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MICHAEL WARREN ASSOCIATES LIMITED
PLANNING & BUILDING CONTROL RECEIVED ON 12 OCT 2015 DEPT OF ENVIRONMENT PROGRAM AGRICULTURE
4 PIPING GREEN, COLDEN COMMON, WINCHESTER, HAMPSHIRE, SO21 1TU Email: [email protected] Tel: 01962 841224
ADDENDUM INFORMATION
General Considerations:
Getting Material to Site.
Disruption & Noise.
Items 2 – 4 above all create potential issues with residents in flats etc above in respect of vehicle movements and noise, storage for items is limited to a small area of ‘flatish’ ground to seaward side of Traie Menagh Drive, and approval of Local Authority or Harbour Authority would be required.
Construction of a project of this size and difficulty and restriction of access is inevitably going to create some disruption to local residents and the Authorities will inevitably seek to minimize and accept for as short a time as possible, simply to avoid criticism from local residents.
Fill as shown with SUDS plastic crates with membrane over the perhaps lean mix slab with drainage layer of gravel stones with soil barrier over and say 300mm topsoil over to a level of say 150mm below top of existing pool surround.
Details and considerations relating are attached.
These are existing electricity, water and sewage connections to site, conditions subject to survey but probably best to assume will need substantial replacement.
Sewage pipe understood to be cast iron and sewage from dwelling will need to be retained and pumped to Traie Meanagh Drive above.
Pump and holding tanks etc in plant rooms to basement. (Klargester/Flyght pump etc.)
Heating – oil or preferably gas fired boiler operating low pressure hot water underfloor heating system embedded in screed or heat pump taking heat out of subfloor areas allowed to flood every tide.
Ventilation and heat recovery sited in plant rooms with ducts in voids between rooms. Could operate as a full air conditioning system rather than gas fired or heat pump system. Hot water oil or gas fired or heat pump or electric.
Heat pump – possible with extractors coils laid to bottom of pool area embedded in concrete and then tidal flap valves allowing flooding of area each tide to replenish area with cold water each tide. Think it might be necessary to retain a certain level of water at all times and secondary issue would be whether to have water under the building in any event would be a good idea. The would allow heat pumps to work satisfactorily but could be contentious, and a matter for future discussion with the authorities.
Dehumidifiers will be required and can be sited in adjacent plant room together with chlorinating plant etc. Plant room in location indicated can have vents to exterior.
Discharge to sea. Where building abuts cliffs some measures will be needed to carry away water running down the face of the rock which in storm conditions could be substantial and have indicated a gutter to roof discharging out over the boat store area. If under slab area allowed to flood then discharge could be straight down to the underfloor area as simplest means of disposal, or pumped through the underfloor area to the sea. If the underfloor area is allowed to flood this would need to be controlled with a series of tidal flap valves. Gulley between the building and cliff can be filled with large rocks tumbled in which would form a good transition between the grass roof and cliff.
Doors to be protected by roller shutter system.
Windows to basement bedroom considered to be far enough away to be safe from wave action.
The house is built on a platform supported by retaining walls at a level of 5.5m above datum with such areas within the lower floor protected by what is in effect a sea wall/retaining wa//. Openings into the lower floor area are restricted to one door in protected membrane and further protected by roller shutters.
The only other openings to this wall are to windows to bedroom 5 and are considered to be far enough away from the outer sea walls to be safe from direct wave action.
The bulk of the residential accommodation and terrace are at a level of 9.050 above datum and considered safe from direct wave action.
In extremely inclement weather with large wave formations. It is possible that some spray.spume reaching the high levels could be expected on rare occasions.
Details of possible window and balcony systems are attached.
As with all construction site activity tends to be low at commencement building up to a peak mid-term and then failing away towards the end. With a 14 month contract one would expect peak activity to fall within the middle 6 months before and after which time noisy activity would diminish.
CONSTRUCTION VEHICLE MOVEMENTS
Clearly with a project of this size vehicle movements are likely to be reasonably significant during the early stages of the project.
It is not possible to be precise unless a full quantity surveying measurement is carried out, however this is simply one dwelling (albeit quite large) and would not expect site generation of traffic to be any worse than for other large house projects within the island.
Site traffic movement is largely a matter of management to avoid conflict with surrounding development and would be covered in the construction phase management plan.
Dwelling at Traie Menagh Pool Site
September 2015
Personal Profile:
My name is Paul McArd and I am the Principle of the McArd Group, which I have managed for the last 20+ years. I am an accomplished and commercially-forcused Chartered and professional Construction Manager with a proven track record of managing large / medium sized projects for over 20 years. I am a Chartered Fellow of the Chartered Institute of Building and an Associate of the Royal Institute of Chartered Surveyors. My spectrum of work scope covers all forms including commercial, residential, multi-occupancy, refurbishment and industrial. McArd's as an organisation has had a large presence within the Island's construction industry with over a 160 years of history.
Key Skills :
Main Site Challenges & Restrictions :
(i) Site Set up & Welfare
This will, as all aspects of the project will require full detailing planning & programming of all aspects of the aforementioned list.
Welfare set up could be sited on the NW Elevation, possibly off scaffold /structural platforms and stacked onto each other. Logistics of lowering the cabins into position by appropriate crane- age or dismantled and assembled in-situ. WC's could either be chemical or piped into the existing foul main.
A carefully selected Architect / Contract Administrator would be Michael presumably? Consulting Engineer, Building Services Engineer, Planning Supervisor, Site Manager, site engineer and HS Advisor
Following survey; a remote tower crane / full tower crane with established loading platforms top and at site level. Possible shutes and a culvert stop pit for loose material.
Noise, parking, dust, deliveries and loading are the offending disruption factors.
The actions against these elements will require working hour restrictions, flyers to neighbours, to keep them updated on main tasks that will effect them, 'tool box talks' to staff and subbies, along with site inductions for site rules.
Dust and muck will be dealt with localised, with screens and road sweeps, if necessary. Parking, an agreed parking zone will be identified and implemented.
Loading and deliveries will have to supervised on timings, and with banks-men for manoeuvring of large wagons.
A Construction Phase Health & Safety Plan (CPHSP) will need to be devised with this document evolving with the project, and highlighting the main hazards and risks, interfaced with and in partnership with the Planning Supervisor Pre-tender Health & Safety Plan.
As touched on before, an allocated area will need to be agreed and zoned off as to not to offend the adjacent property holders.
Once established as to where the natural gully's are, these will then need to be managed and diverted around the working space as to avoid flooding. Attenuation measures will probably be introduced due to the topography of the site, where the Consulting Engineer will have to be involved for the design element.
(viii) Tidal issues
Until the project has reached a further couple of stages this can be looked at in isolation, and design measures drawn up to. The main structure could be away from the tidal areas and may not need addressing.
Conclusion
The site is a difficult one from most perspectives and with attention to detailing required with planning and designing out, of all major tasks and logistics for large deliveries well planned. Constant liaising with authorities, neighbours and the Health & Safety Advisor will be key to a successful project execution and delivery.
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