ST ANNE S CATHOLIC CHURCH EXISTING CONDITIONS REPORT 84 AUSTIN ROAD, SEAFORD

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1 EXISTING CONDITIONS REPORT 84 AUSTIN ROAD, SEAFORD JULY 2016

2 INTRODUCTION This report has been prepared to assist with the review of the existing conditions at the existing St Anne s Catholic Church at. The report primarily focuses on the current inadequacies of the existing facility and the proposed works that that could be adopted to remedy the building deficiencies. SITE ANALYSIS The subject site is located in a Residential 1 Zone that fronts Austin Road along the northern boundary, while Brunel Road forms the boundary along the west, with reserve parkland to the south. The site is rectangular in shape and forms part of the larger St Anne s Religious Parish and Education Facilities. The Church was constructed in the early 1980s and materials consist mainly of face brickwork, aluminium framed windows and a fabric roof. The approximate building footprint is 670 m2. SITE CONTEXT PHOTO The image below shows the site context of the church, parish centre and school buildings.

3 EXISTING CONDITIONS There are a number of serious deficiencies that are both structural and superficial with the current building. The plan below outlines the 3 main areas of concern: 1. the fabric roof 2. the aluminium windows 3. the internal fitout. (note North is to the south of the page in this plan image)

4 1. EXISTING ROOF STRUCTURE The existing roof structure has reached the end of its life cycle. Although perhaps successful in other climates, the current roof is a poor design choice for the climate of Victoria. It is cold in Winter (zero insulation) and hot in Summer. Supports are also compromised & rusted. Use of a new material is worth considering, Colorbond ultra steel or a thicker gauge product that will allow some insulation - note significant cost implications Major issues leaks in areas where fabric falling fixing to the building has pulled away original design did not work like it was intended (wrong climate) cold/hot existing tension cables have commenced oxidization EXISTING CONDITION PHOTOGRAPHS The existing ties for the connection of the roof to the brickwork have failed Existing Roof is covered in stains & leaks in areas

5 2. THE WINDOWS The existing windows are bronzed anodized windows. Many of the windows have also become weathered and are now in a state beyond fixing. The doors do not open which is dangerous in an emergency. The exits are compromised. There is no protection from the roof from weathering. The sills on many of the windows have rusted out, doors have swelled and require immediate attention. Solution / Recommendation Replacement majority of windows will need to replaced A patch repair band aid approach will not resolve the issue EXISTING CONDITION PHOTOGRAPHS

6 3. THE CONDITION OF THE INTERNAL FINISHES There are several key areas that require remedial works Leaks at the rear Toilets are in poor condition & Disabled Toilet is non-compliant Kitchen is poorly designed and has broken elements Storage is poorly designed Meeting room also has a poor layout Lack of storage options It is due for renovation to improve serviceability Refurbish The kitchen WCS: Compliance Internals refresh mission brown brick aesthetic is quite tired Lighting and power review required Heating and cooling required to be upgraded EXISTING CONDITION PHOTOGRAPHS Leaks to the ex Hall

7 4. EXTERNAL WORKS The eternal elements of the original church are also problematic. The original concept that the roof drains to the moat is both dangerous and no longer compliant. The potential risk of a child drowning is here is probable. As well as this, the structure is beginning to show signs of rust and will eventually fail due to stress, and pavements are cracked and need replacing. EXISTING CONDITION PHOTOGRAPHS

8 ST. ANNE'S CATHOLIC CHURCH, SEAFORD OPINION OF PROBABLE COSTS BUILDING COSTS FOR REFURBISHMENT OF EXISTING CHURCH ITEM / TRADE BREAKDOWN area unit cost Notes DEMOLITION $40,000 ITEM Covers the removal of the existing roof while supporting the structure NEW ROOF STRUCTURE $250, ITEM requires new NEW ROOFING MATERIAL $350, ITEM superstructure (Fabric or metal deck) WINDOWS $99, $600 double glazed New windows to replace the existing INTERNAL WORKS KITCHEN REFURBISHMENT $35,000 ITEM TOILET REFURBISHMENT $25,000 ITEM DISABLED TOILET REFURBISHMENT $18,000 ITEM FLOOR FINISHES $40, $60 the existing floor will be compromised when the roof is removed GENERAL INTERNAL WORKS $45,000 walls will be damaged when roof is removed & will need new painting, skirting etc ITEM HEATING AND COOLING $60,000 new heating and cooling system throughout EXTERNAL WORKS TO IMMEDIATE CHURCH $75,000 ITEM * not the entire site, allow to landscape the moat, repair footpaths DESIGN CONTINGENCY $25,000 CONTINGENCY (5%) $60,000 SUB TOTAL $1,122,800 FEES & PERMITS $138,714 SUB TOTAL $1,261,514 EX GST GST $126,151 TOTAL COST OF PROJECT INCL GST $1,387,665 ESTIMATED CONSULTANTS FEE SUMMARY ARCHITECTURAL STRUCTURAL & CIVIL MECHANICAL ELECTRICAL HYDRAULIC SOIL REPORT QUANTITY SURVEYOR ASBESTOS REPORT LAND SURVEY LANDSCAPE ARCHITECT Energy Rating Assessments GROUND TESTING FOR CONTAMINATION SERVICES LOCATION PLANNING CONSULTANT BUILDING SURVEYOR Notes $75,000 estimate $25,000 estimate $6,500 estimate $5,000 estimate $5,000 estimate $2,500 estimate $5,500 estimate $0 *TBA if required $1,500 estimate $4,500 estimate $0 *TBA if required $0 not required $2,000 estimate $0 estimate $3,500 estimate SUB TOTAL $136,000 AUTHORITIES FEES PLANNING PERMIT APPLIC $714 PLANNING ADVERTISING $350 BUILDING PERMIT LEVY FEE $1,650 SUB TOTAL $138,714