QUANTITY SURVEY REPORT · Exclusions ... projections such as plinths, columns, piers and the like which project from the normal inside face of exterior walls. It shall not include

QUANTITY SURVEY REPORT

Not for Bank Use

Source: Google Maps

Project: Proposed Boarding House Development At No. 3 Homebush Road Strathfield NSW 2135

Applicant: Urban Link Pty Ltd

Builder: Developer Managed

Report Date: 1 May 2017

Construction Consultants (QS) Quantity Surveyor Report – DA Submission only (Not for Bank Use) 3 Homebush Rd, Strathfield

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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. Contingency Allowance .......................................................................................... 6

10. Disclaimer .............................................................................................................. 6

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


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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 with associated basement car parking, at No. 3 Homebush Rd, Strathfield. The proposed development consists of:

• Ten (10) x Car Parking Spaces within a single basement level;

• Thirty six (36) x Boarding Rooms within Ground Floor to Level 3;

• One (1) x Common Room within Ground Floor.

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

Description Amount ($)

Total Construction Cost 3,541,090

Add Consultants Fees 75,289

Total Development Cost (excl. GST) 3,616,379

Add GST 361,638

Total Development Cost (incl. GST) 3,978,017 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 455 455

Ground Floor Boarding Rooms 252 252

Ground Floor Common Area (incl. Common Lounge) 97 97

Level 1 Boarding Rooms 263 2 265

Level 1 Common Area 62 62


Level 2 Common Area 62 62


Level 3 Common Area 15 55 71

Total 1,688 61 1,749

*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 (ie. 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. The G.F.A definition used here is different to the Gross Building Area defined in the ANZRPGN 4 Methods of Measurement used by Valuation and Property Industry Professionals.


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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 Urban Link Pty Ltd, Project No. 2017-020, Drawing Nos. DA0001 to DA1001, DA1002, DA2001_A, DA2003_A to DA2005_A, DA2901 to DA2904, DA3001, DA3002, DA4001, DA6301 and DA6302, Revision A, Dated 10/02/2017. 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; - Decontamination works (Asbestos Removal, etc); - Rock excavation; - Dewatering / Drainage pit & pump-out; - Blinds / Fly screens; - Loose Furniture / FF&E’s - External roadworks / Public domain works. - Authorities Fees (S94 Contribution and the like); - Contingency allowance;


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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. Contingency Allowance A Contingency Allowance (generally between 5% and 10%) will not be included for the purpose of this Report. 10. 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 Summary3 Homebush Rd, Strathfield

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

PR Preliminaries 12.06 249 436,196

AR Demolition 0.88 18 31,667

XP Site Preparation 0.09 2 3,167

SB

Substructure (Shoring, Excavation and Basement

Structure) 9.94 205 359,405

CL Columns 1.75 36 63,333

UF Upper floors 6.92 143 250,166

SC Staircases 1.36 28 49,083

RF Roof 1.31 27 47,500

EW External Walls 8.45 175 305,582

WW Windows 3.15 65 114,000

ED External Doors 0.70 14 25,333

NW Internal Walls 4.82 100 174,166

NS Internal Screens 0.66 14 23,750

ND Internal Doors 2.71 56 98,166

WF Wall Finishes 3.37 70 121,949

FF Floor Finishes 3.10 64 111,970

CF Ceiling Finishes 2.22 46 80,304

FT Fitments 3.69 76 133,478

PB Hydraulic Services (incl. External Services) 6.26 129 226,332

AC

Mechanical Services (Basement and wet areas

Ventilation, Air Conditioning if applicable) 2.22 46 80,316

FP Fire Services 0.85 17 30,606

LP Electrical Services 5.62 116 203,415

TS Transportation Services (Lifts, Escalators and the like) 2.98 62 107,666

XR/XN Siteworks (Boundary walls, Fencing and Gates, etc.) 1.32 27 47,817

XL Landscaping and Improvements 2.41 50 87,083

BM Builder's Margin 9.09 188 328,641

Total Construction Cost (excl. GST) 3,541,090

Add Consultants Fees 2.08 43 75,289

Total Development Cost (excl. GST) 100.00 2,068 3,616,379

Add GST 361,638

Total Development Cost (incl. GST) 3,978,017

Construction Consultants (QS)

1 of 1

1/05/2018

Appendix C Assumed Schedule of Finishes

Construction Consultants (QS) 1/05/2018

1

Proposed Boarding House 3 Homebush Rd, Strathfield

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 Powder coated 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 Carpet Hallways Carpet Bathrooms Ceramic tiles Fixtures Hot water unit Basic Air conditioning Split system Intercom Excl. Alarm Excl. Transportation 1 Lift Exclusions – FF&Es Loose furniture Artworks Signage Beds & Mattresses Bedside tables Coffee table and kettle Office table and chairs Manchester and curtains Utensils Fridges / Microwaves Washing Machine / Dryers Heaters

Construction Consultants (QS) 1/05/2018

2

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

Appendix D Reduced Architectural Drawings

Copyright URBAN LINK PTY LTD ©

NotesCONTRACTOR MUST VARIFY ALL DIMENSIONS ON SITE BEFORECOMMENCING WORK OR PREPARING SHOP DRAWINGS.DO NOT SCALE DRAWINGS.

Rev Description Date App'dProject

3 HOMEBUSH RD STRATHFIELDBOARDING HOUSE3 HOMEBUSH ROADSTRATHFIELD NSW 2135

Drawing Title

BASEMENT 01

Date of Issue18/04/2018

CheckedJE

ApprovedTJ

Scale

AS SHOWN@A1 Sheet Size

Project Number

2017 - 020Drawing Number

DA2001_ARevision

Status

PRELIMINARY

50mm on original

2017-020 3 Homebush Road, Strathfield - 180410(B).plnU:\Data\2017 Jobs\2017-020 3 Homebush Road, Strathfield\A Architectural\A.10 CAD\2017-020 3Homebush Road, Strathfield - 180410(B).pln18/04/20184:04 PM

Business Address: Level 10, 11-15 Deane Street, Burwood NSW 2134Postal Address: PO BOX 2223 Burwood North NSW 2134Phone Number: +61 29745 2014

A PRELIMINARY 10.02.17

1 2 3 4 5 6 7 8 9 10 11

3

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2

2

B B

C C

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1

12

12

2

2

8,199

5,800

1,000 7,200 300 7,200 700 2,700 2,400 2,400 300 7,200 300 3,725

2,120 22,500

10,400

BOLLARD

CP 10W/ 09 MOTOCYCLES

09 BIKES1 DISABLE

SHAREDSPACE

1:46.0mM O T O C Y C L E

STORAGE

1:82.0m

1:82.0m

1:206.0m

BICYCLERACK

LIFT

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BASEMENT 1:100





Drawing Title

GROUND FLOOR PLAN


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DA2003_ARevision

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PRELIMINARY

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26 m226 m2

22 m2

GF.0318 m2

24 m2

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GF.0718 m2

21 m2

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Drawing Title

LEVEL 01


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DA2004_ARevision

Status

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50mm on original




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LEVEL 02


CheckedJE

ApprovedTJ

Scale


Project Number


DA2005_ARevision

Status

PRELIMINARY

50mm on original




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Drawing Title

LEVEL 03


CheckedJE

ApprovedTJ

Scale


Project Number


DA2005_ARevision

Status

PRELIMINARY

50mm on original




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24 m2

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29 m2 27 m2

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24 m2

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X1.1025 m2

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