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SITE SERVICES DUE DILIGENCE REPORT Electrical Communications Fire Mechanical Hydraulics

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SITE SERVICES DUE DILIGENCE REPORT Electrical Communications Fire Mechanical Hydraulics SITE SERVICES DUE DILIGENCE REPORT Electrical Communications Fire Mechanical Hydraulics ON BEHALF OF Johns Group Great Lake Hotel Redevelopment 3096 Marlborough Highway Miena UNDERTAKEN BY COORDINATED ENGINEERING SERVICES BUILDING SERVICES CONSULTING ENGINEERS Unit 1, 136 Davey Street, Hobart 7000 P: 03 6294 6033 E: [email protected] MAY 2019 Building Services Condition Report INDEX 1.0 GENERAL ................................................................................................................... 1 1.1 SCOPE ........................................................................................................................................................ 1 1.2 DEFINITION OF SYMBOLS AND TERMS .................................................................................. 1 2.0 INFRASTRUCTURE ............................................................................................. 1 2.1 POWER SUPPLY ..................................................................................................................................... 1 2.2 COPPER TELEPHONE SERVICES .................................................................................................. 3 2.3 NBN .............................................................................................................................................................. 3 2.4 LPG ............................................................................................................................................................... 4 2.5 FIRE DETECTION AND PROTECTION ........................................................................................ 4 2.6 WATER SUPPLY ..................................................................................................................................... 6 2.7 SEWER ....................................................................................................................................................... 6 2.8 STORM WATER ...................................................................................................................................... 7 3.0 BUILDING SERVICES ....................................................................................... 7 3.1 GENERAL ................................................................................................................................................... 7 3.2 SWITCHBOARDS, SUBMAINS & CABLING ............................................................................. 8 3.3 INTERNAL LIGHTING ......................................................................................................................... 9 3.4 EXTERNAL LIGHTING ....................................................................................................................... 10 3.5 HEATING ................................................................................................................................................. 10 3.6 EMERGENCY & EXIT LIGHTING .................................................................................................. 11 3.7 DATA & WI-FI....................................................................................................................................... 11 3.8 ELECTRONIC SECURITY ................................................................................................................. 12 3.9 MATV & FOXTEL .................................................................................................................................. 12 3.10 AIR CONDITIONING ......................................................................................................................... 13 3.11 LAUNDRY EQUIPMENT .................................................................................................................... 13 3.12 HOT WATER SYSTEMS .................................................................................................................... 13 3.13 MECHANICAL EXHAUST ................................................................................................................. 14 3.14 BUILT UP COOLROOMS AND FREEZER ROOMS ............................................................... 16 CES196066R-A1-HA01 Great Lake Hotel Redevelopment May 2019 Miena for Johns Group (i) Building Services Condition Report 1.0 GENERAL 1.1 SCOPE The following Building Services Due Diligence Report for both the Hotel and adjacent Shop encompasses: • Electrical Services including Communications • Fire Detection and Alarm Systems • Mechanical Services including LP Gas Services • Hydraulics Services • Fire Fighting Services 1.2 DEFINITION OF SYMBOLS AND TERMS Throughout this section the following terms and abbreviations are used to denote equipment and services. CCTV Closed Circuit Television EFTPOS Electronic Funds Transfer at Point of Sales FTA Free to Air kVA Kilovolt Ampere LED Light Emitting Diode LPG Liquified Petroleum Gas MATV Master Antenna Television NBN National Broadband Network TMV Thermostatic Mixing Valve 2.0 INFRASTRUCTURE 2.1 POWER SUPPLY There are three wood poles on the site belonging to Tasnetworks and carrying high voltage along the South Western boundary. The pole closest to the existing accommodation block (414847) has a relatively new pole mounted transformer (T72 117) which although has lost its markings, is about the size of a 200kVA unit or 260 Amps per phase. CES196066R-A1-HA01 Great Lake Hotel Redevelopment May 2019 Miena for Johns Group (1) Building Services Condition Report An overhead supply in ABC or insulated conductor runs to a private pole (414848) which is in good condition. At this point there are some pole mounted service fuses to protect an underground 3 phase supply to a main switchboard on the side of the shop. This is supply authority metered on one tariff and is rated at less than 40 Amps per phase. Also from the private pole, 4 single insulated conductors are strung overhead across the internal carpark to the wall of the hotel on the second level. These then pass down the wall cavity to the Hotel main switchboard below. The switchboard is metered on three tariffs – light and power (3 phase 100 Amp), Hot water (1 phase 80 Amp) and off peak (1 phase 80? Amp). There is a separate switch for the fire pump (1 phase 35 Amp). A non-compliance is that there are 2 points of supply for the one title but could be argued on physical separation of the Shop and Hotel that this is acceptable. Will affect future development of the site and would require a new site main switchboard. The Hotel has no back-up generator or point of connection. The Shop has a back-up generator but it is owned by the Lessee. It was reported that whilst power outages are not that prevalent, they can last for extended periods. This needs to be balanced against a potential cost of $60k or so to install a back-up generator to the Hotel. CES196066R-A1-HA01 Great Lake Hotel Redevelopment May 2019 Miena for Johns Group (2) Building Services Condition Report 2.2 COPPER TELEPHONE SERVICES Telstra underground cables and pits exist in the road verge of the Marlborough Highway. There appears to be separate copper cables run underground to the Hotel and Shop, these could not be located but would be 10 pair based on past usage. The services to the Shop are no longer utilised but there is a public phone box which remains operational. The services to the Hotel are only utilised for FAX and telephone landline. 2.3 NBN Both the Hotel and Shop have independent wireless broadband services with a direct line of site to the local tower. Each has a dish on the roof. The Hotel has two service providers over the link – one for private owners use and one for EFTPOS, KENO and Hotel Wi-Fi. The Wi-Fi service provided free to customers has no reported limitations – the only issue is that in case of power failure at the tower site, the NBN service is lost after approximately 3 hours. CES196066R-A1-HA01 Great Lake Hotel Redevelopment May 2019 Miena for Johns Group (3) Building Services Condition Report 2.4 LPG There is a substantial bullet on site to provide LPG to site services. At this time that is confined to kitchen equipment (2 deep fryers, griddle and 8 burner cook top) and space heating in the second level private residence. Previous connections to gas dryers have been capped off. 2.5 FIRE DETECTION AND PROTECTION Fire detection is limited to stand alone smoke alarms in bedrooms. There is no AS 1670.1 detection system or occupant warning system in any of the buildings. Fire protection is afforded by a series of 4 external fire hose reels throughout the Hotel and a non-compliant hydrant adjacent the fire water tank. There are no facilities to the Shop and camping grounds. CES196066R-A1-HA01 Great Lake Hotel Redevelopment May 2019 Miena for Johns Group (4) Building Services Condition Report There is an above ground PVC water tank of some 20,000l capacity against the cabin accommodation block. Adjacent to this is an electric fire pump and an 80 mm stand pipe hydrant connected to the tank. From the tank to the pump is a PVC pipe that is subject to fire or physical damage (along with the tank if there was a fire in the accommodation block). From the pump, fire water is piped underground in PVC pipe to 4 external fire hose reels. These fire hose reels have been maintained but some of the enclosures require replacement. Adequate coverage from the FHR would need to be checked for compliance. The procedure in case of fire is to go to the tank, open the valve and manually start the pump. In
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