Notice of Annual General Meeting Pacific Park Strata Plan ROCKLANDS RD, WOLLSTONECRAFT NSW 2065

Transcription

1 Notice of Annual General Meeting Pacific Park Strata Plan ROCKLANDS RD, WOLLSTONECRAFT NSW 2065 Monday, 23 February 2015, at 6:00 PM Venue: Johnson Hall, Crows Nest Community Centre Ernest Street

2 Information for Owners re the Lifts and Sinking Fund Levies Lifts The lifts over the past year or so have not performed well and the EC have received a steady flow of complaints from owners regarding the lifts. The poor performance of the lifts has been due to problems with OTIS servicing the lifts, the age of the lifts and the difficulty in sourcing replacement parts for lifts which are 20 years old. We commissioned an expert report regarding the lifts from JCA Lift Consultants (JCA) and this report was issued in July The recommendation was to give consideration to either an upgrade or replacement of all 6 lifts. Since then we sought tenders via JCA from 4 lift companies for upgrades or replacement. This process was completed in December The recommendation of JCA was to have all lifts replaced using Schindler Lifts. To fund this we will need to borrow approximately $1,200,000. Thus in item 6 of the notice of the Annual General Meeting there are motions addressing the replacement of the lifts and the need to borrow funds. Please note it is not the Executive Committee who will make the decision to replace the lifts and borrow the funds to do this. The decision is made by the owners by ordinary resolution. Sinking Fund Levies The sinking fund levies raised over the past 5 years are given below - Year Sinking Fund Levy Inc GST Sinking Fund Special Levy Inc GST Reason Total Sinking Fund Levy Inc GST $ $ $ , ,000 Digital Cabling 619, , ,000 Digital Cabling 637, , , , , , , ,000 proposed 583,000 It is proposed that the sinking fund levy will be at the rate of $583,000pa for the remainder of financial year 2014/2015. This assumes that we proceed with the lift replacement. If we do not proceed with the lift replacement then the sinking fund levy will be $67,000 less than this. This is the amount of the loan repayments budgeted for 2014/2015 in relation to the lifts. Providing that no unforseen large capital works are needed to other parts of the building the sinking fund levies are not expected to exceed $600,000pa in the forthcoming years.

3 SP Agenda AGM+ECM 23-Feb-15 A G M A G E N D A 6:00 PM, Johnson Hall, Crows Nest Community Centre, Ernest Street 1 CHAIR OF THE M EETING 1.1 Chair of the Meeting That the meeting elect a Chairperson. The Owners Corporation Chairman would ordinarily chair this meeting as per the Act. Pursuant to the delegations to Bright & Duggan, and with the consent of the meeting, it is customary for the managing agent to Chair the meeting. 2 Confir mation of M inutes 2.1 Confirmation of the Minutes 3 Fina nce 3.1 Financial Position That the minutes of the last annual general meeting held 9 December 2013 be adopted (copy attached). That the audited statement of financial position and performance for the year ended 31 October 2014 be adopted (copy attached). For any account enquires please phone Bart Jaworski during office hours prior to the meeting. 3.2 Auditor That the accounts and financial statements be audited to Australian Auditing Standards for the financial year ending 31 October 2015 for presentation to the next annual general meeting. Large strata schemes over 100 lots must appoint an auditor. 3.3 Levy Contributions a) That contributions to the administrative and sinking funds be estimated in accordance with the budget and section 75 and determined in accordance with section 76 on a continuing basis at: 4 Gover na nce 4.1 Executive Committee Administrative fund $700, (from $680,000.00) Sinking fund $583, (from $520,000.00) b) That both contributions be paid in equal quarterly instalments, effective from 1 May Note: Please refer to the Lot Budget Summary report immediately following the budget for the quarterly levies applicable to your unit. That in accordance with clause 16 of schedule 2: a) nominations be called for the executive committee; b) the number of executive committee members be determined; c) the executive committee be elected 1

4 SP Agenda AGM+ECM 23-Feb-15 In accordance with Schedule 3, Part 1(3A) a person may not be elected to the Executive Committee unless that person discloses any connection that they may have with the Original Owner or the Caretaker. The number of Executive members must not be less than one (1) and not greater than nine (9). 4.2 Restricted Matters That, in accordance with section 34(g) of Schedule 2, the owners corporation determine whether to further restrict the executive committee powers in respect of dealing with any matters or types of matter. The Owners Corporation can choose whether or not to further restrict the Executive Committee above and beyond the confines of the Strata Schemes Management Act. 4.3 Spending Restrictions That, in accordance with section 80A(2), the owners corporation remove the limitation on budgeted expenditure placed by section 75(5): a) generally; or b) in respect of certain items to be determined at the meeting. Executive Committees of large strata schemes (over 100 lots) may not spend greater than 10% above any budgeted line item. This restriction can be amended so that the Executive Committee may not spend greater than 10% of the total budget. 4.4 Levy Arrears Debt Collection That, in accordance with section 80D, for the purpose of collecting or recovering levy contributions, the owners corporation authorise the Strata Managing Agent and/or the Executive Committee to do any one or more of the following: a) to engage or appoint the services of a debt collection agency, obtain legal advice and/or retain legal representation and/or b) to commence, pursue, continue or defend any court, tribunal or any other proceedings against any lot owner, mortgagee in possession and/or former lot owner in relation to all matters arising out of the recovery of levy contributions and the recovery of other debts, including penalties, interest, legal and other costs; c) enforce any judgment obtained in the collection of levy contributions including commencing and maintaining bankruptcy of winding up proceedings; d) filing an appeal or defending an appeal against any judgment concerning the collection of levy contributions; and e) liaise, instruct and prepare all matters with the owners corporation s debt collection agents, lawyers and experts in relation to any levy recovery proceedings. 5 Asset M aintenance 5.1 Insurance a) That the Owners Corporation confirm the current insurance policy is 2

5 SP Agenda AGM+ECM 23-Feb-15 Renewal effected (certificate of currency attached). b) That the Strata Managing Agent be authorised to effect statutory insurances required to be taken out by the Owners Corporation under section 83 and 87. c) That the Strata Managing Agent be instructed to effect any additional insurances required by the Owners Corporation under section Property Revaluation a) That a revaluation be carried out for insurance purposes - the last valuation being carried out on 26 February b) That the strata manager adjust the sum insured on the building and common property in accordance with the building valuation. 5.3 Sinking Fund Forecast 5.5 WorkCover Lift Registration That, pursuant to section 75A, and Regulation 30A of the Strata Schemes Management Regulation 2005, a 5 year update be prepared. The last Sinking Fund Forecast was prepared by Leary & Partners in June That, regarding lift registration due 15 March 2015, pursuant to WH&S 2011 the strata manager be authorised and instructed to prepare, sign and lodge the Work cover Statement, based on the lift contractor's maintenance statement, the lift is maintained and safe to operate. 6 lifts upgr ade & loan 6.1 Lifts Replacement That The Owners Strata Plan No resolve to accept JCA Lift Consultants Tender Recommendations dated 15 th December 2014 to replace all six lifts; and resolve to accept to enter into an agreement with Schindler Lifts to replace and maintain the lifts (copy attached). 6.2 Lifts Contract Authority That The Owners Strata Plan No resolve to instruct and authorise the Executive Committee and the managing agent to sign and execute the lifts replacement contract with Schindler Lifts, and JCA Consulting for project management. 6.3 Loan a. That The Owners - Strata Plan No resolve to enter into and execute a loan contract with Macquarie Bank Ltd (Macquarie) for an amount up to $1,200,000 to provide additional funding to the Owners Corporation to fund the budgeted cost of the six lifts replacement to be carried out in accordance with the tender recommendations provided by JCA Consultants referred to in Motion 6.1 above; and b. That two members of the Executive Committee be authorised to enter into and execute the loan contract with Macquarie Bank Ltd (Macquarie); and c. That the Owners Corporation resolve to affix the common seal to the loan contract in the presence of 2 executive committee members, at least 1 of whom must be either the standing Chairman 3

6 SP Agenda AGM+ECM 23-Feb-15 or the Secretary. 7 B Y -LAWS & WOR K S 7.1 Lot 155 Works - Special By-law 13 MOTION REQUIRING SPECIAL RESOLUTION The Owners Strata Plan No SPECIALLY RESOLVES pursuant to sections 52 and 65A of the Strata Schemes Management Act 1996 ( Act ) to: 1. Authorise the Owner of Lot 155 to add to, alter and erect new structures on the common property by carrying out of the Works (as that term is defined in the Special By-Law set out below), subject to the terms and conditions of the Special By-Law set out below; and 2. Grant the Owner of Lot 155 the exclusive use of the Exclusive Use Area (as that term is defined in the Special By-Law set out below), subject to the terms and conditions of the Special By-Law set out below, and to make a by-law on the terms and conditions of the Special By-Law set out below, and that notification of this change to the by-laws be lodged for registration in accordance with section 48 of the Act at the Registrar-General s Office: SPECIAL BY-LAW NO. 13 WORKS FOR LOT 155 By-law to authorise the owner of Lot 155 to add to, alter and erect new structures on the common property and exclusive use 1.1 In this by-law: PART 1 DEFINITIONS & INTERPRETATION (a) (b) Authority means any relevant government, semi government, statutory, public or other authority having any jurisdiction over the Lot. Insurance means: (i) (ii) contractors all risk insurance with an authorised insurer (incorporating cover against public risk in respect of claims for death, injury, accident and damage occurring in the course of or by reason of the Works to a minimum of $10,000,000); insurance required under the Home Building Act 1989, which if permissible by the insurer 4

7 SP Agenda AGM+ECM 23-Feb Lot 155 Works - Special By-law 13 Continued must note the Owners Corporation as an interested party; and (iii) workers compensation insurance as required by law. (c) Lot means lot 155 in strata scheme (d) (e) (f) Owner means the owner of the Lot from time to time. Owners Corporation means the owners corporation created by the registration of strata plan registration no Works means: (i) (ii) (iii) the works as set out in the report prepared by D O Brien Engineering Services Pty Ltd dated 22 May 2014 and plans numbered S1 prepared by D O Brien Engineering Services dated 23 May 2014 and attached to this by-law; the removal and installation of tiles, waterproof membrane and associated works in the kitchen; and the installation of a colourbond roof to cover the existing pergola in a colour matching the existing roof of the scheme and the installation of a false ceiling and down lights in the pergola. (g) Exclusive Use Area means the common property areas reasonably required to keep the Works. 1.2 In this by-law a word which denotes: (a) (b) (c) (d) the singular includes plural and vice versa; any gender includes the other genders; any terms in the by-law will have the same meaning as those defined in the Strata Schemes Management Act 1996; and references to legislation includes references to amending and replacing legislation. PART 2 GRANT OF RIGHT 2.1 The Owner is authorised to add to, alter and erect new structures on the common property to carry out the Works. 2.2 The Owner has the exclusive use of the Exclusive Use Area. 5

8 SP Agenda AGM+ECM 23-Feb Lot 155 Works - Special By-law 13 Continued PART 3 CONDITIONS PART 3.1 Before commencement 3.1 Before commencement of the Works the Owner must: (a) (b) (c) obtain all necessary approvals from any Authorities and provide a copy to the Owners Corporation; effect and maintain Insurance for the duration of the Works being carried out, and provide a copy to the Owners Corporation; provide a report to the Owners Corporation from a suitably qualified structural engineer in regards to the effect of the Works on the structural integrity of the building. PART 3.2 During construction 3.2 Whilst the Works are in progress the Owner must: (a) (b) (c) (d) (e) (f) (g) (h) (i) use duly licensed employees, contractors or agents to conduct the Works and supply their contact details before each of them commences their work; ensure the Works are conducted in a proper and workmanlike manner and comply with the current Building Code of Australia and the Australian Standards and the law; use reasonable endeavours to cause as little disruption as possible; perform the Works during times reasonably approved by the Owners Corporation; perform the Works within a period of 3 months from their commencement or such other period as reasonably approved by the Owners Corporation; transport all construction materials, equipment and debris in the manner reasonably directed by the Owners Corporation; protect all affected areas of the building outside the Lot from damage relating to the Works or the transportation of construction materials, equipment and debris; keep all affected areas of the common property outside the Lot clean and tidy, and removing all debris; ensure that the Works do not interfere with or damage 6

9 SP Agenda AGM+ECM 23-Feb Lot 155 Works - Special By-law 13 Continued (j) the common property or the property of any other lot owner other than as approved in this by-law and if this happens the Owner must rectify that interference or damage within a reasonable period of time; and not vary the Works without first obtaining the consent in writing from the Owners Corporation. PART 3.3 After construction 3.3 After the Works have been completed the Owner must without unreasonable delay: (a) (b) (c) (d) notify the Owners Corporation that the Works have been completed; notify the Owners Corporation that all damage, if any, to lot and common property caused by the Works and not permitted by this by-law have been rectified; provide the Owners Corporation with a copy of any certificate or certification required by an Authority to certify the Works; provide the Owners Corporation with certification from a suitably qualified engineer(s) approved by the Owners Corporation that the works required to rectify any damage to lot or common property have been completed in accordance with the terms of this by-law. 3.4 The Owner: PART 3.4 Enduring rights and obligations (a) (b) (c) (d) (e) (f) is responsible for the ongoing maintenance of the alterations of, additions to and new structures erected on the common property resulting from the Works; is responsible for the proper maintenance of, and keeping in a state of good and serviceable repair, the Exclusive Use Area and the Works; must renew or replace the Works when necessary or when reasonably required by the Owners Corporation; remains liable for any damage to lot or common property arising out of the Works; must make good any damage to lot or common property arising out of the Works; must indemnify the Owners Corporation against any costs or losses arising out of the Works to the extent permitted by law; and 7

10 SP Agenda AGM+ECM 23-Feb Lot 155 Works - Special By-law 13 Continued (g) must pay the Owners Corporation s reasonable costs in registering this by-law. 7.2 Lot 21 Works Special By-law 14 MOTION REQUIRING SPECIAL RESOLUTION Subject to the by-law in the next succeeding motion being approved, The Owners Strata Plan No SPECIALLY RESOLVE pursuant to section 65A of the Strata Schemes Management Act 1996 for the purpose of improving or enhancing the common property to authorise the works to be carried out by the owner of lot 21 to lot and common property on the terms and in the manner as set out in the by-law. 7.3 Lot 21 Works Special By-law 14 MOTION REQUIRING SPECIAL RESOLUTION The Owners Strata Plan No SPECIALLY RESOLVE pursuant to section 52 of the Strata Schemes Management Act 1996 to make a by-law adding to the by-laws applicable to the strata scheme in the following terms: SPECIAL BY-LAW NO. 14 WORKS FOR LOT 21 PART 1 GRANT OF RIGHT 1.1 Notwithstanding anything contained in any by-law applicable to the strata scheme, the Owner has the special privilege to carry out the Works (at the Owner s cost and to remain the Owner s fixture) and the right of exclusive use and enjoyment of those parts of the common property attached to or occupied by the Works, subject to the terms and conditions contained in Part 3 of this by-law. 2.1 Definitions PART 2 DEFINITIONS & INTERPRETATION In this by-law, unless the context otherwise requires: (a) Act means the Strata Schemes Management Act (b) (c) (d) Authority means any government, semi-government, statutory, public or other authority having any jurisdiction over the Lot or the Building including the local council. Building means the building situated at 41 Rocklands Road, Wollstonecraft Insurance means: (i) contractors all risk insurance (including public 8

11 SP Agenda AGM+ECM 23-Feb Lot 21 Works Special By-law 14 Continued (ii) (iii) liability insurance) in the sum of $10,000,000.00; insurance required under the Home Building Act 1989 (if any); and workers' compensation insurance. (e) Lot means lot 21 in strata plan (f) (g) Owner mean(s) the owner(s) of the Lot. Works means the works to the Lot and common property to be carried out for and in connection with the Owner s installation, removal, repair, maintenance and replacement (if necessary), of: (a) remove: (i) existing window; (ii) remove external wall below window; and (iii) internal wall; (b) install: 2.2 Interpretation (i) new door; and (ii) new window frame and glass; together with the restoration of lot and common property (including the Lot) damaged by the works and all of which are to be conducted strictly in accordance with the specifications attached to this by-law and marked A, and the provisions of this by-law In this by-law, unless the context otherwise requires: (a) (b) (c) (d) (e) (f) the singular includes the plural and vice versa; any gender includes the other genders; any terms in the by-law will have the same meaning as those defined in the Act; references to legislation include references to amending and replacing legislation; references to the Owner in this by-law include any of the Owner s executors, administrators, successors, permitted assigns or transferees; and where a term of the by-law is inconsistent with any by-law applicable to the strata scheme, then the provisions of the 9

12 SP Agenda AGM+ECM 23-Feb Lot 21 Works Special By-law 14 Continued by-law shall prevail to the extent of the inconsistency. PART 3 CONDITIONS 3.1 Prior to commencement of the Works Prior to the commencement of the Works, the Owner shall: (a) (b) (c) (d) (e) obtain all necessary approvals/consents/permits from any Authority and provide a copy to the owners corporation; provide the owners corporation s nominated representative(s) access to inspect the Lot within forty-eight (48) hours of any request from the owners corporation; effect and maintain Insurance and provide a copy to the owners corporation; provide (if required) to the owners corporation a report from an engineer approved by the owners corporation concerning the impact of the Works on the structural integrity of the Building and Lot and common property; and pay the owners corporation s reasonable costs in preparing, making and registering the by-law (including legal and strata management costs). 3.2 Notice (a) At least two (2) days prior to the commencement of the Works or an aspect of the Works the Owner shall make arrangements with the strata manager regarding: (i) the suitable times and method for the Owner s contractors to access the Building to undertake the Works; and (ii) the suitable times and method for contractors to park their vehicles on common property whilst the Works are being conducted. 3.3 During installation of the Works During the process of the installation of the Works, the Owner must: (a) (b) (c) use duly licensed employees, contractors or agents to conduct the installation; ensure the Works are conducted in a proper and workmanlike manner and comply with the current Building Code of Australia and Australian Standards; ensure the installation is carried out expeditiously and with 10

13 SP Agenda AGM+ECM 23-Feb Lot 21 Works Special By-law 14 Continued (d) (e) (f) (g) (h) (i) (j) a minimum of disruption; ensure that any electricity or other services required to operate the Works are installed so they are connected to the Lot s electricity or appropriate supply; carry out the installation between the hours of 8:30am and 5:30pm Monday-Friday or between 8:30am and 12 midday on Saturday or such other times reasonably approved by the owners corporation; transport all construction materials, equipment and debris as reasonably directed by the owners corporation; protect all affected areas of the Building outside the Lot from damage relating to the installation or the transportation of construction materials, equipment and debris; ensure that the installation works do not interfere with or damage the common property or the property of any other lot owner other than as approved in this by-law and if this occurs the Owner must rectify that interference or damage within a reasonable period of time; provide the owners corporation s nominated representative(s) access to inspect the Lot within 24 hours of any request from the owners corporation (for clarity more than one inspection may be required); and not vary the Works without first obtaining the consent in writing of the owners corporation. 3.4 After installation of the Works After the installation of the Works is completed, the Owner must without unreasonable delay: (a) (b) (c) (d) notify the owners corporation that the installation of the Works has been completed; notify the owners corporation that all damage, if any, to lot and common property caused by the installation and not permitted by this by-law has been rectified; provide the owners corporation with a copy of any certificate or certification required by an Authority to indicate completion of the Works; provide (if required) the owners corporation with certification from a suitably qualified engineer(s) approved by the owners corporation that the Works have been completed satisfactorily and in accordance with this by-law; and 11

14 SP Agenda AGM+ECM 23-Feb Lot 21 Works Special By-law 14 Continued (e) provide the owners corporation s nominated representative(s) access to inspect the Lot within 48 hours of any request from the owners corporation to assess compliance with this by-law or any consents provided under this by-law The owners corporation s right to access the Lot arising under this by-law expires once it is reasonably satisfied that paragraphs (a) to (e) immediately above have been complied with. 3.5 Statutory and other requirements The Owner must: (a) (b) comply with all requirements of the owners corporation, the by-laws applicable to the strata scheme and all directions, orders and requirements of all relevant statutory authorities, including the local council relating to the Works and must be responsible to ensure that the respective servants, agents and contractors of the Owner comply with the said directions, orders and requirements; ensure that the provisions of the Building Code of Australia and Australian Standards are, so far as relevant, complied with; and (c) comply with the provisions of the Home Building Act The Works must: (a) (b) be carried out in a proper and workmanlike manner and in accordance with the plans and specifications set out in the contract; and comprise materials that are good and suitable for the purpose for which they are used and must be new. 3.6 Enduring rights and obligations The Owner must: (a) (b) (c) (d) not carry out any alterations or additions or do any works (other than the Works expressly approved under this bylaw); properly maintain and upkeep the Works in a state of good and serviceable repair; properly maintain and upkeep those parts of the common property in contact with the Works; ensure that the Works (where applicable) do not cause water escape or water penetration to lot or common property; 12

15 SP Agenda AGM+ECM 23-Feb Lot 21 Works Special By-law 14 Continued (e) (f) indemnify and keep indemnified the owners corporation against any costs or losses arising out of or in connection with the Works including their installation, repair, maintenance, replacement, removal and/or use; and repair and/or reinstate the common property or personal property of the owners corporation to its original condition if the Works are removed or relocated. 3.7 Failure to comply with this by-law If the Owner fails to comply with any obligation under this by-law the owners corporation may: (a) (b) (c) by its agents, employees or contractors enter upon the Lot and carry out all work necessary to perform that obligation; recover the costs of such work from the Owner as a debt due; and recover from the Owner the amount of any fine or fee which may be charged to the owners corporation for the cost of any inspection, certification or order. 3.8 Ownership of Works The Works will always remain the property of the Owner. 3.9 Applicability In the event that the Owner desires to remove the Works installed under this by-law (or otherwise), the provisions of Part 3 shall also apply in relation to that removal. Date of notice: 4 February 2015 Reference to a section is reference to a section in the Strata Schemes Management Act & Regulations 1996 unless otherwise stated. N.B. PROXIES DO NOT REMAIN VALID INDEFINITELY Completed proxy forms must reach the owners corporation secretary or the strata manager at least 24 hours before the meeting Please see the attached form advising how to fill in a proxy form. The proxy form must be signed by all owners of the lot. You will not be able to vote at the meeting in respect of your lot unless you are financial at the time of the meeting. If you are unsure as to your financial status, please ask the strata manager prior to the meeting. 13

16 SP Agenda AGM+ECM 23-Feb-15 NOTICE OF EXECUTIVE COMMITTEE MEETING STRATA PLAN Monday, 23 February 2015, Ernest Street to be held immediately following the annual general meeting A G E N D A Motion 1 Minutes Motion 2 Executive Committee That the minutes of the previous executive committee meeting held 2 February 2015 be adopted. That the executive chairman, secretary and treasurer be appointed. Please note: Owners or their nominees may attend executive committee meetings, but may only address the meeting with committee approval. Date of notice: 4 February

17 1 D. O BRIEN ENGINEERING SERVICES PTY. LTD. Structural Engineers A.C.N _A.B.N Suite 6 / 319 Condamine St Post to: P.O. Box 326 MANLY VALE 2093 MANLY 1655 Phone: (02) Fax: (02) Mobile: dobrieneng@optusnet.com.au Mr Robert Lynch 22/05/14 Unit 155/41 Rocklands Rd Wollstonecraft NSW 2065 Ref: let Dear Sir RE: Unit 155/41 Rocklands Rd Wollstonecraft NSW Beams over Proposed Wall Openings A site inspection was made on 13 th of May 2014 at Unit 155/41 Rocklands Rd Wollstonecraft. The locations of the proposed wall openings in the kitchen area of the unit were inspected. Unit 155 is located on the top level in a low-rise unit block and has three habitable floors and flat roof over. The units have concrete slabs that are supported on loadbearing masonry brick walls. The first proposed opening is to remove the wall between the kitchen and the living room to make an opening width of 4.6m approximately. A new steel beam and a new post are required over this new wall opening. The second opening is to make a new side doorway to the kitchen approximately 1.6m wide. A new steel lintel is required over this opening. The laundry wall off the kitchen is to be removed, but requires no additional support. Specifications & Work Method Statement 1. Refer to the attached drawing 14086/S1 for beam installation details. 2. Prop the slab over at each side of the proposed openings with 3 temporary props each side of the wall. 3. Carefully demolish the sections of brickwork to accommodate the installation of column S1 and beams B1 and B2 as required. 4. Install new post S1-90 x 90 x 6 SHS and beam B2 2/200pfc. Bear the beam on the outside wall on bearing plate, 250 x 100 x 10. Bolt the beams with M20 at 500 cts. 5. Install a steel lintel beam B1, 180PFC with 150mm bearing over the end wall of the kitchen. 6. Pack non-shrink grout at the beam bearing points and between the top of the beams and slab over. 7. Add fire rating to beams and post to BCA requirements. 8. Make the brick masonry good at the sides of the new openings and under the bearing points of the new beam.

18 2 9. Make the brick render good and paint to match the existing finishes. 10. All work to be in accordance with the relevant Australian Standards including AS 3700(Masonry Code), AS 4100 (Steel Code), AS 3600 (Concrete Code) and AS (Loading Lode). 11. Refer to the attached drawing 14086/S1 for beam installation details. The proposed wall openings in the kitchen at Unit 155/41 Rocklands Rd Wollstonecraft can be made without affecting the structural integrity of the building providing the work method statement and the specifications are carried out and the correct post and beam sizes are installed. Yours sincerely Dermot O Brien B E, M I E Aust, C P Eng.

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20 SP47991 Lot 21 Special By-law 14 Annexure A Annexure A Scope of Works 1. Remove existing window. 2. Remove left half of external wall viewed from outside. 3. Install weather hob and door in space on left half viewed from outside. 4. Install window in existing space on right side of wall viewed from outside. 5. Remove internal wardrobe end stub wall. 6. Shift the existing door in line with the corresponding door opening. All replacement external frames are to be of similar type and colour as those already existent in the courtyard area.

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23 Strata Plan No Rocklands Rd Wollstonecraft NSW 2065 STATEMENT OF FINANCIAL POSITION AS AT 31 OCTOBER 2014 OWNERS FUNDS ACTUAL ACTUAL 31/10/13 31/10/14 Administrative Fund 27, , Sinking Fund (675,485.98) (482,730.53) TOTAL $ (647,595.64) $ (423,697.31) THESE FUNDS ARE REPRESENTED BY CURRENT ASSETS Cash At Bank 154, , Investment Bas Stg 122, , Levies In Arrears 8, , Other Arrears 14, Interest Accrued On O/D Levies Prepayments , TOTAL ASSETS 300, , LIABILITIES Loan From Macquarie 746, , G S T Clearing Account (7,525.31) (3,521.28) P A Y G Clearing A/C Creditors 43, , Accruedexpenses , Levies In Advance 165, , TOTAL LIABILITIES 948, , NET ASSETS $ (647,595.64) $ (423,697.31)

24 Strata Plan No Rocklands Rd Wollstonecraft NSW 2065 STATEMENT OF FINANCIAL PERFORMANCE FOR THE PERIOD 1 NOVEMBER 2013 TO 31 OCTOBER 2014 ADMINISTRATIVE FUND ACTUAL ACTUAL BUDGET BUDGET 01/11/12-31/10/13 01/11/13-31/10/14 01/11/13-31/10/14 01/11/14-31/10/15 INCOME Levies - Administrative Fund 654, , , , By Laws Interest On Overdue Levies 2, , , , Rent , , Insurance Refund 1, , , Keys , , GST On Income (59,542.53) (61,565.01) (63,181.82) (65,181.82) TOTAL ADMIN. FUND INCOME 599, , , , EXPENDITURE - ADMIN. FUND Amenities-Pool & Spa Maint. 5, , , , Amenities-Pool & Spa Chemicals Amenities-Gym Equipment 1, , Audit Accounting G S T Fees 1, , , , Caretaker Payments 39, , , , Caretaker-Telephone 1, , , Carpet-Cleaning 1, Cleaning 118, , , , Cleaning - High Pressure 3, , , , Cleaning-Materials 19, , , , Cleaning-Windows 2, , , , Consulting-Contractor Comp Electrical Repairs 3, , , , Electrical-Globes 2, , Fees & Permits Fire Protection Testing 8, , , , Fire Protection Repairs 7, , Fire Protection Telephone 1, Fire Alarm Monitoring 1, , Glazing-Window 2, , , , Glazing-Door , , Grounds-Gardening 25, , , , Grounds-Gardening Materials , Grounds-Rubbish/Trade Waste 4, , , , Insurance Premiums 64, , , , Insurance Valuation Access Device Expenses , , Key Deposit Refunds

25 Strata Plan No Rocklands Rd Wollstonecraft NSW 2065 STATEMENT OF FINANCIAL PERFORMANCE FOR THE PERIOD 1 NOVEMBER 2013 TO 31 OCTOBER 2014 EXPENDITURE - ADMIN. FUND (Continued) ACTUAL ACTUAL BUDGET BUDGET 01/11/12-31/10/13 01/11/13-31/10/14 01/11/13-31/10/14 01/11/14-31/10/15 Legal Fees , , Arrears Letters 0.00 (7.00) Lift-Maintenance 46, , , , Lift-Registration Fees Lift-Telephone 3, , , , Office Equipment , Management Fees 26, , , , Schedule B Fees 4, , , , Meeting Room Hire Miscellaneous Expense Accounting & Finance Asset Maintenance Disbursements 6, , , , Website , Pest Control-Service 1, , , , Plumbing-General 5, , , , Plumbing-Hws/Boilers 2, , , , Rep & Maint-Intercom 1, Rep & Maint-Air Conditioning , , , Rep & Maint-Exhaust Fan , Rep & Maint-Pump , Rep & Maint-Garage Door , Rep & Maint-Television Antenna , Rep & Maint-General Building 3, , , , Rep & Maint-Locks 5, , , , Rep & Maint-Windows Rep & Maint-Doors 3, , , Rep & Maint-Gates Rep & Maint-Painting Communication Systems 7, , , , Rep & Maint-Pump/Compactor 2, Security 17, , , , Services-Electricity 95, , , , Services-Gas 1, , , , Services-Water Usage 83, , , , Signs/Notice Board GST On Expenses (50,537.82) (51,126.50) (54,121.84) (54,878.69) TOTAL ADMIN. EXPENDITURE 593, , , , SURPLUS / DEFICIT $ 6, $ 31, $ 8, $ 21,456.87

26 Strata Plan No Rocklands Rd Wollstonecraft NSW 2065 STATEMENT OF FINANCIAL PERFORMANCE FOR THE PERIOD 1 NOVEMBER 2013 TO 31 OCTOBER 2014 EXPENDITURE - ADMIN. FUND (Continued) ACTUAL ACTUAL BUDGET BUDGET 01/11/12-31/10/13 01/11/13-31/10/14 01/11/13-31/10/14 01/11/14-31/10/15 Opening Admin. Balance 21, , , , ADMINISTRATIVE FUND BALANCE $ 27, $ 59, $ 36, $ 80,490.09

27 Strata Plan No Rocklands Rd Wollstonecraft NSW 2065 STATEMENT OF FINANCIAL PERFORMANCE FOR THE PERIOD 1 NOVEMBER 2013 TO 31 OCTOBER 2014 SINKING FUND ACTUAL ACTUAL BUDGET BUDGET 01/11/12-31/10/13 01/11/13-31/10/14 01/11/13-31/10/14 01/11/14-31/10/15 INCOME Levies - Sinking Fund 540, , , , Insurance Refund , , Interest On Investment 2, , , , Bank Interest 1, Tax Refund Transfer From Facade Fund (1,356,117.30) GST On Income 74, (46,778.31) (47,272.73) (53,000.00) TOTAL SINKING FUND INCOME (737,722.96) 493, , , EXPENDITURE - SINKING FUND Loan & % Repayment/ Facade , , , Loan & Interest Repayment/Lift 82, , Amenities-Pool & Spa Repairs 2, , , Amenities-Gym Equipment Carpet-Replacement , Consulting/Engineering Fees 52, Grounds - Tree Removal/Prune , , Electrical Repairs 4, Electrical Upgrade , , , Fire Protection Repairs , , , Grounds-Gardening 6, , Grounds-Tree Removal 3, , Lift-Repairs 27, , , Plumbing-Waterproofing 5, Plumbing-Hws/Boilers 9, , , Facade Repairs 97, Rep & Maint. -- Intercom. 2, , , Rep & Maint-Air Conditioning , Rep & Maint-Exhaust Fan 6, , Rep & Maint-Pump , Rep & Maint-Garage Door 11, , , Rep & Maint-General Building 53, , Rep & Maint-Tiling 1, Rep & Maint-Windows 1, Rep & Maint-Doors , Rep & Maint-Gates Rep & Maint-Painting 31, Rep & Maint-Painting Of Common , , ,000.00

28 Strata Plan No Rocklands Rd Wollstonecraft NSW 2065 STATEMENT OF FINANCIAL PERFORMANCE FOR THE PERIOD 1 NOVEMBER 2013 TO 31 OCTOBER 2014 EXPENDITURE - SINKING FUND (Continued)ACTUAL ACTUAL BUDGET BUDGET 01/11/12-31/10/13 01/11/13-31/10/14 01/11/13-31/10/14 01/11/14-31/10/15 Water Ingress Balcony Repairs , Rep & Maint-Security System , Rep & Maint-Pump/Compactor 5, Security Cameras , , Signs/Notice Board 2, , Tax Installment 1, , Tax Return Contingency , GST On Expenses (29,720.41) (23,676.79) (19,824.09) (24,518.20) TOTAL SINK. FUND EXPENDITURE $ 380, $ 301, $ 508, $ 564, SURPLUS / DEFICIT $ (1,118,396.28) $ 192, $ (20,013.64) $ (29,281.80) Opening Sinking Fund Balance 442, (675,485.98) (675,485.98) (482,730.53) SINKING FUND BALANCE $ (675,485.98) $ (482,730.53) $ (695,499.62) $ (512,012.33)

29 Strata Plan No Rocklands Rd Wollstonecraft NSW 2065 STATEMENT OF FINANCIAL PERFORMANCE FOR THE PERIOD 1 NOVEMBER 2013 TO 31 OCTOBER 2014 FACADE FUND ACTUAL ACTUAL BUDGET BUDGET 01/11/12-31/10/13 01/11/13-31/10/14 01/11/13-31/10/14 01/11/14-31/10/15 INCOME - FACADE FUND Transfer To Sinking Fund 1,356, GST On Income (123,283.39) TOTAL INCOME FACADE FUND 1,232, EXPENDITURE - FACADE FUND TOTAL EXPENSES FACADE FUND SURPLUS/DEFICIT FACADE FUND $ 1,232, $ 0.00 $ 0.00 $ 0.00 Opening Balance Facade Fund (1,232,833.91) BALANCE FACADE FUND $ 0.00 $ 0.00 $ 0.00 $ 0.00

30 Strata Plan No Rocklands Rd Wollstonecraft NSW 2065 LOT BUDGET SUMMARY 31 October 2014 If the foregoing budget is adopted levies for the specified period payable quarterly will be as follows: Lot No Unit No Entitlement Administrative Fund Sinking Fund Net Total , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,892.43

31 Strata Plan No Rocklands Rd Wollstonecraft NSW 2065 LOT BUDGET SUMMARY 31 October 2014 If the foregoing budget is adopted levies for the specified period payable quarterly will be as follows: Lot No Unit No Entitlement Administrative Fund Sinking Fund Net Total , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,699.97

32 Strata Plan No Rocklands Rd Wollstonecraft NSW 2065 LOT BUDGET SUMMARY 31 October 2014 If the foregoing budget is adopted levies for the specified period payable quarterly will be as follows: Lot No Unit No Entitlement Administrative Fund Sinking Fund Net Total , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,699.97

33 Strata Plan No Rocklands Rd Wollstonecraft NSW 2065 LOT BUDGET SUMMARY 31 October 2014 If the foregoing budget is adopted levies for the specified period payable quarterly will be as follows: Lot No Unit No Entitlement Administrative Fund Sinking Fund Net Total , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,828.28

34 Strata Plan No Rocklands Rd Wollstonecraft NSW 2065 LOT BUDGET SUMMARY 31 October 2014 If the foregoing budget is adopted levies for the specified period payable quarterly will be as follows: Lot No Unit No Entitlement Administrative Fund Sinking Fund Net Total , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,750.21

35 JCA Lift Consultants ABN JCA Lifts Pty Ltd ACN PO Box 102, St Leonards NSW 1590 Ground Floor, 48 Chandos Street, ST. LEONARDS NSW 2065 T:(02) F (02) th December 2014 Our ref.: The Owners Corporation of Strata Plan C/- Bright & Duggan Level 1, Alexander Street CROWS NEST, NSW 2150 Attention: Mr Bart Jaworski 41 ROCKLANDS ROAD, WOLLSTONECRAFT LIFT SERVICES Four (4) lift companies, Otis Elevators, ThyssenKrupp Elevator, Schindler Lifts and Kone Elevators were invited to tender for, Option 1 the upgrade works for the six (6) lifts and Option 2 the replacement of six (6) lifts with new Machineroomless lifts (MRL s), together with the on-going maintenance. We received tenders from all the lift companies however, Schindler Lifts were not able to provide an upgrade offer. We advise that the tender provided by Otis Elevators is incomplete and as their pricing is considerably higher for both options 1 and 2, therefore we have not considered their offer in detail. We have however included their submitted pricing and program throughout this report for comparison purposes only. The tenders provided some comments and/or deviations which required further clarification. We have now received sufficient responses and advise accordingly. The tenderers were requested to provided options to upgrade or replace two lifts at a time. We received this option from three (3) of the four (4) tenderers with Otis Elevator s not submitting this option. Three (3) upgrade offers were received from Kone Elevators, ThyssenKrupp Elevator and Otis Elevators. The offer made by Kone Elevators was the most cost effective to the sum of $1,261, exclusive of GST or $1,234, exclusive of GST for upgrading two lifts at a time. Replacement offers were received from the four (4) tendering companies, however the best offer from a cost perspective was made by Schindler Lifts to the sum of $1,052, exclusive of GST to complete either one or two lifts at a time. \\JCASERVER\Synergy\Projects\ \11 Tender Assessment\ L01.doc\GES

36 JCA Lift Consultants 15 December Rocklands Road, Wollstonecraft Page 2 LONG TERM OWNERSHIP COMPARISONS - OPTION 1 (LIFT UPGRADE) The following cost summary compares Option 1 from the lift companies for the offers made. The summary is in order of capital cost magnitude and is in simple form, exclusive of GST and the effect of inflation and is based on:.1 The base upgrade works which includes a Prime Cost sum of $150, for car interiors and a Contingency Sum of $10, Owning cost based on the capital cost and the three year fixed maintenance price which commences at the end of the twelve months defects liability. OPTION 1 LIFT UPGRADE - ONE LIFT AT A TIME Tenderer Upgrade Works $ Maintenance per Annum $ Owning Cost (4 years) $ Kone Elevators 1,261, , ,392, ThyssenKrupp Elevator 1,329, , ,437, Otis Elevators 2,074, , ,174, Tenderers were also requested to provide an optional price to upgrade two lifts at a time. OPTION 1 LIFT UPGRADE - TWO LIFTS AT A TIME Tenderer Upgrade Works $ Maintenance per Annum $ Owning Cost (4 years) $ Kone Elevators 1,234, , ,366, ThyssenKrupp Elevator 1,315, , ,423, Otis Elevators * * * * Note: Otis Elevators did not provide a pricing option to complete two lifts at a time. \\JCASERVER\Synergy\Projects\ \11 Tender Assessment\ L01.doc\GES

37 JCA Lift Consultants SP December Rocklands Road, Wollstonecraft Page 3 LONG TERM OWNERSHIP COMPARISONS - OPTION 2 (LIFT REPLACEMENT) The following cost summary compares Option 2 from the lift companies for the offers made. The summary is in order of capital cost magnitude and is in simple form, exclusive of GST and the effect of inflation and is based on:.1 The new MRL s including a Contingency Sum of $10, Owning cost based on the capital cost and the three year fixed maintenance price which commences at the end of the twelve months defects liability. OPTION 2 LIFT REPLACEMENT - ONE LIFT AT A TIME Tenderer New MRL s $ Maintenance per Annum $ Owning Cost (4 years) $ Schindler Lifts 1,052, , ,160, Kone Elevators 1,153, , ,284, Otis Elevators 1,613, , ,713, ThyssenKrupp Elevator 1,912, , ,020, The tenderers were requested to provide an optional price to upgrade two lifts at a time OPTION 2 LIFT REPLACEMENT - TWO LIFTS AT A TIME Tenderer New MRL s $ Maintenance per Annum $ Owning Cost (4 years) $ Schindler Lifts 1,052, , ,160, Kone Elevators 1,121, , ,252, Otis Elevators 1,613, , ,713, ThyssenKrupp Elevator 1,898, , ,006, \\JCASERVER\Synergy\Projects\ \11 Tender Assessment\ L01.doc\CB

38 JCA Lift Consultants SP December Rocklands Road, Wollstonecraft Page 4 The tenderers were requested to provide an optional price to provide all six (6) lifts being capable of a contract speed of 1.6 metres per second in lieu of 1.0 metres per second. Tenderer New 1.6m/s MRL s $ Kone Elevators 30, ThyssenKrupp Elevator 67, Schindler Lifts 78, Otis Elevators * * Note: Otis Elevators did not provide an option for an increased contract speed. DELIVERY AND INSTALLATION The following indicative time periods were offered by the lift companies as the minimum time period from receipt of order to completion of the works. The installation times do not include for Public holidays, RDO s, etc. Option 1 Lift Upgrade - One Lift at a Time Company Delivery Installation Total Time Kone Elevators 26 weeks 60 weeks 86 weeks Otis Elevators 26 weeks 60 weeks 86 weeks ThyssenKrupp Elevator* 34 weeks 57 weeks 91 weeks Option 1 Lift Upgrade - Two Lifts at a Time Company Delivery Installation Total Time Kone Elevators 26 weeks 30 weeks 56 weeks ThyssenKrupp Elevator* 34 weeks 36 weeks 70 weeks Otis Elevators ** ** ** Option 2 New MRL - One Lift at a Time Company Delivery Installation Total Time Schindler Lifts 18 weeks 75 weeks 93 weeks ThyssenKrupp Elevator* 27 weeks 69 weeks 96 weeks Kone Elevators 21 weeks 81 weeks 102 weeks Otis Elevators 22 weeks 78 weeks 100 weeks \\JCASERVER\Synergy\Projects\ \11 Tender Assessment\ L01.doc\CB

39 JCA Lift Consultants SP December Rocklands Road, Wollstonecraft Page 5 Option 2 New MRL - Two Lifts at a Time Company Delivery Installation Total Time Schindler Lifts 18 weeks 38 weeks 56 weeks Kone Elevators 21 weeks 45 weeks 66 weeks ThyssenKrupp Elevator* 27 weeks 45 weeks 72 weeks Otis Elevators ** ** ** *Note: ThyssenKrupp Elevators delivery lead time include for the Christmas shutdown period. ** Note: Otis Elevators did not provide delivery and installation times. DEVIATIONS AND COMMENTS Some of the tenderers offered some deviations and comments and below are only the relevant points we highlight. We point out that due to the higher price and incomplete tender submission from Otis Elevators we did not review their offer in detail. ThyssenKrupp Elevator They would prefer not to provide a Bank Guarantee for Offsite Materials, however in the event that a Bank Guarantee is issued they would seek to have the Bank Guarantee returned to them as soon as the unfixed materials are delivered to site. Kone Elevators They have assumed that the existing incoming sub-main cabling will be satisfactory and retained and therefore no pricing has been allowed to repair or replace these. They have provided their standard amendments to the AS4000 Contract and if Kone Elevators are to be considered these would need to be reviewed by the Owners. Schindler Lifts They have confirmed that they can only hold their submitted price for 30 days. After 30 days their pricing will need to be reconfirmed if they are the successful tenderer. They have provided their standard amendments to the AS4000 Contract and if Schindler Lifts are to be considered these would need to be reviewed by the Owners. \\JCASERVER\Synergy\Projects\ \11 Tender Assessment\ L01.doc\CB

40 JCA Lift Consultants SP December Rocklands Road, Wollstonecraft Page 6 CONCLUSIONS AND RECOMMENDATIONS As noted in this report there are two Options, firstly Option 1, upgrade of the existing lifts and secondly, Option 2, replacement with new MRL s. From the pricing received for the upgrade option the best offer was provided by Kone Elevators to the sum of $1,261, excluding GST or $1,234, exclusive of GST for upgrading two lifts at a time followed by ThyssenKrupp Elevators to the sum of $1,329, excluding GST or $1,315,362.50exclusive of GST for upgrading two lifts at a time. From the pricing received for the replacement option the best offer was provided by Schindler Lifts to the sum of $1,052, excluding GST. The Owners will need to decide which option they would like to undertake. If the upgrade option is considered the existing lift car sizing and machine rooms would be retained and we would recommend in favour of ThyssenKrupp Elevator. ThyssenKrupp Elevators over the past 1 to 2 years in regards to lift upgrades, project management and overall delivery of projects have been in our opinion ahead of their competitors. If the MRL option is accepted, new deeper lift cars will be installed fully complying with the BCA and an option for faster lifts could be considered. We would recommend in favour of Schindler Lifts, however do point out that the pricing provided by Schindler Lifts would need to be confirmed prior to acceptance. Attached with this report are copies of the tender submissions from the lift companies. We trust that this is satisfactory however should you have any queries, please do not hesitate to contact the undersigned. JCA LIFT CONSULTANTS Colin Boswarva Director \\JCASERVER\Synergy\Projects\ \11 Tender Assessment\ L01.doc\CB

41 MINUTES of the Annual General Meeting of SP 47991,Pacific Park held Monday, 9 December 2013 Present in Person: Present by Proxy: Apologies: Attending: Lots 1, 8, 17, 18, 20, 21, 41, 42, 44, 45, 54, 68, 69, 82, 86, 87, 88, 96, 97, 100, 110, 111, 118, 121, 129, 130, 132, 144, 154, 159 and 160. Lot 16 to S Howes Lot 53 to S Boyd Lot 142 to M Burton Lots 133 and 151 to J Murray Lots 31, 116, 138 and 153 to B Jaworski Lots 49, 101 and 157 to C Wykes Lots 10, 47, 91, 92, 95, 141 and 148 to T Moon B Burke, D & H Boston, K Pruszynski Bart Jaworski (Bright & Duggan Pty Ltd), J Panwala, 1 CHAIR OF THE MEETING 1.1 Chair of the Meeting Resolved to elect Chris Wykes as Chair of the meeting. The meeting commenced at 6.04pm. 2 Confirmation of Minutes 2.1 Confirmation of the Minutes 3 Finance 3.1 Financial Position Resolved to adopt the minutes of the annual general meeting held 10 December 2012 with the following amendment: Motion 4.5 (a) to read: Resolved that the owners corporation renew the agreement with Bright & Duggan Pty Ltd for a period of 1 year as its strata managing agent and delegate functions to it, on the terms and conditions set out in the management agreement tabled at the meeting; further that the common seal of the owners corporation be affixed to the management agreement. Resolved to adopt the audited statement of financial position and statement of financial performance for the year ended 31 October 2013.