CPCCBC 4012A
Read and interpret plans and
specifications
18740
Certificate IV Building &
Construction (Building)
Glenn P. Costin
Introduction
Purpose
• To develop the necessary skill and
knowledge to read and interpret
construction plans and associated
specifications and schedules.
Architectural drafting is a language like any other:
One must be fluent to understand its various
nuances and peculiarities. Likewise, as a language
it changes over time, so one must remain engaged.
Glenn P. Costin
Standards and Codes
Building Code of Australia (BCA)
Calls for various Australian Standards:
AS 1100.101 – 1992 (and amendments)
Technical Drawing – General Principles
AS 1100.301 – 1985 (and supplements)
Architectural Drawing
HB 47 – 1993
Dimensioning and Tolerances
Glenn P. Costin
1. Types of Drawings
Sketches
Critical part of the initial design phase
Glenn P. Costin
Initial Sketches
Glenn P. Costin
Sketch Plans or ‘Roughs’
Good design evolves from the doing, yet is reflective of being
“We shape our buildings; thereafter they shape us”.
Winston Churchill
Glenn P. Costin
Pictorial Drawings
• Orthographic Vs
Pictorial
What we
‘see’
What we draw
‘orthographically’
Glenn P. Costin
Pictorial Types
30o
Isometric
Shows 3 dimensions.
All dimensions full length.
Glenn P. Costin
Pictorial Types
45o
Oblique
Shows 3 dimensions.
Receding dimensions reduced (1/2 size).
Glenn P. Costin
Pictorial Types
Plan
Drawing
Plane
Vanishing
Point (VP)
Vanishing
Point (VP)
Horizon Line
Ground Line
Perspective
Spectator
Position (SP)
Two Point Perspective
Perspective
Orthographic
Glenn P. Costin
Pictorial Types
Wright Frank Lloyd : Falling Water Mill
Presentation Drawings
Construction Drawings
Tann
ery L
The ‘Plans’
ox 7
600
70 97
0
Appr
'
203
° 53
5
31
Ap
105°
32'
pro
24
080
x 1
03
00
Exi
Gar sting
age Sel
&S f
hed
5
Exi
Co sting
nta
ine Self
dU
nit
19
530
93
Site Plan (Existing)
0
Scale 1:500
13
1°
16
'
114
° 14
'
Proposed Water
Tanks
41 340
27 160
186° 20'
186° 20'
Notes:
1. Block dimensions based upon Certificate of
Title.
2. Contours indicative only.
3. No established trees need to be removed for
this project.
4. Shadow lines not provided due to lack of
relevance
(extreme distances between project and
neighbouring dwellings).
5. Storm water and drainage to existing
outflows (where not directed by proposed
storage tanks as shown).
0
31
57 430
276° 20'
Site Plan
(Proposed Dwelling Shown)
Scale 1:300
Project:
Contact Information:
Glenn P. Costin
Ph: 02 60582840
Proposed Alterations
to
1 Hidden Lane
DWG
1 - 14
Scale 1:300 or As Shown
All Dimensions in mm
22000
8110
180
180
3400
300
11390
100
3800
3850
180
600
180
2500
110
2400
110
2000
110
1500
180
4800
1300
600
600
600
180
Ensuite
Study
Kitchen
C
Dining
Living
110
110
3725
Laundry
Strutting Beam Over
Strutting Beam Over
180
B
1220
Master
Bedroom
B
9120
Tie Beam
Over
Hall
Hall
Entry
C
Verandah
180
1475
Verandah
Deck
2180
600
180
WC
600
100
9490
5230
D
1000 110 2130
180
1550
110 1600 140 340
Deck
D
9490
2895
Bath
Deck
5225
3800
3880
2980
Bed 2
180
Bed 3
Verandah
3895
300
180
600
A
300 1200
Orthographic
Drawn to Scale
Offer multiple views and details
Provide evidence of compliance
Submitted to relevant authorities
Show location of construction
Used for quoting and tendering
Allow off site manufacturing
Legal documents (in disputes)
Are the ‘construction manual’
300
•
•
•
•
•
•
•
•
•
•
ane
2100
1920
A
8275
600 180
2325
180
1780
1510
180
3800
100
6485
1475
600
8755
110
23080
2500
Proposed Floor Plan
Scale 1:100
Project:
Contact Information:
Proposed Alterations
to
1 Hidden Lane
Glenn P. Costin
Ph: 0260582840
Scale 1:100 or As Shown
All Dimensions in mm
DWG
3 - 14
Glenn P. Costin
Aspects of construction Plans
Site and Location Plans
• Small Scale (1:1000)
• Location Plans show where the building site is
Glenn P. Costin
Aspects of construction Plans
Tann
ery L
a
203
x 76
00
° 53
5
31
Ap
Appro
'
ne
70 97
0
105°
32'
pro
80
x 1
03
00
24 0
5
19
5
30
93
0
Ex
Ga isting
rag
e & Self
She
d
Ex
Co isting
nta
ine Self
dU
nit
13
1°
1
6'
114
° 14
'
186° 20'
41 340
Notes:
1. Block dimensions based upon Certificate of
Title.
2. Contours indicative only.
3. No established trees need to be removed for
this project.
4. Shadow lines not provided due to lack of
relevance
(extreme distances between project and
neighbouring dwellings).
5. Storm water and drainage to existing
outflows (where not directed by proposed
storage tanks as shown).
186° 20'
Proposed Water
Tanks
27 160
Site Plans
• Make clear the
location of the
structure on the site
• Show the lay of the
land
• Show Boundary
lines
• Building Orientation
• Show Existing
Structures,
easements and the
like.
• Scale 1:200 - 1:500
0
31
57 430
276° 20'
Aspects of construction Plans
22000
8110
180
180
3400
300
11390
100
3800
3850
180
600
180
2500
110
2400
110
2000
110
1500
180
4800
1300
600
600
600
180
Bath
Deck
Ensuite
5225
Study
Kitchen
C
Dining
110
3725
Living
Strutting Beam Over
180
B
Strutting Beam Over
Laundry
C
180
1475
Verandah
Verandah
Deck
2100
1920
A
8275
600 180
2325
180
1780
1510
180
3800
100
6485
1475
600
8755
110
23080
2500
Glenn P. Costin
2180
600
180
WC
600
100
110
B
1220
Hall
Hall
9120
D
Entry
Tie Beam
Over
D
1000 110 2130
300 1200
9490
5230
180
1550
110 1600 140 340
Deck
Master
Bedroom
9490
2895
2980
3800
3880
Bed 2
180
Bed 3
Verandah
3895
300
180
600
A
300
Floor Plan
• Arial view
• Details horizontal
dimensions
• Location of rooms
• Position of fixtures
• Roof outline
• Thickness of walls
• Scale 1:100
Aspects of construction Plans
Elevations
• Side views of
structure
• Heights or
‘elevations’
• Not a lot of
measured detail
• Only height
measurements
offered
• Scale 1:100
Original Roof and Wall Lines
U.S. Ceiling Main
FFL Upper Levels
G.L.
G.L.
FFL Lower Levels
South Elevation
25° (Approx Existing)
U.S. Ceiling Main
5°
Approx 4000
U.S. Ceiling Master Bedroom
FFL Upper Levels
850
G.L.
G.L.
FFL Lower Levels
G.L.
G.L.
G.L.
East Elevation
Glenn P. Costin
Aspects of construction Plans
Custom Orb ColorBond
Cladding on 64mm Metal
Top Hats.
2/170 x 35 F17 HWD
Ridge Beam
(Laminated)
R3.5 Polyester or Pure
Wool Batts to Ceiling
Including Lounge
Cathedral (No Fibre
Glass to be Used)
Cathedral Ceiling to Lounge
13mm Plasterboard on Metal Battens
To Match Existing (Approx 25°)
120 x 45 F17 HWD Rafters to Lounge
Trusses at 900 c/c to Manufaturer's specifications
100 x 75 F17 HWD Post
Supporting Ridge Beam
2/240 x 35 F17 HWD
Strutting Beam
(Laminated)
R2.0 Polyester or Pure
Wool Batts to all
External Walls (No Fibre
Glass to be Used)
Rendered 75mm Hebel
Power Panel Fixed to
90mm MGP12 Stud
Walls using 25mm Top
Hats as per
Manufactures
Specifications.
FFL Upper Levels
850
19mm Spotted
Gum/Merbu or
'Modwood' Decking to
Duragal Subfloor
FFL Lower Levels
Carter Holt Harvey 19mm Yellow Tougne 'R' Floor.
19mm T&G Blackbutt Solid Timber Flooring Over
on Duragal Subfloor System
To Match Existing (Approx 3150)
Fire Rated Ducting and In-Line Fan Unit
(Hot Air to Bed/Study/Bath Rooms)
Raking Eave
Terminated at Chimney
3000
Sections
• Cut vertically
through building
• Location of cut a
perspective shown
on floor plan
• Show inside of
building
• Show detail hidden
from elevations
• Often heavily
annotated
• Scale 1:100 or
larger
FFL Lower Levels
R1.5 Polyester or Pure
Wool Batts to all
Internal Walls (No Fibre
Glass to be Used)
19 mm Yellow Tougne
'R' Floor as Wall Backing
to Subfloor Area of
Lounge Wall.
Fan-Less Ducting
(Cold Air from Bed/Study/Bath Rooms to
Slow Combustion Heater Area)
Section A-A
Glenn P. Costin
Aspects of construction Plans
Bracing Requirements
Design Wind Classification
Region A
Terrain Category TC2
Topographic Classification T2
Sheilding PS
Wind Classification N3
Bracing Plan
• Recent addition
• Show type and location of
bracing
• Accompanied by bracing
schedule
Structure
Roof: Composite Design
Pitch 25°
- New:
Lounge - Rafters at 900 c/c with
Cathedral Ceiling Lining Under, Sheet
Clad on Metal Battens over.
All Other Areas - Trusses at 900 c/c,
Sheet Clad on Metal Battens.
- Existing: Traditionally Pitched Rafters
at 900 c/c.
Walls: Composite Design
- New: 90mm Timber Stud Clad with
Hebal 70mm 'Power Panel' on Metal
Battens
- Existing: 180mm Solid Masony
B1i
Deck
2 x B1s
Verandah
Verandah
4
Strutting Beam Over
Kitchen
Combination Beam Over
WC
B2v
3
Laundry
Dining
B1a
Living
B1b
B1g
1
Master
Bedroom
B1f
B1e
2 x B1t
Lintel Over
B1hHall
4 x B2r
Ensuite
Tie Beam
Over
2x B2u
Hall
Entry
2 x B2q
Bath
B2n
Study
B1k
Floor: Composite Design
- New: Duragal Subfloor System (Gal
Stumps, Bearers & Joists) with 19mm
Yellow Tongue 'R' Floor Sheet Topped
with 19mm Black Butt End Matched
T&G HWD Flooring.
- Existing: Traditional Concrete
Stumps with HWD Bearers & Joists
Topped with19mm Black Butt T&G
HWD Flooring
32m² + 8m² (Upper
Lounge Wall consideration)
Force = 1.4
Restraint required = 56.0 kN
Restraint provided = 58.4 kN
(Nominal bracing and that offered by
existing structure not considered)
Direction 2
54m² + 8.2m² ( Upper
Lounge Wall consideration)
Force = 1.3
Restraint required = 80.9 kN
Restraint provided = 81.6 kN
(Nominal bracing not considered)
Direction 3
18m²
Force = 1.2
Restraint required = 21.6 kN
Restraint provided = 19.2 kN
(Bracing Provided By Existing Structure
Considered - New Structure Imposes
No Additional Area to Existing and is
Within 5.1m).
Direction 4
12m²
Force = 1.1
Restraint required = 13.2 kN
Restraint provided = 14.4 kN
(Nominal bracing not considered)
Strutting Beam Over
Deck
B2p
Bed 2
4 x B2m
Bed 3
Verandah
4 x B2o
B2l
B1j
Areas
Direction 1
B1c
Direction 4
B1d
Deck
2
Brace Type
Restraint Offered
Length
Location
B
9.6 kN/m
1800
u
B
4.8 kN/m
900
v
TOTAL = 14.4 kN/m
Glenn P. Costin
Aspects of construction Plans
Overlays
• Simplified Floor
Plan
• Required for
extensions and
renovations
• Identify new
work from old
Existing Play Room, Laundry, Bathroom and WC Removed
Including Concrete Slab. Ground Line Lowered to
Improve Ventilation to Both New Works and Existing
Retained Structure.
Internal Wall Removed:
Replace with 2/190 x 45
Compound Beam
(Strutting/Hanging) Over
Verandah
Bed 3
Existing Study Removed including Removal
of Original Verandah Roof and Pillars to this
Area
Bed 2
Bath
Deck
Ensuite
Study
Deck
Master
Bedroom
Hall
Hall
Entry
Laundry
Living
Kitchen
Dining
WC
Verandah
Verandah
Deck
Existing Double Hung
Window Relocated to
East of Chimney.
Replaced With External
Door.
External Wall and Hip of
Roof Removed:
Trussed Roof Over
Existing Verandah Roof
Removed.
Note: Pillars to be Retained
Glenn P. Costin
Aspects of construction Plans
Rendered 75mm Hebel Power Panel Fixed to
90mm MGP12 Stud Walls using 25mm Top Hats
as per Manufactures Specifications.
90mm MGP12 Pine Framing to AS1684
R2.0 Poly or Pure Wool Insulation (No Fibre
Glass to be used)
10mm Gyprock Sheeting.
Rendered Hebel or Styrofoam Moulding
Screwed and Glued to Hebel Power Panel.
19mm T&G Blackbutt Solid Timber Flooring
or Ceramic Tiles (i.e. Wet Areas).
10mm AbleFlex Expansion Joint.
Carter Holt Harvey 19mm Yellow Tougne 'R'
Floor.
100 x 50 x 1.6 Duragal Joists at 450c/c
All Ends to be Plastic Capped
Continuous Alcor or equivalent
Flashing Behind Sarking and Under
AbleFlex Expansion Joint.
100 x 50 x 2.0 Duragal Bearers Located as
per Footing Plan. All Ends to be Plastic
Capped.
'Rock Faced' 100 series (90mm)
Concrete Blocks Contiouous Beneath
Hebel Power Panel.
Min 150mm*
Min 75mm
Details
• Enlargements of
key areas
• Offer clearer
picture of how
something is to
go together
• Show work that
may differ from
standard
building practice
• Often heavily
annotated
Continuous Galvanised Ant Cap with
DampProof Flashing Under.
'Rock Faced' 200 series (190mm) Concrete
Blocks Contiouous with Strip Footing.
100 series (90mm) Concrete Block Piers Tied to Strip
Footing at Each Bearer End Support Location or at Max
1800c/c for Bearers Running Parallel to Wall.
Min 6000mm2/m Ventilation
Provided at Evenly Spaced
Intervals Through Dwarf Wall.
(Climate Zone 3).
600 X 400 Continuous
Concrete Strip Footing to
Perimeter of New Works.
Min 20MPa Concrete
* Beyond 2.0m from External Wall or Top of
Slope, Minimum is 400mm.
12mm Ø Threaded Rod Tied to 12mm Ø Starter Bars to
Each Bearer End Postion or at Max 1800 c/c for Bearers
Running Parallel to Wall
4-L12TM to Top
and Bottom of
Strip Footing
Glenn P. Costin
Aspects of construction Plans
Schedules
• May be stand alone or be accompanied
by other drawings
• Door & Window
• Materials & Finishes
• Bracing
Door & Window Schedule
Dimensions stated as Nominal only.
Glazing Design Wind Speed: 41m/s
All doors treated with weather seals all round
D9
GD7
D4
W1
D6 D7 D8
D5
W12
Over Head
Gable
D3
W2
D1
W3
W4
Repositioned
Existing
Item
Glass
Specification
W1
S
1000 x 1600 Timber Awning
W2
S
1000 x 600 Timber fixed vented & obscure
(Toilet Window)
W3
S
1000 x 2400 Timber double hung
W4
S
1500 x 1000 Timber Double Hung
(Repositioned Existing Window)
W5, 6 & 11
S
1500 x 1000 Timber double hung
W7
DG
2100 x 900 Timber Awning
W8
S
2400 x 500 Timber Hopper
W9
GB
2100 x 700 Glass Block
W10
GB
1500 x 2000 Glass Block
W12
TDG
1800 x 3100 Timber Gable Hopper
D1 & 2
S
2040 x 820 Glazed Timber External
D3
NA
2040 x 820 Flush Panel Cavity Slider
D4 - D9
NA
2040 x 820 Colonial Timber Internal
GD1
S
2150 x 2000 Glazed Timber External
GD2
DG
2150 x 3100 Glazed Timber Bifold External
GD3
DG
2040 x 1800 Glazed Timber External Door &
Awning Window
GD4
DG
2040 x 1800 Glazed Timber External
GD5
S
2040 x 2400 Glazed Timber French Doors with
Awning Sidelights
GD6
S
2150 x 2500 Glazed Timber French Doors with
Awning Sidelights
GD7
S
2040 x 2400 Solid Timber Entrance Door with
Awning Sidelights
Glass Codes
S
DG
TDG
Single 5mm
Double Glazed min 3-6-3
Toughened Double Glazed
Glenn P. Costin
Aspects of construction Plans
Service Details
• Plumbing
• Heating
• Air conditioning
• Electrical
• Vary in scale and complexity
depending upon requirements
Glenn P. Costin
Aspects of construction Plans
Amendment Drawings
• Document revisions
• May affect one or all
drawings
• Identified by revision
block or number
• Triangle points to
revision
Glenn P. Costin
2. Symbols and Abbreviations
Symbols:
An agreed array of objects, characters or
figures
Three main types of symbols used
• Drawing (material renderings, doors etc.)
• Fixture (sink, basin, stove, dishwasher)
• Services (electrical, heating, cooling)
Glenn P. Costin
Symbols and Abbreviations
Be aware that some symbols are nation
specific. E.g.:
Australia
• door hinged on the right hand side.
• window hinged at top (Awning sash)
United Kingdom (Australia till late 1960s)
• door hinged on the left hand side
• window hinged at bottom (hopper
sash).
Glenn P. Costin
Symbols and Abbreviations
Common Line Types
Continuous
Dashed
Centre
Glenn P. Costin
Symbols and Abbreviations
22000
Line Types
3850
180
180
2500
11390
110
2400
110
2000
110
1500
4800
1300
600
600
600
180
B
C
5225
3725
Living
Strutting Beam Over
Dining
Strutting Beam Over
180
B
1220 110
110
Master
Bedroom
9120
Hall
Hall
Tie Beam
Over
Deck
180
Ensuite
Study
C
Glenn P. Costin
80
Bath
Deck
2895
Bed 2
3895
180
A
Symbols and Abbreviations
Abbreviations and Terms
• WRC Western Red Cedar
• KDHWD
Kiln Dried Hard Wood
• GAL
Galvanised
• GL
Ground Line
• USCL Underside Ceiling Line
• FFL
Finished Floor Line
Glenn P. Costin
3. Key Features on Site Plan
•
•
•
•
•
•
Location & Orientation
Datum
Access & Egress
Contours
Slopes
Geographical & Topographical
Glenn P. Costin
Location & Orientation
5
31
Ap
p
70 97
0
105°
32'
10
300
24
080
rox
Appro
x
203
° 53
'
7 600
Tann
ery L
ane
5
19
530
0
Ex
Ga isting
rag
e & Self
She
d
Ex
Co isting
nta
ine Self
dU
nit
93
13
1°
16
'
114
° 14
'
186° 20'
41 340
27 160
Notes:
1. Block dimensions based upon Certificate of
Title.
2. Contours indicative only.
3. No established trees need to be removed for
this project.
4. Shadow lines not provided due to lack of
relevance
(extreme distances between project and
neighbouring dwellings).
5. Storm water and drainage to existing
outflows (where not directed by proposed
storage tanks as shown).
186° 20'
Proposed Water
Tanks
0
31
57 430
276° 20'
Glenn P. Costin
Important Terms
Permanent
Bench Mark
Temporary
Bench Mark
Datum
In this case
Sea Level
(PM or PBM)
Often located
in pavements
(TBM)
Usually
positioned by a
licensed
surveyor
Station
Benchmarks:
Permanent
(PM)
orallTemporary
(TBM)
marks
Datum:
The
point to
other
heights
are
Station:
The
location
ofwhich
the levelling
instrument
(may
ofreferenced
known
above
the
original
datum
(sometimes
(may
be sea
level
or ain
height
nominated
beheight
more
than
one
‘Station’
a survey).
used as the datum
with a nominated height).
arbitrarily).
Glenn P. Costin
Important Terms
Rise: The increase in height between a location
(Datum, peg, or mark) and the one previous to it.
Peg C
records a
Fall when
sighted
after Peg B
Peg B records
a rise when
sighted after
Peg A
B
C
A
Fall: The decrease in height between a location
(Datum, peg, or mark) and the one previous to it
Glenn P. Costin
Important Terms
Reduced Level (R.L.): The height of a location (datum, peg, or mark)
relative to the nominated reference point (sea level, bench mark of given
height, or the like).
Foresight
1.000
Backsight
1.200
Sea Level
or
‘Datum’
R.L. 0.000
Ground rises
0.200m
Peg B
R.L.
75.450
Peg A
R.L. 75.250
This means the ground at Peg A
is 75.250m above sea level
From Previous
survey.
The word ‘reduced’ is used in this case to mean ‘taken from’. Every R.L.
is ‘taken from’ (reduced), and so has a relationship to, something else.
Glenn P. Costin
Contour Lines
180
170
160
150
Glenn P. Costin
Glenn P. Costin
Easements
• Land that someone other than the ‘owner’
has legal right to access
• May limit or inhibit building
• Will always be on title documents
• Must be shown on site plan
• Examples include sewer lines and other
underground services, water courses,
public rights of passage and the like.
Glenn P. Costin
4. Key Features on Drawings
Task:
Using the plan set provided complete the
table in the notes.
Glenn P. Costin
5. Specifications
• Form part of contract documents
• Have legal standing
Specify:
Materials
Works to be undertaken
Quality of work
Obligations (Builder, Owner, Contractors)
Standards and Codes to be adhered to
Statutory requirements
Glenn P. Costin
Specifications
• Standard Specifications available (MBA,
HIA, Natspec)
• Builders/Architects/Designers may write
their own
• Not all domestic construction will have a
specifications ‘book’
• May include Provisional Sum (PS) and
Prime Cost (PC) Items
Glenn P. Costin
Provisional Sum Items
Some work cannot be accurately quoted due to
unknowns within the scope of that work
E.g.: Rock Excavation, Landscaping, Retaining walls
– May be higher or lower than the PS amount
– To provide a quote for the full job an estimate amount
is entered that ‘provides’ for the work.
– Once work is completed the actual cost is
documented and the client billed accordingly
– This amount in original quote.
– Builders should clearly identify PS items for
themselves and to their clients
Glenn P. Costin
Prime Cost Items
•
Applies to items and or materials which might
not be chosen by the client until work has
progressed.
•
Actual cost of items accounted in final
statements to client.
Prime Cost (PC) items might include:
–
–
–
–
Tiles
Sinks
Taps
Lights etc.
Glenn P. Costin
Variations to Standard
Specifications
Clients can call for variations to the standard
specification
Variations can be to:
• quality expected
• Listed PC items
• Materials and finishes
Variations must be recorded (Addendum to
Specifications or noted as variation to plans)
Glenn P. Costin
Essential elements of
Specifications
Specifications broken into sections such as:
•
•
•
•
•
•
Introductory Section
Statutory Requirements
Owners Obligations
Plans, Permits, Fees
Site Works
Footings
And many other sections covering specific trades
such as Carpentry, Joinery, Roofing, Bricklaying
and the like.
Glenn P. Costin
Essential elements of
Specifications
• Many elements of construction are held
within the Specifications only
• Builders need to identify and interpret
these elements for quoting and
construction purposes
• Builder needs to ensure client is aware of
these elements.
• Builder needs to ensure supervision on
and off site covers these elements
Glenn P. Costin
6. Non-Structural Aspects of
Specifications
Aspects that cover elements of structure that do not
carry load or resist force (uplift, wind forces, earth
pressures etc.)
E.g.: Plumbing and electrical, fittings, appliances etc.
• Client generally has input into selection of some nonstructural items, or elements of items (brick colour, face
etc.)
• Builder may be called upon for advice
• Builder should be aware of limitations to choice
described by the Specifications (e.g. wind load capacity
of glazing)
Glenn P. Costin