Theme 4 The Build – Relationships, Procurement and Contracts
Feasibility study Brighton’s new mix-use development
Feasibility study statement of need & strategic brief Situate on the east side of Brighton’s train station, this undeveloped site located in a prominent part of the city. It has the potential to create a new hub and social bonds within the urban fabric of Brighton, increase the connection link between the train station and the new developed residential area in of Brighton.
Figure 1 View of the site
Figure 2 Site Location
The Client in conjunction with city council wish to develop the site by introducing a new urban realm, a mix-use social hub as a new gateway for Brighton. To assess the viable option for the development, an initial examination into the site has been carry out through various studies, from the environmental aspects to the social and economy aspect.
site context New England Quarter Situated on the east side of the side shown in blue (figure 3) this new residential development as part of the regeneration scheme within the city. However it is arguably that the development is not well integrated with in existing urban fabric. Green Belts Situated on the North and east side of site, these areas are also not well integrated together and with the whole city at large.
Figure 4 Views of green belts Figure 5 New England Quarter
Figure 3 Brighton location map
Site characteristic study To able to gain a basic understanding of the project, the initial study of the existing urban fabric have been carried out. Height Analysis Keys Site
0 to 10m 10 to 30m 30 to 50m 50 to 70m
Figure 6
Solar Studies Due to the location of the site, means little of direct sunlight reaches the building during winter, while in the summer, long and strong direct sunlight can cause the building to over heat, good orientation strategy and shading devices need to be consider with the project design strategy.
Figure 7 Sun path diagram
Site Usage Studies examining the uses of the existing surrounding building, as this could inform the project’s program.
Figure 8 Existing building Usage
Vegetation and Materiality The following images depict the qualities and characteristic of the existing surrounding site, and perhaps could feed into the design feasibility study.
Figure 9 Existing materials and vegetations
Brighton and Hove history time line
History of The Site
Figure 10 Brighton’s time line
The time line above illustrate the important of Brighton railway in the development of the city during the mid 18th century, Which had allowed Brighton to be as diverse and vibrant as we see today. History of the site Images below attempted to capture the evolution of the Brighton’s railway, using technique of collages and overlay the old map over the existing as a way to examine and compare the urban fabric of the city and how it was evolved show in figure 11 Figure 10 Historical map
1870- The introduction of the railway linking London the Brighton.
1910- Tourism continued to increase, resulted in a burst of housing development
1950- The site was dedicated to locomotive works and destination for British holiday makers.
2016- Today the site is no longer connected with the train station, and act as a barrier between the station and the newly built New England Quarter.
Brighton and Hove’s Population Brighton social and economy are complex and diverse, and it is largely depend on the city high density of population such as the fluctuation of tourists and students who visit the city annually. The total population of Brighton and Hove was estimated to be 275,325 in 2012 and the population will grammatically increase every years, therefore large demand of housing are needed with better infrastructure, local services, educational building, amenity public space etc (Brighton & Hove City Snapshot: Report of Statistics, 2014) . The following table is a break down of the population age group, extracted from Brighton & Hove city web page. Age Group 0-16 16-64 64 or more All Ages
Population 2012 45,009 193,632 36,684 275,325
Population 2021 48,800 201,101 40,256 290,157
The city have unusual age distribution where nearly 70% of the population if between 16 to 64 age group. Furthermore evidences show a clear swell in the proportion of adult aged 20-44. Illustrate at the graph below
Figure 11
Figure 12
The graph below illustrate the relationship between student population and the tourist population annually. Student Population for 2104: 34,678 Tourist population for 2014: 8.5 millions
Figure 13 Population of student and tourist
Base on figure 13 we can see the great diversity in the city and how the city itself changes annually to accommodate the fluctuation of population, both in student and visitors. Railways The total number of visits to all of our stations was 22,137,906 in 2012 of which the majority occur at Brighton station, making it the busiest station on the south coast between Kent and Hampshire. It is the main gateway of the city and therefore careful consideration and strategy should be place upon approaching the design.
swot analysis: quality of life The Table below is the initial look at the overview of Brighton City, as part of the project’s brief development. Establish the opportunities and constraints, the parameters in which the project’s brief could be develop and perhaps speculate how the project could evolve.
Figure 14 Swot analysis
Feedback study of Brighton From the initial studies of the site and Brighton city itself, illustrated that the city are constantly dealing with large amount of population stem from student and tourists. Furthermore studies shows art and music have been part of Brighton unique culture. The development therefore aims to reconnect the urban fabric of Brighton, particular focusing on linking the east side residential part of the city to the existing railway, to enhance the city images and the railway station. Furthermore attracting new visitors, commuters, local residents, strengthen the social bond between and general public within city of Brighton.
Project Brief New mix use urban development
Project brief New mixed-used housing development and a new Art and design centre to be developed. Situated in the heart of Brighton city, this new large development will provided new shops, restaurants, living and work unit, a place to study and participate in art and music. The project aims to improve architectural and urban quality within the areas, the design is intend to integrate and enhance the existing urban fabric of the site, improve different aspects such as accessibility, connectivity and spatial quality. Following the site analysis and workshop session with the general public a project brief was devised with the client to finalize any particular criteria regarding the development for the site. These are as follows. New Art and Design Centre Hub for Students and general public where artist and designers can works and exhibit their works, a cafe and restaurant, an open library, workshops, photography rooms and lecture theatre room. New residential and student housing with Mixture of 1, 2 and 3 bedroom apartments, live and work units and offices, furthermore Cafe, shops and restaurants which are located on the ground level. urban landscape which including an open area for public art and events, sitting areas, mixture of open and close areas. In the Context of Brighton city, we feel the project main aims is to integrate and enhance the City’s characteristic. The words on the right express our feeling and understanding about some of Brighton main characteristics. Figure 15 17, 18 and 19 illustrates the ideas of creating an appealing environment that could attract tourists students and daily commuters and the local residents to the east side of the city.
Figure 16 Aerial Collage
Figure 15 Schematic diagram
Figure 16 Schematic diagram
Figure 18 massing study
Figure 19 Public space sketch
Initial concept ideas to be explore in 3 dimension model.
Figure 18 Sketch model study
Summary
This report establish the initial proposal of the scheme, base on the social context and needs of the people of Brighton. Evidences from the feasibility study show that there are mixture of constraints as well as opportunities in this particular site. I have listed the typical works stages and brief description of the works in each stage should the client wish to proceed on with the project.
Project stages Design development Planning
Duration 4-6 months 3 months
Prepare for tender Tender period Contractor mobilization
5 months 4 months 2 months
Construction
20 months
Description Outline design proposal to be realize. Planning document with the propose architecture design, structure and material to be finalize and submit. Tender documents will be draw up. Contractors will be invited to bid for the job Pre-contract meeting with the consultant team and trade contractors. Construction works carry out
Note: The table above is a simple breakdown of the project work stages. It is NOT the RIBA work stages. Please refer to the appendix 1 for the RIBA work stages form more information. The following section will detail the necessary requirements for the design team and extra data considering the clients wish to proceed.
Specialist technical data To ensure that feasibility is thoroughly prepared, it is necessary to account for specialist data that could have effect on the design. Below is a list of regulatory information that require attention due to specific nature of the project.
Environment Agency, Local planning, and Building control department
As the propose site situated on the brown field site, a thorough research and site examination is require as hazardous substances may contaminated the site from previous development.
Department for Culture Media and Sport
It would be beneficial to the project if we consult with Departments for culture media and sport, during the early stage of the project.
Local Panning and Heritage Department
As the site situated next to garde II listed rail station, it would be a beneficial to the project to consult with to local planning department during the feasibility stage.
Landscape and Structure engineer and land surveyor
The existing large retaining wall are to be demolished, which can have impact to the existing surrounding buildings and train station. Thus it is best to consult it with different body during the feasibility stage.
members of the professional team
Roles and responsibilities
Figure 19
The information are extracted from (Chappell & Willis, 2014 ) and (The Role of Building Construction Project Team Members In Building Projects Delivery, 2013)
procurement route In the most simple term procurement is the process which creates, manages and fulfil contracts (BS ISO 10845-1, 2010), it is essentially a series of considered risks - each procurement routes have individual strengths and weaknesses, which must be carefully calculated by clients (COIB, 2010). There are number of different types of procurement routes available such as (Tradition, Design and Build, Construction management, integrated etc) and different procurement has different methods that transfer varying of risk on the client, architect, or contractor (RISC i Consult, 2010).
72 %
26 %
4%
MEASURED TERM / COST PLUS 10 %
2%
6%
CONSTRUCTION MANAGEMENT 0%
3%
2%
MANAGEMENT CONTRACT 3%
38 %
49 %
59 %
22 %
1%
TRADITIONAL PROCURMENT
DESIGN & BUILD
The following factors clients must consider when choosing a particular procurement routes are time, cost, quality, scale and complexity, design development (pre-contract), project constraints, attitude to risk, asset ownership, financing. Table below is the procurement methods most frequently used in projects (National Construction Contract and Law survey, 2013)
CONSULTANT CLIENT CONTRACTOR Figure 20
Building Contracts Advantages and disadvantages of standard contracts and bespoke contracts (Chappell & willis, 2011).
Figure 21 Contract
Principles of ‘Design and build’ and ‘traditional’ procurement routes.
Figure 22 Advantage and disadvantage
Figure 23Traditional procurement
Figure 24 Design and build procurement
recommendation for the procurement route Taking consideration of the client’s needs, aspirations, as well as the client’s business plan, scale and complexity of the project. I would recommend a traditional procurement route with a single stage tendering process. One of the main reason is design quality, as it allows client to have full control over design, with the architect leading the design team, working with other consultants, ensuring high standard of design quality and construction.
Theme 5 Laws, Regulation and Statutes
planning application
Mandatory documents for planning application (Planningportal.gov.uk). Due to the sheer scale and complexity of the project, many aspects and requirements are require to be carefully examine as evidences to support the application. The following are the list of drawing and documents that require to be submit for planning, however more drawings may needed to add during the design development process to help better inform the project.
Brighton and hove: Implications of planning policies on the design By 2030 the Brighton city council will have made significant progress towards becoming a resourceefficient, One Planet, Zero Carbon City27 and a city that is adapting well to climate change. List of the city’s objectives and approaches can be found in the appendix 2.
Policy reference: http://www.brighton-hove.gov.uk/sites/brighton-hove.gov.uk/files/downloads/ldf/Feb13_ Submission_City_Plan_Part_One.pdf Full details of CP8 policy can also be found in the appendix 3
Implementation of the new technology Aerogel Glazing on the design Aerogel is a synthetic and ultralight gel-like materials, this solid has extremely low density and thermal conductivity. A silica based Aerogel material achieves its super low density by being comprised of 98.2% air. This, in turn, allows for the material to be a super insulator as its gaseous consistency is a poor thermal conductor while allowing for the visible spectrum to pass through it, essentially allowing for a super insulating transparent membrane. Thus company such as Lumira have been incorporate this new technology into their glazing system.
This New technology can be incorporate into the curve roof as well as the facade of the building, allows it more energy efficient
material uses and finises Several smaller steps can be taken to reduce carbon emissions such as minimizing the amount of material usage and finishes throughout the building where it is unnecessary.
Local Material Source Using local material suppliers can also help reduce the carbon foot print of the building, one on the predominant material for the building is timber cladding which could be supplied by the local timber supplier merchant in Worthing show in figure 25.
Figure 25
Ground source heat pump As the site areas is fairly large, straight horizontal Ground Source Heat Pump is recommended. As temperature below the earth surfaces is fairly constant (8 to 12°C) this mean less energy will be needed to heat up the water in the winter while it could also provide a cooling effect in the summer. Indicative drawing of the Ground Source Heat Pump and how it may incoporate in the design is shown in figure 26. Full details of ground source heat pump and how it works can be found at (http://www.gov.scot/resource/ doc/217736/0097174.pdf)
Figure 26 Indicative Ground Source heat pump
Design Access Statement Purpose of the Design Access Statement Design access statement is a document that explain the design thinking behind a planning application (CABE, 2006). The following points are few key examples in which Design access statement addresses. •The design concepts. •Justify the designer’s response to the planning regulation and policies. •Demonstrate the use of the building and how the new development is a suitable response to the site and its setting. •Speculating the prospective user from private to public. •Sustainability approaches
Design access statement: Brighton’s Design Centre Use The current brown field site situated adjacent to the east side of the train station is an unwelcome sight shows in location plan figure 27. Visually and physical separate the east side of the new housing development to the train station. Furthermore creates an unpleasant environment and experience for the daily commuters and locals. The project therefore proposes the development of a new design centre and an urban landscape to vitalize areas, an extension to the existing green belt and reconnect the east side of the city to the train station.
Figure 27 Location plan of the existing setting
Figure 28 Concept drawing
Amount All the building footprints combine take up 50 % of the total areas of 1 hectare, the rest areas are then to be developed as urban landscapes and public spaces. The propose developments are mixture of medium and high density housing and apartments, offices and a new art design centre. Details of the propose development include: •A new Art and design centre which consist a library, workshop, art gallery, café, lecture rooms photography room. •7 new shops. •2 new coffee shops. •2 restaurants. •60 apartments (1 to 3 bedrooms) •5 new offices. The new development aims address the housing demand in Brighton, promote art, music and design, encourage the use of public transports, reduce the city congestion and air pollution, to create a vibrant, healthy and sustainable community in the heart of the city show in figure 29.
Figure 29 Project programe Hard and soft-landscape Art and Music Design Centre Shops and cafe Mix Housing with live and work unit Visual, Connection, links Site boundary Figure 30 Circulation plan
Layout Show in figure 29, the new Art & Design centre, shops and cafe are situate on the west side of the site opposite the entrance of the train station to create visual attraction to the commuters and train station users, while all the mix housing apartments, offices are situated on the east side of the site. All shops, restaurants, workshops unit and gallery are situated on the ground floor with glazed facade with the intention of encourage interaction and visual interest from the pass by. In addition, the urban landscape has also been designed to encourage body movements to and through the site shown in figure 30
Scale High density housing units will be situated on the east side of the site relates to the existing building, while the smaller and lower building such as design centre and coffee shops are locate near the station to encourage visual links. The residential building blocks are varies in height ranging from 6 to 16 storey, while the art and music centre is two storey high, show in figure 31. Furthermore images in figure 32, 33, illustrate the indicative scale of the project within the existing site
Figure 31 North Elevation
Figure 32
Figure 33
Landscape The exterior spaces is a mixture of soft-landscape and hard-landscape environment. Seating are provided within the landscape allow people to rest and enjoy the view, with adequate lighting both natural and artificial. Furthermore the design aims is to create opportunities and encourage different events happening such as an extension of the public outdoor gallery space, a weekly outdoor market, outdoor teaching space, performance space etc shown in figure 34 &35. Disable access and routes have also been carefully consider throughout the site, for example of introduction of ramps and appropriate use of non-slip materials.
Figure below illustrates how the public space can use to encourage social events and interaction between the general public
Figure 34 Landscape
Figure 35 illustrates the vision and the aspiration to generate a vibrant space, a public space allows interaction, social bonding and meeting new people.
Figure 35 section through site
Appearance The development aims to reflect the vibrant and diversity of Brighton, thus the design comprise wide range of colours, material and textures. Example of the predominant materials use within the project can be seen in the table below.
Figure 36 Material appearance
Access The site will accommodate all type of users and general public, from the elderly person to young toddler, therefore the design aims to create both pleasant environment and experience for all users. Due to the natural characteristic of the changes in level in the site, sequences of terrace like space are used to break down the high different between the west side of the site and the east side of the site. Combination of ramps and stair are also been carefully designed and place to allow easy access for disable user, navigate to and through the site (figure 37)
Figure 37 Access
implication of Building regulation on design The following report looks in to several aspect of building regulation with respect to the design. This is to assess weather the project met the regulation standard and carry out alteration to the design to meet the requirement.
building regulation: part M access to building Section 1 : Access to buildings According to Section 1, Clause 18, a minimum requirement of 1 disabled parking bay Should be provided for buildings other than dwellings, this meant the design need to be slightly altered. Show in plan below. Furthermore new ramps and a outdoor lift are also added to allow easier access for the disable users and compile with disable discrimination act 2005 and building regulation part M, section 1.1 means of access.
Figure 38 Disable parking
building regulation part B: Fire safety Section 3 Design for horizontal escape. According to section 3, number of escape routes and exits in relation to building type and number of occupation in the room. Reference on the table 2 (appendix 4) Limitation on travel distance for 2(a) institutional building is 9m (one direction) and 18m for (2 directions). Thus in order to meet the regulation standard, slight alteration of the floor plans, additional fire exits doors and way walks are required, shown in figure 39
Figure 39 Horizontal escape
obligation of client and designer
Figure 40 Obligation under CDM
Revised CDM legislation The proposed new regulations will introduce significant changes including (Turner & Townsend, 2015): - Extending the scope of the regulations to include domestic clients - Removing the role of the CDM coordinator - Introducing a new duty holder - the principal designer - Appointment of principal designer and principal contractor if two or more contractors are on site - Changing the HSE project notification threshold.
Design Risk Assessment. Design risk assessment is a process of determining the probability of design flaws in relation to health and safety during management of construction phase.
bibliography ARB. (2010). Architects Code: Standards of Conduct and Practice. Available at: http://www.arb.org.uk/Upload/3293139b-4c34-4b2e-83a1-9e7a90cd2a60.pdf [Accessed 10 Feb 2016] Architects Code: standard of conduct and practice. (2009). Architects registration board. Brighton and Hove City council (2013) Local Develop frame works. Available at https:// www.brighton-hove.gov.uk/ [Accessed 4 March 2016] BS ISO 10845 Construction and pronouncement part 1 processes, methods and procedure, 2010 BSI Standard publication. CABE, (2006) Design access statement: How to write, read and use them. Available at www.cabe.org.uk , [Accessed at 04 march 2016] Chappell, D and Willis, A (2013) The Architect in practice. 10th Eds. Oxford: WileyBlackwell. Clamp, H. Cox, S. Lupton, S. (2007). Which contract? Choose the appropriate building contract. 5th edition. RIBA Cox, S and Hamilton, A (1992) SFA Guide, A Guide to the Standard From of Agreement for the appointment of an architect. London: RIBA Publishing. Hse.gov.uk, (n.d.). Risk management: Health and safety in the workplace . Available at: http://www.hse.gov.uk/risk/index.htm [Accessed 28 Feb 2016]. Hse.gov.uk, (n.d.). Construction - Construction Design and Management Regulations 2007. Available at: http://www.hse.gov.uk/construction/cdm.htm [Accessed 28 Feb 2016]. Lumira Aerogel (2015) Specialist GLazing. Available at: www.brettmartin.com [Accessed 4 March 2016] Malleson, A (2012) National Construction Contracts and Law Survey. NBS Limited Planningportal.gov.uk, (n.d.). Planning Portal - Approved Document B. Available at: http://www.planningportal.gov.uk/buildingregulations/approveddocuments/partb/ bcapproveddocumentsb/ [Accessed 28 Feb. 2016]. Planningportal.gov.uk, (n.d.). Planning Portal - Approved Document M. Available at: http://www.planningportal.gov.uk/buildingregulations/approveddocuments/partb/ bcapproveddocumentsb/ [Accessed 28 Feb. 2016]. Planningportal.gov.uk, (n.d.). Planning Portal - Building Regulations. Available at: http:// www.planningportal.gov.uk/buildingregulations/ [Accessed 28 March. 2016]. Planningportal.gov.uk, (n.d.). Planning Portal - Mandatory documents. Available at: http://www.planningportal.gov.uk/planning/applications/howtoapply/whattosubmit/ nationaldocuments [Accessed 28 March 2016]. Sinclair, D. (2013b). RIBA Plan of Work 2013 Overview. London: RIBA Publishing. Tuner & townsend (2015) The CDM regulations are changing – are you prepared?. Available at: http://www.turnerandtownsend.com/CDM-Regulations/_22024.html [Accessed 4 March 2016]
List of figures List of illustration Figure 1 view of the site Figure 2 site location Figure 3 Brighton location map Figure 4 Views of the laines Figure 5 New England head quarter Figure 6 Existing building height study Figure 7 Sun path diagram. Figure 8 Existing building usage Figure 9 Existing material and vegetation Figure 10 Historical map Figure 11 Population graph Figure 12 Female and male graph Figure 13 Population of student and tourist graph Figure 14 Swot analysis Figure 15 Schematic diagram Figure 16 aerial collage Figure 17 massing study Figure 18 Sketch model study Figure 19 Roles and responsibilities Figure 20 rocurement Routes Figure 21 Contract Figure 22 Advantage and disadvantage of bespoke and traditional contract Figure 23 Traditional procurement Figure 24 Design and Build Figure 25 Map Figure 26 Indicative ground source heat pump Figure 27 Location plan of the existing setting Figure 28 concept drawing. Figure 29 Project program Figure 30 Circulation path Figure 31 North Elevation Figure 32 Westside propose building scale Figure 33 Eastside propose building scale Figure 34 Landscape plan Figure 35 Section through the site Figure 36 material appearance Figure 37 Access Figure 38 Disable parking Figure 39 Horizontal Escape Figure 40 Obligation under CDM All the illustration are made by author
Appendix
Appendix 1 RIBA works stages
Appendix 2 Brighton and hove Objectives toward sustainable city
Appendix 3 Brighton and hove’s CP8 policy
Appendix 4 PArt B Building Reg Table below extracted from Part B fire Satety building regulation