Chapter 3 Issues and Conclusions
Project Costs
3.1
Centrelink states in its main submission that the estimated cost of the proposed
fit-out is $40.9 million, excluding GST.[1] At the public hearing,
Centrelink advised the Committee that $1.89 million for “design and management
fees” had not been included in the project cost estimate of $40.9 million as
stated in its main submission. Therefore, the revised total project cost
estimate is $42.79 million.[2]
Options Considered
3.2
Of the three responses received by Centrelink in response to its Request
for Information (RFI) for office development in the Tuggeranong and Woden areas, only one proposal was deemed suitable, based on the size of the site.[3]
The Committee requested more details on the two rejected proposals.
3.3
Centrelink summarised the other two options as follows:
n One proposal was for
a site within the Tuggeranong town centre precinct, which shared land with the
ACT government’s recycling facility. The site would not be able to accommodate
a 30,000 square metre building and was therefore rejected by Centrelink.[4]
n The other proposal
was for the 30 year old Juliana House site in Woden. Whilst the cafeteria adjoining
Juliana House is currently being redeveloped, the site would still be unable
to accommodate a 30,000 square metre building. The developer had approached
the ACT government with regard to control of the adjacent car park for more
space, but an agreement was not reached.[5]
Access Equity
3.4
During the site inspection Centrelink highlighted a number of the features
of the new building design that would ensure access equity for all building
occupants. Some of these features are listed in Centrelink’s main submission.[6]
At the public hearing the Committee requested further information on specific access
equity measures, as well as evacuation arrangements for people with a
disability.
3.5
Centrelink assured the Committee that people who may require assistance
exiting the building in an evacuation would be appropriately situated within
work areas to ensure ready egress. Fire stairs would have a sealed-off waiting
area where persons in a wheelchair could wait, accompanied by a staff volunteer,
until the fire brigade arrives to evacuate the building. In addition,
centrelink ensures that all fire wardens
…take personal responsibility for people who have mobility
problems.[7]
3.6
Centrelink explained it has incorporated into the building design that
staff
…with any disability should have full access to every
facility within the building without exception.[8]
Centrelink added that:
It is particularly important for Centrelink to be able, not
only to attract new staff, but to retain its staff by providing a full range of
facilities.[9]
3.7
The new NSO building will be fitted with automatic doors so that persons
with mobility concerns will be able to enter the building and utilise lifts to all
areas without having to open a door. Other access equity measures to be
incorporated into the new NSO include:
n specific floor
coverings to minimise rolling resistance for people in wheelchairs;
n hearing loops in
meeting rooms;
n tactile indicators;
n full Braille signage;
n disabled toilets and
showers on every floor;
n sensor taps and large
winged taps.[10]
3.8
The Committee commended Centrelink on the range of proposed access
equity measures.
Consultation
3.9
Centrelink’s main submission lists internal and external stakeholder
groups consulted regarding the proposal. Centrelink intends that the consultation
program, which began in January 2003, will continue until relocation to the new
NSO in August 2007.[11]
Community and Public Sector Union
3.10
As part of its consultation program, Centrelink consulted extensively
with current NSO staff, and stated in its submission that it intended to
conduct briefings for the Community and Public Sector Union (CPSU) in February
2006. At the hearing conducted in March 2006 the Committee enquired about the
outcome of the CPSU briefing.[12]
3.11
Centrelink informed the Committee that the briefing of the CPSU had not
yet taken place, but a formal briefing was scheduled for late March to early
April 2006. Centrelink reported that it has had several informal meetings with
workplace delegates, and is also consulting through its occupational health and
safety (OH&S) committee.
Building Facilities
Car Parking
3.12
Centrelink submits that at its new NSO will provide for 1,100 parking
spaces to service 2,750 building occupants.[13] The Committee sought
more information on the car parking arrangements at the new NSO, and asked how
this compared to car parking at Centrelink’s current premises.
3.13
Centrelink’s current premises at Tuggeranong Office Park provides
approximately 750 parking spaces for the 2,450 staff employed at the site
including staff of the Department of Families and Community Services (FACS),
which is currently collocated with Centrelink. The proposed 1,100 parking
spaces for 2,750 building occupants is in accordance with Australian Capital
Territory Planning and Land Authority (ACTPLA) requirements for 2.5 parking
spaces per 100 square metres gross floor area. Consequently, there are more
car parking spaces per capita at the new NSO.[14]
3.14
In addition to car parking, Centrelink proposes to provide a 100 space
bicycle parking area, shower and toilet facilities adjacent to the main
entrance. The bicycle parking area will be covered and monitored by closed
circuit television (CCTV). Centrelink is currently in negotiation with the
developer to identify an area for further bike parking.[15]
Child-care
3.15
Centrelink states in its main submission that it is
…committed to providing a dedicated childcare centre for up
to 90 children on a site within walking distance of this new building.[16]
The Committee sought further
detail as to how Centrelink proposes to fulfil its commitment to child-care.
3.16
Centrelink confirmed that there is vacant land within walking distance
of the new NSO zoned for use as a possible child care facility. Centrelink is
confident that if it were to invite tenders for a child-care facility, a
suitable developer would be found.[17]
Fire Protection Services
3.17
In its main submission, Centrelink submits that fire safety measures to
be incorporated into the building design will be in accordance with the Building
Code of Australia 2005.[18] The Committee asked for
more information on the fire protection services proposed for the building.
3.18
Centrelink responded that it intends to integrate a full fire management
system into the base-building including sprinkler systems, early warning
evacuation systems, comprehensive egress provision, and very early smoke
detection apparatus (VESDA) for basement computer facilities. One of Centrelink’s
building requirements is that all building occupants be within forty metres of
a fire escape. Centrelink is confident that there will be a “very high
standard of fire protection” in the new building.[19]
Office Configuration
3.19
Centrelink submits that the space allocation of 11.8 square metres per
person in typical office areas, or 14.5 square metres per person in net
lettable area, is
…at the lower end of comparable recent Government office
developments.[20]
The Committee asked for further
comment on the space allocation per person, and the different workplace
arrangements for staff.
3.20
Centrelink responded that whilst the net lettable area per person may be
relatively low when compared to other government agencies, proposed floor
planning would eliminate space inefficiencies such as large lift foyers and
duplication of mail services. In comparison to its existing office
accommodation, Centrelink anticipates that the new building will provide an
increase from 10.4 square metres per person to 11.8 square metres per person, which
is approximately a 13 per cent increase per person in general office area.[21]
3.21
The proposed office configuration also includes hotelling points and
hot-desking arrangements. Centrelink explained that the hotelling points are
primarily designed for visiting officers who may require a temporary work area
for laptop use or to make phone calls, rather than a full workstation.
Hot-desking is being used in Centrelink’s current premises, and is an
arrangement whereby a workstation is shared amongst shift-work staff.
Centrelink added that hot-desking at the new NSO would not be used beyond provision
for shift workers.[22]
Environmental Considerations
Energy Consumption
3.22
The Australian Greenhouse Office (AGO) submitted that it:
…encourages good practice in installation of adequate
electricity and water metering to facilitate accurate reporting and management
by Commonwealth agencies.[23]
The Committee therefore sought
more information regarding Centrelink’s proposed energy consumption recording
system.
3.23
Centrelink explained that it would monitor all components of energy
consumption and confirmed that it would utilise a high level of separate
digital metering as recommended in the AGO’s submission. Electricity
consumption will be metered at every electrical distribution board and
monitored on a centralised computer system. A separate metering system will
be used to monitor diesel and gas consumption.[24]
Air-conditioning
3.24
In describing its energy conservation measures for the new NSO,
Centrelink lists “cooling”; “space heating” and “control of heating and
cooling” among the building mechanical services that will ensure efficient
energy usage.[25] The Committee asked for
information about the proposed air-conditioning system and precautions against Legionella
bacillus.
3.25
Centrelink admitted that the air-conditioning system will make use of
cooling towers on the roof and warm water storage systems, both of which are
subject to ACT statutory requirements. Centrelink continued that,
Under a separate facilities service agreement, which appends
to our lease, the landlord must provide us [Centrelink] every month with their Legionella
testing results and they must alert us immediately to any test results beyond
statutory requirements.[26]
Closed circuit air-cooled
condensers are proposed for computer centre areas. Also, to avoid
inefficiently heating and cooling of the large atrium area, Centrelink proposes
“microclimates” in walkways, based on a variation of the chilled beam system,
and in-floor electric heating in the “main street” areas.[27]
3.26
The management of indoor air quality was highlighted as an ESD feature
of Centrelink’s proposal.[28] The Committee sought
more information on how Centrelink proposed to monitor and maintain the indoor
air quality. Centrelink responded that the landlord must maintain the building
at 22.5 degrees Celsius, plus or minus 1.5 degrees Celsius in general office
areas, and plus or minus three degrees in non-office areas. In the event that
this temperature is not maintained, the landlord must respond to and resolve
any temperature issues within a certain time or bear a financial penalty.
Centrelink is confident that this arrangement is sufficient incentive for the
building owner to maintain temperature, ventilation and humidity standards.[29]
|
Recommendation 1
|
|
|
The Committee recommends that the proposed fit-out of new
leased premises for Centrelink at Greenway, ACT, proceed at the estimated
cost of $42.79 million.
|
Hon Judi Moylan MP
Chair
24 May 2006
