Architectural Technology - Technical by Joe West

C O N T E N T S PA G E

Detailed Design Development

Detailed Design

Structural Appraisal

Craft

RIBA Outline Plan of Works 2013

CDM Regulations 07 & DRA

Basic Costing

Detail Design Development

3d Perspective Detail N.ts Bespoke Cladding System The Cement Fibre Board is pinned through Pre-Drilled Holes with Faรงade matching Rivets. They are fixed to secondary Omega rails which fasten to an insulated and water tight composite panelling system; previous details outline a suitable specification for such a product. Precision will be needed in the construction and assembly of the cladding system as each piece interlocks and depends on the accuracy of the last. As the material is approximately 8mm t`hick, on site adjustments are possible. This provides the contractors with an element of flexibility in the build. This will be especially significant when joining cladding at nodes and corners. The ward panelling System is fixed with the manufacture recommended fixing for the appropriate loads to a Secondary Multibeam railing system which, in turn provides the cross bracing and is bolted via M16-18 (depending on engineers specification) to the Primary steel frame. Behind the Multibeam System a thin layer of Acrylic or ply should be applied to ensure the inner insulation remains in place. That insulation will then be housed within a standard plasterboard stud walling system which will allow an extra vapour barrier to prevent condensation. It will also give a good even surface on which to apply an internal finish. The voids within the wall also off sufficient space for any s e r v i c e r o u t e s r e q u i r e d a r o u n d t h e p e r i m e t e r.

3D Perspective

Plan of 3D Perspective

Scale 1:10

N.t.s

Structural Appraisal Floors and balconies

Structural Slab & Foundation

Structure and support is given across the first (including balconies) and second floors via pre-Fabricated Hollow Cored Slabs. The specified slabs are 1200mm wide, extruded, pretested, and voided slab units which are reinforced with a concrete topping for cohesion and internal finish. The First floor slab unit depth will be greater than that of the second due to the span and loading requirements, this also permits slight cantilever flexibility for the internal w a l k w a y. T h e y a r e s u p p o r t e d a t a p p r o priate intervals over steel beams. They have been selected as for their obvious structural integrity across (relatively) uniformly distributed loads and there low sound transmission qualities. This is vital requirements within the schemes function. It is also acceptable to drill on site for service penetration however adequate space exists within perimeter wall cavities.

The substructure comprises a hybrid of techniques to satisfy the structural requirements. As the building is partially submerged, stands no higher than 13m and only stabilizes relatively lightweight construction deeper foundations a r e n o t n e c e s s a r y. T h a t s a i d c o l u m n s will be met with reinforced pad foundation supported by mini cluster piles t o a n e n g i n e e r ’s s p e c i f i c a t i o n t o e n s u r e i n t e g r i t y. T h e M a j o r i t y o f t h e f o u n d a tion type however will consist mainly of a ’s l a b o n g r a d e ’ w h e r e b y a f l o a t i n g r a f t with a thickened edged profile provide perimeter support. All Concrete will be reinforced with the appropriate re-bar to a grade consistant to the engineers specifications.

Structural X-ray

Stuctural Appraisal Continued... Grid Layout: Scale 1:250

Collumns, Pads & Walls

Grid The grid, by nature is irregular and is dependent on the structural form. In this case, initial building form was established and function applied. The Bespoke grid system is set out at approximate 7m intervals with much support provided through an amalgamation of horizontal bracing and triangulation of loads. Dead loads from the actual skin are lightweight relative to their supporting structure so, tension across larger spans are felt primarily from primary and secondary structural elements. In principal the structure can be categorized as a bespoke asymmetrical portal frame system where loads are transferred horizontally to columns and vertically down to the foundations.

Structural Appraisal Continued... Auditorium The deep auditorium necessitates large excavation below that of the ground floor requirements. The Excavation is grouped into two phases; progressing down in levels to simplify the construction process. A â&#x20AC;&#x2DC;Mat â&#x20AC;&#x2122; Foundation, like that of the ground level, is poured in-situ with protruding reinforced structural steel work. The slab is profiled out to accommodate concrete walls and poured within shuttering bonding onto the steelwork. The Rear wall wraps around the auditorium and acts as a retaining structure to the surrounding ground.

Primary Steel Location

Steel Work The Structural logic combines a multitude of techniques in order to achieve operational coherence. Most steel work will connect at complex nodes and intersections with pre-fabricated steel connection details designed by engineers. To s u p p o r t t h e b e s p o k e g l a z i n g , s t e e l b e a m s a r e a n g l e d a p p r o p r i a t e l y. C o n s t r u c t i o n would require a crane to lower in the metal followed by on site fixing. Over the main entrance the canopy supports the internal circulation balcony and rain water harvesting service work. Here a cantilever is employed reaching out approximately 3m from a l a r g e r s t r u c t u r a l c o l u m n t o s v u p p o r t t h e c o m b i n e d l o a d . F i n a l l y, S t e e l P u r l i n s s p a n t h e distances between the larger steel beams and columns to tackle the intermediate loading needs; these are detailed above as Multibeam systems.

Structural Appraisal Continued... Ve r t i c l e s The Structural system develops in its complexity at the junction between steel and concrete. The framing system adjoins the south facing reinforced concrete wall (described in the sustainable section above) using anchor bolts where loads are absorbed and transferred into ground. Occasionally vertical load movement has had to be directed down diagonally with slightly angled columns. These are securely fastened at their base. The Images (right) Illustrate how a typical vertical load trasfer can be redesigned and redirected diagonally down through an angled beam or column if the degree of force is s h a r e d a p p r o p r i a t e l y. O f c o u r s e f o u n d i n g w i l l b e d e e p e r a n d f i x e d a r m s m a y b e n e e d e d t o a n c h o r t h e b a s e o f t h e c o l l u m n t o t h e g r o u n d f u r t h e r.

Secondary Steel Application

Craft: Model Making

View of North Facade

High View from North West

View from Colyear steet

A physical Model was designed and crafted to allow greater understanding of form and structure. It also allows understanding of possible construction difficulties otherwise unconsidered. As the building design exists, although its low levels were initially intentional, it is somewhat unfulfilling in its proportions. The two distinctive separations in shape only seem t o c o m p l e m e n t e a c h o t h e r i n e l e v a t i o n . T h e p h y s i c a l m o d e l a l l o w s a ‘ b i r d ’s e y e ’ u n d e r s t a n d i n g a n d reve a l s t h e ‘c l a s h ’ o f fo r m a ro u n d t h e re p a rat i ve s h e l l a n d a n g u l a r e nt ra n c e . A s a l l f a c e s a r e p l a n a r, a n e t w a s u s e d t o e n s u r e e a c h f a c e w o u l d m e e t i n t h e r e q u i r e d f a s h ion. It proves that, geometrically at least, the design is plausible.

West View

Riba Outline Plan of Works 2013

Strategic Definition

Preparation and Brief

Concept Design

Developed Design

Technical Design

Introduction The Royal Institute of British Architects outline Plan of work was established in 1963 and has since been a definitive model to the UK Building design and construction process. The process deals with each stage of the design incrementally to allow a logical and effective pathway through the complete development process. Although minor changes have been integrated within the plan over this time the latest update has seen the greater intervention with the procurement of projects more heavily considered. T h e R I B A o u t l i n e P l a n o f w o r k 2 0 0 7 h e l d s t r e n g t h i n i t s s i m p l i c i t y. 7 c l e a r s t a g e s w h e r e applicable to any project yet only really orientated itself around a single (traditional) procurement route, making many assumptions about timing. The RIBA plan of work 2013, i n i t i a l l y, a p p e a r s m o r e c o m p l e x , t h e f u n d a m e n t a l s t a g e d i v i s i o n s h a v e n o t d r i f t e d f a r f r o m their original principals. The RIBA outline plan of work 2007 consisted of eleven stages (A-L) while the updated plan now constitutes 8 stages (0-7) with new ‘task bars’ in each category replacing the ‘d e s c r i p t i o n o f key ta s ks ’ i n t h e 2 0 0 7 ve rs i o n . (A comprehensive review of the plans reasons and rationale are currently being undertaken. The review aims to analyse levels of effectiveness and areas for potential development, aligning areas of best practice form different specialist; ultimately leading to the plans improvement.)

S TA G E 0 - S t r a t e g i c D e f i n i t i o n Core objectives of the development have been identified through the research phase of the project. The Client (Derby City Council) demonstrates clear needs and required deliverables within the relevant surrounding literature. (Please refer to the design and access statement in conjunction with the first two development portfolios for full details of project requirements) A business case should be developed in detail to appraise and financially justify the development fully however Key goal derived from the strategic brief are as follows. • Enhance overall quality of site and the surrounding area • Strengthen the community • Well-designed distinct area • Harness intrinsic site assets • Integrate with surroundings • Epitomize Sustainability (economic, social and Environmental) • Increase the quality of the public realm • Increase permeability into the site • Connect the site mixed use development • Ensure development is adaptable for future uses • Increase the density of the site • Enhance current movement framework and not undermine traditional movement patterns • Increase legibility of site • Incorporate public art • Enhance public realm • Reduce air pollution • Promote energy efficiency in new buildings

• • • • • • • •

• • • • •

Construction

Handover and Close Out

In Use

Provide employment opportunities Provide learning facilities Enhance overall quality of environment Strengthen retail function B e c k e t w e l l P o l i c y C C 4 A N D C O M PAT I B I L I T Y T O c c 2 Design to a high standard that complements the surrounding area Aspects such as scale density massing height landscaping and access will be heavily considered. P r o t e c t t h e n a t u r a l e n v i r o n m e n t e n h a n c i n g l a n d s c a p e c h a r a c t e r. Initial considerations for the amalgamation of an appropriate design team where considered and a suitable contractor and development team selected. An indicative list of professional integration is as follows: D e s i g n Te a m ( A r c h i t e c t / A r c h i t e c t u r a l t e c h n o l o g i s t / L a n d S c a p e A r c h i t e c t , I n t e r i o r Designer) P r o j e c t M a n a g e m e n t Te a m Engineer (structural, Mechanical/Electrical, Fire, Acoustic) CDM Co-ordinator Mechanical & Electrical Engineer

All pre-application discussions have taken place to assess whether or not the client is happy to proceed with the development and to establish the robustness of the Strategic p l a n . T h e r e s e a r c h p r o c e s s h a s e n s u r e d a s u s t a i n a b l e r e v i e w o f t h e c l i e n t ’s n e e d s a n d t h e sites potential to re-use and redevelop existing buildings where possible. Stage 1- Preparation and Brief (Merges with residual stage A & B preparation tasks) Here several significant paralleled objectives are undertaken to ensure the efficiency and progression of the following stages. Preparation should be holistic with a coherent design brief arising from all relating analysis and feasibility studies including all survey work and location of services. (These are all present in the accompanying MasterPlan Research documevntation) the brief established at this stage is as follows: The procurement task bar identifies the need for a complete development of project roles and contractual tree. This will help define responsibility and give a structured hierarchy within the development. This should be followed with an initial risk assessment to be compiled by the contractor and relates to all parties involved. Key Support task suggested by the Plan at this phase consist of the preparation of handover strategy and risk assessments. Environmental check points and formal targets are to be established early on within the d e s i g n p r o c e s s a n d s h o u l d b e s t a t e d w i t h i n t h e I n i t i a l P r o j e c t B r i e f. T h e y s h o u l d r e f l e c t l i f e s p a n , u s e a n d r e - u s e , w e a t h e r a n d f u t u r e c l i m a t e v a r i a b l e s / p a r a m e t e r. Initial Project Brief The overall aim is to establish the Becket well site as a modern and innovative mixed use d e v e l o p m e n t t h a t o f fe r s m o r e t o t h e p e o p l e o f t h e c i t y. I t s h o u l d b e a p l a c e o f A r c h i t e c tural distinction and provide sustainable cohesion with the existing urban city centre fabric, encouraging the interconnection of communities and ultimately stimulating positive change for the future. The building chosen to develop should provide a highly sustainably and environmentally

Riba Outline Plan of Works 2013

Strategic Definition

Preparation and Brief

Concept Design

Developed Design

Technical Design

The building chosen to develop should provide a highly sustainably and environmentally conscious office space providing job opportunities for between 3-400 people. They should offer a multitude of private and public facilities catering for the creative and educational industries. The development should be innovative and individual, celebrating a clear identity within the undeveloped area, eventually becoming an essential economic driver for the city which will, in turn address its economic underperformance in the midlands district. Stage 2 – Concept Design (Maps former Stage C) During Stage 2 the initial concept is fabricated and should correspond to the initial conc e p t b r i e f. C o r e o b j e c t i v e s a t t h i s s t a g e r e q u i r e i n i t i a l o u t l i n e s f o r s t r u c t u r a l d e s i g n a n d building service integration. There is obviously considerable influences on the design which stem from the sustainability requirements and the cost implications. An initial costing has been included within this document to give an outline of budget. Project strategies are never static and constantly evolve to complement the route of the development. Core principals and strategies are strengthened at this stage as the concept becomes more s o l i d . A n y a l t e r a t i o n s t o t h e b r i e f a r e a g r e e d a n d u n d e r t a ke n w h e r e i t i s n e c e s s a r y. Planning is a possibility at this stage but the typical RIBA plan of works do not anticipate this as ‘the norm’ instead a possible variable when required under certain client needs. Suggested Key support task include the preparation of the Sustainability strategy (this is analysed in depth within accompanying the sustainable design documentation) the operational, maintenance and hand over strategy are reviewed at this stage. Stage 2 – Concept Design (Maps former Stage C) During Stage 2 the initial concept is fabricated and should correspond to the initial conc e p t b r i e f. C o r e o b j e c t i v e s a t t h i s s t a g e r e q u i r e i n i t i a l o u t l i n e s f o r s t r u c t u r a l d e s i g n a n d building service integration. There is obviously considerable influences on the design which stem from the sustainability requirements and the cost implications. An initial costing has been included within this document to give an outline of budget. Project strategies are never static and constantly evolve to complement the route of the development. Core principals and strategies are strengthened at this stage as the concept becomes more s o l i d . A n y a l t e r a t i o n s t o t h e b r i e f a r e a g r e e d a n d u n d e r t a ke n w h e r e i t i s n e c e s s a r y. Planning is a possibility at this stage but the typical RIBA plan of works do not anticipate this as ‘the norm’ instead a possible variable when required under certain client needs. Suggested Key support task include the preparation of the Sustainability strategy (this is analysed in depth within accompanying the sustainable design documentation) the operational, maintenance and hand over strategy are reviewed at this stage.

Construction

Handover and Close Out

In Use

Stage 3- Developed Design (Maps former stage D a partial stage E) It is at this stage where the design is developed and true final vision is seen; the RIBA plan of work 2013 allows parallel interaction of this stage with other stages dependant on chosen procurement and development strategies. All spatial coordination has been accomplished and the development should now function. The developed design is prepared with the end of the stage witnessing the practical development to near completion for building service integration and all structural components. All costing should be consistently reviewed to ensure the development remains on budget. Practical completion of initial design phase allows a more coherent planning application has been submitted which reduces the likelihood of council clauses or possible rejections. The sustainable, maintenance and operational hand over strategies can also be updated and rationalized against the current design. Construction and Health and safety strategies are compiled in preparation for construction. These have been included in the following pages.

S t a g e 4 - Te c h n i c a l D e s i g n Te c h n i c a l d e s i g n s p e c i f i c a t i o n s h a v e b e e n p r o d u c e d i n a c c o r d a n c e t o w i t h t h e d e s i g n r e sponsibility matrix and project strategies. Structural and sustainable practices have now been refined to allow appropriate communication with the relevant specialist sub-contractors and technical definitions have been established in the form of complete detailed drawing with relating specifications. Through the utilization of previous design processes, individual designers should now have the ability to develop the technical design indep e n d e n t l y. T h e f r a m e a n d d e s i g n p a r a m e t e r s w h e r e f u l l y r e a l i z e d i n t h e p r e v i o u s s t a g e s thus production design can be refined and developed to gain more accurate budget projections. The end of this stage envelopes design completion yet the designer is open to design queries and further mirror changes are not uncommon. Ensuring the planning conditions (if any) set out by the local authority are addressed at this stage is a vital adjustment necessary to streamline the development.

The Construction (Design and Management) Regulation Designers are unique to the development process in that an ability exists to completely prevent accidents or injuries simply though intelligent design. It is the decisions taken at an early phase of development that can affect the level of risk certain individuals are later exposed to. It is the responsibility of the designers within all disciplines to eliminate or reduce hazards where possible. A significant contribution is made simply by the identification of risk unique to a project or a specific stage or process within that project. It is also important that the designer does not overproduce information relating to risk, especially if the hazards are generic in nature. If there are minimal, even zero residual issues that require awareness the design should state this rather than making an attempt to compensate and overproduce. This ultimately tends to over complicate and is generally counterproductive.

The Construction (Design and Management) Regulations 2007 (CDM2007) came into force 6th April 2007. The Key aim of CDM2007 is to integrate health & Safety into the managem e n t s t r a t e g y o f c o n s t r u c t i o n p r o j e c t s . P r i n c i p a l l y, c o n s i d e r a t i o n t o r i s k i s a p p l i e d e a r l y on in the project so potential hazards can be identified. This ensures an adequate level of planning to combat and reduce risk. Efforts generally made to discourage unnecessary b u r e a u c r a c y a n d t a r g e t a r e a s w h e r e h e a l t h a n d s a fe t y c a n b e i m p r o v e d o p t i m a l l y. T h e y apply to most common building, civil engineering and engineering construction work. Regulations orientate themselves around planning and the management of any construction process, they apply CDM should be viewed as a fundamental Integra of any project rather t h a n a n a f t e r t h o u g h t o r ‘ b o l t o n ’.

Criteria

Location

Who is at Risk

Lowering of horizontal Steel I beams with crane to connect to Diagonal Columns and structural concrete wall. Excessive movement of beam. This may be due poor handling or adverse weather.

North of Macklin Street ranging from south east corner running parallel to Macklin street toward Colyear street.

Construction Staff

Fitting Bespoke Glazing to angled walls and in to roofing system.

Entire Structure

Construction Staff

Consequence

x x x x x x

x x x x Fixing and handling of the Cladding and cutting on site (if required)

Entire Structure

Construction staff, end user, general Public.

x x

The Excavation supplementing the levels required mean likely ground disturbances for areas within close proximity to Macklin Street.

South east corner and length of entire south façade relating to Macklin street.

General Public, residents of Macklin Street, Construction staff.

x x

Internal finish to ‘the Well’. The design of this feature embodies and awkard approach to its finish and construction of internal studwork, plastering etc.

South East Corner inside the building surrounding a main feature

Construction Staff.

Cleaning Roof lights and high level glazing (maintenance) Inability to clean windows if they become inaccessible for building maintenance staff.

Populating entire structure

Maintenance staff

x x

x x x

Risk Before Mitigation S L R

Beam may slip out of restraints/Harness. Minor cosmetic building damages Major Building Damage Construction Staff minor Injury Construction staff Fatalities. Frames may slip from restraints causing minor injury/fatality Glazing leaning out may topple in not fixed properly Slip and trips on roof during fixings Falling from heights Injuries from sharp corners or flashings Dropping of sheets when fixing causing minor injury/damage to building use of machinery when cutting/trimming (generic risks) Handling of large sheets. (lifting strategies) Falling from height when fixing the cladding in ‘awkward’ positions Subsidence causing disruption to surface Disruption/damage to existing services resulting in electrocution/explosion/water leak. Annoyance to general public Risk of serious injuries/fatalities in the event of excavation collapse. Falling from height Dropping of materials causing minor injury or damage to internal finishes

Populating entire structure

Maintenance staff

Risk Rating (R) = L x S

Likelihood (L)

Severity (S) Minor Injury, sickness or damage

Very Low

R<8

Low Risk

First Aid injury or lost time illness

Low

8 < R <15

Medium Risk

Reportable injury, sickness or substantial damage

Possible

R>15

High Risk

Major injury, amputation, or long term absence

Likely

Fatal injury, Catastrophic damage

Very likely

x x x

Ensure Suitably specified glazing for leaning construction.

Provide temporary fixings which allow frames to attach while main fixings occur

Recommended holistic cutting and predrilling. Rail spacing and fixing techniques fully dealt with and rationalized in the design process to reduce site work. Take advice form manufacturer and use recommended fabricators to ensure the quality of each individual piece.

Fixings provide adequate contact and rigidity to ensure no panels will come loose, even when subject to high imposed loading.

Alignment should be used to reduce the depth of the excavations where possible.

Engagement and integration with contractor. Appropriate desktop studies locate exact position of services so knowledge is present during physical excavation.

Advice can be offered with respect to the stages in which to progress the construction. This is generally dealt with by the constructor.

All Glass will be of a self-cleaning standard to provide a reduced risk an injury to maintenance staff.

Detailed Design Steel can fasten together on site for rapid erection using strengthened bolts.

Construction

At this point high standards of aesthetic finish are unnecessary as users will rarely engage at this section at eye level. Simple finishes can be used to reduce time and risk during fit out. All Glass will be of a self-cleaning standard to provide a reduced risk an injury to maintenance staff.

Suitable PPE Must be worn at all times to reduce minor risk, slips trips. Managed phasing and placing of windows. Use of experienced professional and guidance form manufacturer/supplier

When cutting any high performance facade material care must be taken to avoid direct contact of the face with the cutting table. Ideally only one sheet should be cut at a time and protected clamps should be used to hold the panel rigid on the work bench to avoid any slipping. Angle of repose should be correctly calculated with optimal conditions established aiming to cause minimal disruptions. Appropriate ground retention and support to allow casting of auditorium slab.

Appropriate harnessing and internal scaffolding should be correctly constructed by competent staff to ensure minimal risk and damage to internal structure. Full method statement is required. Contract to state recommended specialist cleaning to wash windows in areas on roof.

Perimeter anchor systems provide safety points for workers to attach. Safe load working routes designed into the structure which allows maintenance staff areas safe to stand and work upon roof.

Interface between finished cladding and safe standing points should be fully considered so as not to reduce to visual impacts. They should however br clear to maintenance staff to footing can be assured.

Risk after Mitigation S L R

Site officials and contracts to ensure competent plant operable and suitable weather conditions.

Falling from height Slipping on roof Damaging building in an attempt to clean

Preliminary Design Designed so no/limited welding is required;

Roof Access for maintenance (cleaning/repairs, guttering/leaks etc.)

Available mitigation measure

Use of competent and experienced working staff.

R i s k a s s o c i a t e d w i t h t h e c o n s t r u c t i o n o f D e r b y ’s ‘ H U B B ’ a r e n u m e r o u s b u t m o s t l y g e n e r i c . A s t h e construction type is reasonably complex and involves a variance of different construction techniques a brief Designer risk assessment has been prepared. The table below illustrates some bespoke risks which contractors and other designers should be made aware of during and post construction.

Basic Costing Construction and Fit Out Costing

Beckets Well Derby: The HUB, Derby, DE1 JW Basic Elemental Project Costing and Valuation By Joe West Project Information Time to complete Planning period Construction period Hand Over Period Gross internal floor area Construction Cost Fitting cost

Legal fees of GDV Professional fees of GDV Total fees Contingencies of total cost

0.5 Years

2 £516.00 Per m

Total fees

1.5 Years 0.08 Years

Contingincies Total development cost

3707 m

£507.79 Per m

£516.00 Per m

Average Fitting Cost (BCIS)

Market cost % of rental value Letting fees

10% 3%

£1,882,362.47 £1,912,812.00 £3,795,174.47

8.50%

£322,589.83 £4,117,764.30

£123,532.93 £4,241,297.23

(See Following Example)

0.75% 7.75% 8.50%

1 Years 14%

PV £1 for 1.5 years @ 14% Less acquistion costs

Fitting out cost 2 Years

Short term finance of project Finance rate typical APR

Stamp duty land tax

Construction cost

2 3707 m 2 £507.79 Per m

Gross internal floor area

£4,241,300.00 Finance (Optional) Short term finance of project 14% APR Over 9 months

1 Years

Total finance

£593,781.61 £4,835,078.84 £4,835,078.84 £4,835,100.00

Build Value PV for £1 Acquistion cost Site Value today

0.769467528 2.5%

£4,241,297.23 £3,263,540.49 £81,588.51 £3,345,129.01 £3,345,200.00

Offices Derby, The HUB Creative Industries

3% 0.769467528 Present value of £1 2.5%

Base Index Current Index Current Gross Floor Area Gross Floor Area Build Cost Current Build Cost Build Cost per m2

282 219 3707 3512 £2,423,864.0 £1,882,362.47 £507.79

(Topaz Buisness Park, West Midlands Sep-2009) Derby (current) The Hub Topaz Buisness Park Topaz Buisness Park The Hub