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Our suggestion is that the building owner should consider the EP&AR requirement (and previously to that Ordinance 70 requirement), that whenever major alterations, refurbishments or improvements occur (defined as =>50% of the building) within any three (3) calendar years are required to reflect an equivalent to the current building code at the time of such improvements.
Town Hall house has had consistent significant refurbishments occurring over the life of the building (41-years) inclusive of the installation of EWIS throughout the building and significant multi-level fitouts.
The occupants are deserving of a level of occupant protection equivalent to that provided for other similar sized buildings throughout the city. Most of those similar building’s have been completely refurbished and refreshed.
As a minimum, any building service whether base building or introduced, should reflect current code requirements from and including the point of fire compartment separation. This would include: HVAC & Smoke Control (with capacity for not less than the 1 occupant / 10m2 rather than THH original design of 1 occupant/15m2 so that alone may require a 50% increase in HVAC capacity) and we would suggest a total re-evaluation of the configuration of HVAC, ductwork and fire dampers, Automatic Fire Suppression (inclusive of suppression cover for ceiling plenums) - note that sprinkler riser delivery pipework is incapable of reflecting demand. Consideration should be given to relocating hydrants to the fire stairs in place of the current combined hydrant hose reel system in the lobby fire cupboards. Consideration should be given to upgrading the stair pressurisation system to reflect current requirements.
Note that we identified many instances where the fire dampers as well as the lightweight construction (fire rated plasterboard) between occupied space and vertical service risers with non-conformance and large open penetrations
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