AR555 ARCHITECTURAL PRACTICE MOHADESEH SADAT MOEIN SHIRAZI Kent School of Architecture Stage 3 2016-2017 Tutor: Hilary Nixon
Contents INTRODUCTION PAGE………………………………………………………………………………………………………….…..2 ORGANISATIONAL DIAGRAM .................................................................................................................... 3 FEE PROPOSAL LETTER………………………………………………………………………………………………………..…5 ORDER OF COST ESTIMATE ....................................................................................................................... 9 PLANNING REPORT .................................................................................................................................. 11 BUILDING APPRAISAL .............................................................................................................................. 17 REFERENCES ............................................................................................................................................. 23
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PROJECT NAME Rochester Reclaim Centre LOCATION Rochester, UK, ME1 1PD ARCHITECTS Moho Architecture CIVIL ENGINEERING Incaforce Civil Engineering Limited STRUCTURAL ENGINEERING Grimsey Gee Partnership Ltd CLIENT Darla B. Jenkins, EMR Rochester AREA 3950m2 BUDGET £14,000,000 construction cost DATE OF SERVICES 7 March 2017 - 9 October 2018
Summary of Rochester Reclaim Centre: The Blue Boar Car Park in the historic city of Rochester used to accommodate a mathematical school demolished c.1969 and currently accommodates approximately 131 parking spaces. It is surrounded by rich heritage and new upcoming developments such as the Rochester Riverside Development. In collaboration with recycling companies in the vicinities of Rochester and Medway, namely European Metal Recycling (EMR), a proposal for a new multi-purpose urban structure is being put forward on this site, with the aim of training, facilitating and accommodating designers in upcycling projects and increasing the public’s awareness and involvement in such activities. 2
ORGANISATIONAL DIAGRAM Contractual link Functional link
EXTERNAL STAKEHOLDER Bank loan
LOCAL AUTHORITY Medway Council
EMPLOYER EMR Rochester
EMPLOYER’S AGENT Darla B. Jenkins
STRUCTURAL ENGINEER Grimsey Gee Partnership Ltd
ARCHITECT Moho Architecture Senior architect
CIVIL ENGINEER Incaforce Civil Engineering Limited
LANDSCAPE ARCHITECT
COMMUNITY CONSULTATION
Director
PLANNING CONSULTANT
Project architect
CDM COORDINATOR
Architect
Architectural assistant
Architectural technologist
MECHANICAL ENGINEER
ELECTRICAL ENGINEER
BUILDING CONTROL OFFICER
Demolition company
MAIN CONTRACTOR
Aggregate recycling
MATERIAL SUPPLIER
Concrete production
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The organisational diagram shows the relationships between each stakeholder involved in the project throughout the various stages. The contractual relationships mean that the two parties involved have agreed upon a series of tasks to be completed within certain time frames, costs and other conditions which must be met by the people offering a service. A breach of contract results in damages which must be repaid by those liable. The architects’ main contractual obligations and responsibilities are between employers (the clients) and employees. Whilst relationships between architects and other stakeholders such as the public or others involved in the building process may not be contractual, the architects still have tortious, professional and statutory obligations to uphold. The non-contractual relationships in the diagram are expressed as ‘functional’ links. In the case of this project, much of the building materials used in construction are recycled and contain reclaimed aggregates from local building demolitions taking place as part of the Rochester Riverside Development. Therefore some of the material supplies will come from demolition companies which are included in the diagram, and some of the metal used can also be supplied by the client themselves, European Metal Recycling (EMR), who specialise in the field.
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Date: 28 February 2017 107 Downs Road, Canterbury, Kent, CT2 7TW European Metal Recycling Rochester (EMR), Unit12b/Whitewall Rd, Medway City Industrial Estate, Rochester ME2 4DZ The Operational Manager, Ms. Darla B. Jenkins Project: Rochester Reclaim Centre Location: Rochester, ME1 1PD Dear Ms. Jenkins, Following our meeting on 2 February 2017 regarding the mixed used site in Rochester, we have produced the following accommodation schedule of spaces on your request. You have asked for a construction date of 9 October 2017 and a completion date of 9 October 2018 (subject to change depending on contractor’s programme), on an initial target cost of £14,000,000,to which extra fees such as VAT may be added in the course of time.
Our scope of services We offer an extensive design service and oversee the project through each stage from conception to construction as well as stages of tender. We carry out our service in the format of the RIBA Plan of Work, described in further detail below. Please refer to the following documents for advice on the RIBA Plan of Work:
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1. Guide for RIBA Plan of Work1 2. Client’s to Architect Guide2 4. Client’s guide on CDM 20073 3. Managing health and safety in construction: CDM Regulations 20154 This project will become notifiable meaning you are responsible for notifying the Health and Safety Executive (HSE) of the project in compliance with Construction (Design and Management) (CDM) regulations. Under CDM Regulations the client is responsible for the health and safety of the project construction, which can be fulfilled with the assistance of a CDM coordinator.
Plan of Work 0. Strategic Definition – (Week 1-1)
Allocation of main brief in regard to parameters such as cost and location. Contract agreed between architect and client. Our recommended procurement route is through a traditional JCT contract as other procurement routes, for example, Design and Build may not provide the client with as much control over the design.
1. Preparation and Brief – (Week 2-2)
Exact brief Restraints identified: site conditions, flood, soil, ecology, conservation, archaeology Site appraisal/feasibility studies to allow client the decision to proceed
2. Concept Design – (Week 3-5)
Initial designs Preliminary cost plans Information on building services, specifications and structural engineering (structural engineers and civil engineers to be employed by client as service is not provided by us. We recommend the structural engineering firm Grimsey Gee Partnership Ltd., and civil engineers Incaforce Civil Engineering Limited)
3. Developed Design – (Week 6-8) + 8 weeks planning application time
Planning drawings for report to planning application Revisit constraints identified in stage 1 Planning application, showing suitability in relation to Local Medway Planning policies
Dale Sinclair, Guide to Using the RIBA Plan of Work 2013. (London RIBA Enterprises, 2013) RIBA. “A Client’s Guide to Engaging an Architect: May 2013 Revision.” Accessed February 2017 http://www.hougharchitecture.co.uk/assets/clientsguidetoengaginganarchitect.pdf 3 HSE. “Want construction work done safely? A quick guide for clients on the Construction (Design and Management) Regulations 2007.” Accessed February 2017 http://www.bparchitecture.co.uk/downloads/CDM_HSE_Requirements_INDG411.pdf 4 HSE. “Managing health and safety in construction Construction (Design and Management) Regulations 2015.” Accessed February 2017 http://www.hse.gov.uk/pubns/priced/l153.pdf 1 2
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4. Technical Design – (Week 16-32)
Construction drawings Buildings Regulations submission showing project’s compliance with Building Regulations (5-7 weeks) Tender period (4 weeks)
5. Construction And 6. Handover and Close Out – (Week 32-110 as maximum)
Procurement contract signed to be handed over to contractor Contractors Programme (12-18 months) Regular architect visits to construction site
7. In use
Post occupancy evaluation Review of project to inform future projects
Fee Proposal (excluding VAT) 12% of building cost (please refer to cost estimate breakdown document enclosed): £1,171,019.35
The above fees are broken down between the following members of staff:
Director Senior architect Project architect Chartered architect Part 2 architectural assistant Part 1 architectural assistant Architectural technologist
Fees relating to any work in addition to the scope of services will be checked and agreed with client before being carried out.
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We look forward to working with you on this project. Client’s signature………………………………………………………….
Date ……………………………………….
Yours Faithfully, Mohadeseh S. Moein Shirazi, Part 1 Architectural Assistant, Moho Architecture
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107 Downs Road, Canterbury, Kent, CT2 7TW
ORDER OF COST ESTIMATE For Rochester Reclaim Centre, Rochester, Medway
Above is a pre-contractual Order of Cost Estimate, usually carried out during the RIBA Plan of Work stage 0 (Strategic definition) or 1 (Preparation & Brief) in order to determine a realistic cost limit for the client. The tender period which is planned to happen at around week 28 of the Plan of Work sits in the 4th quarter of 2017. The total build cost estimate is adjusted at this 9
stage to allow for inflation of building prices based on forecasts5. The first formal costs plan after the estimate is to be carried out during stage 2 (concept design). This involves greater detail and allows the employers and designers to make informed adjustments based on more solid figures. The building control service in Medway which provides the building regulation consent is handled by South Thames Gateway Building Control Partnership. They do not have a fixed price in their charts for projects worth over £50,000 and therefore must be contacted individually to determine full fees.6 As a result, a sensible estimate of 0.1% of the total estimated building cost has been assumed for the building control fee for the purpose of including the value in the cost estimate.
AECOM, Spon's Architects' and Builders' Price Book 2017. 142nd Edition (Florida: CRC Press, 2017) p.40-42 6 STG. “Building Control Services Charges for All Other Work on Non Domestic Buildings 1 st January 2016.” Accessed February 2017 http://www.stgbc.org.uk/_img/pics/pdf_1474281926.pdf 5
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107 Downs Road, Canterbury, Kent, CT2 7TW
PLANNING REPORT MAIN DOCUMENTS USED TO SUPPORT THIS REPORT: Policies taken from Medway Local Plan, adopted 14 May 20037 CABE’s Design and access statements: How to write, read and use them8
PROJECT OVERVIEW Proposal: Mixed Use Urban development, workshop and office space for EMR Rochester Location: Blue Boar Car Park, Rochester, Medway, ME1 1PD Size: Existing site - 3950m2. Proposed Gross Internal Floor Area - 8,000m2 Main elements of brief: development of existing car park into mixed use urban development for the community Cost: £10,941,260.47 excluding VAT Quality: final EXISTING SITE Site Boundary
Fig.1 current site and surrounding uses Nightclub Car park Shops and Restaurants Vegetation Corporation Street
Residential Hair Salon Old City Wall Blue Boar Lane High Street
Fig.2 Site Boundaries
Medway Council. “Medway Local Plan: Adopted 14th May 2003.” Accessed February 2017 http://www.medway.gov.uk/pdf/Medway%20Local%20Plan%202003.pdf 8 Commission for Architecture and the Built Environment. “Design and access statements: How to write, read and use them.” Accessed February 2017 http://webarchive.nationalarchives.gov.uk/20110118095356/http:/www.cabe.org.uk/files/design-andaccess-statements.pdf 7
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The project site on the proposals map of Rochester (which shows areas where relevant policies from the Medway Local Plan apply) is linked to the following policies:
Parking Strategy (T15) Rochester City Centre (R8) Mixed Use Schemes (R12) A2 and A3 Uses and Change of Use (R17) Conservation Areas (BNE12) Demolition in Conservation Areas (BNE13) Development in Conservation Areas (BNE14) Advertisements in Conservation Areas (BNE15)
Fig.3 Proposals map from Medway Council Local Plan
USE & AMOUNT The current site has one function: a car park. Moho Architecture’s proposal for Rochester Reclaim Centre seeks to increase these functions with a mixed use urban development, bringing a new source of economy to the increasing population of Rochester, as well as providing the local community with alternative means of education through upcycling design workshops, and a new trade centre for second hand items. The proposed use of the building is supported by policy R8 (Rochester City Centre): The Core Area of Rochester city centre is defined on the proposals map. Within the Core Area, use Classes A1, A2 and A3 uses and other uses appropriate to the form of the centre, will be permitted provided they support the vitality and viability of the centre as a whole. Such uses should be compatible with the specialist and tourism related character of the centre or cater specifically for the day to day needs of the local residential population.
The spaces in the proposed accommodation schedule (fig.4) include some of the use classes mentioned above, such as A2 (financial and professional services) within the office spaces and A3 (restaurants and cafes). This makes the building’s functions viable within its context; especially in terms of compatibility with the ‘day to day needs of the local population’ (refer to fig.5 and fig.6).
12 Fig.4 Proposed accommodation schedule of the building spaces.
Fig.4 Contextual map supporting the proposed functions of the project. The map shows the site in relation to the Rochester Riverside Development which is to be completed within the next 12 years (linked to site via Blue Boar Lane), and the industrial context of the River Medway. The large number of recycling centres and scrapyards dotted around the project site provide a justified setting for an urban centre specialising in upcycling projects of waste materials. The upcycling projects carried out in the proposed workshops of the urban development can gather all their materials from the surrounding scrapyards.
Fig.5 Contextual research highlighting the interests, demands and needs of the community, in support of the project’s functional compatibility with the ‘day to day needs of the local population’ as addressed in policy R8.
LAYOUT AND SCALE The scale of the building is largely dictated by the minimum accommodation schedule requirements, though some of these spaces have been reduced. For instance an initial 1500m 2
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market space was reduced to 1360m2 to respect the BNE12 (Conservation Areas) and BNE14 (Development in Conservation Areas) policies: Special attention will be paid to the preservation and enhancement of the character and appearance of Conservation Areas, as defined on the proposals map. –BNE12 Development within Conservation Areas, or affecting their setting, should achieve a high quality of design which will preserve or enhance the area’s historic or architectural character or appearance –BNE14
The smaller size front market allows free space to open up for a linear path and garden alongside the old city wall, enhancing the character of the conservation area and utilising the space as a point of attraction, in contrast to the current state of the city wall which is underappreciated and blocked by cars parked in front. The proposed city wall path allows bicycles and is consequently also compliant with S7 (Rochester Riverside Action Area) policy: (iv) the provision of good pedestrian and cycle links within the site and to historic Rochester and to the public transport network, including Rochester Railway Station.
The sequential layout of the plan (fig. 6 and 7) makes appropriate use of level changes from High Street to Corporation Street (approximately 2.5m lower than High Street) to situate a basement car park underground with its vehicular entrance starting at the lower level (i.e. Corporation Street). Coropration Street is the busier road in comparison to the highly pedestrianised High Street and is therefore the more appropriate side for vehicular access and storage spaces taking in the unloaded items. On the other hand the market space makes use of the commercial and pedestrianised High Street side as its main point of entrance.
Point of vehicular entry to undergoing carpark, and ground level unloading bay
Storage spaces with direct ‘back’ door access to vehicle unloading space
Atrium/circulation/ foyer space for Corporation Street
Landscaping adjacent to the new sloping path created alongside the currently underappreciated ancient city wall. Landscaping created in the nooks of the plan, and front vegetation replaced.
Workshop spaces Central atrium with entrance points from Blue Boar lane and city wall path Mixed use/market space with double height centre
Pedestrian access Vehicular access Ramps/ Slopes
14 Fig.6 Ground plan of proposal showing the context and landscaping
Basement
Ground Floor
3rd floor
2nd floor
1st floor
Roof
Fig.7 floor plans
Fig.8 Elevations with context showing staggered floor levels lowering towards High Street side in harmony with existing building heights. This is also to create upper level outdoor terrace spaces with south facing sunshine.
Fig.9 Perspective view of glazed front entrance of the market as approached from the High Street. The frontage is around the same height as the adjacent hair salon, in keeping with the existing High Street’s existing urban fabric.
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LANDSCAPING AND APPEARANCE Figure 6 shows the building surrounded by sloping continuous paths from High Street to Corporation Street on both sides. These paths will use pavestones similar to the High Street walkways to clearly signal their pedestrian use and the sloping of the paths makes it accessible for all people, including wheelchair users. The outer appearance of the proposal is intended to have a balance of both transparent and solid volumes, with innovative use of recycled concrete blocks consisting of different coloured aggregates to create a gradient effect reflecting the colours of Rochester’s skyline. The urban development is intended to look modern, following the example set by the newly built Rochester Railway Station, which also has a largely glazed front (fig.10).
Fig.10 rendering of the Rochester Railway Station as it was designed, and perspective view of urban proposal as approached from Blue Boar Lane, displaying the solid and glazed volumes
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BUILDING APPRAISAL Full collection of Approved Documents providing guidance on building regulations can be found from https://www.gov.uk/government/collections/approved-documents9 Documents: A. Structure: Approved Document A, 1 September 2013 B. Fire safety: Approved Document B, 7 December 2010 C. Site preparation and resistance to contaminates and moisture: Approved Document C, 3 September 2013 D. Toxic substances: Approved Document D, 2 December 2010 E. Resistance to sound: Approved Document E, 4 March 2015 F. Ventilation: Approved Document F, 1 December 2010 G. Sanitation, hot water safety and water efficiency: Approved Document G, 9 March 2016 H. Drainage and waste disposal: Approved Document H, 4 December 2010 J. Combustion appliances and fuel storage systems: Approved Document J, 3 December 2010 K. Protection from falling, collision and impact: Approved Document K, 3 January 2013 L. Conservation of fuel and power: Approved Document L, 13 April 2016 M. Access to and use of buildings: Approved Document M, 9 March 2016 P. Electrical safety: Approved Document P, 1 January 2013 Q. Security in dwellings: Approved Document Q, 5 March 2015 R. High speed electronic communications networks: Approved Document R, 20 April 2016 7. Material and workmanship: Approved Document 7, 3 January 2013
FIRE SAFETY Design for Horizontal Escape – ground floor Occupancy Calculation: 2,232 x 0.3 = 669.6 Max no. of people safely able to be held on ground floor: 1,116 All ground floor exits are 2000m wide.
H
J
G I
B
F A E C D
Fig. 11 tables derived from http://www.humbersidefire.gov.uk/uploads/files/OCCUPANCY_CALCULA TIONS.pdf
Fig.11 ground floor plan showing main escape routes
Gov.uk. “Collection: Approved Documents.” Accessed February 2017 https://www.gov.uk/government/collections/approved-documents 9
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Exit capacity of 1 exit: 415. Assuming half of exits are unavailable during a fire, there will be 5 exits left. Total exit capacity= 415 x 5 = 1,055 Occupancy for ground floor premises: 1,055 persons Design for Vertical Escape – 3rd floor Provision of refuges 4.7 Refuges are relatively safe waiting areas for short periods. They are not areas were disabled people should be left alone indefinitely until rescued by the fire and rescue service, or until the fire is extinguished.
4.8 Satisfactory refuges include: a. an enclosure such as a compartment, a protected lobby, protected corridor or protected stairway b. an area in the open air such as a flat roof, balcony etc. fig. 12 shows the outdoor terrace of the 3rd floor fulfilling the refuge space requirement.
Fig.12
3rd
floor plan of proposal highlighting possible refuge spaces.
Fig.13 (4.9) Each refuge should provide an area of 900 x 1400 accessible by wheelchair in which the wheelchair user can await assistance.
Fig. 13 shows the wheelchair refuge space, assuming that the atrium spaces are protected via doors. The atrium spaces can only be compliant under the refuge regulation once there are doors installed to protect the spaces. Width of escape Stairs 4.18 Every escape stair should be wide enough to accommodate the number of persons needing to use it in an emergency. This width will depend on the number of stairs provided and whether the escape strategy for the building (or part of it) is based on simultaneous evacuation or phased evacuation.
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The width of each staircase in the proposed building is 1200, which is above the minimum stair width in all situations described in Table 6.
VENTILATION Passive stack ventilation Table 5.2b System 2:
The two large atrium spaces within the proposed building have voids of minimum 144m2 (exceeding the recommended minimum cross sectional area of 1200mm2. The g lazed roofs allow solar gain to heat up the waste air in the atrium, rising up through voids on each floor, and eventually passing through vents ate the top to allow fresh air to replace it (fig. 14).
Fig.14 sectional perspective showing passive stack ventilation strategy through atrium spaces
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DRAINAGE AND WASTE DISPOSAL Solid Waste Storage H6
(1) Adequate Provision shall be made for storage of solid waste. (2) Adequate means of access shall be provided: (a) For people in the buildings to the place of storage; and (b) From the place of storage to a collection point
Fig.15 Plan view of storage space connected to workshop on ground floor, with door access to loading bay.
Figure 15 shows one of three storage spaces situated in the back of the workshops with vehicular access from Corporation Street, providing the adequate conditions for solid waste transport and storage.
PROTECTION FROM FALLING, COLLISION AND IMPACT Stairs, Ladders and Ramps K1 Stairs, ladders and ramps shall be so designed, constructed and installed as to be safe for people moving between levels in or about the building.
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Headroom for stairs 1.11 On the access between levels, the following minimum headroom must be provided:
RUN: 300mm RISE: 179mm
Fig.16 Rise and Run of stairs from ground floor to first floor
Handrails for Stairs The following measurements must be used for handrails:
4555mm
1000mm
Fig.17 staircase from ground floor to first floor
ACCESS TO AND USE OF BUILDINGS Passenger Lifts M1/M2 3.29 A Wheelchair user needs sufficient space and time to enter and leave a passenger lift, particularly when sharing it with other people. A larger lift size (2000mm wide by 1400 deep) will accommodate any type of wheelchair together with several other passengers. It will also allow a wheelchair user or a person with a walking frame to turn through 180â °.
There are 4 lifts in the proposal (fig.11). Smallest lift: 2000mm x 2500mm
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The building regulations are an executive order of subordinate legislation, otherwise known as statutory instruments, defining where and when the building work is ‘controlled’.10 The Approved Documents provide technical guidance on how to achieve the minimum requirements and standards for the Statutory Instrument. As we develop the design through the later stages of the plan of work, further action will be carried out to ensure that all parts of the scheme are in compliance with the Approved Documents.
Cornwall.gov.uk. “The Building Regulations 2010 and Approved Documents.” Accessed February 2017 https://www.cornwall.gov.uk/business/building-control-services/building-control-guidance-andinformation/the-building-regulations-2010-and-approved-documents/ 10
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REFERENCES AECOM. Spon's Architects' and Builders' Price Book 2017. 142nd Edition. Florida: CRC Press, 2017. AECOM. Spon's Architects' and Builders' Price Book 2017. 140th Edition. Florida: CRC Press, 2015. Commission for Architecture and the Built Environment. “Design and access statements: How to write, read and use them.” Accessed February 2017 http://webarchive.nationalarchives.gov.uk/20110118095356/http:/www.cabe.org.uk/files/de sign-and-access-statements.pdf Gov.uk. “Collection: Approved Documents.” Accessed February 2017 https://www.gov.uk/government/collections/approved-documents HSE. “Want construction work done safely? A quick guide for clients on the Construction (Design and Management) Regulations 2007.” Accessed February 2017 http://www.bparchitecture.co.uk/downloads/CDM_HSE_Requirements_INDG411.pdf HSE. “Managing health and safety in construction Construction (Design and Management) Regulations 2015.” Accessed February 2017 http://www.hse.gov.uk/pubns/priced/l153.pdf Medway Council. “Medway Local Plan: Adopted 14th May 2003.” Accessed February 2017 http://www.medway.gov.uk/pdf/Medway%20Local%20Plan%202003.pdf RIBA. “A Client’s Guide to Engaging an Architect: May 2013 Revision.” Accessed February 2017 http://www.hougharchitecture.co.uk/assets/clientsguidetoengaginganarchitect.pdf Sinclair, Dale. Guide to Using the RIBA Plan of Work 2013. London: RIBA Enterprises, 2013. STG. “Building Control Services Charges for All Other Work on Non Domestic Buildings 1 st January 2016.” Accessed February 2017 http://www.stgbc.org.uk/_img/pics/pdf_1474281926.pdf
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