Perisher Lodge Redevelopment Update

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17 May 12

We had another fore taste of winter again last weekend with 5 cm of snow. This is putting an urgency into work. With the possibility of snow stopping the movement of large items to the lodge, it was decided to move up the schedule and to deliver beds, fridges, freezers, tables etc early. The internal painting that was being slowed by the cold weather is ramping back up. The builder installed the wood heater and this has been running keeping the building warmer. The lodge build remains ahead of schedule by 1 weeks. We are on target for final completion sometime between 19 May and 31 May 2012 (the contract completion date).

Since the last report the following progress has been made, to gain a complete picture they should be read in conjunction with previous progress reports:

• External granite rock cladding to building 95% complete.

• Internal wall painting 90%complete

• External door painting 80% complete

• External landscaping 80% complete

• Flagpole installed

• Kitchen installation complete

• Driveway, parking retaining wall 90% complete

• Entrance airlock wooden floor grating system complete

• Bathroom floor tiling 90%complete

• Bathroom fit out 95% complete

• Carpentry fit out 95% complete

• Lower Lounge carpeted

• Lower floor lighting complete

• Lower floor GPOs complete

• Transfer of items (in storage at Thredbo) back to Perisher complete

• Delivery of Fridges, freezers, stoves, lounge suites complete

It is expected that next weekend members attending the AGM will be able to visit the Lodge to view progress.

7 May 2012

We had a fore taste of winter last week with 10 cm of snow. This put a damper on external work. However, the sun came out and off we went again. The internal painting was also slowed by the snow as it made getting rooms warm enough to paint a difficult task. Despite the snow and rain, the lodge build remains ahead of schedule by 2 weeks. We are on target for final completion sometime between 19 May and 31 May 2012 (the contract completion date).

Since the last report the following progress has been made, to gain a complete picture they should be read in conjunction with previous progress reports:

• External granite rock cladding to building 90% complete.

• Internal wall painting 80%complete

• External landscaping 60% complete

• Kitchen installation 50% complete

• Driveway, parking retaining wall 60% complete

• Entrance airlock wooden floor grating system 60% complete

• Bathroom floor tiling 80%complete

• Bathroom fit out 60% complete

• Carpentry fit out 80% complete

• Stairs installed and working

• Mezzanine extendable ladder installed and working

• Fireplace installed and working

• Lower bedrooms and adjacent passageway carpeted

• Lower floor lighting 90% working

• Some power available at GPOs on upper floor

• Beds have been delivered to site

It is expected that next weekend we will transfer the items in storage at Thredbo to back Perisher. I also anticipate delivering the new fridges, freezers to site. We will use the lower bedrooms as a storage stageing area.

26 April 2012

Despite the all too frequent bouts of bad weather, the lodge build remains ahead of schedule by 2-3 weeks. The contracted final date for completion is 31 May 2012. This has to be adjusted with the final number of declared Wet Days. However, I believe we will achieve an earlier completion than the contract date of 31 May.

Since the last report the following progress has been made, to gain a complete picture they should be read in conjunction with previous progress reports:

· Retaining walls on Eastern and Southern sides complete.

· External granite rock cladding to building 80% complete.

· Window installation complete

· External cladding complete

· Internal wall cladding (gyprocking) complete

· Lockup has been achieved

· Internal wall painting 65%complete

· External landscaping 40% complete

· External balcony emergency stairs complete

· Kitchen ordered

· Car parking hardstand for disability access complete

· Driveway, parking retaining wall 60% complete

· Utility area floor tiling complete

· Bathroom waterproofing complete

· Bathroom floor tiling 80%complete

· Rock Work 75% complete

· Bathroom fit out 40% complete

· Carpentry fit out 70% complete

· Disabled stair access alternative solution achieved

It is expected that installation of kitchen cabinetry, fireplace and ground floor carpet will commence next week.

30 March 2012

The site closed down for the Christmas break from 23 December to 4 January 2012. Since then work has progress continuously with the odd wet day during January and February.

The decision to move forward the pour of the upper floor slab to before Christmas has paid dividends. The builder was able to get the roof on 2 days before the recent major East Coast rains came. As a result work was not majorily interrupted. Additionally, the redesigned site drainage (due to the earlier discovery of a stream on site) coped very well with days of 100mm per day of rain. So well that site work was able to recommence immediately the rain stopped.

• The 1st floor slab was allowed to cure over the Christmas break before removal of the temporary support system

• All lower floor internal stud wall have been installed

• Entrance door steel roof framing and support columns installed

• Balcony steel framing and support columns installed

• Balcony concrete poured

• Lounge room window steel framing installed

• Kitchen rear wall steel framing installed

• Mezzanine floor (over kitchen) constructed

• All internal and external steel has been placed

• Edge beams and skylight windows steel framing installed

• A number of drawing errors have become evident between the Architect drawings and the Structural Engineer and Systems Engineers drawings.

• All 1st floor internal and external stud walls installed and ply braced(waterproof construction).

• Entrance door roof support columns have been concrete filled.

• Balcony support columns have been concrete filled.

• Retaining walls on Eastern and Southern sides 95% complete, some capping stone to be fixed.

• Rafters and battens installed.

• The electrical rough out to both floors is complete.

• The plumbing rough out to both floors is complete.

• Installation of ventilation heat exchanger systems complete

• External granite rock cladding, 50% complete.

• Roofing complete.

• Window installation 90% complete

• External cladding 90%complete

• Internal wall cladding (gyprocking) 80% complete

• Effective lockup has been achieved

• Bathroom floor tiling and internal wall painting has commenced.

• Scaffolding is being removed and should be all down by the time you are reading this.

10 March 2012

Since the 25 February report the following has occurred:

• The electrical rough out to both floors is complete.

• The plumbing rough out to both floors is complete.

• Installation of ventilation heat exchanger systems is complete

• External granite rock cladding, 40% complete.

• Roofing complete with the exception of eaves linings which are at 5% complete

• Window installation 80% complete. Two windows are uninstall to leave an access hole for material.

• Ground floor internal wall linings (fire chek gyprock) installed but with all joints, corners and cornices still to be set.

• First floor internal wall linings (fire chek gyprock) 10% installed.

Two wet days were declared since the last report. However, the heavy rains over the last two weeks have had little real effect on the building progress. The installed site drainage systems are working and the site is dry.

25 February 2012

Since pouring the first floor slab on Monday Friday 16 December the following has occurred:

• The site closed down for the Christmas break from 23 December to 4 January 2012

• The 1st floor slab was allowed to cure over the Christmas break before removal of the temporary support system

• All lower floor internal stud wall have been installed

• Entrance door steel roof framing and support columns installed

• Balcony steel framing and support columns installed

• Lounge room window steel framing installed

• Kitchen rear wall steel framing installed

• Mezzanine floor (over kitchen) constructed

• All internal and external steel has been placed

• Edge beams and skylight windows steel framing installed

• A number of drawing errors have become evident between the Architect drawings and the Structural Engineer and Systems Engineers drawings. All have been resolved but we expect variations will be claimed.

• All 1st floor internal and external stud walls installed and ply braced(waterproof construction).

• Entrance door roof support columns have been concrete filled.

• Balcony support columns have been concrete filled.

• Retaining walls on Eastern and Southern sides 95% complete, some capping stone to be fixed.

• Rafters and battens installed.

• The electrical rough out to both floors is 85% complete.

• The plumbing rough out to both floors is 85% complete.

• Installation of ventilation heat exchanger systems 50% complete

• External granite rock cladding, 30% complete.

• Roofing complete with the exception of eaves linings.

• Window installation 70% complete

We expect external cladding and the remaining windows to be installed within the next week. Following that gyprocking of internal walls will commence.

17 December 2011

Since pouring the ground floor slab on Monday 28 November the following has occurred:

Despite earlier delays with ground water, rock and weather, Goaland with a super effort, have now caught up with the construction program and are now estimated to be approximately two weeks ahead of the program.

The First Floor slab was originally scheduled to be poured in the 3rd week of January. Because Goaland have managed to pour the first floor slab before Christmas the dead time (during the Christmas building industry shutdown) is now being effectively used.

When a suspended slab is poured little work can be done under the slab because the temporary support structure cannot be removed for 21 days. This now works to our advantage and come mid-January we should be effectively three (3) week ahead of the construction program.

26 October 2011

The demolition has been completed and the old Perisher lodge is now a resident of the Jindabyne tip, plus a few other places. Once the site had been cleared we ran into our first problem, that is a high water table and a spring running through the lower levels of the site. The ground water made drilling the support piers for the ground floor slab a nightmare. The sides of a number of the test holes collapsed in on the drilling auger. This caused the builder and engineer to redesign the site drainage and slab pier support system. We have also had to design a low retaining wall for the rear of the building.

On a brighter note, when bulking out the site the excavator broke the 415V mains supply cable to the old lodge. It was located where the supply company said it wasn’t. Anyway, their error and so the new lodge supply pillar was installed for nothing. The excavator operator said he felt a little tingle.

Overall the:

· Demolition is complete;

· Excavation is effectively complete; [minor shaping of the site cut to be completed once redesigned retaining wall design agreed]

· Ground works are at 50% [drainage, piers and footing to be completed to new design];

· Temporary Services are at 80% [415V mains supply that passes through the site to the other South Perisher lodges is to be relocated on 31/10/11]

Despite starting early, and gaining 5 days (prior to official start as previously reported) there has been 6 days lost due to heavy snow and rain. Extension of time to cover these have been noted by Goaland and RAN Superintendent.

7 October 11 Report

As previously reported, the Builder with kind agreement from the Dept of Planning (DoP) and the Kosciuszko National Park (KNP) started a week early. The early start was going great guns when after three days , with the building with no roof, suddenly, what had been reported by the BOM as isolated snow showers above 1800 metres turned into a full blizzard. It snowed for three  days. The lounge room and most of the lodge ended up with 54CM of snow. So out with the powder boards as there was nothing to do but have one last ski. It turned out to be the best day of the season. The Perisher lifts were going and no one was here.

With the weight of snow in the building once it started to thaw all the ceilings fell in. So the job of sorting the material out for waste and recycling was made easier.

The builders crew then spent a couple of days stripping the rafters out. On Thursday 6 October, a 22 tonne excavator with huge grabbing jaws started to collapse the building. The task of collapsing the building and taking it away was completed by the weekend.

Despite the blizzard we are now effectively a week ahead of schedule. Things will hopefully get better as the summer weather comes on here in the mountains. Praise must go to the Site Foreman and his crew for working in such conditions.

28 September 11 Report

The Club sincerely thanks those members who were able to attend the recent work parties to pack up the building. Most members were understandably only able to come on one of the three (3) weekends However, the ones who came have worked very hard and the contents of the lodge (that we could save) are now located in storage in the Thredbo lower TV room. Some items were uneconomical to save I.e the old small fridges, stoves and fireplace. We checked with the second hand dealers in Canberra and the price (on inspection) they were prepared to pay (around $40-$50 a piece) didn’t even cover the cost of the transport let alone the manpower . As a result we donated the small fridges to the Ski school instructors locker room. The stoves etc have been donated to the Jindabyne Revolve. On a bright note, all windows were able to be successfully removed and will be transported this weekend to Thredbo. The hot water tanks were also successfully removed from the bowels of the lodge and (they are only 5 years old) they will later replace the Thredbo Managers hot water tank which is 20 years old and now leaking.

The following milestones have been achieved:

·        we have a NPWS issued Occupation Licence to cover the additional area which will eventually be included in our lease;

·        we have a Construction Certificate to allow the building works to commence;

·        we have a signed Lump Sum Contract with Goaland Constructions;

·        Goaland have their insurances and Bank Security in place; and

·        we have NSW Department of Planning and NPWS permission to commence knock down 8 days earlier than the original date specified in the DA of 4 October for commencement.

The first two days were spent doing site works, connecting temporary power, identifying where the underground power will run and where the new 415V power distribution box will be located, and generally de-cladding the building. The came asbestos removal day. The builder continued internal stripping to ensure that the maximum sorting and recycling of builders waste was achieved.

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