Dominika Rakoczy
TS2 Site Diary
119 Farringdon Road, EC1R 3DA London
TABLE OF CONTENTS
GENERAL INFORMATION
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The Team 6 Location 8 Brief & Strategy 9 Origins of the project 10 Timescale 11 RIBA Plan of Work 12 Administration 13 Statuatory Approvals 14 Inclusive Design 15 Final Concept 16 Modern Methods of Construction 17 Timelapse 18 SITE VISITS
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13 Nov 2017 22 Jan 2018 7 Feb 2018
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CONCLUSIONS 37
GENERAL INFORMATION
The Brief
This module introduces students to the construction site and the site team. Students select a building site to visit on a regular basis through direct consultation with the job architect(s) and /or contractor.
The aim is to witness, record and speculate on the Architect’s role in the construction process
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THE TEAM
CLIENT Viridis Real Estate Property Company, founded in 2008, focused in Central London. Viridis seeks to create high quality developments putting emphasis on the potential inhabitants . With its forward thinking approach to real estate it sees Farringdon and Clerkenwell as exciting opportunities for new investments. ARCHITECT Allford Hall Monaghan Morris Architects Architecture Practice, founded in 1989, based in Clerkenwell, London with offices in Bristol and Amsterdam. The client selected AHMM through a design competition in 2012. CONTRACTOR McLaren Group Construction and Property Company, founded in 2005, based in London with offices in Essex, Birmingham, Reading, Warrington as well as United Arab Emirates. The client selected McLaren Group throught competition in 2015. OTHER PROFESSIONALS ON SITE Planning Consultant: Gerald Eve Landscape Consultant: East and JCLA Structural Engineer: AKT-II Services Consultant/Fire Engineer: Grontmij Traffic Engineer: TPHS Facade Engineer: Buro Happold Acoustic Consultant: Cass Allen Access Consultant: All Clear Design Cost Consultancy: Gardiner & Theobald Daylight / Sunlight: GIA Arboriculturalist: ACS Consulting Archaeology: MOLA CDM Coordinator: Brian Bulfin Associates Public Consultation Coordinator: Four Communications Townscape Consultant: Peter Stewart Consultancy Verified Views: Cityscape CONTRACT VALUE ÂŁ40.8 million of commercial development
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CLIENT Viridis Real Estate
Construction Contract
ARCHITECT AHMM
CONTRACTOR McLaren Group
SUBCONTRACTORS
Before Innovation
CLIENT Viridis Real Estate Construction Contract
CONTRACTOR McLaren Group
ARCHITECT AHMM
SUBCONTRACTORS
During Innovation
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LOCATION
The site is located at 119 Farringdon Road, Clerkenwell within the administrative boundary of the London Borough of Islington. It consists of a plot of 0.24 Ha.
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BRIEF & STRATEGY
Demolition and redevelopment of the existing office building (Class B1) to provide an 8 storey (plus lower ground floor) building with office use (Class B1) at part lower ground, part ground and upper floors and flexible commercial uses (Class A1,A3,D1) at part lower ground and part ground floor level along with associated landscaping and a new area of public realm.
According to the Design & Access Statement for the site the scheme seeks to:
• Provide high quality contemporary architecture and landscape design with a holistic redevelopment of the site. • Replace the existing building which has limited architectural merit and below standard office accommodation compared to the developing market • Provide significant improvements in quality and quantity to the public realm around the building. • Be sensitive to Farringdon Road townscape and the surrounding historic context, including neighbouring listed buildings, and to the wider Clerkenwell Green Conservation Area. • Respect the amenity of the building’s neighbours. • Provide opportunities for a wide range of office, retail and other commercial tenancies. • Provide an BREEAM ‘Excellent’, with an aspiration of ‘Outstanding, rated scheme, including a 35% improvement in CO2 emissions over Part L2A 2013 building regulations, and an 69% improvement over the current CO2 emissions produced by the existing building. • A significant positive enhancement to the ecology and biodiversity of the site as part of a holistic approach to the landscaping, creating new habitats to support local wildlife.
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ORIGINS OF THE PROJECT
Previous building was originally built in the 1970s as a warehouse and until 2007 was the home of the Guardian newspaper. It was set back from the historical building line to Farringdon Road. It was regarded as of no use in its existing form due to inefficiency in planning, structure, servicing and general wear-out. Also, this obscure structure didn’t match the site as it didn’t suit the atmosphere of the neighbourhood and was too tall. The project has been subject to many planning applications. In 2007 an application was granted for a 7-storey residential scheme. It also included the removal of all the trees on Farringdon Road. In 2008 two planning applications were submitted to Islington Council to demolish the existing building and construct a new office building. All the applications were subsequently withdrawn. The scheme was not only considered to be unsuitable in terms of massing and design for the Clerkenwell area, but it also suffered from daylight and sunlight issues, to the residential properties on Crawford Passage, and did not provide adequate pedestrian links or public realm. The site has been acquired by Viridis in 2012, for the demolition and redevelopment of the existing building. The proposed scheme envisioned an 8-storey structure with office (B1) and commercial (A1, A3 and D1) uses along with associasted landscaping of the public area.
119 Farringdon Road in 1976
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19 76
Recommendations for Farringdon Planning for the next 20 years
20 07
20 10
Newspaper
Headquarters
FARRINGDON Urban Design
Study
20 12
Acquisition of the site by Viridis Real Estate AHMM wins the design competition
20 13
12 May - First Assesment + LBI Design Review Panel
GUARDIAN
PRE-APPLICATION
20 15
Meetings &
Consultations
8 Sept - Second Assesment
Demolition of the existing building
July - START OF THE CONSTRUCTION
20 16
CONSTRUCTION
SITE VISITS
Technical Studies
Assignment
Nov - EXPECTED FINISH OF THE CONSTRUCTION 11
20 18
RIBA PLAN OF WORK
Strategic Definition
In Use
Identify client’s Business Case and Strategic Brief and other core project requirements.
Undertake In Use services in accordance with Schedule of Services.
Preparation and Brief Develop Project Objectives and develop Initial Project Brief. Undertake Feasibility Studies and review of Site Information.
Handover and Close Out Handover of building and conclusion of Building Contract.
Construction Offsite manufacturing and onsite Construction in accordance with Construction Programme and resolution of Design Queries from site as they arise.
Concept Design Prepare Concept Design in accordance with Design Programme. Agree alterations to brief and issue Final Project Brief.
Technical Design
Developed Design
Prepare Technical Design in accordance with Design Responsibility Matrix and Project Strategies in accordance with Design Programme.
Prepare Developed Design in accordance with Design Programme.
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ADMINISTRATION
ARCHITECT’S APPOINTMENT AHMM was selected as the lead designer on the project through an invited design competition in 2012. It performs all the scope of architectural services including preparing the design, taking part in negotations with local authorities, coordination of the project and inspecting the works whilst on site. Nevertheless, it is not authorised to make any changes to the design unless instructed to do so. Current project delivery system is Design&Build, which means that the contractor is administering the architect’s appointment. The architect’s office assigned 5 consultants to work on the project- Laura, Philip, Marc, Sean and Agata. SITE MEETINGS There are different types of site meetings, depending on the subject matter. Usually the benchmark consists of client meeting with architects, contractor and different subcontractors (It is worth mentioning that loads of various subcontractors are brought in or dismissed through the construction process). COMMUNICATION To solve the problems on-site the contractor is using a software called SnagR. If there is any issue, the inspector just has to take a picture, describe it and point it on the drawing in the app and everyone using the program has the instant information.
CONTRACT & CONTRACT PERIOD Administering the contract is one of the subcontractors- Gardiner & Theobald. At the moment project is on its course to be completed within the contract period. The contractor has predicted spare time for any possible errors and the construction is going as planned. In the unlikely event of project over running the deadline, there are financial penalties counted in costs per week. Yet, if the reason for delay is properly demonstrated, those penalties can be negotiated. PROJECT QUALITIES According to the architects the project is driven by all- budget, programme and quality- at the same time. None of those should be favourised or left out, as the building would suffer from it.
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STATUATORY APPROVALS
PLANNING PERMISSION The applicant achieved planning permission in 2015 after two-years long pre-application meetings and consultations. Amongst consultees were: London Borough of Islington (Design Review Panel, Highways, Tree Officers, Sustainability, Street Environment, Members Forum), Greater London Authority, London Underground Limited, Royal Mail, Thames Water, UK Power Networks, London Fire and Emergency Planning Authority, Public Consultation, Metropolitan Police Service and Crime Prevention Design Advisor.
Town & Country Planning Act 1990 (as amended) Greater London Authority Acts 1999 and 2007 Town & Country Planning (Mayor of London) Order 2008
Planning application no. P2015/4143/FUL Planning report no. D&P/2220b/xx
PLANNING CONDITIONS The site is subject to the Clerkenwell Green Conservation Area (CA01), London View Management Framework Strategic Viewing Corridor of St Paul’s Cathedral from Kenwood House and Parliament Hill, Central Activities Zone (CAZ), Employment Priority Area (General), Farringdon / Smithfield Intensification and Area Site Allocation BC43. The main issues involved height of the proposal (regarding the protected view management), trees from the Farringdon Road elevation side, sunlight access, heritage listed surroundings and affordable work space allocation from the council. BUILDING REGULATIONS The project ended up involving consultees for solving the building regulations, as Access Officer, Design and Conservation Officer, the Energy Conservation Officer, the Tree Preservation Officer, Public Protection Division, Transport Officer and Sustainabillity Officer.
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INCLUSIVE DESIGN
The project has included the inclusive design in numbers of ways. The access consultant has been involved in the preparations. Thanks to the site levelling, the building is easily accessible from both Farringdon Road and Crawford Passage. It’s proposed for two on-street wheelchair accessible parking spaces to be provided, potential locations have been identified. All entrances will provide level thresholds, solid entrance matting and will be clearly articulated within the elevation. Those will be equiped with automated swing doors or drum doors. All fire exits have level thresholds and openings in line. Glazed doors and screens will have manifestation in line. 4 passenger lifts will be serving all the floors with an additional goods lift and a fire/evacuation lift. Stairs are designed with the guidelines for use by people with ambulant and visual disabilities. Floor finishes in reception areas will provide good visual contrasts and generally aim to provide a slip resistance. An accessible shower/WC has been provided in the Lower Ground changing area. An accessible WC has been provided on all floors of the office accommodation and reception area. The location is centralised on the floor plan and this allows a travel distance in most instances of 40 metres or less. The door will open outwards in case of emergency. There are still subjects of design that haven’t been sorted out which cover: decoration, lighting, fire alarm details, lift details, signage, furniture selection and kitchen layouts.
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FINAL CONCEPT
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MODERN METHODS OF CONSTRUCTION
The main method of modern construction is possibly the prefabrication of materials. The products we have had the opportunity to come by were the stairs, precasted twin walls and the faรงade. Both twin walls and stairs were imported from Ireland. The walls were precasted by Alumed. As for the faรงade slabs, those were prefabricated by Decomo in Belgium. All are transported to and assembled on site.
Brickwork on the prefabricated faรงade, intended to match the surrounding boundings.
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Scaffolding is put up
Reinforcement is laid
Pouring the concrete
CONCRETE Maturing
Approx. 1 week
Surveyor checks the level
Construction of the walls
2/3 Weeks 18
TIMELAPSE
Construction of a floor
Scaffolding is put up for the next floor
Scaffolding is taken (lower floor)
Ready for installation of services
A Month 19
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SITE VISITS
27th October 2017
Dear Sir,
We are second year Architecture students at the University of Westminster. This year we have a module focused on the Site Diary. The aim of this module is for students to gain an insight into the role of an architect when a building project is on site. We have noticed your project on site at 119 Farrington Road and we believe this would make an ideal Site Diary study project for us. We decided to email you and ask for an access to your site and allow us to visit it, ideally with the project architect and ask him/her a few questions about the project. We are fully insured through the University of Westminster for site visits and would be professional in our behaviour and respectful of any time your office would give us. We have attached a confirmation letter from the Head of Department of Architecture. If you have any questions please do let us know. Of course we would understand if you are too busy, and perhaps in this case you would be kind enough to pass on the contractor’s or project manager’s details for the site and we will contact them. This is a great opportunity for us to learn about the profession we have chosen. We would be very grateful if you could come back to us regarding this. Thank you for your time and we look forward to hear from you soon. Alicja Graczyk and Dominika Rakoczy Year 2 Architecture Students University of Westminster
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Site visit no.1
13/11/17
6th November 2017
Hi Alicja, Apologies for the delay in getting back to you.
We would be happy to help you with this and I have spoken to our architect (Philip Richards of AHMM) who is also happy to meet with you during a site visit. We currently have the following availability if you are able to attend during these times: Tuesday 7th November – morning Thursday 9th November – morning Monday 13th November – afternoon Tuesday 14th November – afternoon Thursday 16th November – morning Please let me know and I will get this organised. Regards, Gavin Turnbull Project Director
06th November 2017
Dear Sir,
Thank you for your response to our e-mail and for taking your time. We are very grateful for giving us this opportunity to visit your site and meet the architect. According to our schedule we are able to come on Thursday 9th, Monday 13th and Tuesday 14th . Do we have to equip ourselves with any Safety Boots? Best Regards, Alicja 7th November 2017 Alicja, Could we do Monday 13th November ’17 at say 2pm? Regards, Gavin Turnbull Project Director
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Site visit no.1
13/11/17
Appointment- Monday, 13/11 @14.00h Entering the site we’ve had to sign in the visitors book, specifying the purpose of the visit and our host. Straightaway we were directed to the temporary offices erected on the upper-ground level. That’s where we met with our contact- Gavin. He gave us a short introduction about the project and asked about our site diary assignment. Shortly after architects arrived- Phil Richards and Laura Carrer. They’re the main coordinators of the project from the AHMM side. First, we talked about our assignment and expectations of the meetings, then they gave us a thorough presentation including all the planning, concepts, drawings of the building as well as information on the client and the contractors and architect’s appointment. Afterwards, each of us got a PPE set (safety helmet, googles, gloves, high-visibility vest and toe-capped shoes) and went around for a site tour. To enter the construction site, there is a special gate with reminders about PPE and H&S regulations. For our tour joined us Jason, the site manager. We went around floor by floor, with the architects explaining us the details of the construction. During the walk we learned the true nature of architect’s role on site. It was not only checking if the construction goes according to the design, but also controlling the quality of delivered building for the time being and consultant for the alterations in the project. They showed us how the services were installed on the lower levels, the erection of floor slabs andpartition walls, the prefabricated materials and how those are put together or transported to the higher floors. We’ve had the opportunity to see how construction of the floor looks like as well as the finished piece. In the end we were taken the lower ground level to see the storage and the mechanical room with all the boilers, heaters and electrical machinery. Leaving the site, we’ve returned the PPE set, arranged initial date for our next visit and signed out the visitors list.
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Site visit no.1
13/11/17
Signing in the Visitors Record Book
Entrance to the Construction Site
Architects and Site Manager discussing the installation
Protection around the crane
Provisional lifts for the material transportation
Mini crane used for material transportation on lower levels
Measuring the accuratness of the partition wall
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Storage of the ventilation parts
Site visit no.1
Construction of the floor (below)
Construction of the floor (above)
Prefabricated stairs being joined with the floor slab
Detail on the joinery
Hardening the concrete on the finished floor
Storage/Mechanical Room
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13/11/17
Site visit no.2
22/01/18
14th January 2018 Dear Sir, I am writing to you regarding our next site visit. When would it be possible to arrange it? Thank you for your help and we both wish you a Happy New Year! Best Regards, Alicja and Dominika 15th January 2018 Hi Alicja, Happy new year to you too. We have availability next Monday morning (22/01/18) if that suits? Would you like the architect’s in attendance as well or is this just to look round site? Regards, Gavin Turnbull Project Director 15th January 2018 Dear Sir, Monday morning would fit us perfectly. What time would you like us to come? Would it be alright around 10am? We would like to look around and see the stage of the building process, so no need to bother the architects. Best Regards, Alicja 16th January 2018 Hi Alicja, Monday at 10am will be fine. I will have one of the guys walk you round. Regards, Gavin Turnbull Project Director
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Site visit no.2
22/01/18
Appointment- Monday, 22/01 @10.00h This time we’ve had only construction site visit without the Q&A session. Our guide was Oliver (?), fresh construction graduate, who just started his job at McLaren. We went straight for the top floor, which was being prepared for the construction of the final storey. To enter it we’ve had to use the secured ladder instead of the usual stairs. The concrete was matured so it was ok to walk on it, yet the bearing walls were still under construction. We’ve had the opportunity to see the wall structure in detail and the process of pouring concrete into the construction. Our guide also explained us how the crane is going to be removed after the construction finishes- it will be dismantled into parts, taken away and the prepared floor holes are going to be filled with reinforced concrete. Also, the top floor was being checked by building surveyors if the concrete was evenly distributed. At the time of our visit, different steps of construction could be seen throughout building storeys. On lower levels, erection of the partition walls and services has already started. We could see first attempts for installing bathrooms or elevator wiring. It was also the first time we could see all the steps of assemblying the façade- from transportation, conservation and lifting, through assembly and filling it with insulation to the finished piece. In the end we were taken to the basement and mechanical rooms to see the improvement there. The wiring was being installed and we could see the delivery dock conveyor in use. Leaving the site we’ve seen the suggestion board as well as instructions on good and bad practice. In my opinion it’s a nice way of communication between the board and the workers.
Preparation for the construction of the 8th floor
Full scaffolding holding the fresh floor slab
Part of the scaffolding still holding the floor slab
Finished construction prepared for the services installed
Finished floor waiting for the refinement
7th floor
6th floor
4th floor
2nd floor
Lower ground floor
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Site visit no.2
22/01/18
Entrance to the site
Entering the unfinished floor slab by ladder
View of St Pauls and the Shard from the 7th floor
Construction of the load-bearing wall
Building surveyors checking the floor leveling
View of the terraces and delivery docks
Safety fence around the unfinished floor slab
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Detail on the floor-holding structure
Site visit no.2
22/01/18
On-site meeting
Preparing the pipes for installation
Assembly of the prefabricated faรงade
Prefabricated faรงade with installed insulation
Protection over the holes prepared for services
Boiler room
Electric switchboard
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Wiring halfway installation
Site visit no.3
07/02/18
23rd January 2018 Dear Sir, I am writing regards our site visit. Would it be possible to arrange next visit before 10th of February with architects? Thank you so much for your help. Best Regards, Alicja 24th January 2018 Hi Alicja, Yes, I am sure that would be fine. If you email Phil and Laura and give them a couple of times and dates, I’m sure we can accommodate it. Regards, Gavin Turnbull Project Director 28th January 2018 Dear Philip, Hope you are well. I am writing regards to our next site visit. Gavin mentioned I should contact you. Would it be possible to arrange our last visit together before 8th of February? Thank you so much for your help. Best Regards, Alicja and Dominika 29th January 2018 Hi Alicja and Dominika Thanks for your email and I hope you’re both well and all ok with your project. Thanks too - all fine for me and all and Farringdon Road keeping us all busy. A site visit before the 8th February would work - which date did you have in mind? Have a nice week and all the best P 29th January 2018 We would like to make everything convenient for you although I do believe that 07.02 on Wednesday would be great. Anytime during the day will work. Thank you one more time for you help! We are looking forward to see you again.
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Best Regards, Alicja
Site visit no.3
07/02/18
Appointment- Wednesday, 07/02 @14.00h Our final site visit was appointed with the architects, so we could get the missing answers for our technical studies assignment. We took part in the on-site meeting of architects and architects’ assistants. They’ve had to sort out some issues regarding detailing of the site. We went through the lobby to the basement, where was the issue with placing the fire curtain, as some of the pipes moved a bit and it needed finding a fitting aesthetic solution. Later, on the 1st floor there was a problem with the height of mirrors, which turned out to be higher than it seemed on the plan. Next doors the walls were to thick, yet according to the council rules and regulations there was nothing to be done. Finally, the architects had to check the colour of the used mortar to match it with the upcoming brickwork. After everything was sorted out, we proceeded onto the top floor, which was actually finished and the roof was being installed above. The floor slab was finished and secured and the steel frame for a curtain wall, installed and ready. On our way downstairs we could see the finished façade, with the detail being assembled altogether with window frames. Our visit wrapped up in the offices, where we talked with the architects’ assistants and the project director.
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Site visit no.3
07/02/18
Architects and assistants during on-site meeting
1st floor bathroom’s issue with mirror height
Fixed window frame
Checking the colour of the mortar
Almost finished façade detail
Finished façade with installed window frame
Putting up the prefabricated façade
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Insullated façade and detail work prepared for assembly
Site visit no.3
07/02/18
First Aid point on the staircase
Finished and secured floor slab
Bare steel frame on the roof
Construction of walls with visible supporting scaffold
Reinforced concrete slabs for walls
Conveyor in the delivery dock
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CONCLUSIONS
When with Alicja, we’ve received a mail from the site confirming our first visit, we were just astounded. We felt honoured to be able to study the 119 Farringdon Road. Years ago, when preparing for an interview I was asked a question about incorporating old and new in the architecture. I’ve been looking for an answer since and I can proudly say that I finally found it. The AHMM’s design is a perfect match of modern architecture on a historical site. Discussing the first visit with Alicja, we both decided that we’re pleased by the design. At first I wasn’t quite convinced by the façade, but seeing it in flesh made me instantly love it. As we both had experience with the built environment in Poland before, we were amazed by the neatness and tidiness on site. The collaborative work of all the contractor and subcontrasts is worth the applause. Even though there were some minor issues with the chipping out the pillar or mirror height in the bathroom, I’d say the applicant made a good choice for the constructor. The site diary assignment has been a great opportunity to witness the built environment. We have not only seen the process of construction in flesh, but also experienced the pace of work and relationship between architects, client and (sub-)contractors. For me, the most important observation was the role of architect during the project and on-site. I’ve imagined it completely different and it kind of enlightened me in the sense of future career. Also, finally being able to see in person the process of construction gave me the idea on how to plan the technical design, what are the possible solutions and how does it work step by step.
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University of Westminster 2018