Specifications for

Kennards Self Storage

Centres

This document is confidential information and property of Kennards Self Storage

DO NOT COPY OR DISTRIBUTE
V2. 2024
 Specifications for Kennards Self Updated Oct 2024
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Table of Contents

Part A Construction and Development Specification ................................... 7

Section 1 Introduction ........................................................................................... 8
1.1 Head Contractor Acknowledgement ............................................................... 8
1.2 Purpose .......................................................................................................... 8
1.3 Scope ............................................................................................................. 8
1.4 Design Changes and the Approval Process.................................................... 9
1.5 Standards, Codes and Reference Documents ................................................ 9
1.6 Connection of Services ................................................................................... 9
1.7 Works on Existing Sites .................................................................................10
1.8 Operation and Maintenance Manuals ............................................................10
1.9 Insurances .....................................................................................................10
1.10 Site Cleaning..............................................................................................10
1.11 Practical Completion ..................................................................................10
1.12 Building Material Supply .............................................................................10
1.13 Tender Presentation...................................................................................11
Section 2 Building Design ....................................................................................12
2.1 Final Construction Drawings ..........................................................................12
2.2 NCC Section J Compliance ...........................................................................12
2.3 Showroom and Customer Service Area .........................................................12
2.4 Ventilation......................................................................................................20
2.5 Internal Access Stairs / Handrails ..................................................................21
2.6 Storage Units .................................................................................................21
2.7 Wall Insulation ...............................................................................................32
2.8 Passageway Walls and Ceilings ....................................................................32
2.9 Doors, Roller and Hinge ................................................................................34
Section 3 Building Construction ..........................................................................41
3.1 Contractor responsibility ................................................................................41
3.2 Floors ............................................................................................................41
3.3 Communication, Access Control, Keypads and Roller Door Alarms...............46
3.4 Closed Circuit Television ...............................................................................46
3.5 Signage .........................................................................................................47

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3.6 Roofing Sheets, Flashings and Finishes ........................................................47

3.7 External facades, flashings and finishes ........................................................51
Section 4 External Works .....................................................................................57
4.1 Driveways, Aprons and Pavements ...............................................................57
4.2 Landscaping ..................................................................................................60
4.3 Security Fencing ............................................................................................61
4.4 Gates.............................................................................................................63
Section 5 Floor Finishes .......................................................................................66
5.1 Common areas ..............................................................................................66
5.2 Internal Self Storage Building ........................................................................69
Section 6 Painting .................................................................................................71
6.1 General .........................................................................................................71
6.2 Showroom and Customer Service Area, Company Store ..............................71
6.3 Internal Self Storage Building ........................................................................72
6.4 External Self Storage Building .......................................................................74
6.5 Exterior Site Areas.........................................................................................74
6.6 External Doors or Fire Egress Doors .............................................................74
Section 7 Electrical ...............................................................................................75
7.1 Showroom and Customer Service Areas .......................................................75
7.2 Internal Self Storage Building ........................................................................75
7.3 External Self Storage Building .......................................................................78
7.4 Air-Conditioning .............................................................................................79
7.5 Walkie Stackie ...............................................................................................80
Section 8 PC Items ................................................................................................81
8.1 Amenities, Washrooms ..................................................................................81
8.2 Kitchenette ....................................................................................................82
8.3 Tiles...............................................................................................................82
8.4 Lifts and Hoists ..............................................................................................83
Section 9 Joinery ..................................................................................................87
9.1 Showroom and Customer Service Areas .......................................................87
9.2 Mesh Display Wall .........................................................................................95
9.3 “Size it” Room ................................................................................................96
9.4 Kitchenette ....................................................................................................98

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Section 10 Fire Services ...................................................................................102

10.1 Fire Hose Reels .......................................................................................102
10.2 Fire Hydrants ...........................................................................................102
10.3 Fire Extinguishers ....................................................................................102
10.4 Smoke and Thermal Detection .................................................................103
10.5 Block and Zone Plans ..............................................................................103
10.6 Evacuation Signs and Diagrams ..............................................................103
10.7 Sprinklers .................................................................................................103
10.8 Fire Doors ................................................................................................103
10.9 Occupant Warning System.......................................................................104
Section 11 Enterprise Space Units ...................................................................105
11.1 Enterprise Space Units ............................................................................105
Section 12 Wine Storage ...................................................................................106
12.1 Cool Room ...............................................................................................106
12.2 Humidifier.................................................................................................106
12.3 Locker Carcasses ....................................................................................106
12.4 Bulk Wine Storage ...................................................................................108
12.5 Wine Storage Lighting and Power ............................................................108
12.6 Wine Storage Floors ................................................................................108
12.7 Greeting Area...........................................................................................108
Section 13 Appendix .........................................................................................109
13.1 Contact List ..............................................................................................109
13.2 Practical Completion Checklist .................................................................111
13.3 Photo Gallery ...........................................................................................113
13.4 Index ........................................................................................................130
Part B Communications & Security Specifications .................................. 131
1.0 Introduction ..........................................................................................................134
2.0 Incoming Services...................................................................................................135
2.1 Ground Services ..............................................................................................135
2.2 Main Distributions Frame (MDF).......................................................................135
2.3 Cabling Supports ..............................................................................................136
2.4 Additional Services ...........................................................................................136
3.0 Data Cabling ..........................................................................................................137

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3.1 Internal Cabling Types .....................................................................................137

3.2 Internal Cabling Supports .................................................................................137
3.3 Patch Panels Cable Management/Accessories ................................................137
3.4 Certification Testing Procedures.......................................................................138
4.0 Communication Cabinet .........................................................................................139
4.1 Cabinet Type ....................................................................................................139
4.2 Power Requirements ........................................................................................139
4.3 UPS .................................................................................................................139
5.0 Schematic Design ...................................................................................................140
5.1 Draft drawings of MDF and cabinet location .....................................................140
6.0 Phone, Power, and data cable .................................................................................142
6.1 Showroom ........................................................................................................142
6.2 Printer Drawer ..................................................................................................143
7.0 Comms Cabinet, Patch Panel and Switches Setup ......................................................146
7.1 Comms Cabinet Setup .....................................................................................146
7.2 Comms Cabinet Orientation .............................................................................147
7.3 Patch Panel and Switch Setup .........................................................................150
7.4 UPS and PDU setup.........................................................................................151
8.0 Showroom Alarm and Access Control .......................................................................153
8.1 Showroom Alarm and Keypad ..........................................................................153
8.2 Showroom Doors .............................................................................................154
8.3 Company Store next to Showroom ...................................................................154
8.4 Showroom Motion Sensors ..............................................................................155
8.5 Showroom Duress Alarm..................................................................................155
8.6 Audible Alarms .................................................................................................156
8.7 Showroom Access............................................................................................156
8.8 Alarm Communications ....................................................................................157
9.0 Centre Alarm and Access Control .............................................................................158
9.1 Centre Alarm Controller ....................................................................................158
9.2 Storage Unit Door Alarms.................................................................................158
9.3 Gate and Access Keypads ...............................................................................159
10.0 CCTV ...................................................................................................................160

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10.1 CCTV Recorders and Cameras ......................................................................160

10.2 CCTV Monitors ...............................................................................................162
11.0 PA/ Background Music System ..............................................................................164
11.1 Amplifier .........................................................................................................164
11.2 Wall Panel and Microphone ............................................................................164
12.0 Equipment Suppliers .............................................................................................166
12.1 Equipment and Suppliers ...............................................................................166

Amendments
This document issue is a new layout of all previous issued KSS Construction and
Development Specifications. The document should be read in a complete manner.
Generally particular amendments from the previous versions are highlighted in bright
Yellow.

DISCLAIMER – we acknowledge that with the changeover to the new showroom design
there will be items that will not be used or may need to be updated.

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Part A Construction and

Development Specification

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Section 1 Introduction
1.1 Head Contractor Acknowledgement

The successful building contractor for the KSS project must sign the following statement
acknowledging this specification has been read and the contents understood.

I ………………………………………………….……………………………………………….

of …………………………………………………………………………………………………

for the KSS project of ………………………………………………………………………….

have read and understood this KSS Construction and Development Specification.
I understand it is my responsibility to ensure that all contractors on the site complete their work
in accordance with this document.
I have / will also issue and brief our construction team with this same document, including:
• Project Manager
• Site Manager
• All relevant sub-contractors and Consultants
I will ensure this document is readily accessible for all sub-contractors and clarify any queries
with KSS.
I also acknowledge that this specification is the property of Kennards Self Storage and cannot
be used for any non-KSS project, or shared with any business that is not directly involved in
this project, without the written permission of KSS.

Signed………………………………………. Date…………………………………………

1.2 Purpose

Kennards Self Storage provides the community with high quality, secure and clean storage
solutions at a competitive price.
The purpose of this Specification manual is to achieve a common specification and to set
standards and finishes for Kennards Self Storage buildings throughout Australia and New
Zealand.
All KSS centers must be built to achieve compliance with this Specification standard in a cost
effective, safe and efficient manner.

1.3 Scope

This document is intended to cover type A, B and C class buildings, lightweight one and two
storey buildings or multi-storey buildings.
These standards have been developed over time to arrive at the most cost-effective outcome
taking into account maintenance, customer requirements and availability of products.

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The Specification is designed to be a “live” document with provision for change. Consequently,
there will be amendments from time to time to respond to changes in material availability, cost
of products and changes in colours, finishes and fit-out details requested by KSS
management.
KSS encourages continual improvement and suggestions from Specification holders are
welcomed. All contractors associated with construction of the Centre or project, are
encouraged to provide new ideas or suggest better ways to build the Centre. Cost savings are
greatly encouraged.

1.4 Design Changes and the Approval Process

Whilst these Standards are designed to create uniformity across the KSS group, individual
projects may require site specific changes. Such deviations from these standards should only
occur when approved in writing by KSS senior management.
Where this specification notes items to be approved by KSS, the builder must allow a
reasonable time frame for the approval to be returned.
Generally, where these standards contradict the project architectural drawings in matters of
colours, materials and finishes then the contractor must seek guidance from KSS before
proceeding. Drawings should be carefully monitored at the draft stage to ensure wherever
possible they accurately reflect the standard requirements. Where a specification does not
exist in either a drawing, or this document then Australian Standards, or the manufacturer’s
installation specification must be adopted. Where a specified product is not available, then the
contractor must submit a sample to KSS for written approval within a reasonable time frame
prior to installation.

1.5 Standards, Codes and Reference Documents

This specification must be read and adopted in conjunction with the relevant National Building
Codes, National Standards and statutory requirements. Manufacturers’ specification
requirements for components used must also be followed.
This Specification should be read in conjunction with the current KSS ‘Corporate Style Guide’
which is available from Kennards Self Storage Team Headquarters. Used in conjunction, these
documents will enable us all to meet the Kennards Self Storage corporate building standards
on a national scale.
This Specification should be read in conjunction with the current KSS Communication and
Security Specification at the rear of this document.
KSS have a simple building contract for the completion of works and the successful builder is
invited to review this document. It is the preferred document for KSS construction contracts.

1.6 Connection of Services

KSS expect any development, tender and construction phase to include the connection of
services compatible with the building use. This includes but should not be limited to the
connection of water, sewer, stormwater, electricity, and telecommunications. Additionally,
consideration must be given to future development and the provision of stubs to extend any
services. Furthermore, the design of any services, pressures, capacities, inverts, obverts and
the like should make provision to include the final fully developed site, e.g. do not under-design
the Stage1 services.

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1.7 Works on Existing Sites

If this tender is issued for works to an existing KSS site, the builder must make provisions and
be of the understanding site security, customer safety and daily operations for the customers
and the KSS business must be considered throughout the entire construction program. Any
tender submitted is accepted on the understanding the builder has allowed and acknowledged
this need.
Any Survey plans, spot height and contour surveys provided as part of the tender
documentation are provided for information in good faith. The tenderer is required to take any
steps to confirm the accuracy of the detail during the tender period and subsequent
construction phase.

1.8 Operation and Maintenance Manuals

Operation and Maintenance Manuals are to be provided on completion of each new project.

1.9 Insurances

The builder must provide written evidence of current valid insurances including public liability,
damage to property, injury to persons, construction works insurance, Workers Compensation
and Professional Indemnity insurance. The Professional Indemnity cover should also include
PI runoff cover.
Kennards Self Storage must be noted on the insurance policy as the insured party.

1.10 Site Cleaning

At handover the site in general including pavements, internal office and customer areas,
buildings internal and external, and landscape areas are to be clean.
In particular if the project involves an expansion of existing centres the builder must also allow
to wash down areas of the site including pavements and buildings.

1.11 Practical Completion

Kennards Self Storage consider practical completion to be when the builder has completed
the project including:
• all trade work on site
• all builder waste and materials, sheds and containers are removed.
• any builder occupied self-storage units are vacated.
• the site is secure with KSS specified gates and fencing.
• all conditions of the Development Approval and / or the PCA have been met.
• Occupation Certificate is issued (or State similar)
• the Principals walkover is complete.

1.12 Building Material Supply

Tenderers should consider as early as the tender stage and subsequently during the
procurement stage, the building material selection, and the Country origin of manufacture.

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Australian / New Zealand owned companies with Australian / New Zealand manufactured
products are preferred.
Proof of manufacture origin will be a tender review discussion.

1.13 Tender Presentation

All tenders are to provide a trade breakdown of the main project trades.
All tenders are to provide a summary of Provisional Sum items included in the tender such as:
2.9 Rollers doors
3.4 Security
4.2 Landscaping
7.1 Lighting
8.4 Lift and hoists
10.0 Fire Services

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Section 2 Building Design

2.1 Final Construction Drawings

Upon engagement or LOI of a building contract, the Head Contractor will undertake to engage
consultants for the purpose of preparing plans and documentation for Construction Approval.
The design will be based on this KSS Construction and Development Specification and
requires KSS formal written approval of the construction drawings before work on-site
commences.
Construction drawings must include all elements of the development including landscaping,
external works, pavement design, building elevations, showroom and customer service area
floor plans and internal elevations, unit layout plans, Civil and Structural design, electrical
design, hydraulic design, cabinetry, signage, security monitors, painting, and the like.
KSS also require a copy of the final stamped “Construction Plans” for filing. The contractor
during the construction period will provide updated plans to KSS with revisions and
amendments clearly noted.
Upon completion the contractor is expected to provide 2 x hard copies and 1 x electronic copy
of all as-built drawings, certificates, reports and any manuals, maintenance requirements. All
sections of the manual are to be set-out in separate files. All drawings are to be provided in
CAD format and PDF Format.

2.2 NCC Section J Compliance

The builder must ensure any showroom, customer service area and meeting room is compliant
with the relevant provisions of the NCC Section J.
KSS suggest the builder consult with an energy consultant to review the compliance
requirements of the NCC and the standards set out in the KSS Development and Construction
specification.
KSS ask any tender to include written confirmation of compliance with the NCC Section J or
provide an alternate solution at time of tender submission.

2.3 Showroom and Customer Service Area

The intention of the showroom and customer service area is to be a functional, practical and
easy to clean area, providing a well-ventilated, well-lit, pleasant experience for the KSS team
and customer interaction to take place.
Merchandise display, product stocking and purchases need to function in these areas.

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Kennards Self Storage Showroom and Customer Service Area

2.3.1. Showroom walls and company store walls

The Showroom wall finish is to be as per Table 1 Showroom Material Finishes
Schedule, which is at the rear of Section 13.3 - Photo Gallery. Reference should also
be made to section 2.2 NCC for Section J Compliance.
Walls to the showroom and company store may be a combination of materials,
finishes and construction techniques.
Glazing and glazed walls are described in further clauses.
Where noted on plan or described in this specification, typically the showroom walls
will be faced with selected timber panel with joints expressed. Behind this timber
panel finish will be a stud framed, plasterboard lined wall, joints sealed and sanded,
painting not necessary. The plasterboard lining is required to eliminate draft and pest
seal the timber panel finish.
In other areas where noted on plan or described in this specification, any visible
finished plasterboard wall will be framed with a stud wall, lined with plasterboard,
joints sealed and the wall painted as per colours listed in this specification. This would
typically be inside the company store.
Also, in the company store and typically adjoining the self-storage units the wall may
be zincalume wall panels.

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Any wall to the showroom and company store must be at full height for security
reasons.
Walls to the meeting room or kitchen or WC or passageway will be framed
plasterboard or FC board, painted or tiled as per KSS standards.
Finished plasterboard walls will have a 100mm high skirting board in flat aluminium.
If the development work involves existing walls, then a site specific finish may need
to be provided.

2.3.2. Shopfront Glazing

Glazing is to be compliant to the relevant Australian Standards.
Glass on shop-front windows and doors are not to be tinted to ensure maximum
exposure and visibility of the showroom. Shop front glazing shall be maximized and
ideally achieve a 2.7m height. Referral to Section J report is required.
The shopfront windows are to be in a semi-frameless style. The slimline frame is to
be powder coated in Interpon - D2525 French Blue Goss MJ067A or Dulux
Alphatec French Blue Gloss 98432725.

Semi-Frameless Shopfront glazing

2.3.3. Showroom Doors

A schedule of these door designs is required for KSS written approval before the
builder orders the units.
All entry and exit doors and company store doors are to be fitted with hold open
device door closers, as specified further.
External doors should open into the showroom and customer service area.

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2.3.3.1 Showroom Entry Door

The showroom entry door is to be compliant to the relevant Australian Standard for
materials and access.
Reference should also be made to Table 1 Showroom Material Finishes Schedule,
which is at the rear of Section 13.3 - Photo Gallery.
The showroom entry door is either to be a slimline automatic sliding door or to be a
hinged glass door, confirmation of door selection and design from KSS is required.
Door frames are to be finished in Frech Blue powder coating (Interpon D2525 -
French Blue Goss MJ067A or Dulux Alphatec French Blue Gloss 98432725).

Showroom Entry Door-Automaitc sliding door

Showroom Entry Door- Hinged Glass Door

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2.3.3.2 Showroom Rear Door

The showroom rear door is to be a glass swing door in blue aluminum frame finished
in powder coating (Interpon D2525 - French Blue Goss MJ067A or Dulux Alphatec
French Blue Gloss 98432725).

Showroom Rear Door

2.3.3.3 Company Store Door

The door is to be of the same timber panel as the showroom selected timber panel
wall finish. The door will be referred to as the “secret door”. The door will operate as
a simple push open door into the company store. It does not require a push plate. It
will require a specified ‘D’ handle on the company store side. The door requires the
same Showroom entry door closer. This door does not require a keyed lock.
Reference should be made to Table 1 Showroom Material Finishes Schedule.
These doors will have a nominal size of 2400mm high x 1200mm wide.
A KSS orange roller door will be fitted between the company store and the internal
self-storage passageway as per a standard storage unit fit-out.

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Company store door - “The secret Door”

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2.3.3.4 Keless Entry Keypad

The requirement for a door intercom has been removed from the KSS specification.
The keyless entry keypad is to be installed to both the main showroom entry door
and the showroom rear door. Keypad installation position must be approved by KSS
prior to installation and also ensure security discretion of pin code entry.

Options for placement of keypad entry

2.3.3.5 Door Furniture and Door Closers

Door furniture
• Lockwood 3572 lever lock
• External lever operated by internal snib
• Internal lever handle free at all times for emergency egress
• Lockwood 4800 series mortice latch furniture with lever type 70 handle, all SC
finish
• a similar latch must also be installed on the company store door
Door Closers
• Lockwood 2616/152 Series complete with hold open device. Note that these
closers will be required on the main entry door, rear showroom door and the
company store double doors.
• Closers are to be fitted to the inside of the doors in all cases.
Note that glazing is to be provided initially without horizontal decals. KSS will provide
corporate decals on request for application.

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2.3.4. Amenities door

The amenities door requires a door closer and door furniture with an accessible
compliant privacy lock indicator internal and external.

Amenities door

2.3.5. Meeting room door

The meeting room door and associated window will be a same KSS blue aluminium
frame hinged glass door and glazed window combination type, with door closer and
door furniture as specified in Clause 2.3.3.5. This door does require a keyed lock set.

Meeting room door

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2.3.6. Louvre Windows

Within the self-storage unit areas of the building, windows will typically be placed on
upper level floors centered at the end of all passageways to provide light and cross
flow ventilation to NCC requirements.
Windows should be louvred, the standard is Breezway Altair Lourve Innoscreen with
slide handles and wire mesh screens to prevent the ingress of vermin, birds, and
rodents. A more cost-effective alternative may be submitted for KSS written approval.
It is imperative the wire mesh screen is fitted to the internal side of the unit and is
removable for cleaning of the glass and mesh screen.
The design must not include the use of horizontal bars across the window.

Typical louvre window and fly screen to inside face.

All aluminum extrusions, frames, sub sills, sub heads and trims to be powder coat
finished Interpon D2525 French Blue gloss MJ067A or Dulux Alphatec – French Blue
Gloss 98432725.
Windows can be full height to the underside of soffit to maximize ventilation to NCC
requirements.
Typically, a window unit may be two x 750mm wide units therefore 1500mm wide to
suit passageway widths.
Ideally the sill height should be 1.0m above the floor, however the builder should
consider the window height above the finished ground level as this may determine
the blade fixing type, the blade size, the blade spacing and the blade angulation.
Furthermore, the builder should consider the requirements of the NCC for spandrel
design and the spread of fire restrictions.

2.4 Ventilation

The storage areas of a building are not to be “conditioned”. However, the building must be
ventilated to meet the requirements of the NCC. Preferably this should be achieved by natural
passive ventilation in the form of windows to passageways and roof ventilation.
Mechanical ventilation is not the preferred option.

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2.5 Internal Access Stairs / Handrails

All stairs must meet relevant building codes and standards with particular reference to the
conditions of the Council’s Development Approval. Stairs are to be designed as part of the
structure.
Where a stair rises from a loading area it should be 1200mm clear between the stringers with
the handrail outside the stringers. A single straight stair flight is preferred.
Design is to incorporate steel checker plate steps and risers with flat steel or rolled steel
channel stringers as appropriate. Tubular steel handrails are to be fitted on one side as a
minimum or on both sides where it is required to meet compliance.
The finish of the steel stairs and handrails will be high quality hot dipped galvanized,
unpainted. Note however that stair nosing will require painting in yellow to meet the disabled
code.
Upper level handrails or handrails to elevated deck areas more than 1m above ground should
be supplied and installed with a NCC compliant steel vertical balustrade system. Finish to
match the hot dipped galvanized steel stair specification unless specified otherwise.
Where a stair passes over a unit or an inaccessible area the builder must allow to enclose the
underside of the stair so as to restrict and limit any and all rubbish or goods from accumulating
under the stair structure.

Typical internal stair with hot dip galvanized finish

2.6 Storage Units

Correct installation and fit-out of storage units is critical. At the commencement of the fit-out
trade the builder and the relevant contractors must select a unit and install all components for
a final sign off by KSS, including unit size, door installation, handle location, pull down strap,
latch installation, check for door scratches and dings, unit cleanliness, unit lighting, light
switching, security and the like.

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2.6.1. Unit Dimensions (Length and Width)

The Unit Dimensions are very important and must accurately reflect the drawings.
Roller doors and door mullions must not be configured to compromise the internal
dimensions. Low profile mullions should be used to minimize space leakage.
Generally, passageway widths are to be 1500mm, measured from door curtain to
door curtain however where this may affect the unit dimension, this dimension may
be encroached upon in-order to maximize the unit size. Refer to “typical KSS unit set
out plan” following for further details. The contractor must show that this detail has
been adhered to in the design.

Typical KSS Unit Setout Plan

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2.6.2. Storage Unit Heights

The clear height of storage units is to be maximized.
The following criteria will apply to various building types.
Storage units contained with a floor over are expected to have full height paneling to
the underside of the floor joist frame system or the soffit of a concrete slab over. The
only time this may vary is when vertical mesh is required to provide smoke detection
compliance.
Storage units contained with a roof or raked ceiling lining over are expected to have
full height paneling to the underside of the roof frame system or the ceiling over. The
only time this may vary is when vertical mesh is required to provide smoke detection
compliance.
Note, BCA requirements restrict storage unit heights to <4.0m. The builder should
confirm this with the PCA and make allowances in the unit design to accommodate
compliance.
Where vertical mesh is used it should be restricted to a nominal depth of 300mm and
compliant with the Australian Standard for smoke detection.

Vertical Mesh

Another alternative to be considered is horizontal mesh. This may be used where a

very high ceiling is present. The horizontal mesh will be fixed across the units at a
height to be determined by KSS.
The Horizontal Mesh is not required to go over the passageway.

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Horizontal Mesh

Horizontal Mesh Detail at Top Level

Some storage unit fit-out designs may include horizontal light trays for the length of
the passageway. The tray will be centrally located at a KSS specified height. It is

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expected the tray will be supported off metal track fixed between the vertical walls.
The tray is required to facilitate the fitting of the electrical batten light.

Horizontal Light Trays

Structural members and utility services must be carefully checked to avoid members
encroaching into storage unit height, door operation and passageway space height.
Refer to the following diagrams, KSS Standard Type Wall A, B and C for further detail.

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KSS Standard Type Wall A

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KSS Standard Type Wall B

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KSS Standard Type Wall C

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2.6.3. Internal Walls - Non-Structural

Gaps in wall cladding whether at the top, bottom and ends of a wall must be flashed
and framed to ensure the willful pilfer of goods is not permitted.

A bad example where the partition wall between two units that is not flashed and
is not secure

Floors and Walls between the units that are well flashed

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Panel walls around and between storage units are considered to be non-structural
and shall be fixed top and bottom by an appropriate steel track or channel.
With any wall system the installation must restrict the removal of any panel as a
matter of security against malicious intent to pilfer or damage. This may be performed
by the use of tamper proof screws or the practice of fixing the sheets from each side,
top and bottom thereby 4 sets of screws.

Typical unit internal sheeting arrangement

2.6.4. Lockers
Lockers are to be provided where shown on plan. Lockers will be either double or
triple stacked. Lockers are to have door alarms, doors hinged to the left hand side
and latches to the right hand side.
Latch supply and installation to lockers to be clarified with KSS.
1 x Locker dimension: 950mm Wide x 900mm Depth x 1170mm High

Locker doors

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2.7 Wall Insulation

A Codemark Certified wall insulation is to be provided to all levels of external walls with a
Northerly or Westerly aspect.
The wall insulation type is to be nominated in the tender submission and include product
warranty details. It must be BCA compliant and have PCA approval for the project.

2.8 Passageway Walls and Ceilings

2.8.1. Passageway Walls

Passageway walls are defined as those having unit access roller doors and those
that are blank.
Blank passageway walls will be sheeted with Custom Orb white colorbond finish,
installed vertically.
Walls with roller doors will have two different sheeting materials. The door heads will
be vertical corrugated sheet to match blank passageway walls, finishing at door
opening height with a toe mold trim. The passageway width shall be designed so that
the mullion and door do not compromise the unit depths.
Columns between roller doors and any sheeting required to complete the
passageway wall will be either 250mm or 500mm prefabricated profiled folded
sections installed vertically.
Note that the bulkhead (door head) will be installed proud of the vertical column
material, giving adequate clearance for the door latches during door operation.
Sharp edges and projecting screws should be avoided. The builder shall consider if
an edge is to be folded back on itself at 180 degrees so as to avoid customers and
team members being injured.
Professional installation and the correct use of flashing and trims are required.
All junctions and gaps are to be sealed to prevent water, dust and vermin from
entering into the building.

Typical internal passageway arrangement

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2.8.2. Concrete or Masonry walls

Concrete or masonry walls that are visible from public areas within the storage
Centre, typically lift shafts, the dead ends of passageways and stairwell walls, will be
lined to full height of wall with white vertical corrugated sheeting and have tread plate
protection at the appropriate height in trafficable areas.

Blank’ passageway sheeting with 400mm high tread

plate & 1200mmm high corner protection

2.8.3. Protection of passageway walls

The base or lower portion of the metal clad wall system will be protected by 400mm
high x 2mm thick continuous aluminum tread plate.
Drawings should indicate where the protection is required, but generally vertical
corrugated wall sheets will have tread plate protection.
Walls within high traffic and vulnerable locations must also be strengthened with
additional bracing / supports. The contractor must provide a layout for their proposed
wall protection to KSS for approval prior to ordering materials.
Loading areas and lift / hoist lobbies will have tread plate to 1200mm high along walls.
Corners are to have 1200mm x 75mm x 75mm aluminum angle molds with feathered
edges.
All protective aluminum plates are to be fixed with button head screws.

2.8.4. Passageway Ceilings

Lightweight buildings – except for the showroom area or the highlight display window
area, typically lightweight buildings will not have ceilings.
Multi-storey buildings –the entire passageway soffit shall be painted white. The soffit
areas to the storage units do not need to be painted. Confirming the highlight display
window area should also be painted.

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2.9 Doors, Roller and Hinge

2.9.1. Preferred Suppliers

As part of the tender submission the builder will provide three separate PC items for
the supply and installation of the roll a doors. The three preferred suppliers are:
• 1 x B and D
• 1 x Storco
• 1 x Taurean
If no alternate prices are provided the default supplier is B and D. Should a differing
manufacturer to B and D be selected this must be agreed in writing from KSS prior to
door order.

2.9.2. Roller Doors

The supply and installation of roll a door must be in accordance with the following
historical brief.
Use series 1 mini warehouse door, mandarin orange colour, or similar to B and D
product.
Doors require 450mm nominal clearance between the underside of the rafters and
the door opening for installation.
The ‘Polyglide’ tape on the RHS of the door (facing) is to have the fixing staple omitted
at the height to suit the correct KSS latch height during manufacture to allow
satisfactory operation of the latch system. Note under no circumstances is the
‘Polyglide’ tape to be cut.
Door installation must be correct. A tight fitted door that is heavy to operate is not
acceptable. Conversely a door that is loose and allows lateral movement and the
potential to raise the door even when locked is also not acceptable.
Consideration must be given to the flashing detail over the door to ensure that the
flashing does not clash with the installed KSS latch.
It is essential that roller doors are not over lubricated to avoid the dripping of grease.
They must also be installed to ensure ease of operation and door stop position so as
to avoid the handle hitting the wall.

On completion of the roller door installation, the builder and installation

contractor will complete following checklist as certification all items listed have
been tested and installed correctly and the doors are ready for operation. These
checklists need to be provided to KSS on completion as handwritten originals.

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KSS Roll A Door Checklist

Project: Builder:
Door Manufacturer: Installer:
Inspection date: Inspected by:
Company performing inspection:
Tick if in good condition and meets specification, cross if unsatisfactory, N/A if not applicable. Add
comments at bottom if unsatisfactory
Unit #

Door finish

Door curtain level

Door brackets
secure
Webbing strap fixed

Door seals to floor

Door tension

Door parallel to
panel
Guide installation

Latch operation

Barrel lock
operation
Handle location

Door curtain drop

100mm
Driveway door
clearance* 2600mm
Internal grnd flr
clearance* 2400mm
Upper flr door
clearance* 2100mm
Defects:

Signed by: Date:

* Note: Door clearance is the height from the floor level to the underside of the rubber door seal.

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2.9.3. Internal Doors

Internal doors on upper floors must have a minimum clear opening height of 2100mm.
Internal doors on ground floors must have a minimum clear opening height of
2400mm.
Where there is a clear opening height in excess of 2100mm to the bottom rail of the
door curtain a blue webbing strap is to be provided to facilitate closing, and should
extend downward to a height of 1800mm. This will be bolted through the bottom
aluminium door rail at mid-point. Care must be taken when fixing the blue webbing
strap, so that the rubber seal is not cut or drilled through.

Webbing strap

Install blue webbing strap for high door openings

The head panel over any door should be 100mm higher to allow the access to the ‘D’
handle of the door.
Note that this is achieved by the height of the door guide stops and must be clearly
understood by the supplier at the time of site measuring.

2.9.4. External (Driveway) Doors

External doors are to have the greatest clear height opening that the building design
will allow typically 2600mm below the door curtain.
Where there is a clear opening height in excess of 2100mm to the bottom rail of the
door curtain a blue webbing strap is to be provided to facilitate closing and should
extend downward to a height of 1800mm. This will be bolted through the bottom
aluminium door rail at mid-point. Care must be taken when fixing the blue webbing
strap, so that the rubber seal is not cut or drilled through.

2.9.5. Handles
All doors are to be provided with the supplier’s standard chrome ‘D’ handles. These
are to be fastened through the bottom rail, offset to the right-hand side (looking from
outside) 500mm in from the door edge.
In the case of narrow roller doors, 1200mm or less, the handle should be fixed
centrally.
Where driveway units have particularly wide roller doors it will be necessary to fix the
‘D’ handle at mid-point, not off set, to avoid ‘skewing’ the door in the door guides. This
detail must be confirmed with KSS prior to order of materials.

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2.9.6. Latches
Correct latch installation is paramount to individual unit security. The builder must
ensure the latch is neither too tight so as to make the operation heavy nor too loose
so as to allow the latch tongue to move and operate in an open fashion even while a
padlock is secured.
Door latches are supplied and delivered by KSS on request for each project and fitted
by the door supplier.
The latch will be fitted on the right-hand side (facing) of the door with the slide bolt at
900mm from floor level.
The latch tongue is to pass between the door curtain and the Polyglide tape and
engage into a hole in the door guide.
Do not cut the Polyglide tape.
The latch is to be installed so that the lock barrel is a snug fit in the locked position,
but that both latch and lock are easy to operate. Care must be taken when mounting
the latch, as incorrect mounting can cause damage to the wall curtain. It is essential
that the latch is installed with the washers and bolts provided. The use of different
bolts and washers may cause the latch not to operate effectively.

Latch and ‘D’ handle installed

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Latch ‘D’ handle

2.9.7. Fire Doors and External Egress Doors

Also refer to clause 10.7.
Note - doors in passageways that form the fire compartment must have a leaf height
of 2400mm and a clear minimum width between door blades in ‘hold open’ position
of 1280.
Fire doors will be held open by a compliant slim line magnetic catch in passageways,
mounted on the floor. All fire doors will require appropriate signage, either “Fire Door
Do Not Obstruct” or “Hold Open”. These will have a release button fitted to the wall
panel in between the units to the right side of the doors.

Floor Magnetic Catch

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Cat n Kitten Door Detail

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Fire Door Release Button

Fire doors, stair doors and any other hinged doors will be painted KSS Orange gloss
enamel.
External egress doors which open onto public land outside the KSS security fence eg
a fire exit door onto a public footpath, must be alarmed, have one-way door furniture,
anti-vandal plate and no keyed lock.
External egress doors which open to areas within the KSS secure area should have
two-way door furniture at ground floor levels to access into the building.

2.9.8. Storage Unit Hinged Doors

Hinged doors to storage units should be hinged on the left hand side, so the latch
installation is on the right hand side and the latch is therefore orientated the correct
way.

Storage unit hinged doors

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Section 3 Building Construction

3.1 Contractor responsibility

The Head Contractor for any new construction work and also temporary measures when
building over and around existing buildings is responsible for preventing water ingress during
construction and after construction, until the end of the defects liability period and must insure
against this potential for damage to property and goods.

3.2 Floors

All floor areas whether on-ground or suspended shall be engineer designed to achieve a floor
live load of 5kPa.
Any timber floor needs to be screw fixed particle board.
All floors, whether concrete or timber to have a final high quality, high presentation epoxy
sealed finish.
Note KSS require all blemishes, stains, set-out lines, scuffs, and marks to be removed prior to
application of the sealant.
For advice and detailed application methods for epoxy floor sealed finishes, contact:
Epimax Technologies:
Max Simmons
1300 721 522
[email protected]
Also refer to KSS Section 5 Floor Finishes for additional detail.

3.2.1. Concrete slabs

All ground floor slabs to have a continuous 25mm rebate to the perimeter of the
building for the purpose of roll a door fitment and weather protection, with a 25mm
top edge radius and a 10mm bottom edge radius.

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Diagram showing rebate

Ground floor slab showing rebate

At passageways and loading bays the rebate will be replaced with a full width ramp
1500mm horizontal x 25mm vertical.

Ramp at loading bay Where ramp meets rebate

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All slabs on ground to have the subgrade compacted to the supervising Engineers
satisfaction with compaction certification from the design engineer provided to KSS
as part of handover documents.
Construction joints in slabs to be finished with a 25mm top edge radius.
Ramps or areas of slope are to be avoided. Any grade identified to be steeper than
5% is to be directed to KSS at the design stage for comment.

3.2.2. Concrete Structure - Quality

The objective of this specification to is to focus on the internal slabs and external
pavements for the Kennards Self Storage centres. The long-term performance of the
internal floors, external pavements and surface finishes achieved is of major
importance to KSS. All pavements are to provide a long-term service life and achieve
a denser durable surface.

3.2.3. Standards
All concrete works must perform to the materials and construction requirements of
the current Codes and Standards except where modified by this specification.
The Builder is to ensure that all supervisory personnel are familiar with the codes that
are to be used for the concrete works.
• AS 36000-2001 Concrete Structures
• AS 1379-1997 Specification and Supply of Concrete
• AS 3610-1995 Formwork for Concrete

3.2.4. Pre-Construction Workshop

A pre-construction workshop is recommended for all parties responsible for the
quality delivery of the concrete structure. This proactive methodology is to educate
the workforce on good building practices, client expectations and quality procedures
for increased quality and defect reductions.
At this workshop a KSS representative will be present and will communicate the
project expectations of the finish and performance of the concrete structure. The
builder is to chair the meeting with all key stakeholders involved in the delivery of the
concrete structure. The purpose of the workshop is to;
• To reinforce commitment to delivering high quality concrete;
• The project and clients expectations required to be achieved.
• The builders need, standards and expectations to achieve compliance with
the project specifications.
• Required concrete supply rates.
• Methods of concrete placement, vibration and screeding.
• Specified surface finishes.
• Pour sequence.
• Defect prevention methods - cause and prevention.

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3.2.5. Design
The slab design and notably the profile of the slab soffit will impact the smoke
detection opportunities. Co-ordination is essential between all areas of the design,
construction and installation phases to achieve the optimum result.
Do not locate post tension stressing pans or grout tubes in passageways of Self
Storage buildings.
Provide a overlayed storage unit layout on the structural post tension plan to confirm
that no pans are located within passageways for KSS approval.
Do not locate joints formed by the edges of slab pours within the immediate vicinity
of the main showroom, loading bays or lift lobbies.

3.2.6. Trial Slabs

The builder shall construct prototype sections of the specified finishes in a location
agreed by the Builder and KSS prior to commencement. The trial slab can be
incorporated into the main works if agreed between KSS and the Builder.
The slab is to be constructed with all equipment, concrete, reinforcement, edge
formwork and all concrete placement procedures for the Self Storage slab area.
Benchmarks for the quality expectations for the main entry / showroom slab finish
may be referenced from a previously completed KSS constructed project.

3.2.7. Concrete Supply

Design the Concrete Mix as specified by the engineers and to achieve specified
finish.
The concrete mix design and raw materials data must be issued to the appointed
structural engineer to confirm compliance with the structural engineers design
requirements.
Follow Quality Control procedures to Batch the Concrete ensuring compliance to
design and to ensure that the correct mix is delivered.
Deliver the concrete at time intervals ensuring it can be discharged from the agitator
on the site within 45 minutes of batching at the plant.
Maintain water cement ratio and do not add excess water on site.
Do not discharge concrete in excessive temperatures. If the temperature is forecast
over 32 degrees consult the structural engineer for advice.
Test the concrete and issue laboratory test results for slump, compressive strength,
dry shrinkage and any other specified tests as requested by the Structural Engineer.

3.2.8. Reinforcement Supplier

Schedule reinforcement correctly as designed by the engineer and allowing for
correct cover.
Structural Certifications of Reinforcing Reviewed and Approved by the Project
Structural Engineer.

3.2.9. Formwork
The formwork is to be a good class 3 for all suspended formwork.

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Create watertight butt joints and tight-fitting add-on materials such as fillets, rebates,
moulds etc.
Ensure no voids are evident prior to placement of concrete. Seal all joints to eliminate
slurry leakage.
Formwork to be inspected and approved by the Builder prior to placement of
reinforcement.
Specific care needs to be taken to maintain uniform material surfaces – especially ply
– no scratches, abrasions or damaged material.
Install the formwork with a uniform ply joint layout so the reflected joint lines on the
concrete are consistent.

3.2.10. Reinforcement Fixer

Place reinforcement as designed, at the correct spacing and with the correct cover to
formwork or other abutments.
Work neatly and cleanly, removing all wire off-cuts daily to prevent rust stains on
formwork.
Use the correct bar chairs – size and type.
Space bar chairs uniformly and at correct facilities
Do not use damaged bar chairs, all plastic coatings must be intact.
Reinforcement to be positioned to enable sufficient access for the concrete vibrator.
Ensure all reinforcement is correctly chaired and supported.
Nails in formwork that are temporarily used to brace the reinforcement are to be
removed prior to concrete placement.

3.2.11. Concreter
Concrete subcontractors shall place and compact concrete in a manner that is
compatible with the specified quality of class of surface finish.
Place concrete at a continuous rate and consistently.
Place in uniform depth in horizontal layers.
Vertical elements such as columns must be placed from close to the bottom of the
column by dropping the pump hose down the column to avoid segregation of
aggregate.
Do not move concrete horizontally or make the concrete flow by use of vibration.
Avoid splashing of cement slurry paste on vertical and horizontal formwork.

3.2.12. Quality Assurance

The Builder shall ensure that an Inspection and Test Plan (ITP) and pre-pour checklist
is developed for the specific project requirements. Records of all concrete pours are
to be maintained progressively on site and must include
• Dates of reinforcement and formwork inspections (date and by who)
• Traceability of concrete placement and location
• Concrete delivery docket numbers (concrete register)

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• Concrete 28 day strength testing

3.2.13. Lightweight mezzanine floors:

Upper-level floors of lightweight construction will typically be 25mm particleboard floor
sheets regardless of joist spacing, glued and neatly fixed to the joists with the heads
flush or slightly countersunk.

3.3 Communication, Access Control, Keypads and Roller Door Alarms

The trade of security monitoring is to be provided as a PC item in any tender.

Refer also to the separate current KSS Communication and Security Specification.
Refer also to clause 4.4 for gate access requirements.
If the project is an expansion of an existing Centre and the new work requires the
disconnection, relocation and reconnection of services, then the cost of this work must be
included in the tender.
KSS use the PTI Falcon access control system throughout their centers, which is supplied to
the nominated sub-contractor by PTI Integrated Systems Australia in Brisbane.
Authorized customers will enter and exit the facility through automated sliding gates by
entering their personal code number. This action will also deactivate and reactivate the alarm
for their individual unit and record details of their visit.
The contractor will be required to supply all hardware necessary to complete the access
installation, commissioning on completion and be responsible for final checking of all unit
alarms and certification following activation of the system by KSS. This will include supply and
commission of the PTI Storlogix software to the main office computer.
Note that all reed switch components are to be supplied by PTI Integrated Systems and that
the installation is to conform with the Falcon XT Installation Manual, current revision
All mux boxes are to be hard wired back to a single power source and this power supply is to
be reasonably concealed to prevent possible tampering.
The PTI VP series standard entry and exit keypads will be mounted on steel posts having a
swiveling ‘goose neck’ to minimize vehicle impact damage to the keypad.
The unit is to be mounted 4.0m to 6.0m from the gate to accommodate the front end clearance
of vehicles.
The keypad will be supplied and installed by the sub-contractor responsible for the PTI
installation and will be finished in powder coat Dulux Orange X15 Gloss 98451439. This
information is shown as photographs. Refer to clause 4.4.1
All unit doors will be alarmed.
Exit doors which open on to public land outside the KSS security fence eg a fire exit door onto
a public footpath, must also be alarmed.
Selected physical deterrent security devices may be installed into some areas of some
centres. KSS will advise of this on a site by site basis.

3.4 Closed Circuit Television

The trade of security monitoring is to be provided as a PC item in any tender.

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Refer also to the separate current KSS Communication and Security Specification
Typically, all KSS centres will be further protected by the installation of internal and external
digital colour cameras with flat monitors located in a prominent location in the customer service
area.
The location of the cameras must consider both effectiveness of the view covered and the
ease of maintenance of the camera. The proposed locations must be presented to KSS for
consideration and approval.
A digital video recorder, housed in the rack cabinet will keep a record of the images.

Typical CCTV camera installation The two security monitors on the back
wall of reception

3.5 Signage

The Contractor will be responsible for ensuring that our structure is adequate to support
signage attached to the building façade where shown on the DA drawings & that appropriate
power is available if the sign is illuminated.
Signs will be supplied complete, with all fixing components, framing etc. and installed,
including electrical connection by the signage company.
Contact details of our signage company will be provided, whom should be contacted as early
as possible for details of the proposed signs. The signage company will be responsible for
finalizing the sign design and providing the relevant information to the contractor in time to
meet the proposed program.
Refer to 7.3.4 for electrical service to signage.

3.6 Roofing Sheets, Flashings and Finishes

All materials will be new and not previously used, also free from dents, scratches, defects and
stacked and stored on-site as needed to the manufacturer’s directions.
Daylight gaps top, bottom and sides and weathertight seals are critical to the property and the
customer's perception of a quality facility. The builder must ensure there are no daylight gaps.

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3.6.1. Stormwater
Stormwater ingress creates a major potential problem for the self storage industry.
The design of roofs, flashings, box gutters, eaves gutters and down pipes requires
particularly close attention.
All roof water is to be collected, piped and drained in an enclosed system and
disposed as directed in accordance with the DA approval. The stormwater must not
be discharged onto the landscape areas, pavements, driveways, pathways or similar.

3.6.2. Roof Sheeting Material

Roof sheeting will typically be Trimdeck Hi-Ten, zincalume finish with .47 TCT, or
equivalent. Colorbond coating may be a client requirement if visible from the ground
or it may be a condition of the DA.
Roof penetrations for any purpose must be approved by KSS before commencing the
roof trade.
Typically roofs will have a 3º pitch.

3.6.3. Insulation and Roof Wire

Insulation will be 50mm ‘Vaporcheck’ or equivalent. The silver foil is, in effect, the
finished ceiling on the upper level of a storage building so particular attention must
be paid to the laps and the use of undamaged rolls.
Roofing wire must conform to the relevant Australian Standards current at the time of
construction, and as above, is visible so neatness is a prerequisite.

3.6.4. Roof Access

KSS expect single storey buildings up to 4.5m high to be accessible by portable
ladder externally. Two storey buildings or heights greater than 4.5m, require internal
access via a weatherproof hinged hatch.

3.6.5. Gutters and Down Pipes

Typically, eaves gutters are 200mm half round with 150mm round down pipes
connected to the stormwater system with adequate overflows provided to the roof
area. Material will be colorbond steel colour ‘Windspray’.
If the project involves the expansion of an existing facility, then the builder should
allow to match the gutter profile, half round or square.
Generally, box gutters are to be discouraged, but where unavoidable they should be
over specified and with adequate overflows for the roof area concerned. Any box
gutter design must be approved by KSS at the design stage.
Downpipes at ground level in driveways will require substantial protection from
vehicle impact. Refer to bollard installation 4.1.1.

3.6.6. Roof Ventilators

Rotary roof ventilators shall be required on all buildings under the classification of the
NCC.
A 300mm diameter will be installed above longitudinal passageways approximately
20m apart and back flash.

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Rotary Roof Ventilators

3.6.7. Awnings at loading docks

Awnings will generally be required above loading areas adjacent to the goods hoists.
Awnings may be designed in two basic forms.
1. Cantilevered from the building with back stay bracing above the roof, falling to
a box gutter against the building.
2. Extending the roof line at the same roof pitch and braced back to the building
below the roof line.
With either design a clear underside height of 4.50m is required above ground level.
Services or structural members, such as lighting conduits, roof braces and fire
services piping must be concealed inside the awning ceiling space.
The soffit of the awning is to be clad with white colorbond sheeting the fascia / barge
to be colour matched to the building façade.

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White sheeting under awning

Super awning

Cantilevered awnings

3.6.8. Box feature window surrounds

The box feature window surround will typically be a non-combustible aluminium panel
finish. The builder should consider whether the sprandrel detail is required within this
box element.
Typically the box feature window surround when shown on the drawings will be over
the showroom area and around the upper level display windows.
Typically it is to be cantilevered off the building.
Joint set-out to be considerate to the window glazing joint set-out.
If a concealed box gutter is required it must be incorporated into the box feature
window surround with the gutter connected to downpipes in a subtle, well considered,
inconspicuous location. Exposed downpipes are not accepted. The gutter would only

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be required over the ground floor window and door areas. The gutter, shape, any
flashing or trim must not protrude forward of the box feature window surround profile.

KSS Wetherill Park KSS Moorebank

The soffit of the window surround will be the same approved aluminium panel. The
soffit of the ground floor panel will have recessed downlights as specified.

Soffit to window surround

3.7 External facades, flashings and finishes

Façade treatment will be site specific and always open to detailed discussion before
construction commences.
Generally for all finishes sheet joints and cover strips should be positioned behind downpipes
and the like so to limit the visual presence of the joint. Final Architectural building elevations
should include joint sheet layout configurations.
Generally for all finishes, trims, cover strips, corner flashings or similar elements are to be
colour matched to the predominate wall colour. eg. an orange corner flashing should be used
over the top an orange painted compressed cement sheet or corrugated metal sheet. Similarly,
for blue elements.

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3.7.1. Metal wall sheeting and flashings

Metal wall sheeting material will be a specified combination of horizontal corrugated
Colorbond sheets in Astro, Lazerite Blue and Mandarin Orange. Folded column
covers between roller doors, trims, flashings and associated flashings will be in the
corresponding colour for the situation.
The corners of a metal clad building will be fitted with corrugated foam infill strips
under the corner trims or metal flashings. This includes vertical and horizontal
corners sealed to resist the ingress of rain, bugs, rodents and dust.

3.7.2. Selected Smooth Faced Feature Panels

Selected smooth faced feature panels will be used where shown on the DA approved
plans. This may be minimum 9mm compressed fibre cement sheets or approved non-
combustible aluminium panel and should be appropriate to carry corporate signage.
If required to be painted it will be in a style to meet the KSS orange and blue corporate
banding.
Alternate smooth faced panels will be considered subject to the following:
• The material must be an approved NCC material brand and written evidence
must be provided.
• The builder must provide evidence of early consultation and approval from the
project PCA.
• Finally, KSS must be provided with a sample of the preferred material choice
for KSS written approval.

Wall façade finish over storage units

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Wall façade finish over showroom entry area

Trims and coverstrips colour matched to predominant wall colour

All wall sheeting and trims match corporate branding

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Building façade with complimentary Co-ordination of styles and colours for

building materials, corporate styling and gutters, downpipes window trims.
colours.

Note rain head design, 9mm compressed CFC with paint finish ready for signage,
horizontal corrugated wall sheeting, ‘Astro’ colourbond, 200mm half round gutter with
150mm downpipes in ‘Windspray’ colorbond.

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Co-ordination of styles and colours for

roller doors, door mullions and metal
Building façade with complimentary cladding.
building materials, corporate styling and
colours.

Selected smooth faced claddings in

corporate colours with a preferred sheet Selected smooth faced cladding
layout orientation. complimented with horizontal corrugated
colourbond walls sheets

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Co-ordinated styles and colours for View showing sheet and panel orientation
smooth faced claddings, corrugated and window co-ordination
colorbond wall sheets and cover strips.

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Section 4 External Works

4.1 Driveways, Aprons and Pavements

This section is to be read in conjunction with Section 3.0 Building Construction.

Driveway grades away from storage units and buildings and into stormwater pits is critical.
Undue ponding is unacceptable. Conversely steep grades make the use of trolleys when
loading vehicles unduly complicated.
A typical external pavement grade should be 3%, localized steeper grades of 5% maximum
around stormwater pits may be acceptable. Grades of more than 5% will not be accepted.
Any pit lids, sealed or grated, of any size and for any service whether stormwater, sewer,
electrical, communication and the like must be appropriate in design for the expected traffic
and pedestrian loads. It is considered galvanized steel or brass would be the preferred choice
and further plastic lids not considered appropriate.
KSS requires engineer designed reinforced concrete pavements, other surfaces are not to be
considered. All structures must have steel reinforcement, construction joints and expansion
joints and an approved curing compound applied to ensure longevity of the concrete.
The spacing, pattern and location of all slab joints is to be complimentary to overall external
works finish. Small sections and splinters of slabs due to poor construction sequencing is to
be avoided.
The finish of the surface and edging is to be consistent across the project.
All pavements to have the subgrade compacted to the supervising engineer’s satisfaction with
compaction certification from the design engineer provided to KSS as part of handover
documents.
The preferred surface finish is a neat, consistent textured machine troweled finish, with a
troweled 25mm radius edging to formed joints or edges. The expected slip and skid resistance
of the surface must be considered in this method of surface finish. The slip resistance is to
comply with AS/NZS 4586:2004 ‘Slip Resistance Classification of New Pedestrian Surface
Materials’.
Where indicated on the design plans, a select area of tiled pavement for carparking will be
incorporated forward of the front reception area.
The tiles are selected by KSS and simply be darker shade for carparking and a lighter shade
for edging. Product codes and names are as below:
• NT16-5150FL - Beaton Black Pearl Paver 600x600 20mm PA684-20 & TO26602MG
• NT22-1263FL - Stone Union Flint Paver 600X600X20MM SU6007-20

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The tiles are available from National Tiles. Contacts:

Scott Griffiths Mary Ebrahimi

SA Commercial / Architectural BDM Business Development Manager-
Commercial

23-29 Sir Donald Bradman Drive, Mile

End, SA, 5031 55 Bourke Rd | Alexandria | NSW, 2015
email: [email protected] E: [email protected]
M: +61 449 808 159 M: 0432 435 705

Upon project completion, the driveway is to be washed, scrubbed and presented as a clean
surface free of scratches, blemishes, stains, tyre marks and the like. If the clean surface
cannot be provided or guaranteed by the builder, then don’t drive on the surface.

Customer carparking in tiled pavement

4.1.1. Bollards and Down Pipe Protectors

Protective bollards will be required in strategic positions to protect building corners
etc. and as required at entry and egress points by the NCC. Note however that
bollards will not normally be required to protect entry and exit keypads, and bollards
should only be installed where there is a real need.
Bollards will painted in KSS gloss orange or pre-finished in yellow.
Downpipe protection is required to selected downpipes in driveways typically
adjacent to loading areas and corners. Bollards to be either incorporated into
concrete pour or anchored to slab (not attached to building)

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Typical Downpipe Protector

Downpipe Protector – Shop Drawing 1

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Downpipe Protector – Shop Drawing 2

4.2 Landscaping

The trade of landscaping is to be provided as a provisional sum item in any tender and the
builder should allow for a sum of $50,000 to cover the works.
The relevant Council will usually require landscaping details as part of the DA process, and
this will comprise plant species, quantities and sizes, distribution etc.
It is a KSS requirement that garden areas will include drip line watering system and turf areas
will include pop-up irrigation systems to be managed with a smart controller. This will be
installed to ensure the irrigation system is compliant during water restrictions and only
providing efficient use of water, (fed from rainwater tanks if installed), irrespective of council
requirements.
A landscape establishment period of 12 months from practical completion is required from the
builder. During this time failed plants or areas of turf will be replaced, mulch cover maintained,
stakes and ties adjusted, and any turf mowed to maintain a healthy ground cover. A constant

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water regime is to be implemented during this establishment period. The 12-month

maintainance programme must reflect the varying seasons with repeat visits to meet peak
growing periods or slower periods of growth. Overgrown gardens and long grass due to a
contractor unavailability will not be tolerated.
A minimum of 3 garden taps are to be provided within the landscape area.

The weed in the wall

4.3 Security Fencing

Prominent fencing is to be 2400 high manufactured to the following details:

• Posts: 65 x 65 x 2.5 SHS @ 2400 centers with plastic caps.
• Gate Posts: 100 x 100 x 3 SHS capped with welded plates.
• Top and Bottom Rails: 50 x 50 x 2.5 SHS 1800 apart.
• Pickets: 20 x 20 x 1.6 Allgal SHS @ 150 centers with 45º cut.
• Fencing is to be powder coated Interpon D2525 - French Blue gloss MJ067A or Dulux
Alphatec - French Blue Gloss 98432725.

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Standard 2400 High Fence Panels Powder Coated French Blue. Note preferred low
growth planting.

Other boundary fencing will be site specific and subject to discussion.

Where a solid metal fence is required, the product must be SPF Gramline Infill sheet Sawtooth
profile fence in slate grey colour with 50mm SHS intermediate support posts, top and bottom
rails and no mid rail.
The builder must provide for the use of tamper-proof security screws.

Solid Metal Fence for Boundary

Where the project includes a new fence to replace an existing fence the tender must include
removal and disposal of the existing fence.
The fence installation on completion must restrict access under and/or over the fence by
villains.

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4.4 Gates

Reliable and robust Entry and Exit gates are a critical part of a successful storage facility,
particularly when the center operates on a 24-hour basis. They not only have to provide a high
degree of security but must operate reliably to avoid customer inconvenience and frustration
when the office is unattended.
Gate configuration is site specific with separate entry and exit gates preferred where possible.
Gate operation will be controlled by the PTI Falcon XT Access System.
The position of the gate should be complimentary to the operation of the Centre. The gate
should be constructed on level ground. Sloping gate installations will increase wear and fatigue
into the motor and gearing assembly and therefore must be avoided.

4.4.1. Automatic Sliding Entry / Exit gates:

Gates will typically be a single sliding panel operated by a high-quality electric motor
FAAC 844R for single phase operation on a separate circuit with a Elsema MC 240
control card for security close operation. The drive mechanism should be a nylon
reinforced rack with pinion drive, not chain operation. The gate shall be 2400mm high
to match the fencing.
Two photo electric beams will be used on all installations, with one at high level and
one low, and be programmed to close immediately the beam reconnects to avoid
‘tailgating’, known as a ‘security close’. These beams are to be operable in all weather
conditions.
The gate, the track and the posts must be founded on an engineer designed footing
/ foundation system. The design should be structurally integrated to the pavement
and / or the landscape area as relevant to the site-specific gate operation.
In the closed position the top of the gate will fit neatly into a steel housing that resists
the gate from being lifted off its track or tampered with into a neutral position and
thereby rolled open.
The following details relate to typical single or two way driveway widths. If gates are
required to be obviously oversized, then the details should be reviewed.
• Frame: 125 x 75 x 2.5 RHS bottom rail: 75 x 75 x 2.5 SHS top rail, stiles &
intermediate stiles
• Pickets: 20 x 20 x 1.6 Allgal SHS @ 150 centers with 45º top cut
• Tunnel Posts: 100 x 100 x 3 SHS, core drilled in concrete pavement.
• Gate Track: Cold rolled galvanized Alpha track securely anchored to concrete.
• Wheels: To be 120mm diameter
• Finish: Powder coated Interpon D2525 - French Blue gloss MJ067A or Dulux
Alphatec French Blue Gloss 98432725.

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Sliding vehicle gate with tunnel post and

anti-lift gate housing.
KSS specified FAAC electric gate
motor.

Typical swiveling entry & exit keypad stands with PTI Falcon keypad, powder
coated Dulux Orange X15 Gloss 98451439
Keypads to be located between 4m to 6m from the gates of service or in
consultation with KSS prior to installation.

4.4.2. Pedestrian Gates

Where nominated as a required exit from site, a hinged pedestrian gate will usually
be adjacent to a sliding gate, 1000mm wide and generally fabricated to match sliding
gates and fence.
Gates will open outward and have a single action lever handle to meet NCC and
automatic closers to maintain site security. The gate and adjacent fence will be
adequately shrouded on the outside with perforated steel sheeting or equivalent to
prevent access to the handle from outside.

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An external mechanical pin code device must be provided to the gate for 24-hour use
and including during periods of power outage.
Finish of all fabricated components will be to match fence and sliding gate.

Pedestrian egress gate

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Section 5 Floor Finishes

A variety of floor finishes are required over a KSS site. The variety is to accommodate new
and any existing floor surfaces, timber and or concrete structures.
The finishing of the floor seal should be considered as a final task and time allowed for in the
final stages of the construction programme.
For advice and detailed application methods for epoxy floor sealed finishes, contact:
Epimax Technologies:
Max Simmons
1300 721 522
[email protected]
Clear finish – Epimax 999WB two component water based clear epoxy coating system.
Coloured finish - Epimax 999HB two component water based Blue Grey AS2700 N53 epoxy
coating system.
For existing concrete slab areas with new fit-out installations, the builder should allow to grind
back the existing slab to remove all paints or blemishes to the satisfaction of KSS. A decision
will then be made as to the Epimax finish whether clear or blue grey.
Transitions from new to old work must be seamless, neat and tidy. The oversupply of concrete
slurry onto existing surfaces is not permitted. Damage to existing pavements is not acceptable.
In areas where the slab will be exposed to extensive sunlight and a clear floor finish sealant
is to be required, consideration should be given to using the Epimax 900 product.
Note that floor coverings and floor treatment are under constant review and must be discussed
with KSS on a job by job basis

5.1 Common areas

5.1.1. Showroom and Customer Service Areas

The floor finish for the showroom and customer service area is to be an exposed
aggregate high-quality, clear sealed finish, particularly where the slab is new or in a
reasonable condition.
Also refer to clause 3.2 Floors for additional detail on finishing concrete surfaces.

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Floor finish for showroom and customer service areas

The KSS team member area to the rear of the customer service counter and the
meeting room will be direct stick carpet, edge fixed with a plain black rubber trim to
transition between floor surfaces edging where necessary.
Rear of Customer Service Area – Please refer to table 1 showroom material finishes
schedule.
Where carpet meets polished concrete at the rear of the counter area consideration
must be given to the location of the customer ‘sign up’ stools so that they are clear of
the transition line. The contractor shall mark up on a plan for KSS approval the
proposed extent of carpet to the customer service counter.

Carpet meets concrete clear of where sign-up stools are positioned

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Good practice is to install the carpet the day before practical completion, so as to
avoid contractor damage which would therefore require extensive cleaning or
replacement.

Floor finish and carpet fresh and clean, undamaged by other workers

5.1.2. Meeting room

The meeting room will have carpet to match the Showroom and Customer Service
Areas.

Floor finish for meeting room

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5.1.3. Amenities area

Tiles in amenities area

Tiles as per clause 8.3 tiles.

5.2 Internal Self Storage Building

5.2.1. Lift lobby and hoist lobby floor areas

The lift and hoist lobby areas of upper level floors will be provided with a selected
area of carpet. The edge is to be fixed with a plain black rubber trim to transition
between floor surfaces.
Lift lobby – Nolan Carpets, Broadrib, Avondale, Marine colour available in 2m wide
carpet roles and direct fixed to the floor.
For carpets sales contact:
[email protected]
0403 136 320
8 St James Place Seven Hills, NSW 2147
02 9308 6200

5.2.2. Storage floor areas

The longevity of the floor finish in these high impact areas is dependant on several
factors including:
the surface preparation practice
the skill of the contractor to apply the treatment

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the environment the finish is exposed too

the weather conditions at the time of surface application
the practice of grinding any concrete surfaces
the process of curing any concrete surfaces
Lightweight timber floors – new timber floor areas will be sealed with one selected
clear coat across the entire floor area. A second selected Blue Grey coat colour
applied to all passageway areas. The line of this colour will be with the roller doors in
a closed position.
Concrete floor areas – new steel troweled concrete floor areas will be sealed with
one selected clear coat across the entire floor area. A second coat of the same clear
sealed product will be applied to all passageway areas. The line of this clear coating
will be with the roller doors in a closed position.
Existing floor areas – as previously discussed existing floor areas will be assessed
by KSS for the desired floor finish.

New concrete floor finish clear coat epoxy sealed

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Section 6 Painting
6.1 General

This Specification should be read in conjunction with the current KSS ‘Corporate Style Guide’
which is available from Kennards Self Storage Team Headquarters. Used in conjunction, these
documents will enable us all to meet the Kennards Self Storage corporate building standards
on a national scale.
As a corporate branding strategy orange will always be the upper colour with blue the lower
colour. The proportion of the colour segments will be 70% orange and 30% blue.
All external raw faced wall surfaces where visible for public view must be painted as directed
on the approved Construction drawings.
Surface preparation and undercoat practices are critical to the success of applying feature
colours. Tide marks, streak marks and the like will not be accepted.
For all painting purchases, supplies and site-specific applications refer to:
Wattyl Paints
Level 3, 2 Burbank Place
Norwest, NSW, 2153
Victor Szitniak 0420 928 764
Email [email protected]

Refer to KSS Wattyl Spec Template 2024 V1

6.2 Showroom and Customer Service Area, Company Store

6.2.1. Building element – Painted

Walls in plasterboard - satin acrylic Shaded Ice.
Feature walls in plasterboard - low sheen acrylic KSS Orange.
Ceilings in plasterboard - flat acrylic Ceiling White.
Plasterboard cornice - to match ceiling finish.
Concrete soffit to internal showroom - matt Acrylic Black.
Trims, architraves – gloss enamel Shaded Ice
Amenities timber doors - gloss enamel KSS Orange.
Company store double timber doors - gloss enamel KSS Orange.
Company store walls in plasterboard - satin acrylic Shaded Ice.
Concrete soffit external undercroft areas - matt Acrylic white.

6.2.2. Building element – Powder Coating

Aluminium Windows - Interpon D2525 - French Blue gloss MJ067A or Dulux Alphatec
French Blue Gloss 98432725.

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Aluminium Doors - Interpon D2525 - French Blue gloss MJ067A or Dulux Alphatec
French Blue Gloss 98432725.
Fences and Gates - Interpon D2525 - French Blue gloss MJ067A or Dulux Alphatec
French Blue Gloss 98432725.
Keypad Stands - Powder coated Dulux Orange X15 Gloss 98451439.

6.3 Internal Self Storage Building

6.3.1. Slab soffits and undercrofts

In a multi-storey building the entire ground floor passageway soffit shall be painted
white as per clause 2.8.4. Additionally in some KSS developments there may be a
large customer carpark undercroft at the showroom entry. This slab soffit should also
be painted white.
A lightweight building development would probably not have this detail.

Large customer carpark undercroft

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Smaller customer carpark undercroft

Successive upper-level ceilings do not need to be painted unless the area is part of
the highlight window display area.

Painted ceiling to highlight window display area

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6.4 External Self Storage Building

6.4.1. Concrete panels and masonry walls

All concrete panels and masonry walls are to be painted the colour finish should be
nominated on the Construction drawings and will be a combination of the KSS
corporate colours being KSS Orange and KSS Blue in the correct portions.
Some walls where nominated or of lesser prominence must also be painted. The
colour will resemble Colorbond ‘Façade Grey’, ‘Teahouse’ PG1F6 or a similar Wattyl
colour product may be used.

6.4.2. Compressed fibre cement sheets

All CFC boards are to be painted the colour finish should be nominated on the
Construction drawings and will be a combination of the KSS corporate colours being
KSS Orange and KSS Blue in the correct proportions. Expressed joints are to be
painted as per the board.

6.5 Exterior Site Areas

Car park line marking, lane marking, directional arrows and the like to be completed
to AS/NZS 2890.1 and 2

6.6 External Doors or Fire Egress Doors

Doors of this nature will be painted in KSS Orange inside and outside.

External doors painted orange inside and out

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Section 7 Electrical
7.1 Showroom and Customer Service Areas

Builder to allow a Provisional Sum of $10,000.00 to supply light fittings.

The builder is to allow for 25 x light points. The lighting for the showroom will be generally
distributed over five areas, 1 x size-it room, 1 x slat wall, 1 x service counter, 1 x general
showroom lighting, 1 x external showroom awning lights.
Light switches and alarm controls should be located adjacent the KSS teams main entry / exit
door location. This may vary from site to site depending on the development design.
As a standard any light should be LED, minimum 5 year warranty on parts and installation in
cool white illumination.
Where batten lights are used they will be a recessed LED panel light 1200 long x 300 wide –
30W with satin white aluminium base and opal polycarbonate diffuser.
Slat wall displays to have track mounted 3 x directional LED downlights.
The meeting room, company store, kitchenette, hot desk or hot both and amenities will have
individual switches in each of those rooms.
Any electrical circuits, metering, cabinets and conduits must make provisions and connections
for future KSS expansion opportunities.
Any tender must also include costs associated with any temporary construction service and
costs associated with the final certification and connection to the utility provider.
Generally GPO’s to be set 300mm above AFL (except for Clause 9.4 - kitchen bench and
Clause 7.2.4 - passageways).
Underside of showroom awning to be fitted with recessed lights, allow up to 5 lights.

7.2 Internal Self Storage Building

The distribution of lights and power will be site specific.

The builder should also be aware the installation of the lights is for the completed project.
Temporary lighting must be used during the construction phase.
If the project is an expansion of an existing Centre and the new work requires the
disconnection, relocation and reconnection of electrical services to the existing Centre, then
the cost of this work must be included in the tender. This includes the requirement to provide
a temporary service and or a temporary pole or generator and the like.

7.2.1. Passageway lighting

Passageway or unit lights to be Lowa Lighting Aero batten -1200 20W / 30W dual
wattage LED batten, 5000K 100LM/W, IP20, satin white aluminium base / opal
polycarbonate diffuser, L1200mm x W80mm x H65mm, in built microwave sensor
with dim options.
Another option for the passageway or unit lights is ERS Tech LED Batten Light with
Sensor, 5000k 150lm/w, IP42, L1170mm x W93mm x H72MM with Daylight &
Microwave Motion Sensor, sensing distance 2.5-4m.
The lighting function should be:

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• Detection Area : 25%

• Hold Time: 30 sec
• Standby Period: 10 min
• Standby Dim Period : 20%
• With Remote Control
Lights to run along the passageways parallel to the unit doors and walls generally to
be spaced at 6 metre intervals between units and are to be positioned so that one
light will illuminate four units, two units on each side of the passageway.

LED tube lights installed along the passageways

The fixing of the light will need to be consulted with KSS as there are 2 options.
• Option 1 - the passageway lights are to be suspended from the structure
above by the use of fixed rod. This height may need to be consulted with KSS
on a site-specific basis.
• Option 2 – the passageway lights are to be fixed in accompaniment with a
KSS approved prefabricated metal light tray section suspened along the
passageway. This height may need to be consulted with KSS on a site-
specific basis.
Internal driveways will normally require a double row of LED lights due to the width.

7.2.2. Feature Unit Display Lighting

Where the project has storage unit roller doors (either operational or false) behind a
glazed façade facing the street frontage they are to be illuminated at night by suitably
positioned internal LED strip light by a time clock (set 6.00 pm to midnight) with a
bypass switch, both located adjacent to the switchboard in the company store &
clearly marked. Standard LED passageway lights should still be provided regardless
of the strip light.

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Internal LED strip light to highlight window display area

7.2.3. Unit Lighting

Driveway units command a premium rent and each driveway unit requires lighting.
Lighting is not normally provided to individual internal units unless the unit is 6m or
greater in length.
For units larger than this please refer to 11.1 lighting for Enterprise Units.
The lighting type will be as per the Lowa passageway light.
There is no requirement for external switching.

7.2.4. Power Outlets

Single GPO’s are generally required for cleaning and maintenance purposes only
and should be distributed at 1200mm AFL to give full cover of the level concerned
with the use of a 30m extension cord. The GPO enclosure will be fitted with a lockable
transparent cover.

7.2.5. Hoists and Lifts

Adequate power supply must be provided to suit manufacturers requirements.

7.2.6. Emergency Lighting and illuminated Exit Signs

Emergency lighting and exit signs must be installed to meet all statutory
requirements. Fittings to be non-maintained emergency lighting.

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7.2.7. Loading Bay Lights

Loading Bay Lights

A selected LED sensor light at 3.0high is to be fitted in the loading bays as refelected
on the electrical plans.

7.3 External Self Storage Building

7.3.1. External Lighting

Selected external bunker style ‘night owl’ fittings will be typically mounted at the top
of every 4th or 5th roller door mullions and each side of the loading bays, controlled
by a PE cell.

7.3.2. External power outlets

Consideration should be given to the provision of weatherproof single GPO in
convenient locations 1.2m high above building floor level. As a general rule GPO’s
shall be provided every 30 metres.

7.3.3. External power to gates

The gate motor will require 240-volt power provision and allowance for conduit to
carry the beam control wire.
Gate motors are to be hardwired or lockable GPO, and must run on its own circuit.

7.3.4. Signage
The contractor is to provide a power supply point behind the building façade on its
own circuit. This may be in an elevated position behind the possible illuminated KSS
sign location. All connections, switching arrangements, timers and the like will be by
the sign contractor.
The contractor is to provide a separate power supply and cicuit for the external pylon
sign. This includes installation of the empty conduit with draw wire from the MSB to
the location of the proposed pylon sign.

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7.4 Air-Conditioning

Where the project involves the construction of a new showroom and meeting room these two
areas are to be provided with air conditioning. The system shall be site specific and designed
by a competent consultant to the relevant industry and Australian Standard.
The showroom and the meeting room will be provided with separate operating split systems
for use and temperature control.
The external condenser units will be located in an unobtrusive area, although not on the roof.
A visual screen around the condenser may also be required. A concept plan of the air-
conditioning system must be provided with the tender submission.

Screen around the condenser

Note that the location of all components, outlets and the control pad must be carefully
considered in relation to the showroom layout, joinery locations and KSS standard signage.
Any internal evaporarion units must not be installed above any other floor fixed infrastructure
items.
Concentrated air flow into a small area or over a desk / reception area is to be avoided.
Likewise the external fan unit should not expel air onto a common customer area, such as a
carpark pathway.
Condensate water discharge must be connected to a sewer system or soaking pit or garden
area or stormwater system. The water must not be allowed to simply discharge onto an open
paved area.

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7.5 Walkie Stackie

A 15 amp power supply but 10 amp plug needs to be allowed for in the KSS nominated area
for the walkie stackie.

Walkie Stackie

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Section 8 PC Items
8.1 Amenities, Washrooms

Any item supplied must be accessible compliant.

Pans & Cisterns Vitreous china white (to meet disabled code if
required)

Hand Basin Only cold-water supply is required to hand

basins.
Install a vitreous china Enware Lutana Basin 770
ELB7752 or ELB7762 wall mounted basin with
handed bowl. The bowl must have provision for
a single tap Enware-Delabie TempoSoft Time
Flow Basin Tap model TFC740510 complete
with THKIT22-35
adaptor (to meet the disabled code if required).

Mirror Above hand basin, frameless with polished

edges (to meet disabled code if required)

Disabled Grab Rails Grab rail supply and fix to be NCC compliant.

Paper Towel Dispenser BOBB262 Stainless Steel (Bunning’s

Architectural)

Waste bin Wall mounted 20 litre stainless steel bin to match

the paper towel dispenser is to be provided by
the builder, subject to KSS product approval and
positioned directly under the paper towel
dispenser.

Soap Dispenser SDSS10 Polished mirror finish refillable soap

dispenser (Oz Washroom) or equivalent

Roll Holder Wall mounted T-shaped polished chrome finish

double toilet roll holder.

Door furniture Lockwood 4800 series levers and function.

4814 exterior plate and 4941 interior plate.

Exhaust Fan Clipsal Airflow CE250 or equivalent to be

switched with lighting on a 10-minute timer
delay.

WC Door Signs Will be by KSS other than disabled toilets which

will require approved Braille signage.

Shelf Provide shelf to WC room.

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Coat Hook Provide one coat hook.

Cold water tap for Provide one cold water chrome plated 20mm
cleaning anti-vandal hose cock per WC room, 400mm
above FFL. This tap is for the purpose of general
cleaning and should be located in a convenient
yet subtle location away from customers shins.

Typical customer / KSS Team Member amenities with complimentary styling and
colours.

8.2 Kitchenette

A circular Clark, Model ERB 20 litre, Cellini Single

Sink
Bowl over mount fixing.

Tap ware Sink flick mixer 150mm reach polished chrome

Refrigerator To be supplied by KSS

Zip electric CL1502 MCX3 3.5 kw. The hot water

system is to supply the kitchenette sink only, hot
Hot Water System
water to the washroom is not required.To be
located under the kitchenette bench.

8.3 Tiles

Internal - Wet area

Tile supply requirements refer to:
Johnson Tiles

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2 / 51 Bourke Road, Alexandria NSW 2015

Phone 02 8795 0877
Harry Petroutsis 0439 107 393
Email [email protected]
Tile specification
Floor: Plain grey coloured Matt finish 200mm x 200mm
Wall 1: Johnsons Spectrum Sunset gloss finish 97mm x 197mm
Wall 2: Johnsons Spectrum Pacific gloss finish 97mm x 197mm
Wall 3: Johnsons Spectrum Sunset gloss finish 97mm x 197mm
Wall 4: Johnsons Spectrum Pacific gloss finish 97mm x 197mm
All wall tiles to be 1500mm AFL and will be laid as stacked.
Floor waste to be chromed brass.
Wall tile colour fixing pattern, orange tile opposite the entry door, orange to the entry door side
and blue to the two remaining side walls.
Floor grout to be be grey cement. Wall grout to be white tile grout.

External – Showroom entry

Where noted on the Architecturals plans an entry path or door patio may be required. Refer to
Clause 4.1.
Tile supply requirements refer to:
National Tiles
www.nationaltiles.com.au/beatonblackpearlexternal
Beaton Black Pearl External Tile 600mm x 600mm

8.4 Lifts and Hoists

The trade of lifts and hoists is to be provided as a PC item in any tender. The PC allowance
will apply to the supply and installation price of the lift car and machinery only. Construction of
the lift shaft lift base, electrical works, phone connections, builders work and the like are not
to form part of the PC allowance. These costs must be included in the general contract price.
The builder must include and arrange for each passenger lift or passenger hoist regardless of
the supplier or the site location to be provided with an emergency phone (Pixel EM1
emergency phone) and 4G monitored phone service (by GEC Communications) compliant
with AS1735.

GEC Communications will arrange for the supply, installation and monitoring of one Fixed
Wireless Terminal (FWT) per passenger lift or hoist. The cost of the subscription (line rental
and monitoring for 12 months) and coordination must be allowed for in the initial builders
tender price.

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Beyond the 12 month DLP, KSS will then take over the arrangement through GEC
Communications.

Fixed Wireless Terminal contact:

GEC Communications
[email protected]
Ph 1800 975 110

The reliability of passenger lifts and goods hoists is critical to the successful operation of a
storage Centre. Both need to be capable of the anticipated use, traffic and conditions. KSS
initial hoist selection is Southwell Engineering. Should a tender include a differing
manufacturer this must be clearly stated in the tender and written approval from KSS must be
provided prior to entering into a sub-contract with any supplier other than Southwell.
Hoists and lifts will be supplied, delivered to site, installed and commissioned by the selected
manufacturer.
Lifts and hoist are not to be used by the builder or the contractors during the construction
phase. This is to reduce wear and damage of the unit and gearing.
Upon commissioning, all associated lift, motors and gearing components with written
specifications must be provided. Additionally, all keys, programming codes, drawings, wiring
diagrams and any specific tools must be provided to KSS.

8.4.1. Passenger Lifts:

Specification
Capacity: To meet current National Standards
Speed: 1.0 m/sec (nominal)
Door dwell time: 12 Seconds and adjustable
Car internal: 2400 w x 2000 d x 2400 h
Car entrance door: 1800 w x 2400 h
Connected call buttons to be provided for adjacent lifts
Wall finishes
Lower section 1200 high aluminium tread plate. Above this provide up to the ceiling
height Nolan carpets, Autex, Vertiface, Muralla colour direct fixed to lift car walls.

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Typical passenger lift with rubber floor Checker plate to lift sill tread, checker
tiles, checker plate walls and carpet walls plate corners and lobby carpet
above. Also note checker plate reveals to
door opening

For carpet sales contact:

[email protected]
0403 136 320
8 St James Place Seven Hills, NSW 2147
02 9308 6200
Ceiling: MDF board ceiling pre-finished white paint or white melamine board
Floor covering
Polyflor Australia
Saar Floor Noppe Stud Tile
Steel Grey 014 (rubber tile)
Phone: 1800 777 425
Web: Polyflor.com.au
Email: [email protected]
Lighting
Flush mounted LED downlights as advised by the lift subcontractor. Contractor to
provide sample to KSS for approval prior to installation.
General
The lift sub-contractor is to be responsible for all required testing, commissioning &
certification prior to handover.
They will also be responsible for the cleanliness and condition of the lift at handover,
including removal of plastic protection film and all traces of adhesive.
The supplier will also be responsible for supplying KSS with an initial supply of
stainless-steel pressure pack cleaning fluid.

8.4.2. Goods or Passenger Hoist

Following is the current hoist specification:

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Carrying capacity: 1500 Kg

Hoist speed: 1.0m/10sec (nominal)

Platform size: 2400 x 2400

Door size; 2400 w x 2400 h

Door type: Powered roller shutter

Door finish: Natural Aluminium

Tower enclosure: Unclad steel framework

Levels served: Max 2 (NSW)

Hoisting system: Constant velocity hydraulic

Raise/lower control: Momentary touch button

Enclosed platform: Aluminium tread plate floor and 3 walls to

1200 high

Goods hoist internal finish as per manufacturers specification.

Passenger hoist internal finish:
• Walls as per KSS passenger lift.
• Ceiling to be open mesh as per manufacturers specification.
• Floor as per KSS passenger lift.

General goods hoist arrangement at first Hoist lobby floor finish showing 1200mm
floor level showing 1200mm high tread high tread plate protection
plate protection.

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Section 9 Joinery
9.1 Showroom and Customer Service Areas

Showroom joinery will be site specific and requires shop drawings to be provided for KSS
approval prior to manufacture of any joinery. The site-specific nature of the design may need
to be either a left or right hand design.

Plan view of showroom customer service counter and Size It area

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The office joinery will typically comprise of:

9.1.1. Customer Service Counter

A Customer Service Counter with sign-up desk, drawer units containing personal
drawers and 1 x printer draw unit lockable is to be provided. Shop drawings for KSS
approval are to be provided before manufacture.
The chasing in of services into the slab to the counter position is an acceptable
construction practice with consulting project engineer approval.
Typical joinery details for showroom customer service counter:

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Typical front and rear view of reception desk

9.1.2. Hanging Box Display

A suspended hanging box display, ceiling mounted in an approved KSS location is
to be provided as per the joinery details below.

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Typical joinery details for hanging box display.

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Typical hanging box display in showroom

area

Typical hanging box display ready for

merchandise

9.1.3. Hot Desk

Hot desk, as part of the work a 900 high bench as per the joinery details at the rear
of this specification is to be provided generally adjacent the kitchenette area. The rear
wall to the hot desk will have 2 x flush mount USB recharging / GPO points 150mm
above the bench.

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Typical joinery details for customer hot desk

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9.2 Mesh Display Wall

Reference to table 1 Showroom Material Finishes Schedule

Mesh ready for merchandise

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Mesh display includes merchandise prongs and bins

9.3 “Size it” Room

Where shown on plan or described in this specification an area of 4.5m long x 3.0m wide x
2.7m high will be dedicated for the purpose of providing a graphic demonstration of available
self storage unit size for customers.
The size it room will be illuminated by 4 equally spaced low voltage downlights.
If designed into the development a dropped continuous bulkhead around the size it room of
350 x 350 will be required.
The size room area will be outlined by using LED coloured strip lighting recessed into the
polished concrete floor and recessed in the timber wall panels to a minimum height of 2.7m.
The lights will be on a switch system with each size having its own switch. This switch system
should be on a separate switch panel near the size it room.
• 1.5m x 1.5m will be yellow
• 3m x 3m will be orange
• 3m x 4.5m will be blue
Reference to table 1 Showroom Material Finishes Schedule

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Size-it room showing colour and styling

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9.4 Kitchenette

The kitchenette joinery will typically comprise of:

1. A kitchen bench 600mm wide x 1200mm long with specified circular sink and tap set, a
bank of drawers with cutlery insert in the top drawer and 600mm wide refrigerator space.
The sink is to be positioned above the drawers set.
2. Fixed to the wall 600mm above the kitchen bench a cabinet of open shelves for crockery
and microwave is to be provided as per the joinery details at the rear of this specification.
Doors are not required. The position of the microwave should be to the left-hand end of
the cabinet to avoid head injuries when the door is open and the operator standing upright,
slouching is not encouraged. LED lights, typically x 3, are to be recessed into the base of
the shelf unit to illuminate the bench top.
Install two double GPO’s above the kitchen bench at the opposite end to the sink. Install two
single GPO’s one for a refrigerator and one for the microwave. Power points must be either
on the tiles or on the plasterboard, not half and half.
Splash back tiles will be in KSS orange and blue above the bench.
In larger centres provision may be made for a single drawer dish washer.
Zip tap location as per 8.2 Kitchenette.

Typical KSS kitchenette

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Typical joinery details for customer kitchenette

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Typical Kitchenette-3D Review

Standard Joinery Finishes

Cabinet Carcass: White Melamine

Doors: Formica laminate Seal Grey pearl finish on 16 mm

MDF

Bench Top Material: 32 mm High Moisture Resistance particle board

Bench Top Laminate: Laminex Raw Birchply 8910 Natural Finish with rolled
edge finish. Colour to match.

Cabinet Door/Drawer Handles: Kethy S509/96 Satin Chrome wire D-handle

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Sink Refer to section 8.2

Cabinet Dimensions: Site specific and in accordance with project drawings.

**Note refrigerator space is to be 600mm clear width

Note that the joinery supplier is to be responsible for providing adequate protection to all
laminate surfaces to avoid damage prior to final site clean.

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Section 10 Fire Services

The trade of Fire Services is to be provided as a PC item in any tender.
Any selected fire service component for a project must make considerations for its cost-
effective maintenance and periodic inspections for the expected life of the building.
Contractor specific proprietary systems should be avoided. Any fire system selected must
consider the on-going maintenance requirement for the system and KSS operations.
Installation of a faulty, defective, temperamental, or inappropriate system will leave the builder
to burden the costs of reimbursement to KSS, payment of nuisance NSW Fire Brigade fees or
rectification of the system to correct the issue.
Final inspection and certification of the entire fire detection operation, suppression system,
smoke doors and panel warning system must happen prior to handover. Enough time must
be provided to allow for any rectification works before customers move into the building. The
inspection and pressure flow test is to be undertaken by an independent hydraulic engineer
and the appropriate fire sub-contractor, in company with representatives from KSS and the
Builder.
Consideration must be given to cost effective maintenance and periodic inspections for the
expected life of the building.
Passive fire measures should be used. Alternative solutions must be identified and submitted
to KSS for approval at the time of tender submission.
Where pumps are required to either the FH or FHR installation, they are to be of a recognized
quality brand. This comment will apply generally to all essential services components.

10.1 Fire Hose Reels

Fire Hose Reels (FHR) where required, are to be installed to comply with current NCC &
relevant Australian standards.
The standard is the FHR should be installed at a high level so as to avoid damage from trollies
or injury to customers. The nozzles and tap will need to be accessible at the lower level. In
addition, hoses must be supplied with brass nozzles, not plastics. All required signage is the
responsibility of the sub-contractor.

10.2 Fire Hydrants

Fire Hydrants (FH’s) where required, are to be installed to comply with current NCC & relevant
Australian standards. All required signage is the responsibility of the sub-contractor.
Booster assemblies are to be enclosed in a standard red cabinet to comply with Australian
Standards.
Consideration must be given to the location of hydrants to avoid damage by vehicular traffic,
i.e. set well inside kerbs bounding driveways etc. Bollards will be installed only where hydrants
are unavoidably vulnerable to damage.

10.3 Fire Extinguishers

Fire Extinguishers are to be installed to comply with the minimum, current NCC & relevant
Australian standards requirement. Where possible it is preferred that the use of fire
extinguishers is avoided all together. All required signage is the responsibility of the sub-
contractor.

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10.4 Smoke and Thermal Detection

Where required, smoke and thermal detection is to comply with current NCC & relevant
Australian Standards.
For the purpose of periodic inspection, the detector must not be located within a storage unit
nor in an inaccessible location from the passageway.
There are several types of smoke detection system on the market and KSS expect the
successful builder to present the proposed design to KSS for approval, particularly if the
proposed system impacts on the other building elements, including but not limited to floor to
floor heights, storage unit set out and component features.
Any chosen system must be installed to minimize damage to the components and are not to
be in a position accessible to the general public.
Finally, consideration shall be given to the smoke detection system used in order to prevent
false alarms due to dust, exhaust fumes or any other contagions.
Detection points will be numbered and recorded on a plan, and the plan provided to KSS as
part of the final WAE documentation package.

10.5 Block and Zone Plans

Block and zone plans are to be provided & installed where, and as required by the relevant
codes. Note that block plans are to be either laminated or behind glass, framed and
permanently fixed in an appropriate location.
Block plans at the booster to be weatherproof.

10.6 Evacuation Signs and Diagrams

Evacuation signs and Diagrams to Australian Standard are to be provided and installed. The
signs/diagrams are to be laminated and appropriately located on each evacuation route of the
building.
A soft copy of evacuation signs and diagrams are to be provided to KSS which are to be
included in the handover package.

10.7 Sprinklers

Sprinklers are the least preferred option and will be installed only when required. An
independent inspection is to be carried out on completion by a hydraulic engineer and a full
pressure test is to be completed by the subcontractor concerned and in the presence of KSS.

10.8 Fire Doors

Also refer to clause 2.9.7.

Fire Doors which exit onto public land outside the KSS security fence e.g. a fire exit door onto
public footpath, must be alarmed and have one-way door furniture, anti-vandal plate and no
keyed lock.
A fire exit door which exits within the open space of a KSS property does not require to be
alarmed. Furthermore, that exit door should be fitted with two-way door furniture to permit KSS

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customers and team members to access the building as required. No locks are required within
the KSS property.
Hold open devices are only required within storage passageways and where the doors access
a main stair used by storage customers.
Where a door gives access to a fire escape stair it is to have a closer device only.
All fire doors are to be tagged appropriately, jamb and door, by the installation contractor and
remain unpainted. Ensure that fire door signage is appropriate to the individual door
installation and is uniform throughout the site.

10.9 Occupant Warning System

An Occupant Warning System is to be provided with a PA and music card. The music source
will be provided in accordance with the site-specific KSS Communications and Security
Specification.
A final site commissioning of the system will include the operation of the lift / hoist (where
applicable) to ensure there is no background interference or static noise coming through the
PA or similar system when the lift / hoist is in operation.
In a building or other facility where an occupant warning system may not be required to meet
NCC standards, a PA / background music system speaker will still be required and installed.
A microphone must also be provided & installed on the office reception counter.
FIP panels are to be installed in an external location, forward of the security gate, in a lockable
all-weather cabinet. Final position to be confirmed with KSS at CC documentation stage.
The speakers installed need to be compliant with a fire panel even if one is not installed.
Speaker horns are not preferred. A mixture of speakers and horns is not preferred.

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Section 11 Enterprise Space Units

11.1 Enterprise Space Units

At selected KSS centres there may be units nominated as “Enterprise Space” units, typically
these are larger units accessed directly via the driveway.
A feature of an Enterprise Space Unit is to have individual private electrical metering for power
and lighting with the electrical usage charged back to the customer.
The group of the private meters must be located in a fixed, lockable cupboard, typically at the
end of each Enterprise Space building or at the main switchboard.
As a standard any light should be LED, a minimum 5-year warranty on parts and installation
in cool white illumination.
Internal unit lighting specification type will be as per clause 7.2.3.
There is no requirement for external switching.
Typically, the units will have high clearance ceilings, and as such the lights will need to be
installed on the side walls at a height of 3 m above floor level, so the KSS team members can
facilitate the changing of the globes as necessary with ease.
Units up to 36 sqm must have two lights in total, each on opposing walls.
Units up to 72 sqm must have four lights in total, each pair on opposing walls.
Units >72 sqm must have six lights in total, each set on opposing walls.
Should KSS instruct the lights to be on a switch, the switch should be just inside the roller door
opening to the right hand side of the unit adjacent the latch area.
Finally, each unit shall be provided with 1 x double power point also just inside the roller door
to the right hand side of the unit adjacent the latch area.
Three phase power is not considered a standard KSS inclusion.

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Section 12 Wine Storage

The following specification is a generic guide only site specific conditions may alter these
specifications.

12.1 Cool Room

12.1.1. Dimensions
Walls:100mm H grade polystyrene w/ 0.6 mm off-white Colorbond both sides.
Ceiling:100mm H grade polystyrene w/ 0.6 mm off-white Colorbond both sides.
Floor:100mm H grade polystyrene plus overlay of 19 mm Structafloor wear surface.
Access door:2100h x 1000w complete with hardware and gaskets hinged one side
and with electronic keypad security lock.

12.1.2. Environment
The single most important element in the wine cellar is maintaining a stable
temperature and Relative Humidity. KSS stress the importance on providing the
highest quality equipment, with the lowest possible running and maintenance costs.

12.1.3. Refrigeration
Split system condensing unit and evaporator sized to maintain a stable inside
temperature at 14-15 degrees C.
Condensation drains to be arranged to provide adequate drainage and minimal visual
impact.

12.2 Humidifier

Where required, Ultrasonic humidifier c/w external humidistat, 4 stage filter and pressure
reducing valve sized to maintain a stable Relative Humidity at 60%-70%.
It is essential that the systems humidity and temperature can be measured and controlled.

12.3 Locker Carcasses

Manufactured from 16mm thick MDF in module sizes listed below.

Modules divided into compartments to suit KSS requirements for storage of 8, 12, 24, 36, 48
or 72 cases per compartment:
• 8 Case Modules – External dimensions 572 (w) x 762 (d) x 762 (h)
- Internal Dimensions 540(w) x 730(d) x 730(h).
- Single Door, 1 Compartment
• 12 + 12 Case Modules – External dimensions 572(w) x 762(d) x 2281(h)
- Internal Dimensions 540(w) x 730(d) x 2225(h)
- Two Doors, 1 shelf = 2 compartments, each 12 cases
• 24 Case Modules – external dimensions 572(w) x 762(d) x 2281 (h)
- Internal dimensions 540(w) x 730(d) x 2225 (h).

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- Single Door, 2 Shelves = 3 Compartments, each 8 cases

• 36 Case Modules – External dimensions 572(w) x 1130(d) x 2281(h)
- Internal Dimensions 540(w) x 1100(d) x 2225(h)
- Single Door, 2 shelves = 3 compartments, each 12 cases
• 48 Case Modules – external dimensions 1144(w) x 762(d) x 2281(h)
- Internal dimensions 1112(w) x 730(d) x 2225(h)
- Two doors, 2 shelves = 6 Compartments, each 8 cases
• 72 Case Modules – external dimensions 1144(w) x 1130(d) x 2281(h)
- Internal dimensions 1112(w) x 1100(d) x 2225(h)
- Two doors, 2 shelves = 6 Compartments, each 12 cases
Carcass body material, 16mm thick MDF gloss white melamine coated on inside surface. All
shelving to be 25mm thick. All external visible surfaces of the carcass body to be faced with
FORMEX Khaya mahogany wood grain velvet finish.

Typical wine storage joinery. Unit faced Typical Internal Melamine finish to
with Laminex South West Jarrah veneer joinery units.
board.

Doors:
16mm MDF faced both sides with Laminex South West Jarrah veneer board.
One Hafele 230 x 68 pt#571.54.248 plastic air grille per compartment door.
Hinges to be Selecta Pro 2000 single pivot hinge with Snap-On assembly – number 077 663
for 16mm door (opening angle 270 deg). Minimum 2 hinges per compartment. (4 for 12 case
compartments). All double doors shall be fitted with a barrel bolt top and bottom to one of the
doors.
1 x 30mm wide x 200mm long x 8mm deep rebate in back to accommodate latch. Lockers
with double doors will require a barrel bolt to the inside of one of the doors. Latches will be
supplied by KSS on request and delivered to the joinery shop. Handing of doors to suit the
Chateau latch.

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12.4 Bulk Wine Storage

Where shown on drawings, bulk wine storage units are to be similar in style to normal Self
Storage units with the exception that facades between roller doors are to be faced with
Laminex South West Jarrah veneer board. To allow air flow through the bulk wine stores,
mesh shall be installed above the roller doors and three air vents to be installed per door.
Roller doors are to be Colourbond Black Night Sky with standard KSS latches, with an internal
latch to the top and bottom of the door. The bulk units shall be sized to maintain space
efficiency with the standard KSS wine cartons which have dimensions of 490mm x 325mm x
165mm.

Typical bulk storage roller door layout.

Typical Internal for bulk storage unit

12.5 Wine Storage Lighting and Power

Lighting to wine storage is designed to provide a soft glow and is situated in passageways
only, unless noted here. Fittings supplied by KSS, fittings typically at 1.5m spacings, mix of
Belson timers and sensors to be used for passageways.
Large bulk units with lights to have external push button timers with LED lights.
Consideration must be given to ensure the lights are weatherproof.

12.6 Wine Storage Floors

Passages and entries will be carpeted with Cordova Plus, colour Vineyard: 81.

12.7 Greeting Area

A desk and two shelves with Laminex South West Jarrah to be installed to the nominated
greeting area. A suitably sized cork pin board shall also be provided.

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Section 13 Appendix
13.1 Contact List

Category Business Main Contact & Phone Email

Name Address

Roll a Door B and D 13 62 63

Roller doors Storco 6391 2800 [email protected]

Roller doors Taurean 3/1464 Ferntree Gully (03) 9721 8366 customerservice@taure
Rd, Knoxfield VIC ands.com.au
3180

Floor finishes Epimax 4/3 Moorebank Ave, 1300 721 522 [email protected]
Technologies Moorebank NSW 2170

Carpet Nolan Group John Cuthbert 02 9308 6200 [email protected]

om.au
8 St James Place
Seven Hills, NSW
2147

Paint Wattyl Paints Victor Szitniak 0420 928 764 [email protected]

m.au
Level 3, 2 Burbank
Place
Norwest, NSW, 2153
Australia

Lift/hoist floor Polyflor 1800 777 425 [email protected]

covering Australia
Polyflor.com.au

Size it room Bosco Lighting 11/95 Burrows Road, 02 9188 3470 [email protected]
Lighting Alexandria NSW 2015 om.au

Tiles Johnson Tiles Harry Petroutsis 0439 107 393 h.petroutsis@johnsontile

s.com.au
2 / 51 Bourke Road, 02 8795 0877
Alexandria NSW 2015

Hoist Southwell Domagoj Lousin 0484 091 888 [email protected]

36 Edward Street,
Camden, NSW 2570

Lift Going Up Derek Dixon 0420 455 699 [email protected]

om.au

Lift GEC Andrew Barter 1800 975 110 andrew.barter@geccom

Communicati Communicatio munications.com.au
ons ns

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Category Business Main Contact & Phone Email

Name Address

External National Tiles Mary Ebrahimi 0432435705 mebrahimi@nationaltiles

Tiles .com.au
55 Bourke Road
Alexandria, NSW,
2015

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13.2 Practical Completion Checklist

Item Provided

Installations complete and confirmed

Roof access ladder and handle/stick

Fire and alarm system, Fire Hose Reel fixed up high, extinguishers,
hydrants, Fire Indicator Panel and mimic boards, fire doors, magnet latches

Romteck connected

Occupant warning system working, music card installed

Emergency lighting, lighting on exit signs

Emergency phone connection in the lifts. Confirm it is answered

Landscaping, as per spec, 12 month maintenance period, irrigation system.

Name and contact number of company managing landscape contract
provided. Introduced to KSS team

Keys provided

Keys to comms rack

Keys to meter boards

Gate motor and key

Keys to other keyed locks

Instructions and operation manuals provided

Fire detection and alarm system

Lifts, including the name of manufacturer and details of the provider of

emergency assistance

Hoists

Sliding auto gates

HWS

Air conditioning

Microwave

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Certificates provided

OC from builder

IOC from builder

88B instruments

Civil engineer, pavement grades

Geo tech certificate, compaction certificate

Structural engineer’s

Hydraulic engineer’s

Plumber’s certificate for stormwater installation

Fire detection and alarm system

Ad tech certificate

Landscape certificate

Painting certificates and receipts

Guarantees and warranties

Plans & drawings

As-built documents on USB

As-built documents in hard copy

Block plan new or existing revised

Fire services design approved by KSS

Checklists and reports

Checklist for construction

Checklist for IT
Electrical sign-off
Checklist for doors
Roll a Door checklist
Dilapidation report
VESDA sample points and baseline data

Storm fire and Delux to confirm installation is good after 12month DLP ends

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13.3 Photo Gallery

13.3.1.

13.3.2. 13.3.3.

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13.3.4. 13.3.5.

13.3.6. 13.3.7.

13.3.8. 13.3.9.

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13.3.10. 13.3.11.

13.3.12. 13.3.13.

13.3.14. 13.3.15.

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13.3.16. 13.3.17.

13.3.18. 13.3.19.

13.3.20. 13.3.21.

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13.3.22.

13.3.23. 13.3.24.

13.3.25. 13.3.26.

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13.3.27. 13.3.28.

13.3.29. 13.3.30.

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13.3.31. 13.3.32.

13.3.33. 13.3.34.

13.3.35. 13.3.36.

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13.3.37. 13.3.38.

13.3.39.

13.3.40. 13.3.41.

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13.3.42. 13.3.43.

13.3.44. 13.3.45.

13.3.46. 13.3.47.

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13.3.48. 13.3.49.

13.3.50. 13.3.51.

13.3.52.

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Table 1 Showroom Material Finishes Schedule

Supplier Contact Model Description Photo Location Position Website Notes

??
Light XYZ Brushed Refer to 1350 off
Accessibi
Switch HPM 123 alloy plate plan floor
lity issue

Power MS777 Brushed Refer to

Point HPM XLPWE alloy plate plan 350

https://www.be
aconlighting.co
m.au/ledlux-
express-maxi-
LED Chris Express led-dimmable-
Recessed Shiu 02 Maxi white-
Down Beacon 9899 Downli 170mm x Refer to downlight-in-
Lights Lighting 7255 ght 55mm plan Ceiling warm-white

TULLYS
POT Over
DROPP mesh
Feature Masson 03 9009 ER COB CP80 4000K Refer to display
Lights For Light 9651 - PRO Black plan wall

12v-Nella
Black 12w
Surface
LED Can HV580 Monted, Between
Down 3T-BLK- with Ceiling
Lights EXT extension Battens

Black Between
LED Strip Shallow Feature
for HV969 Square Wall &
Feature 3-1612- Aluminium Ceiling
Wall BLK Profile Battens

20w
oval
Awning CLA 02 9938 271mm x Refer to Corro
s/m
Lights Lighting 7100 145mm KSS Spec mount
bulkhe

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Supplier Contact Model Description Photo Location Position Website Notes

ad
3000k

Ceiling Knotwoo Nordic 100mm Refer to

Batten d oak batten size plan Ceiling

Alarm 7-inch touch Refer to

system Bosch 3000 screen KSS Spec

Auto
Sliding Access 03 8773 Gilgen
Door Entry 4200 SLA250

Door 3572 Refer to

Furniture Lockwoo Lever 2.3.3.5 Door
(Handle) d Lock Furniture

Birch
Select 2400x1220x Refer to Showroo
Wall Panel Ply 18 (13ply) plan m Walls
TBC
Plasterboa
rd Behind
Timber
Panels Black

Epimax
Polished 999WB
Concrete 1300 721 clear Refer to
Floor Epimax 522 finish Floor Floor KSS Spec

Shado
Carpet for w Block
behind Nolan 0403 136 Range Behind
desk Carpets 320 – Navy desk

LED Strip https://www.bo

Lighting Size it scolighting.com.
for Size It Bosco 02 9188 BLEX- 24mm x Refer to room au/products/BL
Room Lighting 3470 003-R 15mm plan area EX-003-R

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Supplier Contact Model Description Photo Location Position Website Notes

https://www.sh
Slatwall Black opforshops.com
Mesh 1800mm H x Merch /slatwall-mesh- Min. 3
Black Shop for 1300 Panel 600mm W x Refer to Display panel-large- Panels
mesh Shops 117467 Large 18mm D plan Wall s1501bk/ needed

https://www.sh
Slatwall opforshops.com
Mesh /slatwall-mesh-
Basket Black Hanging basket-with-
With 293mm W x on black low-front-
Hanging Shop for 1300 Low 220mm D x mesh s1642bk/#shippi Min. 6
baskets Shops 117467 Front 200mm H wall ng needed

https://www.sh
300mm
opfittingsdirect.
prong length
com.au/product
/slat-display-
grid-
Price tag is
Mesh mesh/display-
50mm Long
Flipper Hanging mesh-
x 26mm
Hanging Shop Scan on black hooks/mesh-
High.
Hooks Fittings (02) 9608 Display mesh flipper-scan- Min. 18
(Price Tag) Direct 5122 Hook Black color wall display-hooks/ needed

Hanging
Hanging Shop on black
Hooks (No Fittings (02) 9608 300mm mesh Min. 16
Price Tag) Direct 5122 prong length wall needed

Shado
Meeting w Block
Room Nolan 0403 136 Range Refer to
Carpet Carpets 320 – Navy plan

Meeting
Plasterboa Shaded Refer to room
rd wall Dulux Ice KSS Spec wall

Urban
Desk Pezzato Front of
Material Laminex 8532 desk

Sign Up Raw Main desk

Desk Birchpl and sign-
material Laminex y 8910 up desk

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13.4 Index

Louvre windows · 19

A
M
Air-Conditioning · 76
Astro Colorbond sheet · 49 Mandarin orange colour · 49
Awning loading docks · 47

P
C
Painting Schedule · 68
Checklist · 108 Particleboard floor · 43
Contact List · 106 Passageway ceilings · 31
Passageway width · 21
Powder Coating · 68
D Protection of walls · 31

Door furniture · 18
Door strap · 34 R
Rebate, concrete · 39
E Roller door checklist · 33
Roller door handle · 34
Entry door glazing · 14 Roller door latch · 35
Epimax · 63 Roller door strap · 34
Roof awnings · 47
Roof sheeting · 45
Roof ventilators · 46
F
Fencing, sheet fence · 58
S
Sharp edges · 30
G Signage · 45
Slab soffit · 69
Gate motor · 60 Storage unit height · 22

H T
Highlight windows displays · 70 Table 1 Finishes Schedule · 120
Hoist lobby · 66 Tiles - Carpark · 54
Tiles - External · 80
Tiles - Internal · 79
K Tinted glass · 14

Keyless entry · 18
U
L Undercrofts · 69

Latch installation · 35
Lazerite blue colour · 49 W
Lift lobby · 66
Lockers · 29 Wall sheets · 49

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Window surrounds · 48

Part B Communications & Security

Specifications

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KSS Communications &

Security Specifications

The basic specification of this document will not change but the locations of items will change for
centre specific Showroom and Company Store configurations.

Updated
Aug 2024

KSS Technology Team Contact.

[email protected]

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Document sign off:

This document is expected to be read and understood by:

- The Head Contractor
- Project Manager
- Foreman
- All relevant sub-contractors and consultants

This is a Certified Site.

The Head Contractor must ensure this document is readily accessible for all sub-contractors.

Note: Once complete please email to:

[email protected]
[email protected]

Name Company Position Signature Date

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1.0 Introduction

Kennards Self Storage provides the community with high quality, secure and clean storage
solutions at a competitive price.

The purpose of this Specifications Manual is to achieve common specifications, standards and
finishes for Kennards Self Storage buildings nationally.

All contractors associated with construction of the Centre or project, are encouraged to provide
new ideas or suggest better ways to build the Centre. Cost savings are greatly encouraged.
All our centres must be built cost effectively.

These standards have been developed over time to arrive at the most cost-effective outcome,
taking into account maintenance, customer requirements and availability of products.
Consequently, there will be amendments from time to time to respond to changes in material
availability, cost of products and changes in colors, finishes, and fit out details requested by
KSS management.

This manual is designed to be a “live” document with provision for change. KSS encourages
continual improvement and suggestions from manual holders, are welcomed.

Whilst these Standards are designed to create uniformity across the KSS group, individual
projects may require site specific changes. Such deviations from these Standards should only
occur when approved by KSS senior management.

This manual should be read in conjunction with the current Kennards Self Storage
Constructions Specifications which is available from Kennards Self Storage Team
Headquarters. Used in conjunction, these documents will enable us all to meet the Kennards
Self Storage corporate building standards on a national scale.
Upon completion of the project, the builder and installation contractor will complete KSS
Communication & Security Specifications Checklist at the end of this part to confirm all
items have been done as per KSS specifications request. The checklist needs to be provided
to KSS upon completion.

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2.0 Incoming Services

2.1 Ground Services

The site will require 2 by 50mm Communication Conduits from the NBN Pit to new MDF in
Company Store (generally next to Showroom). One conduit will contain NBN copper or fiber
lead-in cable and the other for future proofing (conduits will need to be certified to Fiber Optic
standard). A draw wire will be required in both conduits.

Copper lead-in cables for outdoor use shall be 0.4mm internal conductor size.

2.2 Main Distributions Frame (MDF)

Due to the range of technologies the NBN supplies the lead-in may be copper, coax or fibre.
The MDF/ Lead-in will always be located inside the Company Store next to the
Communications Cabinet (Rack) and shall be mounted at a height of no less than 2m above
ground level.

If the NTD cannot be installed in this location, the Technology team will need to be notified to
validate the installation location. In this case there will be a minimum of two data points
terminated back to the Communications Cabinet.

The area in front of the NBN Termination Point needs to remain free of any obstructions (see
attached diagram. Best location to be influenced by Company Store and Showroom layout).

For Centre’s where NBN FTTP is available, the termination point (MDF) will be an NBN NTD
installed inside the Technology zone. The NBN NTD will need a power point of its own. The
NTD installed will have a backup battery. NBN technicians will install a Toby box, typically on
the outside of the building. If the NBN technicians plan to install it or an additional inside the
building, it should be installed within the Technology zone.

For Centre’s where only a copper lead-in (FTTN or FTTC) is available, the termination point
(MDF) will be installed inside the Technology zone.

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2.3 Cabling Supports

The below infrastructure is required on site where the lead-in is copper:

• A minimum of 10 pair gel filled 0.4mm lead cable from the telco pit to the MDF
located in the Company Store.
• All cables to be terminated onto the frame ready for incoming services.
• All cabling to be tested

2.4 Additional Services

Any additional services such as lifts, fire services or solar must operate using their own
individual cellular connection, and not be connected to the Kennards Self Storage network
wired LAN.

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3.0 Data Cabling

3.1 Internal Cabling Types

All cabling onsite shall be no less than CAT 6 UTP data cable and should be installed to meet
CAT 6 requirements as specified below.

If the area is subject to EMI, the cabler should consult with the Kennards Technology Team
regarding replacing the CAT 6 UTP with CAT 6 STP and ensure cabling is grounded only at
the data cabinet end.

3.2 Internal Cabling Supports

All cabling onsite shall be adequately supported on either a tray or in wall cavities and should
meet the below requirements.

If the cable is not installed as per these installation requirements there is no warranty or
guarantee of performance. Ethernet data cables should be tested for appropriate levels of
noise and interference.

To achieve full CAT 6 performance the maximum bundle size for CAT 6 shall be no more than
24 per loom.

No cable ties are permitted. Cable fixing shall be 6mm minimum width Velcro hook and loop
ties for CAT 6 cables and at random spacings 200-300mm apart on catenaries and 300mm
clear of any power.

3.3 Patch Panels Cable Management/Accessories

All patch panels on site shall be Clipsal or Panduit CAT 6 patch panels.

For every patch panel required there shall be a supplied cable manager.

All sockets and data outlets shall be Clipsal or Panduit CAT 6 data outlets.

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3.4 Certification Testing Procedures

All cabling onsite shall be tested using a calibrated cable analyzer of a standard of Fluke or
similar and a full report of tested outlets shall be supplied to Kennards.

A pair tester is not an accepted type of testing data outlets on site.

Test results and certification should be emailed to [email protected]

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4.0 Communication Cabinet

4.1 Cabinet Type

The cabinet (Rack) on site shall be a 4Cabling cabinet or similar with the following
requirements:
• 32RU 600mm Wide x 800mm Deep floor standing cabinet with removable sides and
well ventilated. Current model: Part 002.001.3280 from 4Cabling.com.au. Cannot be
smaller than this model!
• https://www.4cabling.com.au/4cabling-32ru-600mm-wide-x-800mm-deep-server-
rack.html
• 150mm High Floor Mount Plinth suitable for 600mm x 800mm Rack. Current model:
Part 002.014.6008 from 4Cabling.com.au.
https://www.4cabling.com.au/4cabling-150mm-high-floor-mount-plinth-suitable-for-
600mm-x-800mm.html
• Have 2 x ventilation fans installed in the top of the rack.
The cabinet is to be located with either left or right side (not the rear) against the wall in the
Technology Zone in the company. The cabinet must be accessible from front, rear and one
side with a minimum of 1000mm clearance to each door on the rack to facilitate mounting
equipment in the rack.

4.2 Power Requirements

The cabinet will require a dedicated power circuit installed from the switchboard to the cabinet.
The cable will be required to be fitted off onto 3 x double GPO 10-amp power points on the
wall behind the cabinet and clearly labelled. The power circuit will not be RCD protected and
labelled on the switchboard as an essential service.
The alarm system is powered from within the comms rack, not an external power point with is
vulnerable to someone turning the power off, unplugging, or dislodging the power supply.

4.3 UPS

A 2RU UPS (Uninterruptible Power Supply) will be installed in the cabinet. Current model APC
Smart-UPS C 1000VA 2U Rack mountable LCD 230V (model number SMC1000I-2U).
Supplied by Kennards.

The UPS is to sit at the bottom of the cabinet with 5RU space below for a conduit gap. The
UPS will supply battery backup and surge protection for equipment inside the rack. Required
UPS power cables will also be supplied by Kennards.

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5.0 Schematic Design

5.1 Draft drawings of MDF and cabinet location

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Note: Best location to be determined in conjunction with Construction and Technology Team.
The diagrams above are examples only.

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6.0 Phone, Power, and data cable

6.1 Showroom

The Showroom front counter has 2 workstations. Each workstation will require the following:
• 4 x Surge protected 10-amp double GPOs.
• 1 x Quad socket RJ45 Female Wall Plate.

The wall plates shall be wired back to the Patch Panel in the Company Store as shown in 8.2
Patch Panel and Switch Setup in this document.

All wall plates should be labelled with the corresponding patch panel socket number.

The location of the GPO’s and Gang plates shall be under the front countertop (not the counter
return) as below. Note the Outlet and Gang plate in the centre are apart of the Printer Drawer.

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6.2 Printer Drawer

The back-counter printer nook will require the following (placement of nook to be decided at
each Centre)
• 1 x double GPO
• 1 x 1 socket RJ45 Female Wall Plate.

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GPO and Network plate to be placed in top corners of printer nook, approximately 50mm from
top and sides as per images below (not to scale).

Plate locations

All wall plates should be labelled with the corresponding patch panel socket number.

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7.0 Comms Cabinet, Patch Panel and Switches Setup

7.1 Comms Cabinet Setup

The Technology comms cabinet is a 32RU (Rack Unit) cabinet which accounts for air flow
required from the addition of the Bosch PA AMP to the top of the rack and conduit gap at the
bottom of the rack to allow for ease of cable installation and modification if required.

Front of Rack

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7.2 Comms Cabinet Orientation

The Comms Cabinet should be oriented so that the glass door, also known as the front of the
rack is on the right hand side. The equipment seen in the Rack Diagram is to be installed on
the front side of the Cabinet.

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Rack Front

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Rack Rear

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7.3 Patch Panel and Switch Setup

Electrician to patch any data points within the customer service showroom and meeting
room to the patch panel in the following order:
1. Patch panel data 1 – Computer workstation 1, data point 1
2. Patch panel data 2 – Computer workstation 1, data point 2
3. Patch panel data 3 – Computer workstation 1, data point 3
4. Patch panel data 4 – Computer workstation 1, data point 4
5. Patch panel data 5 – Computer workstation 2, data point 5
6. Patch panel data 6 – Computer workstation 2, data point 6
7. Patch panel data 7 – Computer workstation 2, data point 7
8. Patch panel data 8 – Computer workstation 2, data point 8
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
21.
22. Patch panel data 22 – Printer data point
23. Patch panel data 23 – Data point for wireless hotspot no longer required in the Meeting
Room. This port is to be left free
24. Patch panel data 24 – NBN termination point

All sockets and patch panel ports must be labelled at both ends.

Switch Ports
IP Telephones should be connected to POE ports on the switch.

The Router should be connected to the last port on the switch (highest port number).

The following devices have static IP addresses:

Device Patch Panel Switch IP Address

Router N/A Last port 192.168.xx.250

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Switch N/A N/A 192.168.xx.214

Printer Port 22 192.168.xx.225

CCTV1 N/A 192.168.xx.200

CCTV2 N/A 192.168.xx.201

7.4 UPS and PDU setup

1x mains power is to be connected to the power input of the UPS. 2x power distribution units
are to be connected to the UPS.

1x mains power distribution unit is to be installed.

The following devices need to be plugged directly into the wall mounted power outlets:
- UPS main input.
- Mains Power Distribution Unit

The following devices need to be plugged into the UPS power distribution units:
- Site Server (if applicable)
- Router
- Backup 4G module
- Network Switch
- CCTV recorder and any CCTV accessories
- Falcon XT power supply
- PTI Keypad/ Mux power supply

The following devices need to be plugged into the mains power distribution unit:
- Bosch PA / Background Music amplifier
- Bosch alarm system
- Communication cabinet fans

PDU model to use is 4 Cabling PDU.6WRS.10A

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8.0 Showroom Alarm and Access Control

8.1 Showroom Alarm and Keypad

• Current Showroom Alarm system is Bosch Solution 3000

• Keypad is Bosch TS5 - 5” Touch Screen – mounted in landscape orientation.

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8.2 Showroom Doors

Front and back door of Showroom to have 20mm concealed reed switch.

Note: If the Centre has Fire door on the Centre boundaries, these are to be wire though the
Showroom alarm.

8.3 Company Store next to Showroom

Company store roller door to have a floor mounted reed switch.

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8.4 Showroom Motion Sensors

The Showroom is to have a minimum of 2 motion sensors (best location to be determined per
Showroom) and Company Store to have one motion sensor.

8.5 Showroom Duress Alarm

1 x Dual action holdup button to be installed under Showroom counter on right hand side of
cash draw, flush with the front edge face.

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8.6 Audible Alarms

1 x Internal flush mount Piezo siren in Showroom.

1 x External siren box with horn siren, blue strobe light and 24-hour tamper.

8.7 Showroom Access

A keypad access control system for Showroom entry on front and back door is to be installed.
This is to be wired back to PTI Falcon XT controller. The current Keypad used is from Rosslare
Security Products. Model number: AYC-E65BB

FSH FES20M electric strike locks to be installed on the Rear entry door jamb for door release.
Note that the electric strike will require extension lips to be installed to cater for wide door
jambs. Extension lips are available in either: 15mm, 25mm, 50mm and 75mm depths.

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8.8 Alarm Communications

Showroom alarm system is to be fitted with a Permaconn PM54 4G alarm monitoring

communications module.

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9.0 Centre Alarm and Access Control

9.1 Centre Alarm Controller

PTI Falcon XT to be mounted on the wall in the Technology Zone and connected to the
Netgear network switch via the Ethernet interface.

PTI Falcon XT controller on-board relays 1 & 2 to provide gate opening control signals. No
gate open signals are to be connected onto keypads on-board relays.

Relay 3 on PTI Falcon XT controller to be configured to power reset all PTI AI devices. Relay
reset time to be 10 seconds.

Relay 4 on PTI Falcon XT controller to be interfaced to Bosch alarm system to allow reporting
of Storage unit alarms.

9.2 Storage Unit Door Alarms

PTI Multiplexers to be used through the Centre. The size of the Multiplexers (16, 32 46, 64 80
or 96) will be determined by unit numbers. The power for Multiplexers is to run back to multi-
fused output power supply.

Roller door reed switches shall be PTI reed switches and shall be riveted to the door, NOT
glued.

On completion of PTI install all Units, Mux and Channels shall be opened and check in
StorLogix by installer.

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9.3 Gate and Access Keypads

Keypads to be housed in KSS Specified swivel stands at the entry and exit gates.

PTI keypads also at selected/nominated doors.

Entry Gate and Exit Gate

• PTI VP Standard Series Keypad.

Facial recognition for Wine Storage and Gun Storage

KSS to trial facial recognition technology in high value storage areas. e.g. Wine and Firearm.

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10.0 CCTV
10.1 CCTV Recorders and Cameras

New Sites / Site Expansions:

Dahua NVR with 64 Terabyte (8 x 8TB)

HDD.

DHI-NVR608H-64-AI/ANZ

Where required, this may be paired with a

Dahua Long Range POE switch for IP
cameras.

DH-PFS4226-24ET-240

Dome camera: 8 Megapixel IP camera with

infrared. To be used in outdoor undercover
areas and internal areas only.

DH-IPC-HDW3849H-AS-PV-ANZ-S2

L Bracket mount for dome cameras:

PFB203W

Black dome camera: 8 Megapixel IP camera

with infrared. To be used in Showroom only.

DH-IPC-HDW3849H-AS-PV-ANZ-BLK

L Bracket mount for dome cameras:

PFB203W

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Bullet camera: 8 Megapixel IP camera with

infrared zoom. To be used in outdoor areas
where direct exposure to sunlight / rain
occurs.

DH-IPC-HFW3849T1-ZAS-PV

Surface mount box for bullet cameras:

PFA122

Existing site upgrades / repairs / replacements

Dahua XVR7816S-4K-I3 with 32TB (4 x 8TB) HDD

Dome camera: 5 Megapixel CVI camera with infrared and motorised zoom. To be used in
outdoor undercover areas and internal areas only.

HDW2501TP-Z-A-DP-27135-S2

L Bracket mount for dome cameras: PFB203W

Bullet camera: 5 Megapixel CVI camera with infrared and motorised zoom. To be used in
outdoor areas where direct exposure to sunlight / rain occurs.

HFW2501TP-Z-A-DP-27135-S2

Surface mount box for bullet cameras: PFA122

Adequate storage for 3 months coverage of a fully populated record must be supplied.
This may require higher capacity if the cameras are a higher resolution or use different
encoding specifications.

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10.2 CCTV Monitors

CCTV monitors to be installed by CCTV installer. Installer to follow signage detail for exact
position of monitors. See below example.

Installer to send model and serial numbers from CCTV displays to

[email protected] prior to mounting.

Current model used:

Samsung LH65QBBEBGCXXY (16/7 operation) This commercial grade display is being trialed
at Moorebank.

65” display - Varies depending upon wall size. Property Development Team to influence
decision, smaller panel discussion warranted where smaller walls apply (generally new sites
walls are increasing in size). May be LG, Hisense or other.

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To supply power to the CCTV displays, 2 x Recessed double GPO housing and power are to
be installed 1750mm off finished floor level. To be installed by electrician in consultation with
CCTV installer.

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11.0 PA/ Background Music System

11.1 Amplifier

A Bosch PA / music system is to be installed on the top of the comms rack with an air gap
above for air flow. Refer to comms rack layout.

11.2 Wall Panel and Microphone

Bosch Plena All-in-one Wall Panel is to be installed at the front counter. It is to have an external
microphone connected. Model numbers PLN-4S6Z and LB1950/10

Amplifier System is to have an external FM antenna attached and amplifier to be wired back
to the Fire alarm system to pipe music /PA announcements throughout the centre if a FIP is
installed. If no FIP installed system is to be installed with its own speakers throughout the
Centre.

Music is not required in the meeting room.

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12.0 Equipment Suppliers

12.1 Equipment and Suppliers

Equipment Supplier Supplied Date Tested Date

MDF Electrician

Comms Rack Electrician

NBN Equipment NBN via

Macquarie
Telecom

SD-WAN Router / Macquarie

Teltonika Telcom

IP Phones/ATA Aurilo / EDV

Devices

Network Switch Kennards

Cable management Electrician

24 port patch panel Electrician

3x 6 socket PDU Kennards

UPS + 4 x power Kennards

cables

Patch Leads for Kennards

comms rack

CCTV Equipment Security

Contractor

CCTV Displays Kennards

CCTV Display Wall Security

Mounts Contractor

PTI Equipment Security

Contractor

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Showroom Alarm Security

Equipment Contractor

Bosch PA System Security

Contractor

Showroom Keypad Security

Access Contractor

Centre Keypad Builder or KSS

Stands

Intercoms (where Security

required) Contractor

Recessed double Electrician

GPO housing for
CCTV

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KSS Communications & Security Specifications

Checklist
KSS Technology Team Contact.
[email protected]

Updated
August 2024
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Reference Item Signed off by Signature Date

2.1 Two 50mm Communication

conduits installed. Each with
draw wires

2.2A MDF installed no less than 2m

above ground level

2.2B NTD installed according to

specifications dependent on
lead-in type

2.3 Two data points terminated

from NTD to Communications
Cabinet (if applicable)

2.4 Lead cable from the telco pit to

MDF is at minimum a 10 pair
gel filled .4mm cable

2.5 No additional services

connected to Kennards Self
Storage LAN

3.1 All cabling onsite is no less

than CAT 6 UTP (STP where
applicable)

3.2 All cabling onsite supported,

bundled, and secured
according to specification

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3.3 All patch panels on site are

Clipsal or Panduit Cat 6, each
with a corresponding cable
manager

3.3 All sockets and data outlets

are either Clipsal or Panduit

3.4 All cabling on site tested

according to specification and
results emailed to the
Kennards Self Storage
Technology Team

4.1 Communications Cabinet

meets specification and is
positioned in the Technology
Zone on top of a 150mm plinth

4.2 Power circuit for

Communications Cabinet
power outlets is not RCD
protected and is labelled as an
essential service on the switch
board

4.3 2RU UPS installed in

Communications Cabinet
according to specification

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 Specifications for Kennards Self Storage Centres Updated Oct 2024

6.1 Appropriate amount of surge

protected double GPOs and
quad socket RJ45 female wall
plates installed

6.1 All wall plates cabled back to

patch panel according to
specification

6.2 GPO and RJ45 wall plate

installed for printer according
to specification

7.1 Installation of equipment in

Communications cabinet
allows gaps for air flow and
cable installation according to
specification

7.2 Communications cabinet

oriented according to
specification

7.3 Patch panel is patched to any

data points according to
specification.

7.3 All data sockets and patch

panels are labelled

7.4 UPS is powered by mains

power

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 Specifications for Kennards Self Storage Centres Updated Oct 2024

7.4 Power distribution units are

powered according to
specification

7.4 Devices in Communications

cabinet are connected to the
correct power outlets
according to specification

8.1 Showroom alarm system and

keypad are installed according
to specification

8.2 Showroom doors have reed

switches

8.3 Company Store roller door has

a reed switch

8.4 Showroom has at least 2

motion sensors installed

8.4 Company Store has a motion

sensor installed

8.5 Showroom has one dual action

duress button installed under
front counter according to
specification

8.6 Audible alarms are installed

according to specification

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 Specifications for Kennards Self Storage Centres Updated Oct 2024

8.7 Showroom keypad is installed

and wired back to the PTI
Falcon XT Controller according
to specification

8.7 Electric strike locks are

installed according to
specification

8.8 Showroom alarm is fitted with

an alarm monitoring
communications module
according to specification

9.1 PTI Falcon XT is installed

mounted on the wall in the
Technology Zone according to
specification

9.1 PTI Falcon XT has hardware

installed and configured
according to specification

9.2 Storage unit doors have reed

switches installed according to
specification and are wired
back to Mux boxes

9.2 Mux boxes are wired back to

the PTI Falcon XT

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 Specifications for Kennards Self Storage Centres Updated Oct 2024

9.3 Gate access keypads are

installed inside Kennards Self
Storage Swivel Stands

10.1 CCTV system is installed and

configured according to
specification

10.1 CCTV recorder can store at

least 3 months of footage

10.2 CCTV monitors are installed

according to specification

10.2 CCTV monitor serial numbers

have been provided to the
Kennards Self Storage
Technology Team

11.1 Bosch PA/ music system is

installed according to
specification

11.2 Bosch Plena wall panel in

installed with an external
microphone connected
according to specification

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