tA Queensland ~ Government woodheadT. I.AJD UPON THE TABLE OF THE HOUSE Nn.:5~1Tg)1.. 2 3 .AUG 2012 ~~~~~ M~J= l:l OVl.SprMjtx>ry
Preliminary lnfrastru~Ufe § ~'1'·4,Y Planning Stud :ttt~" Logan Hos .1 Volume 1 of 2 August 2010
Please note: This report contains confidential information intended for the exclusive use of Queensland Health. No confidentiality is waived or lost by mistaken transmission. Information contained within this report is valid as at the date of issue only.
"PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time About this study The Preliminary Infrastructure Planning Study for the Logan Hospital was commissioned by Queensland Health through Project Services Department of Public Works on 14 June 2010. This study investigates future infrastructure for the Logan Hospital based on the options endorsed by Queensland Health's Integrated Policy and Planning Executive Committee. This Preliminary Infrastructure Planning Study was undertaken from 1 May to 13 August 2010 and was prepared by Woodhead Pty Ltd with the assistance of Philip Chun and Associates, Ove Arup Pty Ltd, MRP Hydraulic and Fire Service Consultants Pty Ltd, Norman Disney and Young and Rider Levett Bucknell under the direction of Queensland Health's Planning and Coordination Branch. Every effort has been made by Woodhead Pty Ltd and sub-consultants to investigate and document in sufficient detail and within the timeframe, the infrastructure issues, gaps and requirements by Queensland Health in relation to the Logan Hospital's future service provision. Assumptions The options for future expansion/redevelopment of the Logan Hospital have been generated in response to service needs projected through to 2026/27. The service needs have been identified in the Queensland Health Service Activity Data Report prepared by Queensland Health. Redevelopment options have been developed to meet 2026/27 projections only. Options have not been developed for intermediate (e.g. 2016) service demands. The study has also been prepared on the basis of available information provided with regards to the condition of existing buildings and information provided in sub-consultants' reports. Another key assumption made during completion of this study includes the accuracy of information provided by external parties in regards to the existing facilities.
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"PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Contents 1 Executive summary ...... 7 2 Introduction ...... ·...... 9 2.1 Objective ...... ,...... , ... 9 3 Study context ...... , ...... ,..... ,...... 10 :.. ; ' ' ' :'' 3.1 Locality ...... , ...... '...... 10 3.2 Logan Hospital site ...... 10 3.3 Logan Hospital building history ...... 11 3.4 Existing built environment...... 11 3.5 Logan Hospital maintenance issues ...... 17 3.6 Logan Hospital development proposals ...... 17 3. 7 Site constraints ...... 17 3.7.1 Heritage issues ...... 17 3.7.2 Town planning/designation issues ...... 17 3.8 Consultation ...... 17 4 Health services ...... 17 4.1 Design and functionality of Logan Hospital ...... 17 4.2 Future health services ...... 17 4.3 Infrastructure gaps ...... 17 5 Inspection reports ...... 17 5.1 Method ...... 17 5.2 Exclusions ...... 17 5.3 Overlap ...... 17 5.4 Current site and infrastructure condition ...... 17 5.5 Building viability ...... 17 6 Current risks ...... 17 6.1 Building life ...... 17 6.2 Compromised patient care ...... 17 6.3 Fire ...... 17 6.4 Accident ...... 17 6.5 Infection control ...... 17 6.6 Security ...... 17 6.7 Health and safety ...... 17 6.8 Disadvantage to persons with a disability ...... 17 6.9 Staff, patient and visitor dissatisfaction ...... 17 6.10 Excessive running costs ...... 17 6.11 Failure of building services systems ...... 17
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"PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-- Page 4of54 ''PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-- List of Diagrams Diagram 1: Logan Hospital existing Level 1 floor plan ...... 13 Diagram 2: Logan Hospital existing Level2 floor plan ...... 14 Diagram 3: Logan Hospital existing Level 3 floor plan ...... 15 Diagram 4: Logan Hospital existing conditions ...... 17 Diagram 5: Option 2 stage 1a ...... 17 Diagram 6: Option 2 stage 1b ...... 17 Diagram 7: Option 2 stage 2 ...... 17 Diagram 8: Option 2 stage 3 ...... 17 Diagram 9: Option 2 stage 4 ...... 17 Diagram 10: Option 2 stage 5 ...... 17 Diagram 11: Option 3 stage 1 ...... 17 Diagram 12: Option 3 stage 2 ...... 17 Note: Volume 2 of the Preliminary Infrastructure Planning Study of Logan Hospital provides detailed support information covering engineering and building condition assessment and comparison of areas to the Australasian Health Facility Guidelines. Page 5 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--- Page 6 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time 1 Executive summary This study has been prepared on behalf of Queensland Health to assess the condition of Logan Hospital to provide the future service requirements through to 2026/27 and beyond. The study will provide three options for the future development of the Logan Hospital. Option 1 will establish the minimum requirements to allow the facilities to continue running in their current form (Status Quo). Option 2 will provide a staged redevelopment option for the current site (Brownfield) and Option 3 will propose a similar fast-tracked alternative to Option 2 (also Brownfield). For the preparation of this study assessments were made on the infrastructure of the Logan Hospital, including condition of existing buildings, presence of asbestos, condition of building services, building life, compliance with relevant current codes and standards and site constraints. In identifying risks associated with infrastructure, mitigation strategies that may be in place at an operational level were not incorporated within the risk identification and assessment. In preparing this study inspections were carried out by structural and civil engineers, building surveyors, architects, hydraulic engineers, electronic engineers, mechanical engineers and electrical engineers. The assessments provided by the nominated professionals were used to assess the condition of the current facilities and develop the options for redevelopment. The Hospital was originally proposed as a staged construction project based on three major stages of work, with the first stage being commissioned in 1990 (refer to Volume 2, Appendix 14 for further detail). The Hospital was designed as a low dependency facility with a focus on Health Village/Community Health Service establishment for the then developing Logan area. Subsequent stages upgraded and expanded diagnostic capacity but continued to reflect the Community Health nature of the original development. The existing buildings are now at maximum operational capacity with the service demand far exceeding the potential for existing accommodation to meet the needs of this rapidly growing community. The existing buildings are made up of a combination of original single storey steel framed with brick veneer buildings to the east and more recent two to three level concrete framed structures to the west. The Hospital has been developed over the last 20 years through a number of stages, including the original three stages. This study is based on completion of the construction of current funded works which includes a 25 bed Acute Mental Health Unit and the extended Emergency Department and associated works project. Site infrastructure is at maximum capacity and will require significant change to accommodate any increased building developments. There is only one vehicular access point to the existing Hospital and this often creates delay to emergency vehicles accessing the site. The on-grade car park (11 00 cars) will provide an opportunity to expand the Hospital without major disruption to ongoing operation of the existing Hospital noting that replacement of car parking will be a fundamental element to any proposal. Option 1, the Status Quo Option, does not resolve the current unmet demand indicated in the Service Activity Data Report. This option does not fully resolve compliance of the facility to current standards. It does improve the services infrastructure and minor base building issues where possible to allow the current service to continue to be provided. Compliance with standards will be sought but not fully achieved, especially in relation to Australasian Health Facility Guidelines and some non compliant sanitary facilities to Australian Standards for people with a disability. The scope principally addresses issues of building code compliance and ongoing maintenance necessary to meet occupational health and safety guidelines for the operation of the facility. Page 7of54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time The cost of proposed works for this Option has been developed on the basis of minor works packages utilising existing service contractors and local tradespeople and will be in the order of $1.736 million (Category 2 cost estimate at July 201 0). Option 2 provides a staged replacement of the Hospital based on construction of an eight storey complex comprising three major tower buildings with three levels of basement car parking under two of the towers. Staging the development will allow some opportunity to manage funding for the project although it must be recognised that some departments will need to be transferred together to maintain realistic operational relationships. This option includes some temporary works to maintain critical relationships, resulting in some re-working of fitout and consequently additional cost to the project. The predicted rate of service demand indicates that this Option will struggle to meet the demand projections due to the extended program not keeping pace with the rate of growth. The likely consequence is that facilities will not be in place to meet the predicted demand, requiring the overflow to be accommodated at alternative Hospitals in and around the area. Extending the project duration may also affect the Hospital's ability to attract and maintain quality staff. The forecast project cost for Option 2 is estimated to cost $1.480 billion (Category 2 cost estimate at July 201 0). Option 3 is a fast track solution providing the same outcome as Option 2, but reducing the length of the project and eliminating the need for temporary works to maintain critical department relationships. Some sequencing of works will be necessary to maintain operation of the existing Hospital during the early section of the work to provide car parking and access. Cost savings will be realised under Option 3 from the reduced length of the construction work and from the reduction to temporary works. This Option also offers the opportunity for alternative procurement methods such as Private/Public partnership contracting arrangements. The forecast project cost for Option 3 is estimated to cost $1.376 billion (Category 2 cost estimate at July 201 0). The main disadvantage of Option 1 is the fact that the increased service provision will not be met with the result that the catchment community will need to travel to alternative facilities for care. Also this option presents the least compliance with current regulations and Australasian Health Facility Guidelines. Option 2, as presented, offers a staged solution that will eventually provide capacity to resolve service delivery concerns, but with an extended construction timeframe that may adversely affect the operation of the facility and that will result in an increased capital cost. Option 3 covers the service delivery requirements outlined in the Service Activity Data Report prepared by Queensland Health and will realise the full potential of the Hospital. This option provides a development that will meet the rate of growth predicted in population and service planning numbers. It can be procured using a number of different contracting methodologies that may be attractive to secure funding for the required works. An options analysis has been incorporated within the study which reviews the benefits and risks of each option. It is important to stress that Option 1 will not meet future service demands nor will it achieve full compliance to current standards. Option 2 and 3 provide viable solutions to address non compliance and the scale of future health services needs although Option 2 has potential to fall behind demand projections due to longer construction timeframes. Page sot 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--- Page 9of54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time 3 Study context 3.1 Locality The Logan-Beaudesert catchment is located south of Brisbane and includes the local government areas of Logan City and the eastern part of the Scenic Rim Regional Council to the New South Wales border. It covers a geographical area of 3,179 square kilometres. In 2008 the Estimated Residential Population of Logan-Beaudesert was 295,346 people. Residents from the catchment represented 6.9 per cent of the total Queensland 2008 population. In 2008 Logan and Beaudesert had a relatively young population, with a higher than average number of families with young children. The Logan-Beaudesert catchment contains high density urban areas and sparsely populated semi-rural communities. It also includes new residential developments that were previously rural or bushland areas. These areas require new facilities for the growing population including recreation, education, transport and health facilities. In the South East Queensland Regional Plan 2009-2031, Logan is recognised as having the potential to accommodate significant levels of future residential and employment growth including the areas of: • Park Ridge • Flagstone • Yarrabilba North • Bahrs Scrub • New Seith • Forest-Round Mountain . It is envisaged that both Flagstone and Yarrabilba will become Major Activity Centres, offering a full range of services and employment and transport options to their residents. On 25 May 2010, the Premier announced that both Flagstone and Yarrabilba would be master planned by the Urban Land Development Authority with a development scheme to be finalised within 12 months. The aim of the Authority is to bring these developments to market as early as possible. It is indicated the demand for health services for these communities will be realised earlier than the planned 2026. 3.2 Logan Hospital site The Logan Hospital is located in Meadowbrook on the corner of Loganlea Road and Armstrong Road. Currently the main entrance is accessed off Armstrong Road. The Hospital site runs east-west with all the buildings gathered towards the eastern and northern sides of the site. A large car park area is located on the western boundary. The site rises gently from west to east accommodating the current split level building configuration. A central drop off zone provides direct access to the upper ground floor whereas a drop off zone to the west of the northern buildings provides direct access to the lower ground floor. Loganlea Road provides the main carriageway for cars accessing and leaving the Hospital however there is also a train line running parallel to Armstrong Road and direct access to the Hospital from the adjacent train station. Refer to Volume 2, Appendix 15 for the photographic survey of the site and associated buildings. Page 10 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time 3.3 Logan Hospital building history The Logan Hospital was officially opened in February 1990 on what was formerly a vacant site with no previous infrastructure. Development was carried out over four major stages with the type of construction initially being light-weight steel frame masonry walls on strip footings with timber floors and changing to reinforced concrete frame with suspended concrete floors (refer to Volume 2, Appendix 14 for past staging development plans indicating staged growth to current status). In 2005 refurbishments and upgrades were carried out on the discharge lounge, the Emergency Department, Medical Imaging Department and the Intensive Care Unit. Internal refurbishment of the Annexe building to accommodate an increased Renal Dialysis Service, Day Oncology Treatment Unit, Endoscopy Procedure Suite and a private practice consulting service is to be completed in November 2010. This is to be followed by construction of a new 25 bed Acute Mental Health Inpatient Unit extension on the south east corner of the site. A new Emergency Department and car park to the north west corner of the site, replacing the existing Emergency Department and establishing a paediatric emergency service, is scheduled to be completed in late 2012. 3.4 Existing built environment The Logan Hospital is a collection of different departments and services housed in numerous buildings of different ages connected by common enclosed corridors and spaces. The existing Logan Hospital departments are delineated in the following Woodhead plans (diagrams 1 to 3). The existing facilities are all operating under extreme duress with the overall self-sufficiency factor for the Hospital reported as being between 40 to 45 per cent, leaving a large unmet need within the catchment community and resulting in patients seeking treatment from other hospitals in the area. The existing buildings present major limitations to expansion due to poor load bearing capacity of the soils in the area and the form of construction of the buildings, prohibiting vertical extensions. The current footprint of the Hospital creates problems for service delivery due to the distance of travel from the Emergency Department to the Acute Mental Health Unit being around 460 metres. Although the existing buildings are capable of fulfilling their original design workload, they will not be capable of meeting the current and future predicted workload. With careful scheduling it is possible that areas vacated during the development of new facilities, could provide some short-term opportunity to increase service delivery for a short period as new facilities are constructed. This will provide some increased opportunity to raise the level of services over the course of the project. Page 11 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time This page has been left blank intentionally. Page 12 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Diagram 1: Logan Hospital existing Level1 floor plan ARMSTRONG ROAD EXISTING LEVEL 1 FLOOR PLAN EB Page 13of54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Diagram 2: Logan Hospital existing Leve/2 floor plan EXISTING LEVEL 2 FLOOR PLAN E9 Page 14of54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Diagram 3: Logan Hospital existing Level 3 floor plan I l___ ------ EXISTING LEVEL 3 FLOOR PLAN E9 Page 15 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time This page has been left blank intentionally. Page 16 of 54 ""PRINTED COPIES ARE UNCONTROLLED'' Endorsed by HIPEC-does not represent Queensland Health policy at this time 3.5 Logan Hospital maintenance issues The more recently constructed and upgraded areas of the existing Hospital are in good condition and are performing well, whilst the older areas that were constructed in the 1990/91 period are showing signs of wear and tear and are the cause of some concern. In addition, information community technology is noted as being at capacity and identified as an extreme risk for the Hospital. 3.6 Logan Hospital development proposals Current capital projects underway at the Logan Hospital site include: • upgrade to existing Annexe building to accommodate increased Renal Dialysis Services, Endoscopy Unit, Day Oncology treatment area and private practice clinic accommodation • 25 bed Mental Health Unit expansion • 14 bed upgrade to Paediatrics • new Emergency Department and associated alteration works. The planned construction works as outlined above set the base on which the infrastructure planning contained within this study has been prepared (completion expected to be around mid 2012). 3.7 Site constraints 3.7.1 Heritage issues The Queensland Heritage Register, maintained by the Environmental Protection Agency under the Queensland Heritage Act 1992 does not list any heritage listed buildings on the Logan Hospital site. 3.7.2 Town planning/designation issues Town planners were undertaking the designation process for the Logan Hospital at the time of this study. Contact with Logan City Council during the recent master planning process has provided support for the planned development of the Hospital to contribute to significant growth proposals within the Council region. Infrastructure proposals already under consideration in the area include the widening and reconfiguration of Loganlea Road and expansion of rail services, including relocation of the railway station, all of which complement the proposals for growth of the Hospital. 3.8 Consultation Consultation was undertaken with the nominated sub-consultants, the Metro South Health Service District staff and Queensland Health. The consultation process was used to inform options for redevelopment set out in this study. In addition Woodhead has recently completed a master plan for development of the Logan Hospital which has been used to inform the Preliminary Infrastructure Planning Study. In developing the master plan consultation was undertaken with Queensland Health representatives, Logan City Council, Technical and Further Education (adjacent site), Queensland Rail, Transport and Main Roads, Queensland Police Services and Queensland Ambulance Service. Page 17 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-- Page 18 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time 4.2 Future health services Bed requirements for Logan Hospital were calculated using endorsed Queensland Health service planning benchmarks where available. Where no endorsed benchmarks are available, benchmarks have been drawn from various sources including Queensland Health Statewide Health Service Plans, Victorian Capital Planning Benchmarks and Australian College of Emergency Medicine. Current models of care, referral patterns and admission practices were applied. The bed types and treatment spaces set out in Table 1 reflect the categories according to definitions in the Review of the More Beds for Hospitals Strategy including overnight beds, same day beds and bed alternatives. Page 19 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--<:Ioes not represent Queensland Health policy at this time This page has been left blank intentionally. Page 20 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Table 1: Current and future bed requirements for Logan Hospital (bed projections) Category A: Beds A1. Overnight Beas Medica-l-- I 94 I 94 59 38 38 47 48 50 and Beaudesert 38 38 46 47 49 nospna1s Paediatric 24 38 35 39 39 Emergency Department Short Stay -Adult 10 10 20 23 26 Emergency Department Short Stay - Paediatric 0 8 8 8 8 Intensive Care Unit/Paediatric Intensive Care Unit 8 8 14 17 20 Cardiac Care Unit 5 5 14 16 19 Neonatal (Neonatal Intensive Care Unit/Special Care 16 16 29 31 34 Nursery) Health -Acute child and youth 10 10 13 14 16 Mental Health -Acute adult 40 I 37 I 42 I 65 Mental Health -Acute older persons I 0 I II 26 I 29 Page 21 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Sub and Non-Acute - Palliative care 8 8 8 10 12 Sub and Non-Acute - Rehabilitation 0 0 I 32 I 41 I 51 Sub and Non-Acute- Geriatric Evaluation Management 0 0 24 32 42 Sub and Non-Acute - Other 0 0 I 1 I 1 I 1 Total overnight beds I 312 I 359 II 590 I 703 I 825 (all maternity at Logan Hospital) 0 22 28 36 0 18 22 25 0 4 5 6 esert 0 0 3 4 I 5 Hospitals Paediatrics 0 0 0 0 Sub and Non-Acute 0 0 0 0 0 Total same day beds 0 0 47 59 72 A3. Bed Alternatives Chemotherapy Chairs/Trolleys I 0 I 0 II 6 I 7 I 8 Page 22 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Renal Dialysis Chairs/Trolleys 9 21 26 40 61 Stage 1 Recovery bays 13 13 24 27 31 Day surgery Chairs/Trolleys (Stage 2 recovery bays) 13 13 18 20 23 Ante Natal day assessment unit chairs 0 2 Included in projections Supportive Care Unit Chairs 6 6 8 I 9 Totals for Category A I Total A1 Overnight beds 312 359 590 I 703 otal A2 Same day beds 0 0 47 I 1atives 41 55 82 103 I 133 overnight, same day beds and bed alternatives 353 Category B: Emergency Department treatment spaces Total emergency treatment spaces I 23 I 53 II 67 I 77 I 85 (including adult and paediatric spaces) rvention Rooms Medical Imaging- Computed Tomography (CT) Scan I 1 I 2 II 5 I 6 I 6 Page 23 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Medial Imaging- Fluoroscopy 0 0 3 3 3 Medical Imaging -General x-ray 3 3 8 10 10 Medical Imaging- mammography 0 0 3 3 3 Medical Imaging- Ultrasound 3 3 10 13 13 Medical Imaging- Magnetic Resonance Imaging (MRI) 1 1 2 2 2 Delivery suite -maternity only at Logan Hospital 9 9 13 14 16 Delivery suite -maternity at both Logan and Beaudesert 9 9 13 14 15 Hospitals Operating Suite 8 8 10 11 13 Endoscopy I Bronchoscopy Rooms 2 2 I 2 I 2 I 2 Cardiac Catheter Laboratory 0 0 Category D: Consultation/Treatment/Procedure Rooms Outpatient /Ambulatory care unit clinics I 38 I - II 38 I 46 I 54 Page 24 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time 4.3 Infrastructure gaps Logan Hospital is under significant pressure with current service demand already exceeding built capacity. Increases to service demand are predicted to continue with the infrastructure gap substantially widening to 2026/27 whereby, without significant expansion, the 2 infrastructure gap is anticipated to be broadly 60,000m • The Hospital infrastructure has limited ability to respond to and meet the demands of the catchment community without significant expansion. The recently reviewed demand projections for the catchment community served by Logan Hospital indicate that the current unmet need for health care in Logan is impacting upon adjacent hospitals within the District. Logan Hospital functions with approximately 40 to 45 per cent self-sufficiency at present and the rate of increasing growth predicted suggests that this is reducing as time passes. The Queensland Health Service Activity Data Report indicates that the existing total bed number of 353 (2009) will be required to increase to 1030 by 2026 and that an increase is required by 2011 to meet the need for 465 beds. The current facility provides no opportunity for expansion of existing buildings and therefore requires commitment to considerable capital expenditure to address the growth in activity. The following existing condition drawing (diagram 4) indicates the general condition issues, highlighting some of the areas of greatest need for upgrade and/or expansion. Page 25 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time This page has been left intentionally blank. Page 26 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-- SECTION SITE PLAN EB BUILDING/ DEPARTMENT NO BUILDING/ DEPARlMENT IN BUILDING/ DEPARlMENT IN BUILDING/DEPARTMENT CODE COMPLIANT/ NEW DEVELOPMENT! REUSED BUILDING SHB.U AVAILABLE • LONGER FIT FOR APPLICATION • URGENT NEED OF UPGRADE • NEED OF LPGRADE APPROACHING END OF USABLE LIFE GOOD CONDITION • RECENTlY COMPLETED FOR SHORT TERM RE..LJSE EXISTING CONDITIONS Page 27 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time This page has been left intentionally blank. Page 28 of 54 ""PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time 5 Inspection reports 5.1 Method The existing facilities have been comprehensively assessed during both the preparation of concept proposals for the upgrading of the Emergency Department and the master planning process conducted by Woodhead during late 2009 to mid 2010. This evaluation involved the assessment of the structural and civil conditions by Ove Arup Pty Ltd, the hydraulic services assessment by MRP Hydraulic and Fire Service Consultants Pty Ltd, the electrical, fire, security and communication services assessment by Norman Disney and Young, the building surveyor's assessment by Philip Chun and Associates and the architectural and building condition assessment by Woodhead Pty Ltd. 5.2 Exclusions A visual inspection included all buildings on the site. Some areas were inaccessible due to staff and patient movement. 5.3 Overlap There is some overlap between building specialist reports where the same problem has been identified by different specialists. The overlap of issues have been recognised and accounted for in the cost for rectification. 5.4 Current site and infrastructure condition During the inspections carried out by the various specialist sub-consultants, key existing infrastructure issues were identified by the various disciplines. Key issues from individual specialist reports are provided in detail within Volume 2 and summarised below. Structural/civil report • Existing buildings will not support vertical expansion. Any vertical expansion over the existing buildings would likely result in the need for piled foundations which is unlikely to be achieved without shutting down and demolishing large areas of the Hospital. Poor load bearing capacity across the site will impact on future development. • Sewer/water infrastructure upgrade required to cater for the overall master plan development. • The site is largely covered by buildings and hardstand. Although the proposed future development has minimal impact on the impermeable footprint, it is possible that there may be a requirement for onsite stormwater detention. • Traffic analysis has been carried out, in conjunction with Logan City Council, to address site access and car parking issues currently causing concern to Hospital users. Early findings indicate an urgent need for alternate access to the site to reduce congestion at peak times and an ongoing requirement for additional car parking to be addressed in future stages of the Hospital development. • The location of the existing Helipad restricts access for all vehicles entering and/or leaving the site during helicopter activity, with all roads into the site blocked during the take-off and landing. At present helicopter transfers are generally non-urgent cases, but in future will expand to require frequent emergency use of the facility. Page 29 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC---<:toes not represent Queensland Health policy at this time Building report • The main Hospital is separated via smoke/fire compartments. Any proposed development would involve fire compartmentation that in turn will require existing services to be protected where penetration through the wall occurs. • Exit signage to be upgraded to reflect current graphical requirements. • The facilities provided for people with a disability within the building do not comply with the provisions of the Building Code of Australia. The Disability Discrimination Act 1992 and the Anti Discrimination Act 1991 may impact on the operation of the building. • Energy efficiency compliance with the Building Code of Australia was not determined at the time of inspection. Future development will require assessment and possible upgrade of building fabric to meet current code requirements. Hydraulic report The Hydraulic Engineer noted a number of existing concerns which are proposed to be addressed within current funded projects: • existing sewer is at capacity with any future expansion necessitating upgrade • minimal potable water backup systems • no backflow prevention devices in place on the potable water supply on cleaners' sinks • no backflow prevention devices in place on the back up water supply tank • minimal rainwater harvest in place. In addition to the items identified above, further items to be considered from the Hydraulic Engineer's perspective for any upgrade to the existing infrastructure would include the following: • sign age is required to many areas indicating the location of thermostatic mixing valves • water damage of the ceiling tile adjacent to a thermostatic mixing valve within a ward suggests the existence of a long term water leak. Regular maintenance is required to all mixing valves to eliminate future damage. Electronic report • Existing local area network requires upgrade/additional units. • Existing wireless local area network does not meet current code requirements. • Existing telephone system is at capacity. • Information community technology infrastructure requires substantial works to meet current standards. Electrical report • Areas of the Hospital have no generator backup, forcing shutdown of these areas if power is unavailable for a prolonged period of time. • Replacement and/or upgrade required to a number of main switchboards. • Lighting upgrade required to some areas to meet current code for emergency and exit lighting and cabling. • Car park lighting upgrade is required to meet Building Code of Australia. • Review replacement of old exit signs with 'running man sign' exits. • Upgrade security lighting and computer monitoring system. Page 30 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Mechanical report • Central chilled water plant is at 70 per cent capacity. It is approximately 10 years old with a 20 year design life. New plant will be required to meet the master planned time frame. • Medical suction plant is nearing the end of its economic life - consider replacement for more efficient technology. • Oxygen vacuum installed evaporator upgrade is required. • Chiller Unit No 4-10 year periodic upgrade is required. Security report • Current space is at maximum capacity for closed circuit television. • Provide a protective cover on all security panels and 'tidy up' the security cables in the communications rooms. Other • Current car park is over capacity- master planning works to address capacity is incorporated within construction stages. • Signs of roof or services leaks evident by water damaged ceiling tiles- maintenance rectification required. • Generally interiors are in a fair condition although moderate wear over the life cycle of the finishes is noted along with isolated staining. 5.5 Building viability Currently the main clinical components of the Hospital building are 10 years old and in good condition with older sections (dating back to 20 years) struggling to cope with the current workload. The viability of the existing Logan Hospital buildings relate to the current service demand and the Hospital's limited ability to respond to and meet the demands of the catchment community. The current facility provides no opportunity for expansion of existing buildings and therefore requires commitment to considerable capital expenditure to address the growth in activity. Page 31 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-- Page 32 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC---does not represent Queensland Health policy at this time 6.8 Disadvantage to persons with a disability Potential disadvantages to persons with a disability include: • a lack of tactile warning indicators to some areas where there is a change of levels • the number and location of lifts can create difficulty for movement between levels • a lack of handrails to public corridors which can create difficulties in travel through the facility • a lack of easily found compliant accessible toilets • non compliant accessible ensuites- at least one per ward should be able to accommodate a person with disability. 6.9 Staff, patient and visitor dissatisfaction Patient and visitor dissatisfaction with the current facility includes: • inadequate Outpatient waiting areas with some areas constituting a row of chairs in a fire egress corridor. • the lack of family friendly facilities and support areas • the need for significant expansion to meet the projected needs for this community. • insufficient car parking which is a major concern to this community. Issues and concerns leading to difficulty with staff retention and satisfaction include: • the current capacity and condition of the facility which has major impact on the day to day operation of the Hospital and is reported to already impact upon the ability to attract and retain staff to work at this Hospital • a lack of staff recreation opportunity and support facilities. 6.10Excessive running costs There were no areas where excessive running costs were identified during the assessment of this facility. 6.11 Failure of building services systems The existing building services systems will be at maximum capacity following completion of the current works on the site. This suggests that the facility is particularly vulnerable to external influences that may interrupt supply to the site. 6.12 Legal action There are no known legal action risks arising from the existing infrastructure. However as indicated in the Status Quo Option there are some areas of risk that need to be attended to in order to maintain compliance with building codes and reduce occupational health and safety concerns. Page 33 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time 7 Options 7.1 Option 1-Status Quo (minimum requirements) The Status Quo option assumes minimal construction work is undertaken on the existing buildings and that current health service arrangements are maintained. The Status Quo option does not resolve full compliance of the facility to current standards. It does however improve the services infrastructure and minor base building issues, where possible. Compliance with standards are sought but not fully achieved, especially in relation to Australasian Health Facility Guidelines and some non compliant sanitary facilities for people with a disability. 7 .1.1 Scope of this option As a minimum requirement to maintain status quo, without meeting projected demand, the following significant infrastructure items require assessment and would be recommended to addressed (over and above standard maintenance programs): • upgrade to suit Building Code of Australia requirements (e.g. grab rails, fire separation, Building Code of Australia 2009 Part J, accessible toilets, etc) • Chiller Unit No. 4 - 10 year rebuild will be undertaken • Emergency lighting and exit signage cabling exceeds length limits and needs upgrading • Exit signage to be upgraded to meet current code graphic requirements. It should be noted that a number of inefficiencies will remain at the end of the current funded works and are not addressed in Option 1. Inefficiencies include: • overextended Operating Theatres, Birthing Unit and Maternity wards • difficult way finding throughout the old parts of the Hospital and external areas • overextended Medical Imaging, Pharmacy and Pathology services • Community Health and Allied Health areas at capacity • congested Outpatient areas with patients waiting on chairs within corridors for appointments and treatment • Paediatric Inpatient areas remaining remote from the Emergency Department • dated and overextended Inpatient accommodation which is well beyond capacity • staff support areas and recreation facilities that do not meet current workplace accommodation standards. In addition there will be no ability to increase service delivery (and subsequently self sufficiency of the hospital) within the existing building fabric. 7 .1.2 Capital cost Option 1 costs are based on the upgrading of existing building fabric and services to allow for the ongoing provision of healthcare services from the existing facilities. Category 2 cost estimates based of the aforementioned scope and including consultant fees and contingency allow for an estimated cost of $1.736 million. 7 .1.3 Whole-of-life costs Option 1 will address all key infrastructure problems and all works undertaken will improve the current facilities and be carried out to meet current industry standards. However, Option 1 continues to utilise the majority of aged assets with minimal refurbishment. It can Page 34of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time be expected that the running and maintenance costs of the current facilities will continue to increase into the future. In addition with service demand significantly exceeding built capacity it is considered likely that deterioration of assets would be accelerated over standard predictions. 7 .1.4 Advantages The key advantage to the Status Quo option is lower build capital cost. 7 .1.5 Disadvantages The key disadvantages to the Status Quo option includes: • escalating maintenance costs due to age and deteriorating condition of infrastructure • inability of infrastructure to meet demand for 2011 and beyond • non compliance to Australasian Health Facility Guidelines, Disability Discrimination Act 1992 (Commonwealth) and Building Code of Australia 2009 standards across the Hospital infrastructure • deteriorating public perception of Hospital and services due to ageing infrastructure, cramped services and inability to address the current demand • staff retention difficulties due to ageing infrastructure, inadequate environment to provide service provision and extra pressure on staff due to building condition, for example space availability, compliance with Australasian Heath Facility Guidelines and mechanical services deterioration • lack of infrastructure which responds to contemporary good practice models of care and allows for innovation or change. The site plan of the existing conditions indicates by colour code the areas of the hospital that are under stress (refer Diagram 4). Page 35 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time 7.2 Option 2 The main feature of this Option is a staged redevelopment and expansion of the Hospital. The Option will eventually meet the demand projections and improve the level of self-sufficiency over time but includes some risk that the 'catch-up' phase will take considerable time that may impact upon the Hospital's ability to address the catchment's needs. 7 .2.1 Scope of this option Option 2 provides a staged replacement of the Hospital based on construction of an eight storey complex comprising three major tower buildings with three levels of basement car parking below two of the towers (refer to Volume 2, Appendix 12 for Schedules of Accommodation). Option 2 offers the opportunity to fund the construction work over a number of stages, allowing the Hospital to decant related clinical service components (and allow growth during the project}, without major impact on the Hospital's capability to meet the growing needs of the community. Staging the development offers some risk that facilities will not be in place to meet the projected workload, requiring the overflow to be accommodated at alternative hospitals in the surrounding area. Expanding the project duration may also affect the Hospital's ability to attract and maintain staff. Staging will need to accommodate multiple department decanting so that when major clinical units are relocated into new accommodation, departments that rely on a close working relationship are able to move into the new buildings at the same time. This can be achieved but requires some temporary works to initially accommodate the supporting service adjacent to the major component, with a second step that then allows both expansion of the major component into the adjacent space and relocation of the support service to a larger space in the next tower building (but on the same floor level). The staging program that is used for this Option includes: Table 2: Staging program for Option 2 Stage Building/Location Components Stage 1A Tower1 • Expand Emergency Department on Levels 2 and 3 . • Complete ambulance access links on Level 2 . • Construct Medical Imaging on Level 3 . Tower3 • Construct three level basement car park . Stage 18 Tower1 • Fitout kitchen, Supply Department, Pharmacy, Mortuary and Old Records Store on Level 1. Tower2 • Three level basement car park linked to Tower 3 car park. • Operating Theatre Suite (eight Operating Theatres) and temporary Intensive Care UniUCardiac Care Unit, Department of Anaesthesia and kiosk/shop on Level 2. • Day surgery, temporary Renal and Day Oncology, Endoscopy Suite, Operating Theatre offices/staff support areas, temporary Birthing UniUNeonatal Intensive Care Unit, admission offices and after hours General Practice Clinic on Level 3. Pathology, Medical/Surgical/Nursing administration and staff areas, Outpatient Clinics, finance, Infection Control and projects areas on Level 4. • Plant room at Level 5. Page 36 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--- A staged development of this scale offers some flexibility with design being able to be refined prior to each stage of construction. This has cost implications but offers benefits in an industry where changes to service delivery methods and diagnostic capabilities are constantly being addressed. This option restricts the contracting opportunities to the more conventional Government funding models, but offers control of the level of commitment and funding by the Government. Page 37 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time Public/Private partnership type contracting arrangements would be difficult as predicting progress will affect the interest payments for completed work and could generate penalties for delayed work. It should be noted that further exploration of pathology and sterilisation departments will be required in subsequent stages of planning for Logan Hospital. 7.2.2 Capital cost Option 2 costs are based on the provision of incremental redevelopment of the current Logan Hospital site providing approximately 108,931 m2 of new build fabric, 5,000m2 of refurbishment and almost 60,000m2 of car parking to meet the future service requirements of the Hospital. Category 2 cost estimates based on the aforementioned area and including furniture, fittings and equipment, consultant fees, escalation and contingency allow for an estimated cost of $1.428 billion. 7.2.3 Whole-of-life costs All new build stock will be designed and built to maximise opportunities of performance in energy, water, waste, etc while attending to the detail design in order to minimise maintenance requirements and guaranteeing the lasting qualities of the fabric and systems. Due to the continued use of existing infrastructure during the phasing of the project it must be mentioned that the maintenance cost and issues due to the overall ageing of buildings and systems will have an impact on recurrent costs as well as continued maintenance. 7.2.4 Advantages • Progress can be phased to match the budget requirements/phasing. • The new facility will comply with all Australasian Health Facility Guidelines and Building Code of Australia standards. It will also allow for the development of modern and innovative models of care. • Increased opportunities for environmentally sustainable design. Maximised benefits from energy efficient design principles. • Minimised maintenance costs. Updated more energy efficient infrastructure that can, in time, reduce the running costs and reduce C02 emissions. • Improved public perception of Hospital and services leading to increased opportunity for staff and patient satisfaction within the new facility due to the environmental conditions provided by the new build condition of the infrastructure. • Opportunity to develop a 'healing environment' and a responsible building that can act as a benchmark and inspiration for the community. • Commercial opportunities in the reuse of the existing vacant portion of the site. • Potential reduction in staff loss and increased opportunities for staff retention and recruitment. • Opportunities to rearrange traffic flows and improve public transport services. 7 .2.5 Disadvantages • Increased cost due to the number of phases and program extension. • Increased length of program of works due to the staging and decanting required to achieve the expansion. • Increased amount of decanting and increased churn. This will cause significant disruption to services, public and staff. This can result in poor performing services and loss of activity for the Hospital. • Loss of service due to the number of phases and disruption due to construction. The construction period is estimated to be between 11 and 16 years. Page 38 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time • Risk of not meeting predicted service demand by 2026/27 due to significant construction period. • Risk of public perception that services will suffer due to the disruption. • Risk for the Hospital to be able to retain staff during the construction period and fulfil their recruitment strategy. • Wayfinding issues due to staging and construction site within the Hospital while active. • Increase traffic movement around the perimeter of the building. Increased disturbance to surrounding residential areas. • Service provision of goods and deliveries will increase heavy traffic in the area. • Risk of the project being cancelled or change of direction part way through construction stages leaving the delivery of the project unfinished. Page 39of54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time This page has been left blank intentionally. Page 4Dof54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Diagram 5: Option 2 stage 1a STAGE 1A SECTION STAGE 1A SITE PLAN EB BUILDING/ DEPARTMENT NO BUILDING/DEPARTMENTIN BUILDING/ DEPARTMENT IN BUILDING/DEPARTMENT CODE COMPLIANT/ NEW DEVELOPMENT/ 1!11!!1 REUSED BUILDING SHELL/ AVAILABLE • LONGER FITFORAPPLICATION • URGENT NEED OF UPGRADE • NEED OF LPGRADE APPROACHING END OF USABLE LIFE GOOD CONDITION • RECe.tTLY COMPLETED B FOR SHORT TERM RE-IJSE OPTION 2- STAGE 1A Page 41 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Diagram 6: Option 2 stage 1b STAGE 18 SECTION STAGE 18 SITE PLAN E9 BUILDING/ DEPARTMENT NO BUILDINGJ DEPARTMENT IN BUILDING/ DEPARTNENT IN BUILDING/ DEPARTMENT CODE CONPLIANTI NEW DEVELOPMENT/ REUSED BUILDING SHELU AVAILABLE • LONGER FIT FOR APPLICATION • URGENT NEED OF UPGRADE • NEED OF UPGRADE APPROACHING END OF USABLE UFE GOOD CONDITION • RECENTI.Y COMPLETED FOR SHORT TERM RE-USE OPTION 2- STAGE 1 B Page 42of54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Diagram 7: Option 2 stage 2 l.. . - J~ ~ STAGE 2 SECTION STAGE 2 SITE PLAN E9 BUIL~NG/ DEPARTMENT NO BUILDING! DEPARTMENT IN BUILDING/DEPARTMENT IN BUILDING/DEPARTMENT CODE COMPUANT/ NEW CEVELOPMENT/ REUSED BUILDING SHEI..U AVAILABLE • LONGER FIT FORAPPLICAllON • URGENT NEED OF UPGRADE • NEED OF UPGRADE APPROACHING END OF USABLE LIFE GOOD CONDmON • RECENTLY COMPLETED • FOR SHORT TERM RE.USE OPTION 2- STAGE 2 Page 43 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Diagram 8: Option 2 stage 3 . --""'J.L__ J~ STAGE 3 SECTION STAGE 3 SITE PLAN E9 BUILDING' DEPARTMENT NO BUILDING/ DEPARTMENT IN BUILDING/DEPARTMENT IN BUILDING/DEPARTMENT CODE COMPUANT/ NEW DEVELOPMENT/ REUSED BUILDING SHB.U AVAILABLE • LONGER: FIT FOR APPLICATION • URGENT NEED OF UPGRADE • NEED OF l.PGRADE APPROACHING END OF USABLE LIFE GOOD CONDITION • RECENTLY COMPLETED FOR SHORT TERM RE-USE OPTION 2- STAGE 3 Page44of54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Diagram 9: Option 2 stage 4 STAGE 4 SITE PLAN E9 BUILDING/ DEPARTMENT NO BUILDING/ DEPARTMENT IN BUILDING/DEPARTMENT IN BUILDINGfDEPARTMENT CODE COMPUANT/ NEW DEVELOPMENT/ ~ REUSED BUILDING SHELU AVAILABLE • LONGER FIT FOR APPLICAllON • LRGENT NEED OF l.PGRADE • NEED OF UPGRADE APPROACHNG END OF USABLE LIFE GOOD CONDITlON • RECENTLY COMPLETED =FOR SHORT lERM RE-USE OPTION 2- STAGE 4 Page 45 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPE~oes not represent Queensland Health policy at this time Diagram 10: Option 2 stage 5 LEVEL 4· STAFF. EDUCATION, RECREAllON LEVEL 3- OFFICES, AOMINISTRAllON LEVEL 2- AMBULATORY CARE, RECEPllON, COMMERCIAL LEVEL 1 - PLANT ROOM EXTENSIONS LEVEL 81- WATER TANKS ,--, I FUTURE EXPANSION I LEVEL2-8 I LEVEL 1 - SUPPORT AREAS ILEVEL 81 - CAR PARKING ~~-_j I li~~-l , _L JruRE'ex~~~ I I I LEVEL1LEVEL81-83~~\RJ I I I LEVEL1 ;I Ll-'~··:r 3 PA~G I q-----'-~--v;l "--" J L_[ ~- L,.L ARMSTRONG ROAD SHOV'JN DOTTED STAGE 5 SITE PLAN EB BUILDING/ DEPAR.Th'IENT NO BUILDING/ CEPARlMENT IN BUILDING! DEPARlMENT IN BUILDING/ OEPARlMENT CODE COMPLIANT/ NEW DEVELOPMENT/ REUSED BUILDING SHB..UAVAILABLE • LONGER FIT FORAPPLICAllON • URGENT NEED OF UPGRADE • NEED OF UPGRADE APPROACHING END OF USABLE UFE GOOD CONDITION • RECENTLY COMPLETED FOR SHORT TERM RE-USE OPTION 2- STAGE 5 (FUTURE EXPANSION OPPORTUNITIES) Page46of54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time 7.3 Option 3 This Option will meet the service delivery objectives of the Hospital in the shortest possible timeframe and therefore, offers the best opportunity to address the predicted demand for health services. 7 .3.1 Scope of this option Option 3 is a fast track solution providing the same service delivery outcome as Option 2, but reducing the length of the project and eliminating the need for temporary works to maintain critical department relationships. Some sequencing of works will be necessary to maintain operation of the existing Hospital during the early section of the work to provide car parking and access. This Option is predicated upon the principle that the total construction will be achieved under one contract, without interruption to the procurement process. This is focussed at achieving the quickest possible construction program and consequently the lowest level of cost escalation. The planning and design process requires commitment to the total development early in the planning process and this can provide limited opportunity for change during the development process. The process proposed will offer opportunity for alternative procurement methods and may provide benefits to Government in the range of funding alternatives available. Option 3 will achieve some cost reductions resulting from quicker construction and a single step design process. This Option will require some staging to reduce impact on the operation of the Hospital and to ensure sensible decanting of services into the new buildings, with minimal waste resulting from reduced temporary works and simplified decanting requirements. It should be noted that further exploration of pathology and sterilisation departments will be required in subsequent stages of planning for Logan Hospital. 7 .3.2 Capital cost Option 3 costs are based on the provision of full new build facilities to meet the future service requirements of Logan Hospital. Option 3 provides approximately 108,931 m2 of new build fabric, 5,000m2 of refurbishment and almost 60,000m2 of car parking to meet the future service requirements of the Hospital. Category 2 cost estimates based of the aforementioned area and including furniture, fittings and equipment, consultant fees, escalation and contingency allow for an estimated cost of $1.376 billion. 7 .3.3 Whole-of-life costs All new build stock will be designed and built to maximise opportunities of performance in energy, water, waste, etc while attending to the detail design in order to minimise maintenance requirements and guaranteeing the lasting qualities of the fabric and systems. Option 3 incorporates full new build components. This option would greatly increase the operational life of the facility and provide improved performance in the running and maintenance costs. 7.3.4 Advantages • Shortest possible period of disruption to service delivery. • The new facility will comply with all Australasian Health Facility Guidelines and Building Code of Australia 2009 standards. It will also allow for the development of modern and innovative models of care. • Increased opportunities for environmentally sustainable design. Maximised benefits from energy efficient design principles. Page 47of54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time • Minimised maintenance costs. Updated more energy efficient infrastructure that can, in time, reduce the running costs and reduce C02 emissions. • No loss of productivity due to phasing and churn. • Improved public perception of Hospital and services leading to increased opportunity for staff and patient satisfaction within the new facility due to the environmental conditions provided by the new build condition of the infrastructure. • Opportunity to develop a 'healing environment' and a responsible building that can act as a benchmark and inspiration for the community. • Commercial opportunities in the reuse of the existing vacant portion of the site. • Potential reduction in staff loss and increased opportunities for staff retention and recruitment. • Opportunities to rearrange traffic flows and improve public transport services. 7 .3.5 Disadvantages • High upfront capital cost of single phased construction. • The contract will be prepared on the basis of completing the whole Hospital - limiting any opportunity to change design without the penalty of delay costs. Page 48of54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time Diagram 11: Option 3 stage 1 j~ ~ ~ LEVEL6. ~--"""'-' STAGE 1 SECTION STAGE 1 SITE PLAN E9 BULDING/ DEPARTMENT NO BUILDING/ DEPARTMENT IN BUILDING/DEPARTMENT IN BUILDING/DEPARTMENT CODE COMPUANT/ NEW DEVELOPMENT/ REUSED BUILDING SHaU AVAILABLE • LONGER FIT FOR APPLICATION • URGENT r-EED OF UPGRADE • NEED OF UPGRADE APPROACHING END OF USABLE LIFE GOOD CONDITION • RECENTLY COMPLETED FOR SHORT TERM RE-USE OPTION 3- STAGE 1 Page 49 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Diagram 12: Option 3 stage 2 -v-/'"-,..~ ~-v/ I I FUTU~~e7" I LEVEL2-8 "'- I LEVEL 1 • SUPP'GRT AREAS ILEVELB1·CA~NG L_J _ _j ~- --",:-"'-l I FUTURE~~~~ I '- LEVEL,_, "' I I LEVEL B1-83~AR P\NG NEW CENTRAL PLAZA DEVELOPMENT L- <"'~J I ~---;;:::x3 L 7fl I FUTU~,ON ( ( I LEVELl -· - tl LI-L-L/~~PAG I rr---' ~-~~ L [J L_~ _ __,.-- _ _j - U =ARMS1RONG ROAD STAGE 2 SECTION STAGE 2 SITE PLAN E9 BUILDING/ DEPARTMENT NO BUILDING/ DEPARTMENT IN BUILDING/DEPARTMENT IN BUILDING/DEPARTMENT AS PER OPTION 2- STAGE 5 NEW DEVELOPMENT/ 5JB REUSED BUILDING SHB..U AVAILABLE • LONGER FIT FORAPPUCA llON • URGENT NEED OF UPGRADE • NEED OF LPGRADE APPROACHING END OF USABLE LIFE CODE COMPLIANT/ GOOD CONDITION • RECENTLY COMPLETED Ill FOR SHORT TERM RE.USE OPTION 3- STAGE 2 (+FUTURE EXPANSION OPPORTUNITIES) Page so of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time 8 Options analysis Options analysis has been undertaken in comparison to the principles as stipulated within the terms of reference for the Preliminary Infrastructure Planning Study. • Make maximum use of current infrastructure through refurbishment, refit, reconfigure and expansion and if required, new infrastructure. • Compliance with the current access code requirements including provision of the Disability Discrimination Act 1992. • Achieve value for money in capital and recurrent costs without compromising service provision. • Any proposed program of works shall not minimise the existing functionality of the facilities and not compromise the future development. • All options will consider, allow for and include environmentally sustainable design principles. • Preferred option must demonstrate future proofing as a key principle. Table 3: Option 1 analysis Option features • Maintain status quo, addresses compliance issues to reduce risk and improve safety. Rationale • Minimise spending on facilities that cannot be efficiently upgraded to meet the current and future service demand, until sufficient funding can be secured to replace the existing Hospital. Benefits • Low level expenditure in the short term . Risks • Patient overflow will need to be accommodated in other hospitals. • High risk of losing trained staff to other, more comprehensive facilities. • Difficulty with attracting and retaining staff . Assumptions • Service demand for Logan catchment will be met through numerous alternative hospitals. • The current level of service delivery and the consequent overflow to adjacent hospitals can be sustained into the future. Criticality • Service demand already exceeds built capacity at Logan Hospital. The infrastructure gap will continue to widen placing pressures on other hospitals within the region to support the Logan catchment. Resource implications • Capital cost of $1.736 million. Table 4: Option 2 analysis Option features • Staged replacement of the Hospital with increased capability to meet the predicted demand to 2026, with potential for future growth beyond. Rationale • Staged development could be attractive for funding and can provide some improvement in the short term, where a single large project will take time to design and construct. Benefits • Early implementation of increased capacity will relieve pressure on the Hospital. • The Hospital's ability to attract and retain staff will be improved if development is evident on the site. Page 51 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-- Table 5: Option 3 analysis Option features • The complete replacement of the existing Hospital, with increased capability and capacity to meet the projected needs of the catchment population to 2026. The project will be completed under one contract, with scheduling of the works to minimise temporary work, but that will enable the existing Hospital to continue to deliver services during the development. Rationale • The current facility achieves only 40 to 45 per cent self sufficiency and the rate of growth within the catchment population requires urgent action to address the needs and relieve pressure on adjacent hospitals that currently carry the overflow from the Logan Hospital. Benefits • Construction timeframes of 6-8 years are substantially shorter than a staged development as presented in Option 2. • The need for multiple decanting strategies will be reduced which will have positive impact on cost and operational efficiencies. • Expenditure committed will not accrue escalation . • Reduced wasted expenditure on temporary accommodation. • The early improvement in service delivery will encourage long-term support for use of the Hospital. • The ability to attract and retain staff will improve as the new facilities are completed. • The single contract process is an opportunity to explore alternative procurement methods that could reduce the overall cost of the development project. Risks • Planning and design, contract negotiations and construction timeframes for this scale of project will delay achieving short-term service delivery gains. Limited opportunity to change designs once contract awarded. Page 52 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--- Page 53 at 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time This page has been left blank intentionally. Page 54 of 54 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time ;ft Queensland ~ Government woodheadT, Preliminary lnfrastru e Planning Stud Logan Hos Volume 2 of 2 September 201 0 Please note: This report contains confidential information intended for the exclusive use of Queensland Health. No confidentiality is waived or lost by mistaken transmission. Information contained within this report is valid as at the date of issue only. "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time List of Appendices 1 Key project team members ...... 6 2 Architect's report ...... 8 2.1 Scope ...... 8 2.2 Method ...... 8 2.3 Exclusions ...... 8 2.4 Standards used ...... 8 2.5 lssues ...... 8 2.6 Existing functional relationships ...... 13 3 Structural/civil engineer's report ...... 15 3.1 Scope ...... 15 3.2 Method ...... 15 3.3 Exclusions ...... 15 3.4 Standards used ...... 15 3.5 Issues ...... 15 3.5.1 Existing buildings ...... 15 3.5.2 Ground conditions ...... 16 3.6 Structural considerations for future Hospital development and expansion16 3.6.1 Expanding over the existing buildings ...... 16 3.6.2 Expanding adjacent existing buildings ...... 16 3.6.3 Construction access and staging ...... 16 3.6.4 Existing civil infrastructure ...... 17 3. 7 Conclusions and recommendations ...... 17 3.7.1 Storm water ...... 17 3.7.2 Pavements ...... 18 3.7.3 Sewer/water ...... 18 3. 7.4 Future proofing ...... 18 4 Building surveyor's report ...... 19 4.1 Scope ...... 19 4.2 Method ...... 20 4.2.1 Research ...... :...... 20 4.2.2 Building Act and regulations ...... 20 4.2.3 Certain alterations not permissible ...... 20 4.2.4 Development approval may require upgrade of entire building to current standards ...... 20 4.2.5 Certificate of Classification ...... 20 4.3 Exclusions ...... 21 4.4 Standards used ...... 21 Page 2 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC- Page 3 of 88 '"PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-- Page 4 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC---does not represent Queensland Health policy at this time 11 Comparison of options to Australasian Health Facility Guidelines ...... 50 12 Schedules of accommodation ...... 61 12.1 Proposed schedule of accommodation ...... 51 13 Logan Hospital existing site plans ...... 55 14 Previous staging development plans ...... 68 15 External photographic survey ...... 69 16 Conditions survey ...... 61 List of Tables Table 1: Logan Hospital existing infrastructure evaluation ...... 8 Table 2: Description of building ...... 22 Table 3: Logan Hospital classification table ...... 22 Table 4: Compliance of buildings to relevant codes and standards ...... 23 Table 5: Logan Hospital substation numbers and transformer capacities ...... 40 Table 6: Logan Hospital emergency generator capacities ...... 40 Table 7: Option 1 indicative cost assessment ...... 47 Table 8: Option 2 indicative cost assessment ...... 48 Table 9: Option 3 indicative cost assessment ...... 49 Table 10: Comparison of options to Australasian Health Facility Guidelines ...... 50 Table 11: Scope of Level3 services to be provided at Logan Hospital ...... 51 List of Diagrams Diagram 1: Logan Hospital organigram ...... 13 Diagram 2: Logan Hospital existing Level 1 department plan ...... 55 Diagram 3: Logan Hospital existing Level 2 department plan ...... 56 Diagram 4: Logan Hospital existing Level 3 department plan ...... 57 Diagram 5: Logan Hospital previous staging development plans ...... 58 Page 5 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time 1 Key project team members Architectural consultant- Woodhead Pty Ltd Gavin Adams- Regional Principal (Brisbane} Email: [email protected] Garry Coff- Health Facilities Planner (Adelaide) Email: [email protected] Cameron Grant- Project Leader (Brisbane) Email: [email protected] Level 9, 333 Ann Street, Brisbane Phone: 07 3221 1333 Fax: 07 3221 6111 Building Code of Australia 2009 consultant- Philip Chun and Associates Sean lgoe -Assistant Building Surveyor Email: [email protected] 49 Gregory Terrace, Spring Hill Phone: 07 3839 3499 Fax: 07 3839 2699 Structural/civil consultant- Arup Dylan Smith - Structural Engineer Email: [email protected] James Ware -Civil Engineer Email: [email protected] Level 4, 108 Wickham Street, Fortitude Valley Phone: 07 3839 3499 Fax: 07 3839 2699 Hydraulics Consultant- MRP Adams Williams - Hydraulic Services Designer Email: [email protected] PO Box 8143, Woolloongabba Phone: 07 3397 7888 Fax: 07 3397 6888 Mechanical/electrical/communications/fire services- Norman Disney & Young Greg Symes- Senior Mechanical Engineer Email: [email protected] Pramod Pillai- Senior Electrical Engineer Email: [email protected] Page 6 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Laurent Tran Van Vinh -Services Engineer Email: [email protected] Leover Polestico- Senior Mechanical Engineer Email: [email protected] 41 Raff Street, Spring Hill Phone: 07 3120 6800 Fax: 07 3832 8330 Page 7 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Key components of Services Plan Ability of existing infrastructure to meet requirements of Plan 22 Mechanical Services • Central chilled water plant at 70 per cent capacity. It is approximately ten years old with a 20 year design life. New plant will be required to meet the master planned time frame. • Medical suction plant nearing the end of its economical life - consider replacement for more efficient technology. • Existing vacuum is in good condition • Oxygen vacuum insulated evaporator upgrade is required. • Chiller unit no 4 -ten year upgrade is required . 23 Electrical Services • Existing substation has capacity to double its existing load. • Recommendation that the existing scattered uninterrupted power supply structure be upgraded to provide one centralised system. • Areas of the Hospital have no generator backup, forcing shutdown of these areas if power is unavailable for a prolonged period of time. • Main switchboard no 2 needs to be replaced . • Upgrade required to main switchboards 3, 4 and 5 . • Lighting upgrade required to some areas . • Upgrade required to meet current code for emergency and exit lighting and cabling. • Car park lighting upgrade is required to meet Building Code of Australia 2009. 24 Communications Services • Existing local area network requires upgrade/ additional units • Existing wireless local area network does not meet current code requirements. • Existing phone system is at capacity . • Information community technology infrastructure require substantial works to meet current standards 25 Security Services • Current space is at maximum capacity for closed circuit television. 26 Building Code of Australia 2009 • Existing building generally complies with the Building Compliance Code of Australia 2009, minor works required for full compliance. • Exit signage to be upgraded to reflect current graphical requirements. • Current Disability Discrimination Act legislation to be reviewed and incorporated. 27 Structural Services • Existing buildings will not support vertical expansion . 28 Geotechnical Services • Poor load bearing capacity will impact on future development. 29 Hydraulic Service • Existing Sewer is close to capacity. Future expansion will trigger upgrade. Page 10 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Key components of Services Plan Ability of existing infrastructure to meet requirements of Plan 30 Architectural Services • Signs of roof or services leaks evident by water damaged ceiling tiles- maintenance rectification required. • Generally interiors are in a fair condition although moderate wear over the life cycle of the finishes is noted along with isolated staining of floor finishes. Page 11 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time This page is intentionally left blank. Page 12 of88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time 2.6 Existing functional relationships The following relationship diagram illustrates the existing clinical relationships of the facilities at the Logan Hospital. Diagram 1: Logan Hospital organigram EXISTING CONDITION LOGAN HOSPITAL ORGANIGRAM Page 13of88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time The following structural drawings were available for review: • Arup structural and civil drawings for stages 1 to 3 • Robert Bird tender drawings- Logan Hospital Redevelopment- Stage 4: footing layout plan- 952074/S/SP/P1_rev4 Level 1 slab plan - 95207 4/S/SP/P2_rev3 Level2 slab plan- 952074/S/SP/P3_rev3 stormwater drainage plan- 29432/13331/C/SP002_revB stormwater drainage plan- 29432/13331/C/SP003_revB bulk earthworks plan - 29432/13331/C/SP004_revB car park plan- 29432/13331/C/SPOOS_revB 3.5.2 Ground conditions Previous geotechnical investigations have been carried out on this site. It is understood that soil surveys carried out a geotechnical site investigation for the stage 4 works in the late 1990's. A more recent site investigation has been carried out for the Mental Health Unit expansion by Douglas Partners in mid 2009. The details of the soil surveys report has not yet been made available however a review of the Douglas Partner report and specific notes on the stage 4 structural drawings have indicated that the founding material is made of stiff natural clays overlying extremely low strength shale. The existing buildings have generally been designed with the pad and strip footings founded on the stiff natural clays with minimum bearing capacity of 200kPa. 3.6 Structural considerations for future Hospital development and expansion 3.6.1 Expanding over the existing buildings The vertical support structure within the existing buildings (i.e. columns and footings) is not designed to accommodate additional loads. Any vertical expansion would involve substantial modification and strengthening of the existing columns and footings which would likely be disruptive to the operation of the Hospital. Vertical expansion would require all existing structure to be checked against latest wind and earthquake requirements which have recently become more onerous. Any vertical expansion over the existing buildings would likely result in the need for piled foundations which would be close to impossible to construct within the existing buildings without shutting down and demolishing large areas of the Hospital. 3.6.2 Expanding adjacent existing buildings Horizontal expansion beyond the current footprint of the Hospital buildings would allow the construction of separate building structures with stand alone support systems. A structural separation between any new buildings and the existing buildings would remove the need to review the existing building against more recent code requirements for wind and earthquake loads. 3.6.3 Construction access and staging The construction methodology of future expansion will need to minimise the impact on the existing car parking numbers. The existing car park numbers will be reduced during construction of the new Emergency Department and temporary spaces will be needed to maintain current capacity throughout the construction. Page 16 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time The easement to the north of the existing car park would provide suitable construction access for future expansion of the Hospital. Any additional access points for construction would require council approval and would likely include some early works to ensure entry roads, line marking and signage are sufficient for safe operation. 3.6.4 Existing civil infrastructure The existing infrastructure was assessed from available information. This included site visits, Dial Before You Dig research and a review of as constructed drawings. A thorough assessment of the existing infrastructure would require a detailed feature survey and design brief. It is suggested that this survey is carried out early in the next phase of the Hospital redevelopment to identify any service constraints and potential upgrade costs. The existing storm water system is comprehensive and includes a combination of underground pipes, hard stand surface drainage and large perimeter swales. These all discharge through major culverts under Loganlea Road. It has been reported that there is currently no major flooding concerns around the site. The over pass, current developments along Loganlea Road and the vicinity of Loganlea rail station are elements which are likely to affect external approvals for this project. In particular traffic management during and after construction. The existing car park pavement was in fair condition with some localised improvements required. The car park lay out, access, functionality and entry signage are areas that could be improved. 3.7 Conclusions and recommendations The structure completed under the stage 4 works appears to be in good condition. Structural framing of older sections of the Hospital completed under stages 1 to 3 were covered and not directly inspected during this review. However it would appear there are no major structural issues with these older areas of the Hospital 3.7.1 Storm water The storm water from the existing Hospital buildings drain via two separate gravity lines located under the existing car park. If future construction over the existing car park cuts into the existing surface levels it may restrict the ability to pipe the storm water into the existing swale. The existing storm water pipes are likely to require upgrading or relocation. This will be affected by changes to the catchment areas and foundation locations associated with future development. The site is largely covered by buildings and hardstand. If the future development further increases the impermeable footprint, the quantity of site discharge will also increase. Any increase to the site discharge is likely to result in the requirement for onsite stormwater detention. This is most commonly in the form of detention basins or underground storage and detention mechanisms to delay the peak discharge. The storm water design will need to consider water quality treatment devices to improve the discharge quality in accordance with the current development standards. Water sensitive urban design should be included into the final storm water design. This could include improving the existing swale for bio retention and providing a high volume gross pollutant trap before the swale discharges across Loganlea Road. Page 17 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time 3. 7.2 Pavements Where possible the existing flexible car park pavement should be retained with asphalt resurfacing where possible. It should be noted that the reuse of existing pavements is subject to geotechnical testing to determine its condition/strength. If areas are to be demolished the material should be recycled. The design traffic is unknown at this stage but heavy rigid pavements are likely to be required for any future service entries and loading bays. 3. 7.3 Sewer/water Possible connection points into the council sewer/water system have been identified. It is likely that the existing external sewer and water infrastructure will need to be upgraded to meet the demands of the final master plan. 3.7.4 Future proofing The next phase of development at Logan Hospital should consider long term plans both internally to the site (i.e. future expansion of the facility) and any external local improvements/upgrades planned by the local council and government authorities. Future proofing is most critical to the provision of underground utilities as these are difficult to access once built over. Items of special consideration include the allowance for any future roof areas or sanitary expansion (toilet blocks etc) as this will impact the main service lines that drain the site. Interaction with local council at an early stage of the project is recommended as upgrades to external infrastructure i.e. intersections, may identify common interests between the development upgrade and the local council plan. Working together with the council typically results in fast tracked approvals and in some cases cost sharing. Page 18 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time 4 Building surveyor's report 4.1 Scope The object of this report is to provide an assessment of the building(s) with regard to compliance requirements of the Building Code of Australia 2009. This report identifies areas of the building(s) that do not comply with the requirements of the current Building Code of Australia 2009. Additionally, this report describes aspects of the building(s) that require rectification, or whether an alternative building solution is required to meet the performance requirements of the Building Code of Australia 2009. To assist in identifying the key Building Code of Australia 2009 non compliance matters within this report, the following have been highlighted: • Fire isolated exits and escape pathways to be a clear width of one metre at all times. • Exit door hardware to be maintained at all times to ensure safe escape of occupants. • Non-fire related services located within fire isolated exits/passageways to be removed. • Discharge of occupants from administration building into internal courtyard to be provided with additional exit/illuminated exit signage to ensure safe escape. • Exit signage should be upgraded to ensure signage complies with Australian Standard 2293.1. • The building should be rectified to ensure facilities and features are accessible for a person with a disability. This includes the accessible car parking spaces, provision of tactile indicators, Braille and tactile signage and accessible sanitary facilities. • Ongoing maintenance and rectification works should be undertaken to fire hydrants, fire hose reels and fire extinguishers to ensure compliance with current codes. Section 4.6 of this report summarises the identified areas of non compliance with the Building Code of Australia 2009 and outlines recommended actions. Section 81 of the Queensland Building Act 1975 provides a building may be upgraded to current standards if: • alterations represent more than half of the total volume of the original building • safety of persons accommodated in or use the building, or the risk of fire spread to adjoining buildings warrants the upgrade. Section 81 requires building work not reduce the existing: • level of fire protection for persons accommodated in, or using, the building • level of resistance to fire of the building • safeguards against the spread of fire to adjoining buildings and structures • level of emergency egress from the building or structure. Matters identified in this report which may impact on proposed works include: • fire/smoke compartment sizes and construction • compliance openings between different fire compartments • vertical separation between storeys. As part of master plan review issues to be investigated include: • review fire services and connection with existing system • services penetrations through fire and smoke compartments. Page 19 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time Understanding where alterations to existing fire compartments within the building are proposed, it is recommended the services consultants advise the implication of the redirection or treatment of services passing through fire walls. 4.2 Method 4.2.1 Research In preparing this report the following research has been carried out by Philip Chun. • Site inspections were conducted on 8 and 11 December 2009 of the existing Hospital, to identify areas of the building that may not comply with the requirements of the Building Code of Australia 2009. • Review of Logan Hospital Master Plan drawings dated October 2009, prepared by Woodhead (project# 09.90641.09) against the requirements of the current Building Code of Australia 2009. Restricted access at the time prevented inspection of Level 2 Operating Suites/Intensive Care Unit and Day Surgery. 4.2.2 Building Act and regulations Unless noted otherwise, this report assumes Logan Hospital complies with the Queensland Building Act 1975 and regulations enacted at the time building approval was granted. 4.2.3 Certain alterations not permissible Section 81 provides the following matters may need to be considered for the proposed alterations to the existing building, so the building works do not reduce the existing: • level of fire protection for persons accommodated in, or using, the building or structure • level of resistance to fire of the building or structure • safeguards against spread of fire to adjoining buildings or structures • level of emergency egress from the building or structure's health care building. 4.2.4 Development approval may require upgrade of entire building to current standards Section 81 applies to proposed alterations to an existing building. An existing building or part of a building may require upgrade to conform with current standards if the proposed alterations, including any previous structural alterations completed or approved in the previous three years, represent more than half (50 per cent) the total volume of the original building, or the safety of persons accommodated in or using the building, or the risk of fire spread to adjoining buildings warrants the requirements. Consideration for upgrade of existing buildings has been made and those provisions of the Building Code of Australia 2009 are identified in this report. 4.2.5 Certificate of Classification The Certificate of Classification for this building was not available at the time this report was prepared. It is assumed that the current building occupancy is in accordance with the classification and conditions described on the Certificate of Classification. Page 20 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time 4.3 Exclusions Assessment of the building for compliance with the Disability Discrimination Act 1992 (Commonwealth) and Anti-Discrimination Act 1991 (Queensland) are not part of this Infrastructure Renewal Project report due to either restricted access or as directed by Queensland Health. 4.4 Standards used 4.4.1 Fire compartments Following non-invasive visual inspection 'walk through' and discussions with on-site maintenance personnel, the building appears to be divided into series of individual fire compartments as required by Building Code of Australia 2009 for Class 9a health care 2 buildings. (i.e. patient care area must not exceed 2,000m ). A fire hydrant booster assembly is located on south side of the building (near main entrance) and greater than ten metres away from the building. The building is also provided with a smoke detection and alarm system. 4.4.2 United building The Building Code of Australia 2009 permits adjacent buildings to be considered one united building for the purposes of achieving compliance. If considered a united building then the requirements for the most onerous part of the building would apply to all parts of the building. Thus, any proposed new extensions may be considered united with existing building then Type A construction would be required to all parts. Philip Chun considers the existing hospital development as being viewed as a 'united' building. Connected buildings may be considered separate if a fire wall is provided in continuous vertical through all parts of the building (from ground level to the underside of the roof covering or above). Buildings are understood to be divided by firewalls, however, Philip Chun were unable to determine fire resistance level of individual fire walls/fire compartments. 4.5 Issues 4.5.1 Building Code of Australia 2009 Version Where this report refers to Building Code of Australia 2009 this references the revision of the Code current at the date of this report. 4.5.2 Alterations to Fire Compartments Understanding any proposed development may incorporate alterations to existing fire compartments, it is assumed the alterations may require the re-direction and treatment of services. Each service through a firewall must be treated in accordance with Part C3 of Building Code of Australia 2009 or may require re-direction to avoid penetrating the fire wall. It is recommended services engineers be consulted to determine the implications of altering the fire walls and forming different fire compartments. 4.5.3 Alternative solutions This report is an assessment against the Deemed-to-Satisfy provisions of Building Code of Australia 2009. Page 21 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HI PEG-does not represent Queensland Health policy at this time Taking into consideration on-going maintenance and minor renovations conducted over the years, the age of several of buildings, in particular main Hospital do not meet current Building Code of Australia 2009 and Australian Standards requirements. In some instance non compliances may be addressed via an alternate building solution report, prepared by a fire safety engineer. Philip Chun understands a portion of fire separating wall located along 'Hospital Street' is addressed as an alternate solution. (i.e. structural steel roof beams crossing over a fire wall, being non compliant with Part C2.7). It is recommended a copy of a fire engineers report and the Certificate of Classification be provided to Philip Chun, in order to obtain holistic understanding on buildings life and fire safety strategy. 4.6 Description of the building The Hospital is located on the corner of Armstrong and Loganlea Road, Meadowbrook. The building has been considered as a three storey building as described in Table 7: Table 2: Description of building Level 1 (ground): Plant /Mortuary/Administration/Stores/Kitchen/Staff dining and facilities/Allied Health Services Level2: Emergency DepartmenU Operating SuiUintensive Care UniUSpecialist Medical Services/Pharmacy/Canteen/ with several Patient/Ward areas (mental health, maternity, birthing, paediatric, orthopedic) Level3: Patient/Ward areas- Wards 3A, 3B and 3C. For the purpose of Queensland Building Act 19751egislation and the current Building Code of Australia 2009, the existing building(s) has been assessed as follows. Table 3: Logan Hospital classification table Building Use Hospital/administration/retail Classification 'United Building' Class 9a I Class 5 /Class 6 Rise in storey 3 Type of construction Type A* Floor areas (approx. only) Level1 10,862m2 Level2 19,537m2 Level3 2,892m2 Effective height <25 metres Climate Zone Zone2 Philip Chun considers existing Logan Hospital building is viewed as a 'United' Building as identified under Building Code of Australia 2009 Part A4, A4.1. Page 22 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time Table 4: Compliance of buildings to relevant codes and standards Part A- General provisions Part A3 - Classification of buildings " .. .Ciau1Se' .• Descriptipn Comment '' .. ~ Cpmpliimce ··· •••· '"' A3.3 Building classification Class 9a - Health care Note only Class 5- offices Class 6- retail, with ancillary plant. A4.1 United Buildings Two or more buildings Buildings are divided into series of adjoining each other form individual fire compartments one united building if therefore considered as United they: building meeting A4.1 • are connected through requirements. openings in the walls dividing them • comply with requirements as though they are a single building. Part B- Structure Part 81 - Structural provisions Clause . Description Comment.·· . Corrlpliance ·· .... ·.• •.• B1.2 Loads The objective of this part Philip Chun has not undertaken a is to safeguard people structural analysis of the existing from injury caused by building. structural failure Reference should be made to the structural engineers report. Part C - Fire resistance Part C1 -Fire resistance and stability Clause Description ·. comment '· " Complianc~ C1.1 Type of Construction The building is required The building appears.····~ to be Type required to be of Type A A construction. However, no Construction investigation was undertaken to determine the fire resistant construction of the building. It is assumed the building complied with building legislation at time of construction. C1.2 Calculation of rise in Calculation of the storeys number of storeys in the building is three. C1.10 Fire hazard properties Stipulates minimum fire C1.10 hazard properties of materials susceptible to the effects of flame or heat. Page 23 of 68 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--- C3.12 Openings in floors for Limit fire spread through Penetrations within service services service openings in cupboards appeared to be floors and ceilings suitably sealed. required to resist the A minimum two hour fire rating is spread of fire. required to be provided. Page 24 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time C3.15 Openings for service Maintain the Philip Chun is unable to verify all installations performance of building penetrations provided between elements by limiting fire fire rated elements are tested spread through service systems. The maintenance and installations. review of fire rated penetrations should be undertaken in accordance with Australian Standard 1851. Part D - Access and egress Part 01 - Provision for escape Clause··. " .. Des¢r.iption ' Cpmment Compliance ', :' D1.2 Number of exits required A minimum of two exits A minimum of two exits are is required at each level. provided from each storey. Complies. D1.3 When fire isolated exits To provide safe egress Fire isolated exits provided. are required in case of a fire. D1.4 Exit travel distances Distance of travel to exits Appears compliant. is to meet the following requirements. Patient care areas - 12 metres to a point of choice of two exits and total travel to one of those exits of 30 metres. D1.5 Distances between Patient care areas - at Appears compliant. alternative exits least nine metres and not more than 45 metres apart. D1.6 Dimensions of exits and Exit paths must be of Appears compliant. paths of travel to exits sufficient width to permit occupants to evacuate within a reasonable period of time. ·. ., Clause . ;. Description Comment Compliance ·. D1.7 Travel via fire-isolated Enables occupants to Equipment (chairs desk etc) exits safely enter an exit were identified as being stored which discharges at a within fire isolated exit (stair 4). safe location. Fire isolated exits to be kept clear at all times. D1.10 Discharge of exits Requires safe discharge Generally compliant, however, from an exit to a road or discharge from administration open space. Level 1 into 'courtyard' does not provided clear or direct access to a road. Additional exits/illuminated exit signage required (and/or escape pathways designated) to ensure safe escape. D1.16 Plant rooms and lift motor Permits the use of Plant rooms are provided with rooms: concession ladders for access to compliant stairways. Complies. plant rooms and lift motor room. Page 25 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Part 02 - Construction of exits Clause Description Comment Compliance 02.13 Treads and risers This clause prescribes The dimensions of the risers and dimensions for the rise goings appear to comply and going of stairs. throughout the building. 02.14 Landings To permit the safe The dimensions of landings movement of persons throughout the building appear to using stairways. comply. 02.16 Balustrades or other To minimise the risk of a Stairway 3 serving ward areas barriers person falling from a should be provided with a bottom roof, stairway or raised rail located 150mm from finished floor level. floor level (currently only a two rail system). 02.20 Swinging doors Doors should swing in The swing of doors appears the direction of egress. compliant. 02.21 Operation of latch To minimise the risk of Minor maintenance required to delayed evacuation by some door hardware, to ensure the operation of the door compliance is obtained (i.e. Level latch. 1 - Gymnasium). Part 03 - Access for people with disabilities Clause Description Comment Compliance 03.2 Access to buildings External access to the Access suitable for a person with principal public entrance a disability was compliant to and of the building is to be within the building. provided from the boundary, accessible car parking and adjacent and associated buildings. 03.3 Parts of building to be Specifies which parts of Passenger lifts are provided and accessible the building are required allowed vertical transport for a to be accessible. person with a disability. Further, access to all areas intended to be used by the public appears to comply. Clause Description Comment Compliance 03.5 Car parking Where car parking is Accessible car parking spaces available on site, a have been provided. disabled person's car Car parking spaces should be space is required at the 3.2m clear width and signage rate of 1 per 100 car updated for clarity. spaces or part thereof. 03.6 Identification of access To identify required The location of signage within the facility disabled facilities. public toilets currently provided on the door. The signage should be located on the wall, door latch side between 1.2 metres and 1.6 metres from finished floor level. 03.8 Tactile indicators Tactile indicators assist Tactile indicators are required if blind or visually impaired stairway/ramps/escalators and persons to avoid travelators are used by public. hazardous situations. Page 26 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC- PartE- Services and equipment Part E1 - Fire fighting equipment '', < Clause .. · Description ' comm~nt :· .... Compliance E1.3 Fire hydrants Required to facilitate the Hydrant booster assembly is fire brigades fire fighting located on south side of building operation and provide (near main entrance). full coverage to all parts Ensure appropriate signage in of the building. accordance with Australian Standard 2419.1 (i.e. block plans, pressure and flow test results, location of emergency access side road down eastern side of building etc). Note: as previously advised by QFRS, emergency access side road is to be provided with: • six metres clear width at all times • provision of 'cut in points' • provision of three point turn at end of road acceptable for QFRS • certification for access road provision to withstand 3,000kg. E1.4 Fire Hose reels Provision of a suitable Ensure all fire hose reels around fire hose reel system to the building are provided with a enable initial attack on a nozzle located at 1.0m (+-100mm) fire. from finished floor level. Hose reels should protect all parts of the building. .•. Clause Description .. · ·.. · Corninent Compliance ·~· :· E1.6 ··.····· Portable fire extinguishers Fire extinguishers are Fire extinguishers are provided required adjacent to any throughout the building. Signage relevant risk area. (pictorial) should be located 2m above finished floor level. The location of signage is too low throughout the project. Part E2 - Smoke hazard management Clause Description Comment Compliance E2.2 General requirements Requirements for Smoke detection and alarm system minimizing smoke and a zone smoke control system hazards to occupants. have been provided to the building. Prescribes fire detection No test of this system was and alarm systems. undertaken. It is recommended to engage a fire services contractor to test the system to ensure compliance with Australian Standard 1670.1 and Australian Standard /NZS 1668. 1. Page 27 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Part E3- Lift installations Clause Description Comment Compliance E3.2 Stretcher facility in lifts Required in Class 9a Stretcher facilities appear to buildings where patient comply. care areas are located at a level that does not have direct access to a road. E3.3 Warning against use of lift Signs are required to Lift signage appears to comply. in fire alert people to the dangers using lifts during a fire. Part E4 - Emergency lighting, exit signs and warning systems Clause Description Comment Compliance E4.2 Emergency lighting Emergency lights are A test of the emergency lighting requirements required to be installed was not undertaken. It is throughout the building. recommended an electrical contractor undertakes a test to ensure operation of the lighting is compliant. E4.5 Exit signs Exit signs must be Exit lighting should be illuminated provided and located at all times. Several signs above all exit doors. throughout were not illuminated. The exit signs should be rectified to ensure they are illuminated at all times. It is noted the existing signs have been installed (word exit) and acknowledge this system was compliant at the time of construction, however, all exit signs should now be 'running man'. In some instances 'reflective' exit signs are used to indicate travel pathways, which are not in strict accordance with Australian Standard 2293.1. Clause Description Comment Compliance E4.6 Direction signs Direction for occupants A test of the exit signage was not to find their way along an undertaken. It is recommended an exit path of travel. electrical contractor undertakes a test to ensure operation of the exit signs is compliant. Part F- Health and amenity Part F2 - Sanitary and other facilities Clause p~scriplioll ..•.•... Comment F2.3 Facilities in Class 3 to 9 Toilet facilities are to be Number of occupants serving buildings provided in the building building has not had been provided based on the number of therefore accurate assessment on occupants within the number of sanitary facilities has not building. been conducted. It would appear adequate number of sanitary facilities have been provided. Page 28 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time Clause .'\~ Part J - Energy efficiency Part J1 - Building fabric Clause<·....•. Description Comment'. .Compliance ,c: ' J1.1 Application of part Part J 1 of the Building Philip Chun were unable to identify Code of Australia 2009 the R-Value of each material and requires the walls, roofs, therefore unable to comment on ceiling, roof lights and the compliance with this floors to achieve a total requirement. R-Value (which is the thermal resistance of a material). Part J2- External glazing Clause Description .. Comment Compliance J2.1 Application of part Part J2 of the Building Philip Chun were unable to identify Code of Australia 2009 the solar heat gain figures of each requires external glazing glazed panel and therefore unable to not exceed certain to comment on the compliance with solar heat gain figures. this requirement. Part J5- Air-conditioning and ventilation systems Clause DescriptiQil Comment Compliance J5.2 Air-conditioning and Energy efficient ········ Philip Chun were unable to identify ventilation systems requirements apply to the system requirements of the air- the installation of air- conditioning and ventilation conditioning systems. systems and therefore unable to comment on the compliance with this requirement. Page 29 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time Part J6- Artificial lighting and power 'Clause Description Comment ''';' ;'; C()mpliallce ;g,!! J6.1 Application of Part Energy efficient design Philip Chun were unable to identify of lighting and power the lamp power density of artificial systems applies to all lighting and therefore unable to occupancies. comment on the compliance with this requirement. Queensland Building Code of Australia variation QLD Part G101 Clause~:~'~' c, , ,Description lJ'•, Comment Compliance ,J: ,;; •::::> OLD G101.1 Prevention of falls from This provision applies No inspection of the roof was buildings or structures where a person is undertaken. It is recommended a exposed to the hazard of further inspection of the roof is falling from a building or undertaken to ensure roof safety structure while cleaning system has been provided to or maintenance work is ensure compliance with Australian being carried out. Standard 2626. Queensland Development Code MP 6.1 ,,, Clause':, Description' " Comment· cz:r~ "Qompliance .~!, MP6.1 Maintenance of fire safety It is noted, the building The following fire safety systems owner has a installations were noted: responsibility to ensure • fire doors all fire safety installations smoke doors are maintained in • accordance with • penetrations through fire- Australian Standard rated construction 1851. • structural fire protection • air-handling systems • fire detection and alarm systems • fire extinguishers • fire hose reels • fire hydrants (including hydrant boosters) • fire mains • emergency lighting Claus~:rr:~;"" Description Z:"f comment t~ornpli;:mce; ,,;!c ll"' • emergency power supply • exit door hardware • exit signs • emergency vehicular access . Philip Chun recommends these systems are maintained in accordance with Australian Standard 1851. 4.7 Conclusions and recommendations Based upon the visual inspection and review of available documentation of the Logan Hospital, Philip Chun makes the following recommendations to bring the building into a reasonable level of compliance. Page 30 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-- Page 31 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--- Page 32 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--- Page 33 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-- Page 34 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time • Calculations of the potable water demand and pipe sizing confirmation. • Flow and pressure testing of the existing fire services for the main Hospital campus. • Obtaining any additional Hydraulic Services plans and details from the local regional council authority. 5.4 Standards used The hydraulic engineer's report complies with the following current/relevant Australian Standards and Codes pertaining to the works described herein. • Australian Standard 3500 - National Plumbing and Drainage Code Parts 1 to 4 • Australian Standard 1221 - Fire Hose Reels- Design, Construction and Performance • Australian Standarc/2419.1- Fire Hydrant Installations • Queensland Health Guidelines 5.5 Issues 5.5.1 Sanitary plumbing and drainage The existing sanitary plumbing and drainage system within the main Hospital site is in good condition, this is based on our visual inspection and discussions with the Engineering Department personal. There are on-going blockage issues for the house drainage adjacent to Ward 2C of Mental Health. This section of pipework should be surveyed with closed circuit television to establish obstructions. 5.5.2 Trade waste plumbing and drainage The main Hospital site has one trade waste system comprising as follows: • kitchen -10,000 litre grease trap • Level 1 - 2,000 litre grease trap • Level 2 cafe- 2,000 litre grease trap These existing trade waste systems currently comply with all relevant local authority and Australian Standard requirements and would only need to be modified if the use/load/demand of these facilities was altered as part of any redevelopment of the site. 5.5.3 Cold water reticulation The existing cold water supply from the town main is currently adequate for the main Hospital site demand based on current total use; all existing pipework is in good condition and is generally sized in the majority of locations to meet any additional loads that make occur. The 100,000 litre potable water back up storage tank currently supplies approximately eight hours storage and may be required to be reviewed with increased use of facilities. There is a possibility to upsize to minimum 24 hour storage capacity. 5.5.4 Hot water reticulation The condition of the hot water plant is in good condition with no issues reported from staff or maintenance personal. The hot water plant and satellite storage tanks have been regularly maintained and are generally in good condition and are maintaining the supply of hot water to meet the current demand. Thermostatic mixing valves have been regularly maintained in line with the scheduled maintenance guidelines for Queensland Health. Page 35 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time 5.5.5 Fire services A flow and pressure test would need to be undertaken to determine the extent of rectification works required including weather a storage tank and pump set would be required to ensure the current installation complies and what rectification would need to be carried out. 5.6 Conclusions and recommendations The hydraulic services installation within the Logan Hospital facility is in good condition with the majority of the hydraulic services maintained where applicable by the Queensland Health Engineering and Maintenance staff on site with outside contractors where required. Maintenance is evident with the general replacement of worn or damaged tapware and fixtures, new baffles for grease traps and other general works throughout the Hospital. The main issues of concern relate to the following: • carry out a flow and pressure test on the fire hydrant system • integrity of existing sewer house drainage within existing main building • existing 150mm sewer connection on the Northern Boundary adjacent to Buttercup Close is at capacity. Any future development would require a new 225mm sewer connection from Loganlea Road. In summary the hydraulic services are in reasonable condition for the age, however the current capacities of the existing services would need to be taken into account for any future development. Page 36 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--- Page 37 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time The master antenna television system appears to function satisfactorily and no issues were reported by the staff. 6.5.4 Intercom system An intercom system is provided at the entrances of mental health wards to permit staff to communicate with visitors. The intercom system appears to function satisfactorily and no issues were reported by the staff. 6.6 Conclusions and recommendations 6.6.1 Telephone and data services Details on the expandability of the telephone and data services can be found in the reports produced by Queensland Health, Logan Hospitai/CT Review Report V1.0 dated April 2009 and Logan Hospitai/CT Infrastructure Review Report V1.0 dated 15 December 2009. 6.6.2 Nurse call system Consider a strategy to progressively upgrade the Sedco 6000 system to a more recent Sedco product which is backward compatible with the old legacy system. 6.6.3 MATV Upgrade the system to deliver digital services to the entire Hospital as opposed to analogue services. This will enhance patient and staff experience by providing a better image and sound quality. Page 38 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time 7 Electrical engineer's report 7.1 Scope An inspection undertaken of the Hospital occurred on 30 September 2009. The scope of the inspection included the main Hospital building. 7.2 Method The method of inspection was to visually review main building service components within the building and discuss the functionality with Hospital maintenance personnel. Inspection was undertaken by Pramod Pillai of Norman Disney and Young Pty Ltd. 7.3 Exclusions This report is based on what can be reasonably ascertained from the visual inspection and from comments received from site staff. The proposed 25 bed Mental Health wards currently in tender phase and the proposed new Emergency Department currently in the Project Definition Plan and adjacent Annex Building do not form part of this report. 7.4 Standards used The standards used in determining this report include:- • Australian Standard/New Zealand Standard 3000 - S.A.A. Wiring Rules • Australian Standard 3008 - Electrical installation - Selection of cables • Building Code of Australia 2009 • Australian Standard 1768 - Lightning Protection 7.5 Issues 7.5.1 Incoming supply Logan Hospital is a low voltage customer with Energex substations positioned at various locations on site. The Hospital has two incoming feeders from Loganlea substation (LGL7A) and Kingston substation (KSN15) and these feeders terminate at the high voltage switch room which houses an automatic transfer switch and high voltage switches. The high voltage switches supply substations 1, 2 and 3 via radial high voltage cables to the indoor transformers. The feeder from Logan lea substation is a dedicated feeder for the Hospital and the feeder from Kingston is a back up feeder. The supply to the Hospital site is being reported to be reliable. The backup feeder from Kingston substation is not reliable as it has many overhead connections and various customers connected to it. The power supply to the Annex Hospital building is supplied from a 1OOOKVA substation -fed from the Kingston substation. This is an independent supply, not connected to the Hospital high voltage switch room and without a back up Energex supply for this part of Hospital. The existing Energex electrical infrastructure on site is capable of supplying potential Hospital upgrades, although spread across various substations. The incoming high voltage feeders do not have enough spare capacity and would require upgrading to suit any major expansion of the Hospital. The location of upgrade site does matter as the substations are located at different places. Additional substations may need to be installed or relocated near the proposed building to suit the additional load. Additional generators will also need to be installed. Page 39 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time If new transformers are to be installed, it will be required to be dry type air cooled transformers will be recommended and installed in suitable rooms as per Energex standards. Energex has advised that the condition of the existing substations on site is in good condition. All the substations are currently being under run and therefore do not require any work. All the substations have back up supply from Kingston except Substation 4 supplying the Annex building. Substation 4 is connected to the less reliable Kingston substation network. It is recommended that a new supply be taken from the Hospital high voltage switch room to the Annex Hospital substation for redundancy and reliability of the supply. 7.5.2 Substations There are four substations on site. The capacity of each transformer is provided in Table 5 below: Table 5: Logan Hospital substation numbers and transformer capacities Maximum Substation Transformer Transformer Current Maximum Location Demand Number Number size Capacity Demand (Amps) SG7058 Armstrong Road 1 1000kVA 1391A 300KW 521A Stores (bulk and SG560043 2 1500kVA 2086A 600KW 1043A environmental) 3 1500kVA 2086A 250KW 434A Emergency Dept SG474915 Plant room 4 1500kVA 2086A 400KW 695A Armstrong Road SG469741 5 1000kVA 1391A 500KW 869A (Annex) The maximum demand measured indicates that there is enough capacity for Hospital upgrades or refurbishments. 7 .5.3 Generators There are five generators on site. The capacity of each generator is given below: Table 6: Logan Hospital emergency generator capacities Generator Number Location Manufacturer Size Year G1 Armstrong Road Detroit 415kVA 1980 Stores( Bulk & G2 Detroit 881kVA 1991 Environmental) G3 Emergency Dept Plant CAT 500kVA 1997 G4 room CAT 500kVA 1997 Armstrong Road G5 VOLVO (Annex) The generators are independent of each other except generator 3 and 4 which are arranged in parallel connection. All generators are configured to be on auto start and loading. generator 1 is 30 years old but in good working condition. In course of time, this generator will need to be replaced taking into account the availability of spare parts: • the generator has been tested on a regular basis according to test data Page 40 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time • if future increased load is anticipated, it is recommended to upgrade the generators to increased capacity to cater future increased load requirements. Certain areas of the Hospital are not on generator power. This can become an issue in the event of prolonged power outage as certain areas of the Hospital will need to close, greatly diminishing the capacity of the Hospital. It is therefore further recommended that the generators be increased in size and further supplied throughout the Hospital. 7.5.4 Uninterruptable power supply There are several small local uninterruptable power supply systems within the Hospital which supply operating theatres, security systems, paging system, IT equipment and the like. There is no central uninterruptable power supply system. To improve the redundancy of the Hospital, it is recommended that a central uninterruptable power supply system is installed in N+1 configuration to supply those critical areas in the Hospital. This will improve the redundancy of the supply and decrease the chances of localized outages. 7 .5.5 Main switchboard and distribution boards The Hospital has five main switchboards. Main switchboard 1 is located near the Mental Health ward and is in good condition. It is proposed to extend this switchboard as part of Logan Mental Health upgrade works. Main switchboard 2 is an old main switchboard, fed from main switchboard 4 via 1200A main switch. Main switchboard 2 needs to be replaced as the protection equipment is no longer supported/supplied and parts do not comply with current Australian Standards. Main switchboard 3 is in good working condition. With the current arrangement of the switchboard, there is very little room for accessing the switchgear/equipment for any upgrade. This switchboard supplies the emergency services. Main switchboard 5 is the Annex building main switchboard and is currently being upgraded as part of Annex works. Several of the distribution boards are old and have old type breakers installed and needs to be replaced as it is not possible to install the new breakers on the chassis. It is recommended that circuit breakers be upgraded to residual current breakers with overload protection to suit current Australian Standard 3000 standards. 7 .5.6 Diesel storage systems The Hospital has independent fuel tanks for the generators. All the fuel tanks are located below ground in suitable enclosures except for generator 5 Annex building where the generator is of containerized type. 7 .5. 7 Interior lighting The Hospital has undergone a process to upgrade the existing lighting. Various switching and dimming systems have been used throughout the Hospital including Dynalite dimming. In general, there are areas within the Hospital where the lighting needs to be upgraded. 7 .5.8 Emergency and exit lighting The Hospital has a computer monitored emergency and exit system. It has been reported that some of the computer monitored emergency lights are not detected during testing. It is recommended to upgrade the emergency lighting system. Page 41 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--<:Ioes not represent Queensland Health policy at this time Some of the exit signs do not have the 'running man sign'. To comply with the current regulations, these would need to be upgraded. 7 .5.9 Exterior lighting The exterior lighting is mainly included in the car parks and the access roads leading into the Hospital. These lamps use mainly metal halide lamps. The fixtures have become old and will need to be replaced. Car park lighting also needs to be upgraded to a suitable level in accordance with Australian Standard 1158. 7.6 Conclusions and recommendations For major Hospital upgrades or expansion such as the master plan the following works is required to be under taken to the existing Hospital: • Feasibility study by Energex for the upgrade at high voltage substations. • Upgrade of incoming feeder from Logan lea substation by Energex. • Upgrade of the backup feeder from Kingston substation by Energex. • Additional rooms will be required to accommodate the new air cooled transformers. • Additional generators will need to be installed. • New main switchboard needs to be installed to suit the new installation in a two hour fire rated room to conform to the current electrical standards. • Cabling and switchboards in this building will be designed and installed to suit the current standards. • Additional uninterruptable power supply systems will need to be installed. • All Energex costs will be reflected in the network charges. Other works recommended are: • Review replacement of old exit signs with 'running man sign' exits. • Upgrade emergency lighting and computer monitored system. Page 42 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time 8 Mechanical engineer's report 8.1 Scope An inspection undertaken of the Hospital occurred on 30 September 2009. The scope of the inspection included the main Hospital building. 8.2 Method The method of inspection was to visually review main building service components within the building and discuss the functionality with Hospital maintenance personnel. Inspection was undertaken by Leover Polestico of Norman Disney and Young Pty Ltd. 8.3 Exclusions This report is based on what can be reasonably ascertained from the visual inspection and from comments received from site staff. The proposed 25 bed Mental Health wards currently in tender phase and the proposed new Emergency Department currently in the Project Definition Plan and adjacent Annex Building do not form part of this report. 8.4 Standards used The standards used in reviewing the installation include: • Australian Standard 1668 • Australian Standard 3666 • Building Code of Australia 2009 8.5 Issues 8.5.1 Central plant The central chilled water plant is approximately 10 years old and is in relatively good condition. Generally, the central plant equipment such as chiller plant has a design life in the order of 20 years. The chillers, cooling towers and pumps are in satisfactory working condition. The existing Chiller 4 is soon approaching a scheduled 10 year rebuild. This upgrade includes upgrading the motors, linkages, seals etc. The high level interface between the chillers and the existing Bartech BMS also requires an upgrade due to poor chiller operational routines currently in place. 8.5.2 Air handling Generally, the condition of the air handling plant throughout the Hospital is of reasonable order and no major concerns with their operation are included. The older air handling units serving the Mental Health wards are in satisfactory working order. The air handling plant serving the existing Emergency Department is in excellent condition. 8.5.3 Medical gases Generally visible equipment and pipework appear of sound condition and no remedial works are required. The medical suction plant appears to be nearing the end of its economical life and consideration should be made to the replacement of this system with new more efficient technology. 8.5.4 Vacuum services The vacuum services appear to be in reasonable condition with no major issues of concern. Page 43 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-- Page 44 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time 9 Security engineer's report 9.1 Scope An inspection undertaken of the Hospital occurred on 30 September 2009. The scope of the inspection included the main Hospital building. 9.2 Method The method of inspection was to visually review main building service components within the building and discuss the functionality with Hospital maintenance personnel. . Inspection was undertaken by Laurent Tran Van Vinh of Norman Disney and Young Pty Ltd. 9.3 Exclusions This report is based on what can be reasonably ascertained from the visual inspection and from comments received from site staff. The proposed 25 bed Mental Health wards currently in tender phase and the proposed new Emergency Department currently in the Project Definition Plan and adjacent Annex building do not form part of this report. 9.4 Standards used The standards used in determining this report include: • Australian Standard/New Zealand Standard 3000- S.A.A. Wiring Rules • Australian Standard/New Zealand Stadndard 3080 - Telecommunications installations - Generic cabling for commercial premises. • Building Code of Australia 2009 • Australian Standard /ACIF S009 - Installation requirements for customer cabling 9.5 Issues 9.5.1 Electronic access control system The electronic access control system consists of aGE Tecom Challenger system which can be expanded to accommodate the Hospital's needs. The security panels are generally located around the site's communication rooms. The rooms have limited or no space available to house new security panels. Some of the security panels did not have any protective covers thus exposing their circuitry. The access control software used to manage the system is GE Titan software designed to cater for small to medium sites has almost reached its full capacity. This presents a potential in managing a growing site such as Logan Hospital. The card format used is based on 26 bit Wiegand. This is a less secure format compared to others now available on the market. The electronic access control system appears to function satisfactorily and no issues were reported by the staff. 9.5.2 Closed circuit television The closed circuit television headend system is located in the security office and consists of: • one Pacom digital video recorder- nine channels • one Digital Micro digital video recorder- 16 channels • one Panasonic multiplexer • two LCD display screens Page 45 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--- Page 46 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time 10 Cost estimates Table 7: Option 1 indicative cost assessment Upgrades to BCA requirements 500,000 Chiller Replacement 350,000 Emergency Lighting and exit signs upgrade 100,000 Net Trade Costs 0 m2 Loca lily Factor 0.0% Design Contingency 5.0% Managing Contractors Fees 23.0% Novated Consultants 8.0% Construction Costs CONSTRUCTION CONTINGENCY Construction Contingency 5.0% 65,000 PROFESSIONAL FEES AND AUTHORITIES Consultant Fees 8.0% 104,000 DPW Fees 1.1% 14,000 QBSA Financial Review 104,000 Q-Leave Levy 8,000 CLIENT COSTS Q Health Costs (incl decanting) 65,000 FF&E + ICT PROJECT RESERVE 5.00% FORECAST COST@ JULY 2010 $1,736,000 ESCALATION PROVISION Cost Escalation Excl FORECAST PROJECT COST @JULY 2010 $1, Exclusions -Architectural enhancements to existing buildings -Cost Escalation after July 2010 -Land Costs -Land Holding Costs - Headworks Charges - Goods and Services Tax (GST) Source : Rider Levett Bucknall Page 47 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time Table 8: Option 2 indicative cost assessment New Building Works 108,931 m2 Refurbishments 5,000 m2 Cars 59,700 m2 Central Energy 3,500 m2 Gross Floor Area 177,131 m2 3 Mega litre water storage 3,000;000 central Energy expansion 3,500 m2 39,575,000 Basement Parking 1,400 Cars 48,000 m2 48,000,000 Upper Level Parking 365 Cars 11,700 m2 9,945,000 Tower 1 31,299 m2 162,843,000 Tower2 37,252 m2 210,100,000 Tower3 28,200 m2 152,280,000 Acute Mental Health 12,180 m2 55,419,000 Decanting Refurbishments 5,000 m2 37,740,000 Exte rna I Works 37,435,000 Demolition of Remaining Hospital Net Trade Costs 177,131 m2 $ Locality Factor 0.0% Design ContingenC:Y 5.0% Managing Contractors. Fees 23.0% Novated Consultants 8.0% Construction Costs $ CONSTRUCTION CONTINGENCY Construction Contingency 5.0% 52,081,000 PROFESSIONAL FEES AND AUTHORITIES Consultant Fees 8.0% 83;330,000 DPWFees 1.1% 11,458,000 OSSA .Financial Review 104,000 Q-Leave Levy 6,188,000 CLIENT COSTS Q Health <:;osts (incl decanting) 59,885,000 FF&E+ ICT 105.,043,000 PROJECT RESERVE FORECASTCOST@JULY 2010 ESCALATION PROVISION Cost Escalation FORECAST PROJECT COST@ JULY 2010 -Architectural enhancements to existing buildings -Cost Escalation after July 2010 -Land Costs - Land Holding Costs - Headworks Charges -(;pods and Services Tax (GST) Source : Rider Levett Bucknall Page 48 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time Table 9: Option 3 indicative cost assessment New Building Works 108,931 m2 .Refurbishments 5,ooo m2 Cars 59,700 m2 Central Energy 3;500 m2 Gross Floor Area 177,1.31 m2 Works 5,060,000 3 Mega litre water storage 3,000.,000 Centra.! Energy expansion 3,500 m2 39,575;000 Basement Parking 1,400 Cars 48,000 m2 48,000,000 Upper Level Parking 365 Cars 11,700 m2 9,945,000 Tower 1 31,299 m2 162,843,000 Tower2 97,252 m2 210,100,000 Tower3 28,200 m2 152,280,000 Acute Mental Health 12,180 m2 55,419,000 Decanting Refurbishments 5,000 m2 .37,740,000 External Works 37,435,000 Demolition of Remaining Hospital Net Trade Costs 177;131 m2 Locality Factor 0.0% Design Contingency 5.0% Managing Contractors Fees 18.0% Novated Consultants 8.0% Construction Costs CON~TRUCTION CONTINGENCY Construction Contingency 5.0% 50,167,000 PROFESSIONAL FEES AND AUTHORITIES Consultant Fees 8.0% 80,266,000 DPWFe.es 1.1% 11,037,000 QBSA Financial Review 104,000 Q-Leave Levy 5,960,000 CLIENT COSTS Q Health .c::;osts.{inc;l decanting) 59,885,000 FF&E+ ICT 100,041,000 PROJECT RESERVE 5.00% FORECAST COST@ JULY 2010 ESCALATION PROVISION Cost Escalation Excl FORECAST PROJECT COST@ JULY 2010 $1,37.6,326,000 -Architectural enhancements to existing buildings -Cost Escalation after July 2010 -Land Costs - Land Holding Costs - Headworks Charges -Goods and Services Tax (GST) Source : Rider Levett Bucknall Page 49 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time 11 Comparison of options to Australasian Health Facility Guidelines Table 10: Comparison of options to Australasian Health Facility Guidelines Front of House X ../ ../ Emergency Department X ../ ../ Inpatients X ../ ../ Maternity X ../ ../ Surgical X ../ ../ Peri Operative X ../ ../ Allied Health X ../ ../ Pathology X ../ ../ Medical Imaging X ../ ../ Pharmacy X ../ ../ Mortuary X ../ ../ Kitchen X ../ ../ Page 50 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time 12 Schedules of accommodation 12.1 Proposed schedule of accommodation The proposed schedule of accommodation has been prepared using Australasian Health Facility Guidelines and information provided by Queensland Health. Table 11: Scope of Level3 seNices to be provided at Logan Hospital Page 51 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--- I 1 I .., -J\O'~l frtl_:f~i1Jjt(-~t~ &[::.~~):_ l ~~~~ Jth; 1~ I " 1 ~ ; ! l ~ I II 1 I \ - 1 - Birthing Unit (part) 1100 NICU 800 Admission Offices 200 A/H GP Clinic 64 L4 Medical Lounge 500 Library 260 Medical/Nursing Administration 700 O&G Offices 300 Orthopaedics Offices 150 Pathology 600 Private Practice Clinic 450 Child Protection Unit 201 Outpatient Clinics 1300 Fi nance/Projects/1 nfection Control 400 L5 Plant Rooms LS Inpatients Area 3870 L7 Inpatient Area 3870 L8 Inpatient Area 3870 3 Level Basement Carpark Helipad above L9 Sub Total 31326 Main Plantroom (below L1 existing ramp) 2500 Circulation & Engineering: Sub Total: 7856 'ti:itafA.r~~~t~9~)it'8:u,'i,J, 'i~;"- , ''ii ,;: 4~'~82 " "'':~tr + :c.,i'''·' ~~~{ l .. ; ,t' ;, - Stage 2: Tower 1- Construct and Fitout Levels 4-8. L4 Allied Health 1740 Supportive Care 565 Renal Day Unit 900 Dental 216 Outpatient Clinics 600 L5 Exec Admin/Secure Store 393 Education/Function Spaces 1750 Staff Areas 1500 Page 52 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time ------ l l 'I ljn P ,_ ~ ; ! [l ~I I I J p j I~ r I' Information Techn ology & Environmental Services 500 L6 Plant Rooms L7 Inpatient Areas 2970 L8 Inpatient Areas 2970 Sub Total 14104 Circulation & Engineering: Sub Total: 4940 total Are~i'$tage 2 ~~z; .. Stage 3: Tower 2 Refurb. area following relocate ICU to L2 Expand Theatres (5) 1400 T3 L3 Expand Endoscopy 100 Expand Day Surgery areas 1000 Expand OT Staff & Support areas 1000 Refurb. area following relocation of Outpatients 1000 Birthing, NICU, Community Midwives Fotout area for Clinical and Cafe to T3 -1960 squ.m. Measurement 500 Fitot area for Transit 500 Lounge Tower3 L1 Admin Offices 1800 Health Promotion 300 Retail 500 L2 ICU 1920 L3 Birthing 1600 NICU 1300 Parent Unit 400 Community Midwives 250 Cafe 60 L4 Adninistration 1320 Education Conference 2300 Function areas Prayer Chaple 66 L5 Plant Room L6 Inpatient area 1100 Page 53 of 88 'PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time ------~------. ~)·~; ~~ Ill ~I) o~·:Jp ~,...~,.~·~1\'fl ' l 11 ~ 111fl!) Jd -· 1 - Deck area 2100 L7 Inpatient area 1100 LS Inpatient area 1100 Sub Total 22716 Circulation & Engineering: Sub Total: 6815 t&tal Aiea-$ftig~~ ;:, t ----- ,.,-- <'• 29531 .,-.,, .• 1 - --. ---- .;'1"-~~~:lll~~ --- ,- "';i!!: -~ - <_k Stage 4: Tower4 L1 Mental Health Unit 2400 L2 Mental Health Unit 1500 L3 Mental Health Unit 1500 Bsement Plant and water tanks Sub Total 5400 Circulation & Engineering: Sub Total: 2640 tlital Are~":stage 4-·_.i:::t -< -- 'it,~_,'i:.:~" _; ... ''so4o' ,,_ -_ '1 ---~!,';_ <'''' ;,,;;.!l~li _.... ~:- --- ?<1 I!~'~ Page 54 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-- c < 0 0:: < w z--' <( "0 --' BUILDING OllER SHO/'vl'll DOTTED V' = ARMSTRONG ROAD EXISTING LEVEL 1 FLOOR PLAN EB Page 55 of88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Diagram 3: Logan Hospital existing Level 2 department plan ][1111]1 ARMSTRONG ROAD [/ = EXISTING LEVEL 2 FLOOR PLAN EB Page 56 ofBB "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Diagram 4: Logan Hospital existing Level3 department plan I L__ -...... ------ EXISTING LEVEL 3 FLOOR PLAN EB Page 57 ofBB "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time 14 Previous staging development plans Diagram 5: Logan Hospital previous staging development plans Silver Thomas Hanley Edwards Bisel & Partners Thomson Adsett Cox MSJ Jackson Architects Woodhead Architects STAGE 1 (1990) STAGE 2 (1991) STAGE 3 (1994) STAGE 4 (1998) Refurbishment (2005) Extension (201 0) M -t ~...J "C !: :Ie ~ N §! 1 ~ • ~c:: Ql E Ql Ill [ ~I [ ., ffi ~ ..... §! ~ ~ Ql New • ...J Existing • Page 58 ofBB "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time 15 External photographic survey Page 59 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time Page 60 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time 16 Conditions survey Department Number: 1.1 Department Name: Engineering Department General description Engineering Department includes the following functional areas: • reception • office • holding bay/store • biomedical area Condition of building fabric Internal: • vinyl floors in all areas • painted plasterboard wall with skirting in all areas • prefinished ceiling tiles in all internal areas. Generally, interior is considered to be in good condition. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 compliance issues Accessibility issues Holding bay I store Department Number: 1.2 Department Name: Mortuary General description Mortuary and the following various relevant functional area: • waiting room • lobby and hand wash station • van parking area • viewing room Condition of building fabric Internal- carpet in waiting room, vinyl floors in all other areas Painted plasterboard wall with skirting in all areas Prefinished ceiling tiles in all internal areas and external cladding soffit in van parking area. Generally, interior is considered to be in good condition. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 compliance issues Accessibility issues Page 61 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Waiting room Lobby and hand wash basin Viewing Room Department Number: 1.3 Department Name: Stores and Environmental Services General description Condition of building fabric Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 compliance issues Accessibility issues Department Number: 1.4 Department Name: Kitchen General Description Kitchen - catering staff and patients. Condition of Building Fabric Internal: • vinyl floors, R12 in slip resistant • painted plasterboard wall with skirting • painter flush ceiling • vitrified tiles in washing areas Generally, interior is considered to be in good condition. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Kitchen Vitrified tiles Loading area Page 62 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Department Number: 1.5 Department Name: Staff dining and amenities General description Staff dining room and amenities with communications room Condition of building fabric Internal: • carpet in staff dining room , vinyl floors in all other areas • painted plasterboard wall with skirting • pre-finished ceiling tiles Generally, interior is considered to be in good condition. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 compliance issues Accessibility issues Staff dining room Entrance to staff dining room Department Number: 1.6 Department Name: Allied Health General Description Allied Health include the departments of: • Physiotherapy (Adult) • Paediatric Physiotherapy/Operating Theatre. • Speech Pathology • Social Work • Nutrition Services • Psychology • Operating Theatre • Rehabilition Condition of Building Fabric Internal: • Carpet in offices, conference rooms, auditoriums, consultation and waiting areas. • Vinyl floors in all other areas, including wet areas and services areas (with slip resistant R11). • Painted plasterboard wall with skirting. • Painted flush ceilings in ambulance entry and waiting rooms in physiotherapy section, pre-finished ceiling tiles in all other areas including wet areas. • Double stud wall in observation rooms between four clinical rooms in Paediatric Physiotherapy/Operating Theatre unit. Page 63 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Generally, interior is considered to be in good condition, except stain on ceiling tiles in Indigenous Health Room. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Typical corridor with hand-wash station Typical day beds Typical waiting area and corridor Stain on ceiling tiles in Double stud wall in Paediatric gym Indigenous Health Room observation rooms Department Number: 1.7 Department Name: Central Sterile Supply Department {CSSD} General Description Sterilizing areas, changing room for staff Condition of Building Fabric Internal: • Vinyl floors in wet areas, R11 slip-resistant in sterilizing areas. • Painted plasterboard wall with skirting. • Pre-finished ceiling tiles in changing room, painted flush ceilings in corridors and sterilizing areas. Generally, interior is considered to be in good condition. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Page 64 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time General sterilizing area Store room Sterilizing area Department Number: 1.8 Department Name: Administration/executive offices and educational services General Description Administration and executive offices and meeting rooms with kitchenette and amenities. Condition of Building Fabric Internal: • vinyl floors in wet areas, carpet in all other areas • painted plasterboard wall with skirting • pre-finished ceiling tiles Generally, interior is considered to be in good condition. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Reception area Staff Room Page 65 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-- Department Number: 2.1 Department Name: Emergency Department General Description Department for emergency services and relevant services supported by the following rooms: • normal bed bays • Paediatric bays • isolation room • amenities • department office, stores and staff area. Condition of Building Fabric Internal • vinyl flooring in most areas, carpet tile in offices • painted plasterboard wall with skirting in general, vinyl finish in dirty utility room • prefinished ceiling tiles and painted flush ceiling depending on room use Generally, interior is considered to be in good condition. A few minor wear and tears noted in shower and corridor and ceiling leaks in New Mob Equipment Bay. Floor in Dirty Utility room has high gradient, prone to falling. Trolleys and bins are placed in hallway, creating hazard in circulation space. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Floor in Dirty Utility room has a non compliant gradient. Compliance Issues Accessibility Issues Trolleys and bins are placed in hallway, causing accessibility issues. Isolation room Emergency department corridor Typical day bed (with bins and trolleys) Page 66 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time Entrance to Paediatric section Wall in shower requires repair. Ceiling tiles in Dirty Utility requires repair Department Number: 2.2 Department Name: Operating Suites, Anaesthetics and Recovery Department General Description Department for operation and relevant services supported by the following rooms: • Operating theatres • Anaesthetics • consultation rooms • recovery area • department offices, staff area and stores Condition of Building Fabric Internal • vinyl flooring in most areas, carpet tile in tutorial room and one of the consultation rooms • painted plasterboard wall with skirting in all rooms • prefinished ceiling tiles and painted flush ceiling depending on room use Theatres 1 and 2 are older, generally, theatres and Anaesthetics are in fair condition, Recovery Department is in good condition. Few minor wear and tears noted in theatre 1 and 2 and stains on vinyl floor in theatre 4. Doors to theatres are generally very worn. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Over-crowded storage and corridors creating a fire hazard and accessibility issues. Page 67 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Recovery Theatre 4 with stain on floor. Anaesthetics rooms for theatre 6. Department Number: 2.3 Department Name: Intensive Care Unit General Description Department for intensive care and relevant services supported by the following rooms: • Intensive Care bedrooms • sanitary facilities • reception, waiting and recovery area • department office, staff area and stores Condition of Building Fabric Internal • vinyl flooring in most areas, carpet tile in waiting/recovery area, staff areas and offices • painted plasterboard wall with skirting in all rooms • prefinished ceiling tiles and painted flush ceiling depending on room use Generally, interior is considered to be in good condition. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Typical bed bay Staff offices Staff station Page 68 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time Department Number: 2.4 Department Name: Day Surgery General Description Department for LPOS and relevant services supported by the following rooms: • pre-operation services • sanitary facilities • reception, waiting and recovery area • department office, staff area and stores Condition of Building Fabric Internal • vinyl flooring in most areas, carpet tile in waiting/recovery area, staff areas and offices • painted plasterboard wall with skirting in all rooms • prefinished ceiling tiles and painted flush ceiling . depending on room use Generally, interior is considered to be in good condition. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Department Number: 2.5 Department Name: Clinical measurement General Description Department for Clinical Measurement and relevant services supported by the following rooms: • pre-operation services • sanitary facilities • reception, waiting and recovery area • department office, staff area and stores Condition of Building Fabric Internal • vinyl flooring in most areas, carpet tile in waiting/recovery area, staff areas and offices • painted plasterboard wall with skirting in all rooms • prefinished ceiling tiles and painted flush ceiling depending on room use Generally, interior is considered to be in good condition. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Page 69 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Department Number: 2.6 Department Name: Obstetrics and Gynaecology General Description Reception and offices supporting Birthing Unit with sanitary facilities and staff areas Condition of Building Fabric Internal • carpet tile in offices and corridors • painted plasterboard wall with skirting in all areas • prefinished ceiling tiles Generally, interior is considered to be in fair condition. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Department Number: 2.7 Department Name: Birthing General Description Birthing rooms with sanitary facilities and staff areas Condition of Building Fabric Internal • vinyl flooring • painted plasterboard wall with skirting in all areas • prefinished ceiling tiles Office walls are stained and fairly worn, generally, interior is considered to be in fair condition. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Joinery in birthing room creates working hazard. (see photo below) Corridor Reception Page 70 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time Typical birthing room Joinery causing working hazards Department Number: 2.8 Department Name: Medical Imaging General Description Department for medical imaging and relevant services supported by the following rooms: • reception and waiting • offices • stores and filing • sanitary facilities Condition of Building Fabric Internal • vinyl flooring in general and carpet in offices and reception areas • painted plasterboard wall with skirting in all areas • prefinished ceiling tiles Generally, interior is considered to be in poor condition. Several obvious wear and stains noted in high traffic and staff areas. Only reception and waiting area has better condition. Numerous internal wall changes being done at time of audit. Structure • brickwork/masonry wall • concrete slab and partly original timber floor • recently installed special concrete slab for MRI machinery. Building Code of Australia 2009 Compliance Issues Accessibility Issues Crowded corridors causing accessibility hazards. Entrance (left) from Hospital street. Reception Page 71 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--- Department Number: 2.9 Department Name: Outpatients Unit General Description Department outpatients consultation and relevant services supported by the following rooms: • consultation rooms • reception and waiting • offices • stores and filing • sanitary facilities Condition of Building Fabric Internal • vinyl flooring in general and carpet in offices and reception areas; reception floor is partly timber • painted plasterboard wall with skirting in all areas • prefinished ceiling tiles Generally, interior is considered to be in poor condition. Severe leakage problems in some areas, causing damage to ceiling tiles and walls. Several obvious wear and stains noted in high traffic and staff areas. Timber floor in reception area is uneven causing safety issues. Structure • brickwork/masonry wall to external • timber framed walls to internal • concrete slab and partly original timber floor • constant repair of the flooring at reception causes uneven levelling. Building Code of Australia 2009 Timber floor in reception area is uneven causing safety issues. Compliance Issues Accessibility Issues Waiting area in corridors cause accessibility issues. Workstations placed in corridors due to lack of space. Page 72 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--- Waiting area and reception Stains on ceiling tiles due to leaking. Page 73 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--- General Description Main entry of the Hospital. Double volume foyer I reception area for check-in and information. Condition of Building Fabric Newly renovated, in fairly good condition. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Department Number: 2.11 Department Name: Pathology General Description General consultation rooms with relevant services supported by reception, offices, sanitary services and storage Condition of Building Fabric Internal: • vinyl flooring in most areas, carpet reception and waiting area • painted plasterboard wall with skirting in all rooms • refinished ceiling tiles in most areas and painted flush ceiling in reception Generally, interior is considered to be in good condition. Only walls in reception and waiting areas are fairly worn. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Entrance from Hospital Street Waiting area Page 74 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Department Number: 2.12 Department Name: Pharmacy General Description Workspace for pharmacists and drug store with sanitary seNices. Reception and staff areas Inadequate tea room size for 50 staff. Condition of Building Fabric Internal: • carpet in office, reception and waiting area, vinyl flooring in all other areas • painted plasterboard wall with skirting in all rooms • prefinished ceiling tiles in most areas and painted flush ceiling in reception Generally, interior is considered to be in fair condition. Only ceiling tiles in storage area are fairly worn. Structure • brickwork/masonry walls to external • timber framed walls to internal • concrete slab Building Code of Australia 2009 Insufficient storage spaces causing non compliant walkways. Compliance Issues Door to accountable medical store removed due to lack of space. Accessibility Issues Staff room too small to cater for increasing staff numbers. Bulk store Preparation area Chipped wall paint Insufficient storage space. Department Number: 2.13 Department Name: Canteen General Description Workspace for canteen includes: • counter • preparation (back of kitchen) • dining area (internal and external) Condition of Building Fabric Internal: • vinyl flooring in all areas • painted plasterboard wall with skirting in all rooms • prefinished ceiling tiles in most areas Generally, interior is considered to be in fair condition. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Page 75 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time Department Number: 2.14 Department Name: Oncology General Description Supportive care unit with following rooms: • wards • reception • offices and meeting rooms • stores • beverage bays • sanitary facilities Condition of Building Fabric Internal: • carpet in offices and meeting rooms, reception corridors, vinyl flooring in all other areas • painted plasterboard wall with skirting in all areas • prefinished ceiling tiles in most areas and painted flush ceiling in cleaner's room Overall, interior of the whole department is considered to be in fair to poor condition. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Entry Corridor Treatment area Department Number: 2.15 Department Name: Renal Dialysis General Description Renal care unit with following rooms: • Wards • Reception • Offices and meeting rooms • Stores • Beverage Bays • Sanitary facilities Page 76 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time Condition of Building Fabric Internal: • Carpet in offices and meeting rooms, reception corridors, vinyl flooring in all other areas • Painted plasterboard wall with skirting in all areas • Prefinished ceiling tiles in most areas and painted flush ceiling in cleaner's room Overall, interior of the whole department is considered to be in fair to poor condition. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Entry Storage Department Number: 2.16 Department Name: Endoscopy General Description Endoscopy services with following rooms: • wards • procedure room • reception • offices and meeting rooms • stores • beverage bays • sanitary facilities Condition of Building Fabric Internal: • carpet in offices and meeting rooms, reception corridors, vinyl flooring in all other areas • painted plasterboard wall with skirting in all areas • prefinished ceiling tiles in most areas and painted flush ceiling in cleaner's room Generally, interior is considered to be in good condition. The department is fairly new. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Page 77 of88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time Reception Entrance Department Number: 2.19 Department Name: Audiology General Description Audiology services with following rooms: • audiology room • reception and waiting • offices and meeting rooms • stores and filing • sanitary facilities Condition of Building Fabric Internal: • carpet in offices and meeting rooms, reception and corridors, vinyl flooring in all other areas • painted plasterboard wall with skirting in all areas • prefinished ceiling tiles in most areas and painted flush ceiling in reception Generally, interior is considered to be in fair condition. Wall paints apparently worn in reception Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Page 78 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Entrance Department Number: 2.20 Department Name: Dental General Description Dental services with following rooms: • reception and waiting • offices and meeting rooms • procedure rooms • stores and filing- fairly crammed • sanitary facilities • beverage bays Condition of Building Fabric Internal: • carpet in reception and waiting only, vinyl flooring in all other areas • painted plasterboard wall with skirting in all areas • prefinished ceiling tiles in most areas and painted flush ceiling in reception Generally, interior is considered to be in fair condition. Reception and waiting area have relatively better condition. Structure • brickwork I masonry wall to external • timber framed walls to internal • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Entry Corridor Waiting area Page 79 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--- Department Number: 2.21 Department Name: Wards 2A, 28, 2C Mental Health General Description Wards 2A, 28, 2C Mental Health has following departments: • Ward 2A Adolescent Mental Health • Ward 28 Adult Mental Health • Ward 2C Mental Health Unit and Adult observation unit • office Condition of Building Fabric Internal: • carpet in reception, corridors and stores, tiles in sanitary facilities areas, vinyl floors in all other areas • painted plasterboard wall with skirting in all areas • prefinished ceiling tiles in all areas • Ward 2A and B in fairly good condition. Ward 2C Observation Unit in fairly poor condition. Some cracked ceiling tiles in adult mental health unit. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Entry to adolescent mental health unit. Corridor to offices Common room Page 80 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Bedrooms in adolescent mental health unit Typical bedrooms in mental health unit Stained ceiling tiles and carpet in mental health unit Page 81 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC---does not represent Queensland Health policy at this time Department Number: 2.23 Department Name: Maternity and Obstetrics General Description Maternity and obstetrics services with following rooms: • wards • reception and waiting • offices and meeting rooms • stores • sanitary facilities • beverage Bays Condition of Building Fabric Internal: • carpet in reception, corridors and stores, tiles in sanitary facilities areas, vinyl floors in all other areas • painted plasterboard wall with skirting in all areas • prefinished ceiling tiles in all areas Generally, interior is considered to be in fair to poor condition. Ceiling condition is generally poor. Floors in high traffic areas are poor. Wards are relatively in better condition. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Entry Corridor Baby bathing room Department Number: 2.24 Department Name: Paediatrics General Description Paediatrics medical care with following rooms: • wards • Isolation rooms • reception and waiting • offices and meeting rooms • stores • sanitary facilities • beverage bays Condition of Building Fabric Internal: • carpet in reception, offices and meeting rooms, tiles in sanitary facilities areas, vinyl floors in all other areas • painted plasterboard wall with skirting in all areas Page 82 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time • painted flush ceiling in Isolation rooms, reception, offices and meeting rooms. Prefinished ceiling tiles in all other areas Generally, interior is considered to be in fair condition. Several moderate wear and tears noted in various areas. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Entry Entry Department Number: 2.25 Department Name: Palliative Care General Description Palliative care with following rooms: • wards • reception and waiting • offices and meeting rooms • stores • sanitary facilities • beverage bays Condition of Building Fabric Internal: • carpet in reception, offices and meeting rooms, corridors and stores, vinyl floors in all other areas • painted plasterboard wall with skirting in all areas • prefinished ceiling tiles in all areas Generally, interior is considered to be in fair condition. Moderate wear and tears noted in wards. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Page 83 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--does not represent Queensland Health policy at this time Entry corridor Entry corridor Non compliant floor for hand wash station Corridor Office Typical one bed room Department Number: 2.26 Department Name: Ward 2H Surgical Inpatient General Description Surgical inpatient with following rooms: • wards • reception and waiting • offices and meeting rooms • stores • sanitary facilities • beverage bays Condition of Building Fabric Internal: • carpet in reception, offices and meeting rooms, corridors and stores, vinyl floors in all other areas • painted plasterboard wall with skirting in all areas • prefinished ceiling tiles in all areas Generally, interior is considered to be in fair condition. Moderate wear and tears noted in wards. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Page 84 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--- Typical two bedroom Assisted bath room Typical one bedroom Department Number: 2.27 Department Name: Ward 21 Orthopaedics General Description Orthopaedic care with following rooms: • wards and rehabilitation rooms • offices • sanitary facilities Condition of Building Fabric Internal: • carpet in offices and corridors, vinyl floors in all other areas • painted plasterboard wall with skirting in all areas • prefinished ceiling tiles in all areas except ceiling above reception counter Generally, interior is considered to be in good condition. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Department Number: 2.28 Department Name: Administration for Department of Surgery and Orthopaedic General Description Administration offices for Department of Surgery and Orthopaedic with sanitary facilities Condition of Building Fabric Internal: • vinyl floors in wet areas, carpet in all offices and corridors • painted plasterboard wall with skirting in all areas Page 85 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--- Reception Kitchenette Department Number: 3.1' 3.2, 3.3 Department Name: Coronary Care Unit, Medical Inpatient Ward 3A & 38 General Description Coronary care facilities including: • wards • Department offices • reception • stores • sanitary facilities • beverage bays Condition of Building Fabric Internal: • carpet in offices, corridors and reception • vinyl floors in wards, beverage bays and cleaner's rooms • floor tiles in other wet areas • painted plasterboard wall with skirting • pre-finished ceiling tiles in all rooms, except painted flush ceilings in reception area Generally, interior is considered to be in fair condition. The department is considered to be one oft he oldest part of the Hospital. Apparent wear and tears on doors, floor carpets and tiles, walls and ceiling tiles noted in most areas. Structure • brickwork/masonry wall • concrete slab Building Code of Australia 2009 Compliance Issues Accessibility Issues Page 66 of BB "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time Typical ward Additional room Typical work space Corridor Typical worn out door Worn ceiling tile Existing elevation Page 87 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC--- Page 88 of 88 "PRINTED COPIES ARE UNCONTROLLED" Endorsed by HIPEC-does not represent Queensland Health policy at this time