Masters Management Report by Lauren Pietro

LAUREN DI PIETRO MArch Architecture 2017 14033056 Management Report

Client appointment letter

letter

Client appointment

21st September 2016 Alzheimerâ&#x20AC;&#x2122;s Society 43-44 Crutched Friars London England EC3N 2AE

Dear Alzheimerâ&#x20AC;&#x2122;s Society, LEAZES PARK, NEWCASTLE New Respite Centre Thank you for the opportunity to meet. I confirm that we would be very pleased to provide architectural services in connection with the proposed development. I understand that you will require architectural design services including extensive project research, providing a business case for the proposal, various sketch proposals to further confirm the brief and develop the scheme, culminating with drawings sufficient for detailed planning permission of the proposal. We could then prepare technical drawings and specifications for approval under the Building Regulations, and for construction should you require these.

We enclose a booklet entitled ‘A Clients Guide to Engaging an Architect’ (see Appendix item 1), together with a copy of ‘Guidance for Clients on Fees’ (see Appendix Item 2), produced by the RIBA. These outline architects’ services with standard terms and conditions, and give an indication of fee levels for different types of work. The nature of the project, extent of our involvement, ‘the procurement route’ and the construction cost are all uncertain at present. If a normal service were required, based on the Plan of Work (pages 16 & 17) and a traditional contract, we would propose that fees are based on the indicative percentage scales (Class 4 – New works). We have assumed a construction budget of around £2 million for the works which would imply a percentage fee of 6.7% from the RIBA scales, but we would be happy to discount this to 5% in order to be competitive. This arrangement would allow for some flexibility in respect of changes to the brief, the costs and the scope of our work. Should the construction cost vary from our initial assumption as the project develops then the percentage arrangement allows our fees to vary accordingly.

letter

Client appointment

You will see that the process is broken down into a series of work stages with a proportion of the fee attributable to each. Fees would be charged upon completion of each work stage and, if at any time the project changes significantly or is abandoned, it allows us to submit an account up to that stage, and for you to terminate the arrangement if necessary.

Based on the above assumptions of construction costs, the following stage payments would be likely:-

£2,000,000 x 5% = £100,000 Stage 0 - 2

Appraisal, briefing, sketch proposals

15%

£15,000

Stage 3

Detailed proposals/planning

20%

£ 20,000

Stage 4

Final proposals/Building Regulations approval

20%

£ 20,000

Stage 5

Production information/tender

20%

£ 20,000

Stage 6

Mobilisation, construction to Practical Completion

22.5% £ 22,500

Stage 7

After Practical Completion

2.5% £ 2,500

It may also be necessary to appoint other consultants including Engineers and Specialists and, when we have defined the project more clearly, we would offer guidance on such appointments and potential costs.

We should also make you aware of the Construction Design Management Regulations 2015, in which the appointment of a Principal Designer is now mandatory on all projects. We are able to provide this service and would suggest that we are appointed in the first instance to issue the necessary information. This should take no more than a couple of hours and would be included in our fees. This project role involves managing and overseeing the health and safety of the project and managing risk assessments.

Expenses and disbursements properly incurred in connection with our appointment would be charged in addition to fees and would include the cost of printing, copying, travel and the purchase of any printed contract documentation. If we make payments on your behalf we will invoice you for these at net cost. VAT, where applicable will be charged on all architects fees and expenses. As you may be aware the Local Authority will make a charge for the planning application, and for building regulation approval.

letter

Client appointment

As a RIBA Chartered Practice we are required to obtain confirmation of all architectural appointments in writing. Subject to agreement of the terms, we would therefore ask that you sign and return a copy of this letter. We trust this is acceptable and hope to receive your instructions in due course, but do let us know if you require further information or clarification in the meantime.

Yours sincerely

Lauren Di Pietro

LEAZES PARK, NEWCASTLE New Respite Centre

Job No. 4532

We hereby appoint Pearce Bottomley Architects to provide Architectural Services for the proposed development in accordance with the terms of this letter dated 21st September 2016.

Signed………………………………………………………

Name……………………………………………………… Client

ALZHEIMER’S SOCIETY

Date…………………………….

RIBA plan of work 10

contents

STAGE 0 Core project requirements Client appointment Lease hold Site selection Business Case and Initial Risk Profile Design team Project programme Feedback from Previous Projects Sustainable strategy

12 14 16 18 20 24 26 28 30 32

STAGE 1 Developing the strategic brief Cost estimate and fees proposal Feasibility study Surveys required Tree survey

34 36 40 42 48 50

STAGE 2 Intial Schedule of Accommodation Developing the Schedule of Accommodation Adjacency diagram Final Schedule of Accommodation Concept design floor plans Outline Strategies and Programme Review Programme Review Technological Strategy Elemental cost plan

52 54 56 58 60 62 64 66 68 70

STAGE 3 National Planning Policy and the Trigger of Article 50 Local development framework Conservation area materials specification Design and Access statement

74 76 78 80 82

STAGE 4 Compliance with Building Regulations Invitation to tender Design Responsibility Matrix and Information Exchange Indicative construction programme Pre-construction Meeting

96 98 106 108 112 114

APPENDIX 1 - Clientâ&#x20AC;&#x2122;s guide to engaging an architect 2 - Guidance to clients on fees 3 - Alzheimerâ&#x20AC;&#x2122;s Society financial report 4 - Leazes Conservation Management Statement 5 - Elemental cost breakdown 6 - Planning Applications

124 126 160 164 168 174 182

REFERENCES AND BIBLIOGRAPHY

200

stage

Strategic brief

The Alzheimerâ&#x20AC;&#x2122;s Society approached Pearce Bottomley

The PII also covers for any copyright infringements

Architects to envision a scheme which would enrich

that may arise if the client no longer wishes to

the lives of people living with dementia and their

pursue the project. Regardless of payment, Pearce

carers by creating a respite facility in the North East .

Bottomley Architects retains ownership of the

Pearce Bottomley Architects were appointed as they

copyrights for this project.

are a chartered practice and are covered by a company professional indemnity insurance. This covers the client if they provide inadequate advice, services or designs and provides cover for the legal costs and expenses in defending a claim, as well as compensation payable to the client to rectify the mistake.

Stage 0

The Alzheimer’s Society is run financially by a board of trustees who have received a grant from the Heritage Lottery Fund of £66,000 (see Appendix 3 - Alzheimer’s Society Financial Report 2015-2016) which they have ear-marked as a significant contribution to the realisation of this project. The initial project budget set aside by the Alzheimer’s Society for this project, based on the latest financial report, is £2.5 million including fees and VAT. This would suggest that they intend to complete the entire project with Pearce Bottomley Architects covering all stages.

Site acquirement

Extensive research was undertaken to justify the

The urban park was derived as the perfect setting

Miss Joan Silcox MBE, who was made an honorary

need for the project (see DP3 Report) and to

for a project of this type due to the calm and

freeman in 2006 in recognition of her unstinting

understand the history of dementia care and the

tranquil nature of the green spaces, whilst still

support for local charities, holds the Alzheimer’s

short falls of it’s current state. This work could

remaining an important part of the city centre

Society close to her heart.

then formulate the basis of the project brief

fabric.

She recognised the importance of this project in

to ensure that an innovative solution could be

Leazes Park is owned by the Freemen of

maintaining the ethos and position statements

achieved for the realisation of a new respite facility.

Newcastle, who have granted the Alzheimer’s

of the Alzheimer’s Society and has achieved the

Many sites across Newcastle City Centre were

Society a lease hold for the site of the, now

support of the Freemen of Newcastle to grant

explored for the realisation of this project (see

disused, Springbank Pavilion.

the lease hold to the Alzheimer’s Society for this

DP3 report p.102-121) finally settling on Leazes Park as the most suited site.

project.

Potential sites

Site 1 - 2340m2 Pros

Cons

• Good location next to

• Would

children’s playground • RVI close by

block

the

children’s playground and make it unsafe

• Family picnic area

Site 2 - 9720m2 Pros

Cons

• Close to a main road -

access

noise • Lack of parking facilities along the East side of the park

Site 3 - 35,750m2 Pros

Cons

• Surrounded by residential

• Might overlook residences

• Close to RVI

• Furthest away from St James Park to use as a landmark • Vast area

Site 4 - 1550m2 Pros

Cons

• By the band stand - great

• Might be quite a busy area

music connections and

of Leazes Park - too busy?

events

Stage 0

Site 5 - 25,750m2 Pros

Cons

• RVI close by

• Cattle graze on this site

• Near

playground picnic

children’s and

area,

family

although

March - November safety? - For users of building as well as cattle.

blocked by trees and shrubs Site 6 - 3800m2

Cons

Pros

• A lot of trees on site cause

• Immediate

links

with

children’s playground, RVI and family picnic area • Can see St James Park • Close

Richardson

Road - parking available here

constraints or removal • Springbank

Pavilion

currently on site - needs to be removed

Site 7 - 22,700m2 Pros

Cons

• Immediate links to St

• Close to Listed buildings

James • Close to lake

in the conservation area stricter rules • Noise pollution

Business case

The business case for the project is set out in

Over a third of people with dementia living alone

It is often deemed difficult to obtain planning

DP3 Report. This was further justified by the

had to stop doing things they enjoy as a result of

permission for building within a conservation

Alzheimerâ&#x20AC;&#x2122;s Societyâ&#x20AC;&#x2122;s position statement regarding

a lack of services (Alzheimerâ&#x20AC;&#x2122;s Society, 2013). This

area, however Section 71 of the Planning (Listed

carer support, in which increased respite care is

enables full justification for the proposed project

Building and Conservation Area) Act 1990 states

highlighted as an important strategy to invest in.

on the proposed site.

that the local authority has the responsibility to

Many carers would be unable to continue caring

The site proposed for this project poses the most

determine whether the proposal would be viable.

risk for the realisation of the respite centre.

Any new buildings in Leazes Conservation Area

Leazes Park is located within the Leazes

should be designed with reference to their

conservation area in Newcastle. This will need

surroundings and their impact on the character

careful consideration through the planning process

and appearance of the Leazes area which will be

and pre-application discussions may be needed

an important driver in the design of this proposal.

without respite care. However, one-third of carers of people with dementia had no access to respite and one-fifth found that respite care was not dementia friendly (Carers' Trust, 2013). The society also calls for the provision of services that allow people with dementia to live independently in their own homes, and services that promote quality of life and prevent social isolation.

with Newcastle City Council with regards to the Town Planning Act.

Design team

Alzheimer’s Society Role in Stage 0: • Provide Business Case and other core project requirements and contribute to development of Strategic Brief as required Pearce Bottomley Architects Role in Stage 0:

Following the client appointment letter, Pearce Bottomley were appointed as both the architects and the CDM coordinator on this project, the role of which was set out in the appointment letter. As quality is the main design driver behind this project, a traditional project procurement method was selected. Consultants were selected to design specialist items, such as external works, lighting design, building services and structural engineering. The cost quotes for these services have been included in the elemental cost plan as provisional sums.

• Collate comments and facilitate workshops to discuss Business Case and develop Strategic Brief with project team members • Discuss initial considerations for assembling the project team • Establish Project Programme • Collate Feedback from previous projects • Contribute to preparation of Strategic Brief • Comment on project Programme • Provide Feedback from previous projects • Contribute to preparation of Strategic Brief • Discuss project with appropriate planning authority • Provide Feedback from previous projects • Contribute Cost Information to preparation of Strategic Brief

Project Roles Table

Client Client adviser Project lead Lead designer Construction lead Architect Civil and structural engineer Building services engineer Cost consultant Contract administrator Health and safety advisor Access consultant Acoustic consultant Archaeologist BREEAM assessor Cladding specialist Catering consultant Facilities management (FM) advisor Fire engineer Highways consultant Information manager Interior designer Landscape architect Lighting designer Masterplanner Operational lead Party wall surveyor Planning consultants Security advisor Signage designer Sustainability advisor Technical advisor Other additional project role 1 Other additional project role 2

Alzheimer's Society

[Not required]

Alzheimer's Society [Not required]

Pearce Bottomley Architects

R Barker Builders

[Not required]

Pearce Bottomley Architects

[Not decided]

Howard Marsdon

[Not decided]

Arup

Pearce Bottomley Architects

[Not required]

Pearce Bottomley Architects

Arup

[Not required]

Arup

[Not required]

E2 Consultants

[Not required]

Pearce Bottomley Architects

[Not required]

[Not decided]

Robinson Landscape Design

[Not decided]

Apollo Lighting

[Not required]

Newcastle City Council

[Not required]

with the client sees the working drawings completed after the planning application has been determined. This does however mean that there will be no work completed for the 8 week determination period from the planning application submission date. There may be scope to begin working on the working drawing package before the final determination of the planning application, however this would be at risk to the client if the planning was rejected.

Working drawings and schedules Building Regs Application Tender period Tender Acceptance Mobilisation Contract period (On site) Practical Completion

14 Weeks

27/02/2017

20/02/2017

13/02/2017

06/02/2017

30/01/2017

23/01/2017

16/01/2017

09/01/2017

31/10/2016

24/10/2016

17/10/2016

10/10/2016

03/10/2016

TASK Client Appointment Brief Development Project Research Precedent Studies Site Selection Programme Development Initial Designs Developed Designs Final Designs In Planning Determination of Planning

26/09/2016

The project programme as initially discussed

Week Commencing

Stage 0

12 Months 11/09/2018

04/09/2018

04/09/2017

28/08/2017

21/08/2017

14/08/2017

07/08/2017

31/07/2017

24/07/2017

17/07/2017

10/07/2017

03/07/2017

26/06/2017

19/06/2017

12/06/2017

05/06/2017

29/05/2017

22/05/2017

15/05/2017

08/05/2017

01/05/2017

24/04/2017

17/04/2017

10/04/2017

03/04/2017

27/03/2017

20/03/2017

13/03/2017

06/03/2017

Springbank ‐ New Respite Centre ‐ Project Programme

Dyneley House GP Surgery, Skipton, UK

Precedents

Brief: Refurbishment of the existing waiting area and offices to include dementia friendly design initiatives. Architects: Pearce Bottomley Architects Procurement Method: Traditional building contract with negotiated tender. Review of Project: The main issue with this project was the short time frame in which the architects had to achieve it from conception to completion. This led to a negotiated tender opportunity due to the tight time constraints. This meant that costs couldnâ&#x20AC;&#x2122;t be as competitive as if tender had gone out in the traditional way. It is therefore important through the realisation of Springbank Respite Centre that although quality is the main design ambition, costs can be kept competitive through sticking with the project programme.

Alzheimer’s Respite Centre, Dublin, Ireland

Brief: New build facilities to provide respite and accommodation for 11 clients.

Architects: Niall McLaughlin

Procurement Method: Traditional building contract with Government Departments and Local Authorities Contract (GDLA 82 with Quantities)

Review of Project: The project cost £2.7million and was 1392m2. This makes the building roughly about £2000 per m2 which provides a good estimate for the initial costing of this project.

Stage 0 32

The design and construction process of tree care will be considered from the offset of this project. During the feasibility stages a topographical survey, soil assessment and detailed tree survey will be undertaken. This will allow a further tree categorization to determine which trees will be retained and which trees will be removed for the building works. This will also allow the RPAs (Root Protection Areas) to be calculated. The proposed landscaping will then be explored through stage 3 - developed design, alongside this a tree protection report will also be produced.

stage

Stage 1

Principal Objectives: •

Respite Centre for people with dementia

•

Maximise the panoramic views of the surrounding Leazes Park

•

Utilise the trees on site in the form of the building

Budget: •

£2million initial project budget – including fees, vat on fees and project contingencies.

•

£1.6 initial construction budget - no VAT on construction costs due to new build

•

Further cost analysis required following determination of proposals

Programme: •

Land is acquired.

•

Project to progress as soon as possible to minimise building in winter months.

Quality: •

Although budget is important, programme and quality are to be the priority.

•

The designs and specifications should be based on the premise that the centre will be a long term investment – rather than a development

opportunity to be sold on in the short term using the guidelines as discussed in DP3 Report.

Stage 1

Procurement: •

The project will proceed on the assumption that the works will be procured in the traditional way – by competitive tendering of the works and

with a traditional building contract. Style: •

External materials as the conservation area requirements

•

Dementia friendly finishes internally

Services: •

Underfloor heating

•

Drainage – Assumed connection to mains system.

Room Notes: •

Programme to be developed through initial design phases and brief preparation

Structure: •

Timber frame construction considered

External: •

No requirement for parking

•

Mobility Scooter store

•

Sensory gardens

Cost estimate

The fees proposal are set out in the Client Appointment Letter (see page. 6).

The estimated prices are based on building prices per square metre (sqm). The prices are given on a scale range which varies with quality. As design quality is key throughout this project, prices have been estimated using the higher costs in these ranges (Aecom, 2016). Although Niall McLaughlinâ&#x20AC;&#x2122;s precedent study saw that the building was roughly ÂŁ2000 per sqm, these figures are significantly lower. This will be looked at in detail further in the elemental cost analysis, however it is not concerning at this stage as the total estimated construction cost falls below budget, which allows for some scope to add some cost where needed.

The building functions are based upon the finalised schedule of accommodation (see page. xxxx). The model has been prepared on the assumption that ground conditions are good and that minimal site preparation is required.

Demolition costs have been estimated based upon demolishing a single storey building approximately 500m3.

External works have been calculated at approximately 15% of the total build works.

Demolition costs

single storey building approximately 500m3

£20 per cubic m

£10,000

Fell and removing trees

2 No. trees on site to remove prior to work commencing.

Girth 500mm-1500mm £26 per tree Staff Offices and Reception Area - approx. 50 sqm Uniclass D3 Administrative Offices for owner occupation Low rise - air conditioned £1275 - £1600 per sqm Accommodation - 10 rooms - approx. 50 sqm per room Uniclass D4 Accommodation for the Elderly £850 - £1075 per sqm Rest Room - approx. 40 sqm Reminiscent Room - approx. 50 sqm Art and Activity Room - approx. 50 sqm Music and Film Room - approx. 50 sqm Uniclass D4 Medical Day Centres £1125 - £1425 per sqm Public Cafe - approx. 100 sqm to include; Kitchen approx. 25 sqm and Public WC approx. 25 sqm Uniclass D5 Recreational £1125 - £1425 per sqm External works

£52 £80,000 £537,500

£270,750 £213,750

Total

£166,808

£1,278,808

Stage 1 42

Stage 1 44

Stage 1 46

Stage 1

The site lies within the Newcastle conservation

A CAT scan can be undertaken to determine

An assessment of a treeâ&#x20AC;&#x2122;s age classification is made

area boundary, and thus careful site surveys and

exactly where the tree roots lie.

in terms of it maturity within the siteâ&#x20AC;&#x2122;s landscape.

detailing need to be undertaken.

Each tree should be checked for degradation

An assessment of a treeâ&#x20AC;&#x2122;s physiological condition is

An extensive levels survey was undertaken

every year for five years after completion of the

to be made as good, fair, poor, dead.

measuring the change in levels at each 100mm

development.

The root protection areas of these trees can then

incline. Levels survey equipment was used to plot

Trunk/stem diameters are measured at 1.5 metres

be calculated as a circle with a radius 12x the stem

the change in incline.

above ground level, or immediately above the root

diameter (Reference).

A tree survey was also carried out to understand

flare for multi- stemmed trees.

the condition of the trees and the constraints that

Estimate branch spread is taken in metres from

these will pose to the site.

the centre of the trunk, at the four cardinal

GPS locations of trees were plotted to accurately

points of a compass, to achieve an accurate

locate the existing trees on site.

representation of crown shape.

Tree species were identified by twigs, leaf buds, bark texture, fallen leaves and seeds.

n w

e s

distance from eye to base of stick= a length of stick = b

distance from eye to base of tree = c

height of tree

b(c/a)

measure the canopy at all 4 cardinal points

Stage 1

An extensive level survey and tree survey was

It was found from the tree survey that all of the

undertaken throughout the feasibility stage.

trees on site were deemed good quality, except

The Tree Survey has been undertaken within the

for two which were significantly leaning and had

recommendations of British Standards 5837:2005

gashes to the bark. Planning permission to remove

and current good arboricultural practice.

these two unhealthy trees will therefore be sought.

The survey entailed a visual inspection from

It will be a design initiative to try and keep all of

ground level of all trees.

the remaining trees on site, and build around them

Due to variations of existing ground levels through

without causing any damage to them, or removing

the site, height dimensions are estimated and are

any unnecessarily.

given in metres.

Tree Reference

Species Common Name

Species Scientific Name

UK Provenance

Presence of TPO or Conservation Area Protection

Approx Height (m)

Age Class*

Branch Spread North (m)

Branch Spread East (m)

Branch Spread South (m)

Branch Spread West (m)

Physiological and Structural Condition (Health and Physical Defects) Good/Fair/Poor/Dead

Horse Chestnut

Aesculus Hippocastanum

Non‐Native

CAP

4.6

315.0

10.03

Young

2.3

3.45

4.025

2.3

Good

Sycamore

Acer pseudoplatanus

Native

CAP

6.0

925.2

29.45

Young

5.75

3.45

4.6

Good

Osier Willow

Salix viminalis

Native

CAP

5.1

570.9

18.17

Middle Aged

3.45

2.3

3.45

Good

Common Box

Buxus sempervirens

Native

CAP

3.7

244.1

7.77

Middle Aged

3.45

5.75

3.45

5.75

Good

Common Box

Buxus sempervirens

Native

CAP

4.2

315.0

10.03

Middle Aged

3.45

5.75

3.45

5.75

Good

Common Box

Buxus sempervirens

Native

CAP

4.5

393.7

12.53

Middle Aged

3.45

5.75

3.45

5.75

Good

Whitebeam

Sorbus aria

Native

CAP

4.9

315.0

10.03

Middle Aged

4.6

5.75

3.45

2.3

Good

Aspen

Populus tremula

Native

CAP

6.2

354.3

11.28

Middle Aged

0.575

2.3

1.15

0.575

Good

Aspen

Populus tremula

Native

CAP

6.1

354.3

11.28

Middle Aged

2.3

1.15

Good

Field Maple

Acer campestre

Native

CAP

5.1

689.0

21.93

Middle Aged

2.3

6.9

9.2

4.6

Poor ‐ Leaning NorthWest @ 45 degrees from vertical

Sycamore

Acer pseudoplatanus

Non‐Native

CAP

5.3

925.2

29.45

118

Middle Aged

4.6

5.75

3.45

5.75

Poor ‐ Leaning SouthEast @ 35 degrees from vertical

Ash

Fraxinus excelsior

Native

CAP

5.1

629.9

20.05

Middle Aged

1.15

3.45

9.2

5.75

Good

Field Maple

Acer campestre

Native

CAP

5.3

669.3

21.30

Middle Aged

4.6

2.875

8.05

2.3

Good

Ash

Fraxinus excelsior

Native

CAP

5.0

551.2

17.54

Middle Aged

2.3

3.45

2.3

Good

Copper Beech

Fagus sylvatica f. purpurea

Non‐Native

CAP

5.5

826.8

26.32

105

Mature

5.75

Good

European Silver Fir

Pseudotsuga menziesii

Non‐Native

CAP

4.1

433.1

13.79

103

Young

3.45

Good

Sycamore

Acer pseudoplatanus

Non‐Native

CAP

5.1

590.6

18.80

Young

1.15

1.725

3.45

2.875

Good

Ash

Fraxinus excelsior

Native

CAP

5.6

598.4

19.05

Middle Aged

3.45

1.15

2.3

5.75

Good

Aspen

Populus tremula

Native

CAP

5.7

393.7

12.53

Middle Aged

0.575

1.15

0.575

Good

Alder Buckthorn

Frangula alnus

Native

CAP

4.2

629.9

20.05

Mature

1.15

2.3

Good

Field Maple

Acer campestre

Native

CAP

4.8

393.7

12.53

Young

2.3

1.15

Good

Midland Hawthorn

Crataegus laevigata

Native

CAP

4.6

439.0

13.97

Middle Aged

2.3

3.45

4.6

2.3

Good

Circumference of Stem Diameter Approximate Stem (inches) (inches) Age

stage

Stage 2

The quality of this project must be of

Design quality is the principle objective of this

exceptionally high standard in order to

project with cost and time following this.

incorporate designing for dementia guidelines

The building must reflect the values of the

in order to ease the use of the building by all,

Alzheimerâ&#x20AC;&#x2122;s Society throughout every aspect of

through the use of colour, light, texture and

the design. The spaces need to relate to each

architectural features to enrich the environment.

other to ensure ease of use of the building as well

The internal environment should be comfortable

as creating individual safe and secure spaces.

in relation to lighting, heating, air quality and acoustics, as well as allowing physical comfort in the furnishings. It is important that individual users can also control the internal quality of their environment.

Stage 2

As a result of the need for high design quality, a

The project will also need full demolition and

traditional procurement route is sought for the

planning permission to remove the disused

realisation of the project. Although there are

Springbank pavilion which is currently on site.

cost benefits with design and build contracts,

Although a sustainable strategy could argue that

the traditional route is preferred for this project

the existing structure would be better retained

as it is considered to be a low risk method of

than a new build, it was deemed that the pavilion

contracting for the client, as the contractor takes

was disused and was insufficient for the new

the financial risk for construction.

proposed use.

Stage 2

Outline Specification

Substructure - Pad foundations Superstructure - Timber frame construction with beam and block flooring Cladding (including external windows and doors) - Timber cladding and natural sandstone with timber vertical sliding sash windows and timber door. Roofing - 35 degree pitched roof with natural welsh slate Internal walls and partitions - Timber stud walls and internal glazed partitions with manifestations for user safety Internal doors - Timber internal doors with coloured frames Ceilings - Skim on plasterboard Flooring - Beam and block construction with carpet, vinyl and wood floor finishes Finishes - Paint on skim on plasterboard wall finishes Building services (including lighting, heating, ventilation and air conditioning, water supply and drainage and other special installations). Fixtures and fittings (such as sanitary fittings). Landscape.

Stage 2

The entrance and reception area should be clear

It will be implemented where possible to use

to occupants as well as accessible and welcoming.

locally sourced materials in order to improve

The building should have minimal impact of

the sustainability of materials, as well as using

the surrounding environment, whilst providing

renewable, reused or recycled materials.

good quality views and overlooking the natural

The building materials will also be to a high quality

landscape of the park.

standard to ensure that they have a long life span

The internal layout of the building will provide a

to enable the design to be durable.

flexible layout for future planning.

Energy consumption and pollution, both in

The building aims to enhance the local community

construction and in use will be kept as minimal as

and enriching the lives of people with dementia.

possible.

Stage 2 62

The concept design of the building is based up the idea that all of the existing trees that are in good condition should remain on site and thus the development should happen in the vacant spaces within the trees and between the root protection areas. After the critique of existing care homes as well (see DP3 Report) it was also important to reduce the conventional â&#x20AC;&#x2DC;corridorâ&#x20AC;&#x2122;. This has been explored in great detail through the concept design by making corridors within the plan multifunctional, or given the ability to open up so that they are not just a transition point from A to B. Closed loop circulation has also been explored in depth, using the spaces around the trees as circulation space and creating loops around the trees.

Stage 2

Acoustic strategy

Building control strategy

As the project has progressed from the initial brief

The acoustic strategy will apply the most in the

A local improved inspector will be used for

and client appointment, the programme has been

accommodation cluster. However one design

building control services. Although this often

delayed to ensure that the design is of the highest

requirement will be to ensure that the noise

costs slightly more than a local authority building

quality and functions as it should. The extension

generated by St James Park during match days is

control service, it is often deemed that an

in design time was discussed with the clients

controlled, to be heard in some of the spaces but

improved inspector can spend more time on site

and they were happy to proceed with this as the

not all.

and understand the project to a greater extent

quality is more important to the design than the

and thus improve the overall quality.

programme.

Maintenance and Operational strategy

The cafe will operate during usual working hours,

It was also decided that as the project grew

but will give residents at the respite centre the

through concept design that the construction

opportunity to work within this serving and

period should also be extended to be more

running the cafe business.

realistic to the scale of the project. This has increased from 12 months to 24 months.

66 Moment in

Programme Development Initial Designs Developed Designs Final Designs In Planning Determination of Planning Working drawings and schedules Building Regs Application Tender period Tender Acceptance Mobilisation Contract period (On site) Practical Completion

14 Weeks

24/04/2017

17/04/2017

10/04/2017

03/04/2017

27/03/2017

20/03/2017

13/03/2017

06/03/2017

27/02/2017

20/02/2017

13/02/2017

06/02/2017

30/01/2017

23/01/2017

16/01/2017

09/01/2017

31/10/2016

24/10/2016

17/10/2016

10/10/2016

03/10/2016

26/09/2016

TASK Client Appointment Brief Development Project Research Precedent Studies Site Selection

Week Commencing

Time

24 Months 16/01/2019

09/01/2019

09/10/2017

02/10/2017

25/09/2017

18/09/2017

11/09/2017

04/09/2017

28/08/2017

21/08/2017

14/08/2017

07/08/2017

31/07/2017

24/07/2017

17/07/2017

10/07/2017

03/07/2017

26/06/2017

19/06/2017

12/06/2017

05/06/2017

29/05/2017

22/05/2017

15/05/2017

08/05/2017

01/05/2017

Stage 2

Technological strategy

Pad foundations are deemed the most appropriate

Site clearance and demolition works will be

as they will have minimal impact on the existing

carried out first (demolishing the existing pavilion

ground. Micro piles can also be considered,

and clearing the site of shrubbery).

however access for machinery will be limited due

Root protection areas can then be marked and

to root protection areas.

fenced off in accordance with the Tree Protection Method Statement. The building is proposed to be built in timber frame to create a lightweight structure. Trusses will be used to support the 35 degree pitched roof.

Preparatory Works (e.g. demolition) for whole site:

Demolish Springbank Pavilion

Remove shrubbery and clear site

Felling and removing 2No. trees External Works for Cafe site:

Site preparation clearing site vegetation

Excavation and filling

Substructure for Cafe use:

£6,726.74 £17,784.94 £27,182.69

Foundations

Beam and Block floor

Drainage Superstructure for cafe use

Wall members

Roof construction

Truss system

Flooring Dry-lining Stairs

External cladding

External windows and doors

Internal doors

Internal walls and partitions

£110,885.10

Internal finishes for cafe use:

Floor finishes

Decoration Fixtures and fittings for cafe use:

Client supply furniture

Kitchen fittings

Sink

Basins and urinals

M&E Services

Contractors designed portion

Provisional sum included

£32,951.12 £6,644.77 £20,000.00

Specialist Items

Contractors overheads and profits

Professional and Statutory Fees

Water, gas and electrical connection to mains services

Architects and engineers fees

Planning application costs

Building control fees

Desktop studies

Value Added Tax

N.B VAT @ 0% due to the construction of new buildings used by charities

(HM Revenues and Customs, 2017).

£73,137.77

Provisional sums Staff Offices and Reception Area - approx. 50 sqm Uniclass D3 Administrative Offices for owner occupation Low rise - air conditioned Accommodation cluster 10 rooms - approx. 50 sqm per room Uniclass D4 Accommodation for the Elderly Activity cluster Rest Room - approx. 40 sqm Reminiscent Room - approx. 50 sqm Art and Activity Room - approx. 50 sqm Music and Film Room - approx. 50 sqm Uniclass D4 Medical Day Centres Apollo Lighting Design Robinson Landscape Design E2 Consultants - building services engineer

[For full cost breakdown please see appendix item 5]

£80,000

£1275 - £1600 per sqm

£850 - £1075 per sqm

£537,500

£270,750

£1125 - £1425 per sqm

£1000 £10,000

Total

£500

£1,195,583.12

Elemental pricing has been broken down into 3 sections; café use; activity cluster; accommodation and staff area cluster. This allows for each area to be broken down into elemental costs, based upon the building functions which were used to create the estimated costs based on building square metre for each function. Demolition has been cost as a whole as this isn’t specific to the building use.

There are some discrepancies with the elemental costing when compared with the costing estimates; • The accommodation will be better placed on the first storey, which was not accommodated for in the initial costing; • The plans are not yet finalised and thus could simplify the proposed structure from the elemental costing and reduce some costs; • Walls have been calculated as the perimeter of the building as window and door positions are not yet finalised - this will reduce costs of timber members and dry lining, but may increase costs based on glazing and windows; • Patent glazing has been included to accommodate for a roof light however this may need to be removed as part of the planning conditions within the Leazes Conservation Area; • There is the potential for the re-use of some materials from Springbank pavilion, mainly welsh slates and timber members, however this hasn’t been included as a cost reduction as the condition of the materials will need to be explored before they can be determined for re-use; • Inflation forecast at 1.89% for March 2017 (Trading Economics, 2017), meaning that the prices for these costed items could fluctuate before the contractor purchases them.

stage

Stage 3

National and Local Policy and Guidance

The Prime Minister has stated that Article 50 will

This means that products and specifications

This proposal contributes to the achievement

be triggered by March 2017 at the latest. From

purchased by the contractor for the works

of sustainable developments as set out in the

this point a series of negotiations will take place

may not be subject to the same regulations

National Planning Policy Framework on all three

over a two year period. This will result in the UKâ&#x20AC;&#x2122;s

and standards as originally specified, (if the

key dimensions set out in the guidance, providing;

independence from the EU after two years.

specification is written before the UK leaves).This

an economic role, creating income from the cafe

Although the trigger of Article 50 will not

is because the UK Parliament will have greater

to support the running of the building and The

apply any changes to the procurement of this

scope to re-evaluate regulations once the UK has

Alzheimerâ&#x20AC;&#x2122;s Society; a social role, supporting

project, it may however, affect the product and

left the EU.

strong, vibrant and healthy communities

environmental standards of the development as

with accessible local services that reflect the

the construction progresses. According to the

communityâ&#x20AC;&#x2122;s needs and support its health, social

project programme the UK will leave the EU

and cultural well-being; and an environmental

during the construction phase of this project.

role, contributing to protecting and enhancing the natural environment.

NB. The Party Wall Act does not apply to this development.

Stage 3

Leazes Park was added to English Heritage

Green Flags are the national standard for

Due to the conservation area status of the

excellence for parks and recognise excellent use

site and the nature of the works a planning

interest in 1992 and thus English Nature are to be

of green space, well maintained facilities and high

application for full planning permission and

consulted when the works are planned.

standards of safety and security. Judges awarded

relevant demolition to an unlisted building in a

Although healthcare and respite buildings are not

the flags after deeming the parks welcoming,

conservation area, as well as an application for tree

mentioned in Newcastleâ&#x20AC;&#x2122;s Local Development

healthy and safe, clean and well-maintained, as well

works: notification of proposed works to trees in

Framework, Leazes Park is mentioned as having

as being areas which are sustainable and involve

a conservation area, will need to be submitted to

been granted a green flag status. Leazes Park is

the local community.

Newcastle City Council (see appendix 6 - Planning

also included under the Leazes Conservation Area.

Although the development should qualify for the

Applications and Drawing Issue List). This would

Although this doesnâ&#x20AC;&#x2122;t restrict development in the

Community Infrastructure Levy, as it is a new

be submitted with the relevant drawings and fees

area, it will be imperative to remain sensitive and

development which creates net additional floor

with the expectation of a decision in 8 weeks from

conservative to the surrounding context.

space of 100 square metres or more, there may

validation.

be some relief from this as the building will be run and managed by a charity.

Stage 3

The management plan forms a supplementary

Adequate planning permission will be acquired

planning document [SPD] to the Local

for any relevant works to trees around the site, in

Development Framework [LDF] (see Appendix

accordance with section 5.3.

3 - Leazes Conservation Area Management Plan

The preservation of the natural habitats of the

for map of the area) and complies with key issues

local wildlife and bat population will be maintained

PH4, LE2, TLC1, D1 and D2 of the LDF Key Issues

throughout the development of this project.

report [April 2004].

The management plan sets out key materials that

The proposal will be sympathetic to all issues of

should be used within Leazes Park Conservation

vulnerability within the document to ensure that

Area for any development. Materials must be

the nature and character of the conservation area

traditional and sympathetic to the history of

remain as so. The proposal does not affect any

Leazes Conservation Area.

transport links or parking issues within Leazes

The original pattern of gardens and the presence

Conservation Area in accordance with section 4 of

of trees greatly contributes to the character of

the management report.

Leazes Conservation Area and should be retained.

Walls Natural Sandstone - colour to remain unchanged Brick Stucco - colour BS 08 B17 Windows Timber frame vertical sliding sash windows Roofs Natural Welsh Slate Rainwater Goods Cast iron with gutters on brackets Boundary Treatments to remain unchanged Advertisements should be sympathetic to the historic character of the area Rooflights should be in a â&#x20AC;&#x2DC;conservationâ&#x20AC;&#x2122; style in design, materials and size

Design and Access

statement

Introduction

This statement has been prepared in support of an application for Planning Permission and for relevant demolition of an unlisted building in a conservation area in accordance with the Town and Country Planning Act 1990. The proposal seeks to demolish the existing timber frame pavilion building located on the East of Leazes Park, adjacent to Richardson Road, Newcastle and propose a new build respite facility for people with dementia in itâ&#x20AC;&#x2122;s place, incorporating a public cafe within this scheme. The application also determines the scale and massing of the proposed respite centre, and details the access to the site, layout, appearance and landscaping of the proposal.

Introduction

The site lies within the Newcastle conservation area boundary, and thus careful site surveys and detailing have been undertaken. An extensive levels survey was undertaken measuring the change in levels at each 100mm incline. A tree survey was also carried out to understand the condition of the trees and the constraints that these will pose to the site. Trunk/stem diameters are measured at 1.5 metres above ground level, or immediately above the root flare for multi- stemmed trees. Estimate branch spread is taken in metres from the centre of the trunk, at the four cardinal points of a compass, to achieve an accurate representation of crown shape. An assessment of a treeâ&#x20AC;&#x2122;s age classification is made in terms of it maturity within the siteâ&#x20AC;&#x2122;s landscape. An assessment of a treeâ&#x20AC;&#x2122;s physiological condition is to be made as good, fair, poor, dead.

Landscaping

The site is currently set within Leazes urban park landscape in Newcastle City Centre, characterised by mature trees, grazing land, the lake and recreational facilities. The flat land is punctuated by planted trees and boundary edges are contained within a metal rail fence, often complimented by hedgerows and self-set trees. It is proposed that the external appearance of the settlement will remain complementary to the existing park and as is consistent with the conservation area. The amenity space will be contained within the curtilage of the park, where it is mainly obscured from public view. Hard landscaping surrounding the property will be simple in form. Planting will be low level and largely imperceptible from outside the site.

Landscaping

After the tree survey was undertaken it was determined that all trees except two, were of good health and quality and could remain in place, however the two that were deemed poor quality would have to be removed for the construction of the building. The removal of these trees will be one of the initial works along with the demolition of the existing pavilion. The shrubbery at the rear of the site will also need to be cleared for the proposal. After the site is cleared the RPA can be marked off and fenced off to determine where diggers can pass and foundations can be laid out. This shows the area that can be used for building works whilst protecting the root protection areas. This will inform routes which a digger and other machinery can pass on the site.

Scale

The scale of the proposal in the context of its plot is respectful of the character and scale of the surrounding landscape, and respects the traditional vernacular courtyard form which is prevalent in rural settlements in this area. The development does not impose itself upon any surrounding properties and will fit in well to the nature and character of this particular location. The proposed development is designed as a series of clusters which provide internal courtyard spaces. This arrangement has several advantages; - The historic vernacular form of the settlement is restored. - The buildings form an enclosure, providing shelter from the elements in an otherwise exposed landscape.

Layout Internally the development has been designed to provide well proportioned accommodation arranged over two floors, whilst still respecting the construction and spatial qualities of the public areas. The design of the development places the circulation and existing trees in the centre of the plan. The cafe cluster is located adjacent to the family picnic area; the activity cluster is located adjacent to the childrenâ&#x20AC;&#x2122;s playground and the Leazes Park is 50,900sqm

accommodation cluster is to the north of the site on the second storey to maintain maximum

The proposed site is 3800sqm The proposed development is approx. 900sqm The proposed development looks to occupy only 0.02% of the land in Leazes Park making it a small scale development.

privacy.

Grid reference NZ243649

Use The conversion proposes the building to be used as a respite facility incorporating a public cafe area. The use class lie under ‘mixed use’ and includes the creation of class A3 - Food and Drink, B1 - Business, C2 - Hotels, Hostels and Dwelling Houses,D1 Public Services and D2 - Entertainment and Leisure. The present combined footprint of the existing pavilion is 120m2. The existing pavilion is disused and poorly constructed for the new purpose, with little of no insulation as the function of the pavilion was changing rooms for the deceased bowls club. It is therefore more economical to demolish this and build a new structure in it’s place which will serve a public function as well as the respite centre, including a cafe area. This will also make better use of the family picnic area nearby. The proposed curtilage area is 3800m2. The proposed cafe development has a total footprint of 390 m2.

Use Staff Offices 50sqm to accommodate approx. 20 full time staff working admin jobs, management and running activities as well as providing care to residents and working with the Alzheimerâ&#x20AC;&#x2122;s Society Reception area Rest Room 40sqm To be used by staff and clients as a separation area away from the main activity spaces if some space and time is needed during a visit or stay. Ancillary Storage for mobility scooters Laundry Accommodation 500sqm 5x single rooms (20sqm) with en-suite (10sqm) 3x couple rooms (25sqm) with en suite (15sqm) 2x accessible rooms for couple or single (50sqm) Hoists available in these rooms No living room or kitchen accommodation to encourage residents to spend more time in the public realm of the building rather than in their rooms

Use

Art and Activity room 50sqm Arts and crafts Drawing/Painting Jewellery making Knitting Games - dominoes/bingo/cards etc Acoustic requirements will be designed to allow some external noise to listen to the football from St James Park Music and Film Room 50sqm Capacity for approx. 15 people inc. residents and staff Acoustic requirements Listening; record player; tape machine; CD player; MP3; Spotify - generational - future proofing Playing Public Cafe 100sqm Kitchen 25sqm Cooking/baking Chance for residents to work here Serving snacks and hot meals and drinks No alcohol licence needed Where the residents will eat their meals too

Public WC 25sqm

Use

Sensory Gardens Plants to attract wildlife - animal therapy Scented and edible plants Sculptures Sculpted handrails Multisensory Tactile objects Bright colours Interesting sounds Exercise classes within these garden spaces Yoga/dance/Tai Chi etc. Gardening Raking leaves Planting flowers/ seeds Picking herbs/weeding Reminiscent Room 50sqm Reading â&#x20AC;&#x2DC;Chattingâ&#x20AC;&#x2122; Old Newspapers World map - spark memories of travel

Access

Access to the development is from the existing footpath track along the west side of the development site. Passage along the track to beyond is also preserved. The design allows for this existing access to be both pedestrian and continues further to provide access for deliveries to the cafe/ kitchen area. The track is currently used for access to Leazes Park and this will continue to be the case, thus change of use for the access has not been sought. The development benefits from the same public transport provision as is existing. Given itâ&#x20AC;&#x2122;s location adjacent to the RVI, this is plentiful along Richardson Road. Parking will be â&#x20AC;&#x153;on streetâ&#x20AC;? and in Leazes Park car park as existing. Access is via level approach and a level threshold. The development has an accessible WC at entry level. Door opening widths and circulation within the principal storey comply with part M requirements.

Apperance

The development will take aesthetic inspiration from the park environment and conservation area guidelines. The design of the buildings is of a high quality and has regard to the character and appearance of the surrounding buildings and landscape. The buildings adhere to the local vernacular. The design is intended to preserve and enhance the character of the existing landscape.

stage

structure

Part a

B2 buildings other than swelling houses

fire safety

Part b

Loading The building will be constructed so

Ground Movement The building will be constructed

Disproportionate collapse The

building

shall

that the combined dead, imposed

so that ANY ground movement

constructed so that in the

and wind loads are transmitted

will not impair the stability of

event of an accident the

to the ground safely and without

the building.

building will not suffer collapse

causing deformation of any parts

disproportionate

of this or another other building.

cause.

from

the

B1: Means of warning and escape

The building shall be designed and constructed so as to provide

B2: Internal fire spread (linings)

reasonable facilities to assist firefighters in the protection of

B3: Internal fire spread (structure)

life. Richardson road is the closest main access to the site.

B4: External fire spread

Similar provisions will be made for this development as the

B5: Access and facilities for the fire service

existing provisions for Springbank Pavilion.

Design for vertical escape will apply to the accommodation cluster of the building. Design for horizontal escape will apply to all. Smoke and heat alarms to BS EN, 14604 will be installed and mains-operated and inter-linked with standby power to conform with approved document B2.

The red circles in the diagram opposite denote indicative fire exits in the cafe cluster. The dotted red lines show distances for escape. The plan complies with fire regulations that the distances in one direction do not exceed 18m and 45m in more than 1 direction.

All habitable rooms on upper and lower ground floor open up to hall leading to a suitable exit, or contain an escape window. All habitable rooms on the first floor open up to a hall leading to a protected stairway in

compliance

document B2.

with

approved

100

Part c

Preparation of site and resistance to contaminants

site preparation

Site vegetation will be cleared at the commencement

Resistance to Moisture The walls floor and roof will be constructed to

of the works and has been included for in the

provide adequate protection from ground moisture,

elemental costing plan. This includes the felling and

precipitation, condensation and spillage.

removal of 2No. trees.

No part of the building works will contain or use any toxic substances. Insulating

material

inserted into a cavity wall will have reasonable precautions

taken

prevent permeation of any toxic fumes.

Part e resistance to sound

toxic substances

Part d

E1: Protection against sound from the building and adjoining building

This does not apply as there are no adjoining buildings.

E2: Protection against sound within a dwelling house

This does not apply as the building is not a dwelling house.

E3: Reverberation in common parts of buildings for residential purposes.

This will only apply to the accommodation cluster of the development. The

building will be constructed to ensure that reverberation around the common areas is no more than is reasonable. E4: Acousitc conditions in schools - does not apply

101

ventilation

Part f

Adequate

ventilation

will

be provided throughout the building, via both active and passive strategies.

Mechanical ventilation to be provided to all wet and sanitary accommodation as follows:

Kitchens - 30 l/sec extract rate if in cooker hood, or 60 l/sec if independent.

Bathrooms

l/sec

automatically operated with minimum 15 minute over run on light switch.

102

There will be suitable installation and provision of drinking water,

softened water to wash basins, showers and sanitary conveniences, and wholesome water to any sink. This will apply to the cafe cluster for the public WCs and kitchen area. G2: Water efficiency

Fixtures and fitting will be installed to prevent any undue consumption

of water.

Part h

drainage

This will apply to the cafe cluster for the public WCs and kitchen area. G4 Sanitary conveniences and washing facilities Adequate sanitary provisions will be provided in bathrooms and

kitchens. This will apply to the cafe cluster for the public WCs and kitchen area. G5: Bathrooms

G5 applies to dwellings and buildings containing one or more rooms

for residential purposes. This will apply to the accommodation cluster of the development. A bathroom will provide a washbasin and either a fixed shower or bath. G6: Kitchens and food preparation areas

water will be connected to the mains sewage. H2:

Wastewater

treatment

systems and cesspools - does not apply as connection is to mains

There will be sufficient supply of heated wholesome water washbasins,

showers, baths and sinks for food preparation.

H1: Foul water drainage - all foul

sewage.

G3: Hot water supply and systems

A sink must be provided in any area where food is prepared.

Part k

protection from falling

sanitation

Part g

G1: Cold water supply

K1: Stairs, ladders and ramps will be designed, constructed and installed to be safe. Ramps will be designed to be accessible for wheelchairs, which means the incline must be maximum 1:12 ratio of rise:going up to 2m going.

103

the buildings. Any hard landscaping will provide adequate run off drainage to the mains system. H4: Building over sewers - does not apply. H5: Separate systems of drainage - Any system for discharging water into the mains sewer will be separate from that provided for the conveyance of foul water from the building. H6: Solid waste storage - Adequate provision shall be made for the storage of solid waste.

Part j fuel storage

H3: Rainwater drainage - Cast iron gutters and rainwater pipes will carry water from the roof of

Does not apply as no fuel will be stored in the building. There

will

fixed

combustion appliances or oil storage tanks.

K2: Protection from falling - stairs and ramps will be provided with balustrades. K3:Vehicle barriers and loading bays - does not apply. K4: Protection against glazing: glazing will be obscured or hold manifestations to ensure that injuries are not sustained from people moving around the building (this will be particularly important for people with dementia as visual perception difficulties is a common symptom of the condition); protection from collision with opening windows; safe opening and closing of windows; safe access for cleaning windows. K5: Protection against impact from and trapping by doors; provision will be made to prevent any door from falling on a person or trapping a person; provision shall also be made for any power assisted door to be opened in the event of a power failure.

104

Conservation of fuel and power in new buildings other than dwellings For the purposes of this project the following values will be an initial guideline for fabric U-values: External walls - 0.35 w/ m2 k Floor - 0.25 w/ m2 k Roof - 0.25 w/ m2 k External doors and Windows - 2.2 w/ m2 k

Design air permeability at 50pa- 10.0m3/hr.m2

art m M1

access and use

S tage 4 fuel and power

art l L2A

Reasonable provision will be made for people to access and use the building and its facilities.

Entrances to the building will be over level threshold.

Lifts and ramps will be provided where necessary so that people, regardless of disability, can access all parts of the building.

Main heating system - boiler system with underfloor heating comprising of gas fired system boiler with

Passing places must be 1.8m wide

minimum efficiency of 88%

minimum.

Low energy lights

Floor finishes will be firm, durable

Percentage of fixed lights with low energy fittings = 100%

and slip resistant.

105

electrical

protect

the

items

will

persons

operating, maintaining or altering installations from fire or injury.

materials and workmanship

Regulation 7

Does not apply to buildings other buildings.

than

dwelling

Part r

communications

Part q

security

electrical safety

Part p

The design and installation

*Effective January 2017 The new building will have the

necessary

physical

in-building

infrastructure

enable connections to superfast broadband.

The suitability of materials for a specific purpose must adhere to a minimum British Standards. Compliance with CE standards would be preferred, however these regulations may change with the trigger of article 50 as discussed previously

Invitation to tender

106

Dear Sirs LEAZES PARK Erection of 1 No. Respite Centre

We note that you wish to tender for these works. We enclose: â&#x20AC;˘

A CD containing: Preliminaries, Specifications & Schedule of Works, the tender drawings,

Pre-construction Information and the Form of Tender â&#x20AC;˘

an addressed envelope in which to return the tender

The completed form of tender, sealed in the envelope provided, should reach this office not later than 12 noon on Friday 01st September 2017.

107

Please note that: 1.

Drawings and details may be inspected at Pearce Bottomley Architects.

The site may be inspected by arrangement with the clients. Please contact Pearce

Bottomley Architects to make arrangements. 3.

Any queries should be raised with Pearce Bottomley Architects at this office.

The building owner reserves the right to accept any tender from those submitted or to

refuse them all.

Please confirm that you have received this letter and enclosures and that you are prepared to tender in accordance with these instructions.

The contract to be prepared will be a JCT Intermediate Building Contract with Contractors Designed Portion of Mechanical and Electrical Works.

108 Design Responsibility Matrix incorporating Information Exchanges 2 - Concept Design

Aspect of design Classification

Title

3 - Developed Design

Design team

4- Technical Design

Design team Level of information Design responsibility (LOI)

4 - Technical Design

Design team

Level of detail (LOD)

Level of information (LOI)

Design responsibility

Contractor

Design responsibility

Level of detail (LOD)

Level of detail Level of (LOD) information (LOI)

Design responsibility

Level of detail (LOD)

Level of information (LOI)

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Stage 4

Ss_15 - EARTHWORKS Ss_15_10_30

Excavating and filling systems

Ss_15_30_90

Timber repair and renovation systems

Ss_20 - STRUCTURAL SYSTEMS Ss_20_05_65

Piling systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_20_10_70

Shelter systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_20_10_75

Structural framing systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_25 - WALL AND BARRIER SYSTEMS Ss_25_10_20

Curtain walling systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_25_10_30

Framed partition systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_25_10_32

Framed wall structure systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_25_10_35

Framed glazed systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_25_12_80

Structural glass wall systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_25_13_33

Glass wall systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_25_14_63

Post, rail and board fence systems

Robinson Landscape Design

R Barker Builders

Ss_25_14_67

Post, wire and mesh fence systems

Robinson Landscape Design

R Barker Builders

Ss_25_15_60

Robinson Landscape Design

R Barker Builders

Ss_25_20_08

Pedestrian safety barrier and guarding systems Board cladding systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_25_20_85

Stone cladding systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_25_25_85

Stone lining systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_25_30_20

Door, shutter and hatch systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_25_30_95

Window systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_25_32_35

Gate systems

Robinson Landscape Design

R Barker Builders

Ss_25_36_95

Vehicle access point control systems

Robinson Landscape Design

R Barker Builders

Ss_25_38_20

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_25_45_02

Door, window and gate hardware systems Acoustic covering systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_25_45_70

Render and roughcast coating systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_25_45_72

Rendered insulation systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_25_45_85

Sprayed coating systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_25_45_88

Tiling systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_25_50_45

Louvre and shading systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_25_60_30

Fire stopping systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_25_60_35

Glazing systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_25_60_50

Metal sheet wall flashing and weathering systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_30 - ROOF, FLOOR AND PAVING Ss_30_10_30

Framed roof structure systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_30_20_70

Raised floor systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_30_20_90

Wood and composite unit flooring systems Wood strip and board fine flooring systems Rooflight and window systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_30_20_95 Ss_30_30_72

Ss_32 - DAMP-PROOFING, WATERPROOFING AND PLASTER FINISHING Ss_32_20_20

Damp-proof courses renewal and insertion systems Floor damp-proofing systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_32_20_30

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_32_20_95

Wall damp-proofing systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

109

Building contractor Contractor's designed portion

Collateral Warranty required?

Notes

110

Ss_32_46_50 Ss_32_46_65

Metal lathing and anchored mesh reinforcement systems Plaster coating systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_35 - STAIR AND RAMP SYSTEMS Ss_35_10_25

External stair and ramp systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_35_10_40

Internal stair and ramp systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_40 - SIGNAGE, FITTINGS, FURNISHINGS AND EQUIPMENT SYSTEMS

Stage 4

Ss_40_10_25 Ss_40_10_30

External signage and interpretation systems Fire and safety signage systems

Ss_40_10_40

Internal architectural signage systems

Ss_40_15_25

Catering FF&E systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_40_15_35

General and joinery FF&E systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_40_15_46

Laundry FF&E systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_40_15_75

Sanitary appliance systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_40_20_30

External public realm FF&E systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_40_90_60

Painting and clear finishing systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_40_90_95

Wood preservative and fire retardant treatment systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_45 - FLORA AND FAUNA SYSTEMS Ss_45_10_10

Bird and vermin control systems

Pearce Bottomley Architects

E2 Consultants

R Barker Builders

Ss_45_10_95

Vegetation control systems

Pearce Bottomley Architects

E2 Consultants

R Barker Builders

Ss_45_35_05

Pearce Bottomley Architects

E2 Consultants

R Barker Builders

Ss_45_40_95

Amenity and ornamental planting systems Vertical planting systems

Pearce Bottomley Architects

E2 Consultants

R Barker Builders

Ss_45_70_05

Animal conservation systems

Pearce Bottomley Architects

E2 Consultants

R Barker Builders

Ss_50 - DISPOSAL SYSTEMS Ss_50_30_02

Rainwater drainage systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_50_30_04

Above ground waste water drainage Pearce Bottomley Architects systems Below ground gravity drainage systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Below ground pumped drainage systems Land drainage systems

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Pearce Bottomley Architects

Howard Marsdon

R Barker Builders

Ss_50_30_08 Ss_50_30_10 Ss_50_30_45

Ss_60 - HEATING, COOLING AND REFRIGERATION SYSTEMS Ss_60_40_15

Combined heating, cooling and power

[Not decided]

R Barker Builders

Ss_60_40_17

Cooling systems

[Not decided]

R Barker Builders

Ss_60_40_36

Heat pump systems

[Not decided]

R Barker Builders

Ss_60_40_37

Heating systems

[Not decided]

R Barker Builders

Ss_60_60_15

Cold room systems

[Not decided]

R Barker Builders

Ss_65 - VENTILATION AND AIR CONDITIONING SYSTEMS Ss_65_40_33

General space ventilation systems

[Not decided]

R Barker Builders

Ss_65_40_80

Smoke extract and control systems

[Not decided]

R Barker Builders

Ss_65_40_94

Vehicular space ventilation systems

[Not decided]

R Barker Builders

Ss_65_80_05

Central air conditioning systems

[Not decided]

R Barker Builders

Ss_65_80_45

Local air conditioning systems

[Not decided]

R Barker Builders

Ss_70 - ELECTRICAL SYSTEMS Ss_70_10_80

Solar power generation systems

Pearce Bottomley Architects

Apollo Lighting

R Barker Builders

Ss_70_30_45

Low-voltage systems

Pearce Bottomley Architects

Apollo Lighting

R Barker Builders

Ss_70_30_80

Small power systems

Pearce Bottomley Architects

Apollo Lighting

R Barker Builders

Ss_70_80_25

External lighting systems

Pearce Bottomley Architects

Apollo Lighting

R Barker Builders

Ss_70_80_33

General space lighting systems

Pearce Bottomley Architects

Apollo Lighting

R Barker Builders

Yes

111

112

10 6

11 7

12 8

18/09/2017

Week Commencing 25/09/2017

04/09/2017 02/10/2017

11/09/2017 09/10/2017

18/09/2017 16/10/2017

25/09/2017 23/10/2017

02/10/2017 30/10/2017

09/10/2017 06/11/2017

16/10/2017 13/11/2017

23/10/2017 20/11/2017

Drainage Drainage 1st Fix Plumbing 1st Fix Plumbing Plastering Plastering 2nd Fix Joinery 2nd Fix Joinery 2nd Fix Electrical2nd Fix Electrical

2nd Fix Plumbing2nd Fix Plumbing Tiling Tiling Decorating Decorating External Works External Works Handover and Clean Handover and Clean Snagging Snagging

14 1115 1216 1317 14 18 913 10

13/11/2017 11/12/2017 20/11/2017 18/12/2017 27/11/2017 25/12/2017 04/12/2017 01/01/2018

06/11/2017 04/12/2017

30/10/2017 27/11/2017

11/09/2017

TASK TASK Site set up Site set up Excavation Excavation Foundation preparation Foundation preparation Setting out substructure Setting out substructure Superstructure Superstructure 1st Floor joists 1st Floor joists Roof timbers Roof timbers Roof coverings Roof coverings 1st Fix Joinery 1st Fix Joinery 1st Fix Electrical 1st Fix Electrical Windows and Doors Windows and Doors

04/09/2017

Week Commencing

Stage 4

Springba

36 33 37 34 38 35 39 36 40 37 41 38 42 39 43 40 44 41 45 42 46 43 47 44 48 45 49 46 50 47 51 48 52 49 50 51

14/05/2018 23/04/2018 21/05/2018 30/04/2018 28/05/2018 07/05/2018 04/06/2018 14/05/2018 11/06/2018 21/05/2018 18/06/2018 28/05/2018 25/06/2018 04/06/2018 02/07/2018 11/06/2018 09/07/2018 18/06/2018 16/07/2018 25/06/2018 23/07/2018 02/07/2018 30/07/2018 09/07/2018 06/08/2018 16/07/2018 13/08/2018 23/07/2018 20/08/2018 30/07/2018 27/08/2018 06/08/2018 13/08/2018 20/08/2018

27 24 28 25 29 2630 27 31 2832 2933 30 3431 35 23 32

07/05/2018 16/04/2018

30/04/2018 09/04/2018

23/04/2018 02/04/2018

19/03/2018 16/04/2018 26/03/2018

19/02/2018 19/03/2018 26/02/2018 26/03/2018 05/03/2018 02/04/2018 12/03/2018 09/04/2018

12/02/2018 12/03/2018

26 22

05/02/2018 05/03/2018

21 18 22 19 23 20 24 21 25 15 19 1620 17

29/01/2018 26/02/2018

22/01/2018 19/02/2018

15/01/2018 12/02/2018

08/01/2018 05/02/2018

01/01/2018 29/01/2018

25/12/2017 22/01/2018

11/12/2017 08/01/2018 18/12/2017 15/01/2018

113

ank ‐ New Respite Centre ‐ Construction Programme Springbank ‐ New Respite Centre ‐ Construction Programme

meeting

Pre-construction

114

SECTION 1 – RELEVANT PERSONNEL

Contract Title:

Silver Street – New Dwelling

Employer: The Alzheimer’s Society 43-44 Crutched Friars London England EC3N 2AE Main Contractor:

R Barker Building Contractors

487 Leeds Road Scholes Leeds LS15 4DA Tel: 07967 650989

E-Mail: rbarkerbuilders@hotmail.com

115

Structural Engineer:

Howard Design Associates

24 Glovers Crescent

Ripon HG4 2TB Tel: 01765 692 686

Fax: 01765 677005

E Mail : howard.marston@unicombox.co.uk

Contact: Howard Marston

Architect: Pearce Bottomley Architects Roman Ridge Main Street Aberford Leeds LS25 3AW Tel: 0113 2812000

Fax: 0113 2812911

Contact: Lauren Di Pietro

Stage 4

116

SECTION 2 â&#x20AC;&#x201C; CONTRACT

ACTION

P2.01 Contract Details:

Date of Possession:

09th October 2017

Date for Completion: 23rd January 2019

Contract Period:

Contract Sum:

104 weeks

ÂŁ1,600,000

P2.02 Possession:

Possession of Site to be taken by Contractor on 09th October 2017.

P2.03 Contract documents:

The contract is to be JCT Intermediate Building Contract 2011.

The contract will be executed under hand.

Contract Documents comprise: Form of contract (as above); Specification and Schedule

of Work; Drawings as attached drawing issue sheet.

Contract documents to be prepared by PBA and handed to contractor for signing.

To be returned to PBA for forwarding to client. Client to countersign and return to PBA for safekeeping.

117

P2.04 Defects Liability

Period: 12 months.

P2.05 Liquidated Damages:

£1,000 per week or part thereof.

P2.06 Insurance Cover:

Clause 5.3 Public Liability Insurance cover for any one occurrence or series of

occurrences arising out of one event - £1M To be held by the contractor. Evidence of this insurance has been issued by contractor to PBA.

Clause 5.4 Insurance of the works:

Option B applies. Insurance of the works by the Contractor in joint names.

P2.07 Valuations:

Valuations at one-month intervals. The certificate to be used will by RIBA Certificate

of Progress Payment. Payment to the main contractor will be within 14 days of the certificate being issued by the Architect. Date of first valuation to be two weeks from start on site. Invoices to be made out to The Alzheimer’s Society.

Stage 4

118

SECTION 3 – INFORMATION P3.01 Architect’s Instructions:

Instructions are to be given only by Pearce Bottomley Architects. It is necessary for all

variations to be costed and the co-operation of the main contractor is requested. Only written instructions by the Architect are valid and all oral instructions are to be confirmed in writing. The contractor should promptly notify the Architect of any written confirmations outstanding. P3.02 Information to Contractor

2 no copies of construction drawings to be issued following revisions.

P3.03 Information to Client

1 no. copy of construction drawings to be issued following revisions.

P3.04 Information to Architect

Copies of M&E sub-contractors design proposals and programme.

P3.05 Drawings/Documents

Distribution Requirements: Unless otherwise stated – information to be issued

electronically.

119

P3.06 Provisional Sums:

Provisional Sums as listed in Specification and Schedule of Work to be expended in due

course by issue of Architects Instructions. P3.07 Contractor’s Quality Plan:

Contractor is not QA certified under BS EN 9001 – 9003. It is the main contractor’s

responsibility to ensure quality control and to supervise the progress of the works. P3.08 Programming/

Phasing:

Principal contractor to prepare a detailed programme for monitoring

throughout the contract period. Programme must include for and be agreed by the sub – contractors. It must contain adequate separate work elements to measure progress. The Contractor is to allow for ordering of windows/doors/ etc within programme.The programme is to include for cleaning and commissioning prior to handover. P3.9 Information Required:

Contractor to advise consultants as soon as possible for any information required. The

contractor’s information required from consultants must relate to the programme of works and must be kept up to date and must allow reasonable time.

Stage 4

120

SECTION 4 â&#x20AC;&#x201C; HEALTH AND SAFETY P4.01 Records:

Records should be kept of materials, services, etc., to facilitate the preparation of the

Building Manual upon completion. The Building Manual is to be in place at Practical Completion or soon thereafter. P4.02 Responsibility:

It is important that it is recognised that the health and safety on site is the responsibility

of the Principal Contractor. The contractor is to define working areas. P4.03 Asbestos

Thought to be none on site. All removals to be carried out strictly in accordance with

all relevant regulations. 14 days notice required by HSE. P4.04 Contamination

Any contaminated ground uncovered to be notified to CA.

P4.05 Avoidance of Nuisance:

In accordance with legislation. Main contractor to limit disruption, as far as is reasonably

practicable, to adjoining properties. Noise to be kept within acceptable limits.

121

Disruption to existing roads and footpaths to be kept to a minimum.

P4.6 Emergency Procedures:

Contractor to ensure that employees, sub-contractors and any visitors to site are made

aware of all emergency procedures.

SECTION 5 – SITE ORGANISATION P5.01 Site Records:

Main contractor to maintain site records.To include site diary and accident book/visitor

book. P5.02 Signboard:

For delivery purposes

P5.03 Materials/Delivery/Storage:

Main contractor to notify architect of any problems in materials delivery as soon as they

become apparent. P5.04 Facilities / Use of Services:

Contractor to arrange own facilities and arrange for any temporary supply service

required. Contractor to provide on-site phone – this will be Bob’s mobile. Contractor to bring temporary WC to site. Site cabin. Possibly a container.

Stage 4

122

P5.05 Security Arrangements:

Site security to be responsibility of contractor for duration of contract.

Authorised persons with access to the site:-

Employers Architect P5.06 Working Hours:

Generally 8.00am to 4.30pm Monday to Friday. Occasionally, and by agreement with

Client, Saturday 8.00am to 1.00pm.

SECTION 6 â&#x20AC;&#x201C; AUTHORITIES P6.01 Local Authority Consents:

a) Planning consent granted.

Copy issued to contractor. No conditions require

discharging.

b) Building Regulations approval. Copy issued to Contractor to notify at key stages.

Inspection fee to be invoiced to Client. P6.02 Statutory Undertakers:

Contractor to liaise with statutory authorities at appropriate points. Details passed to

Contractor.

123

SECTION 7 â&#x20AC;&#x201C; ANY OTHER BUSINESS P7.01 Handover requirements:

Allow time for snagging and cleaning.

P7.02 Site Meetings:

Dates for site meetings provisionally set as:

Tuesday 24th October 2017 at 9.30am

Tuesday 21st November 2017 at 9.30am

Tuesday 19 December 2017 at 9.30am

Tuesday 16 January 2018 at 9.30am

Tuesday 13 February 2018 at 9.30am

Tuesday 13 March 2018 at 9.30am

These will coincide with valuations.

124

125

Appendix

126

127

Appendix 1

A clients guide to

engaging an architect

Appendix 128

129

Appendix 130

131

Appendix 132

133

Appendix 134

135

Appendix 136

137

Appendix 138

139

Appendix 140

141

Appendix 142

143

Appendix 144

145

Appendix 146

147

Appendix 148

149

Appendix 150

151

Appendix 152

153

Appendix 154

155

Appendix 156

157

Appendix 158

159

160

161

Appendix 2

Guidance for clients on fees

Appendix 162

163

164

165

Appendix 3 Alzheimers Society financial report

166 48

Alzheimer’s Society

Trustees’ report and annual accounts 2015/16

Appendix

19. Consolidated statement of financial activities For the period ended 31 March 2015 Incorporating an income and expenditure account

Notes

Restricted funds £’000

Unrestricted funds £’000

2015 Group Total £’000

Incoming and endowments from Donations and legacies

Charitable activities

9,020

43,425

52,445

4,770

29,168

33,938

Other trading activities

3,360

3,390

Investment income

–

964

Other

–

Total

13,820

76,925

90,745

Less gross incoming resources from joint venture Total incoming resources

–

13,820

76,925

90,745

Expenditure on Costs of generating funds Raising funds Charitable activities Total

Operating surplus Net gains/(losses) on investments Net income/(expenditure)

3 & 7c

960

15,016

15,976

11,869

64,923

76,792

12,829

79,939

92,768

(3,014)

(2,023)

2,971

991 – 991

(43)

948

Other recognised gains and losses Net interest in joint venture operating result Net movement of funds Funds balance at 1 April 2014 Funds balance at 31 March 2015

–

(8)

991

(51)

(8) 940

9,708

32,587

42,295

10,699

32,536

43,235

In line with the requirements of FRS 102 SORP, the above note shows the split of comparative information between the Funds. The option to prepare a separate note has been taken, over the integration within the existing SOFA (i.e. the six column approach).

20. Related Party Transactions In 2015–16, Alzheimer’s Society charged £129k (2014–15 £321k) to Alzheimer’s Trading Ltd for the provision of staff and the purchase of goods. The balance owed to Alzheimer’s Society at 31st March 2016 was £1,085k. (31st March 2015 £616k). Alzheimer’s Society collected legacy income on behalf of The Alzheimer’s Foundation, to the value of £130k. (2014–15 £99k). The balance owed to The Alzheimer’s Foundation at 31st March 2016 was £23k (31st March 2015 £107k).

167 Alzheimer’s Society

Trustees’ report and annual accounts 2015/16

168

169

Appendix 4

Leazes conservation management plan

170 DRAFT LEAZES CONSERVATION AREA MANAGEMENT PLAN

Appendix

CONTENTS

Aims, Context and Introduction 1.1 Aims of the Management Plan 1.2 Context of the Management Plan 1.3 Introduction to the Leazes Conservation Area

Significance, characteristics, key issues and vulnerabilities in the Conservation Area 2.1 Leazes Terrace 2.2 Leazes Crescent 2.3 St Thomas Estate 2.4 St James Terrace and St James Street (West) 2.5 Leazes Park Road East Side 2.6 Leazes Square 2.7 Strawberry Place, Barker & Stonehouse and Benefit Agency Offices 2.8 Percy Street 2.9 Leazes Park

Development Issues within Leazes Conservation Area

Transport Issues within Leazes Conservation Area

Planning Procedures within Leazes Conservation Area

Future Management – 6.1 SWOT Analysis 6.2 Key Points

Future Management – Protection and Enhancement of Leazes Conservation Area

Leazes Conservation Area Management Plan – NC - Nov 2005 (aef) – Version 2

171 SECTION SEVEN FUTURE MANAGEMENT – PROTECTING AND ENHANCING LEAZES CONSERVATION AREA This element of the Management Plan provides guidance for the conservation of the historic fabric of Leazes Conservation Area and is to be read in conjunction with the Planning Procedures contained within Section Five of the Management Plan. 1.

Alterations and Extensions

These should not dominate an existing building’s scale or alter the composition of its main elevations. Any alterations, including partial demolition, should respect an existing building and its materials. All new work should complement the old in quality, texture and colour as well as method of construction. Artificial wall claddings and coatings or artificial roof slates will not generally be allowed on any elevation. No more than one externally mounted alarm box will be allowed on an elevation and this should be unobtrusive in both location and colour. 2.

Materials

Planning permission will include conditions to ensure that traditional materials, appropriate to a particular building or site are used. Historically the predominant building materials and finishes within Leazes Conservation Area are natural sandstone, brick and stucco. 3.

Roofs

The roof is one of the most important parts of a property as it makes the building wind and watertight and can bring harmony to a townscape. The original roof material, ridge tiles and hip tiles should be retained and repaired or replaced on a like for like basis. Within the Leazes Conservation Area Welsh Slate is the predominant roofing material. Imitation slates are a poor substitute in quality and appearance for natural slate and detract from the character of a building and would not be allowed on Listed Buildings nor encouraged on unlisted buildings within the Conservation Area. 4.

Dormer Windows and Rooflights

The conversion of loft space and the installation of inappropriate dormer windows and/or rooflights have a negative impact on the appearance of a building and detract from the character of a roofscape. If there is a precedent the host terrace they may be acceptable. Dormer Windows must be of a modest size, have pitched roofs and be built in traditional materials and designs. Rooflights should be a ‘conservation style’ in design, materials and size. 5.

Masonry, Brickwork and Pointing

When repairing a building in a Conservation Area the original character of masonry and/or brickwork walls should be maintained by paying particular attention to the size, shape, colour and surface texture of any new materials and to the style, colour and texture of the mortar pointing Leazes Conservation Area Management Plan – NC - Nov 2005 (aef) – Version 2

172 6.

Windows and Doors

Appendix

Windows and doors are important components of a building and any alteration or replacement can significantly alter the character and appearance of a building. Wherever possible the original windows and doors should be retained and repaired in order to keep the integrity of the original design so preserving the character and proportions of the building. The efficiency (thermal capacity and soundproofing) of the windows can be increased through the use of appropriate secondary glazing. Imitation replacement window styles and inappropriate replacement window materials (such as UPVC) are poor alternatives for traditional single pane, timber, vertical sliding sash windows. Mock sliding sash windows generally have heavy top opening casements for the opening section, while UPVC windows have thicker, cruder frames than timber windows. These unsuitable styles and materials impact on the proportions and overall appearance of a window and a building. The character of a building is then changed, which has a detrimental impact on the overall appearance of a townscape and a conservation area. 7.

Chimney Stacks and Other Architectural Details

The shape, height and variety of chimney stacks and other architectural details on buildings in a Conservation Area contribute greatly to the local character and should be retained and repaired. 8.

Rainwater Goods

Original cast iron rainwater goods, such as gutters on brackets, downcomers and hoppers contribute to the character and appearance of buildings in a Conservation Area. UPVC rainwater goods attached to fascia boards have a negative impact on the appearance of a traditional house. Where possible original rainwater goods should be retained and repaired, or replaced on a like for like basis. 9.

Colour and Painting

The architectural unity of Leazes Conservation Area, in whole or part, may depend on the use of specific colours for the decoration of external rendered walls, joinery or railings. Therefore original colour schemes should be retained, such as the colour of the exterior stucco on Leazes Crescent which should be BS 08 B 17. Walls and stone detailing which have traditionally not been painted should remain undecorated. 10.

Aerials, Satellite Dishes and Alarm Boxes

Aerials, satellite dishes and alarm boxes can have a detrimental impact on the appearance of a building. Where possible they should be situated inside or to the rear of a property or carefully located to minimise the impact on the character of the building. 11.

Gardens, Grounds and Trees

The original pattern of gardens and grounds and the presence of trees contribute greatly to the character of Leazes Conservation Area and should be retained.

Leazes Conservation Area Management Plan â&#x20AC;&#x201C; NC - Nov 2005 (aef) â&#x20AC;&#x201C; Version 2

173 12.

Boundary Treatments

Original boundary treatments, such as walls, railings and hedges play and important part in the character and appearance of a Leazes Conservation Area and should be retained and maintained or reinstated where possible. Where reinstated or replaced, original walls and railings should be replicated in terms of material, proportions and design. 13.