Remedial | CORE Consulting Engineers

Aged Care/Health, Commercial Office, Education, Government, Hospitality, Residential/Strata, Remedial, Strata, Structural

Structural – Awning Safety Inspections & Certification

Council Crack Down On Awning Safety

Following a tragic incident that occurred at Sydney’s Northern Beaches some years back, Councils have continued to crack down on ageing, unsafe awnings by implementing a ‘Awning Safety Program’ to addresses their potential failure or collapse.

The program has seen a significant number of Council notices issued to business owners, instructing them to have their street front awnings inspected and assessed by a registered professional engineer as a matter of urgency. Following the inspection, the engineer is required to submit a 5-year safety certificate certifying the structural integrity and safety of the awning.

Our Expertise

As a result, our team has recently seen an influx in Council stipulated requests and is providing this service to an array of clients – having recently completed awning assessments to 80 awnings for the City of Sydney.

CORE Consulting Engineers is a multi-disciplinary firm armed with the knowledge and expertise of the industry’s leading engineers. For more than 20 years, our team has delivered outstanding, 360°engineering solutions to a range of clients across all major property sectors Australia-wide.

An awning’s age along with recent weather conditions are some contributing factors to structural failures and can pose a significant public safety risk.

Awning inspections include a condition assessment and are then followed by a structural assessment to confirm the awnings are compliant for gravity, imposed and wind loadings. Sometimes, awnings need to be strengthened to comply with current codes of practise.

Having your awning inspected and assessed by a RegisteredProfessional Structural Engineer is critical to confirming that there are no underlying safety issues.

Typically, Councils require awnings to be reassessed every 5 years.

Key Process Stages

Where an awning is a closed structure, we undertake opening up works with the contractor, typically by lifting roof sheets at key locations to facilitate visual inspection of the internal framing to assess condition and measure up the members. CORE can engage a contractor to conduct opening up works under CORE’s direction and also facilitate access to the awning roof.
We then conduct a risk assessment of the awning to establish whether an awning can be accessed by the public, either via openable windows above the awning, from adjacent accessible awnings, by ladders from ground level or other means such as adjacent structures.
Awnings can be subject to high imposed loads due to unauthorised access by the public, such as the ‘Black Lives Matter’ protest in July 2021, when a large number of people climbed onto the Woolworths Building awning.
Australian Standards require varying application of imposed loading to an awning depending on its access risk level.
CORE then undertake a condition assessment and structural loading assessment to ascertain if any remedial works or strengthening works are required to achieve structural adequacy for load compliance and also ensure the awning is structurally sound.

If an awning is determined to be structurally adequate and does not require major repair, we will provide a structural certificate, valid for 3 to 5 years. Where strengthening or major remedial works are required, we can assist with the design and specification of any upgrade works before CORE undertake a final inspection and then provide final certification.

Residential/Strata, Façade, Hydraulic, Remedial, Structural

67 Ocean St, Woollahra, NSW

CORE was engaged to conduct a site inspection and condition assessment of 36 units and balconies at 67 Ocean St, Woollahra – a 1967, 7-storey, brick-facade residential/strata building.

Inspection findings…

During the inspection process, the CORE team identified numerous issues ranging from:

Non-compliant balustrades
Defective balcony soffits with non-functioning drip-grooves
Inadequate primary drainage systems causing extensive water ponding and significantly reducing the service life of waterproofing membrane
Blocked and non-compliant secondary overflow outlets
Leaking downpipes
Concrete spalling
Drummy balcony and skirting tiles
Balcony doors and windows installed with inadequate separation between external and internal areas causing water ingress

Detailed reporting to inform decisions…

Upon completion of the inspection, a detailed balcony condition assessment report was submitted to the Owners Corporation (OC) along with recommendations on how to resolve root causes, address internal consequential damage and achieve a long-term solution for the owners.

CORE’s engagement continued as per the OC’s request for the delivery of technical specifications and approval to proceed with tendering the works inclusive of a:

Balustrade upgrade
Stormwater drainage system upgrade
Balcony waterproofing works
Balcony sliding door upgrade
Concrete spalling repairs

In relation to the balustrade upgrade, CORE provided several options for the OC’s consideration – taking both the building’s aesthetic and project budget into account. Indicative design mock-ups were issued, enabling owners to
envision the end result for each option and make a more informed decision on how to proceed.

Overall, the project required the expertise of CORE’s Remedial, Facade, Structures and Hydraulic divisions.

Preparing for the construction stage…

The next stage saw CORE tender out the works to 3 remedial contractors within our preferred partner portfolio.

It is important to note that CORE’s Contractor portfolio has been established and vetted over many years – developing and maintaining relationships with the most reputable and reliable Contractor groups in the industry.

Prior to the works contract being signed, CORE team met with all owners and the OC to provide a detailed brief of the issues, upcoming works and to provide an opportunity to answer any questions they had.

All eyes on safety and communication…

CORE believes that both safety and communication play a critical role throughout our projects and are crucial to achieving a successful outcome.

Prior to any works being formalised or contracts signed, the CORE team met with all owners to provide a detailed brief of the building issues at hand along with upcoming works.

Upon commencement of works, CORE delivered weekly progress updates and ensured remediation was carried out with minimal disturbance to residents.

The project was compliant with the new DBPA requirements and Certificates of Practical Completion were delivered. The project was completed in October 2022.

Investa: NSW, VIC, QLD Portfolio

Our Partnership

CORE has delivered facade auditing and fire consulting services for Investa’s NSW, VIC and QLD portfolio of 21 assets for more than 10 years.

As Investa’s base building consultants, our team has gained an intimate knowledge of each building as well as a strong understanding of the operational and compliance excellence expected of Investa’s suppliers, along with their key drivers of success.

Achieving 100% compliance with inspection and legislative requirements, codes and authorities.

Working in close collaboration with the Investa management team, and in accordance with all state requirements, CORE has successfully delivered a national program of facade inspections and management of identified defects achieving and maintaining 100% compliance with Investa’s inspection requirements.

Our development and management of Investa’s fire compliance and certification process has seen CORE create a bespoke model that is well above industry standard and is reflective of the unique service requirements of Investa. This model continues to strengthen and evolve as we aim to deliver an efficient, sustainable and customised fire consulting services for Investa for years to come.

The people behind the buildings…

Paramount to our partnership’s success is CORE and Investa’s mutual commitment to effective communication and nurturing relationships throughout all streams of engagement.

With dedicated Site Managers and State Managers assigned to each location, CORE facilitates a personal, consistent and streamlined communication experience for both parties an approach that is supported by our operational processes and systems.

We understand the importance and value of clear, accountable communication flows and believe this to be one of the most critical components of what we deliver.

Experts in existing buildings.

Heavily integrated with other major disciplines, facades and building services play a significant role in determining the overall value, performance, safety and sustainability of a building.

CORE’s multi-disciplinary teamwork means we differentiate in facade excellence – delivering continuous improvement and setting new benchmarks in the industry.

More than 70% of CORE’s business is in existing buildings.

Our team are experts in this field – acutely aware of the challenges and constraints that arise throughout the building lifecycle and equipped to provide solutions that minimise tenant disruption whilst offering the safest, most efficient
and cost-effective outcomes.

It is our choice to only work with select clients to manage their premium building portfolios via our bespoke methodology and boutique client service. This approach enables us to deliver and uphold a high-quality, turn-key solution that
encompasses both technical engineering and project management practises seeing us take on all administrative, technical and cost analysis responsibilities so that our clients can focus on servicing their tenants.

Being at the forefront of the industry for compliance management – we’re always keeping commercial and regulatory requirements top of mind and working closely with clients to navigate and deliver in alignment with the ever-changing
compliance environment.

Commercial Office, Government, Hospitality, Refurbishment/Fitout, Transport, Electrical, Façade, Fire Engineering & Fire Protection, Hydraulic, Mechanical, Remedial, Structural

City of Sydney, NSW Portfolio

Our Partnership

Since 2019, CORE has been proudly appointed by MBM as City of Sydney’s partner of choice for the delivery of multi- disciplinary, technical engineering services across a portfolio of 125 assets.

An array of prominent, flagship locations that shape the city of Sydney…

Town Halls
Aquatic Centres
Community Centres
Childcare Centres
Libraries
Leisure & Entertainment Venues
Commercial Offices
Industrial Warehouses

Experts in existing buildings, delivering turn-key, multi disciplinary engineering solutions.

Our dedicated CORE team are responsible for the provision of:

Technical due diligence investigations and reporting
Facade inspection services
Condition reporting
Feasibility studies
Design and specification
Construction services
Building safety upgrades
Fitouts / refurbishment projects
CAPEX projects
Certification

Leading with a ‘People-First’ approach and an unwavering commitment to operational excellence.

Operating as a true extension to the City of Sydney team, CORE places a strong focus on the simultaneous delivery of high-quality engineering and exceptional customer service.

Working with a diverse group of stakeholders – from Facilities Managers, engineering and project management divisions, the sustainability team, through to tenants themselves, we pride ourselves on delivering a customised approach
and handling each interaction with care.

Communication, flexibility, a high level of responsiveness and the commitment to addressing priority items with urgency are integral to our approach.

Managing the unique, ever-changing requirements of each asset, City of Sydney’s diverse portfolio has required an intimate understanding of existing buildings and their lifecycle, along with experience in navigating the sensitivities
and intricacies of government requirements.

In addition to governance and regulatory obligations, historic value, cost and sustainability requirements, risk management and impact on end-users are always carefully considered to ensure the delivery of exceptional engineering
solutions and long-term value for our client.

As we continue our work with City of Sydney, we look forward to increasing our knowledge of their buildings and seeing them flourish within the community.

Residential/Strata, Façade, Fire Engineering & Fire Protection, Remedial, Strata

Project Remediate, NSW

Project Remediate is a large-scale, three-year program introduced by the NSW Government in 2020 to see the removal of combustible cladding from high-risk, residential (Class 2) apartment buildings across the state.

The program has been implemented to protect NSW residents from high-rise building fires exacerbated by combustible cladding such as the incident at Grenfell Tower, London and follows Australian legislative changes that have taken place as a result.

Timeline

3-year program, commencing in 2020.

Trusted experts in cladding remediation

With more than two decades experience in facade remediation and design, having completed over 6,000 projects across Strata (residential), Government, Commercial and Industrial sectors throughout Australia, CORE were selected to deliver combustible cladding remediation consultancy services for Project Remediate.

To date, the CORE team has completed the very first tranche of triage inspections on 30 buildings including:

A full review of Council documents to help inform the planning and pre-inspection stage
Identifying cladding panels for intrusive investigation – to gain the most design benefit while ensuring efficient and cost-effective use of resources
Intrusive investigation of nominated cladding panels to help determine existing condition, structural adequacy and latent defects
Laboratory testing, assessment and review of combustible materials within the facade to inform the implementation of suitable risk mitigation strategies
Preparation of comprehensive cladding investigation reports detailing existing cladding systems that would form the basis of the new facade design.

Our team is proud to be a part of the program and look forward to supporting further stages of the program as we know this work is critical to life safety and gives purpose to what we do.

Grafton Bond Building, 201A Kent Street, NSW

Having developed a strong relationship with Investa, delivering annual facade audits and risk mitigation recommendations for a portfolio of 30 buildings nationwide, CORE was engaged to prepare a remedial specification for the Grafton Bond Building at 201A Kent St in Sydney’s CBD. The impressive, 140-year-old heritage listed building was experiencing expected levels of deterioration to various facade elements for a building its age and required careful restoration to preserve its heritage value.

Timeline

6 months – remedial specification

12 months – construction

Passionate facade remediation experts: preserving buildings of the past to enrich communities of the future

Home to a diverse range of small businesses, the heritage restoration was highly complex, carried out in a live environment with extensive project planning required due to challenges with site access, working at heights and hazardous materials on site.

The pre-delivery stage was particularly critical to undergoing work outside of hours and reducing disruption/noise throughout the works.

The scope included:

Preliminaries and drawings
Window sealant works
Timber frame recoating and repair
Glazing putty repair
Parapet capping sealant works
Security bar works
Masonry repointing and crack stitching
Balustrade corrosion works
Cavity flashing works
Guttering works
Slate roof tile replacement

CORE’s strong understanding of the intricacies of heritage remediation combined with our team’s passion for sustainable and cost-efficient solutions has proudly seen the Grafton Bond Building’s facade restored to its full potential.

Residential/Strata, Remedial, Strata, Structural

7 Commonwealth Parade, Manly, NSW

This impressive, 1900s heritage-listed building was experiencing significant water ingress across the entire southern facade as well as severe concrete spalling to the eastern facade. Having built a strong relationship with Strata Title Management over the years, and having previously worked at this location, CORE were engaged to undertake detailed investigations and reporting, prepare technical specifications and to manage the tendering a construction phase for the project.

Timeline

Stage 1 ‘high-risk’ works: initial investigation through to construction – 18 months

Stage 2: in progress

Experts in existing buildings: delivering safe, long-term solutions

CORE was initially engaged to investigate and identify the root cause behind water ingress and concrete spalling issues to the southern and eastern building facade.

Upon completing an inspection of the southern facade via ropes access (enabling a more thorough and cost efficient inspection), it was found that the building’s original lintels were failing, and required full concrete replacement – the main source of water ingress.

On the eastern elevation, a concrete beam supporting the majority of the eastern facade and internal flooring had corroded resulting in the building’s structural capacity being significantly compromised and posed a high-priority
safety risk to residents. During the investigation stage, general spalling to other areas was also found (locations not initially flagged as areas of concern). Upon further detailed investigations, the concrete spalling was significantly more deteriorated than expected with lintels on the eastern facade also failing with multiple structural beams in need of urgent replacement.

Due to the additional, critical findings, it was determined that the project could not be addressed within one scope as originally intended, and that works would need to be staged in multiple phases with high-risk items prioritised.

To date, CORE have delivered a complete in-house structural design solution for the building, managing the project into the construction phase to see all high-risk works completed on time and to budget. Stage 2 works are currently in progress.

Hospitality, Remedial

Quest Newcastle West Apartment Hotel, Newcastle, NSW

Due to previous, inadequately designed remedial waterproofing solutions, the Quest Newcastle West Apartment Hotel was experiencing large amounts of water ingress to the majority of ground floor hotel rooms, causing significant internal damage and impacting the hotel’s serviceability and capacity levels.

Timeline

Stage 1: Investigation and Specification – 4 weeks

Stage 2: Construction – 5 weeks

Delivering long-term solutions that our clients deserve

Having conducted an in-depth analysis of the site, it was clear that future-proofing the hotel against recurring water ingress issues would require the design of a complex, innovative solution – one that integrated seamlessly with the existing building and its services, and eliminated any structural interference.

With previous remedial works not being carried out to standard, CORE prioritised the development and communication of detailed specification drawings prior to the commencement of any works. This enabled the Client to gain a solid understanding of the issue at hand and provided a visual representation of the proposed solution.

Moving into the construction phase, CORE’s solution entailed a new chemically injected damp-proof course (critically, installed below floor level to prevent rising damp) and saw the application of waterproofing membrane to 80 lineal metres of underground facade externals as well as the installation of a drainage system.

CORE placed great emphasis on maintaining strong communication, managinga robust schedule of weekly meetings and inspections with the Client and contractors throughout the process.

With hotel staff and guests on site, CORE worked closely with key stakeholders to minimise disturbance and ensure the business could continue to operate with no impact on customer experience.

CORE is proud to have delivered the project earlier than the projected completion date and to have provided the Quest Newcastle Hotel with confidence and peace of mind.

Aged Care/Health, Remedial

Sydney Children’s Hospital, Randwick, NSW

Having successfully completed similar works at Westmead Hospital, CORE was engaged by Mostyn Copper to provide expert advice regarding failed waterproofing roof membrane at the Sydney Children’s Hospital.

Timeline

Stage 1: completed January 2020

Stage 2: currently in progress

Program expected to continue into 2024.

A People-First approach to engineering

Experiencing significant water ingress issues resulting in damages to valuable
equipment and impacting the Hospital’s patient capacity, CORE worked diligently to
deliver a long-term, 2000m2 technical waterproofing solution for our client.

Given the nature of the building and its occupants, along with the impact and
restrictions presented by COVID-19, CORE applied a ‘high priority’ Program of
Works that saw all technical inspections and onsite testing conducted in a safe,
timely and efficient manner.

Stage 1 of remedial works required CORE to strategically determine ideal project
phasing so that affected areas could return to full operational capacity promptly
and prevented further water ingress issues impacting the site.

CORE recommended and designed a 360º cost-effective and sustainable
solution using a premium, innovative waterproofing membrane that could be
installed over existing materials – resulting in a significant decrease to project
time and costs, while minimising wastage.

With key stakeholders and the impact on end-users front of mind, CORE
placed a strong focus on exceptional communication throughout the project,
ensuring all parties were well informed throughout the process.

Stage 2 of the project is currently underway with works expected to reach
completion in 2024.