Most developers and project owners venturing into the residential building sector had one question in common-- Which thermal assessment model should be used for accessing large boarding hoses (Class 3 buildings)? Should it be BASIX at the Development application stage or BCA Section J at CC (Construction certificate stage)? So, why the big confusion? According to Government guidelines and NCC/BCA (building code), class 2 and class 4 construction required BASIX certificate during DA. While class 3 buildings required a Section J report at the construction certificate stage. However, various councils started demanding BASIX certificates as well. Additionally, the court also ruled that BASIX was necessary for large boarding houses because of the definition of dwelling defined in the Environmental Planning And Assessment Act. “Dwelling” in a BASIX building is defined as a room or suite of rooms utilised, modified, adapted, occupied, or constructed for use as a separate domicile. BASIX Challenges For Large Boarding HousesHowever, BASIX presented two complications for large boarding houses: 1. BASIX simulation software was not originally developed to assess large boarding house buildings. Therefore, project owners, building consultants or developers had to use the software for Class 2 buildings (multi-units) which returned skewed results; and 2. BCA Section J was still applicable at the later Construction Certificate stage. This led to two different sets of sustainability requirements applied to one single development. The NSW Department of Planning introduced an alternative thermal assessment for large boarding houses to minimise these complications. This assessment process combines BASIX and Section J in a way that they complement each other. Section J can be assessed through JV3 assessment or DtS assessment. Which Constructions Qualify For Large Boarding Houses Thermal Assessment?NSW planning portable introduced an alternative thermal model known as the large boarding house thermal comfort method. This method streamlined the process for fulfilling a BASIX assessment of Class 3 buildings (large boarding houses). The alternative assessment was also applicable to student accommodation, given the development meets all the following criteria:
How Does The Large Boarding House Thermal Comfort Method Work?The alternative assessment method for Class 3 buildings is known as the Large boarding house thermal comfort method. The method is similar to a standard BASIX assessment, with certain differences. To use this advanced thermal assessment method, you can follow the steps as explained below:
If your Project fulfils all the eligibility criteria mentioned above, the BASIX online tool will automatically enter heating and cooling loads values equivalent to the heating and cooling limits pre-defined for the climate zone of your Project. Thus, with this method, you don’t require to assess the thermal comfort of your Project according to the BASIX protocols. Instead, you’ll require to perform the thermal comfort assessed at a later stage (for obtaining the construction certificate) under BCA Section J provisions of the National Construction Code (NCC) – Vol 1. The BASIX Certificate will clearly mention an additional commitment requiring Section J assessment prior to obtaining a construction certificate. However, you’ll need to complete the other two sections of the BASIX assessment, including passing the Energy and Water sections. Remember, your BASIX report and certificate will not specify the values of the heating load, and cooling load since the thermal comfort assessment section has not been completed. What If Your Project Doesn’t Qualify For Large Boarding House Thermal Method?If your boarding house projects meet the first criteria for large boarding houses but do not fulfil the second and/or throat criteria, you can apply for an alternative assessment for large boarding houses, as mentioned below. This alternative assessment is only applicable for the following development:
If your Project constitutes a small boarding house (designed for accommodating 12 people or less, with a total floor area measuring 300m2 or less), you need to complete a BASIX assessment utilising the single dwelling tool and assess the whole building’s thermal comfort through DtS or JV3 assessment. What Are The Benefits Of a Thermal Assessment For Large Boarding Houses?Reduced Cost Of ConstructionWithout thermal modelling for large boarding houses, you’ll require to apply two sets of thermal assessment protocols. Thus the construction cost will rise substantially. Reduced Intricacy and PaperworkTwo sets of thermal assessments will lead to more complexities while complying with BASIX. Additionally, more documentation and paperwork will be required. How Professional Services For Building Consultant Can Help?Building consultancy agencies have experienced build sustainability experts with years of experience on various residential and commercial projects to help you with your BASIX and Section J Compliance.
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