Residential Development

PKA provide expert advice on the following aspects of multi-level apartment construction:

• Airborne and impact ratings for walls and floor-ceiling constructions
• Advice for façade sound insulation from external noise intrusion (road, rail, aircraft or industrial noise)
• Noise control of mechanical plant systems (air-conditioning, exhaust fans etc) both to nearby properties as well as to apartments within the development
• Noise control of building services such as elevators, hydraulics and roller doors noise
• Advice for interface between residential and non-residential tenancies
• Assessment of noise from carparks

PKA are able to provide input to developers to increase the acoustic quality of apartments whilst minimizing additional costs. Solutions are developed which are practical, having regard to ease of construction and serviceability.

In the past 30 years the percentage of dwellings which are apartments has more than doubled in Sydney. Buyers seeking low maintenance, secure living, close to amenities and transport are driving demand. Apartment living is no longer simply a low cost alternative to home ownership.

Accompanying this shift are increased expectations from buyers, who are demanding high quality apartments, including high quality acoustics. Hearing neighbors HiFi systems, people walking on floors above or being woken by flushing toilets are unacceptable to many buyers.

A lack of confidence in the acoustics of a building (particularly Off The Plan) can lead to reduced buyer interest, higher tenant turnover or lower unit values. The situation is compounded by the fact that the Building Code of Australia provides only a minimum acoustic construction standard, which weighs the affordability of housing against high quality acoustic outcomes. In effect, constructing a high quality apartment which only satisfies the requirements of the BCA may not necessarily satisfy the expectations of the typical apartment purchaser.

PKA has been actively involved in raising the minimum standards and has helped develop the AAAC Star Rating in conjunction with the Association of Australian Acoustical Consultants (AAAC). The star rating for a building can reflect the quality level of the development (for example a luxury apartment may achieve a 5 Star rating) and give prospective purchasers an easy to understand indication of the expected outcomes.

A recent example of PKA’s involvement in multi-level apartment buildings is Marque Mosman Village. PKA worked with the developer to develop a solution with acoustic isolation between adjacent apartments as well as isolation from Military Road traffic noise. Working with the project team these acoustic outcomes were able to be combined with contemporary external architecture by Nettleton Tribe and sophisticated bespoke interiors by Archer + Wright.

PKA’ s working experience of such projects over the last 40 years has placed us in a strong position to provide bespoke solutions, designed specifically for the unique restrictions of each site.

The acoustic issues involved with adaptive reuse of existing structures are broadly the same as facing any other development (for example see Multi-level Apartment Building section above). However adaptive reuse introduces a whole range of additional restrictions and forces us to work within a series of existing design boundaries. The positive side of such reuse is that developments with unique character can be created. Reuse of religious buildings (like Scots Church), hospital buildings (like Enmore Park) or Aged Care (like Lansdowne Gardens) have been some of our most memorable residential projects.

A recent adaptive reuse project PKA has been involved with is the EAST apartment building in Edgecliff. The project involved the conversion of the Eastern Suburbs Motel into twelve exclusive residences with harbor views, an 11 meter pool and a high quality interior fitout. The property is located meters from New South Head Road, at the top of a steep hill, opposite a bus transitway. One of PKA’s main challenges was to insulate the properties against traffic noise and provide an acoustic environment commensurate with the design and construction quality of the dwellings. The development was very successful and won an award for “Excellence in Urban Renewal” from the Urban Development Institute of Australia (UDIA).

Buildings under strata have their own specific requirements. These would normally be related to noise via floors and walls dividing apartments, noise from mechanical services, or noise intrusion from external sources. Some of these issues can be complex and require a detailed knowledge of strata specific acoustic requirements.

Building managers or executive committee members generally do not have specific experience or knowledge of acoustics. The absence of specific by-laws, or by-laws which are not thoroughly developed and technically robust can lead to significant conflict. For example, where a new timber floor is installed that diminishes the amenity of the neighbours, trouble can ensue – legal battles can be lengthy and expensive and if the floor has to be removed no one wins.

PKA can assist by helping strata understand what responsibilities exist, identify what level of isolation is appropriate for the specific building and draft a by-law or guideline to provide a consistent approach for any future applications.

It is important to note that manufacturers test their isolated floor systems in laboratories that respond differently to floors in typical apartments. Each building will respond differently and may achieve less isolation than the laboratory test results indicate. Where possible we suggest that proposed floor systems be tested with a sample on site to confirm the performance level that will be achieved in the specific building. PKA are equipped to test both airborne and impact sound transmission between dwellings to Australian and International Standards.