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MMDCC Quantity Survey Report - DA Council Submission only 559 Liverpool Rd, Strathfield South

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QUANTITY SURVEY REPORT

Source: Google Maps

Project: Proposed Residential Development At No. 559 Liverpool Road Strathfield South NSW 2135

Applicant: Ghazi Al Ali Architect Pty Ltd

Builder: Developer Managed

Report Date: 04 September 2015


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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. Exclusions ................................................................................................................... 5

7. Documentation ........................................................................................................... 5

8. Design Assumptions / Parameters ............................................................................ 5

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 initial 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 comprises the demolition of existing structure(s) and the construction of a five (5) storey residential development over one (1) level of basement parking, at No. 559 Liverpool Rd, Strathfield South. The proposed Development consists of:

- A total of eleven (11) x car parking spaces within a single Basement Level (inclusive of 8 car parking spaces within the car lift);

- Eleven (11) x residential unit within Ground Floor to Level 4: o Three (3) x one bed units; o Eight (8) x two bed units.

Typically, each residential unit (excl. one bed units) comprises of a bathroom, ensuite, laundry, living/dining, kitchen bedrooms and balcony. 3. Construction Cost Estimate

Description Amount ($)

Total Construction Cost 2,414,541

Add Consultants Fees 51,165 Total Development Cost (excl. GST) 2,465,706

Add GST 246,571

Total Development Cost (incl. GST) 2,712,276

The required Council Schedule, titled “Registered Quantity Surveyor’s Detailed Cost Report” 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)

Basement Parking 370 370

Ground Floor Units 86 27 113

Ground Floor Common Area 149 4 152

Level 1 Units 211 35 246

Level 1 Common Area 40 40







Total 1,463 152 1,615

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 (ie. 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 development may be considered of standard quality, as described in the attached Schedule of Finishes (Appendix C), prepared by MMDCC and based on information supplied by the Developer. The quality of finishes proposed, are appropriate to the type, scale and location of this project. 6. 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; - Public domain and external road works; - Authorities Fees (S94 Contribution and the like); - Contingency allowance.

7. Documentation Our Cost Estimate was based on Architectural Drawings supplied by Ghazia Al Ali Architect Pty Ltd, Project No. 11.14, Drawing No. A1200 to A1202, issue A, dated 27/08/2015. Please refer to Appendix D for a reduced copy of part of these drawings. 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 soldier piles / shotcrete to basement shoring; - Reinforced concrete strip / pad footings; - Reinforced concrete basement columns and floor slabs (framed structure).


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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 Plan for DA Council Submission only. 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 Summary559 Liverpool Rd, Strathfield South

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

PR Preliminaries 10.02 153 247,137

AR Demolition 1.61 25 39,817

XP Site Preparation 0.13 2 3,143

SB

Substructure (Shoring, Excavation & Basement

structure) 9.99 152 246,211

CL Columns 1.53 23 37,721

UF Upper floors 8.07 123 199,083

SC Staircases 1.02 16 25,147

RF Roof 1.53 23 37,721

EW External Walls 9.86 151 243,091

WW Windows 2.12 32 52,390

ED External Doors 0.93 14 23,052

NW Internal Walls 3.14 48 77,538

NS Internal Screens 0.51 8 12,574

ND Internal Doors 1.53 23 37,721

WF Wall Finishes 2.53 39 62,378

FF Floor Finishes 2.85 44 70,391

CF Ceiling Finishes 1.66 25 41,052

FT Fitments 6.05 92 149,159

PB Hydraulic Services (incl. External Services) 5.95 91 146,823

AC

Mechanical Services (Basement and wet areas

Ventilation, Air Conditioning if applicable) 2.15 33 53,122

FP Fire Services 0.96 15 23,686

LP Electrical Services (excl. substation) 4.02 61 99,243

TS

Transportation Services (Lifts, car lift, turntable and

the like) 8.16 125 201,179

XR/XN Siteworks (Boundary walls, Fencing and Gates, etc.) 0.76 12 18,861

XL Landscaping and Improvements 2.73 42 67,269

BM Builder's Margin 8.07 123 199,030

Total Construction Cost (excl. GST) 2,414,541

Add Consultants Fees 2.08 32 51,165

Total Development Cost (excl. GST) 100.00 1,527 2,465,706

Add GST 246,571

Total Development Cost (incl. GST) 2,712,276

MMD Construction Consultants

1 of 1

04/09/2015

Appendix C Assumed Schedule of Finishes

MMD Construction Consultants 04/09/2015

1

Proposed Residential Development 559 Liverpool Rd, Strathfield South

ASSUMED SCHEDULE OF FINISHES RESIDENTIAL FIXTURES AND FINISHES Kitchen Appliances Cabinet and Cook top Gas cook top Wall Oven Electric multi-function Rangehood Re-circulating Dishwasher Free-standing Sink/ Mixer tap Stainless Steel 1& ½ bowl Laundry Fittings Clothes Dryer 3.5kg basic Laundry Tub 45 Liter tub / cabinet Tapware Kitchen Single Lever Mixer / chrome Vanity Units Chrome Bath Chrome Shower Chrome Bathroom Fittings Main Bathroom Standard Ensuite Standard Shower Screens Powdercoated aluminum frame / safety glass Mirror Wall mounted mirror above each vanity unit Bathroom Sanitary ware Bath Stylus acrylic bath 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 Plasterboard / painted Ceilings Plasterboard / painted Blinds Excl.

MMD Construction Consultants 04/09/2015

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Floor Finishes Living / Dining Ceramic tiles Bedrooms Carpet Kitchen Ceramic tiles Laundry Ceramic tiles Bathroom / Ensuite Ceramic tiles Balcony Ceramic tiles Fixtures Hot water unit Gas Intercom Audio Air conditioning 1 Split / Unit Transportation 1 Lift

BUILDING EXTERIOR External walls Refer to Architectural Drawings Windows and sliding doors Powdercoat / aluminum framed Handrails / balustrades Powdercoated metal / glass infill Roof Refer to Architectural Drawings Main garage door Overhead / automatic Individual Garage Doors N/A Driveway / paths Concrete Paving Letterboxes Powdercoated classic

Appendix D Reduced Architectural Drawings

GSPublisherEngine 0.3.100.100

ACCESS: TRAFFIC: ACOUSTIC: HYDRAULIC: BCA: PLANNING: ARCHITECT:PROJECT:

559 LIVERPOOL RD, SOUTH STRATHFIELDCLIENT:

OMAR ABDUL-RAHMANSCALE: DATE: CAD FILE NUMBER:

DRAWN BY: CHECKED 1: CHECKED 2: APPROVED:

1:200

DRAWING NAME

BASEMENT ANDGROUND FLOOR

PRO

JECT

NU

MBE

R

ISSUE

AA1200

DRAWING NUMBER

DAFC JU

TRAFFIC:

11.1

4

HERITAGE:LANDSCAPING:GEOTECHNICAL:QUANTITY SURVEY: WASTE MANAGEMENT:BASIX:

GA

27/08/2015

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A3 © COPYRIGHTFOR DA

PURPOSES ONLYNOT FOR

CONSTRUCTION

D A

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

THESE DRAWINGS ARESUBJECT TO COPYRIGHT.

DA

27/0

8/20

15A

UNIT 2H ,9-13 R E D M Y R E R D , STRATHFIELD, N S W 2135

T. +612 8065 1544 | E . office@ ghazia.c o mA C N : 67167131848

SCALE 1:200

12.5

0 %

25.0

0 %

12.5

0 %

25.0

0 %

12.5

0 %

15.0

0 %

600 600

850

850

1234567

8

9101112131415

12,185

400 11,385 400

34,3

351,

411

1,58

240

05,

500

6,20

46,

546

1,90

06,

302

5,50

040

01,

411

7,85

4

12.15

11.00

11.00

12.15

AA

CC

WOHR COMBILIFT543-26-230-435_PREMIUM

PROVIDES 8 PARKINGS

MIN. HEIGHT CLEARANCE @2.2M UNDER RAMP

SIGNAL

SIGNAL

CONVEX MIRROR

FILLET KERBTO AVOID

PATH

CHAMFEREDGE

LIFT

TURNTABLE

SHAREZONE

BICYCLEPARKING

BICYCLEPARKING

BICYCLEPARKING

B B

BOU

ND

ARY

BOUNDARY

BOU

ND

ARY

BOUNDARY

12.5

0 %

25.0

0 %

25.0

0 %

15.0

0 %

2500-21002500-3500

850

820

820

600 600

850

350

820

850 850 350

2500-4000

1234567

8

9101112131415

1 2 3 4 5 6 7

8

9101112

4 x

145

= 5

80

1234

AA

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12,1851,800 9,185 1,200

34,3

351,

411

3,33

78,

546

5,90

512

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3,59

61,

411

16.20

16.0516.05

15.64

15.59

16.11

15.6415.59

16.20

16.20

15.62

16.20

16.20

15.62

15.97

B B

86.29 m2

26.81 m2

4.96 m2

LET

TER

BO

XES

FIRE BOOSTER

THREE STOREYBRICK RESIDENCE

20 FITZGERALDCRESCENT

APPROVED 5 STOREYDEVELOPMENT

549-577 FITZGERALDCRESCENT

LIVERPOOL ROAD

LANE

BINROOM

LOBBY

7.84

m @

1 IN

147.

84 m

@ 1

IN 1

4

FIRE EXIT FROM BASEMENT

FROMABOVE

6 m

@ 1

:20

LIFT

PUMPROOM

UNIT G01

850

2500-2100850

CAR PARKENTRY

BOU

ND

ARY

BOUNDARY

BOU

ND

ARY

BOUNDARY

WAT

ELEC

GA

S

BASEMENT @ 1:200 GROUND FLOOR @ 1:200






1:200

DRAWING NAME

LEVEL 01, LEVEL 02AND LEVEL 03

PRO

JECT

NU

MBE

R

ISSUE

AA1201

DRAWING NUMBER

DAFC JU

TRAFFIC:

11.1

4


GA

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CONSTRUCTION

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SCALE 1:200

72.78 m260.77 m2

77.64 m2

2500-35002500-3500

820

820

820

820

820

850850

2500-1600

850

850

850

850

2500-3000

850

1 2 3 4 5 6 7

8

9101112131415

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CC 12,185

1,500 6,985 2,500 1,200

1,48

32,

100

10,3

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878

15,7

733,

207

34,3

351,

411

19.40

12.49 m2

9.45 m2 13.14 m2

1550



1550

1550

LIFT

UNIT 101 UNIT 102

UNIT 103

ACCESSIBLE

600 600

BOU

ND

ARY

BOUNDARY

BOU

ND

ARY

BOUNDARY

WAT

ELEC

GA

S72.78 m260.77 m2

77.64 m2

2500-35002500-3500

820

820

820

820

820

850850

2500-1600

850

820

820

820

2500-3000

820

850

1 2 3 4 5 6 7

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10,3

042,

878

15,7

733,

207

34,3

351,

411

25.40

12.49 m2

9.45 m2 13.14 m2



LIFT

UNIT 301 UNIT 302

UNIT 303

600 600

BOU

ND

ARY

BOUNDARY

BOU

ND

ARY

BOUNDARY

WAT

ELEC

GA

S

72.78 m260.77 m2

77.64 m2

2500-35002500-3500

820

820

820

820

820

850850

2500-1600

850

850

850

850

2500-3000

850

1 2 3 4 5 6 7

8

9101112131415

12,185

1,500 6,985 2,500 1,200

1,48

32,

100

10,3

042,

878

15,7

733,

207

34,3

351,

411

22.40

12.49 m2

9.45 m2 13.14 m2



1550

1550

1550

LIFT

UNIT 201 UNIT 202

ACCESSIBLE

UNIT 203

600 600

BOU

ND

ARY

BOUNDARY

BOU

ND

ARY

BOUNDARY

WAT

ELEC

GA

S

LEVEL 01 @ 1:200 LEVEL 03 @ 1:200LEVEL 02 @ 1:200






1:200

DRAWING NAME

LEVEL 04 AND ROOFPLAN

PRO

JECT

NU

MBE

R

ISSUE

AA1202

DRAWING NUMBER

DAFC JU

TRAFFIC:

11.1

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GA

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CONSTRUCTION

D A



DA

27/0

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15A



SCALE 1:200

2500-1600

820820

850

820

820

1 2 3 4 5 6 7

8

9101112131415

12,185

2,000 8,985 1,200

1,48

399

714

,485

4,30

010

,340

2,20

01,

941

34,3

351,

411

28.40

88.19 m2

16.15 m256.12 m2





LIFT

UNIT 401

850600 600

COMMUNALSPACE

BOU

ND

ARY

BOUNDARY

BOU

ND

ARY

BOUNDARY

12,185

34,3

351,

411

1,98

015

,985

16,3

691,

411

1,500 3,635 6,250 800





31.80

31.50

BOU

ND

ARY

BOUNDARY

BOU

ND

ARY

BOUNDARY

LEVEL 04 @ 1:200 ROOF LEVEL @ 1:200