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Diagnostech’s fire compliance and facade upgrades on Sydney’s Iconic Gazebo Apartments
Diagnostech was recently engaged to address significant compliance issues at the iconic Gazebo Apartments located at 2 Elizabeth Bay Rd, Elizabeth Bay, NSW, 2011.
Originally constructed in the 1960s and converted into apartments in 2005, the Gazebo Apartments are a landmark in Sydney, with its tower building recognised for its unique 13-sided (tridecagon) structure and prominent position atop a hill overlooking the harbour.
Here’s how the project rolled out.
Situation
The Gazebo Apartments faced a critical situation when the council issued them with a fire compliance order, requiring several time-bound rectifications to meet National Construction Code (NCC) safety standards.
The building’s strata company initially attempted to manage the project themselves, in collaboration with a fire engineer and contractor, however, this approach proved ineffective.
At this point, Diagnostech was brought in, recommended by Remedial Building Services (RBS), the trusted subcontractor of the project.
Our task was to resolve the fire compliance issues within a tight timeframe to avoid severe consequences for the building and strata company before improving the building’s facade durability and compliance.
Goals
Diagnostech’s primary goal was to achieve full fire compliance within strict time frames as mandated by the council’s order. After doing this successfully, Diagnostech was kept on this property to upgrade the building’s facade, enhance its durability and ensure compliance with regulations regarding the height of balustrades.
In total, the project was valued at $10 million and aimed to minimise long-term maintenance costs by providing a lump sum solution.
Challenges
The project presented several significant challenges.
1. Achieving Minimal Disruption to Residents and Business Operations
The Gazebo Apartments project needed to be carried out while all 158 apartments were occupied, however, the works required removing and reinstating elements within residents’ homes such as bathrooms and wardrobes. This was difficult given the high-end real estate environment where aesthetics is of utmost concern.
Diagnostech worked closely with the contractor and building management to ensure works were carefully planned to minimise disruptions, ensuring all residents could use their amenities and that the ground floor bar and bistro remained operational.
2. Access Considerations
Accessing the building’s facade was another challenge due to its height and being in an exposed and windy location. The unique shape of the building facades further complicated things and required well-planned and communicated solutions to carry out the work without obstructing the residents’ views.
For this reason, traditional scaffolding was infeasible due to the need for extensive engineering and parking restrictions and while swinging stages were considered, this was faced with resistance from upper-floor residents.
Mast climbers were selected as the primary method of access, providing limited downtime and minimal impact on the residents.
3. Safely Stripping Paint on the Steel Balustrades
The paint stripping stage was particularly challenging, as this involved significant safety risks, including managing the potential for falling objects and debris.
Diagnostech worked closely with the contractor to design and implement protective barriers and containment systems to handle hazards associated with chemicals and debris, ensuring the safety of both workers and residents.
Solution
Diagnostech implemented a comprehensive solution that effectively addressed all of the Strata company’s goals and the identified challenges of the project.
This included:
Fire Compliance solutions
A meticulous process was undertaken, including auditing each apartment’s walls, floors, services, cupboards, riser shafts, and ceiling voids using bore-scope cameras and destructive investigations. Electrical and gas services were inspected and certified, and all essential services were verified for compliance with the National Construction Code (NCC).
As the head consultant, Diagnostech managed all liaisons with the Fire Engineer and Council.
Concrete and render repairs
Extensive repairs were conducted to address defects in the concrete and render, ensuring the building’s structural integrity and aesthetic appeal.
Facade and balustrade upgrades
The facade received a comprehensive upgrade, including the application of a weatherproof coating coupled with modifications and protective coatings on the building’s balustrades to enhance safety and longevity.
Waterproofing and tiling
Waterproofing measures were implemented across a combined 400 square metres of balcony areas, and tiling work was conducted to prevent water ingress and related damage.
Results
Overall, the project was executed over 4 years, culminating in impressive results which led Diagnostech to be engaged for 3 more projects on the same building.
11,500
Defects were rectified to ensure the building met all safety and aesthetic standards.
247
Balustrades received protective coatings, significantly enhancing safety.
3,500
Square metres of facade were also coated, improving the building’s durability and appearance.
400
Square metres of balcony was waterproofed, protecting against water damage.
72,350
Contractor man-hours were dedicated to the project.
0
Man-hours were lost indicating excellent efficiency throughout the project.
With everything managed by Diagnostech from start to finish.
Upon the successful completion of the fire compliance and facade upgrade projects, the Gazebo Apartments not only resolved their immediate compliance issues but have also chosen Diagnostech as a trusted partner for their future projects.
This collaboration has led to additional projects at the building, including pool refurbishment, lobby refurbishment, and driveway waterproofing.
Overall, Diagnostech’s work on the Gazebo Apartments stands as a testament to our expertise in managing large-scale, high-budget projects in challenging environments.
Through effective collaboration with the strata company, building management and the independent contractor (RBS), we ensured minimal disruption to residents and maintained full functionality of amenities throughout the project duration, overcoming all challenges and meeting all goals on time and within budget.
