Bel Air Apartments
Project overview
Project: Bel Air Apartments
Location: Gold Coast Highway, Broadbeach, Queensland
Project works: Repaint and remediation of three high-rise towers and common area.
Products: Dulux paints, Dulux Acratex®, Dulux Protective Coatings and EMER.
Project Manager: Asset Project Management
Applicator: Higgins Coatings
Client: Bel Air Apartments Body Corporate Committee
Year: 2023
Background
With decorative turrets, tiled roofing and a vibrant blue and white colour scheme across three high-rise towers, the Bel Air Apartments are a Gold Coast icon. Instantly recognisable to locals and accommodating 263 apartments and 12 retail outlets, the resort-style buildings have become a treasured feature of the busy Broadbeach skyline.
Built in 2001, the Bel Air Apartments are in a highly corrosive C5 environment positioned directly opposite to the ocean and near the busy Gold Coast Highway and tramline.
Repainted in 2011, the building’s exterior facade was starting to show signs of weathering and staining. Concrete spalling also started to appear on sections of the building’s exterior, and the original colours had faded significantly by late 2022.
The Bel Air body corporate committee engaged Asset Project Management director, Adrian Butcher, to set out a scope of works to refurbish and restore the apartments. Higgins Coatings was awarded the project and began the extensive nine-month repainting and remediation process in February 2023.
The challenge
The restoration presented several key challenges to the project team, which required careful consideration of the system of products to be applied.
Access was a key challenge. The 20-storey towers have unique architectural features on the roof including spire-shaped turrets and a large decorative moulding around the perimeter that required sections to be replaced. As a result, the products required to repaint the exterior needed to accommodate the access challenges by being able to be applied using a combination of spray, roller and brush.
The works also needed to be staged to minimise disruption because the apartments were occupied during the refurbishment. David Murden, Higgins Coatings branch manager (Queensland), said this required careful planning and execution by Higgins and APM to deliver the project on time.
“With extensive experience in commercial repainting, Higgins Coatings were able to provide a comprehensive rope access plan to complete the job efficiently and with minimal disruption. Our team were also able to adjust the labour force as necessary, at times having up to 10 painters on site to successfully deliver this project.”
David Murden, Higgins Coatings branch manager (Queensland).
Coastal consideration
Returning to heritage with colour
The solution
Asset Project Management's Adrian Butcher worked with Dulux Specification Manager, Casey Ngatai, who wrote the detailed specifications for the wide range of products and systems required to repair and protect the various substrates and provided full project support throughout.
Successfully tackling a complex façade restoration
To resolve the concrete spalling issues on the façade, EMER Emer-Proof® Primer Non-Porous and EMER Emer-Proof® Advanced were used to seal and restore.
A high-build protective elastomeric membrane coating of Dulux Acratex® AcraShield® was applied as the topcoat, which has anti-carbonation properties to protect the reinforcing steel in the concrete from corrosion. AcraShield® is also weather-resistant and has crack-bridging capabilities that can accommodate crack movement of up to 0.9mm (6 x DFT – dry film thickness) to achieve long term protection.
The tower spires are highly prone to masonry cracking because they are in constant sunlight. To preserve the spires our high-performance elastomeric membrane, Dulux Acratex® AcraSkin®, was used. Its leading crack bridging protection can accommodate crack movement of up to 2.7mm (9 x DFT). Additional benefits are its weatherproofing properties, high solids and high film build (300 microns in two coats), water resistance and vapour permeability, ensuring long-term exterior durability in this coastal environment.
Project outcomes
APM Director Adrian Butcher credited Casey Ngatai's extensive product knowledge and excellent support for contributing to the success of this project and many others he managed over the years.
Dulux representatives also carried out regular inspections and issued project activity cards as the painting progressed.
"When I’m engaged by a client, I contact Casey to attend the site and write the specification. This positive relationship is vital to APM and our ability to deliver successful outcomes. Dulux issues independent reports to ensure the correct volume of coatings is being applied, and that allows the warranties to be signed. “I only use manufacturers that have an after-service program in case there’s a future issue. Dulux are very easy to deal with. In the rare case that there is an issue, they’ll work closely with us to ensure it is resolved quickly.”
APM Director Adrian Butcher
“The Dulux support and service was integral in ensuring prompt delivery and supply of the large volumes of paint required for a job of this size and nature."
David Murden, Higgins Coatings Branch Manager (Queensland)
"The collaborative process between Dulux, Asset Project Management, Higgins and the body corporate is testament to the success of the refurbishment of this iconic Gold Coast project, and it was rewarding seeing the progress throughout the project to the completion."
Casey Ngatai, Dulux Property Services Manager Queensland.
Delighted clients
Newly restored, the apartments are again showcasing the refreshed bright colours that complement its distinctive heritage architecture.
“The painters were all very polite and courteous, and the new colours came up beautifully. The committee is very happy with the results."
Wendy Drysdale, apartment owner and body corporate committee member.
Products specified
Service area roller doors (Substrate: Painted mild steel)
Awning frames (Substrate: Previously powder coated aluminium)
Dulux Protective Coatings Durebild® STE - PC237 Two Pack Epoxy
Dulux Protective Coatings Luxepoxy 4 White Primer Two Pack Primer
Door frames (Substrate: Painted mild steel)
Hoods over service doors (Substrate: Painted mild steel)
Rooftop spires (Substrate: Painted concrete walls)
Main building walls, columns and EPS trims (Substrate: Painted concrete block, brick, masonry)
Downpipes and other plumbing pipes (Substrate: Painted PVC)
Louvres – timber (Substrate: Painted timber trim)
Exposed beams and rafters (Substrate: Painted timber trim)
Awning soffits (Substrate: Painted compressed fibre cement façade panels)
Car park pillars (Substrate: Painted concrete walls)
Slab edges and concrete soffits (Substrate: Painted concrete walls)
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