The Star and Shadow Cinema Feasibility Report BE1200 Sarah Jamieson
0.0 STRATEGIC DEFINITION 1.0 PREPORATION AND BRIEF 2.0 CONCEPT DESIGN 3.0 DEVELOPED DESIGN 4.0 TECHNICAL DESIGN
Architects Letter of Appointment Dear Sirs, Thankyou for inviting me to act as your interior architect for the alterations to your project, The Star and Shadow Cinema. I would like to discuss with you what your desires are for the redevelopment of the 210 Warwick Street site. I understand that your target cost for the building work is ÂŁ800,000, to which must be added to our fees and VAT. Fees and expenses will be estimated and agreed from an elemental cost plan carried out by a commisioned Quantity Surveyor. As discussed, you would like building work to commence as soon as possible. Services The meanings of the conditions of this letter have been explained and we have discussed the services for your project which will be appropriate. My services are to be performed in the before construction and subsequent construction stages. You have agreed to obtain tenders and oversee building work throughout. If it becomes necessery to vary the services, we can discuss how this may be arranged. I would propse to assist you as the client through the RIBA work stages, providing the following services: -
Assesting you to prepare the strategic brief Feasibility studies Advise on the appointment of other consultants Adivse on the procurement route Preporation of the project brief Prepare concept design Prepare detailed design Prepare planning application Prepare applications for statutory approvals Prepare production information Prepare tender documents Contribute to tender assessment Review any designs prepared by other consultants Act as contract administrator Inspect works throughout Advise on retctification of defacts
As the project involves an adjoining wall with the retail space North to your site, I will draft the Party Wall notice for you to submit to your neighbour with a reply form, however any other services will be charged on a time basis.
Please note that I own the copyright to all drawings and documents that are produced for this project and would assert my rights to be be identified as authorunder the copyright, Design & Patents Act 1988. Fees regarding my services will be broken down and explained within this document. The total fees in the pre construction phases for my services will be a total of ÂŁ55,445. This will be paid in installments at each work stage, this includes fees for all services including site visits and project process. Failure to produce payment will lead to the payment of commercial dept act (1988) Beyond 6 years of the completion of the project, my insurance towards you will expire. We shall remain profesionnal indemnity insurance (PII) cover for this amount until the expirey of our liability. If at any time you are not satified with my services please bring this to my attention so we can discuss how to resolve the matter and make any improvements as soon as possible. Hopefully we can solve any issues through negotiation or mediation, however if the matter cannot be solved, court proceedings can begin to settle the dispute. Either of us can have disputes decided within 21 days by an adjudicator appointed under the consumer adjudication scheme, for which notes are attached. All architects working on this project as part of our team will be registered with the ARB and are subject to abide by its code throughout. The Schedule and Conditions completed as discussed which with this letter will, if you agree, record the terms of our agreement. Providing you with the services for the building work and I agree to accept the appointment and to perform the services subject to the terms set out in this letter of appoinment. Yours Faithfully For and on behalf of SJ Interiors ______________________________________________________ Signed (Client)_______________________(Date):__/__/____ Signed (Architect)____________________(Date):__/__/____ Principle RIBA Membership no:__________________________ ARB Registration no:___________________________________
0.0 STRATEGIC DEFINITION
0.1 CLIENT BUSINESS CASE
The Client The Star and Shadow Cinema has been functioning since the 1970s as an independent cinema. It is located in the southern Ouseburn area as an independent community cinema, completely run by volunteers with all members having an input on how it works. The venue programmes films that are truly independent, along side this; the cinema provides a venue to host gigs, performances, live art and exhibitions. The Star and Shadow is a completely non-profit venue, the purpose is to provide a variety of films that would not be screened at any other cinema like locally produced and artist films. The Star and Shadow volunteers aim to create a community retreat with an ‘all welcome’ atmosphere. The idea is to create a community hub for socialising and discussion, a place to meet new people with the same passion for the arts.
Purpose of Report This report will follow the RIBA Plan of Works 2013 process. The report will document and organise the process of briefing, designing, constructing, maintaining and operating and using building projects in a number of key stages. It details the tasks and outputs at each stage. This report will cover 4 of the 8 work stages, from Strategic Definiton to Technical Design.
The Role Of The Client All construction projects must begin with a client. The client provides the most important perspective on project performance and whose needs must be met by the project team. Construction projects are unique, therefore it is paramount that clients are educated and informed sufficiently, so as to ensure the best value for money and take into account risk accordingly. (CIOB, 2011)
Clients Responsibilities Proposed Programme - Film Viewing
The Project
- Live Performances
The project entails a relocation and redevelopment to a larger site within the Ouseburn area to cater for the same activities as the current venue. The project aims to provide better facilities for the range of activies the volunteers participate in. The new venue will have the same approach and host the same events at a larger scale, whilst expanding its current social group. The cinema will have a larger focus on film production providing the facilities for producing and screening short films made on site by passionate, amateur locals. Film viewing will be the main focus providing a variety of ways to view film.
- Live Art Exhibitions - Educational Workshops
Sufficient funds must be provided for the entire project and throughout Communication, discussion and expression throughout
- Dining - Volunteer Meetings - Working Studios - Film Producing - Film discussion
Must overlook the project throughout
0.2 CLIENTS NEEDS AND OBJECTIVES
Cinema Space The main attraction within the site will be the cinema screen and areas available to view film. They clients have specified that the cinema space is able to seat 80 people.
Impacts Of Not Meeting Needs The Star and Shadow Cinema clients have provided all information regarding the needs and intentions for the redevelopment. If the situation occurs where the needs of the client are not met there is alternative dispute and resolution processes which apply to all parties involved.
Gallery Space In connection with the film screenings, the clients have asked for a gallery space to host events and exhibitions. The clients have requested the space is flexible for different events day and night. Cafe and Bar The cafe and bar will be the central hub for all facilities within the design. The cafe and bar area will be in use day and night and provide an area for socialising and discussion. Performance Area Mixed use stage and performance space for gigs, performances and events held day and night. This area must be adaptable to cater for the various events.
Repurposing/Upcycling Repurposing will be considered within materiality choice
Design and Build The gallery space will be designed so it can be used for a variety of events, it will be adaptable and areas will be able to be deconstructed if necessery.
Workshop and Educational Space In addition to viewing moving pictures, the consumers will also be able to create moving pictures that can be displayed within the gallery. There will be workshop areas and suitable facilities to do so. Artist Studios Areas specifically suited to various kinds of external artists to rent out the studio space. This space will have access to gallery and exhibition space.
Eco-friendly Locally sourced materials with low environmental impact
0.4 SITE LOCATION
The site is located in the centre of Newcastle Upon Tyne, on the edge of Ouseburn the creative heart of Newcastle. The creative industry sits on either side of the river ouse with a series of bars, artist’ studios, music venues and cinemas. The site is located on the upper side of the Ouseburn with the city stadium dirrectly opposite which holds potential oppertunities. The site sits within residential properties and directly next to a small supermarket, the council depot and the biscuit tin studios.
- The site has a bus stop directly outside with links across the North East. - Site is positioned on a busy road with easy access points for loading and construction
1.0 PREPORATION AND BRIEF
1.0 PREPORATION AND BRIEF Industrial buildings
Residential
City Stadium
Site Access Points There is currently a large car park to the East of the site with a rear entry point which will allow space and access for construction machinery. In addition, the site sits on a large road with loading space directly outside. Adequate access is available for the steel transportation, unloading and erection on site and on the surrounding adjacent roads.
1.3 SCHEDULE OF ACCOMMODATION
An initial schedule of accommodation has been created defining public and private and loud and quiet zones as part of the developed strategic brief. The schedule of accommodation allows to get a better understanding of what is needed within the Star and Shadow Cinema.
Areas will be split into loud and quieter zones due to some areas being concentration zones and others social. Loud 1. Cinema and venue area will house large sound systems that could create background noise to other areas 2. Cafe and bar area will be a very social area and at prime times will create a lot of noise, especially before and after shows. 3. Workshop area could potentially be a loud or a quiet zone and therefore wil need to be seperate to allow for both posibilities.
Public
Quiet
1. Cinema screen with space to hold 80 seats Potential to create a mix-use venue space with a stage in the same area.
1. Gallery space will be a quiet zone screening silent moving pictures with an exhibition style atmosphere.
2. Access for change in floor level throughout building.
2. The studio spaces will allow for a particularly quiet area for concentration
3. Areas to view short films created within the site 4. Cafe and bar area with a variety of seating facilities. Cafe able to serve externally via the terrace. 5. Use outside terrace for cafe facilities with the potential to screen films.
Eduction
6. Gallery space. Adaptable to suit a variety of exhibition types.
Viewing
7. Mens, womans and disabled toilets. 8. Workshop areas to hold computers and film production facilities
Public
9. Night bar available during evening events adjacent to venue space
Private 1. Reception and box office 2. Staff office with locker facilities 3. Plant room 4. Cafe kitchen 5. External bin store 6. Cleaning store.
The zones have been split into three areas to accommodate all facilities. Educational spaces will be placed together to share facilites. The viewing zone contains all areas that have viewing facilities, like the cinema and projection gallery. The public zone contains all public services, W.C, cafe, bar etc.
1.3 PROJECT OBJECTIVES
A strategic brief has been established to allow a further understanding on the clients needs and project objectives for the Star and Shadow Cinema.
There is several points of entrance for public and private to allow for varying opening hours for the different areas. The coffee shop and workshop will have a private entrance to allow for opening hours outside of the cinemas opening times.
Accesibility The entire building will be accesible for all users. Due to the site sitting on a slope, there is a change in floor levels at about 500mm central to the plan. There will be ramps and stairlifts available for wheelchair users to be able to use all facilities on each level. There will be at least one accesible W.C for both male and female and wheelchair user areas in the cinema and venue space.
External public entrance for terrace
Private entrance for coffee shop Main public entrance
Materiality To relate to Newcastle heritage of the steel works, repurposed steel will be used throughout the main structure to make this connection. The clients also stressed on the idea of repurposing within the design so the use of this material fits nicely. Birch plywood will also be used to reflect the organic, communal atmosphere that is aimed to be created within.
Private entrance point for workshop when out of hours.
1.4 PROJECT SURVEYS A series of surveys must be carried out within the existing building and surrounding context to gather suitable detailed information. This information will ensure the existing structure is safe and efficient and advise the redevelopment of the design. The consultant team or a series of specialists will carry out a series of site surveys or desktop studies. It is the architects responsibility to ensure all information has been gathered and to have the adequate information for the project. Failure to do so will cause delays, additional work and costs, and could result in being sued for negligence.
SITE SURVEYS Environmental surveys Daylight and orientation Air quality Acoustic Traffic and transport Water percolation Property records Boundries Site dimensions Topographical Condition of site
DESKTOP STUDIES Desktop studies include - planning policies and regulations - planning processes - rights of ways and covenants - party wall surveys
STATUTORY UNDERTAKERS Statutory undertakers are companies that have been given the legal rights to carry out development and highway work. This relates to gas, electricity and water supply.
Site Surveys in Existing Buildings - Valuation of the existing building to get a property value - Measured surveys to gather the dimensions of the whole site - Structural surveys and Structural investigations to gather the information regarding the existing structure to determine if it is sound - Condition surveys examine and photographically record the existing site prior to work.
1.5 CONSULTANT TEAM A selection of consultants will be appointed suitable positions during the design process for the Star and Shadow Cinema. This includes providing and collecting information on setting up the project and developing the design. Consultants should be carefully chosen at the beginning of the project. This should be done through research, interviews, recommendations from previous works or competitions. Below is a list of the appropriate consultants that will be involved during the process. The interior architect will take the opportunity to appoint the consultant team due to appropriate knowledge in this industry.
PRINCIPLE DESIGNER (Interior Architect) The interior architect will work through the RIBA work stages throughout the entire project. The IA will assist the client to create the brief by establishing the needs and requirements for the design. Other responsibilities will include
– Creating drawings and details - Advising or appointing a consultant team and work with them throughout the project - Advising the client on design aspects such as materiality, furnishings and fittings - Advising on sustainability within the design - Inspecting the works during construction
As of April 2015, the Architect or Interior Architect will take the role of the CDM Coordinator to give responsibility during the design phase. The IA must consider the H&S during the pre-construction phase. This role is to ensure that health and safety is issues are considered during project development.
CLIENT (Star and Shadow Cinema) The Star and Shadow Cinema are the owners of the Warwick Street site.
QUANTITY SURVEYOR The Quantity surveyor prepares cost plans, estimates and cash flow projections helping define the project budget. The QA will carry out feasibility reports to ensure the project work is within the Star and Shadows budget, they help the clients and design team assess and compare options and ensure the projects costs are under control throughout. The quantity surveyor will undertake risk management and ensure the design for the Star and Shadow meets legal and quality standards.
BUILDING SERVICES ENGINEER (M&E) The M&E engineer will produce the designs for the services within the building. They will advise and deliver environmentally sustainable solutions regarding the energy usage. The M&E engineer will be involved early in the design process advising on key decisions regarding sustainability within the design.
STRUCTURAL ENGINEER The structural engineer will advise on the structural design for the project, they can advise on geotechnical factors such as roads and water supply. The structural engineer will work closely with the interior architect throughout the project advising on the technical details and structural aspects such as the internal structural elements and the temporary structures proposed for the studio pods. The SE will also find out how the load of the roof to inform design decisions like the choice of material. Other responsibilities include - Demolitions - Building Regulations - Site Inspections - Witness Tests
2.0 CONCEPT DESIGN
2.0 CONCEPT DESIGN At this point in the project the outline planning application has been produced to ensure the project will be approved and ready to prepare and create the project brief, the final stage of defining the clients needs and requirements.
Schedule Of Accommodation
TOTAL FLOOR AREA 1452m2
Quiet
Intermediate
Loud
LEVEL 0 (2800x2200) - Mixed use cinema screen and venue space with stage and tiered seating. - Green room and cinema storage - Night bar - Cafe and bar seating area - Kitchen - Ouseburn Coffee Company internal and external serving cafe pod - Mens WC with disabled access (2x Cubicles and 4x Urinals) - Womans WC with disabled access (4x Cubicles) - Cleaning storage - Internal bike store RAISED FLOOR LEVEL 0 (3200x2200) -
Entrance Lobby Stair and lift access to level 1 Information point and staff desk/box office Staff office Back of house night bar 3x Rented studio pods Adaptable gallery space 2x internal and external viewing platforms Educational workshop and meeting space Plant room Unisex WC with disabled access (1x Cubicle)
LEVEL 1 (8000x9000) - Projection room - Mini screen 8x seating for short stay - Entrance to gallery top level
Public
Private
EXTERNAL AREA (1600x2200) - Seating for Ouseburn Coffee Company with canopy - Projection screen - Terrace for external events - Bin refuse - Bike store - 2x disabled user car parking spaces
The space will be split into loud and quiet zones due to the type of facilites and events present in the site. There is a low percentage of private space as the site aims to provide for the community and the public as much as possible, creating a very open public space throughout.
2.2 OUTLINE SPECIFICATION At this point an outline specification of the clients needs has been agreed upon (stage 0.0 and 0.1) and is developed during the concept design stage (stage 2.) It will work in co-ordinance with the approved document 7, materials and workmanship. This document ensures all building work will be carried out with appropriate materials suitable for the design, and fixed adequetly to perform the functions to which they are designed.
SUPERSTRUCTURE The internal central structure will be constructued from a standardised 305x150mm columns and beams in a rectangular steel grid. Columns are to be connected with a column base connection to the existing concrete floor plate. The pod structures housing the cafe, seating areas, studios and viewing platforms will be constructed from a glue-laminated timber frame and panel system, with glue-laminated flooring and seating structure. Profiled composite light steel decking with mesh reinforcement and sheer studs to connect to the steel beam. Level 1 flooring is constructed from glue-laminated panels on a steel subframe.
CLADDING 8mm blackened steel cladding standardised panel sizes of 1000x1500mm. A series of pre-fabricated 50mm steel C-sections will be welded to the steel frame and act as a bracket system for the cladding panels with connection members.
OPENINGS 6 4m high doors located on either side of the cinema/venue space are constructed from the same blackened steel cladding panels with a motorised opening system.
INTERNAL FINISHES Within the central structure, ceilings, floors and wall finishes will be a continuation of 12mm white birch plywood treat with osmo wood finishing oil. Floor finishings else where will be 4mm white screed resin.
FIXTURES AND FITTINGS The light tunnels within the projection gallery will be constructed of a thin aluminium frame with Barrisol material stretched and hooked in place.
2.3 ESTABLISHED USERS The established users are the visitors that will be using the Star and Shadow Cinema. This part ensures requirements match every kind of person that will be visiting.
PERFORMER LOCAL The Star and Shadow cinema encourages everyone to visit. They have a policey that everyone can be involved and use the facilites. The cafe seating and external terrace allows an area to meet new people when not using the other available facilites.
FILM FANATIC The cinema space screens independent films that would not be seen in commercial cinemas which is of interest to anyone who enjoys film.
STUDENT The Star and Shadow have a educational workshop area with facilities that allows the production of short films for students of nearby schools and colleges.
The cinema and venue space is a multi-use hall with the addition of a stage to cater for performers in the evening. This will include events such as gigs, stand up comedy and educational lectures.
ARTIST Within the site there is rentable studio spaces for local artists. The studios connect to the lower level gallery space for exhibitions.
2.5 FEES
2.4 PRELIMINERY COST PLAN Elemental Cost Plan
Architects Fees
An elemental cost plan will be drawn up in the early stages of design process to allow for an initial cost appraisal, and an outline fee for the architects for the whole project. The feasibility report would usually be carried out by the quantity survey who is registered with the Royal Institute of Chartered Surveyors.
Building Element
Cost Per sqm(£)
sqm
Elemental Cost
Superstructure Steel Frame
180
352
£63,360
Insulation
20.75
352
£7304
Cladding
120
352
£42,240
Cinema Fitout
1600
144
£230,400
Glulam
35
192
£6720
Toughened Glass 6mm
45
180
£8100
External Doors
650
3
£1950
£1470
There are 3 standard ways architects may charge. All 3 methods will be of a similar total and bring the architect to a similar position. The 3 types of fees are as followed -
A percentage cost - This requires an estimation of the entire build cost so that an approximate percentage can be calculated for the architects services. Percentage fees are usually between 8 and 12% Lump sum fee - This is suitable for small clients as it gives a certain outcome of the total cost. If the type of work is well known then the lump sum fee is appropriate. If the project then changes or varies beyond agreement then the fees may need to be renegotiated. Hourley rate - When the scope of services or the nature of the projects is difficult to define. The fees are capped to the maximum that can be charged and details of hours worked are recorded.
Internals Internal Doors
210
7
Finishes
100
1452
Fixtures & Fittings
£145,200 £50,000
Services Sanitary & Disposal
£5280
M&E Services
£105,600
Heating & Ventilation
£10,560
Lift Installation Staircases Specialist Items Preliminaries
11,000
1
£11,000
700
4
£2800
40
1452
£58,080 £20,000
TOTAL = £770,064
2.4 FEES
Professional Fees
Hourley Rate Scale
Construction Cost (exc. VAT & Contingencies)
Below is the standardized hourly rate scale which may be referred to . Source: SPONS First Stage Estimating Handbook
Role
Hourly Rate
Partners/Directors
85-110
Associates
74-93
Senior Architects
70-84
Architects
62-76
Technologists
50-64
Architectural Assistant Part II
49-61
Architectural Assistant Part I
42-51
<1.5M
Net Cost Estimate = £770,064
Architect
9%
£69,306
Cost Consultant /QS
3%
£23,101
Services Engineer
3%
£23,101
Structural Engineer
3%
£23,101
CDM co-ordinator
2%
£15,401
Total Fees = £154,010
Traditional Fee Scale Below is the professional fee for the architects scale regarding the percentage cost of the built works.
Construction Cost
Min Rate %
Up to £1.5M
9
£1.5-3M
8
£3-10M
7.5
£10-25M
7
£25-50M
6
£50M+
9% = £69,306
4.5 RIBA Workstage
The RIBA have created a standard fee scale to estimate the approximate amount of fees to be charged at each stage.
% of Fees
0 Strategic Definition
Hourley Rate
1 Preporation & Brief
Hourley Rate
2 Concept Design
20%
£13,861
3 Developed Design
25%
£17,327
4 Technical Design
35%
£24,257
5 Construction
15%
£10,396
6 Handover & Closeout
5%
£3,465
7 in use
Net Cost Estimate
£770,064
Inflation(2.3%)
£17,711
Professional Fees (20%)
£154,012
VAT (20%)
£154,012
Clients Contingency (10%)
£77,006
Statutory Fees - Planning (no VAT)
£4,200
- Building Regs (Inc. VAT)
£1,200
GROSS TOTAL = £1,178,205
Outline Planning Application
2.5 PRE-CONSTRUCTION PROGRAMME
The outline planning application is generally used to find out if the whether the proposal is likely to be approved by the planning authority at an early stage of planning. This is done before any substantial costs are incurred. This type of planning application allows fewer details about the proposal to be submitted. These details may be agreed following a “reserved matters” application at a later stage. Outline for the Star & Shadow include:
The pre-construction programme describes the sequence in which the tasks must be carried out so that the project can be completed on time. It is documented throughout the RIBA work stages through a bar graph showing deadlines and targets. This pre-construction programme shows from stage 0-4. Pre-construction GANTT Chart The GANTT chart expresses the activity scheduling of each work stage and to which month it should be complete by.
RIBA Workstage
Month:
1
2
0- Strategic Definition
3
4
The exterior rennovation, how it is affected
5
6
7
8
9
10
11
12
This workstage typically undertaken prior appointment
1- Preporation & Brief 2- Concept Design 3- Developed Design - Outline Planning Application - Reserved Matters 4- Technical Design Building Regulations Tender Action
“At
Access routes to and within the site, especially regarding the raised floor level
The addition of plants and trees in the external garden area for the improvement of the site.
Risk”
“At Risk” “At Risk”
The uses of the distinct zones within the site
5- Construction Mobilisation
*Any overlap in workstages (esp. Statutory approvals) is “at risk” of being abortive due to finanical issues if the stage was to be aborted.
The Star and Shadow Cinemas planning application will need to be prepared for the Newcastle City Council to ask for further information as the planning authority may not be able to make a decision with the proposal being of a different use to what is currently in the surrounding area. Once the outline planning application has been granted, a “reserved matters” application must be made within three years of consent. If planning application has not been accepted, the planning authority may grant permission with restricted use rather than refusing the application altogether. If the application IS refused, the applicant can appeal.
3.0 DEVELOPED DESIGN
3.1 PLANNING POLICIES The following local and national planning policies have been considered during the re-development of the ‘Star and Shadow Cinema,’ on the Warwick street location, with regards to the Newcastle Upon Tyne development plan policies. The existing building was previously used for retail (Class A1). The redevelopment would provide space for a cinema (D2), public bar/cafe (A3) concert hall (D2), recording studio and art studio with the option of retail (A1). The class should be considered sui generis as it is a combination of the standard use classes. NEWCASTLE POLICIES MAP The Newcastle Policies Map illustrates the allocations and designations for Newcastle and the Council have prepared a Development Plan document which contains all of the Policies in Newcastle’s Local Plan. - Newcastle City Council
POLICY QA01 QUAYSIDE & OUSEBURN SUB-AREA Policy QO1 is of particular interest as it aims to undertake improvements at city stadium, which sits directly opposite the Warwick street site. Policy Q01 promotes the development of the Quayside and Ouseburn area as a diverse and sustainable mixed used area. This policy aims to continue the development of creative industries within the Ouseburn area. It aims to improve pedestrian and cycling access points by rationalising car parking, encouraging cycle routes and supporting existing public transport links. The Star and Shadow also support and are trying to encourage all of the above. This policy also aims to sustain and enhance the character of the area by respecting the historic buildings and grains of the area.
CSCUP STRATEGIES POLICY CS9 This policy focuses on creating sustainable places of quality and choice in existing communities. This involves maintaining and improving facilities, services and the local environment. It is of particular interest to this redevelopment as it encourages bringing empty buildings back into use.
POLICY CS8 This policy is important to ensure the purpose of the development does not sit in an inappropriate area, and fits in the area. Policy CS8 focuses on the improvement of the range of leisure and culture facilities. Supports visitor attractions, which do not undermine the character of the area. Policy CS8 must be considered due to the purpose of the building changing to ensure it sits appropriatly within the residential area.
POLICY CS14 WELLBEING AND HEALTH This policy focuses on how the local community can be improved and how the new developments would contribute to creating a friendly environment. This would include promoting and facilitating active and healthy lifestyles. The Warwick Street site is located opposite the city stadium which is under the open space (UDP OS1.6, OS4) Warwick Street site and the surrounding buildings are under Employment uses WRAAP ED1, ED2)
POLICY UC3 Leisure, Culture and Tourism. This policy is of particular interest due to the nature of the development. The policy aims to enhance the leisure facilities by extending the offers through daytime and night to a broader range of visitors.
3.1 PLANNING POLICIES POLICY UC6 & UC7 CYCLING & PUBLIC TRANSPORT
3.2 STATUTORY CONSENTS Statutory Undertakers
UC6 promotes sustainable modes of travelling giving priority to cycling, and the development of cycle routes. The Star and Shadow are in favour of promoting sustainable modes of transport. The amount of car parking spaces have been reduced and the addition of bike sheds have been included to encourage other modes of travel.
Statutory undertakers are the bodies that have been given statutory powers towards public functions. This includes privileges towards development and highways access. This can include utilities or nationalised companies. In the early planning and design stages of the Star and Shadow Cinema, it is important to consider these services to ensure a full understanding is aquired of their rights and relevant services on site.
POLICY UC12 URBAN DESIGN Regarding the architecture and public realm, policy UC12 ensures developments are designed with positive characteristics to respect the existing context. Ensuring the materiality is sustainable and appropriate to the character of the area. This policy has been considered when redevloping the facade by influencing materiality choices and signage.
UDP 22 NOISES AND VIBRATIONS Because of the nature of events that will take place inside the building, the noise and vibration levels will have to be considered due to its location within a residential area. 3. In determining planning permission for new proposals for noise sensitive developments other than residential, the city council will have regard to internal noise standards appropriate to the activities within the building. 7. In all circumstances the City Council will take into account the effectiveness of attenuation measures, which can be provided to mitigate levels of noise and vibration. The reduction of noise by improving the sound insulation of noise sensitive buildings, and improving the layout and design to help reduce the noise levels reach the most sensitive external areas.
Statutory Undertakers Services ...
Sewers
Sustainable drainage
Water Supply
Connection to boundary of the street
Electronic Communications
Access to telephone network
UDP POL 7 Pol 7 is of particular interest due to the purpose of the redevelopment being a cinema type building, with surrounding residential properties. Pol 7 focuses on the development in residential areas, which generates noise sufficient significantly to effect existing ambient sound or vibration levels. Needs to comply with the attenuation and monitoring requirements of the development and quality control policy statement 22 - Noise and Vibration.
Gas
Receive gas
Electricity Receive electricity
3.2 STATUTORY CONSENTS
3.3 PLANNING PROCESS
Statutory Consultees
Planning Permission
Statutory consultees are bodies which must be consulted on certain planning applications as set out in law. During a planning application, local authorities are required to provide advice on the proposal and throughout the development process. In a smaller project like the Star and Shadow, it is advised that a specialist consultant is appointed to provide a more specific approach to give planning advice. There is several statutory consents that developments such as the Star and Shadow Cinema have to conform to, this includes:
Planning permission is required from the local authority for the erection or alteration of a building or development. Planning permission is required for the Star and Shadow cinema due to change of use. The town and country planning order (1987) describes some building uses that may not need planning permission when changing the use. The Star and Shadow Cinema does not comply with this order as it will be changing to multiple uses that do not fall within this bracket. Statutory information has been documented to the planning office at an early stage to make the process more efficient.
- Buiding Regulations - Planning Permission - Party Wall Etc. Act regarding the neighbouring properties on the north side of Warwick Street. - Newcastle Core Strategy, the propopsal must abide the Newcastle City Councils visions for the city and the site.
An outline planning application required documents are as followed: - Propsed uses/development of zones - Amount of development
The outline planning application is submitted before the full planning application to ensure everything is okay before substantial costs are incurred.
- Indicitive layout - Min+max heights, widths & lengths - Access points - Design & access statement
- National Planning Policy Framework Planning permission is never guarenteed, which can hold risks within the entire process. To increase chances of planning permission, we have taken following actions: - Informed Newcastle City Council prior to design work - Consultations with relevant stake holders including surrounding residents and businesses of the Warwick Street site. - Analysis of local planning documents to gain an understanding of development processes. - Have the relevent documents available to support planning application.
If an outline planning application is accepted, this is not permission to start work on site. The permission notice will state which matters have been reserved for later approval.
3.3 PLANNING APPLICATION PROCESS START
Contact planning department within Newcastle City Council (local authority) for advice
Apply via planningportal.co.uk to the Local Planning Authority
Outline Application (Reserved Matters Later)
Full Application
Submit application with fees and documentation
Local planning authority achknowledges application and contacts planning department of local planning authority where the application is considered by the planning officer
Not decided within 8 weeks
Application Refused
Granted with conditions
Right of appeal to secutary state
Change proposal and submit new application
REFUSED
Application accepted
Start work within time limit
GRANTED
Local planning authority reviews application
FEES ERECTION OF BUILDING (Not dwellings, agricultural, glasshouses, plant not machinery) Gross floor space to be created by development Reserved Matters Reserved matters form should be used after the outline planning application has been accepted and approved. The reserved matter application should be submitted within 3 years
More than 75sqm, no more than 3750sqm
£385 for each 75sqm or part thereof
Source: Planning Portal Application Fees
Estimated floor space = 1452m2 1452/75 = £19.36 £19.36 x £385 = £7453.60
£7453.60 to submit planning application
SUPPORTING DRAWINGS
Existing site plan with building outlined in red
Proposed site plan with building outlined in red. The only addition is the redevlopment of the carpark with the OCC pod.
SUPPORTING DRAWINGS
The only changes to the elevation of the Warwick Street site will be the East elevation with the addition of the Ouseburn Coffee Companies glulam pod. As illustrated in the elevation to the left, it is a subtle addition using natural coloured materials and does not cause any eyesore to the site. There will be a small terrace area with seating in addition.
Section illustrating the central structure that runs through the site with the cinema and projection gallery.
Section illustrating the projection gallery and the studio spaces in context to Warwick Street.
3.4 DESIGN & ACCESS STATEMENT AMOUNT
The design and access statement is a report that supports planning application. All sites larger than 1000sqm must provide a D&A statment to explain the design thinking. The report explains how the proposal is a suitable response to the site and demonstrates how it can be accessed. The site of the Star and Shadow Cinema is over 1000sqm so therefore will provide a Design & Access statement to support its planning application. The level of detail of the report is proportionate to the complexity of the application, but as a general guide should include:
There is no extension to the existing envelope as part of this planning application. The proposal is internal alterations and change of use. The development will have an effect on the surrounding area as it is currently a building with no use falling into disrepair. The external finishings will be refurbished creating an improved outlook from the nearby areas.
LAYOUT
USE
The internal layout has been designed to facilitate for the Star and Shadow volunteers and the public. There is rentable studio spaces at the rear of the building and a workshop area for the public and to also hold educational workshops and events. The Star and Shadow Cinema volunteers seek to encourage creative practices and the addition of these facilities should do so.
The new use would fit into several classes. Cinema (class D2) Public bar/cafe (class A3) Concert hall (class D2) Art studios with the option for retail (class A1)
The below diagram shows the interal access and circulation around the site. It demonstrates how the circulation flows around the central structure in both directions, all leading back to the main central entrance.
ACCESS Vehicular & Transport Links The site is well connected to city centre and surrounding suburbs. There is 2 accessible car parking spaces as the Star and Shadow Cinema voluteers seek to avoid the use of cars. The sustainable ethos of the Star and Shadow Cinema means that cycling is encouraged, therefore there is the addition of an internal and external bike store. The site is located within cycling distance to the city centre and surrounding residential areas. On foot the site is easily reached from the surrounding areas, there is also bus routes with a bus stop directly outside the site, and a short distance to Manors and Jesmond metro station.
Inclusive Access - The main entrance will be via Warwick Street, with 1 main public entrance and 2 private entrances to the workshop and coffee shop. The entrance is clearly delineated by the canopy and signage. The cinema will provide access to all abilities, ages and social grouping. - All internal doors, corridoors and fire escapes will be fully accessible to all users. - The building has two levels through the building, these existing constraints means the building needs internal
Compliant to Part M controlling access to and use of buildings
3.4 DESIGN & ACCESS STATEMENT LAYOUT
Plant Room
W.C
Rentable Studios
Reception
Staff Office
Night Bar
Green Room
W.C
W.C
Store
Cinema/Venue Kitchen Cafe seating
Workshop Private entrance
Gallery
Platforms
Public Entrance
Cafe Seating Pods
Ouseburn Coffee
Level 0 Plan
The internal layout has been designed so the central structure provides all the viewing facilities. This includes the cinema/venue space, the projection gallery, the external viewing screen on the terrace and also the projectors screening silent clips of moving pictures throughout. These cinema being the main facility within the site, the W.Câ&#x20AC;&#x2122;s, cafe and night bar are surrounding for ease of access at all times. The left side of the site contains facilities with more of an educational purpose. This includes the studio spaces, workshop, viewing platforms and projection gallery. Central to all is the reception that can be seen upon entrance directly through the building. It is placed at the other side to allow breathing space for the user so they are not hit directly with box offices etc. All services such as plant rooms and W.Cs are located along the rear wall.
The first floor contains one small cinema screen and access to the projection gallery. The projection room also sits on the first floor as a feature. Access to the first floor is by stairs or lift.
Projection Gallery
Mini Screen
Projection Room
SCALE
Cinema
Level 1 Plan
The application is for internal alterations and change of use therefore the scale is as existing.
3.4 DESIGN & ACCESS STATEMENT Landscaping Currently to the east of the site is a small car parking area. The proposal includes an area for the Ouseburn Coffee Company that sits within the site. They can serve externally, there will be the addition of a terrace area with seating joint onto the coffee shop. In addition, there will be an outdoor cinema screen where short films will be screened during set times. There will be silent moving pictures screened throughout the day to draw attention from the passing public, however not cause any noise when no specific screenings are on. There will be the addition of a small grass area to allow for picnics during the summer months. In addition, there will be two accessible car parking spaces only for the use of disabled badge holders. A bike shed and plant store will also sit in this external area.
Appearance
The only major alteration to the existing building is the addition of the external coffee shop pod which projects through one of the existing openings. The pod is constructed from a glulam frame with gluelam cladding and flooring.
The structure in which the film is projected onto is a continuation of the internal structure of birch plywood panels.
3.4 DESIGN & ACCESS STATEMENT
3.5 FULL PLANNING APPLICATION
Appearance The existing building has a masonary ground floor with floor to ceiling glazing covere with security shutters on the south facade. Above the masonary is a corrugated metal facade with a corrugated metal roof. All of the above will be refurbished during the application however no major changes will be made. Externally there will be no changes to the volume of the building. The building will be refurbished in terms of the appearance with new glazing and a new render upon the masonary. There will be new signage erected above the entrance with a new set of doors. The proposal aims to brighten up the building which was not in use and becoming an eye sore to the street, whilst maintaining the industrial aesthetic.
Glulam floor panels running horizontally to the central structure
The structure is constructed of a steel frame with sound proof accoustic insulation throughout
The central structure is cladd with blackened steel panels reflecting the Newcastle heritage of the steel works.
The full planning application is required at the end of work stage 3. The manditory documents and national requirements include: -
Application form 1:1250 site plan with site outlined in red 1:100/1:200 site plans of existing and proposed site Ownership certificate Agricultural holding certificate Design and access statement Application fee
3.6 Party Wall etc Act. Appearance The party wall etc act prevents and resolves disputes in relation to party walls. A party wall or structure is a wall or floor that seperates one building from another. In relation to the Star and Shadow Cinema project, this is of concern regarding the surrounding buildings North of the Warwick Street site. A party wall surveyor is needed if the work that applies may have consequences for the structural strength and support of the party wall, or cause damage to the adjoiing owners side of the wall. The Party Wall etc. Act 1996 must be considered if the proposal intends to:
Party Wall Award
The party wall award is a decision on when and how the work is to be undertaken. It specifies additional work and decides who pays the surveyor fees and the building work fees. It is usually the building owner who pays the fees however this could be disputed. If the adjoiining owner still does not agree with the work although it has been consented by the party wall surveyor, they can attempt to stop the work through a court injunction.
Party wall type A- A wall that strides a boundary of land belonging to two owners to seperate their building. Party wall type B- A wall that is wholly on one owners land but is used by two or more owners to seperate their building.
You must notify all adjoining owners, and it is the clients obligations to notify them in writing at least 2 months before and at no more than 12 months before work is due to start.
Adjoining owners have 14 days to consent in writing and indicate they have a counter notice within one month, or refuse consent.
If the adjoining owner refuses consent, then a party wall surveyor must be appointed. This can be an “Agreed Surveyor” who will draw up an “award,” or each party will appoint their own surveyors. If the adjoining owner will not cooperate, then a surveyor will be appointed on their behalf.
If each parties surveyor cannot agree, then a third surveyor will be appointed to decide “awards.”
North of the Warwick Street site is a surrounding building seperated by the same party wall. The proposal is to designed to unalter the existing party wall however the PWA must be followed and the adjoining owner must be contacted. Sections which apply to the Star and Shadow Cinema include:
Section 1 - Build a free standing wall or a wall of a building up to or astride the boundary with neighbouring property Section 2 - Work on an existing party wall or party structure or building against such a party wall or party structure Section 6 - vacuating near a neighbouring building
4.0 TECHNICAL DESIGN
4.1 BUILDING CONTROL APPROVED DOCUMENTS The approved documents set out the ways in which building work complies with the performance requirements of the building regulations. There is no legal obligations that suggests the approved documents must be adopted to new buildings, however they are an expectation of the standards required for compliance with the building regulations, and the standard methods used to achieve these. (Planningportal.gov.uk)
Part F Ventilation F1(1) Means of Ventilation There shall be adequate means of ventilation within the building to ensure the users are comfortable and prevent pollution.
F2(2) Fixed systems for mechanical ventilation must be tested and adjusted securely to ensure they work appropriately
Part B Fire Safety Volume 2
Part G Sanitation, Hot Water Safety & Water Efficiency
B1 Means of Warning and Escape
G1 Cold Water Supply
The building shall allow a safe means of escape from the building in the event of a fire with effective use of materiality such as fire detection systems. This is particularly important regarding the areas where people congregate, for example the projection gallery and the cinema.
There will be a suitable installation of drinkable water in any place where drinking water is drawn, any washbasin or any room containing a sanitary convenience. This will be important throughout all W.C and any washbasins within the studio areas.
B2 Internal Fire Spread (Linings)
G2 Water Efficiency
Internal wall and ceiling linings and internal structures will resist the spread of the flames if ignited and have a rate of heat release. When considering materiality regarding the interal finishings, B2 will be considered to resist fire spread.
Reasonable provision must be made by the installation of fittings and fixed appliances that use water efficiently or the prevention of the undue consumption of water
B3 Internal Fire Spread (Structure)
G3 Hot Water Supply Systems
It is ensured that the existing structure is of a sound stability, and if in the event of a fire, will maintain for a reasonable period. B3 will be considered regarding the internal structures of the intervention with the addition of intumescent spray.
There must be suitable installation to provide heated water to any sink or washbasin providing sanitary convenience. G2 regards all W.Cs and will be adopted to the kitchen and studio washbasins also.
B4 External Fire Spread
G4 Sanitary Conveniences and Washing Facilities
B4 does not necessarily apply as the existing structure will not be altered, however, if alterations to the roof structure are to be made it shall adequately resist the spread of fire to the neighbouring buildings.
Sanitary conveniences must be provided in rooms required for sanitary purposes, (e.g., W.C and kitchen.)
B5 Access and Facilities For The Fire Service Internal stability will be maintained during fire and fire spread will be prohibited. The site allows reasonable provisions to enable fire appliances to gain access to the building as situated on a main road with several openings on the facade.
Part E Resistance to Sound This document usually applies to dwellings houses, however as the site is situated beside dwellings and due to the purpose, it should be considered towards the design. The cinema and venue areas within the site will, at times, create high levels of noise and will be considered during design regarding the sound resistance from the neighbouring buildings.
Part H Drainage and Waste Disposal H1 Foul Water Drainage An adequate system of drainage will be provided to carry foul water from sanitary convenience and kitchen appliances to the public sewer.
H3 Rainwater Drainage Adequate gutter systems shall be made for rainwater to be carried from the roof of the building to a drainage system
H5 Seperate Systems of Drainage Systems discharging water to a sewer will be separate for that of foul water and rain water.
H6 Solid Waste Storage A separate area will be provided to house the bins externally, segregated away from facilities.
Part J Heating Producing Appliances Combustion Appliances and Fuel Storage Systems Any heating appliances, boilers or similar devices must work safely, efficiently and be provided with sufficient air supply to burn correctly, protecting against the risk of pollution and ill health, whilst associated chimneys or flues must be safe to use and protect the building and fuel storage from a risk of fire
Appendix C (C1) The boiler must be installed in an appliance compartment such as a boiler room, which is ventilated directly to the outside. The design of the boiler is such that it requires cooling air in these circumstances.
Part K Protection From Falling, Collison & Impact K1 Stairs, Ladders and Ramps The stairs leading to the first floor will be onstructed and installed so that people safely between floors
K2/3 Protection From Falling Handrails and banisters will be provided to prevent falling between levels and on stairs.
K4 Protection Against Impact With Glazing 5.3 and 5.4 - Ensure glazing breaks safely regarding glass balestrades and glazed walls throughout design with reinforced glazed panels.
K5 Protection From Collision With Open Windows Provision will be made regarding facade windows to prevent people colliding with open windows
Part M Access To and Use of Buildings M1 Access and Use Users must be able to adequatley gain access to the building and use the facilities The building has 2 floor levels therefore will be the addition of a ramp for wheelchair users. There will also be a disabled access lift to gain access to the first floor.
M2 Access To Extensions Suitable independent access must be provided to the extension where practicable. Regarding the external coffee shop, it will have independent access from the existing building.
Part P Electrical Safety P1 Design and Installation Reasonable provision should be made in the design and installation of electrical installation in order to protect persons operating, maintaining or altering the installation from fire or injury. Registered contractors should carry out all M&E work.
4.2 PROCUREMENT & CONTRACTS
Traditional 86%
Procurement Process Procurement is the process of purchasing goods or services. There are various routes to which the design and construction of a building can be procured. Each process should be understood by the client and should suit the long term objectives of the clients business plans. Considerations are likely to be:
Speed
Quality
Quality and cost certainty, a traditional contract is a contract between the client and the contractors which is developed by the consultant team. The contractor is appointed to construct only - or limited contractor-design portion. Contract administrator is appointed to - Administer contract - Quasijudical role
CHOSEN CONTRACT
Traditional is suitable for the Star and Shadow Cinema due to the size and type of project.
Cost Traditional Procurement RIBA Workstage
Month:
3
4
5
6
7
8
9
10
11
12
2- Concept Design
Types Of Contracts A contract is an agreement between both parties that is enforced by the law. Both client and contractor will agree and sign the contract before work commences. There is 3 main typical types of contracts based on speed, quality and cost.
3- Developed Design - Detailed Planning Application - Discharge of Conditions 4- Technical Design Building Regulations Tender Action 5- Construction Mobilisation
Traditional Quality
Consultant
Impossible
Architect
Contract Administrator
Ex
pe
ow
ns
Sl
iv
e
Client
Main Contractor
Design Team Leader
Sub-Contractor Construction Management Speed
Low Quality
Design & Build Quality
13
14
Design & Build
80%
Contruction Management 18%
Ensuring low cost where design quality is not important. Most suitable for simple builds. The contractors main aim is to maximise profit with D&B contracts. The contractor is appointed to D&B from the clients statement of need which is developed from the oncept design and performance specification. Nothing can be changed at a later stage.
Individual trade contractors have a contract with the client. The construction manager acts as agent
Client
Client
Construction Manager
Consultant
Work Contractor
Agent Main Contractor
â&#x20AC;&#x2DC;Consultant Switchâ&#x20AC;&#x2122; Post tender
Post-Tender
Sub-Contractor
Architect
Sub-Contractor
Single Stage D&B RIBA Workstage 2- Concept Design 3- Developed Design - Outline Planning Application - Reserved Matters 4- Technical Design Building Regulations Tender Action 5- Construction Mobilisation
Month:
3
4
5
6
7
8
9
10
11
12
13
14
Quantity Surveyor
Consultant
Clerk of Work
4.3 TENDERING
Preliminary Enquirey During the preliminary enquirey, to allow for the shortlisted contractors to decide if they would like to enter the tender for the project they will receive the following information:
What Is Tendering? A tender is a formal or written application to carry out work or supply goods. There are two main types of tendering:
-
COMPETITIVE TENDERING
Competitive tendering is a more common route to take. It is a bidding process from a number of short listed contractors. Contractors are usually chosen prior to experience and size of the compant. The contractors put together their best price for the proposal and you choose who to employ. This route tends to give you the best price as you have a variety to choose from. Select Shortlist
4 Week Process
YES
NO
If the job overruns, the contractor will pay money back to the client at an approximate amount of what money they would receive if they were in possesion of the building. The financial status of the contractors by assessing previous clients or sub-contractors will to ensure no issues arise during the project.
Open Tenders
Preliminary Enquirey 6 Week Process
Type and function of building Description of project Parties involved Location of site Approximate cost range Number of tenderers proposed to invite Type of contract Date of issue of tender Approximate date for dispatch of tender documents Period for completion of work Particular conditions applying to contract
Select
Return Late Bids Unopened
Notify Unsuccesful Bidders
Check BoQ 2 Weeks
Tender Invitation
NO
The competitive tender has been selected in order to choose a contractor for the project due to its speciality. The chosen form of tendering is a safer process and will reduce waste time allowing the project to begin quickly. It also gives you as a client a greater confidence that the requirements will be met. An invitation to tender is required, this will include:
CONTRACT Negotiate
Reject
- Letter of invitation to tender - Form of tender - 4 copies of drawings
NEGOTIATED TENDERING
Negotiated tendering occurs when a client approaches a contractor on their track record or a previous relationship and the terms of the contract are negotiated. It is usually used if there is time constraints on a project to save time choosing a supplier. This can be risky, as there is no time restrictions we will not be using the negotaited tendering process.
- 2 copies of preliminaries and specifications (programme + alternative) - 2 copies of bills of quantities/ schedule of rates/tender pricing document - Addressed envelope for return of tenders (mark with anonymised code) - Instructions for site inspection
4.4 CONSTRUCTION CONTRACTS Preliminary Enquirey The construction contracts are the aggreements that set out the conditions of the works. A contract is a legal obligation between both parties and the type of contract must be chosen with care. With every contract, there both client and contractor will sign the contract before the work commences. 1 copy will be given to the client and 1 to the C.A or Agent. The standard forms of contracts are as followed:
The Joint Contract Tribunal (JCT) New Engineering Contract (NEC) Bespoke Contract Federation Internationale Des Ingenieurs - Conseils (FIDIC) ICE Engineering Contract GC/ Works PPC2000 JCLI
60% 16% 10% 3% 2% 1% 2% 2%
The JCT contract is the most common contract. It encourages partnering and avoids bespoke contracts. The JCT is accompanied by guidance notes and documentation. These include:
Agreement for minor works (MW) - small projects up to £150k or very simple projects Intermediate form (IFC) - Projects up to £2m - Projects with sub-contractors - “Named” sub-contractors Standard form (SBC) - Dispute resolution (mediation, adjudication, arbitration, litigation) - “Nominated” sub-contractors (should be avoided)
The IFC is chosen for the Star and Shadow Cinema in relation to costs of the project and traditional procurement.
Pre-Contract Meeting Once the type of contract has been chosen and the contractors have been appointed and the works are ready to begin, the contractor and consultants will meet on site. This is usually the first time everyone will meet each other. They will hand over documentation and look at the inspection schedule. They will agree information like site access and agree upon all procedures. This happens at STAGE 5.
4.5 CONSTRUCTION SEQUENCE
With the site having an existing shell it is difficult to construct the interior structures so this has been considered from early in the design stage. This part describes the assemby sequence of the Star and Shadow Cinema diagramming how the existing shell is stripped out and the new interior is constructed overcoming any problems with access etc.
Site Access Points The site is sat on Warwick Street with loading bays and short stay parking spaces directly outside the south facade. This area can be used for unloading the materials directly through the front of the building.
WARWICK STREET
In addition there is the carpark to the east of Warwick Street that can be used for site huts, deliveries and unloading. This space will be cleared until the internal development is complete.
4.5 CONSTRUCTION SEQUENCE
1.0 Site Preporation
2.0 SUPERSTRUCTURE ERECTION
The site will be prepared by stripping out the existing shell and disposing of all unwanted materials. All equipment will be delivered and prepared for building works to begin.
The steel beams will be measured to size off site and delivered ready for erection. The steel decking will be installed with screed resin poured insitu.
4.5 CONSTRUCTION SEQUENCE
3.0 ENVELOPE
Once the frame is installed the insulation and cladding will be fixed to the structure and internal finishes will be attached. Staircases and the lift will be installed.
4.0 FIXTURES & FITTINGS
Glulam structures are installed with pre fabricated panels. All M&E services, furnishings and the cinema fit out is installed. The internal and external fitout is complete and the site is cleared of any equipment ready for hand over to the client.
REFERENCES 1. A REPORT EXPLORING PROCUREMENT IN THE CONSTRUCTION INDUSTRY (2011) Available at: https://www.ciob.org/sites/default/files/CIOB%20research%20-%20Procurement%20in%20the%20Construction%20Industry%20 2010_1.pdf (Accessed: 21 December 2015). Guidance on fees (no date) Available at: http://www.bhbarchitects.co.uk/images/guidance_on_fees.pdf (Accessed: 11 January 2016). 2. Ostime, N. (2013) Riba architect’s handbook of practice management. 9th edn. London: RIBA Enterprises. 3. Phillips, R. and Philips, R. (2004) Guide to RIBA forms of appointment: The architect’s contract: 2004 revisions. 2nd edn. London: RIBA Publications. Planning portal -application type guidance V3.2 guidance notes for: Application for outline planning permission with some matters reserved town and country planning act 1990 1990, c. Available at: http://www.planningportal.gov.uk/uploads/1app/guidance/guidance_note-outline_application_with_reserved_matters.pdf (Accessed: 12 January 2016). 4. Portal, P., Communities and Government, L. (2014) Statutory Consultees. Available at: http://www.planningportal.gov.uk/planning/statcon (Accessed: 9 January 2016). 5. Sinclair, D. (2013) Guide to using the RIBA plan of work 2013: 2013. United Kingdom: RIBA Enterprises. Statutory consultees | planning practice guidance (2003) Available at: http://planningguidance.communities.gov.uk/blog/guidance/consultation-and-pre-decision-matters/statutory-consultees/ (Accessed: 9 January 2016). 6. Wevill, J. (2012) Law in practice. . Citations, Quotes & Annotations A REPORT EXPLORING PROCUREMENT IN THE CONSTRUCTION INDUSTRY (2011) Available at: https://www.ciob.org/sites/default/files/CIOB%20research%20-%20Procurement%20in%20the%20Construction%20Industry%20 2010_1.pdf (Accessed: 21 December 2015). (A REPORT EXPLORING PROCUREMENT IN THE CONSTRUCTION INDUSTRY, 2011) Guidance on fees (no date) Available at: http://www.bhbarchitects.co.uk/images/guidance_on_fees.pdf (Accessed: 11 January 2016). (Guidance on fees, no date) 7. Ostime, N. (2013) Riba architect’s handbook of practice management. 9th edn. London: RIBA Enterprises. (Ostime, 2013) 8. Phillips, R. and Philips, R. (2004) Guide to RIBA forms of appointment: The architect’s contract: 2004 revisions. 2nd edn. London: RIBA Publications. (Phillips and Philips, 2004) 9. Planning portal -application type guidance V3.2 guidance notes for: Application for outline planning permission with some matters reserved town and country planning act 1990 1990, c. Available at: http://www.planningportal.gov.uk/uploads/1app/guidance/guidance_note-outline_application_with_reserved_matters.pdf (Accessed: 12 January 2016). 10. (Planning portal -application type guidance V3.2 guidance notes for: Application for outline planning permission with some matters reserved town and country planning act 1990, 1990) Portal, P., Communities and Government, L. (2014) Statutory Consultees. Available at: http://www.planningportal.gov.uk/planning/statcon (Accessed: 9 January 2016). (Portal, Communities, and Government, 2014) 11. Sinclair, D. (2013) Guide to using the RIBA plan of work 2013: 2013. United Kingdom: RIBA Enterprises. (Sinclair, 2013) Statutory consultees | planning practice guidance (2003) Available at: http://planningguidance.communities.gov.uk/blog/guidance/consultation-and-pre-decision-matters/statutory-consultees/ (Accessed: 9 January 2016). (Statutory consultees | planning practice guidance, 2003) 12. Wevill, J. (2012) Law in practice. . (Wevill, 2012)