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PROJECT DEVELOPMENT AND SERVICES 7.6 Governance Approach (continued) A single panel is able to be replaced under ‘maintenance’ where the replacement is a ‘like for like’ replacement. However, where the whole western and eastern elevations are being replaced this will be viewed as works required under a DA. Furthermore, it is anticipated that by installing new facades a potentially new DA condition would be section to J compliance. Section J is part of the building code involved in environmental efficiency and if this becomes a condition of the associated DA then a ESD consultant will be required to undertake the necessary evaluations. And if there are any deficiencies in the existing building systems these will have to be upgrades in accordance with section J. • The expansion of the End Of Trip facilities would also need to be undertaken via a DA given the adjoining area would require a ‘Change of Use’. Furthermore, council may add additional Conditions to the DA approval which could add additional complexity and scope to the works. For these reasons it is difficult to see how the works can be undertaken within the time frame and for the allocated budget. However, this Risk can be turned into a positive, as the additional time required for the approval of a DA, would allow the Design team sufficient time to complete the documentation with an increased level of clarity, detail and coordination that when taken to market would greatly eliminate the unknowns and thus achieve more competitive market costings. It should also be noted that we would recommend lodging 3 DA’s for approval and not 1 large DA. In this way we could treat the 3 applications as separate scopes and for example should MEAG decide not to proceed with the Façade works once the approval is received then it would not affect the approvals or progress of the remaining DA’s. Construction Our TEAM has developed a construction methodology that would bring the project to market following the most economical and efficient pathway. We would envisage 4 construction teams working simultaneously on the project. • Team A would work from Level 12 down to Level 6 • Team B would work from Level 5 down to Grd • Team C would work on the End Of Trip and Lobby facilities, while • Team D would work on the Façade Teams A and B would start the strip out maximising the limited capacity of the Lifts and Loading dock. We would dedicate 1 lift to the Upper levels, 1 Lift to the lower floors and 1 to personnel only. In order make the most of the Loading dock it would be dedicated to the upper floor and lower floors on alternate days requiring waste materials to be stored on the floors for a day and only brought down to the Loading Dock on their dedicated day. < CONTENTS > 37