SITE DIARY 41-44 BERNERS STREET Moin Khan (W1587833)
CONTENTS
APPROACH 0.01
RISK ASSESSMENT + CDM
1.01, 1.02, 1.03
MAKING SENSE OF THE SITE
2.01, 2.02, 2.03, 2.04, 2.05 2.06, 2.07, 2.08, 2.09. 2.10
THE DESIGN TEAM
3.01, 3.02, 3.03, 3.04, 3.05
STATUTORY APPROVALS 4.01, 4.02, 4.03,
BUILDING THE BUILDING 5.01, 5.02, 5.03, 5.04
CONSTRUCTION SEQUENCE 6.01, 6.02, 6.03, 6.04
CONCLUSION 7.01, 7.02
APPROACH
0.01
APPROACH
1. “Hi, My Name is Moin and I am student at the University of Westminster. As part of our course this year we have been asked to identify and obtain a site of which we can than follow and record the process of its construction. I am calling to find out if you would be open and happy to assist with the opportunity of working with your practice for our project ?�
2. Dear Sir/Madam, I am writing this email following my brief conversation earlier with one of your colleagues in regards to my year 2 project at the University of Westminster. Part of the undergraduate Architecture course is a Site Diary module, through which we aim to gain an insight into the role of an architect when a building project is on site. I would like the opportunity to have one of your projects as my site study, the study would consists of a few visits to the site itself, ideally with the architect if that is possible in order to see the role the architect carries out on site and ask a few questions in regards to the project.
Projects approached - Vauxhall Square Developments - Spire, Tower Hamlets - 22 Bishops Gate - One Merchant Square - Embassy Gardens project - 60-70 St Marys Axe - City Islands peoject Practices approached - BD London - PLP Architetecture - Ellis Miller Architects - Rivington Street Studio - Buckley Gray Yeoman - Adamson Associates Architects - Echo Architecture - EPR Architects Ltd - Robin Partington & Partners - Feilden Clegg Bradley Studios - Foggo Associates - Glenn Howells Architects
7 Projects Approached
12 Practices Approached
I am fully insured through the University of Westminster for site visits and would be professional in my behaviour and respectful as well as appreciative of any time your practice would give me. A copy of the site diary brief has been attached to provide your further information, if you have any questions please do let me know.
In pursuit of securing a site for my project, I began by contacting a list of Architectural practices registered on the RIBA Site in regards to current projects which they had, my conversation involved me informing them of my project and understanding if they were happy to offer me the opportunity to study their project for my Site Diary.
This is a great opportunity for me to gain a thorough understanding of the profession which I have chosen, and I would be grateful if you could get back to me in regards to this. Thank you for your time, and I look forward to hearing from you. Regards, Moin Khan
Following the telephone conversation which I had with the practices, if they were happy for me too, I would email them to give a further explanation of the project. Not all my communications turned in to a success in terms of securing a site, in fact only 2 practices had replied to me in regards to their projects.
Email correspondence between my self and Zoe Jones. Zoe is the Human Resource coordinator at Buckley Gray Yeoman. After a great conversation over the phone, during which she accepted our request to work with her practise, our following communications were via email.
RISK ASSESSMENT + CDM
1.01
RISK ASSESSMENT PART 1
1.02
RISK ASSESSMENT PART 2
1.03
CDM HEALTH AND SAFTEY What is the projects approach to CDM? Health and Safety is a major focal point in the construction field, the CDM regulations are set to ensure and advice that health and safety procedures are adhered to correctly during the development of the project. The Berners street project complies with the CDM regulations, and is supervised under the authority of Alex Hearder and Andrew Hubert. Alex is the principal designer who monitored reviewed the pre-construction details, to ensure that the project could be developed in a safe manner, and now also overseas the project during construction to ensure that the project is going according to schedule. Andrew also known as „Andy‟ is the on site manager, he ensures that all health and safety measures are being followed, carrying out a walk around the site every 2-3 hours, checking on the safety of the workers and public around the site as well as the progress of the work being carried out.
Hard hat
Who is the Principal Designer and Principal Contractor Principal Designer – Rhys Owen Principal Contractor – Alex Hearder Site Manager - Andrew Hubert „Andy‟ Andrew will often liaise with Alex Hearder on a weekly and often daily basis to discuss issues they face on site with the construction and possible revisions to the initial design proposals.
Are those persons that „create‟ risk responsible for „managing‟ that risk Yes, every person on site has a duty of adhering to the health and safety rules in order to maintain a safe environment in which no person is harmed. If any risk is created, the person who has created this risk has a responsibility of eliminating it and assuring that no person is harmed, this is not only his or her responsibility but the responsibility of the entire team to ensure that any threats to the health and safety of the people involved/present are eliminated.
Hi-Vis jacket or vest
Were there any specific design details that were revised in order to comply with CDM before construction work started? CDM is considered from the early stages and the project uses straight forward & traditional design methods & details and therefore there has not been any need for design details to be amended for CDM before construction work had started.
Site Manager - Andrew Hubert „Andy‟
In your view as a pair, what are the key risks during the construction process and the eventual use of the building? I feel that the most dangerous risks on site is possible a result of „competency failure‟ as this is one which can very easily happen by mistake of one individual which could lead to the increase of other health and safety risks. All on site hazards, are maintained and monitored, however if for any reason an individual was to fail to follow the correct health and safety protocol, there could be worrying results. An example of an easy competency failure, could be failing to remember to wear a hi-visibility jacket or vest, which could lead to a moving vehicle no seeing the individual and quite possibly causing an accident.
Steel toe capped boots Architect – Alex Hearder, walking on site, wearing all the necessary PPE
MAKING SENSE OF THE SITE
SITE LOCATION
2.01
SITE LOCATION Where is the site, what is the purpose of the building? The location of the site is in the City of Westminster, sitting on the west side of Berners Street, surrounded by Mortimer Street to the North and Wells Street to the West. 41-44 Berners Street, Fitzrovia, London W1T 3NB
The site is not apart of a conservation zone, and nor are the existing buildings listed. However, the site is bordered by the East Marylebone Conservation area to the West, and the Charlotte Street West Conservation Area to the East. The site is made up of 2 existing buildings consisting of 41-42 & 43-44 Berners Street. Long street views within Berners Street are significant to the Westminster area, and it is integral that this is respected in the proposed design. The Fitzroy Place development on the former Middlesex Hospital site however, has dramatically increased the height and scale of buildings at the northern end of Berners Street. The proposed development will take the opposing building as reference in terms of height in order to be approved for planning permission.
SITE LOCATION
2.02
LOCAL TRANSPORT
The main approach to Berners Street is via Oxford Street which lies immediately to the south of the sites location. The site is well located in terms of public access via various transport methods: Tube: Tottenham Court Road Tube Station (0.4 miles) Goodge Street Tube Station (0.3 miles) Oxford Circus Tube Station (0.4 miles) Rail: Euston Station (1.0 miles) Charing Cross (0.9 miles). Crossrail: Tottenham Court Road (0.2 miles) Buses: Numerous bus routes available (0.15 miles)
SITE SITE PHOTOGRAPHS LOCATION
2.03
PRE CONSTRUCTION PHOTOGRAPHY
Site Photographs, before construction.
SITE LOCATION
2.04
EXISTING SITE
How did the project originate? 41-42 Berners Street was built in 1939 by Architects Robert Angell & Curtis and currently provides showroom space at ground floor with office accommodation within the basement and 1st to 5th floors. 43-44 Berners Street dates from 1981 and is not of any great architectural merit. It currently provides showroom space at ground and basement levels, offices on the 1st to 4th floors and residential accommodation at 5th floor. Majority of the Buildings on Berners Street are owned by the Berners family, including the neighbouring buildings of our site. The Berners family look to rejuvenate what has become a rather out dated and unattractive building, which do not meet the expectations of modern day office tenants. They look to Buckley Gray Yeoman to convert this site into a contemporary single building with high commercial, rental value. Consisting of modern facilities such as secure bicycle storage & showers, generous ceiling heights, open office floor plates with outside space for occupants- all within a well insulated building with energy efficient services.
Who is the client ? The Client is „The Berners Allsopp Estateâ€&#x; which is family company comprising a portfolio of commercial property in and around Berners street in London and rural estate based in Farringdon, Oxfordshire.
SITE LOCATION
2.05
FINANCIAL ASPECTS
What makes the project financially viable? How is it funded and why?
Project value £11,000,000
The client „The Berners Allsopp Estate‟ provide the finances for the project, the family business is looking to invest money on their existing property to increase the rental potential. At the moment, the current building struggles to appeal to modern day office tenants, therefore the client has chosen to rebuild this site to meet the demands of their target market.
What is the contract value of the project? The contract value of this project is £11,000,000. The value.
What is the time scale? The project began in the summer of 2014, where Buckley Gray Yeoman were first approached for their services. The project is due to be completed in June 2018. At the moment the project is not on course to finish on time.
Architects Fee = 4%
£440,000
SITE LOCATION
2.06
ROLE OF THE ARCHITECT
What is the architect‟s role whilst the project is on site? Is it effective? At the start of the project the Architect was required to prepare a Feasibility Study for the Client, This is done in order to clarify or explain how practical the proposed design plan is and the potential of the proposed design. Following this, if the design team and client are at an agreement, the Architect would try and secure Planning Approval. The Architect would also produce Tender information (drawings and specifications) to 3 or 4 Contractors in order to get a quotation for the cost of construction. Based on the quotation, the Main Contractor will be appointed by the Client under the influence and advice of the Architect. For this project, a JCT Traditional Contract was agreed between the Client and Main Contractor. The Architect was employed by the Client as Lead Consultant and Contract Administrator for this project, under a traditional contract, the Main Contractor is not responsible for the design, other than temporary works. However, in this contract, the contractor was asked to design some specific parts of the works, such as the man safe system on the roof. The reason for this is with experience the contractor would be better placed to make a decision on that subject. The Architect has a key role whilst the project is on site to oversee if the construction is running according to the schedule and in compliance with the design proposal. During the course of the construction the Architect may need to complete updated drawings and specifications for any „Variation‟s that are required. These are any changes to the contract drawings. The Architect would also be required to approve Sub Contractor drawings, approve samples of materials, answer site queries and assist the Main Contractor on site and to carry out snagging when the works are complete.
The project managing Architect, and Site Manager having a discussion on site
SITE LOCATION
2.07
CONTRACTUAL RELATIONSHIPS Who are the key professionals and companies involved in the project?
Client
Architectural practice / Design Team
Services engineer
Transport consultant
Daylight/Sunlight consultant
Cost consultant and CDM
Structural engineer
Building Control
Acoustic consultant Planning consultant The Client in this project is Berners = Allsopp, the contractual relationships form with Berners Allsopp recruiting Buckley Gray Yeoman as the design team, other appointments by the client directly include the Service engineer, Transport consultant, Cost consultant and CDM,, Building Control consultants and Planning consultants. Buckley Gray Yeoman have recruited and appointed a number of consultants themselves, including daylight/sunlight, acoustic and structural consultants to assist and advice in the design phase.
SITE LOCATION
2.08
ON SITE DOCUMENTAION
Ground Floor
First Floor
Second Floor
Third Floor
Fourth Floor
Fifth Floor
What documents and drawings are being referred to on-site and in meetings? On site and during meetings, the plans are being referred to and discussed both by the management team and construction workers themselves. The plans which are being looked at are mainly the plans which were submitted to gain planning approval, along with this plans detailing technical information are also looked at. The documents are kept in the meeting room on site and are accessible by any person on site.
Sixth Floor
Seventh Floor
SITE LOCATION
2.09
SITE MEETINGS
Who are all the various professionals on-site and in meetings? Client:
Berners-Allsopp Estate
Main Contractor:
Kind and Company (Builders) Limited
Architect:
Buckley Gray Yeoman
Structural Engineer:
Elliot Wood
Services Engineer:
GDM Partnership
Quantity Surveyor:
Stace LLP
What happens in a site meeting? During a site meeting, there is at least one individual representing the organisations above. In these meetings they tend to discuss how the project has progressed and if it is in correspondence to the schedule. Any issues which are present would also be addressed and possible resolved, from the most recent site visit, one major issue was the supply of glass which was needed, it was briefly addressed and a new supplier was found after a discussion between the representatives for the best alternative. Site meetings take place every 2 weeks, and can last up to 2-3 hours depending on the topics being discussed. Topics which may be addressed are as follows: • • • • • • • •
Health and Safety CDM Costs/Budget Supplies Progress Design Revisions Upcoming task preparations Reviews
Photographs from the meeting room on site.
SITE LOCATION
2.10
CONSTRUCTION WORK
Detail examples where the construction team has worked efficiently together Due to the size of the project, there are on average 42 workers on site on a regular basis. The team is split up, and assigned various roles for the project which could vary from brick work, electrical, plumbing, steel works or other specific jobs on site based upon their strengths. Each team or individual would have a role for which they know what work needs to be carried out every day on which they are on site. In terms of when the construction team have worked collectively in an efficient manner, I can think back to my first site visit when concrete was due to be poured on the roof. This required some extra help from individuals who had other tasks prepared for them, however due to this particular job being a major one, the construction team were prepared to come together and offer support in order to prepare the roof on time to have the concrete poured on to.
Preparations on the roof, as the concrete is due to be pumped and poured on.
Detail examples where the construction team may not have worked efficiently together During the construction process,, the workers may become accustomed to certain ways of working or methods of building, in this case they may not refer back to the proposal drawings and rely on their own knowledge to go forward with the design. This can lead to various mistakes, and problems and that was the case on a set of stairs on our site, leading on to the 5th floor. The stairs, did not meet the set dimensions for the particular area as a result o the design proposals not being followed, as this was a concrete casted stair case it created complications. As a result the architect now has to make compromises in order to resolve the issue.
Blocked access to floor four and higher as stairs are not at a safe stage yet for use.
THE DESIGN TEAM
SITE LOCATION
3.01
THE DESIGN TEAM
What is the nature of the agreement between the Architect and the client? There is a professional, contractual agreement between Buckley Gray Yeoman and The Berners Allsopp Estate. The agreement appoints Buckley Gray Yeoman to design and secure planning approval for 41-44 Berners Street. Following that, Buckley Gray Yeoman are appointed to oversee the project until it is completed.
Who are the Design Team?
How has the Architect‟s fee been calculated? Why is the architect doing the project? The Architects fee has been calculated based on 4% of the construction contract value. Buckley Gray Yeoman have agreed to complete the project as this is a high profile West End site and Client, which will result in valuable publicity for Buckley Gray Yeoman, and potential for further highly lucrative projects in the future.
Who are the Design Team? Initially the design was completed by the team of Paul, Laura, David and Rhys. Rhys Owen being the main design architect on the project, the design proposals are an outcome of his ideas mainly. Rhys specialises in design only and often works on 3-4 projects at an y one time. That was the case for this project, and was the planning permission was approved and the project was ready to start on site, Rhys and his colleagues moved on to another project.
Design Team
“How do have you adjusted to joining the project at a later stage ?”
At this point Alex Hearder was appointed as the Project manager to deliver the project following on from Rhys Owens approved design. We were fortunate enough to be hosted by Alex during our site visits . Alex specialises in technical architecture which is why he takes this role of fulfilling the design construction. Alex himself has said that he is a person who is more and hands than office based and enjoys the role of making visits to site and assessing the conditions.
“It is difficult to understand the project at first, as there is a lot of information to take in but this is a role which I have taken during my last few projects and one which I have adapted to. As I am a person who is more on hands, I think that this role suits me best as I can get in to the technical details which a design architect may not always look at. My experience helps me to read the project very quick, and interpret what the design architect intended, and this helps to me to deliver the project to the client.” – Alex Hearder
Who is administering the contract? The contract is being administrated by the Architect.
In your opinion has the Design Team worked efficiently together? I believe that the design team has worked well in completing a design and securing planning approval, however after this point the role of delivering the project has been appointed to Alex as the project manager. In this circumstance, Alex has missed much of the initial design thoughts and not been a part of what was a major segment of this project. As a result Alex has had to catch up on a low of previous work and often needs to speak with Rhys to understand what he was thinking with certain aspects of the design when he was securing planning approval.
„Delivery Architect‟ Alex Hearder - Project Manager
SITE LOCATION
3.02
AIM OF THE PROJECT
What is driving the project? From my discussions with the Architect, I understand that the project is being driven in pursuit of increasing the rental potential of the site. Much of the design, Is very open, and not centrally focused on a particular theme or culture, this is in an attempt to make the design appeal to all sorts of potential clients, tenants whom are interested in an office type space. Much of the design has room for change, this is in case there is a circumstance in which a potential tenant would like to add their own personalised touch. In the commercial space located in the basement, the architect has said they look for potential tenants which are a well known franchise, that can offer a certain something which would invite people into the building. One particular franchise which the architect has said they would like to offer the commercial floor to is „Pret a Mangerâ€&#x;. Being a well known and popular franchise, they would bring great value to the site as well as being a great fit in an office space where numerous employees would see it as a place to have something to eat, A tenant for the spaces could vary between numerous fields, one of the surrounding buildings are occupied by design studios including film and graphic studios. There is a lot of potential to secure organisations from the design community.
Proposal images, displaying how the final outcome should look.
SITE LOCATION
3.03
TIME MANAGEMENT OF THE PROJECT
Is the project on course to be completed within the contract period? If not why? At the moment the project is delayed, the time-scale for this delay has not yet been agreed and is currently a topic of discussion, the Architect has said that the debate may continue till the end of the project.
“Can I have more time please ?”
The delays is likely to be a period of months rather than weeks, so this suggest the project will be well overdue to initially planned completion date in June 2018.
What are the penalties to the contractor if the project over runs? Before any penalties are applied, the contractor and design team have to address the reasons for the delay, If the Main Contractor is delayed due to reasons beyond their control, they would apply for an „Extension of Time‟ (EOT). If the Architect agrees to approve an EOT, then there are no penalties, however if it is disapproved then the penalty would be a fee is calculated based on the loss of the client due to the contractor failing to meet the completion date, this could be a total amount of rent which the client misses out on during that period of time. In order to argue against the appeal the Architect collects information during his site visits of work which is taking longer than it should, which does not have a excuse to do so.
What is the process and procedure for information and instructions going to the contractor? Is it efficient? The main instructions or information for the contractor come from the architect, this is normally in a written format. The Architect may initially send a draft text to the client and quantity surveyor for their approval before informing the contractor. If approved, the instructions are then issued to the contractor by the architect by email. In significant correspondences a „CVI‟ may be obtained which is a „Confirmation of Verbal Agreement‟. This is issued by the main contractor for the architect to agree formally via e-mail, in this email they may confirm any minor items agreed on site (during site visits).
The following are a few reasons that the Main Contractor has applied for an EOT:
Demolition of existing buildings, asbestos removal
A period of time required for asbestos removal was predicted in the Tender documents. Further to asbestos surveys done just before work began on site, the extent of the asbestos removal required was in fact four times greater on the issued reports than indicated in the Tender Documents. So the contract period for these works was extended from one week to four weeks.
Discovery of unknown elements during demolition works
There were delays to demolition due to the discovery of unknown elements in the party walls. Temporary support to the walls had to remain for longer than anticipated. Demolition stopped to allow additional temporary supports to be installed prior to progressing further, while existing structural elements were either removed or accommodated in the new design.
Late revisions to the concrete frame
The receipt of late instructions for concrete frame put areas in abeyance whilst solutions were sought and additional materials procured. For example, the lift shaft as designed was deemed to be too short by the lift Sub Contractor. They required more headroom on top of the lift, when the lift was at its highest point. Therefore the slab that formed the top of the lift shaft had to be made marginally thinner.
Late revisions generally
Any changes to the design made by the design team, can be a reason for the contractor to request an EOT. Normally if the changes are small, they can be accommodated without affecting the end date, but if they affect the „critical path‟ the contractor is within his rights to request additional time.
SITE LOCATION
3.04
USE OF PREFABRICATION
Are any Modern Methods of Construction, such as prefabrication, being utilised? If not, do you think they could? There was no substantial use of prefabrication, most of the construction on site involves work which makes use of traditional building processes - stone cladding, curtain walling, brickwork. The only area where prefabrication was made use of is the staircase. The stairs were pre-cast concrete units which had to be craned into place and bolted to the concrete frame. Having a total of 7 floors, a staircase would be quite a predominant feature in the building, and a space which is made use of regularly which is why the architect chose to give this authentic design aesthetic. The architect chose to use prefabricated Terrazzo units or the treads as the finish on the staircase, a material made out granite and marble fragments set in concrete, then polished to a smooth finish. This choice gives a very rich tone to what is almost a core centre of the building. Individual treads & Flight construction, Material used - Terrazzo
Terazzo Material – possible finishes
Section of staircase
SITE LOCATION
3.05
USE OF DIGITAL TECHNOLOGIES
Identify how, if any, digital technology is influencing the progress of the site? “Not enough. Document control & drawing systems are very traditional and a bit oldfashioned. The Main Contractor uses an on-line document control system for their Sub-Contractors, but this is not available to the Design Team. So everything is done via email, for example the issuing of drawings. Drawings are mostly 2D, with a few 3D sketches. Drawings are done in AutoCAD and Vectorworks. 3D drawing tools such as Revit are not being used.” – Alex Hearder
What opportunities are there for digital technology to influence site operations? “Mainly during design revisions, or where the contractor and the design team need to address certain aspects of the design this can be done by revisiting the original CAD Drawings, most of the time it is hand drawings which are made to give solutions for problems which are found with the design during construction.” –Alex Hearder These are a few examples of drawings which the architect and practice had created for the proposal using a combination of AutoDesk and Vectorworks.
STATUTORY APPROVALS
SITE LOCATION
4.01
PLANNING PERMISSION How did the project achieve Planning permission? Was it complicated? Achieving planning permission was Planning Application was fairly straight-forward according to Alex. We understood that the Westminster council are interested in mostly solid stone buildings, opposing the common glass frontages we find throughout central London. The height of the building was also a major focal point, to avoid being contentious with the neighbouring buildings, it had to be kept at the exact height of the opposite building which is also being newly developed, and the height of it was a reference point or 41-44 Berners Street. Other points which had to be addressed for planning approval were conditions relating to the construction work which would take place on site such as; noisy work, working hours. Specific time allocations were imposed in order to ensure that the surrounding community were not negatively effected by the construction works, this meant that the contractors could only do certain types of work at certain times, for example noisy work such as concrete drilling had to take place during afternoon hours, to avoid major disruptions to the neighbours who may be sleeping during other hours.
Step 1
Step 2
Step 3
Step 4
Certain conditions may be approve at certain times, some conditions have to be approved before work starts on site, for example the approval of external envelope materials. Some conditions have to be approved before handover and some conditions relate to the on going running of the building, for example - plant noise.
Look up the project on the Planning Portal and view the Planning Drawings – are they being strictly adhered to?
Keeping the consistency of the existing buildings on Berners Street and local area included the long street views which the Westminster Council had made the design team aware of. This meant that the design team had to answer to a problem which they faced in achieving the height which they wanted. In order to meet the requirements of the council, the architect had chosen to set back floors six and seven progressively, to reduce the impact on the surrounding townscape. This helped resolve the issue of successfully gaining planning approval and keeping the height which was wanted.
Yes. All construction work is following the planning approved conditions.
Are there any outstanding Planning Conditions still to be discharged? No, there are no outstanding planning conditions to be discharged.
How are the Building Regulations being dealt with, i.e. Approved Inspector, Local Authority, why was the particular route chosen? In order to successfully comply with building regulations, an Approved Inspector from the MLM Group was recruited . The MLM group provide advice on building regulations, compliance requirements and performance of the development. They work with the design team to apply a creative, problem solving approach.
Are there any Party Wall issues?
Fortunately for this project there are no Party Wall issues as the client owns the neighbouring buildings as well.
Front Elevation of Berners Street
41-44 Berners Street
SITE LOCATION
4.02
PARTY WALL AGREEMENT
Are there any Party Wall issues?
Fortunately for this project there were no Party Wall issues as the client owned the neighbouring properties aswell. Despite owning the properties, the design team still had to gain approval and prove the ownership of the client. To overcome this legal formality, Buckley Gray Yeoman had appointed the assistance of „route oneâ€&#x; an organisation which specialises in overcoming formal situations in relation to construction. Following a meeting with RouteOne the following action points were identified in overcoming the Party Wall agreement: - To establish whether 41-44 Berners Street shares party walls with the adjoining properties or not. - Plowman Craven to survey the adjoining properties and the results of these surveys may assist. - Pilot holes could be drilled through the perimeter walls. - Once the makeup of the perimeter walls has been established designs can be firmed up and the content of the party wall notices confirmed. - To get notices served by end of January 2015 subject to having updated design info. - A copy of the tenancy schedule for the adjoining properties. - A section drawing showing the depth of the excavations for the new basement will need to be included with the notices to ensure validity. - GA plans are sent out with notices so the adjoining owners have a clear understanding of the extent of the work. - Prior to service of notices RouteOne advise the client writes to the adjoining owners giving a brief outline of the proposed works and confirming that party wall notices will be served.
These 2 pages from written correspondence between Rhys Owen , the architect and Route One, discussing the Part Wall agreement
SITE LOCATION
4.03
INCLUSIVE DESIGN
Cleaner‟s Store
What is the strategy for Inclusive Design and Access for All? Do you agree with this and how could this be improved? Kitchenette
Core
Use class A1/A3/Showroom
Stair and Lift access located here
Reception DISABLED WC
Bikes storage
Entrance point 1
A segment of the floor plan, displaying the arrangement of a Disabled WC
Entrance point 2
Entrance point 3
I believe that the strategy for inclusive design and access for all has been addressed In this project and successfully at that . Accessing the site has been made easy, offering three access points across the front of the building. Using „Entrance point 3‟ via the reception, users can find access to the lift and stairs which offer hand rails on both sides. The lifts will accommodate wheel chair users or users who are not capable of using the stairs, taking them to each floor of the building from the basement level to the seventh floor. There are specifically adapted toilets to accommodate disabled users with suitable toilets, wash basins and grab rails for support. The project appears to have fulfilled the requirements to accommodate users which may be at a disadvantage to other users in terms of physical capabilities, and in doing so I feel that it adds to the success of the design.. All users should now feel comfortable, and looked after in terms of how the building has been organised for their use. When considering that the client is looking to target tenants who are looking for new office spaces, this should widen the market, leaving potential tenants who may have disabilities feeling included and thought of during the design.
BUILDING THE BUILDING
ROLELOCATION SITE OF THE ARCHITECT
5.01 Who is the Main contractor?
THE CONTRACTOR How is the company set up?
Kind & Co is the selected contractor for this projects, what are your. Established over 70 years ago, Kind & Company has rapidly grown as a highly regarded principal contractor serving London and South-east England. Kind & Co specialise in new-build and refurbishment projects for the various sectors including healthcare, education and commercial market sectors together with housing for registered social landlords and private developers.
What are your personal thoughts on the performance of the main contractor? In general from what I have seen during my site visits, I feel that the on site employees work very well and as a collective unit, every member knows what their set tasks are and seem to get on and do it without a fuss, there is a good chemistry between the workers as I have often seen them having good conversations and laughter when I have been on site. In terms of progress , based on the architects input I could suggest that the progression of work could be the only negative aspect of the main contractor, however I can understand how unexpected events could have caused much of these delays. How was the main contractor selected for the project? When the Architect was recruited, he was assigned to the role of identifying a series of contractors who could be appointed for the role, this consisted of a total 20 different companies which were evaluated, and proposed to the client. Tender drawings and job specifications were issued to the contractors, and based on that information a quote was provided from each company. The client had chosen Kind & Co based on the value of the quotation being the cheapest and advise of the architect. Who are the specialist sub-contractors? A number of specialist sub-contractors were used for this project for 2 reason mainly which is for further man power on what is a big project and also to input their expertise, with work they specialise in and are successful in doing so. Lifts – Apex Stonework – Meister Pre-cast Concrete Stairs – Millbank Solar panels – NRG Doors – Shadbolts Steelwork – Synergy GRP cladding - Telling: Mechanical works– MSL Electrical works– Cogent
Were any of the specialist sub-contractors brought in during the design phase? No
Photographs from site visit
ROLELOCATION SITE OF THE ARCHITECT
5.02
SPECIALIST SUPPLIERS
Who are the suppliers of specialist products? Suppliers for specialist products were used in three different areas, and this was mainly for aesthetic details. The first was Anglian Windows which were used for the supply of the Curtain Walling, the second was for the interior lighting which was provided by Storm, a group which specialises in lighting particularly for events and promotional venues. The stonework, Portland stone which was used for the faรงade was provided by Meister who specialise in stone.
Curtain Walling was provided by Anglian Windows
The interior lights were specially produced by Storm
The Stonework was provided by a company Meister
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5.03
THE ARCHITECTS VISION
In the students‟ opinion, has the work of the contractor and specialist sub contractor‟s been satisfactorily interfaced, and if not what could have been improved? During my visits to the site, I had come across both the contractors and specialist sub contractors at work, the specialist sub contractors focused on one area of work where as the other contractors may be working across the entire site on various duties. The recruitment of specialist sub contractors has definitely helped in the progress of the site, and generated a more precise and high quality detail to areas such as the facade, this is a key detail and the authenticity offered by the sub contractor is evident. In terms of how both the contractor and sub contractor have interfaced, I have to say they have worked well with each other as I have not come across any debates or controversies between them and feel that it appointment of sub contractors has boosted the project positively.
Photographs from site visit
In your opinion, is the architectural vision as represented in the architect‟s drawings being made manifest through the work of the builders on site? Based on what I have seen from the tender drawings, and the way the construction of the building has progressed I believe the architects vision is represented and has manifested in to becoming a reality. What I would like to know and have not been able to find out is if this type or style of design is something which the architect actually likes or is actually done more so to meet the brief and requirements. I want to know as the designer has he been restricted in any way, his though process or design style due to having a specification to follow. I know from my experience in my studio design work, I have come across many hurdles where I have to compromise on certain areas due to fulfilling what is asked of me in the brief for my „client‟.
What do you think about the Design of the building? Would you make any changes? In terms of meeting the requirements for the approval of planning permission, I can agree with the architect that the design has well in doing so, however in doing so the building has been built on what is quite a „traditional‟, subdued in a sense. I feel that in terms of aesthetics, the façade and interior design is what will bring enthusiasm towards the building as the form is quite generic. The detail which has been a focal point of the design team is evident in the proposed collages which show the interior of the building to be quite contemporary and vivid which would definitely appeal to the intended target market which is modern day office workers, I myself would look forward to working in an office of this design and feel that it will be as successful as the client hopes for it to be. I don‟t feel that any changes need to be made, I feel the design team have done well in terms of meeting the brief.
Photographs from site visit
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5.04
STRUCTURAL IDEAS
Existing piles broken down and not loaded
Void for service riser 200x800mm blade columns behind stone facade Underpinning to the adjacent party walls has been assumed to be required at present
New piles in between existing
New pile caps carrying new basement walls and columns
Landing level beams to edge of stair void
Reinforced concrete shear walls providing stability
Existing pile caps and ground beams broken out or down to allow basement lowering
Various pile cap designs have been incorporated to avoid the existing piles which are supported on groups of 600 diameter piles. This will all be confirmed following a ground investigation. The lowering of the existing basement slab level means that underpinning to adjacent party walls has been allowed for. The levels of the adjacent footings will be confirmed by a ground investigation.
In the lateral direction of the building, stability is provided by connection of the diaphragm floor slabs to shear walls at either end of the building. In the longitudinal direction there is connection of the diaphragm floor slabs to one central shear wall and also the reinforced concrete lift shaft. These vertical elements are continuous for the full height of the building and will transfer the horizontal loads to foundation level.
- Report by Elliot Wood , Structural Engineers
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Report by Elliot Wood , Structural Engineers
Looking at the reports of the structural engineer, I was able to learn the reason for certain structural elements being where they are an d understand how I may be required to use them in my own designs.
CONSTRUCTION SEQUENCE
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6.01
CONSTRUCTION TIME LAPSE 1
Core {Staircase and Lift} Column
August 2017 This is my initial construction drawing, illustrating what the building could have supposedly looked like in August 2017 according to the time scale of the project. Concrete slab
Column
Neighbouring building Basement Rear Garden
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6.02
CONSTRUCTION TIME LAPSE 2
31st October 1st Site Visit
During my first site visit, I had come to find the project several months into construction. The previous building was already demolished, the site had been excavated, and the foundation was built. The building had been constructed all the way up till the 7 th floor, however access to floors 5-7 were using a ladder as the pre cast concrete stairs for those floors had not yet been installed. Starting from the basement, Alex had shown us round every floor, at this stage much of the interior work had only began, certain walls were at the stage of being ready for plastering but most still being constructed. No windows had been installed yet at the point, and no stone work had been applied yet either. The building was mainly just the structure at the moment consisting of beams, columns and slabs. The site was being accessed from the neighbouring building, with scaffolding covering all round the site, Neighbouring building Basement Rear Garden
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CONSTRUCTION TIME LAPSE 3
11th December 2nd Site Visit 41 Days Later
Since my first visit the building had changed significantly, the windows had been installed, the stone work had began, concrete work had finished, the stairs were installed giving access to floors 5, 6, and 7 now.
Neighbouring building Basement Rear Garden
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CONSTRUCTION TIME LAPSE 4
June 2018 The project is due to finish in June 2018, here I have drawn what the proposed building should look like by that time.
Neighbouring building Basement Rear Garden
CONCLUSION
ROLELOCATION SITE OF THE ARCHITECT
7.01 In Conclusion, what have you learnt by following the site diary project on site? The site diary has been a great learning process, coming to understand a project in depth has given me a greater reading of Architecture in terms of practicality. This is the first time which I have managed to become so close to a real life architectural project and has given me a huge insight into what lies ahead if I was to continue pursuing a career in architecture. I have come to learn all the people involved in a project and how the individuals involved go a long way beyond the architect who may first complete the design of the building. I have managed to get a further understanding of the financial side, when it comes to the person or organisation investing in a project, the budget and costs in a project, and of course the fee which an architect may charge for their services. The importance of communication is something which I now value even more, I understand how during the process of design and construction there is communication and back and fourth between two groups who are both working towards the same outcome. Going on site I have learnt the health and safety risks of a person who is on site and all the dangers they may come across. I have also learnt what the responsibilities of the architect are on site, following Alex Hearder, I learnt how he must regularly oversee the progress on site and react to problems, or issues faced during construction. Furthermore, visiting a site during its construction, I have been able to see the build process of a building, coming across methods which are used to build structures. I have thoroughly enjoyed this project, and the opportunity of meeting and spending time with an architect as well as visiting a construction site to view the process of the development of a building.
CONCLUSION
What materials, building processes and or technologies have you observed that you may wish to incorporate in your own projects in the future? The Terrazzo which was used with the prefabricated stairs is a material which I had not come across before, this material provided a smooth a sparkling finish to the stairs which gave the building a luxury feel. With it being made of chips of granite or marble it is cheaper than using marble or granite as whole yet gives the luxury touch which people are after with those products. The Portland stone is another material which I had not come across, but I had heard of it before and getting to see it up close and get a sense of the texture, as a natural stone it has a great authentic feel to it and adds a s a great detail for a building. In my other projects, I have not explored the construction process of a design as much as I have done so with the site diary, and this has brought me to becoming familiar with a number of building processes including Excavation, building the foundation, foundation walls, use of concrete for slabs and formal walls. This has given some insight to transfer into my design work in terms of technically understanding my ideas and designs and whether or not they will practically or physically work. The technologies which I have come across are mainly with CAD processes which I am already familiar with, I feel that the most useful aspect of this project which I will take forwards is the structural integrity of a building, and this is something which I will give more focus to in future projects.
How has the Site Diary experience informed your possible career direction in architecture? In the Berners street project, I came to understand that there is an area where an individual may stick strictly to design, and that was the role of Rhys Owen, who did was not part of the development progress on site,. On the other hand, there is the role which Alex Hearder holds, and that is regularly visiting the site and assisting if fulfilling the design proposal. I feel that I would much prefer Rhys Owenâ€&#x;s role and focusing on designs, and consistently working on that area, however I would like to in some form be a part of the progression on site and offer some value towards this development.
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7.02
CONCLUSION
A massive thanks to Buckley Gray Yeoman and in particular Alex Hearder for all his help and guidance during the site diary project, also for welcoming us to the practice and giving us the opportunity to gain an insight on a great project.