VOSKOU DEMETRA
AIM708: LEGISLATION DOCUMENT AIM708: PROFESSIONAL STUDIES
“I hereby declare that, I have consulted and understood the information provided in the University of Brighton’s Plagiarism Awareness Pack and the information on academic standards and conventions for referencing given in the Short Guide. I know that plagiarism means passing off someone else’s writings or ideas for my own, whether deliberately or inadvertently. I understand that doing so constitutes academic misconduct and may lead to exclusion from the University. I have therefore taken every care in the work submitted here to accurately reference all writings and ideas that are not my own, whether from printed, online, or any other sources.”
Name: Demetra Voskou demetra.voskou@gmail.com Student Number: 10832475 Module: AIM:708 Professional Studies / Legislation University of Brighton Date of Submission: 12/4/2016 Tutor: Alessandro Zambelli
Contents Section 1: Planning Policy Section 2: Planning - Development Control Section 3: Building Control Section 4: Health and Safety Section 5: Project Cost and Procurement Strategy
Introduction The design project (AIM702) proposes a new development of a Rehabilitation Centre for people recently diagnosed with multiple sclerosis (MS), in the city of Brighton and Hove in East Sussex. The project is part of a new architecture that understands and respects the patients’ needs and feelings and creates a new way of treatment which feels less like a hospital. Therefore, the building itself acts as part of the physiotherapy and psychology treatment and challenges the patients for exercising with the rewards of better views or quicker access to certain rooms. Handrails and door handles are custom-made designed to apply to the needs of the physiotherapy treatment of the patients with restricted body parts. Since, people are able to navigate freely in the building, socializing is possible between the patients and nurses, which is part of the psychological treatment. The aim of this document is to evaluate any planning issues and regulations in regards to access, fire protection and collision which might rise in the proposal. Additionally, through this document there will be discussed health and safety issues during construction, use and maintenance. Finally, a study will estimate the overall costs of this development by comparison it with similar built projects.
Chapter 1: Planning Policy
Site Location The project, is located in Morley Street, closed to Circus Street and Victoria Gardens. It belongs to the Queen’s park Ward. Based on the Local Planning Portal the site is also part of the Valley Gardens (SA3), which are part of the St. Peter’s and North Laine Ward. Valley Gardens, is one of the areas being considered in the part one of local development framework. Given its location, the development of the project would be controlled by Brighton and Hove City Council.
Documents for the City of Brighton and Hove Planning Policies
Brighton and Hove’s city plan is currently being produced by the local council in order to provide a planning strategy of the future vision of the city until 2030. It consists of two parts which are due for completion in 2016. The new City Plan will replace the current Brighton and Hove Local Plan 2005, which was written prior the National Planning Policy Statement of 2012 and therefore didn’t comply. The following discussion will be based on information found on NPPF, The Brighton and Hove Local Plan 2005 and draft Part 1 City Plan (reviewed in 2013). In addition, the following planning documents are also relevant to the proposal: SPD05 Circus Street Municipal Market Site (SA3 Valley Gardens) SPD08 Sustainable Building Design NPPF and Brighton and Hove’ s Local Plan (National Planning Policy Framework/ March 2012) According to paragraph 6, the purpose of the NPPF is to ‘contribute to the achievement of sustainable development.’ (p.2) A sustainable environment expands in three dimensions:
Economic: To ensure that there is sufficient land used for the right
type and on the right places.
Social: To supply housing that meets the needs of present and
future generations and therefore ‘creating a high quality environment with accessible local services’ (pg.2) which support health and cultural well being.
Environmental: To contribute and enhance the ‘natural, built, and
historic environment.’ It is important to improve biodiversity and use natural resources where possible. Also, to minimise waste and pollution as well as
Figure 1: Site Location according to City Council
Building Location Valley Gardens Boundary of St. Peter’s and North Laine Ward Boundary of Regency Ward Boundary of Brighton and Hove
adapting to climate changes that includes low carbon energy. Paragraph nine talks about creating and widening job positions in cities as well as improving the conditions of living by creating high quality homes. Pointed out in paragraphs fourteen to seventeen, local planning authorities should create opportunities to meet the needs of the area and ‘follow assumptions in favour of sustainable development.’ (p.4) Also, there should be included policies specifically for housing and people with special needs. Plans should support home, business, industrial, health and infrastructure developments as well as mixed-use developments. There should be clear land use strategy with focus on protecting the green belt area. Finally, local plans should support creative and high quality design and they should be updated. Brighton and Hove local plan follows the NPPF strategy by having policies referring specifically on how land is being used - pointing out the green belt zone - on protection and enhancing of natural environment and biodiversity, improvisation of green infrastructure, promotion of healthcare, mixed-use and housing developments with high quality design, promoting sustainable buildings and sustainable economic development etc. Also, the local plan has been updated as mentioned above.
Brighton and Hove City plan Part One (2.4) The council wants to ensure that the city is and remains a rewarding, safe and healthier place for residents, businesses and visitors alike with a higher quality built environment and a protected and enhanced natural environment. By 2030:
Ensure the city’s open spaces will be well maintained and more
accessible to everyone; the Valley Gardens in particular will be a more attractive, accessible and usable environment. (p.20)
(2.8 Table 2) Zero Carbon à(3.51) Environmental improvements should include a better pedestrian environment, better local air and noise quality, improved interconnected green infrastructure which maximises opportunities to integrate urban biodiversity and improved streetscape together with the need to create better walking and 63 cycling links between London Road, the area east of Brighton Station, the Level, Valley Gardens and the Seafront. (p.62,63)
(3.57) The main priority in helping to deliver the strategy will be through the
adoption of a comprehensive design guide. This will be linked to an Urban Design Framework for the city (see policy CP12) that will take account of the need to protect and enhance the conservation areas (East Cliff, College, Queens Park, Carton Hill and Valley Gardens). (p.68)
(3.143) Major traffic route (A23), heritage, public open space, venue for major events. The area is currently failing to fulfil its potential (p.107) The city council will work with public and private sector partners and the local community to enhance and regenerate the Valley Gardens area in an integrated manner that reinforces its strategic significance, emphasises its historic and cultural character, reduces the adverse impact of vehicular traffic, improves local air quality and creates a continuous green boulevard that reconnects the open space to the surrounding urban realm. (p.107) Redesign the gardens to include new pathways, tree planting, benches and public art and investigate the potential for a cafe building Improve the junctions with Kingswood Street and Morley Street and Richmond Parade through environmental improvements or redevelopment where appropriate
(3.145) [...] ‘green network’ in the city. Accessibility to the water features, for example, could help to improve local air and biodiversity as well as reducing the impact of traffic noise. (p.109)
(3.146) Valley Gardens has bus lanes serving key city routes and cycles lanes that, with enhancement, would form a direct link from the seafront to the north of the city. (p.110) Valley Gardens are planned to become a more attractive and accessible, safer for residents, employees and visitors of Brighton and Hove. This will benefit the ptatients of the rehabilitation centre to improve their mental health (walking in this beautiful environment) and communication skills (meeting people help them to not become unsociable and depressed). Also, the fact that the bus, car, cyclist and pedestrian paths are to be improved will help the access of family members and to visit the patients. Better roads circulation will ensure the quick access of ambulance and fire trucks in case of emergency. Also, the crossing of the main roads will be safer, and therefore will be more suitable for patients to cross the road (with help), considering their bodily disabilities.
Morley Street is adjacent to the DA5 - Eastern Road and Edward Street
and fruits are locally sold with affordable prices. Also, its location (close
HO26 Day nurseries and child care facilities: The property should meet the
Area development, and more specifically the Circus Street Site. Therefore,
to other health use facilities) support the future growth and demand of
council’s accommodation standards. It does not have negative impact on the
DA5 is considered the be appropriate for the development of the proposal
healthcare services within the city fabric.
neighborhood. The location is easily accessible by walking, cycling and public
site. DA5 supports mixed-used buildings, including housing, cafes and
transport (buses).
restaurants. However, according to paragraph 3.62 supports the expansion of
TR8 Pedestrian Routes: Safe pedestrian and cyclists routes are to be
the Royal Sussex hospital the the healthcare facilities in general. According
designed to ensure the safety of the users, visitors and neighbours.
to this, the proposed Rehabilitation Centre is likely to be approved by the Local Planning. SO20 Contribute towards reducing inequalities experienced by different groups within the city and recognise the special needs of younger people, older people, disabled people, lesbian, gay, bisexual and trans people and black and minority ethnic people, gypsies and travellers, refugees and asylum seekers and people of different religions and belief in the provision and improvement of accessible and appropriate community facilities, healthcare, education, housing, safety and employment. 3.64 The Circus Street site provides the opportunity for an integrated modern mixed use development that will provide modern offices and workspace alongside student accommodation, a new University Library and a number of new residential units. As part of the scheme South East Dance will be provided with a studio. As part of the scheme some benefits will be provided to the wider area in terms of a better public realm and play spaces and training opportunities.
TR18 Parking for people with a mobility related disability: Parking spaces for people with mobility will be badged with clearly with the blue sign and be sited close to the main door. SU2 Efficiency of development in the use of energy, water and materials: See CP8 comments. SU14 Waste management: The recycling point will have the needed bins and will be designed in such way that it doesn’t have a negative impact on the neighborhood. QD1/QD2 Design - quality of development and design statements/ key principles for neighborhoods: The building matches the scale and height of the surroundings and is constructed with quality materials and details that have positive impact on the existing style and the environment. The building does not block any views, or sunlight and sound levels are remained low. QD3 Design - efficient use of sites: Being currently empty, the proposed
Other Local Plan Policies relevant to this development CP2 Sustainable Economic Development: Because of the proposal’s function, the building will be used from current and future generations. If needed, the building can easily adapt for different uses in the future. Creating job positions is another benefit for defining it as part o sustainable economic development. CP8 Sustainable Buildings: Because of the design and the sun-facing direction, the building is naturally ventilated. Most of the materials are locally resourced. Rain water is also collected and filtered for a variety of uses. It is suggested that the walls are organically insulated. CP13 Public Streets and Spaces: It is proposed that trees will be planned along Morley street; hence contributing on enhancing biodiversity CP18 Healthy City: On the ground floor there will be a small scale agriculture garden through which users learn to live healthier. Once a week, vegetables
building will be part of a sustainable economic development (see notes at CP2). QD5 - Street frontages: The facade of the building, although being contemporary, it matches the characteristics of the existing (red brick). HO1 Housing sites and mixed use sites with an element of housing: Surrounded by housings, the proposal is part of the required mix-used scheme. HO5 Provision of private amenity space in residential development: Although users are not staying more than a month in the institution; the buildings is carefully designed to respect the rights of privacy. HO15 Housing for people with special needs: There is a high demand for residential for people with special needs and providing a temporary home the proposal is likely to get planning permission.
Proposed Site
Chapter 2: Planning Development Control
Development Control - Considering Positive and Negative Site Issues A - Developments can be contentious as a result of causing overlooking to neighbouring sites. However, due to the position of windows and balconies and considering the gradients of the surroundings, overlooking is occurred. (QD1-7) B - The main construction material is concrete. On the facade of the building, there will be red brickwork to match the surrounding areas. The brick uses will be sourced by taking down the existing brick staircase which is in line with policies SU13 and SU1 from the Local Plan 2005. C - The orientation of the site has been considered in the design of the fenestration to maximise daylight and natural ventilation to comply with policy SU2 of the Local Plan.
for easier collection. (CP17/8) J - Considering the size of the site the mass of the building is not likely to be considered appropriate. (CP1-CP2/3.88) K- The development is an institutional healthcare centre and its location is suitable since there are two healthcare centres on Morley Street. (DA5/3.62)
A
L - Considering the function and users of the proposal, the neighbourhood will not be distracted by noises during daytime nor nigh-time. (SA3/3.14, CP8/4.89)
J L
M - The building is easily accessible by bus since there are several bus stops close to the site. However, considering the gradient of Morley street, there should be a ramp created so that it is more accessible for wheelchairs, immobile users and general visitors. (CP9)
D - Use of the existing landscape features such as the existing level difference which lead to no disruption to the surrounding land. (QD1-7/ Minimum levels and landscaping treatment) E - No existing trees or hedgerows are to be removed from the site. Instead new trees are to be planned to match the Local plan’s requirement of a more ‘green network’. (QD1-7/ 5.33 - Environmental impact assessment) F - The building height is 24 metres at the highest point. Given the heights of the surrounding buildings, the proposal would probably block some of the views of the existing developments on the East side. (QD1-7/ 5.32 - Tall Buildings) G - The proposal makes use of a limited pallet of materials in order to reduce its visual impact on the surroundings. The brick wall on the facade allows the proposal to blend easier with the existing. It is likely that the proposed use of the rest concrete walls would be considered as an unsuitable cladding material for this location. (QD5/ Design - street frontages) H - In order to receive the necessary planning permission the proposal
F
would need to demonstrate that it would provide adequate access. Currently, the design doesn’t propose new parking slots. However, Morley street has
C
public parking lane and a car-park exists close to the site. Considering the immobility of most patients visiting the building, the proposal should provide a disabled parking slot. (As shown in Section 3/ Part M of this document) (7/ Transport Issues/ 7.4) I - It is proposed that the existing recycling and wasting bins will be used. This would keep any bad odours away from the proposed building and allow
B E D
G
H
Existing car-parks Proposed Site M
Existing bus-stops Proposed Site
I
K
Existing Recycling and Waste bins
Existing Healthcare Centres
Proposed Site
Proposed Site
Chapter 3: Building Control (Approved Documents B,K,M)
Approved Document B / Fire Safety, Buildings other than dwellings B1 - Means of warning and escape The way that the Rehabilitation Centre is designed has escape access to the outside of the building on the ground floor and second floor. On the first floor there is access on a balcony but there is no mean of escape from the balcony to a safe area outside the building. Because it is an institutional building the maximum travel distance for horizontal escape is 9m. 1. Fire alarms and fire detection systems Alarms and detection systems (complying with BS 5839-1:2002 as per B1/1.30) should be placed to give early warning in the event of fire. Also, speakers (combined with a bell, battery and charger B1/1.28) to be noticeable to the whole building and manual call points to be adjacent to all fire doors. (B1/1.29) The building should provide a suitable method of warning, both visual and audible (vibration) since there is a large possibility for the occupants to be impaired hearing. (B1/1.34) Since the healthcare center belongs to the Institutional Occupancies (as per Building Regulations 2000 Part 1, Paragraph 2), automatic fire detections and alarms should be provided in accordance with BS 5839-1. (B1/1.35) 2. Design for horizontal escape â&#x20AC;&#x201C; in buildings other than flats According to Table 2, the maximum travel distance, in institutions, is 9m in one direction and 18m in more than one direction. In the case of more than one escapes, they should be within an angle of 45o in order to ensure the safe escape of the occupants. (B1/3.9) Occupancy of the building <60 people This is considered as inner room (B1/3.10) and therefore should be fitted with a suitable automatic fire detection and alarm system to wart the occupants of a fire in the access room. Another solution would be to for the room to have an other escape to a corridor. Additional fire door fitted with automatic release mechanism should be placed as shown because this is the main stairway that of the building circulation. (B1/3.14, 4.32). Also the walls of the corridor should be fitted with cavity barrier to prevent smoke to block the exits visually and hence becoming impassable. (B1/3.26, 3.27). All escape routes should have a clear headroom of not less than 2m (B1/3.17) The minimum width of the doors is 750mm according to Table 4.
Second floor plan Scale 1:200
The proposal is considered as a residential care home which however does not apply to the ‘fire code’ (as per paragraph 0.23). Therefore, further design study (Progressive Horizontal evacuation) should be taken in order to ensure the safe evacuation of immobile patients. (B1/3.38). Each storey should be divided into at least three protected areas by compartment walls and all floors should be compartment floors. (B1/3.42). The areas have two exits to two separate protected areas and distance travel should be no more than 9m (Table 2). All bedrooms should be enclosed in fire-resisting construction (Diagram 19) with fire-resisting doors (B1/3.48) and adjacent corridor should be protected corridor. Also, bedrooms should have no more than one bed which should be no double-bed. (B1/3.49). Self-closing doors could present an obstacle to the residents and therefore bedrooms should have free-swing door closers and circulations spaces should have hold-open devices. Both devices should be in accordance with the BS EN 1155:1997 (B1/3.51).
3. Design for vertical escape – buildings other than flats Ground floor plan Scale 1:200
Ground floor and second floor have direct access to an external safe place and therefore vertical escape route should not be considered. First floor has access to an external space and therefore an external staircase should be provided, of minimum width 1000 mm (Table 6), for access to the ground floor (B1/4.8). Since this is external route should only be used by staff and not from patients. The main staircase should be therefore accordance with the vertical internal escape route. The staircase should be within 9m from each part of the building and 27m from the final exit. (Diagram 22). Since immobile patients are likely to be in the buildings, refuge points should be provided in each storey with minimum dimensions of 900 x 1400 mm (B1/4.9). The refuge area should not obstacle the flow of the rest residents. Refuge points are accompanied with signs ‘Refuge - Keep Clear’. (B1/4.10).
4. General Provisions All parts of escape routes including walls & ceilings must meet the criteria of Tables A1 and A2 of Appendix A (B1/5.3). There must be a headroom of not less than 2m (B1/5.26). The flooring material needs to be of a nature that is not slippery (B1/5.27). They also should be lighted at all times, in order to comply with criteria, BS 5266-1:2005 (B1/5.36). Additionally, all escape routes should be marked with exit signs – of a decent size – in order to meet First floor plan Scale 1:200
the criteria of BS 5499-1:2002 (B1/5.37). Doors on escape routes should not
be fitted with lock, latch or bolt fastenings. (B1/5.11), and they should open in the direction of escape (B1/5.14). Spiral staircase should follow the BS 5395-2 (C) as follows: Rise: 170mm - 220mm Inner going (minimum): 150mm Centre going (minimum): 230mm Outer going (maximum): 350mm Outside diameter: 2000mm - 2250mm Clear width - excluding handrails (minimum): 800mm +Diagram 25
A
C
B2 - Internal Fire Spread (Linings) Walls and ceilings must adequately resist the spread of flames over their surface and have acceptable rates of heat and fire growth if ignites. Internal linings in the building: A - These walls are formed with fabric curtains and therefore the material should be no more than 1mm thick and comply with the Type C requirements of BS 5867-2:1980 Specification for fabrics for curtains and drapes. B - Concrete floor slabs have no linings and therefore comply with B2 since it has excellent fire resistance for ignition and spread. C - Glazed wall needs to achieve a National Class rating of 0 or European Class rating of B-s3, d2 as standard and therefore it would be suitable to be used anywhere in the building. Second floor plan Scale 1:100
D - The inner surface of the glazed roofing should achieve a National Class
this should be considered in the design process to allow a minimum 3,7m
rating of 0 or European Class rating of B-s3, d2 as standard and therefore it
distance from the kerbs to the building. Also there is no enough space for
would be suitable to be used anywhere in the building.
turning and therefore this should be negotiated otherwise the building is not likely to be approved.
E - Concrete is the primary building material which has excellent fire resistance and therefore comply with B2.
All fire resistance doors need to meet the criteria of Table B1 of Appendix B (B1/5.6).
B3 - Internal Fire Spread (Structure) 1 - Concrete structure needs to be treated to ensure 60m minutes resistance. (Section 7/7.2 & Appendix A, Table A1/A2). 2 - Even though oak timber has excellent vandal and fire resistant characteristics, it should be additionally protected with two layers of 12.5mm Farmacell which ensures the 60 minute fire resistance.(Section 7/7.2 & D
Appendix A, Table A1/A2). Compartment Walls: Compartment walls need to be designed according to table 12 and fire doors accordÂing to 8.33 and Appendix B. None of the storeys exceeds the 2000m2.
2
B4 - External Fire Spread B
All external walls should comply with Appendix A and Table A2. External walls up to 18m should be rated no more than 20 on National Class or class C-s3,d2 in European Class. Timber cladding should be at least 9mm thick. All walls above the 18m should be rated as National Class 0 or class B-s3, d2 of European Class (Diagram 28). Also, there should be at least 1000mm
1
distance between the proposal and adjacent buildings. Rooflight should be no more than 5m2 and have a minimum distance of 3m
E
from existing rooflights.
B5 - Access and Facilities for the Fire Service As the total area of the building is under 2000m2 and the distance of the upper floor to the ground is more than 11m, a minimum 15% of the perimeÂter of the buildings is accessible to High Reach vehicle as indicated by Table 19 in Section 16/B5. Total floor perimeter: 69,38m 15% access perimeter: 10,4m Access road: width > 3,7m. Minimum carrying capacity: 17.0 tonnes. At Short Section Scale 1:100
the moment there is no access to the back of the building and therefore
Approved Document K / Protection from falling, collision and impact A C
D
B
K1 - Stairs, ladders and ramps
low level cane detection. (K1/1.8)
or 1200 mm and should be kept clear from obstacles such as cupboards and
In institutions, stairs must have a rise between 150 mm - 190 mm and a
D - There should be a minimum 2m headroom and therefore complies with
doors (K1/1.20, 1.23).
going between 250 mm - 400 mm and have a relationship of 2R + G =
Diagram 1.3.
I - Spiral staircase should comply with BS 5395-2
(between) 550 and 700 mm. (K1/Table 1.1)
E - The minimum stair width is 1200mm and 1000mm between handrails
Inner going (minimum): 150mm
- There should not be use of open rises in buildings other than dwellings.
therefore this staircase doesnâ&#x20AC;&#x2122;t comply. (K1/1.15)
Centre going (minimum): 230mm
(K1/1.6)
F - The staircase has more than 36 steps, however there is change of
Outer going (maximum): 350mm
B - There should be a noising on each step of minimum width 55 mm, on
direction, being spiral and has landings every 15 steps and therefore
Outside diameter: 2000mm - 2250mm
both the tread an the riser. The material should have visual and sensual
complies with paragraph 1.17 and 1.18.
K - Handrails should be placed for every staircase and ramp at 900 mm to
contrast.(K1/1.7, 1.10)
G - Stair which has 17 risers instead of 16 and therefore does not comply.
1000 mm height from the pitch line or floor on each side as per paragraphs
C - The distance is less than 2m and therefore should have a guardian and
H - Landings should have width of at least as the smallest width of the flight
1.34 and 1.35. Handrail should be added. Handrail does not comply.
L - The handrail is circular and has width of 50mm and therefore complies with paragraph 1.36. E T
Ramps:
N R M
M - A continuous handrail should be placed along the ramp with
O
appropriate dimensions. The material should be slip - resistant and have visual and sensual contrast from the background. (K1/1.36) N - A slip-resistant material should be used that contrast that of the
H F I K G
landingsâ&#x20AC;&#x2122;, which however has the same friction with that of the landingsâ&#x20AC;&#x2122;. O - The gradient of the ramp is 1:10 and therefore does not complies with paragraph 2.8. P - The gradient of the ramp is 1:16 and therefore complies with paragraph 2.8. Q - Distance from wall <1500mm and therefore does not comply (K1/2.9) R - Ramp width = 1000mm therefore requires handrail on one side. S - Ramp width = 1100mm therefore requires handrail on both sides (K1/2.12). K2 - Protection from falling T - The balcony should have a guardian of 1100mm as per Diagram 3.1. U - The window opening should be at a distance from floor of at least 800mm. K4 - Protection against impact with glazing. All glasses should meet the criteria required by BS EN 12600 section 4 and BS 6206. (K3/5.3) Glazing distance > 4.5 m therefore requires a thickness of 15mm. Glazing distance > 2.25 < 4.5 m therefore requires a thickness of 12mm. (Diagram 5.2)
U
To avoid the risk of collision, manifestation of the glazing should be provided to become permanently apparent (K5.2/5.3)
S
Windows on first and second floor should have restrictors to prevent falling.
Q
(K5.3/8.2) Safe access for cleaning windows: Windows do not exceed the height of 6m and therefore a ladder of 6m should be used (K5.4/9.1, Diagram 9.2). Protection against impact from and trapping by doors: Stoppers need to be provided at all doors at the end of the tracks, to make sure they are not coming off (K6/10.1bi).
Approved Document M / Access to and use of building M1/M2 - Access to buildings other than dwellings Being institutional, the building has mainly took though about the disabled people needs, however there are more that should be considered in order to comply with BS 8300:2009 - Code of Practice BS 5619 and BS 5810. Q The areas to be improved are: A - Minimise the level difference of the site boundary, car parking and building entrance (M1/M2/1.4, 1.6). B - Pedestrian path should be 1800mm ideally or 1200 on restricted sites (M1/M2/1.11) C - The level approach to be 1500 mm width and free of obstacles. To have a slip-resistant material and a gradient appropriate to Table 1 (M1/M2/1.13). D - Although there is car-park nearby the site, there should be 1 parking space, designated for disabled people (as shown on the diagram) and accompanied with a clear sign. E - The entrance path should be slip-resistant and have width of 1800mm. It should have handrails (dimensions analysed in Part K) on both sides. F - Door entry system to be accessible to deaf and hard of hearing people and those who cannot speak. G - The door is automated and therefore weather protection should be provided. H - The door is 1300 mm wide and has 1500 mm clear space and therefore complies with Table 2. It should have a sliding action controlled by a manual push pad (M1/M2/2.21). I - Glass door with manifestation at two levels (850 - 1000 mm and 1400 1600 mm) in order to have visual contrast. (M1/M2/2.24). J - Non-powered door and therefore requires a 300 mm minimum width between door handle and wall to (M1/M2/2.15). K - Existing entrance hall with shape suitable for wheelchair users (paragraph 3.6c), has a distance of 2500 mm from the reception desk (3.6d) and has rubber floor surface which is slip - resistant (3.6g). A hearing enhancement system should be provided to comply with paragraph 3.6f. L - The corridor is less than 1200 mm and therefore does not comply with M1/M2 3.14. M - A passenger lift should be provided in to allow vertical circulation for those unable to use the stairs (M1/M2/3.17). The lift should follow the design directions given on Diagram 11. N - Ramp rise is more than 300 mm. Two additional steps are provided in addition to the ramp. Therefore it complies with (M1/M2/3.53). O - Handrail should be provided at the steps and ramp as described earlier
S
R
(Diagram 12). P - The ramp is 4m wide and has gradient 1:12 and therefore complies E
F,G,H
K
M
with Table 1. Handrails should be added on both sides as required. It also complies with paragraph 1.26. Q - Bedrooms doors should be powered opening to avoid the need of 300mm and also make it easier for immobile patients (M1/M2/4.18). R - Bedroom suitable for wheelchair user (1500 mm rotation space, additional handrails at shower area, pull cords lighting). S - Corridor to be fitted with a hearing enhancement system, telephones (and text-telephones) and automatic artificial lighting (M1/M2/4.36). T - There are no toilets currently in the building. This is a possible position for one unisex wheelchair - accessible toilet to be designed as showing, based on Diagram 18. Dimensions 1500 x 2200 mm Doors opening outwards, without however posing hazard Travel distance no more than 40m.
L
Chapter 4: Health and Safety Any construction project should follow the CDM Regulation (2015) in order to ensure
Designers/architects, should follow these regulations since they have a ‘strong impact
out without risks to H&S. He/she must prepare ‘a construction phase plan that sets
health and safety during construction, use and maintenance. The CDM describes:
on early decisions that can have fundamental effect on the H&S aspects of the
out the H&S arrangements and site rules’ and ensure that it is reviewed, updated
project’ (construction, use, maintenance).
and revised. (p.8) The principal designer must therefore assist on this task. However,
(Source: http://www.hse.gov.uk/construction/cdm/2015/principal-designers.htm)
the designer is responsible to prepare H&S file that provides ‘sufficient information
a) the low that applies to the whole construction process on all construction
projects from concept to completion.
b) what each duty-holder must or should do to comply with the law to ensure
about design, construction or maintenance of the structure [...] to assist client, other
projects are carried out in a way that secures H&S (Health and Safety).
According to the ‘The Construction (Design and Management) Regulations 2015’ the
(Source: http://www.hse.gov.uk/pubns/books/l153.htm)
Principal Contractor is responsible to ensure that work during construction is ‘carried
designers or contractors to comply with their duties under the regulations.’ (p.7)
Health and Safety during Construction
ensure safety during work in low natural light intensity. Work which requires
During construction the site should operate according to the PPE (Personal
a vibrator needs to be undertaken safely to overcome any long term risks
Protective Equipment) and all members and visitors should wear protective
into the personal and neighbours’ hearing. The contractor is responsible for
hard hats, high vis jackets, goggles and gloves at all time.
maintaining the above rules at all time during construction.
Access on Site The main access to the site is through Morley Street which also leads existing housing and nursery departments. A construction traffic management to ensure that the existing mentioned facilities have access during the proposal’s construction. Also there should be a temporary pedestrian route to ensure the safety of the pedestrians involved on site.
Preventing Unauthorised Site Access There should be a timber hoarding (plywood sheets) 2.4 m height surrounding the site during construction which would extend to the main access road. Wind loading should also be taken in consideration.
Site offices Suitable position for the site offices and temporary toilets.
Structural construction Some of the elements such as the prefabricated roof-wall timber beams and large glass panels require the use of crane to ensure their safe installation. The use of crane is also needed for the rest of the structural elements (steel reinforcement, concrete). Ground conditions should be examined to choose the suitable crane. Guarded scaffolding should be used and always work should be done from beneath for maximum safety.
Reducing the risk of fire All timber elements should be kept in a safe fire-resistant area, based on the ‘Joint Code of Practice’ section 14 and 19. Smoking is restrictedly forbidden. In the case of fire, priority should be given to save the workers and not the building. An automatic fire detection and warning system is to be placed to allow safe evacuation.
General rules As a general rule, the site should be tidy and clean as possible associated with required skips. Temporary artificial lighting should be also allocated to
D
C
1
2
5
A
3
B
4
SOURCE: http://www. randlsystems.co.uk/raising_and_ lowering_systems.php?cid=4
Health and Safety during Occupation
A - A handrail should be placed to prevent falling at a distance from floor
requires a guarding. Also It requires framing to prevent users from falling.
3 - Roof glazing: Self-cleaning windows are proposed to be used in for roof
D - The handrail should be higher at this point to avoid access on the
glazing.
bedroom roof.
4 - In the case of maintaining the glass panel a drain pump should be used to empty the water of the pool. The glass should be equipped with a sensor
between 900-1100 mm. B - Since this floor becomes one with the pool there is a large possibility
Health and Safety during Maintenance
that warns during unpleasant leaking and a temporary tank that collects
of being slippery. Therefore the material should be slip-resistant and the
1 - Bulb changing: When bulbs are above 3m and the not reachable with a
leaked water and prevent from watering the bedroom underneath.
floor should have small gradient to prevent flooding in the room. Also water
ladder, there should be a winch lighting system (as shown).
5 - The fabric curtain wall should be assembled by individual rolls instead of
channels should be designed to control the water movement.
2 - Window cleaning: When they are not reachable by hand or ladder, a
a single weaving roll as it is at the moment. In case of replacement, the costs
C - This staircase creates an underneath space less than 2m and therefore
telescopic window cleaning should be used.
will be minimised and the room would be able to function properly.
Chapter 5: Project Cost and Procurement Strategy
Slimbridge Wetlands Conservation Centre ECD Architects, Slimbridge, 2000
The Wetland Centre at Slimbridge, founded in 1946 by Sir Peter Scott, has been developed by ECD Architects into a venue. It is located in Slimbridge which is 170 miles North-West from Brighton and it was built in 2000.
Similarities with proposal: - 16m height tower for views across the site (four storeys taller than the rest of the building) - Concrete frame structure supporting a steel structure - Part brick cladding - Part wooden cladding - Wooden platform that leads towards the entrance - Large glazed areas - Partly curved roofs - Horizontal gentle ramps inside the building - Weather conditions
Differences with proposal: - Year of complement (15 years aprox. 2% cost inflation rate per year) - Scale of project (aprox. 11 times bigger in total floor plan area)
Total area = 4467m2 Total Cost = £3,800,000 in 2000 (£850 per sqm) Based on the inflation rate, the building costs in 2015 would be £5.155.161 (1155 per sqm).
Considering that the project is in UK and according to the above assumptions the Rehabilitation Centre proposal would cost: 382 sqm x £1155 = £441,210.
Source: http://www.ajbuildingslibrary.co.uk/projects/display/id/2194
Corner Cottage Guy Hollaway Architects, Dover, The development is an 100 years old house refurbishment located in Dover, 80 miles East of the site and it was completed in 2009. Similarities with the proposal - Coastal site, UK - Curved concrete walls - Organic form - Scale - Large glazed panels - Free flowing plan - Bespoke units - Structural timber beams - Weather conditions Differences with the proposal: - Refurbishment - No brick work - No external timber cladding - Design and Build Procurement
Total area = 176m2 Total Cost = £240,000 in 2009 (£1363 per sqm) Based on the inflation rate, the building costs in 2015 would be £273,570 (1555 per sqm).
Considering that the project is in UK and according to the above assumptions the Rehabilitation Centre proposal would cost: 382sqm x £1555 = £594,010.
Conclusion: The first project is of a larger scale and therefore there will be more expensive since some costs are kept the same. The second project has brick work which is much more expensive than concrete. Combining the two projects the average cost will be approximately £500,000. Source: http://www.ajbuildingslibrary.co.uk/projects/display/id/3091
Bibliography AJ Buildings Library www.ajbuildingslibrary.co.uk Brighton & Hove Local Plan 2005 Brighton & Hove Proposed Submission City Plan Part One 2013 (not yet adopted) Building Regulations Approved Documents Part B, Part K and Part M Health and Safety Executive www.hse.gov.uk/construction National Planning Policy Framework 2012 (London: TSO, 2012)
Polley, Simon, Understanding The Building Regulations (Milton Park, Abingdon, Oxon: Spon Press, 2012) Summerhayes, Stuart, CDM Regulations 2007 (Oxford, UK: Blackwell Pub., 2008)