works]
THE ENGINE SHED
[stephenson
Lauren Teague Interior Architect LTeague _ Interior Architecture
Studio C104 Ellison Building c/o
Northumbria University Ellison Place Newcastle upon Tyne NE1 8ST
T: E: W:
+44 [0] 7950 364 915 lauren @ teagues . me . uk www . lteague . co . uk
_ MANAGEMENT REPORT
03
02
05
_ Introduction
07
_ Architect’s Appointment
11
Stage 0 _ Strategic Definition
15
Stage 1 _ Preparation & Brief
27
Stage 2 _ Concept Design
35
Stage 3 _ Developed Design
41
47
_ Design + Access Statement
Stage 4 _ Technical Design
51
57
_ Bibliography
04
_ INTRODUCTION
07
08
Project Introduction Project: Re-Pur-Pose Client: Robert Stephenson Trust Location: Newcastle upon Tyne The
Client “The Robert Stephenson Trust
industrial buildings in an area called
Tyne.
purpose of this report is to outline the key procedures of develop-
ment throughout the design process of the scheme.
This
1988,
initially to help
Forth Banks
in
Newcastle
upon
“The buildings had been occupied until 1904 by ‘Robert Stephenson + Co’ and thereafter in part by George + Jobling, motor factors, who imported Ford chassis and built bespoke bodies to order. During WW1, George + Jobling built aircraft here. After the war they continued in the motor trade until the 1970s.
will document
each required task from conception to completion and will include:
• • • • • • • • • • • • • • •
was formed in
save the last substantial part of what had once been a huge spread of
Intital Architects’ Appointment Statement Of Need Constultant Appointment Consultant Fees Survey Requirements Project Brief Outline Specification Elemtnal Cost Planning Pre-Construction Timescale Planning Statutory Consents Design + Access Statement Building Regulations Tendering Forms Of Contract
“By 2003
Trust’s first aim had been completed successfully. The building at 20 South Street, since named ‘Stephenson’s Works’, was repaired and restored and until February 2009 functioned as the trust’s base.” the
Aims of the Trust: • Make Robert Stephenson famous again • Make today’s generation aware of his achievements • Inspire a new generation of engineers • Tell today’s world about his genius and humanity The purpose of the Trust is: • To save from dereliction
RIBA Plan Of Work This document is produced in-line with the RIBA Plan Of Works [2013] and follows the key tasks set out by the RIBA. Stages 0-4 will be considered in this document, which takes the client up to point of construction.
the last remaining part of an historic
industrial complex developed by
• To
Robert Stephenson + Co Robert Stephenson,
promote awareness of the achievements of
his companies, partnerships and other interestes together with the developemnt of the railways, particularly in the of
• To
England
establish a
Centre
to act as a focal point for a collection of
books, documents, drawings and
Stephenson
research centre into his life and times.
For the duration of this document, the term “You” will refer to The Client [Robert Stephenson Trust] and the term “We” will refer to The Architectural Practise [Something Beginning With ‘T’].
North-East
memorabilia, and as a
Company Details The Robert Stephenson Trust Ltd Company Number 2285601 Charity Number 700647 Registered in England
Information
Opposite _ Site photograph [Photograph] Lauren Teague; 22.September.2014
taken from www.robertstephensontrust.com
_
09
introduction
08
_ ARCHITECT’S APPOINTMENT
11
Lauren Teague Interior Architect LTeague _ Interior Architecture
The Robert Stephenson Trust Neville Hall Westgate Road Newcastle upon Tyne NE1 1SE 01. October. 2014 RE: Stephenson Works [20 South Street] Rennovation Dear Sirs, Thank
you
for
inviting
rennovate the former
Statement Of Need We understand that 20 South Street as facilities in
the
for
the
upcycling
us
to
discuss
your a
intention centre
public
and
of
specified
a
is
for
Services Offered At LTeague, we propose
to
use
creative
professionals theme
This rennovation is to take place as part Stephenson Quarter, Newcastle upon Tyne.
• • • • • • • • •
your
George Stephenson Works.
[as
prosposal
to
the
at
reuse,
alike yet
site
providing
to
partake
undecided].
of the overhauling of the
to provide the following:
Assistance in preparation of the strategic brief Feasibility studies Advice on the appointment of further consultants Advice on procurement routes Contribution towards the preparation of the project brief Preparation of concept design Preparation of detailed design Preparation of Planning Application Peparation of applications for Statutory Approvals
• • • • • •
Preparation of production information Preparation of tendering documents Contribution to tendering assessment Acting as Contract Administrator Inspection of Works Advice on rectification of defects
Additional services may be offered on a needs basis but will charged at an extra cost and must be confirmed in writing.
12
appropriate date to fit in with their close-season plans.
We are writing to ask you to manage one of the sides on the da the players to have the expertise of a top professional coach for the squad would enable us to attract higher profile players impressive lineup to tempt the public. While we are still wait posisbility of using their ground for the game, we are real approaching players for the two sides.
Copyright You will created as
Wehave really that it will be to above come to an do arrangem If you anyhope queires regarding the possible information , please event a success. not hesitate to contact us at the office. If you find the terms to be acceptable, please sign and date both copies of this letter and return you for your time.. themThank to us for counter -signature
have a license to copy and use drawings and documents
during
well
the
as
project
during
for
alteration and/or sale as required. original work.
It
of
construction,
the
purposes
We
retain the copyright of the
operation,
its
maintenance,
repair,
We look forward to hearing from you at your earliest convenie
cannot be used for reproduction of the design and/
We
or for any other project except with our agreement and upon payment of a license fee.
Fees Architect
and
of
Consultant
Work [as
Disputes If you have
Yours
faithfully,
Chris Wilson
Robert F
fees will be defined on a percentage basis
This will be payable at the end of RIBA Plan of Works 2013].
each
defined by the
a complaint, please contact us in the first instance and
we will made every attempt to resolve the matter. In the unlikely event
L Teague Interior Architect
of a dispute arising between the two parties, this may be resolved by external
Yours Sincerely, Lauren Teague
of the total construction cost.
Stage
look forward to working with you.
Adjudication
or referred to legal proceedings.
PII We maintain Professional Indemnity Insurance [PII]. The liability under this agreement will be £250 000.
limit of our
Agreement Of Contract Client: I/We _____________________________________
[please
print name] agree to the above terms of appointment.
Signed: ______________________________________________________ On
behalf of:
Dated: _____ / _____ / 2014
__________________________________________________________________________
Architect: Signed: ______________________________________________________ On
behalf of:
Dated: _____ / _____ / 2014
__________________________________________________________________________
_
13
architect’s appointment
“Identify client’s Business Case and Strategic Brief and other core project requirements.”
RIBA Plan Of Works 2013
stage _
0
strategic definition
0.1 _ Team Assembly
16
0.2 _ Building Information Modelling [BIM]
17
_ Architects’ Fees 0.3 _ Statement
of need
0.4 _ Site Studies
15
18 20
Team Assembly The working project team will comprise of persons with a combination of different skills and experience levels. This will ensure a multidisciplinary approach to achieve the best possible outcome for the project. Each
Consunltant Involvement Below is a typical diagramming of the involvement of the key consultants which will be required throughout the project and how they will need to communicate with one another. list is not exhaustive.
Please
note that, at this stage, this
team member will typically be involved throughout the entire
design process, providing consistency and commitement from start to finish.
The
following consultants may be appointed throughout the duration
of the project:
Lead Architect [Prime Consultant] Quantity Surveyor Sustainability/Environmental Consultant Building Envelope Consultant Civil Engineer Structural Engineer Services Engineer Surveyor[s] Specialist Material Advisors Financial Consultant CDM Co-ordinator Planning Consultant Heritage Specialist
Fig 0.1.1
_
0.1.1 _ Team Involvement Diagram [Peter Winterburn]
16
team assembly
Architects’ Fees Fees will be paid as a percentage rate per development stage throughout the lifespan of the project. As such, you [The Client] will know exactly
0.1
Building Information Modelling [BIM]
“Digital
when you will be expected to provide payment and will be invoiced as following:
representation of physical and functional
characteristics of a facility creating a shared knowledge resource for information about it
RIBA Work Stage
%
Fee
Cumulative [%]
0 Strategic Definition 1 Preparation + Brief 2 Concept Design 3 Developed Design 4 Technical Design
Hourly Rate Hourly Rate 20 25 35
20 45 80
5 Construction 6 Handover + Closeout 7 In Use
15 5 -
95 100 100
of
Please note that Fees and does hired.
this is a guide for the payment of
Architects’
not
consultants
An
fee
additional
undertaken
cover
costs
of
any
further
forming a reliable basis for decisions during its life cycle, from earliest conception to demolition.” - Construction Project Information Committee (CPIC) -
The intention throughout the project is that Building Information Modelling [BIM] will be utilised as much as possible. This involves a series of technology-enabled processes which allows members of the project team to effectively communcate with each other through digital representations of information.
BIM
is able to illustrate the entire building lifecycle from commission
to completion using an amalgamation of software packages which produce both
2D
drawings and
3D
models.
In
turn, the database of
information collected through this process limits risk by providing a greater understanding of the project to those involved.
which
is
will
be
deemed
detailed in the original contract.
charged to
be
for outside
any of
extra the
work
services
_
17
building information modelling
Statement Of Need The Statement Of Need lays out the intial requirements, written out by yourself, The Client, as received by our office following discussions on 22. September. 2014. You have confirmed your wish for a facility to accommodate repurposing and creative reuse within the historic Stephenson Works building. The
following is extracted directly from your initial brief:
“This
space will act as a centre for creative reuse and will provide
place for crafts people and artisanal trades such as woodworking, textiles or metal working to meet, work, share and learn.
“The
scheme will be open to the public and will offer opportunities to
support the learning of an artisan craft or provide job skills training
program, to give discarded items a new life guided by designers and crafts people.
• “It
should operate day and night and the nature of its operation
should transform accordingly.
• “It will need to provide food and drink and should cater for quick, casual use, prolonged stay as well as events. • “The proposal should consider the following accommodation schedule:
“Entrance reception Workshops/studios Repurposed material/item storage Education + multi-purpose space Event/exhibition/gallery space Toilets Staff area/office Eatery/cafe/bar” Following further discussions at your office [dated 06. October. 2014], it has been decided that the Stephenson Works at 20 South Street will be rennovated at a facillity for the upcycling of second hand vintage sports cars. This will be developed through design and briefing meetings in order to establish the most positive way to portray your desired outcome.
18
Timescale It is expected
[from now] until However, this timescale
that the length of the project
construction phase will be twelve months.
0.2
the may
be affected by processes such as planning permission and building
regulation compliancy and is, therefore, not a guarantee of completion within this time.
Fig 0.3.1
Total
floor area:
1680m2
1680 x 900 = 1 512 000
0.3.1 _ Spon’s Architects’ + Builders’ Price Book [2014 Edition]; Page 70
_
19
statement of need
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Your chosen site is located in Newcastle upon Tyne [Tyne & Wear, North East UK]. The site forms part of the new Stephenson Quarter development [highlighted in yellow] and the site’s location is highlighted within it.
MPBE
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0.3 Boiler Shop [Site]
Fig 0.4.4
0.4.4 _ Site
location at
_
1 : 2500
21
site studies
Fig 0.4.5
The
site drawings that you have provided will be used for guidance
only.
Further
surveys and studies will be carried out by our team at
an early stage of the project development in order to determine exact site measurements.
0.4.5 _
Original Ground FLoor Plan
at
1:250
22
0.4
Fig 0.4.6
0.4.6 _
Original First FLoor Plan
at
1:250
_
23
site studies
Fig 0.4.7
Fig 0.4.8
0.4.7 _ Long Contextual Site Section at 1:1000 0.4.8 _ Original Short Section at 1:200
24
0.4
_
25
site studies
“Develop Project Objectives, including Quality Objectives and Project Outcomes, Sustainability Aspirations, Project Budget, other parameters or constraints and develop
Initial Project Brief. Undertake Feasibility Studies and review of Site Information.�
RIBA Plan Of Works 2013
stage _
preparation
+
1 brief
1.1 _ Strategic Brief
28
1.2 _ Surveys
30
_ Consultant Appointment + Fees 1.3 _ Photographic Study
27
32
Strategic Brief This is the first
representation of a developed brief in response to
your initial statement of need.
At
this point, we have determined the
conceptual design of the project and generated an appropriate schedule of accommodation.
At
this stage, it is appropriate to continue to
facilitate any changes in the design proposal without extra cost.
The
design centres around the key concept of the vehicle workshop,
which is viewable from all other aspects of the site.
As
such, this will
take up the largest proportion of the ground floor
VEHICLE ENTRANCE
6 1
9 3 7
2 PUBLIC ENTRANCE
Fig 1.1.1
1.1.1 _ Block Plan Zoning
Diagram Ground Floor @ 1:250 28
Schedule Of Accommodation The following schedule of accommodation 1. Workshop 2. Education Centre 3. Consultation Space[s] 4. Eatery 5. Exhibition Space 6. Event Space 7. Staff room 8. Toilets 9. Reception
1.1
has been agreed:
6
4
5
8
7 Fig 1.1.2
1.1.2 _ Block Plan Zoning
Diagram First Floor @ 1:250
_
29
strategic brief
Surveys Before work
Desktop Surveys Certain preliminary information is available to our team prior to the need to visit site. This includes things like: • Easements [property rights, site boundaries... etc] • Planning policy and local authority guidance • Building regulation compliance • Environmental suvey [orientation, wind direction, sun paths and recorded average temperature levels]
can begin, certain feasibility tests much be executed in
order to determine the workable condition of the existing site and its surroundings.
We advise that you undertake the following surveys before we commence design work. Any surveys not undertaken are neglected at your own risk and we will will not be responsible for any design errors made based on missing information.
Site Surveys A building surveyor
will be required to carry out a detailed survey of
the existing building before the planning stage begins in order to find and fix any resounding defects and weaknesses.
Factors
to consider
when surveying the existing building may include, but are not limited to:
• • • • • • • • •
Fig 1.2.1
1.2.1 _ East Elevation Of Site [Photograph Montage] Lauren Teague; 22.September.2014
30
Building valuation Measured survey Structural survey - interior and exterior Condition survey - decay, mould... Topographical survey Traffic + Transport evaluation Air Quality Acoustics Site contamination
Consunltant Appointment It is in the best interests of ourselves at Something Beginning With ‘T’ and you, The Client, that we appoint consultants based on existing relationships from previous projects.
Contractor Architect Quantity Surveyor Services Engineer Structural Engineer CDM Co-ordinator Planning Consultant
We will be looking to take the following on board in addition to our own design team:
Quanitity Surveyor Structural Engineer Services Engineer CDM Co-ordinator Planning Consultant The
Total
1.2
% Of Cost
Estimate [£]
8 3 3 3 *0.1 0.5
120 960 45 360 45 360 45 360 1 512 7 560
17.6
266 112
Team Member
Hourly Fee [£]
Partner/Director Associate Senior Architect Interior Architect Technologists Architectural Assistant
table below shows a guide to the breakdown of fees
chargeable by each contractor for this project [based upon a percentage of the ex-VAT construction cost:
95 85 75 70 55 50
This will be added to the total construction cost [plus VAT] of the project before your invoice is sent
Fig 1.2.2
_
1.2.2 _ West Elevation Of Site [Photograph Montage] Lauren Teague; 22.September.2014
31
surveys
32
1.3
_
33
photographic study
“Prepare Concept Design, proposals
for
structural
including outline design,
building
services systems, outline specifications and
Cost Information along with relevant Project Strategies in accordance with Design Programme. Agree alterations to brief and issue Final Project Brief.� preliminary
RIBA Plan Of Works 2013
stage _
35
2
concept design
2.1 _ Project Brief
36
2.2 _ Pre-Construction Timetable
37
2.3 _ Working Plans
38
Structural Requirements Evaluation of the structural grid Floor to ceiling heights Specialist loads [particularly relevant to the exhibition on the second floor]
2.1
Schedule Of Accommodation • Workshop [434.46m2] • Workshop Back Of House [154.84m2]
Services Strategy Comfort conditions Requirements for specialist equipment Fire compartmentation Life spans, maintenance + cleaning
• • • • • • • •
Exhibition [281.91m2] Event Space [167.49m2] Staff [487.80m2] Eatery [82.50m2] Consultation [80.70m2] Toilets [50.30m2] Reception [28.80m2] Plant [26m2]
•
Circulation [299.20m2]
Total Floor Area = 1694m2
_ project brief
36
2.2
Pre-Construction Timetable The following table shows an indication of the expected time frame of the project up until the stage of construction. We have allowed a 12 month period to achieve the full design and approval ready for build.
Suggested Completion Potential Overlap
_ pre-construction timescale
37
Fig 2.3.1
_
2.3.1 _ Ground Floor Plan at 1:250 2.3.2 _ First Floor Plan at 1:250 2.3.3 _ Second Floor Plan at 1:250 38
outline specification
2.3 Fig 2.3.2
Fig 2.3.3
“Prepare
Developed
coordinated
and
Design,
updated
including
proposals
for
structural design, building services systems, outline specifications,
Project
Cost Information and Strategies in accordance with Design Programme.�
RIBA Plan Of Works 2013
stage _
41
3
developed design
3.1 _ Planning Application
42
3.2 _ Listed Building Consent _ Party Wall Act
44
3.3 _ Local Authority Approval
45
Statutory Consents This includes any required
Planning Application 1. Prior to making an
permissions needed by you in order to carry
out the desired work to your property.
• • • • •
“Pre-Application Advice” meeting. 2. An Outline Planning Application can then be made - this would be done at your request and will incur extra charges by our firm, charged at an hourly rate. This application is an opportunity
Planning Permission Listed Building Consent [LBC] Building Control [see page XXX] Party Wall Consent Statutory Undertakers
to test the likelihood of permission being granted and it is not required that everything is submitted.
The Stephenson Works project classifies alteration and, as such, will require the permission authorities.
as a
“Change Of Use”
such, does not qualify for exemption
of
to
planning
approval
due
under
the
include a minimum of:
approval of the planning
The building’s current use Industrial >500m2] and, as
comes
official planning application, we will contact
the local authority to set up a
category
proposed
B2 [General
development
an engineering workshop and multi-use public facility.
into
However, the package should
• • • • •
Proposed uses/zones + layout Size of development Minimum/maximum heights, widths + lengths Access points to the site Design + Access Statement [see page X].
The
planners are able to list
“Reserved Matters” [things
determined] which must be signed of by the authorities within years in order to progress without the need to reapply.
3. A
Reserved Matters.
are outlined below:
Fig 3.1.1
3.1.1 _ Change Of Use Exemptions www.planningportal.gov.uk
42
3
detailed planning application will be made made with a full
set of information and
Exemptions
not yet
[if
required] the inclusion of resolved
Required Documents • Application form • OS 1:1250 Location Plan • 1:100/1:200 site plans [both existing • Ownership Certificate • Agricultural Holding Certificate • Design + Access Statement • Application Fee [£385]
3.1
Decision The planning application can take 8-13 weeks to return with a decision, during which time the planning officer will ask the advice of other
and proposed]
statutory consultees.
Publicity
will also be displayed in public areas and neighbours will
be notified.
Any objections must be made within 14 days. While the Newcastle City Council Planning Officer will deal with the majority of cases, the site’s listing status means that it will also require concultancy from an external committee [particularly is concerns are raised by the public]. If planning permission is GRANTED: • Work MUST start within three years. After this, permission is no longer valid. • Obligations may be enforced - the land becomes bound by a S106 Agreement. This is typically a monetary ‘donation’ conditioned to:
“Prescribe the nature of development (for example, requiring a given portion of housing is affordable),
Fig 3.1.2
Please note that any persisting “Reserved Matters” still to be resolved after the first full application will incur an additional £385 charge for secondary approval.
“Compensate for loss or damage created by a development (for example, loss of open space), or “Mitigate
a development’s impact (for example, through increased public transport provision). Planning obligations must be directly relevant to the proposed development.”
Please note that, although we are able to make the planning application on your behalf, at NO POINT can we guarantee that planning permission will be granted.
-
Objectors
permission.
have
www.planningportal.gov.uk
NO RIGHT
-
of appeal against approved planning
If planning permission is REFUSED: • You have 12 months to re-apply without incurring an additional fee. • You have the right to appeal, although this should be a last resort and can take up to six months.
_
3.1.2 _ Planning Application Charges [As of 31.July.2014] www.planningportal.gov.uk
43
planning application
3.2
Listed Building Consent [LBC] Although this is a separate process, Listed Building Consent
Party Wall Act [PWA] The purpose of the Party Wall Act [PWA] 1996
planning application.
have consequences to the structural strength of the
must be applied for at the same time as submission of the
LBC
is to mini-
mise disputes between neighbours and applies when work might
is required for this project be-
without consent and any building work carried out prior to
Party Wall. Adjoining owners must be notified within 2 months [no more than 12 months] of work commencing. A neighbour’s consent is required, in writing, within 14 days of issue if: • The Party Wall sits astride the site boundary • The Party Wall separates two buildings but lies wholly
planning authority.
•
There
•
cause alterations will be made to the interior of the
II listed building.
Grade
It is a criminal offence to carry out work to a listed building approval can be forcefully removed at the insistance of the
is no fee for this application and the timescale/
processes follow the same lead as for standard planning permission.
However,
one one site boundary
The Party Wall is a structural elements separating buildings [ie. flats] Proposed excavation will affect neighbouring foundations
in this case an outline application can-
not be made and all relevant information must be included.
We
have endeavoured to satisfy the needs of
English Herit-
age by closely researching the acceptable methods of alteration in existing listed buildings:
Fig 3.2.2
Fig 3.2.1
In the case of this project, the Party Walls shared with the neighbouring buildings [Royal Mail Post Office and Dove’s Building Yard] will not be affected by the alterations and, as such, PWA consent is NOT required.
_ listed building consent _ party wall act
3.2.1 _ New Work + Alteration [Policies + Guidance] Conservation Principles - English Heritage [page 58] 3.2.2 _ Site Map at 1:2500 indicating adjoining properties 44
3.3
Local Authority Approval The map below indicate’s the site’s inclusion in a “Key Site” area, most likely due to the redevlopment of the Stephenson Quarter behind Central Station. As such, it is likely that the Local Authorities will approve the desire to rennovate the existing site of the Stephenson’s Works.
_ local authority approval
45
_ DESIGN + ACCESS STATEMENT
47
The Design + Access Statement [DAS] is
a
document
which
will
accompany
[although is not part of] the Planning Application at Stage 3. The DAS should:
“explain
the design principles and concepts that have informed the development and how access issues have been dealt with�.
Design Process The site is located at 20 South Street, Newcastle upon Tyne. Although the Stephenson Works is the key building in question, its existence is part of a larger development of buildings [The Stephenson Quarter] which is currently undergoing rehabilitation. Although the
area
current,
is is
developments as
such,
not it will
bring
very
widely
thought increase more
that
used the
interest
people
surrounding vicinity of the site.
within
use
at new
and,
amount
the
layout
scale
landscaping
appearance
_
48
design
+
access statement
Justification of land use and how the site will be accessible to all. The Engine Shed is fully open to all users and the route to the building is via ramp.
The
scheme rennovation refers to a single building at
20 South Street
and will cause minimal disturbance to the surrounding environment throughout the adaptation.
The
internal accommodation has been set out to ensure that private
spaces do not impact on public users and the hazardous engineering workshop environment is blocked off.
Modular
2.4x6m in plan comprise the main structural intervention of the design. They stand at 2.7m in height on the ground and second floors and 1.5m in height on the first floor. units of
This will be retained as No additional changes.
The
existing.
shiny yellow finish will be evident across the interior spaces of
the modular units, whereas a dull gray laqcuer finish will be viewed from the outside.
“Prepare Technical Design in accordance with Design Responsibility Matrix and Project Strategies to include all architectural, structural and building services information, specialist
subcontractor
design
specifications, in accordance with
Programme.�
RIBA Plan Of Works 2013
and
Design
stage _
51
4
technical design
4.1 _ Building Regulation Consent
52
4.2 _ Approved Documents
53
4.3 _ Tendering
54
4.4 _ Contracts
55
It
is the purpose of
Building Regulations
Pre-Site Approval Application for Building Regulation ways:
to lay out the minimum
requirements to ensure the health and safety of persons in arround] buildings during completion and in subsequent use.
Approval
4.1
[and
approval can be made in three
1. Initial Notice 2. Building Notice Plans are not required for submission via this process, as it is the best method for getting small Works underway quickly. As such, it can prove a risky choice if there is any doubt of compliance with regulation. 3. Deposit Of Full Plans This should be submitted well in advance of the commencement of work on site, as it can take 5-8 weeks for the Local Authority to review.
must be granted at each stage of the construction process
before work can continue.
Although it is not necessary to upgrade all existing buildings to comply with the modernisation of regulations, when rennovating/adapting such a building:
“The
work of alteration shall be carried out so that afterwards the building’s compliance with the Regulations is no more unsatisfactory.”
Regardless
of the chosen method, a site inspection will be carried out
- English Heritage -
_
52
building regulations
Approved Documents The ‘Approved Documents’ [AD]
indicate
A - Structure Referring to the
example standards to satisfy the minimum
and
While the AD provide sufficient guidance, they
structures.
standards of building regulation situations.
its
construction of the building
structural
-
integrity
includes
diagrams of example timber/roof/brick etc
are neither exhaustive nor provide proof of compliance with building regulations.
“There
is no obligation to adopt the solutions presented in the Approved Documents. The building regulations can be satisfied in other ways.” - Designing Buildings Wiki -
4.2
H - Drainage + Waste Disposal Covering all drainage above and below ground level, plus disposal of solid items.
B - Fire Safety Requirements for the safety of persons within the building [both during construction and in use] in case of fire. Fire resistance, protection, prevention of spread and firefighting access.
J - Heat + Fuel Storage Installation of all heating appliances the building, ensuring that they are safely.
C - Resistance to Contaminants + Moisture Weather tightness, site preparation and
K - Protection From Falling, Collision + Impact Clearly set out requirements regarding access points to upper floors. This is acheived by setting heights, tread length/depth, minimum widths and slopes etc.
for
dealing
with
contaminated
ideas
land/site
related hazardous and dangerous substances.
D - Toxic Substances This is an extension of Part C,
particularly
dealing with contaminants in the air and soil.
L - Conservation Of Fuel + Power Set up in 1992 to focus on
within fitted
lowering
carbon emissions and looking at the design specification of new schemes in relation to
BREEAM.
Fig 4.2.1
Of
B, E, F, G, H, K, L + M. These and
M - Access To + Use Of Buildings Practical advice to help ensure
F - Ventilation Helps to prevent
P - Electrical Safety A relatively new regulation
that the
building is completely accessible for any user, inside and out.
particular interest for this project are
documents:
to
E - Resistance To Passage Of Sound Applicable for sound that passes through to adjoining spaces, principally bewteen walls and floor plates. Does not refer to interior to exterior sound travel.
provide
the
information
alteration
guidance
of
of
existing
methods
regulation
compliance
4.2.1 _ Example
of
situation.
most for in
the build-up of condensation
in roof voids and provide a clear passaged of
relevant
ait in utility spaces.
to ensure that
first fix is performed safely and will cause no accidents during future use.
buildings building such
a
G - Sanitation, Hot Water + Water Efficiency Checking of sanitary appliances and ensuring that they are separated as necessary.
Approved Document [E] Booklet
_
53
approved documents
Tendering In order
4.3
Competitive Tender This is the more preferred method of tendering in Britain. 1. A shortlist of contractors is drawn up and a preliminary enquiry is sent out, outlining the job proposal. 2. Contractors then have 6 weeks to respond with whether or not they are interested. 3. Those interested will be sent a full package of information and be given 4 weeks to return their tender bids. Bids not received on time will be sent back unopened. 4. A contractor is selected [usually the cheapest]. 5. The Bill of Quanitites is checked to make sure that it is complete. 6. If not, the bid can be negotiated or rejected. 7. The process is repeated until an agreement is made and a contract is drawn up.
to appoint a contractor, two variations of tender are
available to us.
Negotiated Tender Select Contractor
Negotiation
Letter Of Intent Contract
Fig 4.3.1
This
method relies on a previous relationship with a desireable
contractor. It is likely that they will be chosen based
upon the merits of previous projects of a similar size or type.
This is the recommended method for tendering for this project. A Joint Contract Tribunal [JCT] Contract will be drawn upwhich MUST be signed by both the clientand the contractor before Works commence.
The terms
of the contract are negotiated between parties until an agreement is
reached [or another contractor is more agreeable], at which point an official letter of intent is written up and the contract is signed so that work may commence.
Fig 4.3.2
4.3.1 _ Negotiated Tender Process Diagram 4.3.2 _ Competitive Tender Process Diagram
_
54
tendering
Procurement The chosen
route
the
of
priority
quality.
There
for
the
contract
client
in
procurement relation
to
is
time,
based cost
Traditional Contract The Engine Shed project
upon
listed below:
Engine Shed
will use the
Traditional
procurement method,
as this is the best way to ensure a high quality result.
and
risk to yourself, as costs are detailed at every
are various methods of procurement that could be
considered but the most appropriate for the
4.4
project are
Stage
There
is less
and you are
able to determine the contracts between each separate member of the consultant team.
Traditional [Quality Based] The traditional Contract is often thought to be the most popular amongst British Architects. The design and construction processes are treated separately meaning that the consultants involved know exactly what they are being appointed to do.
The
client should provide the
architect with a brief and commission them to produce the full package of information.
The architect will advise on the appointment of further
consultants as required and the contractor will have zero design responsibility.
Traditional Contracting
high quality specification.
Contractual Links
ensures that the build is of a
Design + Build [Cost Based] Design + Build requires the client to appoint a contractor in the first instance. The contractor is then responsible for both the design and the construction. This benefits all parties involved as there is one single point of conact throughout the entire project. The contractor
Employer
may choose to involve architects in the design process but ultimately his/her aim is to keep costs low and maximise profit.
This
can result
Other Directly Appointed Contractors
Architect
in a below-par building specification as there is no incentive to look at quality.
Management [Speed Based] Management procurement relies of the client to appoint a construction manager, who then appoints various consultants to complete different aspects of the work. This can speed up both the design and build stages of a project, as multiple things can be done at the same time. However, it carries a fair amount of risk to the client, as there is no concept of cost during the process as everything is overlapped.
Quantity Surveyor
Contractor
Consultants
Domestic SubContractors
Clerk Of Works
Domestic Suppliers
Fig 4.4.1
_
4.4.1 _ Traditional Contract Involvement Tree
55
contracts
_BIBLIOGRAPHY
57
Building Regulations Compliance: Listed Buildings and Other Heritage Assets (no date). English Heritage. Available at: http://www.englishheritage.org.uk/professional/advice/hpg/compliantworks/buildingregs/ (Accessed: 8 January 2015). Chappell, D. and Willis, A. (2010) The architect edn. United Kingdom: Wiley-Blackwell (an imprint Sons Ltd).
in practice. of
10th John Wiley &
Crowne Plaza opening July 2015 (no date). LOCATION. Available http://stephensonquarter.com (Accessed: 30 November 2014).
at:
Emmitt, S. (2007) Design Management for Architects. 1st edn. United Kingdom: Wiley-Blackwell (an imprint of John Wiley & Sons Ltd). List entry (no date). 1391237 - The National Heritage List for England | English Heritage. Available at: http://list.english-heritage. org.uk/resultsingle.aspx?uid=1391237 (Accessed: 15 January 2015). Ostime, N. (2013) Riba Architect’s Job Book. United Kingdom: RIBA Enterprises. Phillips, R. (no date) Guide Kingdom: RIBA Enterprises.
to
RIBA Agreements: 2010. United
PI Insurance (no date). RIBA Insurance Agency: PI Insurance. Available at: http://architectspi.com/PI-Insurance/Pages/default.aspx (Accessed: 7 January 2015). RIBA Bookshops (no date). RIBA Job Book Checklists and Figures | RIBA Bookshops. Available at: http://www.ribabookshops.com/ribajob-book-checklists-and-figures (Accessed: 19 December 2014). RIBA Plan Of Work 2013 (no date). RIBA Plan of Work 2013. Available at: http://www.ribaplanofwork.com/ (Accessed: 19 December 2014). What
is
BIM? (no
date).
What is BIM? Available at: http://www. (Accessed: 19 December 2014).
thenbs.com/bim/what-is-bim.asp
Zunde, J., Bougdah, H. and Bougdah, H. (2006) Integrated strategies in architecture. 1st edn. United Kingdom: Taylor & Francis, Inc. (no date a). Planning Portal (Department for Communities and Local Government). Available at: http://www.planningportal.gov.uk/planning/ applications/howtoapply/whattosubmit/designaccess (Accessed: 19
58
Zunde, J., Bougdah, H. and Bougdah, H. (2006) Integrated strategies in architecture. 1st edn. United Kingdom: Taylor & Francis, Inc.
(no date k). The Trust. Available at: http://robertstephensontrust.com/ page4.html (Accessed: 19 January 2015).
(no date a). Planning Portal (Department for Communities and Local Government). Available at: http://www.planningportal.gov.uk/planning/ applications/howtoapply/whattosubmit/designaccess (Accessed: 19 December 2014).
(no date l) Chris Brown Example. Available at: https://elp.northumbria. ac . uk / bbcswebdav / pid -3726814- dt - content - rid -4001916_2/ c o u r ses /2014YL_BE1200BNN01/BROWN%20C h r is %20 Management_Portfolio.pdf (Accessed: 5 January 2015).
(no date b). Planning Portal (Department for Communities and Local Government). Available at: http://www.planningportal.gov.uk/ buildingregulations/ (Accessed: 19 December 2014). (no date c). Available at: http://www.ribabookshops.com/uploads/ b1e09aa7-c021-e684-a548-b3091db16d03.pdf (Accessed: 12 January 2015). (no date d). Available at: http://www.architecture.com/Files/ RIBAProfessionalServices/Practice/RIBAPlanofWork2013Overview. pdf (Accessed: 19 December 2014). (no date e). Available at: http://www.architecture.com/Files/ RIBAProfessionalServices/ProfessionalConduct/Disputeresolution/ Practicalmatters/Explainingservices.pdf (Accessed: 15 January 2015). (no date f). Available at: http://www.architecture.com/Files/ MembersOnly/CharteredPractice/RIBAFeesCalculator-Introduction. pdf (Accessed: 15 January 2015). (no date g). Available at: http://www.architecture.com/Files/ RIBAProfessionalServices/Practice/RIBAPlanofWork2013Overview. pdf (Accessed: 15 January 2015). (no date h). Available at: http://www.ribabookshops.com/uploads/ b1e09aa7-c021-e684-a548-b3091db16d03.pdf (Accessed: 19 December 2014). (no date i). Available at: http://www.thenbs.com/pdfs/NBS-NationalBIM-Report-2014.pdf (Accessed: 14 January 2015). (no
date
j).
Available
at:
https://www.english-heritage.org.uk/
publications/conservation-principles-sustainable-management-historic-
environment / conservationprinciplespoliciesguidanceapr 08 web . pdf
(Accessed: 15 January 2015). (no date k). The Trust. Available at: http://robertstephensontrust.com/ page4.html (Accessed: 19 January 2015). (no date l) Chris Brown Example. Available at: https://elp.northumbria. _
59
bibiography
architectural
+
design project management be1200
lauren teague
10017247