WorkCover on Disk - Codes of Practice

CODE OF PRACTICE
Code of Practice for Facade Retention
gazetted 3 April 1992, commenced 1 May 1992

Foreword
This industry Code of Practice has been produced by the WorkCover Authority of New South Wales to provide industry with a set
of minimum safety requirements applicable to facade retention. It sets out the minimum requirements for the safe planning,
procedures and maintenance for facade retention.
The Code has been developed by a tripartite industry working party and has involved extensive consultation with industry and
other special interest groups.
The Code has been approved by the Minister of Industrial Relations and Minister of Further Education, Training and Employment
in accordance with the provisions of section 44A of the Occupational Health and Safety Act, 1983. It can be cited as the Code of
Practice - Facade retention.
General Manager
WorkCover Authority of NSW

1. Introduction
This Code of Practice provides practical guidance for safe means of facade retention, from the planning stage through the
demolition of the existing support structure to the attachment to a new permanent support structure.
It describes the potential hazards that are involved and the minimum support standards.

2. Scope
This Code of Practice covers the sections of building facades being retained for later attachment to a new building or other support
structure. The decision to retain a facade may be due to a conservation order, a planning instrument or at the discretion of the
developer.

3. Definitions
In this Code of Practice the following definitions apply:
"Consent Authority" A government or semi-government body whose consent is required for the activities related to the
facade retention. The two main consent authorities referred to in this document are local government and the WorkCover
Authority.
"Conservation Order" An interim or permanent order made under the Heritage Act, 1977 that controls the demolition
alteration and development of buildings on a specified site. These include ICO, PCO and S130 orders.
"Constructor" The person in charge of the site. They are responsible for the co-ordination and control of all site activities
throughout the project from start to finish.
"Engineer" A person eligible for corporate membership of the Institution of Engineers, Australia and experienced in a
relevant field.
"Planning Instrument" An environmental planning instrument as defined in the Environmental Planning and Assessment
Act 1979.

a. It includes state environmental planning policies, regional environmental plans, local environmental plans and any
deemed planning instrument, except where otherwise expressly directed by the Act.

"Support Structure" The structure that provides support for the facade. This may be the existing building, a temporary
structure provided to specifically support the facade or a new building or structure to which the facade is attached.
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4. Obligations
This Code is intended to provide the guidance necessary to comply with the Occupational Health and Safety Act, 1983.
Employers, employees and self-employed persons have a responsibility to work safely in accordance with the Act.
The following are relevant extracts from the Act.

a. 15.(1) every employer shall ensure the health, safety and welfare at work of all his employees".
b. 19. Every employee while at work -

(i) shall take reasonable care for the health and safety of persons who are at his place of work and who may be affected by
his acts or omissions at work; and
(ii) shall, as regards any requirement imposed in the interests of health, safety and welfare on his employer or any other
person by or under this Act or the associated occupational health and safety legislation, co-operate with him so far as is
necessary to enable that requirement to be complied with".

5. Procedures
Below are the steps to be followed once the decision has been made to retain a facade.

a. Where the building is covered by a conservation order or planning instrument seek approval from the consent authority for
the extent of the structure to be retained.
b. Make an initial investigation to determine facade details and suitability for retention. The consent authority will determine at
what stage of the approval process they will require the initial investigation report and results.
c. If the facade is deemed structurally unsuitable for retention reconsider the retention or development decision.
d. Design of the temporary support structure, demolition method and sequence in conjunction with the preliminary design of
the new building.
e. Seek permission in writing for the demolition method from the WorkCover Authority in accordance with Regulation 84(17)
of the Construction Safety Regulations 1950.
f. Seek local council approval for the construction of a temporary support structure and the new building.
g. Carry out repairs and upgrades to the facade, and erect a temporary support structure. Provide overhead protection for
workers and the public and commence the monitoring of the facade which must continue until it is fully attached to the
permanent structure.
h. Demolish the building behind the facade.
i. Erect the new building and attach the facade.
j. Carry out routine monitoring and maintenance to retain the structural integrity of the facade.

6. Responsibilities
All parties involved are responsible for undertaking their roles in a safe and professional manner. They must employ persons
suitable for the tasks and must keep their employees informed of the relevant work sequences.
6.1 Owner
The owner or their agent must ensure that a qualified and experienced person(s) is appointed to carry out the work of the
constructor. This person may be the owner if they are qualified.

6.2 Constructor
The constructor is responsible for:

a. the overall planning, supervision, co-ordination and control of the site activities so that a safe working environment is
maintained.
b. providing adequate protection for the general public from construction activities.
c. ensuring that both the demolition and construction planning and scheduling enables all contractors and subcontractors the
timing and space necessary to carry out their work safely.
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d. ensuring that programs for demolition and temporary support erection conform to the engineer’s construction sequence and
are integrated into the overall construction scheme by all contractors and other parties.
e. maintaining a person with the authority to control the whole site from the commencement of demolition to completion of
attachment to the new building to ensure that all responsibilities are met.
f. conducting regular site meetings to ensure safe working practices are maintained by all contractors and sub-contractors.
g. ensuring that there is sufficient space and clearance to:

(i) allow safe access to the site

(ii) safely manoeuvre plant, equipment and materials on site.

h. ensuring that ground conditions allow plant and equipment to work and move about the site safely (even after bad weather
and sustained traffic).
i. ensuring that on-site modifications to the temporary or permanent support structures, or any other additions or remedial work
considered necessary, are made with the prior approval of the design engineer. A formal system of monitoring and
documentation should be set up to advise all involved parties.
j. ensuring that the facade is monitored, as specified by the design engineer, and work is suspended if the acceptance limits are
exceeded until the facade is reassessed and the necessary rectifications completed.
k. ensuring that the accuracy of each contractor’s work is within tolerance of the level or the position nominated by the contract
documents.

(i) Where these are not specifically nominated, the tolerances nominated in appropriate Codes or Standards apply to allow
following trades or contractors to successfully complete their work within the level of accuracy demanded of them.

l. monitoring the stability of the works throughout and taking the steps necessary to maintain stability.

6.3 Investigating engineer

The investigating engineer is responsible for:

a. determining the current condition and method of construction of and alterations to the facade.
b. identifying weaknesses in the facade for the design of the temporary or permanent support, and specifying the repair work
required prior to the commencement of demolition.
c. obtaining a geotechnical report on the founding material.

6.4 Design engineer

The design engineer is responsible for establishing a facade retention plan which includes the:

a. structural design of the temporary supporting structure and/or the new building which includes:

(i) the attachment of the facade to the support structures (the original building, temporary support and new building)
(ii) the influence of the structure on the facade, and conversely the facade on the structure.
(iii) consideration of the limitations imposed by the demolition and reconstruction activities.

b. identification of repairs or upgrades to the facade to achieve a sound composite structure.

c. nomination and documentation of the construction sequence.
d. verification of the weaknesses identified by the investigating engineer.
e. selection of checking stations, existing defects and weakness to be monitored during demolition and construction.
Acceptance limits for movement of each should be set.
f. establishment of a planned system for (long term) facade retention and maintenance.
g. provision of site supervision to ensure compliance with the design and the construction sequence.
h. approval of variations to the design or sequence.
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6.5 Demolisher
The demolisher is responsible for:

a. the demolition of the sections of the structure not being retained, in accordance with the facade retention plan.
b. ensuring that all necessary approvals have been obtained and all preparatory work completed prior to commencing
demolition.
c. advising the constructor if over-demolition has occurred and if necessary for halting demolition until the facade is made safe.
d. carrying out demolition in a safe manner and complying with the relevant regulations under the Construction Safety
Regulations, 1950.

6.6 Local government

Local government is responsible for assessing the permanent structures for compliance with building regulations and for granting
approvals for building both the temporary and permanent support structures.
Local government is also responsible for granting approva for any temporary support structures to be built over the public way.

6.7 WorkCover Authority

WorkCover is responsible for administration of the Occupational Health and Safety Act 1983 and the Construction Safety
Regulations 1950. The following aspects are particularly important to facade retention:

a. Mechanical demolition: Regulation 84(17) under the Construction Safety Act, requires that permission in writing is obtained
from the WorkCover Authority prior to the commencement of demolition by mechanical means.

(i) In order to give this permission the WorkCover Authority must be satisfied that the demolition method is safe.

b. The submission to the WorkCover Authority requesting permission to mechanically demolish must include details about the
temporary support structure, sequence of operations, site supervision and monitoring of the facade.

(i) These must be submitted at least four weeks prior to the intended commencement of demolition.

c. WorkCover inspectors have the right to enter the site to check for compliance with safe working practices and the submitted
demolition statement.
d. Under Section 24(2) of the Occupational Health and Safety Act, WorkCover has the role of adjudicator in the event of a
safety dispute on site.
e. In the event of an accident resulting in a dangerous situation on site WorkCover will direct and where appropriate, supervise
the relevant parties to ensure that rectification work is expedited and conducted safely.

7. Initial investigations
The initial investigations must be controlled and directed by an independent investigation engineer.
The structural details of the facade must be determined to enable the design of an adequate temporary support and permanent
attachment to the replacement structure.
The decision to retain the structure should be reviewed if the initial investigation reveals that the facade is not structurally sound.
The consent authority may ask for a second assessment before reconsidering a proposal for a facade to be retained on the basis of a
Conservation Order or a planning instrument.
The initial investigation must include the following:

a. An evaluation of the structural details. Reference should be made to existing documentation. Investigation of plans held by
the previous owners, council and other approving authorities often show structural details that may not be available from
non- destructive examination.
b. Historical records such as photographic collections at public libraries, newspapers and interest group publications may
provide evidence of the original structure which can be significant where the structure has been modified and the original
load path disturbed. The facade may rely on the remaining structure for more support than is obvious from examination of the
structure itself.
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c. A dilapidation survey with photographs, noting cracks, distortions and other signs of distress. All defects must be listed to
enable following checks to ascertain whether further dilapidation has occurred.
d. A scale drawing of the facade prepared by a registered surveyor as a part of the investigation, showing levels, thickness and
offsets. The drawing must show sectional details of all load bearing components.
e. A drawing showing plumbness and any planes out of level identifying checking stations and defects to be monitored for
movement during subsequent building work. Acceptance limits are to be set from each checking station and defect being
monitored.
f. An assessment of the existing footings paying particular attention to modifications to footings caused by installation of
services. If underpinning or upgrading is required the facade must be adequately supported before work begins.
g. A determination of the method of construction, particularly where render or other cladding prevents obvious visual
determination. For structures with available plans this may involve minor destructive or non-destructive investigation to
confirm the construction method. Where plans are not available a more intensive investigation may be required.
h. The assumption that materials are of a minimum quality unless there is evidence to the contrary. Where loadings require a
better "grade" of material the material must be assessed by a competent person or preferably samples are tested and the actual
strength obtained.
i. Recommendations about all repair work to be completed prior to the commencement of demolition. This must include
recommendations about the removal or securing of loose items.
j. An assessment of the current internal surfaces of the facade which are to be exposed to the elements with recommendations
about the level of protectio required.

8. Design of temporary support and associated facade upgrading

The temporary support structure must be designed prior to commencement of demolition taking into consideration the method of
demolition.
The temporary support structure and demolition method must be designed so that the facade is supported throughout the
demolition.
Specifications should allow for the irregularities of the facade, and include methods to ensure uniform attachment of the
supporting members, and methods of examination of the attachments and fittings.
Where there is a change in the design of the excavation that could effect the stability of the facade the temporary support structure
must be reassessed.
The temporary support must be designed as a permanent structure.
8.1 Wind loads
Wind loads must be determined in accordance with AS1170, Part 2. The facade must be considered as a solid wall with a net
pressure coefficient (Cp,n) of 1.7 acting normally on the wall. The facade and supports and scaffolding must be considered as
permanent. The reduction factor for temporary structures does not apply.

8.2 Seismic loads

The facade must be supported to resist Zone A seismic activity in accordance with AS2121.

8.3 Construction loads and methods

Construction, including demolition, will impose additional loads on the facade and the supporting structure.

a. Where the supporting structure is to include a deck level or levels for overhead protection and/or site accommodation or
storage then each level must have a load capacity of 10 kPa and the lowest deck level must be at a height above the ground
not exceeding 4.2 meters.
b. The supporting structure must be steel and the designer must state what accommodation or other loads may be placed on the
deck levels. The load must not exceed 4 kPa. Only the loads stated are to be placed on the structure without written approval
from the design engineer.
c. The facade and support structure must have protection capable of withstanding an impact from vehicles or machinery likely
to be on-site. It is recommended that the supporting members are capable of sustaining a force of 25 kN without impairing
the overall stability of the facade.
d. Vibration, both during demolition and construction must also be considered in design of the supporting structure.
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e. The design of and construction method for the new building may place limitations on the location of the temporary support,
especially in relation to access for both demolition and construction machinery. These limitations must be considered in the
design to ensure an adequate support structure is provided.

8.4 Self weight

Where necessary the support structure must be designed to carry the weight of the facade such as in the event of high winds and
seismic activity.

8.5 Lateral stability

In providing for the lateral stability of the facade allowance must be made for eccentric loadings due to bay windows, stepping of
the facade, lateral movement during demolition or initial lean or lines of weakness which may be caused as the floors, return walls
or other structural elements are removed.

a. For masonry facades or components the design must not make use of any net tension in the masonry, except where the loss of
tension does not impair the overall stability of the facade.

8.6 Deflections
The support structure must be designed to be compatible with the facade and be able to prevent excessive deflection of the facade
under the design loads.

a. A maximum deflection limit, under the permissible stress method loads of height/750, is considered adequate for masonry
facades with floor to floor deflections of approximately 4 mm/3 metres.
b. Allowances must be made for material movements due to temperature changes, creep, shrinkage and settlement, especially in
the support structure.
c. Where timber wedges are used they must be secured to prevent dislodgement.

8.7 Stability
The design of rock anchors or kentledge systems must provide the following stability factors against permissible loads.

a. 1.5 against overturning

b. 2.0 against sliding.

8.8 Openings
Openings such as windows or doors may need to be braced, bricked up or given additional attachments to the support structure to
prevent local instability.

8.9 Repairs
Repairs or upgrading of the facade must be identified and included in the sequence of construction to ensure stability and to enable
adequate attachment to the temporary structure.

a. All exposed lime mortar brickwork must be sealed from the weather with a weather resistant membrane.

Temporary support connections Whalers and soldiers securing the facade to the retention frame must be packed hard up against
the facade with even bearing. Packers used to achieve even bearing must be fastened so that they can be easily inspected to
determine that they are correctly installed.

a. All bolted and welded connections shall be maintained to minimise corrosion.

8.10 Facade monitoring

Locations for surveying to monitor facade movement must be identified.

a. Existing cracks and the locations of potential cracks must be assessed and recommendations made on those to be monitored.
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b. The method of measurement and acceptance limits must be set for movement of each survey mark and growth of each crack
to be monitored.

9. Design of permanent support

The permanent structure and the attachment of the facade must include the items listed for the temporary support, as well as the
following.
9.1 Additional loadings
Forces imposed on the facade during construction and by the new building, such as shrinkage and creep or differential settlement,
must be considered in the design. Any new structure or floor loading may need to be designed with a separate load path.

9.2 Differential movement

Differential movement due to thermal expansion coefficients or movement from wind loadings or differential settlement are
important factors in the design of the attachment system that lead to long term degradation of the facade.

9.3 Fire performance

The facade system must be designed in accordance with the fire rating requirements of the relevant building code.

9.4 Maintenance
Maintenance and inspection requirements for the facade system must be identified and documented to ensure that the facade
remains structurally adequate throughout the life of the new building. Where any component will require maintenance or routine
inspection, it must be installed with a provision for access.

9.5 Design for future demolition

Where the facade is being retained on the basis of a local environment plan or heritage order the permanent support must be
designed to ensure that the facade can be retained when the new building is demolished.

a. The connections between the facade and the new building must be installed so that they can be disconnected.

10. Building demolition and facade retention plan

Prior to demolition, a planned system for facade retention must be established, documented and available on site.
10.1 Repairs
It may be necessary to repair or stabilise the facade or footings, either before demolition commences or at a later and
pre-determined stage.

10.2 Temporary support

Temporary support may have to be installed prior to the main demolition or may be installed in stages during the demolition
depending on the design.

10.3 Demolition method and sequence

A demolition method statement must be established taking into account the limitations imposed by the facade retention plan.
This plan must be available on site.

a. For demolition using earthmoving machinery permission in writing from the WorkCover Authority is required. This is in
accordance with Regulation 84(17) of the Construction Safety Regulations 1950.
b. The submission to the WorkCover Authority must include:

(i) the dilapidation survey

(ii) the demolition plan with sequence of demolition
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(iii) the repairs to be conducted

(iv) the attachment to the temporary support structure
(v) details of the temporary support structure.

10.4 Provision of protection for the workers and public

Overhead protection must be provided over public pedestrian ways as required under Regulation 84 of the Construction Safety
Regulations 1950.

a. The facade must be scaffolded and enclosed with steel mesh and shade cloth or other approved covering to retain rubble and
dust and provide access to the facade during demolition.
b. The scaffold must be tied to the supporting structure for stability, (not to the facade itself).

10.5 Loose items

Loose items, such as ornaments or loose bricks must be secured or removed.

10.6 Modifications
Minor modifications to the facade retention plan, or temporary support structures must be certified by the relevant design engineer
. Major modifications, including any change to the extent of facade to be retained, must be referred to the relevant consent
authorities.

10.7 Demolition behind the facade

Demolition must proceed in accordance with the facade retention plan and demolition method statement.

a. Changes to the sequence must be made only after an engineering assessment of the changes determines that they do not
adversely affect stability.
b. Care must be taken to prevent damage to the facade from impact damage by machines or falling rubble or from
over-demolition of return walls or engaged elements such as floor beams.
c. Where damage or over-demolition occurs it must be reported, and the temporary support needs reassessed.
d. The facade must be monitored at each significant stage in demolition and re-attachment, including:

(i) attachment of temporary supports

(ii) demolition of each level
(iii) underpinning and attachment of each level of permanent support.

e. As demolition progresses any loose items remaining must be removed or secured such as by covering with wire mesh.
f. Demolition must cease if monitoring shows signs of significant deterioration or the method or materials of construction is
shown to be different from that designated in the design of the support.
g. Demolition must only recommence once the structure has been reassessed and any necessary repairs or modifications
required to make the facade safe are complete.

10.8 Post demolition checks

Following demolition, while there is still scaffolding access to the facade, the facade condition must be reassessed and any damage
which has occurred during the demolition must be identified and made safe or where appropriate included in the reconstruction
program.

a. Routine checks must be made at least once per month during the period from completion of demolition to final completion of
the new building.
b. Checks must also be made after unusual incidents such as heavy rain, wind, earthquake or accidental impact on the facade or
supports.
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11. Construction
The construction of the new building must be undertaken to ensure that the stability of the facade is maintained at all times.
Minor modifications to the attachments or supporting structure must be certified by the design engineer and recorded and available
on site.
The facade must not be disconnected from the temporary support structure until the permanent structure is providing at least
equivalent support.

12. Provision for ongoing maintenance

The design engineer must provide the building owner and/or manager with a program for the ongoing inspection and maintenance
of the facade system.
The owner or manager must either follow these requirements or an alternative maintenance schedule that will provide at least
equivalent level of protection for the facade.
Any alternative maintenance schedule proposed must be designed by a qualified engineer, after consideration of the original
schedule.

Appendix - References
Below is a list of legislation, Australian Standards and journals that were used as references in the production of this Code.
Legislation (NSW):

(a) Construction Safety Act 1912

(b) Occupational Health and Safety Act 1983
(c) Heritage Act 1977
(d) Environmental Planning and Assessment Act 1979

Australian Standards:

(a) 1170 SAA Loading Code

(b) 2121 SAA Earthquake Code

Journal articles:

(a) S L Goodchild M P Kaminski, The Retention of Major Facades The Structural Engineer V 67/ No 8/ 18 April 1989
(b) Lynda Ralph-Knight, The Facade Can Be A Nightmare Civil Engineering March 1984