Construction Design (ABPL30041)
Site Analysis Report
Figure 1: Site Location (Google Map)
Site Address: 1 Holmwood Pl, Carlton, VIC3053 Eric TSE Fong Yik (346136)
(Melways Ref: 43H3) Tutor Name: Jannette Le Tutorial Time: Wednesday 3:15pm, Room 527
Introduction This report provides an analysis of the site (1 Holmwood Place), where a two-storey office building is purposed to build on it. The report analysis the site from different aspects, and it will address the issue and derived its potential consequences. The report will then give recommendations and explain how important that issue will affect the documentation (the architectural drawings). The report covers the following four main topics: 1. The below ground conditions 2. The surface conditions 3. The adjacent conditions 4. Additional consultants & additional information
Site Description The site (Fig. 1) is located along Holmwood Place, and at the end of Union Place, which are connected to the Cardigan Street and Elgin Street respectively. The site is about 21.73m (along Holmwood Pl) X 18.02m with an approximately size of 391.6 m2. The site is currently a vacant block of land with fences and walls around it (Fig. 2).
Figure 2: The current condition of the site (8/3/2012) 1
Part 1: Below Ground Conditions 1.1 Soil Condition Issue: The ground of the site seems to be a mixture of sand and clay at the surface, covered with some vegetation. According to the Department of Primary Industries1, the soil in north-eastern of Melbourne is classified as Light Grey Loams over Clay with Gravels on top, soil classification is P. However, the site may also have been excavated at some point previously, since there is an obvious height differences between the site and the Union Place. The soil profile remains unknown. Consequences: The Class P soil itself has low bearing capacity, that the soil is weak to withstand foundation load. Also, it is very likely that the unknown filled soil will not have enough bearing capacity for the foundation and footings. If the type of footing is not appropriately used, the load of the building cannot transfer well and balance to the ground, cracks could happen on the building’s walls and structure, and there will be a possibility of collapse. Also, Class P soil is very reactive which means it tends to expand and contract, causing ground movement, and cause cracking and deformation in the buildings. Recommendation: Consult the geotechnical consultant to carry out soil test and confirm the soil type and the composition of the subsoil. The structural engineer has to be consulted to confirm which type of footing should be used, how deep the footing should be. Documentation: The general landscape profile and the footings need to be shown on the architectural drawings.
1.2 Previous Building Issue: From the MMBW Plan (Fig. 3)2, it is clear that there were 3 buildings on site in the past, which located close to Holmwood Place, and 1
Source: Department of Primary Industries http://www.dpi.vic.gov.au/vro 2 Source: LMS http://app.lms.unimelb.edu.au/bbcswebdav/pid-3418044-dt-content-rid-3693468_2/courses/702372 _2010_1/Holmwood%20Place/MMBW1897.jpg 2
the area near the Union Place was the front yards. It is possible that there are existing structures buried underground, which may need to be removed or avoid before planning the new footing and foundation. Consequences: If the locations of the previous structures remain unknown, it will be risky and dangerous to install new footings, foundations and especially there are underground pipes. The existing structure may interfere with the line of influence of the Figure 3: MMBW Plan (1897) new footings, which will affect the load transmission; result in unbalance of the new structure, walls may crack and have possibility of collapse. Recommendation: A scan of the site from the geotechnical engineer is needed to provide more information of the below ground conditions. As the existing structure may have change to soil texture around it, it is important to get the information before the start of the construction. Documentation: Existing structure need to be drawn on the site plan for reference.
1.3 Easements Issue: City West Water has a 150mm sewer pipe located in an easement along the southern boundary. The centerline of the pipe is located 1.10m from the southern boundary and runs parallel to the southern boundary. Consequences: The location of the new structure should not transfer extra load on the pipe during and after construction, or else the pipe may cracked in underground. Recommendation: Consultation with the structural engineer is needed to discuss the easement. Also, there are regulations on building over easement provided by the City West Water.3
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City West Water. Building Over Easements. (n.d.), p.2 3
Documentation: The easement need to be drawn on the site plan for reference.
Part 2: Surface Conditions 2.1 Vegetation Issue: The site is party covered with grasses and there are trees around the site. There are also cracks on the walls near some of the trees; the root of the trees may affect the structure underground. However, there are regulations that restrict the removal of native trees, and few of the trees on the west side of the site are native trees. Consequences: It is important to know which tree has to be relocated or cleared. Also, the soil texture may also be changed with the present of the vegetation. Once these plants are cleared, the soil may become loose, which may affect the stability of the structure. Recommendation: Consult the geotechnical consultant to confirm the needed of clearing vegetation to avoid the risk of the structure damage by the root. Documentation: The location of the trees around the site will be documented for reference in relation of shading and wind block.
2.2 Access Issue: As the narrow Holmwood Place (about 3.8m wide) is the only access point to the site, so it has limited access for vehicles. The Union Place (about 3.2m wide) is not connected to site due to a retaining wall and the level difference. There are also trees and overhead power lines (about 5.2m in height) along Holmwood Place. The bluestone surface of the Holmwood Place is also in bad conditions as it is very rough and bumpy. The accessibility of the site will affect the construction methods, as well as materials used. The Union Place can possibly become another access point for the site, if the wall is being removed and add a stairs or slope for level differences. 4
Consequences: It will be difficult for large trucks or vehicles to pass through Holmwood Place, which may need special arrangement to transport the construction material to the site. Moreover, the surface of Holmwood Place will limit the access for person with a physical impediment. Recommendation: It is not possible to widen the Holmwood Place, so a smaller truck may be needed to carry the construction materials to the site. Also, the bluestone pathway may need to redesign to allow a smoother surface and user friendly for person with a physical impediment. The retaining wall on Union Place need to be confirm with the council to see whether it can be remove or not. A smaller crane should be use during the construction as the site is quite small and is surrounded by the other buildings.
2.3 Opposite Parking Space
Issue: The site maybe too small to assign a place for office, toilet and material storage. Also, the car park opposite to the site is for private use, and the accessibility of it may be blocked during the construction. Consequences: As the construction may affect the accessibility of a private property, the owner of the car park may sue the builder if there is no notification and compensation. Recommendation: The builder must notify the owner of the opposite car parking space before the construction, and there is possibility to rent the car park during the construction period for office and material storage. The builder should also need to consult the council as the construction may also block the accessibility of the public parking space near the Holmwood Place. Documentation: If the owner of the opposite care park agree to rent out the space, office, material storage and toilet should be planned on that site. 5
Part 3: Adjacent conditions 3.1 Damaged Adjacent Structures Issue: The current condition of the adjacent structures are acceptable, most of the structures are still in good shape, but some old buildings are showing cracks and walls are weathering or damaged. Consequences: The vibration during construction may worsen the conditions of the cracks and damaged structure nearby, which has potential danger. Recommendation: A dilapidation survey is needed to have a better understanding of the surrounding buildings, record any damaged structures and evaluates any possible dangers or issues that may happen during construction, it Figure 4: Missing bricks on the will also help to protect the client from adjacent wall (8/3/2012) unnecessary liabilities. Builder should notice the residents about the construction, and remind them if they found any cracks or other issues happen during the construction, they must contact the planning consultant as soon as possible.
3.2 The planning scheme Issue: The site’s planning scheme overlay is R1Z (Residential 1 zone)4, however the purpose building to build on site is a commercial building, which is not following the planning scheme. The planning scheme also set a limit for the size of 300m and a front fence. Apart from the report, the City of Melbourne council also requires a Construction Management Plan (CMP). Consequences: It is important to convince the council to allow a commercial building build on residential zone. It can probably be banned, 4
Department of Planning and Community Development. Planning Property Report. (2010). Retrieved from: http://app.lms.unimelb.edu.au/bbcswebdav/pid-3418043-dt-content-rid-3693471_2/courses/702372 _2010_1/Holmwood%20Place/1-Holmwood-Place-Carlton-Planning-Property-Report.pdf 6
and the whole planning and construction of this project will be terminated. Recommendation: Discuss with the council about the possibility of changing the planning scheme.
3.3 Site Management Issue: The site is surrounded by residential land use buildings and child care center. The general safety for the workers and the nearby residents and the environmental issues on the pollution made during the construction need to be considered. Consequences: The construction site is very close to the kindergarten, which may be dangerous if the site is exposing to the children. Also, vibration, noise and air pollution will be serious during the construction; it may affect the nearby residents. Storage and waste management will also need to be considered. Recommendation: Safety fences have to be installed to restrict people to walk near the site during construction. Overhead power lines need to be protected. Consult the ESD consultant to minimize the pollution during the construction. Consult the land survey to provide evidence of the property for legal purposes, in order to allow client to decide on site fencing treatment and consultation with neighboring owners.
Part 4: Additional consultants & additional information 4.1 Additional Consultants 1. Land Surveyor ďƒ Boundary survey + site profile Documentation: existing and legal site boundary will be shown, as well as the reference height/ project datum (by AHD or TBM) 2. Geotechnical Engineer ďƒ Boundary survey + site profile Documentation: existing and legal site boundary will be shown, as well as the reference height/ project datum (by AHD or TBM) 7
3. Structural Engineer Location and dimension of footings (including the adjacent building, existing old building & new building) Documentation: the footings will need to be drawn. 4. Electrical Engineer Electrical connection Documentation: the electrical poles and cables need to be located. 5. Hydraulic Engineer Water supply, sewage disposal and stormwater drainage Documentation: the water pipe and sewage pipe need to be located. 6. Fire Prevention Engineer Identify potential fire hazards Relevance: the site is close with the surround area, where fire can spread fast between buildings and trees. Smoke hazard management is also needed to prevent toxic smoke to spread during construction. 7. Traffic Consultants Manage the traffic Relevance: the construction will affect the car park on the opposite site as well as some of the car space on street, a temporary parking site may needed. As Holmwood Place is only allow one vehicle to enter or exit at a time, it is important to have a good management for trucks and vehicles involved in the construction. 8. Heritage Consultants Relevance: Consultation is needed as Holmwood Place is subjected to be heritage overlay by the City of Melbourne, and the construction works may have impact on surrounding buildings with historical significance. 9. Energy and ESD Consultant Relevance: Buildings need to have four green star rating. 10.Building Surveyor Relevance: Issuing the building permit.
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4.2 Additional Information 1. Certificate of title Documentation: It is important as the boundary of the site is not very clear, this certification will provide ownership details and boundaries, which is a prove to have the right to set up site fences and negotiate with the nearby owners about the construction. 2. Ground penetration radar (GPR) survey Relevance: This can provide a 3D image of the underground condition, which can located the buried structure or rocks underground in the site. 3. Dilapidation survey Relevance: There are some poor condition structures around the site, the report record the internal and external conditions of the surrounding structures and protect the client from unnecessary liabilities. 4. Environmental Audit Relevance: Toxicity and waste management 4. Utilities Documentation: Electricity, Gas, Telecommunication, Sewage, Drainage
Conclusion The report has analyze the site from four different aspects, it shows that the below ground conditions of the site is remain uncertain until a proper investigation is carry out. The surface condition of the site suggested that some trees should be clear and there is a possibility to create a new access from the Union Place. The current adjacent conditions show that a well-organized planning is needed before the construction starts as the site is quite crowded with residential buildings and close to the child care center. Various managements need to be carried out by experts to minimize the damage to the area around. There are also several documents, reports and investigation that have to be done to ensure there are sufficient information to complete the architectural drawings and the construction can goes smoothly and efficiently. 9