Practices Document by Amy O'S

AD 674, Practices Report 13/ 12/ 13 Amy Oâ&#x20AC;&#x2122;Shaughnessy

CONTENTS SECTION ONE. Project Context. SECTION TWO. Outline Design Phase and Design and Access statment SECTION THREE. Detailed Design Phase SECTION FOUR. Health and Safety, Visual Residual Risk assessment SECTION FIVE. Project Cost and Procurement SECTION SIX. Conclusion and Evaluation

SECTION ONE PROJECT CONTEXT Site Context Kings Cross is one of the most connected points in London via public transport and is currently under huge new developments called the Kings Cross development by Argent developers who are providing new infrastructure, offices, commercial shopping areas, flats and housing within 67 acres of camden council. Alongside this there is the issue of an ageing society where our senior citizen population will be increasing annually and the provision of safe, affordable, housing within the urban environment. The Brief The brief was to propose a structure that would integrate senior citizens into the urban networks of the Kings Cross area. It needed to provide residential areas for the senior citizens and one other community group to integrate the senior citizens into the area. The housing would also provide areas in which 2 different parts of the Kings Cross community could coalesce.

Kings Cross surrounding site plan. View looking South west across the canal at its widest point, towards the Kings Place 25.4m

27.2m

25.4m

26.7m

26.4m

25.2m 24.2m

25.6m

University of the Arts, London 24.2m

24.1m 26.1m

Regants canal trust

24.5m

21.6m

24.6m 25.2m

22.5m

22.9m

The Kings Place 21.8m 24.3m

20.8m

23.2m

20.1m

Camley Street Natural Park

17.7m

19.3m

ÂŠ Crown copyright/database right 2013. Ordnance Survey/EDINA supplied service. FOR EDUCATIONAL USE ONLY.

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200 m

Site map and surrounding landmarks Amy O'Shaughnessy University of Brighton

18.2m

18.3m

0 Kings Cross and St Pancras

19.1m

Dec 10, 2013 21:01

Scale 1:2500

The Client The client is a Camden borough council and One Housing group partnership. One Housing group are a non profit group of housing developers who already working with 15,000 homes across 26 boroughs in London. They are focused on helping to provide affordable housing for people with low income and those who may not be able to sustain rent within a community of recent development towards luxury offices and flats. They would be interested in the development of contemporary housing for the elderly at an affordable price and good quality and are particularly supportive of mixed tenure developments which can offer more to graft disparate members of communities together.

Camden borough council and One Housing group will both be the end funders of the development and so will be influential in the design and development of the project up until construction is complete. Each also have a vested interest in the provision of homes for the elderly and so will be concerned in the quality of design for the end users so hopefully there will not be conflicts of interest during the design process. However Camden borough council will have final say in the planning process and can deny permission for the development if they are not satisfied with the design. The predominant end users will be the senior citizen residents occupying the residential apartments. Other end users will cover a variety of the local comThe funding will come 1/4 from Camden borough munity as it is a multi tenured development; residencouncil thus this section will funded by the UK gov- tial units, gallery space, market stalls, public garden, ernment. Having funding from the government will public walkways and increased access around the mean funds will be released in stages along the pro- Regents canal. cess and so I must take this into account in receiving and giving fees. One Housing group will fund 3/4 of the cost which they will fund through money raised in previous commercial developments. This section of funding will be money ready and agreed for before the plan of work begins. Both clients have a keen interest in providing good quality affordable homes for the council and thus will have a keen influence on the design throughout the process. As the client is a partnership the decision making process will take longer as there will need to be a series of meeting/discussions/ workshops in order to get a majority vote on decisions that need to be made in order to satisfy best the clients desires and needs. Specific consultants for this project include 1) Archaeologist to excavate and evaluate condition of soil. 2) Conservation Archiects as the site sits within a Conservstion area and for advice on working with conserved structure. 3) An arboreal consultant for the removal of one tree 4) Landscape Archiect for designing the public garden

Other stakeholders may include 1)University of the Arts London, whose students may want to use the gallery spaces and workshop spaces. 2)Camley street natural park, who will be receiving a new garden area which they can maintain and use for there environmental teaching programmes. 3)Argent, Kings Cross developers who are likely to oppose the project as it contradicts the development of more luxury, high rent apartments in central London. 4)The canal river trust may also oppose the project due to the impact on one of Londonâ&#x20AC;&#x2122;s oldest man made canals. However the project does try to regenerate trade along the old towpath. 5)Regents canal boat trust who are located west of the site on the canal. They may also oppose the project due to its impact, however the project does try to include regenerative aspects for them too with more mooring points and encouraging local trade to the canal.

The local trade in the area is developing into commercial shopping areas and block of offices as an area with extraordinary transport links to the whole of the country and europe it is a business hub for commerce. The project however challenges the main developers ideals by offering affordable residential for the elderly and sustainable local trade through the market stalls. Hopefully this will benefit the local communities through supporting their livelihoods against the current investments. The impact to local and regional trade would not be huge from the developers point of view, however at a local scale I think the provision of markets will encourage and support with a point of tapping into the huge amount of commuter trade.

GANT CHART SHOWING TIMESCALE OF PROJECT STAGES FROM INCEPTION TO COMPLETION

Inception Feasability study

6-12 weeks

Planning Application

6 weeks

Planning amendment period

8 weeks 8 weeks

Detailed design Phase

6 weeks Pricing 6 weeks

Mobilisation Programme

12-14 months

Construction Period

Project Architect -1/2 Architect assisstants for administration - CDMC

-Project Architect - QS -CDMC

-Project Architect -Three Architects Assistants - QS, SE

-Project Architect -Architect Assisstant

Staff Appointed for each stage of work

-Director/ Partner -Project Architect -Architect Assistant -Quantity sureveyor -SE, M+ E engineers

Completion

SECTION TWO : OUTLINE DESIGN PHASE Camdens UDP was taken over by its Local Development Framework in November 2010 which highlights core strategys and policies for the genreral future development of Camden. Within this several Development Policies are clear for this proposal;

Documents and Policies that must be reviewed 1. Camden Local Development Framework DP2, DP7, DP10, DP11, DP17 2. Camden Planning Guidance CPG1 design, CPG2 housing, CPG8 planning obligations.

a) DP2 Making Full use of Camdens capacity for housing 2.2 ‘Provide quality homes... to minimise social polarisation by securing a broad range of housing of different sizes and types.’ pg 16. The proposal provides new homes however a bigger variety of size and type of homes would suit the planning policy better, appealing to a bigger section of community.

3. Camden Core Strategy, outlines strategy which outlines the councils vision for the borough. 4. Camden Conservation Area appraisal and management strategies. The history of the site includes a petrol station called the filling station on the southern bank of the canal, which is currently a temporary pop up restaurant which will be taken down before 2014. On the northern side of the canal previous development has only been infastructure of Wharf road. Recent develoments in the surrounding area include the Arthouse, (student accomodation), UAL renovation of the old coal yard and the Kings Place new building for cultural amenities.

Camden council Planning Policy Map showing the whole growth area for the Kings Cross Development site. This shows the site sits within the north eastern boundary of the Kings Cross and St Pancras conservation area, (tan shaded)., Central eastern boundary of the Kings Cross growth area (yellow boundary) and just south of the Archaeological priority area of St Pancras, (white)., and the Open Spaces of St Pancras gardens crosses through my site (green)

This Policy map shows the conservation policy cover the whole site so will need to be reviewed carefully as will the open spaces of St Pancras gardens. The main issues raised within the conservation area appraisal and management for Regents canal are the proximity to listed buildings and buildings that make a postive contribution to the site, such as the granary and eastern coal drops north of the site. Such buildings add a character to the area and this proposal would impact n this so planning may raise issues on the materiality and appearance of the proposal. ‘Extensive use of granite sets and kerbs to the floor of the goods yard. Engineering brick retaining walls to the canal with stone copings.’ are examples of conserved materiality which would have to be kept. The proposal does not attempt to consruct on or adjacent to any listed buildings. The Petrol Filling station however is included in the conservations ‘Opportunity sites’ which I am proposing to turn into a public garden and natural ecosystem for Camley st Natural Park.

b) DP7 Sheltered housing and care homes for older people. Camden council supports development which ‘ will be suitable ... in terms of standard of facilites, level of independance and provision of support.’ The level of independance is good but better provision of support and quality of facilites would need to be reveiwed for the design. ‘will be accessible to public transport, shops, services, community facilities, social networks.’ proximity to all these things are good from the site. And ‘ contributes to creating mixed and inclusive community’. c) DP10 Promoting small and Independent shops ‘ supports the provision of affordable premises’ for small and independant shops. d) DP11 Markets, ‘supporting new markets’ which don’t affect on local community and residents through noise and pollution. DP10 and 11 support the proposal as market units are included on the towpath to reignite the trade links along the canal, however the design and management of th eunits will need to reduce effect onto the wider context of the site e) DP17 Walking, cycling and Public transport, supports provision of ‘convenient, safe and well-signalled routes including footways and cycleways’. Although pedestrian and waterway access has been well thought out and provided better signage for these routes would need to be reveiwed and cylcing has failed to be addressed.

SECTION TWO : DESIGN AND ACCESS STATEMENT OVERVIEW

BACKROUND HISTORY AND CONTEXT

The housing proposal is aimed to have multiple functions to integrate senior citizens into the busy fabric of this urban network. The predominant function is to provide affordable single and double housing units. Alongside this the aim is to provide a multi use gallery space which will be free to use by the students at the University of Arts London who are located less than 100 metres from the site.

Regents canal has been a point of trade since the Roman era and in the 19th century was a important link to provide coal, materials and goods into and out of London. There are various monuments to its history along the canal in the form of industrial buildings such as coal works and granary buildings and transit sheds. The canal now acts a thoroughfare for both commuters and leisurely activities from dog walkers to cycling to canal boating. However the pedestrian access in and around the canal is poor.

Public access onto and around the site will be designed to a)improve the busy towpath throughway by creating better pedestrian access across the canal and b) providing raw market stall spaces for local traders to trade sustainably in local produce. A third aspect is a public garden across the canal opposite to the housing area as adding value to the whole of the area and as a new opportunity of green space for Camley street natural park who is currently situated 300 metres from the site. New mooring areas will be built to encourage the leisure use of this part of the canal and encourage stopping and use of the public areas; market, public garden, and gallery space.

It is envisaged that the canal and its surrounding spaces are a prime location for situating senior citizens into the urban network. It is a hub of different communal uses and can be a good space for adapting and improving. The area will be a pedestrianised haven connecting the public and occupants back nature and building on the success of Camley St natural park as a place for education and relaxation. The existing access onto the canal is poor and makes this section of the canal redundant.

Existing site restrictions and qualities

AMOUNT The gross internal floor area = 3,576 m2. within this there is a) 1280 m2 of residential units across two floors in two buildings of similar layout b) 228 m2 of internal market units along the towpath c) 2068 m2 of public gallery/ workshop spaces. Externally there is an additional 2250 m2 landscaped public garden (including a pedestrian access bridge). The amount of space gives a focus on allowing outdoor spaces for each of the residential units and also for allowing spaces in which many different community groups can integrate with each other both inside and outside of the buildings.

Ground Floor Market unit 1 : 500

Ground Floor Plan Building two. 1 : 500.

Exploded Axonometric Building one. 1: 500

First Floor Plan Building two. 1 : 500

Both residential blocks are orientated to be south facing for solar gain and to provide maximun amout of viewpoints across canal Public access between the two blocks between UAL and towpath

ERY ALL HT G EIG LIC PUB BLE H U DO

RESEDE

NTIAL 1

PRIVAT

E EXTE

The buildings, ramps and bridge are organically designed to follow the natural cuve of the canal and make use of the existing brick towpath wall

The ground floor workshop spaces will get good northlight through glass finished walls

RNAL G

ST FLO

ARDEN

S 1ST F

LOOR

IA NT

York Way

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North and south side towpath regeneration to increase leisure and use of towpaths to camden lock

MARKET UNITS, TOWPATH LEVEL

S RE

O LO TF

R TE X E

Pedestrian bridge for acces across canal to mooring pints and public garden

North side of Public Towpath to Regents canal boat trust

The Kings Place, better through acces to this culural centre for learning and performing

New mooring stations for canal leisure and boats

Goods way

Public garden maintained by Camley Street natural park. Nestled in a lower level to the road next to the canal

Access upto road level, easier accessibility to commericial shops and KIngs Cross station

SITE PLAN 1 : 500

LAYOUT

LANDSCAPING AND ACCESSIBILITY

General overview: The whole site is situated in the north of the Kings Cross Development. The two residential blocks and gallery spaces lie on the north side of Regents Canal orientated in a curve to follow the curves of the canal creating a circular public space where views to different activities will be easily seen from the apartments on the first floor and also to orientate toward the south to maximise southern light. All windows and doors from the first floor housing point over the canal to the public garden. The space between the two buildings creates a pedestrian through fare from the University site to the canal and then onto the bridge.

-The south and west boundaries of the site are confined by Goods Way and York Way respectively. The north is confined by reusing Wharf roads constraints. The existing Wharf road is not used and is currently concrete and tarmac. The ground level will be kept the same but hard landscaping will be neccessary to provide the pedestrian throughfares with non slip material. Different materials could be used to imporve visibility and wayfinding through the site.

The market stalls are situated on a lower level on the towpath and cut into the landscape, using the original towpath brick walls to shape them. Rising above these the roof acts as a ramp up the change in level to increase the pedestrian access. The ramp also extends as a new bridge access across the canal to the public garden space. Having the market units on the busy towpath should be economically beneficial for startup markets or smaller independent shops. The design has tried to regenerate this area of the canal at its widest part in a way with better public access through the site and onto and along the towpath.

-The ground levels change on the north and south side of the canal and the existing constraining walls will stay existing to stay in keeping with planning applications due to conservation. The proposed bridge and pedestrian walkways will use existing landscape and level changes to provide ramps and 'slow lanes' to encourage the leisurely aspect of the canal, providing strategically placed seating areas will offer views around the canal/ public garden creating a site that the public can use and appreciate. -Seating areas will need be placed at intervals so as to not block the routes of transport and to allow rest areas for people. -This hard landscaping working with the existing state of the site will also allow for better and safer disability access to and from the canal towpath. Suitable materials for flooring will need to be further considered. Lighting will also need to be considered for visibility and safety within the site. Also more external handrailing will need to be added for more security. - Soft Landscaping will convert the Filling station into a Public Garden with softly sloping paths wide enough for disabled access and providing better access from Goods Way onto the north and south towpaths. This area should support a new natural habitat maintained by the Camley st natural park trust. -There is currently no car access onto site and there will be none provided as the public transport links are very good in this area and are encouraged to be used along with other forms of low energy transport (walking, cycling, boating). -There is one tree that will need to be removed to provided space for the slow lane ramp, however the public garden area will be compensating with the planting of trees, grass and plants. - Accessibilty into the residential buildings will need to be improved as there are currently only 3 doors into 2 buildings. Also provicion of WC toilets would need to be included near to the entrances of these buildings. - Particular care and attention will need to be address in ensuring all access is suitable for disabled people. - The location of the site has been chosen specifically due to its closeness to local transport links; Kings Cross and St Pancras offering the senior citizens 5 minute walking access to public transport. Although there is teh proposal to include market units to influence small local trade, Argent development are also developing commerical shopping units less than 5 minutes walk form this site. The other benefit from this location comes from the proximity to UAL and the Kings Place and also the leisure activites of the canal.

SECTION SOUTH TO NORTH ACROSS WHOLE SITE.

Kings Cross and St Pancras

Goods Way

The filling station / Public Garden

Towpath and market units

The Canal, mooring pinots and bridge

Ramp access

Public workshop spaces and Residential blocks

SCALE The relationship between the canal course and the building layout creates a structure where the length of the building is long each building = 62m in length but the heights are relatively small in relation to the surrounding complexes such as the Kings Place (26,000 m2 over 7 storeys), UAL (10 storeys).

Scale of proposal from the view to the south side of the canal looking onto the public garden and Kings Place

The maximum height of the residential buildings are 10m above ground level. The maximum length of one residential building is 62m The maximum width of one residential building is 25m.

10m

Residential Blocks

Arthouse student accomodtaion

Pedestrian bridge across canal

UAL = 10 storeys Section looking to the north side of thc canal, showing the heights of the resedential blocks in comparison to the existing site.

Public Garden

Existing The Kings Place

height 10m length 104 m

APPEARANCE

-The ground floor wall structures are designed to offer spaces inside where events can be seen and also see out. Using a steel structure and glass sections allowing maximum light into thr builidng and offering as many viewpoints into and out of the spaces. The steel structure will be set into the foundations and the glass sections will be prefabricated to fit into place. -Surrounding the ground frontage will be wooden columns 5.5 m tall that offer a denfensible path that is outside but within the building and also provides the strucure for a balcony wall of the first floor private gardens. -The first floor walls need to offer more privacy and so the steel strcuture will be clad in larch cladding which will weather to a ligth silver. The natural materials of the proposal will contrast to the old brick and shiny frontage of the kings place but this will hopefully act as an encouragement for different members of the commmunity to notice and use th building. - The Roofing of the two residential blocks are intended to be green roofs with grass for insulation purposes and also encouraging natural habitats into London. The 1 st floor exterior spaces are designed to offer private garden spaces for the residents to make their own and so after completion the Ist floor appearance is expected to flourish and grow with natural foliage. - The Extenal doors will be in natural wood but painted to increase the visibilty of the entrances. - The pedestrian bridge will be a steel structure with a slip resitant flooring.

Exploded Axonometric 1 : 500

Would I grant permission if I were the planning officer? I would not grant planning at this stage as the drawings are not detailed enough. I would want to see the whole site in a 3D drawing to understand the whole scheme better. However I do think there are positive aspect to the proposal which include 1) Proposal for mixed use including older residential units, market units, public gallery, public garden and the regeneration of the towpath. All these aspects are supported and stated in Camden councils Local development framework as they all work to meeting the needs of the borough. 2) I think the proposal would be supported in its aim to provide better pedestrian access in and around the site and the widest part of the canal. Low sloping ramps and bridges allow access for disabled or less ambulant people However better detail would need to be shown In how wayfinding, lighting and material techniques might improve visibility inclusive of all people around the site. Also provision of resting points would need to be amended. Negative aspects of the proposal include 1) The site lies in a conservation area and the appearance of the building has not been influenced by this. Although the towpath brick wall has been kept to provide the back wall to the market units possibly other changes in materials, especially on exterior walls would be necessary to keep to the character of the area. 2) The accessibility around the site forgets about cyclists who would use the towpath regularly. I would want to see provision of alternative lanes or wider lanes for them and also provision of bike lock up points. 3) The closest local residents would be the student accommodation, the Arthouse, whose occupants may find the orientation of the residential buildings as an obstacle between themselves and UAL, the canal. 4) A bigger density of housing units and more variety in their type and size would provide better opportunities for â&#x20AC;&#x2DC;minimising social polarizationâ&#x20AC;&#x2122; 2.2, Camden LDF, pg16.

SECTION THREE : DETAILED DESIGN PHASE

K1.1 Rise and Going, appropriate relationship between rise and going (2R+G), (2R +G) must fall between 550 and 700 mm. General Access Stair. Rise- Min 150 mm Max 170mm Going- Min 250mm Max 400mm K1.5 Use level treads and a rise and going that is consistent throughout flight

K1.36 Handrail to extend more than 300mm past the end of flight of stairs. d) Ensure the handrail will contrast visually against the background e)Use a surface that is slip resistant. f) Finish the handrail off to reduce clothes snagging on it

0mm

220

200

15 mm

K1.23 Landings for stairs a) unobstructed length of minimum 1200mm.

0mm

M 3.34 c) min dimensions for a lift = 1100 x 1400. with dorr clearnce of 800 and unobstrcuted landing clearance of 1500 x 1500.

140

0 10

M 5.6 Enlarged unisex sanitary cubiicle M5.10 located as close as possible to entrance and does not comprimise privacy of users. M5.10 e) when only one WC toilet provided width must be 2000mm and depth 2200mm min. f) postioned in a direct and accessible route g) doors opening outward h)i) not more than 40 m distance from entrance.

M 2.5 Accessible entrances must be clearly signposted for visually impaired M2.7 b) Use lighting to make entrance clearly visible d) A level landing of 1500 x 1500 clear of the door swings e) level threshold between sides of door. M 2.6 route from exterior ton interior should provide weather protection M 2.12 People should be able to see others from opposite direction c)minimum clear width = 1000 mm for an external door used by general public M 2.25 Provision of lobby?

M3.34 c) Tactile identification, landing call buttons and appropriate building wayfinding signage placed 900 above ground floor.

GROUND FLOOR PLAN BUILDING ONE 1.200

DETAILED DESIGN PHASE, Approved documents M and K

Approved Document M, Access to and Use of Buildings.

Approved Document K, Protection from falling, collision and impact.

Document M Outlines regualtions on the inclusive mobility and access into and around the site, making best use of the exisitng site constraints. Also ensuring the provision of appropriate inclusive sanitary and seated facilites for all people including disabled people and children with people.

Document K outlines regulations concerned with ramps and stairs internally and externally. Preventing risk of collision in vehicle bays, glazing and doors and the safe use of windows and doors, inlcuding design considerations for maintenance of them.

BLACK = desgin complies ORANGE= does not comply, need to amend.

BLACK=design complies PINK= does not comply, need to amend.

M1.1 Routes between buildings within complex are accessible as both the public buildings are on one level ground. Possible amendments could include lighting around the exterior routes or use of different materials to guide people around the complex. M1.6 there is level access from exterior to interior. M 2.1 Principal entrances to the building to be accessible to all M2.5 amendments could include lighting or contrasting material to improve visibility of the entrances M 2.25 Provision of a lobby to limit air infiltration, draughts, increase security and provide transitional lighting M 3.1 Provision of lift to allow all people to travel horizontally and vertically within buildings conveniently and without discomfort. Lift is provided but amendmetns need to be made specifically to ensure the dimensions allow for all inclsive use of the lift. M4.1 Provision of facilites accessible to all. My building is not providing entertainment/ leisure facilites, sleeping accomodation for others and so complies with this section. M4.31 Integrated wayfinding system in public buildings would help people use the building. Using well placed lighting or signage provides more inclusive access around the public spaces. M4.32 Surface finshes on floors, walls adn ceilings can aid in the access and use of a building M 5.1 Provision of suitable sanitary accomdation inclusive of Disabled, amulent disabled, people with luggage and people with children. The public spaces of the builidng do not provide public toilets of any kind, amendments would need to provide at least one unisex WC toilet as close to the entrance without comprimising privacy.

K1.1 Rise and Going, appropriate relationship between rise and going (2R+G). General Access Stair. Rise- Min 150 mm Max 170mm Going- Min 250mm Max 400mm K1.5 Use level treads and a rise and going that is consistent throughout a flight of stairs K1.6 Use Risers that are not open a) to remove possibility of tripping and falling b)avoids feeling of insecurity from looking through open risers. K1.7 Use step Nosing that are apparent with a material that contrasts visually with minimum 55mm wide on the tread and riser. K1.10 For common access in buildings that have flats a) Use visually contrasting material, 50mm-65mm wide on tread and 30mm-55mm wide on riser. b)Use a suitable nose tread profile c) Use risers which are not open K1.11 Minimum headroom = 2m. K1.15Minimum Width of a flight of stairs a)minimum stair width= 1200mm b)minimum handrail width= 1000mm K1.18 Length of Flight of stairs a) No single steps b) I) maximum number of risers for general access stairs = 12. K1.23 Landings for stairs a) unobstructed length of minimum 1200mm. b) No doors across landings K1.35 Handrails for stairs a) Top of handrail between 900-1000mm from pitch line or floor. b) If the width of the flight of stairs is 1000mm or wider provide handrails on both sides. K1.36 Handrail to extend more than 300mm past the end of flight of stairs. d) Ensure the handrail will contrast visually against the background e)Use a surface that is slip resistant. f) Finish the handrail off to reduce clothes snagging on it

1:50 Original main staircase detail. Highlighting where the stairs comply and fail the apporved documents K and M

K1.7 Use step Nosing that are apparent with a material that contrasts visually with minimum 55mm wide on the tread and riser. K1.10 For common access in buildings that have flats a) Use visually contrasting material, 50mm-65mm wide on tread and 30mm-55mm wide on riser.

Going- Min 250mm Max 400mm

K1.23 Landings for stairs a) unobstructed length of minimum 1200mm.

900-1000mm

K1.1 Rise and Going, appropriate relationship between rise and going (2R+G). General Access Stair, Rise- Min 150 mm Max 170mm > 1200mm

> 1200mm

1200mm

1:50 Amended main staircase detail, now complying with approved documents K and M.

SECTION FOUR : HEALTH AND SAFETY RESIDUAL RISK ASSESSMENT SPREADSHEET

DURING CONSTRUCTION

PROJECT ACTIVITY

HAZARDS

POPULATION AT RISK

1. Construction of Foundations Excavating and Piling

Uncontrolled Collapse

Construction workers

2. Constraining Boundaries of the Site

LEVEL AND SEVERITY OF RISK 3

Working within confined spaces

Noise and Vibrations with use of heavy duty power tools

Falling In

Uncontrolled and Unauthorised access onto site Public Proximity to site during construction

General Public Construction workers

6 6

AFTER CONSTRCUTION

3. Constructing the Bridge over the Canal and Public Towpath

Public Towpath must be kept open and must be fully protected from site construction. Canal must also stay open and keep public throughfare for Canal users

General Public

Canal Boats and Canal leisure users

4. Locating and Access onto site for constrcution machinery and delivery of materials onto site.

Redirection/ Slowing of traffic on York Way

Vehicles and Pedestrians

5. Contact with Hazardous materials

Concrete and concrete dust when building foundations Installing insulation with potential irriitants

Construction workers

6. Adverse weather conditions

Slippery surfaces / dangerous scaffolding

Construction workers

1. Maintenance of electrical elements

High floor heights = 4m means changing light bulbs must be done at a height thus possibility of falling

Residents or Maintenance workers

Working at heights in public spaces

General Public and Maintenance workers

2. Maintenance of material finishes Cleaning glass windows and walls

DESIGN ACTION TAKEN, MITIGATION Provide applicaion information sheets and ensure Personal Protective equipment to be worn at all times on siite

Setting up tall heavy duty Heras fencing to constrain boundaries of the site Fully surrounding scaffolding strcuture constraining any site activity to prevent falling objects

Personal Protective equipment to be sued on site at all times and provide hazard data sheets on material and safe application information

Install long life ligth bulbs to reduce occurence of changing bulbs Tower scaffolding or Mobile elevated platform use.

VISUAL RESIDUAL RISK ASSESSMENT SITE PLAN 1 : 1250

1. 5. 6.

1. 2.

Site Boundary Possible Site Hut locations

VISUAL RISK ASSESSMENT AFTER CONSTRUCTION

1. Section showing heights of ceilings are too high for changing of light bulbs, tower scaffolding or MEPs will need to be used.

4000 mm

2. Also the exterior material finishes will need extra structures for cleaning and maintenance.

SECTION FIVE. PROJECT COST AND PROCUREMENT

The project may be procured as two stage design and build programme. The advantages of doing a two stage tendering process includes reducing costs , sharing risks and responsibilities between the client and contractor and keeping the client involved in the design process to keep integrity of design and quality of design. After the brief and planning are approved a competition between contractors will aim to reduce costs of the project, without compromising the initial programme too far.Preliminary costs, material costs, profits and overhead costs will all be stated before a contract Is agreed on and so you have the opportunity to choose between higher costs and possibly higher quality. This method may also reduce the length of a project. as it can allow the contractor access to site quicker, therefore reducing time and thus costs. Problems may arise with disagreements between the client and contractor who may want to drive down costs. I will be only using the towpath walls as one part of the market units which will save costs and the heights of the proposal are not so big so cost will be lower in that respect. However the construction of the bridge over the canal, excavating into the ground for foundations and landscaping the public garden walkways are all new additions to the site and thus will prove costly and lengthy. I dont think the shape of each residential block is efficient. They allow for nice pathways around the site and organically follows the canal but I think this could be an area where more efficient design could provide a higher density of homes and better use of space. Using prefabricated glass sections will reduce time on site and the similarity of the two residential blocks should mean mass production of materials will lower costs. The steel structure however will be spanning a large area and so will prove costly. Perhaps redesigning the building taller with less ground floor space would increase the density of homes and could reduce the cost to installing such a large spanning structure. The other big expense will be the housing units which will have to follow specific guidelines for housing the senior citizens correctly which can not be cost driven down as the quality of the homes must be good. Also although similar, each room is slightly different in size and shape therefore will have to be specially designed and constrcuted. To resolve this issue the design of the shape and size of rooms could be simplified to reduce costs in material and labour. The boldest design moves would be the double height gallery space and the canal bridge. I would not want to compromise either of these aspects as they both offer a lot to the proposal. The gallery space will encourage cross pollination between different community groups and the bridge will regenerate this section of the canal through controlling better accessibility. The market units are designed to be low tech and cost effective to allow smaller traders the opportunity to rent and develop their business, this may be an area where costs are driven down.

SECTION SIX. EVALUATION AND CONCLUSION

My own practice as a designer has developed greatly over two years at brighton however I do not feel I have yet found my preferred style of working and I am still striving to find and develop that, through trial and error making and remaking. I would evaluate that my ideas and concepts behind a design are well thought out and are probably my strongest point in designing, I often follow quite a rational process of thinking, and enjoy that this course has been and is developing a different way of thinking. I also think my verbal presentation skills have greatly improved through the process of this course. My struggle is in trying to present my ideas to others through drawings, I have a big interest in the social and political side of architecture and design, in how it can shape and manipulate at both the macro and micro scale, and would like this thinking to become more obvious and demonstrative in my work. I appreciate beautiful work and drawings however I find it difficult myself to just make an object for its aesthetic qualities which I think often stunts my design, and so would like to allow my drawings to become more beautiful as this is also a way presenting ideas to their fullest I like my hand drawings but they are often too abstracted or not precise enough o give the full idea, however as I am learning better computer skills I think this will improve this area of my learning. I believe I am good at working independently and enjoy teamwork. I often find working alone to be my most productive time. I find myself naturally taking on a leadership role when working within a group and consider myself good at understanding others; their strengths and weaknesses and trying to get the best out of everyones skills. `I also find this role naturally easier to manage time and deadlines for projects and enjoy the sometimes struggle of working with others. My second year technology project and Brighton degree show pavillion constrcution have been my most enjoyable project so far in terms of working within a group and overcoming those challenges, but also the process of actually building and constructing was really enjoyable. I would like to involve myself more into the constrcution of small scale projects. I am a socially conscious person and would like to use my design skills to help in areas of vulnerability in society for example providing quality social housing. I would see myself working better in a small to medium sized practice as I feel the studio relationships would be important and also you would hopefully get a bigger responsibility within projects, I also prefer and enjoy smaller scale projects. I am currently undecided on becoming an architect and am looking forward to working as a part one to get an insight into the realities of working within a practice. I am beginning an RIBA mentorship programme in which insights into an office are becoming apparent and so far I have enjoyed what I have been shown. I would also like to work within other creative disciplines as I feel working with illustrators, artists, designers can all inform your ways of thinking and becoming autonomous to architecture would be a disadvantage to my way of desgining.