Regulation Essay For High Risk Building On Hamilton Island, Queensland.

The design of buildings can be determined by the risks that occupants face. Risk factors can be internal (e.g. contents fires) and external (e.g. cyclones) to the building.

As a group of 3 students, you are required to write a report outlining the compliances and deficiencies of the apartment block on Hamilton Island, Queensland. You can use the marking schedule published on the vUWS site as a guide. The marking rubric is based on these criteria.

Your building will also need to withstand the special risk associated with your location. Although AS 4055-2012 strictly applies to Class 1 and 10 buildings only, you must classify the risk associated with the site, as a Wind Class.

1. The apartment block is situated at the red arrow on the location map above. It sits on an escarpment overlooking the enclosed bay between Hamilton and Whitsunday Islands. The building has no shielding and the maximum slope near the building is greater than 1:3.
   
   
2. In general terms, you must discuss the special construction requirements in this high-risk geographical location.
   
   
3. Please note that the layouts of Levels 1 to 3 are essentially the same (with a few isolated non-compliances noted during the initial building inspection).
   
   
4. You will be required to specify the required levels of fire protection (e.g. FRLs) both inside and outside the building.

Classification of Building

The project is situated on Hamilton Island in Victoria State, Australia. It involves design and construction of a residential building of class 2. It is hereby evaluated for compliance and deficiencies. Firstly, relevant clauses of compliance are highlighted and then the building is checked for full, partial or zero compliance. Thereafter, the deficiencies are noted and recommended for improvement. 

No deficiency in compliance as all requirements are met as far as building classification is concerned. It is not designed for other purpose a part from the intended one which is residential.

The total floor levels from the project drawings can be deduced as 5 with no atrium in the offing. This is as per clause 1.2 ( BCA 2015 & Sa.gov.au, 2018 ).

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Number of storeys	Multistorey ; class 2	Complied based on the features in the drawing attached; the principle of sole occupancy is replicated in the building.	No deficiency noted

Mostly concrete and brick walls are used for the walling element hence FRLs is boosted. Concrete performs better in fire resistance levels.

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Fire resisting walls	Concrete material is predominant	100% compliance as FRLS is at 60/30	No deficiency noted

The following were to be incorporated: external walls are made of concrete as per clause 1.11. Other non-combustible materials to be used include: plasterboard, gypsum performance, fibrous plaster, prefinished metal sheeting, bonded laminated (adhesion layers above 2mm). Prefinished metal sheets, bonded laminated materials (adhesion layer should be above 2mm as per clause F 1.12

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Fire resistance (passive)	Non combustible materials used such as plasterboards	Partially complied.	Not clear which materials are used

 The adequately provided FRLs should be 60/30

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Fire resisting construction	Concrete is predominant for the walls and slab construction	Fully complied	No deficiency

In construction of fire walls, the FRL is noted as per clause 1.1 for all parts adjoining the walls. The openings NEED NOT reduce the FRL and also fire walls must not be crossing the building elements

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Fire wall	Mostly concrete	Full compliance	No deficiency

 For doorways, self closing with FRL of 60/30 is adequate. For windows there must be automatic closing with FRL 60/30. An alternative to this is the permanently fixed closed ends with fire shutters (Awa.org.au, 2018). Other openings must be in tandem with the required FRL

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Doors and windows	Metal grills and glass for the window panes	Fully complied as FRL is boosted	No deficiency noted

This is done as per clause 2.6 where openings be separated with spandrel and this must constructed such that it is not less than 900mm in height and extends not less than 600mm above the surface. Non combustible materials are to be used.  

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Separation walls	Concrete blocks separation and  also spandrel is available for every floor	Fully complied	No deficiency

Number of exits

The required number of exits should be at least one exit per storey and the effective height should be more than 25m

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Exits	Average of 3 per floor is deduced Egress room in the basement Fir stairs next to the lift	Fully complied	No deficiency

Compartmentalization of the units is one way that this must be done. The stairways and ramps must be fire isolated.

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Fire isolation	Fire stairs next to the lift	Partially complied	There is no justification not to include the fire control room in the drawing

From any point to a single exit the distance should not be more than 20m and this is as per D1.2 of BCA 2015. However, the distance between exits must be 45m apart as a maximum value. The exits must not be less than 2m in height.

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Travel distance	Vertically is at a maximum of 3200mm and horizontally same	Not complied,	the distance between points is greater

Compliance

The stairways are not to have more than 18 or less than two risers in each flight. Per person, the following must be incorporated: computer room: 25m², Gymnasium: 3m² and kitchen 10m^2.

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Design of exits	No feature noted	Zero compliance	Design of exits not adequate

The emergency lighting must be available at all exit points  in each level. The calculated horizontal illuminance must not be less than 0.2 lux at floor level. The performance rating of the illuminance must be such that it is less than 90mins.

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Emergency lighting and exit signs	No exit signs noted Lighting is adequate given the substation and main switch board on ground floor	Partially complied	The lighting design is missing Exits signs missing hence illuminance is not possible to be estimated

Must be available in each room incorporated with a central control system.

Fire hydrants

This is optional element. However, it must be incorporated in high risk areas within the room.

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Smoke detection	No smoke detection noted	Zero compliance	Missing yet crucial element

This must be incorporated at every floor level and be in good working condition all times. Inspection and checks be done on a regularly basis preferably quarterly.

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Fire hose reels	Present in each floor	Fully complied	No deficiency

Ensure the number of storeys is connected.

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Stair construction and access	Externaly there are pedestrian entry, carpark entry, footpath and driveway access. No details on stair constructions	Partially complied	Stair construction detail missing yet crucial

This must be located at least one side of ramp. The height must not be less than 865mm. There should be no obstruction and confines between the stair landings. The exit to the serving area must be accessible as per clause 12 of AS 1428.1

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Handrails	No handrail	Zero compliance	Hand rails missing

For people with disability, access design must also cater for them. Compliance to this is referred to clause D3.3. In other access routes (external), for instance pedestrian entrance must be accessible to at least 1 floor and entrance door such that each unit on each level is accessible. Besides, there should be not less than 1 type of the following facilities: cooking facility, gymnasium, swimming pool among others.

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Disabled access	The external entry points capture the needs of the disabled. However, there are no ramps included in the drawing	Partially complied	Ramps missing in the drawing

The building in question is considered a high risk with the following risk factors involved: wind, cyclones, number of storeys, eaved width, envelope complexity, balconies among others. There should be provisions against damage to building elements. The drainage system must have a recurrence interval of 20 years and they must be properly installed to extend their life span. The roof coverings must be done with concreting especially for the roof tiles and this must be done as per AS 2049. Wet areas are to be water resistant ( refer to clause F 1.7 for more details). The slabs for urinals must be an impervious surface. Besides, it must not be subjected to the ultimate limit sate. The wind pressure acting must not be more than 2.5kPa this is as per clause FV1.  

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Damp and weatherproofing	300x400mm duct to discharge  through. The stormwater through the box gutter, the eaves gutter are included for storm water management	Fully complied	No deficiency noted

The following must be incorporated: kitchen sink, bath/shower, closet pan and wash basin; the laundry facilities must include: clothes washing, drying, clothes line (which must not be less than 7.5m in line) This is as per table F2.1.

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Sanitary facilities	Wash service, at central location; floor water sink on right half of kitchen Bath/shower and laundry facilities included	Fully complied	No deficiency

Rise in storey

There must be sufficient windows to provide natural lighting as per F4.2. The glazing bars (if any) must not be less than 10% of area of room. The roof lights should be having aggregates (transmitting area) of not less than 3% of floor area of the room. The window facing part of adjoining wall of the same building must be such that the horizontal distance from that boundary wall should be greater than 1m. Provisions must be made such that the natural light penetrate from the adjoining room through windows and roof.  

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Light	No features or lighting design done	Zero compliance

Natural ventilation must be incorporated in the design as per F4.6 where adequate number of windows per wall in necessary. Facilities providing assistance to this element are such like the mechanical ventilation and air-conditioning system which must comply with AS 1668.2 and AS NZS 3666.1. Therefore, consists of performance openings, windows, doors and other openable devices.

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Ventilation	There is mechanical ventilation grills	Complied

The separation of walls for sole occupancy must be able to insulate against airborne sounds and impact generated solid. The performance NEED NOT be compromised through the door assembly or penetration of a pipe. Prior to the ratings, the performance requirements must be specified such as: The required value for weighted sound reduction index ( with spectrum adaptation term to be Rw+Ctr. This must be of discontinuous nature such that the tires are to be resilient type; airborne for masonry walls type. Rw+Ctr must not be less than 50 and Lnw+C (impact) must not be less than 62.Besides, align this with the wall construction, should be less than 20mm; 50mm thick glass wool insulation and two layers of 13mm fire protective grade plasterboard 1 layer of 13mm fire protective grade plasterboard (Builderassist.com.au, 2018).   

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Sound transmission	No provisional indication	Zero compliance

The climatic zone (based on the given location: Hamilton Island, Victoria state) is obtained from clause J1.3a where it is designated as zone 6.

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Energy efficiency	No feature included	Zero compliance

In this case, the design must attain a minimum R-value of 2.8. The glazing energy index must satisfy option B of table J2.4a. For the climatic zone given above, the energy constant must be as per table 2.4b and this is given for all orientations.

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Overall efficiency	No elements for calculation	Zero compliance

In thermal construction, insulation must comply with AS/NZS 4859.1. Reflective insulation requirements are such that it must be between the building lining and reflective side (Belusko and O'Leary, 2010).. The adjoining sheet of roll membrane being overlapped must not be less than 50mm.

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Building fabric	Plasterboards and gypsum are included as fabric materials

All should be adequately supplied.

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Lighting and other services	Substation incorporated on the basement; Security gate integrated with sensor technology Hydrant pump is on the ground floor ; Bulky waste storage and disposal Main supply switch board is noted	Fully complied	No deficiencies noted

The geographical location of the site pits it into a high risk for cyclones. For gust wind risk, design must comply such that gust wind speeds in the cyclonic region at a wind class of C4(assuming extremeties), the serviceability limit state be at 55 and ultimate limit state at 86. In this case, shielding is not provided as there are no obstructions (at least from the given information) and the open fields a great risk factor for the cyclones. This must be designed as per clause 2.5.

Design as per clause 2.5 to control the identified risk factors.  

ELEMENT	FEATURE	COMPLIANCE	DEFICIENCY
Cyclone and wind risks	Open space; geological structure and landscape sloping at 1:3 all facilitate the risk exposures	Designed with deep foundation against seismic forces : a class C4 (wind class)	Since no structural design is provided, it is difficult to know whether fully complied or not

References

Awa.org.au. (2018). AS 4055-2012 - Hard Copy - Australian Window Association. [online] Available at: https://www.awa.org.au/products/as-4055-wind-loads-for-housing-standard/as-4055-2012---hard-copy [Accessed 1 Nov. 2018].

Belusko, M. and O'Leary, T. (2010). Cost Analyses of Measures to Improve Residential Energy Ratings to 6 Stars - Playford North Development, South Australia. Australasian Journal of Construction Economics and Building, 10(1/2), p.36.

Builderassist.com.au. (2018). [online] Available at: https://www.builderassist.com.au/wp-content/uploads/2016/02/NCC2015-BCA-Volume-One.pdf [Accessed 1 Nov. 2018].

Sa.gov.au. (2018). SA.GOV.AU - The Building Code of Australia. [online] Available at: https://www.sa.gov.au/topics/planning-and-property/land-and-property-development/building-rules-regulations-and-information/the-building-code-of-australia [Accessed 1 Nov. 2018].

BCA .(2015). National Construction Code Series: Building Code of Australia class 2 to 9 Buildings. Available at: https://www.builderassist.com.au/wp.