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{\info{\title Ross Murphy}{\author Ross Murphy}{\operator }{\creatim\yr2005\mo7\dy25\hr16\min3}{\revtim\yr2005\mo7\dy25\hr16\min3}{\printim\yr2005\mo7\dy25\hr11\min38}{\version2}{\edmins1}{\nofpages5}{\nofwords1332}{\nofchars7463}{\*\company }
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{\pntxtb (}{\pntxta )}}\pard\plain \qr \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7537282 \fs24\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\insrsid13505086 Ross Murphy}{\insrsid8926930
\par }\pard \qr \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid7537282 {\insrsid13505086 220 Midgleys Road
\par Riana TAS 7316
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\par 0417 109 863
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid13505086
\par The Commissioner
\par Productivity Commission
\par PO Box 80
\par Belconnen ACT 2616
\par
\par }{\insrsid3025093 24}{\super\insrsid3025093\charrsid3025093 th}{\insrsid7537282 July 2005
\par }{\insrsid13505086
\par
\par Dear Mr Bryson,
\par
\par }{\ul\insrsid13505086\charrsid13505086 Re: Conservation of Australia\rquote s Heritage Places
\par }{\insrsid13505086
\par Thank you for the opportunity to comment.
\par
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid12220414
This submission focuses on heritage conservation in building regulation and is particularly relevant in the areas of adaptive reuse of buildings. In addition, anecdotal evidence is that a significant portion of reconstruc
tion work is in response to requirements to mandatory requirements for improved health and safety systems as well as amenity arising from building regulations. }{\insrsid12657113 A discussion on the impact of Building R}{\insrsid12220414 egulation }{
\insrsid12657113 should be incorporated.}{\insrsid12220414
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid12220414
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid13505086 One of the outcomes of the Productivity Commission Research Report into the reform of Building Regulation }{\field\fldedit{\*\fldinst {\insrsid13505086
ADDIN EN.CITE Productivity Commission200437110Produ
ctivity Commission,2004Reform of Building Regulation - Research ReportProductivity Commission}}{\fldrslt {\insrsid13505086 [1]}}}{\insrsid13505086
was the recognition that there needs to be a clear delineation between land use planning and building regulation. This recommendation (6.10) stems from the perception that there is unnecessary duplication }{\insrsid12220414 and potential over regulation
}{\insrsid12657113 of building work.}{\insrsid13505086
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid12220414
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid798461 The Building Code of Australia (BCA) }{\field\fldedit{\*\fldinst {\insrsid798461 ADDIN EN.CITE Australian Building Codes Board20053751Australian Building Codes Board,2005Building Code of Australia<
/MDL>}}{\fldrslt {\insrsid798461 [2]}}}{\insrsid798461
is the technical standard for new building work and is adopted be each of the eight jurisdictions with responsibility for building regulation in Australia. The BCA is the minimum requirement for the health, safety and amenity (a
s well as limiting fire spread to adjoining property) and has been written in the performance based style consistent with the Australian }{\insrsid12657113 government\rquote s}{\insrsid798461 }{\insrsid12657113 international obligations.}{\insrsid798461
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid798461
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid798461 While the BCA purports to be the minimum community acceptable standard for health}{\insrsid12351958 ,}{\insrsid798461 safety and amenity}{\insrsid12351958
the application of the Code to buildings of cultural significance is generally tempered. The following are examples:}{\insrsid798461
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid12607194 \page }{\insrsid12351958
\par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid12351958 {\ul\insrsid12657113\charrsid12657113 Tasmania
\par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid12351958 {\i\insrsid12351958 A building surveyor, in accordance with the Building Regulations, may determine that any provision of t
he Building Code of Australia in relation to \'85 historic buildings be altered. }{\insrsid12351958 Section 55(3) Building Act 2004 (Tas).
\par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid12351958 {\insrsid8025660
\par }{\ul\insrsid12657113\charrsid12657113 Victoria
\par }{\insrsid12657113
\par }\pard \ql \li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid12351958 {\i\insrsid12351958\charrsid12351958 Despite }{\i\insrsid12351958
section 24, the relevant building surveyor may issue a building permit for the carrying out of building work that does not comply with the building regulations if the work is carried out on, or in connection with \'85
a building included on the Heritage Register established under the Heritage Act 1995. }{\insrsid12351958 Section 28(1) Building Act 1993 (Vic).}{\insrsid12351958\charrsid12351958
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid798461
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid207583 On the one hand we have a performance based document}{\insrsid12657113 (the BCA)}{\insrsid207583
which purports to be the minimum standard for the health safety and amenity of building occupants and on the other hand the legislation offers a lesser standard when the building work relates to a culturally significant buil}{\insrsid9835120 din
g. Philosophically this approach appears unsound.}{\insrsid207583
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid9835120
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid9835120
What appears to have happened is that the regulations traditionally have provided discretion to the building surveyor so that it is not essential to comply with the prescriptive building standards}{\insrsid12657113 }{\insrsid9835120 have no
t kept pace with the recent reforms that have brought the performance based }{\insrsid3545290 building standard}{\insrsid9835120 . }{\insrsid3545290
As a function of the performance based reform it is possible to examine the idiosyncratic features of a heritage building and design systems which provide an acceptable level of health, safety, amenity and protection of adjoining property from fire spread
}{\insrsid12657113 and still comply with the BCA}{\insrsid3545290 .}{\insrsid9835120
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid3545290
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid3545290 In acknowledgement of the existence of the performance based method it is recommended that the existing regulations which provid
e discretion to the building surveyor be removed and that all applications be examined against th}{\insrsid12657113 e performance based provisions of the BCA}{\insrsid3545290 .
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid3545290
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid3545290 To achieve this simplification it would also be necessary to make similar reforms to those regulations that also pr
ovide discretion to the building surveyor when considering alterations to existing buildings.
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid9835120
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid1658959
The more significant issue, and burden for those who wish to change the use of modify an historic building where a building permit is required is that the discretion that is available is }{\insrsid12657113 generally }{\insrsid1658959
not exercised until after the proposed work has received approval under the land use planning system. As a consequence the decision making land use planning process is typically predicated on the presumption of rigid pr
escriptive rules which are no longer a requirement. The result is that the planning approval may presume or require work that may not be necessary under the building approval process.}{\insrsid3545290
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid1658959
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid1658959 For example, the building may be a four storey heritage warehouse with
wooden floors and it is proposed that the building be adapted for re-use as apartments. In that instance the developer may submit, or the planning authority may require, the lodgement of a fire engineered design which is likely to satisfy the building p
ermit requirements. In that instance the fire engineer is likely to }{\insrsid599048 base the design on the BCA}{\insrsid12657113 . I}{\insrsid599048
f there are discretions that are necessary in anticipation of the building permit these can only be predictions until the decision of the building surveyor is
received. These discretions may relate to sound attenuation between the apartment units or the provision of equitable access for people with mobility disabilities.}{\insrsid1658959
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid599048
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid599048 It is conceivable that a planning permit may be issued that cannot be sustained through t
he building permit process. This frustration for the developer may be significantly amplified where a protracted planning process involving appeal process has been the precursor.
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid1658959
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid1658959 The remedy to this situation}{\insrsid599048 , in my opinion,}{\insrsid1658959 is to cast off the traditional
barriers delineating planning and building approvals}{\insrsid599048
with respect to culturally heritage building work. It is recommended that a process be put in train where all discretionary matters are dealt with in the land use approval process. This would mean tha
t a developer would need to submit concept solutions at the time of the planning application in support of fire safety, noise a}{\insrsid12657113 ttenuation and equitable access (using the }{\insrsid599048 above mentioned example}{\insrsid12657113 )}{
\insrsid599048 . The technical assessment of these elements will need to be examined and approved by a building surveyor as a function of the planning permit process.}{\insrsid1658959
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid6163261
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid6163261 Introducing this level of technical expertise into the planning process would also improve the quality and integrity of the planning approval.
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid599048
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid599048 The second p}{\insrsid89710 h}{\insrsid599048 ase of the }{\insrsid89710 approval}{\insrsid599048
process, the building permit, would then involve the development and approval of the detailed design which incorporates the discretionary decisions. }{\insrsid6163261
In this arrangement, the traditional approach to the development of alternative engineered solutions away from the Deemed-to-Satisfy Provisions of the BCA would transfer to be a part of the planning process for the reasons outlined above.}{\insrsid599048
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid1658959
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid6163261 How this type of reform would be introduced would be dependant on the various statutory schemes though in Tasmania the reform may }{\insrsid3025093
be implemented}{\insrsid6163261 by requiring the planning authority to refer relevant planning applications to a building surveyor for their assessment and report}{\insrsid3025093 prior to issuing the planning permit}{\insrsid6163261
. It is not seen as necessary to expand the scope of
planning considerations because it is understood that planning authorities already make preliminary decisions on matters that are also dealt with in the building regulations. A modified appeal process would be necessary where the necessary technical ski
lls are incorporated. Modification of the building regulations would be necessary so that the decision at the planning stage has binding effect on the subsequent building permit.
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid6163261
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid6163261 The implementation of such a reform would provide a more rational process for all developers and in particular those seek to adapt heritage buildings.}{
\insrsid9835120
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid12607194 \page }{\insrsid13505086
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid6163261 Thank you again for the opportunity.
\par
\par
\par Yours sincerely
\par
\par
\par
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3025093 {\f1\fs20\cf0\insrsid3025093\charrsid14617787
\par }\pard\plain \s20\ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3025093 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\cf0\lang1024\langfe1024\noproof\langnp3081\insrsid3025093 Ross Murphy
\par }{\cf0\lang1024\langfe1024\noproof\langnp3081\insrsid3025093 Fire Engineer / Building Surveyor
\par }\pard \s20\ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3025093 {\fs20\cf0\lang1024\langfe1024\noproof\langnp3081\insrsid3025093\charrsid3738618 CC 457, EF 19602, BS}{
\fs20\lang1024\langfe1024\noproof\langnp3081\insrsid3025093 }{\fs20\cf0\lang1024\langfe1024\noproof\langnp3081\insrsid3025093\charrsid3738618 15154
\par }\pard \s20\ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid3025093 {\b\fs16\cf0\lang1024\langfe1024\noproof\langnp3081\insrsid3025093 MaAppSc (Fire safety Design), GradDip (Legal Studies),
\par GradCert (Building and Planning), BaAppSc (Environmental Health),
\par Dip Building Surveying.
\par }\pard\plain \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 \fs24\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\insrsid13505086
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid13505086 \page
\par }\pard \ql \li0\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0 {\insrsid13505086 References
\par
\par }\pard \ql \fi-720\li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid798461 {\field\fldedit{\*\fldinst {\insrsid13505086 ADDIN EN.REFLIST }}{\fldrslt {\insrsid798461 1.\tab Productivity Commission, }{
\i\insrsid798461\charrsid798461 Reform of Building Regulation - Research Report}{\insrsid798461 . 2004, Productivity Commission.
\par }\pard \ql \fi-720\li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid798461 {\insrsid798461 2.\tab Australian Building Codes Board, }{\i\insrsid798461\charrsid798461 Building Code of Australia}{\insrsid798461 . 2005.
\par }}}\pard\plain \ql \fi-720\li720\ri0\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid798461 \fs24\lang3081\langfe1033\cgrid\langnp3081\langfenp1033 {\insrsid13505086
\par }}