Combined Files Project 2 76

SPECIFICATION
Proposed Commercial and

Residential Development
For
AKM Developments Limited
At
2135 The Boulevarde

Strathfield NSW
Prepared by
Olympic Designs
55 Olympic Parade
HOMEBUSH NSW 2140
Tel: 1234 5678
Fax: 1234 5679
Proposed Commercial & Residential Development
2135 The Boulevarde Strathfield
TABLE OF CONTENTS
1. SITE PREPARATION ...............................................................................7

1.1. GENERAL .........................................................................................7
1.2. DEMOLITION ....................................................................................7
1.3. TREES TO BE RETAINED................................................................8
1.4. EXCAVATION ...................................................................................8
1.5. SURFACE PREPARATION...............................................................8
1.6. PIERING............................................................................................9
1.7. SERVICE TRENCHES ......................................................................9
2. CONCRETE CONSTRUCTION..............................................................11
2.1. GENERAL .......................................................................................11
2.2. GROUND SLAB VAPOUR BARRIER..............................................11
2.3. REINFORCEMENT .........................................................................11
2.4. CONCRETE ....................................................................................12
2.5. JOINTS............................................................................................12
3. TIMBER AND STEEL CONSTRUCTION................................................15
3.1. GENERAL .......................................................................................15
3.2. MATERIALS AND COMPONENTS .................................................15
3.3. CONSTRUCTION GENERALLY .....................................................16
3.4. FLOORS..........................................................................................16
3.5. WALL FRAMING .............................................................................17
3.6. ROOF AND CEILING FRAMING .....................................................17
3.7. ROOF TRUSSES ............................................................................18
3.8. TIMBER ROOF TRIM ......................................................................19
4. BRICK AND BLOCK CONSTRUCTION .................................................21
4.1. GENERAL .......................................................................................21
4.3. ENVIRONMENTAL PROTECTION .................................................22
4.4. SITE CLEARING .............................................................................22
4.6. ENGAGED PIERS ...........................................................................24
4.7. DAMP PROOF COURSES..............................................................24
4.8. CAVITY MASONRY WALLS ...........................................................25
5. BRICK AND BLOCK CONSTRUCTION .................................................27
1262R _ 3 SPEC 3
5.1. GENERAL .......................................................................................27

5.3. WALL TIES......................................................................................28
5.4. CONTROL OF MOVEMENT ...........................................................29
5.5. STEEL LINTELS..............................................................................30
6. INSULATION AND SARKING.................................................................31
6.1. GENERAL .......................................................................................31
6.3. INSTALLATION ...............................................................................31
7. ROOFING ...............................................................................................33
7.1. GENERAL .......................................................................................33
7.3. TILING .............................................................................................33
7.4. METAL ROOFING ...........................................................................33
7.5. ROOF PLUMBING...........................................................................34
8. CLADDING .............................................................................................35
8.1. GENERAL .......................................................................................35
8.3. FIBRE CEMENT CLADDING ..........................................................35
9. DOORS AND WINDOWS .......................................................................37
9.1. GENERAL .......................................................................................37
9.4. TIMBER DOORS .............................................................................38
9.5. SLIDING INTERNAL DOORS .........................................................39
9.6. GARAGE DOORS ...........................................................................39
9.7. LOCKSETS .....................................................................................40
10. LINING ................................................................................................41
10.1. GENERAL....................................................................................41
10.2. MATERIALS AND COMPONENTS..............................................41
10.3. SHEET LINING ............................................................................41
10.4. TRIM ............................................................................................42
11. TROWELLED COATINGS ..................................................................43
11.1. GENERAL....................................................................................43
1262R _ 3 SPEC 4
11.3. SUBSTRATE ...............................................................................43

11.4. PLASTERING ..............................................................................44
12. TILE FINISHES ...................................................................................47
12.1. GENERAL....................................................................................47
12.3. WATERPROOFING WET AREAS ...............................................48
12.4. TILING .........................................................................................48
13. FLOOR COVERINGS .........................................................................51
13.1. GENERAL....................................................................................51
13.3. SUBSTRATE ...............................................................................51
13.4. LAYING CARPET ........................................................................52
14. PAINTING ...........................................................................................53
14.1. GENERAL....................................................................................53
14.3. PAINTING ....................................................................................53
15. TIMBER FIXTURES ............................................................................57
15.1. GENERAL....................................................................................57
15.3. CONSTRUCTION GENERALLY..................................................58
15.4. TIMBER STAIRS AND BALUSTRADES......................................58
15.5. KITCHEN ASSEMBLIES..............................................................59
15.6. CUPBOARD AND DRAWER UNITS............................................59
15.7. BENCHTOPS...............................................................................60
15.8. CEILING ACCESS .......................................................................60
1262R _ 3 SPEC 5
1262R _ 3 SPEC 6
1. SITE PREPARATION
1.1. GENERAL
Design requirements
Groundworks for slabs and footings: In accordance with the Structural
Engineers design, specification and details.
Interpretation
Rock: Monolithic material with volume greater than 0.5 m3 which
cannot be removed until broken up by mechanical means such as
rippers or percussion tools.
Bad ground: Ground unsuitable for the work, including fill liable to
subsidence, ground containing cavities, faults or fissures, ground
contaminated by harmful substances and ground which is, or becomes,
soft, wet or unstable.
Line of influence: A line extending downward and outward from the
bottom edge of a footing, slab or pavement and defining the extent of
foundation material having influence on the stability or support of the
footings, slab or pavement.
Subgrade: The trimmed or prepared portion of the formation on which
the pavement or slab is constructed.
Urgent notice
If rock or bad ground is encountered, advise the principle as soon as
possible.
Explosives
Do not use explosives
1.2. DEMOLITION
Comply with Australian Standard

Demolition: TO AS 2601.
Demolished materials
Take possession of demolished materials and remove them from the
site. Do not burn or bury demolished materials on the site.
Security
Maintain security to the site during the demolition period to prevent
unauthorised access.
1262R _ 3 SPEC 7
1.3. TREES TO BE RETAINED
Marking
Mark trees which are required to be retained using suitable non-
injurious, easily visible and removable means of identification.
Remove the identification on completion.
Take possession of surplus material and remove it from the site.
1.4. EXCAVATION
Extent
Excavate to give the levels and profiles required for construction, site
services, paving, and landscaping. Allow for compaction of settlement.
Foundations
After excavation, confirm that the bearing capacity is adequate with the
Structural Engineer.
Bearing surfaces
Provide even plane bearing surfaces for loadbearing elements
including footings. Step for level changes. Make the steps to the
appropriate courses if supporting masonry.
Reinstatement
If excavation exceeds the required depth, or deteriorates, reinstate with
fill to the correct depth, level and bearing value.
Existing footings
Where excavation is required below the line of influence of an existing
footing, use methods which maintain the support of the footing and
ensures that the structure and finishes supported by the footing are not
damaged.
Grading
Grade the ground surface externally and under suspended floors to
drain ground or surface water away from buildings without ponding.
1.5. SURFACE PREPARATION
General
Before placing fill, ground slabs or load-bearing elements, remove
loose material, debris and organic matter and compact the ground to
achieve the required density.
Placing fill
Place fill in layers and compact each layer to achieve the required
density.
1262R _ 3 SPEC 8
Moisture content
If necessary to achieve the required density or moisture content, adjust
the moisture content of the fill before compaction.
1.6. PIERING
Bored piers
After excavating bored piers, remove lose material and water from the
base and confirm the bearing capacity. Do not allow loose material to
fall down the hole before placing concreting; provide a liner if
necessary.
1.7. SERVICE TRENCHES
Excavation
Generally, make trenches straight between manholes, inspection
points and junctions, with vertical sides and uniform grades.
Trench widths
Keep trench widths to a minimum consistent with the laying and
bedding of the relevant service and construction of manholes and pits.
Backfilling
General: Backfill service trenches as soon as possible after laying the
service. Place backfill in layers. Compact each layer to a density
sufficient to minimise settlement.
Backfill material: Excavated spoil or well graded inorganic materials
with maximum particle size of 75 min.
Next to services: Do not place any particles greater in size than 25
mm within 150 mm of services.
Under paved areas: Coarse sand, controlled low strength material or
fine crushed rock.
In reactive clay site: impervious material.
1262R _ 3 SPEC 9
1262R _ 3 SPEC 10
2. CONCRETE CONSTRUCTION
2.1. GENERAL
Cross reference
Refer to the General requirements section for termite protection.
Comply with Australian Standards

Concrete structures generally: To AS 3600.
2.2. GROUND SLAB VAPOUR BARRIER

Unless otherwise specified by the Structural Engineer or Hydraulic
Engineer in which case that specification shall prevail:
Materials
General: Provide a proprietary vapour barrier system to all slabs in
contact with the ground including the basement level which consists of
high impact resistant polyethylene film minimum 0.2 mm thick which
has been pigmented and branded by the manufacturer.
Base preparation
Blind the surface with sufficient sand to cover any hard projections.
Wet the sand just before placing the vapour barrier.
2.3. REINFORCEMENT
Unless otherwise specified by the Structural Engineer:
Minimum lap
Splice as follows:
• Mesh generally: 225 mm.
• Trench mesh: 500mm.
• Bars: Greater of either 500 mm or 25 x bar diameter.
• Strip footing intersections and corners: For full width of
intersection reinforcement.
Minimum cover
Unprotected by membrane on ground or external surfaces: 40 mm.
Protected by membrane on ground: 30 mm.
Internal surfaces: 20 mm.
Aggressive soil or salty environment: 65 mm.
1262R _ 3 SPEC 11
2.4. CONCRETE
Ready mixed supply

Comply with Australian Standard: To AS 1379, by the batch
production process. Maximum slump: 1 00 mm.
Concrete placing
Depth: If concrete is deeper than 350 mm, place it in layers so that
each succeeding layer is blended into the preceding one by the
compaction process.
Slabs and pavements: Place concrete uniformly over the width of the
slab so that the face is generally vertical and normal to the direction of
placing
Compaction
Vibrate concrete to remove entrapped air, but avoid over vibration that
may cause segregation.
Curing
Protection: Protect concrete from premature drying and from
excessive hot, cold and or windy conditions.
Method: Cure concrete by:
• Using a proprietary curing compound; or
• Keeping it covered and moist for the following periods:
- In-ground footings: 2 days
- Exposed footings, beams and slabs: 7 days.
Formwork removal
Remove timber formwork.
Stripping times
Leave formwork for suspended structures in place after pouring
concrete for the following periods:
• Vertical surfaces: 2 days.
• Bottom surfaces: 7 days with shoring and backprops left in
position for 21 days.
2.5. JOINTS
Construction joints
Joint preparation: Roughen and clean the hardened concrete joint
surface, remove loose or soft material, free water and foreign matter.
Dampen the surface before placing the concrete.
1262R _ 3 SPEC 12
Slip joints
Where concrete slabs are supported on masonry, provide proprietary
pre-lubricated slip joints.
1262R _ 3 SPEC 13
1262R _ 3 SPEC 14
3. TIMBER AND STEEL CONSTRUCTION

3.1. GENERAL
Cross references
Refer to the following sections:
• General requirements, for termite protection and timber
durability.
• Concrete construction, for concrete bearer supports.
• Brick and block construction, for clearance for timber frame
shrinkage and masonry bearer supports.
• Block and tile finishes, for waterproofing of wet areas.
• Painting, for printing of steel and timber before fixing, and repair
of zinc-coated steel after cutting and welding.

Timber framing and flooring: To AS 1720.1.
Structural steelwork: To AS 4100.
Cold-formed steel framing: Provide a proprietary system designed to
AS 3623.
Preparation of metal surfaces: To AS 1627.
3.2. MATERIALS AND COMPONENTS
Cold-formed steel framing

Cold-form sections from zinc-coated steel or aluminium/zinc alloy
coated steel to AS 1397/Z200 or AZ175.
Self-drilling screws
Comply with Australian Standard: To AS 3566 corrosion resistance
class 2.
Flashings and damp-proof courses

Comply with Australian Standard: To AS/NZS 2904.
Timber fasteners
Metal washers: Provide washers to the heads and nuts of all bolts and
coach screws.
Steel straps: Zinc-coated steel to AS 1397/Z275, minimum size 25 x 1
mm or 30 x 0.8 mm.
Galvanizing
Galvanize mild steel components (including fasteners) to AS 1214 or
ASINZS 4680, as appropriate, if:
1262R _ 3 SPEC 15
• Exposed to weather
• Embedded in masonry; or
• In contact with chemically treated timber.
3.3. CONSTRUCTION GENERALLY
Welding
Comply with Australian Standard: To AS/NZS 1554. 1.
Grommets
Provide grommets to isolate piping and wiring from cold-formed steel
framing.
Swarf
Remove swarf and other debris from cold-formed steel framing
immediately after it is deposited.
CCA (Copper Chrome Arsenic)-treated timber

Greasing: Before placing bolts in contact with CCA-treated timber,
coat the shank of the bolt in grease or a bituminous coating.
Steel framing: Do not fix CCA-treated timber in contact with cold-
formed steel framing.
Priming steel
Before fixing, prime steel which is not galvanized or zinc-coated.
3.4. FLOORS
General
Comply with Australian Standard: To AS 1684.4.
Strip flooring
Weather: Do not fix strip flooring until the work is weathertight.
Particleboard flooring
Comply with Australian Standards: To AS/NZS 1859.1 and install to
AS 1860.
Junctions: Sand junctions lightly to a smooth, level surface.
Fibre cement flooring

Compressed sheets: To AS/NZS 2908.2. Type A. Category 5
Minimum thickness:
• Joist spacing up to 450 mm: 15 mm.
• Joist spacing 450 – 600 mm: 18 mm.
1262R _ 3 SPEC 16
Plywood flooring
Comply with Australian Standard: To AS/NZAS 2269, bond type A,
tongue and grooved.
Minimum thickness (F8):
• Joist spacing 450 – 600 mm: 19 5 mm
Minimum thickness (F11):
• Joist spacing 450 – 600 mm: 18.5 mm.
3.5. WALL FRAMING
Timber wall framing

Provide gauged timbers for studs, noggings and plates in double-faced
walls.
Additional support
General: Provide additional support in the form of noggings, trimmers
and studs for fixing lining, cladding, hardware, accessories, fixtures
and fittings as necessary.
Maximum spacing of noggings: 1350 mm centres.
Vermin barriers for suspended floors

Masonry veneer barrier: Secure 10 mm galvanized wire mesh to the
underside of the bottom plate of external stud walls, extending across
the cavity for building into brickwork.
Damp-proof courses
Clad-frame walls: Provide damp-proof courses under the bottom plate
of external clad-frame walls build off slabs or masonry dwarf walls.
Flashings
Provide flashings to external openings sufficient to prevent the entry of
moisture.
3.6. ROOF AND CEILING FRAMING
Wall plates
Fixing: Fix timber wall plates to masonry, with either straps or bolts.
Steel zinc-coated straps: In cavities. Build bottom end 75 mm into
brickwork, 1200 mm below plate. Bend top end over plate and fix with
galvanized fastenings.
• Coating class: Z275.
• Size: 25 x 1 mm or 30 x 0.8mm.
1262R _ 3 SPEC 17
Bolts: 10 mm diameter hot dip galvanized steel, embedded at least

150 mm into the wall structure of solid masonry external walling or the
top bond beam of loadbearing hollow block external walling.
Nailing strips
Where timber joists, rafters or purlins bear on steel members, provide
50 mm thick nailing strips bolted to the flange of the steel member at
450 mm maximum centres.
Strutted framing
General: Construct traditional timber pitched roof framing consisting of
rafters and ceiling joists supported at intermediated points by a system
of underpurlins strutted off walls or strutting beams and braced by
collar ties, and ceiling hanging beams.
General: Construct framing for flat or pitched roofs where the ceiling
follows the roof line, consisting of rafters or purlins acting as beams to
support both ceiling and roof covering.
Blocking: Where the depth of rafters or purlins is at least 4 x width,
provide solid blocking between them at the support points and at 1.8
mm maximum intervals between supports.
Ridge straps: Butt ends of rafters together at ridge, and strap each
pair together with 900 mm long steel strap passing over the ridge,
triple-nailed to each rafter.
Support for water containers

Where a water container or heater is located in the roof space, provide
a support platform to AS/NZS 3500.4.2 clause 4.5.
Additional Support
Provide a frame member behind every joint in fibre cement sheeting or
lining.
Anti-ponding boards
Comply with Australian Standard: To AS/NZS 4200.2.
3.7. ROOF TRUSSES
Fabrication
Assembly: Factory-assemble trusses.
Camber: 1 0 mm upward in bottom chord.
Connections: Connector plates pressed to contact with the truss
members. No knots in plate area.
Joints: No gaps greater than 2 mm.
Overhangs: Free from spring or splits.
1262R _ 3 SPEC 18
Installation
General: To AS 4440.
Support: Support trusses on bottom chord at two points only, unless
designed for additional support.
Vertical movement: Over internal walls provide at least 10 mm vertical
clearance and use bracing methods which allow for vertical
movements.
3.8. TIMBER ROOF TRIM
Priming timber
Prime exposed timber all round before fixing and reprime cut edges if
trimmed in-situ.
Fascia, valley gutter and barge boards
Minimum thickness:
Fixed at up to 600 mm centres: 19 mm.
Fixed at 600 – 900 mm centres: 32 mm.
1262R _ 3 SPEC 19
1262R _ 3 SPEC 20
4. BRICK AND BLOCK CONSTRUCTION

4.1. GENERAL
Cross references
• General requirements, for termite protection.
• Timber and steel construction, for structural steelwork.

Masonry generally: to AS 3700.
Masonry units: to AS/NZS 4455.
Steel components
Galvanizing: Galvanize mild steel components (including fasteners) to
AS 1214 or AS 4680, as appropriate.
Durability requirements: To ASINZS 2699.2.
Clay bricks durability

Below damp-proof course: Use exposure category to AS/NZS 4456.10
Appendix A (S resistance categories).
Wall ties
Non-seismic areas: Type A.
Seismic areas: Type B.

Mortar materials
Sand: Fine aggregate with a low clay content and free from
efflorescing salts, selected grading and colour for facework.
Additives: Do not provide additives unless required.
Mortar mix table
Provide mortar mixes as follows:
Mortar Mortar Location
type proportions
to AS Cement: lime:
3700 sand
1262R _ 3 SPEC 21
M3 1:0:5 + water Concrete or calcium silicate

thickener masonry
Protection
Protect from damage trees which are required to be retained. Do not
remove topsoil from the area within the drip line of the trees and keep
this area free of construction material and debris.
Refer to the Council Conditions of Development Consent and
Landscape Design drawings for those trees to be retained. Comply
with all particulars of the Council Development Consent.
Excavation
Excavating near trees required to be retained, use hand methods to
locate, expose and cleanly remove the roots on the line of excavation.
4.3. ENVIRONMENTAL PROTECTION
Erosion control
Avoid erosion, contamination, and sedimentation of the site,
surrounding areas, and drainage systems.
Dewatering
Keep the site free of water and prevent water flow over new work.
4.4. SITE CLEARING
Extent
Limit clearing to areas to be occupied by construction, paving or
landscaping.
Clearing operations
Remove everything on or above the site surface, including rubbish,
scrap, grass, vegetable matter and organic debris, scrub, trees, timber,
stumps, boulders and rubble. Remove grass to a depth just sufficient
to include the root zone.
Grubbing
Grub out or grind stumps and roots over 75 mm diameter to a minimum
depth of 500 mm below subgrade under construction, and 300 mm
below the finished surface in unpaved areas.
Removal of topsoil
General: Remove the topsoil layer of the natural ground which
contains substantial organic matter over the areas to be occupied by
construction and paving.
Maximum depth: 1 00 mm.
1262R _ 3 SPEC 22
Topsoil stockpiles
Stockpile site topsoil required for re-use. Protect stockpiles from
contamination by other excavated material, weeds and building debris.
M4 1:0.4 + water Grouted and reinforced masonry

thickener
M4 Underpinning, high strength
1:0 – 0.25:3 masonry
M3
1:1:6 Other masonry
Joints and cutting

Set out masonry with joints of uniform width and the minimum cutting
of masonry units.
Joints
Externally: Tool to give a dense water-shedding finish.
Internally: Rake to give a key if wall is to be plastered.
Rod
76 mm high bricks: 7 courses to 600 mm.
90 mm high bricks: 6 courses to 600 mm.
190 mm high blocks: 3 courses to 600 mm.
Bond
Single leaf construction: Stretcher bond.
Perpends
Keep perpends in alternate courses vertically aligned and fill them
completely with mortar.
Colour mixing
In facework, distribute the colour range of units evenly to prevent
colour concentrations.
Sills and thresholds

Solidly bed masonry sills and thresholds and lay them so that the top
surfaces drain away from the building.
Appearance
Leave facework clear of mortar smears, stains and discolouration. Do
not clean using an acid solution and do not erode joints if using
pressure spraying.
1262R _ 3 SPEC 23
Brick header course

Provide brick header course above windows where shown on the
drawings.
Fire rated common wall construction

Construct fire rated walls (walls between dwellings) as 90/90/90 fire
rated brickwork elements. In this respect the masonry fire rated wall
shall extend up to the underside of the roof tile. Allow to infill any voids
to maintain the integrity of the wall after installation of the roof tile.
4.6. ENGAGED PIERS
Engaged piers table

Provide engaged masonry piers as follows to support bearers at 1800
mm maximum centres:
Type Minimum size

(mm)
Engaged 230 x 110 bonded or tied to walls
4.7. DAMP PROOF COURSES
Location
Provide damp-proof courses in the following locations:
• Walls adjoining infill floor slabs on membranes: In the course
above the underside of the slab in internal walls and inner
leaves of cavity walls. Project 40 mm and dress down over the
membrane turned up against the wall.
• Cavity walls built off slabs on ground: In the bottom course of
the outer leaf, continuous horizontally across the cavity and up
the inner face bedded in mortar, turned 30 mm into the inner
leaf one course above: or, in masonry veneer construction,
fastened to the inner frame 75 mm above floor level.
• Internal walls built off slabs on ground: In the first course above
floor level.
• At timber floors: In the first course below the level of the
underside of ground floor timbers in internal walls and inner
leaves of cavity walls.
Installation
Lay in long lengths. Lap the full width of angles and intersections and
150 mm at joints. Step as necessary, but not more than two courses
per step. Preserve continuity of damp-proofing at junctions of damp-
proof courses and waterproof membranes. Install at least 150 mm
1262R _ 3 SPEC 24
above adjacent finished ground. Sandwich damp-proof courses

between mortar.
4.8. CAVITY MASONRY WALLS
Minimum cavity width

Masonry walls: 50 mm + or – 10 mm.
Masonry veneer walls: 25 mm between the masonry leaf and the load-
bearing frame and 40 mm between the masonry leaf and sheet
bracing, if any.
Openings
Do not close the cavity at the jambs of external openings.
Cavity flashings
Location: Provide flashings in the following locations:
• Floors: Full width of outer leaf immediately above slab,
continuous across cavity and up the inner face bedded in
mortar, turned 30 mm into the inner leaf two courses above.
1262R _ 3 SPEC 25
1262R _ 3 SPEC 26
5. BRICK AND BLOCK CONSTRUCTION

5.1. GENERAL
Cross references
• General requirements, for termite protection.
• Timber and steel construction, for structural steelwork.

Masonry generally: to AS 3700.
Masonry units: to AS/NZS 4455.
Steel components
Galvanizing: Galvanize mild steel components (including fasteners) to
AS 1214 or AS/NZS 4680, as appropriate.
Durability requirements: To ASINZS 2699.2.
Clay brick durability

Below damp-proof course: Use exposure category to AS/NZS 4456.10
Appendix A (Salt attack resistance categories).
Wall tiles
Non-seismic areas: Type A.
Seismic areas: Type B.

Mortar materials
Sand: Fine aggregate with a low clay content and free from
efflorescing salts, selected for grading and colour for facework.
Additives: Do not provide additives unless required.
Mortar mix table

Provide mortar mixes as follows:
Mortar Mortar Location
proportions
Type
to (Cement:
lime: sand)
AS
1262R _ 3 SPEC 27
3700
M3 1:0:5 + water Concrete or calcium silicate
thickener masonry
• Under sills: 30 mm into the outer leaf bed joint one course
below the sill, extending up across the cavity and under the sill
in the inner leaf or the frame. Extend at least 150 mm beyond
the reveals on each side of the opening.
• Over lintels to openings: Full width of outer leaf immediately
above the lintel, continuous across cavity, 30 mm into the inner
leaf two courses above or turned up against the frame and
fastened to it. Extend at least 150 mm beyond the ends of the
lintels.
• At abutments with structural frames or supports: Vertical
flashing in the cavity from 150 mm wide material, wedged and
grouted into a groove in the frame opposite the cavity.
At roof abutments with cavity walls: Cavity flashing immediately above
the roof and over-flash the roof apron flashing.
Installation: Sandwich flashings between mortar except where on
lintels.
Pointing: Point up joints around flashings to fill voids.
Weepholes
General: At ground floors, provide weepholes in the form of open
perpends to external leaves of cavity walls in the course above cavity
flashings.
Maximum spacing: Every third perpend.
Clearance for timber frame shrinkage

In seasoned timber frame brick veneer construction, leave the following
clearance between window frames and brick sill and between roof
frames and the brick veneer:
• Single storey frames and ground floor windows (not for slab on
ground): 1 0 mm.
• Two storey frames and upper floor windows: 20 mm.
Additional clearance: Accommodate additional shrinkage of
unseasoned floor timbers.
5.3. WALL TIES
Tie spacing table

Space ties to the following maximum intervals:
1262R _ 3 SPEC 28
Masonry Generally Around openings and joints

76 mm high
bricks 7 Alternate 3 and 4 courses
- vertically courses Alternate 1 and 11/2 bricks
- horizontally 21/2
bricks
190 mm high Alternate 1 and 2 courses
blocks
½ block
- vertically 3
courses
- horizontally
1 block
Masonry veneer walls

Top row of ties: Half the horizontal spacing and locate within 250 mm
of top of wall. First row of ties above a horizontal floor support where
veneer is continuous past support: Half the horizontal spacing and
locate within 250 mm of support.
Embedment
Embed at least 50 mm into mortar and ensure mortar cover is 15 mm
minimum to the outside face of the mortar.
Wall tie application table

Provide wall ties as follows:
Category Application
to AS/NZS 2699.1
Light Masonry veneer
duty Normal cavity brick construction and at 1
Medium abutments
duty
5.4. CONTROL OF MOVEMENT
Ageing of bricks and concrete

Minimum age of clay bricks: 7 days.
Minimum age of concrete supports to clay bricks: 28 days.
Control joints for clay brickwork

Maximum length of continuous walls: 12 m.
1262R _ 3 SPEC 29
Minimum width of control joint: 15 mm.
Control joints for calcium silicate and concrete masonry

Maximum length of continuous wall: 8 m.
Minimum width of control joint: 10 mm.
Flexible ties and anchors

If ties or anchors extend across control joints, provide ties or anchors
which maintain the stability of the masonry without impairing the
effectiveness of the joint.
Joint material
Installation: Clean the joints thoroughly and insert an easily
compressible backing material before sealing.
Sealant depth: Fill the joints with a gun-applied flexible sealant for a
depth of at least two-thirds the joint width.
5.5. STEEL LINTELS
Cold-formed lintels
General: Proprietary cold-formed flat based type designed to ASINZS
4600.
Material: Mild steel galvanized to ASINZS 4680, minimum coating
mass 600 g/m2. Do not cut after galvanizing.
Steel flats and angles

Material: Mild steel galvanized to AS/NZS 4680, minimum coating
mass 600 g/m2. Do not cut after galvanizing.
Installation
General: Install with the longest leg vertical. Keep lintels 5 mm clear
of heads and frames.
Pack mortar between the angle upstand and supported masonry units.
Propping: To prevent deflection or excessive rotation, temporarily prop
proprietary cold-formed lintels until the masonry reaches its required
strength.
Minimum propping period: 3 days.
1262R _ 3 SPEC 30
6. INSULATION AND SARKING

6.1. GENERAL
Interpretation
Sarking-type material: Flexible membrane material normally used for
waterproofing, vapour retarding or thermal reflective insulation.
Bulk insulation
Mineral wool batts and blankets: To AS3742.
Sarking material
Floor insulation: Provide perforated material.
6.3. INSTALLATION
Bulk insulation
Comply with Australian Standard: To AS 3999.
Batts: Fit tightly between framing members. If support is not otherwise
provided, secure nylon twine to the framing and stretch tight.
Requirement: Ceiling batts to be provided equivalent to CSR Bradford
Glasswool Batts R3.0.
Sarking material
Comply with Australian Standard: To AS/NZS 42QQ2.
Wall sarking
General: Provide vapour-permeable sarking under cladding which
does not provide a permanent weatherproof seal, including
• Boards fixed vertically or diagonally;
• Boards or planks fixed in exposed locations where wind-driven
rain can penetrate the joints; and unpainted or unsealed
cladding.
Installation: Apply to the outer face of external stud walls from the top
plate down over the bottom plate and flashing. Run across the studs
and lap at least 150 mm at joints.
Roof sarking
Requirement: Provide sarking to all tile roofs.
Anti-ponding boards: Provide 4.5 mm fibre-cement anti-ponding
boards to eaves of tile roofs below 20' pitch.
Ridge ventilation: Finish sarking at least 50 mm clear of ridges.
1262R _ 3 SPEC 31
1262R _ 3 SPEC 32
7. ROOFING
7.1. GENERAL
Cross reference
Refer to the insulation and sarking section for roof sarking
requirements.
Flashing material
Comply with Australian Standard: To AS/NZSS 2904.
Tiled roofs: 20 kg/m2 lead.
Fasteners
Self-drilling screws: To AS 3566, corrosion resistance class 3.
Exposed fasteners: Provide fasteners which are pre-finished with a
coating to match the roofing material, or provide matching purpose-
made plastic caps.
7.3. TILING
Materials
Installation
Setting out: Set out the roof to give an even tile gauge in each course,
with full tiles at verges.
Bedding and pointing: Bed and point accessories including ridges,
hips and verges, in coloured mortar to match the accessories.
Pointed verge: Bed and point tiles on 100 x 5 mm fibre-cement
pointing strip.
7.4. METAL ROOFING
Design and installation

Comply with Australian Standard: To AS 1562. 1.
Visible accessories.
Provide material with the same finish as roofing sheets.
Eaves
Treat ends of sheets as follows:
1262R _ 3 SPEC 33
Generally: Close off ribs at tops and bottoms of sheets by mechanical

means or with purpose-made fillers or end caps.
At gutters: Project sheets 50 mm into gutters.
Swarf
Remove swarf and other debris as soon as it is deposited.
7.5. ROOF PLUMBING

Selection and installation of rainwater goods
Comply with Australian Standard: To AS/NZS 3500.3.2.
PVC rainwater goods and accessories: To AS/NZS 2179.2(Int).
Sealing: Seal fasteners and mechanically fastened joints with silicone
sealant.
Flashing and cappings

General: Flash projections above or through the roof with two part
flashings consisting of an apron flashing and an over-flashing, with at
least 100 mm vertical overlap.
Provide for independent movement between the roof and the
projection.
Wall abutments: Where a roof abuts a wall, provide over-flashings as
follows:
• Masonry: Stepped and built into the full width of the leaf.
• Planked cladding: Stepped.
• Other: Raking.
Gutters
Minimum slope of eaves gutters: 1:200.
Minimum width overall of valley gutters: 400 mm.
1262R _ 3 SPEC 34
8. CLADDING
8.1. GENERAL
Cross references
• General requirements, for timber durability.
• Insulation and sarking, for wall sarking requirements.
Flashing material
Fasteners
Steel nails: Hot-dip galvanized to ASINZS 4680.
Self-drilling screws: To AS 3566, corrosion resistance Class 3.
8.3. FIBRE CEMENT CLADDING

General: To ASINZS 2908.2, Type A, Category 3.
Plank cladding
Type: Provide a proprietary system of single-faced fibre cement planks
7.5 mm thick.
Joints and edges: UPVC extrusions.
Corners: Preformed metal joining pieces.
Sheet cladding
Type: Provide single-faced fibre cement sheets 6 mm thick.
Joints, corners and edges: UPVC extrusions.
Eaves lining
Type: Provide a proprietary system of single-faced fibre cement
sheets 4.5 mm thick nailed at minimum 200 mm centres to bearers at
maximum 600 mm centres.
Minimum bearer size: For rafter overhang:
300 – 600 mm: 50 x 38 mm.
600 – 1500 mm: 75 x 38 mm.
Joints: UPVC extrusions.
1262R _ 3 SPEC 35
1262R _ 3 SPEC 36
9. DOORS AND WINDOWS

9.1. GENERAL
Cross references
• Lining, for architraves.
• Painting, for priming of frames and doors before installation.
Flashings
Metal Finishes
Zinc plating: To AS 1789, at least service condition number 2.
Anodising: To AS 1231, at least class AAIO.
Thermoset powder coating: To AS 3715.
Glass
Selection and installation: To AS 1288.
Reflectivity: Not greater than 20%.
Doorsets
Timber doors: To AS 2688.
Timber frames and jamb linings: To AS 2689.
Security screen doors: To ASINZS 2803.1 (hinged) or AS/NZS 2803.2
(sliding).
Windows
Selection: To AS 2047.
Preglazing
If possible, preglaze doors and windows.

Doorset installation: To AS 1909.
Window installation: To AS 2047.
Security screen doors installation: To AS/NZS 2804.1 (hinged) or
AS/NZS 2804.2 (sliding).
1262R _ 3 SPEC 37
Flashings and weatherings

Install flashings, weather bars, drips, storm moulds, caulking and
pointing so that water is prevented from penetrating the building
between frames and the building structure.
Installation
Install doorsets and windows so they:
• Are plumb, level, straight and true;
• Are adequately fixed or anchored to the building structure; and
• Will not carry building loads, including loads caused by
structural deflection or shortening.
Insect screens
Provide to all sliding windows and doors and double hung windows.
Security doors
Provide to a lockable powdercoat mesh security door to each
townhouse front door.
Fixing
Packing: Pack behind fixing points with durable full width packing.
Prepared masonry openings: if fixing of timber windows to prepared
anchorages is by fastening from the frame face, conceal the fasteners
by sinking the heads below the surface and filling the sinking flush with
a material compatible with the surface finish.
Linings
Provide reveal and jamb linings as necessary.
9.4. TIMBER DOORS
Door thickness
Generally: 35 mm.
External doors and doors over 900 mm wide: 40 mm.
Door construction
External doors: Solid construction.
Internal doors: Flush panel cellular core.
Medium density fibreboard doors: Board designated by the
manufacturer as having a moisture resistance which is suitable for the
exposure of the door.
Priming
Prime timber doors on top and bottom edges before installation.
1262R _ 3 SPEC 38
Door stops
Install door stops to prevent door furniture striking the wall or other
surface.
Hinge table
Provide 3 hinges for external doors and door leafs over 2040 mm in
height or 820 mm in width and as follows:
Thickness Weight of Number of Size of

of door door hinges hinges
(per door
(maximum) (maximum) (steel)
leaf:
35 mm 35 kg 2 85 x 60:
1.6 mm
40 mm 68 kg 3
100 x 75:
1.6 mm
9.5. SLIDING INTERNAL DOORS
General
Suspend sliding doors from overhead tracks and wheel carriages
appropriate to the size and mass of the doors.
Accessories
General: Provide overhead track supports and head and jamb linings
appropriate to the arrangement of the door, and removable pelmets at
the head to allow access to the wheel carriages for adjustment.
Wheel carriages: Fully adjustable precision ball race type providing
smooth, quiet operation.
9.6. GARAGE DOORS
General
Motorised operation
Provide a proprietary operator with a limit switch, manual safety stop
and reversing mechanism, and overload cutout operated by a battery-
powered radio remote controller and by a direct push-button or key
switch. Locate operating switch 1.5 m above floor level.
Individual carspace garage door

Provide open mesh tilt up door in galvanised or anodised finish with
keyed locking.
1262R _ 3 SPEC 39
9.7. LOCKSETS
External doors
Provide a push-button key and knob set and a double-cylinder dead
bolt to each door.
Internal doors
Generally: Arched lever on rose passage sets.
Bathrooms, showers and toilets: Arched lever on rose passage sets
with privacy twist sets.
Sliding patio doors and windows: Provide key-lockable surface
mounted bolts.
Lockset Schedule
Item Requirement
Hinged Provide double deadlock (townhouse front door)
timber Provide deadlock
door
Provide barrel bolt deadlock
Security
door Provide barrel bolt deadlock
French Provide keyed alike locking as part of window system
door key locking
Sliding
door
Windows
Door lockset mounting heights

To centreline of spindle: 1 m above finished floor and in accordance
with BCA requirements.
Keying
Key doors (excluding garage doors) alike and key windows alike.
Key sets
Requirement: Provide the owner with a package of 2 sets of keys and
operation devices for access for each dwelling and the relevant
common areas and a separate set of two keys for the locks on the
common areas only to be held by the owner’s corporation.
1262R _ 3 SPEC 40
10. LINING
10.1. GENERAL
Cross reference
Refer to the Block and tile finishes section for waterproofing of wet
areas.
Plasterboard
Fibre cement
Comply with Australian Standard: To AS/NZS 2908.2, Type B,
Category 2.
Fibrous plaster products

10.3. SHEET LINING
Supports
Install timber battens or proprietary cold-formed galvanized steel
furring channels
• If framing member spacing exceeds the recommended spacing;
• If direct fixing of the sheeting is not possible due to the
arrangement or alignment of the framing or substrate; and
• To support fixtures.
Installation
Plasterboard: To ASINZS 2589.1.
Framed construction: Screw or nail or combine with adhesive.
Masonry construction: Adhesive-fix direct to masonry.
Wet areas: Do not use adhesive joints.
General: Provide recessed edge sheets and finish flush with
perforated reinforcing tape.
External comer joints: Make over-zinc-coated steel corner beads.
Wet areas: Provide the flashings, trim and sealants necessary to
ensure wet areas are waterproofed.
Joints in tiled areas: Do not apply a topping coat after bedding
perforated paper tape in bedding compound.
1262R _ 3 SPEC 41
Control joints: Install purpose-made zinc-coated control joint beads in

walls and ceilings at the following maximum centres and to coincide
with structural movement joints:
• Plasterboard: 12 m.
• Fibre cement: 7.2 m.
10.4. TRIM
General
Provide timber or medium density fibreboard trim, such as beads,
skirtings, architraves, mouldings and stops, where necessary to make
net junctions between components and finishes.
Shadowline Ceiling Detail

Provide a shadowline ceiling detail to all ceiling lining and bulkheads.
Do not use cornice to finish junctions of ceiling and wall. Make
provision for expansion where necessary.
Skirting boards
Provide 100 mm x 19 mm splayed MDF skirting for paint finish skirting
boards to interiors.
Architraves
Provide 75 mm x 19 mm splayed MDF skirting for paint finish
architraves fixed over junction of metal door frames to adjacent wall
surfaces to interior doors and windows.
1262R _ 3 SPEC 42
11. TROWELLED COATINGS

11.1. GENERAL
Cross references
• Block and tile finishes, for waterproofing of wet areas.
• Painting, for priming of embedded steel.
Plaster materials
Cement: To AS 3972, type GP.
Lime: To AS 1672.1.
Sand: Fine aggregate with a low clay content, selected for grading.
Gypsum plaster: To AS 2592.
Metal lath: Expanded metal to AS 1397/Z275.
Lime putty mixes

Make a coarse mix of lime putty and sand 16 hours before use and do
not allow to dry out.
Gauged mixes
To improve workability, mixes required to contain only cement and
sand may be gauged by the addition of lime up to 25% of the cement
content (i.e. not as a substitute for the cement).
11.3. SUBSTRATE
Correction of substrate
Before plastering, make good defects in the substrate.
Hack off excessive projections. Fill voids and hollows with a mix not
stronger than the substrate nor weaker than the first coat.
Untrue substrate
If one-coat application is required, but the substrate is not sufficiently
true to comply with the thickness limits for one coat, or has excessively
uneven suction resulting from variations in the composition of the
substrate, apply 2 coats.
Cleaning
Remove loose material and leave the surface clean and dust-free.
1262R _ 3 SPEC 43
Embedded items
Sheath water pipes and other embedded items to permit thermal
movement. If ungalvanized steel items are to be embedded in plaster,
prime before fixing.
Chases
If chases or recesses are more than 50 mm wide, cover with metal lath
extending at least 75 mm beyond each side of the recess.
Metal backgrounds
Fix metal lath to provide a key for plaster.
Concrete
Apply a proprietary bonding agent before plastering
11.4. PLASTERING
Thickness limits
One-coat work: 12-15 mm.
Multi-coat work:
• First coat: 9-15 mm.
• Floating coat (if any): 9-15 mm.
• Finishing coat (except setting coat): 6-9 mm.
• Setting coat: 2-3 mm.
Cement rendering
Proportions by volume (cement:lime:sand) for clay and dense concrete
brick:
• Clay and dense concrete brick: 1:0.25:4.
Two or three-coat set plaster

Proportions by volume:
• Undercoats: 1: 1:6 cement:lime putty:sand.
• Setting coat: 1: 1 lime putty: gypsum plaster.
Tolerances
Finish plane surfaces within a tolerance of 6 mm in 3 m, determined
using a 3 m straight edge placed anywhere in any direction. Finish
corners, angles, edges and curved surfaces within equivalent
tolerances.
Curing
Do not allow rapid or uneven drying out.
1262R _ 3 SPEC 44
V-joints
Provide V-joints at the following locations:
• Junctions between different substrate materials.
• Abutments with other finishes.
• Joints in the structure.
Edge trim
Provide purpose-made zinc-coated steel sections as corner beads and
stop beads.
1262R _ 3 SPEC 45
1262R _ 3 SPEC 46
12. TILE FINISHES

12.1. GENERAL
Follow the guidance given in AS 3958.1 and AS 3958.2.
Exposed edges
If available, provide purpose-made border tiles with the exposed edge
(whether round or cushion) glazed to match the tile face.
Accessories
If available, provide tile accessories such as round edge tiles, cove
tiles, step treads nosing to stairs, landings, and thresholds, skirtings,
sills, copings and bath vents, with the surrounding tiles, composition,
colour and finish.
Adhesives
PVA (polyvinyl acetate)-based adhesives: Do not use in wet areas or
externally.
Mortar materials
Cement: To AS 3972, type GP.
Sand: Fine aggregate with a low clay content selected for grading.
Bedding mortar
Proportioning: Select proportions from the range 1:3 to 1:4
cement:sand to obtain adhesion. ; Provide minimum water.
Grout
Cement-based proprietary grout: Mix with water. Fine sand may be
added as a filler to joints.
Portland cement-based grout: Mix with fine sand. Provide minimum
water consistent workability.
Proportioning:
For joints up to 3 mm: 1:2cement:sand.
For joints over 3 mm: 1:3 cement:sand.
Preparation
Prepare the substrates, including the following:
• Remove deleterious and loose material and leave the surface
dust-free.
1262R _ 3 SPEC 47
• For mortar bedding, wet the substrate as necessary to achieve

suitable suction. Alternatively, apply a proprietary bonding
agent to the substrate to improve adhesion.
12.3. WATERPROOFING WET AREAS

General: To AS 3740.
Membrane
Provide a proprietary liquid applied or sheet membrane system which
• Has a current Australian Building Products and Systems
Certification Scheme certificate; or
• Has a current appraisal report issued by the CSIRO Building
Products and Systems Appraisals stating that the system is
suitable for use as a waterproofing system for use in wet areas,
shower recess bases and associated floors and wall/floor
junctions which are to be tiled.
Installation
Floor wastes: Turn membrane down onto the floor waste puddle
flanges, and adhere.
Hobs: Extend membrane over the hob and into the room at least 50
mm. For hobless showers extend 1800 mm into the room.
External tiling: Provide a waterproof membrane under external floor
tiling, to balconies and over habitable rooms, which forms a drained
tank suitable for continuous immersion. Do not run under bounding
walls.
Curing: Allow membrane to cure fully before tiling.
12.4. TILING
Cutting and laying

Cut tiles neatly to fit around fixtures and fittings, and at margins where
necessary. Drill holes without damaging tile faces. Rub edges smooth
without chipping. Return tiles into sills, reveals and openings. Butt up
to returns, frames, fittings, and other finishes.
Variations
Distribute variations in hue, colour, or pattern uniformly, by mixing tiles
or tile batches before laying.
Protection
Keep traffic off floors until the bedding has set and attained its working
strength.
1262R _ 3 SPEC 48
Setting out
General: Set out tiles to give uniform joint widths within the following
limits:
• Internal ceramic tiling: 1.5 – 3 mm.
• Mosaic tiling: As dictated by pattern.
• Quarry tiles: 6 – 12 mm.
• Vitrified floor tiles: 3 – 5 mm.
Joint alignment: Set out tiling with joints accurately aligned in both
directions and wall tiling joints level and plumb.
Joint position: Set out tiles from the centre of the floor or wall to be
tiled and, if possible, ensure cut tiles are a half tile or larger.
Fixtures: If possible, position tiles so that holes for fixtures and other
penetrations occur at the intersection of horizontal and vertical joints or
in the centre of tiles.
Falls and levels

General: Grade floor tiling to even and correct falls generally and to
floor wastes and elsewhere as required. Make level junctions with
walls. If falls are not required, lay level.
Minimum fall generally: 1:100
Minimum fall in shower areas: 1:60
Change of finish: Maintain finished floor level across changes of floor
finish including carpet.
Preparation of tiles
Adhesive bedding: Fix tiles dry.
Mortar bedding: Soak porous tiles in water for half an hour and then
drain until the surface water has disappeared.
Floor finish dividers

Finish tiled floors at junctions with differing floor finishes with a
corrosion-resistant metal dividing strip fixed to the substrate. If
changes of floor finish occur at doorways, make the junction directly
below the closed door.
Bath ventilation
Ventilate the space below fully enclosed baths with a least 2 ventilating
tiles.
Sealed joints
Fill joints with silicone sealant and finish flush with the tile surface
where tiling joins sanitary fixtures and at corners of walls in showers.
1262R _ 3 SPEC 49
1262R _ 3 SPEC 50
13. FLOOR COVERINGS

13.1. GENERAL
Cross reference
Refer to the Painting section for finishing of sanded timber floors and
cork tiles.
Hardboard underlay
Comply with Australian Standard: To AS/NZS 1859.4, standard
hardboard Type RD, manufactured as flooring underlay.
Resilient underlay alternatives

Needled underfelt: Provide a felt composed of 60% animal fibre and
409'o jute, reinforced with polypropylene scrim with a minimum mass of
50, g/m', or Hessian fabric with a minimum mass of 150 g1M2.
Synthetic foam underlay: Provide a high density synthetic latex flat
cushion foam sandwiched between reinforced carrier fabric.
Rubber underlay: Provide a heavy-duty natural rubber, waffle pattern,
with a backing of reinforcing fabric, either Hessian, spun nylon, or
polyester.
Hot-melt adhesive tape

Provide a glass fibre and cotton thermoplastic adhesive coated tape 60
mm wide on a 90 mm wide metal foil base and backed with silicon-
coated release paper.
Carpet
Minimum class: Domestic Medium Duty under the Australian Carpet
Classification Scheme.
13.3. SUBSTRATE
Substrate preparation
Prepare the substrate including the following:
• Stripping and cleaning: Remove deleterious and loos material,
including existing floor coverings and any surface treatment
which could adversely affect adhesion.
• Repairs: Make good to the surface finish as necessary. Fill
depressions with a suitable filler, and remove high spots and
projections. If necessary, lay a steel-trowelled underlay to
concrete substrate.
• Fixtures and fittings: Remove door stops and other fixtures, and
refix in position undamaged on completion of the installation.
1262R _ 3 SPEC 51
• Basic sanding: Produce an even plane sanded surface on strip

flooring to be covered with carpet or resilient sheet or tile.
Lightly sand the junctions of sheet flooring.
• Fine sanding: If flooring is to be clear finished, stop with
matching filler and produce a smooth sanded surface free from
irregularities and suitable to receive the finish.
13.4. LAYING CARPET

General: To AS/NZS 2455.1.
Setting out
General: Lay the carpet in continuous lengths without cross joins in
the body of the area. Make unavoidable cross joins at doorways under
the closed door.
Joints in underlay: Ensure joints in underlay do not coincide with
carpet joints. Do not carry underlay over carpet grippers or edge
strips.
Seaming methods
Woven carpet: Machine or hand sew.
Tufted carpet: Provide hot-melt adhesive tapes.
Fixing
Gripper strip: Provide preformed gripper strip and tackless edge strip.
Space fixings at 150 mm maximum centres.
Permanent stick method: Immediately after laying, and again one hour
later, roll the carpet from the centre diagonally towards each edge
using a 65 kg multi-wheeled roller. Do not roll foam-backed carpet.
Edge strip
Provide a proprietary aluminium edge strip at exposed edges of the
carpet. If edge strips occur at doorways, make the junction underneath
the closed door.
1262R _ 3 SPEC 52
14. PAINTING
14.1. GENERAL
Follow the guidance given in AS/NZS 2311 and AS/NZS 2312.
Combinations
Do not combine paints from different manufacturers in a paint system.
Delivery
Deliver paints to the site in the manufacturers’ labelled containers.
Ensure containers are marked with the APAS (Australian Paint
Approvals Scheme) specification number.
Autoclaved aerated concrete walls

Do not apply oil-based paints.
14.3. PAINTING
Order of work
Complete clear timber finishes before commencing opaque paint
finishes in the same area.
Protection
Remove door furniture, switch plates, light fittings and other fixtures
before starting to paint, and refix in position on completion of painting.
Restoration
Clean off marks, paint spots and stains progressively. Touch up
damaged decorative paintwork or misses with the paint batch used in
the original application.
Substrate preparation
Provide a filler tinted to match the substrate if the finish is transparent.
Paint application
Apply the first coat immediately after substrate preparation and before
contamination of the substrate can occur.
Ensure each coat of paint or clear finish is uniform in colour, gloss,
thickness and texture, and free of runs, sags, blisters, or other
discontinuities.
1262R _ 3 SPEC 53
Priming before fixing

Timber: Apply a first coat (two coats to end grain) to exposed roof trim,
timber doors and window frames, tops and bottoms of doors,
associated trims and glazing beads before fixing in position.
Steel: Apply a priming coat of zinc-rich organic binder to GPC C-
29/16.
Repair of galvanizing
If galvanized or zinc-coated surfaces have been cut or welded after
galvanizing prime the affected area with a zinc-rich organic binder to
GPC C-29116.
Finishing timber and cork floors

After sanding, finish with 3 coats of clear floor sealer to GPC P-205.
Paint system description

If a system is referred to only by its final coat (for example by the
manufacturer’s brand name, the APAS specification code or the
generic name) provide stains, primers, sealers and undercoats which
are suitable for the substrate and are compatible with the finish coat
and each other.
Paint Final coat table

Provide paints as follows:
Final coat Use paint to APAS

specification
Interior
Full gloss solvent-borne GPC E- 15/4
Flat latex GPC L-2616
Low gloss latex GPC L-26/5
Semi-gloss latex GPC L-27
Gloss latex GPC L- 164
Exterior
Full gloss solvent-borne GPC E- 15/3
Flat latex GPC L-2613
Low gloss latex GPC L-26/3
Gloss latex GPC L-28
Stain, lightly pigmented GPC V-1 1511
1262R _ 3 SPEC 54
Latex stain, opaque CPG V-1 1513

Semi-gloss latex GPC L-169
Paving
Paving paint, semi gloss GPC P-200/1
Paving paint, gloss GPC P-200/2
1262R _ 3 SPEC 55
1262R _ 3 SPEC 56
15. TIMBER FIXTURES

15.1. GENERAL
Cross references
• General requirements, for timber durability.
• Linings for architrave and skirting requirements.
• Doors and windows, for timber doors and reveal and jamb
linings.
Moisture content
Make milled products from timbers seasoned.
• To within 3% of the equilibrium moisture content appropriate to
the timber and its intended conditions of use; and
• With no more than 3% difference between any 2 pieces in any
one group.
Finished sizes
Provide milled timbers with actual dimensions which are at least the
required dimensions, except for dimensions qualified by a term such as
“nominal” or “out of” to which industry standards for finished sizes
apply.
Hardboard
Comply with Australian Standard: To AS/NZS 1859.4
Particleboard
Medium density Fibreboard

Decorative overlaid wood panels

High-pressure decorative laminate sheets

High-pressure decorative laminate sheet application table

Provide classes as follows:
Class to ASINZS 2924.1 Application
1262R _ 3 SPEC 57
HGS or HGP Kitchen work-tops

VGS or VGP Kitchen front panels
General
Construction: Build components square and install plumb.
Joints: Provide materials in single lengths whenever possible. If joints
are necessary, make them over supports.
Fasteners and adhesives

General: Provide fasteners, adhesives or both to transmit the loads
imposed and ensure the rigidity of the assembly. Do not split,
discolour or otherwise damage timber or sheets.
Visibility: Do not provide visible fixings except in the following
locations:
• Inside cupboards and drawer units.
• Inside open units, in which case provide proprietary caps to
conceal fixings.
Finishing
Junctions with structure: Scribe plinths, benchtops, splashbacks, ends
of cupboards, kickboards and returns to follow the line of floors or
walls.
15.4. TIMBER STAIRS AND BALUSTRADES
Closed strings
Trench for treads and risers.
Cut strings
Profile for treads and risers. Mitre riser ends.
Treads
Dress nosings to a pencil-round. Return nosings at cut strings.
Groove for riser tongue in closed riser stair. Set riser 19 mm back from
nosing.
Top tread
Flush with finished floor, otherwise to match stair treads. Provide
similar tread section as nosing to floor edges around stairwell.
Risers
Tongue to tread. Mitre to string in cut-string stairs.
1262R _ 3 SPEC 58
Joints
Glue joints in internal work. In closed riser stairs, wedge treads and
risers to strings. Plant 2 glue-blocks behind each tread to riser
junction. Trim floors to carry ends of stairs and around stairwell.
Fascia
Of depth sufficient to overlap 19 mm below ceiling, and fixed to floor
joists hard up under nosing.
Soffit lining
Fix to 38 x 38 mm nailing battens notched and nailed to the underside
of treads and risers of closed rise stairs at the centre of flights and at
each side.
Newels
Halve and bolt to strings.
Handrail
Stub tenon to newels.
Balusters
Stub tenon to handrail at top and to tread or floor at the bottom.
15.5. KITCHEN ASSEMBLIES

General: To AS/NZS 4386. 1.
15.6. CUPBOARD AND DRAWER UNITS
Plinths, carcasses, drawer fronts, shelves and doors

Material: Provide melamine overlaid high moisture resistant
particleboard or melamine overlaid high moisture resistant medium
density fibreboard.
Minimum thickness: 16 mm
Finish: Provide decorative laminated sheet if necessary.
• To conceal fasteners; or
• To provide selected colours.
Installation: Secure plinths and carcasses to floors, walls, or both are
not more than 600mm centres.
Drawer fronts: Rout for drawer bottoms.
Adjustable shelves: Support on proprietary pins in holes bored at 32
mm centres vertically.
Drawer and door hardware

Hinges: Provide concealed all-metal hinges with the following features:
1262R _ 3 SPEC 59
• Adjustable for height, side and depth location of door.

• Self-closing action.
• Hold-open function.
• Nickel plated.
Slides: Provide metal runners and plastic rollers with the following
features:
• 30 kg loading capacity
• Closure retention.
• White thermoset powder coating or nickel plated.
Wardrobes and Linen Cupboards
Requirement: Provide flush faced doors with melamine face internal
and concealed hinges. Provide single full width melamine finished
shelf. Provide single full width chrome finish hanging rail.
15.7. BENCHTOPS
Granite benchtops
Material: Provide polished granite benchtops to kitchen and marble
vanity tops to bathrooms. Granite shall be selected for optimal
matching of visual properties such as colour and pattern and free from
defects.
Minimum thickness: 20 mm.
Finish: Polished on all visible surfaces and edges pencil rounded.
Installation: Fix and adequately support on carcass.
Joint sealing: Fill joints with sealant matching the finish colour and
fasten with proprietary connectors. Ensure metals will not react with
the stone surfaces.
15.8. CEILING ACCESS
Ceiling
Trim an opening and provide a loose access panel of minimum size
600 x 400 mm.
1262R _ 3 SPEC 60
Preliminary Estimate
For
Strathfield Apartments
SUMMARY $
Preliminaries 935,750
Groundworks 112,500
Concrete 1,005,400
Masonry 418,500
Metalwork 228,200
Hydraulics 148,500
Electrical 92,600
Mechanical 176,500
Waterproofing 23,100
PC Items 200,080
Roofer 33,210
Plasterer 144,100
Painter 56,000
Ceramic Tiler 80,000
Carpet 38,400
Cleaner 2,400
External Works 28,000
TOTAL 3,723,240
Trade Preliminaries/Groundworks/Concrete Reference Strathfield Apartments
Item Particulars Unit Quantity Rate $

Preliminaries
A Consultants fees item 50000
B Authorities fees incl DA, CC, inspections, item 112000
LSL Levy and contributions
C Demolition and site clearing item 10000
D Home owners warranty insurance No 16 2500 40000
E Contractors all risk insurance % 4.0M .005 20000
F Scaffolding m2 1850 45 83250
G Protection/accommodation item 10 500
H Site fence/hoardings m 65 15 1000
I Rubbish removal item 5000
J Traffic control item 1000
K Direct site labour % 4.0M 0.075 300000
L Temporary services item 3000
M Builders margin % 4.0M 0.075 300000
Total for Preliminaries 935750
Groundworks
N Bulk excavation to site in OTR, incl. m2 4500 25 112500

levelling, trimming and backfilling as
required
Total for Groundworks 112500
Concrete
O Shoring incl. site est. for boring rig.+ item 161000

labour and materials to piers
P Shotcrete item 85000
Q Anchors and whalers item 71000
Basement Level 1
R Concrete/formwork/reinf./labour to item 116200
footings, ret walls
Basement Level 2
S Concrete/formwork/reinf./labour to slabs, item 147700
beams, stairs and columns
Level 1
T Ditto item 160600
U Level 2
Ditto item 80400
V Level 3
Ditto item 55600
W Level 4
Ditto item 71000
Trade Page 1 To Collection/Summary $

Trade Concrete/Masonry/Metalwork Reference Strathfield Apartments

Concrete continued
Level 5
A Ditto item 56900
Total for Concrete 1005400
Masonry
B Blockwork to basement 2 item 5800
C Ditto basement 1 item 4900
D Brickwork to Level 1 item 105800
E Ditto Level 2 item 83000
F Ditto Level 3 item 65200
G Ditto Level 4 item 78200
H Ditto Level 5 item 58700
I Ditto to parapets item 16900
Total for Masonry 418500
Metalwork
J Aluminium windows m2 106 95 10000

K Ditto sliding doors m2 242 155 37500
L Glass blocks to stairwells m2 10 450 4500
M Fire doors complete to entries and No 32 370 11800
basement
N Balustrades to stairs m 60 135 8100
O Al. handrails to stairs and ramps m 95 110 10450
P Glass balustrades to balconies m 90 180 16200
Q Ditto with SS railings m 50 250 12500
R Al. louvres to balconies m2 190 350 66500
S ‘Colorbond miniorb’ cladding m2 36 145 5200
T Shower screens, framed/clear glass No 30 400 12000
U Shower screens to baths No 2 300 600
V Built in robes No 25 720 18000
W Walk in robes No 8 650 5200
X Roller door incl. remote access No 1 7200 7200
Y Letterboxes No 17 100 1700
Z BCA compliance signage No 1 750 750
Total for Metalwork 228200

Trade Hydraulics/Electrical/Mech./W’proofing Reference Strathfield Apartments
Hydraulics
A Hydraulic services incl. sewer, sanitary, hot No 16 7500 120000
and cold water reticulation, stormwater,
gas and roof plumbing
B Car wash pit No 1 4000 4000
C Grated drains and pits item 8000
D Fire hose reels No 2 500 1000
E Pump-out to basement No 1 3500 3500
F Stormwater detention tank (35m2) No 1 12000 12000
Total for Hydraulics Prov.Sums 148500
Electrical
G Electrical incl. wiring, switches, sub- No 16 4500 72000
boards, cable tv, antenna and connections
H Lift connection item 3000
I Audio/security sysytem No 16 250 4000
J Light fittings to units No 16 600 9600
K Lights to basements No 2 2000 4000
Total for Electrical Prov.Sums 92600
Mechanical
L Supply and install hydraulic lift No 1 110000 110000
M Split system A/C to units No 16 1500 24000
N Mech. ventilation to units No 42 250 10500
O Ditto to basements No 2 16000 32000
Total for Mechanical Prov.Sums 176500
Waterproofing
P Waterproofing to unit wet areas No 16 350 5600
Q Waterproofing to planter boxes & ext. item 17500
Total for Waterproofing 23100

Trade PC Items/Roofer./Plasterer/Painter/Cer. Tiler Reference Strathfield Apartments
PC Items
A Range-hoods st. steel No 16 180 2880
B Ovens st. steel/under-bench No 16 500 8000
C Cook-tops gas st. steel No 16 420 6720
D Kitchen sinks 11/2 bowl c/w mixer tap No 16 280 4480
E Laundry tubs 45 litre No 16 200 3200
F Tapware No 16 250 4000
G Kitchens incl granite benchtops No 16 6000 96000
H HWS No 16 1200 19200
I LDS white VC No 32 300 9600
J Vanities No 32 450 14400
K Baths incl. plug and waste No 12 300 3600
L Misc. fittings incl. rails etc No 16 250 4000
M Joinery and hardware No 16 1500 24000
Total for PC Items 200080
Roofer
N S&F metal roofing incl. sarking & m2 485 60 29100
flashings
O Box gutter No 1 1200 1200
P Roof insulation m2 485 6 2910
Total for Roofer 33210
Plasterer
Q Cement render to internal m2 5800 14.50 84100
R Plasterboard/FC sheet etc to units and item 60000
common areas
Total for Plasterer 144100
Painter
S Painting to all internal areas incl. unit and No 16 3500 56000
common areas based on unit numbers
Total for Painter 56000
Ceramic Tiler
T Ceramic tiles to units, common areas etc No 16 5000 80000
based on unit numbers
Total for Ceramic Tiler 80000

Trade Carpet/ Cleaner/External works Reference
Carpet
A Carpet to units and common areas No 16 2400 38400
Total for Carpet Prov.Sums 38400
Cleaner
B Cleaner to initial clean units and common No 16 150 2400
areas
Total for Cleaner 2400
External Works
C Boundary fences item 10000
D Gates item 3000
E Landscaping to planter boxes and common item 10000
areas
F Make good crossing and roadway item 5000
Total for External Works 28000

GSEducationalVersion
1262R/3 Page 2 of 16
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800
7 6
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2500
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8 5
2500
2500
6300
300
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9 13 14 4
2500
2500
2650
1420 1800 980 2400
10 14000
1250
3
2500
2500
2100
300
300
11 2
2950
3400
14950 6600
12
6000
ramp up
1:12 1:5 1:12 1
2950
2500
800
800
OLYMPIC DESIGNS Job Title Proposed Commercial & Drawing Name Basement 1
Scale 1:100 Date April 06
*************************************************
55 Olympic Parade Ph: 1234 5678 Client AKM Developments Limited Job No 1262R/3 Dwg No CC-2A
Job Address 2135 The Boulevarde
Homebush NSW 2140 Fax: 1234 5679 Strathfield NSW
1262R/3 Page 3 of 16
800
800
21 20
2500
2500
22 19
2500
2500
6300
300
300
23 27 28 18
2500
2500
2650
1420 1800 980 2400
24 14000
1250
17
2500
2500
2100
300
300
25 16
2950
3400
14950 6600
26
6000
ramp up
1:5 1:12 15
2950
2500
800
800
OLYMPIC DESIGNS Job Title Proposed Commercial & Drawing Name Basement 2
*************************************************
1262R/3 Page 4 of 16
4455 6250 8600 6700 8600 5850
1000
4000
7 6
ramp up
1:12 1:5 1:12

8 5
9 13 14 4
10050
19000
10
3
11 2
12
5950
ramp up
1:12 1:5 1:12 1
4455 36000 5150
OLYMPIC DESIGNS Job Title Proposed Commercial & Drawing Name Basement 1 Setout
*************************************************
1262R/3 Page 5 of 16
4455 6250 8600 6700 8600 5850
1000
4000
21 20
22 19
23 27 28 18
10050
19000
24
17
25 16
26
5950
ramp up
1:5 1:12 15
4455 36000 5150
OLYMPIC DESIGNS Job Title Proposed Commercial & Drawing Name Basement 2 Setout
*************************************************
1262R/3 Page 6 of 16
220 220 220 220 220 220 220 220 220
980 1200 4390 1100 8180 3500 1100 1200 5380 1800 1200 3990 1200
510 470 130 260 490 600 600
2370 3100 780 1295 1900 1900 1400 1125 900 1970 1300 1240 900 1360 1900 2850 2000 1900 850 1900 1300
200
ramp up 1:14
770
planter planter 900 1200 planter
2200
ramp up 1:14
3970
5810 8300
2000
gbge
220
2680
8380 5410
2780
3280
courtyard courtyard courtyard courtyard
2880
270
300
1000
2700
300
300 300
planting
2 4
1900
900
2 BED 1 200
3 2 BED
2000
366211
3530
4690 3600 5250

kit
living/dining
2600
110 200
STUDIO
3910
1 BED living/dining
3350
bed 1
3700
600 200
1440
1950
living/dining
110
ldy 110
940
3650 1200 1500
1700 1580 1200 1680
420 110
kit
10880
600
living/dining
990
510
400
200
kit L bath
ldy
1700
600
900
900
880
1600
1220 1025 1310

bath
1220
200
810
kit
1170
900
2010 1010 1590 4290 1500 1500
500
880
200
L
900
200
1900
900
410
5588
900
980
880
bed 1 L
880
110
200
bath bed 2 L
900
planter
ldy bed 2
1790
2030
1460
bath
2150
ldy bath bath
bed 1
220
2350
300
110 1390 3240 300
110 600
3000
courtyard
3650 1900 2780 3200 1500 1000 2000 1000 2000 900 1500 1900 3000
300 200 110 110 600 200 200 200 200 200 200 600
planter
200
6215 900 3375 1400 5980 880 2400 900 1600 810 900 2540 1450 2240 2050 1155
600
1800 17610 12140 6950
OLYMPIC DESIGNS Job Title Proposed Commercial & Drawing Name Floor Plan Level 1
*************************************************
1262R/3 Page 7 of 16
100 200 400 600 400 200 100
6400 5910 5340 5340 5910 6400
700 250 250

700
1300 795 2955 800 2000 1770 1000 1080 1000 1100 2000 2100 2000 1100 1000 1080 1000 1770 2000 800 2955 795 1300
100
100
1512
1512
842
842
3150
3950 600 3950

600
5350
5350
3420 600 3420
3000
bed 1 bed 1 bed 1 bed 1 bed 1 bed 1
3487
3487
2400
2400
3500
3500
7 8 L L
5 6 9 10
250
110
885 885 885 885
110 110
695
695
2 BED 2 BED 2 BED 2 BED
2050
2050
7180
7180
100 200
100 200
2500
2500
110
1790
1884
ldy bath bath ldy
900
900
1893
1893
2250 880 996 1884 996 880 2250
WIR WIR
2200 950 950 2200
bath bath
2530
2530
1560
1560
1870
1870
1880 bath L bath 1880
L
880
880
880
100
100
2530 880 2420 2420 880 2530 1280 600 4020 880
200
200 110 110
600
600
110 1880 2200
200
110
70 110
880
3 BED 3 BED
5510
5510
1000
1000
2200 200 200 2200
1400
1400
110 1390 1900 1400 1390 110
ldy ldy bed 2

1160
1160
3250
3250
bed 2
1100
1100
2390
110
110
2182
2182
bed 3 bath bed 3
bath
1110
1110
2050
2050
300
300
1100
1100
800
800
1100
1100
300
300
600 1400 1550 1400 900 1400 2355 900 745 1580 1420 6000 1400 1100 745 900 2605 1450 600 1400 1550 1400 600
500 300 300 500
750 3140 945 945 3200 600 1790 1200 1900 900 2000 1000 2000 1400 1200 1790 600 3200 945 945 3140 750
100 300 110 110 200 110 200 300 200 200 200 110 200 110 110 300 100
*************************************************
1262R/3 Page 8 of 16
100 200 400 400 200 100

6400 5910 5340 600 5340 5910 6400
415 435 100 250 300 200 300 250 100 435 415
1300 3700 3750 620 1000 1080 1000 3750 3750 1000 1080 1000 620 3750 3700 1300
100
100
845
845
5550
5550
3 BED 2 BED 2 BED 2 BED 3 BED
living/ living/ 2 BED
4690
2400
2400
2100
2100
3940
3940
dining dining
living 7 8 living/dining living
5 6 110
110 110
9 10
1000
1000
4020 885 995 995 3750 3750 995 995 885 995 4020
695
695
500
living/dining
110
110
1267 600
110
110
600
600
L L
100
100
bath 1675 617 1727 1723 2674 1348 1720 bath
110
1610
1610
110 110 165 165 110 110
880
880
1890 1250 945 780 2292 780 945 1250 1890
2530
2530
110
110
1400
WC bath WC
dining dining
2018
2018
1110
1110
605
605
bath
2390
2390
930
650
5510
5510
ldy
110
ldy
1910 1910
1400
1400
200
200
1645 1070 3340 953 1647
2690 990 2690
110 385 110
110
110
600
600
990
3350
3350
3200
3200
600
600
200
200
kit kit
1930
1930
600
600
study study
2180
2180
study study
kit kit
2400
2400
1930
1930
300
300
800
800
1100
300
300
600 1400 1550 1400 600 1450 2605 900 745 1580 1420 6000 1400 1100 745 900 2605 1450 600 1400 1550 1400 600
500 300 500
300
750 3140 1900 2690 2900 3000 6000 2500 2900 2690 1900 3140 750
100 300 110 100 200 110 250 50 300 300 100 200 200 100 110 300 100
110
*************************************************
1262R/3 Page 9 of 16
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6400 5910 5340 5340 5910 6400
700 250 250

700
1300 795 2955 800 2000 1770 1000 1080 1000 1100 2000 2100 2000 1100 1000 1080 1000 1770 2000 800 2955 795 1300
100
100
1512
1512
842
842
3150
3950 600
600
5350
5350
3420
3000
3487
2400
2400
3500
13 14 L L
11 12 15 16
250
110
885 885
110
695
695
2050
7180
100 200
100 200
2500
110
1790
1884
ldy bath bath ldy
900
1893
2250 880 996
WIR WIR
2200 950
bath bath
2530
2530
1560
1870
1880 bath L bath

L
880
880
100
2530 880 2420 2420 880 2530 1280 600 4020 880
200
200 110 110
600
110 1880 2200
200
110
70 110
3 BED 3 BED
880
5510
5510
1000
2200 200
1400
1400
110 1390 1900
ldy ldy bed 2

1160
1160
3250
bed 2
1100
2390
110
2182
2182
bed 3 bath bed 3
bath
1110
1110
2050
300
300
1100
1100
800
800
1100
1100
300
300
600 1400 1550 1400 900 1400 2355 900 745 1580 1420 6000 1400 1100 745 900 2605 1450 600 1400 1550 1400 600
500 300 300 500
750 3140 945 945 3200 600 1790 1200 1900 900 2000 1000 2000 1400 1200 1790 600 3200 945 945 3140 750
100 300 110 110 200 110 200 300 200 200 200 110 200 110 110 300 100
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1262R/3 Page 10 of 16
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6400 5910 5340 600 5340 5910 6400
415 435 100 250 300 200 300 250 100 435 415
1300 3700 3750 620 1000 1080 1000 3750 3750 1000 1080 1000 620 3750 3700 1300
100
100
845
845
5550
5550
3 BED 2 BED 2 BED 2 BED 3 BED
living/ living/ 2 BED
2400
2400
2100
2100
3940
3940
dining dining
living
11 12 110
13 14 15
living
16
110 110
1000
1000
4020 885 995 995 3750 3750 995 995 885 995 4020
695
695
living/dining living/dining
110
110
110
110
L L
600
600
100
100
bath 350 bath
1610
1610
110 110 165 165 110 110
880
880
1890 1250 945 780 1888 1034 600 1270 600 780 945 1250 1890
2530
2530
2900 1240 1603
110
110
WC WC
dining dining
2018
2018
1110
1110
605
1740 940 1240
110 110 1740
2390
2390
1053 726 1034 860
650
110 110 110
5510
5510
1910
ldy ldy 1910
1400
1400
200
200
2690 990 2690
110 110
110
110
880 1053
600
600
990 3100 1065 892
study
3350
3350
110 200
3200
600
600
bath
200
200
bath kit
study
1930
1930
kit
600
600
2180
2180
study study
kit kit
2400
2400
1930
1930
300
300
800
800
1100
300
300
600 1400 1550 1400 600 1450 2605 900 745 1580 1420 6000 1400 1100 745 900 2605 1450 600 1400 1550 1400 600
500 300 500
300
750 3140 1900 2690 2900 3000 6000 2500 2900 2690 1900 3140 750
100 300 110 100 200 110 250 50 300 300 100 200 200 100 110 300 100
110
*************************************************
800
1262R/3 Page 11 of 16
30
planter planter ramp up 1:14 planter
2230
ramp up 1:14
gbge Legend
courtyard courtyard courtyard courtyard
ct ct ct ct ct ceramic tiles
cpt carpet
planting GB glass & metal balustrade
2 4
2 BED 1 3 2 BED RB rendered & painted balustrade
living/dining STUDIO ct
1 BED living/dining AW aluminium window
bed 1
cpt cpt
cpt
living/dining ct living/dining AD aluminium door
cpt cpt
ct AWO aluminium window obscure glass
ct ct
ct
FB face brick
ct ct
ct
RPW rendered & painted walls
ct
ct
bed 1
cpt ct
bed 2
planter
cpt bed 2
ct
ct ct ct cpt
bed 1
cpt
3255 1800
courtyard
ct
planter
concrete driveway ramp up
6450
planter
1:12 1:5 1:12
3850
2750
3850
Floor Plan Level 1
4005
1850
2490
ct ct
ct ct ct ct 4300
5 7 8 10
6 9
cpt cpt cpt cpt cpt cpt

ct ct ct ct
ct ct
ct ct
4005 ct ct
3 BED 3 BED
ct
ct
bed 2 bed 2
cpt cpt
bed 3 bed 3
cpt
11760
cpt
4855
10305
6450
5950
4850
Floor Plan Level 2
OLYMPIC DESIGNS Job Title Proposed Commercial & Drawing Name Set Out Level 1 & 2
*************************************************
1262R/3 Page 12 of 16
1850
2490
4005
4300
ct ct
ct ct ct ct Legend
ct ceramic tiles
cpt carpet
3 BED 2 BED 2 BED 2 BED 2 BED 3 BED GB glass & metal balustrade
living 7 8 living RB rendered & painted balustrade
5 6 9 10 AW aluminium window
cpt living/dining living/dining living/dining AD aluminium door

living/dining cpt cpt cpt
ct ct cpt
cpt AWO aluminium window obscure glass
ct
4005
dining ct
FB face brick
ct
ct ct dining
ct RPW rendered & painted walls
study
ct cpt study ct
cpt
ct
study study ct
11760
cpt cpt
4855
10305
6450
5950
4850
Floor Plan Level 3
4005
1850
2490
ct ct
ct ct ct ct 4300
bed 1 bed 1
bed 1 bed 1 cpt cpt bed 1 bed 1
cpt cpt cpt cpt
13 14
11 12 15 16
ct
ct ct ct ct
ct ct
4005 ct ct
3 BED ct 3 BED
ct
bed 2 bed 2
cpt ct
cpt
bed 3 bed 3
cpt cpt
11760
4855
10305
6450
5950
4850
Floor Plan Level 4
OLYMPIC DESIGNS Job Title Proposed Commercial & Drawing Name Set Out Level 3 & 4
*************************************************
1262R/3 Page 13 of 16
Legend
ct ceramic tiles
cpt carpet
GB glass & metal balustrade
RB rendered & painted balustrade
AW aluminium window
AD aluminium door
AWO aluminium window obscure glass

FB face brick
1850
2490
4005
4300
ct ct
ct ct ct ct
3 BED 2 BED 2 BED 2 BED 2 BED 3 BED
living
11 12 13 14 15
living
16
living/dining living/dining living/dining living/dining
cpt
cpt cpt cpt ct cpt cpt
ct ct ct
4005
dining dining
ct ct
study study
ct cpt ct ct ct
cpt
ct study study ct
cpt
11760
cpt
4855
10305
6450
5950
4850
Floor Plan Level 5
OLYMPIC DESIGNS Job Title Proposed Commercial & Drawing Name Set Out Level 5
*************************************************
1262R/3 Page 14 of 16
Legend
ct ceramic tiles
cpt carpet
GBSR glass balustrade
boundary line with ss railing
boundary line
SSRB stainless steel railing
and balustrade

AW aluminium window
RPW CEILING
AD aluminium door
RL 26.70 AWO aluminium window obscure glass
2800
GB glass bricks
AWO AWO LEVEL 5 FB face brick
3600
GBSR GBSR
GB GB
600
RL 23.90
RPW
3000
1800
All windows aluminium unless
RPW
otherwise stated.
1500
AWO AWO LEVEL 4
GBSR GBSR
600
RPW RPW
900
RL 20.90
3000
1000
LEVEL 3
1100
GBSR AWO AWO GBSR
GB GB
900
RL 17.90
3000
1200
AWO LEVEL 2
900
GBSR AWO GBSR
RL 14.90
3000
FB
AWO FB AD
SSRB SSRB LEVEL 1
AWO
RB RB
DRIVEWAY RL 11.90
3000
RL 11.30
CAR PARK 1 BASEMENT 1

RL 08.90
RL 08.90
CAR PARK 1A
3000
RL 07.40
CAR PARK 2 BASEMENT 2

RL 05.90
RL 05.90
CAR PARK 2A
RL 04.40
OLYMPIC DESIGNS Job Title Proposed Commercial & Drawing Name South Elevation
*************************************************
1262R/3 Page 15 of 16
Legend
ct ceramic tiles
cpt carpet
with ss railing
and balustrade

boundary line
boundary line
AW aluminium window
AD aluminium door

GB glass bricks
FB face brick
RPW
RPW RPW RPW CEILING
RPW RPW otherwise stated.
RL 26.70
2800
AD AD AD AD AD AD
LEVEL 5
GBSR GBSR
F F F F F F F F F F F F F F F F F F
900
RL 23.90
3000
1200
AD AD AD AD AD AD
LEVEL 4
900
GBSR GBSR
F F F F F F F F F F
RL 20.90
3000
AD AD AD AD AD AD
LEVEL 3
GBSR GBSR
F F F F F F F F F F F F F F F F F F
RL 17.90
3000
AD AD AD AD AD AD
LEVEL 2
GBSR GBSR
F F F F F F F F F F
RL 14.90
FB
3000
AD AD AD AD AD AD AD
SSRB SSRB SSRB SSRB SSRB LEVEL 1

F RB RB RB RB RB RB
RPW RPW RPW RPW RPW RL 11.90
3000
BASEMENT 1
RL 08.90
3000
BASEMENT 2
RL 05.90
OLYMPIC DESIGNS Job Title Proposed Commercial & Drawing Name North Elevation
*************************************************
1262R/3 Page 16 of 16
Legend
ct ceramic tiles
cpt carpet
with ss railing
and balustrade

AW aluminium window
AD aluminium door

GB glass bricks
FB face brick

otherwise stated.
boundary line
boundary line
boundary line
boundary line
RB CEILING RB CEILING
RB RB
RB
RL 26.70 RL 26.70
RB
2800
2800
AD AD
LEVEL 5 LEVEL 5
GBSR GBSR
F F F F
900
900
RL 23.90 RL 23.90
3000 RB
3000
AD RB
1200
1200
AD
RB
LEVEL 4 RB LEVEL 4
900
900
GBSR GBSR
F F F F
RL 20.90 RL 20.90
3000
3000
AD AD
LEVEL 3 LEVEL 3
GBSR GBSR
F F F F
RL 17.90 RL 17.90
3000
3000
AD AD
LEVEL 2 LEVEL 2
GBSR GBSR
F F F F
RL 14.90 RL 14.90
3000
3000
FB FB AD
SSRB SSRB SSRB
LEVEL 1 LEVEL 1
RL 11.90 RL 11.90
3000
3000
BASEMENT 1 BASEMENT 1
RL 08.90 RL 08.90
3000
3000
BASEMENT 2 BASEMENT 2
RL 05.90 RL 05.90
East Elevation West Elevation
OLYMPIC DESIGNS Job Title Proposed Commercial & Drawing Name East & West Elevations
*************************************************

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SPECIFICATION

Proposed Commercial and

AKM Developments Limited

2135 The Boulevarde

1. SITE PREPARATION ...............................................................................7

5.1. GENERAL .......................................................................................27

11.3. SUBSTRATE ...............................................................................43

Comply with Australian Standard

1.3. TREES TO BE RETAINED

1.5. SURFACE PREPARATION

1.7. SERVICE TRENCHES

Comply with Australian Standards

2.2. GROUND SLAB VAPOUR BARRIER

Ready mixed supply

3. TIMBER AND STEEL CONSTRUCTION

Comply with Australian Standards

3.2. MATERIALS AND COMPONENTS

Cold-formed steel framing

Flashings and damp-proof courses

3.3. CONSTRUCTION GENERALLY

CCA (Copper Chrome Arsenic)-treated timber

Fibre cement flooring

3.5. WALL FRAMING

Timber wall framing

Vermin barriers for suspended floors

3.6. ROOF AND CEILING FRAMING

Bolts: 10 mm diameter hot dip galvanized steel, embedded at least

Support for water containers

3.7. ROOF TRUSSES

3.8. TIMBER ROOF TRIM

4. BRICK AND BLOCK CONSTRUCTION

Comply with Australian Standard

4.2. MATERIALS AND COMPONENTS

Clay bricks durability

Flashings and damp-proof courses

M3 1:0:5 + water Concrete or calcium silicate

4.3. ENVIRONMENTAL PROTECTION

4.4. SITE CLEARING

M4 1:0.4 + water Grouted and reinforced masonry

4.5. CONSTRUCTION GENERALLY

Joints and cutting

Sills and thresholds

Brick header course

Fire rated common wall construction

4.6. ENGAGED PIERS

Engaged piers table

Type Minimum size

4.7. DAMP PROOF COURSES

above adjacent finished ground. Sandwich damp-proof courses

4.8. CAVITY MASONRY WALLS

Minimum cavity width

5. BRICK AND BLOCK CONSTRUCTION

Comply with Australian Standard

5.2. MATERIALS AND COMPONENTS

Clay brick durability

Flashings and damp-proof courses

Mortar mix table

Clearance for timber frame shrinkage

5.3. WALL TIES

Tie spacing table

Masonry Generally Around openings and joints

Masonry veneer walls

Wall tie application table