BUNBURY SILO'S
Information for Owners & Tenants
WELCOME
To The Bunbury Silo's
If you have any questions regarding the daily operation of the Silo’s please do not hesitate to contact Natalie.
All maintenance issues need to be reported immediately to Natalie;
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Maintenance Manager
Natalie Bryce
0409 818 521
Strataegic Strata Management
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After-hour services may incur a special services charge to the lot owner.
Preferred Contractors List:
Registered Builder: Marcon Australia
Mobile: 0428 888 779
Email: paul@marcon-australia.com
Plumber: Plumbers & Gas Fitters Bunbury
Mobile: 0438 187 650 Luke
Email: admin@plumbersbunbury.com.au
Electrical: BAES Electrical
Telephone 1: 9726 2442 Shane
Mobile: 0417 923 875 Barry
Email: admin@baesbunbury.com.au
Air Cons: Jazac Air
Mobile: 0427 009 744
Email: zac.jazacair@gmail.com
SILO’S HISTORY
The Silos structure each of the four main cylindrical silo structures are approximately 10m in diameter and 35m in height with an overall length of 45m. They are built on reinforced concrete foundations supported by 7.3m timber piles bearing onto the underlying basaltic rock.
The original concrete walls are 300mm thick with vertical and horizontal reinforcement. the construction method was innovative at the time which allowed the silos to be built very rapidly. the elevator pit foundations, which were adjacent to the southern cell, were carried through to the underlying basaltic rock. These four silos are interspersed by six interspace bins between the cylinders on the outer face, three to each side (also known as “blister cells”). These semi-circular bins were originally used for the storage of grain for shipping or for reject and housed metal grain chutes and control equipment. The 2007 conversion of the silos into an apartment complex involved a number of significant structural alterations that can be summarised as follows:
• New concrete floor slabs at each floor level.
• Cutting of openings in the concrete walls to form windows and doors.
• New lifts and stair wells: and
• New roof structure.
A rectangular reinforced concrete tunnel remains and runs the full length of the silos below ground level and originally housed a belt conveyor for the loading of hopper bottom jetty trucks.
STAGES & UTILITIES
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Stage 1: Units 1-18 Underground carpark North side
Stage 2: Silo’s Units 19-39 Underground carpark North and upper-level East side
Stage 3: 40-64 Underground carpark near the Hotel
Hotel: Underground carpark and blue bays marked in common area
Stage 1 power, gas and water need to be put in the resident’s name , electric and gas meters are situated near the stage 1 bin area in the main carpark next to RSM accounting.
Stage 2 the gas and water usage is paid through the strata company levies and do not need to be put in the residence name however the lot owner will need to pay shire rates. Electricity will need to be put in residents name.
Stage 3 electricity will need to be put in the resident’s name however ,gas and water is paid through the strata levies.
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Meter numbers for all stages can be obtained via Natalie.
Internet and NBN is the occupier's responsibility. TV antenna for free to air tv is the responsibility of the strata. Foxtel satellite dish is installed on the roof for common usage.
Water isolation valve’s location for Stage 2:
Isolation Valve in the 3-bedroom units is where your hot water system is that is situated in the second bathroom. 2-bedroom units’ isolation valve is in the laundry.
Stage 3 water isolation valves are within your ceiling for units either in the bathroom or laundry.
Each stage has a designated bin area however, if the bins are full, please use the other stage bins
SILO’S STAGE 2 CONVERSION
Silos External Façades the materiality of the exterior face of the silos is off form concrete painted white with each façade punctured with a series of new openings incorporating aluminium frame windows, louvres and doors.
The upper half of the top floor level is clad with aluminium cladding. New contemporary steel entrance canopies have been installed to both the east and west elevations to provide a covered entry at ground floor level. New curved concrete balconies with glass balustrading have been added at each of the upper floor levels to the east elevation.
There is a shade structure at roof level to both the north and south facades of the building. Even through it is a significant adaptation, the scale and stark white form of the silos maintains a visible presence along the skyline, contributing to the prominence of the building as a landmark in the Bunbury region. This landmark value is most prominent from the eastern and western views of the place, as the new development to the north and south somewhat obscures the view. In 2019, a survey of the building structure revealed several areas of concrete cracking caused by water ingress.
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SILO BASEMENT AND GROUND FLOOR LEVEL
The basement and ground floor levels of the Silos have been adapted and extended to accommodate a number of ancillary uses for the upper-level apartments and the adjacent hotel complex. At basement level the silos have been altered to create storage and plant room facilities with changing areas and a stair and lift lobby to new extended areas.At the basement level there still exists one example of original remnant machinery, part of the system that originally serviced the tunnel that transported the grain for loading.At ground floor level the silos have been converted into lounges, a spa facility and the main stair and lift lobby that runs to all floors of the building. The immediate new extended areas at ground level include a gallery, club lounge and indoor swimming pool. At both floor levels there are a number of new openings created throughout the original concrete wall structure to facilitate these new uses, together with new floor slabs, new walls, service penetrations and floor and wall finishes.
GENERAL INFORMATION
SECURITY
Entry to the building and facilities is restricted to residents and their guests. In order to maintain security residents should not:
· admit people who do not have a security key and who are unknown to you: and
· activate the front entry doors from your unit unless admitting a known visitor.
Keep your security keys and fobs safe and inform the Maintenance Coordinator immediately if lost or stolen.
NEW OWNERS/TENANTS FOB REGISTRATION
Please register your name and unit number upon residence at the Bunbury Silo’s with the fobs that you have been given by the previous owner and / or real estate agency. Please contact Natalie from Strataegic Strata to have these updated. Owners are to inform Natalie if tenant vacates.
KEYS AND FOBS
Keys to units and common property are registered for stages 2 & 3. Keys and fobs can only be duplicated by the building manager. New keys are $25, and new fobs are $75. Please see Natalie Bryce if required. Fobs will only access the floor that you live on and the undercover car park
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SAFETY
· Take care when driving through car parks and grounds.
· Not hang towels, clothing or other items from the balcony rails.
· Not hang washing 'So that it is visible above the balcony raft.
· Not throw any objects from the balcony to the ground below.
· Not leave loose items on the balcony in times of high winds
· Not allow children under 12 years of age to be in common areas without adult supervision.
BEHAVIOUR
Residents are responsible for their guest's behaviour. Residents and guests should:
· Be dry when leaving the pool area so as not to drip on the common area floor.
· Be adequately clothed when on common property.
· Not use language or behave in a manner likely to cause offence.
· Children of residents are not to invite more than 1 friend at any one time to the pool.
. Pool open hours are 7 AM – 9 PM.
PARKING
Residents must park their vehicles in the bay (s) allocated to the proprietor’s lot.
GENERAL
Here are a few other small but important suggestions in the interest of harmonious living:
· Animals are not allowed in the apartments or the common areas unless permission from the Council of Owners has been granted.
· Do not hose down balconies. The water flows onto the balconies below. Progressive balcony cleaning is scheduled 3rd Saturday in February, June and October every year.
· Bicycles are not allowed in the building. Bikes should be put in your storage room.
· Wrap rubbish securely and dispose of carefully in the appropriate bins in the bin areas.
· Inform the Maintenance Coordinator (Natalie) if permanently leaving the unit or away for a long period.
Inform the Maintenance Coordinator (Natalie) before moving in, transporting furniture etc through the foyer lobbies and into the lifts.
Padding is available to be put up in the lifts to avoid damage.
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Balcony progressive cleaning allocated time is every 3rd Saturday in February, June and October each year. This is for the residents to clean their own balcony in the allocated time slots and not implemented through the Strata.
Stage 1 Stage 3
Top Floor: 8.00 – 9.15 AM. Level 6: 8.00 – 9.15 AM.
Middle floor: 9.15 – 10.30 AM. Level 5: 9.15 – 10.30 AM.
Level 4: 10.30 – 11.45 AM.
Stage 2 Level 3: 11.45 – 1.00 PM.
Level 8: 8.00 – 9.15 AM. Level 2: 1.00 – 2.15 PM.
Level 7: 9.15 – 10.30 AM. Level 1: 2.15 -3.30 PM.
Level 6: 10.30 – 11.45 AM.
Level 5: 11.45 – 1.00 PM. Stage 3 walk way lights are set on a timer:
Level 4: 1.00 – 2.15 PM. From 1st Nov to 1st Feb at 6:30pm
Level 3: 2.15 — 3.30 PM From 1st Feb to 1st May at 5:45pm
Level 2: 3.30 – 4.45 PM. From 1st May to 1st Aug at 5:00pm
Level 1: 4.45 – 6.00 PM. From 1st Aug to 1st Nov at 5:45pm
Stage 3 undercover garage is shared with the hotel and have designated parking bays.
There are separate lifts for residents and guests.
If you are leaving your unit for a period of 3 days or more please turn off your water and hot water system to prevent any water bursts while you are absent.
It is advisable that all owners change the flexi hose pipes for the toilets and all wet area. We have had burst flexi pipes that have caused considerable amount of unit damage.
STANDARD CONDUCT STRATA BY-LAWS
The Bunbury Silo’s Owners and Tenants are advised that the Bylaws of the Strata company extend to your Visitors. Please make yourself familiar with the Governance Bylaws and Bylaws of the Bunbury Silo’s. Schedule 1 Governance Bylaws also apply.
SCHEDULE 2 — CONDUCT BY-LAWS
VEHICLES AND PARKING
An owner or occupier of a lot must take all reasonable steps to ensure that the owner’s or occupier’s visitors comply with the scheme by-laws relating to the parking of motor vehicles.
An owner or occupier of a lot must not park or stand any motor or other vehicle on common property except with the written approval of the strata company.
USE OF COMMON PROPERTY
An owner or occupier of a lot must—
use and enjoy the common property in such a manner as not unreasonably to interfere with the use and enjoyment of the common property by other owners or occupiers of lots or of their visitors; and
not use the lot or permit it to be used in such manner or for such purpose as causes a nuisance to an occupier of another lot (whether an owner or not) or the family of such an occupier; and
take all reasonable steps to ensure that the owner’s or occupier’s visitors do not behave in a manner likely to interfere with the peaceful enjoyment of an owner or occupier of another lot or of a person lawfully using common property; and not obstruct lawful use of common property by any person.
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DAMAGE TO LAWNS ETC. ON COMMON PROPERTY
Except with the approval of the strata company, an owner or occupier of a lot must not —
damage any lawn, garden, tree, shrub, plant or flower on common property; or
use any portion of the common property for the owner’s or occupier’s own purposes as a garden.
BEHAVIOR OF OWNERS AND OCCUPIERS
An owner or occupier of a lot must be adequately clothed when on common property and must not use language or behave in a manner likely to cause offence or embarrassment to an owner or occupier of another lot or to any person lawfully using common property.
DEPOSITING RUBBISH ETC. ON COMMON PROPERTY
An owner or occupier of a lot must not deposit or throw on that lot or any other lot or the common property any rubbish, dirt, dust or other material likely to interfere with the peaceful enjoyment of an owner or occupier of another lot or of any person lawfully using the common property.
DRYING OF LAUNDRY ITEMS AND SIGNAGE
An owner or occupier of a lot must not, except with the consent in writing of the strata company —
hang any washing, towel, bedding, clothing or other article on any part of the parcel in such a way as to be visible from outside the building, other than for a reasonable period on any lines provided by the strata company for the purpose; or
display any sign, advertisement, placard, banner, pamphlet or like matter on any part of their lot in such a way as to be visible from outside the building
STORAGE OF INFLAMMABLE LIQUIDS ETC.
An owner or occupier of a lot must not, except with the written approval of the strata company, use or store on the lot or on the common property any inflammable chemical, liquid or gas or other inflammable material, other than chemicals, liquids, gases or other materials used or intended to be used for domestic purposes, or any such chemical, liquid, gas or other material in a fuel tank of a motor vehicle or internal combustion engine.
MOVING FURNITURE ETC. ON OR THROUGH COMMON PROPERTY
An owner or occupier of a lot must not transport any furniture or large object through or on common property within the building unless that person has first given to the council sufficient notice of their intention to do so to enable the council to arrange for its nominee to be present at the time when that person does so.
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FLOOR COVERINGS
An owner of a lot must ensure that all floor space within the lot (other than that comprising kitchen, laundry, lavatory, or bathroom) is covered or otherwise treated to an extent sufficient to prevent the transmission therefrom of noise likely to disturb the peaceful enjoyment of an owner or occupier of another lot.
GARBAGE DISPOSAL
An owner or occupier of a lot must — maintain within their lot, or on such part of the common property as may be authorised by the strata company, in clean and dry condition and adequately covered, a receptacle for garbage;
comply with all local laws relating to the disposal of garbage;
ensure that the health, hygiene and comfort of an owner or occupier of any other lot is not adversely affected by their disposal of garbage.
ADDITIONAL DUTIES OF OWNERS AND OCCUPIERS
An owner or occupier of a lot must not —
use the lot for a purpose that may be illegal or injurious to the reputation of the building; or
make undue noise in or about the lot or common property; or
keep animals on the lot or the common property after notice in that behalf given to that person by the council.
NOTICE OF ALTERATION TO LOT
An owner of a lot must not alter or permit the alteration of the structure of the lot except as may be permitted and provided for under the Act and the by-laws and in any event must not alter the structure of the lot without giving to the strata company, not later than 14 days before commencement of the alteration, a written notice describing the proposed alteration.
APPEARANCE OF LOT
An owner or occupier of a lot must not, without the written consent of the strata company, maintain within the lot anything visible from outside the lot that, viewed from outside the lot, is not in keeping with the rest of the building.
DECORATION OF, AND AFFIXING ITEMS TO, INNER SURFACE OF LOT
An owner or occupier of a lot must not, without the written consent of the strata company, paint, wallpaper or otherwise decorate a structure which forms the inner surface of the boundary of the lot or affix locking devices, flyscreens, furnishings, furniture, carpets and other similar things to that surface, if that action will unreasonably damage the common property.