North Terrace Visitor Accommodation

Client: Fairbrother
Architect: Artas Architects
Builder: Fairbrother
Structural, Civil & Hydraulic Engineer: Collective Consulting
Key Personnel: Alan Leake (Director), Chris Polis (Hydraulic Engineer), Jamie Warr (Civil Engineer), Trent McCarthy (Structural Modeller)
Completion: 2024
Value: Hotel development with value engineering optimisation

Four-Story Hotel Overlooking Bass Strait on Columnar Basalt

Fairbrother engaged Collective for structural, civil, and hydraulic engineering services for a four-story hotel at One North Terrace, Burnie. The site offers commanding views over Bass Strait, situated atop a fractured and jointed columnar basalt rock formation, a challenging geological setting requiring innovative foundation and structural solutions.

The project involved construction over an existing car park built on a former rock quarry. The urban setting demanded careful construction phasing to protect adjacent structures, including a cinema, while minimizing noise and vibration impacts on neighbouring businesses and patrons. Blasting or extensive rock excavation was deemed unfeasible due to urban constraints and prohibitive costs.

Engineering Challenges

• Rock Formation Foundations: The hotel sits atop fractured and jointed columnar basalt with solid rock further from the cliff edge. Collaborative geotechnical assessment established appropriate foundation proximity to the rock edge, similar to Collective's previous work on the nearby seven-storey Bay Renaissance Apartment building.
• Urban Construction Constraints: The downtown Burnie location required construction access planning with minimal grade alterations while protecting adjacent cinema operations and complying with parking regulations including DDA performance solutions for level entry access.
• Transfer Structure Design: A suspended transfer slab over the existing car park supported upper levels, requiring careful structural integration with the precast concrete column and wall system.
• Waterproofing Requirements: Exposed decks facing Bass Strait required specialised waterproof joints in critical areas to maintain building integrity, knowing external façade elements served as final finished product.
• Fire Safety Compliance: A timber roof and prefabricated roof truss system within the precast multi-story structure with ensure careful detailing to upper-level panels would not fall outward in a fire event per National Construction Code requirements.
• Hydraulic Engineering: Hot and cold water systems, roof drainage, balcony drainage, and sewer drainage designed for full-occupancy peak demand with energy-efficient heat pump systems capable of scaling up during surges and reducing output during quiet periods.

Structural and Civil Solutions

The structural design employed precast concrete columns, walls, in-situ Bondek slabs, precast concrete façade panels, lightweight infill framing, structural steel roof framing, and in-situ concrete stairs and landings. The relatively straightforward structural design required only limited transfer structures, focusing on buildability and cost optimisation.

Collective's value management process involved close collaboration with Fairbrother to develop construction systems maximising value and reducing costs without compromising structural integrity. The rocky terrain and cliff edge proximity significantly impacted construction expenses, making structural optimisation imperative for project viability.

The civil engineering design addressed car park access from existing roadways with minimal grade alterations while fully complying with parking regulations. A performance solution facilitated Disability Discrimination Act compliant level entry for individuals with disabilities.

Collaborative Construction

Collective was proactive in structural modelling using available software tools to optimise design and collaborate with contractors on specific detailing. The value engineering approach included developing innovative timber roof systems within precast structures and ensuring cost-effective outcomes despite challenging site conditions.

Collective supplied Temporary Works Engineering services during construction continuing our value add approach to all projects.

Key Outcomes

• Four-story hotel successfully completed on challenging columnar basalt rock formation with minimal site impact.
• Value-engineered structural design achieving optimal balance of construction efficiency and cost minimisation.
• Integrated precast concrete systems with in-situ elements delivering durable, high-quality construction.
• Specialised waterproofing and fire safety systems meeting National Construction Code requirements.
• Energy-efficient hydraulic systems optimizing water heating for variable occupancy patterns.
• Collaborative builder-consultant relationship delivering timely project completion with exceptional quality.