CPCCBC 4012A Read and interpret plans and specifications 18740 Certificate IV Building & Construction (Building) Glenn P. Costin.

CPCCBC 4012A Read and interpret plans and

specifications

18740

Certificate IV Building & Construction (Building)

Glenn P. Costin

Introduction

Purpose

• To develop the necessary skill and knowledge to read and interpret construction plans and associated specifications and schedules.

Architectural drafting is a language like any other: One must be fluent to understand its various

nuances and peculiarities. Likewise, as a language it changes over time, so one must remain engaged.

Glenn P. Costin

Standards and Codes

Building Code of Australia (BCA)Calls for various Australian Standards:

AS 1100.101 – 1992 (and amendments)Technical Drawing – General Principles

AS 1100.301 – 1985 (and supplements)Architectural Drawing

HB 47 – 1993 Dimensioning and Tolerances

Glenn P. Costin

1. Types of Drawings

Sketches

Critical part of the initial design phase

Glenn P. Costin

Glenn P. Costin

Initial Sketches

Sketch Plans or ‘Roughs’

Good design evolves from the doing, yet is reflective of being

“We shape our buildings; thereafter they shape us”.

Winston Churchill

Glenn P. Costin

Pictorial Drawings

• Orthographic Vs Pictorial

What we draw ‘orthographically’What we

‘see’

Glenn P. Costin

Pictorial Types

Isometric

30o

Shows 3 dimensions.

All dimensions full length.

Glenn P. Costin

Pictorial Types

45o

Oblique

Shows 3 dimensions.

Receding dimensions reduced (1/2 size).

Glenn P. Costin

Pictorial Types

Perspective

Spectator Position (SP)

Vanishing Point (VP)

Vanishing Point (VP)

Drawing Plane

Two Point Perspective

Horizon Line

Ground Line

Plan

Orthographic

Perspective

Glenn P. Costin

Pictorial Types

Presentation DrawingsWright Frank Lloyd : Falling Water Mill

Glenn P. Costin

Construction DrawingsThe ‘Plans’• Orthographic• Drawn to Scale • Offer multiple views and details• Provide evidence of compliance• Submitted to relevant authorities• Show location of construction• Used for quoting and tendering• Allow off site manufacturing• Legal documents (in disputes)• Are the ‘construction manual’

70 970 105° 32'315

310

5 930 131° 16'

41

34

0

1

86

° 2

0'

57 430 276° 20'

27

16

0

1

86

° 2

0'

19 530 114° 14'

24 0

80

203

° 53

'

Notes:1. Block dimensions based upon Certificate of Title.2. Contours indicative only.3. No established trees need to be removed for this project.4. Shadow lines not provided due to lack of relevance (extreme distances between project and

neighbouring dwellings). 5. Storm water and drainage to existing outflows (where not directed by proposed storage tanks as shown).

Existing Self Contained Unit

Proposed Water Tanks

Tannery Lane

Ap

pro

x 7

600

Approx 10 300

Exi

stin

g S

elf

Gar

age

& S

hed

Project:

Proposed Alterations to 1 Hidden Lane

Contact Information:

Glenn P. Costin Ph: 02 60582840 Scale 1:300 or As Shown

All Dimensions in mm

DWG1 - 14

Site Plan (Proposed Dwelling Shown) Scale 1:300

Site Plan (Existing) Scale 1:500

300180

3400180

3800100

3850180

2500180

2400110

2000110

1500110

4800180

1300

600 600600 600

8110 11390

22000

2980

3880

340

140

1600

110

2130

110

1000

180

600

300

5230

100

3800

9490

180

600

1200

30015

5030

0

9120

1475

180

2895

110

3895

110

1220

180

5225

180

3725

180

600

600 180

1780

110

1510 180 3800 100 6485 8755180 600

180 1920 2100

8275 2325 1475

23080 2500

2180

9490

Master Bedroom

Living

HallHall

Study

BathEnsuite

Deck

Bed 2Bed 3

Entry

Laundry

WC

Kitchen Dining

Verandah

Deck

Deck

Verandah

Verandah

Str

utt

ing

Bea

m O

ver

Str

utt

ing

Bea

m O

ver

A

A

C

B

C

BD D

Tie

Bea

m

Ove

r

Project:

Proposed Alterations to 1 Hidden Lane

Contact Information:

Glenn P. Costin Ph: 0260582840 Scale 1:100 or As Shown

All Dimensions in mm

DWG3 - 14

Proposed Floor PlanScale 1:100

Aspects of construction PlansSite and Location Plans• Small Scale (1:1000)• Location Plans show where the building site is

Glenn P. Costin

Aspects of construction Plans

Site Plans• Make clear the

location of the structure on the site

• Show the lay of the land

• Show Boundary lines • Building Orientation • Show Existing

Structures, easements and the like.

• Scale 1:200 - 1:500

Notes:1. Block dimensions based upon Certificate of Title.2. Contours indicative only.3. No established trees need to be removed for this project.4. Shadow lines not provided due to lack of relevance (extreme distances between project and

neighbouring dwellings). 5. Storm water and drainage to existing outflows (where not directed by proposed storage tanks as shown).

Proposed Water Tanks

Aspects of construction Plans

Floor Plan• Arial view• Details horizontal

dimensions • Location of rooms • Position of fixtures• Roof outline• Thickness of walls• Scale 1:100

300180

3400180

3800100

3850180

2500180

2400110

2000110

1500110

4800180

1300

600 600600 600

8110 11390

22000

2980

3880

340

140

1600

110

2130

110

1000

180

600

300

5230

100

3800

9490

180

600

1200

30015

5030

0

9120

1475

180

2895

110

3895

110

1220

180

5225

180

3725

180

600

600 180

1780

110

1510 180 3800 100 6485 8755180 600

180 1920 2100

8275 2325 1475

23080 2500

2180

9490

Master Bedroom

Living

HallHall

Study

BathEnsuite

Deck

Bed 2Bed 3

Entry

Laundry

WC

Kitchen Dining

Verandah

Deck

Deck

Verandah

Verandah

Str

utt

ing

Bea

m O

ver

Str

utt

ing

Bea

m O

ver

A

A

C

B

C

BD D

Tie

Bea

m

Ove

rGlenn P. Costin

Aspects of construction Plans

Elevations• Side views of

structure• Heights or

‘elevations’• Not a lot of

measured detail• Only height

measurements offered

• Scale 1:100

Original Roof and Wall Lines

U.S. Ceiling Main

FFL Upper Levels

FFL Lower LevelsG.L.

G.L.

South Elevation

25° (Approx Existing)

5°

FFL Lower Levels

U.S. Ceiling Main

U.S. Ceiling Master Bedroom

G.L.

G.L.

G.L.

G.L.

G.L.

Ap

pro

x 4

00

0

FFL Upper Levels

85

0

East Elevation

Glenn P. Costin

Aspects of construction Plans

Sections• Cut vertically

through building • Location of cut a

perspective shown on floor plan

• Show inside of building

• Show detail hidden from elevations

• Often heavily annotated

• Scale 1:100 or larger

Trusses at 900 c/c to Manufaturer's specifications

To Match Existing (Approx 25°)

Fire Rated Ducting and In-Line Fan Unit (Hot Air to Bed/Study/Bath Rooms)

Fan-Less Ducting (Cold Air from Bed/Study/Bath Rooms to Slow Combustion Heater Area)

Cathedral Ceiling to Lounge 13mm Plasterboard on Metal Battens

100 x 75 F17 HWD Post Supporting Ridge Beam

2/240 x 35 F17 HWD Strutting Beam (Laminated)

2/170 x 35 F17 HWD Ridge Beam (Laminated)

R3.5 Polyester or Pure Wool Batts to Ceiling Including Lounge Cathedral (No Fibre Glass to be Used)

R2.0 Polyester or Pure Wool Batts to all External Walls (No Fibre Glass to be Used)

R1.5 Polyester or Pure Wool Batts to all Internal Walls (No Fibre Glass to be Used)

Rendered 75mm Hebel Power Panel Fixed to 90mm MGP12 Stud Walls using 25mm Top Hats as per Manufactures Specifications.

Carter Holt Harvey 19mm Yellow Tougne 'R' Floor. 19mm T&G Blackbutt Solid Timber Flooring Over on Duragal Subfloor System

19mm Spotted Gum/Merbu or 'Modwood' Decking to Duragal Subfloor

19 mm Yellow Tougne 'R' Floor as Wall Backing to Subfloor Area of Lounge Wall.

FFL Lower Levels

FFL Upper Levels

3000

To

Mat

ch E

xist

ing

(App

rox

3150

)

FFL Lower Levels

850

Custom Orb ColorBond Cladding on 64mm Metal Top Hats.

Raking Eave Terminated at Chimney

120 x 45 F17 HWD Rafters to Lounge

Section A-A

Glenn P. Costin

Aspects of construction Plans

Bracing Plan• Recent addition• Show type and location of

bracing• Accompanied by bracing

schedule

Master Bedroom

Living

HallHall

StudyBath Ensuite

Deck

Bed 2Bed 3

Entry

Laundry

WC

Kitchen

Dining

Verandah

Deck

Deck

Verandah

Verandah

Str

utt

ing

Be

am

Ov

er

Str

utt

ing

Be

am

Ov

er

Lin

tel

Ov

er

B1i

Tie

Be

am

O

ve

r

B1j B1k

B1h

B1e B1f B1g

B1a B1b B1c B1d

4 x

B2m

4 x

B2o

B2n

B2p

2 x

B2q

4 x

B2r

2x B

2u

2 x B1s

B2v

B2l

Co

mb

ina

tio

n B

ea

m O

ve

r3

24

12 x B1t

Bracing Requirements

Design Wind ClassificationRegion A

Terrain Category TC2Topographic Classification T2

Sheilding PSWind Classification N3

StructureRoof: Composite DesignPitch 25°- New: Lounge - Rafters at 900 c/c with Cathedral Ceiling Lining Under, Sheet Clad on Metal Battens over.All Other Areas - Trusses at 900 c/c, Sheet Clad on Metal Battens.- Existing: Traditionally Pitched Rafters at 900 c/c.

Walls: Composite Design - New: 90mm Timber Stud Clad with Hebal 70mm 'Power Panel' on Metal Battens- Existing: 180mm Solid Masony

Floor: Composite Design- New: Duragal Subfloor System (Gal Stumps, Bearers & Joists) with 19mm Yellow Tongue 'R' Floor Sheet Topped with 19mm Black Butt End Matched T&G HWD Flooring. - Existing: Traditional Concrete Stumps with HWD Bearers & Joists Topped with19mm Black Butt T&G HWD Flooring

AreasDirection 1 32m² + 8m² (Upper

Lounge Wall consideration) Force = 1.4Restraint required = 56.0 kNRestraint provided = 58.4 kN (Nominal bracing and that offered by existing structure not considered)

Direction 2 54m² + 8.2m² (Upper Lounge Wall consideration)Force = 1.3Restraint required = 80.9 kNRestraint provided = 81.6 kN(Nominal bracing not considered)

Direction 3 18m²Force = 1.2Restraint required = 21.6 kNRestraint provided = 19.2 kN(Bracing Provided By Existing Structure Considered - New Structure Imposes No Additional Area to Existing and is Within 5.1m).

Direction 4 12m²Force = 1.1Restraint required = 13.2 kNRestraint provided = 14.4 kN(Nominal bracing not considered)

Direction 4

Brace Type Restraint Offered Length Location

B 9.6 kN/m 1800 u

B 4.8 kN/m 900 v

TOTAL = 14.4 kN/m

Glenn P. Costin

Aspects of construction Plans

Overlays• Simplified Floor

Plan• Required for

extensions and renovations

• Identify new work from old

Master Bedroom

Living

HallHall

Study

BathEnsuite

Deck

Bed 2Bed 3

Entry

Laundry

WC

Kitchen Dining

Verandah

Deck

Deck

Verandah

Verandah

Internal Wall Removed: Replace with 2/190 x 45 Compound Beam (Strutting/Hanging) Over

External Wall and Hip of Roof Removed: Trussed Roof Over

Existing Verandah Roof Removed. Note: Pillars to be Retained

Existing Study Removed including Removal of Original Verandah Roof and Pillars to this Area

Existing Play Room, Laundry, Bathroom and WC Removed Including Concrete Slab. Ground Line Lowered to Improve Ventilation to Both New Works and Existing Retained Structure.

Existing Double Hung Window Relocated to East of Chimney. Replaced With External Door.

Glenn P. Costin

Aspects of construction Plans

Details• Enlargements of

key areas• Offer clearer

picture of how something is to go together

• Show work that may differ from standard building practice

• Often heavily annotated

Rendered 75mm Hebel Power Panel Fixed to 90mm MGP12 Stud Walls using 25mm Top Hats as per Manufactures Specifications.

Carter Holt Harvey 19mm Yellow Tougne 'R' Floor.

600 X 400 Continuous Concrete Strip Footing to Perimeter of New Works. Min 20MPa Concrete

4-L12TM to Top and Bottom of Strip Footing

12mm Ø Threaded Rod Tied to 12mm Ø Starter Bars to Each Bearer End Postion or at Max 1800 c/c for Bearers Running Parallel to Wall

100 x 50 x 1.6 Duragal Joists at 450c/cAll Ends to be Plastic Capped

19mm T&G Blackbutt Solid Timber Flooring or Ceramic Tiles (i.e. Wet Areas).

100 x 50 x 2.0 Duragal Bearers Located as per Footing Plan. All Ends to be Plastic Capped.

'Rock Faced' 100 series (90mm) Concrete Blocks Contiouous Beneath Hebel Power Panel.

'Rock Faced' 200 series (190mm) Concrete Blocks Contiouous with Strip Footing.

Continuous Alcor or equivalent Flashing Behind Sarking and Under AbleFlex Expansion Joint.

Continuous Galvanised Ant Cap with DampProof Flashing Under.

10mm AbleFlex Expansion Joint.

Rendered Hebel or Styrofoam Moulding Screwed and Glued to Hebel Power Panel.

100 series (90mm) Concrete Block Piers Tied to Strip Footing at Each Bearer End Support Location or at Max 1800c/c for Bearers Running Parallel to Wall.

Min 6000mm2/m Ventilation Provided at Evenly Spaced Intervals Through Dwarf Wall. (Climate Zone 3).

Min

150

mm

*

* Beyond 2.0m from External Wall or Top of Slope, Minimum is 400mm.

10mm Gyprock Sheeting.

R2.0 Poly or Pure Wool Insulation (No Fibre Glass to be used)

90mm MGP12 Pine Framing to AS1684

Min

75m

m

Glenn P. Costin

Aspects of construction PlansSchedules• May be stand alone or be accompanied

by other drawings• Door & Window• Materials & Finishes• Bracing

W4 Repositioned

Existing

W3

W2

W1

GD7

D1

W12 Over Head

Gable

D4

D3

D5D6 D7 D8

D9

Door & Window Schedule Dimensions stated as Nominal only.

Glazing Design Wind Speed: 41m/s All doors treated with weather seals all round

Item Glass Specification

W1 S 1000 x 1600 Timber Awning

W2 S1000 x 600 Timber fixed vented & obscure

(Toilet Window)

W3 S 1000 x 2400 Timber double hung

W4 S1500 x 1000 Timber Double Hung (Repositioned Existing Window)

W5, 6 & 11 S 1500 x 1000 Timber double hung

W7 DG 2100 x 900 Timber Awning

W8 S 2400 x 500 Timber Hopper

W9 GB 2100 x 700 Glass Block

W10 GB 1500 x 2000 Glass Block

W12 TDG 1800 x 3100 Timber Gable Hopper

D1 & 2 S 2040 x 820 Glazed Timber External

D3 NA 2040 x 820 Flush Panel Cavity Slider

D4 - D9 NA 2040 x 820 Colonial Timber Internal

GD1 S 2150 x 2000 Glazed Timber External

GD2 DG 2150 x 3100 Glazed Timber Bifold External

GD3 DG2040 x 1800 Glazed Timber External Door &

Awning Window

GD4 DG 2040 x 1800 Glazed Timber External

GD5 S2040 x 2400 Glazed Timber French Doors with

Awning Sidelights

GD6 S2150 x 2500 Glazed Timber French Doors with

Awning Sidelights

GD7 S2040 x 2400 Solid Timber Entrance Door with

Awning Sidelights

Glass CodesS

DGTDG

Single 5mm Double Glazed min 3-6-3

Toughened Double Glazed

Glenn P. Costin

Aspects of construction Plans

Service Details

• Plumbing

• Heating

• Air conditioning

• Electrical

• Vary in scale and complexity depending upon requirements

Glenn P. Costin

Aspects of construction Plans

Amendment Drawings

• Document revisions

• May affect one or all drawings

• Identified by revision block or number

• Triangle points to revision

Glenn P. Costin

2. Symbols and Abbreviations

Symbols:

An agreed array of objects, characters or figures

Three main types of symbols used

• Drawing (material renderings, doors etc.)

• Fixture (sink, basin, stove, dishwasher)

• Services (electrical, heating, cooling)

Glenn P. Costin

Symbols and Abbreviations

Be aware that some symbols are nation specific. E.g.:

Australia • door hinged on the right hand side. • window hinged at top (Awning sash)

United Kingdom (Australia till late 1960s) • door hinged on the left hand side• window hinged at bottom (hopper

sash).

Glenn P. Costin

Symbols and Abbreviations

Common Line Types

Continuous

Dashed

Centre

Glenn P. Costin

Symbols and AbbreviationsLine Types

300180

3400180

3800100

3850180

2500180

2400110

2000110

1500110

4800180

1300

600 600600 600

8110 11390

22000

29

80

38

80

34

01

40

16

00

11

02

13

01

10

10

00

18

0

60

0

30

0

52

30

10

03

80

0

94

90

18

0

60

01

20

03

001

55

03

00

91

20

14

75

18

02

89

51

10

38

95

11

01

22

01

80

52

25

18

03

72

51

80

60

0

600 180

1780

110

1510 180 3800 100 6485 8755180 600

180 1920 2100

8275 2325 1475

23080 2500

21

80

94

90

Master Bedroom

Living

HallHall

Study

BathEnsuite

Deck

Bed 2Bed 3

Entry

Laundry

WC

Kitchen Dining

Verandah

Deck

Deck

Verandah

Verandah

Str

utt

ing

Beam

Over

Str

utt

ing

Beam

Over

A

A

C

B

C

BD D

Tie

Beam

O

ver

Glenn P. Costin

Symbols and Abbreviations

Abbreviations and Terms

• WRC Western Red Cedar

• KDHWD Kiln Dried Hard Wood

• GAL Galvanised

• GL Ground Line

• USCL Underside Ceiling Line

• FFL Finished Floor Line

Glenn P. Costin

3. Key Features on Site Plan

• Location & Orientation

• Datum

• Access & Egress

• Contours

• Slopes

• Geographical & Topographical

Glenn P. Costin

Location & Orientation

70 970 105° 32'315

310

5 930 131° 16'

41 3

40

186

° 20

'

57 430 276° 20'

27 1

60

186

° 20

'

19 530 114° 14'

24 0

80

203

° 53

'

Notes:1. Block dimensions based upon Certificate of Title.2. Contours indicative only.3. No established trees need to be removed for this project.4. Shadow lines not provided due to lack of relevance (extreme distances between project and

neighbouring dwellings). 5. Storm water and drainage to existing outflows (where not directed by proposed storage tanks as shown).

Existing Self Contained Unit

Proposed Water Tanks

Tannery Lane

Ap

pro

x 7

600

Approx 10 300

Exi

stin

g S

elf

Gar

age

& S

hed

Hidden Lane

Glenn P. Costin

Important Terms

Datum

In this case Sea Level

Station

Permanent Bench Mark (PM or PBM)Often located in pavements

Temporary Bench Mark

(TBM)Usually

positioned by a licensed surveyor

Datum: The point to which all other heights are referenced (may be sea level or a height nominated

arbitrarily).

Station: The location of the levelling instrument (may be more than one ‘Station’ in a survey).

Benchmarks: Permanent (PM) or Temporary (TBM) marks of known height above the original datum (sometimes

used as the datum with a nominated height).Glenn P. Costin

Important TermsRise: The increase in height between a location (Datum, peg, or mark) and the one previous to it.

B

A

C

Peg C records a Fall when sighted

after Peg BPeg B records

a rise when sighted after

Peg A

Fall: The decrease in height between a location (Datum, peg, or mark) and the one previous to itFall: The decrease in height between a location (Datum, peg, or mark) and the one previous to it

Glenn P. Costin

Important Terms

The word ‘reduced’ is used in this case to mean ‘taken from’. Every R.L. is ‘taken from’ (reduced), and so has a relationship to, something else.

Reduced Level (R.L.): The height of a location (datum, peg, or mark) relative to the nominated reference point (sea level, bench mark of given

height, or the like).

Peg AR.L. 75.250

From Previous survey.

Peg BR.L.

75.450

Backsight 1.200

Foresight 1.000

Ground rises 0.200m

Sea Level or

‘Datum’ R.L. 0.000

This means the ground at Peg A is 75.250m above sea level

Glenn P. Costin

Contour Lines

150

170

180

160

160

150

170

180

Glenn P. Costin

Glenn P. Costin

Easements

• Land that someone other than the ‘owner’ has legal right to access

• May limit or inhibit building

• Will always be on title documents

• Must be shown on site plan

• Examples include sewer lines and other underground services, water courses, public rights of passage and the like.

Glenn P. Costin

4. Key Features on Drawings

Task:

Using the plan set provided complete the table in the notes.

Glenn P. Costin

5. Specifications

• Form part of contract documents• Have legal standingSpecify:

MaterialsWorks to be undertakenQuality of workObligations (Builder, Owner, Contractors)Standards and Codes to be adhered toStatutory requirements

Glenn P. Costin

Specifications

• Standard Specifications available (MBA, HIA, Natspec)

• Builders/Architects/Designers may write their own

• Not all domestic construction will have a specifications ‘book’

• May include Provisional Sum (PS) and Prime Cost (PC) Items

Glenn P. Costin

Provisional Sum ItemsSome work cannot be accurately quoted due to unknowns within the scope of that workE.g.: Rock Excavation, Landscaping, Retaining walls

– May be higher or lower than the PS amount

– To provide a quote for the full job an estimate amount is entered that ‘provides’ for the work.

– Once work is completed the actual cost is documented and the client billed accordingly

– This amount in original quote.

– Builders should clearly identify PS items for themselves and to their clients

Glenn P. Costin

Prime Cost Items• Applies to items and or materials which might

not be chosen by the client until work has progressed.

• Actual cost of items accounted in final statements to client.

Prime Cost (PC) items might include:– Tiles– Sinks – Taps– Lights etc.

Glenn P. Costin

Variations to Standard Specifications

Clients can call for variations to the standard specification

Variations can be to: • quality expected• Listed PC items• Materials and finishes

Variations must be recorded (Addendum to Specifications or noted as variation to plans)

Glenn P. Costin

Essential elements of Specifications

Specifications broken into sections such as:

• Introductory Section• Statutory Requirements • Owners Obligations• Plans, Permits, Fees• Site Works• Footings

And many other sections covering specific trades such as Carpentry, Joinery, Roofing, Bricklaying and the like.

Glenn P. Costin

Essential elements of Specifications

• Many elements of construction are held within the Specifications only

• Builders need to identify and interpret these elements for quoting and construction purposes

• Builder needs to ensure client is aware of these elements.

• Builder needs to ensure supervision on and off site covers these elements

Glenn P. Costin

6. Non-Structural Aspects of Specifications

Aspects that cover elements of structure that do not carry load or resist force (uplift, wind forces, earth pressures etc.)

E.g.: Plumbing and electrical, fittings, appliances etc.

• Client generally has input into selection of some non- structural items, or elements of items (brick colour, face etc.)

• Builder may be called upon for advice

• Builder should be aware of limitations to choice described by the Specifications (e.g. wind load capacity of glazing)

Glenn P. Costin