The Caring Community Chun-yin Kavika Lau Design Realisation Section 1 University of Greenwich Unit 12
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Acknowl edgement
I would like to thank my Design and Technical Tutor - Rahesh Ramachandran and all the team members of Unit 12. A special thank you goes to our Practice Tutor Chris Roberts, Structural Engineer Lucas Bauer, Senior Engineer Hareth Pochee, environmental consultants, guest speakers of 2018-19 Architecture Lecture Series including seminars, lectures and the Cross Unit Critique panel.
Project & Site
2. Site Fabric
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Project Introduction........................................6 Project Overview ............................................7 Site Location ................................................8,9 Heygate Estate Redevelopment Timeline..10 Redevelopment Plan........................................ Elephant & Castle Redevelopment..11 Elephant Park.....................................12 New alternative..............................................13
Physical Context................................................ Site before demolition.................15,16 Surrounding Height...........................17 Site Transport & Roads......................18 Planning Constraints.....................................19 Environmental Constraints............................... Sunpath & Shadow Study..................20 Wind Study.........................................21 Flood Risk...........................................22 TPOs...................................................23 Mature Trees.......................................24 Property types & CPO..................................25 Land & Ownership.........................................26 Easement & Covenants Overview................27 Easements..........................................27 Covenants...........................................28 Easements.............................................. Right of way............................29 Right to light...........................30
Intro & Types...............................................32 Demolition Application..................33 Outline Planning Application........34 Reserved Matters............................35 Planning Decision Flowchart....36,37 Pre-application Engagement....................38 Pre-application Advice by LPA......38 Statutory Consultees......................39 Planning Arguments...................................... Policies & Frameworks...................40 Demographics (General)................41 Demographics (Housing)...............42 Planning Argument: Housing........43 Planning Argument: Cultural.........44 Planning Application Conclusion.............45
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1. Introduction
3. Planning Permission
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Section 1: Part A
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Content
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4. References & List of Figures References................................................46,47 List of Figures.................................................47
Content
02 Architect Procurement: Design Competition.....................................58 Construction Outline.......................59 Design Team Lineup........................60 Client Risks.......................................61
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Client & Ambitions.....................50,51 Business Entity: The Caring Community.....................................................52 Funding & Client Finance..........53,54 Stakeholders & Ambitions..............55 Project Ambitions in procurement 56
3. Contracts
4. Overall Scheme
Procurement Routes............................ Intro.......................................63 Traditional Contract.............63 Design & Build.....................64 Management Contract........65 Concluded Concern........................66 Main Cost Issues..............................67
Plan of Work....................................69 Programme Sequence....................70 Health & Safety...........................71,72
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5. References & List of figures References........................................74 List of figures....................................74
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2. Design & Construct
1. Client
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Professional Strategy
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Section 1: Part B
Part A Project & Site
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1. Introduction
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Project Intro
We are experiencing a moment in time that technology expands vastly and quickly, which part of it extends to human data collection and generating response accordingly. For instance, Apple Watch or other health monitoring products detect heartbeat of an individual and thus generating feedback and analysis of those data collected. Other than helping individual understands their routine and health conditions, some device also warns or even call ambulance for an individual when it detects abnormal health conditions (e.g. Irregular heartbeat detection.) Taking the inspiration of such trend, I translate it into a form of ‘caring’ by the ‘machine’ as the machine, i.e. current best expression of technology, cares, i.e. collects your data and take actions accordingly, about you. A model was created upon the idea and act as a starting point of the project. The technological teddy bear takes human data upon hugging/cuddling. The data is then sent for further analysis and the teddy bear itself will respond as well to show ‘care’. My project therefore speculates human data, care and machines in a contemporary and architectural manner.
Fig. XX: Current technologies/machines monitors and analysis health
Fig. 01: Proposal concept model
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Project Overview
In the current society of United Kingdom, especially in London, the capitalism ideology seemed to have lead people focused more on personal assets and act in a less caring way towards other individuals. My proposal is to create a social system where money does not exist and people use ‘points’ as currency. The points owned by individuals are mainly made up by their own level of health (mainly physical & partly psychological), level of care towards other individuals, level of environmental friendliness and work. The system would then aim to create lives filling with care and healthiness which works are part of their pleasurable sources. Such system could be in a scale of a borough, a city, a country or even expandable to a world-wide scale. In this proposal it will be in a experimental scale meaning a ‘community’ would be created and explore different elements within. The figure on the right shows a living pod for an individual, which mainly keep track of one’s health condition and provide a garden for socialising with neighbourhoods. Though the pod is not free to be owned, however a discount would apply whenever an individual keeps certain level of healthiness, care, work and environmental friendliness. It is integrated with technologies (both currently existing and prospected ones) gadgets and builds, providing necessities of daily needs and advanced data collection for better enhancements of individuals. In addition, one would have the freedom of repositioning the pod to other places by one’s will (by plug-out from the original place and plug-in back to somewhere else).
Fig. 02: Living Pod for an individual
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Site Location
London was chosen since it is a metropolitan city expressing well the consequences of capitalism. And Southwark is originally a borough fill with mixed culture and as well undergoing redevelopment planning which helps addressing issues mentioned previously. Elephant & Castle is chosen since it is a big part of the Southwark council’s redevelopment and lots of council housings are ‘renewed’, bringing discourses on living environments in the area which my proposal would be aiming to play part in it.
R I VER T HA M ES
BOR OU GH
London Borough of Southwark
Fig. 03: Map of Greater london
D I S T RI C T Bankside
AR EA BOU NDAR Y Elephant & Castle
DI STRI C T Walworth
U NDER GR OU ND Elephant & Castle
Fig. 04: District in Southwark
Fig. 05: Elephant & Castle in context of Bankside & Walworth
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Elephant & Castle
Heygate Estate was demolished few years ago and currently undergoing construction as part of the wider area’s and borough’s redevelopment plan. It brings discourses to many aspects since the impact of such massive site on the urban is significant. It would then be a good site for critisism as the impact of the masterplan of the site could not be discounted. Primary search of site is shown below, reflecting greeneries around (hence understands and create system for environmental friendliness), underground services (primary transport other than ground transports) and size of site comparing to surroundings.
SI TE
Heygate Estate
Fig. 06: Location of site and area in plan in context of Southwark borough & south of Thames
AR EA BOU NDAR Y
SITE
Elephant & Castle
Heygate Estate
U N D E RGR O U N D Elephant & Castle
PAR K
Nursery Row Park
U N D E R GR O U N D Kennington
PAR K
Burgess park
U N D E RGR O U N D Oval
PAR K
Ruskin park
P A RK
Kennington Park
Fig. 07: Site location, Parks & underground stations in context of Elephant & Castle & surroundings (Aerial View)
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Site Location
AR EA BOU NDAR Y
The current masterplan will deliver around 3000 new properties on the same site. At the heart of the masterplan is a new community park that will help restore nature in the heart of the city, alongside a myriad of green spaces, playable spaces, new squares and the establishment of 10 new routes through the development.
Completed in 1974 the Heygate estate embodied the spirit of utopian socialism characteristic of Brutalism. This architecture movement informed most post-war redevelopment and was an attempt to translate an urban ideal into three-dimensional form.
Architects: MAKE Architects (Masterplan) MaccreanorLavington Architects (1st phase detailed design) Panter Hudspith & AHMM (2nd phase detailed design) dRMM Squire & Partners Function: Modern housing & Retail Fig. 08: Heygate Estate before demolition (Aerial View)
Fig. 10: Rendering Illustration of Elephant Park
Architect: Tim Tinker Style: Neo-brutalist Architecture Function: Modern housing & community living
2004
2007 Jul
2010 Jul
2011 Apr
2012 Aug
1974
Oct 2012
Nov 2013
Jul 2014
Southwark Council signed a development agreement with global property giant Lend Lease Group for the regeneration of Elephant and Castle Southwark Council adopt policies for regeneration of the Elephant and Castle area, which includes the demolition of Heygate Estate
A consortium of Lend Lease Group, First Base and Oakmayne were chosen as developers for the Elephant and Castle regeneration scheme.
The remaining leaseholders on the estate were served with a Compulsory Purchase Order by Southwark Council. The group of leaseholders said they intended to object to the Order on the grounds that the redevelopment plan proposes no affordable housing and does not have a provision for renewable energy.
Fig. 11: Advertisement on Construction Fences
Last remaining residents were evicted from the estate by bailiffs.
Fig. 09: Demolition Process
Heygate Timeline
Heygate Estate Redevelopment Timeline
Demolition of the Heygate Estate was completed earlier than expected. The land is presently being redeveloped as housing and retail space, and the area is being marketed as ‘Elephant Park’.
Demolition of the Heygate Estate began. Local MP Simon Hughes called for the first detailed Heygate planning application to be withdrawn because it proposed just eight social rented homes. Outline planning permission for the Heygate site proposes 2,535 new homes in total of which just 79 will be social rented.
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2025
Redevelopment
Current redevelopment plan: Elephant & Castle Redevelopment The Southwark council is currently going through its planned Elephant & Castle Redevelopment. There are 21 projects (either completed, underway or in the pipeline) that form the core of the regeneration programme. These are in addition to the ‘early housing’ developments built to rehouse former residents of the Heygate Estate. The two main developments at the heeart of the regeneration plan are Elephant Park (on the site of former Heygate Estate) and the new Town Centre which will replace the Elephant and Castle Shopping Centre. The new Town Centre incorporates the shopping centre, a new campus for London College of Communication and an adjacent site of 1.25 acres, fronting Elephant Road. The plans include 979 new homes, 35% of which will be affordable homes, including 116 social rented homes. They also include new leisure space, shops and restaurants and a new entrance and ticket hall for the Northern Line tube station. The Elephant Park is the chosen site of this project as mentioned in the previous page and will be further examined in terms of its masterplan and other aspects.
Boundary of Elephant & Castle area Fig. 12: Regeneration Map & Early housing sites Large developments Individual building developments New Town Centre (replacing Elephant & Castle Shopping Centre) Elephant Park (on former Heygate Esate)
Fig. 13: Rendering of planned New Town Centre
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Elephant Park
Elephant & Castle Redevelopment - Elephant Park Lendlease has been working in partnership with Southwark Council to deliver a £ 2.3 billion regeneration project in Elephant & Castle. The regeneration is split across three sites: Elephant Park, Trafalgar Place and One The Elephant. The first phase of Elephant Park - South Gardens - and two earlier phases - Trafalgar Place and One The Elephant are completed. The project promises to have the followings included: 1. 3,000 new homes (25% affordable housing) 2. 6,000 new jobs (5,000 in construction and 1,000 in completed development) 3. The UK’s first Climate Positive development when complete in 2025 4. Centred around a 2 acre new park – the largest new green space in central London for 70 years 5. Space for over 50 new shops, restaurant and cafes, including affordable retail space 6. Up to 50,000 sq ft of workspace 7. Southwark Construction Skills Centre, providing skills training in partnership with Southwark Council 8. Over 1,200 new trees planted in Zone 1 London 9. Over 3,000 new cycle spaces 10. Energy Hub, providing net-zero carbon heat and hot water to all homes at Elephant Park
Fig. 14 & 15: Renderings of Elephant Park
Fig. 16: Illustrative Masterplan (Roof plan) of Elephant Park
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New Alternative
Before plans of redevelopment on Heygate Estate is revealed, the housing estate was probably mostly known to non-locals as a setting for dystopian films like World War Z and Attack The Block, and the TV shows Luther and Spooks. It is undeniable that it has a bad reputation, two decades after it is built - broken lifts, broken lights, piss-soaked corridors and violent crime possbily signifies something is wrong with the post-war approach to social housing and urban design. Though the decided action of demolishing and rebuilding of the mostly-derelict estate is still arguable, there are new doubts and concerns with the new planning and building on the project. Firstly, many tenants were forcibly evicted from their homes, compensated at less than 40% of their flats’ market value. At that time, a local one bed flat could be bought for £300,000, yet Southwark Council offered just £80,000 for a tenant’s Heygate flat. Another resident was offered £225,000 for his three-bed ground-floor maisonette. The equivalent on the new estate would set him back £1 million. The little amount they receive forced them to leave their area and live at suburban area as shown in the map which many of them are key workers within the London area. Secondly, the first batch of new flats built there have been sold to offshore investors. Sales of these properties began in Singapore on the 11th April 2014, with flash brochures and slick marketing conferences. Not a single unit was for sale in London at this time. Lendlease don’t even seek to hide the fact they are selling investment opportunities as well, since as they list exactly how much rental income – around £25,000 a year for the cheapest. It seemed the flats are more for foreign investors more than for locals, and also rises the prices of properties which locals are already struggling hard. Thirdly, originally it was announced that the new site of around 2,530 homes would host 500 social housing units. Yet by the time successful bidder, Lendlease, after unveilling its final plans, just 82 will be built for social rental. On top of that, 198 will be intermediate ‘affordable rent’, 316 shared ownership, which merely reach the policy requirements of a minimum of 35% of affordable housing. Forthly, affordable housings and social housings are in very short supply and more of these are expected to be built in order to soothe the housing pressure. The Heygate was a socialist utopia but apparently did not work. MAKE Architect’s current proposal is a profit lead capitalist agenda, however issues are inflicted in many times (see right). My proposal would provide an alternative to their proposal by providing free living pod to live in, and possibly save a great amount for council since it might not be needed to pay a compensation fee for inhabitants. And since points are built up by caring and helping neighbourhoods, a better community could then be created which seemingly Heygate had falsed to do so.
Fig. 17: Map of Heygate Estate Leaseholder Displacement
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Fig. 18: Articles about redevelopment at Heygate Estate
2. Site Fabric Overview Primary Aim
Understand original fabric and context of site 2. Understand surrounding context and fabric 1.
In terms of
Photos 2. Diagrams 1.
to examine Height, Materiality, Architectural styles &
Constraints
Use 1. 2.
D
esign within these context
S
et up planning arguments based on these context
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Physcial Context
Site before demolition Heygate Estate was designed by Tim Tinker and completed in 1974. The Corbusian concept behind the construction of the estate was of a modern living environment. The neo-brutalist architectural aesthetic was one of tall, concrete blocks dwarfing smaller blocks, surrounding central communal gardens. The architect’s concept was to link all areas of the estate via concrete bridges, so there was no need for residents to walk on pavements or along roads. In fact, it was even planned to build bridges to the neighbouring Aylesbury Estate, further south in Walworth, but was never built. Some residents disagreed that the estate should have been considered a slum and an eyesore as mentioned in the last section, or that the buildings failed to foster a sense of community. Around 30 separate testimonies from former residents have been collated by a local microblogging site. Architect Tim Tinker described the estate’s ‘notorious’ reputation as a “farrago of half-truths and lies put together by people who should have known better.” Other than these, the cost of repairs was also the reason the council decided to demolish the Heygate and produce the new Master Plan.
Fig. 19: Positions of photos taken in 2014 Credit to Michael O’Donnell
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Physcial Context
Site context before demolition
The estate was once a popular place to live, the flats being thought light and spacious, but the estate later developed a reputation for crime, poverty and dilapidation. Residents complained about constant noise, crime and threats of violence as a result of the estate being used for temporary housing ahead of its redevelopment. He claimed that the sheer scale of many of the blocks also meant there was little sense of community. From the photos taken at 2014, it can be seen it is almost deserted and no one is looking after the estate. Though at some details in the architecture I can see the architect’s attempt of creating a harmonious community, the result before demolishment was a sorrow. Fig. 20: Photos taken in 2014 at Heygate Estate Credit to Michael O’Donnell
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High-rise Mid-rise Low-rise
Height distribution Low-rise (Up to 4 stories): Half Mid-rise (4-10 stories): Half High-rise (10 stories above): Minor
High-rise Mid-rise Low-rise
Project response: Mid-rise proposal is expected. High density housing is needed, so High-rise would be a good option. However since the proposal is for the locals, a high-rise type of height would risk the proposal not blending in well with the context and hence the local community. Consider the horizontal colossal size of site, it would be a massive impact in view if it is too tall, as a result High-rise would not be considered.
Fig. 21: Elevation of surroudings showing building heights
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Physcial Context
Surrounding Context
Physical Context
Site Transport & Roads Surrounding road boundaries: West - Overground railway line & Walworth Road East - Rodney Place & Rodney Road South - Wansey Street & Larcom Street North - New Kent Road Roads are having different no.s of lanes which benefit transport on ground, i.e. vehicles, which include buses, bicycles, private cars. Other forms of transport around the site (around 5mins walking distance, i.e. 400m) are also investigated and shown in the diagram below.
Project response: As shown in the diagram, the site is currently well served by public transport, which are mostly within walking distance. 28 different bus routes made an addition to the transport network, hence maximising accessibility to these transport links is a vital key for the development of my proposal of Masterplan, which is also a must that it fits into the aspirations for the Elephant & Castle area and Southwark Borough. Upon successful connections to the rich transport network, it is suggested that residents living in my proposal would not need private cars for transport. In addition, private cars apparently has a negative impact to the environment which encounter the ambition of the proposal of leading residents being environmentally friendly. As a result, car park would not be considered and would not be included in the development of my masterplanning. Fig. 22: Transport around site
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Planning Constraints
Planning Constraints TPOs: no TPO on site surr. - no Woodland, no Area, some Individual, very few Group. (TPO zones map.pdf) Conservations: Not on site Other Conservations: Not on Site, few surr. - Heritage at Risk: Not even surr. - UNESCO World Heritage Sites England: Not even surr. - Archaelogical priority zones: Not on site Listed Buildings: Not on site Locally listed buildings: no such list Grade I: none Grade II: some Grade II*: none The areas of listed buildings indicated upon the map is based upon an interpretation of the Ordnance Survey mapping There are approximately 2,200 listed buildings and structures in Southwark that are of national, historical or architectural interest. All such structures are included on a list drawn up by the Secretary of State for Culture, Media and Sport. Listed buildings and structures are classified in grades to show their relative importance. The grades are I, II* and II, with Grade I buildings being considered of paramount importance to the nation and grade II* are of outstanding interest. Most of the listed buildings in Southwark are grade II, although we also have a number of grade II* buildings and a few grade I buildings. Details of curtilage and setting should be established through pre-application discussions with the Design and Conservation team. The Crossrail Safeguarding Directions documents which include Volume 1; Volume 2; Volume 3; Schedule, Guidance and Explanatory notes; and Information for Developers, Decemeber 2016; all did not show that the Borough of Southwark is within any safeguarding zone. Hence the site will not be conflict with any crossworks and no consultantation is needed. Change of Use: The proposal does not need change of use as it is originally a C3 development (Housing Use).
Conclusion As I do not have any of the major planning constraints set out above, it means that there is a lot of freedom in designing the building. However, the design wil still be appropriate to the context.
Site & Boundary
Archaelogical Priority zones
Group TPO area
Grade II Listed Buildings
Individual TPO area
Protected Open Space (Borough)
Conservation area
Protected Open Space (Other)
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Fig. 23: Map of planning constraints
Environmental Constraints
Sunpath & Shadow Study
Project response: Since my proposal is encouraging an environmental friendly behaviour, making good use of sunlight would then be essential to promote the idea. However, since the sun path in London are all running within angles from the south region in which it is more exaggerated in the winter, long shadows are expected in the mornings and evenings; therefore, natural environments (i.e. plants and trees) might not be good to be placed on the ground level; additional lightings are required for indoor spaces at low levels as well which solar panel installed at some higher levels would then be considered to make full use of sunlight.
Though the buildings around the site mostly are not high-rise, the shadows casted in the mornings and evenings might be quite long in shape onto the site. Hence making good use of natural lights would be a concern in the lower levels of my proposal.
In addition, my proposal is mostly going to be designed with a higher height than the surrounding properties, the shadow casted on these buildings might then induced feedback from neighbouring occupants. However, there is no Right to Sunlight, therefore although the building height might cast massive shadows on surroundings, it shall not be a major constraint in the consideration of proposal’s height. Yet in Easement: Right to Light (p.28), a simple demonstration is conducted to show the shadow being casted on surroundings relative to their own heights and distance from the site/proposal.
Summer (June) Morning 0600 Shadows
Summer (June) Noon 1200 Shadows
Summer (June) Evening 1900 Shadows
Winter (Dec) Morning 0900 Shadows
Winter (Dec) Noon 1200 Shadows
Winter (Dec) Morning 1500 Shadows
Fig. 24: Shadows casted at various time
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Environmental Constraints
Wind study On the site the dominant directions of wind are SSW & WSW, however the strongest level only hits ‘Strong’ at its max. And the overall proportion of wind strength are mostly ‘Light’ & ‘Gentle’. Hence excessive structure to bear ‘Gale’ level of wind is probably not needed to be installed.
Project response: As said above, excessive structure for ‘Gale’ level wind loadings are not be needed. However, basic structure which bear certain wind loads will be installed in the proposal. There are gaps between the housing and the structure, therefore the wind can move through the structure without it creating a lateral wind force, creating structural stability. The prevailing wind could be used to help natural ventilation of the living pods. If windows are placed in the correct orientation then natural ventilation in flats could be used.
Fig. 25: Wind Map of site
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Environmental Constraints
Flood Risk Since Elephant & Castle is near the Thames, it is then in an area with high risk of flooding which is shown as flood zone 3. Meaning that there is a 1 in 100 year chance of flooding from the Thames. However the areas (including the site area) are protected by flood defences along the river.
Project response: The site is included in the protection by flood defence hence the chance of flooding is considerably lowered. However, a flood risk assessment is still needed for planning permission to be granted. On the other hand, the proposal could consider be raised up 1-2 meters and have that as a buffer for flood waters. A well developed drainage system is also needed to corporate with the proposal.
Fig. 26: Flood Map around site
River Thames
Flood Water 1-2m buffer
Site Flood zone 3 Flood Denfences Areas benefiting from flood defences
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Group TPO area Individual TPO area
According to TEMPO (Tree Evaluation Method for Presevation Order) Guidance Note, TEMPO is a quick and easy means of systematically assessing tree or group suitability for statutory protection. It may be used either for new TPOs or for TPO re-survey, especially where Area TPOs are being reviewed. Hence TEMPO serves as a field guide to decision-making of whether trees are in TPOs. The TPO and TEMPO might then inform whether it affects the surrounding area, e.g. project site, therefore even the site did not include any TPOs, investigation of policies are essential.
TEMPO (Tree Evaluation Method for Preservation Order)
PART 2 Expediency Assessment
Immediate threat to tree
PART 1 Amenity Assessment
Foreseeable threat to tree
Perceived threat to tree
Condition Relative Public Visibility
Sub-total 3
Retention Span PART 3 Decision Guide Sub-total 1
Score above 6
Other Factors
Score 0: Do not apply TPO
Score 1-6: TPO indefensible
Score 6 or below Score 0: Do not apply TPO Score 1-6: TPO indefensible
Score 15+: Definitely merits TPO Sub-total 2
Score 7-10: Does not merit TPO
Score 11-14: Possible merits TPO
TPO Zone types Individual
Area
Response
Score 15+: Definitely merits TPO Group
It could then be seen that TPO zone only affects the area included in it when planning applications are to be proceeded, regardless of which TPO zone type. Since the site is not including any TPO zone, there would be no considerations needed if any trees needs to be removed. Therefore planning application shall not be bounded by TPO and consultancy in this aspect is not needed.
Woodland
However, many trees had been on site for a long time which are not considered and protected by TPO. Therefore surveys of mature trees should be conducted helping to decide any trees are to be retained. The next page would be roughly explaining the strategy of Mature Trees.
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TPOs
TPOs (Tree Persevation Order)
Site & Boundary
Environmental Constraints
Mature Trees Number of trees in each category: Category A: 82 Category B: 128 Category C: 165 Category D: 31 Definitions from BS 5837:2005 Trees in relation to construction - Recommendations: Category A: ‘Those of high quality and value, in such a condition as to be able to make a substantial contribution’. Category B: ‘Those of moderate quality and value, in such a condition as to be able to make a substantial contribution’. Category C: ‘Those of low quality and value; currently in adequate condition, to remain until new planting could be established, or young trees with a stem diameter below 150mm’. Category D: ’Those in such a condition that any existing value would be lost within 10 years and which should, in current context, be removed for reasons of sound arboricultural management’.
Project response Though there are no TPOs in the site, the original trees within the site has still been a key driver in developing the Masterplan since it promotes environmental-friendliness to residents. However, only mature trees in Category A will be chosen in consideration and other would be disposed as they did not display enough value. Opportunities of retaining mature and best trees in the site will then help shape the scale of outdoor area and relationship of plots with these trees.
Category A Tree
The Masterplan layout will then respond to these opportunities consistent with other ambitions of the proposal.
Category B Tree Category C Tree
Soil Concern:
Category R Tree
The soil will be tested for its stability as there are a lot of mature trees that have large roots. It maybe worth considering Pile Foundation for the proposed building.
Fig. 27: Tree Distribution on site before demolition
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There are 2 types of property: Personal Property & Real Property. Different set of laws are used to govern different types of property. In general, Personal property = movable property. Meaning ANYTHING that can be subject to ownership, EXCEPT LAND. Such as tools and furnitures. Real Property = immovable property, meaning LAND and anything ATTACHED to the land. Such as land itself and buildings on it. Personal Property Possession of any kind, as long as movable and owned by someone. Personal property isn’t affixed to or associated with land. These moveable items are sometimes known as Chattels. The law regarding chattels includes those laws covering possession, gifts, lost property, abandoned property, and stolen property. Tangible examples: Vehicles, clothes, earrings Intangible examples: Patents, Leases, Intellectual properties, Trust deeds Fig. 28: Examples of Personal Property
Real Property Real property is fixed permanently to one location. It includes land and anything that is built on the land. It also includes anything that’s growing on the land or that exists under the face of the land. Tangible examples: Houses, Garages, Sheds, Ponds, Airspace above Property Intangible examples: Easements & Rights (Right of Way, Right of Support, Right to Light, Sky/ Water/Mineral Rights etc.)
Property Types
Property types & CPO
Project response The site (Heygate Estate as whole) would then be a Real Property that owns by Southwark Council. And original inhabitants who bought their properties in the estate are leaseholders hence would be the owning the properties as Personal Properties. Since leases are normally long term, i.e. 40-120 years, it is not viable for the council to wait the leases expire before approving any planning application to remove/build on the site. As a result Southwark council would need to buy the leases back in order to keep the redevelopment/regeneration planning rolling. CPO (Compulsory Purchase Order) is expected to be used in the purchase of these leases since it is foreseeable that some inhabitants might not willing to leave their leased properties. Note: CPO - Compulsory purchase orders (CPOs) allow public bodies to force homeowners to sell up if their property obstructs a regeneration project or it’s for the “greater public good”. Fig. 29: Examples of Real Property
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Land & Ownership
Land Law
Freehold 1. No annual ground rent to pay 2. No relying on a separate freeholder to maintain the building 3. Sole responsibility for maintaining the building and managing the land rests with you, the freeholder 4. Freehold is the most normal way of selling houses as they are standalone properties and include the land they sit on 5. Some new-build houses are now being sold leasehold
English land law is the law of Real Property in England and Wales. Because of its heavy historical and social significance, land is usually seen as the most important part of English property law.
Ownership There are 2 types of Ownerships - Freehold & Leasehold. Freehold Ownership is Real Property and Leasehold is Personal Property.
Leasehold
Freehold: Outright ownership of the property and land on which it stands. A freehold estate in land (as opposed to a leasehold) is where the owner of the land has no time limit to his period of ownership. Leasehold: Method of owning property (usually a flat) for a fixed term but not the land on which it stands. Possession of the property will be subject to the payment of an annual ground rent. When the lease expires, ownership of the property reverts back to the freeholder. Nearly all flats in London are leasehold.
1. A leaseholder buys a lease for a property from the freeholder 2. The contract between the leaseholder and freeholder details the legal responsibilities and rights of each party 3. The freeholder is usually responsible for the upkeep of the common areas of the building, as well as the roof and exterior walls 4. As well as the initial purchase price of the leasehold property, leaseholder will need to pay annual ground rent, annual service charges, maintenance fees and a share of insurance for the buildings 5. Leaseholders cannot usually undertake any major works on the property without the permission of the freeholder 6. Leaseholders may be subject to other restrictions on how they use their property, such as subletting rooms or pet ownership 7. The lease can become forfeit if a leaseholder does not fulfil their side of the contract Leaseholders can claim the ‘Right to Manage’, which means they can legally take over management of the property from the freeholder
Project Response My client will be a joint of Southwark Council and Vitality Health Group. New lease holder will get a long term lease (120 years) but if they play the caring community game well and they reach a level each year then their lease will not go down. However Southwark and Vitality will keep the Freehold.
Fig. 30: Main elements of 2 types of Ownerships
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Easement
Easement
An easement is a right benefiting one piece of land (known as the dominant tenement) that is enjoyed over another piece of land (known as the servient tenement). Easements are normally attached to the land rather than to a person and can be considered to last in perpetuity.
1. Can be called as the right for using the property of another without possessing it. Though Easement provides the privilege to use the land for some purpose, it does not give the right of “possession” to the holder. 2. Can also be called as a person’s interest in another one’s land for some specific purpose. 3. Can be obtained through long usage. 4. Usually inflicts certain property right. 5. Can be termed as an interest in real estate
Common types of easement include: 1. Rights of way 2. Right to light 3. The right for underground services to pass beneath the land of a neighbouring property. 4. Right of support 5. The right to draw water
Covenant
1. Can be called as a promise made by a single party either to engage or refrain from conduct. 2. Only concerns the appropriate use of land. 3. Calls for benefit and burden 4. Can be termed as only contractual obligation, which are not binding upon future owners.
Note: Easements differ from wayleaves, which are temporary agreements typically used by utilities companies to allow them to install and maintain equipment on privately-owned land in return for payment to the landowner and occupier. Figure shows the overall Easements that concern the site. Detailed analysis are in the following pages.
Methods of easement creation:
Project Response
1. By Express Grant (e.g. it may be set out in a conveyance deed) 2. By Necessity (e.g. if there is only one means of access to a site) 3. By Prescription (e.g. the act has been repeated for at least 20 years)
Easements: Several types of easements will be further explained in the following pages.
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Easement & Covenants
Easement & Covenants Overview
Covenant Covenant A covenant is a type of agreement analogous to a contractual condition. The covenantor makes a promise to a covenantee to do (Positive covenant [English & Wales]) or NOT do some action (Negative covenant).
The burden of a positive covenant cannot pass in common law and only passes in equity where there are reciprocal burdens and benefits.
A covenantor is the person who agrees to the covenant, a covenantee is the person with whom the agreement is made. So the buyer of the land is normally the covenantor because the seller will want them to agree as a condition of the sale.
In Common Law the starting point is privity of contract whereby a contract between two people cannot bind individuals who are not party to that contract. The benefit of a restrictive covenant then runs with the land if three conditions are met: 1. The covenant must not be personal in nature - it must benefit the land rather than an individual 2. The covenant must ‘touch and concern’ the land - it must affect how the land is used or the value of the land 3. The benefited land must be identifiable.
In the case of Freehold transfer, Freehold covenants involve someone who is making a promise and suffers a burden (covenantor) and another person who receives the benefit of that promise (covenantee). In real property law, the juristic term real covenants means conditions tied to the ownership or use of land. A “covenant running with the land”, meeting tests of wording and circumstances laid down in precedent, imposes duties or restrictions upon the use of that land regardless of the owner. Restrictive covenants are somewhat similar to easements and equitable servitudes.
In Equity, for the burden to run these requirements must be met: 1. Covenant must ‘touch and concern’ the land 2. Proximity (the dominant land must be able to benefit) 3. intention for the burden to run 4. Covenant must be registered 5. Unregistered land – class D(ii) land charge 6. Registered land – notice under ss. 32 & 33 Land Registration Act 2002
In property law, land-related covenants are called “real covenants” and are a major form of covenant, typically imposing restrictions on how the land may be used (negative covenants) or requiring a certain continuing action (affirmative covenant). These may also “run with the land” (called a covenant appurtenant), meaning that any future owners of the land must abide by the terms, or may apply to a particular person (called a covenant in gross or of a purely personal nature). Under English law, affirmative covenants typically do not run with the land.
When looking at the benefit of a negative covenant running in equity there are three circumstances to consider: 1. Annexation - where the benefit is permanently attached to the land. If the covenant touched the land and the dominant land was identified then annexation is automatic. 2. Assignment - is very similar to annexation and attaches a covenant to the land at a later date. However the conveyance and assignment must be simultaneous. 3. Schemes of development - such as housing estates where there are reciprocal enforcement of obligations the area is clearly identified.
When the original owners move on then questions arise as to whether the original burden or benefit can also run with the land. This means having to explore whether the land transfer happens in common law or equity.
Project Response Covenants: No covenants have been found on the site. However, as one of my clients is the owner, any obligations he had before will be maintained.
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Easements
Easement - Right of Way A right of way is a form of easement, which allows the entitled person pedestrian or vehicular access across the land of another person. This right can be in the form of a deed or may arise by implication or by long use. A right of way may exist only for limited purposes. Public rights of way are a general right to access across land. A public right of way can be established by: 1. Express dedication, where a landowner has given the public the right. 2. Presumed dedication, where a right of way has been in use for longer than can be remembered. 3. Deemed dedication, where a right of way has been used for 20 years or more. Landowners and occupiers must ensure that rights of way are not obstructed and that the route is identifiable. This can affect proposed developments.
Project Response (Possible) Express Dedication: Since the site is such a massive size which certain outdoor amenity/open spaces will be included in the planning, public right of way is possible to be established leading people into those amenity spaces even they are not residents in the site. Though the notion of the project is having another currency to be spent within, it is still free for to public to make use of the amenity space without any charges in any kind. It encourages mixed culture and richer usage of the spaces and most importantly, help promoting the project’s ‘caring’ culture and system implemented outside of the site. Presumed Dedication / Deemed Dedication: The streets have been in use since Heygate Estate was built (in 1974), which is over 20 years. No exact evidence could be found to determine the exact period of usages of these streets. Yet speaking from the point of view of decision, they must contain a public right of way which shall not be removed in the proposal. Right of Services: Assessment needs to be done to check if there are services going through the site, because it is a large site which is very likely that there is bound to services. James Water will be the electric board responsible of doing conducting the check.
Fig. 31: Right of Way around site
Site & Boundary (Possible) Express Dedication Presumed Dedication / Deemed Dedication
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Easements
Easement - Right to light Generally, a right to light refers to the right to receive sufficient light through an opening (such as a windows, skylights or glass roofs), allowing ‘ordinary’ comfortable use and enjoyment of a dwelling, or ‘ordinary’ beneficial use and occupation of other buildings. However, a right to light does not include or cover a right to sunlight as well as a right to privacy or a right to a view. Normally it is created by prescription, meaning neighbourhoods had been occupied and enjoyed the reasonable amount of light for at least 20 years. The levels of acceptable light have not been objectively quantified and are instead assessed on a case-by-case basis by the courts. It is then normally depends on: 1. The measurement of light 2. Proof of its diminution 3. The damage caused by obstruction
Project Response
Figure 32: Level of concern on Overshadowing depending on distance from proposal
Since surrounding buildings were mostly built over 20 years, they will probably enjoy rights to light under general conditions. However, depending on their distance to the site, different level of concerns are needed. 3 levels of concerns are marked depending on their distance to the site. Other than the distance, the right of light issues will depend on how tall the housing units will be, therefore restraining heights of developments at different points in my proposal.
Fig. 33: Right of Light around site
Site
For instance, at the edges of having high level of concerns, my proposal at that side would have to be lower in height or further away from those properties. This will then a vital element in deciding the heights of my proposal at differet positions.
Minimum level of concern Medium level of concern High level of concern
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3. Planning Permission
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Planning Permission
Intro (What is Planning Permission) Planning permission is the legal process of determining whether proposed developments should be permitted. In general, Planning Permission will be needed when you want to: 1. Build something new 2. Make a major change to your building, e.g. building an extension 3. Change the use of your building
Parliament
Gave responsibility of planning to
Statutory Body
Parliament has given the main responsibility for planning to local planning authorities (LPA). And usually it is the planning department of the local council. In my proposal, since the site sits in ward of East Walworth within Southwark Borough, it is the planning department of Southwark council responsible of approval of planning application. Therefore it is expected to gain the planning permission from Southwark Council before any further construction actions to be started.
LPA (Local Planning Authorities)
Lawful Development Certificate
Note by Southwark Council
Approved by
There are some building projects that normally have permitted development rights meaning they don’t need planning permission. These includes: 1. Industrial premises and warehouses 2. Some outdoor signs and advertisements 3. Demolition However, Demolition requires application and approval to demolish from LPA.
In other applications, they include: 1. Works to Trees and Hedgerows a. Consent under TPO b. Hedgerow removal notice 2. Advertisement consent 3. Prior notification 4. Lawful Development Certificate (LDC)
Prior Notifications
Applications of Planning permission
Demolition Application
Advertisement consent
Types of Applications In general, there are constructions-based applications and other applications. In constructions-based applications, they includes: 1. Building and Listed Building Consent a. Householder planning permission, excluding applications for works to flats b. Full planning permission, including applications for works to a flat c. Outline planning permission with some matters reserved d. Planning permission for demolition in a conservation area e. Listed building consent 2. Amendments, Variations and Reserved Matters a. Variation or removal of conditions (S73) and minor material alterations b. Non-material amendment following a grant of planning permission c. Variation or discharge of legal agreement d. Approval of details reserved by condition
Other LPA
Others
Construction-based
Building & Listed Building Consent
Amendments, Variations & Reserved Matters
Works to Trees & Hedgerows
Consent under TPO Hedgerow removal notice
Householder planning permission (exc. works to flats)
Variation or removal of conditions (S73) and minor material alterations
Full planning permission (inc. works to flats)
Non-material amendment following a grant of planning permission
Outline planning permission (with matters reserved)
Variation or discharge of legal agreement
Demolition in conservation area planning permission
Approval of details reserved by condition
Listed building consent
Since my proposal is a building estate project, further information in constructions-based applications is concerned. Though trees presented a significant amount in the site as well but neither of them are protected trees nor hedgerow. Tree survey might then be needed for keeping mature trees along with demolition plan. Demolition application is to be looked into as well since the demolition of Heygate Esate is needed for the proposal. As shown in the diagram, selected types of planning application will be further investigated to understand what materials are expected for a successful planning application.
To be investigated further (will be involved in proposal) Not applicable to proposal Fig. 34: Statutory bodies responsible to planning application approval & types of planning applications
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As shown in the last page, following are the selected planning applications that are possbile to be used/related to my proposal: 1. Demolition Application 2. Outline planning permission with some matters reserved 3. Reserved matters application (Detailed Planning Application)
1. Demolition Application As my proposal needs the original Heygate Estate to be demolished in order to build a new housing estate, a demolition application is probably needed.
Fig. 35: List of documents submitted written in cover letter of application
Permission or ‘prior approval’ may be required to demolish a building; it depends on a number of factors including the type and size of building and where it is located. It is recommended to discuss with Southwark council for advice to find out what exactly is required for the demolition. Certain conditions may even requires specific permissions before the demolition can be started, such as: 1. Conservation areas 2. Pubs or other drinking establishments 3. Listed buildings and scheduled ancient monuments.
Planning Permission
Planning applications needed for proposal
Fig. 36: Masterplan of Retained tree
Note: When demolition is permitted, it does not automatically follow that planning permission being granted to build any replacement structure or to change the use of the site, even in situations where the original building has suffered fire or storm damage. My proposal does not fall in any of the categories so specific permission is not needed. However, due to the massive scale of the site, a consultation or discussion is expected to be held to advise Southwark Council. The current Elephant & Castle Redevelopment had applied for such application and in fact has the Heygate Estate removed already. Diagrams and documents of the application is shown on this page to show information they have put in for the application.
Fig. 38: Photomontage document
Required documents:
Fig. 37: Tree survey
National list of requirements: 1. Completed application form 2. A statement that the applicant has displayed a site notice in accordance with A.2 (b)(iii) of Part 31 of Schudule 2 of the General Permitted Development Order 1995 3. The appropriate fee Local list of requirements: 1. A plan which identifies the land to which the application relates drawn to an identified scale showing the direction of North 2. Biodiversity survey and report 3. Photographs / Photomontages 4. Tree survey / Arboricultural Impacts Assessment 5. Demolition Method Statement Fig. 39: Contents of Environmental Statement
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Planning Permission
2. Outline Planning Application Outline permission is not a permission to start work on site. Outline planning applications can be used to find out whether a proposed development is likely to be approved by the planning authority, before substantial costs are incurred developing a detailed design. Outline planning applications allow the submission of outline proposals, the details of which may be agreed as ‘reserved matters’ applications at a later stage. The permission notice will state which matters have been reserved for later approval. When all of the reserved matters have been approved, work may begin on the site. According to checklist and guidance notes provided by Southwark council, the following documents are required. The documents are a mix of national and local list of requirements which include: -The original and 3 copies of - A completed and dated application form - The plan which identifies the land to which the application relates drawn to an identified scale and showing the direction of North - Other plans and drawings or information necessary to describe the subject of the application - A design and access statement, if required - The completed, dated Ownership Certificate (A,B,C or D - as applicable) and Article 14 Cerificate - The correct fee Whilst these are only basic list of documents required, the information in these documents should include: 1. Proposed uses 2. Amount of development for each use 3. Indicative layout 4. Min. and max. dimensions of buildings 5. Access points 6. Design and access statement (usually required) There are other support documents applicants could provide and a planning permission is more likely to be granted if documents show sufficient considerations on many aspects. And since the larger the site, the impact on the surroundings and area will probably be larger, my proposal will need lots of consultations, surveying and well planning.
Fig. 40: List of documents submitted for Outline planning application of the current Heygate Masterplan
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Other supporting information might include: A description of proposed works. The number of dwellings and footprint of non-residential development. The existing use. Pedestrian and vehicular access, roads and right of way. Waste storage and collection. Materials and character. Vehicle parking. Foul sewage. An assessment of flood risk. Biodiversity and geological conservation. Boundary treatments. Trees and hedges. Trade effluent. Likely contribution to local employment. Hours of operation. Site area. Industrial or commercial processes and machinery. Hazardous substances. Agricultural holdings. Main infrastructure. Public open spaces. Water features. Topography. Compliance with planning policy (see National Planning Policy Framework). Ownership certificates.
Project Response For this project, a new masterplan will be submitted as outline planning permission. This will go out in consultation to the local communities and the Mayor of London. If approved, a detailed planning application will be submitted. The outline planning drawings usually include landscape strategy, housing strategies, different uses within building and road planning etc. No building details would be included.
3. Reserved Matters (Detailed Planning Application) Once the consent of outline planning has been obtained, Reserved matters application could follow and include other details. The details of the reserved matters application must be in line with the outline approval, including any conditions attached to the permission. It may be necessary to reapply for outline or full planning permission if the proposals have changed in any way. The materials include in such application include: 1. Appearance 2. Means of Access 3. Landscaping 4. Layout 5. Scale (Precise dimensions) On 10 August 2006, changes to the outline planning permission process came into force intended to make outline planning applications more ‘detailed’ and so to restrict the extent of reserved matters. Hence there is not as much requirements when comparing to Outline Planning Applications. When all of the reserved matters have been approved, work may begin on the site.
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Project Response The detailed planning application will have the building design, materialities, detailed landscape, size of flats, number of flats, uses of all spaces etc. These will be further explained in Section 2 of this document.
Planning Permission
Planning Decision Flow Since the proposal meets the referral criteria of Mayor of London Order for Stage One & Two consultation responses, extra time must be concerned and be presented to client and contractors. Any construction works can not be started until final approval from the Mayor hence it might also inflicts financial impact to the client. Therefore, the waiting time before approval is granted could be used for other detail planning, design and surveying.
Fig. 41: The Town and Country Planning (Mayor of London) Order 2008
Fig. 42: Referable Planning Applications - For Mayor of London Order 2008
Contact LPA for advice
Proposal DOES meet Mayor of London Order
Apply for planning
Individual letters to neighbours
Refer to Mayor for Stage One consultation response Application Validation (document check)
if Invalid
Decision by Planning Sub-committee (Councillors)
Site Notice
if Valid
Press adverts
depends on scale of proposal
Decision by Planning Committee
Request of Additional information (21 days limit) if Invalid or information not received Send back & refused
Proposal does NOT meet Mayor of London Order
Full Assesment & decision recommendation by case officer/agent
Allocated to Case Officer or Agent Public Consultation (21 days)
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Decision by Delegated Power
Planning Permission
Change proposal & submit new application
Permission refused
Not decided in expected timeframe
Permission granted with conditions
Permission granted
Right of appeal to Planning Inspectorate
Proposal DOES meet Mayor of London Order
Permission refused Permission granted
Permission refused Refer to Mayor for Stage Two Referral
Proposal does NOT meet Mayor of London Order
Permission granted
Start construction works within time limit, and comply with conditions (if any)
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Pre-application
Pre-application Engagement
1. Pre-application Advice by LPA
Pre-application engagements by prospective applicants offers significant potential to improve both the efficiency and effectiveness of the planning application system and improve the likelihood of successful planning application. These engagements include: 1. Evidence of understanding of relevant planning policies and other considerations 2. Collaboratively and openly working with interested parties at an early stage to identify, understand and seek to resolve issues 3. Discuss possible mitigation of the impact 4. Identify information required for planning application 5. Planning Performance Agreement
According to NPPF(National Planning Policy Framework)’s item 39 & 40, it is understood that LPA plays a key role in encouraging pre-application engagements. In Southwark Council, they provide the Pre-application Advice service which allows applicants to receive formal advice and/or to meet up with planning officers before submitting a formal application. For smooth proceeding of proposal, this service is vital which will probably set up Planning Performance Agreement with the case officer assigned. Schedule of meetings afterwards could then be set up by this agreement. The case officer could then also help in identifying and agree Heads of Terms for Section 106 agreement. Other engagement activities such as public consultations and specialist consultants (if any) could be discussed as well. The agreement on the schedule of meetings also helps identify appropriate materials being produced in a time manner in advance, which includes council’s Design Review Panel.
Engagements involve different parties which is mostly include: 1. The LPA (Local Planning Authority) 2. Statutory and non-statutory consultees 3. Local people
NPPF P.13 4. Decision Making - Pre-application engagement and front loading Item 39. Early engagement has significant potential to improve the efficiency and effectiveness of the planning application system for all parties. Good quality preapplication discussion enables better coordination between public and private resources and improved outcomes for the community. Item 40. Local planning authorities have a key role to play in encouraging other parties to take maximum advantage of the pre-application stage. They cannot require that a developer engages with them before submitting a planning application, but they should encourage take-up of any pre-application services they offer........
Fig. 43: National Planning Policy Framework
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NPPF P.13 4. Decision Making - Pre-application engagement and front loading
According to NPPF(National Planning Policy Framework)’s item 40 & 41, replies/comments/suggestions from statutory consultees are very helpful in gaining a successful planning application and also helps the process of decision making easier. Following is a list of statutory consultees possibly to be involved in my proposal, which helps informing airport safeguarding, broadcast issues, environmental impacts, transport issues, waste/ sewage and water issues etc.
Item 40. .....applicants who are not already required to do so by law to engage with the local community and, where relevant, with statutory and non-statutory consultees, before submitting their applications. Item 41. .....For their role in the planning system to be effective and positive, statutory planning consultees will need to take the same early, pro-active approach, and provide advice in a timely manner throughout the development process. This assists local planning authorities in issuing timely decisions, helping to ensure that applicants do not experience unnecessary delays and costs.
Fig. 44: National Planning Policy Framework
Type of Consultatee Borough Council Health & Safety
Environmental
Consultee Bromley, Lewisham, Tower Hamlets, City of London, Westminster, Lambeth, Croydon London Fire & Emergency Planning Authority HSE (Health & Safety Executive)
Environment Agency GLA (Greater London Authority) Development & Environment Directorate The Royal Parks Natural England
Transport Airport
Water
Conservation
Communication networks
TfL Underground London Heathrow Airport London City Airport London Gatwick Airport Thames Water (Water supply)
Reason of consultation Seek for comments (if any) on the proposal by surrounding borough council, in terms of views, transport change, environmental changes etc. Changes of uses of premises hence possible changes to fire safety issues. Confirmation whether the proposed development is within a HSE consultation zone of a major hazard site or a major accident hazard pipeline; Consultation continues onwards if positive. Environmental concerns such as FRA (Flood Risk Assessment), surface water drainage, greenfield rates etc. Mayor’s opinions on the development according to frameworks and policies such as London Plan. Mayor’s opinions on EIA (Environmental Impact Assessment) for the Town and Country Planning Regulations. Opinioins on proposal’s open spaces and parks in surrounding areas (if any). Environmental and ecological comments such as retaining existing trees, other animals like bats, living roofs, nesting boxes etc. Potential impacts on trasport provision, road network and existing services. Advices on potential constraints and damage to infrastructures. Assessment and comments concerning safeguarding. Other potential advice in safeguarding such as birk strike hazards, unattractiveness to birds etc.
Advice on water supply infrastructure. Additional consultations and advice on impact studies and actions that follow. Thames Water (Sewage) Advice on residential/subsurface sewage infrastructure, groundwater permit, domestic discharge and public sewer etc. World Heritage Site Steering Group, Local Setting Study (both run by Seek comments and resolutions whether it concerned with World Heritage Site in Department of the Built Environment, City Planning Office, City of Lon- UNESCO list. And address visual impact issue (if any) on certain buildings/areas don council) identified in the Local Setting Study by Historic Royal Palaces. English Heritage Potential harm to objects include in London View Management Framework. Arqiva Concerns of terrestrial broadcast network, wireless networks, radio networks and eletronic communication networks. 39
Pre-application
2. Statutory consultees
Planning Arguments
Arguments with Policies & Frameworks In the following pages planning arguments will be made alongside policies and frameworks of different scale. NPPF, London Plan, UDP/LDF document, SPD would be the main documents used. Short descriptions of these documents are as follow:
National Planning Policy Framework
July 2018 Ministry of Housing, Communities and Local Government
THE LONDON PLAN
NPPF (National Planning Policy Framework)
THE SPATIAL DEVELOPMENT STRATEGY FOR LONDON CONSOLIDATED WITH ALTERATIONS SINCE 2011 MARCH 2016
Contained government planning policies covering shops, housings, good design and offices. All decisions and local planning policies should take into account NPPF policies for considerations.
Fig. 45: The inter-relationships between spatial scale and the local development framework
London Plan
Statutory spatial development strategy written by Mayor of London for the area of Greater London. Covers strategies in housings and other issues, and how London develops and evolves.
UDP/LDF/Local Plan (Core Strategy)
A.k.a UDP (Unitary development plan) till 2007 or LDF (Local Development Framework) or Local Plan. It covers overall plans and strategies for different aspects in the Southwark Borough for the next 15 years. However New Southwark Plan (NSP) will be out soon this year (2019) and which covers Core Strategy (LDF), old UDP. It is part of the bigger London Plan.
SPD (Supplementary Planning Documents)
A set of detail guidance documents which add further details to policies set out in LDF. Guidance for particular issues, such as design on specific sites could be found in the documents. However it is not part of the London Plan.
These are documents then form the planning policies for the area.
Project Response: These documents will be used and assessed to see if my proposal will meet the requirements of the council. Hence forming my planning arguments of the proposal. 2015 Technical Update to the Residential Design Standards (2011) Publication/submission
November 2009 April 2011
Main use of documents for planning arguments
New Southwark Plan Evidence Base: Housing Policy Viability Update Study
Core strategy
Prepared for London Borough of Southwark
November 2017
www.southwark.gov.uk/corestrategy
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(Many more other documents....)
River Thames
Demographics (General) WAR D
Wards
Site
Newington
Elephant & Castle area itself is a largely working-class neighborhood which did not have much gentrification unlike neighbouring areas. Though the area is commonly known in the same name, it is not a ward or electoral division in Southwark.
WAR D
WAR D
East Walworth
Faraday
Southwark comprises of 21 wards which Elephant & Castle lies within 5: Chaucer, Newington, East Walworth, Cathdrals and part of Faraday. However, Heygate Estate is within the ward of East Walworth. Hence statistics and datas would be compared between East Walworth, Southwark and Greater London.
Fig. 47: Site, Wards and Elephant and Castle area
1. Deprivation
The area has struggled with deprivation over years which the Borough of Southwark was ranked 41st out of 326 local authorities in England for deprivation (1st being the lowest). East walworth ranked in top 10% most deprived areas in the country whilst Newington and Faraday ranked the top 20%. It can be seen that the ward (East Walworth),the area (Elephant and Castle) and the Borough where Heygate Estate is sitting in, suffers serious deprivation and high levels of poverty.
B OR OU G H
2. Income
As hinted by the statistics in deprivation, the median household income in East Walworth is around £31K, though similar to the country’s median, yet it is almost 40% less than the median of Greater London. Deprivation and poverty is definitely a serious problem to be resolved within the metropolitan.
3. Population Density
East Walworth is more than two times as dense as Greater London, with 11,546 persons/sq. km. Therefore housing proposal in this area needs to be high density in order to accommodate the growing local population.
Southwark
Median household income Least deprived
Population density (Persons per Hectare)
123.8
Most deprived
WAR D
East Walworth
WARD
£31K
East Walworth Newington Faraday
111.7
BOR OU GH
Fig. 46: Level of Deprivation of Borough (Southwark) and Wards
Southwark
£48K 57.3
Project response:
CI TY
Greater London
My proposal will aim firstly at providing high density housings since the population density is high and growing, yet driving away the inhabitants in the area is not the best way. Secondly, since income of the area is very low, consider this area is in central London, hence certain amount of affordable housings and council housings along with facilities will be accommodated in the project. These information will as well form my planning arguments.
£51.8K
4.2
COU NTR Y England
41
£30.8K Fig. 48: Median Household income & Population Density at different scale
Demographics
Elephant & Castle area
Demographics
Demographics (Housing) New proposal (Elephant & Castle Redevlopment) was raised at the site of Heygate Estate providing more properties but only 309 are possible to be let at the cost within affordable housing scheme, which seemed does not fit with the guidance of section 106 planning obligations set out in Town and Country Planning Act 1990. Another fact is that it only includes a very small amount of council housings which 1212 council homes are demolished on the same site.
1. House Price
The ever increasing property prices in London are already forcing more people to rent. Yet in East Walworth, assuming the new proposal is completed, it is then very likely people will be forced away from the area since renting is, as well becoming difficult.
2. Ownership
The median house price in the ward is just slightly lower than Greater London, which is £315K and £365K respectively. Hence owning a property in the ward is very unlikely due to low income yet high property price in the area - simply too much for the average income could afford - inhabitants are then mostly stuck in the rental market.
Only 15.7% of the population owned their properties and the rest are forced to rent socially or privately. The proportion of privately rented households is similar comparing to Greater London and Southwark; proofing the serious deprivation and poverty in the area caused a high proportion of people are forced to rent from the council instead within the area - 53.9% and 43.7% households are socially rented in East Walworth and Southwark respectively comparing to Greater London’s 24.1%.
Project response:
As shown in the last sets of data, the household income in East Walworth is far less than the average in Greater London which indicates house price is way less affordable than other areas. Owned properties are so little currently therefore my proposal would be suggesting a new alternative to approach the problem by letting people own their affordable home with a discounted rate, being freed from the burden of unreal rent and property costs. In addition, private housings will be discounted as well. They will just have to participate the game following the roles of the ‘Caring Community’. Keys for % Households
Median House Price
WAR D
East Walworth
£315K
BOR OU GH Southwark
£420K
CI TY
Greater London
£365K
COU NTR Y England
£198K
Fig. 49: Article “Crumbs for Londoners” by Darren Johnson
1654273 2944243 4824253 6418171
Owned Social Rented Private Rented Others
Types of Ownership Owned: Social Rented: Private Rented: Others:
15.7% 53.9% 27.1% 3.3%
Owned: Social Rented: Private Rented: Others:
29.3% 43.7% 23.7% 3.3%
Owned: Social Rented: Private Rented: Others:
48.2% 24.1% 25.1% 2.6%
Owned: Social Rented: Private Rented: Others:
63.5% 17.6% 16.7% 2.2%
Fig. 50: Median House Price & Ownership Types at different scale
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Policy 3.11 Affordable Housing Targets The Mayor will, and boroughs and other relevant agencies and partners should, seek to maximise affordable housing provision and ensure an average of at least 17,000 more affordable homes per year in London over the term of this Plan.
As my project is a housing project, I have taken into account the London Plan, Council’s Core Strategy & NPPF (National Planning Policy) policies concerning housings (see right). I have used these policies to frame my planning arguments.
Policy 3.14 Existing Housing
Demolition of existing housings (Heygate Estate):
The proposal will be providing high density housings, and expected to have all the living pods occupied. The existing Heygate was not very much inhabited therefore even it might be having higher density of housing than the new proposal, it was not able to inhabit as much people as the proposal. Hence even it might not comply with Policy 3.14, the loss of housings from Heygate for the new proposal is for the area’s better housing opportunities.
Loss of housing, including affordable housing, should be resisted unless the housing is replaced at existing or higher densities with at least equivalent floorspace.
THE LONDON PLAN
THE SPATIAL DEVELOPMENT STRATEGY FOR LONDON CONSOLIDATED WITH ALTERATIONS SINCE 2011 MARCH 2016
Policy 3.7 Large Residential Developments
Fig. 51: The London Plan, March 2016
Proposals for large residential developments including complementary non-residential uses are encouraged in areas of high public transport accessibility. Those on sites of over five hectares or capable of accommodating more than 500 dwellings should be progressed through an appropriately plan-led process to encourage higher densities.
Scale of proposal and uses:
The proposal will not be changing its original use, i.e. residential, in this large scale site. It will be providing high density residential units which will exceed the expectations of ‘Large Residential Developments’ set out in Policy 3.7. Housings for all will be accommodating demographics (see page 39).
Policy 3.8 Housing Choice
Exemplary standard housings with appropriate density:
The proposal aims to produce housings in attractive environments which also acts as a prototype for other further development. The housing needs in the area is considered hence having housings in a high density fashion which satisfies Strategic Policy 5. The proposal will be having around 400 habitable rooms in one phase (around 2 hectare) which meets target in SP5 but this prototype housing could provide even more rooms on another site with less height constraints.
Londoners should have a genuine choice of homes that they can afford and which meet their requirements for different sizes and types of dwellings in the highest quality environments.
Publication/submission
November 2009 April 2011
Core strategy
Mix of housings and ratios:
The 1st phase is aimed for all private housings as profit making reasons for clients therefore meeting the 35% in SP6. However a mix of housing are considered and hence the 2nd phase would be putting in affordable housings which is going to be 35% of the whole proposal and certain amount of social housings. This then complies with guidelines from London Plan and SP6 in LDF and helps acheiving goals set up in SP6 and Policy 3.11 in London Plan too. Ownership of the affordable housings will exceed expectations from NPPF of 10% minimum as people are encouraged to buy their properties at a discount rate by keeping themselves healthy and caring.
Fig. 52: Core Strategy (LDF) by Southwark Council, April 2011
Fig. 53: National Planning Policy Framework, July 2018
Development will meet the housing needs of people who want to live in Southwark and London by providing high quality new homes in attractive environments.
Residential density will be expected to comply with the following ranges, taking into account matters which include the quantity and impact of any non-residential uses: Urban Zone: 200 to 700 habitable rooms per hectare.
Strategic Policy 6 Homes for people on different incomes
Requiring as much affordable housing on developments of 10 or more units as is financially viable.
Development will provide homes including social rented, intermediate and private for people on a wide range of incomes. Development should provide as much affordable housing as is reasonably possible whilst also meeting the needs for other types of development and encouraging mixed communities.
Strategic Policy 7 Family Homes
National Planning Policy Framework
5. Delivering a sufficient supply of Homes Item 64 Where major development involving the provision of housing is proposed, planning policies and decisions should expect at least 10% of the homes to be available for affordable home ownership.
Providing 24,450 net new homes between 2011 and 2026: Elephant and Castle Opportunity Area – 4,000 net new homes.
Within the opportunities areas and action area cores the maximum densities set out above may be exceeded when developments are of an exemplary standard of design.
www.southwark.gov.uk/corestrategy
Sizes of housings:
Different sizes of housings are provided for interested Londoners which is also mentioned in Policy 3.8. The majority would be 2 or more bedrooms hence providing homes for family more instead of individuals. However they are not meeting the minimum overall floor sizes as required in SP7 because kitchen and dining areas are all communal and will not be included in properties hence reducing floor sizes as required.
Strategic Policy 5 Providing New Homes
Development will provide more family housing with 3 or more bedrooms for people of all incomes to help make Southwark a borough which is affordable for families. New homes will have enough space for the needs of occupants.
July 2018 Ministry of Housing, Communities and Local Government
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Providing a minimum of 1,400 affordable housing units in Elephant and Castle Opportunity Area and Elephant and Castle housing sites between 2011 and 2026. Requiring a minimum of 35% affordable housing units on developments with 10 or more units. Requiring a minimum of 35% private housing units in the Elephant and Castle opportunity area. Developments of 10 or more units must provide a mix of housing.
Developments of 10 or more units must have: - At least 60% 2 or more bedrooms - At least 10% 3,4 or 5 bedrooms in Elephant and Castle opportunity area - A maximum of 5% as studios and only for private housing All developments will be expected to meet the Council’s minimum overall floor sizes.
Planning Arguments
Planning Argument: Housing
Planning Arguments
Planning Argument: Cultural
7. Ensuring the vitality of town centres Sports Facilities Item 85. f) Recognise that residential development often plays an important role in ensuring the vitality of centres and encourage residential development on appropriate sites.
Policy 3.2 Improving health & Addressing health inequalities
National Planning Policy Framework
12. Achieving well-designed places Item 127. d) Establish or maintain a strong sense of place, using the arrangement of streets, spaces, building types and materials to create attractive, welcoming and distinctive places to live, work and visit.
July 2018 Ministry of Housing, Communities and Local Government
Item 127. f)
Fig. 55: National Planning Policy Framework, July 2018
Publication/submission
The Mayor will take account of the potential impact of development proposals on health and health inequalities within London. The Mayor will work in partnership with the NHS in London, boroughs and the voluntary and community sector.
Create places that are safe, inclusive and accessible and which promote health and well-being, with a high standard of amenity for existing and future users; and where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion and resilience.
November 2009 April 2011
Core strategy
www.southwark.gov.uk/corestrategy
Fig. 54: Core Strategy (LDF) by Southwark Council, April 2011
THE LONDON PLAN
THE SPATIAL DEVELOPMENT STRATEGY FOR LONDON CONSOLIDATED WITH ALTERATIONS SINCE 2011 MARCH 2016
Fig. 56: The London Plan, March 2016
Strategic Policy 2 Sustainable transport
Policy 7.6 Architecture
We will encourage walking, cycling and the use of public transport rather than travel by car. This will help create safe, attractive, vibrant and healthy places for people to live and work by reducing congestion, traffic and pollution.
B. Buildings and structures should: g) be adaptable to different activities and land uses, particularly at ground level.
Strategic Policy 3 Shopping, leisure and entertainment We will maintain a network of successful town centres which have a wide range of shops, services and facilities, to help meet the needs of Southwark’s population. Our centres will be well used because they are vibrant, easy to get to, friendly and safe.
Strategic Policy 4 Places for learning, enjoyment and healthy lifestyles There will be a wide range of well used community facilities that provide spaces for many different communities and activities in accessible areas. Development will help create safe, healthy and mixed communities.
Strategic Policy 11 Open spaces and wildlife We will improve, protect and maintain a network of open spaces and green corridors that will make places attractive and provide sport, leisure and food growing opportunities for a growing population. We will protect and improve habitats for a variety of wildlife.
Strategic Policy 12 Design and conservation Development will achieve the highest possible standards of design for buildings and public spaces to help create attractive and distinctive places which are safe, easy to get around and a pleasure to be in.
4. Identifying and protecting open spaces that provide quiet areas and relative tranquillity. 5. Requiring new development to help meet the needs of a growing population by providing space for children’s play, gardens and other green areas and helping to improve the quality of and access to open spaces and trees, particularly in areas deficient in open space. 4. Requiring tall buildings to have an exemplary standard of design and make a positive contribution to regenerating areas and creating unique places.
Strategic Policy 13 High environmental standards Development will help us live and work in a way that respects the limits of the planet’s natural resources, reduces pollution and damage to the environment and helps us adapt to climate change.
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The Mayor will promote London as a healthy place for all – from homes to neighbourhoods and across the city as a whole.
Policy 3.17 Health and social care facilities The Mayor will support the provision of high quality health and social care appropriate for a growing and changing population.
Policy 3.19 Sports Facilities The Mayor’s Sports Legacy Plan aims to increase participation in, and tackle inequality of access to, sport and physical activity in London.
Project response Aims and methodologies implemented in my project are as follow: 1. Creating warm & welcoming place of pleasure to be in for both inhabitants & public: a. by arranging spaces according to noise generated from social & public area b. use of materials such as soft materials, emits comforting smell, coporate natural environments and use of colour 2. Promote a healthy culture: a. by providing lots of walking area on every floor b. encouraging sports by providing running tracks, gyms & sport studios c. sports are part of the score system that inhabitants need to participate d. every flats equipped with health check facilities which corporates with national NHS system 3. Preserve earth resources a. site is already well equipped with transport network, hence no parking spaces which then minimise power consumption by private vehicles b. creating communal farm, educating the preservation of nature and food growing opportunities c. enhance building sustainability by environmental & building performance strategies (shown in Section 2 of this document) 4. Provide suitable facilities & eliminating inequalities a. all kind of housings accommodating different sizes of family and different needs b. elimintating inequalities by encouraging ‘caring’ culture, hence provide opportunies for different people c. facilities implemented for disabled, elderly, eliminating physical inequalities d. largely flexible space are on ground floor to accommodate temporary activies 5. Well planned regeneration of Elephant & Castle a. make use of the proposal’s benefit in geographic location (around city centre) and ensure vitality in centre of Elephant & Castle area b. promote ‘caring’ and proactive atmosphere to Elephant & Castle by welcoming the public c. regenerate Elephant & Castle by culture from the proposal, hence do not need to drive out original inhabitants in the area
Conclusion Planning Application Conclusion I have set out the opportunities and constraints of the site as shown in the previous pages. Therefore after assessing the physical and legal constraints of the site, I believe it is possible to get a planning permission for the proposal.
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References
4. References & List of Figures
1. Introduction Heygate Timeline https://wikivisually.com/wiki/Heygate_Estate Current Redevelopment https://www.elephantandcastle.org.uk/overview-of-the-plans/ https://www.delancey.com/elephant-and-castle-redevelopment.html Elephant Park Doc_Summary of Revisions to the Outline Planning Application (The Heygate Masterplan, Elephant and Castle, Outline Planning Application) https://www.elephantpark.co.uk/about-elephant-park/ New Alternative https://www.newstatesman.com/politics/2013/11/look-heygate-estate-whats-wrong-londonshousing https://www.designcouncil.org.uk/news-opinion/defence-heygate-estate https://www.vice.com/en_uk/article/qkq4bx/every-flat-in-a-new-south-london-development-hasbeen-sold-to-foreign-investors https://www.theguardian.com/cities/2015/jun/25/london-developers-viability-planning-affordable-social-housing-regeneration-oliver-wainwright
2. Site Demographics https://data.london.gov.uk/dataset/ward-profiles-and-atlas https://data.london.gov.uk/dataset/land-area-and-population-density-ward-and-borough Darren Johnson’s Crumbs for Londoners http://www.legislation.gov.uk/ukpga/1990/8/part/III/crossheading/other-controls-over-development https://www.planningportal.co.uk/info/200126/applications/58/the_decision-making_process/7
Covenant https://en.wikipedia.org/wiki/Covenant_(law) https://www.youtube.com/watch?v=bARaivX6gqA https://www.thestudentroom.co.uk/showthread.php?t=1570646
Property https://www.youtube.com/watch?v=IIcvLGLqi5M https://hoa.org.uk/advice/guides-for-homeowners/i-am-selling/compulsory-purchase-orderswhat-you-need-to-know/
Easement https://www.designingbuildings.co.uk/wiki/Easements https://www.sethlovis.co.uk/site/services_for_you/residential_property_litigation/easements_rights_of_way/
Land & Ownership https://en.wikipedia.org/wiki/English_land_law https://www.ludlowthompson.com/property_advice/whats-the-difference-between-freehold-andleasehold-28 http://realestatedefined.com/php/cases_nonus_terms2.php?id=2554 https://www.foxtons.co.uk/discover/2018/06/leasehold-vs-freehold-the-differences-and-what-toconsider.html
Right Of Way https://www.urbanaillinois.us/ROW_Permits https://www.designingbuildings.co.uk/wiki/Right_of_way
Easement & Covenant https://www.lawcom.gov.uk/project/easements-covenants-and-profits-a-prendre/ http://www.differencebetween.net/miscellaneous/difference-between-easement-and-covenant/ Law_E&C.pdf
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Right to Light https://www.sethlovis.co.uk/site/services_for_you/residential_property_litigation/easements_rights_of_way/ https://www.designingbuildings.co.uk/wiki/Rights_to_light https://www.youtube.com/watch?v=GydosthjQ64&t=341s Regeneration Agreement.pdf https://www.banyardsolutions.co.uk/insights/asbestos-uk-public-buildings/
What is & types https://www.designingbuildings.co.uk/wiki/Planning_permission https://www.gov.uk/planning-permission-england-wales https://www.southwark.gov.uk/planning-and-building-control/planning-applications/submitting-a-planning-application?chapter=3 https://www.planningportal.co.uk/info/200126/applications/60/consent_types Demolition https://www.planningportal.co.uk/info/200130/common_projects/13/demolition https://www.homebuilding.co.uk/planning-permission/ Outline Planning Permission Application for Approval of Reserved Matters following Outline Approval Article 6 of The Town and Country Planning (Development Management Procedure) (England) Order 2015 https://www.designingbuildings.co.uk/wiki/Outline_planning_application Reserved Matter https://www.designingbuildings.co.uk/wiki/Reserved_matters_in_planning_permissions Application for Approval of Reserved Matters following Outline Approval Article 6 of The Town and Country Planning (Development Management Procedure) (England) Order 2015 https://www.planningportal.co.uk/info/200187/your_responsibilities/37/planning_permission https://www.gov.uk/planning-permission-england-wales/when-you-dont-need-it https://www.southwark.gov.uk/planning-and-building-control/planning-applications/find-out-if-youneed-planning-permission Flowchart https://www.gov.uk/government/organisations/planning-inspectorate https://www.southwark.gov.uk/planning-and-building-control/planning-applications/planning-appeals?chapter=2 https://www.southwark.gov.uk/planning-and-building-control/planning-applications/planning-appeals?chapter=2 https://www.london.gov.uk/what-we-do/planning/planning-applications-and-decisions/what-powersdoes-mayor-have-planning The Town and Country Planning (Mayor of London) Order 2008 Referable Planning Applications - For Mayor of London Order 2008 Pre-application engagement https://www.gov.uk/guidance/before-submitting-an-application https://www.southwark.gov.uk/planning-and-building-control/planning-applications/pre-application-advice-service https://www.local.gov.uk/pas/pas-topics/planning-applications/pre-application-suite Pre-app advice NPPF Item 39&40 P.13 Town and County Planning Act 1990 – Application for Outline Planning Permission with Some Matters Reserved; 5. Pre-application Advice https://www.local.gov.uk/pas/pas-topics/planning-applications/pre-application-suite Planning Arguments www.gov.uk/government/publications https://www.planningportal.co.uk/directory_record/537/supplementary_planning_documents_spd www.southwark.gov.uk/corestrategy https://www.quora.com/What-is-the-difference-between-social-change-and-cultural-change
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List of Figures Fig. 01: Proposal Concept Model Fig. 02: Living Pod for an individual Fig. 03: Map of Greater London Fig. 04: District in Southwark Fig. 05: Elephant & Castle in context of Bankside & Walworth Fig. 06: Location of site and area in plan in context of Southwark borough & south of Thames Fig. 07: Site location, Parks & underground stations in context of Elephant & Castle & surroundings (Aerial View) Fig. 08: Heygate Estate before demolition (Aerial View) Fig. 09: Demolition Process Fig. 10: Rendering Illustration of Elephant Park Fig. 11: Advertisement on Construction Fences Fig. 12: Regeneration Map & Early housing sites Fig. 13: Rendering of planned New Town Centre Fig. 14: Renderings of Elephant Park Fig. 15: Renderings of Elephant Park Fig. 16: Illustrative Masterplan (Roof plan) of Elephant Park Fig. 17: Map of Heygate Estate Leaseholder Displacement Fig. 18: Articles about redevelopment at Heygate Estate Fig. 19: Positions of photos taken in 2014 [Credit to Michael O’Donnell] Fig. 20: Photos taken in 2014 at Heygate Estate [Credit to Michael O’Donnell] Fig. 21: Elevation of surroundings showing building heights Fig. 22: Transport around site Fig. 23: Map of Planning Constraints Fig. 24: Shadows casted at various time Fig. 25: Wind Map of site Fig. 26: Flood Map around Site Fig. 27: Tree Distribution on site before demolition Fig. 28: Examples of Personal Property Fig. 29: Examples of Real Property Fig. 30: Main elements of 2 types of Ownerships Fig. 31: Right of Way around site Fig. 32: Level of concern on Overshadowing depending on distance from proposal Fig. 33: Right of Light around site Fig. 34: Statutory bodies responsible to planning application approval & types of planning applications Fig. 35: List of documents submitted written in cover letter of application Fig. 36: Masterplan of Retained tree Fig. 37: Tree survey Fig. 38: Photomontage document Fig. 39: Contents of Environmental Statement Fig. 40: List of documents submitted for Outline planning application of the current Heygate Masterplan Fig. 41: The Town and Country Planning (Mayor of London) Order 2008 Fig. 42: Referable Planning Applications - For Mayor of London Order 2008 Fig. 43: National Planning Policy Framework Fig. 44: National Planning Policy Framework Fig. 45: The inter-relationships between spatial scale and the local development framework Fig. 46: Level of Deprivation of Borough (Southwark) and Wards Fig. 47: Site, Wards and Elephant and Castle area Fig. 48: Median Household income & Population Density at different scale Fig. 49: Article “Crumbs for Londoners” by Darren Johnson Fig. 50: Median House Price & Ownership Types at different scale Fig. 51: The London Plan, March 2016 Fig. 52: Core Strategy (LDF) by Southwark Council, April 2011 Fig. 53: National Planning Policy Framework, July 2018 Fig. 54: Core Strategy (LDF) by Southwark Council, April 2011 Fig. 55: National Planning Policy Framework, July 2018 Fig. 56: The London Plan, March 2016
References & Figures
3. Planning Permission
Section 1: Part B Professional Strategy
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1. Client
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Client & Ambition
Fig. 01: Logo of VitalityHealth
“With the Vitality healthy living programme, everyone starts on Bronze status and depending on how much they look after their health, they can move up the status tiers to Silver, Gold and Platinum. One of the key findings from the report was that Silver Status members or higher were 54% less likely to suffer a serious illness compared to those on Bronze Status, suggesting the risk of illness can be reduced by keeping active, eating healthily and completing a regular health check.�
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Clients (Main shareholders) VitalityDwell by Vitality Corporate Services Limited Vitality is an insurance company which reward customers for healthy style living. It is owned by Discovery Holdings which is a global insurer having 4.4 million clients over the world. It works mainly by 4 parts: VitalityHealth, VitalityLife and a newly developed VitalityInvest and VitalityDwell. Vitality core idea is ‘shared value’, which is based on scientifically proven principles of behavioural economics. Encouragements in taking active role in managing own wellness and developing healthy long-term habits are essential for the idea which ultimately benefits the customers, the company and the society. Currently VitalityHealth is providing private care with private GP video consultations, choice of consultants and a Full Cover Promise. and VitalityLife offers a range of different options to pick allowing customers to get the right amount and type of protection for their needs. Apple Watches are being largely promoted along with their programmes for better individual’s health management. Other than setting recurring bills, members could benefit from discount of insurance fee by wearing the Apple Watches to track their health and activities.
Southwark Council
Fig. 03: Southwark Council’s logo
Southwark Council general aim is to provide a comfortable and workable environments for all people in Southwark by managing urban plans, transport plans, services such as healthcare social care, jobs & business, crime control, health & safety etc. Currently the council is carrying out a regeneration plan which aim to gentrify the borough and certain wards are areas are more focus on that such as East Walworth and Elephant & Castle area where the site sits in. Comprehensive plannings in development and urban planning are being implemented, whereas Elephant & Castle Redevelopment is one of the main development plan. By redeveloping post-war housings, the council aims to fit the current socioeconomic status of London society with new type of housings. Southwark Council therefore works on a joint venture with VitalityDwell seeking new housings that further creates healthy, comfortable, workable and flexible living environments for the locals. The flexibility is vital as part of the failure of post-war housings is apparently because it lacks of the flexibility to keep up with the fast developing socioeconomical climate which largely affects by technological advancement. The joint venture with VitalityDwell can then be a continuous proposal providing sustainable inhaitations to the locals that continue fits itself in such quick developing society. 51
Client & Ambition
Fig. 02: Discovery & Vitality’s logos
Based on the facts of development of Vitality and their ‘shared value’ idea, a new market could then be reinforced by VitalityDwell which develops housing projects. VitalityDwell also integrates the idea of letting individual to keep healthy conditions by creating healthy living environments for individuals. VitalityDwell could then help increase Vitality firmer hold on a wider spectrum of customers by this new business plan. The health management for individuals works with Apple Watch in VitalityHealth and VitalityLife which then also be a starting idea of VitalityDwell.
Business Entity (Combined Client Ambitions)
Fig. 04: The Caring Community’s logo
Business Entity
Within our current age of rapid developing technology, people seemed care more about notifications from their smartphones instead other people around. Southwark Council and VitalityDwell then come together to form a legal business entity - The Caring CommunityTM and undertake the project which addresses the issue and make a better use of technology which enables inhabitant cares for their neighbourhoods and their community. This new business plan for Southwark Council and VitalityDwell is a new type of pre-fabricated housing, benefitting Southwark’s Regeneration Scheme, Vitality’s hold on the market and the local inhabitants. Pre-fabricated housings allows mass production of units which firstly, lowering cost of production over time, and secondly, allows quicker constructions on site. The quick constructions then allows VitalityDwell to start the ‘healthy’ scheme in a short period of time hence allowing locals to start moving in. VitalityDwell could then returning loans in short time to bank as well as stakeholders. High density pre-fabricatd units are expected to relieve the stress on current London’s housing crisis in a short time. Not only private housings, but affordable housings and council housings will also be included in the plan, offering housings to local residents with discount. Since ‘caring’ is the main element in the proposal, inhabitants would not get discounted if they failed to care their neighbourhoods and the community, which then compensating the economic lost of the clients’ ambitions on inhabitants - be healthy and caring. Upon successful selling of the housings, inhabitants will be able to enjoy a ‘caring’ atmosphere and start their healthy lives in the estate with both insurance and housing benefits. In addition, the proposal could then aim at a wider market and have these estate built on other sites (e.g. other opportunity areas which needs gentrification or redevelopment). The joint venture of this project could then evolve to a long term partnership between these two bodies and apply the same idea on these opportunity areas. It then benefits both the council and Vitality to gain further success on the monopoly of the London housing market.
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Public Works Loan Board (PWLB)
Loan source
All money, which inclues short-term/termporary borrowing and long-term borrowing are from the Public Works Loans Board (PWLB, a statutory body operating within the UK Debt Management Office, an Executive Agency of HM Treasury) at fixed rates.
££
Current spending and constraints
Last year (2017-18), the council spent 16m both on Environment & Social Regeneration and Housing & Modernisation. Meaning that there are certain budget espcially for these purpose, which seemed my proposal fitted in. It is then possible for the council to put certain amount of spending in my proposal. Secondly, The Housing Investment Programme is the council’s largest area of captial investment need and spend (refer to figure xx) since the council is the third largest social housing landlord in the country (consequence of mass constructions of post-war social housing in Southwark). The council’s housing investment was constrained by the HRA (Housing Revenue Account) debt cap, a government imposed limit on the level of borrowing that local housing authorities can undertake under the HRA self-financing regime. However, according to the capital’s report update (refer to xx), the debt cap has been removed now. That means the council could then borrow more now than before when it concerns social housings. In my proposal there will be certain amount of social housings so it is then possible for the council to borrow a sum (now without debt cap) to financially support the project.
££
Spending & Constraints
Funds & Reserves
Looking at the fund breakdown below, for Environment & Social Regeneration, the budget and spending in actual did not diviate much and hence does not use too much from the reserves. However, Housing & Modernisation spent £3845K more than the budget which then needed the reserves to balance out; therefore this should be taken into concern. Looking at reserves, it is growing healthly every year and saved up to £210,041K even some extra spending was made such as the one mentioned. Fig. 06: Southwark council’s capital spending & financing
Project Response
Though the council does not need to use any loans, however it will be under pressure from the government that the money is being spent wisely. As a result, the development is expected to achieve certain quality which should eventually making profit out from it.
Funds
Fig. 05: Southwark Council’s Fund breakdown
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Fig. 07: Capped from Treasury Management - Mid-year Update 2018/19 report
Reserves
Fig. 08: Southwark Council’s Reserves breakdown
Funding & Finance
Funding & Client Finance
Loan Source
Southwark Council
VitalityDwell by Vitality Corporate Services Limited a subsidiary company of Discovery
Fig. XX VitalityLife changes of fund source
Since Discovery is the parent company of Vitality Dwell, Discovery’s Integrated Annual Report is the main source of financial information which includes business datas from other current subsidiary companies such as VitalityHealth, VitalityLife & VitalityInvest.
Loan Source
VitalityLife was previously funded by The Prudential Assurance Company Limited (Prdudential) but now did borrowings from banks instead since its a Negative Reserve Funding.
Evidence for extra loans
Recovery did some reform and buying of more shares of other company and hence having them under Vitality Group of under Discovery Group. This significant change does not prevent it from making profit which their normalised operating profit overall is R8.3 billion = £479 million. It has partnerships and hold shares worldwide hence providing a firm support in financing. Profit Margin also reflects that they have extra profit for opportunities which my proposal would be one of them. By all these evidence supporting, it is very likely that Discovery could borrow a sufficient sum from the bank as short-term loans for starting this proposal. However, quick completion for the proposal is required as a healthy style grow of profit and returns of loans would be helpful for other further development of the company.
Fig. 09: Discovery’s borrowings activities
Funding & Finance
Project Response
As Vitality will be loaning money it will require the project to be done as soon as possible so as to pay off loans and make a profit from it.
Fig. 10: Discovery’s Profit margins made
Fig. 11: Discovery’s Performance & Profit over 10 years
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Fig. 12: Discovery’s Business model after significant change
Stakeholders & Ambitions NHS Since healthcare servicing is being implanted into units of living pods, advises and consultations for this servicing are needed from the national healthcare unit - NHS. NHS would then be a minor stakeholder in the proposal. On the other hand, inhabitants are dominantly encouraged to keep a healthy living style in the proposal, % of inhabitants getting sickness are expected to be less than other area. NHS, i.e. government is then possible to subsidies this strategic proposal for its development. If the proposal is to be expanded to a larger scale, more inhabitants in other areas could as well benefit from the idea hence reducing the expense of healthcare for the government.
Apple Watch & AppleCare 2 by Apple
Teddy & Co. Firstly Teddy is one of the main symbol in the proposal expressing ‘care’ and is used widely within the estate such as the actual teddy product, teddy shop, teddy-shaped communal centre & used on various signs. Secondly the actual teddy product itself is an essential element provided in every housing unit. Sales of these products will then be well promoted and different series of teddys are expected. Though it does have similar funtions as Apple Watch, it is more focused in home activities measure, therefore it does not defeat the purpose of Apple Watch. Upon successful expansion of proposal to other areas, it is expected that sales of teddys would grow in a significant way. Further development of teddy could then be done after a positive economic push. Fig. 13: Logos of NHS, Apple, Apple Watch, AppleCare 2 and Teddy & co.
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Stakeholders
As Apple Watch is part of the healthcare monitoring ways that is already implented in Vitality’s programs and would continue be used in the proposal, Apple Watch could then set up business proposal for a large pool of customers who are the inhabitants of the proposal. Apple Watch hence benefits from getting a large amount of new customers and therefore possible to offer the watches to the inhabitants with a discount price. Upon successful expansion to other areas, Apple Watch could then have even more customers and a better hold on the market as well. AppleCare 2 (newly set up subsidiary company of Apple, advanced AppleCare service extending to housing proposal) could then start on / continue put in resources for the proposal to develop an extensive caring for inhabitants by using Apple Watch.
Project Ambitions
(in terms of Time, Cost & Quality) Time
Time is definitely the most important element for the proposal: 1. Council Council needs homes to be built asap in central London to suit the city’s needs. When the supplies of housing stock does not catch up with the growing population, prices of houses will keep rising and currently the locals around site area are already suffering hard despite whether the prices are going up or not. Affordable and council housings are in urgent needs so an immediate reforcement of these supplies are needed 2. VitalityDwell VitalityDwell is a fast developing and expanding company which their funds and cash flows and debts are flowing around rapidly, secondly profit margin is to be set up under the condition of few years time and would be less accurate along with longer time taken in constructing the proposal. Hence the time must be the priority within their business plan.
Simplified implications for client on Time vs Quality vs Cost - TARGETED
T = Time Q = Quality C = Cost
T Time Saving Be built asap for business plan
Project Ambitions
Quality
Some parts are private housings and it is expected that certain level of quality is to be established. Since elements being constantly updated (with the updating technologies) such as the infrastructure and living pods, certain technological qualities are expected to weave in between. This could be resolved by appointing the right subcontractors, however costs of that would be expected to higher than normal Design & Build contracts. Aesthetically, Design & Build might not be allowing a fair standard which the proposal requires, however, very high level of finishes is not needed as well like in standard Management Contract. Standardising designs and technological concerns of living pods would be helpful to produce fair aesthetically quality and time saving method of construction.
Costs with some flexibility Foreseeable that certain qualities and specialities inflict extra cost
Cost
Having certainty on a proposal for sure is the best thing for businesses, however in this proposal, clients should also understand this is not ordinary project that could have all aspects settled and quoted under time pressure. But since the very high standard of quality provided in Management Contract is not needed, cost might not be as much as other Management contract projects. Pre-fabricating units is also helping to lower costs of production over time hence balacing out other stuff that required extra money.
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Standard Quality @certain elements e.g. Pre-fab living pods
Q Fig. 14: Targeted procurement triangle
C
2. Design & Construct
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Architect Procurement Ways of architect procurement: 1. Word of mouth 2. Recommendations 3. Competitions
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Project Response:
Design Competition
Chosen way: Architectural Competition Since the project is in a massive scale which is also somehow controversial in different aspects, and the site sits at a place with multidisciplinary behaviour. Hence a design competition would be the best way to procure an architect firm to lead design team and the project, while able to show a design proposal which is able to resolve issues as much as possible and design within the complex site context.
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Fig. 15: Poster of Design Competitioin for Architect Procurement
Procured Architect: O.K. Design Laboratory
O.K. Design Laboratory led by Kavika Lau was chosen amongst entries since the initial concept conceived by the architect was well realised. The art work and concept model expressed ‘caring’ essence which also imformed architectural qualities suggesting how the project could be built, conceptually, structurally and pragmatically.
Fig. 17: Logo of O.K. Design Laboratory
Fig. 16: Proposal’s Concept Model by O.K. Design Laboratory
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Responsibility + Outline Sequence
Time is the main concern since both clients have their concern of having it completed as soon as possible: Southwark Council: to accommodate raising housing needs VitalityDwell: to repay debt, break even and make profits
by 1x sub-contractor
Early demolition (Finished)
by Architect
Phasing Design
by 1x sub-contractor by Architect & Design Team
Foundation laying Main specification
by main contractor & sub-contractors
Pre-fabrication of most elements
by numerous sub-contractor
Infrastructure construction
Second concern is having constant quality of construction and keep certain estimation on costs. As a result the following strategies are implemented also shown in an outline construction sequence.
Strategies & Methodologies 1. Early demolition 2. Main building methodology: Pre-fabrication 3. Site construction strategy: Phased into 3 phases of identical buildings; immediate start on another phase when 1 phase is finished 4. Building construction strategy: split into 3 stages; design/start construct while previous phase had finished previous stage construction 5. Nominated sub-contractors for keeping constant qualities on technological aspects of the building
by main contractor
Start
Main structure, Frame, Internal spaces construction
Infrastructure construction
Other implications: by 1x sub-contractor
1. 1st phase might cost more but will cost less in other phases since identical methods will be used. 2. Costs even less when the same idea is implemented and build on other sites
Living pods installation
Infrastructure construction Main structure, Frame, Internal spaces construction Main structure, Frame, Internal spaces construction Living pods installation Living pods installation
Phase 1 Phase 2 Phase 3 59
Finish Fig. 18: Responsibility & Construction Outline Sequence
Construction Outline
Construction Outline
Role Logo Role Description
O.K. Design Laboratory is a UK leader in Urban Master Planning which consist of exemplary architects who obtained sufficient knowledge in the complex background of the site. Capable of producing ambitious designs.
Architect Healthcare Consultant
Healthcare planning experts with diverse backgrounds including architecture, medicine, finance, NHS management and NHS operations. Suits well with proposal’s ambitions and capable to help with planning stage.
Structural Engineer
Rich experience in world’s ambitious structures. Capable of building and consulting creative forms and works. Work closely with Architects to provide ambitious scheme which accommodate this proposal.
Design Team Lineup
Elderly Care Consultant
Experienced and capable of providing consultancy for elderly care, social care or even housing care aspects for housing projects.
Quantity Surveyor
Appointed from beginning till last stage to consult and calculate. E.g. Materials cost changes upon pre-fabrication. Rich experience including healthcare, residential & leisure projects.
Electrical Engineer Mechanical Engineer
International experienced specialist providing consultations at every stages, i.e. Planning, Procurement, Construction & Occupation. Provide advice for electrical, mechanical and acoustics from concept stage to post-occupation.
Scoreboard Consultant
Internationally experienced in displays & scoreboards, willing to challenge limits and customise innovative designs that coperates with buildings and structures. Stay with team during all stages. International specialist in billboards and advertisements. Rich experience in putting adverts at different places in different countries. Advices and building bespoke, innovative billboards to suit the proposal.
Advertisement Consultant
Principle designer is required in order to manage all Health & Sefety issues in the pre-construction project. PFB is appointed for their experience in a wide range of fields.
Principal Designer Planning Consultants
Leading expert in regeneration in UK. 15 years of experience on advise on complex, challenging and large scale propositions. Works primarily in South East London and has focus on town planning scale proposals. Constantly checking full range of services, covering health and safety issues from planning stage till end of construction stage. Ensuring they comply with up to date H&S legislation and make advices accordingly.
Health & Safety Advicer Landscape Architect
Capable of generating responsive, contemporary, cost effective and manageable landscapes. Outdoor areas need advices from them and would work closely with planting design consultancy and stay during all stages.
Fire/Access Consultant
IFC is specialist in fire safety which is also experienced in large scale projects. They will then ensure that the project covers all required fire safety regulations.
Planting Design
The proposal will have gardens and a small part of synthetic landscape and they should work closely with Landscape Architect. Demonstrated the abilities to design plant works in large residential projects.
Lighting Design
Consulting the lighting specialist in vital for the project as artificial lighting needs to coporate with high-end techology yet set off the beauty of natural environments. This award winning specialist is chosen upon their capability.
Water Feature Design Fig. 19: Responsibilities of various companies & Logos
The proposal will include water features for a comfort envionment for residents. Till Innovations have rich experience in both commercial and residential design of water features which are based in London.
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Client Risks 1. This is a large project. The outline planning application will have to go out to consultation with the community. They may be residence to the application and this may delay planning apporoval. This will have cost and programme issue (delays and expense of the delay) for the client. 2. As the building is a management contract: different sub-contractors will come in at different times. This means if one of them is delayed this will have a knock on effect and the other contractors will be delayed. 3. Management contractors needs to have sufficient packages ready and the right time in order to enable the client’s ambition of speed to be achieved. 4. Unpredictable issues: There maybe issues found on site that may cause delay (World War bomb for example) or sevices which had not been logged, or bad weather. These can all delay the project and would cost the client.
6. Bad workmanship and repeating consultation might be costly.
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Client Risks
5. Delays in financing: paying the contractors on time is important as this may delay the project.
3. Contracts
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Routes of Procurement
1. Traditional Contract
Intro
The Traditional procurement route, a.k.a ‘design bid build’ are currently still the most commony used method of procuring building works (according to RIBA members’ survey in 2012, 86% of procurement routes are used by Traditional contract).
In addition, these elements and contracts each uniquely affects the three main parties involved, which are: 1. Client 2. Architect 3. Contractors In the following pages, comprehensive explanations will be explained from different views then ultimately beneifts the best for the project and ambitions.
1. Client appoints consultants to design project in detail 2. Normally 1x consultant (i.e. the Architect) administer the contract 3. Design team/consultants prepare tender documents (include drawings, schedules and quantities bills etc.) 4. Contractors are invited to submit tenders, usually single-stage, competitive basis 5. Contractor begins constructions upon successful tender
Implications:
1. Most commonly lump-sum contracts (a ‘lump sum’ price agreed for all works before works begin) 2. Suitable for both experienced and inexperienced clients 3. Client has certainty about design quality and cost, since design is all done before tendering 4. Since design and construction are separate, this route is seen as adversarial
Pros:
1. Quality should be generally good and detailed, as once it reaches tendering stage, design should not be changed 2. Cost is certain for client when it comes to construction phase because of the agreed lump sum price 3. Low risk for client as client is crystal clear about the design; and very low financial risk because cost (lump sum price) should be certain after tendering
Cons & Risks:
1. Longer time (comparing to other 2 procurement routes) is needed since design and construction are not working in a parallel fashion; and designs into details require significant amount of time 2. If design information is not detailed enough at the tender stage, contractor would experience significant variations and unforeseeable cost would be induced that may reflect back to the client 3. Contractor takes the most of the financial risk because they will have to mostly stick to the budge they stated in the lump sum price 4. If the design is extremely detailed and complex, time might take even longer both for design and construction; also client might experience a high cost for constructing the design
Simplified implications for client on Time vs Quality vs Cost - Traditional Contract T = Time Q = Quality C = Cost
General procedure (in order):
T
Project Response Long Time required since separated stages & detailed design needed
Q
Likely be High Quality as design is mostly detailed
Promising Cost but not cheapest
C
Since the project site is a massive site, even after splitting it into different phases for construction, enormous time would be inflicted in both design and construction time which might not be the best favour for clients - In terms of Southwark council, firstly a long waiting queue is awaiting the completion of affordable and council housings to sit in place; secondly though currenly HRA cap is removed, the debt inflicted by this project should be returned in a few years timeframe instead of over 10 years. In terms of VitalityDwell, since their commercial activities are rapidly developing and changing, a huge debt on a single project would not be preferred to due over a long period of time, profit margin is expected to compensate and return debt in an ‘asap’ fashion. In addition, all 3 parts (i.e. Infrastructure, Structure & Pre-fabs) of constructions do not require a ‘craftmenship’ level of finishing, hence the Quality advantage in the scheme is not necessary in the proposal. As a result, Traditional route is definitely not in favour because of Time and Quality qualities even though it being the most popular trend of procurement method.
Fig. 20: Procurement triangle of Traditional Contract
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Procurement
Procurement in general is the process of purchasing goods or services. There are 3 main routes of a building can be procured. The selected route should fit the best with clients’ ambitions along with their business plan. The three main routes of building procurement are: 1. Traditional Contract 2. Design and Build 3. Management Contract These 3 ways (types of contracts) are mainly made up by different level of preferences on 3 elements which are: 1. Time 2. Cost 3. Quality
2. Design & Build
Simplified implications for client on Time vs Quality vs Cost - Design & Build
General procedure (in order):
1. Client prepares ‘Employer’s Requirements’ in-house or by independent client advisers 2. ‘Employer’s Requirements’ is given to tenderers (contractors) 3. Tenderers (contractors) respond with ‘Contractor’s Proposals’ including price, possibly design as well, for works 4. Client choose one tenderer (contractor) (not necessarily based on price, since every proposals are different) 4.5 If Client chose to appoint the tenderer (contractor) in a two-stage process, design team (architect) could help develop the design at second stage 5. Successful tenderer (contractor) start design and build (could starts work on site early and have design and build work in parallel)
T = Time Q = Quality C = Cost
T High likelihood of hitting deadlines
Implications:
1. Can be One-stage or Two-stage Design & Build 2. Contractor as main lead of whole project (Both design & construction) 3. Flexibility in using Architect for design as contractor could use in-house designers, or they appoint consultant designers or employ client’s designers 4. Client has certainty in price and time as demonstrated in proposal prepared by contractor
Q
Pros:
1. Single point of responsiblity on contractor hence less conflicts between parties 2. High possibility of early commencement on site 3. Possibility of overlapping design and construction phases 3. Early price certainty for client as no detailed design is required before tendering 4. Benefitting contractor experience in design 5. Possible for client to minimise any risks (other than quality control) since he/she has the choice of involving in design or not 6. Benefit from contractor’s expertises if the project is technically complex 7. Contractor could alternate design from time to time to hit budget and deadlines
Cons & Risks:
Procurement
Unlikely be High Quality (aesthetically & detail finishes)
1. Client might not be able to prepare a sufficiently comprehensive brief 2. Client needs to have a concept design early 3. Client might experience hard comparison between tenderers as it is hard to determine different cost for different designs and constructions 4. Aesthetic quality has a high possibility to be override with ease fabrication by contractor since their concern lies preferably with time and cost 5. Might cost a lot if a sudden request or change happens in design or details, yet very unlikely to have these issues happened
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Promised Cost by contractor (if no accidental changes)
C
Fig. 21: Procurement triangle of Design & Build
Project Response Since the proposal is fairly technically complex, choosing the right contractor that expertises in the technological elements would be vital in this sense. Client would just have to provide requirements /wishes/needs for these elements and could let contractor comes up with solutions and costs. The overlapping of design and construction phases, and early commencement of works on site are favourable to client as well since it saves a lot of time which benefits both clients financially as explained in last page. Cost-wise is perfect for client as it allows client to have solid budget prepared in advance and for the ease of developing business plans. However, client might not have enough knowledge in preparing the comprehensive brief hence a two-stage contract and early independent advisers might be needed which might inflict complex communications and relationships between parties. From the view of aesthetical and finishes qualities, it seemed not very favourable to whole proposal and VitalityDwell since certain amount of private housings are included, which these elements seemed vital for getting hold of private housing market.
3. Management Contract
Simplified implications for client on Time vs Quality vs Cost - Design & Build
General procedure (in order):
1. Prepare concept design by Lead consultant (e.g. Architect) holding meeting attended by consultant team and client 2. (Possible) Apply for Outline Planning Application or Detailed Planning Application 3. Appointing the management contractor 4. Develop detailed and technical design for the project, (& Detailed Planning Application if not yet applied) 5. Develop information for works contractors 6. Tender works contracts 7. Construction starts
T = Time Q = Quality C = Cost
T Time Saving as design & construct in parallel manner
Implications:
1. Principal contractor (management contractor) contracts works contractors directly 2. Tenderings and constructions for certain works contracts can start prior to other detailed design is completed 3. Planning Application is flexible depending on advises from consultant team 4. Client has more control over design
High uncertainty in cost as design and different contracts all complete at different time
Pros:
Cons & Risks:
1. Unsuitable for inexperienced clients since works usually begin before design is completed, hence clients might not be able to foresee the nature of project 2. Delaying gaps between works might happen if lack of available specialists or management was poorly done by principal contractor 3. Cost for client may run out of hand since detailed designs are not available early leading to uncertainty in cost of construction 4. Unforeseeable cost might induced from spcialist subcontractors
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Q
Possible High Quality by using best-suited subcontractors
C
Fig. 22: Procurement triangle of Management Contract
Project Response The client’s ambition is quality and time. So the best way to do this is overlapping the design and construction processes, i.e. 1. Start the demolition while design is still progressing. 2. The pod housing can be designed and constructed off site (Prefabrication) while the main frame of the building is done. This will all speed up the process. The Management Contractor will need to send out tenders for different parts of the project at different times. It will then be able to get the chosen contractors to work at the appropriate time. It is up to the Management Contractor to ensure quality of work by sub-contractors.
Procurement
1. Possible to produce high quality project 2. Possibility of overlapping design and construction phases 3. Flexibility in design as changes are possible during construction process 3. Time saving as tenders and certain constructions (such as ground work) could start before other design works are done 4. Beneficial on complex or specialist projects by splitting works to best-suited subcontractors 5. Possible highest-quality works by specialists subcontractors 6. Design team, client, principal contractor all involved in design process 7. Client’s time and quality risks are moved to principal contractor
Concluded concerns - Management Contract
Procurement
Since the proposal is a complex proposal, a good management in construction is needed. And if the client would prefer all phases to be constructed together, i.e. foundation of all phases starts while other tendering and designs are still ongoing, it comes to favour of Management Contract since the complex management could be resolved. The core team - design team, client & principal contractor, other than making decisions of management, could also help in coordinating with specialist subcontractors who contribute to different aspects. The biggest concern of cost induced by this contract with high quality finishes would then be resolved by appointing a subcontractor that specialise in fabricating high-tech pre-fabricated units. Therefore ensuring certain aesthetic with advanced technology and being completed in a short period of time.
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Main Cost Issues Demolition: The existing Heygate may have asbestos - lots of government project had that as heat-resistant material and as thermal insulation in construction - removal of it may become expensive.
The Main Structure: They will be constructed off site. As this building is a prototype for other projects, these elements will be mass produced and become cheaper the more they are produced over time. Prefabrication Pods: They will be constructed off site. As this building is a prototype for other projects, these elements will be mass produced and become cheaper the more they are produced over time.
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Main Cost Issues
Infrastructure: The new digital monitoring system infrastructure will be expensive as it is a new technology.
4. Overall Scheme
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Plan of Work
Contractors will be responsible and accountable for any deficiencies for around 2 years (depends on contract). Occupiers and Users will identify problems if any. Post-occupancy Evaluation will reflect the performance of the building. Maintenance of facilities are specified to ensure ongoing performance and present building being sustainable. Outcome:
Since many subcontractors are involved and many occupants will be using the project, a number of tests are expected to be carried out to ensure effectiveness and fix deficiencies if any. ‘Abnormal’ servicings and machineries from all units of living pods are expected to take quite some time for testing. However due to clients’ aims, the period will be less than a year and if spaces and services are delivered by contractors as intended, contract will draw to a close. Health & Safety documents will be handed to occupiers for acknowledgement of building usage.
Outcome: Strategic Brief Site Information
Constantly Usable & Sustainable Building Post-occupancy Evaluation
Outcome: Closed Contract Building Handover
Outcome: Completed Construction
Outcome: Technical Design Construction Programme Construction documentations are completed before construction stage. Contractors are responsible to deliver as specified and works are determined in pre-construction stage. Main contractor will have 1 contract with clients and many more with other subcontractors. Design queries will be directed back to design team and additional drawings, advices, consultations are expected. Health & Safety Strategy will have to be updated if it does not meet requirements or requested by construction contractors.
Technical design will be completed after Project Strategies and Design Responsibility Matrix. This will include all architectural, structural and building services information, all specifications from subcontractors and specialists. All aspects are reviewed in order to meet regulations. Some materials could be submitted early in order to save time for this project. Documents for tendering are prepared a this stage. 69
The client, The Caring CommunityTM will meet with architects O.K. Design Laboratory to discuss intentions and outline for their 1st prototype of housing estate. They requested the project being built in a quick fashion yet with new technologies undermined. The design team will be responsible to collaborate with appointed bespoke consultants and specialists to meet ambitions and requirements.
Outcome: Initial Project Brief Feasibility Studies Outcome: Final Project Brief Design Programme Project Strategies Preliminary Cost Outline Proposals Outline Specifications Design Programme Outcome: (Update) Project Strategies (Update) Cost (Update) Proposals (Update) Specifications (Update) Design Programme
Coordinated and updated proposals will be required for the Project Strategies, including programme requirements, structural design, services systems and specifications; in accordance with Design Programme. Design team is responsible to update Cost Information as well.
A rough feasibility study was put together during meetings. The feasibility report contained initial project brief, site information and project objectives (includes quality objectives, project outcomes, sustainability aspirations, budget and other constraints.). All these documents are very important as specialists and consultants are specifically appointed and shaped the design brief with specifications within constraints and regulations.
The architect will develop a concept design through informations acquired in the last stage, further consultations and advices might be needed to ensure required services routes and specifications. Hence able to prepare cost information, project strategies, design programme, sustainability strategy, maintenance & operational strategy, health and safety strategy and undertake third party consultations for research and development aspects. Construction strategy is expected to start including offsite fabrication. Fig. 23: Plan of Work of The Caring Community
Plan of Work
O.K. Design Laboratory produces the follow specific plan of work meeting the RIBA Plan of Work 2013 requirements, was set up in the beginning in order to allow adequate and sufficient delivery of project. The plan is examined in detail with client intentions, contractors, sub-contractors and specialists leading to a productive and successful delivery.
Based on:
Programme Sequence
Programme & Construction Sequence
Fig. 24: Programme & Construction Sequence Timeline
Diagram shows the complete programme and construction sequence from initial programme development to 1st phase handover. However this is a draft version as proposal will be explained in more complex way as it developed and have the specific building processes identified hence adjusting the timeframe accordingly.
Project response: Since time is the primary issue according to clients’ ambitions, 4 methodologies are implemented: 1. Works on site will be starting once planning permission is granted 2. Site are splitting into 3 phases therefore occupation handover of 1st phase is possible while the other 2 are still under construction 3. Construction processes are mainly splitted into 3 stages as well hence design on later stages could be parallel with construction of 1st stage 4. Materials are mostly pre-fabricated and off site hence saving time
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Fig. 25: 2015 No.51 Health and Safety in The Construction (Design and Management) Regulations 2015
Health & Safety (Design & Post-completion)
Fig. 26: Health and Safety in Construction by HSE
Many possible risks may inflict in both construction and operation, therefore duties are made on commissioning, designing , constructing and opertating stages in order to have the risks under control. Therefore risks are being constantly reviewed and update during development stage of project (i.e. before construction) and meets the CDM Regulations (Construction (Design and Management) Regulations)). Responsibilites and duties are appointed to the architect or to a sub-contractor. The sub-contractor could be a specialist in health & safety regulations (qualified unit) or a CDM=coordinator (principle designer). Risk assessment produced by another sub-contractor is needed as well because it will be passed on the principle contractor for checking whether it is in line with Health and Safety regulations (construction).
Possible risks during construction: (Detailed discussion in Section 2) Working at heights
Moving of goods
Vibrations
Demolition
Noise
Noise
Electrical works
Working in confined spaces
Welding works
Working with hazardous substances
Ground Works
(and more, see full list in document)
Client
Principal contractor
Designer Team
Main contractor
Principal designer
Sub-contractors
Workers
Designer Risk Assessment Template:
Project response: Risk Assessment and Health & Safety file will be sent to client, including the response to all H&S regulations before construction phase begin. Principle Designer is responsible to deliver it on time and include all information required for the proposal for ensuring health and safety during any subsequent works.
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Health & Safety
Main contents to be included in the Health & Safety document:
CDM regulations impose duties on:
Health & Safety (Post-completion) Possible design ideas that could lead to risks in post-completion maintenance.
Anti-slip floors are widely used and needed constant maintenance as outdoor/semi-outdoor spaces might get slippery when there is rain. Elevated track for jogging is the part mainly needed the maintanence most.
Harnessing operations for top/high level cleaning & maintenance, i.e. Cleaning windows & roofs
Considering proposal having staircase-like forms, at mid levels could not be done by harness method:
Health & Safety
Boom Lift for mid levels cleaning & maintenance
Scaffolding and ladders are used for maintanence of billboards and scoreboards (change of heights etc.) which impose a risk of height.
Ventilation facilities, harness and other safety concerns might inflict if there are failures in infrastructures and need to be fixed from inside of manholes.
Scissor Lift for mid-low levels cleaning & maintenance
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5. References
73
References
List of Figures
Client
Fig. 01: Logo of VitalityHealth Fig. 02: Discovery & Vitality’s logos Fig. 03: Southwark Council’s logo Fig. 04: The Caring Community’s logo Fig. 05: Southwark Council’s Fund breakdown Fig. 06: Southwark council’s capital spending & financing Fig. 07: Capped from Treasury Management - Mid-year Update 2018/19 report Fig. 08: Southwark Council’s Reserves breakdown Fig. 09: Discovery’s borrowings activities Fig. 10: Discovery’s Profit margins made Fig. 11: Discovery’s Performance & Profit over 10 years Fig. 12: Discovery’s Business model after significant change Fig. 13: Logos of NHS, Apple, Apple Watch, AppleCare 2 and Teddy & co. Fig. 14: Targeted procurement triangle Fig. 15: Poster of Design Competitioin for Architect Procurement Fig. 16: Proposal’s Concept Model by O.K. Design Laboratory Fig. 17: Logo of O.K. Design Laboratory Fig. 18: Responsibility & Construction Outline Sequence Fig. 19: Responsibilities of various companies & Logos Fig. 20: Procurement triangle of Traditional Contract Fig. 21: Procurement triangle of Design & Build Fig. 22: Procurement triangle of Management Contract Fig. 23: Plan of Work of The Caring Community Fig. 24: Programme & Construction Sequence Timeline Fig. 25: 2015 No.51 Health and Safety in The Construction (Design and Management) Regulations 2015 Fig. 26: Health and Safety in Construction by HSE
Client & Ambitions https://www.vitality.co.uk https://www.vitality.co.uk/media/vitalitylife-announces-claims-and-benefits-statistics/ Southwark Finance Southwark Council Statement of accounts 2017-18 Treasury Management - Mid-year Update 2018/19 VitalityDwell Finance Discovery – Integrated Annual Report 2018
Procurement
References & Figures
Procurement Routes https://www.designingbuildings.co.uk/wiki/Procurement_route https://www.designingbuildings.co.uk/wiki/How_to_appoint_a_contractor Traditional Contract https://www.designingbuildings.co.uk/wiki/Traditional_contract_for_construction Design & Build https://www.designingbuildings.co.uk/wiki/Design_and_build_procurement_route Management Contract https://www.designingbuildings.co.uk/wiki/Management_contractor https://www.designingbuildings.co.uk/wiki/Management_contract:_outline_work_plan
Overall Plan of Work https://www.ribaplanofwork.com/Download.aspx Health & Safety https://www.designingbuildings.co.uk/wiki/Health_and_safety_for_building_design_and_construction https://www.designingbuildings.co.uk/wiki/CDM_2015 https://www.aps.org.uk/supporting-example-documents-and-templates
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The Caring Community Chun-yin Kavika Lau Design Realisation Section 2 University of Greenwich Unit 12
04
Materials, Structure & Construction
2. General Arrangement
4. Structural Strategy
1. Introduction
01
1.1 Brief Introduction....................................81
2.1 G/F Plan...................................................83 2.2 M/F Plan...................................................84 2.3 1/F Plan....................................................85 2.4 2/F Plan....................................................86 2.5 3/F Plan....................................................87 2.6 4/F Plan....................................................88 2.7 5/F Plan....................................................89 2.8 6/F Plan....................................................90 2.9 Section A-A..............................................91
3. Material Material Concept........................................... 3.1 Sensual Materials......................93 3.2 Sensual Materials Qualities.....94 3.3 Other Materials.........................95 3.4 Other Materials.........................96
03
Section 2
02
Content
78
4.1 Structure Introduction.............................98 4.2 Superstructure & Substructure...............99 4.3 Structural Strategy.................................100 4.4 Loadings.................................................101 4.5-6 Main Structure Construction......102,103 4.7 Secondary Struture................................104 4.8 Span / Depth Ratio................................105 4.9 Truss & Column Connection................106 4.10 Slab Structure......................................107 4.11-15 Living Pod Construction.........108-112
6.1 Building Control....................................122 6.2 Building Regulations.............................123 6.3-8 Part B & M...................................124-129 6.9 Part B......................................................130 6.10 Part L....................................................131 6.11 Part D, G & H.......................................132 6.11 Part 7....................................................132
7.1 Space Requirements.............................134 7.2 Environmental Strategies Overview.....135 7.3 Sunligh....................................................136 7.4 Lightings.................................................137 7.5 Power & Heating...................................138 7.6 Thermoregulation..................................139 7.7 Air Circulation........................................140 7.8-10 Strategic Elements................................. Explanations................................141-143 7.11 Ventilation & Heating Strategies ............ in Living Pod 1:25...............................144
07
05
5.1 Living Pod 1:25......................................114 5.2-4 Living Pod 1:5.............................115-117 5.5 Atrium / Truss Connection 1:10............118 5.6 Garden Slab / Balustrade 1:10.............119 5.7 Canteen Rooflight 1:10.........................120
08
06 5. Section Details
6. Building Control and Access, Fire and Disability Strategies
7. Building Performance
79
8. References & List of Figures 8.1 References..............................................146 8.2-3 Image References.......................147,148 8.4 List of Figures.........................................149
1.0
1. Introduction
80
The proposal is apparently a social engineering project, and using the architecture as ‘Megamachine’, i.e. a machine that create comfortable environment for inhabitants as well as using them as ‘machine parts’ that ultimately make them work and live as best as they can. Initially, the aims are making the inhabitants to be: 1. sustainable human power as work forces 2. environmental friendly 3. embracing social interactions The ways to do so are incepting certain attitudes into habitants’ minds such as: 1. pursue a healthy life 2. respect earth resources 3. be caring to neighbourhoods These attitude inception are leaded by the architecture of the project. However, some elements/ spaces require their own endeavor (the ‘Active’) and some are perceived subconsciously which they would passby in everyday lives (the ‘Passive’): ‘Active’: Gym, jogging track, sports deck, self-managed farms & gardens, communal spaces ‘Passive’: Adverts, sports spaces showcase, plants, social areas, other inhabitants Though the ‘Passive’ elements are almost forcibly to be perceived, the ‘Active’ spaces are also encouraged to be used by: 1. discount in housing mortgage when inhabitants do sports constantly 2. point competition system that calculates and rank by how healthy they are and how much sports they do (with the help of monitoring machines)
Fig. 01: Senses for positive psychological Reinforcement
Nonetheless, the endeavour of using ‘Active’ facilities might still be obstructed by negative emotions, e.g. behave in a way that rejects the competitiveness of the point system, rejects social interactions etc., or affected by environment, e.g. bad weather, bad smell. Therefore, some architectural elements are further implemented to avoid these negative emotions that are defeating the initial aims of the proposal. These elements start off from sensual point of considerations that help fighting negative emotions and encourage aims and attitudes stated above: 1. Visually: Use of delightful colour in Interior & Exterior finishing materials 2. Aromatically: Materials that emits nice smells 3. Haptically: Soft Interior finishing materials to provide comfortness 4. Acoustically: Use of sound insulating material & spatial arrangements according to noise levels 5. Anthropometrically: Elements and spaces designs according to human anthropometrics Fig. 02: Anthropometric considerations for elements & spatial arrangements
81
Fig. 03: Anthropometric considerations for elements & spatial arrangements
1.1
Introduction
Brief Introduction
2.0
2. General Arrangements
82
Pavements
Pavements Core 6
Core 4
Watercourse
Main Entrance
Pavements S
A-A
Atrium Area Core 3 Pavements
Pavements
Core 1
Core 2
G/F Plan - Proposed Scale 1:500 50
83
25
10
N 0
2.1
G/F Plan Core 5
2.2
M/F Plan
Core 5 Communal Kitchen Core 6 Core 4
Communal Garden
Communal Canteen 1/F
S
A-A
Bar 1
Core 3 Core 1 Communal Kitchen Core 2
M/F Plan - Proposed Scale 1:500 50
84
25
10
N 0
4p3b Pod
Core 6
2p1b Pod
Core 4 3p2b Pod 4p3b Pod
Communal Canteen 2/F
Communal Garden
Bar 3
S
A-A 4p3b Pod
Bar 2 3p2b Pod
Core 3
4p3b Pod
2p1b Pod
Core 1
Core 2
1/F Plan - Proposed Scale 1:500 50
85
25
10
N 0
2.3
1/F Plan Core 5
2.4
2/F Plan
Core 5 2p1b Pod
4p3b Pod 2p1b Pod
3p2b Pod
Core 4
3p2b Pod
4p3b Pod
2p1b Pod
Core 6
Communal Garden
S
A-A 2p1b Pod
Core 3
Core 1
Atrium Canopy
3p2b Pod
2p1b Pod
3p2b Pod
4p3b Pod
4p3b Pod
2p1b Pod
Core 2
2/F Plan - Proposed Scale 1:500 50
86
25
10
N 0
3p2b Pod
4p3b Pod 2p1b Pod
3p2b Pod
Core 4
2p1b Pod
4p3b Pod
Core 5
Communal Garden 4p3b Pod
Core 6
4p3b Pod
Core 1
S
A-A
Core 2
Core 3 3p2b Pod
2p1b Pod 4p3b Pod
2p1b Pod
4p3b Pod
4p3b Pod
3p2b Pod
3/F Plan - Proposed Scale 1:500 50
87
25
10
N 0
2.5
3/F Plan 4p3b Pod
2.6
4/F Plan
3p2b Pod
2p1b Pod
2p1b Pod
4p3b Pod 3p2b Pod
4p3b Pod
2p1b Pod
4p3b Pod
2p1b Pod
3p2b Pod
Core 5
3p2b Pod
Core 4
4p3b Pod
Core 6
Communal Garden S
A-A
Core 1
4p3b Pod
Core 3
3p2b Pod
Core 2 3p2b Pod 4p3b Pod
3p2b Pod 3p2b Pod
2p1b Pod
2p1b Pod
2p1b Pod
4p3b Pod
2p1b Pod
4p3b Pod
4/F Plan - Proposed Scale 1:500 50
88
25
10
N 0
3p2b Pod
4p3b Pod 4p3b Pod
4p3b Pod 3p2b Pod
2p1b Pod
2p1b Pod
4p3b Pod
3p2b Pod
Core 5
3p2b Pod
Core 4
4p3b Pod
Core 6
Communal Garden S
A-A 4p3b Pod
Core 1 Core 3
3p2b Pod
Core 2
3p2b Pod 3p2b Pod 4p3b Pod
4p3b Pod 4p3b Pod
3p2b Pod
3p2b Pod
4p3b Pod
2p1b Pod
4p3b Pod
2p1b Pod
4p3b Pod
5/F Plan - Proposed Scale 1:500 50
89
25
10
N 0
2.7
4p3b Pod
5/F Plan
4p3b Pod
3p2b Pod
6/F Plan
2.8
3p2b Pod
4p3b Pod
3p2b Pod
3p2b Pod
4p3b Pod
3p2b Pod
4p3b Pod 4p3b Pod 2p1b Pod 2p1b Pod
Core 5
4p3b Pod
Communal Garden
Core 4
4p3b Pod
Core 6
S
A-A 4p3b Pod
Core 1 Core 3
4p3b Pod
Core 2
2p1b Pod 2p1b Pod 4p3b Pod 4p3b Pod 3p2b Pod
4p3b Pod
3p2b Pod
3p2b Pod
4p3b Pod
3p2b Pod
6/F Plan - Proposed Scale 1:500 50
90
25
10
N 0
Core 4
Core 5
Core 6
6/F +53.00m Communal Garden Living Pod 5/F +45.00m Communal Garden Living Pod 4/F +37.00m Communal Garden Living Pod 3/F +29.00m Communal Garden Living Pod
Atrium Canopy
2/F +21.00m Communal Garden Living Pod
Bar 2
Bar 3
Communal Canteen
1/F +13.00m M/F +10.00m
Communal Canteen
Communal Garden Bar 1
Communal Kitchen
G/F +00.00m Main Entrance
Pavement Area on G/F
Section A-A - Proposed Scale 1:500 50
91
25
10
0
2.9
Section A-A
Living Pod
3.0
3. Material Choices
92
[Cladding]
These materials are mainly finishings and claddings, as machines (according to brief) are not shown overtly because the developer wants the architecture to be perceived as warm and comforting.
Some touchable surfaces, i.e. interior walls, could be providing comfort experince like hugging a teddy bear hence the qualities should be: - Soft - Fluffy or Fuzzy - Hairy However, some parts are not accessible hence not touchable, so they might only need to ‘looking’ soft rather than having the real hatptic experience.
EPDM Rubber
ETFE
Artificial Turf
Playground Rubber
Other materials will be presented on another separate pages.
Scent
[Non-structural]
Some public/social area would be installed with materials that gives off pleasant scent. Hence providing a passive sensations that encourage inhabitants to engage at the public/social area. - Pleasant - Refreshing
Flowers
Lebanese Cedar
Cork
Automotive Paint
Flowers
Illuminations
Visual
[Cladding]
To be visually engaging, various colours are used for stimulating and comforting purposes. Colour palette would be used in helping to decide materials or paints. - Revitalizing - Warm - Happy
93
3.1
Haptic perception
As mentioned in introduction, human senses are one of the elements that leads to material choices. The main aim is to provide comfortness and happiness to inhabitants in order to achieve ambitious purposes. These three senses. i.e. Touch, Smell & Sight, are the main senses that directly relate to materials. They will be explained individually on the right.
Material Concept
Sensual Materials
Material Concept
3.2
Sensual Materials Qualities
Playground Rubber - Shock absorbing - Drainable - Slip resistant - Hard-wearing - Noise reducing - UV resistant - Low maintenance cost - Eco-friendly
The following shows the qualities of the sensual materials which can then inform where they could be useful in the proposal.
EPDM Rubber
Cork
- Extremely versatile and flexible - Weather-resistant - Suitable for sealing - UV resistant - Fire resistant (Fire class B1) - Recyclable
- Water resistant - Recyclable/renewable/reusable - Flexible & elastic - Warm - Mold/Mildew resistant - Shock absorbent - Hygienic - Pleasant scent
(Ethylene propylene diene monomer rubber) - Thickness: 1.3mm - Length: up to 2m per sheet - Cut to shape in factory and mount on site - Available for other colours (Possible) Proposal Uses: Exterior facade cladding
Artificial Turf - Extremely durable - Weather-proof - UV resistant - Fire resistant
- Thickness: 20-40mm - Cut to shape in factory and mount on site - Available for other colours (Possible) Proposal Uses: Exterior facade cladding, Ceilings finishing
ETFE
(Possible) Proposal Uses: Flooring for both indoor and outdoor spaces
- Extremely wear-resistant - Thermal Insulation - Acoustic Insulation - Ease Maintenance (Possible) Proposal Uses: Flooring, Floor insulation, Wall coating
Automotive Paint (Polyurethane acrylic paint) (PU Coating) - Stick to various materials - Durable - Chemical resistant - Water resistant - Temperature resistant - Abrasion resistant
- Glossy finishes - UV Stability - Anti-corrosion coatings (Possible) Proposal Uses: Finishes for facades, steelworks, service units, panelling, infrastructures
Flowers
(Ethylene tetrafluoroethylene) - Very Transparent - Extremely tear resistance - Long life - Light (hence less structural support) - Reduce UV gain by pattern fritting - Recyclable
- Weather resistant
- Pleasant scent - Useful for aromatherapy - Visual pleasure
- Very tensile - Weather-resistant - Chemical-resistant
(Possible) Proposal Uses: Decorations and installations around public spaces, facades, roofs
(Possible) Proposal Uses: Glazings
Lebanese Cedar (Cedrus Libani)
Illuminations
- Durable and highly stable - Weather proof - Moth repelling - Crack resistant - Warp resistant
- Lights up interiors - Change colours of spaces
- Thickness & Length: Customable - Cut to shape in factory and mount on site (Possible) Proposal Uses: Interior Veneering, roof/inner wall structures, fixtures, doors, shingles for roof/wall cladding
94
(Possible) Proposal Uses: Interior/Exterior/ Landscape lightings, Signs, Adverts
Other than sensual materials, other materials are needed for structural support, glazing, insulations etc. They are listed as Structural materials & Non-structural materials here.
Structural Elements Steel
Concrete
Aluminium
Timber
Glass
Plywood
Soil
Insulations
Non-Structural Elements
95
3.3
Other Materials
Other Materials
Other Materials
3.4
Other Materials Qualities The following shows the qualities of the other materials which can then inform where they could be useful in the proposal.
Steel - High strength - Light in weight - Durable - Corrosive resistant - Ductile
Glass - Thickness, Length & Form: Customable - Made to shape in factory and mount on site
- Hard at certain thickness - Weather resistant - Chemical resistant - Transparent - Heat resistant - Pressure resistant - Breakage resistance
(Possible) Proposal Uses: Reinforcements in concrete, truss structure, clip angles, i-beams, steel squares, connection plates
Steel
- High compressive strength - Reinforceable - Very low coefficient of thermal expansion - Able to be Prestressed - Load bearing
Plywood - Thickness, Length & Form: Customable - Mould and pour on site with formworks
- High impact resistant - High strength - Shear-able - Chemical resistant - Flexible when steamed
(Possible) Proposal Uses: Column, floor slab, concrete screed, walls, roofs, stairs
Concrete
- Thickness, Length & Form: Customable - Cut & steam to shape in factory and mount on site (Possible) Proposal Uses: shell formworks, slightly structural support, wall composition
Plywood
Aluminium - Very light in weight - High strength/weight ratio - Alloy-able - High Tensile strength after alloyed - Good in low temperatures - Corrosion resistant - Excellent reflector to radiant energy
Soil - Thickness, Length & form: Customable - Cut to shape in factory and mount on site
- Water-holding - Recyclable - Habitat for soil organisms - Enable plant growth
(Possible) Proposal Uses: Gutter, Aluminium Deck, window frames, ceiling structural frameworks, cladding
- Renewable - Low energy required at obtainment process - Possible good smells - Very hard and high strength - Hygroscopic - Tough, anti-bending - Insect resistant
- Manufactured in factory and pour on site (Possible) Proposal Uses: garden, farm, amenity space, landscape
Soil
Timber
Timber
(Possible) Proposal Uses: windows, Atrium canopy, canopy, skylight, floor
Glass
Concrete
Aluminium
- Thickness & Length: Customable - Cut to shape in factory and mount on site
Insulations - Thickness & Length: Customable - Cut to shape in factory and mount on site
- Temperature/Sound insulating - Certain fire resistance - Permeable to water vapour - Thermoregulation
(Possible) Proposal Uses: Stairs, timber battens, floor, beam, frameworks, roof
Insulations
96
- Thickness & Length: Customable - Cut to shape in factory and mount on site (Possible) Proposal Uses: Thermal insulation, sound insulation
4.0
4. Structural Strategy
97
Structure
Introduction As mentioned before, the proposal is mainly divided into 3 phases which will be almost identical to each other, with identical programs. Hence each phase would be in a competition of ‘caring’ amongst each other. The form of each phases is mainly based on stadium form because inhabitants are expected to be in competitions as well amongst each other. Therefore the stadium form allows them to look at each other’s activities as much as possible.
4.1
In the sense of construction, phases would be completed in separate order but in a quick manner because of client’s ambitions. As the phases are all identical, construction methods in each phases would be the same and hence the pages after ‘Overall Structure’ would be focusing on construction of one phase and the center area.
Fig. 04: Construction Phasing
Phase 1
Phase 2
Phase 3
Center area
Parts are mostly pre-fabricated for time saving reasons and assembled on site according to the plan of work in Section 1 of this document. Canopy
Concrete columns
Steel truss infill Fig. 05: Perspective View of Proposal with exploded Canopy
98
Basic Structure Composition
Steel structure to support canopy
Superstructure
The proposal will have no underground spaces hence the substructure part will only have foundations. The superstructure is being held up mostly by the main columns which are shown in the following diagrams. Ground level
Pile Foundation
Fig. 06: Elevation showing substructures under proposal
Substructure - Pile Foundations As there are large trees with large roots plus the fact it is a large building that will have a large load, it will then require pile foundation. And since the columns are massive, deep foundations are laid to take the loadings. Pile foundations are used since no underground spaces are expected and the need of transferring the large loading to deeper layers of soil which has higher bearing capacity. Two types of pile cap: single cap and ring cap. Single cap is used as the force are transferred more in a vertical direction. Ring cap is used since forces are in diagonal direction and a ring form would then be helpful in ditributin the forces evenly amonst the ring.
Superstructure - Main columns These main columns shown in the diagram would be taking almost all of the loading of the proposal hence they are thick and massive in size.
Main columns Other structures Foundations
Main columns Other structures
Piles Ring Cap
Fig. 07: Plan view showing Main Columns
Single Cap Fig. 08: Perspective view showing Main Columns & Substructures compositions
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4.2
Concrete Columns
Superstructure & Substructure
Superstructure & Substructure
Structural Strategy
4.3
Structural Strategy 3 stages of structures are further dirived to allow even distribution of loadings onto the foundations. They include the main columns, truss system and short vertical columns. Main columns are made by reinforced concrete, which will be cast in situ since it would be more difficult to assemble them on site if they are pre-fabricated, because of the form of the column itself. Truss system is made by steel. They will be prefabricated and be assembled on site. Short vertical columns are made by steel as well. They sit on the truss system and hence will be assembled on site.
These rings are not structured. They are for light fittings.
Steel Trusses When they come together between the columns, they will form a kind of ring. This will create a stable structure. The steel truss will also hold up different floors and the housing pods.
Main structure: Reinforced concerete column Secondary structure: Steel truss Tertiary structure: Vertical steel column
Fig. 09: Main, Secondary & Tertiary Structures composition
100
Loadings
Loadings There are three types of loadings presented which are dead loads, lateral loads and live loads. The main contributions to each loadings are listed below. Dead: Structures, slabs, living pods, soils, plants, balustrades, building services Lateral: Wind, Horizontal movements Live: Occupants, furnitures in living pods
4.4
The vital element for the whole structure to hold up is the Steel truss introduced in the last page since it takes: 1. Dead loads from dead loads transferred from short vertical columns(explained below), weight of living pods, corridor slabs, balustrades, and the truss structure itself. 2. Lateral loads from wind and movements generated by occupants and other movable objects. 3. Live loads by varying occupants, and furnitures inside each living pods.
4.4
Steel vertical short columns take only weights of spaces above: 1. Concrete slab holding up the garden 2. Elements on the slab, i.e. plants, soil, balustrades and occupants Reinforced massive columns would be mostly taking the dead loads from all these spaces and structures. Loading diagram is shown how the dead loads are distributed and transferred to the substructure via reinforced columns.
Main concrete columns Secondary steel truss Tertiary steel columns Dead loads examples (other than structures) Lateral loads example (wind) Live loads examples (occupants)
Fig. 10: Loadings examples on partial Structures composition
Loading Paths
101
Main Structure Construction
4.5
Large Column Construction Due to the large size of these columns, they will hence be cast-in-situ instead of being pre-fabricated off site. Since they will be bearing most of the weighs of the building, reinforced concrete is chosen to ensure studiness of the building. Rebar (steel mesh) are used alongside with concrete casting.
Pile cap & Column Reinforcement
Reinforcement steel mesh
Column
For the reason of further enhancing stabilities of columns, reinforcements of columns are then constructed with reinforecments of pile caps. Then concrete will be cast together with pile caps. After the base of the column and piles are casted, shuttering method is used to shape the concrete around the reinforcement to desire forms.
Pile cap
Piles
Main Columns and piles to be casted in situ
Formwork (Shuttering)
Fig. 11: Main Columns and pile cap (Perspective view)
102
Divided Casting
Part 3 59.2m
Since the form of certain parts of the column, it is divided into 3 parts to be casted. Part 1 will be cast vertically as normal but part 2 & 3 will be lifted up by crane and put in position after being casted separately.
72.1m Part 1
Part 2
Casted Separately for Part 2 Casted Vertically for Part 1
Fig. 16: Reinforcements of Main Column x1
Reinforcement steel Crane lifting part 2 & 3 of column Fig. 14: Reinforcements & Main Column (Part 2) x1
Concrete
Casted Separately for Part 3 Reinforcement steel
Concrete Fig. 15: Reinforcements & Main Column (Part 3) x1 Fig. 13: Reinforcements & Main Column (Part 1) x1
103
4.6
20.2m
Main Structure Construction
Reinforcement steel mesh
Secondary Structure Construction
4.7
Truss Construction Triangular truss structure is chosen because it can span a long length and hold up certain weighs. A mix of welding and connection joints are used for setting up the truss and fixing them to the main structural columns. The truss is pre-fabricated off site to save time and be assembled on site. Fig. 17: Truss Structure of proposal
Bespoke joints with specific angle are prepared to ensure the truss follows the correct direction of travel.
Bespoke Truss Joint
Fig. 18: Truss Structure Construction Methodologies
Welding work
104
Since the spans varies at different level and different positions, the longest span (~55m) is chosen for calculation of depth needed for the truss structure as it should be holding the heaviest loadings.
Fig. 20: Truss Ratio standards
When the same depth (depth calculated from longest span) are applied to other shorter spans, they should also be able to hold up loadings even at other positions as less loadings are expected. The inclination of the diagonal members in relation to the chords should be between 35° and 55°, in this proposal they will all be 45°. For efficient structural performance, the ratio of span to truss depth should be chosen in the range 10 to 25. Since the truss in the proposal does not hold a massive amount of concrete, yet in case of heavy weights from living pods, a value of 15 is assumed for the calculation. Longest Span in proposal Formula and calculations are shown on the right which leads to a result of 3.7m in depth for each truss span. By adding extra tolerance to ensure it hold loadings, it is then round up to 4m. 55m Longest Length of Span = 55m
55m
Depth = 4m
55m
L/D=R 55m/D=15
55m
L:Length D: Depth R: Ratio
D=3.7m Longest Spans (All identical in span length)
55m
Longest Span length (All identical in span length) Fig. 19: Longest Spans in proposal
Tolerance inc. =4m
55m
Fig. 21: Calculations & illustrations of longest span
105
4.8
Span / Depth Ratio
Span / Depth Ratio
Trusses are connected to the large columns by 1. fixing main rails to connection plates by welding 2. large screws bolted the connection plates into the concrete
Connections of Trusses to Main Column in section Fig. 22: Section of concrete column & Truss
Connections of Trusses to Main Column in 3D
Reinforcements Concrete Connection Plates Concrete Truss Screw Connection Plates
Screw Truss
106
Fig. 23: 3D illustrations of connections between truss and main column
Truss & Column Connection
4.9
Truss & Column Connections
Concrete slab will be sitting on top of the truss structure. I-beams are expected to be used to strengthen the slab structure and evenly distribute the vertical and horizontal loadings onto the truss system. Corrugated floor trays will be sitting on top of the I-beams which will then be filled with concrete and then the finish surface of the slab.
Truss Structure
Connection plate
I-beam Structure
Bespoke truss for connecting I-beam Finishing surface material Concrete fillings Metal Deck I-Beam structures
Truss Structure
Fig. 24: Illustrations of Concrete Slab Structure
107
Single Clip Angle
4.10
Slab Structure
Concrete Slab Structure
Living Pod Construction
4.11
Reference: Lords Media Centre
Living Pod Structure
Semi-Monocoque Structure
A ‘monocoque’ type of structure is used in the living pod to maximise the internal area in the pod. Therefore I-Beams are customised and made off site for the structure. The whole pod will be pre-fabricated and be ‘plugged in’ and sit on the concrete slab which was mentioned on the last page. On this page it will be mainly focusing on the structure itself and the joints prepared for connecting to the slab.
Reference: Airframe design
A mix of square steel and I-beams are used for different purposes.
Single Clip Angle
Square steel beam for steel legs assemblance
Shear Plate to be welded after bolting Cut I-Beam end for ease of assemblance
Single Clip Angle
Square Steel Beam
Bespoke circular clip angle Bolts Steel Leg welded to connnectin plate & clip angle
Steel Leg to be fixed on concrete slab
Connection plate
Fig. 25: Illustrations of Constructions of Living Pod Structure
108
1. Floor screed bracket are placed on edges of metal deck and sits on I-beam structure 2. Metal deck placed over I-beam structure 3. Thin concrete layer filling gaps between metal deck and produce a (relatively) smooth surface 4. Prefabricated Steel sheet with welded Concrete Embed Plates is put in place 5. Concrete is poured setting up the concrete screed and flush with top of embed plates 6. Floor finishing (Playground rubber) with cut out fitting positions of embed plates 7. Pre-fab pod are placed in position by the use of crane 8. Bolting the connection plates (from living pods) to embed plates and I-beam structure
Step 2: Metal deck placed over I-beam structure
Step 1: Floor screed bracket are placed on edges of metal deck and sits on I-beam structure
Floor screed Bracket
Step 3: Thin concrete layer filling gaps between metal deck and produce a (relatively) smooth surface I-beam Structure Truss System
Floor screed Bracket
Fixings
Fig. 26: Illustrations of Living Pod Construction Sequence (Step 1-3)
109
4.12
Just before and after the metal deck is placed in position, certain procedures are needed to ensure living pod could be placed correctly.
Living Pod Construction
Living Pod Construction Sequence
Living Pod Construction
4.13
Step 5: Concrete is poured setting up the concrete screed and flush with top of embed plates
Step 4: Prefabricated Steel sheet with welded Concrete Embed Plates is put in place
Bespoke Concrete Embed Plate
Bespoke Concrete Embed Plate welded on steel sheet at pre-fab process to ensure plates are correctly placed
Concrete screed is bounded by screed bracket ensuring depth is achieved and flush with top of plates
Step 6: Floor finishing (Playground rubber) with cut out fitting positions of embed plates
Fig. 27: Illustrations of Living Pod Construction Sequence (Step 4-6)
110
Reference: Nakagin Capsule Tower
Bolts are placed after the pods are correctly positioned
Fig. 28: Illustrations of Living Pod Construction Sequence (Step 7)
111
4.14
Steel Legs are slotted into openings which correspond to the pre-fab concrete embbed plates
Living Pod Construction
Step 7: Pre-fab pod are placed in position by the use of crane
Living Pod Construction
4.15
Playground Rubber 50mm
Step 8: Bolting the connection plates (from living pods) to embed plates and I-beam structure Concrete screed bracket 100mm
C-Channel 150mm
Truss Structure
Main Truss Structure Connection plate 150mm dia. welded with steel leg Fig. 29: Illustrations of Living Pod Construction Sequence (Step 8)
Steel Leg with connection plate
Square steel 110mm
Concrete Slab, Living Pod Structures & Connections Overview
I-beam 150mm
Concrete Embedded Plate Gutter
Playground Rubber 50mm Concrete Screed 65mm
Concrete Screed Bracket Connection plate 150mm dia.
Concrete Fillings 35mm Metal Deck
Single Clip Angle
I-beam Truss Structure
Fig. 30: Detailed Section of concrete slab, living pod structures & connections
112
Truss Structure
113
5.0
5. Section Details
Living Pod 1:25
Artificial Turf FOAMGLAS Insulation Breathing Membrane Plywood 16mm 50mm x 100mm Timber Battens
I-Beam Structure 150mm I-Beam Structure 150mm
For Details
Vapour Barrier Plywood 8mm EPDM Rubber
Sliding Door (Entrance) of Living Pod
FINAL: Turf Foamglas Structure Membrane Plywood EPDM 16mm Exact Dimension Waterproof of total layers (This) Vapour Barrier Ply 8mm Detail sections not exactly in scale for illustration purpose (Others): min. offset for illustration = 0.01mm Truss Level
5.1
Turf Bitumen Insulation: Foamglas Breathing Membrane FlexiPly EPDM 16mm Old Vapour Barrier FlexiPly 8mm 100mm
EPDM Rubber Plywood 8mm I-Beam Structure 150mm
Steel Square 110mm Steel Support Leg
Truss Structure
Vapour Barrier I-Beam Structure 150mm Plywood 16mm Breathing Membrane FOAMGLAS Insulation Artificial Turf
Steel Balustrade
Playground Rubber Concrete Aluminium Deck I-Beam Structure
Provisional space under the floor for machines & services
114
Fig. 49: Living Pod 1:25
Plywood 8mm
Vapour Barrier
Breathing Membrane FOAMGLAS Insulation
I-Beam Structure
Steel Square
Plywood 16mm
Steel Support Leg
Connection Plate welded with Steel Leg
Artificial Turf
Living Pod 1:5
EPDM Rubber
Playground Rubber
Gutter
5.2
Fig. 50: Living Pod 1:5
Screed Bracket
Concrete Screed Concrete Aluminium Deck I-Beam Structure
Single Clip Angle
Bespoke Concrete Embed Plate
Connection Plates C-Channel Bespoke Steel Truss Structure
115
Living Pod 1:5
Steel Balustrade Sliding Door Composition
EPDM Rubber Plywood 8mm Vapour Barrier
5.3
Sliding Door Rail & Connections
Entrance Stairs Compositions
I-Beam Structure Steel Square Plywood 16mm Breathing Membrance
FOAMGLAS Insulation
Steel Leg
Connection Plate welded with Steel Leg Bespoke Concrete Embed Plate
Fig. 51: Living Pod 1:5
Artificial Turf
Playground Rubber Concrete Screed Concrete Aluminium Deck I-Beam Structure
116
Gutter Screed Bracket Connection Support for Gutter & Steel Balustrade I-Beam Structure Single Clip Angle
Connection Plate Steel Balustrade Bespoke Steel Truss Structure
Steel Balustrade
Living Pod 1:5
FOAMGLAS Insulation
Artificial Turf
Breathing Membrane
5.4
Plywood 16mm
Vapour Barrier
50mm x 100mm Timber Battens
Plywood 8mm I-Beam Structure EPDM Rubber
Steel Square
Sliding Door Rail & Connections
Sliding Door Composition 117
Fig. 52: Living Pod 1:5
Atrium / Truss Connection 1:10
Steel Balustrade
Soil Drainage layer with Geotextile Cloth Concrete Screed Geotextile Cloth Gutter Waterproof Membrane C-Channel RCC Slab Connection Plate for Steel Balustrade
For Details
5.5
Steel Atrium Truss
FINAL: Turf Foamglas Structure Membrane Plywood EPDM 16mm Exact Dimension Waterproof of total layers (This) Vapour Barrier Ply 8mm Detail sections not exactly in scale for illustration purpose (Others): min. offset for illustration = 0.01mm Truss Level
Fixing Plate for Steel Leg
Turf Bitumen Insulation: Foamglas Breathing Membrane FlexiPly EPDM 16mm Old Vapour Barrier FlexiPly 8mm 100mm
Connection Plate for Steel Leg
Steel Reinforcements
Connection Interface for Steel Atrium Truss Steel Columns Fig. 53: Atrium / Truss Connection 1:10
118
Garden Slab / Balustrade 1:10
Steel Balustrade
Soil Drainage layer with Geotextile Cloth Concrete Screed Geotextile Cloth Waterproof Membrane RCC Slab
Gutter Connection Plate for Steel Balustrade FINAL: Turf Foamglas Structure Membrane Plywood EPDM 16mm Exact Dimension Waterproof of total layers (This) Vapour Barrier Ply 8mm Detail sections not exactly in scale for illustration purpose (Others): min. offset for illustration = 0.01mm Truss Level
C-Channel Turf Bitumen Insulation: Foamglas Breathing Membrane FlexiPly EPDM 16mm Old Vapour Barrier FlexiPly 8mm 100mm
Steel Reinforcements
Steel Columns Fig. 54: Garden Slab / Balustrade 1:10
119
5.6
For Details
Canteen Rooftop 1:10 5.7
Photovoltaics Panels Kingspan Solar PV 1.7m x 1m per module
Aluminium Skin oversprayed with polyurethane acrylic automotive paint to ensure UV stability
For Details
Structures for Pitched Photovoltaics Panels Kingspan KS1000RW Composite Panel (Insulation)
FINAL: Turf Foamglas Structure Membrane Plywood EPDM 16mm Exact Dimension Waterproof of total layers (This) Vapour Barrier Ply 8mm Detail sections not exactly in scale for illustration purpose (Others): min. offset for illustration = 0.01mm Truss Level
Aluminium Framework
Turf Bitumen Insulation: Foamglas Breathing Membrane FlexiPly EPDM 16mm Old Vapour Barrier FlexiPly 8mm 100mm
Metal frame suspended ceiling system by British Gympsum Casoline MF Capillary Tubes for Thermoregulation
BASWA Cool Sound Insulation Panel embedded with capillary tubes helping thermoregulation of interior spaces
Fig. 55: Canteen Rooflight 1:10
120
6.0
6. Building Control and Access, Fire and Disability Strategies
121
Building Control
Building Control
Responsible institution:
In England, MHCLG (Ministry of Housing, Communities and Local Government) is the intution responsible for the building regulations. They regulate and certify buildings to see whether they comply with Building Regulations 2010. A set of documents are included in the regulations which ensure the building responds well enought to issues with strategies and solutions. These may include environmental qualities, structural principles, fire safety, disabled access, structural integrity etc.
Part A: Structure
Part B: Fire Safety Volume 1 - Dwelling Houses
It is recommended the proposal follows these regulations in the development of design as well as construction phase since it made part of the site management, whereas workers’ safety is one main part of the concern. The following contents would be outlining concerns of such regulations on the proposal and a short description of each documents are as follow:
Part B: Fire Safety
Part C: Site preparation and resistance to contaminants & moisture
Part D: Toxic substances
Volume 2 - Other than Dwelling houses
Part E: Resistance to the passage of sound
6.1
Fig. 31: Cover images of all Building Regulations
Part F: Ventilation
Part G: Sanitation, hot water safety and water efficiency
Part H: Drainage and waste disposal
Part J: Heat producing appliances and Fuel storage system
Part K: Protection from falling collision and impact
Part L1A: Conservation of fuel and power in new dwellings
Part L1A: Conservation of fuel and power in existing dwellings
Part L2A: Conservation of fuel and power in new buildings other than dwellings
Part L2B: Conservation of fuel and power in existing buildings other than dwellings
Part M: Access to and use of buildings
Part P: Electrical safety
Part Q: Security - Dwellings
Part R: Physical infrastructure for high-speed electronic communication networks
Part 7: Materials and workmanship
122
Part A: Structure 1. Structural stability 2. Material strength
Part G: Sanitation, hot water safety and water efficiency 1. Standards of sanitary facilities 2. Unvented hot water systems safety requirements
Part M: Access to and use of buildings 1. Ease of access 2. Disabled people facilities
Part B: Fire Safety
Part H: Drainage and waste disposal
Part N: Glazing safety (WITHDRAWN)
1. Fire exits rules 2. Escape route min. distances 3. Fire prevention of materials
1. Drainage requirement 2. Pollution prevention 3. Sewage infrastructure & maintenance
1. Safety and hazard of use of glazing 2. Safety requirements of use and cleaning of windows
Part C: Site preparation and resistance to contaminants & moisture
Part J: Heat producing applicances and Fuel storage system
Part P: Electrical safety
1. Site management & design in avoidance of contaminants & moisture 2. Site related hazardous and dangerous substances
1. Installations of heat related applicances and fuel storage installations 2. Control and prevent fire sources, pollution and poison gas
Part D: Toxic Substances
Part K: Protection from falling, collision and impact 1. Safety of stairways, ramps and ladders 2. Requirements for balustrades, windows and vehicle barriers 3. Hazards of use of doors and windows
Part E: Resistance to the passage of sound 1. Sound escape avoidance 2. Acoustic insulation and sound reduction
Part Q: Security - Dwellings 1. Guidance of resisting unauthorised access to dwellings and plants
6.2
1. Outlines when dealing with toxic substances by designer and contractor
1. Rules of electrical installations for avoidance of injuries
Part L: Conservation of fuel and power
Part R: Physical infrastructure for high-speed electronic communication networks
1. Outlines of how building conserves energy 2. Carbon Index ratings
1. Infrastructure requirement for cables installation or wireless devices for broadband delivery
Part F: Ventilation
Part 7: Materials and workmanship
1. Ventilation 2. Air quality 3. Prevention of condensation
1. Requirements of use of proper materials and in workmanlike manner during building works
123
Building Regulations
Fig. 32: Cover images of all Building Regulations
Part B & M
1
Fire alarms, Sprinklers and Fire alarm points
2
3
Wet riser hose reel & Extinguisher
4
Disabled Access Ramps
Brief example of escape route from corridors to one of the lift and stairs
6.3
1
1
1
1
2 1 2
2
2 1
1
2 1
2
1
2
2
2 1
2
1
1
2
1 2
2 1
2
2 1
2
1
2
2
1
Disabled Toilet
2 2
1
2
1
1 1
3 3
1
2
2
1
4
Fig. 33: Positions of installations of fire and disabled facilities
124
Disabled lift Wheelchair lift Stair access Fire escape core
Part M & B Access & Use; Fire Safety
Fire Escape Core 3
Part B & M
G/F Plan
Fire Escape Core 4
Lift Core with non-combustible materials
Fire Escape Core 5
6.4
Fire Escape Core 2
Spiral stairs along lift core
Fire Escape Core 1 Incline Platform wheelchair lift
Fire Escape Core 6
Disabled Lift Access Waste Disposal Point
Disabled Lift Access Stairs, Fire Access route
Entrance Route & Disabled Access Route
Main Access Alternative Access
Machinery & Services Route Fire Escape Route
Fig. 34: Positions of Access, Stair cores & Lift cores
125
Part B & M
M/F Plan
1/F Plan
Fire Escape Core 3
6.5
Fire Escape Core 2
Fire Escape Core 1
Disabled Access Ramps Disabled Lift Access Waste Disposal Point
Fire Escape Core 6
Disabled Access & General Acess Route Machinery & Services Route Fire Escape Route 126
Fire Escape Core 4
Fire Escape Core 5
Fire Escape Core 3
3/F Plan
Fire Escape Core 4
Fire Escape Core 3
Fire Escape Core 2
Fire Escape Core 5
Fire Escape Core 5
6.6
Fire Escape Core 2
Fire Escape Core 4
Part B & M
2/F Plan
Fire Escape Core 1
Disabled Lift Access Waste Disposal Point
Fire Escape Core 6
Fire Escape Core 1
Machinery & Services Route Fire Escape Route 127
Fire Escape Core 6
Part B & M
4/F Plan
Fire Escape Core 3 Fire Escape Core 3
Fire Escape Core 2
Fire Escape Core 2
Fire Escape Core 1
Fire Escape Core 1
Machinery & Services Route Fire Escape Route 128
Fire Escape Core 6
Waste Disposal Point
Fire Escape Core 5
Fire Escape Core 5
Disabled Lift Access
Fire Escape Core 4
Fire Escape Core 4
Fire Escape Core 6
6.7
5/F Plan
60 mins Fire Rated Wall
Fire Escape Core 3
Part B & M
British Gypsum FireWall
6/F Plan
(High performance fire-resistant wall system)
180-240 mins Fire Rated
Fire Escape Core 4
Shaftwell System EI 120 120 mins Fire Rated
120 mins Fire Rated Wall
60-120 mins Fire Rated Door Fire Escape Core 2
Fire Escape Core 5
120 mins Fire Rated Wall
60mins Fire Rated Door Male Toilet
Fire Escape Core 1
Fire Escape Core 6
60-120 mins Fire Rated Door 60-120 mins Fire Rated Door
120 mins Fire Rated Wall
60-120 mins Fire Rated Wall
60mins Fire Rated Door Female Toilet 60mins Fire Rated Wall
60-120 mins Fire Rated Door Disabled Lift Access Waste Disposal Point
Machinery & Services Route
120 mins Fire Rated Wall
Fire Escape Route 129
Disabled Toilet Fig. 35: Fire Ratings of Walls & Doors; Interior Layouts
6.8
60-120 mins Fire Rated Door
Part B
Part B Means of escape Vol. 2 - Buildings other than dwellings B1 - Means of warning and escape Section 2: Means of escape from flats Provisions for flats with a floor more than 4.5m above ground level Internal planning of flats a. provide a protected entrance hall which serves all habitable rooms, planned so that the travel distance from the entrance door to the door to any habitable room is 9m or less b. to plan the flat so that the travel distance from the entrance door to any point in any of the habitable rooms does not exceed 9m and the cooking facilities are remote from the entrance door and do not prejedice the escape route from any point in the flat
14m
Entrance hall protected by fire rated doors and walls
16m
6.9
16m 7.5m 8.6m
12m 18m 8.9m
14m
16m
5.8m
10m
Fire Door
Fire Door
Fig. 36: Escape Distances to Entrance doors
Fig. 37: Escape Distances to Entrance doors
130
Part L
Part L Conservation of fuel and power L1A - Conservation of fuel and power in new dwellings Section 2: Design Standards As stated in the L1A documents, certain standards of U-Value are to be achieved in order to conserve power and resources. Layers of materials should all have Conductivity (K-Value) for calculating whether they achieve such standard after they have been put together. A calculation of how the wall in the living pod achieves such standard is shown below.
8 7
4 6
5
3
2
1
Calculations of U-Value of Living pod Wall
Requirements of U-Value in living pod
Roof 0.20 W/m²K
Triple glazed window 1.00 W/m²K or below
Window 2.00 W/m²K
Wall 0.30 W/m²K
Thickness in Metre
Conductivity (K-Value) in W/(m.K)
1
Artificial Turf
0.080
0.331
0.302
2
Foamglas® Wall Board W+F
0.100
0.038
2.632
3
Breathing Membrane
-
-
-
4
Plywood
0.016
0.115
0.139
5
Steel I-beam
0.150
-
-
6
Vapour Barrier
-
-
-
7
Plywood
0.008
0.115
0.069
8
EPDM Rubber
0.050
0.245
0.204
Total U-Value =
Floor 0.25 W/m²K
Fig. 38: U-Value Requirements in flat Fig. 39: Detail Section of Wall in Living Pod
131
Resistance = Thickness ÷ conductivity (R-value) in m²/W
3.346 1 ÷ 2.942
0.298 W/m²K
6.10
Material
Part D,H G & 7
Part D, G & H Toxic Substances Sanitation, Hot water safety & water efficiency Drainage & Waste Disposal Biological waste, greywater, services follow lift core as vertical riser system for pipeworks for disposal. However biological waste and greywater would be analysed through processor before being filtered and discarded.
Filtered fumes disposal
Fig. 40: Waste Processing & Disposal System
Biological waste & Greywater pipeworks Gas pipeworks
These pipeworks going into and from the living are exposed under living pod, runs along the truss structure and to the vertical riser system.
Lift core Corridor slab Truss system Living pod
Greywater is reused through a water purification unit which filters the water and pump back to be used again, i.e. flushing toilets. Gas and fumes are filtered being disposal to reduce harmness to environment. After being filtered, part of it is transferred to the Heat Recovery Unit for heat exchange purpose and the rest are transferred to the top of the building and discarded.
6.11
The proposal does not work with toxic substances or special chemicals. Therefore only storage units with normal standards before removing from site are needed for common waste.
Part 7
Gas Filter Unit
Construction Health and Safety
Biological waste & Greywater analyser
This part of document concerns materials nature and their purpose. Regarding Workmanship, machineries and mateirals being used should comply with British Standards. The design of the proposal shall then consider such standards beforehand. Method Statements are expected for construction stage where materials used in the building should be able to last the length of lifetime expectancy of the building.
To Heat Recovery Unit Disposal
Construction Design Management regulations include Health and Safety Regulations which regulate both stages of design and construction. In the part of construction regulations, workers and other people on site should follow rules of management to avoid injuries and hazards. The project management company will be responsible to produce such document and manage issues concerning health and safety, including site access, correct use of machinery, dealing with hazardous materials, safety routes, fire strategy during construction etc.
Exposed pipeworks along truss structure
132
Biological waste & greywater analysing unit
Gas filtering unit
7.0
7. Building Performance
133
Space Requirements
Space Requirements Though noise is controlled by arranging social and communal areas at lower levels, specific qualities in spaces are also needed to optimize designs at a closer level of detail. A mix use of natural and machical methods are therefore implemented to achieve these qualities and achieve conservation of energy.
1. Living pod
2. Kitchen
Noise issue - noise from neighbourhood, chatting, activities, children cries etc. => Sound insulation Temperature maintain - provide suitable temperature comfortness => Insulation, heating, ventilation
3. Canteen
Extra heat produced - Heat is produced while preparing food => Ventilation, heat conservation - Does not need many direct sunlight => Cladding material, less openings Gas and fumes - ventilate fumes and gases produced => Ventilation
7.1
Air Circulation - provide fresh air => Ventilation
134
Noise control - noise from chattering by crowds => Sound insulation Temperature maintain - provide suitable temperature comfortness => Insulation, heating, ventilation Air Circulation - provide fresh air => Ventilation
Focused Spaces: 1 Living pod 2 Kitchen 3 Canteen
Summer sun
HRU (Heat Recovery Unit)
Several HRUs are installed throughout each floor for sharing heat exchange to maximize conservation of heat. It provides space heating and facilitates ventilation as well. Warm, stale air drawn out Heated, fresh air sent back Cold, fresh air drawn in Cool, stale air sent out
Natural Ventilation & Trickle Vent
Openings allowing wind driven ventilation and buoyancy driven ventilation. Trickle Vent allows such to happen even openings are closed for temperature control reasons.
Photovoltaic Panels
Electricity generated by photovoltaic panels and collected by CHP unit
Brise Soliel
Summer sun is occluded by louvred brise soliel; Winter sun is allowed by louvred brise soliel.
Environmental Strategies Overview
Strategies Overview
Underfloor Heating
Underfloor heating (UFH) is a form of heating used in all living pods in which the floor surface of the pods are heated and this heat is then radiated (and convected) throughout the space to create comfortable thermal conditions.
1 1 1
HRU
HRU
HRU
HRU
HRU
HRU
HRU
HRU
HRU
HRU
HRU
HRU
HRU
HRU
1
HRU
2 Rainwater collection
Rainwater are collected from roofs and canopy, stored and be used to flush toilets in living pods and canteen.
CHP (Combined Heat & Power)
Thermal-Acoustic Drywall System
The system ensures noise are contained within the spaces and therefore does not pollutes other area. It also combines pipeworks that regulates indoor temperatures. Therefore reducing unnecessary heating power in the space.
HRU CHP
HRU (Heat Recovery Unit)
High Efficiency Lightings
Fuel, Heat , Gas & Power are combinedly supplied to this unit and then delivering Heat and electricity to spaces. Part of the electricity is supplied by photovoltaic panels from rooftop of canteen. Heating Electricity
3
Much heat is expected to be produced from the kitchen area and hence it is expected a large amount of heated air to be collected from the kichen Warm, stale air drawn out Heated, fresh air sent back Cold, fresh air drawn in Cool, stale air sent out
They work with daylight sensor which allows dimming, minimising electricity and cooling loads.
Vertical Riser Core 135 135
Natural Ventilation & Trickle Vent
Fig. 41: Environmental Strategies Overview
7.2
Winter sun
Sunlight Sunpath
Sunpath diagram & Shadow casted in a winter time at 12nn
Sun position at 12nn in winter
As shown in the diagram on the right, the sun mostly shines from the South direction. Hence glazings in my proposal would prefably facing or inclined towards the South in order to make the most from the sun. Therefore saving energy for lighting and power for heating in daytime.
7.3
Proposal
Overshading
Fig. 42: Sunpath and shadows at 12nn in winter
As shown in the diagram on the right, since the surrounding buildings are mostly low rise buildings, there would not be overshading problem from them. However, the lower levels might still suffer from overshading by surroundings and hence a lighting strategy is implemented to cover the loss of sunlight at lower levels.
Fig. 43: Surrounding buildings & Proposal heights
136
High Efficiency Lightings: LED lights are chosen as they consume less energy meaning they are more environmental friendly. They could also be recycled unlike traditional lighting bulbs. They work also with daylight sensor which allows dimming, therefore minimising power consumption and cooing loads induced by lightings.
Lightings
Lightings
Strategy 1 Increasing artificial light intensity down each floor
Strategy 1
Since lower levels, i.e. G/F, M/F, 1/F & 2/F are likely to suffer from overshading of surrounding buildings, there are slight increase of artificial lightings installed around the bulidng. Different power/intensity of LED lightings will be installed along ceilings of corridors and will be automatically turned off by the use of motion sensor in order to save energy further.
Fig. 44: Artificial Lighting Intensity Strategy
Strategy 2 Lighting Temperature Control
Strategy 2
Colour Temperature Scale
Since it is a primary aim to promote social interaction within the proposal, warmer lights are installed at communal areas comparing to living pods to provide better comfortness and attract social activities. Colour temperature of areas: Living pods: 5500K Corridors: 4800K (Same as sunlight) Kithchen & Canteen: 3000K Other areas: 4000K
Strategy 3
7.4
Though in summer month, the daily sunhours are around 7 hours a day, however there is a significant decrease in other seasons. In order to adhere to part of the idea of the proposal, i.e. making inhibitants feel happy, satisfied and cared, certain amount of SAD (Seasonal Affective Disorder) light is installed together with LED lights. Strategy 3 SAD Lightings to fight short sunhours Fig. 46: Sunhours on site
Fig. 45: Artificial Lighting Colour Temperature Strategy
For Details
FINAL:
137
Power & Heating
Hybrid Power
Hybrid Heating System
Hybrid Heat Delivery
1. Solar Power 2. Combined Heat & Power plant
1. Heat Recovery Unit 2. Combined Heat & Power plant
1. Underfloor Heating 2. Thermal Drywall System
HRU (Heat Recovery Unit)
Several HRUs are installed throughout each floor for sharing heat exchange to maximize conservation of heat. It provides space heating and facilitates ventilation as well. Warm, stale air drawn out Heated, fresh air sent back Cold, fresh air drawn in Cool, stale air sent out
HRU
HRU
Photovoltaic Panels
Electricity generated by photovoltaic panels and stored
Electric Underfloor Heating
7.5
Floor surface is heated and heat is radiated throughout. The electricity pipework is separated from domestic ones as the power is different.
HRU
HRU
HRU
HRU
HRU
HRU
HRU
HRU
HRU
HRU
HRU HRU
Thermal Drywall System
Heat is delivered through embedded pipes in thermal mass drywall
CHP & Solar Fig. 47: Power & Heating Strategy
CHP (Combined Heat & Power)
Fuel, Heat , Gas & Power are combinedly supplied to this unit and then delivering Heat and electricity to spaces. Part of the electricity is generated by photovoltaic panels from rooftop of canteen and top of canopy structure.
Vertical Riser Core
Heating Electricity
138
Several ways are implemented to regulate the temperature of enclosed spaces.
Triple Glazings
DUPLEXVENT Commercial Heat Recovery Unit
7.6
Double Glazings
Thermoregulation
Thermoregulation
FOAMGLASÂŽ Insulation panels
BASWA Sound insulation panels featuring embedded pipes delivering heat
139
WARMUP Electric Underfloor heat mat & cable system
Air Circulation
Air Circulation A mixed mode of air circulation will be implemented in the building. The first mode is natural mode and the second is the mechanical mode.
Brise Soleil
Air Buoyancy is the main driving key of these systems, hence air is constantly heated which creates buoyancy and are exhausted through roof opening vents.
Only winter sun is allowed by louvred brise soliel which then facilitate the exhaustion of stale air remaining in the space by increasing air buoyancy. It is designed for winter sun only because the temperature is lower and buoyancy would be lower comparing to summer.
Travel through vertical riser to the top of the building. Therefore not contaminating air at spaces with higher levels than kitchen and canteen.
Automatic Opening Roof Vent
It does not require manual opening of the roof vent. Other than by opening or closing by controller, rainwater and smoke detectors are installed along with the system which facilitates smoke escape generated by cooking activities.
Winter sun
Louvre Windows
Openings & Trickle Vent
Air is drawn from outside through openings and vent facilitating Cross Ventilation (minor) by wind and Chimney Effect (major) created by air buoyancy. Air could still be able to pass through while openings are closed for temperature or other reasons by having trickle vents at the openings.
7.7
HRU
Heat Recovery Unit
Wind
The unit is shared amongst the communal kitchen and canteen. It is placed under floor of canteen together with other service unit and machine works. Heat, stale air produced within these spaces are recovered and exchanged for warm, fresh air and pumped back. Fresh air and contaminated air are collected and discard through the vertical riser. Warm, stale air drawn out
Although the spaces under the kitchen and canteen are semiopen, the surrouding buildings might block the wind from coming in and the effect of Cross Ventilation is not expected to be significant.
Heated, fresh air sent back Cold, fresh air drawn in Cool, stale air sent out
Fresh Air drawn in and move across spaces Heated Air travels upwards to roof opening vents
Fig. 48: Air Circulation Strategy
140
Explanations of the elements implemented in previous pages.
Natural Ventilation Cross Ventilation
Natural ventilation is the process of supplying air to and removing air from an indoor space without using mechanical systems such as wind -riven ventilation and buoyancy-driven ventilation.
Wind-driven Ventilation
Mostly South Sun Warmer air rises and leaves
Wind driven ventilation depends on wind behavior, on the interactions with the building envelope and on openings or other air exchange devices such as inlets or chimneys. It could be further classified as Cross Ventilation and Single-sided Ventilation. South
Buoyancy-driven Ventilation
Cooler air drives in by buoyancy
Natural ventilation is the process of supplying air to and removing air from an indoor space without using mechanical systems. Passive Stack Effect or Chimney effect are examples.
Trickle Vent A trickle vent is a small slot/opening in a window or building envelope component, that allows small amounts of ventilation (trickle ventilation) through a window and/or door when its is closed. They will help avoid problems associated with poor ventilation, like condensation.
Automatic Opening Roof Vent It does not require manual opening of the roof vent. Other than by opening or closing by controller, rainwater and smoke detectors are installed along with the system which facilitates smoke escape generated by cooking activities.
Brise Soleil Only winter sun is allowed by louvred brise soliel which then facilitate the exhaustion of stale air remaining in the space by increasing air buoyancy. It is designed for winter sun only because the temperature is lower and buoyancy would be lower comparing to summer. 141
North
Cooler air rises by buoyancy
7.8
Strategic Elements Explanations
Strategic Elements Explanations
Single-sided Ventilation
Explanations of the elements implemented in previous pages.
CHP (Combined Heat & Power)
CHP (Combined Heat & Power)
CHP generates electricity whilst also capturing usable heat that is produced in this process, unlike conventional way of electricity generated from central power plant whcih big amounts of heat is simplay wasted. CHP process can be applied to both renewable and fossil fuels. The specific technologies employed, and the efficiencies they achieve will vary, but in every situation CHP offers the capability to make more efficient and effective use of valuable primary energy resources. General work flow is as follow:
1 Renewable or fossil fuels are pumped in a combution chamber.
3 The hot gas is then captured using a heat recovery boiler.
4 The boiler provides space and water heating for local buildings.
5 Excess low grade heat is also captured to drive a steam turbine, producing more electricty.
6 Some of the heat could also drive an absorption chiller, producing cold air for air conditioning.
Gas Turbine
Fuels In Vegetable Oil OR Bioethanol OR Heating Oil OR Natural Gas OR Coal OR Biomass OR Biogas OR Municipal Waste
2 A flow of hot gas produced from last step then drives a turbine, which is coupled to a generator producing electricity.
1
2
Electricity Out
Electricity Generator
Heating Out
4
Combustion Chamber
Heat Cooling Electricity Machines & Services
Steam Turbine 5 Electricity Generator
3
Heat Recovery Boiler
Electricity Out
Cold Air Out
6
Absorption Chiller
The remaining gas will be removed after all these processes and transfer into a catalytic converter (similar to the one in a car), that removes some of the pollution from the gases. It is then exhausted through chimney or tailpipe as some (relatively) clean gases.
7.9
Strategic Elements Explanations
Strategic Elements Explanations
Heat Recovery Unit Heat Recovery Unit Heat recovery ventilation (HRV), also known as mechanical ventilation heat recovery (MVHR), is an energy recovery ventilation system which works between two sources at different temperatures. A heat recovery system is designed to supply conditioned air to the occupied space to continue the desired level of comfort. Heat recovery system keeps the house fully ventilated by recovering the heat which is coming from inside environment.
WARM, STALE air is drawn from the kitchen and bathrooms FRESH, HEATED air is sent to bedrooms and living areas
142
FRESH, COLD air from outside is drawn in STALE, COOL air from inside is exhausted outside
Thermal Acoustic Drywall System Large-scale, water-bearing capillary tube mats are installed behind the surface of the BASWA Cool system, creating a draft-free noise-free, heating and cooling system together with sound absorption. Cooling and heating capacities are attained due to the low acoustic plaster cover and the layer near the surface, as well as the good thermal conductivity of the marble finish.
4 7
7
7
7
Structural Panel
2 1
1 2 3
Top Coating Base Coat Base Injected Filler
4
5
BASWA Acoustic panel Gympsum Adhesive Filler
6
7
Structural panel, e.g. plaster board Capillary tube mats PPR dia. 3,4mm
Interior Spaces
Underfloor Heating Underfloor heating (UFH) is a form of heating in which the floor surface of a space is heated and this heat is then radiated (and convected) throughout the space to create comfortable thermal conditions.
Solar Power (Photovoltaic Panels) Solar panel electricity systems, also known as photovoltaics (PV), capture the sun’s energy using photovoltaic cells.These cells don’t need direct sunlight to work – they can still generate some electricity on a cloudy day. The cells convert the sunlight into electricity, which can be then used to run household appliances and lighting.
LED Light Bulbs
High Efficiency Lighting System A high-efficiency lighting system is one that uses both natural and electrically sourced lighting schemes, along with a smart lighting control system, to provide a comfortable environment for occupants while reducing energy costs. Smart system includes daylight sensor which allows dimming, hence being efficient in electricity saving and reducing cooling loads.
Light Sensing Component LED Light Bar
7.10
Explanations of the elements implemented in previous pages.
BASWA COOL Sound insulation panels featuring embedded pipes delivering heating/cooling
Strategic Elements Explanations
Strategic Elements Explanations
Ventilation & Heating Strategies for Living Pod 1:25
7.11
Living area & Bedroom
Lighting to CHP by wirings via servicing
Bathroom
Triple Glazed Window Opening
When both entrance and windows are opened, air is allowed to pass through the pod driven by Cross Ventilation
Fresh Heated air sent out to other area from Heat Recovery Unit via Louvre Air Vent; it also helps ventilation
Grouped services including CHP tubes & wirings, Heat Recovery Unit tubes and other servicing such as sewage and water systems.
Warm, Stale air in bathroom drawn to Heat Recovery Unit via Louvre Air Vent; it also helps ventilation
Radiator connected to CHP via servicing
Underfloor Heating connected to CHP via servicing
Servicing wirings and tubes to radiators, lightings, underfloor heatings. All connected to CHP Plant of the proposal. All these and other services are grouped together and connected to interfaces of infrastructure outside of living pod. The interfaces are hanging inside truss structure as shown.
144
Grouped Infrastructure Interfaces
Entrance to Living Pod
8.0
8. References & List of Figures
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References
3. Material Concept Material Qualities https://www.detail-online.com/article/soft-building-skins-rubber-sheeting-and-architectural-carpeting-for-facades-16769/ http://www.architen.com/articles/etfe-the-new-fabric-roof/ https://www.designingbuildings.co.uk/wiki/ETFE https://www.designingbuildings.co.uk/wiki/The_Properties_of_Cedar_Wood https://www.designingbuildings.co.uk/wiki/Floor_insulation https://www.designingbuildings.co.uk/wiki/Types_of_flooring#Cork https://www.decorsnob.com/can-cork-flooring-be-installed-in-a-bathroom/ https://www.coating.co.uk/polyurethane-paint/ https://www.teleflora.com/blog/healing-flowers-the-power-of-nature/ http://www.tubecon.co.za/en/technical-info/tubecon-wiki/mechanical-properties-of-common-steel.html https://en.wikipedia.org/wiki/Properties_of_concrete https://en.wikipedia.org/wiki/Properties_of_concrete https://www.azom.com/article.aspx?ArticleID=2863 http://www.cti-timber.org/sites/default/files/STA_Timber_as_structural_material.pdf https://gharpedia.com/characteristics-properties-glass-building-material/ https://gharpedia.com/properties-of-plywood/ https://en.wikipedia.org/wiki/Soil#Physical_properties http://www.fao.org/3/y5013e/y5013e08.htm
5. Building Control The Building Regulations 2010: Part B, Volume 2 – Buildings other than dwellinghouses https://www.designingbuildings.co.uk/wiki/Ministry_of_Housing,_Communities_and_Local_ Government_(MHCLG) https://www.designingbuildings.co.uk/wiki/Building_regulations https://www.designingbuildings.co.uk/wiki/Building_control_bodies_BCB https://www.thenbs.com/knowledge/what-is-a-u-value-heat-loss-thermal-mass-and-onlinecalculators-explained https://www.designingbuildings.co.uk/wiki/U-values https://uk.foamglas.com/en-gb/products/product-overview/foamglas-boards/foamglas-wallboard-w-f https://www.australply.com.au/technical/thermal-properties http://www.fabricationspecialties.com/pdf/Aerocel%20Sheet.pdf
6. Building Performance 4. Structural Strategy Superstructure Substructure https://www.quora.com/What-is-the-proper-difference-between-in-superstructure-and-substructure https://www.researchgate.net/figure/Typical-design-of-superstructure-using-Piled-Foundation-concept-in-Bangkok-subsoil_fig1_259079320 https://www.quora.com/What-is-the-difference-between-plinth-level-and-formation-level https://www.quora.com/What-is-the-plinth-and-sill-level https://www.quora.com/What-is-a-plinth-in-a-building Truss https://www.steelconstruction.info/Trusses
8.1
Truss Span Depth Ratio http://www.newsteelconstruction.com/wp/steel-construction-with-trusses/ https://www.steelconstruction.info/Trusses RC Column https://www.designingbuildings.co.uk/wiki/Types_of_column#Reinforced_concrete_columns End plates and connections https://advantage.graitec.com/en-gb/knowledgebase/article/KA-02083#placa_capat2
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https://www.designingbuildings.co.uk/wiki/Vertical_riser https://www.nhs.uk/conditions/seasonal-affective-disorder-sad/treatment/ https://www.designingbuildings.co.uk/wiki/Building_heating_systems https://www.theade.co.uk/resources/what-is-combined-heat-and-power https://www.bpcventilation.com/blog/do-heat-recovery-systems-work https://www.energysavingtrust.org.uk/renewable-energy/electricity/solar-panels https://en.wikipedia.org/wiki/Brise_soleil https://www.moffittcorp.com/wind-effect-cross-ventilation/ https://www.handlesandhinges.co.uk/what-are-trickle-vents/ http://www.theunderfloorheatingstore.com/electric-underfloor-heating-systems https://weather-and-climate.com/average-monthly-hours-Sunshine,London,United-Kingdom https://www.baswa.com/en/plan/baswa-systeme/systeme/#system-1097 https://www.warmup.co.uk/underfloor-heating/electric/mats/stickymat https://www.bpcventilation.com/duco-box-energy https://en.wikipedia.org/wiki/Natural_ventilation#Buoyancy-driven_ventilation https://www.kjmgroup.co.uk/blog/trickle-vents https://www.youtube.com/watch?v=CaMNCaZghj0 https://www.explainthatstuff.com/combinedheatpower_cogeneration.html https://www.theade.co.uk/resources/what-is-combined-heat-and-power https://en.wikipedia.org/wiki/Heat_recovery_ventilation https://www.baswana.com/images/uploads/pdfs/en_syds_cool_2015_1.pdf https://www.energysavingtrust.org.uk/renewable-energy/electricity/solar-panels https://www.michigan.gov/documents/CIS_EO_Lighting_167401_7.pdf http://greenmanual.rutgers.edu/newcommercial/strategies/efficientlighting.pdf
Image References 1. Introduction
4. Structural Strategy
5 Senses https://www.freepik.com/free-vector/five-senses-icons_837465.htm
Main Structure https://www.researchgate.net/figure/EAF-concrete-beam-column-joint-casting_fig3_314085324 https://www.gsindustries.com.au/product-procedures/onsite-pole-erection.aspx
Anthropometric 1 http://www.canon-slade.bolton.sch.uk/microsites/Tech/knowledge%20folder/Y11_GR_ design_anthro.html
Secondary Structure https://www.amazon.co.uk/Metric-Handbook-Planning-Design-Data/dp/1138714682
Anthropometric 2 https://www.researchgate.net/figure/Leonardo-da-Vincis-interpretation-of-Vitruvius_ fig2_221704834
Welding https://www.youtube.com/watch?v=_FuN1z4Gozc&t=0
5. Building Control
3. Material Choices
MHCLG https://data.london.gov.uk/publisher/mhclg
Sensual Materials https://www.freepik.com/free-vector/five-senses-ihttps://www.manomano.co.uk/undercoat-for-floors-roller/epdm-rubber-sheet-100x140cm-1mm-thick-1226903cons_837465. htm https://picswe.com/pics/rainbow-grass-f4.html https://www.iom3.org/materials-world-magazine/feature/2016/mar/02/material-month-etfe https://www.clarkflower.com/ http://www.relianceveneer.com/LEBANON-CEDAR-VENEER-CEDAR-OF-LEBANON-VENEER-p/cedar-of-lebanon-veneer.htm https://www.123rf.com/photo_2677403_close-up-of-a-cork-board-can-be-used-as-background.html https://www.decorsnob.com/can-cork-flooring-be-installed-in-a-bathroom/ https://www.apcor.pt/en/products/construction-and-decoration/construction/ http://www.kavaint.com/outdoor-rubber-flooring-for-playgrounds/feature/aa81/rubber-floor-matoutdoor-rubber-flooringoutdoor.html
Lift http://www.archiexpo.com/prod/kleemann/product-56802-361912.html Incline Platform Wheelchair Lift https://pulseperformance.co.nz/?join=countrysearch%2FCN%2Fan-platforms.html Spiral Stairs Along Lift Core https://www.pinterest.co.uk/pin/488499890816143396/?lp=true Disabled Toilet https://disabledtoilets.co.uk/ Disabled Access Ramp https://www.enable-access.com/product/rampcentre/welcome-swift-modular-ramps-systems/welcome/welcome-ramp-system
Other Materials https://www.austenknapman.co.uk/blog/building-with-metal/5-unique-propertiesunique-to-mild-steel/ http://www.builderdepot.co.uk/treated-timber-batten-19mm-x-38mm-sold-per-metre. html https://www.thespruce.com/best-decking-materials-pros-and-cons-2736284 https://gfpcement.com/industry-education-concrete-manufacturers-changing/ https://www.indiamart.com/proddetail/extra-clear-float-glass-4858268755.html https://www.amazon.in/Kitchindra-Indian-Organic-Compost-capacity/dp/B0774XTQH3 https://www.indiamart.com/proddetail/bwp-grade-plywood-19984852233.html https://www.indiamart.com/kotiyark-insulations/
Fire Alarms https://www.indiamart.com/proddetail/manual-fire-alarm-break-glass-12560219648.html https://www.indiamart.com/proddetail/fire-sprinkler-16201693848.html http://www.redhawkus.com/blog/fire-life-safety-sprinkler-alarm-confusion/ Means of escape from flats The Building Regulations 2010: Part B, Volume 2 – Buildings other than dwellinghouses, P.25
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8.2
Wet Riser and Extinguisher https://www.ecvv.com/product/4733046.html
6. Building Performance
8.3
https://weather-and-climate.com/average-monthly-hours-Sunshine,London,United-Kingdom https://www.lancashiredoubleglazing.co.uk/ https://www.glass-ts.com/news/triple-glazing-weight-safety-and-performance https://www.baswa.com/en/plan/baswa-systeme/systeme/#system-1097 https://www.warmup.co.uk/underfloor-heating/electric/mats/stickymat https://www.bpcventilation.com/duco-box-energy https://www.researchgate.net/figure/a-single-sided-ventilation-and-cross-ventilation-b-cross-ventilation_fig1_317106604 https://www.designingbuildings.co.uk/w/images/2/2c/Schematic_section.jpg https://www.justvaluedoors.co.uk/blog/post/do-you-need-a-trickle-vent-in-your-upvc-window https://londonrooflightcompany.co.uk/shop/solid-aluminium-lid-bespoke-automat ic-smoke-vent-aov-smoke-dispersal/ https://www.polantis.com/tellier-brise-soleil/brise---soleil-Ă -lames-clipsables-pose-verticale https://www.ecclesiastical.com/risk-management/solar-panels/ https://www.amazon.co.uk/Nilight-Lights-Driving-Lighting-Warranty/dp/B00WE46ZWC https://roboticbd.com/home/19-ldr-light-sensor.html
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List of Figures Fig. 26: Illustrations of Living Pod Construction Sequence (Step 1-3) Fig. 27: Illustrations of Living Pod Construction Sequence (Step 4-6) Fig. 28: Illustrations of Living Pod Construction Sequence (Step 7) Fig. 29: Illustrations of Living Pod Construction Sequence (Step 8) Fig. 30: Detailed Section of concrete slab, living pod structures & connections Fig. 31: Cover images of all Building Regulations Fig. 32: Cover images of all Building Regulations Fig. 33: Positions of installations of fire and disabled facilities Fig. 34: Positions of Access, Stair cores & Lift cores Fig. 35: Fire Ratings of Walls & Doors; Interior Layouts Fig. 36: Escape Distances to Entrance doors Fig. 37: Escape Distances to Entrance doors Fig. 38: U-Value Requirements in flat Fig. 39: Detail Section of Wall in Living Pod Fig. 40: Waste Processing & Disposal System Fig. 41: Environmental Strategies Overview Fig. 42: Sunpath and shadows at 12nn in winter Fig. 43: Surrounding buildings & Proposal heights Fig. 44: Artificial Lighting Intensity Strategy Fig. 45: Artificial Lighting Colour Temperature Strategy Fig. 46: Sunhours on site Fig. 47: Power & Heating Strategy Fig. 48: Air Circulation Strategy Fig. 49: Living Pod 1:25 Fig. 50: Living Pod 1:5 Fig. 51: Living Pod 1:5 Fig. 52: Living Pod 1:5 Fig. 53: Atrium / Truss Connection 1:10 Fig. 54: Garden Slab / Balustrade 1:10 Fig. 55: Canteen Rooflight 1:10 8.4
Fig. 01: Senses for positive psychological Reinforcement Fig. 02: Anthropometric considerations for spatial arrangements Fig. 03: Anthropometric considerations for spatial arrangements Fig. 04: Construction Phasing Fig. 05: Perspective View of Proposal with exploded Canopy Fig. 06: Elevation showing substructures under proposal Fig. 07: Plan view showing Main Columns Fig. 08: Perspective view showing Main Columns & Substructures compositions Fig. 09: Main, Secondary & Tertiary Structures composition Fig. 10: Loadings examples on partial Structures composition Fig. 11: Main Columns and pile cap (Perspective view) Fig. 12: Section of Piles and Bottom of Main Column x1 Fig. 13: Reinforcements & Main Column (Part 1) x1 Fig. 14: Reinforcements & Main Column (Part 2) x1 Fig. 15: Reinforcements & Main Column (Part 3) x1 Fig. 16: Reinforcements of Main Column x1 Fig. 17: Truss Structure of proposal Fig. 18: Truss Structure Construction Methodologies Fig. 19: Longest Spans in proposal Fig. 20: Truss Ratio standards Fig. 21: Calculations & illustrations of longest span Fig. 22: Section of concrete column & Truss Fig. 23: 3D illustrations of connections between Truss & Main Column Fig. 24: Illustrations of Concrete Slab Structure Fig. 25: Illustrations of Constructions of Living Pod Structure
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