DYK Newsletter Spring 2011

DID YOU KNOW?

SPRING 2011

THE CALFORDSEADEN NEWSLETTER

A STRONG OUTLOOK FOR 2011?

Reviewing the UK commercial property market - how well will the market fare this year?

ALSO INSIDE . . .

GUEST ARTICLE

PROSPECTS The UK Commercial Property Market 2011 and beyond

BIM - HAVE YOU ENJOYED THE BENEFITS YET? BIM is one of the building industries buzzwords, but what is it?

SAVING MONEY THROUGH GOOD DESIGN How our designers keep costs to a minimum

DILAPIDATIONS & RETAIL PROPERTY Good advice to owners and occupiers of retail property

SCHOOLS FOR THE FUTURE Pushing the boundaries to deliver great quality and value GUEST ARTICLE

SHOULD WE BLAME IT ALL ON BLAIR? The landscape for Developers and RSLs is changing dramatically

INTRODUCTION Welcome to the first edition of DYK? for 2011 including expert opinion on the Commercial Property Market, Localism for Developers and Registered Social Landlords, Feed-in Tariffs, an update on the award winning Graylingwell Park, the exciting developments in Building Information Modelling and much more.

Our first guest article is by Kevin Aitchinson, Chief Executive of ING Real Estate Investment Management (UK) Limited; which looks at the UK commercial property market for 2011 and beyond.

As the UK economy climbs out of recession, calfordseaden is seeing an increase in commercial instructions, despite the reduction in public expenditure. A further guest article by Steve Douglas and Philippa Cartwright of DouglasWood on Localism for Developers and Registered Social Landlords; covering investment/funding, strategic planning and community engagement/doubled devolution & accountability.

Property remains an attractive investment within an environment of low interest rates. Whatever the environment, many property owners/occupiers fail to take timely advice from their professionals, as is expressed by Ashley Harper in his article on Dilapidations and Retail Property. Landlords, on many occasions, still fail to "work" their property.

I remember being told many years ago, when joining a professional team for a leading property investor, that their requirement was for us, on their behalf, to "work" the property to ensure that the property was maintained in accordance with the covenants that their tenants had entered into so that the property was always in a state ready to sell and the price could not be "chipped" because of its condition.

The preparation of Interim Schedules of Dilapidations is a powerful tool and this is where Building Surveyors can add value for their clients.

Hopefully, 2011 will see property investment continue and expand outside of London and the South East as the private sector begins to have confidence again.

All of the articles from this edition of DYK?, along with further news from calfordseaden, is available on our website at www.calfordseaden.co.uk/news.

Richard Grove Partner, calfordseaden T 020 7940 3200 E rgrove@calfordseaden.co.uk

CONTENTS GUEST ARTICLE

PROSPECTS The UK Commercial Property Market and beyond.

Pages 1-2

1

3

DILAPIDATIONS & RETAIL PROPERTY Good advice to owners and occupiers of retail property.

Pages 3-4

SCHOOLS FOR THE FUTURE Pushing the boundaries to deliver great quality and value.

Pages 5-6

FEED-IN TARIFFS We highlight the key points on this innovative scheme.

Pages 7-8

5

7 11

GRAYLINGWELL Not just a Development but also a Community.

Pages 9-10

GUEST ARTICLE

SHOULD WE BLAME IT ALL ON BLAIR? The landscape for Developers and RSLs is changing dramatically.

Pages 11-12

9 700 NEW HOMES IN WEST MIDLANDS

15

Our Birmingham office sees the completion of five of the six schemes for Walsall MBC. Pages 13-14

SAVING MONEY THROUGH GOOD DESIGN How our designers keep costs to a minimum.

Page 15

BIM - HAVE YOU ENJOYED THE BENEFITS YET? BIM is one of the building industries buzzwords, but what is it?

Page 16

ALL ARTICLES ARE AVAILABLE ON OUR WEBSITE: WWW.CALFORDSEADEN.CO.UK

13 16

PROSPECTS The UK Commercial Property Market: Prospects, 2011 and beyond . . .

In these uncertain times, the questions for those of us that operate in the Commercial Real Estate markets are manifold. Kevin Aitchison of ING Real Estate Investment Management (UK) Limited explains.

Does property still have a part to play in the average multi asset portfolio?

What is the outlook for the risk-free rate?

How robust is investor demand?

How sustainable is the recent property market rally?

Despite all that has happened over recent years, UK Commercial property’s well established investment characteristics still hold true: a risk-return profile that sits between bonds and equities, long-term portfolio diversification, two sources of return (capital appreciation and income) and, whilst not a perfect hedge in the technical sense, an element of long-term protection against inflation.

1

In a low-growth environment, the spread of property yields over government bonds and cash is critical; property’s income return is one of its major attractions and, in the near-term, we expect it to retain a yield advantage over both bonds and cash. To put this into context, the average UK property portfolio is currently generating an initial yield of circa 6.25%. With 10 year gilt yields currently at around 3.5% and FTSE All-Share dividends delivering less than 3%, UK property continues to provide one of the few ways to quench a thirst for higher income.

But what about investor sentiment? Our own investment survey suggests that although “uncertainty” continues to characterise most peoples’ short-term outlook, the majority of respondents actually intend to adopt a higher risk strategy; maintaining an exposure to debt and selecting central London offices (the most volatile of all UK property sectors) as their most preferred sector for 2011.

With 10 year gilt yields currently at around 3.5% and FTSE All-Share dividends delivering less than 3%, UK property continues to provide one of the few ways to quench a thirst for higher income.

Whilst the concept of “uncertainty” may seem to conflict with the desire to adopt a higher risk strategy, this probably reflects the fact that demand for property is unlikely to be uniform.

By way of example, abnormally low interest rates and bond yields will mean that low risk assets with bond like cash-flows will continue to look attractive. However, in contrast to this we anticipate that secondary properties may experience a decline in capital values, reflecting inherent risks such as lease expiries, tenant failure, higher rates of depreciation, capital expenditure and a continued shortage of bank finance.

In addition to the likely arbitrage between prime and secondary assets, we also expect to see property pricing vary by location with a greater economic reliance on the public sector impacting hardest on secondary stock in the regions.

In contrast, London and the South East have a greater concentration of both larger companies and affluent consumers which should provide greater resilience to the downturn. Whilst exceptions will always exist, the recovery in rental values is therefore likely to be more prolonged in the regions.

Accordingly, we would anticipate that investor demand, and thus yields, will also be similarly skewed geographically.

Looking slightly longer term, a recovering economy should mean a renewed focus on secondary type assets. We estimate that the current discount from prime to decent quality secondary assets is currently circa 4045%, compared to a more normal discount of say 15 to 20%. It is this pricing arbitrage, representing a build up of inherent value in secondary assets, which in our opinion provides the biggest medium to long term opportunity in the UK market.

In summary, continuing demand for strong cash flows is likely to mean that, in the short term, demand for prime property will remain strong.

However, in our view this is only storing up value for secondary property. As with any type of investment, the critical question is one of timing; “when should the investor start targeting secondary stock?”. The answer unfortunately may not be straightforward, relying on a recovery in both the occupier market and the economy.

Kevin Aitchison Chief Executive, ING Real Estate Investment Management (UK) Limited T 020 7767 5600 E kevin.aitchison@ingrealestate.co.uk

Opinions expressed herein reflect the current judgement of the author: they do not necessarily reflect the opinions of ING Real Estate or any subsidiary or affiliate of the ING Group and may change without notice. Neither the author, nor the ING Group accepts any liability, whatsoever, with respect to the use of this article. It should not be construed as an offer, invitation or solicitation to subscribe for, purchase or sell any investment. This article may not be copied, transmitted or distributed to any other party without permission.

2

DILAPIDATIONS & RETAIL PROPERTY At calfordseaden, we are often called upon by owners or occupiers of retail property to advise upon dilapidations matters and other landlord and tenant issues.

Over the many years we have provided such advice, it has become clear that the same mistakes continue to be made by both landlords and tenants, giving rise to parties being exposed to unnecessary risk or to protracted disputes arising out of poor quality record information.

Ashley Harper gives us an insight.

3

Of course, it is wise for a survey of leasehold premises to be commissioned by prospective tenants prior to the agreement of heads of terms, so that repairing obligations can be discussed early on in negotiations. hen a landlord and tenant enter into a lease, which is a binding contract containing obligations upon both parties, there is often inadequate consideration given to future liabilities, with the parties being more interested with matters regarding the trading potential of a particular property, with associated time pressures that can cloud judgment.

W

It is very rare for retail property to be offered by landlords in a fully refurbished state, or for premises to be new. However, the default position for landlords will usually be for tenants to accept what are termed ‘full repairing’ obligations.

DONʼT PANIC! Expert Witness Service One of the results of the recession is the increasing number of claims that are now coming to the fore.

With main contractors and occasionally consultants entering into receivership and liquidation, there may be only one or two potential defendants to pick up the bill in the event of a claim. Stuart Hill advises on some precautionary measures to take and how best to deal with this unfortunate situation.

FOR MORE INFORMATION VISIT OUR WEBSITE: WWW.CALFORDSEADEN. CO.UK /NEWS

We have experienced countless instances when tenants of retail units express complete surprise when presented with a claim for damages at the end of their lease, due to the premises they originally acquired being in disrepair. The common initial response upon receiving such a claim is ‘well the shop was in poor condition when we moved in’.

There seems to be a lack of understanding in many instances, that, usually, a property should be returned to a landlord in good repair, irrespective of its condition when it was taken. It is never clear why tenants are not advised, before leases are taken, that as part of negotiations to take on a new lease, steps should be taken to limit repairing obligations at the end of leases, where premises are in anything other than good order.

There are various approaches to limiting liability, but the use of a schedule of condition and the incorporation of appropriate clauses in leases, is the most common approach. This should be linked to efficient cross-referencing of relevant additional documents.

Alternatively, the tenant may wish to negotiate a rent-free period to reflect the current condition of the property, in order that it can make budgetary provision for what could be a significant future financial burden at the end of the lease.

From the landlords’ perspective, disputes at the end of leases can often be exacerbated by poor information regarding the nature, if not the condition, of property at the beginning of leases. Very often, plans attached to leases are archaic and bear little resemblance to the layout of property when leases are taken. This can cause uncertainty between parties to a dilapidations dispute who may, for example, be debating whether a tenant installed a certain partition or, by further example, whether carpets or certain fittings were included in the demise at the commencement of a lease.

In summary, therefore, the pursuit of good quality documentation regarding the condition of retail premises before leases are signed, and the obtaining of a thorough understanding of future potential liabilities is essential for both parties, and particularly prospective tenants.

Of course the above points are quite straightforward and also apply to other commercial property, but it is often the smaller retail tenant who is inadequately advised when taking on what can turn out to be costly obligations.

For further information contact: Ashley Harper at our Birmingham office T 0121 454 1688 E aharper@calfordseaden.co.uk

4

The drive for conversion to academies and free schools initiatives are indicative of the current focus; many are the changes proposed. As yet there are no clear policies in relation to procurement.

FURTHER INFORMATION ON OUR EXPERIENCE IN THE EDUCATION SECTOR CAN BE FOUND AT: WWW.CALFORDSEADEN.CO.UK/EDUCATION

5

SCHOOLS FOR

THE FUTURE A few authorities have desperately been trying to give the ʻBuilding Schools for the Future Programmeʼ the kiss of life!

The new government proclaimed the process as wasteful and believes in the need to procure and deliver differently, with the need to cut costs dictating this.

Jo Parody gives us his view.

What is clear is a need for consolidation over the next few years, and the building programme agenda has changed to remodelling or refurbishment rather than new build. Local authorities and schools remain desperate to meet targets and the need to develop efficient strategies are top priority. Many schools feel disenfranchised.

The focus needs to be on existing space and how we make it work.

The relationship between the curriculum and space is ever changing. Developing vibrant and flexible spaces creatively that are future proofed and environmentally sustainable is viable and in most situations a cost effective and fit for purpose alternative.

In many ways it could help retain and reinvigorate the heart and soul of a school. Critically, understanding the asset and its condition and what can be done with it needs specialist skills. calfordseaden have been complementing our clients’ educational drive by developing exciting but functional and affordable solutions to their education space needs. Our multidisciplinary teams are engaged on a series of such projects pushing the traditional design, sustainability and procurement boundaries to deliver great quality and value.

For more information please contact: Jo Parody at our Orpington office T 01689 888222 E jparody@calfordseaden.co.uk

6

Feed-in Tariffs (FITs) became available in Great Britain on 1st April 2010, but are currently unavailable in Northern Ireland.

Under this scheme energy suppliers make regular payments to householders and communities who generate their own electricity from renewable or low carbon sources. Angela Lemon highlights the key points of the scheme.

ABOUT THE SCHEME The scheme guarantees a minimum payment for all electricity generated by the system, as well as a separate payment for the electricity exported to the grid. These payments are in addition to the savings made by using the electricity generated on-site.

Once microgeneration technology is installed you should experience a reduction in your electricity bill and receive an income from your feed-in tariff provider.

The scheme covers the following electricity-generating technologies, up to an installation size of five megawatts: Solar electricity (PV) (roof mounted or stand alone), Wind turbine (building mounted or free standing), Hydroelectricity, Anaerobic digestion, Micro combined heat and power (micro CHP) (limited to a pilot at this stage).

HOW THE SCHEME WORKS If you are eligible to receive the FIT you will benefit in three ways: 1. Generation tariff – a set rate paid by the energy supplier for each unit (or kWh) of electricity you generate.

2. Export tariff – you will receive a further 3p/kWh from your energy supplier for each unit you export back to the electricity grid, that is when it isn’t used on site.

7

3. Energy bill savings – you will be making savings on your electricity bills, because generating electricity to power your appliances means you don’t have to buy as much electricity from your energy supplier.

DEEMED EXPORT Domestic FIT installations are likely to have their export deemed at 50% in most cases until smart meters are rolled out.

HOW TO TAKE PART An additional electricity meter is required to measure the electricity that your system is generating and to measure how much is being fed back into the electricity grid. You will provide meter readings to the suppliers, usually every quarter, which is also the period that payments are typically paid from your supplier.

Your generating technology installer will register you on the central FIT database and you must inform your energy supplier that you are eligible to receive FIT. The supplier will then cross reference your installation with the central FIT database and payments will then be made by your energy supplier at intervals.

For further information contact: Angela Lemon at our Orpington office T 01689 888222 E alemon@calfordseaden.co.uk

TO READ THE FULL ARTICLE, VISIT OUR WEBSITE: WWW.CALFORDSEADEN.CO.UK/NEWS

FEED-IN TARIFFS Feed-In Tariffs are payments to ordinary energy users for the renewable electricity they generate.

NEW CODE FOR SUSTAINABLE HOMES The New Code for Sustainable Homes came into effect in October 2010. Visit out website for detailed information and find out how these changes may affect existing and future schemes.

WWW.CALFORDSEADEN.CO.UK/NEWS

8

GRAYLINGWELL NOT JUST A DEVELOPMENT BUT ALSO A COMMUNITY

Graylingwell Park, Chichester, where calfordseaden are acting as employerʼs agent and technical inspectors, won ʻSustainable Larger Social Housing Project of the Yearʼ at the Inside Housing Magazine Sustainable Housing Awards 2010, ʻBest Low or Zero Carbon Initiativeʼ at the House Buildersʼ Awards 2010, plus the Royal Town Planning Instituteʼs award for Community Engagement.

Guy Rapley explains what makes this project so exciting.

Graylingwell Park is set within spacious mature landscaped grounds that have been designated as a conservation area and is a listed historic park. The site also includes the Grade II 18th century Graylingwell farm.

Planning consent was given for approximately 750 new one to five bedroom homes, of a contemporary and colourful design inspired by the architecture of Chichester, West Sussex. The creative conversion of former hospital buildings will also offer 40% affordable housing from Downland Housing Association.

The wider community of Chichester will benefit from local produce from a farm shop on site and Graylingwell Hall will be refurbished. Around 30 new art studios will be provided, together with café, gallery and small offices.

9

Steve Bangs, Managing Director of Linden Homes says:

“Graylingwell Park will be much more than just a place to live; we are creating a whole way of life, with sustainability and environmental responsibility at the heart of everything we do here. Itʼs about living in a limitless environment.

This landmark scheme will be a destination in its own right, serving the wider community in and around Chichester and will be a benchmark for future sustainable developments.”

Taking approximately eight years to complete, the scheme will have a net zero carbon footprint, exceeding government standards on sustainability and achieving 100% reduction in CO2 emissions from total energy demand.

The layout encourages energy efficiency in response to the site’s orientation and includes renewable energy solutions with high insulations levels in the homes and the new energy centre.

AWARDS 2010 proved to be very rewarding for calfordseaden, as a number of our projects scooped the following coveted awards

For further information contact: Guy Rapley at our Orpington office T 01689 888222 E grapley@calfordseaden.co.uk

Inside Housing, Sustainable Larger Social Housing Project Graylingwell, Chichester Housebuilder Awards 2010, Best Low or Zero Carbon Initiative Graylingwell, Chichester RTPI, Community Engagement Graylingwell, Chichester Daily Telegraph British Homes Award, Affordable Housing Development of the Year Station Grove, Wembley Estates Gazette, Residential Development of the Year Digby Road, Hackney

Mark Perry, Commercial Director of Affinity Sutton comments:

“Graylingwell Park is about the opportunity to create a whole new community and give people a range of ways to come and be part of it. There will be the chance to get that important first step on the property ladder using our shared ownership scheme, or rent through Chichester District Council.”

RICS 2010 Awards, Regeneration Stonebridge Estate, Harlesden RTPI, Best New Place to Live Bermondsey Spa, Bermondsey Housebuilder Awards 2010, Best Regeneration Project Bermondsey Spa, Bermondsey London Evening Standards New Homes Awards, Best Regeneration Award Bermondsey Spa, Bermondsey FURTHER AWARD NOMINATIONS CAN BE FOUND ON OUR WEBSITE:

WWW.CALFORDSEADEN.CO.UK/AWARDS

Images of Graylingwell Park are courtesy of Linden Homes

10

LOCALISM FOR DEVELOPERS AND RSLs:

SHOULD WE BLAME IT ON BLAIR? When you start a new job it is “de rigeur” to blame your pressures on your predecessorʼs inability to do a decent job ‒ we have all done it.

In the corridors of Westminster Palace, members of the coalition government are currently reminding anyone they meet, that Blair on the “Sorry a thing I regret” journey, reflects that one of his biggest failings in Government was not to progress Public Sector reform far enough or fast enough. Steve Douglas and Philippa Cartwright of DouglasWood explain.

So, Year 1 of the coalition government and we are moving far and fast on public sector reform – “Thanks for that Tony”!

In the housing sector we all know the landscape for Developers and RSLs is changing dramatically. We have talked to and worked with a number of you and the pressure points are clear.

1. Investment/funding – who is making the decisions? The first year is a done deal in respect of new supply investment. The HCA is busy aggressively promoting the “new affordable rent”.

However, locally the feedback from Local Authorities and RSLs is “we are not sure we want it” or more pragmatically “OK, we will have it but we need to plan where in our locality it assists with balanced communities”. RSLs are saying “no”, yes” and “maybe”, and if you give us some certainty we might play.

11

2. Strategic/Planning – who is making the decisions?

Across the country the view varies. In London there is a fascinating pressure between central, regional and local government. (Boris – the Conservative Mayor, with his parochial view of London (that’s what got him elected!) has been very outspoken about the myopic welfare/benefit reform. Housing benefit changes for London in his view represent “social cleansing”. In other parts of the country, the views have ranged from “well it just won’t work here” to “great this is what we’ve always wanted”.

3. Community engagement/Doubled devolution/ Accountability or the third sector/trusts – if it’s local, as in local government, or community led and doesn’t cost central government then government’s line is pretty clear - it’s worth giving it a go.

And that goes far beyond the Localism Bill, the new proposed planning reforms and right across the public sector reform agenda.

So if you are a developer or RSL - if you are going to make localism work, firstly understand what is the agenda in a local authority? What is wanted and what is needed? Not apartments, if family homes are required; not private homes, if there is an emphasis on affordable homes. Secondly, understand your local markets, your residents and customers’ needs and aspirations at a local - and this may well mean at a neighbourhood level. For example, not more social homes, if there is a need for intermediate or homes for sale for communities aspiring to purchase or for first time buyers and growing families who can afford to buy and want to put down roots in an area. Equally if there is insufficient housing for low income families, how can this be delivered?

Thirdly, make sure you are talking to the right people. Not just the planning department but the housing department of local authorities. Not Just the RSL or the developer but the HCA and in the case of London, the GLA.

It’s clear that as well as the challenges, Localism presents a whole new set of opportunities. Local Authorities have been crying out for it, so have communities. But understanding what the “it” actually looks like will be what sets apart those who will be successful over the next few years and those who will be left wondering “Mr Cameron what was this all about?” and “Mr Blair what legacy did you actually leave us?”.

Steve Douglas Director, DouglasWood T 020 7729 0420 E steve.douglas@douglaswoodltd.com For more information on DouglasWood, visit: www.douglaswoodltd.com

12

700 NEW HOMES IN WEST MIDLANDS 2010, the 10th year for the Birmingham office of calfordseaden, saw the completion of five of the six schemes for Walsall MBC, the first of the two proposed schemes for Birmingham City Council in Meadway, Yardley and the first of three schemes for Sandwell Metropolitan Borough Council at Brandhall.

Jo Ellson explains.

S

ince 2005 our Birmingham architects have been working with Housing 21 to deliver 13 Extra Care developments under Public Private Partnership within Walsall, Birmingham and Sandwell, delivering 700+ new homes in the West Midlands region. calfordseaden have taken great care at the design stage to produce flexible, future proofed schemes which are in no way institutional and can provide a home for an active older person, while still being capable of providing an environment which, by its nature, helps those with greater levels of need sustain an independent lifestyle for as long as possible. Their scale and architectural styling add to the existing surrounding environments whilst creating an identity of their own, ensuring integration into the community and acceptance and use by the local residents.

Our architects diverse range of projects has seen us involved in five Sure Start schemes for Birmingham City Council, ranging from a brand new facility at Albert Bradbeer School, to the refurbishment of a much used facility at Gospel Oak Community Centre.

2010 also saw us come to the end of a large PFI commission in Oldham creating 1400 residential units for the elderly, working with our building surveying teams and gaining recognition for our work in the LABC Building Excellence Awards.

13

As a multi-disciplinary practice our architects are able to work together with our commercial teams providing space planning and added value footprint proposals for our Blue Chip commercial clients. Other projects we are currently involved in include rehabilitation accommodation and community facilities, residential development of rural exception sites and the redevelopment of existing stock sites, creating greater densities of more sustainable housing for our numerous social housing clients.

The range of differing sector knowledge held by our Birmingham staff has been woven into the calfordseaden multi-disciplinary experience, allowing for our team to be involved in a varied catalogue of schemes, adding new dynamics to common building types. Having been leaders in Modern Methods of Construction, calfordseaden have Code Four, Five & Six residential projects already on site and are working through cost effective proposals to retro-fit zero carbon solutions with our in-house sustainability team.

Birmingham architects are also pleased to be working alongside a PASSIVHAUS advisory team from the Netherlands, with one of our main social housing clients, to create PASSIVHAUS on an affordable scale in the Midlands.

The proposal is to replace existing obsolete housing stock with a ‘like for like’ density of sustainable dwellings, that will sit within an existing residential area. With the amount of enquiries and feasibilities/added value studies calfordseaden were involved in during 2010, which we have seen continuing into 2011, our Birmingham architects are optimistic for the coming year. Working with the building surveying, quantity surveying, project management, mechanical & electrical engineering, civil & structural engineering and sustainability teams in-house allows calfordseaden to create fully considered and costed proposals to clients, moving a site forward with certainty and quickly in this currently unsure slow development market.

For further information contact: Jo Ellson at our Birmingham office T 0121 454 1688 E jellson@calfordseaden.co.uk

CREATING INDEPENDENT LIVING West Kent Housing Association in partnership with West Kent Primary Care Trust have provided self contained supported living Lifetime flats to meet the specific residents’ physical and mental disabilities.

Becket Court offers freedom, choice and the right to enjoy an independent life to its residents.

TO READ MORE ABOUT THIS PROJECT, VISIT OUR WEBSITE: WWW.CALFORDSEADEN.CO.UK/NEWS

14

SAVING MONEY THROUGH GOOD DESIGN calfordseadenʼs civil & structural, mechanical & electrical and sustainability engineers have been working on the design of all earthworks, roads, parking, retaining structures, drainage and foundations of a 350 unit social housing development in Addlestone, Surrey. Richard Newman explains.

The undeveloped seven hectare site slopes down towards a river which is known to flood during major storms, therefore it was critical that our drainage solution should have a minimal impact on the river’s current regime.

We fully reviewed the concept design produced by others and identified a number of areas where we could improve the design, as well as taking account of climate change not previously included.

Through a series of meetings with key stakeholders we negotiated improved storm water discharge rates from the site, enabling us to take into account increased volumes arising from climate change and reduce the size of pipes and associated trenches.

The drainage has been designed following current best practice using the principles of SUDS (Sustainable Drainage Systems); parking areas with permeable paving, rainwater from roofs to soakaways, and surface water on roads being collected in a piped network draining to a detention basin.

A different method for constructing the foul sewer crossing beneath the river at the lower end of the site made construction simpler, with reduced risk and a significantly shortened construction programme.

15

The site slopes, requiring considerable bulk excavation and filling. The individual block levels were established based on the consented planning drawings. However we identified this would result in a large imbalance of cut material requiring disposal at considerable cost.

We adjusted block levels, roads and parking areas to reduce the amount of cut until this balanced the fill volumes, achieving considerable savings.

The offsite highway works involved reconstruction of over 500m of road, with the loss of a significant area of green space. We redesigned the junction with a mini-roundabout, taking far less land. Apart form the significantly improved design, the saving to the client is in the order of £500,000.

Our design has fully satisfied local Planners, the Environment Agency, Thames Water and the highway authority, and the respective Adoption procedures are virtually complete. Phase One is due for completion within the next 18 months.

For further information contact: Richard Newman at our Orpington office T 01689 888222 E rnewman@calfordseaden.co.uk

CRAWLEY KICK STARTS LONG AWAITED COUNCIL HOME BUILDING Crawley Borough Council are constructing their first council homes in more than a decade and are the first council in the country to become a preferred partner using Homes & Communities Agency funding.

BIM

TO READ THE FULL ARTICLE, VISIT OUR WEBSITE: WWW.CALFORDSEADEN.CO.UK/NEWS

BIM IS CURRENTLY ONE OF THE BUILDING INDUSTRIES BUZZWORDS, BUT WHAT IS IT?

BIM (Building Information Model) is a 3D modelling system allowing everyone working on a building project to bi-directionally share the same data, rather than each discipline replicating the information from scratch.

Gary Barley highlights the benefits.

We are now seeing a steady surge towards the use of BIM from highly influential people within our industry.

It benefits the designers through faster working and better coordination, the contractors through more efficient procurement & site management, and the building owner through more joined up estates management.

The data contained within the BIM can be used to better visualise the project from all angles, both internally and externally. It can schedule out quantities and costs for the contractor.

An analysis can be carried out on the data structurally, thermally, and for constructional conflicts, along with simulated performances in terms of heating, cooling, electricity consumption etc. Speaking at a BIM conference in September, Paul Morrell (the government’s chief construction adviser) indicated that publicly procured building projects will be required to adopt BIM. The announcement had been made following government research which concluded that BIM offered tangible benefits.

Along with the indication from Paul Morrell, BIM is also currently understood to be at the centre of the schools capital review team’s thinking on how schemes could be built at sustainability lower outturn costs, according to a report in Construction News. calfordseaden’s design teams have always offered a coordinated approach to projects, but by working with our multidisciplinary team in BIM we are pushing the benefits even further.

For further information contact: Gary Barley at our Orpington office T 01689 888222 E gbarley@calfordseaden.co.uk

BIM, HAVE YOU ENJOYED THE BENEFITS YET?

16

Spring 2011

calfordseaden St John’s House 1a Knoll Rise Orpington Kent BR6 0JX T 01689 888222 F 01689 888299

www.calfordseaden.co.uk calfordseaden have taken all reasonable precautions to ensure that did you know? is correct at the time of publication. Please contact us for more information about any of the topics and, where our professional code of conduct allows, we will be happy to advise. calfordseaden LLP is a Limited Liability Partnership Registered in England and Wales number OC315838. Registered Office: Devonshire House, 60 Goswell Road, London EC1M 7AD where a list of members is kept.

Calford Seaden (Health and Safety) Limited is Registered in England No. 3028351 Registered Office: Devonshire House, 60 Goswell Road London EC1M 7AD

CHARTERED SURVEYING PROJECT MANAGEMENT ARCHITECTURE & MASTER PLANNING CIVIL & STRUCTURAL ENGINEERING MECHANICAL & ELECTRICAL ENGINEERING SUSTAINABILITY ADVICE HEALTH & SAFETY CONSULTANCY