Question:
Good morning

Are there further documents in relation to this project that have not been uploaded to Vendorpanel?

We can't see any Drawings, Specification or reports (eg a Hazardous materials report)

Thank you

Answered on 07/Sep/2026 01:14 PM:


Yes. Additional project documentation, including the relevant drawings, specifications, approval documents and supporting reports, has now been issued as part of Addendum 1 for RFT 2026-2027-0726 – Loxton House Refurbishment and Conservation Works.

The documentation issued with Addendum 1 includes architectural, structural and building services drawings and specifications, approval documentation, the dilapidation report, hazardous materials information, Section J Report and information relating to salvaged heritage materials.

Tenderers are requested to review Addendum 1 and all associated documentation when preparing their Tender.

Question:
Good afternoon

We are very interested in pricing this project for Muswellbrook Council. We are pre-qualifed with NSW Govt with the speciality of heritage and have won a National Master Builders Award for excellence in Construction for Restoration of an Historical Building $10M, however, in our experience, 3 x weeks is not enough time to prepare the price for this project..

For projects like this, we would normally need around 5 x weeks, as 1) the subcontractors are specialist subcontractors, so there are fewer from which we can gain pricing, and 2) the scope is way more detailed than a new build, and therefore takes them longer to price it.

We feel with the current closing date, it wouldn't be enough time to provide complete pricing for Muswellbrook Council. Can you please advise whether a longer tender period is possible, which would enable us to price this project.

Thank you

Answered on 09/Sep/2026 04:23 PM:


Please view 2026-2027-0726 - Addendum 2 – Loxton House Refurbishment and Conservation Works

Question:
Tender requirements: Please confirm the mandatory site inspection requirements and where to access the Conditions of Tender, proposed contract and Principal’s Requirements.

Heritage approvals: Have later approvals resolved the restrictions on the western entry door and the joist modifications for the rangehood? Please provide the current approvals.

Undefined structural repairs: How should tenderers price strengthening and repairs that will only be determined after strip-out—provisional sums, nominated allowances or another basis?

Programme: What are the anticipated commencement date and required completion period?

Existing conditions: Are updated asbestos surveys, removal clearances or structural inspection reports available?

Answered on 15/Sep/2026 10:21 AM:


Question 1: Please confirm the mandatory site inspection requirements and where to access the Conditions of Tender, proposed contract and Principal’s Requirements.

Response: The site inspection was mandatory and was held on Friday, 11 September 2026, as specified in the Tender Documents. Attendance at the mandatory site inspection forms part of the Tender requirements.

The Conditions of Tender, proposed Contract and Principal’s Requirements are available within the Tender Documents issued through the tender portal.

Question 2: Have later approvals resolved the restrictions on the western entry door and the joist modifications for the rangehood? Please provide the current approvals.

Response: The relevant heritage approvals are currently being finalised through the applicable statutory processes and are expected to be issued shortly. The details shown in the Tender Documents for the rangehood and western entry doors are those currently progressing through the approval process and expected to be ratified.

Tenderers are therefore to price these works as shown in the Tender Documents as part of their Tender Price.

Question 3: How should tenderers price strengthening and repairs that will only be determined after strip-out—provisional sums, nominated allowances or another basis?

Response: Tenderers are to price the defined structural works shown in the Tender Documents as part of their Lump Sum Tender Price. Where additional remediation to existing structural timber members is identified following opening-up or inspection, such work will be assessed using the applicable rate included in Returnable Schedule 30 – Rates.

Please refer to Addendum 5 and the revised Price Returnable Schedules. Tenderers are not required to include a separate provisional sum or nominated allowance for these undefined repairs.

Question 4: What is the anticipated commencement date and required completion period?

Response: The anticipated commencement date for the works is 2 November 2026. No prescribed completion period has been nominated by the Principal. Tenderers are to submit their proposed Contract Program as part of their Tender submission, which will be considered as part of the tender evaluation.

Question 5: Are updated asbestos surveys, removal clearances or structural inspection reports available?

Response: The existing asbestos information, dilapidation information and other relevant reports currently available have been provided as part of the Tender Documents and Addenda. No additional updated asbestos surveys, removal clearances or structural inspection reports are currently available

Question:
Hi,

Could Duratec please register the following attendees for the pre-tender meeting / site inspection for Loxton House Refurbishment and Conservation Works.

1. MJ Van Der Vyver - MJ.VanDerVyver@duratec.com.au

2. Chet Ramdin - Chet.Ramdin@duratec.com.au

Thank you.

Answered on 09/Sep/2026 04:25 PM:


Thank you for registering

Question:
Hi,

Please see below Duratec RFI for review.

ATM ID: RFT 2026-2027-0726

Project Name: Loxton House Refurbishment and Conservation Works

Date: 9/09/2026

RFI No.:001

Item 01

Area: Extension Of Time

Document Reference: -

Query: The Tenderer requests an extension of time until Monday the 12th of October due to the complexity of the work and the limited time available. An extension of time will allow for more detailed pricing and will ensure a comprehensive tender submission can be achieved.

We look forward to hearing from you.

Thank you.

Answered on 11/Sep/2026 12:05 PM:


An extension of the tender closing period has been granted. The revised tender closing date and time is Tuesday, 6 October 2026 at 10:00 am.

This extension was confirmed in Addendum No. 2, issued via the tender portal on 9 September 2026 at 4:22 pm.

Question:
Please provide material finishes schedule

Answered on 15/Sep/2026 10:43 AM:


Please refer to Addendum 4, which includes the Collins and Turner Architectural Scope of Works (350_Scope of works_tender_150726). The Finishes information is included within this document.

Question:
Hi,

Has there been any site visit conducted so far? If yes would there be another one happening soon?

Kind regards,

James

Answered on 15/Sep/2026 05:11 PM:


Yes. The mandatory site inspection was held on Friday, 11 September 2026 at 9:00 am, as specified in the Tender Documents. No additional site inspections are currently scheduled.

Question:
Hi,

Please see below RFI's for review.

Item 01

Area: Architectural Drawing Set Precedence

Document Reference:

• 350_A_TD compiled set.pdf

• 350_260716_TD Approvals info.pdf

• Stamped Approved Plans_V1_PAN-526869.pdf

Query:

The tender package includes multiple architectural drawing sets. Please confirm which of these takes precedence over the others for tendering purposes.

Item 02

Area: Structural: Battery Limits Between Floors

Document Reference: 2026.07.30 Tender Docs.pdf

Query:

Please confirm the battery limits between floors of the building for the structural works. There is the potential for submissions in this tender to have different interpretations for what is to be included in the ground floor rather than the lower ground floor. For example, works to the western water closet and stairs are listed in both the lower ground floor and ground floor tender works guide.

Item 03

Area: Structural: Tender Scope

Document Reference: 2026.07.30 Tender Docs.pdf

Query: Please confirm if all numbered items in the tender works guide produced by Partridge are to be included in the scope of this tender. It appears some work may have been previously completed in the adjacent photos, such as strap bracing to the level 1 floor frame.

Thank you.

Answered on 23/Sep/2026 06:41 PM:


ITEM 1 response The 350_A_TD Compiled set.pdf is the architectural Tender Documentation set and includes the full scope of architectural works to be priced as part of the Tender, including the optional additional works that remain subject to the relevant statutory approvals.

The 350_260716_TD Approvals info.pdf is provided for information purposes to identify the relevant approval pathway applicable to the various components of the Works.

The Stamped Approved Plans_V1_PAN-526869 are the stamped plans associated with Modification 10 to DA 2018/54, approved on 4 September 2025, and are provided as part of the statutory approval documentation.

Tenderers are to use the 350_A_TD Compiled set.pdf as the basis for pricing the architectural scope, together with the other Tender Documents and Addenda issued as part of the RFT.

ITEM 2 Response : The western WC works are referenced under both the Lower Ground Floor and Ground Floor because works are required to the western WC areas at both levels, as shown in the architectural and structural Tender Documents.

The stair referenced under both levels is a single stair connecting the Lower Ground Floor and Ground Floor and is to be allowed for once as part of the Works.

More generally, some structural works extend across or relate to more than one floor level and therefore cannot always be assigned exclusively to a single level. Tenderers are to refer to 2026.07.30 Tender Docs, together with the relevant architectural Tender Documents, for the complete extent of the works and price them accordingly.

ITEM 3 Response : The Partridge Tender Works Guide, contained within 2026.07.30 Tender Docs, is provided to assist Tenderers in navigating the structural works identified in that document and is not, in itself, a scope document.

Tenderers are to refer to 2026.07.30 Tender Docs for the structural works to be included in their Tender. Existing structural members are generally identified as existing within the documentation. Partridge has not issued any design or inspection certificates for previously undertaken structural works, and notes are included within the document relating to existing incomplete and uncertified works where applicable.

Tenderers had the opportunity to inspect the existing building conditions during the mandatory site inspection held on 11 September 2026. The Matterport 3D models issued under Addendum 3 are also available as supplementary information to assist Tenderers in reviewing and understanding the existing internal building conditions.

Tenderers are to satisfy themselves as to the existing conditions relevant to their Tender and price the structural works identified in 2026.07.30 Tender Docs accordingly.

Question:
Reference : Underpinning

For tendering purposes, please confirm the size (depth and width) of the proposed underpinning footing.

Answered on 23/Sep/2026 06:12 PM:


The depth of the underpinning cannot be determined at tender stage, as the depth at which ground with a minimum 150 kPa working bearing capacity will be encountered is currently unknown. Tenderers are to allow for underpinning in accordance with SK06T. Underpinning is to straddle joints and is not to be provided beneath individual sandstone blocks, and is to match the width of the wall above. Underpinning is to extend to ground achieving a minimum 150 kPa working bearing capacity. Where the depth of underpinning exceeds three times its width, the Structural Engineer is to be consulted and the proposed methodology reviewed.

Question:
Reference : Roof to Rear Toilets

Architectural Drawings 350 A 122 (07) & 123 (07) detail the existing roof to the rear toilets is to remain, however Structural Drawing (SK07T (T1) details new timber rafters, requiring the existing roof & framing to be removed. Please confirm if the intention is to re-use the existing roof sheeting or replace with new.

Answered on 23/Sep/2026 06:12 PM:


The southern wall of the amenities block, together with the associated external stair, is required to be reconstructed to accommodate the proposed geometry shown in the Tender Documents.

The existing amenities block roof construction and its support arrangement are not fully known and cannot be confirmed until opening-up works are undertaken. If, following opening-up, it is determined that the existing amenities block roof structure cannot be adequately supported during reconstruction of the wall, or cannot be retained and modified to accommodate the proposed works, complete replacement of the amenities block roof structure may be required.

Tenderers are to price the works shown in the Tender Documents as part of the Base Works, including the amenities block roof works identified under BLD-RF1, and provide a separate Optional Additional Item for the additional cost of complete replacement of the existing amenities block roof structure, in lieu of retention/modification of the existing roof structure, should complete replacement be required following opening-up and inspection.

Refer to Returnable Schedule 29 – Optional Additional Items in Price Returnable Schedules Rev02, to be issued under Addendum 6.

Question:
Reference: Floor Covering CPT1

Please confirm if the nominated provisional rate of $130/m2 for CPT1 is inclusive of supply and installation.

Answered on 23/Sep/2026 06:13 PM:


The nominated provisional rate of $130/m² for CPT1 is for supply only. Installation is to be allowed for separately.

Question:
Reference: Proposed Amenities Block (North Western Elevation)

Please confirm if photos or a 3D Scan model are available for the existing internal areas of the proposed amenities block as this area was inaccessible at the pre tender meeting.

Answered on 24/Sep/2026 02:39 PM:


A 3D scan model of the existing amenities block is not available. Fourteen (14) photographs in JPG format are provided as part of this RFI response to assist tenderers in understanding the existing conditions.

At Lower Ground Floor level, the existing amenities comprise a shared hand-washing area with two basins and a mirror, together with separate male and female WC compartments. Within the same general area, there is also a separate space housing existing fire services valves.

At Ground Floor level, there are two separate enclosed WC rooms, one male and one female, each accessed directly through its own door and containing one toilet and one hand basin.

Tenderers are to refer to the attached photographs in conjunction with the Tender Documents.

Question:
Reference: Optional Additional Works (Returnable Schedule 29)

Please confirm if the Preliminaries cost associated with undertaking the Optional Additional Works are to be included within Item 1. "Preliminaries, project management, mobilisation and site establishment" of Returnable Schedule 28.

Answered on 23/Sep/2026 06:14 PM:


Preliminaries, project management, mobilisation and site establishment specifically associated with the Optional Additional Works are to be priced separately under Item 1 of Returnable Schedule 29 – Optional Additional Items.

Refer to Price Returnable Schedules Rev02, issued under Addendum 6.

Question:
Reference : D2.01

Please confirm our assumptions for tendering purposes regarding the material/ finish, fire rating and self closing device in the absence of a Fire Engineer's Report for D2.01. Or alternatively please nominate a provisional sum for this item.

Answered on 29/Sep/2026 03:54 PM:


Door D2.01 is to be priced as a frameless aluminium louvre door with a custom powder coat finish to match the metalwork elsewhere (Indian Red).

For tender pricing purposes, Door D2.01 is not required to be fire rated and a self-closing device is not required.

Refer to the revised Architectural Door Schedule drawing 350_A_611 Rev 05 issued with addendum 8

Question:
Reference : Structural Drawing SK01T (T1)

1. Please confirm the specification for the fire proofing of the existing timber and steel purlin floor framing

2. Please confirm the required fire rating / specification for the fire proof treatment to existing timber lintels

3. For tendering purposes are we to include the strengthening of the western verandah with 120 x 45 joists or the stripping of the existing decking boards for assessment by the Structural Engineer or both (Refer Note 7 of Item 2 of page 3 Structural Drawing)

4. Please confirm "TJ" member size

Answered on 29/Sep/2026 04:01 PM:


Question 1 Response: The underside of the existing timber floor over the Lower Ground Floor retail area is to achieve a fire resistance level of 60/60/60, using suitable intumescent paint systems tested to AS 1530.4-2014.

Timber elements are to be coated with a suitable intumescent paint system for timber. Galvanised steel C-channel purlins are to be coated with a suitable intumescent paint system for galvanised steel, including treatment of exposed steel fixings.

The detailing of the junction between the timber and steel intumescent paint systems will be determined at the Performance Solution Report stage, in consultation with the intumescent paint manufacturer/designer.

Question 2 Response: Existing timber lintels required to be retained and requiring fire protection are to achieve a minimum fire resistance level of 60/-/-.

Acceptable protection methods include fire-rated plasterboard, sacrificial timber or an intumescent paint system, or replacement with a concrete lintel where required.

External lintels are to be provided with weatherproof fire-rated construction. Where an intumescent paint system is proposed for external timber lintels, certification demonstrating that the system is suitable for external use and has been tested to AS 1530.4-2014 to achieve the required fire resistance level is to be provided.

Question 3 Response:Tenderers are to allow within the Base Works for stripping of the existing western verandah decking at Ground Floor and Level 1 to enable inspection and assessment of the concealed joist structure by the Structural Engineer.

A comprehensive inspection of the existing joists at both western verandah levels has not been possible to date due to the existing asbestos-containing lining restricting access to the substructure. Accordingly, the condition and structural adequacy of the existing joists cannot be fully confirmed until the decking/lining is removed and the structure is exposed for inspection. The requirement for replacement/remediation of the existing joists will be determined following opening-up and assessment by the Structural Engineer.

Where the existing joists are found to be structurally adequate and suitable for retention, timber infill/packing over the existing joists is to be provided to level the floor in accordance with the Partridge/C&T detail.

Tenderers are to provide separate prices for complete replacement of the existing western verandah joists at Ground Floor and Level 1 under Returnable Schedule 29 – Optional Additional Items.

Any additional localised remediation to existing structural timber members identified following opening-up and inspection will be valued using Item 4 of Returnable Schedule 30 – Rates.

Refer to Revision 03 of Tender Schedules Part C – Returnable Schedules – Price, issued with Addendum 9.

Question 4 Response:TJ members are to be 140 x 45 MGP10 at 450 mm centres.

Refer to revised Structural Drawing SK01T Rev T2, issued with Addendum 9.