OFFICE OF PUBLIC WORKS BUILDING BLACKPOOL, CORK
Proposal for Development of Civic Offices for The Office of Public Works by
ascon for the
LinnDubh OFFICE OF PUBLIC WORKS BUILDING BLACKPOOL, CORK
Promoters
Contents Introduction...................................................... 2
Building Services ....................................... 22
Location ................................................................ 4
Landscape ........................................................ 24
Planning................................................................ 6
Project Delivery ........................................... 26
Compliance....................................................... 7
Company Profiles..................................... 28
Site Description ............................................ 8
ascon Design Team
Bernard Seymour LANDSCAPE ARCHITECTS
Architectural Design ............................. 10
Appendix A
Building Structure.................................... 20
Appendix B
1
Introduction
Our Proposal for OPW in Blackpool
T
he LinnDubh proposal satisfies the criteria as set out in
the OPW briefing documents in relation to the establishment
of new offices for the Revenue Commissioners, in particular in
relation to distance from the railway station, having full planning permission, adequate car parking and contained within a single
“The building is contemporary in design. Its angular form, tile and glass finish and sweeping elevations allow maximum light and ventilation as well as dramatic views over the city”
building.
Key Points ■ Independent OPW building in prominent location ■ Modern third generation office 7500m2 gross ■ Full Planning Permission - Ready To Go ■ Sited within 1.4km of main railway station ■ 800m from city centre ■ Parking for 120 cars with option to increase to 200 plus
Urban Planning This development obtained planning permission in 2003 to satisfy, among other possibilities, the anticipated Government decentralisation programme. The development was encouraged by Cork City Council and the broader Blackpool community. The permission is for total development of 13,500 sq. m. The OPW building will constitute two thirds of this area in an independent distinct building. The balance of the site will be utilised in the same manner as the OPW building with shop, cafe and other facilities to serve the
Site Location
overall development on the ground floor.
The site in Blackpool is within 1.2Km of the main railway station. It is 800m of the city centre and is within 100m of the centre of
▲ Conceptual sketch of the proposed courtyard area.
Blackpool Village, which is a distinctive entity and now enjoying
Architectural Treatment
a renaissance. Following the construction of the Blackpool bypass,
Two of the three elements of the permitted building form a distinct
the site has become increasingly accessible and prominent. It is on
building around a central courtyard. This stand-alone entity offers
a national primary route and accessible by car from the city and
the OPW a prominent and distinctive civic building. The building is
Building Height
suburbs. The proposed reopening of the Kilbarry railway station
contemporary in design. Its angular form, tile and glass finish and
The building is four storeys over two basement levels, taking
will make it more accessible from those in the north and east
sweeping elevations allow maximum light and ventilation as well
advantage of the topography of the site. The floor to floor levels
of the county.
as dramatic views over the city.
are in excess of OPW brief.
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â–˛
Photo realistic representation of the proposed courtyard of the building as seen in detail on the cover of this proposal.
Along with the courtyard, the various links at upper floors, open interaction. The atria, both public and internal, give a sense of lightness, visibility and interconnectivity between floors.
â–˛ Computer aided photo realistic representation of the proposed exterior of the building.
The building has considerable extent of external wall, which allows great flexibility in terms of internal planning. The scheme
Car Parking
Design
as proposed makes some assumptions in the likely breakdown of
The planning permission granted allows for 396 cars on three levels:
The key to the success of the building catering for over 500 people
divisions within the offices, but is shown to be extremely adaptable;
on lower basement, upper basement and roof. The 70 car space
is to give a sense of identification, to promote interaction and to
the layout provides communal spaces and the opportunity for
brief requirement will be satisfied on the upper basement level
give a sense of openness. The building captures these qualities
interaction throughout the building within and between levels.
with additional spaces available to the OPW, if required.
by its very form. It is designed to provide a civic emphasis, and has a strong
Adjoining Owners
and significant presence at street level; it utilises a high level of
Hewitts’ Mills, which was part of the former distillery, is a
transparency to convey the openness of the activities occurring
significant building in a prominent location where permission has
within the building, and to provide a sense of place to those
been granted for a major conservation program and adaptation
working in and visiting the building.
to offices, and this is to commence shortly. There are a number
The central courtyard is a focus around which the building
of apartment and residential developments of high quality in
revolves. It fulfills several functions: it creates a visual order to
the immediate vicinity.
the layout of the building, brings natural daylight into all floors,
Construction The building has planning permission and is shown to be compliant with building regulations including fire. For this proposal the design has been completed to an advanced stage. The promoters have at their disposal considerable resources to expedite the project within a very short period of time.
Introduction
to formed terraces on the rear bank, all offer opportunities for
provides a welcome green area, and helps with the orientation of visitors.
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Location
Background Information
“The proposed development would provide commensurate employment opportunities for the range of neighbourhood and residential amenities presently being developed within Blackpool”
City Centre
▲ The site location is within walking distance of the city centre with all its cultural and commercial amenities.
The Site ■ The proposed site known as Susie’s Field, is located at
The site is linked to Watercourse Road in Blackpool village
Assumption Road, Blackpool, in Cork city. The site occupies
via a pedestrian crossing. A number of bus routes run along
a former quarry and is now characterised by colonising vegeta-
Watercourse Road which has been designated as a Green
tion. It is located within 1.4 km of Kent Railway Station.
Route in the city development plan.
It occupies a prominent position over the Blackpool by-pass and is located just 800m from Patrick Street, the main retailing thoroughfare in Cork City.
Recent developments undertaken around Blackpool and the proposed site.
The following routes serve this area daily: _ No. 3: Ballyphehane/Patrick Street/Farranree _ No. 1: Mayfield / Blackpool / Knocknaheeny / Bishopstown _ No. 5A: Merchants Quay / Blackpool / Mallow Road
■ The site measures approximately 0.88 hectares and may be termed a brownfield site although there are no existing buildings. It is irregular in shape and runs in a north-south direction.
■ Measures will be adopted along the Green Routes favouring public transport over the private motor car. It is proposed to locate a commuter rail station at Kilbarry to the north of the
■ It is accessed from Assumption Road, directly off the N20 Blackpool by-pass. The proximity of the site to the city centre ensures that it is within easy access of a number of national primary routes including the N28, N22 and N8 routes.
site with the expansion of the Cobh-Cork rail line. ■ The site is located within a ten-minute walk of the city centre.
the site. Retailing, banking and commercial services are also provided locally at Watercourse Road and Blackpool Retail Park. Cork City is a designated gateway under the National Spatial Strategy. It is envisaged that the city area will provide a level of
In particular, the main retailing thoroughfare of Patrick Street,
trade, commerce and educational facilities that will serve the
the Opera House and Gate Cinema are all easily accessible to
wider metropolitan region as a whole.
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Blackpool and close sense of community is presently emerging from a
passes approximately 12,000 people has recently benefited from Fresh seafood to be had at Dennehys of Blackpool.
the development of the Blackpool Retail Park.
▲
■ The Blackpool Valley which has a strong industrial heritage
■ The wide pedestrian catchment area of Blackpool which encom-
sustained period of decline. ■ This emergence has been prompted by the preparation of the Blackpool/Shandon Integrated Area Plan. This Plan was later included within the 1999-2002 scheme for Urban Renewal. ■ The impacts of the scheme are evident in the current regeneration of the Blackpool area. ■ Significant shopping and retail warehousing has emerged to serve the local and wider catchment areas. New multi-storey developments in the Watercourse area include retailing and residential development. ■ The proposed development would provide commensurate employment opportunities for the range of
Location
neighbourhood and residential amenities presently being developed within Blackpool Village.
Amenities ■ The proposed site is located within a five-minute walk of Blackpool village. Access to the village from the proposed site is facilitated by a signal controlled crossing. ■ Blackpool village provides a range of amenities appropriate to its neighbourhood function including convenience and comparison retailing. ▲ Local coffee shops serve quality food and beverages.
■ Proposals have been approved recently to provide additional retailing and childcare facilities within the village. A new library Blackpool offers a wide variety of services.
▲
has also been approved by the City Council.
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Planning ▲ Front elevation of proposed new building.
Adjacent Developments
Urban Planning
Permissible Floor Areas
■ Full planning permission has been granted under T.P. 01/25305
■ Site Area: 0.88 hectares.
■ Site Coverage: 35%
for a mixed-use flagship development on the proposed site.
■ Building Area: 24,856 sq.m
■ Plot Ratio: 2.82:1
head quarters will complement the significant development pro-
The permitted development comprises four storeys over a double
■ Building Footprint: 3,127 sq.m
■ Parking Spaces: 397
posals that are taking place in the immediate vicinity of the site.
■ The development of the site as a flagship location for office
basement with car parking provided at both basement and
Three separate multi-storey development proposals have recently
roof level.
been approved by Cork City Council along Watercourse Road. ■ These developments include the development of a range of
■ The specific terms of the permission expressly provide for the
residential units, library/civic building, office development and
type of use proposed, i.e. revenue offices. The condition states:
supermarket.
The uses proposed to locate within the premises shall fall into the category of Head Office functions for economic activities
Conservation
centred outside the Greater Cork Area including Informatics,
■ The proposed building is not located within any architectural or
Digital Media, eBusiness and Health Services and International
conservation area under the Cork City Development Plan 2004.
■ Planning permission was granted under Planning Register No. 01/25226 for the development of 72 dwellings on the adjacent site.
Services Industry as specified within the Industrial For the purposes of clarification these uses are specified as: data processing services; software development services; technical and consulting services; commercial laboratory
■ There are no landmark buildings or protected structures in the immediate vicinity of the site that would be affected by the proposed development. ■ The building will comprise a modern format rising to four storeys over a double basement and enveloping a central urban
services; publishing services; international financial services;
courtyard garden. It is envisaged that it will make a positive
healthcare services and also telemarketing services.
contribution to the regeneration of the Shandon / Blackpool
Agreement shall be reached with the Planning Authority on any
area while respecting the existing environment. The building
user prior to the occupation of the building.
will provide an important urban edge to the area which will be
expansion at a later date if required.
Schematic of proposed new site in relation to the adjacent
services; research and development services; training
■ The permitted office floor space allows for the option of
▲
Development (Services Industries) Order 1981, Section 2.
developements.
finished to a high specification to reflect its flagship status. The urban garden will provide a high degree of amenity to employees while a range of commercial services will be available in Blackpool
■ The development also provides for 397 car parking spaces with the development.
village. The basement car parking ensures optimal visual interest and use of surface areas for the proposed building.
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Compliance with Building & Fire Safety Regulations
Building Regulations The design of this proposed development is broadly in compliance
FIRE SAFETY – KEY ASPECTS ■ The entire structure, excluding any parts which only support
with the specific requirements of Technical Guidance Document B
a roof, will have a 60-minute fire resistance with respect to
of the building regulations.
integrity, insulation and loadbearing capacity.
Part M
or sprinklers in the development as these are not required
Part M of Building Regulations relates to access for people
for this building. ■ The two basement car park levels will together form a single
■ Provision is made to enable people with disabilities to safely and
compartment, and the entire office building above will form
independently access and use the building. Visitors can access
a second compartment. The adjacent block to the north will
the reception from the main entrance via a ramp or alternatively
form a third compartment.
from the car park via a lift. Staff can use the building via lifts to all floors. ■ All horizontal circulation routes are design to allow for movement of people with disabilities. ■ Sanitary conveniences are provided in the building with provision made for people with disabilities. A Disabled WC is located in each Toilet Core at all levels.
Fire & Safety Regulations
■ The opposing elevations of the OPW office building and the
of Technical Guidance Document B (TGD B) of the Building Regulations for the purposes of submitting a Fire Certificate Application in compliance with the requirements of Part B of
Regulations 2002 Part L (Conservation of Fuel and Energy).
floors and roof are all below the required level demanded by the building regulations. The required levels and actual levels are shown in the Table below. It is also a requirement that the building meets the overall heat loss method of calculating the U-Value of the building. This method sets a maximum acceptable level of transmission of heat loss through the fabric of a building, in terms of the maximum average U-value of all fabric elements contributing to heat loss. This level
adjacent building to the north are designed to prevent the
depends on the ratio of the total area of these elements to the
spread of flame from one building to the next.
building volume.
■ Four external fire hydrants will be provided. ■ The concealed spaces above suspended ceilings and below raised floors will be subdivided to prevent the spread of fire. ■ Access to 50% of the building perimeter by high reach fire-fighting appliances will be provided.
FIRE SAFETY COMPLIANCE STRATEGY ■ This submission is based on compliance with the relevant parts
The building has been assessed for compliance with Building
It has been calculated that the U-Values for exposed walls, exposed ■ There will not be any fire-fighter shafts, internal fire mains
with disabilities.
Energy Compliance of Building
■ Protected lobbies are provided between the car park and each stairs on both car park levels. ■ Fire doors are provided on the corridors to comply with TGD B.
It has been calculated that the building also meets this requirement of the building regulations, the results of which are shown below: MAXIMUM U-VALUES Exposed Wall. Ground Floors Roofs
Permitted 0.45 0.45 0.35
Actual 0.346 0.247 0.247
Status PASS PASS PASS
2252.1 m2 3.202 W/m2K 41.0 % 38.15 %
PASS
MAXIMUM GLAZED AREAS Windows + Doors Actual area Average U-value Maximum-Permitted Area as % of Wall Area Actual area as % of wall area
The Building Regulations. This submission is based on meeting the statutory requirementsof Life Safety only.
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Site Description ▲ Urban Place Map courtesy of Central Bureau Services Cork.
Area The area of the site is 8970 m2 (2.21 acres). It is bounded on the west and north by Assumption Road and its new extension, and on the east and west by a site soon to be developed for housing. The site is a former quarry, with the ground falling sharply on the eastern and southern boundaries while following the new road network on the western boundary, and rising again as it bounds the old Assumption Road.
Services ■ Foul and Surface Water sewers are located to the south-west corner of the site. ■ A watermain with hydrants runs along the western and northern boundaries of the site. ■ A Bord Gais gas main is located on Assumption road and has ample capacity to serve the building. ■ The building will receive a power supply from the ESB network, which passes in close proximity to the building on the Western side. ■ Underground ducting systems will be put in place to facilitate
▲ Topographic Survey of the site location.
the routing of copper and fibre optic cabling to the building from Assumption Road, to provide services such as Internet broadband and telecommunication services. ▲ Aerial view of site location.
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â–˛
OPW Building shown highlighted in light grey on the drawing.
Entrance
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Architectural Design Design Statement
Adaptation to OPW brief
Building Description
with OPW requirements. It was designed to provide high quality
around two courtyards. The distinct building proposed for OPW is formed by two of these elements, which compose approx 60% of the complex. The OPW building is centred around an internal courtyard which forms the nucleus of the building. Its northern elevation faces onto the second external courtyard. It is four storeys over two levels of basement which are contained within the former
serviced office accommodation, and it has an inbuilt flexibility which can respond to changing circumstances. It became quickly obvious
“The OPW building is centred around an internal courtyard which forms the nucleus of the building.”
which components of the complex would best to meet the requirements of OPW brief: the building identified was distinct and self-contained around a central courtyard. Its original area was
▲
The building complex is composed of three elements formed
The building as originally planned need little adaptation to meet
Conceptual sketch of the proposed new development at an early stage of design.
approximately 1,000 sq m over the requirements of the brief, and this has been modified in response to the brief.
quarry site. As the road along the western and northern boundaries rise, it serves the lower basement, upper basement, ground floor entrance and finally roof parking at its north eastern end.
Compatibility of Associated Development The northern wing of the originally permitted development will
Concept This development obtained planning permission in 2003 to satisfy, among other possibilities, the anticipated Government decentralisation programme. The development was encouraged by Cork City Council and the broader Blackpool community. The permission is for total development of 13,500 sq. m. The OPW building will constitute two thirds of this area in an independent distinct building. The balance of the site will be utilised in the same manner as the OPW building with shop, cafe and other facilities to serve the
be developed in conjunction with the OPW building. This development will have on its upper floors similar uses to those proposed for the OPW building. The ground floor will be let in a number of units to compliment the overall development. Among the permitted uses are a shop/deli/newsagent, gym, café, and bank; a crèche is to be provided as part of the planning permission in two adjacent residential developments. This wing provides the opportunity to introduce facilities which compliment and support the OPW building, and provides the opportunity to enliven the scheme.
overall development on the ground floor.
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Architectural Expression The architectural expression used for the building is a contempo-
their offices: the combination of terracotta tile cladding and glass, together with the angular form the building takes, offer a sharp and progressive image. The main elevation faces west, and sunshading has been provided to this elevation by means of a brise soleil using vertical louvers to modulate the light, reduce heat gain, and enliven the façade.
The elevation of the building over the immediate road and Blackpool bypass proper gives it a strong impact and identification. As it is highly visible, it will become a landmark building, and has been designed with this in mind. The OPW logo set on the continuous western elevation overlooking the bypass will establish the building as an independent government presence in the city. Timber is used as a cladding material to the walls within the enclosed courtyard, to differentiate this area, and to create a softer and more textured environment within this zone.
The project incorporates the principles of sustainable development in terms of social, economic and environmental goals. The location provides for good use of public transport; the building design maximises the potential for solar gain, and provides for solar shading, whilst incorporating optimal thermal efficiency. The design also incorporates sheltered landscaped areas. Materials selected include those with low embodied energy.
â–˛
Architectural Design
rary one, appropriate for a forward-looking organisation to use as
ARUP computer modelling has dictated the location and nature of brise soleil.
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Architectural Design 13
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Schematic Zoning Plan
Functionality A significant requirement in the brief is that the design should promote interaction among the staff. The sense of the communal
Architectural Design
has been central to this design proposal. At the larger scale, the whole building is grouped around and interacts with an internal courtyard, and all the floors look onto the courtyard space. The large communal spaces such as meeting rooms are directly off the courtyard space, the canteen node projects into the courtyard space, and a full height atrium and the adjacent lifts command the space.
The connecting corridors and links to upper levels look onto the space, and the first floor bridge cuts across it. This interconnectivity between levels and between the interior and exterior is continued at the upper floors where the links are open also to landscaped terraces formed on the quarry face; this allows informal gathering and outside amenity spaces relating to each floor. To reinforce this quality, a rest rooms is also located here, providing
Ground Floor
an opportunity for calm reflection adjacent to the offices. Upper Basement The functionality of the plan is apparent in the logical progression of public spaces at ground floor, and the progression from public to private spaces, with the balance of the ground floor used for communal staff spaces; the public and private spaces are clearly segregated.
Lower Basement
The parking for the overall development of 300 plus is located at
on the reminder of the upper basement and on lower basement.
level is to allow those using the public car park to enter the
three levels: lower basement, upper basement and roof. The public
Designated car parking space for custom and excise public car
ground floor reception area by means of a fine public space by
and staff parking will be located at the upper basement level with
spaces will be provided. This parking has a entrance relatively close
staircase or disabled lift without compromising the security or
any additional parking requirement to be provided by agreement
to the main entrance at a storey lower. A courtyard at this lower
enjoyment of the internal main courtyard.
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Second Floor
First Floor
Architectural Design
Third Floor
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Entrance / Ground Floor The designated entrance provided at the north-western corner has
Architectural Design
its significance reinforced by being designed as a full height atrium. The generous and centrally located reception area commands this space, with the public waiting and gathering area contained within this entrance area. Individual meeting booths are ranged along the ground floor behind the main public faรงade, providing very direct access for the public, good security for staff, and clear visibility for visitors. A second atrium is provided, linking the public car park below to the ground floor reception area. This atrium continues through the full height of the building, mirroring that on the western elevation. It introduces light into the upper carpark, and accentuates the sense of arrival for visitors arriving by car into the building. The public are confined to the reception area, which also incorporates a waiting/gathering area and visitor toilets, and to the car park area below, with independent public access between the reception and car park by means of a disabled lift and staircase. Controlled access from both basement parking area and reception allows the internal circulation to be secured for staff. The upper floors are served by a centrally located lift and staircase core, which serves all floors including basement. The central building is connected by means of a bridge or external corridors to the main continuous circulation throughout the entire building. The additional height of the ground floor made it logical to locate the larger communal rooms in the brief such as the training and canteen areas on this floor. Advantage is also taken of the courtyard to locate the oval-shaped projecting element of the canteen. The ground floor also provides access for staff to the open courtyard. The training rooms are designed to allow them to be used and secured independently of the remainder of the
Reception Area
building, with a separate reception and direct access into the courtyard and to the canteen.
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Canteen Area
Architectural Design 17
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Upper Floors Typical Office Layouts
Typical Office Layout
Architectural Design
The brief suggests six divisions within the overall structure of the Revenue Regional Office. The prime position on the top floor has been suggested for the conference room, with the Assistant Secretary occupying a corresponding position over the entrance. Otherwise, the two divisions are arranged per floor on either side of the circulation core.
â–˛ Conceptual sketch of a typical office layout.
The cellular offices all benefit from being on the external wall, with filing areas distributed so as to allow optimum penetration of light and ventilation to the open plan offices which form the balance of the space. On the upper floors, there are two divisions per floor around a central circulation route.
The strategy proposed has unlimited flexibility to meet different interpretations of the brief to ours, or subsequent rearrangement and other potential arrangements of the work spaces. The spaces can be reconfigured to accommodate more cellular offices, without significant loss to the working environment to the open plan offices. The depth of the floor plan at 16m allows a degree of flexibility and comfort in spatial terms over a more conventional 14.5m depth. The height of glazing at the perimeter compensates for the slightly deeper plan, and ensures that there are no long or dark corridors.
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Typical Toilet Core Plan
Architectural Design 19
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Building Structure 1. INTRODUCTION
4. SUBSTRUCTURE
perimeter walls. Retaining walls around the perimeter of
The proposed OPW Offices in Blackpool, Cork will consist of
Columns generally bear on reinforced concrete pad footings
the basement vary in height from 1.5m where openings
4 levels of office space to accommodate approximately 500
that are in the order of 2.7m square on plan and 0.6m deep.
are required, up to 6m high over the two basement levels.
people. Two levels of basement car parking will be provided
The pads will be integrated into the ground bearing lower
The basements extend north beyond the proposed OPW
and plant will be housed within designated areas on the roof.
basement slab. The foundations under the main cores of the
building under the adjoining office block to the north. The
building will be in the order of 1m deep.
loads from the adjoining building were taken into account
2. LOADING
when the sizes of the columns in this are were designed.
In accordance with the OPW specifications and BS6399:1
Mechanical servicing of the basements has been avoided by
an imposed office loading of 4kN/m2 plus an allowance of
naturally ventilating the spaces through openings around the
2
1kN/m for partitions has been catered for in the structural design. Imposed loads of 2.5kN/m2 and 7.5kN/m2 have been allowed for in car parking areas and plant areas respectively.
3. SUPERSTRUCTURE The concrete superstructure of the building consists of flat slabs, generally 300mm thick supported on columns of varying section, depending on location and the number of floors carried. 100mm deep drop panels will be provided in the slabs at the heads of the columns to increase their capacity locally. Stability is provided by way of concrete stairs cores and shear walls around the building. Full-height glazing is to be provided at the north-western corner of the building and along the western boundary of the courtyard. Internal walls are generally of a stud partition lightweight construction.
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“Full-height glazing is to be provided at the north-western corner of the building and along the western boundary of the courtyard.”
6. DRAINAGE
A 300mm high false floor is to be provided on all office
Surface and foul lines are shown on the drainage drawings.
floors to facilitate easy routing of electrical and data cables.
Generally, the lines drain towards the south-western end
A perimeter upstand to the slab serves the dual purpose of
of the site and into the main sewers under the public road.
closing this void whilst providing a flush floor finish, and
Retaining walls will be provided with land drains to relieve
stiffening the edges of the flat slabs to accommodate the
water pressure behind them.
façade. The flat slabs in the building provide flexibility when
Building Structure
5. SERVICES INTEGRATION
routing services horizontally under the floors as there are no downstand beams to cause obstruction.
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Building Services MECHANICAL SERVICES
Air will be supplied to the kitchen via a dedicated supply air-
Basement Car Parks
handling unit. This air-handling unit will filter, cool or heat the
The basement car parks will be naturally ventilated. By naturally
air and supply it to the kitchen area.
ventilating the car parks, the building owner benefits from a
The canteen will be supplied from a dedicated air-handling unit.
substantial saving in energy and maintenance costs. The car park is open to the atmosphere at the southern side and includes
The flow rate of this air-handling unit will be selected so that there will always be positive pressure in the canteen relative to the kitchen.
ventilation opes to the north of the building, as per Figure 1. The open areas are designed to promote the movement of air
This will ensure that odours will tend to migrate from the canteen area to the kitchen, and not to the surrounding offices.
across the car park, ensuring that car fumes are flushed to
the solar load in the peak summer months (Figure 2). Vertical brise soleil will be installed along the western elevation of the
outside the building.
Domestic Water System Cold water, hot water and hot water return will be provided to
Office Areas
all appliances in the building. Mains water will be taken to the
The office areas will be heated and cooled using four pipe fan coil units. These fan coil units will be located in the ceiling void
tea stations and drinking fountains on each floor and to the kitchen on the ground floor.
and will draw air from the ceiling void, filter, heat or cool it and distribute it via ducts and grilles to the occupied space. Heating of the offices will be assisted by the use of low-level radiators to offset the fabric heat loss around the perimeter of the building. Fresh air will be supplied to the offices at a rate of in
summer and heat losses in winter.
Canteen and Kitchen Areas The kitchen ventilation system will consist of an extract fan, which will extract air through the kitchen canopy. The fan will be sized so that it will be capable of extracting 30 air changes per hour.
building to minimise the effects of sun in the late afternoon when the sun is low in the sky. These measures will help reduce the load on the chiller and will lead to reduced energy costs
Hot water will be generated using a central calorifier on its own
over the life of the
circuit from the boiler. A cold-water storage tank will be installed
building.
at high level on the roof and will feed the domestic water system. Mains water on the site has been measured at 8 barg and will not need to be boosted.
3 air changes per hour. The air will be supplied along the perimeter of the building to assist in offsetting the solar gains
▲
Figure 1
Solar Shading
Sustainability Options
▲ Figure 2
As part of our submission we are including environmentally sustainable options in our design. These options are as follows:
The biggest energy consumers in the modern office building are the chillers. The chillers remove the heat gains and cool the build-
■ Solar Panels
ing. The largest heat gain on buildings is the heat gain from the
Much of the water heating costs for the building could be met
sun. Our building design aims to minimise the solar heat gains to
by the use of solar panel on the roof. The solar panels would
the occupied space by the use of brise soleil. Horizontal brise soleil
pre-heat water, with the boiler assisting in bringing the water
will be installed along the south façade of the building to minimise
up to the desired temperature.
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■ Ground Source Heat Pump
General Lighting Installation
These include;
A ground source heat pump could be used in place of the
It is recognised that lighting is a key element to the design of
■ An Intruder Alarm System in accordance with IS199.
chillers. Ground source heat pumps extract low temperature
the office building and major emphasis has been placed on
■ An Access Control Proximity Reader System
heat available in groundwater and convert it to a higher, more
designing a high standard of lighting both in terms of aesthetics
■ A Digital CCTV System
useful temperature for use in low-grade temperature heating
and functionality. All lighting schemes are be energy efficient and
■ A Main Entrance Door Intercom System
systems. Heat pumps that transfer heat from groundwater to
running/maintenance costs have been considered in the design.
a building can also be used in reverse for cooling. The higher
Consideration has been given to each area, it’s use, it’s interior
Information Communications Technology (ICT)
efficiency of ground source heat pumps leads to substantial
decoration and structural constraints to provide a fully co-ordinated
The design team recognises the clients needs for a modern,
energy saving over the life of the building.
design and installation.
progressive ICT structured cabling network which complements the rapid evolution towards a digital economy, and views net-
Automatic lighting controls will be installed in the Main conference
ELECTRICAL SERVICES the requirements of the architect and client brief and are designed to achieve the following key design objectives. ■ An energy efficient electrical installation. ■ A flexible electrical installation to meet future changes. ■ An artificial lighting installation throughout to provide good quality light conditions and the required illuminance levels in each area. ■ An aesthetically pleasing installation, which blends with the building architecture to provide a cohesive environment. ■ A low maintenance, high specification installation.
worked Information Technology as a key strategic tool in the business operation.
control unit to operate the lighting from any point in the room. External lighting comprises of landscape lighting, entrance area
The IT Infrastructure must be designed to support non-stop
lighting and external pedestrian areas lighting. Consideration has
e-commerce platforms and desktop multimedia applications.
been given to the location of the proposed development in partic-
Bandwidth and quality of infrastructure are now key parameters
ular its visual impact on the approaching roads. Flood lighting may
for successful business operation.
be provided at the rear of the building to highlight the rock face.
Small Power Systems Small Power will be distributed from local final distribution boards to open plan and cellular offices and ancillary areas where required. In the office areas power will be routed in the raised floor void.
In order to accomplish effective and coherent integration, a category 6 UTP information communications network will be distributed throughout the building from local communications closets. The network will be designed with continuing change in mind and the demanding requirements on the infrastructure of corporate local and wide-area communications networks.
Utility Connections
Each staff workstation will be fitted with socket outlets, as indicat-
Lightning Protection System
The building will receive a power supply from the ESB network
ed in the performance specification. Socket outlets will be recessed
The building will be served by a lightning protection system in
which will be distributed throughout the building to local sub-
in all areas except plant areas.
accordance with BS6651 and BSRIA Technical Note TN 1/94.
distribution boards which, in turn, will power final power and lighting circuits etc. An emergency standby generator will be provided as part of the electrical distribution network. The generator will have an auto-changeover facility, to bring it on line in the event of mains power failure. A UPS unit will be provided to provide a secure power supply to essential equipment.
The system will be co-ordinated with all building materials and
Fire Alarm and Detection Systems
construction techniques used on this project to ensure the final
An L2 fire alarm and detection system will be installed throughout
system complies with the above standards and also is aesthetically
the building. The fire alarm system will be an addressable system,
and architecturally incorporated into the end product.
which provides feedback on the condition of each detection device as well as providing accurate information on where an alarm has
Vertical Transportation
been activated.
Two 13 persons duplex passenger lifts and one disabled persons passenger lift will be provided in the building. The 13 persons
Underground ducting systems will be put in place to facilitate the
Security Systems
passenger lifts will serve 7 levels from lower basement level to roof
routing, by telecoms service providers, of copper and fibre optic
The client brief provides a detailed outline of the security require-
level. A dumb waiter will be provided in the kitchen to facilitate
cabling to the building, to provide services such as Internet broad-
ments for the building. These requirements have been carefully
transportation of deliveries from basement level.
band and telecommunication services, etc.
considered and incorporated into a comprehensive design of the
Building Services
The electrical systems for the OPW Offices are designed to meet
Room on the Third Floor. The room will be equipped with a remote
security systems for the building.
23
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Landscape Basis of the Landscape Design The landscape strategy for this development concentrates on exploiting the natural drama of the site, as a backdrop to two, well-proportioned courtyards around which, the building is configured. To the east of the site the topography is utilised for car access to the rooftop car-park but also as hanging garden. Porous tuffa rock impregnated with green moss. ▲
▲ Ferns as groudcover on the uppermost terraces provide dense foliage.
The uppermost terraces are clad in a black polished granite and planted with a dense foliage. The plants here are tree-ferns, ferns, and sporadic arching sprays of flowers. The species will include Dixonia antartica, Osmunda regalis, Dierama pulcherrimum, Exochorda giraldii and an assortment of bamboo species.
▲
Robina trees are located in the southern courtyard to create light shade and shadow pattern.
The Southern Courtyard The Eastern Boundary Feature This consists of a series of terraces each with a 3m high vertical
▲ Inspiring courtyard with hanging planted features.
The effect should be a stunning combination of greenery, water and glossy stone.
retaining element and approx 4-5 m wide planted or water area.
This in turn will form a backdrop to the southernmost courtyard,
The lowermost terrace wall is inclined at 80 degrees to the hori-
which has a glass canteen pavilion offering a panorama of this
zontal and is constructed of a moss impregnated tuffa rock. This
space. The effect should be like dining in a misty green enclave
retains a water body which trickles over the ledge stimulating
and should provide a close encounter with the seasonal changes
the mossy growth on the green cascade at this level.
of nature at close proximity on a daily basis. The space within
24
Bernard Seymour LANDSCAPE ARCHITECTS
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“The effect should be like dining in a misty green enclave and should provide a close encounter with the seasonal changes of nature at close proximity on a daily basis” The Northern Courtyard
The entire is paved in a pale natural stone with varying widths of
The effect should be a stunning combination of greenery, water
stone and a regular staggered jointing.
and glossy stone.
The sculptural benches confer a further coherence to the composition.
This courtyard has definite east-west orientation and water is used to catch the changing light rays throughout the daily rhythm. Two shallow profiled stone troughs form the principal elements,
Summary
foliage.
The landscape treatment is intended to confer a sense of well being to those who experience the spaces as well as those who
The water body is contained within a stone basin with a ledge
overlook them. Their focus is on elemental composition within
of width and height that makes it serve a dual function as a seat.
their boundaries. To add an element of drama, a new and dramatic
It also offers a notional containment for the outdoor dining area
foreground termination of the view out, is created in one with the
of the café arranged as a formal spill out area. The café area is ▲ A tranquil atmosphere is achieved on several levels of the structure, through tall bamboo planting in an enclosed courtyard.
hanging garden, whilst in the other the natural play of sunlight is
further defined by positioning it on a plane of hardwood decking.
enhanced by the refractive qualities of the central water-feature.
The second planter contributes a to a significant greening of the space in addition to acting as a visual filter to the area beyond.
this courtyard is arranged with a zen like tranquillity as the goal. A mossy hillock contains two trees chosen for their light shade and shadow pattern, while third springs from the hardwood deck, in turn studded with L.E.D. lights. The trees here are Robinia pseudoacacia, which will provide the critical green mass needed without casting much shade. An arrangement of minimalist benches on a stone surface ▲
chosen for understated refinement.
A central water-feature allows the opportunity to sit by the water and also provides an important
▲
the hanging garden element to the east with the other elements
▲
completes the ground-plane. The drama of the courtyard will lie in
Landscaping
one with water, jets and stylised islands, the other with dense
visual change in an urban atmosphere.
25
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Bernard Seymour LANDSCAPE ARCHITECTS
Project Delivery
T
Quality
Programme
his project will provide vital high-quality office space for
Ascon takes particular pride in the quality of all of its work.
The programme for construction through to handover is included
government employees in Cork, and will be a landmark
The Company has for many years operated a systematic quality
in the submission. Ascon has developed this programme based
project for Blackpool. Ascon and its professional team are commit-
management system and is certified for compliance with ISO 9001:
on a detailed assessment of all input activities. Work will be
ted to providing the proposed offices in an expeditious manner fully
2000 by the National Standards Authority of Ireland, based on
closely monitored though all phases of the project against this
in conformance with the programme and specification.
regular external audit of all activities.
programme. Strong project management control mechanisms will ensure strict adherence to this programme.
Project Management
Ascon operates a fully documented procedure designed to
Ascon will put in place a strong management team which will ensure
guarantee:-
successful project delivery. Ascon’s Cork based staff with appropriate technical expertise will form the core team for the project. They will bring well established relationships with local suppliers and sub-
- the efficient working of the company;
Safety
- conformance with the specified requirements; and
Ascon's accredited Safety Management System will be fully
- the commitment of people as well as systems.
applied to this project. Ascon will act as Project Supervisor
contractors, and detailed local knowledge, ensuring that the project will be advanced promptly to programme. Ascon’s in-house team will work alongside the design team.
Construction Stage (PSCS). JCA will act as Project Supervisor A Quality Plan will be prepared for the project so as to ensure that
Design Stage (PSDS).
Ascon complies fully with the detailed contract conditions. The This proximity will ensure that they will fully understand and relate
specifications prepared by the design team establish the minimal
Ascon operates a Safety Management System (SMS), which is
to the key concepts of the project. The direct relationship between
construction requirements. The Quality Plan will:
audited annually to the Det Norske Veritas (DNV) Standard.
the design and construction teams allows for a high level of interaction and supervision which will yield substantial benefits in terms of quality control, prompt problem solving, flexibility in satisfying the OPW’s requirements and full compliance with schedules and
■ Establish clearly what has to be done, how, by whom and when.
Ascon is the only construction company in Ireland to hold Level 7 Certification from DNV. This accreditation places Ascon among
■ Establish a clearly defined inspection and test schedule based on
world leaders in safety loss control management.
the specification requirements
deadlines. ■ Ensure full documentation that covers all stages of work.
Finance
by I.O.S.H. ■ Ensure that Sub-Contractors fully adhere to the requirements.
Ascon can call on the financial resources of a major international construction group involved in similar projects throughout Ireland and Europe. The finance to deliver this project is already in place.
Ascon has also been awarded Safe-T-Cert; our SMS is also audited
■ Encourage detailed input from the Client and the Design Team.
■ Prior to the construction phase a detailed Safety & Health Plan will be produced so as to identify the key hazard areas related to the construction activities.
26
ascon
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■ All employees will undergo a safety induction prior to starting work on site. ■ Site staff will carry Safe Pass certification. ■ Safety posters and site safety videos will be used for induction training. ■ The risks and controls required and training needed will be communicated to workers prior to commencing the task, in the form of Safe Work Plans. ■ Regular toolbox talks will be held as well as Safety Committee Meetings to be attended by trained safety representatives. ■ All suppliers and sub-contractors must comply with Ascon’s safety procedures contained in the “Information and Specification for Subcontractors”. ■ Safety will be on the Agenda of all meetings.
Environment As stated elsewhere, the provision of the office building for the OPW in Blackpool will greatly enhance the built environment in the area.
During construction Ascon is committed to promoting a responsible and proactive approach to environmental management based on the ISO 14001 standard.
The management goal for the project will be to minimise adverse environmental impacts during construction and to conduct all activities in accordance with the: ■ Company environmental policy and procedures ■ Relevant statutory regulations and provisions ■ Contractual requirements with the client
27
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ascon
28
ascon Ascon is one of the largest building and engineering contractors in Ireland. Ascon is part of the Royal BAM Group of the Netherlands, which is ranked fifth in the European Construction
■ the employment of the best construction techniques, equipment and materials ■ thorough and detailed project planning and work execution ■ a clear focus on the project objectives
ratings. Established in 1958 the Ascon group of companies covers the entire spectrum of construction in Ireland. The company head office is located at Kill, Co. Kildare. Ascon’s southern regional office is located at Euro Business Park, Little Island, Co. Cork. Ascon prides itself on delivering quality projects on time and
■ the commitment of Ascon’s management and staff as a whole to meeting the client’s requirements ■ compliance with proven project controls and procedures to provide deliverables efficiently
within budget, in a safe manner. Innovative solutions, engineering
As a member of the Royal BAM Group, Ascon is afforded
ingenuity, adherence to the highest safety and quality standards
unrivalled access to technical and financial support.
■ Balbriggan Passport Office ■ Logistics Building Balbriggan ■ Genzyme Waterford ■ The Glen Government Offices ■ National Aquatic Centre ■ St Joseph’s Care Centre ■ Millenium Offices Phases 1 and 2 ■ Stena Ferry Terminal ■ E.P.A. Belfield ■ National Library NCAD ■ Science of Materials Building, Trinity
and professional construction management are the hallmarks The OPW will be familiar with many of these projects. Further
of Ascon’s work.
Experience Ascon (and its affiliate building company Rohcon) have been entrusted with some of Ireland’s most important building projects. In the Cork area we are currently engaged on the landmark
information and references for any of our projects can be readily provided. Ascon’s website www.asconrohcon.com also provides an overview of the activities and projects of Ascon and it’s affiliate companies.
projects of Cork Airport and Cork County Hall redevelopment, and have just completed the sensitive refurbishment of Cork Courthouse. Other relevant projects include: ■ Bord Gais Head Office A variety of factors contribute to Ascon’s success: ■ professional engineers, managers and a skilled workforce working as a team
■ Tara Street Development
Company Profile
Background Information
■ City West Business Campus ■ Farmleigh House ■ Suffolk Street office development
29
ascon
Team Members: Theo Cullinane, Kevin Hodgers, Tom Galvin Contact Details: Euro Business Park. Little Island, Cork, Ireland • T: (021) 4517300 • F: (021) 4517333 • E: info@ascon.ie • www.asconrohcon.ie
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Company Profile
J
ack Coughlan Associates was founded twenty years ago this
The practice is currently involved in the provision of new HQ
competent and professional manner. The scale of the practice
year and has practiced broadly in the Cork area. The practice
for the Musgrave Group in Kinsale Road, Cork and has recently
allows a hands on approach with familiarity through out the
carried fit out to shell projects over several floors for both SHB in
practice on all projects.The practice has four partners and
Blackpool and Siemens in Low Road Cork. In contrast, the conver-
two associates.
has recently opened a branch office in Dublin. The practice has
grown significantly over the past number of years in keeping with the trends in the industry. The practice deals in a wide area of projects as well as having a particular expertise in conservation.
sion of St. Nicolas Church, Cobh St. to offices for the Probation Services to OPW requirements is nearing completion.
Selected Project Listings:■ Millipore
Among our public clients are University College Cork, Southern
■ SHB Blackpool
Health Board, Dept. of Education and Science, Industrial
Millipore BV is a company the practice has worked for many years
Development Authority, Cork City Council, Heritage Council,
and in 2003 completed an office and welfare facilities including
■ St Nicklous Office Conversion
Cork Co. Council and the Office of Public Works.
new canteen to their plant in Carrigtwohill Co Cork. A planning
■ Musgraves HQ
application has recently being lodged , after extensive negotia-
■ UCC Mardyke Gardens
tions, for new Social Studies Building for UCC in a sensitive site on
■ Cork Waterworks
the Mardyke in Cork which is linked to a new river crossing/public
■ Penneys
■ Supples HQ
walkway. A EFTA funded Sustainable City Campus is nearing completion by the conservation of the old city waterworks as part of the Cork City of Culture programme.
The practice always endeavours to arrive at a deep understanding of the clients requirements, to interact to such an extent that the client plays a full role of the team and jointly arriving at a completThe practice has been responsible for a strategy study on behalf
ed project which exceeds expectations by taking full advantage of
of IDA for the Kilbarry Industrial Estate which gave a full under-
the unique opportunities that emerge through the project design
standing of the Blackpool area. A similar apartment application
process. The practice is a collection of individuals who get satisfac-
for Blackpool recently reinforced that understanding as well as
tion from dealing with relatively complex issue in a imaginative
the various projects undertaken in the immediate vicinity of this proposal as well as the proposal itself.
30 Team Members: Jack Coughlan, Haroldo Olivera, Gareth O’Callaghan, Nigel O’Sullivan, Niall Chisholm Contact Details: 21 Sunday’s Well, Cork, Ireland • T: (021) 4393800 • F: (021) 4854145 • E: architects@jca.ie • www.jca.ie
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T
Over the years, Arup has provided engineering services for
■ Mayor House, Dublin
established a reputation for exceptional design quality
over two million square feet of corporate office accommodation,
■ Merchants Group Call Centre, Cork
within a framework of social responsibility, in keeping with
making us a clear leader in this important sector. For our corpo-
■ Hatch Street / Adelaide Road Offices
Ove Arup’s personal and business philosophies. Arup in Ireland
rate office clients, our aim is to provide engineering design that
■ Guild Street Offices, Dublin
has since grown to a leadership position in the provision of
is cost-efficient in construction, flexible in usage and attractive
■ Citibank Headquarters, Custom House Docks, Dublin
engineering services and now employs 370 personnel in its offices
and adaptable for diverse cultures and identities.We offer a full
■ A&L Goodbody Corporate Offices
in Dublin, Cork and Limerick.With the combined Arup global
range of integrated services, incorporating Structural, Civil and
■ Independent Newspapers Printing & Corporate Offices
resource, we offer unique expertise, access to the Arup database
Building Services design. In addition, the range of specialist
■ AerFi, Shannon, Co. Clare
of project solutions world-wide and opportunities for Irish person-
services we provide, such as Geotechnics, Environmental, Façade,
■ Ballsbridge Centre, Ballsbridge, Dublin 4
nel to hone their engineering skills through secondment and
Health & Safety, Fire, IT/communications and many others,
■ ESAT Customer Care Headquarters
training exchanges around the globe.
together with our extensive experience in the office sector, allows
■ Custom House Docks (Phase 1)
for a total engineering approach. This results in solutions that are
■ Novartis Administration Building,Ringaskiddy, Cork
Arup Consulting Engineers – Ireland
highly functional, cost-efficient, flexible and adaptable for future
■ Dublin Civic Offices
■ 370 engineers,technical and support staff
change of use.We are able to draw on the knowledge and expe-
■ Georges Dock 2, 3 and 4
■ Dublin,Cork and Limerick offices
rience of The Arup Partnerships’projects, which include London
■ Harbourmaster Place 1, 2 and 3
■ Structural,Civil and Building Services
Stock Exchange, Sony Headquarters, Berlin and the Mitsubishi
■ Extensive range of specialist services, delivered locally.
Building and Deutsche Bank Offices in Tokyo.
Arup Global
■ Landmark projects Selected Project Listings:-
Arup is a leading international engineering and technology
■ Waterways Ireland Regional Headquarters, Scarriff
services company. Projects take us all around the world, where
■ Cork County Hall Redevelopment
our expertise and knowledge positively contribute to the lives
■ Tellengana Business & Technology Building
of many people in many different ways.
■ Athlone Civic Centre Development ■ Lavitt’s Quay Office Development, Cork
The Arup Partnerships worldwide:-
■ No 97 South Mall Refurbishment, Cork
■ 7000 staff in 32 countries
■ Grand Canal Plaza Office Development, Dublin
■ 71 permanent offices
■ Bishops Quay Development, Limerick
■ Access to worldwide project database
■ National Software Centre, Mahon, Cork
■ Specialist services
■ Fingal County Council Headquarters
■ Landmark projects
Company Profile
he Irish practice,founded by Ove Arup in 1946, has
31 Team Members: Sean Clarke, Sean Twohig, Feargal O’ Sullivan, Barry O’Sullivan Contact Details: Oliver Plunkett Street, Cork, Ireland • T: (021) 4277670 • F: (021) 4272345 • E: info@arup.com • www.arup.com
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Bernard Seymour
Company Profile
LANDSCAPE ARCHITECTS
Bernard Seymour, Principal
The BSLA Landscape Practice:
■ B.Agr.Sc. (Landscape Horticulture) University College Dublin (1983)
Bernard Seymour Landscape Architects was established 8 years
■ Dip.Urban Design, Royal Danish Academy, Copenhagen (1984)
ago in order to contribute a rigorous and creative approach to
■ M.Phil. (Landscape Architecture) University of Edinburgh (1988)
Professional Memberships: ■ Professional member Landscape Institute (U.K.) and Irish
■ Competition for Kätcheslachpark, Frankfurt: Oct 2002. (In association with NJBA Architects and Urban Designers) ■ The Killarney Urban Masterplan Competition: Feb. 2002.
landscape design and planning. The practice has a diverse scope
(won in association with MOLA architects, Dublin and Faber
of projects, varying in scale from private gardens and estates to
Maunsell Engineers. Completed Sept. 2004)
significant public schemes, encompassing planning, forest amenity,
■ Sports Campus Ireland, Abbotstown, Co. Dublin: December
historic estate restoration, ecological parks and urban design
2000 (with Gilroy McMahon Architects, Dublin and Weidleplan
projects and commercial work.
consultancy, Stuttgart. The scheme did not win this competition,
Landscape Institutes (MLI and MILI).
but subsequently won an AAI award and was published in the The client base ranges from government agencies, publicly listed
Architects Journal in November 2001).
development companies, local authorities and private clients.
Current Professional Status:
An element of non-fee earning work is also undertaken.
■ Principal at Bernard Seymour Landscape Architects.
The practice has won a number of awards for completed projects
■ Senior lecturer at University College Dublin, MLA and B.Agr. Sc
and has been published in TOPOS (German language European magazine for landscape architecture) and ’Jardines Insurgentes’
programmes since 1999.
(The Catalogue of the 2nd European Landscape Biennial). A short résumé is appended covering some of these projects.
Précis: ■ Greater London Council (Jan.1985-Sept.1986), Horticultural Adviser
The practice participates in competitions as a means of extending
■ Cloustons, London (Sept 1988-May1990), Landscape Architect
the range and complexity of work undertaken:■ Competition for Redevelopment at Fatima Mansions, Dublin:
■ Strathclyde Regional Council, Glasgow (June 1990-Jan 1993), Landscape Planning Dept.
Selected Competition Entries:
2004 (multidisciplinary team with strong emphasis on the design of the public realm. Scheme now under construction.)
■ “Zwei Parks am Potsdamer Platz”, Berlin: September 1995. (The project was shown in the selected exhibition.)
Awards ■ Irish Landscape Institute: Commendation in Landscape Design Category 2002 (one of only three awarded this year.) Garden at Rathmichael. ■ Irish Landscape Institute: Principal Design Award in smaller project category 2002 Courtyard at Seapoint. ■ Irish Landscape Institute: Principal Design Award 2000. John Roberts Square, Waterford. ■ Irish Planning Institute: Urban Design award 2000. John Roberts Square, Waterford.
32
Bernard Seymour LANDSCAPE ARCHITECTS
Team Members: Bernard Seymour, Natasha Ariff, Annette Kastka, Carsten Ascherfeld Contact Details: Unit 12, The Friary, Bow Street, Dublin 7 • T: (01) 8747764 • F: (01) 8748193 • E: bseymour@eircom.net
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■ Tourism & Leisure
based planning consultancy service. The company
■ Management of Planning Applications
Railway Square, Waterford.
■ Site Development Appraisals
Client: Lisney Properties
has a multi-disciplinary team, able to provide excellence in
■ Brownfield mixed use development at
planning and development services, combined with an intimate understanding and knowledge of planning issues affecting
McCutcheon Mulcahy has clients in the public, private and semi-
the south of the State.
state sector. We have a wide portfolio of projects and a summary of some of our recent projects is detailed here.
McCutcheon Mulcahy has a multi-disciplinary team, committed to providing the highest quality of service to all of its clients. Brian McCutcheon, founding Director, is an economist and town planner. Brian has 25 years of planning experience in the public
as hotel and retail centre. Client: Frinailla Ltd
■ Re-development of the former Murphy Barracks,
▲
Our Company
■ Re-development of Grand Parade Hotel, Cork
Ballincollig as a new town centre.
Re-development of Murphys Barracks, Ballincollig as a new town centre.
Client: O’ Flynn Construction Ltd ■ Retail/Residential/Office/Leisure development at
sector. He was Head of Cork County Council’s Planning Policy
William O’Brien Street, Mallow.
Unit before leaving to set up in private practice in September
Client: John Fleming Construction Ltd
2000. Nicholas Mulcahy, Director, is a town planner and archaeologist with 10 years experience in the public sector, before he joined the company in October 2001. The practice currently has a team of six professional town planners and additional support staff in housing, GIS and administration.
■ Re-development of site at Eglinton Street, Cork to include mixed-use development and flagship building (currently at planning application stage) Client: O’ Flynn Construction Ltd` ■ Theatre / Residential / Retail development at
McCutcheon Mulcahy is able to provide the following services.
William O’ Brien Street, Mallow.
■ Development and Local Area Plans
Client: Donal McAuliffe
▲ Fota Island Development Planning Consultants.
■ Renewable Energy & Waste Management ■ Part V – Social & Affordable Housing Agreements ■ Retailing ■ Environmental Impact Statements
■ Fota Island Development Planning Consultants and
Company Profile
M
cCutcheon Mulcahy is Ireland’s leading southern
EIS Co-ordinators for a proposed tourism development. Client: Killeen Properties
▲ Re-development of Grand Parade Hotel
33 Team Members: Brian McCutcheon, Nicholas Mulcahy, Yvonne Dalton Contact Details: Crawford Business Park, Probys Quay, Cork, Ireland • T: (021) 4313712 • F: (021) 4328008 • E: info@mcmplanning.com • www.mcmplanning.com
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2.4 Schedule of Accommodation Indicative Areas excluding circulation 2.41 Public Customer Service Area Main Reception Luggage/post store Visitors toilet
Area (sq.m)
Number
35
Type
Area (sq.m)
Area Provided
1
35
42
9
1
9
9
7.5
1
7.5
8
2.43 Conference Room Seating 30 with Tearoom Facilities
Area (sq.m)
Number
67.5
Type
Area (sq.m)
Area Provided
1
67.5
63
1
22.2
35
2.44 Training Reception Area (2 Workstations)
CRIO, VRO, Stamping 16 Desks
Open Plan Area (3 Workstations)
1
19.8
23
Public Interface Area consisting: -
Training Rooms, linked (30 People)
120
2
240
284
166
Computer Training Room, (9 PC's)
36
1
36
36
25
1
25
36
12
1
12
15
37.5
1
37.5
40
HRMS Room (1/Floor)
12
1
12
12
PMDS Room (1/Floor)
12
1
12
12
Rest Room
12
1
12
13
Store, Regional Office
12
1
12
25
14 No. Booths
10.8
14
151.2
2 No. Booths with Printing / Stamping
13.93
2
27.86
30.2
Library (1 PC)
Interview Rooms (4-5 people)
13.93
3
41.79
41.9
Store (Training Material & Equipment)
12
1
12
12
Security Review PABX (Adjoining Main Comms) Main Data / Phone Comms. (2 No. Servers) Comms. Rooms Switchboard (Any Floor) (3 No. Staff) Store Room (Any Floor)
1
9
19
1
15
30
4
2
8
67
11.61
1
11.61
12
12
1
12
28
17.32
4
70
2.4.2 Regional Office Assistant Secretary (AS)
35.51-37.16
1
Cellular
37.16
38
Principal Officer (PO)
18.58 - 23.22
6
Cellular
139.32
115
Assistant Principal Officer (APO)
11.61 - 13.93
29
Cellular
403.97
368
Personal Assistants Office (2 No. PA's) linked to AS/PO above
29 13.93
1
Cellular
13.93
Higher Executive Officer (HEO)
7.89
73
Open Plan
575.97
Higher Technical Officer (HTO)
7.89
Executive Officer (EO)
7.89
Staff Officer (SO)
7.89
Technical Officer (TO)
7.89
Communications Officer (CO)
7.89
Services
7.89
VIT
7.89
Cleaner
7.89
177
Open Plan
1396.53
Job Sharers
7.89
51
Open Plan
402.39
153
Open Plan
23
2.45 Office Facilities Internal Meeting Room Seating 25
Store, LCD
12
1
12
19
12.5
1
12.5
25
Male Uniformed Staff Locker Rooms
10
1
10
12
Female Uniformed Staff Locker Rooms
12
1
12
13
Strong Room and Safes (Drugs etc)
Cleaners Cupboard (1/Floor)
4
4
16
25
Canteen Facilities (160 Staff)
320
1
320
361
81
81
115
27.5
27.5
19
Ladies & Gents Toilets (All Floors) Showers (All Floors)
1207.17
Accessible WC, All Floors (1/Floor)
3.6
14.4
13
Filing Bays (6 No. Areas)
744
744
744
70
70
70
Space For 70 Machines (Shared All Floors)
Facilities External Confidential Waste Store / Utility
13
Bicycle Shed Dog Kennel
3582
9
Delivery Entrance (Side or Rear) Staff Car Spaces 70 Cars
44
Visitors Car Spaces
26
Client MV Sub
Total Open Plan Area
4
3562
1
23
ESB Room
1
16
Client LV Switch
1
30
Appendix A
Elec Floor
9 15
A1
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ascon
2.5 Schedule of Finishes Floor Finishes Description Carpet High Grade
Wall Finishes Type F1
Type 1 Broadloom Carpet
Description Paint
Ceiling Finishes Type W1
3 Coats Vinyl Matt Colourtrend
Description Acoustic Tile, High Grade
Type C1
600 x 600 x 15 Prima Microlook Ultima
Munster Carpets, Supreme Velvet Wall Covering Carpet Tile, Contract Grade
F2
W2
Newmor, Matrix Shadow
Acoustic Tile, Medium Grade
C2
Cirrus Tegular
Milliken Carpet Essentials Panelling Lino
F3
W3
Walnut with Solide Edges
Plaster, Suspended
C3
12.5mm Plasterboard, Scrim and Skim
2.00mm Lino
Appendix A
Marmoleum Real
Ceramic Tiles
W4
150x150 Ceramic Wall Tiles Ceramic Tiles, Fully Vitrified
F4
Royal Mosa Global Paint in Background Sealer
F5
C4
300 x 300 Royal Mosa Global Anti-slip
300 x 300 Royal Mosa Global Anti-slip
Stone
Ceramic Tiles, Fully Vitrified
W5
F5
Two Coats Vinyl Emulsion
Two Coats Vinyl Emulsion
Marble Tile 300x 300 Richardsons
Sealer Soak-in Epoxy Type
F6
Quickmast or Similar
A2
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2.5 Schedule of Finishes 2.5
Public Customer Service Area Rooms
Training Walls
Floors
Ceilings
Main Reception / Lift / Lobby
W3
F5
C1 + C3
Luggage/post store
W1
F3
C2
W1 + W4
F4
W1
F2
Visitors toilet CRIO, VRO, Stamping
Rooms
Walls
Floors
Ceilings
Reception Area
W1
F2
C2
Open Plan Area
W1
F2
C2
C2
Training Rooms
W1
F2
C2
C2
Computer Training Room
W1
F2
C2
W1
F2
C2
W1
F3
C2 or C3
Interview Rooms
W1
F2
C2
Library
Security Review
W1
F3
C2
Store
PABX
W1
F3
C2
Main Data / Phone Comms.
W1
F3
C2
Switchboard
W1
F3
C2 or C3
Stores
W1
F3
C2 or C3
Regional Office Rooms
Walls
Floors
Ceilings
Office Walls
Floors
Ceilings
Meeting Rooms
Rooms
W1
F2
C2
HRMS Room
W1
F2
C2
PMDS Room
W1
F2
C2
Rest Room
W1
F2
C2
Store, Regional Office
W1
F3
C2 or C3
W3
F1
C1 + C3
W2
F2
C1
Store, LCD
W1
F3
C2 or C3
W1
F3
C2 or C3
Assistant Principal Officer (APO)
W2
F2
C1
Strong Room and Safes
Personal Assistants Office (2 No. PA's)
W1
F2
C2
Male Uniformed Staff Locker Rooms
W1
F3
C2
W1
F3
C2
Higher Executive Officer
W1
F2
C2
Female Uniformed Staff Locker Rooms
Higher Technical Officer
W1
F2
C2
Cleaners Rooms
W1 + W4
F4
C2 or C3
W1 + W4
F3 / F4
C2
Executive Officer
W1
F2
C2
Canteen Room
Staff Officer
W1
F2
C2
Ladies & Gents Toilets
W4
F4
C2
Showers
W4
F4
C2
Technical Officer
W1
F2
C2
Communications Officer
W1
F3
C2
Accessible WC, All Floors
W4
F4
C2
Filing Bays
W1
F3
C2
Services
W1
F3
C2
VIT
W1
F3
C2
Cleaner
W1
F3
C2
Job Sharers
W1
F2
C2
Walls
Floors
Ceilings
Appendix A
Assistant Secretary (AS) Principal Officer (PO)
Conference Rooms Conference Room Tearooms
W1
F2
C1 + C3
W1 + W4
F4
C2 or C3
A3
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Schedule of Works
Appendix B B1
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Appendix B
Schedule of Works
B2
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Schedule of Works
Appendix B B3
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Appendix B
Schedule of Works
B4
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Schedule of Works
Appendix B B5
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Appendix B
Schedule of Works
B6
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Schedule of Works
B7
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ascon For more information about any of the detail contained in this proposal document, please feel free to contact us at: Ascon Ltd, Civil Engineering Contractors Euro Business Park, Little Island, Co. Cork, Ireland Telephone: +353 (0)21 4517300 Facsimile: +353 (0)21 4517365 Email: info@ascon.ie www.ascon.ie