M
Management
R e p o r t
Architectural Design + Project Management
The YL+P Mining Heritage Library D r u r y
L a n e
M e g a n
|
D u r h a m
I n g h a m
1 B E 1 2 0 0
|
w 1 3 0 0 2 0 1 5
Contents. Letter of Appointment
0.0
Strategic Definition |
1.0 | Project + Brief 2.0
Concept Design |
3.0
Developed Design |
4.0
Technical Design | References + Appendix 2
8 6 14 22 28 44 62 3
Letter of Appointment From: Megan Ingham To: The Young Lit and Phil Library Mining Heritage Society To whom it may concern, ‘The Young Lit and Phil, Mining Heritage Library’ Thank you for inviting me to act as your architect to design and discuss intentions to build a new specialist library, ‘The Young Lit and Phil, Mining Heritage Library’ on Durham’s historic site of Drury Lane. You told me/us that your target cost for the building work is £880,000 to which must be added our fees and any VAT. You also said that you would like building works to commence in June 2016 so the major excavation and site preparation can take place during the dry months to lower the risk of flooding. Services We discussed the services, which appeared appropriate for your project and are listed below. My Services are to be performed in the ‘Before Construction’ stages and in the subsequent Construction stages. You told me/us that you would obtain tenders and oversee the building work, I will advise you on these matters. If it becomes necessary to vary the Services we will let you know and we can discuss how this might be arranged. • • • • • • • • • • • • • • • • •
Assist the client to prepare a strategic brief Carry out feasibility studies Advise on the appropriate appointment of contractors Assist in the preparation of the project brief Concept design Development of design Prepare Planning Application Prepare applications for Statutory Approvals Prepare tender documents Act as Contract Administrator Environmental studies Negotiating with statutory authorities or main contractor Undertaking surveys Undertaking tasks relating to Party Wall matters Resolving tasks in two-stage tendering Resolving disputes Preparing as-built drawings from contractor’s information
When the extent of any work affecting the wall of the adjoining buildings is determined, we can discuss the application of the party wall Act 1996. The Schedule and Conditions completed as we discussed which with this letter will, if you agree, record the terms of our agreement. Fees + Expenses As discussed my fee for this project will be 5.75% of the total build cost. This comes to a lump sum of £51,000 including VAT. This will cover the costs of the services listed above and scheduled site visits. 4
Before implementing any changes to the services or design I will agree with you any consequential change to our fee. In addition to the fee, the following expenses will be charged. My fee includes my expenses but excludes any disbursements. Any disbursements made on your behalf, such as payments to the local authority for planning submissions or Building Regulations approval will be charged at net cost. I am registered for VAT, which is chargeable on all fees and expenses. I will submit an account for the fees and any expenses or disbursements due plus VAT on completion of each work stage in accordance with Condition 5.2. Payment should be made within 30 days. I have informed you that we shall require the services of other parties, for example Structural Engineers or Quantity Surveyors, I will write separately about their appointment and the fees entailed. Liability and insurance The maximum limit of my liability to you in contract, tort or statutory duty for any one claim or series of claims arising from one event on this project is limited to £250,000. This is the amount required by the Architects Registration Board. Any such liability will expire after six years from completion of the Services. I shall maintain professional indemnity insurance (PII) cover for this amount until the expiry of our liability. I should be pleased to provide documentary evidence of the insurance, if required. Disputes We aim to offer professional services at all times, however, in the unfortunate event of a dispute or difference arising under this Appointment, I hope we shall be able to settle the matter by negotiation or mediation. As a last resort, either of us can start court proceedings to settle the dispute at any time. I will enclose a copy of the conditions and the schedule of Architect’s Services. When you have read them through I will arrange a meeting when we could sign and initial them to complete our agreement. I will bring our copies to the meeting. Yours faithfully For and on behalf of Megan Ingham Agreement The Client wishes to appoint the Architect to perform Services for the building work and the Architect has agreed to accept the appointment and to perform the Services subject to the terms set out in this Letter of Appointment. Signed (Client): __________ (date): __________ Signed (Architect): __________ (date): __________
5
(Model letter for a domestic project, no date)
0.0
Strategic Definition
6
0.1The Report The aim of this report is to clearly document the work-stages for The Young Lit and Phil Mining Heritage Library. This will be done using the 2013 RIBA Plan of Works, focusing on the first five stages out of the eight.
0.2The Project The Young Lit and Phil Mining Heritage Library The Young Literary and Philosophical Library will be a sister to the current library in Newcastle. It will be a specialist library, intended to expand the success of the original and reach out to a wider variety of people.
0.3The Client Founded in 1973 The Lit and Phil Society, now situated in the centre of Newcastle, it is the largest independent library outside of London. ‘The Lit & Phil retains its mission: to educate the people of Newcastle and the surrounding area. There are currently around 2000 members, the highest figure for decades, a collection of over 160,000 volumes, an outstanding music library and a thriving events programme.’ (About us, no date) The County of Durham was established during the industrial revolution when it was one of the major providers of coal. The mining heritage is lost in the younger generations and The Durham Miners Heritage Group aims to reintroduce it into the society through exhibitions.
In order to create a specialist library, The Lit and Phil Society and The Durham Miners Heritage Group will be collaborating. Both clients wish to expand and reach to a wider audience, a collaboration between the two will be a great opportunity to do so and will greatly benefit each organisation. 7
The Client Statement of Need (Business Case) The current Lit and Phil Library is situated within a Grade II* listed building and contains over 160,000 books of a variety of genres. The Young Lit and Phil Mining Heritage Library will aim to expand both organisations to reach a wider audience within the historic site of Drury Lane in the city of Durham. The specialist library will encourage younger generations to rediscover their heritage, whilst providing a cultural space appealing to the tourists that come to Durham on a daily basis; the library will compliment the surrounding historic landmarks, including the castle and cathedral. In order to further enhance the learning experience, the library will contain literature on mining and the local history and archives, as well as hosting regular exhibitions and lectures. The clients have made their needs and requirements. The design team will provide all services agreed in the Letter of Appointment. Should the needs and requirements fail to be met within a time frame, certain parties may be charged additional costs and expenses.
Clients Responsibilities
Clients Requirements ........Library
.........Funding ........Exhibition Space .........Communication ........Lecture Space ..........Overseeing The Process .......Mining Theme ..........Enthusiasm and Involvement
.......Social Space
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Strategic Definition
Construction Due to the poor access to site, the build needs to be easy on site construction.
Sustainability The build would preferably be low energy and as sustainable as possible.
Context It is important the building represents the historical context whilst inkeeping with the landscape.
Materiality The materiality will preferably be sustainable and in keeping with the surroundings.
Eco Friendly The client would like the building to support current ecosystems.
0.4The Users
Elderly The YL+P will provide a place for the older generations to share their experiences.
Middle Aged The YL+P will provide spaces to learn about Durham’s mining heritage and spaces to socialise. 9
Youth The YL+P will provide experience, discovery and social intercation, intorducing heritage to the younger generations.
0.5Initial Cost Appraisal
Cost Per Square Metre Typology
| Cost per SQM
Libraries Regional: 5000sqm..................................
£2,300.00 - £2,800.00
National: 15000sqm................................
£3,000.00 - £3650.00
International: 20000sqm.........................
£3,900.00 - £4,800.00 (AECOM, 2014)
Calculating Initial Cost Appraisal Min........ 600 sqm x £2,300.00 = £1,380,000.00 Max....... 600 sqm x £2,800.00 = £1,680,000.00 Midpoint = £1,530,000.00
10
(RIBA plan of work 2013 - view the plan, no date)
Architect’s Fee Rate RIBA Work Stages
|
Job Description
%
|Hourly Rate
0 | Strategic Definition
Hourly Rate
Architects
£62 - £76
1 | Preparation + Brief
Hourly Rate
Senior Architects
£70 - £84
2 | Concept Design
20%
Technologists
£50 - £64
3 | Developed Brief
25%
Associates
£74 - £93
4 | Technical Design
35%
Partners or Shareholders
£83 - £114
5 | Construction
15%
Architectural Assistant (P1)
£42 - £51
6 | Handover + Close out
5%
Architectural Assistant (P2)
£49 - £61
7 | In Use
(Fee calculation, negotiation and management for architects, 2012)
Total Fee
The RIBA recommend ‘A Three Part Approach’ in regards to fees...
When collecting a fee during a project, it can be done in one of two ways. It can be based on an hourly rate and paid monthly, alternatively, it can be paid at the end of each work stage. There is no set scale, however, the RIBA have put together a percentage fee scale, to which Arhcitects can negotiate their fees around.
1. Calculate the fee (resource based) 2. Negotiating the agreement (adding value) 3. Managing fee collection (cash flow)
11
(Fee calculation, negotiation and management for architects, 2012)
0.6Location Introduction
The Young Lit and Phil Mining Heritage Library will be situated on Drury Lane, off Saddler Street in Durham City Centre. It is a historic site that has astonishing views over the River Wear, towards Elvet Bridge. This site was chosen because it is in the heart of Durham, close to other historical monuments, perfect for re-establishing mining into the community.
D u r h a m
C a t h e d r a l
12
The site is in a heavily built up area within the city centre, surrounded by mostly retail buildings. It is also heavily occupied by large trees.
Access Although there are multiple access points to the site via Fearnon Walk, Drury Lane and Elvet Bridge, the site is not very accessible to large vehicles. This will have to be further considered within the construction stages.
S a d d l e r
S t r e e t
E l v e t
D r u r y
L a n e
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B r i d g e
1.0
Preparation + Brief
14
n
1.1Site Constraints Despite the stunning landscape, the Drury Lane site has a lot of constraints that will need considering during the design process of The Young Lit and Phil Mining Heritage Library. Rear site boundary. Overlooked by restaurant and beer garden Site boundary. Separating over-looking buildings.
Site boundary. Beyond is empty space and low height buildings.
Views towards the site. Major Directional Axis through the site.
Drury Lane access to the site.
The site is sat on the bank of the River Wear and is very susceptible to flooding. Current level = 0.73m Highest Recorded Level = 3.83m 18/07/09
Elvet Bridge
(River levels station data, 2010)
Flood Risk
Fearnon Walk
Saddler Street
15
The access to the site is very restricted, with three major entries.
1.1Site Constraints
Tree Conservation The site is situated within the Durham conservation area. A tree protection order (TPO) ‘can protect anything from a single tree to all trees within a defined group of woodland.’ (Council et al., 2015) In County Durham, there are over 700 TPO’s. ‘It is an offence to cut down, prune, lop, top, uproot or wilfully damage or destroy a tree in a conservation area without giving us prior written notice.’ (Council et al., 2015) The trees on site will be protected and it is unlikely they can be removed. However, due to the nature of this project, it will be necessary.
Sycamore Root Spread: Large Root Depth: Shallow Height: Approx 22m (min) Ash Root Spread: Large Root Depth: Fairly Deep Height: Approx 15m (min)
Topography The Site has a steep topography that will need to be considered during the design stages. A survey will be required to determine the accurate contours. 16
1.2Surveys Multiple surveys will need to be carried out during the early stage of the project to ensure the build-ability of the site and to ensure the adequate information is provided to inform the designs, avoiding potential costs and expenses. These surveys will either be desktop studies carried out by consultant teams and/or site surveys carried out by specialists. Based on the site analysis, below are a list of surveys that will be required.
Surveys to be Carried Out
Desktop Surveys
- Statutory Undertakers - Local + National Planning Policies
Desktop Surveys will be carried out by myself or an appointed consultant. They include information about the site that can be found without having to visit the site itself.
- Building Regulations - Party Walls - Conservation Statement - Flood History - Easements
Site/ Measured/ Condition Surveys
- Environmental (Noise, Light, Air, Orientation) - Topography
Site, measured and condition surveys will involve having to go to site. They will be carried out by a specialist. This is usually a consultant that has been found through recommendation, interview, competition or existing relationships.
- Tree Survey - Dimensions - Ecology + Wildlife - Soil Types, Percolation + Contaminants
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1.3The project Team This diagram shows the main consultants to be appointed in the project team. It also shows at which work stages they will be involved the most.
Surveyors Surveyors are appointed to examine the land and provide the appropriate information to inform the design process.
0.0 Work Stages
1.0
Local Authorities + Planning Consultant Aid and determine the conclusion of the planning process.
2.0
3.0
Service + Structural Engineer Will provide drawings informing appropriate design decisions, whilst attending regular site visits.
Quantity Surveyor Will provide tender information and a detailed elemental cost plan. They will be involved throughout the project.
Client The organisations requiring a service. They will be involved throughout, providing funding and making their requirements clear. They will oversee each stage and have enthusiasm throughout. 18
Architect The lead consultant throughout the entirety of the project, advising the client through each stage and designing an appropriate building to meet the clients needs.
Main Contractor Is responsible for overseeing the construction phase and monitoring on site affairs on a daily basis.
4.0
Sub - Contractors Carry out specific tasks on site as part of the larger project.
5.0
6.0 Public Use, enjoy and appraise the building and all it has to offer.
CDM Coordinator Manage the site, identifying all potential health and safety risks. They will provide a construction phase plan to communicate these risks with the design and construction team.
Site Workers The group of qualified workers employed to carry out the construction tasks on site.
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7.0
1.4Schedule of Accommodation Minimum Programme Requirements
Servant
Serve
Entrance
Book Deposit: 1 sqm Reception Desk: 3 sqm Lobby: 4 sqm
Book Self Issue Secure Deposit Point Storage
Main Library
Book Shelves
Archives/ Recording Areas
Librarian’s Issue Points Office Lobby/Seating Area Reception Desk
Shelving: 12 sqm Seating/ Study Areas: 9 - 12 sqm Private Study Areas: 7.5 sqm Librarian’s Office: 3 - 4 sqm Private Recording Rooms: 1.5 sqm Meeting Room: 8 sqm
Circulation Space
Study Area
Private Meeting Room
Private Study Areas
Auditorium
Presentation Space: 9 - 12 sqm Seating: 30 sqm Storage: 9 sqm
Toilets
Accessible
Miscellaneous
Closet
Backstage Area Stage
Seating
Accessible Toilet Circulation Space
Seating Area: 30 sqm Bar: 4 sqm Small Kitchen: 10 sqm Cold Room: 2 sqm Food Store: 2 sqm
Kitchen
Bar
IT Spaces Seating Area
Listening Spaces
Cool
Circulation Space Room Food Store
Circulation
Adjacencies
Accessible Lift: 4 sqm Stairs: 1.5 m Wide
Noise Levels
Storage
Toilet
Toilets: 16 sqm min Disabled Toilet/ Baby Change: 3 sqm Cleaner’s Room: 2 sqm Plants Room: 9 sqm Bin Store: 4 sqm Riser: 1sqm Server: 4sqm
Cafe
Changing Rooms
High
20
Low
1.5Project Objectives (Strategic Brief) The strategic brief is developed from the client’s statement of need. It explains the requirements in more detail, allowing appropriate consultants to be appointed to avoid unnecessary costs and delays.
Accessibility The spaces have to be as accessible as possible. As there is already limited access to the site, an entrance on Fearnon Walk will allow disabled access throughout.
Historical Context The design must strongly represent Durham’s history and mining heritage, this can be through concept, form and materiality.
Environmental Impacts The build has to respect the site, landscape and the ecosystems that thrive within it. Sustainable energy resources and a green roof could be a solution to this.
Sustainability The client requested a sustainable build with long life materials, whilst also considering sustainable environmental strategies, natural ventilation and light etc.
Materiality and Construction
The client stressed that the materiality must be in-keeping with the concept of mining, the landscape and have a long life span. The construction must be simple, either small component or mostly in situ.
Usability It is very important the spaces are appropriate for a wide variety of people with a range of ages. They should be encouraged to learn and interact with one another.
Statutory Constraints It is necessary to inform all statutory undertakers, especially Durham Council, English Heritage and the environmental agency, of the proposals and construction taking place. 21
2.0
Concept Design
22
2.1Project Brief The Lit and Phil introduced the Davy lamp to the mining community of Durham, a turning point for the city during the industrial revolution. The Young Lit and Phil will be a representation and celebration of Durham’s industrial history, bringing its lost mining heritage back into the community. The mining heritage will be reflected through structure, materiality, layout and atmosphere. Three key spaces will welcome people of all ages, encouraging contribution, innovation and discovery, through site, sound and touch.
2.2Outline Specification Substructure
Superstructure
The building will sit upon a reinforced raft foundation on which the embedded basement walls will sit. Pile foundations may also be required, depending on the soil condition.
The entire structure will be cast in situ boardform concrete. This will resemble timber, in keeping with the landscape whilst creating a robust form which relates to the concept.
Cladding
Roofing
The external walls will be a cast in situ boardform concrete. The boards will be placed horizontally to emphasise the forms intruding out from the landscape.
To avoid spoiling views and to full-fill the clients environmental requirements an extensive green roof will be incorporated, it will replace land lost from excavation and allow ecosystems to thrive.
Landscaping
Internal Walls
To make the site more accessible, the Drury Lane stairs will be renovated to provide safer entry. A post and beam structure will be a directional aid, guiding visits around the site.
The board-form concrete will be continued and left exposed throughout and the interior spaces. This will create a strong atmosphere, subtly reinforcing the mineshaft theme.
Ceilings
Floors
The ceilings will be suspended fibre-C concrete, concealing some of the services. Also creating shadow gaps, permitting atmospheric lighting.
Solid English oak will run throughout the building. This will contrast well with the concrete walls. The client implied a simple palette would be preferable.
Finishes
Fixtures + Fittings
Maintaining the simple internal material palette, the doors will be the same Oak as the floor. This will provide enough differentiation for visitors with poor sight,
The services will move through floors via a riser room and throughout the floors, most services will be exposed in cavity trays. This industrial aesthetic will compliment the concept well. 23
2.3Schedule of Accommodation Ground Floor
1
2
3
4
Basement Mezzanine
Basement
Sub - Basement
24
1
- Entrance Lobby (16 sqm) - Librarians Office (12 sqm) - Reception Desk (8 sqm) - Library Space (72 sqm) - Private Work Spaces (5x3 sqm) - Recording Room (3 sqm) - Meeting Room (6 sqm) - External Terrace (40 sqm)
2
- Exhibition Space (30 sqm) - Two Accessible Toilets (4 sqm) - Secondary Stairwell (Leading to Fire Escape) (16 sqm) - Riser (1 sqm) - Cleaners Store (2 sqm)
3
- Auditorium Space (60 sqm) - Toilets (18 sqm) - Accessible Toilet and Baby Change (4 sqm) - Plant Room (9 sqm) - Server (6 sqm) - Storage (12 sqm)
4 - Gabion Tunnel (15 sqm) - Kitchen (25 sqm) - Food Store (3 sqm) - Cold Store (3 sqm) - Dumb-weight (0.5 sqm) - Cafe/ Bar (133 sqm) - Listening Booths (4x3sqm) 25
2.4Elemental Cost Plan The initial cost appraisal is calculated during the early stages of the process. This is to provide an estimated cost that is appropriate to the client’s budget, it also provides a number to negotiate fees on. The elemental cost plan is a more detailed cost plan, usually carried out by a consultant registered by the Royal Institute of Chartered Surveyors.
Item
SQM
£/Unit
=£
External Works Removing Trees
3 Trees
224.38
771.06
Excavation and Support
700 sqm
4.64
1993.00
Various
18,640.00
32,293.60
220,000.00
220,000.00
Substructure Foundations Embedded Retaining Wall Superstructure External Walls
261 m3
129.65
33,838.65
Staircase
103.5 m3
162.06
16,773.21
Upper Floors
120 m3
102.00
12,240.00
Roof
103.87 m3 100
10,387.00
Gabion Walls
100 m3
102
10,200.00
Waterproofing
1750 m2
11.91
20,842.50
Windows + Glazing
Various
240.41
11,149.19
Doors
5 Doors
2475.91
7201.82
Internal Doors
16 Doors
81.10
1297.60
Floor
800
154.67
99, 736.00
Ceilings
600
25.96
15,576.00
Insulation
1670
4,93
8233.1
Internal Finishes
- There are changes made to the brief, materials and/ or the construction cost and timetable - The agreed services change
60,000
Fixtures, Fittings + Furniture Lift
1
11,000
11,000
Bespoke Fittings
3
15,000
45,000
Services
Various
Various
244,921.20
Landscaping
Various
Various
1070.84
Total
Cost may change if...
Total Construction Cost
887627.90
This elemental cost plan was determined by using Spon’s architect’s and builders’ price book 2015. 26
Fee Calculation Total Construction Cost
Additional Costs | %
Architects Fee = 5.75 %................. £51,038.60
Up to £2,500
10
Contingency = 10%........................ £88,762.79
£2,500 - £8,000
8.5
VAT = 20%...................................... £177,525.58
£8,000 - £14,000
7.5
Max Inflation = 4%......................... £35,505.12
£14,000 - £25,000
6.5
Consultants Fees = 17%................. £150,896.74
£25,000 - £750,000
6
Statutory Fees
£750,000 - £1,750,000
5.75
- Building Regulations.................... £887.63
£1,750,000 +
5.5
- Planning Permission.................... £1540
RIBA Conditions of Engagement 1972 (mandatory fee scale)
Grand Total
£1,342,745.76
2.5Pre-Construction Programme The GANNT chart below shows the first five RIBA work stages and the time-scale each will take place in. The dotted lines show potential overlaps and therefore potential risks in extra costs and/or time.
Stages | Month 1
2
3
4
5
6 7
8
9 10 11 12
- Letter of Appointment - Project Procurement 0 | Strategic Definition 1 | Preparation + Brief 2 | Concept Design 3 | Developed Brief - Planning Application 4 | Technical Design - Building Regulations - Tendering Actions 5 | Construction - Mobilisations - Operations 6 | Handover + Close out 7 | In Use
The traditional route ensures each stage is completed before moving on to the technical design phase. The client will sign off the deign proposal at the end of stage 2 so the planning documents can be processed. 27
3.0
Developed Design
28
3.1National Planning Policies Economic
d Environment
The National Planning Policy Framework (NPPF) focuses on creating sustainable communities by creating neighbourhood plans that reflect the requirements of the community. The three sustainability factors are economy, environment and social. The National Planning Policies will have to be considered during the design process of The Young Lit and Phil Mining Heritage Library, to be successful in gaining planning permission. There are three policies that are particularly relevant to this project...
7
Social
‘Respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation;’
8 ‘Plan positively for the provision and use of shared space, community facilities (such as local shops, meeting places, sports venues, cultural buildings, public houses and places of worship) and other local services to enhance the sustainability of communities and residential environments;’
12 ‘Local planning authorities should set out in their Local Plan a positive strategy for the conservation and enjoyment of the historic environment,including heritage assets most at risk through neglect’
7. Requiring good design 8. Promoting Healthy Community 12. Conserving and enhancing the Historic environment 29
(DCLG, 2012)
3.2Conservation Areas County Durham is home to 93 conservation areas. It is an area of particular historical interest and has unique characteristics that should be maintained. The Drury Lane site is within the Durham City conservation area and will therefore have strict guidelines on new developments. This will need to be considered during the design process.
Durham Castle + Cathedral (UNESCO) World Heritage Site
Durham City Conservation Statement ‘Durham Castle and Cathedral stand high on the lofty peninsula, and in 1986 these monuments, along with the College and Prebends Bridge, were designated by UNESCO as a World Heritage Site.
Elvet Bridge
The central area of the City of Durham is one of the most important historic cities in Britain as a significant example of a medieval town within a defended complex’ (Kingdom, 2015)
Saddler Street
30
3.2Local Planning Policies Local Planning Policies also have to be considered during the early design stages to ensure planning permission is accepted. Listed below are some of the main policies that relate to this project.
POLICY E6 The special character, appearance and setting of the Durham (city centre) Conservation area will be preserved or enhanced by: - Exhibit simple, robust shapes, have a clear predominance of wall surface over openings and be restricted to a limited range of external materials
POLICY E21 The council will preserve and enhance the historic environment of the district by: 1. Requiring development proposals to minimise adverse impacts on significant features of historic interest within or adjacent to the site; and 2. Encouraging the retention, repair and re-use of buildings and structures which are not listed, but are of visual or local interest.
POLICY E12 The council will improve the appearance of the district by: 1. Seeking the reclamation of derelict land; or 2. Seeking the beneficial use of areas of vacant and underused land and buildings.
POLICY C8 Planning permission will be granted for the provision of new community facilities (e.g. community centres, youth centres, village halls, libraries, post offices, public houses and places of worship) or for extensions to existing facilities provided that such a proposal: (City of Durham Local Plan, 2009)
31
3.3Statutory Consents Statutory Undertakers Statutory Undertakers are organisations which have the right to carry out works that do not involve the normal planning permission process. These organisations have responsibilities to carry out functions that are of public concern, utilities, for example. It is important to ensure these utilities are available on the Drury Lane site in regards to servicing the building.
Statutory Consultees During the planning process, Statutory Consultees are appointed by the local authorities for advice on the proposals. It is important that the statutory consultees fully understand and are on board with the scheme. The potential consultees that may be appointed are listed below.
To Consider... Electricity
Durham Local Authorities
Water Supply
Local Authorities/ Building Control
Sewers
Canal and River Trust
Gas
Environmental Agency (Officer)
Communications
English Heritage (Conservation Officer)
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3.4The Planning Process Before the planning process can begin, an Outline Planning Application (OAP) will be required. This will give an insight into whether the planning application is likely to be approved or not.
Outline Application
Full Application
Submit application with correct fee and necessary supporting documents
An OAP will include... -Access to site - Site Surveys
Local planning authority validates application and requests missing documents
-The uses of the proposed areas (Programme) - How much development is need for each Area - Dimensions of each building/s
Local planning authority acknowledges valid application
- Design + access Statement
If the OAP is approved, it is now necessary to apply for planning permission. It is important to apply for planning permission early to avoid delays and increase costs. However, when following the traditional procurement route, it is important to have a more detailed design, potentially gaining more permissions, hence a better design.
Local planning authority publicises and consults on application
Application considered by Planning Officer or Planning Committee
To apply you will need...
Refused
Undecided
- A cover letter describing application process - Site location plan
Change and re-submit
- Site plan with proposed development
Granted w/ conditions
Right to Appeal
Granted
Start Work
- Ownership certificate - Design + Access Statement
Refused
- Application fee
Granted (Planning Portal, no date)
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3.5Design and Access Statement When applying for planning permission, a design and access statement is sometimes required from the architect or lead designer. As this is a conservation area, any development with a footprint over 100sqm requires a statement. This is a brief and concise explanation of the design proposal, the process of design and how the scheme will work within the site. It may Include ... - Design Process - Amount - Layout - Use - Scale - Appearance - Public Access - Vehicle Access
1:500 Site Plan Roof Plan Drury Lane Durham
Site Boundaries
r l e d d S a
E l v e t
B r i d g e
e r R i v
e t r e S t
r W e a
D u r h a m
C a s t l e
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1:1000 Site Plan Drury Lane Durham
The Design Process After large amounts of research into mining and the history or Durham, the concept design for the Young Lit and Phil Mining Heritage Museum was derived by from traditional mining methods.
Building along a contour bench Coal Elevator
Drift Mine
Auger mining Rock spoils Slope Mine
Miners Elevator
Coal Beds
Shaft Mine Mining Methods Diagram
Massing Diagram
The three key mine typologies influenced the three key spaces and how someone move between them.
Concept Sketch
35
The Design Process The design process began with site analysis and scrutiny of the clients needs. The concept has then been developed through sketches, scale drawings and models until the final scheme has been reached. A scheme that successfully represents Durham’s mining heritage whilst in-keeping with the historic site of Drury Lane.
Development Sketch
South Elevation in Context
36
Elevations E, S, W, N
Amount + Layout The three ‘blocks’ protrude from the landscape, representing the underground coal seams in the County of Durham. The top ‘block’ will be lighter and more open and the lower will become darker and more robust, emphasising the experience of going underground. The entire structure will be in situ board- form concrete, further enhancing the projecting coal seams.
3
1
Positioned at ground level, this block is the main entrance to the library. As this is the more open brighter block, the library and work spaces are situated here.
2
This double height space contains the auditorium, making the most of the river view, and the mezzanine exhibition space.
3
The underground ‘mine bar’ is located in the lowest block for atmospheric purposes and to allow public access without disturbing the library space.
1
2
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Use + Scale 1 1. Entrance and Reception Area... 60sqm 2. Library Space... 78sqm 3. Private Study Spaces... 25sqm 4. External Terrace... 40sqm
1
2
2 5. Accessible Toilets... 12sqm 6. Exhibition Space... 56sqm 7. Auditorium Space... 65sqm 8. Toilets... 24sqm 9. Storage, Plant and Server... 20sqm
3
3
4 5
10. Kitchen... 40sqm 11. Bar/ Restaurant Area... 126 sqm
6
12. Listening Booths... 12sqm 13. Gabion Tunnel Access... 24sqm
7
10 11 12 13
1
2
8 9
3 38
Longitudinal Section
Appearance The majority of the building will be horizontal board - form concrete to represent the coal seams running through the ground. This will also run throughout the interior of the building, contrasting with the timber floor. The client made it clear the museum had to introduce the mining heritage back into the community; the materiality will aid in this, creating an atmospheric experience. As the blocks sit further into the ground, the concrete aggregate will get darker in colour.
External Concrete Wall Cladding Concrete Structural Walls Glazing Gabion Wall Damp Proof Membrane Timber Flooring Rigid Insulation 39
Structure and Skin
Access r l e d d S a
E l v e t
e t r e S t
e r R i v
B r i d g e
r W e a
D u r h a m
C a s t l e
Vehicular Access
Car Park Access from Car Parks Movement Through Building Lift and Stairs
Access to the Durham as a whole is limited as the majority of the centre is pedestrianised. Vehicle access to the site is very limited. There are two large car parks in close proximity to the site. Internal Circulation
Saddler Street
This route provides disabled access to the library from the town centre (Saddler Street)
If necessary, small vehicles can access the site via this route.
Fearnon Walk
40
Public Access
Landscape The library is situated towards the front of the site, leaving a large open space between the entrance and the ‘Cellar Door’. This area will be paved in a similar way to the bar terrace above. To draw visitors in from the Obscure Drury Lane entrance, timber post and beam structures will be placed to create an atmospheric alley way, resembling a mine shaft. This will continue to lead people down a walk way to an external terrace at the front of the building.
Serial Vision Via Drury Lane
Post and Beam Support in a Mine Shaft
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3.6Party Wall
Adjacent buildings Site Boundaries Undetermined Area
To further avoid disputes, the building is submerged to avoid interrupting the views from the surrounding buildings. Substantial gap between construction and the ‘Cellar Door’
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Party Wall The Party Wall act was established in 1996 throughout England and Wales. It was put in place to avoid disputes between neighbours regarding boundaries. It it the clients obligation to notify all adjoining neighbours in writing at least two months before building work is due to start. The adjoining owners then have 14 days to respond, issue a counter notice, refuse or do nothing. If the adjoining owners refuse or do nothing then a dispute has arisen. In the unfortunate case of a dispute, each party will agree upon a surveyor to draw up an ‘award’. If a surveyor cannot be agreed upon, each must appoint their own surveyor. These surveyors must then decide upon a third surveyor to draw up the ‘award’ if they do not agree. If the neighbour does not cooperate at all, you must appoint a second surveyor on their behalf.
There are two major adjoining neighbours to the Drury Lane site. The first is the ‘Cellar Door’.
There are two types of party wall... Type A When the wall sits on the boundary between two different land owners. (Wooden Fences do not count)
Section 6, Part 2 of the The Party Wall etc, Act states ‘a building owner proposes to excavate, or excavate for and erect a building or structure, within a distance of six metres measured horizontally from any part of a building or structure of an adjoining owner’.
Type B When the wall sits solely on one owners land but the wall is used to separate the buildings.
This will apply to the construction to The Young Lit and Phil Library due to the excavations. If the undetermined land adjacent to the site belongs to ‘The Klute’ then the above will apply again. In this case Section 1 may also be relevant.
(Party wall etc. Act, 1996)
It states, ‘This section shall have effect where lands of different owners adjoin and— (A)are not built on at the line of junction; or (B)are built on at the line of junction only to the extent of a boundary wall (not being a party fence wall or the external wall of a building),’
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It is the clients responsibility to now write a written notice to both establishments informing them of the up and coming construction works.
4.0
Technical Design
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4.1Building Control Building regulations set minimum standard to adhere to whilst designing a building. They ensure the health and safety of people as they move throughout the building. The approved documents offer guidance on the building regulations, however, you are not obligated to follow them. Below is a list of the regulations that will affect The Young Lit and Phil and information on how they will be approached.
A | Structural Safety
C | Site Preparation and Resistance to Contaminants and Moisture
A1 - The building will be constructed in such a way that the dead, imposed and wind loads are transported safely to the ground, without causing deflection or deformation to the building or the ground.
C1 – The grounded building will be protected from materials that may cause damage to or affect the stability of the building and precautions will be taken to avoid potential danger caused by contaminants. Adequate sub-soil drainage shall also be provided to protect the interior of the building.
A2 – The building will be constructed in such a way, any ground movement caused by swelling, shrinkage, freezing or land-slip, will not affect the structural integrity of the building
C2 – The walls, floor and roof shall protect the building and the people who use it from ground moisture, precipitation, condensation and spillage.
A3 – The building will be structurally stable enough to withstand an accident to an extent disproportional to the cause.
B | Fire Safety
D | Toxic Substances
B1 – The building shall be designed so that in the event of a fire, there will be early warnings and appropriate means of escape to a safe place outside of the building.
D1 – Precautions will be taken to prevent the insulation placed between the walls from becoming permeated and releasing harmful fumes into occupied areas.
B2 – The internal surfaces will be appropriately designed to resist the spread of fire.
E | Resistance to the Passage Of Sound
B3 – The building will be designed so that in the event of a fire, the structural integrity of the building will not be affected. B5 – There will be appropriate means of access for fire services in the event of a fire.
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E2 – Although this section applies to dwellings, it will be appropriate for the building to be designed in such a way that noise cannot travel through internal walls and floors into the quiet work areas.
4.1Building Control F | Ventilation
K | Protection from Falling, Collision and Impact
F1 – There should be adequate ventilation within my building.
K1 – Stairs shall be designed in a safe way to allow people to move between floors of the building. K2 – Stairs will have appropriate barriers and handrails to prevent people from falling.
G | Hygiene
K4 – Provisions shall be made to prevent people from colliding with open windows whilst moving around the building.
G1 – Adequate sanitary conveniences will be provided in the appropriate rooms, including washbasins and WC’s. These rooms will be separated from areas that serve food and there will be suitable means of hot and cold water.
K5 – Provisions will be made to prevent powered doors from trapping people and will be easily opened in the event of a power failure.
G3 – Hot water storage will be installed by someone qualified to do so and the temperature will never exceed 100 degrees.
L | Conservation of Fuel and Power
H | Drainage and Waste Disposal
L1 – The building will be designed to avoid heat gains and losses, it will be energy efficient and conserve as much fuel and power as possible.
H1 – An adequate system will be installed to remove foul water from the building to a public sewer.
M | Access to and Use of Buildings
H3 – Adequate provisions will be installed to remove water from the roof of the building and paved areas to a rainwater storage system.
M1 – The building will be designed in such a way to allow people access and use of all facilities.
H4 – The erection of this building will be done as to not cause damage to any of the existing drains or sewers.
P | Electrical Safety
H6 – Solid waste shall be stored in a place with easy access for collection. 46
P1 - Electrical installations will be designed to prevent any harm coming to the people who operate and install them.
Compliance with Building Regulations Showing the specific areas within the plans where certain building regulations will apply. Ground Floor
B, E, F, K,M,P
Basement Mezzanine
B, F, G, H, K, P
Basement
B, F, G, H, K, L, P
Sub - Basement
B, F, G, H, K, M, P
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4.2Construction Sequence
The access to the Drury Lane site is very restricted, especially to large trucks and deliveries. The map below shows potential access and delivery points around the site. There will be a temporary site on the opposite side of the river on an unused car park. Large deliveries can be transported across the river by floating devices, controlled by a pulley system.
Site Long Stay Areas Access Routes Route Across Short Stay Areas
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1. The Site
2. The Preparing the Site - Secure fencing to be erected around the Site - Remove the trees from site - Prepare pontoon system - Prepare portacabins etc on site - Mark the ground for excavations - First deliveries to site
49
3. Ground Works + Excavations - Skips delivered to site - Small diggers arrive on site - Removal of the retaining walls - Appropriate supports in place - Excavation of the site
4. Foundations + Sub- Structure - Remove rubble from site - Appropriate machinery to site - Drill Piles - Cast raft foundation in site - Support and cast embedded retaining Walls - Erect gabion wall
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5. Internal Walls, Stairs + Lift - Erect scaffolding - Establish form work in preparation for Casting - Cement mixers arrive on site - Concrete in poured at a slow rate - Lift and stairs are installed to allow ease of Access through floors
6. Intermediate Floors As the board-form concrete is slowly cast in situ, intermediate floors will be cast as the height increases. The scaffolding will continue to increase in height also, complying with the regulations.
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7. External Walls - Wall ties will be cast in with the internal Walls - Insulation and DPM will be attached to the Outside of the internal walls - New form work will be erected around the Outside of the internal walls.
8. Roof + Glazing - Roof cast in situ - Green roof planted - Machinery to handle glass panels will Arrive to site - The glazing will arrive to site - Glazing will be inserted - Building is now waterproof
52
9. Internal Fit Out As the building is now watertight, internal finishes and furnishings can be installed within the building by specialist consultants. Services can also be installed, ready for use.
10. Building in Use The building is now ready for use by the public.
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4.4Procurement Procurement The process of purchasing goods or services Tender An offer for the supply of goods or services Contract A promise, or set of promises, which the Law will enforce
Methods
There are three main procurement routes that can be considered during the design process. They each benefit the process through either cost, quality or speed. The most commonly used is the traditional method.
| Use
Traditional........................ 86% Design + Build.................. 80% Construction Management................... 18% (RIBA member’s Survey Online 2012)
The Project Management Triangle Quality
Exp en Construction Management
Impossible
Low Quality
ow
Speed
Design and Build In this route, all responsibility lies with the contractor to design and build. This is ideal for small, simple projects. Large profits can be made but the quality is lacking.
`Sl
siv e
Traditional
Traditional In this procurement method, the design process is carried out by the Architect. The contract is between the client and the contractor. The contractor is only in charge of the construction stages. This ensures a high quality design and finish. This is the method that will be used for The Young Lit and Phil as it is only a small build and quality is very important to the client.
Cost Design + Build 54
Construction Management Similar to the traditional method, however, each individual sub contractor has a separate contract with the client and a construction manager acts as an agent. This method is high risk as stages overlap.
Client
Traditional
Architect Main Contractor
Consultant
Sub Contractor
Design + Build
Quantity Surveyor
Supplier
Client
Consultant (Design Team)
Main Contractor
Agent
Sub Contractor
Client
Construction Management Directly Employed Contractors
Main Contractor
55
Domestic Contractors and Suppliers
Architect Quantity Surveyor Project Manager Consultant
4.5Tendering Competitive A competitive tender process involves choosing a contractor from a short-list. This involves sending invitations to a number of contractors, usually dependent on size and prior experience. Clients are often more content with this method as it gives the opportunity for the best contractor to be chosen.
Select Short-list
Negotiated This process involves inviting a single contractor to tender and then negotiating terms with them. This can lower the cost and time of the project. However disputes can easily arise if the negotiation has a lack of structure. This method is not permitted for publicly funded projects.
Select Contractor
Preliminary Enquiry Basis for Negotiation No Tender Invitations Send Back Late Bids Unopened
Open Tenders
Letter Of Intent Contract
Select
Notify Unsuccessful Bidders
Check BoQ No Contract Negotiate or Reject
Issue tender prices (numerical order) & list unsuccessful bidders (alphabetical)
The competitive tender process will be used for The Young Lit and Phil Mining Heritage Museum. This will be the more suitable option because of the nature and social aspect of the project. The client will issue invitations to the selected contractors and will include. - Formal Invitation (cover letter) - Form of Tender - 4 Copies of the Drawings - 2 Copies of Preliminaries + Specification - 2 Copies of Bills of Quantities/ Schedule of Rates/ Tender pricing document - Addressed Envelope for Return of Tenders 56 - Information for Site Inspection
4.6Contracts The Purpose of a contract is to define a legal relationship between the parties involved. It is to allocate any potential risks and therefore costs. The client and contractor must sign the contract before the work commences on The Young Lit and Phil Mining Heritage Library. - 1 Copy will be given to the contractor - 1 Copy will be held by the C.A or the Agent, on behalf of the client.
Popularity of Contract Types Types of Contract
| Use
The Joint Contract Tribunal (JCT).............................................. 60% New Engineering Contract (NEC).............................................. 16% Bespoke Contract...................................................................... 10% Fédération Internationale des Ingeniéurs-Conseils (FIDIC)...... 3% ICE Engineering Contract.......................................................... 2% GC/ Works................................................................................ 1% PPC2000................................................................................... 2% JCLI........................................................................................... 2%
The type of contract depends on the size and complexity of the project. The type of contract used for The Young Lit and Phil will be the most popular JCT contract. There are three types, the second is the most suitable to this project.
- Agreement for Minor Works (MW) Small projects up to 150K - Intermediate Form (IFC) Projects up to £2m with named Sub-Contractors - Standard Form (SBC) Dispute resolution and nominated Sub-Contractors 57
4.5CDM
Roles
‘This book gives guidance on the Construction (Design and Management) Regulations 2015 (CDM 2015). These Regulations cover the management of health, safety and welfare when carrying out construction projects.’
Client It is the clients duty to oversee the project and ensure the adequate measures are in place to avoid any potential risks. Duties include... - Appointing other duty holders - Time and resources are allocated - All duty holders are provided with the correct information - Providing welfare services - Ensuring the other roles are carrying out their duties adequetly
(Health and Safety Exective (HSE), 2015)
Client
Principal Contractor
Principal Designer It is the principal designers duty to manage and prepare the Health and Safety documents throughout the pre construction stages. It is very important they communicate with the principal contractor to ensure safety on site during the construction phase. Duties include... - Identifying and eliminating potential risks - Ensuring designers are carrying out their duties - Preparing and providing the duty-holder with the appropriate information.
Principal Designer
As principal designer I will... - Prepare a Health and Safety document
Principal Contractor It is the principal contractor’s responsibility to communicate with the principal designer and monitor health and safety on site during construction. Their duties include... - Prepare the construction phase plan - Organise cooperation between contractors - Ensure site inductions are provided - Prevent unauthorised access - Welfare facilities are provided - Ensure all workers are consulted on health and safety
- Ensure the contractors are providing appropriate supervision and information to the workers on site - Ensure what the workers on site are qualified with the correct skills, knowledge, training and experience. - Be compliment with planning and building regulations It is my professional and moral obligation to report any issues on site. 58
Health + Safety on Site Large Areas with Vehicle Access Routes from Areas Potential Stopping Places for Fire Services Site Boundaries As the vehicle access to site is limited, it is important to have a strategy in place in the event of a fire.
Fire Access on Site During Construction
Authorised Access to Site Secure Fencing Around Site The site needs to remain secure during construction for pubic safety. Fences will be put up around the site and at access points. The workers and materials can access the site via the routes shown on the adjacent diagram.
Prevent Unauthorised access via Drury Lane 59
Access and Securing the Site
Health + Safety on Site Potential Risks During Construction
Workers operating machinery should be qualified to do so
Secure fences to be erected around the site
1. Preparing the Site
2. Ground Works + Excavations
Appropriate welfare for workers
Pouring concrete must be carefully monitored to prevent the form work from giving way
5. Intermediate Floors
6. External Walls
60
Appropriate supports put in place to avoid land slide during excavation
Health + Safety on Site Appropriate safety equipment to be worn on site
3. Foundation + Substructure
Scaffolding to be erected safely according to the regulations.
4. Internal Walls Lifts + Stairs
Waste materials to be disposed of adequetly
Large panes of glass should be handled by qualified people, with the correct machinery
When taking heavy materials to the roof, they must be carried correctly, the maximum weight to be lifted by one man is 25kg
7. Roof Installed/ Planted
8. Glazing + Internal Fit-out 61
References + Bibliography Party wall etc. Act 1996, c. Available at: http://legislation/ukpga/1996/40/section/1 (Accessed: 14 January 2016). AECOM (ed.) (2014) Spon’s architect’s and builders’ price book 2015. Canada: Apple Academic Press. Council, D. C., Centre, D. R., Littleburn, Moor, L., Durham, C., ET, D. 7 8 and Kingdom, U. (2015) Protected trees. Available at: http://www.durham.gov.uk/article/3914/Protected-trees (Accessed: 13 January 2016). DCLG (2012) National planning policy framework. Fee calculation, negotiation and management for architects (2012) Available at: https://www.architecture.com/Files/RIBAProfessionalServices/Regions/NorthWest/Education/Part%203/StudyPacks2013/ March2013LectureNotes/FeeCalculation,NegotiationandManagement-AdrianDobson.pdf (Accessed: 13 January 2016). Managing health and safety in construction. Construction (design and management) regulations 2015. Guidance on regulations L153 2015, c. Available at: http://www.hse.gov.uk/pubns/priced/l153.pdf (Accessed: 12 January 2016). Kingdom, U. (2015) Durham city conservation area. Available at: http://www.durham.gov.uk/DurhamCityCA (Accessed: 14 January 2016). Model letter for a domestic project (no date) Available at: https://www.architecture.com/files/ribaprofessionalservices/practice/general/modelletter.pdf (Accessed: 14 January 2016). RIBA plan of work 2013 - view the plan (no date) Available at: http://www.ribaplanofwork.com/PlanOfWork. aspx (Accessed: 13 January 2016). River levels station data (2010) Available at: http://apps.environment-agency.gov.uk/river-and-sea-levels/riverstation.aspx?StationId=8288&RegionId=3&AreaId=7&CatchmentId=33 (Accessed: 13 January 2016). (no date) Available at: http://www.planningportal.gov.uk/uploads/plan_flow_chart_eng.gif (Accessed: 14 January 2016). City of Durham Local Plan (2009) Available at: http://www.durham.gov.uk/media/3396/City-of-Durham-local-plan-saved-policies/pdf/CityOfDurhamLocalPlanSavedPolicies.pdf, (Accessed: 14 January 2016). Statutory undertakers (2016) Available at: http://www.designingbuildings.co.uk/wiki/Statutory_undertakers (Accessed: 14 January 2016). PART 1 general citation and commencement 2009, c. Available at: http://www.planningportal.gov.uk/uploads/br/BC_Consolidated_Bldg_Regs.pdf (Accessed: 14 January 2016). 1-App (no date) Available at: http://www.planningportal.gov.uk/PpFormServer/genpub/en/StandaloneFeeCalcFormServlet (Accessed: 14 January 2016). 62
Appendix
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