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New Zealand Alpine Club Inc.

Unwin Lodge, Aoraki/Mt Cook

Building Owner’s Manual

NEW ZEALAND ALPINE CLUB

UNWIN LODGE

AORAKI/MT COOK NATIONAL PARK

BUILDING OWNER’S MANUAL

June 2013




AUTHOR AND REVIEWERS

Author Chas Tanner June 2013

Draft Reviewed John Cocks August 2013

Draft Reviewed Keith Moffatt September 2013

DISTRIBUTION

NZAC National Office General Manager January 2014

Unwin Lodge Manager January 2014

REVISIONS

Rev # Description Date Revised by

A Gas description alterations 27/02/14 cft

B General tidy up of pages 28/11/14 cft

C

D

E

F

G




REASON FOR PRODUCING THIS MANUAL

In 2011, the New Zealand Alpine Club (the Club) completed a major upgrade to its flagship

lodge, Unwin Lodge, situated on SH 80 in Aoraki/Mt Cook National Park.

The new complex now contains modern electrical, plumbing, drainage and ventilation

services which require regular maintenance and /or repair by both incumbent Managers

and trades people called in to carry out specialist work.

This document sets out to describe each system, how it operates, the equipment used, the

required frequency and instructions to maintain the equipment and lists several of the

equipment manufacturers details should spare parts ever be needed.

In addition to new plant, this document includes some of the existing items thus providing a

complete building owner’s manual current at the time of production.

It is the responsibility of the Manager to ensure this document is kept up to date by

recording any changes.

It also details the names and contact details of project personnel in the event technical

assistance is required.

HOW TO USE THIS MANUAL

The manual is divided into easy to follow sections, detailing each service, operation of

equipment, catalogue numbers of equipment, maintenance of equipment; manufacturers

contact details and compliance documentation. It includes all “as built” construction and

services drawings. Several photographs are included to assist identification of some

equipment.

All pages are numbered (with the exception of the “manufacturer’s literature” and “building

compliance documentation” sections) and an index follows this page to assist the reader to

identify the service he/she wishes to research.




INDEX

Front cover sheet page 1

Author, Reviewers and Distribution page 2

Reason for manual and how to use the manual page 3

Index page 4 and 5

Owners contact details page 6

Project design and management team page 7

Contractors page 8

Systems Overview Cold Water Services page 9

Hot Water Reticulation page 10

Plumbing installation page 10

Drainage installation page 10

In Ground Sewage System page 11

Extract Ventilation page 11

Electrical Services page 12




Systems Overview continued:-

Fire alarm system and extinguishers page 12

Gas reticulation page 13

Managers House plumbing system page 13

Systems Operation Cold Water Services page 14 - 19

Hot Water Services page 19 - 20

Plumbing installation page 21

Drainage installation page 21

In Ground Sewage System page 21 - 22

Extract Ventilation page 22 - 23

Electrical Services page 23 - 26

Fire Alarm system and extinguishers page 26

Gas reticulation page 27

Manager’s House plumbing system page 28

Maintenance Schedules page 28 - 30

Manufacturer’s Literature list page 31 - 32

Building Compliance Documentation (Inc. Resource Consent) page 33

Photographs page 34

‘As Built’ Drawings Schedule page 35




BUILDING OWNER’S DETAILS

Address: New Zealand Alpine Club Inc.

Unit 6, 6 Raycroft Street

Waltham

Christchurch

New Zealand

Postal Address: PO Box 786

Christchurch

8140

New Zealand

Telephone: 0064 3 377 595

Contact: Sam Newton

General Manager

[email protected]




2011 PROJECT DESIGN TEAM

Project manager: John Cocks

[email protected]

Architect: Tony Clarke

[email protected]

Architectural drafting and detailing: Kat West

[email protected]

In ground services: John Cocks

[email protected]

Water Services, Plumbing, drainage, ventilation: Chas Tanner

[email protected]

Electrical: Keith Moffat

[email protected]

Site Surveying: Pat Sole Surveyors Ltd

PO Box 906

New Plymouth

[email protected]




CONTRACTORS

Main contractor: Henderson Builders Ltd

PO Box 731

Timaru

Tel: 03 688 7057

Plumbing, drainage and in ground services: Menzies Group Ltd

6 High St

Parkside

Timaru 7910

Tel: 03 684 8440

Electrical Installation: Keith Moffat

Tel: 03 473 8903

Fire Alarms: Southgate Fire and Safety Ltd

3 Cliffe Street

Timaru 7940

Tel: 03 688 9657

Gas Reticulation and hot water heaters: Hi Flo Plumbing Ltd

224 Thames Street

Oamaru

Tel: 03 434 9872




SYSTEMS OVERVIEW

COLD WATER SERVICES

Sawyer Stream, observed some several hundred meters up from the rear of the Lodge is the

cold water source for this complex.

A fabricated steel pipe inlet is positioned in the stream flow. Attached to it is a 40NB HDPE

pipe which winds its way down on the ground surface to the first of two black polythene

tanks. Both of them act as gravel and sand filters before a pipe leads to a 30,000 litre

polythene storage tank.

Some distance down from the storage tank a pipe from another water source high in the

bush branches into the main line. This has the intended function of supplying an alternative

flow if the main intake structure is taken out of the Sawyer Stream for any reason. This not

always a successful alternative water supply.

From the main storage tank, a 40NB pipe is laid underground at an undetermined depth to

the boundary fence of the Lodge grounds. Occasional waretah’s mark the route.

Inside the boundary fence continuing underground at a depth of 700 mm as shown on the

“as built” drawings, the 40NB pipe continues to a valve chamber located adjacent to the

Lodge. The chamber contains a valve, filter and water meter. The 40NB pipe then enters the

building in the corner of the Laundry.

Also in the chamber, a 20NB valved branch connection is provided to supply cold water to

the Manager House.

Passing through a set of in line filters and valves in the Laundry, various branches are taken

to hot water heaters and reticulated throughout the building in trace heated and insulated

copper pipes to various plumbing fixtures.

Direct head pressure of 3 bar from the main storage tank is utilized throughout the building

except where in the kitchen a pressure reducing valve lowers it to slightly under 3kpa before

supplying the hot water cylinder.

The cold water services installation complies with NZ Building Code Section G12.




HOT WATER SERVICES

Hot water generation for the ablution block is provided from 4no instantaneous gas water

heaters located in the laundry. The principal operation of these is that when water flows

through a heater(s) electronic circuitry detects a flow and ignites a gas burner to heat the

water. The system is fully automatic and senses water flow rates to variously bring on or

drop off operation of any one or more heater.

Water is reticulated throughout the building in trace heated and insulated copper pipe to

various plumbing fittings.

Water temperature is set to 55 degs C.

Hot water for the kitchen is supplied from a small under bench electrically operated hot

water cylinder.

A water boiling unit is also available in the kitchen.

The hot water services installation complies with NZ Building Code Section G12.

PLUMBING INSTALLATION

Ablution facilities are available in the form of two main toilet and shower areas for male and

female use. In addition there is a single shower room, a single toilet, and a disability

shower/toilet for general use.

Showers are controlled from thermostatic mixers through swivel shower heads. Hot and

cold water is provided to basins and sinks through separate taps.

The plumbing installation complies with NZ Building Code Section G13.

DRAINAGE INSTALLATION

The drainage installation has been installed in accordance with AS/NZS 3500.2.2. All foul

drains are under the building slab or underground with waste pipes from the various

sanitary fittings dropping to the drains in wall linings. A single lateral drain runs under the

slab to a septic tank located in front of the building.

A single terminal vent rises to the apex of the kitchen roof. Several drain rodding points are

installed.

Drainage services are detailed on “as built” drawing 06




IN GROUND SEWAGE SYSTEM

Located in front of the deck is a 10,000 litre septic tank. From this tank pipework connects it

to another 10,000 litre settling tank and finally to a 5,000 litre pump chamber tank.

The internal submersible float operated pump discharges foul water through a 63NB HDPE

pipe to a 4 outlet sequencing valve and 4 buried laterals in the dispersal field which is

located to the NW of the main building. Details of the installation are shown on “as built”

drawing “on-site drawing sheet 1”

Also fixed to the North of the outside deck is the electrical control panel for the pump

control function of this installation. A red light sits atop this panel and flashes in the event of

a pump failure.

An emergency overflow from the pump chamber discharges through the front landscaping

bank.

The drainage installation has been installed in accordance with AS/NZS 3500.2.2.

EXTRACT VENTILATION

There are three toilet extract ventilation systems and an extract fan located in a canopy over

the kitchen ovens.

There is one system for each of the male and female ablution areas and one system for the

remaining three smaller ablution rooms.

In line fans are located in the ceiling space above the ablution areas with flexible metal

circular ducting connecting the fans to ceiling mounted extract louvres. A grille is located in

each door to allow extracted air to be replaced in each space.

All three fans are wired through light switches and timers set to give a “run on” after the

light switches are turned to “off’. Likewise the fans are not activated until a light is turned

“on”. The fan for the three small ablution rooms will start if the light in any room is switched

“on”.

Discharge grilles are located under the soffit externally to the ablution area.

Extraction of air above the kitchen ovens is achieved with a wall mounted propeller fan

controlled either “on” or “off” by a switch located adjacent to the ovens.

Ventilation to the ablution areas has been installed in accordance with NZ Building Code G4,




A small wall mounted extract fan is located in the Drying room in the shed.

Three ceiling mounted propeller fans are located in the day room with the intention of

providing a down flow of either hot or cool air depending on the season. They are switched

from the wall adjacent to the door at the front of the room.

ELECTRICAL SERVICES

Reticulated power is provided throughout the Lodge. An underground mains cable from the

adjacent Alpine Energy substation enters the building at the corner of the Laundry and feeds

through to a main distribution board (DB) located in the Foyer. All power outlets, lights,

heater controls, metering and circuit breakers are contained in this DB

A set of “as installed” electrical circuitry drawings are located on the inside of the DB door.

A separate circuit for the Managers house originates from this DB

The electrical installation complies with NZ Building Code G9

ONLY SUITABLY QUALIFIED PERSONS SHOULD ATTEMPT ELECTRICAL REPAIRS

FIRE ALARM SYSTEM AND EXTINGUISHERS

Throughout the complex except the Managers house, a fire and smoke detection system is

installed complying with NZ Building Code Type 5, to NZS 4512:2010 and AS/NZS 2220.

The system is complete with smoke detectors, heat detectors, alerting devices, manual call

points, and a panel located in the foyer accessible to be viewed by an attending fire brigade

team in the event of a fire.

Illuminated exit signs are located throughout the building, and in the event of a power

failure an uninterruptable power supply (UPS) will keep the signs illuminated for a short

time.

Several fire extinguishers are located throughout the complex.

THE FIRE ALARM SYSTEM IS NOT CONNECTED TO EMERGENCY SERVICES.

DIAL 111 IN THE EVENT OF A FIRE

FIRE EVACUATION INSTUCTIONS ARE STRATEGICALLY LOCATED

THROUGHOUT THE COMPLEX




GAS RETICULATION

The only items of equipment utilizing a piped gas supply are the 4no instantaneous hot

water heaters located in the laundry.

Adjacent to the shed across from the Manager house, a lockable gas bottle cage houses 4no

cylinders. At the rear of the bottles a gas train consisting of valves, regulators and

changeover switches is bolted to the wall.

A 25NB polythene medium pressure gas supply runs underground to a location external of

the kitchen. It rises from the ground and into a wall mounted steel cabinet containing a

pressure regulator before entering the building to the laundry where the hot water heaters

are located. A header pipe below the heaters contains isolation valves to each of the

heaters.

MANAGER’S HOUSE PLUMBING SYSTEM

A valved cold water supply enters the building via an in ground timber covered chamber

located at the front of the house. This chamber also contains the system drain valves and

the overflow from the header tank in the roof space. Hot water is generated via a 180 litre

hot water cylinder with an electric element and thermostat.

There is a continuous cold water flow through the roof space header tank to prevent

freezing in the winter and a ball float valve in the tank for summer use.

Foul drains are directed to the managers house dedicated septic tank located to the side of

the Managers house external to the boundary fence.

The house plumbing and sanitary fittings are common to similar dwellings of the age of the

house.




SYSTEMS OPERATION

COLD WATER SERVICES

Management of the cold water supply to Unwin Lodge is critical to its operation.

Intake structure and pipe to tanks

The intake structure in Sawyer Stream (Refer Photo section) must be completely submerged

and the draw off pipe leading from it should descend from it without a rise.

A chain fixed to a bolt anchor on a rock secures the intake pipe structure.

It is necessary to make frequent visits to the site to make sure water is continually running

into the 30,000 Litre storage tank. Frequent adjustments to the position of the intake will be

necessary especially in times of low rain fall when the Stream may lower rapidly.

A daily indicator of the tank being full is to observe the overflow pipe from the storage tank.

If it is running continuously the tank is full. If it cannot be seen running then it is not being

filled from the intake.

Several scenarios exist if the tank is not being filled.

1. The intake structure is out or partially out of the stream flow

2. There is an air lock in the pipe somewhere.

3. There is silt/stones in the lower section of the pipe.

4. Stones have jammed against the valve adjacent to where the alternative water

source joins the main line. Roughly half way between the intake and the first silt trap

tank.

5. A flash rain event has separated the pipe from the intake.

To clear an air lock it is generally adequate to make sure the intake is in the stream flow.

Often shaking the pipe along its upper lengths may also clear it.

To clear a blockage caused by silt/stones it is generally necessary to disconnect the first

joiner down from the intake, where it dips, and shake the pipe into the stream.

Often stones will travel down the pipe and get jammed in a valve located where a secondary

water pipe branches into the main 40NB pipe, some 100 mtrs down from the intake.

To clear this it is necessary to operate the valve “on” and ”off” several times. It is usually

possible to hear the stones clear. Disconnection is the alternative way to clear stones.




Essential to the management of the supply is to take note of severe upcoming rain events

which will be forecast by NZ Met Service on their web site.

If a warning of over 100 mm is forecast in a 24 hr. period it is advisable to remove the intake

from the stream flow. Leaving the intake in the flow during high water flow will make it

difficult to extract and often the ferocity of the flow will separate the 40NB pipe from the

intake. In addition stones and silt will often fill the pipe.

AT ALL TIMES GREAT CARE SHOULD BE TAKEN WHEN WORKING AROUND THE INTAKE

STRUCTURE. ROCKS MAY BE SLIPPERY AND WHEN IN FLOOD SAWYER STREAM

EXPERIENCES DRAMATIC HIGH WATER LEVELS. IN THESE CIRCUMSTANCES IT IS

RECOMMENDED THAT TWO PEOPLE CARRY OUT WORK AT THIS LOCATION

The secondary supply line from an unnamed creek serves to trickle feed into the main 40NB

supply pipe. This is however not a reliable source of makeup water and it is suspected that

the intake is frequently out of any stream flow.

The two 300 litre black polythene tanks which act as sand/rock/gravel filters experience

large quantities of deposits in both tanks. Whilst difficult it is advisable to remove as much

of the deposits as possible. Various valves are located adjacent to the tanks for local

isolation.

The 30,000 litre storage tank has an isolating valve on the main supply to the Lodge and a

drain valve (refer Photo section)

As an aid to Managers it is advisable that for normal operations, the valve outlet is set for

‘high position’ draw off to ensure the tank is not unexpectedly drained without warning.

When water stops flowing to the Lodge, then the tank valve can be opened to allow use of

the remaining contents of the tank.

Valve Chamber (adjacent to external kitchen wall of lodge)

A 40NB ball valve is located on the upstream side of a basket filter and water meter.

This will totally isolate the Lodge and Managers house cold and hot water supplies.

It will be necessary to remove the filter housing on occasions to clear any silt etc. It has also

been found that should a major air lock occur in the supply pipe, removal of this

filter/housing and opening the valve fully for several minutes, will assist to clear the air lock

and indeed any gravel or silt remaining in the pipe..

The water meter records the flow in m3 (1000 litres = 1m3) There is no legal requirement at

the time of writing this manual to record water usage and because during winter periods




when the continuous flow is operating to prevent freezing, then an accurate water usage of

the Lodge is not possible. However for future use recorded flows would be usefull.

An isolating ball valve downstream of the meter can be used if it is necessary to remove the

meter.

A 20NB branch complete with isolating ball valve supplies the Manager House.

Lodge cold water reticulation

The 40NB cold water supply rises through the floor slab in the laundry. A valve (refer Photo

section) will completely isolate the building water services supply.

Two cartridge filters assist in the removal of silt.

First in line cartridge contains a 5 micron Taylor Polypleated pre filter 20BPF/05 followed by

a second cartridge pre filter containing a Taylor string wound 20BST/01.

Recommended filter changes are detailed in ‘Maintenance Schedules’ section of this

manual.

Valves upstream and downstream of the filters are to be closed before changing filter

cartridges.

A plastic ‘ring spanner’ is hung near the filters which is used to unscrew the filter housings.

Excess water will spill to the floor when changing filters.

Care should be taken when screwing the housing back into position that the rubber ‘O’ ring

is correctly located.

After a filter change, turn on both valves and depress the red buttons on the top of the filter

housing to expel air from the housing.

Following the filters, the cold water pipework leads to a header arrangement underneath a

bank of 4no instantaneous hot water heaters. Each branch to the heaters is valved for ease

of isolation and maintenance.

Pipework then rises into the ceiling space where it variously splits to serve sanitary fixtures.

Valves are located where shown on the ‘as built‘ drawing.

A branch cold water pipe leads to the kitchen appliances and electric hot water cylinder.




Continuous Winter bypass

Whilst the internal pipework is heat traced, described later in this section, severe winter

frosts and the uncertain underground depth of the main cold water supply from the 30,000

litre storage tank, make it necessary to provide a continuous flow through this section of

pipework. A 15NB valve is located in the Laundry (see photo) which should be turned on at

the outset of winter. It is likely that the valve turned to one quarter open is sufficient to

prevent freezing. The drain pipe from this valve is installed under the floor slab discharging

at the front of the building. A situation can arise that, if a rain event necessitates removal of

the intake structure, AND the continuous anti-freeze valve is opened to drain, that over a

period of time the 30,000 litre storage tank could empty. (Similarly the cold water supply

tank for the Managers hot water cylinder) On the spot management and decision making in

this scenario is required.

Summer conditions do not need continuous flow of either the Lodge or Managers house

cold water supply. Refer to photo section for instructions to switch from summer to winter

use.

Heat traced pipework

The total length of hot and cold water pipework in the new building is insulated with 19mm

thick Armaflex FR Armacell pipe insulation. This encases a heat trace cable to prevent

freezing.

There are two separate trace heating systems, one for the bathrooms and one for the

kitchen area.

The kitchen trace heating is controlled by a single “on-off” switch located under a bench

adjacent to the hot water cylinder.

The heat trace product installed is Thermon FLX self-regulating winterization/freeze

protection cable complete with an external Thermon TC ambient sensing thermostat. This is

located immediately above the main rear entrance to the Lodge and is set to activate at 0

degs C.

A further pipeline thermostat is located in the ceiling space to prevent the temperature of

the heat traced water exceeding 10 deg. C.

The trace heating to the bathroom pipes is controlled by an “on/off/auto” switch located in

the main switchboard located in the Foyer. This switch also controls the bathrooms’ wall

mounted convector panel heaters.

When the bathroom trace heating circuit is operational and power is being supplied to the

bathroom trace heating system, an indication light on the wall of the Laundry will light. If




the thermostat reaches the set point it will turn off the power to the trace heating and also

the light will extinguish. The reverse will occur if the thermostat drops below the set point,

the light and the trace heating will come on.

As the building and pipework in the Lodge are extremely well insulated, it is not essential to

switch the trace heat ‘on’ at the first onset of a frost. Only when predictions are for a

lengthy period of frosty weather should the trace heating be switched ‘on’. It can then be

left on for the duration of the winter, controlled by the thermostat.

This does not apply to the kitchen trace heating. As insulation to the pipework is not

thermally efficient, trace heating should be switched ‘on’ at the first sign of frost and is to

remain ‘on’ basically for the duration of the winter period.

A full technical description of the Thermon trace heating and operational instructions is

located in ‘manufacturer’s literature’ section of this manual.

Pipework and Valves

Underground external pipework material is MDPE.

Pipework in the Laundry is Fusiotherm PP-R by Aquatherm with valves type Fusiotherm PP

Pipework throughout the Lodge is copper pipe to NZS 3501.

Valves on copper pipe are Haitima fig 2006.

External hose tap

During summer months an external hose tap and hose can be used. During winter months

this hose tap should be isolated from inside the Laundry and the short section of pipework

and valve to outside drained down to prevent freezing.

System drain valve

A valve is located in the Laundry to facilitate complete draining of the hot and cold water

pipework in the Lodge should it be necessary.

Kitchen Cold Water supply

A branch is taken into the kitchen area, insulated and running in the outside wall cavity. It is

heat traced, controlled from a switch located adjacent to the hot water cylinder.




Managers House

A traditional header tank system for the hot water tank is fed from the 20NB cold water

pipe leading from the Lodge valve chamber. The pipe enters the building through a timber

covered valve chamber adjacent to the manager’s house. An isolating valve is located here.

The supply to the tank has two alternative feeds, one for winter use as a continuous flow; it

is controlled by a hand tap located adjacent to the managers shower taps and marked as

such. There is a constant trickle flow through the tank to prevent winter freezing.

The second feed is through a ball float valve mounted in the tank and should be used for

summer conditions. See photo section.

A drain tap and hose tap is also located in the managers house valve chamber.

HOT WATER SERVICES

Hot Water Generation

Hot water for the ablutions is provided through a bank of 4no instantaneous gas heated hot

water generators.

The units are manufactured by Rinnai Ltd and are model HD200i.

These are a sophisticated electronically intelligent hot water generator.

On no account should work be undertaken on these units unless the operator has

experience working with this equipment.

Full operating and maintenance instructions are included in the ‘manufacturer’s literature’

section of this manual as is the location of skilled personnel in the event of a breakdown.

Hot water has been set to deliver at 55 degs. C.

The hot water generators are dependent on a 240v SP electricity supply. A power outage

will prevent the heaters from operating.

Pipework and valves

Below the 4no heaters is a pipe header arrangement each with an isolating valve on the hot

water flow from the heaters.

Hot water is then reticulated throughout the complex to the various sanitary appliances.




Pipework is in copper and is also insulated and heat traced as described in the ‘Cold Water

Services’ section of this manual.

It should be noted that due to the distance from the heaters to the furthest tap in the Ladies

ablutions, hot water will take some minutes to reach that point after a long period of non-

use.

Also common to this type of hot water system is that a ‘cold slug’ may be experienced by

users on first using for instance the showers after a brief period of ‘no flow’. This is not a

fault in the system.

Kitchen Hot Water

A 40 Litre electric hot water cylinder provides hot water to kitchen taps.

The temperature has been set to 60 degs. C.

Standard 2kw electric element and thermostat are installed.

Cold water is supplied to the cylinder through a domestic pressure reducing valve, cold

water relief valve and temperature controller.

A drain valve for this system is located on the external side of the wall where the HWC is

located.

A 2.5 litre water boiling Rheem Laser ‘classic’ wall mounted unit is provided. Children

should not be allowed to operate use this heater. Page 11 of the literature details the fault

finding guide.

Manager House Hot Water System

A 180 Litre electric hot water cylinder provides hot water to the kitchen and bathroom.

The temperature has been set to 55 degs. C.

Standard 2kw electric element and thermostat are installed.

A copper ‘header tank’ is located in the roof space for cold water supply to the HWC.

A drain valve located under a timber cover adjacent to the house will drain hot and cold

water pipework should the need arise




PLUMBING INSTALLATION

Sanitary appliances including WC pans, seats, flush boxes, wash hand basins, taps, showers

and shower heads are all as described in the ‘manufacturers literature’ section of this

manual.

No specific operating instructions are necessary for this equipment.

During the first year of the Lodge being in operation, an infrequent occurrence has been

that waste matter deposited in several WC pans, accompanied by a large quantity of toilet

paper, when flushed, has caused the water seal to be ‘pulled’ lowering the trap water

level to beneath the upper bend section of the WC pan trap thus allowing foul odors from

the in ground drain pipe to permeate through the ablutions rooms and adjacent corridor.

This is simply fixed by flushing the WC again to form the usual water seal in the offending

WC pan.

The smell from this event is quite obnoxious for visitors and should be attended to

immediately.

Local isolation and drain valves can be found adjacent to sanitary alliances for maintenance

of ball cock washers, taps etc.

DRAINAGE INSTALLATION

All foul drains for the main ablutions are located under the floor slab. A terminal vent rises

at the rear of the kitchen. Various drain rodding points are located to facilitate insertion of

drain rods should the occasion arise to unblock drains. Their location is as shown on the ‘as

built’ drawings. Kitchen and Laundry drains from sinks and washing machine discharge into

external gulley traps prior to connecting into the main drainage system. No operating

instructions are deemed necessary for this installation.

IN GROUND SEWAGE SYSTEM

Foul drains as described above gravity fall to discharge into 2no 10,000 litre in ground plastic

septic tanks which are piped in series before discharging into a 5,000 litre plastic pump

chamber.

Located in this chamber is a sewerage pump and float switch.

The pump is model Grundfos AP12.40.08.03 3ph 400v. A comprehensive technical brochure

is located in the ‘manufacturer’s literature ‘section of this manual.




The pump is fitted with a suction strainer. In the unlikely event of a blockage the pump will

need to be lifted from the tank.

No maintenance is required for this pump as all bearings are ‘sealed for life”

Controlling the level of liquid in this pump chamber, a float switch is fitted to turn the pump

‘on’ to discharge liquid and ‘off’ when the liquid drops in level.

The float switch is a Contactus 9006 series, model FSW-12532 which requires no

maintenance. The switch has been wired to ‘close on fall’.

Located adjacent to the in ground sewage tanks mounted above ground against the front

deck of the Lodge, is the pump and float control cabinet. It is manufactured by MATelec of

Australia; model FPC-15006 for single pump control. A comprehensive operating manual is

included in the ‘manufacturer’s literature’ section of this manual

A RED FLASHING light mounted on top of the cabinet, when flashing, signifies a malfunction

of the pumped system and immediate attention to the problem should be given. This is

highly likely to be an electrical fault. An electrician should be called in the first instance.

Should a fault occur and the pump is inoperable, an emergency overflow will discharge

liquid waste over the bank between the road and the tanks.

Discharging from the pump and travelling underground in front of the ‘Harper’ bunkroom

and beyond under the grassed area, is a 63mm dia. PVC pumped liquid line. As can be

identified on the ’as built’ drawings, prior to entering the disposal field, the pipe enters a ‘4

port Sequencing Valve’. A green valve cover can be observed covering this automatic valve.

Its function is to alternatively direct liquid sewage into one of the 4no 22metre x 2.4 metre

beds located in the sewage disposal field.

Should this valve need clearing, all Health and Safety procedures should be observed

whilst working with raw sewage.

EXTRACT VENTILATION

Three separate systems are used in the ablution areas.

1. Male toilet/showers. Located in the roof space is a Fantech model TD-

800/200SIL Lo in line fan. This has a 2 speed motor and is set on ‘high speed’.

The main ablution light switch activates the fan to ‘on’. A ‘run on’ timer is also

installed which allows fans to run for 7 minutes after the main ablution light

switch is turned ‘off’.




Ceiling extract grilles are of the Securimax brand, model Manrose ‘ECO’

DCT0058, colour white.

2. Female toilet/showers. Located in the roof space is a Fantech model TD-

800/200SIL Lo in line fan. This has a 2 speed motor and is set on ‘high speed’.

The main ablution light switch activates the fan to ‘on’. A ‘run on’ timer is also

installed which allows fans to run for 7 minutes after the main ablution light

switch is turned ‘off’.

Ceiling extract grilles are of the Securimax brand, model Manrose ‘ECO’

DCT0058, colour white.

3. Disability WC/shower, separate WC and shower. Located in the roof space is a

Fantech model TD-500/150SIL Lo in line fan. This has a 2 speed motor and is set

on ‘high speed’.

Any light switch will activate the fan to ‘on’. A ‘run on’ timer is also installed

which allows fans to run for 7 minutes after any light switch is turned ‘off’.

‘Run-on’ timers are O.ERRE Timermatic model ow339

All fans have ‘sealed for life‘ bearings. No operation instructions are necessary for these

systems.

KITCHEN EXTRACT VENTILATION

A propeller fan is located high on the external wall above the cooking area which is

shrouded in a hood. This single phase fan is simply operated from a labeled wall switch

located adjacent to other switches. Fan is Vortice model 230/9”

DRYING ROOM

A small wall mounted extract fan is controlled from a wall panel above a fan heater located

in the drying room. The fan is Model EDM-300. A thermostat set above the heater

thermostat is located adjacent to the fan. This will remove high humidity and allow drying

Operate the drying room system by depressing the green button located external and to the

left of the drying room door. The system is timed for 2 hours when a further depression of

the green button will start the system again. The red button will stop the system operating.




ELECTRICAL SERVICES

Alpine Energy Ltd provides the 400/230v supply for Unwin Lodge. The retailer for supply of

power at the time of writing this manual is Contact Energy. A substation located at the rear

and beyond the Lodge boundary, is the source of the 440/230v 3ph Electricity supply. The

connection capacity is 100 amps per phase.

The underground cable route is shown in the ‘as built’ drawings section of this manual.

The main distribution board (DB) for the complex is located in the foyer at the rear of the

desk. This DB houses meters, heater isolation switches and all other switches and RCD’s for

the various circuits throughout the building. The Managers house supply also originates

from this DB.

The wiring diagrams for this DB are located inside a pocket of one of the doors.

For any supply issues contact Alpine Energy Ltd 0800 66 1177. Contact Energy should be

called for retail supply issues and emergencies 0800 80 9000

Lobby, outside and corridor lights are shown on ‘as built’ drawing # E04/A

The above lights are controlled by a three position switch “on’, “auto’, ‘off’. Control whilst in

the ‘auto’ position is via a PIR model RS8B sensor.

Bunkrooms, bathrooms and common room lights are shown on ‘as built’ drawing # E04/B

Bathroom extract ventilation fans are controlled through their light switches with run-on

timers as previously described.

All switched socket outlets (SSO) for the complex are shown on ‘as built’ drawing # E04/C

Pipe trace heating and frost protection circuitry is shown on ‘as built’ drawing # E04/DB.

Trace heating cable is Thermon type FLX rated at 16 watts/metre. The controller is located

externally above the main entrance to the foyer. It is type TC-Ambient by Thermon, set at 0

degs C. A further pipeline thermostat is installed in the roof space which prevents traced

water to exceeding 10 degs C. This is a Honeywell model 675A.

The trace heat cable type for the Kitchen pipework is unknown. It is controlled by an “on –

off” switch located adjacent to the kitchen hot water cylinder.

Located in both male and female and ablutions are wall mounted panel heaters type Skope

Airelec Tactic. The single WC is fitted with an Econo-Heat panel heater model 0603 rated at

400w. The heaters do not function unless the trace heating to pipework is turned ‘on’. They

are provided for frost protection only. Operating instructions are located in the

‘manufacturer’s literature’ section of this manual.




General purpose heating for bathrooms is via high level wall mounted fan heaters, type

Skope 977EA. These are individually switched but also operating through a PDL preset time

Model 648TM. These are mounted adjacent to the rooms light switches. Timers have been

preset for duration of 30 minutes.

All bunkrooms with the exception of Harper, Teichelmann and Thomson, are provided with

wall heaters type Skope Airelec Tactic model ET20 rated at 1800-2000 W. These are

individually switched but also operating through a PDL preset time Model 648TM. These are

mounted adjacent to the rooms light switches. Timers have been preset for duration of 60

minutes. Thermostats can be ‘locked’ at a maximum setting for energy efficiency. Position 7

is suggested. Details of how to achieve this can be found on page 10 of the heater literature.

The Harper bunkroom is heated with a Skope surface mounted wall fan heater model 990E.

This is individually switched but also operates through a PDL preset time Model 648TM.

This is mounted adjacent to the rooms light switch. Timer is preset for duration of 30

minutes.

Teichelmann and Thompson bunkrooms can be heated with transportable electric heaters

at the request of visitor’s requirements.

Both the manager’s house and shed have external security lights installed.

Exit and Emergency lights

The location of these is shown on ‘as built’ drawing # E04/E

Exit and emergency lights are “maintained” and operate all the time.

There is an emergency light “test” switch located in the main DB. This key operated switch

simulates a failure of supply to the lighting circuits, forcing the lights to operate for 60

minutes.

Exit and emergency lights will continue to operate for a short time if there is mains power

outage to the complex. Each unit has a dedicated back up battery to give an uninterruptable

power supply to the lights. Details of the exit signs and emergency Pierlite Luminaires are

located in the ‘manufacturer’s literature section of this manual.

Electrical appliances and other associated items

Located in the ‘manufacturers literature’ section of this manual, is located various

information about kitchen white ware.




There is a ‘fly catcher’ located in the kitchen. Manager’s discretion is needed to use this or

not.

A Wi-Fi internet station is provided for Lodge users. Zenbu is the provider. Direct all

enquiries to them if assistance is needed. A Nano station is located outside the Managers

house to boost the Wi-Fi signal to the Lodge. Disconnect all telecoms if lightning is present.

A data projector is available for use as per discretion from the Manager. Replacement of the

lamp would be a costly item. Only allow experienced users of this IT equipment to use the

projector,

Fire Alarm System and Extinguishers

Under the directions of NZS 4512:2010, a Type 5 fire alarm system has been installed in

Unwin Lodge.

It comprises a Pertronic analogue addressable fire control panel, (viewable by the Fire

Brigade through a rear Foyer window), a UPS, smoke detectors, thermal detectors, manual

call points, evacuation sounders and silencing push button switches.

The wiring diagram for this element is retained in the fire control panel. This details the

location of all equipment.

Should an alarm be heard, the Lodge should be evacuated by the Manager as per the agreed

evacuation procedure. After evacuation and the cause of the alarm established, subject to

not endangering life, the alarm can be silenced by simply turning to ‘off’ the key which is on

the face of the cabinet.

On occasions insects may well enter a sensor and set off the alarm. The sensor involved will

be identified on the control panel. The specialist company indicated later in this manual

should always be called to rectify faults.

The fire alarm system is complex; non-qualified persons should not attempt to fix any

malfunctions.

THE FIRE ALARM SYSTEM IS NOT CONNECTED TO EMERGENCY SERVICES.

DIAL 111 IN THE EVENT OF A FIRE

In addition to the fire alarm sensors and as an aid to extinguishing fires, several fire

extinguishers are located in the Lodge and Managers House. These are all

Fire extinguishers of Wormald manufacture can be found in the following locations:-




Day room/Kitchen 1x ABE 4.5kg

Bunkroom corridor 1x ABE 0.9kg

Teichelmann and Thomson bunkrooms 1x ABE 0.9kg in each room

Gas Reticulation

The only appliances to utilize gas are the 4no Hot Water generators.

Located adjacent to the shed, is a locked gas bottle cage, with a rain/snow roof, currently

with 4no 45kg bottles of LPG stored. Capacity of the cage is for 8no bottles.

A pipe manifold behind these bottles consists of automatic changeover valves and isolating

valves.

Underground gas pipework and rising into the building is installed in Rifeng multilayer gas

piping system. Isolating gas valves comply with ASA 6017.

All gas pipe exposed to view is appropriately labeled.

External to the building on the kitchen wall adjacent to the valve chamber, is located a

Jeavons j125 size 25mm over pressure regulator/protection system.

Due to oil contaminants occasionally causing problems an annual inspection should be

made.

If in the rare event, gas supply from the bottle bank runs out, and the water heaters stop

working, it may be necessary to depress the small arm on the governor to evacuate air from

the pipework. This is a simple matter of taking off the governor cover and depressing this

small arm. Air and finally gas will be expelled from the system. Water heaters will

automatically start when a tap is turned ‘on’

NO OTHER MAINTENANCE WORK SHOULD BE CARRIED OUT BY OTHER THAN A QUALIFIED

TRADESPERSON

Full details of the Rinnai model 26 Instantaneous gas water heaters can be found in the

‘manufacturer’s literature’ section of this manual.




Managers House Plumbing

No instructions are necessary to operate this domestic system. A reminder is necessary that

if the main water intake from Sawyer Stream is taken out of the flow, the 30,000 litre

storage tank will decrease in capacity due to the continuous flow frost prevention going

through the house header tank in winter conditions

MAINTENANCE SCHEDULES

Contact details of important suppliers are at the end of this schedule

Equipment Description Required Maintenance Frequency

Amiad Water filter Remove filter gauze and

clean

As required particularly after

heavy rainfall

Deeco Water Meter None

Fusiotherm Isolating valves Check for leaks, operate

valve on-off

Four times annually

Haitima isolation valves Check for leaks, operate

valve on-off

Four times annually

Honeywell Pipe thermostat Check operation Annually

Pipework and insulation Check for leaks and make

sure insulation is secure

Annually

Taylor Purification water

filters

Remove filter cartridges At least 4x annually and

wash. Heavy rainfall may

necessitate new filters

frequently. A drop in water

pressure may indicate filters

need changing/cleaning

Thermon Frost thermostat Check operation Annually

Thermon Trace heating None

Sanitary Fixtures, taps,

showers, roses etc. and

plumbing system generally

Check for leaks ,drips and

cracks, ball valve operation

in WCs. Waste pipe leaks and

smells

3 monthly

Rinnai Gas water heaters and

gas system generally

Refer to manufacturers’

literature

Suggest an annual service by

Kevin Toomer Plumbing ltd

Twizel

Laser Hot water boiling unit Refer to manufacturers

literature

Annually




Floor drain grates

Refresh water in trap Monthly

In ground sewage system

Visual check only required Monthly

Maintenance schedules continued………

Equipment Description Required Maintenance Frequency

Ventilation systems Clean ceiling grilles, check

operation of controls

6 monthly

Exit and emergency lighting Visual check

Monthly

Fire Alarm system Check all sensors, operate

sirens, check UPS battery

Monthly with a specialist 6

monthly check

Heating appliances Check operation during

winter months. Ensure air

intakes are free from fluff etc

Monthly

Electrical Services Visual check for wear and

tear, especially extension

cords

Constant monitoring

White ware kitchen, laundry Check elements on ranges

etc., Refrigerators for drain

blockages and refrigerant

leaks.

Check for leaks on washing

machine

Weekly

Fire Extinguishers Maintenance check by

Wormald

Annually

Submersible Sewage Pump Oil change Every 4500hrs as literature

Or every 4 years

Suppliers Contact details

For any technical issues the Manager requires assistance with, contact persons listed on

page 7 of this manual.

Gas bottle supplier – Rockgas Twizel phone Rusty on Tel 021434920

Plumbing and Gas system emergencies – Kevin Toomer or Foley Plumbing in Twizel

Electrical faults – Upper Waitaki Electrical Twizel 03 4350424




(The Herm electrician would attend in an extreme emergency)

Main water filters – Taylor Purification, Dunedin Tel 03 4799903

Power outage – Alpine Energy Ltd, Tel 0800661177 or Contact Energy 0800 80 9000

Supplier contact details continued…….

Hot Water heater service - Hi Flo Plumbing Ltd Tel 03 4349872

Fire Extinguishers – Wormald Ltd, Timaru




MANUFACTURER’S LITERATURE

Note: some literature is relevant to several services. Where this occurs literature has been

inserted in the first service in the list.

Cold Water Service

Amiad water filter

Deeco water meter

Fusiotherm Isolating valves - Plastic

Haitima Isolating Valves – Stainless Steel

Honeywell Pipe thermostat

Taylor purification Water Filters

Thermon Frost Control thermostat

Thermon Trace heat Cable

Hot water Services

Haitima Isolating Valves – Stainless Steel

Honeywell Pipe thermostat

Taylor purification Water Filters

Thermon Frost Control thermostat

Thermon Trace heat Cable

Laser hot water boiling unit

Plumbing Installation

Wash hand basins

WC pans, seats and cisterns

Shower mixers and roses

Basin taps

Disability WC pan, seat and cistern

Disability wash hand basin

Disability basin taps

Drainage Installation

Floor drain grates

In Ground Sewage System

Sewage pump

Sewage pump float switch

Sewage system control panel




Manufacturer’s Literature continued……..

Extract Ventilation

Fantech extract fans

Manrose Ceiling grilles

Fan timers

Vortice Vario fan

Electrical Services including white ware

Refrigerators

Cooking ranges

Washing machine

Nilfisk vacuum cleaner

Bunkroom heaters, fan

Bunkroom heaters, convection

Bathroom heaters, fan

Bathroom heaters, panel

Timers

Relays

PIR sensors

Exit and emergency luminaries

Circuit wiring diagrams are located in the Foyer main distribution board

Nano station for Wi-Fi

Fire Alarm System

All information is stored in the fire alarm panel

Gas reticulation

Jeavons gas regulator

Rinnai gas water heaters

Gas piping system

Gas isolation valves

Managers House wood burner

Magnum wood burner




BUILDING COMPLIANCE DOCUMENTATION

This section includes, code compliance, electrical certificates, producer statements, ECan

compliance certificate, Hazardous substance certificate, fire alarm certificate, on site waste

system guarantee, roof/cladding guarantee, plastering/painting guarantee, gas installation

guarantee, building warrant of fitness.




PHOTOGRAPHS

Water outlets on 30,000ltr storage tank

Hot Water heaters/ Filters

Managers House supply tank




‘AS BUILT’ DRAWINGS SCHEDULE

Drawing Ref Description

E04/A Electrical, Lobby, Outside and Corridor Lights circuits

E04/B Electrical, Bunkroom Lights, Bathroom Lights, Day Room Lights circuits

E04/C Electrical, Plug circuits

E04/D Electrical, Pipe Trace heating and frost heating circuits

E04/E Electrical, Exit and Emergency Lights circuits

SKI In ground sewage tanks

SK2 In ground sewage tanks

C001 In ground sewage system and disposal field

02 Site water main

06 Drainage, plan

- Location of managers house septic tank

Located in main

Distribution

board in Foyer

Full set of circuit and switchboard drawings including RCD references

Also in this section are the following survey and location drawings for future reference.

Areas 1 and 2 over part reserve 2652 S1/1

Areas 1 and 2 over part reserve 2652 T1/1

Unwin Hut Topographical Survey – Survey Control

Unwin Hut Topographical Survey - Contours

Unwin Hut datum points

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