non-compliant.

C. Fire extinguishers serve the kitchen and the pool area.

D. Smoke detection and EWIS system are not present on site. As there building does not have a two or more storeys the system is not required by the BCA.

Structural

The original structure at Kogarah War Memorial Swimming Pool is believed to be approximately 50 years

ago. It is our opinion that the current gym structure/reception building does not comply with current

Australian Standards in term of loading requirement. Foundation settlement is evident throughout the site in

the forms of cracking to slab and brick walls. Significant corrosion to the steel framed awning structure is

evident throughout. The overall condition of the structure throughout is in poor condition and our major

concerns are generally as follows,

A. Foundation settlement cause excessive cracking to load brick walls.

B. Extensive corrosion to the steel framed awning adjoining swimming pool.

C. Extensive water ingress throughout the reception and gym areas.

D. Existing roof structure is likely to be under sized according to current code requirement and sagging

to the roof sheeting is evident.

E. Comments regarding the outdoor swimming pool is discussed in Section 10 of this report.


2 Introduction

Cardno was commissioned to carry out a building assets conditions assessment at Kogarah War Memorial

Swimming Pool.

A visual site inspection was carried out on 5th August 2016, the inspection was carried out during regular

business hours. This report is based on the documentation, visual inspection and discussions with the

buildings representative.

Inevitably with a building of this size and age some areas of the building could not be visually examined. For

example, concealed ceiling space ductwork above set plasterboard ceilings, however it is our goal to

maximise the extent of our investigation within the constraints of time and the level of investigation defined

by the Client.

The building services covered in this report are as following:

Electrical services;

Mechanical services;

Hydraulics services;

Fire services;

Structural conditions;

Figure 2-1 Kogarah War Memorial Swimming Pool

Legend Condition

Poor 1

Fair 2

Good 3


3 Condition Review – Electrical

3.1 Power

ITEM

Kogarah War Memorial Swimming Pool

Pool Plant Distribution Board 2

The site appear to be fed power from a main distribution board which is located outside the pump room. The main distribution board is locked, therefore Cardno could inspect the externals only.

Figure 3-1 – Pool Plant Distribution Board

Metering n/a

The electrical meter was not found within the building. The meter is owned and operated by the supply authority.

Standby Power Generation n/a

The building does not contain a backup generator.

Pool Kiosk Distribution Board 2

The distribution board is located within a store room, it supplies local power and lighting circuits. The distribution board is in an acceptable condition, but the store room is seriously under-illuminated.

Figure 3-2 – Pool Kiosk Distribution Board


Electrical Cabling 1

Electrical cabling in building is very poorly managed. Bundled, untidy cables of various sorts are exposed to occupants, making the building unsightly. Facility maintenance becomes more difficult. Having exposed loose cable is also a potential safety hazard.

Figure 3-3 – Exposed Cables Picture 1

External electrical cables exposed to weather.

Figure 3-4 – Exposed Cables Picture 2


Power Outlets 1

Insufficient power outlets have been provided. Many power boards and double adaptors are used to service electrical equipment.

Figure 3-5 – Power board and Untidy Cables

Some outdoors outlets do not have adequate protection against water ingress. Loose power plugs exposed to weather/rain were found on site. Having moist in power outlets is a significant safety hazard.

Figure 3-6 – Power Outlet without IP65/56 Protection & Exposed Power Plug


3.2 Lighting

ITEM


Internal Lighting 1

Lighting within the building are generally provided by fluorescent luminaires. The luminaires are generally very old and in very poor condition.

Figure 3-7 – Internal Fluorescent Light Fitting

Ceiling Fans 1

Ceiling fans within gymnasiums are very old and are covered in dust.

Figure 3-8 – Ceiling Fan in Gymnasium


External Lighting 1

External lighting is currently provided by weather proof fluorescent luminaires as well as pole mounted flood lights. Fluorescent luminaires are generally in a poor condition. Two of the flood lights do not currently have lamp.

Figure 3-9 – External Fluorescent Light

Figure 3-10 – External flood Lights


Switching 1

Manual ON/OFF control has been provided throughout the site for internal and external light

fitting as well as ceiling fans. Manual switching is obsolete and could cause significant energy

wastage.

Figure 3-11 – Existing Lighting and Fan Controls

Exit Lighting 0

No exit lighting is available on site. This is a significant safety hazard.

Emergency Lighting 0

No emergency lighting is available on site. This is a significant safety hazard.


3.3 Communications

ITEM


Building Distributor 1

The building distributor is at the end of its services life.

Figure 3-12 – Building Distributor

MATV/PayTV 1

MATV/PayTV system is in poor condition, with very poor cable management.

Figure 3-13 – MATV Headend Equipment in Gymnasium


Audio Visual (AV) & Public Announcement (PA) 1

Audio Visual service is provided within the building as well as the semi-open external area surrounding the swimming pool. The AV system is in poor condition. Majority of external speakers are not protected against water ingress. Cable management is very poor.

Figure 3-14 – External Speaker Above Unused Old Communications Rack

Figure 3-15 – Very Old External Speaker

Communications Cabling 1

Communications cabling is managed very poorly. Please refer to Figures 3-5 and 3-12 for details.


3.4 Security

ITEM


CCTV Headend 2

The CCTV headend is located behind the reception counter and is in reasonable condition.

Figure 3-16 – Security Headend

CCTV Camera 1

CCTV Cameras on site are in a poor condition. Cardno found poorly managed CCTV cables and poorly installed cameras during site visit.

Figure 3-17 – CCTV Camera Not Installed Properly

ELECTRICAL

CONDITION 17/48


4 Condition Review – Mechanical

ITEM


Reception area

1

The reception area is adequately naturally ventilated through an open walk through area. The openings are more than 10 % of the served floor area as required by the BCA.

Figure 4.1 Ceiling fans and openable windows



Cardio Gym

1

The cardio gym area is adequately naturally ventilated through openable windows. The openings are more than 10 % of the served floor area as required by the BCA.




Weightlifting Gym

1

The weight lifting gym area is adequately naturally ventilated through openable windows. The openings are more than 10 % of the served floor area as required by the BCA.

Figure 4.5 Ceiling fans and wooden mesh openings



Female locker room and toilets 1

This area is adequately naturally ventilated through openings above walls. The openings are more than 10 % of the served floor area as required by the BCA.

Figure 4.7 naturally ventilated openings above wall

Figure 4.8


Figure 4.9 Openable windows


Male locker room and toilets 1

This area is adequately naturally ventilated through openings above walls. The openings are more than 10 % of the served floor area as required by the BCA.

Figure 4.10 – naturally ventilated through openings above walls

Figure 4.11


Figure 4.12

Figure 4.13


Kitchen Exhaust System 1

The kitchen area is naturally ventilated through openable windows though it appears to be inadequate. The opening area is less than the minimum 10 % of the served floor area as required by the BCA.

Figure 4.14

Figure 4.15 naturally ventilated through openable windows


Equipment store room 1

The Equipment area is inadequately naturally ventilated. The opening area is less than the required minimum of 10 % of the served floor area as required by the BCA.

Figure 4.16 – inadequate ventilation provided for equipment store room


Split ac unit for Physio room 2

The Physio room is the only area that has room temperature control by way of an ac unit which appears to be in good condition.

Figure 4.17 – Outdoor unit , indoor unit could not be assessed


Pool Equipment Room 2

The Equipment room is inadequately naturally ventilated through openable windows. The openings are less than 10 % of the served floor area as required by the BCA.

Figure 4.18 – natural ventilation through openable windows

Mechanical MECHANICAL

Condition

11/27


5 Condition Review – Hydraulics

We have generally undertaken a review of the existing services as installed within the subject property with the intent to identify and cost any future maintenance and plant replacement issues.The general condition of the hydraulic services inspected is in poor working condition.

ITEM

Kogarah war Memorial Swimming Pool

Cold Water 1

Cold water is supplied to the property via a connection to the town’s main along Carwar Ave. The water meter assembly is located at the south corner of the property. The backflow prevention device utilised as part of the water meter assembly is Double Check Valve. The water supplies the pool plant hence a higher level of protection is required for a water meter assembly to comply with AS/NZS3500.1 and Sydney Water meter installation guide. The size of water supply to the building is undersized given the number of wet fixtures (including the pool) within the building. Water pressure within main is adequate to serve the building hence no pumps are installed onsite. There is no water storage utilised within the building Water reticulates throughout the site to serve all the external and internal fixtures. The system appears to be in a poor operating condition.

Figure 5-1 – 32mm Cold Water Supply to the property


Hot Water 1

The building has three main wet areas which require hot water. The female shower rooms, the male shower rooms and the kitchen. Each area has it’s own dedicated hot water system. Within the female change rooms there is a 250L electric hot water system. The hot water system only serves 2 out of 6 showers. There is no hot water circulating pumps however hot water fixtures are within acceptable proximity. It is unclear why all fixtures are not served with hot water. The hot water heater is manufactured in 2009, hence is approaching the end of its 10 year life span. The hot water is regulated via tempering valve and not a thermostatic mixing valve. Thermostatic mixing valve is required to be installed as per AS3500.4 Hot water pipework is not thermally insulated. This means more energy than required is utilised to provide hot water and there is OHS risk in handling the hot water pipework. The hot water heater in the male bathroom is missing, there is no hot water available in the male showers.

Figure 5-2 – 250L Electric Hot Water Units within female shower rooms

Figure 5-3 – Tempering Valve regulating hot water temperature instead of required thermostatic mixing valve


The kitchen has its own dedicated electric hot water system. The heater has been

manufactured in 2015. The hot water heater s reasonably new and with proper

maintenance can be utilised for approximately another 8 years.

Figure 5-4 – Kitchen 25L – Electric hot water heater

List of Hot water Units

Year of Manufacture Number of Units

2009 1

2015 1

All units are in working order and receive regular maintenance. For economic purposes the units manufactured in 2009 are considered to be almost fully depreciated.


Sanitary System 1

The building sanitary plumbing system serves the male and female change rooms, pool plant and the kitchen.

All the fixtures and fittings are in a poor condition and require replacement All discharge produced from the kitchen and preparation area discharge directly into the sanitary system, required trade waste system is not present onsite,

Figure 5-5

In the female shower rooms all the taps and basins requires replacement

Figure 5-6

In the male bathroom all taps and basins require replacement


Figure 5-7

In male bathrooms shower hot and cold water tapware is requires replacement and proper installation, currently taps are loosely connected. No hot water is available.

Figure 5-8

In female shower rooms, within toilet cubicle toilet seat is missing


Figure 5-9

Sanitary pipework passing tough the wall, however it is installed without a fire collar.

Figure 5-10

Vent pipe with in male bathroom not installed according to AS3500.2. It’s unclear

why the pipe is not installed in nonlinear manner.


Figure 5-11

Electric deep fryer installed in the kitchen. No grease arrestor is installed for the

kitchen. It’s unacceptable to directly injected grease waste into the sanitary system.

Figure 5-12

Toilets are not well maintained and flush buttons don’t work


Figure 5-13

There is a hole in the roof above the shower

Water to be serving the shower need to be of drinkable grade. The hole in the roof

means during a raining day people taking a shower have unhygienic water

dispersed onto them. This is a health hazard.

Figure 5-14

Unhygienic shower receives rusty water though the hole in the roof


Stormwater 1

The stormwater system is kept in a poor condition, and needs to be replaced

Gutters and downpipes are disconnected, and roof has holes in it.

Pipes are undersized.

Stormwater runoff falls are inadequate

There are blockages in the system.

There are no expansion joints built in the gutter system

Figure 5-15

Gutter are damaged and bent, it appears that there are no gutter expansion joints

Figure 5-16

Downpipes are not properly connected, rainwater spills out though the unsealed

junctions


Figure 5-17

Downpipes are disconnected from the gutter

Figure 5-18

Within the store room rainwater seeps thought the ceiling ( this means that there is

a hole in the roof)


Figure 5-19

Gutter and downpipes are not sized properly, hence are overflowing

Figure 5-20

Downpipes not connected to the stormwater system


Figure 5-21

Trench grates are old and rusty

Figure 5-22

Ponding of stormwater due to blockages


Pool System 1

The pool water treatment plant is in a poor condition and will require replacement in the near future.

Figure 5-23

The gas water boiler is utilised to heat the pool water, it is functional but well past its economic life span.

Figure 5-24

The sodium hypochlorite tank is aged but functional. The tank is well past its economic life span.


Figure 5-25

The pump has been replaced in 2014, the pump appears to be in a good operating condition. The pump plinth lacks adequate shock absorption.

Figure 5-26

The heat plate exchange is aged but functional. The heat plate exchanger is well past its economic life span and will require replacement in the near future.


Figure 5-27

The safety station has not been tested since 2014. It is a potential health hazard.

Figure 5-28

The pipework is aged and rusty and requires replacement.


Gas 2

Natural Gas is supplied to the building via the south end of the site, gas supplies the pool plant room. The gas system is in a good condition and is fully operations.

Figure 5-29 – Gas Meter

The water bill provided by the client indicates that the water usage between 3rd of March and 2nd June 2016 has been recoded as 6,281kL. The Sydney Water “best practice guidelines for water management in aquatic leisure centres”. Indicates that an average water usage for a 50m pool in a 3 month period is appx 3,000L. The water usage stipulated on the bill is excessive. The pool equipment is so old and inefficient and possibly there are leakages as the water usage. The water usage is more than 100% higher than the overall average water usage across the council owned aquatic centres.


6 Condition Review – Fire

Fire system 1

Fire extinguishers are located within the kitchen and the pool plant room. The he extinguishers have been regularly tested. Fire hydrants and fire hose reels are

Figure 6-1

Fire extinguishers located in the pool plant room

Figure 6-2

Extinguisher located within the kitchen


7 Overall Services Assessment

SERVICE


Electrical Overall Condition

Poor

Mechanical Overall Condition

Poor

Hydraulics Overall Condition

Poor

Fire Overall Condition

Poor


8 Condition Review – Structural

ITEM


Reception area

Exposed steel trusses were noted below the ceiling panels within the reception area. Based on our experience, this type of roof trusses are likely to be inadequate to support the roof loads in accordance with current Australian standards.

Figure 8-1

Reception area

The slab on ground within reception area was noted to be covered by carpet. However, extensive cracking below the carpet was still evident as shown in the photo below. It was reported that the current swimming centre was constructed on a filled site; therefore excessive cracking to slab on ground would be expected.

Figure 8-2


Store room

Extensive water ingress into the store room was noted during our inspection.

Figure 8-3

Store room

2mm wide vertical cracking to the wall adjoining store room entry was noted; a gap between the door frame and wall as also evident. This indicates there has been foundation settlement in the past.

Figure 8-4


Reception area

Horizontal cracking to the entire length of the southern wall between kitchen and reception area as noted. The wall was noted to be leaning towards the reception area. It is our opinion that this is caused by foundation movement.

Figure 8-5

Southern Gym

Extensive water ingress into the corridor to southern gym was noted.

Figure 8-6


Southern Gym

The roof structure over southern gym consists timber beams, timber rafters, timber purlins and a metal sheeted roof over. The timber roof frame is supported by load bearing brick wall with brick blades and steel columns. All the timber beams were coated with paint, therefore exact condition remained unknown at the time of our inspection. All the timber rafters connecting to timber beams were noted to be notched excessively.

Figure 8-7

Southern Gym

Splitting to one of the timber rafters was noted as shown in the photo below.

Figure 8-8


Southern Gym

Diagonal cracking to the brickwall adjoining the corridor was noted. This is likely caused by foundation settlement.

Figure 8-9

Southern Gym

Diagonal and vertical cracking was noted to the load bearing brickwall adjoining the roller door. This is likely caused by foundation settlement.

Figure 8-10


Southern Gym

Horizontal and diagonal cracking to the load bearing wall adjoining window opening was noted. It is likely caused by foundation settlement.

Figure 8-11

Southern Gym

Brickwork securing the socketed timber rafter was noted to be dislodged slightly at one location.

Figure 8-12


Northern Gym

Northern Gym consists of similar structural elements as Southern Gym. However, the metal sheeted roof was noted coated.

Figure 8-13

Northern Gym

Water leaking through the roof was noted. Staining to the painted timber rafters and purlins was noted throughout the area.

Figure 8-14


Northern Gym extension

There is a steel framed extension to the Northern Gym as shown in the photo below. Corrosion varies in levels was noted due to lack of maintenance throughout.

Figure 8-15


Extensive corrosion to column baseplate as noted; surface corrosion to cross bracing was also noted.

Figure 8-16



Surface corrosion to roof horizontal cross bracing was noted.

Figure 8-17


Extensive corrosion to column baseplate with surface corrosion to steel column adjoining brick pier was noted. Cracking to the brick pier was also evident; it’s possible that the tie down plate inside the brickwork may be corroded.

Figure 8-18



Surface corrosion to top plate of the column was noted. It is my opinion that the column may have been installed after the cracking to the brickwork as a secondary measure.

Figure 8-19

Awning

The end of the steel frame gym extension forms part of the external awning adjoining the swimming. An overview of the awning is shown in the photo below. Extensive corrosion was noted at multiple locations throughout.

Figure 8-20


Awning

Surface corrosion to the welding between steel rafter and awning column was noted. Evidence of water leaking was noted in the form of staining.

Figure 8-21

Awning

Extensive corrosion to column base plate was noted.

Figure 8-22


Awning

Downpipe directs water onto the column baseplate during rain.

Figure 8-23

Awning

Extensive corrosion to column baseplates were noted to be typical.

Figure 8-24


Awning A typical photo showing the extensive corrosion to the column baseplate.

Figure 8-25

Awning

Surface corrosion to steel pit cover plate was noted.

Figure 8-26


Swimming Pool

Cracking to concrete swimming pool was noted due to aging.

Figure 8-27

Awning

Extensive corrosion to awning column was noted typically.

Figure 8-28


Awning

Extensive corrosion to cold form top hat purlins was noted.

Figure 8-29

Awning

Extensive corrosion to the awning column was noted. The corrosion of steel baseplate has caused the grout to crack.

Figure 8-30


Awning/walkway Corrosion to the column baseplate over walkway was noted. Cracking to footpath slab due to subsidence was noted.

Figure 8-31

External wall

Evidence of foundation settlement was noted as the downpipe was noted to be dislodged and gap between slab on ground and substrate was observed.

Figure 8-32


Pump house

Deterioration to the rear wall if the pump house building was noted; corroded masonry anchors have also caused the brick wall to crack.

Figure 8-33

Change room

Extensive water ingress through the corroded roof sheeting was noted.

Figure 8-34


External wall

It appeared that the external wall adjoining main entry might had been damaged by vehicle impact previously.

Figure 8-35

Carpark

Multiple cracking to the asphalt pavement was noted.

Figure 8-36


Carpark

Evidence of subsidence was noted to the carpark kerb & gutter.

Figure 8-37

Rainwater tanks Cracking to the concrete tanks was noted at multiple locations.

Figure 8-38


Roof

Decay to the exposed timber fascia board was noted.

Figure 8-39


9 Site Capex Expenditure

Any capital expenditure due to the site inspection and life cycle expectations on all plant items are individually listed within the respective sections.

Electrical

Budget Prioritisation

Immediately Necessary Works

New emergency and exit lights $8,000 High


New internal lights, ceiling fans and external lights complete with controls

$36,000 Medium


New power outlets $8,000 High


New Building Distributor Telephone Frame $4,000 High


Re-install CCTV Cameras $2,000 Medium

Year 1 – 2 Works Tidy all cables $10,000 Medium

Year 1 – 2 Works New MATV service $8,000 Medium

Year 1 – 2 Works New AV/PA speakers $10,000 Medium

Year 3 – 5 Works N/A N/A

Year 5 – 15 Works Replace distribution boards in 15 years $15,000 High

Year 5 – 15 Works New data outlets in 10 years $5,000 High

Year 5 – 15 Works New PA/AV headend in 10 years $20,000 Medium

Year 5 – 15 Works New CCTV headend and new CCTV cameras in 10

years

$20,000 Medium

Mechanical



Rooftop PAC unit for reception and gym areas

$150,000

Medium


Installation of kitchen, store and toilet exhaust fans.

$15,000

Medium

Hydraulics



N/A N/A N/A

Year 1 – 2 Works Female bathroom fitout ( sanitary system, cold and hot water) fixtures and fittings

$70,000 High

Year 1 – 2 Works Male bathroom fitout ( sanitary system, cold and hot water) fixtures and fittings

$70,000 High

Year 1 – 2 Works Kitchen fitout including grease arrestors ( sanitary System, cold and hot water) fixtures and fittings

$7,000 High

Year 1 – 2 Works Stormwater system $30,000 High

Year 3 – 5 Works Pool plant its functional but in a bad condition. It can be expected that within next 3 years major problem will start to become apparent. Only the main 15kW pump can be reused.

$50,000 High


Fire



Fire hydrant system $30 000 High


Fire hose reel system $10,000 High

Structural – External awning



N/A N/A N/A

Year 1 – 2 Works Awning should be fully replaced. $100,000 High

Year 3 – 5 Works N/A N/A N/A


Structural – Roof sheeting replacement



Roof replacement is recommended to terminate the water ingress

$100,000 High




Structural – Foundation subsidence and rectifications to brickwork



Ongoing underpinning and brickwork rectifications Over $100,000 High

Year 1 – 2 Works Ongoing underpinning and brickwork rectifications N/A N/A



Structural – External asphalt carpark



N/A N/A N/A

Year 1 – 2 Works Maintenance $30,000 Medium




Structural – Swimming pool



N/A N/A N/A

Year 1 – 2 Works Maintenance N/A N/A

Year 3 – 5 Works Maintenance N/A N/A

Year 5 – 15 Works Re-tiling and concrete repair works $200,000 Medium

Notes:

Please note the above information details the major works that may be required.

Please note the above costs are based upon the information provided by Rawlinson Australian

Construction Handbook.

Special consideration must be given to the shutdowns required to complete the works and a detailed

programme must be developed by the project team with the building owner approval before works

commence.


10 Condition of the Outdoor Swimming Pool

Visual inspection of outdoor swimming pool was carried out and it was only limited to the exposed swimming pool edges due to access. The detail inspection of the swimming pool base slab can only be carried out if the pool is dry and not in operation. However, based on our limited observation, past experience in similar structures and age of the swimming pool, our comments are as follows,

Cracking to the swimming pool edge due to aging was evident during our inspection.

Based on our experience in similar structure around this age, it is possible that there is no dowel

bars between base slab movement joints; therefore each panel of the base slab may move

independently; thus causing jointing sealant to crack. Water within the swimming may be

penetrating through the joints and cause soil erosion on site; this may be the other contributing

factor for excessive water bill.

Due to the age of this outdoor poor, the chloride-ion from chlorine may have penetrated the

concrete cover if the waterproofing layer has not been maintained; thus it is highly likely that the

reinforcement inside the base slab may have been corroded. This can only be confirmed by carrying

out invasive investigation.

It is very likely that there might be localised failure of the plumbing system below the pool base slab

if no maintenance works have been carried out in the past.


11 Conclusion

In general, the building structure at Kogarah War Memorial Swimming Pool was in poor condition at the time

of our inspection. Extensive rectifications are required in order to bring the building to the level of current

Australian Standards and reasonable condition. It is our opinion that the building structure has reached its

design life and rebuilding of the facility may be a more cost effective solution.


12 Appendix A – Air Quality Report

Client: Cardno

Project Reference: CN160802

Date: August 2016

Version: 1

Indoor Environment Quality Assessment Report

Kogarah War Memorial Pool, Blakehurst NSW 2221

Andrew Bellamy

BSc, AIOH, ISIAQ, LAA

Senior Consultant

Dr Vyt Garnys

PhD, B.Sc. (Hons) AIMM, ARACI, ISIAQ,

ACA, AIRAH, FMA

Principal Consultant & Managing Director

http://www.cetec.com.au/

mailto:[email protected]



CN160802_AirQualityReport_KogarahV1 Page | 2

CONTENTS

CONTENTS 2

1. INTRODUCTION 3

2. BACKGROUND 4

2.1 THERMAL COMFORT 4

2.2 VENTILATION 4

2.3 CARBON MONOXIDE 4

2.4 AIRBORNE PARTICULATES 5

2.5 ASBESTOS 5

3. METHODOLOGY 6

3.1 TESTING METHODOLOGY 6

3.2 TESTING LOCATIONS AND FREQUENCY 6

4. RESULTS 7

4.1 THERMAL COMFORT RESULTS 7

4.2 AIR QUALITY RESULTS 8

4.3 ASBESTOS RESULTS 8

5. CONCLUSION 9

DISCLAIMER 10

COPYRIGHT 10


1. INTRODUCTION

CETEC was engaged by Cardno to conduct an assessment of Indoor Environmental Quality (IEQ) at

Kogarah War Memorial Pool, Blakehurst NSW 2221.

The scope of works was to measure the following key IEQ parameters at the facility:

Thermal services, including: Space temperature and relative humidity.

Indoor Air Quality, including: Carbon Dioxide (CO2), Carbon Monoxide (CO), Particulate matter

(PM10).

Monitoring of asbestos in air.

This report presents the findings of IEQ testing conducted on the 5th of August 2016.


2. BACKGROUND

2.1 Thermal comfort

Thermal comfort is a key component of IEQ and has been assessed in this study by measuring air

temperature and relative humidity. Other factors such as air flow, local climate, thermal radiation and

personal factors such as; clothing, an individual’s level of physical activity and acclimatisation to a

particular climate, can affect an individual’s perceived thermal comfort.

The American Society for Heating, Refrigeration and Air-conditioning Engineers (ASHRAE) have

developed a standard to specify the combinations of indoor thermal environmental factors and personal

factors that will produce thermal environmental conditions; ANSI/ASHRAE Standard 55-2013 Thermal

Environmental Conditions for Human Occupancy (ASHRAE 55). This standard is generally used as the

target for thermal comfort parameters. As a guide the range 20.0-25.5°C for temperature and 30%-60%

for relative humidity is generally acceptable for an air conditioned indoor environment however the

level of physical activity should be taken into account..

2.2 Ventilation

Ventilation rates do not directly affect occupant health or perception outcomes, they affect indoor

environmental conditions including air pollutant concentrations that may modify the occupants’ health

or perceptions. Research has shown that exposure to an increased ventilation rate can lead to

occupant’s reporting to having a clearer head, perceived fresher air and exerting less effort to complete

tasks.

Carbon dioxide (CO2) measurements can be used to determine if the HVAC system is balanced and

providing adequate ventilation to the building occupants. Hence carbon dioxide should not be

considered as an indoor air pollutant but instead as a measure of ventilation effectiveness.

ANSI/ASHRAE Standard 62-2007 Ventilation for Acceptable Indoor Air Quality (ASHRAE 62) recommends

an upper limit for CO2 of 1000 ppm.

2.3 Carbon Monoxide

Carbon Monoxide (CO) is a toxic air contaminant that is produced by various industrial processes or

when fossil fuels are burned such as vehicular exhaust externally or from unvented gas cooking in the

indoor environment.


Exposure to carbon monoxide may cause fatigue at the low concentrations expected to be present in

the indoor environment.

The WHO Guidelines for Indoor Air Quality: Selected Pollutants (2010) recommends an upper limit for CO

of 9 ppm.

2.4 Airborne Particulates

All people are continually exposed to airborne particles to some extent and recent epidemiological

research suggests that there is no threshold at which health effects do not occur but the health effects

vary widely depending on the composition of the particles, the size of the particles and the sensitivity of

individuals. Generally in non-industrial indoor environments like offices symptoms may include minor

irritation of mucous membranes, increased respiratory symptoms and aggravation of asthma.

For this study the measurement of airborne particulates were in the PM10 size fraction. PM10 refers to

particles with a diameter of 10 micrometres (10µm) or less.

NABERS IE recommends an upper limit for PM10 of 0.05 milligrams per cubic metre (0.05mg/m3).

2.5 Asbestos

The current national exposure standard (NES) for asbestos (all forms) is 0.1fibres per millilitre of air

(fibres/mL). Ref: Adopted National Exposure Standards for Atmospheric Contaminants In The

Occupational Environment [NOHSC: 1003 (1995)]

Control level for asbestos are also used to ensure the exposure standard is not exceeded. If the control

level is exceeded it is an indication that a control action to reduce airborne asbestos fibre

concentrations needs to be implemented. Control levels are occupational hygiene ‘best practice’, and

are not health-based standards. The control level for airborne asbestos is 0.01fibres per millilitre of air

which is one tenth of the exposure standard.


3. METHODOLOGY

3.1 Testing Methodology

The methods employed to measure IEQ are summarised below in table 1.

Table 1: Testing Methods Summary

IEQ Parameter Instrumentation / Method Duration

Thermal services TSI Q-TRAK 10 minute average reading at each location

Ventilation (Carbon dioxide) TSI Q-TRAK 10 minute average reading at each location

Carbon monoxide TSI Q-TRAK 10 minute average reading at each location

Particulate matter (PM10) TSI Dust-TRAK DRX 10 minute average reading at each location

Airborne asbestos Membrane filter method Approx. 500L of air sampled at 1 location

3.2 Testing Locations and Frequency

The level and number of sampling locations were as follows:

Table 3: Sample Locations

Location Ref: Level Location Description

Location 1 Lower ground Admin area near entrance

Location 2 Lower ground Lobby near cafe

Location 3 Lower ground Left wing gym, near entrance

Location 4 Lower ground Left wing gym, near back of building

Location 5 Lower ground Left wing gym near, poolside near entrance

Location 6 Lower ground Left wing gym near, poolside near back of building

Location 7 Lower ground East wing gym, near entrance

Location 8 Lower ground East wing gym, near back of building

Location 9 Lower ground Kitchen

Location 10 Lower ground Storage area


4. RESULTS

4.1 Thermal Comfort Results

Table 4: Summary of thermal comfort measurements.

Location Space Temperature (oC) Relative Humidity (%)

Location 1 13.6 75.1


Location 3 13.8 77



Location 6 14 79




Location 10 13.9 77.5

Recommended Limit 20-25.5 30-60


4.2 Air Quality Results

Table 5: Summary of average carbon dioxide concentrations

Location Carbon Dioxide

(ppm)

PM10

(mg/m3)

Carbon Monoxide

(ppm)

Location 1 451 0.013 0

Location 2 454 0.011 0

Location 3 475 0.013 0

Location 4 456 0.024 0

Location 5 447 0.014 0

Location 6 445 0.011 0

Location 7 499 0.012 0

Location 8 489 0.011 0

Location 9 479 0.01 0

Location 10 454 0.009 0

Recommended Limit 1000 0.05 9

4.3 Asbestos Results

Asbestos was tested in the administration/entrance area as the asbestos register identified this area as

having suspected asbestos containing materials.

One sample was collected – Sample Number 102405.

The results of laboratory analysis indicated that airborne asbestos was below the detection limit and

hence the airborne asbestos fibre concentration has been calculated to be less than 0.01 fibres per

millilitre of air at the time of testing.

The laboratory analysis certificate can be supplied on request.


5. CONCLUSION

The findings of the indoor environment quality assessment can be summarised as follows:

All sampling locations were outside the recommended temperature range however at the time

of testing, the air conditioning system was not on and therefore the internal thermal conditions

were similar to external conditions. Relative humidity was elevated at all locations.

CO2 levels indicate that ventilation was adequate for the occupant density at all sampling

locations on the day of testing.

Carbon monoxide was not detected at any locations on the day of testing.

PM10 concentrations were below the recommended limit at all locations on the day of testing.

Asbestos fibres were not detected in air at the site on the day of testing.


DISCLAIMER

CETEC has taken all reasonable care to ensure that the information contained in this report is accurate.

The report is based on data and information collected by CETEC personnel during location visits and

information accepted in good faith from various personnel associated with this work. However, no

warranty or representation can be given that the information and materials contained in it are complete

or free from errors or inaccuracies.

CETEC accepts no responsibility for any deficiency, misstatements or inaccuracies contained in this

report as a result of omissions, misinterpretation or fraudulent acts of the persons interviewed or

contacted.

To the extent permitted by applicable laws, CETEC accepts no liability for any decision, action, loss,

damages or expenses of any kind including without limitation, compensatory, direct, indirect or

consequential damages, loss of data, income or profit, loss of or damage to property, or claims by third

parties howsoever arising in connection with the use or reliance on the information in this report. This

exclusion of liability shall also apply to damages arising from death or personal injury potentially caused

by the negligence of CETEC or any of its employees or agents.

By viewing this report, you are acknowledging that you have read and agree to the above disclaimer.

COPYRIGHT

The material in this report is protected by copyright, which is owned by CETEC. Users may view, print

and download the contents for personal use only and the contents must not be used for any commercial

purposes, without the express permission of Cardno and CETEC. Furthermore, the material in this

report, or any part of it, is not to be incorporated or distributed in any work or in any publication in any

form without the permission of Cardno and CETEC.


13 Appendix B – Thermal Imaging on Switchboard

Plantroom switchboard Thermal heat carried out on plantroom switchboard. All circuit breakers and switchboard are working at a safe temperature with a maximum temperature of 26.5 degrees Celsius.



Kiosk switchboard

Switchboard and circuit breakers are working at a safe temperature with a maximum temperature of 26.7 degrees Celsius


Documents

Building Assets Conditions Assessment