Projects
[Grafton Street, Bondi Junction ]
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Our involvement in this project commenced in December 1994.
The site comprised a leasehold estate being the airspace above RL80.5 situated on top of the Bondi Junction bus interchange and railway station as well as 2 smaller properties in fee simple fronting Oxford Street.
This airspace lot covered an area of approximately 9,200 square metres and the lower stratum limit of this lot was situated about 8 metres above the operating bus interchange.
Surveying work commenced in January 1995 and comprised extensive detail & level and boundary surveys for the subject and selected adjoining properties.
One of the original concepts proposed by the client was to build a residential home unit development over the bus interchange comprising 3 residential towers containing approximately 450 units.
The client was eventually issued with a Development Consent in August 1997 to build 2 residential towers containing 304 units atop a multi storey podium with carparking and a small scale retail plaza containing 18 shops\commercial units.
Key features of the development included:-
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The bus interchange to be relocated to a temporary facility under Syd Einfeld Drive to enable the podium shell to be constructed
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Parts of the rail station concourse level & the bus interchange to be demolished and re-built as part of the overall building
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Pedestrian access to the retail plaza as well as the lower bus interchange & railway station to be provided by a ramp & bridge structure coming up Rowe Street & over Grosvenor Lane
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Lift lobbies for the 2 residential towers to stand partly on Grafton Street and STA land
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Vehicular access ramps into and out of the podium to stand on Grafton Street and STA land
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Columns, stair wells , escalators, and other components of the building to be built on STA land
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The Council required a community room to be provided on the plaza level
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SRA required a plant room to be situated on the plaza level
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A large atrium for the plaza to extend upwards through the 2 residential parking levels and the residential podium level
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Council required a full re-construction of Grafton Street and widening on the northern side between Newland & Grosvenor Streets
The re-construction of Grafton Street and the construction of the temporary bus interchange on RTA land under Syd Einfeld Drive was completed in April 1999.
At this time the client gained possession of the bus interchange and commenced construction of the multi storey podium over the entire 9,200 square metre site.
The eastern tower of the development comprising 21 levels was completed in June 2001 whilst the western tower comprising 15 levels was completed in August 2001.
The State Transit Authority completed their fitout of the new bus interchange in July 2001 which enabled the client to commence operation of the plaza within the building.
Our involvement in the project included:-
Contract Investigation
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Initial perusal and investigation of contracts for the purchase of the site.
Detail Surveys
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existing buildings
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the adjoining Council carparks
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footpath, road, drainage and service locations
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adjoining buildings for shadow diagrams
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selected features on the railway concourse
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Investigation of original railway & bus interchange design plans to integrate into the new design drawings
Initial site boundary survey
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Survey of the subject & relevant adjoining boundaries
High precision railway tunnel movement monitoring surveys
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Examination of Geotechnical Consultants monitoring specifications in relation to the effects on the underground railway tunnels from the proposed building works above
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Design of methodology, procedures & custom survey marks to achieve measurement specification of 0.5mm vertical & 1.0mm lateral.
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Supervision of the placement of tunnel roof bench marks, tunnel wall targets & wall mounted tripods
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Survey, calculation & verification of the initial baseline Epoch
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Survey, calculation & analysis of additional Epoch measurements
Construction Surveys
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Survey work associated with the construction of footings and columns on the bus interchange and within the railway concourse
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Survey work associated with the construction of the multi-storey 9,200 square metre podium
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Survey work associated with the construction of the 16 level western tower
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Survey work associated with the construction of the Rowe Street ramp & bridge
Stratum Land Subdivision (Parts of building)
The purpose of the land subdivision was to:-
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Enable the client to obtain a Certificate of Title for the parts of the building pertaining to the residential & plaza components
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Enable the State Transit Authority to obtain a Certificate of Title to those parts of the building required to operate the railway station and bus interchange
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Enable Woollahra Council to gain a Certificate of Title for the part of the building comprising the Community Room within the plaza
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Create Easements to enable the lots to have adequate shelter, support, access & services rights
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Create Easements, Covenants, Positive Covenants & Restrictions on Use as required by Deeds of Agreement between the client & the SRA/STA and Conditions of Development Consent imposed by Woollahra Council
To give the client options & flexibility in terms of on-selling, leasing or Strata subdividing the plaza and residential areas those components were set up as 2 separate lots.
Our involvement in this stratum subdivision spanned a 12 month period including:-
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The preparation of conceptual subdivision drawings for DA submission.
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Liasing with the Land Titles Office prior to & during the preparation of the linen plan.
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Assisting the client & the client’s legal team in negotiations with the SRA/STA relating to the proposed boundaries, easements and s88B instrument.
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Assisting the client & the client’s legal team in negotiations with the Council relating to the proposed boundaries, easements and s88B instrument.
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Assisting the client & the client’s legal team with the structure of the s88B instrument.
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The survey & preparation of the stratum linen plan of subdivision
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Assisting the client & the client’s legal team with some aspects of the proposed Strata Management Statement
Key features of the subdivision plan included:-
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Complex stratum structure with part lots & Easements scattered throughout the building
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total of 13 sheets
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total of 50 Easements, Covenants & Restrictions
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total of 29 diagrams & 8 sections
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total of 138 stratum notes
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total of 133 short boundaries, easements & connections
Strata Subdivision of the Residential Component
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Preparation of a draft strata plan for DA submission
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Survey & preparation of Strata Plan to create 308 lots
Strata Subdivision of the Plaza Component
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Preparation of a draft strata plan for DA submission
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Survey & preparation of Strata Plan to create 18 lots
JBW Surveyors Pty Ltd