Dear Owners & Residents,

As stated in the last update, several maintenance items are planned, with some already started and several due to start shortly.  Below is an update on the project, including pictures, but first a few important topics for your awareness...

Driveway Pipe Camera Inspection and Repairs

The works are now scheduled for Tuesday 6th of July.  The contractor has indicated that these works will not prevent access to the garage, although we appreciate your understanding if access is delayed or inconvenienced.  We ask that you have a heightened sense of safety for any persons located in the driveway.  

As mentioned in the last update a pipe issue in the driveway has contributed to the occasional flooding of the basement and so a further camera investigation was undertaken with the camera investigation identifying two issues, and the committee has approved rectification works. 

Security & Balconies

Through the week we had an incident where a resident climbed down the balconies to a podium level terrace, became trapped and unable to exit.  The owner of the lot was home and able to assist, although it was noted that entering another lot via the balcony is essentially trespassing and could lead to police prosecution.

All residents are reminded that:

• all balconies including the terrace balconies are private property
• climbing up or down balconies is extremely dangerous and is prohibited
• you must secure loose items on your balcony so they do not land on the podium level.

By-Laws

All owners and occupiers should be familiar with the By-Laws available from the Resources Page on TankTower.com.au

2020 Project Update

As approved at the AGM earlier this year, the Level 5 common area and pool pump room is being renovated to address water ingress issues as well as other repairs around the building.  This work will address the leaks from Level 5 to the carpark ramp below, while also enhancing the common area by enclosing and reduce the impact of rain and weather events.

This work has started one week ahead of schedule and access to Level 5 will remain restricted until after the Level 5 Common Area work is complete.  One lift has been allocated to the trades for the duration of the project, estimated to take 4-5 weeks.

Driveway Pipe Shaft

This week saw repairs conducted to the Driveway Pipe Shaft which was been partially boarded up for about 15 years, and so it is great to see this professionally completed.

Pool Pump Room Waterproofing

This week saw the Pool Pump Room equipment removed, tiles, removed, installation of a new hob and waterproofing to stop water leaking to the lift lobby of level 5 and the carpark below on level 4.  The new tile bed has been installed and additional top layer of waterproofing is in progress.  Tiles for the pump room arrived on Friday and the Pool Pump Room will be tiled this coming week.

Level 5 Common Area - New Doorway to Pool

This week saw the removal of the old pool gate to make way for a new weather proof swinging glass door.  There will also be a window above the door for airflow to the common area.

This work involves the installation of a new hob, waterproofing and drain to prevent water from overflowing pool, or during significant rain and wind events, from flowing down the stairs and into the common area.

Level 5 Common Area - New Sliding Doorway to side balcony area

This week saw the removal of the old outdoor bench, unused for the last 15 years since the decision to remove the BBQ, and preparations for a new sliding door to the side balcony area.  There will be a window above the glass sliding door for airflow to the common area even when the door is shut.

This work involves the installation of a new hob, waterproofing and sliding door to prevent water from entering the common area and resolves an issue with water dripping to the carpark below.

Level 5 Common Area - Ceiling Height Modifications

This week sections of the ceiling were removed in preparation for raising the ceiling height to meet building and fire regulations. 

The design for the new ceiling involves:
 

• Extensive pipework from Lot 603, above the common area, constrains options for ceiling height and will form a bulkhead (shown in orange).  This area will feature three LED down lights to provide lighting for table where committee meetings can be held or otherwise used by owners and occupiers.
   
• Areas surrounding the bulkhead (shown in dark blow) will be raised by over 20cm to meet the 2.4m height requirement for greater than 66% of the ceiling.  The increased ceiling height will additionally make the area feel more spacious.  The lounge and garden plant from the ground floor lobby will be relocated to the common area, and a new wall mounted TV will be installed.  The TV can be used for committee meetings or otherwise used by owners and occupiers.  New LED down lights will be more space and energy efficient than existing existing fluro tube lights.
   
• Additional height near the new doors (shown in light blue) will facilitate airflow from windows above the new swinging door and sliding door.

NOTE: Image below is not to scale.

Level 5 Common Area - Sprinkler Replacement

As part of the ceiling works, old and rusted sprinklers (as shown below) will be replaced, and this was included in the approved scope and cost.

Fire Compliance & Garage Storage

Keeping all residents safe from fire is a priority of the committee.

It is a requirement of fire compliance that no loose items, other than bikes/trollies/cars are stored in the carpark, and we do not want these items to impact our recertification. 

The last item has now been addressed, related to repairing fire door frames, and we are finalising documentation so the the certifier can issue a new certificate of classification in the coming weeks.

The ground floor lobby forms part of the fire exit and new fire compliant furniture will need to be purchased.

Pool/Gym/Common Area reopening

At this stage we anticipate reopening of the Pool, Gym and renovated common area mid to late August as project is completed and the weather starts to improve for spring (COVID19 dependant).

COVID19 & Lift Use

A concern was raised related to over crowding of lifts, and so notices have been placed at lift entrances to remind all owners and occupiers that only 2 people are permitted in a lift, unless from the same household.

We ask that all residents remain vigilant and follow advice from the Queensland Government, Novel Coronavirus (COVID-19) prevention page:

• Clean your hands regularly with soap and water or alcohol-based hand rubs.
• Cover your nose and mouth with a tissue or bent elbow when coughing or sneezing.
• Avoid touching your face, nose and mouth.
• Avoid shaking hands.
• Stay home if you are unwell.
• Practice social distancing, which includes staying 1.5m away from others as much as you can.

Some additional useful links are provided below:

https://www.health.gov.au/news/health-alerts/novel-coronavirus-2019-ncov-health-alert

https://www.smartraveller.gov.au/news-and-updates/coronavirus-covid-19

https://www.homeaffairs.gov.au/news-media/current-alerts/novel-coronavirus

https://www.qld.gov.au/health/conditions/health-alerts/coronavirus-covid-19

Street Appeal & Painting

The works are estimated to start around Monday 19th of July. 

Painting of the front entrance area, the cafe, and the walls either side of the driveway is approved by committee and Aurora is working with the approved contractor and the Cafe to schedule the work.  This work will see the removal of graffiti and aims to lift the street appeal of the building, which is especially important if Tank Tower is to remain competitive for rentals and sales during these financially difficult times. 

Light bulbs at the entrance have now been replaced to brighten the area and make it more welcoming and safer.

If you have questions or suggestions, please submit them using the TankTower.com.au Contact page.

Phill Jones – Tank Tower Chairperson