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TRANSCRIPT
JOHNSTAFF
Attachment F
Site Infrastructure Assessment
The Ultimo Presence Project
Engineering services enable architecture. Mechanical Engineering Copenhagen Level 8, 9 Castlereagh Street Sean Mulcahy Lighting Design London Sydney, NSW, 2000, Australia
Sustainable Design Sydney ABN 50 001 189 037 Electrical Engineering Hong Kong t : +61 / 02 9967 2200
New York e : info©steensenvarming.com
BUILDING SERVICES STEENSEN VARMING
MAAS Powerhouse, Ultimo Building Services Masterplan Assessment
Engineering services enable architecture. Mechanical Engineering Copenhagen Level 8, 9 Castlereagh Street
Sean Mulcahy Lighting Design London Sydney, NSW, 2000, Australia Sustainable Design Sydney ABN 50 001 189 037 Electrical Engineering Hong Kong t : +61 / 02 9967 2200
New York e: [email protected]
STEENSEN VARMING
Document Revision and Status
Date Rev Issue Notes Checked Approved
31-07-2017 01 Draft
Work in
progress
For Comment CM, BS MH
08-08-2017 02 For
Information CM, BS MH
Sydney, August 08th, 2017 Ref. No. 177090 B01
Craig Marsh Associate
[email protected] +61 / (02) 9967 2200
Ben Savage Principal Mechanical Engineer
Ben.Savage©steensenvarming.com +61 / (02) 9967 2200
Michael Harrold Associate Director
Michael.Harrold©steensenvarming.com +61 / (02) 9967 2200
Disclaimers and Caveats:
Copyright © 2017, by Steensen Varming Pty Ltd.
All rights reserved. No part of this report may be reproduced or distributed in any form or by any
means, or stored in a database or retrieval system, without the prior written permission of Steensen
Varming Pty Ltd.
This document is confidential and contains privileged information regarding existing and proposed
services for the Building. The information contained in the documents is not to be given to or
discussed with anyone other than those persons who are privileged to view the information. Privacy
protection control systems designed to ensure the highest security standards and confidentiality are
to be implemented. You should only re-transmit, distribute or commercialise the material if you are
authorised to do so.
Page 2 / 58 steensenvarming.com
Engineering services enable architecture. Mechanical Engineering Copenhagen Level 8, 9 Castlereagh Street
Sean Mulcahy Lighting Design London Sydney, NSW, 2000, Australia
Sustainable Design Sydney ABN 50 001 189 037
Electrical Engineering Hong Kong t : +61/ 02 9967 2200
New York e : info©steensenvarming.com
S T E E N S E N V A RM I N G
Table of contents
1.0 Project Information 5 1.1 Introduction 5
1.2 Aim 5
1.3 Reference Material 5
1.4 Limitations 6
2.0 Executive Summary 7 2.1 Existing Electrical Services Conditions 7
2.2 Existing Mechanical Services 7
2.3 Hydraulic Systems 8
2.4 Systems Condition Table 10
2.5 Plant and Equipment Locations 12
3.0 Museum and Building Details 13 3.1 General Information 13
3.2 Building Size and Layout 13
3.3 Site Plans 15
3.4 Indicative Site Massing Plan 16
4.0 Existing Infrastructure Services 17 4.1 Summary 17
4.2 Electrical Services 17
4.2.1 Substations 17
4.2.2 High Voltage Infrastructure 19
4.2.3 Low Voltage Infrastructure 20
4.3 Telecommunications Services 22
4.4 Security and CCTV 23
4.5 Lighting 23
4.6 Fire Systems 23
4.6.1 Fire Sprinkler System 23
4.6.2 Fire Hydrant System 23
4.6.3 Automatic Smoke Detection and Alarm Systems 24
4.7 Hydraulic Services 24
4.7.1 Natural Gas 24
4.7.2 Water 24
4.7.3 Sewer System 25
4.7.4 Stormwater System 26
4.8 Mechanical Services 27
4.8.1 General Description 27
4.8.2 Location of the Central Plant 27
4.8.3 Condition of the Existing Chillers 28
4.8.4 Condition of Existing Chilled Water Pumps 28
4.8.5 Seawater Heat Rejection Plant 29
4.8.5.1 Condition of the Existing Seawater Heat Rejection Plant 29
4.8.5.2 Ongoing Seawater Heat Rejection Maintenance Costs 31
4.8.6 Heating Water System 33
4.8.6.1 Heat Generation Source 33
4.8.6.2 Efficiency of Heating System 33
Page 3 / 58 steensenvarming.com
Engineering services enable architecture. Mechanical Engineering Copenhagen Level 8, 9 Castlereagh Street
Sean Mulcahy Lighting Design London Sydney, NSW, 2000, Australia
Sustainable Design Sydney ABN 50 001 189 037
Electrical Engineering Hong Kong t : +61 / 02 9967 2200
New York e : [email protected]
S T E E N S E N V A R M I N G
4.8.7 Existing AHUs and FCUs 34
4.8.7.1 Condition of the Units 34
4.8.7.2 Locations of the Units 35
4.8.7.3 Air Distribution from the AHUs and FCUs 35
4.8.8 Existing Control System 36
4.8.9 Existing Humidifiers 38
4.8.10 Existing Steam Boilers 38
4.9 Vertical Transportation 40
5.0 New Development Strategies 41 5.1 General 41
5.2 Masterplan Approach 42
5.3 Easements and Right of Ways 42
5.4 Power Infrastructure 42
5.4.1 Existing Subterranean Substation 42
5.4.2 Proposed High Rise Developments 43
5.4.3 Maintenance of Existing Services 43
5.5 Low Voltage Services 44
5.6 Telecommunications Services 44
5.7 Fire Services 45
5.7.1 Fire Sprinkler System 45
5.7.2 Fire Hydrant System 45
5.7.3 Automatic Smoke Detection and Alarm System 46
5.8 Hydraulic Services 46
5.8.1 Natural Gas 46
5.8.2 Water 47
5.9 Mechanical Services 47
5.9.1 Basis of New Development for Mechanical Services Considerations 47
5.9.2 Redundancy of Systems 47
5.9.3 Final Use of the Reconfigured Space 48
5.9.4 Recommended Central Plant Configuration 48
5.9.5 Estimated Reconfigured Cooling Load 48
5.9.6 Purpose and Size of a New Low Load Chiller 49
5.9.7 Water Cooled Packaged Air Condtioning Units 49
5.9.8 Basis for Replacing the Seawater System with Cooling Towers 49
5.9.9 A Possible Location for New Cooling Towers 50
5.9.10 Valves for Retained Systems 52
5.9.11 Replacement Controls System 53
5.9.12 Heritage Post Office Building 53
5.10 Vertical Transportation 54
5.11 Sustainability Design / ESD 54
Appendix A - Building Services Matrix 55
Page 4 / 58 steensenvarming.com
Engineering services enable architecture. Mechanical Engineering Copenhagen Level 8, 9 Castlereagh Street Sean Mulcahy Lighting Design London Sydney, NSW, 2000, Australia
Sustainable Design Sydney ABN 50 001 189 037
Electrical Engineering Hong Kong t : +61 / 02 9967 2200
New York e: [email protected]
S T E E N S E N V A RM I N G
1.0 Project Information
1.1 Introduction
Johnstaff have been engaged to undertake a master planning and concept options
development process for the Powerhouse Museum Site at Ultimo, NSW.
Steensen Varming has been engaged by Johnstaff Projects Pty to assess and
provide information on the existing main building services infrastructure at the
Museum of Applied Arts and Sciences (MAAS) Powerhouse Ultimo site.
The first and key component of this work is undertaking a site master planning
assessment that will review potential development on the site and potential
divestment strategies.
This report documents the existing plant and equipment on the site, it's condition
and its viability in terms of keeping and/or integrating into a wider masterplan
development.
For context, the preliminary design work that has been undertaken by Crone
Architects has been used for the basis of all masterplan development
considerations.
All information is to be kept confidential, as there are several sensitivities and
aspects regarding this project.
1.2 Aim
The main aim of this report is to advise on the general condition and configuration of
the base build services equipment and how it may be impacted by future
development.
This report aims to:
1. Provide a review of the existing Building Services in terms of capacity,
conditioning and code compliance;
2. Establish building services infrastructure strategies in respect the
divestment and selling of part of the site;
3. Ensure the site masterplan has robust building servicing strategies in place
to fulfil the vision for the site and inclusive of future proofing.
1.3 Reference Material
The following documents where referenced in compiling this report:
Page 5 / 58 steensenvarming.com
Engineering services enable architecture. Mechanical Engineering Copenhagen Level 8, 9 Castlereagh Street
Sean Mulcahy Lighting Design London Sydney, NSW, 2000, Australia
Sustainable Design Sydney ABN 50 001 189 037
Electrical Engineering Hong Kong t : +61 / 02 9967 2200
New York e : [email protected]
S T E E N S E N V A R M I N G
MUSEUM OF APPLIES ARTS & SCIENCES. Backlog & Capitalised Maintenance
Report Asset Technologies Pacific report Doc Ref: 03499-09-D1 8 date 9th
September 2010;
Cultural Venue Renewal Program Final Business Case 6th March 2015;
Service Oriented Asset Management Framework Appendix 6th March 2015;
Indicate Site Massing plans - 6. Appendix VI - Indicative Site Massing Plan le
Sept 2016;
a Various copies of "As built drawings" obtain July 2017.
1.4 Limitations
The following limitations and assumptions exist, and should be considered in the
review of this report:
Title searches for easements and right of ways are excluded. These are
recommended to be completed;
Check on Hazardous Materials such as Asbestos is excluded. These are
recommended to be completed by the project manager;
Detailed Site Survey of existing in ground services not included. This should be
completed in the future to help mitigate risks.
Page 6 / 58 steensenvarming.com
Location of
subterranean
substation
Engineering services enable architecture. Mechanical Engineering Copenhagen Level 8, 9 Castlereagh Street
Sean Mulcahy Lighting Design London Sydney, NSW, 2000, Australia
Sustainable Design Sydney ABN 50 001 189 037
Electrical Engineering Hong Kong t : +61 / 02 9967 2200
New York e : info©steensenvarming.com
S T E E N S E N V A R M I N G
2.0 Executive Summary
2.1 Existing Electrical Services Conditions
The majority of the major plant equipment is at, or near the end of its useful service
life and will need to be replaced to facilitate the proposed developments per the
Crone Indicative Site Massing Plan.
The implications of the above are significant and potentially expensive for the high
voltage infrastructure, particularly the subterranean substation located below the
forecourt adjacent the brick building located where the low-rise massing is
proposed.
The substations service buildings located along the goods line that are not owned
and operated by The Powerhouse Museum. Therefore, the substation equipment,
the access to it and the outgoing service cables will need to be maintained during
the proposed developments.
Generally, the existing low voltage electrical installation, comprising main
switchboards, distribution boards, cabling and fixtures and fittings, including
lighting, will need to be replaced with new in order to meet current code, Supply
Authority and energy efficiency requirements.
2.2 Existing Mechanical Services
The mechanical services were originally designed for a large scale museum with
large halls for items such as railway locomotives, steam boilers to power these,
and a sizable seawater heat rejection. The original systems were well constructed
but that was 30 years ago. Mechanical equipment deteriorates at different speeds
so some of the systems such as the air handling units and ducting are in fair order
while the controls are very dilapidated and are not operational in some locations
due to failures. All other systems are somewhere in between.
The central plant is located below the heritage sections of the Boiler and Turbine
Houses. No specific impacts on the operation of the mechanical system are expected
from the massing as proposed by Crones. The new reduced scale of the facility can
be accounted for by removal of piping and air handling systems serving these areas.
Page 7 / 58 steensenvarming.com
Engineering services enable architecture. Mechanical Engineering Copenhagen Level 8, 9 Castlereagh Street
Sean Mulcahy Lighting Design London Sydney, NSW, 2000, Australia
Sustainable Design Sydney ABN 50 001 189 037 Electrical Engineering Hong Kong t : +61 / 02 9967 2200
New York e : [email protected]
S T E E N S E N V A R M I N G
A reconfigured facility is not expected to justify the costs of a seawater cooling
system, which would include a refurbishment of the existing system. It is
recommended to reconfigure the heat rejection system to include new cooling
towers. This along with a new gas fired heating water generators will improve the
overall control of the system and potentially improve the life expectancy of the
chillers.
The new use of the facility may necessitate the replacement of the air handling
systems as the systems are currently designed for large halls or the like in numerous
areas. The temperature and humidity control of the existing systems are a bit limited
so increased expectations in this regard may also result in the air handling systems
being replaced.
2.3 Hydraulic Systems
The existing Hydraulic and Fire Services plant and equipment serves a variety of
locations and is not arranged in a typical fashion. Generally the systems and plant
will require significant modification and/or replacement to suit the future
development planning.
Natural Gas
The existing natural gas supply is limited to small demands and may not be suitable
for retention against the scale of the future development. The meter location may
also not be suitable and should be considered in the future.
Water
The existing water supplies and meter locations may not be suitable against the
future development. Consideration to supplementing and relocating the existing
arrangements should be made.
There are six (6) existing watermains within the vicinity of the existing site which
may provide alternative options for connections.
Fire Sprinkler System
The existing site wide Fire Sprinkler system is generally in poor condition and is not
suitable for retention or extension. Pipework failures in multiple locations have been
verbally advised and we witnessed several rooms where sprinkler protection in the
plantroom had been capped off. Future staged construction would also be an issue
as the system is a single infrastructure approach with mains from the Museum
building to the Harwood building through the services tunnel. Additional equipment
will be necessary to suit staged development so that the varying sites can be
divided and separately developed
Fire Hydrant System
The existing sitewide Fire Hydrant system is designed and installed to Ordinance 70
and not suitable for retention. The future works shall replace this system with a
new AS2419 system. Additional equipment will be necessary to suit staged
development so that the varying sites can be divided and separately developed.
Automatic Smoke Detection and Alarm Systems
The existing automatic smoke detection and EWIS will require significant re-work
and upgrading to permit future development. Additional equipment will be
Page 8 / 58 steensenvarming.com
Engineering services enable architecture. Mechanical Engineering Copenhagen Level 8, 9 Castlereagh Street
Sean Mulcahy Lighting Design London Sydney, NSW, 2000, Australia
Sustainable Design Sydney ABN 50 001 189 037
Electrical Engineering Hong Kong t : +61 / 02 9967 2200
New York e : info©steensenvarming.com
S T E E N S E N V A R M I N G
necessary to suit staged development so that the varying sites can be divided and
separately developed.
Sewer System
There are a number of existing sewer connections around the perimeter of the
existing site. Depending on their size and condition, new connections may be
required for the proposed development in order to cater for the increased
population.
The existing house sewer currently servicing the Powerhouse will need to be
deviated north and connect into the an existing sewer asset in William Henry Street.
Stormwater System
There are a number of existing stormwater assets surrounding the perimeter of the
existing site which may have exiting connections from the site. These assets can be
utilised for connection from the future development's OSD systems. There are also a
number of kerb and gutter connections from the site along Harris Street.
Page 9 / 58 steensenvarming.com
Engineering services enable architecture. Mechanical Engineering Copenhagen Level 8, 9 Castlereagh Street Sean Mulcahy Lighting Design London Sydney, NSW, 2000, Australia
Sustainable Design Sydney ABN 50 001 189 037 Electrical Engineering Hong Kong t : +61 / 02 9967 2200
New York e : [email protected]
S T E E N S E N V A R M I N G
2.4 Systems Condition Table
Building Service
Item Location
Observed
Condition
Code
Compliance
Issues?
Date
Installed
Estimated Life
Expectancy
(years)
Impacts and Notes
Substations Subterranean Fair. Service
Installation
issues.
1988 10 Substation services multiple
facilities adjacent Goods
Line. Access to substation
and outgoing services to be
maintained throughout
development construction.
High impact.
Harris Street Good No. 1988 20 Not recommended to
retain this substation for
the development.
New installation required. Main
Switchboards
Powerhouse
basement
Poor Yes 1988 5
Harwood Building,
ground floor
Poor Yes 1988 7-10 New installation required.
Distribution
Boards
Throughout Poor Yes 1988 5 New DBs required
throughout development.
New MCCs required
throughout development.
Motor control
panels
Throughout
buildings
Poor Yes 1988 7-10
Cabling Throughout
buildings
Poor Yes 1988 onwards 5 New cabling required.
Lighting Throughout. Poor No, but
energy
efficiency
issues
198 onwards 5 New energy efficient lighting
comprising LED lamp
technology recommended.
General power Throughout. Fair No 1988 onwards 5 New installations required.
Security Throughout. Good No 1988 onwards 10 New installations required.
Seawater
equipment
Basement Poor Potentially 1988 2 Recommended to be
replaced with cooling towers.
Chillers Basement Fair Not defined Circa 2000 15 Recommended to be
retained.
Various pumps Basement Poor No. 1988 2 Recommended to be
replaced.
AHUs and FCUs Various Fair Not defined 1988 15 Potentially required to be
replaced in a reconfigured
facility.
Controls Throughout Very poor No. 1988 0 New controls system
required.
Piping Various Fair No. 1988 20 Valves Various Fair No. 1988 10 Need to be inspected
internally.
Ducting and
plenums
Throughout Fair No. 1988 15
Steam boilers Basement Fair Not
investigated.
1988 15 Expected to be relocated to
the new museum at
Parramatta.
Page 10 / 58 steensenvarming.com
Engineering services enable architecture. Mechanical Engineering Copenhagen Level 8, 9 Castlereagh Street Sean Mulcahy Lighting Design London Sydney, NSW, 2000, Australia
Sustainable Design Sydney ABN 50 001 189 037 Electrical Engineering Hong Kong t : +61 / 02 9967 2200
New York e : info©steensenvarming.com
S T E E N S E N V A RM I N G
Humidifiers Various Poor Not
investigated
1988 2 Recommended to be
replaced.
Natural Gas Omnibus Lane
Plantroom
Fair 10 Not suitably sized for large
scale future development.
Single meter for museum
building. No gas provisions
made to Harwood building or
Post Office
Museum Cafe Fair Water Omnibus Lane
Plantroom
fair Unlikely to support future
development
Post Office Fair Harwood Street fair Unlikely to support future
development
Fire Sprinkler
System
Ominbus Lane
Plantroom (serves
complete site)
Poor Yes 1997 5 System is in poor condition
and should be replaced
Fire Hydrant
System
Harwood Building
(serves complete
site)
Poor Yes 1987
approximately
5 System is in poor condition
and should be replaced
Automatic smoke
detection and
alarm system
Harwood Building
Fire Control Room
(serves complete
site)
Fair Yes Not clear 5-10 System is in fair condition.
Would require significant
modification to allow staged
development approach
Page 11 / 58 steensenvarming.com
Engineering services enable architecture. Mechanical Engineering Copenhagen Level 8, 9 Castlereagh Street Sean Mulcahy Lighting Design London Sydney, NSW, 2000, Australia
Sustainable Design Sydney ABN 50 001 189 037 Electrical Engineering Hong Kong t : +61 / 02 9967 2200
New York e : [email protected]
STEENSEN VARMING
2.5 Plant and Equipment Locations
Page 12 / 58 steensenvarming.com
Engineering services enable architecture. Mechanical Engineering Copenhagen Level 8, 9 Castlereagh Street
Sean Mulcahy Lighting Design London Sydney, NSW, 2000, Australia
Sustainable Design Sydney ABN 50 001 189 037
Electrical Engineering Hong Kong t : +61 / 02 9967 2200
New York e : [email protected]
BUILDING SERVICES STEENSEN VARMING
MAAS Powerhouse, Ultimo Building Services Masterplan Assessment
Engineering services enable architecture. Mechanical Engineering Copenhagen Level 8, 9 Castlereagh Street Sean Mulcahy Lighting Design London Sydney, NSW, 2000, Australia
Sustainable Design Sydney ABN 50 001 189 037 Electrical Engineering Hong Kong t : +61 / 02 9967 2200
New York e : [email protected]
S T E E N S E N V A R M I N G
Document Revision and Status
Date Rev Issue Notes Checked Approved
31-07-2017 01 Draft
Work in
progress
For Comment CM, BS MH
08-08-2017 02 For
Information CM, BS MH
Sydney, August 08th, 2017 Ref. No.177090 B01
Craig Marsh Associate
[email protected] +61 / (02) 9967 2200
Ben Savage
Principal Mechanical Engineer
Ben.Savage©steensenvarming.com +61 / (02) 9967 2200
Michael Harrold Associate Director
Michael.Harrold©steensenvarming.com +61 / (02) 9967 2200
Disclaimers and Caveats:
Copyright © 2017, by Steensen Varming Pty Ltd.
All rights reserved. No part of this report may be reproduced or distributed in any form or by any
means, or stored in a database or retrieval system, without the prior written permission of Steensen
Varming Pty Ltd.
This document is confidential and contains privileged information regarding existing and proposed
services for the Building. The information contained in the documents is not to be given to or
discussed with anyone other than those persons who are privileged to view the information. Privacy
protection control systems designed to ensure the highest security standards and confidentiality are
to be implemented. You should only re-transmit, distribute or commercialise the material if you are
authorised to do so.
Page 2 / 58 steensenvarming.com
Engineering services enable architecture. Mechanical Engineering Copenhagen Level 8, 9 Castlereagh Street Sean Mulcahy Lighting Design London Sydney, NSW, 2000, Australia
Sustainable Design Sydney ABN 50 001 189 037 Electrical Engineering Hong Kong t : +61 / 02 9967 2200
New York e : [email protected]
S T E E N S E N V A RM I N G
Table of contents
1.0 Project Information 1.1 Introduction
1.2 Aim
1.3 Reference Material
1.4 Limitations
2.0 Executive Summary
5
7
5
5
5
6
2.1 Existing Electrical Services Conditions 7
2.2 Existing Mechanical Services 7
2.3 Hydraulic Systems 8
2.4 Systems Condition Table 10
2.5 Plant and Equipment Locations 12
3.0 Museum and Building Details 13
3.1 General Information 13
3.2 Building Size and Layout 13 3.3 Site Plans 15
3.4 Indicative Site Massing Plan 16
4.0 Existing Infrastructure Services 17
4.1 Summary 17
4.2 Electrical Services 17
4.2.1 Substations 17
4.2.2 High Voltage Infrastructure 19
4.2.3 Low Voltage Infrastructure 20
4.3 Telecommunications Services 22
4.4 Security and CCTV 23
4.5 Lighting 23
4.6 Fire Systems 23
4.6.1 Fire Sprinkler System 23
4.6.2 Fire Hydrant System 23
4.6.3 Automatic Smoke Detection and Alarm Systems 24
4.7 Hydraulic Services 24
4.7.1 Natural Gas 24
4.7.2 Water 24
4.7.3 Sewer System 25
4.7.4 Stormwater System 26
4.8 Mechanical Services 27
4.8.1 General Description 27
4.8.2 Location of the Central Plant 27
4.8.3 Condition of the Existing Chillers 28
4.8.4 Condition of Existing Chilled Water Pumps 28
4.8.5 Seawater Heat Rejection Plant 29
4.8.5.1 Condition of the Existing Seawater Heat Rejection Plant 29
4.8.5.2 Ongoing Seawater Heat Rejection Maintenance Costs 31
4.8.6 Heating Water System 33
4.8.6.1 Heat Generation Source 33
4.8.6.2 Efficiency of Heating System 33
Page 3 / 58 steensenvarming.com
Engineering services enable architecture. Mechanical Engineering Copenhagen Level 8, 9 Castlereagh Street
Sean Mulcahy Lighting Design London Sydney, NSW, 2000, Australia
Sustainable Design Sydney ABN 50 001 189 037
Electrical Engineering Hong Kong t : +61 / 02 9967 2200
New York e : [email protected]
S T E E N S E N V A R M I N G
4.8.7 Existing AHUs and FCUs 34
4.8.7.1 Condition of the Units 34
4.8.7.2 Locations of the Units 35
4.8.7.3 Air Distribution from the AHUs and FCUs 35
4.8.8 Existing Control System 36 4.8.9 Existing Humidifiers 38
4.8.10 Existing Steam Boilers 38
4.9 Vertical Transportation 40
5.0 New Development Strategies 41 5.1 General 41
5.2 Masterplan Approach 42
5.3 Easements and Right of Ways 42
5.4 Power Infrastructure 42
5.4.1 Existing Subterranean Substation 42
5.4.2 Proposed High Rise Developments 43
5.4.3 Maintenance of Existing Services 43
5.5 Low Voltage Services 44
5.6 Telecommunications Services 44
5.7 Fire Services 45
5.7.1 Fire Sprinkler System 45
5.7.2 Fire Hydrant System 45
5.7.3 Automatic Smoke Detection and Alarm System 46
5.8 Hydraulic Services 46
5.8.1 Natural Gas 46
5.8.2 Water 47
5.9 Mechanical Services 47
5.9.1 Basis of New Development for Mechanical Services Considerations 47
5.9.2 Redundancy of Systems 47
5.9.3 Final Use of the Reconfigured Space 48
5.9.4 Recommended Central Plant Configuration 48
5.9.5 Estimated Reconfigured Cooling Load 48
5.9.6 Purpose and Size of a New Low Load Chiller 49
5.9.7 Water Cooled Packaged Air Condtioning Units 49
5.9.8 Basis for Replacing the Seawater System with Cooling Towers 49
5.9.9 A Possible Location for New Cooling Towers 50
5.9.10 Valves for Retained Systems 52
5.9.11 Replacement Controls System 53
5.9.12 Heritage Post Office Building 53
5.10 Vertical Transportation 54
5.11 Sustainability Design / ESD 54
Appendix A - Building Services Matrix 55
Page 4 / 58 steensenvarming.com
Engineering services enable architecture. Mechanical Engineering Copenhagen Level 8, 9 Castlereagh Street
Sean Mulcahy Lighting Design London Sydney, NSW, 2000, Australia
Sustainable Design Sydney ABN 50 001 189 037 Electrical Engineering Hong Kong t : +61 / 02 9967 2200
New York e : info©steensenvarming.com
S T E E N S E N V A R M I N G
necessary to suit staged development so that the varying sites can be divided and
separately developed.
Sewer System
There are a number of existing sewer connections around the perimeter of the
existing site. Depending on their size and condition, new connections may be
required for the proposed development in order to cater for the increased
population.
The existing house sewer currently servicing the Powerhouse will need to be
deviated north and connect into the an existing sewer asset in William Henry Street.
Stormwater System
There are a number of existing stormwater assets surrounding the perimeter of the
existing site which may have exiting connections from the site. These assets can be
utilised for connection from the future development's OSD systems. There are also a
number of kerb and gutter connections from the site along Harris Street.
Page 9 / 58 steensenvarming.com
Engineering services enable architecture. Mechanical Engineering Copenhagen Level 8, 9 Castlereagh Street Sean Mulcahy Lighting Design London Sydney, NSW, 2000, Australia
Sustainable Design Sydney ABN 50 001 189 037 Electrical Engineering Hong Kong t : +61 / 02 9967 2200
New York e : [email protected]
STEENSEN VAR MING
2.4 Systems Condition Table
Building Service
Item Location
Observed
Condition
Code
Compliance
Issues?
Date
Installed
Estimated Life
Expectancy
(years)
Impacts and Notes
Substations Subterranean Fair. Service
Installation
issues.
1988 10 Substation services multiple
facilities adjacent Goods
Line. Access to substation
and outgoing services to be
maintained throughout
development construction.
High impact.
Harris Street Good No. 1988 20 Not recommended to retain
this substation for the
development.
Main
Switchboards
Powerhouse
basement
Poor Yes 1988 5 New installation required.
Harwood Building,
ground floor
Poor Yes 1988 7-10 New installation required.
Distribution
Boards
Throughout Poor Yes 1988 5 New DBs required
throughout development.
Motor control
panels
Throughout
buildings
Poor Yes 1988 7-10 New MCCs required
throughout development.
Cabling Throughout
buildings
Poor Yes 1988 onwards 5 New cabling required.
Lighting Throughout. Poor No, but
energy
efficiency
issues
198 onwards 5 New energy efficient lighting
comprising LED lamp
technology recommended.
General power Throughout. Fair No 1988 onwards 5 New installations required.
Security Throughout. Good No 1988 onwards 10 New installations required.
Seawater
equipment
Basement Poor Potentially 1988 2 Recommended to be
replaced with cooling towers.
Chillers Basement Fair Not defined Circa 2000 15 Recommended to be
retained.
Various pumps Basement Poor No. 1988 2 Recommended to be
replaced.
AHUs and FCUs Various Fair Not defined 1988 15 Potentially required to be
replaced in a reconfigured
facility.
Controls Throughout Very poor No. 1988 0 New controls system
required.
Piping Various Fair No. 1988 20 Valves Various Fair No. 1988 10 Need to be inspected
internally.
Ducting and
plenums
Throughout Fair No. 1988 15
Steam boilers Basement Fair Not
investigated.
1988 15 Expected to be relocated to
the new museum at
Parramatta.
Page 10 / 58 steensenvarming.com
Engineering services enable architecture. Mechanical Engineering Copenhagen Level 8, 9 Castlereagh Street Sean Mulcahy Lighting Design London Sydney, NSW, 2000, Australia
Sustainable Design Sydney ABN 50 001 189 037 Electrical Engineering Hong Kong t : +61 / 02 9967 2200
New York e : [email protected]
S T E E N S E N V A RM I N G
Humidifiers Various Poor Not
investigated
1988 2 Recommended to be
replaced.
Natural Gas Omnibus Lane
Plantroom
Fair 10 Not suitably sized for large
scale future development.
Single meter for museum
building. No gas provisions
made to Harwood building or
Post Office
Museum Café Fair Water Omnibus Lane
Plantroom
fair Unlikely to support future
development
Post Office Fair Harwood Street fair Unlikely to support future
development
Fire Sprinkler
System
Ominbus Lane
Plantroom (serves
complete site)
Poor Yes 1997 5 System is in poor condition
and should be replaced
Fire Hydrant
System
Harwood Building
(serves complete
site)
Poor Yes 1987
approximately
5 System is in poor condition
and should be replaced
Automatic smoke
detection and
alarm system
Harwood Building
Fire Control Room
(serves complete
site)
Fair Yes Not clear 5-10 System is in fair condition.
Would require significant
modification to allow staged
development approach
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2.5 Plant and Equipment Locations
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3.0 Museum and Building
Details
3.1 General Information
The Powerhouse Museum is the major branch of the Museum of Applied Arts &
Sciences (MAAS) in Sydney, the other being the historic Sydney Observatory.
The museum moved in March 1988 to its present location, into a converted
electric tram power station which was modified at the time from its original 1902
construction with new building services.
The power station site at 500 Harris Street Ultimo Sydney, was subsequently
renamed to the Powerhouse Museum.
The Powerhouse Museum complex comprises two stages, a northern annex and the
Ultimo Post Office. The two stages are the Harwood building (formerly the Ultimo
Tram Shed) and the power station building comprising three interconnected
buildings - the Wran building, Turbine Hall and Boiler Hall.
3.2 Building Size and Layout
As reported in past documents the Powerhouse Museum site at Ultimo is an
integrated complex comprising the museum building, Harwood building (formerly
the Ultimo Tram Shed) and the Ultimo Post Office. The combined floor area of the
buildings is approximately 42,594m2, and contains exhibition space, function rooms,
offices and a cafeteria.
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Indicative site building layout
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The site houses two heritage items - the Post Office building fronting Pier St
overpass and Harris Street and the Ultimo Power Station building, which has been
repur osed as the Powerhouse Museum.
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3.3 Site Plans
The site also contains two non-heritage elements - the Harwood Building
warehouse and the Powerhouse Museum extension that fronts Harris Street.
Page 15 / 58 steensenvarming.com
Heritage items on site INEM
Non heritage items on site Darling
Harbour developments Site Bdy
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Site massing (reference: Crone Study of Alternate Uses, page 6)
3.4 Indicative Site Massing Plan
Opportunities exist to redevelopment the site. These do not represent the
proposal but rather indicate the planning space limits.
Site Height Limits
Page 16 / 58
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4.0 Existing Infrastructure
Services
4.1 Summary
This section of the report provides an overview of the existing building services in
terms of general overview, capacity, condition and code compliance.
The information within is based on the brief site inspection, and listed reference
material such as existing drawings, reports and manuals. Information obtained from
discussions and liaison with relevant stakeholders and utility providers has also been
used to provide this overview of the existing services.
Reference should also be made to the past TAM register or required works.
Service Oriented Asset Management Framework Appendix 6th March 2015.
The listed works within the TAM and other issues as detailed within should be
considered in budget planning for the redevelopment project.
4.2 Electrical Services
4.2.1 Substations
The Powerhouse Museum and Harwood Building are presently served by two
separate Ausgrid owned substations.
One substation is a subterranean substation comprising three(3) 1500kVA
transformers. The substation is accessed via a confined access trap door located
adjacent the brick outbuilding located within the level 1 forecourt. The brick building
is owned and utilised by Ausgrid for testing and LV distribution and therefore
contains a small testing substation and low voltage panels.
The substation and brick building is located under the proposed low rise massing (to
maintain vista to Boiler House facade) per the Crone Indicative Site Massing Plan.
It is understood that this substation provides three low voltage supplies to the
Powerhouse Museum main switchboard via cabling installed in dedicated cable trays
and underground conduits and one low voltage service supply to the Harwood
Building main switchboard via an underground service link/trench.
It is also understood that the subterranean substation also provides the electrical
supply to a number of UTS buildings located along the pedestrian area known as
The Goods Line.
Page 17 / 58 steensenvarming.com
Three LV supplies to main switchboard located In basement plant area below heritage building.
APProxt ton or Ausgrid uilding and adjacent subterranean substation.
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Indicative image depicting existing Ausgrid substation and outgoing LV services
Ausgrid typically do not allow modern developments to comprise new or modified
subterranean substations without prior written approval. This is to prevent flooding
and to maintain safe working access and maintenance routes to their equipment.
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The second substation that services the Powerhouse heritage buildings and Harris
Street extension is located on grade at Harris Street. The substation is located
within a dedicated space contained within the industrial building opposite the
museum extension and is owned and operated by Ausgrid.
Indicative image showing location of Harris Street substation
It is understood that this substation provides one low voltage service to the
Powerhouse Museum main switchboard via underground cabling within dedicated
conduits.
Due to ownership and access rights, the exact layout of the substation and its
compliance with latest code and access requirements could not be verified.
4.2.2High Voltage Infrastructure
The major roads that surround the Powerhouse and Harwood building sites, namely
Harris Street and the Pier Street overpass, are used as major reticulation routes for
Supply Authority owned high voltage infrastructure.
There are presently 'AV and 33kV underground networks reticulating below the
pavements of each road.
There are also likV and 33kV networks located below Darling Drive which have been
recently modified to suit the new Darling Drive developments.
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4.2.3 Low Voltage Infrastructure
Powerhouse Museum Main Switchboard
Main Switchboard.
The Powerhouse museum, including the 1988 extension, is serviced by a low voltage
main switchboard located within the basement main plant space. The switchboard
was installed in 1988 and except for running repairs, hasn't been touched since.
Four(4) 2000A services are derived from the two substations referred to in section
3.1.1 and terminate into the main switchboard. Through discussion with on-site
maintenance operatives, the capacity of the incoming services greatly exceeds the
demand of the museum buildings.
The main switchboard contains multiple fuse outlets that service power and lighting
distribution boards, mechanical control panels, lifts and other large loads within the
building. The protective devices are not of the latest generation and are not
compliant with the current Wiring Rules as set out in AS/NZS 3000. In many cases,
the protective fuse devices used have been discontinued by suppliers and are no
longer available for purchase.
The main switchboard is nearing the end of its useful service life, with maintenance
staff continuously having to make running repairs to defective devices in order
maintain the electrical service to the museum.
The switchboard has adequate maintenance space available, but is located within an
open basement area as opposed to a dedicated plant enclosure. This is not
compliant with AS/NZS 3000.
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An assessment of the electrical installation in terms of asbestos and other hazardous
materials has not been completed.
Harwood Building Main Switchboard
The main switchboard located within a dedicated electrical plant room on the ground
floor of the Harwood Building accessed via a single door. As the main protective
device is rated at 1600Amps it is not compliant with the latest code requirements
which state that two means of access/egress/escape must be provided.
Similar to the Powerhouse Museum main switchboard, the switchboard contains
fuse based protective devices that are no longer compliant with AS/NZS 3000, nor
possible to purchase.
Compared to the Powerhouse Museum main switchboard, the Harwood Building
switchboard is in relatively good condition and there does not appear to be a
likelihood of service failure.
Sub-mains Cabling and Reticulation
MIMS cabling is used extensively within both the Powerhouse Museum and the
Harwood Building and is approaching the end of its useful service life due to
corrosion and stiffening.
On-site maintenance operatives have experienced issues with being able to repair
MIMS cabling due to the reluctance of installers to repair existing copper sheaths
and re-terminate the cable. Thus, cables that are damaged beyond repair are usually
replaced with XLPE or PVC sub-mains cabling.
Many of the MIMS sub-mains cabling has been installed so that the outer sheath is
being used as the earth conductor. Cable degradation has led to earth leakage
problems and therefore circuit faults. This has been rectified on-site via the
installation of copper bridges between eroding conductors within the main
switchboard. This is not a long term reliable solution and would need to be rectified
should any development take place anywhere within the two buildings.
Issues of faults within sub-mains cabling, leading to floating voltages between
neutral-earth and neutral-conductor etc. have also been reported by on-site
maintenance operatives. This issue has also been reported in final circuit cabling.
There is an existing services trench that joins the Harwood and Powerhouse
heritage building. The trench reticulates below Omnibus Lane (off Macarthur Street)
and contains electrical, communications and hydraulic services).
Standby Generation
Standby generation is achieved by on-site portable diesel generator units that are
not permanently connected.
On-site maintenance operatives currently replace protective devices in the main
switchboard with ones that are connected to the generator and associated sub- mains cable and rewire as necessary within the main switchboard. This does not
meet the requirements of a 'standby power source' per current code requirements.
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Any redevelopment would necessitate the permanent connection of a standby
generator.
Metering
The existing electrical installation comprises Supply Authority meters on each of the
four incoming 2000A services to the Powerhouse Museum main switchboard. There
are no sub-meters installed to monitor individual power, lighting and large
equipment loads.
Access to and copies of energy metering data from the energy retailer are required
for review.
4.3 Telecommunications Services
Most carriers have significant telecommunications infrastructure located below the
roads highways that surround the Powerhouse museum and Harwood Building. The
largest of which comprises Optus services that emanate from their data centre
located directly opposite the Powerhouse Museum on Harris Street.
The telecommunications lead-in cabling for the Powerhouse Museum and Harwood
building reticulates from Macarthur Street into the main security monitoring space. It
is understood that an AarNet carrier service is utilised by the Powerhouse Museum
site.
V o l e OA le % P;ol ••
....L. v dl
AarNet incoming service reticulation route (ref• Dial Before You Dig)
There is also a dedicated fibre link between the Powerhouse Museum and Harwood
Building systems and the Powerhouse facility at Castle Hill provided via AarNet.
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A fibre network is distributed from the Main Communications space throughout the
site to communications racks located throughout each of the three buildings, which
then serve final outlets within a 90m radius.
Field cabling is typically Cat 5 copper and installed on cable trays and appears to be
in relatively good condition.
4.4 Security and CCTV
The building contains an electronic access control and monitor system together with
a Closed Circuit Television (CCTV) surveillance system. The headend at the Power
House also monitors the Sydney Observatory site.
4.5 Lighting
The internal and external lighting has been modified over the years. The existing
lighting in parts need further work in respect to ensuring functional adequacy,
energy efficiency and code compliance.
4.6 Fire Systems
4.6.1 Fire Sprinkler System
Both the Museum and Harwood buildings share a single Fire Sprinkler system with a
150mm supply connected to the 300mm Omnibus Lane Sydney Water Watermain.
The booster, pump, air compressor and alarm valves are located in the Hydraulics
Compound on Omnibus Lane. Pipework between the Museum building and
Harwood Building is reticulated via an underground services tunnel. The sprinkler
systems are largely pre-action type and were originally installed in 1987.
The existing system is in poor condition and we were advised during our site walk
that lack of pressure holding of the pipework is a repeat issue. There was evidence
within the basement that several areas had been taken off the system pipework as a
result of pressure test failures.
4.6.2 Fire Hydrant System
The site has a single Fire Hydrant system with a 100mm diameter connection to the
300mm Sydney Water Watermain in Ominbus Lane. The Fire Hydrant booster is
located in the Hydraulics Compound and single pump-set located in the Harwood
Building. The system is an Ordinance 70 compliance installation which will need to
be replaced with an AS2419 compliant Fire Hydrant System to suit the future
development.
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4.6.3 Automatic Smoke Detection and Alarm
Systems
The Powerhouse and Post Office building is generally provided smoke detection and
Evacuation system coverage as part of a networked solution. Provision of smoke
detection and evacuation within the Harwood building is not compliant with AS1670
requirements. There are several Sub Fire Indication Panel (SFIP) and Emergency
Control Panels (ECP) through the Powerhouse buildings. These are networked to
the Main Fire Indication Panel (MFIP) and ECP which are located in the Fire Control
Room/ Security Office in the Harwood Building.
The Powerhouse also has a site in Castle Hill which has a communications link to the
Main FIP. We understand that smoke detector isolations and the like at Castle Hill
can be carried out at the Powerhouse MFIP.
The Powerhouse portion of the system is certified as compliant to AS1670.1 and has
been recently upgraded by Wormald using TYCO MX panels and detectors.
4.7 Hydraulic Services
4.7.1 Natural Gas
The Powerhouse building has an incoming main supply connected to the main in
Ominbus Lane. The gas meter is located in the Hydraulics compound underneath
the Museum and serves a single gas boiler in the basement plantroom only. The
Powerhouse Café has a small gas meter. There is no general gas supply to any of
the other buildings on the site including the Post Office or Harwood Building.
4.7.2 Water
There are three water supplies on the site:
Powerhouse building connected to Ominbus Lane;
Post Office connection location not known; and
Harwood Building connected to Mary Ann Street.
New connections will need to be provided to cater for the future development.
The Sydney Water Hydra shows that the following watermains exist within the
vicinity of the existing site:
DN250 watermain along the north of the site in William Henry Street;
DN300, DN250 and DN150 watermains which all run along the west of the site in
Harris Street;
DN100 watermain to the west in Omnibus Lane, and;
DN150 watermain to the south at the corner of Mary Ann Street and Omnibus
Lane.
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4.7.3 Sewer System
The Sydney Water Hydra and Sewer Service Diagrams show that the following
sewer mains existing within the existing site:
There is an existing trunk sewer main which traverses the north eastern corner of
the site. This asset was laid in 1987, it is 1016mm x 1270mm in size and has an IL
of approximately IL-4.0.
There is an existing oviform sewer main running along the east of the site in
Darling Drive. This oviform was laid in 1881, it is 812mm x 1219mm in size and is
approximately 5.0m deep. This sewer asset has one (1) manhole located within
the site boundary, located at the corner of Darling Drive and Hay Street.
This asset also traverses the south-eastern corner of the site. At this location, the
sewer asset is approximately 4.80m deep.
These assets may not pose any great restrictions on the proposed development
however, it is important that they be considered throughout the design
development.
The following sewer mains exist within the vicinity of the existing site:
DN225 sewer main along the north of the site in William Henry Street which
appears to have a number of existing connections from the existing site;
The 812mm x 1219mm sewer asset running along the east of the site appears to
have a number of existing sewer connections from the existing site. Refer to the
sewer service diagram for more details;
DN300 sewer main along the west of the site in Harris Street;
DN225 sewer main along the west of the site in Omnibus Lane
DN225 sewer main to the west of the site at the corner of Omnibus Lane and
MacArthur Street, and;
DN450 sewer main along the south of the site in Mary Ann Street.
In order to keep the Powerhouse Museum building serviced throughout the
construction of the development to the east, the existing house sewer which
currently serves the Powerhouse Museum building will need to be deviated north
and connect into the existing sewer asset in William Henry Street. Please refer to
the following page for an illustration of the deviation.
Page 25 / 58 steensenvarming.com
EXISTING HOUSE SERVICE SEWER TO BE
DEVIATED AT THIS POINT TO WILLIAMS ___ HENRY STREET IN ORDER TO KEEP THE EXISTING HERITAGE BUILDING SERVICED /
EXISTING HOUSE SERVICE SEWER TO BE REMOVED AS PART OF NEW DEVELOPMENT AND A NEW CONNECTION PROVIDED TO THE EXISTING SEWER IN DARLING DRIVE
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Sewer system deviation.
4.7.4Stormwater System
An existing stormwater asset traverses across the middle of the site reticulating
west to east from Omnibus Lane to Darling Drive. The stormwater asset is DN750 in
size and increases to a DN950 as it approaches the eastern boundary of the existing
site. This asset has a total of two (2) stormwater pits located within the site
boundary.
This asset may not pose any great restrictions on the proposed development
however, it is important that it is considered throughout the design development.
The Sydney Water Hydra show that the following stormwater assets exist within the
vicinity of the existing site:
The existing 812mm x 1219mm sewer asset along Darling Street to the east of
the site appears to have a number of stormwater gully pits draining to it. Refer
to the sewer service diagram for more details;
Two (2) existing stormwater pits are located to the west of the site in Harris
street;
There appears to be a number of kerb and gutter conntections from the site to
Harris Street;
Two (2) existing stormwater pits are located to the west of the site in MacArthur
Street and Omnibus Lane which reticulate into the DN750 which traverses the
site, and;
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uni EN ■ OZONE 20
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Two (2) existing stormwater pits are located to the south of the site in Mary Ann
Street which appear to reticulate into an existing DN750 stormwater asset that
reticulates west along Mary Ann Street.
The above assets may be utilised for connection to from the future development's
OSD systems.
4.8 Mechanical Services
4.8.1 General Description
The chilled water system consists of 4 water cooled chillers, primary and secondary
chilled water pumps, and a heat rejection system based on a seawater cooled
system.
The chilled water is reticulated throughout the site to the various air handling units
(AHUs) and fan coil units (FCUs) located in plantrooms and within the conditioned
spaces.
The condenser water is used for heating in the FCUs and AHUs. The heating water
piping is reticulated with the chilled water piping to the AHUs and FCUs.
4.8.2 Location of the Central Plant
The central plant is located below the heritage listed powerhouse building. With this
position, it is not subject to affects as dictated by the proposed massing plans for
the site as shown above. The indicative location of the central plant is as per the
following sketch:
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Indicative locations of chilled water system central plant
4.8.3 Condition of the Existing Chillers
There are 4 chillers but 1 is not operational. The vessel is cracked on the chiller that
is not operational so it is not repairable and is being as spares for the other chillers.
The 3 remaining chillers are reportedly adequate to maintain the cooling load of the
whole facility during summer. The existing chillers are in the order of 15 years old
with an expected working life of 20 to 30 years. The existing operable chillers are in
reasonable condition and are worthy of being retained in a change of function for
the powerhouse museum site, especially one that reduces the overall cooling load
on the museum site.
Existing water cooled chillers
The existing valves associated with the chillers appeared to be original and these
would need to be expected to be inspected and potentially replaced in a
reconfigured use of the museum plant. This would need to occur during a shutdown
of the museum to allow the refurbishments to occur.
4.8.4Condition of Existing Chilled Water Pumps.
The existing chilled water pumps are at the end of their working life and would need
to be replaced in a reconfigured use of the museum plant. Like the chillers, the
associated valves would need to be expected to be inspected and potentially
replaced in a reconfigured use of the museum plant.
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A photo of the existing pumps is as follows showing the dilapidated condition of the
pumps. The rusted bolts on the outside of the pump are an indication of the
expected internal condition of the pumps that are subject to bearing wear and other
degenerative conditions. Maintenance on the pumps is possible but not
recommended when undergoing refurbishments for a projected life requirement of
at least 15 years. The 15 years correlates to the expected remaining working life of
the chillers.
Existing chilled water pumps
4.8.5Seawater Heat Rejection Plant
4.8.5.1 Condition of the Existing Seawater
Heat Rejection Plant
The existing seawater heat rejection plant is being progressively repaired and
components replaced due to the age of the system. During the inspection, an
extension shaft, or similar, was to be replaced for a valve that was recently
replaced. This is an indication of the plant needing to be refurbished if it is to be
retained for another 15 years.
The conditions to meet the EPA regulations is understood to be a maximum
temperature rise of 1°C of the water being returned to the harbour. As the site is
expected to be reduced in overall heat rejection this should be able to be
accommodated by the existing heat exchangers. The continued rise in temperature
of Darling Harbour is a concern to the EPA given the likes of the Star and
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Barangaroo also now use it as a heat sink. Presumably given the museum is an
existing system, if it maintains operation of the seawater heat rejection;then the
EPA will not be able to impose higher constraints than the current constraint of 1°C.
A photo of the heat exchangers is per the photo below that shows the heat
exchangers appear to be in reasonable condition. This is not conclusive in any way
as the accumulation of marine growth and deterioration of the heat exchangers will
be internal to the equipment.
External view of the existing seawater heat exchangers
The piping was not inspected that connects to Darling Harbour but was understood
to be installed in removable glass sections. Whether this is still the same or not is
unknown. The length of run in the original tunnels associated with the powerhouse
is in the order of 1km. The proximity of Darling Harbour is as shown on the following
sketch that indicates it is a fair distance to the harbour.
Page 30 / 58 steensenvarming.com
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44 vet .-"' Powettouse Museum
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A map of the Powerhouse Museum relative to Darling Harbour
4.8.5.2 Ongoing Seawater Heat Rejection
Maintenance Costs
As a comparison for ongoing costs for a reduced capacity system, the costs to
maintain the seawater heat rejection system at the maritime museum are in the
order of $100,000 per year. These costs include:
Annual dismantling of the heat exchangers to clean the growth out in the plates;
Regular cleaning of the screens and strainers;
Chemical treatment (within the allowable limits of the EPA); and
Cleaning of pipes and valves of marine growth.
Some example photos of the maintenance requirements at the maritime
museum are as follows:
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Accumulation with heat exchanger restricting the water flow and reducing the efficiency
of the system
Damage to a seawater pump impeller
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4.8.6 Heating Water System
4.8.6.1 Heat Generation Source
The heating water system uses the condenser water from the chillers to provide
heating in the AHUs and FCUs. There were no other heating water generators for
the system independent of the chillers.
4.8.6.2 Efficiency of Heating System
This heating system appears to be highly efficient but it is not clear that it would
allow for suitable chilled water and heating water supply temperatures. A photo of a
chiller LCD is shown below shows the heating supply water at 40.7°C while the
chilled water supply temperature is at 14.1°C. The chilled water setpoint is 6°C and it
is not known why the setpoint is so far off being achieved.
Chiller LCD showing the water temperatures associated with the chiller
The heating water temperature of 40°C would require the coils in the AHUs and
FCUs to be specifically designed for such a relatively low temperature. As this is
the original design it is presumed the coils are appropriately sized.
A chilled water temperature of 14°C is relatively high. If humidity control is required,
then this would need to be reduced to at least 8°C. For effective control though the
water should be in the order of 6°C. The heating water temperature would
presumably be reduced a similar amount if the chilled water is reduced. This would
then reduce the heating capacities of the heating coils in the AHUs and FCUs.
When water-cooled chillers operate with water temperatures as seen on the chiller,
they operate at a lower efficiency than possible. Water cooled centrifugal chillers such
as these operating at 6°C would preferably operate with an entering condenser water
in the order of 18°C. This would provide a significantly improved efficiency for
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the chiller. More efficiently operating chillers in combination with a gas fired heating
water would provide independence of the cooling of heating controls for the central
plant. This would provide more reliable humidity control if required to be
implemented in the future planning of the retained section of the museum.
4.8.7 Existing AHUs and FCUs
4.8.7.1 Condition of the Units
The existing are in reasonable condition and would be expected to have a working
life of at least another 15 years. A newer fan coil unit was observed in the Harwood
behind the fire control room. Most of the units are original installations and some
sample examples of their condition are in the photos below.
A large AHU in the plantroom near the chillers serving the heritage building above.
Note the coils are configured heating first and then cooling so this unit is not suitable
for use in close humidity control. Close control would require cooling for
dehumidification first followed by reheat of the air.
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A smaller AHU in the plantroom under the extension near Harris St. Note the old-style
isolation valves but that everything is in reasonable condition, externally. The valve
actuators are also the old-style from the presumably the original installations
4.8.7.2 Locations of the Units
The units are located under or in the various buildings that make up the existing
Powerhouse Museum. If the proposed reduction of the museum occurs and only the
heritage buildings are retained, then the heritage building plant can be retained with
the central plant and the AHUs. The demolition of the other buildings would only
entail disconnecting and capping the chilled and heating piping.
4.8.7.3 Air Distribution from the AHUs and FCUs
The museum currently has a large proportion of open gallery spaces. The method of
distributing the air to control the conditions with these spaces appears to be more
from a large volume of air rather that specific treatment of the spaces. Examples are
shown in the photos below for the Turbine Hall where the supplies are from large
outlets on columns distributed along the walls.
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Lower level of Turbine Hall with AHU outlets on the tops of the columns
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Outlets like column capitols in the Turbine Hall. Note the height above to what appears
to be an uninsulated roof
This open type distribution will not suit any additional internal floors within the halls
in a reconfigured museum space. This may be the case for instance in a revised use
as an art gallery. To air condition other types of configurations new ducting and
AHUs may be required. How much is able to be reused will depend on the
expectations of the climate control within any reconfigured spaces.
4.8.8 Existing Control System
The existing controls system has not been upgraded since the original system was
installed 30 years ago. The system needs to be replaced if the mechanical services
in the museum are to be retained in any manner. Some examples of the outdated
and existing controls are as shown in the photos below.
Once the extent of the services to be retained is known then these could be
incorporated in to a new controls system.
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An analogue temperature switch in the Harwood Building that is potentially redundant.
Note the dial for setpoint adjustment rather than the current technology of software
based setpoint adjustments at a central point (head end) with a PC
Functioning thermostats that look to be original installations. Note they are labelled
"T/STAT" indicating an outdated technology of actual thermostats rather than digital
temperature sensors
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An existing humidity control panel in the Harwood Building.
Note the dial on the right for the humidistat has options for Open, Auto and Closed
with the dial set at Closed. This control panel is presumably not functioning correctly
and has been partially disabled
4.8.9Existing Humidifiers
The existing humidifiers are in need of replacement. The burning smell that was
noted in the inspection was advised to be related to the humidifiers that were
glowing when in operation. Besides them being dilapidated they also would appear
to be a fire risk.
Any areas of the reconfigured museum that would require humidity control would be
recommended to be replaced with new humidifiers, with potentially newer
technology.
4.8.10 Existing Steam Boilers
There are 2 steam boilers in the plantroom near the chillers. These are shown in the
photos below. It is recommended that these be relocated to the new Powerhouse
museum at Parramatta if retained. This is due to them being a significant
maintenance item with daily maintenance requirements that would be more suitable
for a large technology museum.
The use of these boilers could be enlarged if required as they are relatively large.
Different types of equipment such as wool bale compactors and timber mill saws
could be demonstrated similar to the steam equipment displays at Echuca.
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The larger of the 2 steam boilers in the existing museum
4
The smaller of the 2 steam boilers in the existing museum.
Note what appears to be the chemicals for the boiler operation on the left and the
feed tank high on the wall behind the boiler
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4.9 Vertical Transportation
There are several lifts throughout each building that provide vertical transportation
from floor to floor. In most cases the lifts provide a general circulation link between
floors.
There are two main passenger lifts and a goods lift installed in the stage 2 section of
the Museum. The site also has a total of eight escalators and a small stair lift.
The stage 1 section of the Powerhouse Museum contains four lifting hoists, one lift
and a service dumb waiter lift.
The existing lifts are of reasonable quality and are fit for their existing purpose.
There are two exceptions to the above. There is a hydraulic service goods lift within
the Harwood Building that transports large artefacts to and from the basement
storage facility. There is also a glass passenger lift located within the heritage
building that is accessible from the Harris Street entrance to the museum which
provides a link between the new and old buildings.
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5.0 New Development
Strategies
5.1 General
This section of the report provides an overview of the impact of a total
redevelopment of the site in respect to the Electrical, Hydraulic. Fire and Mechanical
Services.
It establishes building services infrastructure strategies respect the divestment and
selling of part of the site and helps to ensure the site masterplan has robust building
servicing strategies in place to fulfil the vision for the site and inclusive of future
proofing of the facilities that are to be retained.
For the purpose of this report, it is assumed that the extent of the Museum will be
limited to the heritage buildings indicated in orange colour below. The lots adjacent
will be sold for development with the zones in magenta colour indicating their
possible size.
Site Massing Diagram
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Master Plan 0 Strategy Confirmed
Cap Analysis
Master
Planning
Process
Regulations and
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Codes.
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5.2 Masterplan Approach
The extent works should be designed with respect to a master plan approach such
that the redevelopment of the Museum considers a holistic view starting with the
important functional briefing requirements and desired solutions.
At this point it is assumed that for the Museum Building sections that are planned to
be retained, that their functional use of those spaces will remain as they are now.
It is noted that if the existing functional requirements change so will the associated
building services requirements. The services for the museum will need to be
reviewed once a final brief is completed.
Implementation e .^",►
Functional Requirements and Desired Solution
Existing Review
Diagram - Master Plan Approach
5.3 Easements and Right of Ways
As the site was a transport power station at first use, so there is a strong
possibility that there are existing easements within the building footprint.
The Title searches for easements and right of ways are excluded. These are
recommended to be completed and checked with the utility suppliers.
5.4 Power Infrastructure
As the proposed redevelopment of the site is conceptual, no preliminary
discussions have been undertaken with Supply Authorities at this stage.
5.4.1 Existing Subterranean Substation
The indicative site massing plan performance envelope suggests that the existing
subterranean three transformer chamber substation and adjacent brick building is
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located in the area earmarked for low rise massing. Should the low rise massing be
constructed it will trigger significant upgrade and augmentation works to the Ausgrid
electricity and infrastructure in this area. Therefore, this presents two options for
consideration: retain or replace.
Option 1— Retain existing substation and brick building
One option is that the proposed low rise massing is omitted from any proposed
developments in order to maintain the substation in its existing location and
maintain the existing access to it.
Option 2 — Replace existing installation with new substations
The second option is that the low-rise massing is constructed and the development
allows for a chamber substation as part of its footprint. The size of the substation
will need to be established via consultation with Ausgrid as part of any development
process.
To comply with the latest NSW Service Installation rules and Ausgrid requirements,
the substation will need to be located on grade and accessed from the facade of any
development. The substation will be owned and operated by Ausgrid.
Due to heritage restrictions associated with the Powerhouse museum, it is
anticipated that a new substation will also serve a new main switchpanel located
within the basement of the Powerhouse museum i.e. replacing the existing
installation.
It should be noted that there will be a significant cost associated with the removal,
replacement and augmentation of the existing infrastructure that should be
considered as part of the development proposals.
5.4.2 Proposed High Rise Developments
Per the Crone Indicative Site Massing Plan, the existing lots associated with the
Harris Street museum extension and the Harwood Building have been earmarked
for high rise, mixed use development. Due to the change in use and change in
footprint, the developments will need to allow for chamber substations that meet
the NSW service installation and Ausgrid requirements.
As a part of the development process associated with the mixed-use developments,
the developers will need to consult Ausgrid to determine if new chamber
substations are to be appropriately sized in order to supply existing buildings
presently served from the subterranean substation e.g. the UTS buildings located
adjacent the Goods Line.
5.4.3 Maintenance of Existing Services
As the existing subterranean substation services, other local facilities, the substation,
the adjacent brick building and LV panel and all outgoing cable routes will need to
be protected and maintained as part of any development surrounding the level 1
forecourt (i.e. the low-rise mass area), until such a time that the service can be
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switched to a new supply point e.g. a new substation installed within one of the new
developments.
To facilitate the above, it is recommended that a detailed in-ground survey is
conducted to accurately identify existing service routes so that they can be
appropriately protected during the ground works and construction of the low-rise
mass development.
It is not recommended that the existing substation accessible from Harris Street is
utilised as a part of any new developments, due to the disruption to the services
installed below Harris Street. As the new and existing facilities will have adequate
power from new or retained substations it can be isolated in future.
Due to the scale of potential developments proposed, it is unlikely that the existing
service trenches between the heritage building and the Harwood Building will be
retained.
5.5 Low Voltage Services
The low voltage electrical infrastructure, comprising the main switchboards,
distribution boards and cabling has either reached, or is close to reaching the end of
its useful service life.
Further to the above, the current LV installations are not compliant with the latest
code and NSW service installation requirements. Therefore any new developments
and refurbishments of existing buildings will need to be furnished with new
electrical low voltage services, comprising main switchboards, distribution boards,
sub-mains and final circuit cabling, mechanical control panels, control cabling and
final outlets.
To ensure that new and refurbished developments meet current code and energy
efficiency requirements, developments should be furnished with new light fixtures
comprising the latest available LED lamp and driver technology available at the time
of design.
5.6 Telecommunications Services
The upgrade of existing infrastructure shall also facilitate the connection of class
leading fibre optic infrastructure within each of the development blocks. The
infrastructure shall be capable of providing high speed communications and
integrated building technologies for private tenant services.
It is anticipated that any new development on the Harris Street and Harwood sites
will require the demolition of the existing buildings. Therefore, new
communications building and floor distributors will be incorporated into the spatial
planning of any new developments.
The developer will need to establish the incoming fibre lead-in service provider for
each site, as well as the reticulation route and cable pathways.
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A new building distributor and fibre lead-in cable route will need to be established
for the retained and (possibly) refurbished heritage building.
Conduit provisions are to be provided to facilitate the installation of lead in cabling
by multiple carriers and accommodate future technologies in the form of spare
conduits. Consideration should be given to diverse entry paths where possible to
maximise flexibility and redundancy.
Cable paths, communication room space and riser provisions shall be made to
enable fibre-to-premise to be implemented in line with carrier requirements.
The communications infrastructure provisions shall be sized to allow for mobile
phone coverage services to be provided within each development block by multiple
carriers; facilitating current 4G technology and Future 50 upgrades.
5.7 Fire Services
5.7.1 Fire Sprinkler System
The current fire sprinkler system is reported to be prone to failure and not able to
hold water pressure under test. It is recommended that the Museum system be
replaced with a new wet type system as part of the future development to ensure
long term protection can be assured. The recommended upgrade includes all
pipework, valves and pumps in the current system.
The existing plant and equipment within the existing hydraulics compound is
obsolete and is recommended to be replaced with new wet type fire sprinkler
system infrastructure.
Given the site is protected by a single system there will be considerable works
involved in separating the proposed lots for future development. Each future lot
shall be provided separate fire sprinkler systems as required by future development
guidelines and the National Construction Code.
Staging of the future construction shall consider provision of new fire sprinkler
system infrastructure as necessary.
Each new Fire Sprinkler system would have as a minimum a new authority's towns
main connection, pumps and alarm valves. Any future building over 25m effective
requires a water supply tank and secondary pumps as the reliable supply to support
the town's main connection.
5.7.2 Fire Hydrant System
The current system, is Ordinance 70 compliant and does not provide adequate
pressure to suit Fire and Rescue NSW fire fighting operations. It is recommended
that a total replacement of this system be undertaken to ensure future system
reliability is ensured. Total replacement of pumps and booster assemblies would
form part of this upgrade.
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The existing plant and equipment within the existing hydraulics compound is
obsolete and is recommended to be replaced with new wet type fire sprinkler
system infrastructure.
Given the site is protected by a single system there will be considerable works
involved in separating the proposed lots for future development. Each future lot
shall be provided separate fire hydrant systems as required by future development
guidelines and the National Construction Code.
Staging of the future construction shall consider provision of new fire hydrant
system infrastructure as necessary.
5.7.3 Automatic Smoke Detection and Alarm System
The current smoke detection and evacuation systems are relatively new and do not
require significant upgrade to ensure ongoing compliance or reliability.
Future development on the site will require the current system network to be
broken up and separate infrastructure to be provided to each new lot to achieve
compliance with the National Construction Code.
The Powerhouse Museum should create a new Fire Control Centre so the network
connection to other sites can be relocated from the Harwood MFIP and the Museum
system be monitored from that.
All other new lots on the site shall be provided new Automatic Smoke Detection and
alarm systems to suit NCC requirements including separate Fire Brigade Monitoring
connections.
5.8 Hydraulic Services
5.8.1 Natural Gas
The current gas usage at the Powerhouse Museum is limited to a single boiler that
provides steam to a permanent display item and a small system within the Café.
Upgrades to the current system would only be driven by changes to mechanical
system equipment or a change in use of the Museum building itself.
The current meter set for the powerhouse building shall be reviewed for capacity
against any future load to determine suitability for retention.
The Café gas meter is to be reviewed for suitability for retention once development
planning is established.
All new development works are assumed to require a natural gas supply and as such
current buildings such as the Post Office, Harwood Building and the West building
will require new natural gas connections and meter sets.
All new lots proposed by the development plan are assumed to require gas and will
be separate new connections.
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5.8.2 Water
The current water supply to the Museum is sufficient unless a change in use for this
building is proposed. If the hydraulics compound is retained in the future
development then no upgrades are necessary.
The water supply to the Harwood building and Post Office building shall be
reviewed by the future development team against estimated supply requirements
and current meter size and locations.
The existing water meters shall be reviewed for suitable capacity and location
against the future development plans.
Additional water meters for West building and other new proposed developments
will be required to suit future planning requirements.
5.9 Mechanical Services
5.9.1 Basis of New Development for Mechanical
Services Considerations
The new development considered in this report for the mechanical services is a
stand-alone systems serving the heritage buildings of the Ultimo Power Station
building and the Post Office building.
The other buildings including the Harwood building and the Powerhouse museum
extension that fronts Harris street are assumed to be demolished and changed from
government ownership to private ownership.
The basis of the reconfiguration in this report is for a life expectancy of 15 years, with
an upper limit of 20 years, of the services to be retained, refurbished or installed as
new items for the mechanical services.
The reconfigured museum spaces are not considered as special applications that
would require mechanical services with generator backed power supplies. The
future purpose of the museum is considered that of a general purpose rather than
one that would justify generator back mechanical services, such as for a data centre.
5.9.2 Redundancy of Systems
A key consideration for museums is that the systems be configured with adequate
redundancy to allow for outages of equipment. For the central plant this entails all
systems having a degree of redundancy for the working components such as
chillers, pumps and cooling towers.
Additional redundancy for items beyond key central items are not considered
justified for museums of this kind. Examples of items that could be accounted for
with additional redundancy are piping, switchboards, valves, AHUs/FCUs and fans.
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This kind of redundancy is only applied to significant facilities like data centres and
strategic military facilities.
5.9.3 Final Use of the Reconfigured Space
The final expectations of the revised use for the museum would need to be
assessed to verify if the current AHU and FCU arrangements are suitable. This
report generally discusses the options of reusing the existing systems without
significant changes to AHUs, FCUs, and associated ducting. If more specific controls
are required in specific applications, and potentially humidity controlled, then new or
relocated units would need to be considered if the existing arrangements are not
suitable. It is unknown in the specific data for the AHUs will be available to confirm
alternative usage of the units is viable. Generally, spaces with specific new uses
would justify new AHUs to serve these spaces.
5.9.4Recommended Central Plant Configuration
For a replanned museum it is recommended to reconfigure the existing central plant
to provide a new arrangement that will be more robust for the next 15 to 20 years.
The recommended reconfiguration is as follows:
Retain the existing operable water cooled chillers and demolish the existing
chiller that has failed;
Provide a new smaller chiller for low load applications located in the position of
the failed chiller. Provide a new pump to suit the new smaller chiller;
Replace the existing chilled water pumps, on both the primary and secondary
circuits. Replace the secondary pumps with smaller pumps to match the reduced
load of the reconfigured museum;
Disconnect the existing seawater cooling system from the central plant for the
museum mechanical services systems. Retain the system for future use by other
developments in the precinct or for future uses of the museum site;
Install a new condenser water system. Included in this would be new cooling
towers, pumps and piping connecting to the condensers of the water cooled
chillers;
Relocate the existing steam boilers to the new museum at Parramatta
Provide a new gas fired heating water system that connects to the existing
heating water system. This is to include new gas fired heating water generators,
pumps, and flues connecting to the existing flues for the relocated steam boilers;
Assess the condition of the existing valves in the systems to be retained and
replace where in a poor condition.
5.9.5 Estimated Reconfigured Cooling Load
Based on the physical size of the existing chillers, they appear to be in the order of
2MW in capacity each under normal operating conditions. As they appear to be
running less efficient than normal, the total load in summer for the existing museum
would be in the order of 5MW. For a reconfigured smaller museum with potentially
more specific loads, the overall load may be in the order of 3MW. Based on a
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projected future cooling load of 3MW the 3 chillers at 2MW each will provide a spare
capacity of 1 chiller.
5.9.6 Purpose and Size of a New Low Load Chiller
In a reconfigured museum, it would be appropriate to consider a reduced amount of
spaces that would require 24 hours of air conditioning. Also, a reduction in the
amount of dehumidification control would reduce the amount of cooling, and reheat,
of the spaces above that solely for temperature control. The normal operating load
at low season at night may only be in the order of 30kW so a low load chiller with
base load chillers 2MW in size is fully justified.
A low load chiller in the order of 300kW is a reasonable allowance at this stage. this
is still relatively large for a minimum load of 30kW so a buffer tank may need to be
considered in any further assessments of a low load chiller.
5.9.7 Water Cooled Packaged Air Condtioning Units
If the function of the museum changed to one without 24 hours a day conditioning
of the exhibit areas, a water-cooled system for miscellaneous systems could be
considered. For areas expected to operate 24 hours a day with internal loads such as
communications rooms, condenser water cooled packaged units could be used in
lieu of the chilled water systems.
5.9.8 Basis for Replacing the Seawater System with
Cooling Towers
With the expected reduction in the overall heat rejection required from a reduced
scale museum, the maintenance of the existing seawater heat rejection plant is
expected to be unviable.
In terms of maintenance costs, the seawater system is difficult to maintain and hence
it will have significant maintenance costs across the next 15 (to 20) years of the life
of a reconfigured museum. As discussed above, a similar size system to the
reconfigured museum costs in the order of $100,000 a year to maintain. The system
with this cost did not have 1km of pipe runs to the harbour either.
Maintenance costs for 3 cooling towers, when factoring in chemical treatment as well
as mechanical services, would not be expected to be more than half the costs to
maintain the seawater system.
In terms of running costs, both systems are expected to have similar operating
costs. For cooling towers the water consumption, fan energy and pump energy costs
would be similar to the pumping costs for the seawater system. The pumping costs
for the seawater system will be significant with the water needing to be pumped
through the heat exchangers and strainers as well as through the pipes to Darling
Harbour 1km away.
Page 49 / 58 steensenvarming.com
EXISTING DUCTING FROM THIS PLANTROOM RECONFIGURED TO SUIT THE NEW COOLING TOWER PLANTROOM
VERTICAL FORCED DRAFT
COOLING TOWERS
AIR INTAKE DROPPER FROM LEVEL ABOVE WITH ACOUSTIC LINING
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If cooling towers are used the energy efficiency of the chillers is expected to be
improved. This is expected to be offset through in part by an additional operating
cost of gas for the proposed new gas fired heating water system.
The installation costs of the new cooling towers may be similar order to the costs of
refurbishing the seawater system. The seawater system will need new pumps, heat
exchangers, strainers, valves, and other items yet to be fully identified. The costs for
the building works for any new cooling towers would need to be considered in
conjunction with other trades.
5.9.9A Possible Location for New Cooling Towers
As part of the reconfiguration, a new space could be made for new cooling towers to
serve the water-cooled chillers. A possible location is at the southern end of the
Switchhouse gallery. The pipes would then drop down to the tunnel below that
currently connects to the Harwood Building.
Layout sketches for this is as shown below for Levels 3 and 4. The sketches account
for the following considerations:
A total cooling load of 3MW that equates to a heat rejection of 3.9MW;
The use of vertical towers to limit the floor space used;
Intake and discharge attenuation to account for the noise considerations of the
nearby residential buildings;
Redundancy of at least 1 tower.
Level 3 - Sketch of a possible cooling tower plantroom location in the south end
of the Switch House
Page 50 / 58 steensenvarming.com
ALTERNATIVE ACCESS TO ROOF TERRACE VIA STAIRS
VERTICAL RISER DUCTS FROM COOLING TOWERS WITH ATTENUATORS ON DISCHARGES THROUGH THE ROOF
DUCTED AIR INTAKE WITH ACOUSTIC LINING CONNECTING TO OPENINGS NV WALL FROM EXISTING WINDOW POSITIONS FOR 100 CUB.MS
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Level 4 — Sketch of the area on Level 3 that will need to be opened to allow for double
height plantroom for the cooling towers
The photo below shows the end of the Switch House that is the possible location for
the cooling tower plantroom. There is an elevated pedestrian walkway past this end
of the building so there is not expected to be any significant heritage issues from
opening the windows or having roof discharges.
The overall height of the cooling towers is expected to be in the order of 6m. This
would include a discharge attenuator in the vertical of the cooling tower. This
accounts for the need for a double height plantroom to accommodate the cooling
towers in this location.
Also, if additional water supply is required to cater for the cooling towers then the
existing water meter located below. This could be upgraded and the connecting
pipe to the cooling towers would be relatively short.
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End of switchhouse where the cooling tower plantroom could be located. Note the
windows at high level that could be replaced for air intake screens either side of the
corner of the building with the security camera
5.9.10 Valves for Retained Systems
The valves installed as part of the original installations are at the end of their
working life. A valve replacement process is usually implemented over time to
prevent the valves from failing due to corrosion and other degradation that is usually
of the internal components. Water treatment usually allows for an extended life of
the valves with passivation agents added to the closed systems to prevent corrosion
of primarily ferrous components. Old rusted valves were not seen left around the
plantrooms that are usually an indicator that the valves have been subject to failure
over the life of the system. It is therefore presumed that they may be in reasonable
condition.
If 15 years of expected life is the projected life expectancy of the mechanical
systems then removal and inspection of some sample valves would allow an
assessment to be undertaken of the general condition of the valves. If they are seen
to be in reasonable condition then they could be retained and only replaced on a
needs basis over the next 15 years. Alternately, if they are in poor condition then
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they would be recommended to be replaced as part of the refurbishment works
when retaining the existing components for the reconfigured museum.
This would include the isolation valves that isolate the AHUs and FCUs from the
main supply pipes. Any other valves associated with the AHUs and FCUs, such as
drain valves, can be replaced on a needs basis as the units could be isolated and
drained locally to allow this to occur.
All motorised valves and actuators are recommended to be replaced for the retained
services in the reconfigured museum. The existing systems are quite old and a
controls refurbishment would normally include these valves to avoid ongoing
problems with defective components.
5.9.11 Replacement Controls System
The existing controls system must be replaced if the existing services are to be
retained in any way to serve a reconfigured museum. The new system is
recommended to be powerful system that control all of the mechanical systems as
well as being able to be expanded to interface of control lighting, security, and other
services within the reconfigured museum. The new control system is recommended
to be what is commonly called a Building Management System (BMS).
The new BMS would include all of the following components:
New field devices throughout including sensors, valves and actuators, damper
actuators where used, and any after hours switches and the like;
All new controls devices that locally control the mechanical system;
A new head end and computer for interface with the BMS. From the head end
there would be remote interfacing available and alarms able to be sent to emails
or phone numbers where programmed to do so;
All new control panels and internal components such as transformers and circuit
breakers; and
All new wiring for the new BMS. The method of communication would depend
on the available data network to reduce costs of cabling a separate system.
Improved reliability of the new BMS would be recommended to be applied such as
providing a UPS to support the system in any power outages. This would also
prevent the system from being subject to local power surges.
Numerous other improvements would be derived from a new BMS such a
centralised timeclock scheduling, remote chilled water temperature set point
adjustment to optimise the chiller efficiencies, and remote monitoring of the system
so faults can be rectified in a timely manner.
5.9.12 Heritage Post Office Building
This building will be isolated by the proposed massing plans. Whether this can be
provided with chilled and heating water supplies from the reconfigured central plant
would depend on the considerations of the new developments. If not local air
cooled systems may need to be incorporated in the allowances for space around the
building for future air cooled condensers.
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5.10 Vertical Transportation
Any refurbishment of the heritage building will need to consider the possible
retention and re-use of the existing lifts, including the glazed feature lift.
5.11 Sustainability Design / ESD
Environmentally Sustainable Design is a key priority for any responsible organisation
and design team to embrace. However, in the design of museum spaces, the
interpretation of sustainability needs to be placed in the context of the challenges of
providing the effective display of the Collection, a comfortable and safe environment
for visitors and staff and conditions conducive with Collection preservation and
conservation. It is therefore important that some traditional ESD principles are not
pursued as the ultimate priority as this will inevitably result in the Gallery being unable
to fulfil their duty of care to the collection.
The best approach is to design in an integrated manner to maximise the benefits
all elements that are complimentary to the pursuit of providing suitable conditions
with a minimal environmental impact.
To minimise the project's environmental impact as well as reducing recurrent costs for
operating the facility, the systems should incorporate techniques to minimise energy
usage while still providing the optimal physiological and acoustic conditions:
Environmental (internal)
Production of collection conservation and occupant comfort through the control of
temperature, humidity, ventilation, particulates and noise,
Environmental (external)
The achievement, or betterment, of environmental policy requirements for emissions
from the building, including the provision of energy and water conservation features
where practical and cost effective and
Flexibility
Decisions regarding designs will be taken in a manner which includes the need for
future adaptability/flexibility where these are highlighted and cost parameters allow.
The Seawater Cooling System should be rectified and maintained.
Consideration to provision of waste heat to other nearby facilities.
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Appendix A - Building
Services Matrix
Main
Building
Service Item
Location Observed
Condition
Code
Compliance
Issues?
Date
Installed
Estimated
Remaining
Life
Expectancy
- (less than
'x' years)
Impact of divestment and selling of part of
the site.
Spatial plans for the new building are
excluded at this stage.
Substations 1.
Subterranea
n chamber
substation
located
below
forecourt
adjacent
brick
building.
No at
immediate
risk of failure,
however
subterranean
substations
are no longer
permitted by
Ausgrid as a
part of new
building
designs.
No code
compliance
issues,
however
refer to
adjacent cell
for Ausgrid
allowance
issues.
1988 10 Substations service multiple facilities
located along the Goods Line. Therefore the
substation, its equipment and access to it
will need to be maintained during any
developments.
The above creates significant risk and
expense for the construction, mainly
ground works, associated with the proposed
low rise massing.
0. On grade
chamber
substation
located on
Harris Street
opposite
1988
museum
extension.
Unable to gain
access into
chamber
substations
due to Ausgrid
ownership
rights. Ausgrid
representatives
have stated
that the
equipment
located within
the substation
are in good
condition.
No Unknown.
Estimated
mid-90's
20 Due to the location of the substation, it is
not recommended that this is used as a
part of new and refurbished developments.
Electrical
Switchboards
1. Located
within
basement of
heritage
building.
Services
powerhouse
museum and
extensions.
Poor.
Condition of
equipment is
good and has
been expertly
maintained, but
devices are no
longer code
compliant and
available for
purchase.
Yes 1988 5 Any new and/or refurbished developments
will need to allow for new switchboard
installations.
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2. Located
within
ground floor
of Harwood
Building.
Services
Harwood
building.
Poor.
Condition of
equipment is
good and has
been expertly
maintained, but
devices are no
longer code
compliant and
available for
purchase.
Yes 1988 7-10 Any new and/or refurbished developments
will need to allow for new switchboard
installations.
Distribution
Boards
Throughout
buildings.
Poor.
Condition of
equipment is
good and has
been expertly
maintained, but
devices are no
longer code
compliant and
available for
purchase.
Yes 1988 5 New distribution boards, comprising the
latest generation of protective devices, will
be required as a part of any new and/or
refurbished developments.
Motor control
panels
Throughout
buildings.
Poor.
Condition of
equipment is
good and has
been expertly
maintained, but
devices are no
longer code
compliant and
available for
purchase.
Yes 1988 5 New MCPs, comprising the latest generation
of protective and control devices, will be
required as a part of any new and/or
refurbished developments.
Sub-mains
cabling
Throughout
buildings.
Poor.
Many of the
main sub-
mains cabling
comprises
MIMS cabling,
which has
degraded.
Yes 1988 5 New sub-mains cabling required as part of
any new and/or refurbished developments.
General
lighting and
power
Throughout
buildings.
Poor. No
longer
compliant
with latest
energy (e.g.
GreenStar)
requirements.
No - but
energy
efficiency
issues
1988 5 New power and lighting (comprising latest
LED technology) required.
Security Throughout
buildings.
Good. No. Circa.
2000
10 New security installations will be required as
a part of new and/or refurbished
developments.
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Seawater
heat
exchangers
and seawater
pumps
In basement
below the
Turbine
House
Unable to be
inspected
internally but
would assume
to be in poor
condition after
30 years of
service.
Potentially
issues with
the EPA for
the water
temperature
being
returned to
Darling
Harbour.
1988 2 The reduced scale of the site make the
system unviable with the high maintenance
costs associated with these systems.
Water chillers In basement
below the
Boiler House
1 has failed but
the other 3
appear to be in
fair condition.
It is not
verified if
current
refrigerant
exposure
codes are
applicable to
these
existing
installations.
Circa.
2000
15 A reduced scale of site will allow for
more redundancy of the system
improving the reliability of the chillers.
Chilled,
heating, and
condenser
water pumps
In basement
below the
Boiler House
and Turbine
House
Poor No. 1988 2 Chilled water pumps - No impact
Heating water pumps - A revised system
is recommended based on new gas fired
boilers and pumps
Condenser water pumps - A revised
strategy is recommended based on cooling
towers in lieu of seawater heat exchangers
Air handling
units and fan
coil units
Various
locations
throughout
the site.
Numerous
units are
located in
the
basement
near the
central plant
Fair Outdoor air
intake
locations
were not
verified as
being
appropriate
for current
standards
as not
known to
be
applicable.
Mainly in
1988
15 A reconfigured site may not suit the current
AHU and FCU arrangements. New units
may be required if the existing systems are
unsuitable.
Controls
system
Throughout
the
buildings.
Very poor No. 1988 0 The control system is in need of replacement
and any reconfigurations are recommended
to include a new controls system.
Chilled and
heating
water piping
Various
areas
throughout
the site.
Unable to
assess internal
conditions but
appeared to be
in fair
condition.
No. Mainly in
1988
20 Minimal
Chilled and
heating
water
valves
Various
areas
throughout
the site.
Unable to
assess internal
conditions but
appeared to be
No. Mainly in
1988
10 Recommended to be inspected and replaced
where required in a reconfigured facility.
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in fair
condition.
Ducting and
plenums
Throughout
the
buildings.
Fair No. Mainly in
1988
15
Steam
boilers
In basement
below the
Boiler House
Fair Not
investigated
as not
expected to
be retained.
1988 15 Expected to be relocated to the new site at
Parramatta.
Humidifiers Associated
with the
AHUs
Poor Not
investigated
as expected
to be
replaced.
1988 2 Recommended to be replaced in a
reconfigured facility.
Natural Gas Omnibus
Lane
Plantroom
Fair No Unknown 10 Not suitably sized for large scale future
development. Single meter for museum
building. No gas provisions made to
Harwood building or Post Office.
Museum
Café
Fair No Unknown 10 Unlikely to support future development.
Water Omnibus
Lane
Plantroom
Fair No Unknown 10 Unlikely to support future development.
Post Office Fair No Unknown 10 Unlikely to support future development.
Harwood
Street
Fair No Unknown 10 Unlikely to support future development.
Fire sprinkler
system
Omnibus
Lane
Plantroom
(serves
complete
site)
Poor Yes 1997 5 System is in poor condition and should be
replaced
Fire hydrant
system
Harwood
Building
(serves
complete
site)
Poor Yes 1997 5 System is in poor condition and should be
replaced
Automatic
smoke
detection
and alarm
system
Harwood
Building Fire
Control
Room
(serves
complete
site)
Fair Yes Unknown 5-Oct System is in fair condition. Would require
significant modification to allow staged
development approach
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