Planning Policy report + Fee proposal Proposed Interactive Community Centre Main Gate Road, Chatham Historic Dockyard, ME4 4TE Client: Chatham Historic Dockyard Trust Apil 2018 Compiled by Larissa Braga University of Kent Taught by Peter Wislocki and Timothy Carlyle
contents 1 Organisational Diagram
3 Building Appraisal
2 Planning Policy Report 2.1 Location
3.1 Fire safety
3.1 Use
3.2 Ventilation
4.1 Amount
3.3 Protection from falling
5.1 Layout and Public access
3.4 Access to and use of building
6.1 Scale and Appearance
4 Fee proposal
7.1 Landscaping and flooding
5 Cost Estimate
Brief Project Overview Project: Chatham Interactive Centre Estimate cost: Location: Main Gate Road, Chatham Historic Dockyard, ME4 4TE
Building Size: 5,500 m²
Estimated Start Date of Construction: 4th Quarter of 2018
Site Size: Approx. 15,000 m²
Organisational Diagram Figure 1: Employed companies within a 60km radius distance
Key:
60 km
Area of reach Involved Company’s headquarters
1 Page
2 Page
Functional Relationship
Contractual Relationship
(Burrohappold engineering)
Sub-contractors
Suppliers
(Allen Scott Architecture)
Landscape Architects
Building Contractor
Planning Officer
Lighting consultant (Hague construction)
(Holmes Group)
Architect
Building control
(Burohappold engineering)
(Medway Council)
Mechanical engineer
(LARS Studio)
(Green Door building control)
Acoustic consultant
Structural engineer
(Burohappold engineering)
Client
(Sustainable advantage)
Energy consultant (CHD Trust)
(Holmes Group)
Electrical engineer
(SWAT Archaelogy)
(CHD Trust/Medway Council)
Stakeholders
(KIER Group)
Quantity survey
Archaeological survey
(Sustainable advantage)
Waste consultant
Fixtures
Gardeners
Heating
Pumbling
This is a diagram showing all parties involved in the building construction and their respective relationships. The choice of companies is merely a suggestion based on the reputation those have with us from previous projects. These are all located on a 60 km radius from the site, always prioritising local businesses and attempting to reduce carbon emissions through long distance travelling (see figure on page 1). As shown below, the client (CHD Trust) has a contractual relationship with all parties involved, except those contracted directly by a separate party eg.: Fixture supplier or sub-contractors employed by the Building Contractor. The engineering team and consultants team assists the architect who has full responsibility on the design.
Organisational Diagram
Planning Policy Report This report refers back to the policies listed on the Medway Local Plan 2003 and National Planning Policy Framework. Available at: MLP 2003: https://www.medway.gov.uk/downloads/file/2400/medway_local_plan_2003 NPPF: https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/6077/2116950.pdf Compiled in this document are all relevant planning policies for the proposed building alongside relevant drawings fully annotated. In addition, it includes action points for further improvement where compliance is not yet fully met.
Location Chatham Historic Dockyard is located north of the county of Kent on the Southeast coast (see Figure 2). Coastal to the river Medway, the site has close proximity to London and the Northwest of France. The site’s North area is the main access point into the Naval Historic Dockyard in Chatham where most of the large open area and covered slips offer parking space. The Main Gate Road is linked to the Medway Tunnel into the A2 motorway leading north and the Pier Road towards the M2 motorway leading south. The Main Gate Road stems off the Leviath Way which leads towards the commercial centre and Marina to the north. The Marina is part of Chatham Maritime development where recently a few residential projects took shape (see Figure 3). The Building site is in between the North Mast Pond and the North of the open slipway. Figure 4 show the areas that form the basis of the development framework. The site sits on the Riverside area and due to its distance from Figure 4: Character Zoning at the North the Naval Dockyard it is a valuable land for development. Figure 5 shows policies S9, ED12, BNE12, CF7 and L11 are the relevant ones to the site. As shown in Figure 6, the site sits on a conservation area around listed buildings which means conservation policies are also applicable to this project. Thames Gateway Planning Framework (4.2.8): In this respect the framework acknowledges the work that has already been done at Rochester and at the former Naval Dockyard at Chatham. Notwithstanding this, it identifies the opportunity to consider the relationship between individual tourist attractions and create linkages where these are missing. Figure 2: Chatham in relation to the UK
Figure 3: North of the Historic Dockyard and wider context 1 2 4
1: Commercial area and Marina
Figure 5: Area Relevant Local Plan Policies
2: Medway Tunnel
3
3: Leviath Way
4: Main Gate Road
Figure 6: Chatham Historic Dockyard Conservation Area
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Use Chatham Interactive Centre proposes to introduce a series of civic activities into the Historic Dockyard by providing space for workshops, exhibitions, performances, work space and more. On the brief supplied by the Trust the main idea was of making a connection between the Dockyard and the Marina north of the site. The client wished to promote a better relationship between locals and visitors by creating a main space for interaction, bringing new activities to the site improving on the idea of the Dockyard being a “living museum”. The project has the intention of attracting locals into the dockyard, a place where tourists and visitors are mostly drawn to and also attract visitors into the commercial development and Marina to the east of the site. The design of the building does so by going over the Leviathan Way Road, physically linking both sides of the road. This will allow for users to freely make the passage into the dockyard.
Image 1: Commercial Development North to the site
Image 2: Site from Leviath Way
Image 3: Chatham Maritime Development
Policy S9: Chatham Historic Dockyard (2.5.26): “...will also provide a further opportunity to ensure that the integration of development proposals between the Historic Dockyard and Chatham Maritime is achieved, and that complementary uses are provided to the benefit of both major developments”.
Amount The building will provide facilities needed to attract people into the site without hindering local business as it will invite locals and more tourists into the dockyard. Currently, according to the most recent Annual Review the dockyard receives 158 million visitors per year and benefits the local economy with £16 million per year. The building’s facilities will support local businesses and place more demand on local services as it should attract 1500 people as a minimum daily. The proposal of a small restaurant and a bookshop within the building should also complement local services on the underdeveloped North area of the Naval Dockyard. In total, the internal area is of 5,500 m² and also x m² external area which can be occupied by 100+ people. The site size is of approximately 15,000 m² and the scale of the building had to take into careful consideration the contraints surrounding the site (see Figure 8). Additionally, the visual connection between the riversides allowed for the design to create a strong frontage continuing the existing frontage along the south coast. Those were some of the development opportunities pointed out in Figure 7 that took into account the site’s many Archaeological constraints. Those were taken into account during the design process (see Figure 9).
Figure 7: Development opportunities on site
Figure 8: Site’s constraints
Policy ED12: New Tourist Facilities (4.5.25): “The council recognises the valuable contribution that new tourist attractions and facilities can make to the local economy and will, therefore, support such development in appropriate locations. Care must be taken to ensure that proposals do not undermine the local environment or harm the quality of life of residents”. Policy ED14: Development in Conservation Areas (3.4.48): “The setting of a Conservation Area will be affected by development adjacent to its boundary or in the vicinity which would impinge on important views of the area. In order to assess the effect of development on a Conservation Area, detailed plans and drawings of the proposals, including elevations which show the development in its setting, will normally be required”. (3.4.47): “The building should fit into the ‘grain’ of an area by respecting surviving historic street patterns, plot widths and depths”.
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Figure 9: Site Plan
Layout and Public access Figure 10: Floor Plans
The site is currently unoccupied and partially used as an extension of the car park. The building’s footprint is of 932.21 m² which allows free movement at ground level. The proposed spaces on the ground level are open to the courtyard allowing for free interactions between external and internal areas.
5 7
4
The building has several entrances, all located at the sute’s best access points. One accross the road: a tower lift; In front of the slipway: a ramp; On the courtyard, multiple entrances (see read arrows on Figure 9).
8
8
5 7
6 3
Most of the south facade is glazed, allowing for daylight and natural heat into the building. That means in reduced energy consumption when heating the building. To avoid overheating, a system of external leuvers is to be designed.
1 Cafe & Restaurant 2 Kitchens 3 Toilets 4 Auditorium 5 Dressing Rooms 6 Courtyard 7 Fire escapes 8 Lifts
2 1
The new spaces propose to offer educational and leisure services to locals and visitors. • • • • • • • • • • • •
Café & Restaurant – 189.5 m² Bookshop – 140 m² Auditorium – 317 m² Co-working Space – 110 m² Offices – 527 m² Exhibition Space – 140 m² Multi-purposed Covered Gallery – 1,202 m² Arts & Crafts Workshop – 422.75 m² Creative Studio – 342.75 m² Reception & Social Space – 504 m² Circulation – 1,490.5 m² Services – 114.5 m²
6
6
5
3 1 Entrance 2 Bookshop 3 Toilets 4 Auditorium 5 Fire escapes 6 Lift
2
1
5 6
Policy CF7: Further, Higher and Adult education: “Further, Higher and Adult Education facilities will be permitted on appropriate sites in Chatham town centre or other town centres which are accessible by a variety of means, including public transport, cycling and walking. Expansion of the existing campuses at Chatham Maritime and Chatham Historic Dockyard will be permitted”. Policy CF2: New Community Facilities (9.5.4): “New community facilities may also be required within existing developed areas. The type of facility may be anything from a community hall or place of worship to changing rooms at a playing field. Provision of these facilities must be of an appropriate scale, have minimal impact on neighbouring amenity and be accessible by a variety of means of transport”.
5
4
6
5 4
1 Terrace 2 Cafe 3 Exhibition space 4 Auditorium entrance 5 Fire escapes 6 Lift
3
2 1
4 5
5
4
3 1 Co-working space 2 Multi-purposed gallery space 3 Toilets 4 Fire escapes 5 Lift
2
1
4
1 5
3
3 5
4
3
2 3 1 Arts & Crafts Worshop 2 Creative Studio 3 Offices 4 Fire escapes 5 Lift
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Scale and Appearance The development has for different heights altogether ranging between 16 and 20 metres. The adjacent covered slipway currently reaches 23 metres and the developments to the north of the site range between 16 and 19 metres. The proposal does not overshadow the historical slip nor it competes in scale, maintaining the importance of the building within the site. The choice of material on the curtain walks are similar of those on the slipway. A metal frame supports the glazing on the façade and conserves the industrial overall look of the site. The use of corrugated metal sheets of the roof of the northern wing are equal to those on the roofs of the slipways, only changing in colour. That is a more modern approach to the design and intends to subtely break through the monochromy of the surrounding buildings. The presence of other external metal fixtures (ventilation pipes and gateways) also intend to keep the industrial feeling to the building. The main choice of using concrete as the building’s building block was an attempt to make a connection with the continuous paving around the mast ponds and the parking area across the road. The lack of use of concrete on the historical buildings does not mean it will compete with the overall aesthetics of the site, but rather introduce a more modern material and building technology as an attempt to relate to the more modern buildings on the far north of the site. Policy BNE14: Development in Conservation Areas (3.4.47): “The principal concerns about development in Conservation Areas will be the appropriateness of a building’s mass and scale as well as its relationship with its context. The proposal should be in harmony with, or complementary to its neighbours in respect of the adjoining architectural styles. The use of materials generally sympathetic to those which have been historically used in the area is also important”. (3.4.46): “The Figure 11: Surrounding Building Heights council will seek to ensure that development does not take place which is detrimental to the character or appearance of a Conservation Area. Con6-9m 16-19m servation Areas may contain some buildings which have no architectural or 10-14m 20-23m historic interest and are harmful to the overall character of the area. Their replacement with buildings of a similarly inappropriate design will not be acceptable”. Policy BNE12: Conservation Areas: “Special attention will be paid to the preservation and enhancement of the character and appearance of Conservation Areas, as defined on the proposals map”.
Image 4: East elevation
Image 5: South elevation
Image 6: North elevation
Image 7: West elevation
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Landscaping and flooding Image 5 highlights the flooding strategy employed to the project. Figure 11 shows the site’s level of exposure to flooding, requiring a serious approach to the problem. The existing 2m raise on the north of the site influenced the design of the landscape as the contour line was continued around the building, envolving the whole of the western and northern wings, creating an enclosed courtyard between both wings. A drainage system is also employed along the façade for any runoff that might come into the courtyard. Both of the wing’s façades have large openings towards the courtyard to allow interaction between the internal and external spaces where small concerts or exhibitions can take place, creating a large microclimate shielded by the wind coming from the river. The courtyard is created towards the west allowing a lot of direct sunlight at the later hours of the afternoon. Maybe there is an opportunity to rearrage the building’s orientation to allow the courtyard to face slightly south as well to extend its access to sunlight. Policy BNE6: Landscape Design (3.4.28): “By requiring provision of quality and detailed landscape schemes on development sites, the council is seeking to: (iii) provide more, publicly accessible, open space for informal recreation, including within new, large scale employment developments; (iv) link natural habitats, pedestrian routes and open spaces; (vi) contribute to the improvement of air quality and microclimate in the urban area”. Policy L11: Riverside path and cycleway: “A riverside path for use by pedestrians and cyclists will be developed between the following locations: (i) on the south side of the River Medway, linking Gillingham Riverside Country Park to the Historic Dockyard, Rochester Riverside, the Esplanade and Baty’s Marsh, Borstal”. Policy BNE45: Undeveloped Coast (3.4.148): “Flood defences are likely to be under increasing pressure from sea level rise, due to climate change and the geological sinking of the south east of England. The Environment Agency is considering the need to confirm the extent of flood risk areas in conjunction with a review of the Thames and Medway tidal defences”. Figure 12: Flood risk
Image 5: Proposed flooding strategy and landscaping
Noise 1
Summer: 58°
Microclimate
Winter: 17°
2m High tide: 6.5 m Low tide: 1 m
Façade Drainage Detail (1) Drain Porous tiles
Incline
Drain Griddle
Façade
Façade Drainage Detail (2) Side channel
Economy and Surrounding context According to the dockyard’s latest Annual Review, there has been on average £5+ million turnover per year. With the new development, turnover should rise 5% per year with the running of all facilities. During the construction phase, the involvement of local businesses will also promote local economy. It is estimated that 350 jobs will be created from designing to completion, not inlcuding the running of the building. Local community is to be employed for the administration and other positions within the development.
Image 6: CHD Expediture and Income of 2015/16
The development is expected to add to the percentage of visitor income and should not add a great deal to the administration and support expediture (see Image 6).
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Overview of all relevant policies On the 2003 Medway Local Plan: Under Subsection 2.4.13: Landscape and urban design framework the council recognises the historical and economic importance of the Naval Dockyard and “is keen to promote its built heritage as tourist attractions” but it is also concerned about its relationship with the local economy. The document mentions already existing projects with our client the Historic Dockyard Trust “creating a sensitive mixed-use development and tourist attraction in the Dockyard”. The document also mentions “in planning policy terms, this designation [of english heritage] will not add any additional protection to the area”. Under Subsection 2.5.27: Chatham Historic Dockyard the council lists a development framework for the area mentioning the need to “establish firm conservation principles for the site as a whole” and to “ensure the proper planning of the interface between the Historic Dockyard and the Chatham Maritime area to the north”. Under Section 4: Economic Development the council “acknowledges the work already done at the Naval Dockyard” and reaches out to other “opportunities to consider the relationship between individual tourist attarctions and create linkages where these are missing”. Under Section 9: Community Facilities the plan mentions the desire to introduce the “widest possible range of facilities locally available and readily accessible to create balanced communities”. It continues to mention the current facilities, only citing the Naval Dockyard about the works carried out by the Univerity of kent on the former clock tower building showing the lack of community facilities on the site. Subsection 9.5.19: Further, Higher and Adult Education mentions that the “Historic Dockyard may also offer opportunities” as “the council will strongly encourage the expansion of Further Education as one of its key corporate aims”. On the National Planning Policy Framework: Under Achieving sustainable development the government describes the dimensions of sustainable development economically “by contributing to building a strong, responsive economy and by identifying and coordinating development requirements, including the provision of infrastructure”; socially “by supporting strong, vibrant and healthy communities, with accessible local services that reflect the community’s needs and support its health, social and cultural well-being”; and environmentally “by contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy”. Under Section 8: Promoting healthy communities authorities are keen on creating “opportunities for meetings between members of the community who might not otherwise come into contact with each other, including through mixed-use developments, strong neighbourhood centres and active street frontages which bring together those who work, live and play in the vicinity”. Under Section 10: Meeting the challenge of climate change, flooding and coastal change the document mentions the need for local planning authorities to provide a guidance to minimise energy consumption by “taking account of landform, layout, building orientation, massing and landscaping”. Under Section 12: Conserving and enhancing the historic environment the government reinforces local plans to consider “the wider social, cultural, economic and environmental benefits that conservation of the historic environment can bring” and “the desirability of new development
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Building Appraisal This report refers back to Building Regulation 2010 - Approved Documents by the HM Government. Available at: https://www.planningportal.co.uk/info/200135/approved_documents Approved Document B - Volume 2: Fire Safety In accordance to Section B1: Design for horizontal escape (3.2) the number of escape routes and exits depends on the number of occupants in the room/storey (see Table 3). This number is likely to be increased by the need to observe travel disttances and by other practical considerations. Table 2 for premises used for institutional purposes the maximum travel distance in one direction only is 9 m or more than one direction is 18m. Figure 13: Escape routes away from the building The design must adapt to better coply with regulations. Due to the unordinary nature of the building, compromises had to be made. Provisions for the addition of extra fire stairs are already being made and shortening the distance between them from 20 m to 18 m. The building expects to host over 600 people once running. Therefore, 6 escape routes and 4 isolated fire staircases were provided.
Figure 14: All Ground Floor escape stairs
2 48°
9m
20 m
40
m
3
2
1
20
m
9m
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According to Table 4 the width of escape routes and exit depend on the number of persons. All exit door are of a minimum of 900 mm for general accessability (see page x). Under Section 4: Design for vertical escapes - Table 6 fire stairs within institutional buildings must serve the maximum of 150 people and have a minimum width of 1000mm. Table 7 specifies the width of the fire stairs according to the number of floors served and number of people. Stairs 1 serves 5 floors and based on its width it can serve 540 people. Stairs 2 and 3 serve 2 floors only and based on their widths, they can provide escape for 285 people, that is in total 855 people. In total, all fire stairs provide escape for 1,395 people. That is slightly under the estimated number of 1,500 visitors daily. Design must adapt to better functioning. Figure 15: Fire stairs dimensions 3
2
1200mm
1200mm
1500mm
1
Approved Document F: Ventilation According to Appendix B: Purge Ventilation a hinged window that opens 30 or more, the height x width of the opening should be at least 1/20th of the floor area of the room. That is the case on the office spaces provided on the top floor (see Figure 16). If the room contains more than one openable window, the areas of all the opening parts maybe be added to achieve the required proportion of the floor area. That is the case of the larger spaces (see Figure 17). Due to large glazed facade facing south, window sizes have been increased for extra ventilation to ensure thermal comfort. Figure 16: Section A-A’
Figure 17: Section B-B’
1m 1.3 m
1m
1m
1m
1.3 m
1.3 m
2.5 m
Figure 18: Windows dimensions
1.3 m
1m
1m
Areas = 20 m² ÷ 500 m² ÷ 1820 m² ÷
1.4 m
0.5 m
1.4 m
Figure 19: Top Floor area
500 m²
20 m²
A
1820 m² B
20 = 1 m² 20 = 25 m² 20 = 90 m² minimum total window areas
Window areas = 1 x 0.5 m = 0.5 m² 1 x 1.4 m = 1.4 m² 1.3 x 1.4 m = 1.82 m² Number of windows = 2 80 82 Total window area = 1 m² 112 m² 149.24 m²
A’
B’
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Approved Document K: Protection from falling According to Table 1.1 dimensions for stairs in buildings other than dwellings must have between 150 - 170 mm rise and 250 - 400 mm going. The normal relationship between the dimensions of the rise and going is twice the rise plus the going (2R+G) equals between 550mm and 700mm. Diagram 1.3 specifies a minimum of at least 2m headroom and Diagram 1.11 specifies the positioning of handrails 900mm to 1000mm from the pitch line or floor. For stairs wider than 1000m provide handrails on both sides. Some of the stairs must be adjusted to fully comply with regulations. Figure 20: Set of staircases dimensions
1
3
2
2.6m
250mm
4.1 m
170mm
3m 250mm 200mm
190mm
190mm
According to Table 2.1 dimensions for ramps in buildings other than dwellings must have maximum 1:12 slope ratio, minimum 2m headroom with the same handrail dimensions as for stairs and landing of at least the same width as the ramps. Figure 21: Set of ramps dimensions
1.5 m
2.5 m
2.2 m
30 m
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The building has a set of 7 ramps all 30m long and 2.5m wide. On the top, they ascend 1.5m each and the very last bottom ascends 2.2 m. For the top ones every 1m of ramp ascends 0.05m on a ratio 1:20. The bottom one ascends 0.07m for every 1m of ramp on a ratio 1:14. All ramps comply with the regulations and accesibility. They all have handrails on both sides 1m above the ramp line.
Approved Document M - Volume 2: Access to and use of buildings According to Diagram 11 defines the key dimensions associated with passenger lifts. The minimum dimensions are 1100mm wide and 1400mm deep with sliding doors of at least 800mm wide. The building has 2 passenger lifts and due to the ramp at the building’s entrance, the need of another lift was dismissed. However, another lift might be considered. See Figure 21 for the lift’s dimensions. Figure 21: Simple Lift dimensions
2m
1.8 m
800 mm
1.8 m
1.9 m
900mm
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Fee Proposal for Architectural Services Issued April 13, 2018. Client Information:
Project Summary:
Prepared by:
Bill Ferris
Design for a Community
LARS Studio
OBE, Chief Executive of
Centre at Main Gate Road,
27 Brockenhurst Close
Chatham Historic Dockyard
Chatham, ME4 4TE to
Canterbury
Trust
introduce civic activities
The Sail & Colour Loft
and further delimit an
Chatham Historic Dockyard
entrance and boundary to
Kent, CT2 7RX
Kent ME4 4TE Dear Mr Ferries, Thank you for affording LARS Architects the opportunity to submit a fee proposal. Further to our meeting on the 1st of April 2018 in relation to the Chatham Interactive Centre, I confirm the scope of work to be provided with skill and caution by LARS Architects and the basis of our fees. Please read through this document thoroughly and should you have any queries contact us prior to signing.
Overview We propose five, sequential design phases: Project Appraisal and Definition, Design Concept, Design Development, Pricing and Construction Documents, and Construction Administration.
Project Parameters The site is located on the northern coast of Chatham Historic Dockyard (Main Gate Road, Chatham, ME4 4TE). The building`s main intentions were to find a middle ground between locals and frequent visitors creating spaces to host various activities. The building is to contain the following spaces/activities: •
Café & Restaurant – 189.5 m²
•
Multi-purposed Covered Gallery – 1,202 m²
•
Bookshop – 140 m²
•
Arts & Crafts Workshop – 422.75 m²
•
Auditorium – 317 m²
•
Creative Studio – 342.75 m²
•
Co-working Space – 110 m²
•
Reception & Social Space – 504 m²
•
Offices – 527 m²
•
Circulation – 1,490.5 m²
•
Exhibition Space – 140 m²
•
Services – 114.5 m²
This high-end project was designed to the specifical level of quality the Trust seeks, equally in their own works. The choice of materials, quality of finishes and design was very carefully chosen to ensure the success of the building as part of the Trust`s influence reach in the area.
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Scope of Work The initial client brief refers to Stage 0 of the RIBA Plan of Work 2013. Starting from here onwards the practice`s services will refer back to stages 1 to 7. All services offered are architectural only. Please visit the RIBA website to access the document in more detail: http://www.ribaplanofwork.com/ Stage 1 – Project Appraisal and Definition
ref. RIBA Stage 1 Preparation and Brief
Receive and appraise on client`s requirements, developing the objectives of the project. Report on project outcomes, sustainability aspirations and budget. Undertake feasibility studies and review site information. Duration: 3-4 weeks Stage 2 –Design Concept
ref. RIBA Stage 2 Design Concept
Prepare a conceptual design outline, as per the briefing requirements including structural design, services systems and intended space provision. Preliminary cost information along with relevant project strategies. Duration: 4 weeks Stage 3 – Design Development
ref. RIBA Stage 3 Design Development
Prepare developed design and define the construction of the buildings. Review the design with the relevant authorities and co-ordinate works with other consultants and specialists. Duration: 9-10 weeks Stage 4 – Pricing and Construction Drawings
ref. RIBA Stage 4 Technical Design
Preliminary pricing obtained by contractors from tender drawings. Produce pricing drawings, such as site and floor plans to 1:100, 3D visualisations, list of specific products, fixtures and materials to be included as well as quantities of building materials. The drawings will be completed to the relevant scales and detail required. Duration: 19 weeks Stage 5 –Construction Administration
ref. RIBA Stage 5,6,7 Construction, Handover and Close out, and In use
Site visits according to different construction stages with the monitored quality of work. Any additional drawings or materials to be prepared to a suitable scale. Upon completion, the building is handed over to client`s administration and all documents are signed off including the issuing of practical and completion certificates. During first 12 months after completion, building inspections and any additional works are to be finalised. Duration: 50-100 weeks
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Team For this project, a team of professionals is involved to guarantee the building`s success. The Project/Design Team`s Responsibilities are: •
To review the client`s scope of work, budget, and schedule and reach an understanding of the project requirements. It is the client`s responsibility to provide all the above.
•
To maintain a constant and clear communication between all professionals involved and the client.
•
To field measure and document existing conditions as required.
•
To assist the client in determining what, if any, consulting services are required for the project or any extra professionals not included on the team.
The team`s work is comprised of five sequential design phases which are described in the Scope of Work. Please require if any further details are needed.
Exclusions The project will require a few other professionals not included on the team. The total Project/Design Team Fees exclude: •
Mechanical, Structural and Electrical Engineers
•
Landscape Designers
•
Waste, energy, acoustic and lighting consultants
•
Project Managers
•
Contractors
Planning Permissions & Building Regulations Planning Permission: The local authority needs to grant permission for the erection. To apply you are required to fill out the Planning Application Form and provide a series of documents and drawings, including a certificate of ownership. You are advised to hire a planning consultant between stages 3 and 4 of the plan of works. Building Regulations: The building is expected to comply with regulations. These are legal devices that seek to ensure that the policies set out in the relevant legislation are carried out. This is to be carried out at stage 4 of the plan of works or before. To know more, the Approved Documents are made available at the UK Government webpage: https://www.gov.uk/government/collections/approved-documents
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Construction (Design Management) Regulations As there are parts of the design that define the project as commercial, the client must make suitable arrangements for managing the project in accordance with health and safety regulations. For more a guide is made available on the HSE webpage: http://www.hse.gov.uk/construction/cdm/2015/index.htm
Rough Cost Breakdown 1
Estimated building costs
2,342.70
£/m2
£
12,850,000.00
180.00
£/m²
£
167,940.00
79.38
£/m³
£
952,679.07
21.78
£/m³
£
120,356.82
4.82
£/m²
£
15,727.66
£
14,106,703.55
2 Abnormals Pile foundations Ground Floor area: 933m²
In situ concrete construction Mixed on site: Mix 20.00 N/mm2; cement to BS12 (1:2:4); 20 mm aggregate average wall area: 2,667m² average height: 4.5m
3 External Works Fillings to make up levels – by machine topsoil imported offsite landscape area: 3,263 m² max. height: 2m
Grass – turfed areas landscape area: 3,263 m²
Estimated Construction Costs 4 Facilitating Works
-
-
-
-
5 Project/Design Team Fees
7
%
£
987,469.25
£/0.1ha
£
2,310.00
6 Other Development/Project Costs Planning Permission Fees
462.00
Gross Floor area: 0.55 ha
Building Control Fees
0.1
%
£
1,269,553.55
7 Risks
10
%
£
2,541,703.55
0.014
%
£
1,943,296.45
9 Other Project Costs
£
155,000.00
Total Estimated Project Costs
£
21,006,036.35
£
4,201,207.27
£
25,207,243.62
8 Inflation
10 VAT Total Estimated Project Costs
20
%
(Including VAT)
Architects Fees We base our fee on 7% of the total building cost. For further cost breakdown detail, please see page 5.
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Project Stage
Stage Duration
Percentage
1 Project Appraisal
3 weeks
5%
£
20,060.00
2 Design Concept
4 weeks
15%
£
60,180.00
3 Design Development
9 weeks
25%
£
100,300.00
4 Pricing and Construction Documents
19 weeks
35%
£
140,420.00
5 Construction Administration
50-100 weeks
20%
£
80,240.00
100%
£
401,200.00
Total
Architects Fee
Procurement The client can choose between a traditional, a design and build or a management contract. Traditional: Contract between the client and contractor. A fixed price is set that can be broken down into classes. Changes can be made throughout the construction. Design and Build: The contractor has full responsibility and a fixed price and time schedule is set. There is no flexibility in the change of design. Management: Construction and design can be developed alongside. The client has more responsibility. No fixed cost. For this project, we suggest a traditional contract, which allows for change and reduces costs. The client has more direct input; however, unexpected changes in the design can delay construction. For further information on different procurement types, please refer to pages 4 and 5 of the JCT
guide made available at their website: https://www.jctltd.co.uk/docs/Deciding-on-the-appropriate-JCT-contract-2016.pdf If all terms and conditions of this fee proposal are agreed upon, then please sign below and return a copy to the office. We look forward to furthering instructions and hope for an exciting collaboration.
Client Signature: ………………………………………………………………………..
Date: ………………………………………
Architect Signature: …………………………………………………………………..
Date: ………………………………………
Yours Faithfully, Larissa Andreoli Braga Architectural Assistant LARS Studio
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Estimated Building Cost – Detailed Cost Breakdown Order of Cost Estimate for a Community Centre of 5,500 m² Gross Internal Floor Area, to be located in Chatham Historic Dockyard, Kent, and forecast to go to tender during 4th Quarter 2018. The information gathered is taken from the Baqus Group PLC. Room Type
Area (m²)
Lower Cost
Lower Cost (£)
£/m² Café & Restaurant
Higher Cost
Higher Cost
£/m²
(£)
189.5
1,175.00
222,662.50
1,475.00
279,512.50
Bookshop
140
710.00
99,400.00
890.00
124,600.00
Auditorium
317
2,650.00
840,050.00
3,300.00
1,046,100.00
Co-working space
110
1,275.00
140,250.00
1,625.00
178,750.00
Offices
527
2,000.00
1,054,000.00
2,500.00
1,317,500.00
Exhibition space
140
1,475.00
206,500.00
1,850.00
259,000.00
1,202
2,500.00
3,005,000.00
3,200.00
3,846,400.00
422.75
1,275.00
539,006.25
1,625.00
686,968.75
342.75
1,275
437,006.25
1,625.00
556,968.75
504
920.00
463,680.00
1,150.00
579,600.00
114.5
1,400.00
160,300.00
1,750.00
200,375.00
1,490.5
1,275.00
1,900,387.50
1,575.00
2,347,537.50
5,500
Lower Total
8,958,842.50
Higher Total
11,298,712.50
Multi-purpose covered gallery Arts & crafts workshop Creative studio Reception & Social space Services Circulation Total area
Cost
Cost
Adjustment according to Location – SouthEast £ 2,564.85 /m2
Mean price for Community Centre Adjust for location factor
x
1.14
South East, Medway, Kent £/m2 rate at 1st quarter 2018
£ 2,923.93 /m2
Gross Internal Floor Area
x
5,500 m²
Mean Building Price of Community Centre in Chatham Historic Dockyard
£ 16,081,609.50
Allowance for inflation to 4th quarter 2018 1st Quarter 2018 = 318 (forecast) 4th Quarter 2018 = 317 (forecast) Adjustment:
£12,069,750 x 317
=
£ 16,031,038.40
318 Rough estimate at 4th Quarter 2018
£ 16,050,000.00
(Note: excludes external works)
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Architects Firm Calculations (LARS Studio) Role
No. of people
No. of Hours
Hourly rate
Partner in charge
1
600
72
£
43,200.00
Creative Director
1
1000
42
£
42,000.00
Senior Project Designer
1
1000
40
£
40,000.00
Architectural Assistant (Part 1)
3
1400
20
£
84,000.00
Architectural Assistant (Part 2)
2
1500
34
£ 102,000.00
External Consultants –
3
500
60
£
civil engineers
Cost
90,000.00
(excluding clients consultants) Total
Other Costs
£ 401,200.00
Total LARS Studio Profit Cost
Name Travel
£
90,000.00
Printing
£
5,000.00
Model Making
£
20,000.00
Miscellaneous
£
40,000.00
Total
Profit = Total Expenditure - Architects Fees = £987,469.25 – £ 401,200.00 = £ 586,269.25
£ 155,000.00
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Proposed Interactive Community Centre Main Gate Road, Chatham Historic Dockyard, ME4 4TE Client: Chatham Historic Dockyard Trust Apil 2018 Compiled by Larissa Braga University of Kent Taught by Peter Wislocki and Timothy Carlyle