QUANTITY SURVEY REPORT - Strathfield · for DA Council Submission only (not for bank use). This...

QUANTITY SURVEY REPORT

Not for Bank Use

Source: Google Maps

Project: Proposed Serviced Apartment Development At Nos. 4-10 Albert Road Strathfield NSW 2135

Applicant: Redfern Accommodation Pty Ltd C/- Ghazi Al Ali Architect Pty Ltd

Builder: Developer Managed

Report Date: 19 May 2017

Construction Consultants (QS) Quantity Surveyor Report – DA Submission only (Not for Bank Use) 4-10 Albert Rd, Strathfield

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

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

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

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

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

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

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

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

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

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


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

The proposal includes the demolition of existing structure(s) and the construction of an eight (8) storey Serviced Apartment development with associated parking, at Nos. 4-10 Albert Rd, Strathfield. The proposed development consists of:

• Five (5) x car parking spaces within Mezzanine Floor to Level 1;

• One (1) x Retail space within Ground Floor;

• Two (2) x Office spaces within Level 2 to Level 3;

• Twelve (12) x Serviced Apartments within Level 4 to Level 6.

Typically, each serviced apartment comprises an open plan bedroom/living area, bath and kitchenette.

3. Construction Cost Estimate

Description Amount ($)

Total Construction Cost 2,394,866

Add Consultants Fees 52,841

Total Development Cost (excl. GST) 2,447,707

Add GST 244,771

Total Development Cost (incl. GST) 2,692,478 The required Council Schedule is attached in Appendix A. Also, please refer to Appendix B for an Elemental Cost Estimate Summary prepared in accordance with the Environmental Planning and Assessment Regulation 2000 (Reg 25J) - Section 94A Levy - Determination of proposed cost of Development. A detailed report may be obtained upon request. Our Construction Cost Estimate may be considered as reasonable, based on the proposed level of finishes and in the absence of the Structural and Services drawings, the Contract Documents and DA Conditions.


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4. Areas

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

Building Level Description F.E.C.A*

(m2) U.C.A**

(m2)

G.F.A*** Total (m2)

Ground Floor Commercial 46

46

Ground Floor Common Area 155 15 171

Mezzanine Floor Plan Parking 141

141

Level 1 Parking 175

175

Level 1 Common Area 55

55

Level 2 Office 219

219


16

Level 3 Office 219

219


16

Level 4 Serviced Apartments 100 22 122


40



40



40

Total

1,466 80 1,547 *F.E.C.A (Fully Enclosed Covered Area): The sum of all such areas at all building floor levels, including basements (except unexcavated portions), floored roof spaces and attics, garages, penthouses, enclosed porches and attached enclosed covered ways alongside building, equipment rooms, lift shafts, vertical ducts, staircases and any other fully enclosed spaces and useable areas of the building, computed by measuring from the normal inside face of exterior walls but ignoring any projections such as plinths, columns, piers and the like which project from the normal inside face of exterior walls. It shall not include open courts, light wells, connecting or isolated covered ways and net open areas of upper portions of rooms, lobbies, halls interstitial spaces and the like which extend through the storey being computed. **U.C.A (Unenclosed Covered Area): The sum of all such areas at all building floor levels, including roofed balconies, open verandahs, porches and porticos, attached open covered ways alongside buildings, undercrofts and useable space under buildings, unenclosed access galleries (including ground floor) and any other trafficable covered areas of the building which are not totally enclosed by full height walls, computed by measuring the area between the enclosing walls or balustrade (ie. from the inside face of the UCA excluding the wall or balustrade thickness). When the covering element (i.e. roof or upper floor) is supported by columns, is cantilevered or is suspended, or any combination of these, the measurements shall be taken to the edge of the paving or to the edge of the cover, whichever is the lesser. UCA shall not include eaves overhangs, sun shading, awnings and the like where these do not relate to clearly defined trafficable covered areas, nor shall it include connecting or isolated covered ways. *** G.F.A (Gross Floor Area): The sum of the 'Fully Enclosed Covered Area' and 'Unenclosed Covered Area' as defined.


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5. Quality of Finishes The proposed finishes of the residential portion for the proposed development may be considered of Standard commercial quality, as described in the attached Schedule of Finishes (Appendix C), prepared by Construction Consultants (QS) and based on information supplied by the Developer. The quality of finishes proposed, are appropriate to the type, scale and location of this project. The retail areas do not include any wall, floor nor ceiling fixtures and finishes. The fit-out (incl. loose furniture) of this area shall be completed by others, subject to individual tenancy requirements. 6. Documentation Our Cost Estimate was based on Architectural Drawings prepared by Ghazi Al Ali Architect Pty Ltd, Project No. 60.16, Drawing Nos. A0001, A0002, A0020, A1000, A1010, A1020, A1050, A1110, A1200 to A1208, A1301 to A1303, A1401, A1402, A2001, A2010, A2011, A2020, A2030, A2101 to A2103, A2201 and A2202, Issue P, Dated 15/05/2017. Please refer to Appendix D for a reduced copy of part of these drawings.

7. Exclusions Our Cost Estimate does not include the following:

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


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

- Reinforced concrete strip / pad footings; - Reinforced concrete floor slabs; - Reinforced concrete columns and floor slabs (Framed structure).

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

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

9. Disclaimer

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

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

Appendix A Council Schedule

Appendix B Elemental Cost Estimate Summary

Elemental Summary4-10 Albert Rd, Strathfield

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

PR Preliminaries 12.04 190 294,597

AR Demolition 0.92 15 22,548

XP Site Preparation 0.07 1 1,670

SB

Substructure (Excavation, Footings & Ground Floor

Slab) 3.26 52 79,762

CL Columns 1.54 24 37,576

UF Upper floors 8.95 142 219,128

SC Staircases 0.71 11 17,447

RF Roof 3.49 55 85,446

EW External Walls 11.03 175 270,024

WW Windows 2.30 36 56,177

ED External Doors 0.68 11 16,525

NW Internal Walls 4.39 70 107,491

NS Internal Screens 0.51 8 12,452

ND Internal Doors 2.08 33 50,993

WF Wall Finishes 2.88 46 70,562

FF Floor Finishes 3.28 52 80,238

CF Ceiling Finishes 2.72 43 66,510

FT Fitments 2.99 47 73,220

PB Hydraulic Services (incl. External Services) 5.28 84 129,317

AC

Mechanical Services (Basement and wet areas

Ventilation, Air Conditioning if applicable) 1.80 28 43,945

FP Fire Services 1.01 16 24,778

LP Electrical Services (excl. substation) 3.68 58 90,115

TS

Transportation Services (Lifts, Escalators, Car Lifts,

Turntables and the like) 10.58 167 258,915

XR/XN Siteworks (Boundary walls, Fencing and Gates, etc.) 1.03 16 25,221

XL Landscaping and Improvements 1.88 30 45,932

BM Builder's Margin 8.75 139 214,275

Total Construction Cost (excl. GST) 2,394,866

Add Consultants Fees 2.16 34 52,841

Total Development Cost (excl. GST) 100.00 1,583 2,447,707

Add GST 244,771

Total Development Cost (incl. GST) 2,692,478

Construction Consultants (QS)

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19/05/2017

Appendix C Assumed Schedule of Finishes

Construction Consultants (QS) 19/05/2017

Page 1

Proposed Serviced Apartment Development 4-10 Albert Rd, Strathfield

ASSUMED SCHEDULE OF FINISHES FIXTURES AND FINISHES

Kitchen appliances Cooktop Gas cooktop Wall Oven Electric multi-function Rangehood Re-circulating Dishwasher Free-standing Sink Stainless Steel 1 & ½ bowl Laundry Fittings Dryer 3.5kg basic Laundry Tub 45 Litre tub / Cabinet Tapware Kitchen Single Lever Mixer / Chrome Vanity Single Lever Mixer / Chrome Bath Single Lever Mixer / Chrome Shower Single Lever Mixer / Chrome Bathroom Fittings Main Bathroom Standard Ensuite Standard Shower Screens Powdercoated alum. Semi-Frameless / Safety glass Mirror Wall mounted BE mirror above each vanity unit Bathroom Sanitary ware Bath Stylus acrylic bath WC Suite Vitreous China Suite with 6/3 dual flush Vanity Unit Laminated top with Semi-recessed basin Internal finishes and Fittings Cornices Standard Cove Internal Doors Hollow core - plain Unit Front Doors Solid – fire rated Door Handles Lockset to entry doors Metal lever to internal doors Kitchen Stone benchtop and laminated doors Wardrobes Mirrored doors Walls Set plasterboard and painted Ceilings Suspended set plasterboard / painted Blinds Excl.

Construction Consultants (QS) 19/05/2017

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Floor Finishes Living / Dining / Kitchen Ceramic tiles Bedrooms Carpet Laundry Ceramic tiles Bathroom / Ensuite Ceramic tiles Balcony Ceramic tiles Fixtures Hot water unit Rinnai Infinity gas or equal Air conditioning Split system / 1 per unit Security Excl. Transportation Lift (1 off)

BUILDING EXTERIOR External walls Refer to architectural drawings Windows and sliding doors Powdercoat aluminum framed Balustrades Powdercoated metal / glass infills Roof Refer to architectural drawings Individual Garage Doors Not applicable Main garage Door Automatic shutter Letterboxes Powder coated classic

Appendix D Reduced Architectural Drawings

GSPublisherVersion 0.5.100.93

ARCHITECTPROJECT

4-10 ALBERT RD, STRATHFIELDCLIENT

REDFERN ACCOMMODATION P/LSCALE DATE

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BCA:DESIGN RCPO Box 2331, North Parramatta1750T: 04 0429 5978E: [email protected]

PLANNING:WAST MANAGMENT: LANDSCAPING:

GEOTECHNICAL:

QUANTITY SURVEY:

ARBORIST: BASIX:SUSTAINABLE THERMAL SOLUTIONST: 0405 140 090E: [email protected]

ACESS SOLUTIONSPO Box 282, Hamilton, NSW 2303T: 04 1182 4183E: [email protected]

TERRAFICPO Box 563, Sylvania Southgate, NSW2224T: 04 1112 9346E: [email protected]

ACOUSTIC CONSULTING ENG.PO Box 3450, Putney, NSW 2112T: 02 8006 5560E: [email protected]

SGCEPO Box 7855, Baulkham Hills, NSW 2153T: 02 8883 4239E: [email protected]

MMD CONSTRUCTION CONSULTANTSSuite T5, 101 George St, Parramatta, NSW2150T: 02 9633 9233E: [email protected]

GEO-ENVIRONMENTAL ENGINEERING82 Bridge St, Lane Cove NSW 2066T: 02 9420 3361E: [email protected]

CONZEPTSuite 101, 506 Miller St, Cammeray NSW2062T: 02 9922 5312E: [email protected]

Elephants Foot Recycling SolutionsSuite 29, Level 8 | 320 Adelaide Street |Brisbane QLD 4000T: 61+ 07 3236 [email protected]

NEXUS ENVIRONMENTAL PLANNINGSUITE 29, 103 MAJORS BAY ROADPO BOX 212, CONCORD NSW 2137T: 02 9736 1313E: [email protected]

TREE TALK Arboricultural ConsultingE: [email protected]: 02 9416 6607

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DO NOT SCALE DWGS. USEDIMENSIONS ONLY. REFERANY DISCREPANCIES TOARCHITECT PRIOR TOCONSTRUCTION.

THESE DRAWINGS ARESUBJECT TO COPYRIGHT.

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LEVEL 2 UNIT 2 14 RAILWAY PARADEBURWOOD NSW 2134

T. +612 9744 7035 | E. [email protected]: 67167131848

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123456789101112131415

FFL 12.22

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Hydrant BoosterCupboard

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External Walls:- 200mm plastered concrete block:

R1.0 insula on: plasterboard lined- Curtain Wall: Glass: 200mm Plastered

concrete block wall: R1.0 insul.: pbd

Internal Walls:- - Within Unit: Plasterboard on studs(R1.0 insul.)o - Party Walls: 200mm concrete bloc:plasterboard lined (no insula on)

Windows: Aluminium Double Glazed Air FillHigh Solar Gain low-E -Clear: U = 4.30: SHGC =0.53Ceiling: Plasterboard (no insula on)Roof (units 601 - 604): Concrete slab 150mm -Tile walking surface - R2.0 insula on underslab - Susp. Ceiling under (medium colour)Floor: Suspended Concrete slab: no insula onFloor Covering: Ceramic les in wet areasand carpet elsewhere.Wall Exhaust fans & Downlights: must besealed


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QUANTITY SURVEY REPORT - Strathfield · for DA Council Submission only (not for bank use). This...

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