QUANTITY SURVEY REPORT - strathfield.nsw.gov.au

QUANTITY SURVEY REPORT

Not for Bank Use

Source: Google Maps

Project: Proposed Boarding House Development At No. 29 Pomeroy Street Homebush NSW 2140

Applicant: Innovative Design & Development Pty Ltd C/- Bechara Chan & Associates Pty Ltd

Builder: Developer Managed

Report Date: 24 August 2017

Construction Consultants (QS) Quantity Surveyor Report – DA Submission only (Not for Bank Use) 29 Pomeroy St, Homebush

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Table of Contents 1. Instruction .............................................................................................................. 3

2. Brief Development Description .............................................................................. 3

3. Construction Cost Estimate .................................................................................... 3

4. Areas ...................................................................................................................... 4

5. Quality of Finishes .................................................................................................. 5

6. Documentation ...................................................................................................... 5

7. Exclusions ............................................................................................................... 5

8. Design Assumptions / Parameters ......................................................................... 6

9. Disclaimer ............................................................................................................... 6

Appendix A Council Schedule Appendix B Elemental Cost Estimate Summary Appendix C Assumed Schedule of Finishes Appendix D Reduced Architectural Drawings

Construction Consultants (QS) Quantity Surveyor Report – DA Submission only (Not for Bank Use) 15 Hillard St, Wiley Park

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1. Instruction We have undertaken a study of the probable cost of construction for the above project, based on the supplied architectural drawings and other information provided. We have also taken into consideration the proposed method of procurement (Developer Managed). 2. Brief Development Description

The proposal includes the demolition of existing structure(s) and the construction of a four (4) storey Boarding House Development with associated basement level car parking, at No. 29 Pomeroy St, Homebush. The proposed development consists of:

• Five (5) x car parking spaces within a single basement level;

• One (1) x Common Living Room within Ground Floor;

• Thirteen (13) x Boarding Rooms within Ground Floor to Level 3;

Typically, each boarding room comprises an open plan bedroom/living area, bathroom and kitchenette. 3. Construction Cost Estimate

Description Amount ($)

Total Construction Cost 1,612,704

Add Consultants Fees 34,141

Total Development Cost (excl. GST) 1,646,845

Add GST 164,684

Total Development Cost (incl. GST) 1,811,529 The required Council Schedule is attached in Appendix A. Also, please refer to Appendix B for an Elemental Cost Estimate Summary prepared in accordance with the Environmental Planning and Assessment Regulation 2000 (Reg 25J) - Section 94A Levy - Determination of proposed cost of Development. A detailed report may be obtained upon request. Our Construction Cost Estimate may be considered as reasonable, based on the proposed level of finishes and in the absence of the Structural and Services drawings, the Contract Documents and DA Conditions.


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4. Areas

According to the architectural drawings, the proposed approximate Floor Areas may be presented as follows:

Building Level Description F.E.C.A*

(m2) U.C.A**

(m2) G.F.A***

Total (m2)

Basement Parking 241 241

Ground Floor Boarding Rooms 96 6 101

Ground Floor Common Area Incl. Common

Living Room 65 5 69

Level 1 Boarding Rooms 120 9 130

Level 1 Common Area 22 22

Level 2 Boarding Rooms 130 2 133

Level 2 Common Area 22 22

Level 3 Boarding Rooms 86 86

Total 782 22 804

*F.E.C.A (Fully Enclosed Covered Area): The sum of all such areas at all building floor levels, including basements (except unexcavated portions), floored roof spaces and attics, garages, penthouses, enclosed porches and attached enclosed covered ways alongside building, equipment rooms, lift shafts, vertical ducts, staircases and any other fully enclosed spaces and useable areas of the building, computed by measuring from the normal inside face of exterior walls but ignoring any projections such as plinths, columns, piers and the like which project from the normal inside face of exterior walls. It shall not include open courts, light wells, connecting or isolated covered ways and net open areas of upper portions of rooms, lobbies, halls interstitial spaces and the like which extend through the storey being computed. **U.C.A (Unenclosed Covered Area): The sum of all such areas at all building floor levels, including roofed balconies, open verandahs, porches and porticos, attached open covered ways alongside buildings, undercrofts and useable space under buildings, unenclosed access galleries (including ground floor) and any other trafficable covered areas of the building which are not totally enclosed by full height walls, computed by measuring the area between the enclosing walls or balustrade (i.e. from the inside face of the UCA excluding the wall or balustrade thickness). When the covering element (i.e. roof or upper floor) is supported by columns, is cantilevered or is suspended, or any combination of these, the measurements shall be taken to the edge of the paving or to the edge of the cover, whichever is the lesser. UCA shall not include eaves overhangs, sun shading, awnings and the like where these do not relate to clearly defined trafficable covered areas, nor shall it include connecting or isolated covered ways. ***G.F.A (Gross Floor Area): The sum of the 'Fully Enclosed Covered Area' and 'Unenclosed Covered Area' as defined.


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5. Quality of Finishes Finishes may be considered of standard commercial quality, as described in the attached Schedule of Finishes (Appendix C), prepared by Construction Consultants (QS) and based on information supplied by the Developer. The quality of finishes proposed, are appropriate to the type, scale and location of this project. 6. Documentation Our Cost Estimate was based on Architectural Drawings prepared by Bechara Chan & Associates Pty Ltd, Project No. 160608, Drawing Nos. DA.02 to DA.06, Revision A, Dated 17/07/2017. Please refer to Appendix D for a reduced copy of part of these drawings. 7. Exclusions Our Cost Estimate does not include the following:

- Land Acquisition; - Marketing and financing; - Legal costs; - Project Management; - Building insurance costs; - Major services diversions, external connections and /or improvement; - Amplification / amendment to existing services; - Underpinning of existing structure; - Amendments to plans, incomplete documentation; - Taxes, levies and charges; - Disabled access; - Energy and water efficiency; - Electrical substation allowance; - Decontamination works (Asbestos Removal, etc.); - Rock excavation; - Drainage pit & pump-out; - Authorities Fees (S94 Contribution and the like); - Contingency allowance; - Intercom / Alarm; - Loose Furniture; - Blinds / Fly screens; - FF&Es.


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8. Design Assumptions / Parameters In the absence of engineering drawings, the structure of the proposed buildings was assumed of conventional nature, comprising the following:

- Reinforced concrete soldier piles / shotcrete to basement shoring; - Reinforced concrete strip / pad footings; - Reinforced concrete columns and floor slabs (Framed structure).

Our Indicative Cost Estimate was based on the assumption that the whole development will be constructed in a single stage (i.e. not a staged development). If the building is to be completed in stages, the cost of preliminaries and Building services may increase. This Cost Estimate may provide no more than a rough guide to the probable cost of the proposed development. Costs may vary considerably, due to a range of variables:

- Further Geotechnical investigation; - Structural and services documentation; - Contract conditions; - Final PC Items and Provisional Allowances; - Variations in the proposed fixtures and finishes; - DA Conditions.

9. Disclaimer

This Certificate has been prepared for the sole purpose of providing an Initial Cost Estimate for DA Council Submission only (not for bank use). This Quantity Survey Certificate is not to be used for any other purpose. This Report is confidential to the developer. The Writer does not accept any contractual, tortuous or other form of liability for any consequences, loss or damage which may arise as a result of any other person acting upon or using this report. Report and estimate prepared by

Michael M. Dakhoul B. Build (Hons. 1) AAIQS MAIB MCIOB ICECA AAIQS Reg. No. 3618

Appendix A Council Schedule

Appendix B Elemental Cost Estimate Summary

Elemental Summary29 Pomeroy St, Homebush

Code Item % Cost ($) / m2 Total Cost ($)

PR Preliminaries 12.95 265 213,243

AR Demolition 1.37 28 22,496

XP Site Preparation 0.13 3 2,109

SB

Substructure (Shoring, Excavation and Basement

Structure) 10.53 216 173,459

CL Columns 1.54 31 25,308

UF Upper floors 6.66 136 109,670

SC Staircases 1.41 29 23,199

RF Roof 1.37 28 22,496

EW External Walls 8.32 170 137,087

WW Windows 3.16 65 52,023

ED External Doors 0.77 16 12,654

NW Internal Walls 4.61 94 75,925

NS Internal Screens 0.64 13 10,545

ND Internal Doors 2.48 51 40,775

WF Wall Finishes 3.22 66 53,025

FF Floor Finishes 2.69 55 44,348

CF Ceiling Finishes 2.10 43 34,506

FT Fitments 3.34 68 55,076

PB Hydraulic Services (incl. External Services) 8.28 169 136,299

AC

Mechanical Services (Basement and wet areas

Ventilation, Air Conditioning if applicable) 3.04 62 50,081

FP Fire Services 0.94 19 15,412

LP Electrical Services (excl. electrical substation) 5.03 103 82,908

XR/XN Siteworks (Boundary walls, Fencing and Gates, etc.) 1.28 26 21,090

XL Landscaping and Improvements 2.13 44 35,151

BM Builder's Margin 9.95 204 163,815

Total Construction Cost (excl. GST) 1,612,704

Add Consultants Fees 2.07 42 34,141

Total Development Cost (excl. GST) 100.00 2,048 1,646,845

Add GST 164,684

Total Development Cost (incl. GST) 1,811,529

Construction Consultants (QS)

1 of 1

24/08/2017

Appendix C Assumed Schedule of Finishes

Construction Consultants (QS) 24/08/2017

1

Proposed Boarding House 29 Pomeroy St, Homebush

ASSUMED SCHEDULE OF FINISHES BUILDING INTERIOR

Internal finishes and Fittings Internal Bathroom Doors Hollow core / plain / painted Room Front Doors Fire rated / plain / painted Door Handles Lockset to room doors Metal lever to internal doors Kitchen Stone benchtop and polyurethane doors Walls Generally face brickwork Ceilings Set plaster / painted Cornices Standard Cove

Bathroom Fittings Shower Screens Powdercoated alum. Semi-Frameless / Safety glass WC Suite Vitreous China Suite with 6/3 dual flush Vanity Unit Laminated top with Semi-recessed basin Mirror Wall mounted mirror above each vanity unit Tapware Single Lever Mixer / Chrome Bathroom Fittings Stainless steel Floor Finishes Rooms Ceramic tiles Hallways Ceramic tiles Bathrooms Ceramic tiles Fixtures Hot water unit Basic Air conditioning Split System Intercom Excl. Alarm Excl. Transportation Excl. Exclusions – FF&E Loose furniture Artworks Signage Beds & Mattresses Bedside tables Coffee table and kettle Office table and chairs Manchester and curtains Fridges Dryers / Heaters / Microwaves

Construction Consultants (QS) 24/08/2017

2

BUILDING EXTERIOR External walls Refer to architectural drawings Windows and sliding doors Powdercoat / aluminum framed Handrails / balustrades Refer to architectural drawings Roof Refer to architectural drawings Individual Garage Doors N/A Main Garage Door Overhead / automatic Letterboxes Powdercoated classic

Appendix D Reduced Architectural Drawings

1

1ROOF & SITE PLAN

0 1 2 3 4 5 10 metres

RAMP 1:8

WAITING BAY

9000

4000

3565

RL 10.000

5800

1000

RL 10.300

PROPOSED NEWDRIVEWAY

2000

RAMP 1:4

RL 9.750

3000

5500

300

300

METAL SHEETING ROOF 2°

GUTTER GUTTER

3200

2100

8200

5200

6000

4650

PROPOSEDREMOVE TREE

G

U

T

T

E

R

1

3

.

1

5

RR

16.15

SILL 11.25

SILL 11.21

TOP 12.65

TOP 12.71

SILL 11.08

TOP 12.58

TOP 12.47

SILL 11.17

SILL 11.04

TOP 12.54

SILL 11.16

TOP 12.76

No. 49

SINGLE STOREY

SEMI-DETACHED HOUSE

TILE ROOF

M

E

T

A

L

S

H

E

D

FIBRO

SHED

PAVEMENT

FFL 11.02

FFL 11.15

No. 31

SINGLE STOREY

BRICK HOUSE

TILE ROOF

GUTTER 14.04

GUTTER 14.05

RR 16.26

SILL 11.88

TO

P 13.26

SILL 12.01

TO

P 13.28

10.770

10.82

PAVEMENT

10.07

9.99

9.869.8

49.8

79.9

710.

08

10.09

9.89

9.87

10.16

10.13

10.02

9.92

13.196

9.99

10.11

10.2210.

2210.

26

10.23

10.288

10.259

10.3110.

32

10.39

10.35

10.26

10.15

10.10

10.08 10.

03

9.71

9.24

9.21

9.27

9.32

9.799

9.39

9.765

9.50

9.78

9.56

9.889.9

9

9.949.94

9.78

9.75

9.84

9.94

9.95

10.25

10.48

10.69

10.87

11.03

11.14

9.73

9.65

9.09

BM

RL=10.62

T

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FO

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PA

TH

S

T

R

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S

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DRIVEWAY

FO

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PA

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10.47

10.29

50°00'00"

13.715

FO

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FOOTPATH

S

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S

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140°00'00"

40.235

10.15

FOOTPATH

E

P

TEL

10.35

140°00'00"

40.235

F

F

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1

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.

7

7

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8

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4

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S

=

4

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H

=

6

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Ø

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H

=

4

m

Ø

=

0

.

4

m

S

=

4

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H

=

3

m

Ø=0.8m

S=10m

H=12m

50°00'00"

13.715

Ø

=

0

.

3

m

S

=

2

m

H

=

6

m

Ø

=

0

.

8

m

S

=

6

m

H

=

5

m

LOT 35

DP834

SITE AREA 551.4m² BY DP

SITE AREA 551.8m² BY CALS

1

0

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0

0

0

1

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0

0

1

0

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4

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A

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DA

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PR

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June

2017

1606

08KK GB

A

ISSU

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OR D

AA

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BO

AR

DIN

G H

OU

SE

RL7.400

Motorcycle S

pace

Motorcycle S

pace

Motorcycle S

pace

RESIDENTIAL

WHEELSTOP

RESIDENTIAL

WHEELSTOP

ACCESSIBLERESIDENTIAL

WHEELSTOP

shared area

1

2

3

5400

415

2400

2400

2400

2400

RESI

DENT

IAL

WHE

ELST

OP

RESI

DENT

IAL

WHE

ELST

OP

GARBAGEROOM

3865

6715

10015

3600

3000

4000

40235

40235

13715

13715

6100

RAMP 1:4

3000

300

5400

300

6215

200

6215

RL 7.650

RAMP 1:8

RL 7.400

1000

2400

2400

415

RL7.400

Chair Lift toFuture Installation

5

4 RL7.400

3715

200

BASEMENT

1

-BASEMENT PLAN

0 1 2 3 4 5 10 metres

Deep Soil

Deep Soil

s1

3 motorcycle spaces

300

1200

1200

1340

s2

s4

storage

s5 s6 s7

s8 s9 s10s11

3730

1

-BASEMENT PLAN

0 1 2 3 4 5 10 metres

Total Deep Soil Area

162.81m²

s3

PUMP OUT PIT TOHYD ENG PLAN

4000

3865

23.40m²RAISEDPLANTERBOX

TERRACE23.40m²

120.60m²

TERRACE

COMMON OPENSPACE

18.23m²

COMMONLIVING ROOM

1550

1455

SINGLE-LODGERROOM

21.45m²excl. kitchen & bath

Total Unit Area= 31.38m²

1455

SINGLE-LODGERROOM21.45m²

excl. kitchen & bath

Total Unit Area= 31.38m²Total Unit Area= 33.05m²

TWO-LODGERROOM23.30m²


1070

15501550

1550

RAMP 1:8

WAITING BAY

RL 10.000

RL 10.300

PROPOSED NEWDRIVEWAY

RAMP 1:4

4 lodgers

COMMON OPENSPACE

2400

3000

3000

6005

9000

2

-GROUND FLOOR PLAN

0 1 2 3 4 5 10 metres

GF GFA= 135.59m²

Total GFA= 383.69m²

3 boarding rooms (2 x one-lodger, 1 x two-lodger)

RL9.765

24.50m²TERRACE

RL10.100

2425

10001000

1100

1600

1600

6700

1000

950

RAMP 1:20

RAMP 1:20RL10.1001650

1550

1000

RL9.600

TERRACE

CORRIDOR

Total Deep Soil Area

162.81m²

RL10.100OPEN CORRIDOR

G.01 G.02 G.03

Chair Lift toFuture Installation

PROPOSEDREMOVE TREE

RL10.100

G

U

T

T

E

R

1

3

.

1

5

RR

16.15

SILL 11.25

SILL 11.21

TOP 12.65

TOP 12.71

SILL 11.08

TOP 12.58

TOP 12.47

SILL 11.17

SILL 11.04

TOP 12.54

SILL 11.16

TOP 12.76

No. 49

SINGLE STOREY

SEMI-DETACHED HOUSE

TILE ROOF

M

E

T

A

L

S

H

E

D

FIBRO

PAVEMENT

FFL 11.02

FFL 11.15

No. 31

SINGLE STOREY

BRICK HOUSE

TILE ROOF

GUTTER 14.05

RR 16.26

SILL 11.88

TO

P 13.26

SILL 12.01

TO

P 1

3.2

8

PAVEMENT

10.07

9.99

9.869.8

49.8

79.9

710.

08

10.09

9.89

9.87

10.16

10.13

10.02

9.92

13.196

9.99

10.11

10.2210.

2210.

26

10.23

10.288

10.259

10.3110.

32

10.39

10.35

10.26

10.15

10.10

10.08 10.

03

9.71

9.24

9.21

9.27

9.32

9.799

9.39

9.765

9.50

9.78

9.56

9.889.9

9

9.949.94

9.78

9.75

9.84

9.94

9.95

10.25

10.48

10.69

10.87

9.73

9.65

9.09

BM

RL=10.62

S

T

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10.47

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50°00'00"

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FOOTPATH

S

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140°00'00"

40.235

10.15

FOOTPATH

E

P

TEL

10.35

140°00'00"

40.235

F

F

L

1

0

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7

7

Ø

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5

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S

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8

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H

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8

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4

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4

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H

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6

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Ø

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4

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4

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H

=

4

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Ø

=

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4

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=

4

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H

=

3

m

Ø=0.8m

S=10m

H=12m

50°00'00"

13.715

Ø

=

0

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3

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S

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2

m

H

=

6

m

Ø

=

0

.

8

m

S

=

6

m

H

=

5

m

LOT 35

DP834

SITE AREA 551.4m² BY DP

SITE AREA 551.8m² BY CALS

1

0

.

0

0

0

1

0

.

0

0

0

1

0

.

4

0

0

1

0

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UNDERWOOD ROOD

Proposed OSD Basinto Hyd Eng plans

A

A

B B

Site Area = 551.80m²

Permissible FSR = 0.65:1

Permissible GFA = 358.67m²

PROPOSAL: 4 STOREY BOARDING HOUSE

8 x SINGLE ROOMS (8 Lodgers)

5 x DOUBLE ROOMS (10 lodgers)

Total Proposed GFA= 460.34m²

Height Limit 9.5m (LEP) = 2-3 STOREYS

13 SELF-CONTAINED BOARDING ROOMS

Proposed FSR= 0.934:1

Total Proposed 18 Lodgers

(+0.2 AFFORDABLE FSR BONUS)

Proposed Deep Soil Landscape Area= 162.81m²

DA

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1:100

on A

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00 on

A3

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PROJ

NO.

DATE

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Draw

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Do no

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le fro

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ns on

site

befor

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menc

ing w

ork.

THIS

PLA

N IS

THE

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LUSI

VEPR

OPER

TY O

F B

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HAN

&AS

SOCI

ATES

PTY

LTD

AND

MUS

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WHO

LLY

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ANY

WIT

HOUT

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RITT

EN P

ERMI

SSIO

N OF

THE

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CTOR

.


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6 69

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Suite

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Road

Stra

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Desig

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PR

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A

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29

P

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TR

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June

2017

1606

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A

ISSU

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17.07

.2017

BO

AR

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G H

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TWO-LODGERROOM

TWO-LODGERROOMTWO-LODGER

ROOMTWO-LODGER

ROOM

8 lodgers

1

-LEVEL 1 FLOOR PLAN

0 1 2 3 4 5 10 metres

4 boarding rooms (4 x two-lodger)

2500 2500






1070



1070

1070

Level 1 GFA= 124.05m²

2400

3000

3000

4000

6005

9000

1400


2555 2555

1400

RL13.100

600

OPEN CORRIDOR

1.01

1.02 1.03

1.04

3.58m² 3.58m²

1.16m²1.16m²10001000

1100

1600

1600

A

A

B B

SINGLE-LODGERROOM

6 lodgers

10001000

1100

1600

1600


1070

1070


2400

3000

3000

4000

6005

9000

2

-LEVEL 2 FLOOR PLAN

0 1 2 3 4 5 10 metres

RL16.100

OPEN CORRIDOR

2.01

1.16m²1.16m²



SINGLE-LODGERROOM

2.02Total Unit Area= 15.11m²

SINGLE-LODGERROOM

2.03


SINGLE-LODGERROOM


2.06


SINGLE-LODGERROOM

2.05Total Unit Area= 15.11m²

SINGLE-LODGERROOM

2.04

1070 10.20m²





600

6 boarding rooms (6 x one-lodger)

VOID VOID VOID VOID

A

A

B B

Mezzanine Level

2100

SINGLE-LODGERROOM


3000

4000

6005

9000

3

-LEVEL 3 FLOOR PLAN

0 1 2 3 4 5 10 metres

RL18.7002.01 SINGLE-LODGERROOM

2.0214.61m²


SINGLE-LODGERROOM

2.0314.61m²


SINGLE-LODGERROOM12.92m²


2.06SINGLE-LODGERROOM

2.05SINGLE-LODGER

ROOM

2.0414.61m²




RL18.700

VOID VOID VOID VOID

800

800800

900

1650

A

A

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DA

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on A

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2016:

Revis

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DRAW

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DATE

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Draw

ingPr

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Do no

t sca

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m dr

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site

befor

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THIS

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EXC

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ANY

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ERMI

SSIO

N OF

THE

COMP

ANY

DIRE

CTOR

.


IATE

S

p: +

61 2

974

6 69

93

Bech

ara

Cha

n &

Ass

ocia

tes P

ty L

td

e: in

fo@

bc-a

.com

.au

Suite

6F,

Lev

el 6

, 9-1

3 Re

dm

yre

Road

Stra

thfie

ld N

SW 2

135

Desig

n by:

PR

OP

OS

ED

A

FF

OR

DA

BL

E

29

P

OM

ER

OY

S

TR

EE

T, H

OE

MB

US

H

June

2017

1606

08KK GB

A

ISSU

ED F

OR D

AA

17.07

.2017

BO

AR

DIN

G H

OU

SE