The Edge and Wave Building - Report Example

Introduces the site and the surveyed building (if not complete, what will be built) listing important features of construction and fire safety systems Introduction of Wave The name of Building : Wave The Building Number : 291157 The Street : 11-19,Giles Street The city : Adelaide The state : South Australia The Country : Australia The Height of the building : 40 meter/131 sq feet The Floors proposed : 12 The residential penthouses and commercial sites in Waves has been found to be a new standard in cutting edge and the design has been found be architectural classic. The Wave is set to become the finest address of Adelaide and Australia. The building has been designed by renowned architecture firm JPE Design Studio and has been built by Hansen Yunken.The Wave is set to become a style beacon, sophistication and elegance in the south eastern part of Adelaide. The Wave is a building that can be seamlessly blended and create an elegant space and corporate address. The Waves has fives penthouse that has an exclusive configuration of having two penthouse per floor and the grand penthouse that consists of approximately 494 m2 that is over two levels. The penthouse is featuring open plan living and the dining areas has large entertaining balconies, the bedrooms are big, the bathrooms are luxury, there is internal laundry, there is air conditioning, there is full security, there is designated parking and storage facilities. The four luxury residential levels are situated above the commercial suites and a private and secure lobby gives access to it. That also gives access to the sweeping city and hill views. The city living will is taken to new level. The place uses textures,colour materials and appliances that will strike beautiful and living spaces. The city ad parkland view can be seen from here. The facility will be five star and that include a rooftop lap pool and sauna plus with a world class restaurant. The Facts in short form First floor: Retail tenancy Floor second –four: Car Parking Floor five-eight: Office accommodation Floor nine to eleven: Eight apartments Floor twelve: Swimming pool and recreation area. (http://www.adcorpgroup.com.au/list_sale_property.php?id=2422) Important features of construction The company called RMD Australia was engaged to give special steel safety screens that were meant for protection of workers against fall and the debris falling from the work site. It was mainly meant to protect the general public that is passing below the building and the building is multi-storey building. The Edge and Wave building was considered as two separate building and up to 10 floors has to be screened by the company. Safety screens have to be utilized in both the buildings.2500m2 of the safety screens has to be utilized. The screen system has to be based on 10 m*4 m modules. The auxiliary screens used were smaller and was at 0.6 and 0.9 and was bolted to safety. The aim was to cover the building parameter. There were two masts that were attached to the fabricated floor brackets and that was anchored through the RMD super slim soldiers. The strength of the main mast allows the screen to be extended through a 4.5 to 5 m above deck to which they are associated. The main reason for this is to withstand the forces of wind that is for high level multi storey building. The structure of the special steel fabrication is usually light weight and it makes the screen quick to fabricate and install. The screens have an ability to protect the two levels of floor and provide the needed protection for live deck that is needed for multi level constructions. The typical floor to floor height will be approximately 3 m. The screen was placed in easy manner and the minimal labor force was used as the crane tower was utilized to lift the screens sequentially and place the screens around the perimeter of the building. The safety measures was not only restricted to safety screens and Airodek prop and panel system was also utilized. This was done through the soffit regions of the multi storey building. The panels were always lined with plywood and that is used for providing the class 2 finish. (http://www.rmdaustralia.com.au/hi-rise-edgeandwave.htm) The Edge The Edge is considered as the new A-grade green star office tower under construction and that has been undergoing construction at the southern end of the King William street and in the southern gateway precint.There will be four buildings in this area including the Edge.The other three are the Wave,Hill Industry and the 15 storey optus building. There will be increased accessibility to this service as there is free tram service that is being linked to the southern gateway. The specialty of building The building has got a ground floor retail and there is 2 level of parking and 8 levels of office accommodation that can be graded as A and the views are found to be stuning.There has been excessive use of recycled materials and the use of energy efficient fittings and fixtures has meant that the building has done everything possible to improve the Green Star rating. The floor has been measured at 624 square meters and has been found to have natural light from 4 sections. The carpet is high quality and the energy light fittings are efficient and there is a facility for storing bikes in the ground floor and there are also showers in the ground floor. This Edge project is still not a conceptual as the construction of the project has been underway and is due to be completed by August 2009.Hansen Yuncken has been the builder who will see the completion of project. The idea behind this building is to meet the demand for quality offices in the market place of Adelaide. The total floor area of the building has been estimated at 4800 m2.This building has been given an 18 month time period. It has been estimated that there has been round 200 workers on the site. The used materials were set aside in accordance to the section and that has been the highlight. The external wall was on the processing with the car level. The car park of the building was meant for the users of building. The building was constructed with extra crane for emergency. There was fast processing at the site. The use of mobile crane was for the pre cast concrete slab that was around the building. Two sprinkle systems were designed for fire fighting. There was a water system that was in installing process. There has been change in the deadline of the project with the expected date of finishing extended to September 2009.The superstructure was completed 70% in the Edge building while the Curve building has completed 60%.The framing system in the Edge building was constructed with Glass Reinforced concrete and that has meant that the Green Start rating will be got. The Wave building has got change in design with the Glass Reinforced Concrete being used on the East and South side of the building. The green start rating has meant that reinforcements have been up to 80% using the recyclable steel and the waste construction materials should be recycled. The footing used for both materials are pier footing. The concrete casting will be planned and the formwork of the floor slab will be removed after 28 days and that will be done after the slab reaches 90% of strength. The glass panel will run from slab to slab and that is not running from top. The windows are fire checked and that is meant for blocking the fire and that will be meant for 3R or 4R rating. The mechanical, electrical, fire system and water system are in the processing of being completed till the 6th level. The 18 meter crane can hold up to 3.5 ton of weight and it can be reached further distance to the edge of the building. The weight when not expanded can lead up to 30 tons. The key facts of Edge There will be 8 levels of office space that has been over 5000 m2.There has been 88 car parks that are secure and onsite. The building is having 11 or 12 struture.The floor plate has been estimated at around 625-650.The ground floor has been meant for retail and the building has been meant for technologically ahead of curve. The location has been found to be ideal and the parkland is easily accessible. There will be hotels and shopping places in the building. The highlight will be the free tramline to the door. The workplace environment is stunning and it will be boutique corporate head quarters. The Floor Plans (http://www.edge-sa.com.au/Documents/floorplans.pdf) Columns in Car Park:60 and the report considered that car park that KSM is sufficiently low and no protection is required. The columns in retail have been fixed at 180 and the recommended has been fixed at 30.The transfer in beams has been fixed at 180.The beams in retail has been fixed at 180.The sprinkles has been fixed at both the building. Development Approvals & Processes Discuss the Development approval and Building Rules Consent (to build) processes applicable to this building There are more than 50,000 development applications that have been lodged in South Australia every year and these can be from simple extensions to residential homes to big projects like the Olympic Dam mine. The term development can be termed under development act like a change in the use of land or buildings and the creation of new allotment that can be done through division of land and that includes strata, and community title division .The building work that comes under development can include the construction, demolition of existing building, the alteration of existing building, the excavation of existing building, the filling of existing building and cutting of trees, damaging of trees, felling of trees and so on. (http://www.planning.sa.gov.au/go/development-applications ) The specific work in relation to state and local heritage places will also take place. The specific work in relation to state and local heritage plans. The mining operations that are prescribed come under it. Their activities in relation to land as given under the development regulations fall under this. The developmental act and the developmental regulations have to be made for development applications. The first step is to sign contract documents and place deposit. The master plans are produced by the architects and the construction footing report is prepared by consulting engineers. The application is passed onto the council and authorities. The materials and colours are prepared by color consultants. The financial data is prepared and the financial form of approval is taken care of. The proof of land ownership is made and the estimators check all the contract documents and the building materials are prepared. It is impossible to have development and that cannot be done without getting development approval from the relevant authority and that will be done after application and assessment process is done. (http://www.planning.sa.gov.au/index.cfm?objectId=B114FFC8-96B8-CC2B-6F4F312F1454FFD7) The applications for development plan are usually assessed against zoning, policies and controls in the relevant development plan and that must not be seriously at variance with the development plan. The process of assessment will be varying depending on the condition of proposed development is determined to be complying and non complying or merit. It requires public notification. Building rules make sure that consent the applications are processed against the provisions of the building rules. This is an edition of the building code that is published by the Australian building code board as given by the variation and addition for South Australia contained in the appendix. Building rules consent will be usually given by a private certifier of building work. The consent can be sought and the procession will be taking place in the single application and in most cases the application can be staged to save the cost of preparing detailed plans and if the planning consent is not granted. The necessary consents have been granted and the council has issued the final development approval.The building work or change can proceed in land use and there should not be any approval or license required and that should not be under any legislation. The example can be said of legislation or the license required that is required from the environment protection authority or the liquor licensing court. The further approvals required will be obtained from the council of each area. Development plans should outline the development that may or may not happen in the zones of the area which is covered. This can be done in various ways like through the council and zone specific policies and the principles and objectives and standard and also through list of complying and non complying kind of development that can be seen in each zone. The land uses that can be classified under complying and non complying in development plan and that are subject to specific development assessment rules. The development application will be listed under the development plan or the schedule 4 of the regulations that can be development and the consent will be granted and the application meets the standard for meeting the development. If the land use or the activity is declared non compliant, then it will not be granted consent and this is because that kind of development will not be considered appropriate in that zone and it would be incompatible with the objectives for that zone, If non complying land uses can be approved if the policies are met in the development plan and more. This can occur when the development assessment commission and the council agree and the application has undergone a rigorous process that can be termed as assessment. The development cannot be said as complying or non complying and the development plan and regulations comes under merit assessment. All these type of applications will be pressed against the policies of development plan. The public notification can be under three categories. Category 1 and Category 2 has been development and will be listed in individual zone that can be in development plans. The category one normally covers development that can be exempted from the public notification and that usually relates to the uses that would be expected from a zone and which are not on a zone boundary where the conflict would have rised.The examples that has been included are the detached dwelling in the residential zones and the development of a specific form that is encouraged within a specific zone that is like shops. The category like the development that requires limited public notification to owners or occupiers of land adjacent to a proposal, That does not give rise to third party appeal right to persons that has been said to lodge representations. The examples include like the development on land that abuts a different zone boundary and the significant trees that is undertaking development. The category 3 developments can be listed in such a way that category 1 or category 2 and in that case a public notice will be placed in a newspaper and that has an appeal right against the decision. The appeal against the decision on the application for development that can be heard by a specialist environment and resources and development court. It has been July 2001, that local councils that has been required that would be required to establish the Development assessment plans and it would be done in such a way that the impartiality and certainty of development assessment plans. The exact nature of the DAP was not prescribed This was changed to the passage of development panels amendment act 2006 in the year 2006.Panels are required to have the membership of seven that have majority independent membership. The development approval is made with two to six separate consents. The most common development that will be requiring a development plan consent and the building rules consent before the final consent has been granted. In any case land is divided, the land division consent is required. The application process will be generally involving the lodgment of application form that has been given with fees and that will vary according to the development type and consent that has been sought. The plans and the details have been found to show the proposed development. The case of building work and the technical plans of the footings and structures by a qualified person for assessment against the building code of Australia or other appropriate standards There are cases in which the council that may request a copy of the certificate of title for the property and that can be ordered through the state government website. There are situations in which the local community or the nearby land owners will be invited for a proposal and that can include the environment protection authority and SA water. The relevant authority has the task of assessing the nature of the proposed development that is complying,non complying or that can be considered as merit as defined by the developmental act and the regulations that are in the local development plan and the appropriate statutory assessment can be completed and the application needs to be given to prescribed bodies for advice and the public need to be said of the application and the consultation conducted and after completing the process it has to be decided whether to issue a development approval. The council can decide to approve the application without change and approve the application subject to conditions and can also refuse the application. Building Life Cycle this section discusses the life cycle process that buildings go through, discusses those stages that the building has already experienced and identifies the current cycle. Design is the first step of these stage.The clients will be given the general concept or the idea about the final outcome of the construction. The owner will be given a chance to say what the building will look like. The financier has the freedom to provide the owners and the client ideas and the information on the feasibility of the project plus the costing.A negotiations between the financier, constructor and the owner will ensure that the suitable concept will be followed. The clients wanted the Edge building to be green star building. The clients wanted the wave to be a tremendous outlook building. The next stage will be that it will be put into drawings and the issues will be considered when designing the drawings and the participants are normally the clients, the design team who architect and the engineer that work together. The builder that is taking part in the design stage should be providing instruction on constructing ideas. Project manager, the building surveyor, the private certifier and the duration of the design stage is dependent on the size and the complexity of the building and the Edge building to get the green star rating will have to use the recycled materials and energy saving system. Structured system has to be considered as the most ideal for space purpose. The third stage is the construction stage that can be said as the client will ensure that the issue will be done and the follow up of the design will be done here and the modifications has to be done if required .The cost consultant or quantity surveyor will be making sure that the expenses for the clients will be met. The group will be managing the construction process and quality. The subcontractor will be assessing the project that is expected to be completed in the year September 2009. The fourth issue can be said as the classification and that will be the major issue without a certification of classification from the appropriate local government or private certifier. The construction would not be able to process .The participant such as the client, the design team, the fire service inspector; the associated council all will be responsible to ensure that the building is fulfilling all the aspects. The issue has been marked and the process will be lasting till the construction ends. The last stage can be said as the renovation and the commissioning maintaience can be carried out and that is passed throughout the life of the building and within 7 to 15 years, the building will not be competitive in getting the attraction that is needed in the open market and renovation will be the best solution to increase the attraction. The client and property manager has to perform the idea of renovation. Fire and life Safety systems How Fire Spreads Normally There are three methods of spreading the fire and that is usually spread through convention, radiation and conduction. The method by which the fire and smoke that is spread through convention is considered dangerous and that can cause the major proportion of death and injuries.The fire will start in the enclosed building and the smoke will be raising from the fire that gets trapped under the ceiling and the fire and smoke gets spread to all directions of the room and the smoke can pass through the gap in the walls and that can spread to other parts of the room.The heat that gets trapped I the building will raise the temperature . There are some materials like metal that can absorb heat very fast and transfer to other rooms by the method of combustion and it can set fire to items that are contact with the material. The concept of the radiation is such a way that it heats the room like an electric bar heater heats the room. The material that will be close to the fire will absorb the heat and that can cause the item to first smoulder and then burn. The residents will be dependent on the assistance of the staff in the case of fire and the first step will be to look for evacuation strategy that should be progressive and the building should be divided into compartments that are different fire resisting compartments. Usually these are done by fire-resisting doors ,walls and floors. This can ensure that the immediate risk residents can be bought down, that can also accelerate the evacuation to next compartments. The enclosure of fire hazard rooms has the ability of providing a physical barrier to fire .The additional time for the staff and the residents will be provided with compartments. The closed door has the power of restricting the spreading of the fire by holding back the fire and smoke and the door will be usually tested against fire at appropriate standard and the doors are essential part of fire department. The fire door has a feature called self closing device and that can keep the door closed like Board doors which are kept closed when not in use. The door components like the frame of the door ,the glazing of the door, side-panel of the door, and other features. The part of building or buildings that are in different occupation can go a long way in causing problem. The occupier usually do not have any control over the practices of the co-occupiers. The main reason or the objective is to restrict the spread of the fire between different occupancies. The chance of the fire spreading to the building from other parts of the building has to be considered.( http://www.infoscotland.com/firelaw/files/GUIDE-CHG-an1.htm) The concept of cavity is that it is a concealed space that can be present in a building. There is chance for the fire and smoke that can be spread through the concealed spaces in the structure and that could pose a threat to occupants. Elements of the Construction Phase List. Footing System It is a spread pre cast pile foundation footing system designed to keep or construct a building and that has been followed in the Wave and Edge building.The beams are graded and piles are drilled in to the footing system. There is waterproofing at the building foundation. Grid System Tetrahedral grid structure has been planned with reinforced concrete. The external bracing structure will be enclosing the Wave and Edge building. Framing System The wall modular framing system was used in the Wave and Edge building and it has been found to have many advantages over other framing systems. The walls are fire and sound rated structural walls and will provide the necessary load bearing. Cladding System The cladding system has been done in the panel form with the prototype being developed and generated by the computer and tested before applying to building. Floor System, Terrace flooring will be provided with and the edge of terrace floor will be provided with parapet walls having stable materials. The flooring will be open style for office with little compartments in between. This will be happening in Edge building. Roofing system Steep-sloped tile roof that has or will be covering the upper lower portion of the building. The roofing system will not have major protruding elements. Services System The evacuation system of Wave and Edge building will be world class and the sprinkler system will be also of international standard. The evacuation routes will be clearly designed with the tenants being taught clearly about it. Fire and life Safety systems Detail the PASSIVE and list the DYNAMIC fire and life safety features of this building (or to be provided when the building is finished). These typically include such features as compartmentation separation egress, fire safety systems and alternative solutions necessary to offset deficiencies in Deemed To Satisfy (DTS) requirements. Also describe any fire and life safety systems and procedures adopted during the construction phase and any proposed management systems. The spread of the fire and smoke through easy channels is prevented and the building will not have void views that will allow the spread of fire and smoke to spread away faster from the source and use of cavity breakers are done. The vertical shafts and the false ceilings that do not go beyond the ceiling are also done. The construction that is modular has voids that are hidden and these are the areas through which fire may spread..The assessment should be carried out and the barriers that are cavity and that can spread the cavity of the fire especially that to the walls and floors and that can be for fire resisting. The materials that are used on the surface of wall and ceiling can prevent the spread of fire and can also prevent the growth of fire. The potential chance of spreading the fire on the internal lining should be checked and that should be checked as that can prevent the occupants from escaping. The development of the fire and the spreading of the fire should be also stopped. The fire growth rate can be spread by using certain paint and wall papers and that is the reason where the paper and paints are not recommended to be multiple layer and this should be considered more when refurbishments or redecorating the wall. That is the principle that has been followed in Wave and Edge. The stair enclosure and the lift will be ideally inside the compartment walls and that will be in a medium duration and having fire resistance of 60 minutes. The lift is not at the full height of the building and the compartment wall is not needed between lift and protected zone, the time of lift is installed will be taken care of and the landing controls and lift car controls should not be operating on the pressure from the fire. The ventilation system can have the chance for spreading the fire and smoke and that should be considered. The ventilation system should be designed in such a way that it should close down the moment the smoke is spread. The ventilation system should have a duct system that can be considered to prevent the spread of heat and smoke and this has to be used for compartments. The compartments and sub compartments should have the ability to close by holding back the fire and smoke in event of a fire. The roof that is provided with a medium duration of fire resistance that can be provided with 3m from the wall. The compartment wall, a 1 meter wide projection of external wall should be provided and this is done to prevent the lateral spread of the fire. This is the principle that does not apply for automatic sprinkler system. Potential Fire Growth and Spread Describe how a fire on the GROUND FLOOR may develop and spread through the building. Discuss the passive features provided which will reduce the impact of a fire in this building. The building is constructed in such a way that the fire will be confined to the ground level. But the fire can spread through many levels in the building even when the building has steel and concrete structure. There will be many central air conditioning ducts which may be causing the fire and smoke to spread across the building. There will be a smoke detector system in the Wave and Edge building which will be closing the system the moment fire breaks and to prevent the spread of fire by windows that can be shattered by flames, an aerial master stream will be in operation. The windows in this building are made of materials that will not melt or break in fire and aerial master stream has been kept ready to meet any contingency. Design Approval and Construction Issues List and discuss problems and issues that have emerged during the design approval and construction phases, and remedial actions taken include any constructability, safety, industrial and political issues which have arisen The main issue that has risen on the construction of Wave and Edge from the political front was the feasibility of the high rise building and the way it can bring down the scarcity of office space in Adelaide, Australia. Will the building code be maintained for construction of high rise building in Adelaide? The industrial issue of more office space will be addressed by the construction of Wave and Edge and the concept of environmental issues will be addressed by the green project initiative of Edge building.The materials that were being planned to be used were an issue during the design stage and that was addressed by green or environmental friendly materials being used and they had the power of keeping safety to best use. Reflection The project will be a trend setter for green environment and modernity. Conclusion The building Edge looks good for environment while Wave looks more like modern building.The building looks good for living and neighborhood and the community as a whole.There is no recommendations or remedy measures. Reference “Adelaide”, viewed on May 19,2009,retrieved from http://www.adcorpgroup.com .au/list_sale_property.php?id=2422 “Development process and approval”,viewed on May 19,2009,from http://www.planning.sa.gov.au/index.cfm?objectId=B114FFC8-96B8-CC2B-6F4F312F1454FFD7 “Development process”,viewed on May 19,2009 from http://www.planning.sa.gov.au/go/development-applications “Floor plans of Edge”,viewed on May 17,2008,from http://www.edge-sa.com.au/Documents/floorplans.pdf “Restricting the spread of fire and smoke”,viewed on May 19,2009,retrieved from http://www.infoscotland.com/firelaw/files/GUIDE-CHG-an1.htm “The Edge and Wave”,viewed on May 19,2009,retrieved from http://www.rmdaustralia.com.au/hi-rise-edgeandwave.htm Read More