Old Government House Brisbane

Home , Charles Tiffin, Lumber room

OLD GOVERNMENT HOUSE BRISBANE

OLD GOVERNMENT HOUSE A preliminary assessment of conservation and adaptation works for QUT

OLD GOVERNMENT HOUSE

CONTENTS i

1 INTRODUCTION 1

THE QUT BRIEF 1 PREVIOUS REPORTS & DOCUMENTS & APPROVALS 2 ROOM NAMES 2 COST ESTIMATES 2

1.2 A LONGER TERM VIEW 3

OLD GOVERNMENT HOUSE PROJECT AND THE QUEENSLAND HERITAGE COUNCIL 3

1.3 EXECUTIVE SUMMARY 4

THE BUILDING CODE OF AUSTRALIA 4 NEW USES 4 STAGED WORKS 4 COSTINGS 5

2 HISTORY AND SIGNIFICANCE 6

2.1 THE COLONY OF QUEENSLAND 6

2.2 GOVERNMENT HOUSE 7

PLANNING AND ROLES 7 EXTENSIONS 8

2.3 OTHER USES 10

2.4 STATEMENT OF SIGNIFICANCE 11

3 CONDITION ASSESMENT 14

3.1 INTERIOR 14

CELLAR 14 GROUND FLOOR 14 FIRST FLOOR 15

3.2 EXTERIOR 15

OLD GOVERNMENT HOUSE

CONTENTS ii

3.3 BUILDING CODE OF AUSTRALIA AUDIT 21

4 RECOMMENDED WORKS 23

4.1 URGENT WORKS 23

4.2 IMMEDIATE WORKS 24

4.3 EXTERIOR WORKS 25

4.4 INTERIOR WORKS 26

STAGE 1: BILLIARD ROOM AND SECRETARY’S AND ADC OFFICE 28 STAGE 2: REAR SERVANT’S AND GOVERNOR’S STAFF AREAS 29 STAGE 3:UPSTAIRS FRONT PRIVATE ROOMS 29 STAGE 4:REAR KITCHEN WING 30 STAGE 5: DOWNSTAIRS FRONT RECEPTION ROOMS 30 TYPICAL SCOPE OF WORK 30 SERVICES 31 ACCESS 32

4.5 COSTINGS 32

5 THE LANDSCAPE 33

6 APPENDIX 36

6.1 ROOM NAMES 36

6.2 BUILDING CODE OF AUSTRALIA 38

INTRODUCTION 39

METHODOLOGY 39

RESEARCH 39

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CONTENTS iii

BUILDING ACT AND REGULATIONS 39 CERTIFICATE OF CLASSIFICATION 39

DESCRIPTION OF THE BUILDING 39

PART A – GENERAL PROVISIONS 41 PART B – STRUCTURE 41 PART C – FIRE RESISTANCE 41 PART D – ACCESS AND EGRESS 43 PART E – SERVICES AND EQUIPMENT 46 PART F – HEALTH AND AMENITY 48 RECOMMENDATIONS 49

6.3 COST ESTIMATES 52

OLD GOVERNMENT HOUSE 1 INTRODUCTION 1

1 INTRODUCTION

ld Government House is one of the earliest buildings in Queensland Oand is significant as the only purpose built governor’s residence in the state and as part of the establishment of tertiary institutions in the state. The National Trust of Queensland has occupied the building since the 1970s with some shared use by QUT. The National Trust has made a decision to move to new premises in the former DPI building in William Street and Old Government House is now at a point where its lease by QUT is foreseeable. QUT are now seeking broad advice on the condition of the building and the likely cost to conserve and adapt the building for its new uses to inform QUT’s budget process for the next several years.

T HE QUT BRIEF

The brief from QUT Facilities Management identifies two primary tasks. The first task was:

to prepare a condition assessment of the interior and exterior and recommendations for urgent works and immediate works to identify packages and costs for conservation works which may be staged in the future eg Meeting Room, kitchen wing etc to carry out a BCA audit

The second task was:

to review the design of the landscaped areas adjacent to the house including the kidney lawns, connections to V Block and the bridge link to prepare an application for the approval of the Queensland Heritage Council.

On the matter of landscape proposals our response to the brief stated inter alia:

Following careful consideration of this issue we believe it is sensible to carry out a heritage analysis of all the land surrounding the house before undertaking any more concepts. Some work has been done by the NTQ on this issue which should assist with the historical research.

A single concept should then be prepared for the whole area which balances heritage considerations, student requirements, pedestrian flows and the use of the area. This work will require negotiation with the NTQ and the DPW before an application is made to the Queensland Heritage Council.

OLD GOVERNMENT HOUSE 1 INTRODUCTION 2

For this stage we have allowed to work with Tract Consultants to prepare a preliminary diagram suitable for costing purposes only. No allowance has been made for Section 37 applications.

As a part of this study we have therefore carried out preliminary work sufficient to enable landscape architects Tract Consultants to develop a concept plan to allow broad costings only. We emphasise that, like other tasks undertaken in this study, it will be necessary to carry out detailed investigations before schematic designs are developed and any heritage approvals are sought.

P REVIOUS REPORTS & DOCUMENTS & APPROVALS

The National Trust, the Department of Public Works and QUT have prepared a number of conservation plans for the building and the surrounding area during the past decade. Each of the studies provides a different insight into aspects of the history and significance of the building and all are useful in different ways. These studies should all be consulted where appropriate to guide decision making until a single conservation plan is developed.

R OOM NAMES

For the purposes of this study room names are those used in the last period of use of the house by the governor. Annotated drawings indicate the history of room names for the house during its use by the governor. These drawings are included in the appendix.

C OST ESTIMATES

Jim Ford of Construction Cost Associates Quantity Surveyors has prepared estimates of cost for the works. It should however be noted that there is a potential for some variation in the costs identified for several reasons.

First, the opening up of an existing structure may highlight problems at present not anticipated. For example, the removal of the existing roof sheeting may reveal more than expected damaged to the roof boards which will need to be rectified.

Second, the work throughout the house will require the skills of a range of artisans including specialist joiners, painters, roofers and electricians. At this time it is difficult to quantify the work to repair each element or portion of historic fabric and a generous allowance has been made for these items.

Third, assumptions have been made about the quality of elements to be introduced - rugs, window coverings and light fittings. These will

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depend on the philosophy adopted for conservation and adaptation of the site and building.

Finally, assumptions have been made about the use of the building which will need to be resolved to enable detailed costings to be developed.

1.1 A LONGER TERM VIEW

Given the sensitive nature of the project from both a political and heritage point of view and given the Vice-Chancellor’s view for this project to be a “world’s best practice conservation project” it is prudent to set out an ordered process for making any decisions about the building.

This report is a preliminary task in that process. Other tasks necessary before construction programs can be established include:

1. The preparation of a detailed condition survey of the interior and exterior of the building. This will allow repair works to be documented in packages and will allow long term plans for maintenance to be budgeted.

2. The review and consolidation of the existing conservation plans into a single document.

3. The development of a detailed architectural brief for the project. This process must understand both the constraints and opportunities of the building.

4. The preparation of schematic designs in accordance with the architectural brief.

5. The preparation of detailed costings.

6. Application to the Queensland Heritage Council for heritage approvals for the schematic designs.

7. The documentation, heritage approval and construction of all stages of work.

O LD GOVERNMENT HOUSE PROJECT AND THE Q UEENSLAND H ERITAGE C OUNCIL

The conservation and adaptation of this building is like no other project undertaken to date by QUT. While QUT has now had several years of experience in managing historic sites including the Technical College group and the Creative Industries sites both of which are included in the Queensland Heritage Register, this site has special values which will require a more considered approach.

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The Queensland Heritage Council (QHC), the body charged with protecting the Cultural Heritage Significance of places in the Register is likely to be far more concerned with the process for making decisions and the details of any changes. That stricter approach will come from the high order of cultural significance of the place and the fragile nature of the building fabric.

1.2 E XECUTIVE SUMMARY

The study finds that Old Government House is one of the most significant buildings in Queensland and that there will inevitably be constraints in conserving and adapting the place for new use. The building is in a reasonable condition and there are few technical or construction reasons why adaptation for new uses should be limited.

T HE B UILDING C ODE OF A USTRALIA

The building has been assessed for compliance with the Building Code of Australia. Two areas will require some attention to ensure they comply. The first is in the provision of new fire detection and fire fighting systems and the provision of safe evacuation for occupants of the building. Upgrading of existing equipment and a further assessment by a fire engineer will be necessary to determine and resolve non-compliance in this area. The second is in the provision of disabled access both into and throughout the building that will require the installation of ramps and lifts in parts of the building.

N EW USES

New uses may be explored for the building based on an understanding of those qualities that make the building culturally significant.

While the significance of Old Government House as the first building used by the University of Queensland and as teaching areas for the growing QIT is acknowledged, the surviving fabric in the building clearly demonstrates the design of the building as a purpose built governor’s house.

S TAGED WORKS

The conservation of the building may be carried out in several stages. It is however important that a master plan be prepared for the works and that sufficient detail be developed to allow a structured approach and one which will minimise any impact of works on the historic fabric.

The work identified may be carried out in the following stages:

Urgent works: that work necessary to rectify problems of deterioration which may be putting the building at risk.

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Immediate works: that work necessary to enable the University to begin to use the building and to mark the change in management of the facility. Exterior works: that work necessary to the exterior of the building to ensure its long term conservation. Interior works: staged works for the various parts of the building may be Stage 1: Billiard Room and Secretary’s & ADC Office Stage 2: Rear Servant’s and Governor’s Staff Areas Stage 3: Upstairs front private rooms Stage 4: Rear kitchen wing Stage 5: Downstairs front reception rooms Landscaping works: that work to the kidney lawn and adjacent to the house to conserve historic fabric and setting.

C OSTINGS

On the basis of planning work proposed as part of this document cost estimates are as follows:

Item Cost Urgent works $152,555.00 Immediate works $366,066.00 Exterior works $145,213.00 Interior works: staged works for the various parts of the building may be Stage 1: Billiard Room and $203,866.00 Secretary’s Office Stage 2: Rear Servant’s and $325,129.00 Governor’s Staff Areas Stage 3: Upstairs front $224,618.00 private rooms Stage 4: Rear kitchen wing $102,943.00 Stage 5: Downstairs front $512,893.00 reception rooms Sub total $1,369,449.00 $2,033,283.00 Landscaping works $794,997.00 Services generally $453,504.00 Disabled access $200,826.00 QUT on costs $348,260.00 * data and communications costs $70,000.00 TOTAL COST $3,900,870.00

*This amount has been added by officers of QUT to cover additional data and communications which may be necessary for the project. For budgetary purposes, the budget of some $3.91 million has been rounded up to an amount of $4 million.

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2 HISTORY AND SIGNIFICANCE

ld Government House is one of the major buildings of colonial O Queensland. The first construction decision undertaken by the newly formed Queensland Parliament in 1859, Old Government House was completed in 1862 to a design by the first Colonial Architect of Queensland, Charles Tiffin. The house was built before the adjacent Houses of Parliament, constructed in 1865-8, demonstrating the importance of the role of the Governor in colonial society.

2.1 T HE COLONY OF QUEENSLAND

For the first few decades of its European settlement, Queensland was part of New South Wales and was largely administered from Sydney. The Moreton Bay penal colony was established on the northern bank of the Brisbane River as a place of secondary punishment, away from Sydney. The gaol functioned until 1842 when the area was thrown open to free European settlement. The town of Brisbane was created amid the penal infrastructure already established. Other settlements had been formed in Ipswich, Maryborough and the Darling Downs by this time. However, the entire area of Queensland remained under control of the Governor of New South Wales, at least until responsible government was introduced in the mid 1850s.

The growing settlements of Brisbane and places north and west campaigned for the creation of a separate colony in the north. These demands were finally met in 1859 when the British Parliament passed an act creating the independent colony of Queensland.

The British Colonial Office appointed Sir George Bowen, late of Greece, to the position of Governor of the new colony. He arrived in December 1859 to commence the position, bringing with him his private secretary, Robert Herbert. The best house in the town to that time, Adelaide House, a two storey stone dwelling overlooking the Brisbane River at Petrie Bight, was leased as Government House, Sir George Bowen’s first official residence in Queensland. From the first floor balcony of this residence Bowen read the declaration of creation of separate colony of Queensland.

The first Queensland Parliament was accommodated in rooms in the former prisoners’ barracks, the largest building in town. Before elections could take place the members of the first Queensland Parliament were appointed by the Colonial Office (and George Bowen). Among the first decisions made by the Parliament was the construction of a permanent Government House. A site for a proposed Government House had been set aside some years earlier by the New South Wales government, through a public petition. Located at Gardens Point at the end of George Street the site was adjacent to the Botanic Gardens, with the Brisbane River on two sides. The site would ensure the vice-regal residence an

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appropriate landscaped setting, reflecting contemporary tradition and practice.

2.2 G OVERNMENT HOUSE

The design of Government House was entrusted to the Colonial Architect, and the former Clerk of Works at Moreton Bay, Charles Tiffin. Tiffin had arrived in the colonies from England in 1855 and had worked in both Victoria and Tasmania before arriving in Queensland. Parliament voted a sum of £10,000 for the construction of the house and Tiffin prepared the working drawings and specifications.

With its Classical, Palladian and some picturesque influences the design of Government House reflected Tiffin’s English background, together with the prevailing ideas of what constituted a fine villa for the upper classes of the period. It was however conceived and constructed to a budget, reflecting Queensland’s nascent development. When compared to other Australian Government Houses the Queensland one is much smaller and perhaps less ostentatious. The builder Joshua Jeays won the tender for construction and commenced work in October 1860. A further £7,000 was found necessary to complete the building and Parliament voted this money.

Government House was a two storey building constructed of porphyry stone with sandstone facings and arcaded verandahs at ground level with semi-circular piazzas along the two side elevations. A contemporary description referred to the house being furnished in an exceedingly tasteful manner. Most of the furniture came from suppliers in Sydney with more than £1,700 being spent on furniture and fittings. Joinery throughout the building was cedar. Marble chimneypieces and mantelpieces were imported as were gas chandeliers and carpets. A dinner service was also imported from England and indeed later a piano was imported as well.

P LANNING AND ROLES

The formal section of the house accommodated the Governor and his family over two levels, while the rear wings contained rooms for the servants and Governor’s staff. The rooms throughout the Governor’s part of the house were generous and reflected a high standard of finish. Rooms in the service wing were understandably smaller. The house was planned so that the two ‘parts’ of the house acted separately from one another and indeed a wall divided the house, front from back. A visitor to the house could move about in the formal part of the house and be forgiven for thinking that was all there was of the house.

Government House had to fulfil many roles and the design of the house and its placement on the site reflected this. The entrance and formal rooms and spaces faced the Brisbane River, away from the township,

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while the official rooms and other offices faced the north-east and the Botanic Gardens. The private, residential section faced the river to the south-west, the most sheltered of the four elevations of the house, while the service wings faced the north-west. In order to emphasise the social distinction of the governor the house was placed some distance away from the entrance to the Domain off George Street and indeed the carriage drive curved around to the south to keep the view of the main elevation of the house hidden until the last moment; a device which heightened and emphasises the social distance of its occupants.

However Tiffin’s design of the house allowed for the contemporary distinctions between class and gender to be expressed in a unified whole, not only in planning but also in the room volumes and their proportions. English country houses of the time showed strong gender divides – at Government House the north-east or Botanic Gardens elevation was the male side of the building, accommodating the Governor’s library, the dining room and offices for his staff, with his bedroom on the first floor overlooked the gardens. The south-west elevation facing the river contained a drawing room, a private morning room and on the first floor nurseries and further bedrooms. Dividing these two areas was the central hall on the ground floor, the focal space in the building that rose through both levels.

A few years after Government House was finished work started on the Houses of Parliament, a short distance to the north-west of Government House facing George Street and the Botanic Gardens. The placement of these buildings reflected the tradition in the colonies of a close connection between Government House and Parliament House. This embodied the role of the Governor within the Executive; the actions of the Parliament occurred in close proximity to the Governor, who could metaphorically keep his eye on the Parliament. Indeed the governor’s library was used for meetings of the Executive Council for some time.

E XTENSIONS

The house was quite small and a number of extensions and alterations were made over time to remedy these shortcomings. In 1872-3 a single storey kitchen wing was constructed at the rear of the house. Roofs were constructed to the first floor balconies and piazzas in 1872-4, while a porte cochere was added to the front entrance in 1878. Water closets and basins were installed within the courtyard space behind the main staircase in 1879, and housekeepers’ rooms were built in 1889. The original slate roof was replaced in 1896 by wide pan galvanised iron.

The house lacked a ballroom, and over time this proved to be a major fault for Queensland society. Dances were held at the house but were not great successes and suffered from cramped conditions. Although newspapers and commentators called for the construction of a ballroom at Government House, it did not happen. Better luck was found in the

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provision of a billiard and smoking room in 1899, sited to face the garden front and along the “male” side of the house.

1 The ground floor showing the date of the major extensions and alterations.

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2 The first floor showing the date of the major extensions and alterations. 2.3 O THER USES

The building had proved unsuitable as a Government House. In 1909, Government House was declared the site of the University of Queensland, the first such institution for the state. The decision to locate the University here was the culmination of many years arguing about a suitable site, tensions between the government of the day and the incumbent Governor, and the rushed decision to commemorate the 50th anniversary of the separation of Queensland. Another house, Fernberg at Bardon was chosen as a temporary Government House pending the construction of a new building at Victoria Park.

The first University students were enrolled in 1911. Changes were made to accommodate classes and office space. The billiard room was converted for use by the University Senate. However the building also proved unsuitable as a University, and by the 1920s another, permanent site had been chosen for the development of the University of

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Queensland, at St Lucia on a riverside site. In 1937, Fernberg became the permanent Government House.

Although the first university buildings at St Lucia were opened in 1949, some University functions remained at George Street into the 1950s and 1960s. By this time the Central Technical College, established in the Domain grounds at the same time as the University also used Government House for teaching and the accommodation of staff. By the early 1970s and with a rising awareness of the historical values of the building the Queensland Department of Works assumed responsibility for the refurbishment of the building, and carried out a range of work.

In 1973 the government further resolved to make the house available to the National Trust of Queensland as an administrative centre over succeeding years. Further funding was acquired by the National Trust for restoration works and in the late 1980s the Trust adopted a policy of presenting the building as a house museum, concentrating on the restoration of the public, front rooms of the house.

In the over 150 years of the buildings history it was the residence for Queensland Governors for a little over 40 years. From 1909 until the mid 1970s the house was a centre for learning, first as the University of Queensland and later as part of the Central Technical College and its successors. For the last 30 years it has been the home of the National Trust of Queensland.

Notwithstanding the uses of the building for the majority of its life as other than the Governor’s residence, remarkably little change has taken place to early fabric. Some fittings and finishes have been lost but the early planning and detail dating from the 19th century and representing that period and part of Queensland’s history remains.

2.4 S TATEMENT OF SIGNIFICANCE

The Burra Charter of Australia ICOMOS, the recognised standard for conservation work in this country, defines cultural significance as aesthetic, historic, scientific, social or spiritual value for past, present or future generations. Cultural significance is embodied in the place itself, its fabric, setting, use, associations, meanings, records, related places and related objects. Places may have a range of values for different individuals or groups. Old Government House is culturally significant for a number of reasons including:

The house demonstrates the particular nineteenth century society and upper class living with its formal spaces and rooms, private residential areas and the service wings reflected in the house’s planning and architectural form.

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As the only purpose-built Government House in Queensland the building demonstrates a rare aspect of Queensland’s history, and the importance of the Governor in colonial Queensland. The house is important in terms of its contribution to early Queensland political and social history.

As the Governor’s house, the building has a strong association with the first 10 Governors of Queensland and the role of the Governor itself.

The house is a fine piece of domestic architecture of the mid nineteenth century period, a combination of Classical traditions and the emerging influence of the picturesque

The house has aesthetic value as one of the grandest nineteenth century houses in Brisbane and Queensland. The building was constructed of high quality materials throughout, with generous 3 room volumes, cedar joinery and fine finishes. The dining room verandah ca 1908 showed the verandah was filled with plants, rugs and blinds.[National Trust of Queensland collection] The building has a strong association with the work of Charles Tiffin, the first Colonial Architect of Queensland. It was the major work of his tenure (together with Parliament House).

The building has special associations with tertiary education in this state, as the site of the first University of Queensland and through its later use by the Queensland Institute of Technology (later QUT). It also has a special association with the National Trust of Queensland, as its headquarters building for many years.

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4 The dedication of Government House as Queensland University in 1909 showed the decoration of the house and the large number of crowds as the focus of celebrations.[John Oxley Library, Neg No 110015

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3 CONDITION ASSESMENT

his section addresses the condition of Old Government House, based Ton a general inspection of the building carried out in July 2002. The interior of the roof space, sub-floor spaces and building services were not inspected as part of this present exercise. Parts of the building occupied by the chaplaincy and the mosque were not inspected. The condition of the flooring could not be assessed in any detail due to the presence of floor finishes or because of furniture and stored items.

The building is generally in a sound and stable condition. It is clear that conservation work has been progressively carried out over many years and this is reflected in the condition generally and of the various parts. More detailed schedules of work carried out by the National Trust of Queensland and the State Government are set out in Old Government House Conservation Plan 1995 prepared by the National Trust of Queensland.

Specific defects are noted in the following text and accompanying drawings.

3.1 I NTERIOR

The ground floor reception rooms have been repaired and redecorated, commencing with the former Governor’s library in 1986. The sliding cedar doors were repaired where damage from white ants had occurred. Conservation of other rooms followed 1992 and some of the smaller rooms were conserved including the reconstruction of plaster ceilings, the installation of new floor covering and repainting. Work to some rooms remains incomplete.

C ELLAR

The cellar beneath the rear service wing is damp, with consequent flaking paint apparent.

G ROUND F LOOR

The recently conserved and redecorated rooms – including the former Public Hall, Dining Room, Drawing Room and the servery are all in good condition. The former Governor’s library, conserved in 1986, now has some deterioration of paint finishes.

Some of the partially conserved rooms and other rooms in general, have flaking paint, minor cracking and worn floor coverings. Some repaired and patched surfaces remain unpainted and joinery unrestored.

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The former Billiard Room features extensive timber wall panelling, the clear finish on which is yellowed and flaking. Timber joinery in the reception rooms generally is in sound condition and has been restored. Elsewhere its condition varies.

F IRST FLOOR

Little conservation work on the first floor is recent although the glazed roof lantern was rebuilt during the period of the Trust’s occupation. Most rooms have some deterioration of paint finishes to walls and ceilings and many have some cracking to walls. Floor finishes are generally worn. There is evidence in several places of deterioration caused by damp – most likely from rainwater entry via the roof.

Some extensive damp and resultant decay occurs in the eastern bathrooms at the rear of the main stair. This appears to be caused, at least in part, by an overflowing cistern. The corresponding bathrooms to the west have had relatively recent conservation work carried out.

Timber joinery is generally in sound condition – some has been stripped but not polished, some remains painted, and some has been restored.

As with the ground floor, some first floor rooms have had repairs made but not completed.

3.2 E XTERIOR

Exterior repairs and conservation work was undertaken by the Queensland Department of Works, most in the later 1970’s. The work at this time included stonework repairs and reconstruction of verandahs as well as the introduction of slate finished concrete to ground floor verandahs.

The stonework remains overall in good condition but with several areas of notable exfoliation and heavy weathering. Some exfoliation also occurs adjacent to the slate-paved verandahs and adjacent to a concrete slab to the east. There is also some weathering of pointing to stone joints and staining around the parapet to the former billiards room. Painted elements, such as doors, windows, shutters, verandah soffits and fascias are in good condition, with the paint finish quite sound.

Some decay was noted in the fascia to the timber awning over the former billiard room entry.

Painted rendered walls to the north-west are generally in good condition although there is heavy flaking of paint in one area.

The condition of the roofing, which dates from around 1908, is believed to be poor, as evidenced by decay of ceilings and finishes on the first

OLD GOVERNMENT HOUSE 3 CONDITION ASSESSMENT 16

floor. Further inspection and consideration of repair or replacement options is recommended. Similarly, the various valley and box gutters should be assessed in detail. Fascia gutters and downpipes are generally copper and are in good condition however, it was noted that adjacent overhanging trees are causing blockage of gutters and rainwater outlets particularly to the north-west corner.

The first floor verandahs to the south-east and south-west have a relatively recent waterproof membrane laid over timber boarding. The membrane to the south-east verandah has been recently patched in several places and in one location decayed boards have collapsed.

Timber floor boards to the eastern ground floor verandah have warped and cupped and some are loose.

5 The ground floor plan showing the problems identified during the condition survey.

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6 The first floor plan showing the problems identified during the condition survey.

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7 The interior of the house showing the condition of the building - the main reception rooms, the billiard room, one of the upstairs rooms and the toilets.

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8 The interior showing thecondition of the governor’s staff wing, the servant’s wing, the kitchen and a tea making area in the former governor’s dressing room.

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9 The exterior of the buildingshowing the condition of the internal courtyard and the rear carriage drive. Note the membrane and slate on the verandahs.

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3.3 B UILDING CODE OF A USTRALIA AUDIT

The Building Code of Australia audit to assess the compliance of the building against current regulations was undertaken by Philip Chun and Associates and is included in full in the Appendix.

In preparing this report it has been assumed that the building will continue to be used for a combination of office and public meeting areas. Given there is no proposed change in use it is not necessary under the Building Code of Australia to upgrade the building except if building approval is triggered by such actions as a change of use, the installation of fire detection and alarm system or structural work. Maintenance work does not usually trigger such a building approval.

The building complies with the code with the exception of issues concerning fire detection, alarm and servicing and disabled access. In a building of accepted historic significance, it is possible to use performance based measures to reach compliance with the code. It is recommended that this approach be used for Old Government House.

Some of the fire issues are straightforward and may be dealt with as a part of the conservation works for the building. They include upgrading smoke alarm and detection systems, upgrading fire fighting equipment and upgrading emergency lighting. The objective of providing safe evacuation of people in emergency is less straightforward and difficult to remedy.

Compliance would require the installation of an additional stair to the front of the building, changes to door hardware and the reswinging of existing doors. Since these measures are likely to have an unacceptable impact on the cultural significance of the building. It is suggested that a fire engineering assessment be undertaken once the use of the building is determined. This study will include the development of fire models and an assessment of the existing structure.

It will enable the development of a broad performance strategy to satisfy compliance and may include such measures as the installation of early detection systems, the reconstruction of a missing stair near the governor’s staff area and even the development of management strategies to leave the fire exit doors in a fully open position when the building is occupied.

The issue of disabled access includes the provision of equitable entry to the building, access throughout all parts of the building and the provision of a disabled toilet within the building. Straightforward compliance will similarly have an unacceptable impact upon cultural significance and it will be necessary to explore solutions to this problem,

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which not only provide equitable access but also have an acceptable impact on the cultural significance.

For the purposes of this study, it is assumed that a lift may be installed in the rear courtyard and a stair climber installed on the stairs adjacent to the governor’s staff wing. Access to the front of the building may be achieved by way of ramp and threshold ramp to the western side of the vestibule. An accessible toilet will need to be constructed within the building in a location which will have minimal impact upon significance.

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4 RECOMMENDED WORKS

ccupation of Old Government House by the University will Oinevitably involve some change of use and adaptation to satisfy new needs. More immediately the University will take responsibility for ongoing conservation and management of this important asset. The conservation of the building has been considered in terms of works required to stabilise and ensure the long term security of the building and short term works required in order for the building to be appropriately used by the University. Certain assumptions have necessarily been made at this time as no specific use has been assigned to the rooms other than that the rooms will be used as a series of offices, meeting rooms and ancillary activities.

This chapter includes a scope of works proposed under different headings together with the estimated cost of those works.

The works are divided into urgent works, immediate works, exterior works, interior works and landscaping works. Detailed cost estimates are included in full in the Appendix.

All works will need to be adequately documented and will require the approval of the Queensland Heritage Council. It is appropriate in these early stages of QUT management for all proposed works to be discussed with the heritage officer of the Public Works Department.

4.1 U RGENT WORKS

Some urgent works have been identified to rectify problems that may be causing the building to deteriorate or problems which may be placing the building at risk. The aim of this stage is to manage the risks to an historic building of water, termites and fire. To that end downpipes and plumbing should be checked, termite activity monitored and fire detection and security systems installed. The following is a summary of urgent works identified:

ITEM DESCRIPTION Roof Maintenance Remove leaves and rubbish from roof. Trim any overhanging trees. Inspect and refix roof sheeting where loose and seal holes and gaps. Rainwater goods Remove leaves and rubbish from gutters and downpipes and make sure gutters are falling properly. Drains Clear out stormwater pits and drains and ensure water is draining away from the building.

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Termite inspection & Carry out a termite inspection and report recommend action needed. Asbestos audit Carry out an audit of asbestos in the building and recommend action needed. Plumbing Replace washers, valves and the like to maintenance prevent continuous running and leaking of fixtures including toilet cisterns. Verandah floor Replace warped boards and refix loose repairs: boards to eastern verandah on the ground floor. Remove stored items Generally sort and relocate stored items including building fabric to allow full access for inspections and maintenance. Building Code Provide additional fire extinguishers. related items Upgrade existing hosereels and provide additional hosereels. Upgrade emergency and exit lighting systems. Provide a smoke alarm and detection system. Security system Provide a monitored detection system and video surveillance and recording system throughout the building.

4.2 I MMEDIATE WORKS

Immediate works are necessary to enable the University to begin to use the building and to mark the change in management of the facility.

Most of these changes are superficial but will nevertheless require documentation and approval. The painting of the roof has not been included as an item because it is considered that the roof needs to be replaced throughout to ensure a watertight system and to prevent water entry into the structure. The roof may however be painted in the short term depending on the time program for the replacement of the roof sheeting. The following is a summary of immediate works:

ITEM DESCRIPTION

Garden Remove the gardens to the northern end adjacent to the Billiard room including the planting and watering system.

Painting Repaint the deteriorated paint systems to the exterior, in particular rendered north west corner.

Signage Provide directional signs and interpretive signs to the

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interior and exterior of the building.

Blinds Provide canvas roller blinds to the front ground floor verandahs based on historic photographs.

Provide match-stick blinds to first floor verandahs, south-east and south-west and to eastern verandahs at both levels based on historic photographs.

Plants Provide 30 parlour palms in terracotta pots for the front verandahs.

Vehicles Remove the carparking from the side of Old Government House facing the kidney lawn. Maintain carparking adjacent to U Block in the short term.

4.3 E XTERIOR WORKS

Exterior works are necessary to ensure the long term conservation of the building. The work includes reconstructing elements removed or covered up in the 1970s restoration program which are now causing the building to deteriorate. They include the membranes covering the first floor timber verandahs and the new concrete and slate verandahs to the ground floor. Exterior work also includes the complete replacement of the roof system and the repair of stonework.

Some of these works are more urgent than others. For example, the replacement of the roof should is more urgent than the replacement of the pointing to the rear courtyard. The following is a summary of exterior works:

ITEM DESCRIPTION

Roof Replace the roof sheeting with new galvanised steel replacement in a flat pan profile to match the existing.

Provide new valleys gutters, box gutters, cappings and flashings.

Remove over-sheeting to hall lantern and make good as necessary.

Upper Remove membranes to upper verandahs and verandah reconstruct timber floors.

Concrete slab Remove concrete slab adjacent to eastern ground floor verandah and replace with gravel.

Lower Remove slate and concrete slabs to the south-east verandahs and south- west verandahs and reconstruct in timber using tongue and groove hardwood boards and new timber floor framing.

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Stonework Repoint the stonework where weathered.

Indent repair and dress-back exfoliated stonework as required.

Remove rough cement pointing to courtyard walls and repoint.

Gardens Remove garden beds and paving to rear carriage drive and rear courtyard and provide decomposed granite throughout.

Damp Investigate the damp problems to the cellar and carry out any necessary remedial work.

4.4 I NTERIOR WORKS

The interior works to of the building have been separated into groups of rooms or wings which may be constructed as packages of work. Some rooms such as the Billiard Room and Smoking Room may be seen as a stand alone project, while others are more comprehensive and involve larger sections of the building.

Five stages of work have been proposed for the building. They are as follows:

Stage 1: Billiard Room and Secretary’s and ADC Office Stage 2: Rear Servant’s and Governor’s Staff Areas Stage 3: Upstairs front private rooms Stage 4: Rear kitchen wing Stage 5: Downstairs front reception rooms

Generally the stages reflect the present condition of the parts of Old Government House and will allow the staged occupancy of the building by the University within reasonable amenity and standards of accommodation.

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10 The ground floor showing the stages of interior conservation works.

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11 The ground floor showing the stages of interior conservation works. S TAGE 1: B ILLIARD R OOM AND S ECRETARY’ S AND ADC O FFICE

The billiard room was constructed in 1895. The room was later used as the Senate Room by the University. An early smoking room and Secretary’s Office became the robing or ante-room for the Senate Room. They are the only rooms in the house in which some direct association with the University remains. An early screen in the robing room survives and the Senate Room is the only room in the building for which a purpose made piece of furniture (the Senate table) survives.

The room should continue to be used as a meeting room. The joinery should be repaired, blinds installed, new wiring for services secretly threaded into the fabric, floors recarpeted and painted elements repainted. The table should be carefully conserved.

These rooms are straightforward to conserve. As the first stage of the conservation of Old Government House they provide an opportunity to

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develop an approach to the conservation of the fabric and to test the mix between adaptation and restoration.

S TAGE 2: R EAR SERVANT’ S AND GOVERNOR’ S STAFF AREAS

This part of the building was constructed in 1862 as a part of the first stage of the house. The wings were divided into two distinct parts. On the east facing the kidney lawns are rooms for the governor’s staff offices and their living accommodation. On the west are rooms for the household staff including kitchen, scullery and servant’s accommodation.

Some parts of the governor’s staff wing were repaired by the Trust in recent years. However much of this wing has not been conserved and remains in a state as it was when used as offices for QIT.

These wings may be adapted for new uses which reflect the existing floor plans and volumes. There will be a difference in the level of finish between the two areas with the kitchen being more basic. These differences should be understood in choosing new uses.

In this stage of work it is proposed to reconstruct a stair which was removed from the eastern wing in the early part of the 20th century. This will assist in the circulation of these wings and will assist in providing necessary fire egress.

It is planned to conserve the rear courtyard by removing the planting and paving and returning it to a more utilitarian space. This area has the potential to contain a new lift to satisfy the requirement for disabled access to upper levels.

This stage should include both the ground floor and first floor to simplify the installation of new services to both floors and to reduce the potential damage to the fabric.

S TAGE 3: UPSTAIRS FRONT PRIVATE ROOMS

This suite of rooms was constructed in 1862 as the governor and his family’s private rooms. It contained three bedrooms, drawing room, sitting room and nurseries for children.

The rooms have been painted and loose floor coverings fitted by the National Trust. All of the rooms in this group are of generous proportions and uses appropriate to their size and original use should be sought. Access by the public to the rooms should be considered.

It will be necessary to provide new servicing throughout and to provide new carpeting and paint finishes. Joinery will need to be carefully repaired with missing joinery reconstructed and door hardware repaired.

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S TAGE 4: REAR KITCHEN WING

The rear kitchen wing was constructed as an extension to the main house in 1872. It contained a kitchen, scullery, lumber room, larder, dairy, pantry and wine cellar as well as a carriage drive into the rear yard.

This area has been used for storage, by the chaplain and for other religious purposes. Changes in the layout of the kitchen make the early layout of these rooms difficult to understand. The former wine cellar has been adapted for use as a chapel and this has allowed the gentle conservation of the space.

New uses for the rooms should accept and understand the utilitarian design of the wing expressed in its basic finishes. Some access for the public should be considered.

S TAGE 5: D OWNSTAIRS FRONT RECEPTION ROOMS

This suite of rooms is one of the finest and earliest architectural spaces in Queensland. It was constructed in 1862 as the public reception rooms (drawing, dining and hall) and as the private rooms of the library and private drawing room. The area also contained two support rooms for the housekeeper and the private secretary.

The rooms have been the focus of much of the conservation work by the National Trust since the 1980s. They have been conserved where possible to reflect interior photographs of the house taken in 1908.

The floors are presently covered with masonite which was installed to enable the rooms to be used by the public while protecting the 1860s cedar flooring. Carpeting or loose fitting rugs may be considered to overcome this problem. Necessary new servicing may be threaded through this area with the greatest care.

The use of the rooms is likely to be by the broader University community. Access by the public is also likely. Continuation of the National Trust’s careful work in reproducing original decorative schemes should be considered to enhance an understanding of the significance of these rooms.

The conservation of these rooms is proposed as a final stage as they can be used in their present form and condition albeit without specialist services or air conditioning.

T YPICAL SCOPE OF WORK

Detailed specification for each of the five stages of interior works will need to be carefully developed in accordance with the University’s strategic and budgetary considerations.

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A typical scope of work might however include the following:

ITEM DESCRIPTION Walls and Repair the damp affected walls and ceilings. ceilings Repair the plaster walls and ceilings including filing cracks. Refill earlier plaster repairs. Repaint previously painted walls and ceilings. Flooring Repair floorboards as necessary and provide new floor coverings. Joinery Repair and refurbish the joinery including doors, windows, architraves and skirtings. Remove the paint from joinery where appropriate and provide new shellac finish. Review all door and window hardware, remove inappropriate locks and repair hardware. Reconstruct missing window sashes and fanlights based on physical and documentary evidence. Services Remove services no longer required including surface mounted wiring. Repair any fabric as required following the removal of services. Provide new light fittings throughout including special fittings as determined. Provide new power, voice and data reticulation throughout as required. Provide new air conditioning system throughout the building. Provide furniture in rooms to suit new use. Provide new curtains and blinds in rooms as required. Stair Reconstruct stair to Governor’s staff wing and construct toilet below stair.

S ERVICES

New services will be required to ensure the safety and security of the building and to bring the building to a level of compliance and amenity for University use. Services range from fire detection alarms and controls and others to satisfy current requirements for power, voice and data reticulation. Some air conditioning or climate control may also be necessary. The location and type of the services will need to be considered with the overall aim being to cause minimal impact on the historic fabric.

While installation of new services may involve wireless technology even hard wiring is likely to be relatively straightforward. By contrast, air conditioning has the potential to be quite an intrusive new service and care will need to be taken to reduce both its visual and physical impact.

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A scheme was developed in 1996 to air condition the building. It was proposed to share the air conditioning plant with the library building and to run chilled water pipework into the building combined with freestanding consoles in individual rooms. This concept should be reviewed when a use for the rooms is determined.

ACCESS

The provision of equitable access will require careful consideration and discussion with stakeholders. For the purposes of this study an approach has been developed in which access is provided to the first floor via a new freestanding lift in the rear courtyard and access is provided to the front upstairs wing (which is six steps higher than the rear wing) by a stair climber. It will also be necessary to locate an access toilet within the building and while an allowance has been made a final location has not been determined.

4.5 C OSTINGS

On the basis of planning work proposed as part of this document cost estimates are as follows:

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5 THE LANDSCAPE

ome work has already been proposed to conserve and adapt those Sareas surrounding Old Government House as part of the landscaping works at the Main Drive. Although the Queensland Heritage Council required a drawing showing a concept for the area adjacent to the kidney lawn this work was not approved by them as a part of the approval for Main Drive. It is likely to be a requirement of the QHC that a detailed heritage analysis of the landscape is prepared to inform the design process and that this form part of any application for approval.

It is understood that these works are considered an important part of the works for Old Government House and this landscape heritage analysis should take place in the short term.

In the present study some assumptions have been made as to the areas and broad scope of landscape works to allow cost estimates to be prepared. That work is illustrated in drawing prepared by landscape 12 architect Tract Consultants. The first stage of work is confined to the A drawing prepared by the National Trust of Queensland showing an early arrangment of the kidney lawn area and the area at the front of the house and has been landscape surrounding Old Government House. informed by the cultural significance of this area. Landscape works to Explanatory notes added by Allom Lovell. the side and rear of the house are included in the broadest concepts only to enable some budget figures to be allocated. A more detailed analysis of the cultural significance of this area will need to be developed to inform any schematic designs.

13 Early photographs of the house in its park like setting. [left JOL Neg No 171818 and right National Trust Collection]

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14 The landscape concept by Tract Consultants for the first stage of works to the kidney lawn area and the front of the house.

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15 A further concept was prepared by Tract Consultants for the landscaping to the remaining areas around the house. This will need to be reviewed when an historical analysis has been prepared.

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6 APPENDIX

his appendix includes the drawings illustrating the history of room Tnames, the Building Code of Australia Audit prepared by Philip Chun and Associates in full and the detailed cost estimates prepared by CCA.

6.1 R OOM NAMES

16 Ground floor plan showing the history of room names.

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17 Ground floor plan showing the history of room names.

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6.2 B UILDING C ODE OF A USTRALIA

The following report was prepared by Philip Chun and Associates.

Executive Summary

Philip Chun & Associates have conducted a building code audit of the Old Government House situated on the Queensland University of Technology Gardens Point campus. This audit was a visual inspection of the building that identified matters of non-compliance with Building Code of Australia 1996. This report has been completed as an assessment of the identified areas of non-compliance with the Building Code of Australia 1996.

Section 8 of this report summarises the identified areas of non-compliance with the Building Code of Australia 1996 and outlines recommended actions.

I NTRODUCTION

Philip Chun & Associates Pty Ltd has been engaged by Allom Lovell Architects to provide a building code audit of the Old Government House located on Queensland University of Technology Gardens Point campus Brisbane. The object of this report is to provide an assessment of the buildings with regard to compliance with the requirements of the Building Code of Australia 1996.

This report identifies areas of the building that do not comply with the current requirements of the Building Code of Australia 1996 and the report describes which areas need rectification or whether the performance requirements of the Building Code of Australia 1996 are required to be met.

M ETHODOLOGY

R ESEARCH

In preparing this report the following research has been carried out by Philip Chun & Associates Pty Ltd. • A site inspection 15 July 2002 of the existing building to identify areas of the building that may not comply with the requirements of the Building Code of Australia 1996. • Review of floor plans faxed by Allom Lovell Architects

B UILDING A CT AND R EGULATIONS

Unless noted otherwise, this report assumes the Old Government House complies with the Building Act and Regulations enacted at the time building approval was granted.

C ERTIFICATE OF C LASSIFICATION

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.

D ESCRIPTION OF THE B UILDING

The building holds significant heritage value and is currently used by the National Trust as offices. Parts of the building are also used for public for purposes of illustrating the heritage value of the building.

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The building itself has two distinct areas, being the part of the building which is set up for public viewing and is used as office space, and a service wing which, for the most part, is currently used as storage.

The building is two levels and has sandstone external cladding, timber structure internally with some walls being of masonry construction, and timber floors throughout. The public part of the building has an atrium connecting the two levels.

For purposes of the Building Code of Australia 1996, the building is determined to have the following:

¾ Rise in storeys of 2. ¾ Having a total floor area of approximately 2125m2. ¾ Being of Class 5 and 9b Classification. ¾ Required to be of Type B construction throughout both parts of the building.

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P ART A – G ENERAL P ROVISIONS

PART A3 -

Clause Description Comment Compliance A3.3 Building classification Describes the permitted Public areas – 9b use of that part of the Office areas - 5 building

P ART B – S TRUCTURE

PART B1 -

Clause Description Comment Compliance B1.2 Loads The objective of this part Philip Chun and Associates have is to safeguard people not undertaken a structural from injury caused by analysis of the existing building. structural failure

PART C – F IRE R ESISTANCE

PART C1 – FIRE RESISTANCE AND STABILITY

Clause Description Comment Compliance C1.1 Type of Construction The building is required ¾ The external walls are of required to be of Type B masonry construction and will, Construction. The type therefore, carry a level of fire of construction is resistance appropriate to the designated as Type B buildings location and relationship to other buildings. because part of the ¾ It appears the internal walls on building is used as the lower level are load bearing public viewing, therefore and of masonry construction, is considered an therefore will have a level of assembly building fire resistance appropriate for having a rise in storeys the use of the building. of 2. Considering there is However, these walls must no separation between extend to the underside of a the public area and ceiling having a resistance to office/service areas, this the incipient spread of fire of type of construction is not less than 60 minutes or a adopted to the whole floor having a fire resistance level of 30/30/30. This is not building. provided. ¾ The external columns are of masonry construction therefore having an appropriate level of fire resistance. ¾ Type B construction does not

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require a fire resistance level to floors, therefore timber floors are acceptable. However, as discussed in point 2 above, the internal walls must extend to the underside of the floor next above if the floor has a fire resistance level or ceiling having a resistance to the incipient spread of fire. C1.2 Calculation of rise in Calculation of the Rise in Storeys of 2. storeys number of storeys in the building C1.3 Building of multiple Determines the type of Type B Construction applies to the classification construction required for whole building as there is no a building that contains separation between Class 9b and more than one class Class 5. Class 9b carries the higher construction type. C1.10 Fire Hazard properties Stipulates minimum fire Timber floors and masonry walls hazard properties of throughout. materials susceptible to the effects of flame or heat

PART C2 – COMPARTMENTATION AND SEPARATION

Clause Description Comment Compliance C2.2 General floor area and This part determines the The building complies with the volume limitations maximum size of a fire requirements. compartment C2.8 Separation of To minimise the risk of The building is considered type classifications in the same fire in one classification B construction throughout storey on a storey causing therefore separation of failure of building classifications not required. elements in another classification on the same storey C2.12 Separation of Equipment To minimise the risk of There were no boilers, batteries fire and smoke spread or emergency generators from high risk observed in the building. equipment C2.13 Electricity Supply System To minimise the risk of A main switchboard was fire and smoke spread observed on the lower level from high risk service wing. This appeared to equipment be contained within a non- combustible cabinet, however could not be determined what the function of the board was. Please note if this switchboard sustains emergency equipment operating in the emergency mode, this must be separated from the remainder of the building with construction carrying a fire resistance level of

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120/120/120.

PART C3 – PROTECTION OF OPENINGS

Clause Description Comment Compliance Does not apply to this building.

PART D – A CCESS AND E GRESS

PART D1 – PROVISION FOR ESCAPE

Clause Description Comment Compliance D1.2 Number of exits required A minimum of two exits Two exits are provided. is required for the first level of the public access part of the building. D1.4 Exit travel distances All points on a floor It appears there are some must be within 20m extended travel distances namely from an exit or a point from the balcony areas on level 2 where alternative egress of the public part of the building. is available in which case the maximum distance of travel to one of those exits is 40m D1.5 Distances between Provision of alternative Does not comply. The two main alternative exits exits must be 9m apart exit points from the 1st floor of the public part of the building are effectively adjacent to each other. That is, path of travel to one exit, being stair 2.16 as nominated on the floor plans can only occur by passing by the main stair. D1.6 Dimensions of exits and Exit paths must be of Appears acceptable. paths of travel to exits sufficient width to permit occupants to evacuate within a reasonable period of time D1.9 Travel by non-fire- Requires safe evacuation Does not comply. This clause isolated stairways or travel paths for people allows 20 metres at the point of ramps using non-fire isolated discharge of a non fire-isolated exits stair to open space. There are extended distances at the point of discharge for stair 2.16 as nominated on the floor plans. The building has an internal courtyard which is separated from open space by the building on 3 sides and an access driveway which passes under the 1st level of the service wing

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part of the building. Therefore, the discharge point of this stair is greater than 20 metres from open space. D1.10 Discharge of exits Requires safe discharge The access path from stair 2.16 from an exit to a road or via the access driveway has the open space potential of being blocked by vehicles.

PART D2 – CONSTRUCTION OF EXITS

Clause Description Comment Compliance D2.3 Non-fire-isolated Stairs in non-fire-isolated As the stairs provided do not stairways and ramps stairwells must provide connect more than 2 storeys, a sufficient level of fire there is no requirement for the safety for occupants type of materials used for the using the stairs. stairs. D2.13 Treads and risers This clause prescribes There are some stairs which do dimensions for the Rise not have compliant riser/going and Going of stairs dimensions. This is varied across the building. The maximum allowable riser dimension is 190mm. The maximum allowable going dimension is 355mm with a minimum 250mm. D2.15 Thresholds To reduce the risk of a There are areas in the building, person tripping on an principally at doors leading from unseen step in a the service wing to the public doorway part of the building and doors leading to toilet areas which do not comply. D2.16 Balustrades or other To minimise the risk of a Balustrades do not comply. barriers person falling from a ¾ The minimum height of roof, stairway or raised balustrades is 1 metre from a floor level landing or finished floor level and 865mm from the stair nosing. ¾ There are gaps in balusters greater than the allowable 125mm. D2.20 Swinging doors Doors should swing in There are non-compliant issues the direction of egress which include: and not obstruct people ¾ Generally, doors do not already evacuating. swing in the direction of egress; ¾ There are gates used at the driveway leading from the internal courtyard which do not swing in the direction of travel. ¾ The door leading to stair 2.16 from level 1 will impede travel on this stair. D2.21 Operation of latch To minimise the risk of Does not comply.

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delayed evacuation by the operation of the door latch

PART D3 – ACCESS FOR PEOPLE WITH DISABILITIES

Clause Description Comment Compliance D3.2 Access to Buildings Entry to the building is There is no compliant access required via the main provided through the principle entry of the building and entrance. Currently, there are only throughout all floors to stairs provided without handrails or which vertical access is tactile indicators. provided. A ramp is required at a gradient of not more than 1:14 with handrails. D3.3 Parts of building to be Specifies which parts of Parts of the building to be accessible the building are required accessible are: to be accessible ¾ All public areas ¾ All office areas and associated facilities such as kitchens ¾ An accessible toilet facility. Store rooms are exempt. D3.5 Carparking Provision of carparking There was no provision for a spaces for people with persons with disabilities disabilities carparking space adjacent the building. D3.6 Identification of access To identify required There is no signage provided. facility disabled facilities D3.8 Tactile indicators Tactile indicators assist Tactile indicators are not blind or visually provided. These are required at impaired persons to all stairs used by the public. avoid hazardous situations AS1428.1 Handrails Provide safe movement Compliant handrails not throughout a building provided. Handrails are required at all stairs.

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P ART E – S ERVICES AND E QUIPMENT

PART E1 – FIRE FIGHTING EQUIPMENT

Clause Description Comment Compliance E1.3 Fire hydrants Required to facilitate the Fire hydrant not located, fire brigades fire fighting however considering this operation building is part of the Required to be located Queensland University of on each level of the Technology campus, it is building assumed sufficient hydrants are provided to serve the building. E1.4 Fire Hose reels Provision of a suitable Existing Fire Hose Reels do not fire hose reel system to comply with current standards. enable initial attack on a It is also likely the existing hose fire reels do not provide adequate Hose reels should coverage. protect all parts of the building E1.6 Portable fire extinguishers Fire extinguishers are There appear to be appropriate required adjacent to any fire extinguishers in the public relevant risk area. area, however none were identified in the service wing.

PART E2 – SMOKE HAZARD MANAGEMENT

Clause Description Comment Compliance E2.2 General Provisions Requirements for The building is one compartment minimizing smoke risks and has a floor area in excess of Prescribes fire detection 2000m2. As such, the provisions and alarm systems of Table E2.2b require a fire alarm and detection system throughout the building. The fire alarm and detection system must activate an occupant warning system. The building appears to have some sort of smoke detection in the public part of the building, however a fire indicator panel could not be located which suggests the smoke detection system is not compliant. Further clarification is required.

PART E3 – LIFT INSTALLATIONS

Clause Description Comment Compliance Not Applicable

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PART E4 – EMERGENCY LIGHTING, EXIT SIGNS AND WARNING SYSTEMS

Clause Description Comment Compliance E4.2 Emergency lighting Emergency lights are There are some emergency lights requirements required to be installed provided, however the type and throughout the building location does not comply with current standards. E4.5 Exit signs Exit signs must be Required, none provided. provided and located above all exit doors E4.6 Direction signs Direction for occupants Required, none provided. to find their way along an exit path of travel

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P ART F – H EALTH A ND A MENITY

PART F2 – SANITARY AND OTHER FACILITIES

Clasue Description Comment Compliance F2.3 Facilities in Class 3 to 9 Toilet facilities are to be The current number of toilet buildings provided in the building facilities appears not to comply based on the number of with the expected population occupants within the numbers as determined by Table building D1.13 in the code. F2.4 Facilities for people with Toilet facilities for None provided. disabilities disabled persons’ are based on the number of other sanitary facilities provided.

PART F3 – ROOM SIZES

Clause Description Comment Compliance F3.1 Height of rooms and Specifies required ceiling Complies. other spaces heights of rooms

PART F4 – LIGHT AND VENTILATION

Clause Description Comment Compliance F4.3. Natural lighting Location and other Appears acceptable. requirements for required natural lighting F4.4. Artificial lighting Location and other Appears acceptable. requirements for required artificial lighting F4.6 Natural Ventilation Natural ventilation Appears acceptable. provided to all rooms

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RECOMMENDATIONS

Based upon the visual inspection of the Old Government House, we make the following recommendations to bring the building into a reasonable level of compliance.

Actions Objective Outcome / Comment Works

RECOMMENDATIONS

1 Upgrade smoke Provide smoke alarm The building has obvious alarm and detection and detection system heritage values and is used as a system throughout the public building. A smoke alarm whole building to the and detection system upgrade requirements of AS will not only achieve 1670. compliance with current standards, but will also aid in protection of the building. 2 Upgrade other fire Assess adequate Fire fighting equipment is fighting equipment coverage from a essential in protection of the hydrant system and building. upgrade fire hose reels. 3 Provide safe 1. Provide an 1. An additional exit separated evacuation of people additional exit from the existing exits will in an emergency from the 1st level provide a safer egress path, public part of the and will remedy non- building. compliance issues of travel 2. Upgrade door distances and location of hardware and re- exits. External stairs may be swing exit doors. used. 3. Upgrade 2. Re-swing doors and balustrades and upgrade of door hardware stairs. will ensure a quicker evacuation time. 3. Balustrades and construction of stairs allow for safe evacuation and movement from and around the building. 4 Upgrade emergency Emergency lighting Emergency and exit lighting and exit lighting and exit signs should greatly aid in evacuation systems be upgraded to procedures as path of travel to current standards. exits are clearly identified and allow for quicker evacuation times. 5 Upgrade access to 1. Provide access 1. Equitable and dignified the building for through the access must be provided persons with principle through the main entrance disabilities (AS entrance to the of the building. 1428.1) building. 2. Once inside the building, 2. Provide access to persons with disabilities all public and have the right to access all

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office areas of the parts of the building building. generally used by the public 3. Upgrade or office workers. handrails to 3. Safe movement throughout assist in safe the building is required so movement that persons with throughout disabilities can maintain building. their dignity whilst in the 4. Provide tactile building. indicators to 4. Tactile indicators, handrails public stairs. and appropriate signage 5. Provide will assist in safe movement appropriate throughout the building. sanitary facilities. 5. There are no accessible toilet 6. Location of facilities. Philip Chun and carparking. Associates acknowledge the building is situated on the Queensland University of Technology campus and adequate provisions are made in other parts of the campus, however, under Building Code of Australia 1996 there must be toilet facilities in this building. There may be scope to undertake a performance analysis to ascertain if it is appropriate to rely on other facilities on the campus, however this will depend on the intended use for the building. Please also note such an analysis may not meet the requirements of the Disability Discrimination Act. 6. Once again, Philip Chun and Associates acknowledge provisions are made for carparking spaces elsewhere on campus, however Building Code of Australia 1996 requires a carparking space for this building. It may be more acceptable to complete a performance review on this issue, provided there is scope to have a drop off zone adjacent the building. However, further analysis will be required.

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The other non-compliant issues, being the internal load bearing walls not extending to a ceiling having a resistance to the insipient spread of fire and the discharge of stair 2.16, may be capable of achieving compliance with the performance provisions of Building Code of Australia 1996 upon further fire engineering analysis.

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6.3 C OST ESTIMATES

The following report was prepared by CCA.

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