Construction Management Project
1.0 Feasibility Report for Scheme 1
1.1 Location
The proposed location for the construction of this project isNeasden Town Centre Car Park which is located within the London Borough of Brent in North West London. The address of the site is Neasden Close, Brent NW101.A location map can be found in Figure 1. The site outlined is currently being used as a car park for the community. Refer to Figure 2 for view of the car park. This site is located at the junction of Neasden Shopping Centre which is regularly a busy place.Additionally its right side is across the road from the Brent Community Housing roundaboutand rear side faces the Neasden Lane high way.
The surrounding area contains mostly stores and shops with flats right above them as is the case with the adjoining building on the left hand side shown in Figure 3 at 237-239 Neasden Lane, Brent Park NW10 1QG. The building is a considerably small shopping mall containing a number of stores within including a hairdresser.
1.2 Amenity
The site is located in a highly active and busy location near Neasden Shopping Centre where buses as well as shoppers and pedestrians are in constant activity. The location is a mixture of residential as well as a centre for shops such as laundrette, internet café, betting stores and a bank. It is also in a close proximity of fish & chips stores, restaurants and supermarkets such as Tesco’s and other oriental stores. Moreover the site is within a 10 minutes’ walk to Crest Academy which is a secondary as well as a sixth form.
1.3 Transport
The site benefits from being close to the Neasden Shopping Centre where a number of buses take off from including bus 297 which departs to Harlesden, bus 302 to Golders Green and bus 182 which passes by Wembley Stadium. Additionally the site is not far from the trains where it is located about 8 minutes’ walk to Neasden Tube station that the Jubilee Line departs to and from.
1.4 Topography
The site outlined in red at figure (?) is built with road surface to ease the access of cars but at the entrance there is a noticeable slope from the main street. Moreover the surrounding levels are uneven with the site where the front street is higher and the high at the read is considerably lower; the road on the right hand side is a slope. Additionally the site is surrounded by major trees and greenery covering around 60% of the site.
1.5 Sustainability
Construction in recent decades in the UK has integrated sustainability in all its aspects and construction phases from inception to post completion. The use of natural resources, pollution and the general impact caused the construction are all sustainable aspects that special attention must be paid to. Thus codes and regulations have been enforced by authorities to ensure that design and construction aspects are carried out with considerable respect to sustainability. In addition sustainability includes various aspects including the CO2 emissions, renewable energy, energy use, water consumption and leakage(air, gas and water). In connection the construction phases and project life cycle must embed and pay careful attention to relevant codes and regulations i.e. BREEAM’s Code for Sustainable Homes and the Approved Document L – Conservation of fuel and power. Moreover it is imperative to consider the waste management aspect where the debris and general waste is management efficiently. Waste management considers the amount of waste produced by the project, the mechanism by which they are transported (usually to North London Waste Authority)
Sustainability must be considered to benefit the end users of the flats being built where low energy consumption facilities are installed. The use of underground tanks to store water and reused for the purposes of residential washing machines as well as the use for flushing the WC which contributes to a major water loss. It is important to ensure efficient flow reducing water facilities are installed such taps and controlled flow machines i.e. a maximum volume of 18 litre dishwasher and 60 litre washing machine.
The use of heating energy is an issue in the UK leading to high energy costs for residents and producing high carbon dioxide emissions. The installation of condensing gas boilers is recommended as they are highly efficient in terms reducing carbon dioxide emissions and contribute to considerable reduction in heating and gas bills. Needless to say that the fabric of the structure must be built to accommodate these improvements by complying with Building Regulations, Approved Document L1A 2006 which recommends that the U-values of the fabric must be as low as 2.2 W/m2K. The regulation also recommends that all the doors and windows are to be double glazed to enable for ventilation and energy conservation.Once constructing the structure it is important to consider the passage of sound from and to the flats. The structure must be in accordance with the Building Regulations, Approved Document E, 2003:8 Resistance to the Passageof Sound where sound prevention is important especially in the case of this project, where the sound of driving cars on the high road is almost continuous. The thickness and function of the materials chosen plays a vital part in the level of sounds passing through the structure.
Renewable energy is becoming increasing common in nowadays’ construction and technologies such as solar panels are in particular new favourites. The Building Regulations, Approved Document L2013 recommends the use of renewable energy such as solar panels. However, this technology can only be used in the summer where there is no lack of sunshine.
1.6 Flood Risk
According to the Environment agency there are no warnings nor any risk in the case of flood, as the Figure (?). The likelihood is virtually very low because of the distance between the site and closest source of water which is the Brent river flowing from Hendon to Brentford.
1.7 Socio-economic
1.7.1 Population
In recent years the population of the UK has enormously increased that London city has become overcrowded. Figure (?) from the Office for National Statistics (ONS) shows the increase in population in the last 10 years.
Greater London Authority’s figures for 2014 indicate that the population was 8,556,600 which is 7% increase in the last 5 years. This population growth ledto an increase in housing demandwhich in turn contributed to overcrowding. Population increase is due to a number of factors including immigration, births and deaths. The Office for National Statistics indicates that an increase of 0.63% of population since 2012 and the highest recorded increase in the UK is the city of London with an increase of 1.30%.
Furthermore Borough of Brent which is one of the most densely populated areasin London has the highest levels of migration in London with a density of61 persons per hectare.It also has the second highestnumberof adults entering the UK and registering for a National Insurance Number in London.
It is worth mentioning that Borough of Brent has the largest ethnic minorities in London with 71% other than White British, and it has the third highest average household size in the country.The Borough authority recognises that it needs at least 3,386 new affordable homes annually. In addition to the overcrowding in 2014 90% of the population cannot afford market housing and residents’ median household income £16,063, excluding benefits.
1.7.2 Employment
Greater London Authority’s figures of London indicate that there has been an increase in employment in the last 5 years with a current total workforce of 5,599,000 which is an increase of 4% since last year. The figures also indicate that 2.7m of the total workforce is females with 3.0m males.The Brent Borough Council’s 2014 figures indicate that there are 218,100 working age people living in Brent which is a considerable increase of 37,000 over the last 10 years from 2004 where the figures were 181,100. The figures also indicate that in all age groups, apart from age 20 to 24, men have a higher rate of employment than womenwith a higher percentage of female part-time employees than male part-time employees. In addition 36,000 of working age are with work limiting disability or EA core living in Brent and 44.2% are in employment. Moreover the average employment rate is 68% with mixed race people hold the highest rate of 79.6%.
1.7.3 Crime
According to the Metropolitan Police the total notifiable offences in Brent is 2,637 and making it the fourth highest Borough in London after Baking & Dagenham, Barnet and Bexley. Moreover 535 crimes have been committed within a 1 mile radius of the proposed site with the three highest categories being anti-social behaviour crimes comprising of 29.2%, 19.8% violence and sexual offences and 9.5% other theft. Crimes with lower figures are recorded as burglary, drugs, possession of weapons, bicycle theft, shoplifting and vehicle crime.
1.8 Planning for Scheme 1 – Design and Access Statement
1.8.1 Use for Scheme 1
The site which is essentially a car park is owned by the authority of Brent Borough and can be used for residential development i.e. a block of flats to meet the increasing demands for housing. The statistics have indicated that the Borough of Brent has been experiencing overcrowdingin particular the last 10 years and thus it is highly convenient to use the car park for residential purposes.
Theproposed construction of flats would serve well to meet the increasing demands for housing in Brent especially for those who reside in Council housing, which the Council is currently unable toabsorb all the people in need.
In addition the location of the site is primarily residential with the availability of stores and shops nearby as well as the access to other areas making it a perfect location for family occupation.
Brent’s average household size is one of the highest in the country, but less than 25% of the new housing provided in recent years has been more than two bedroom units, and Brent has some of the most overcrowded dwellings in the country. This results in a high level of need for new family housing. Thus redevelopingthe site into a block of flats of 3 bedroomswould suffice significantly. The flats can also be used for the occupation of families with children who attend schools where a number of schools are within walking distance of the site including Neasden Montessori School, Braincroft Primary School and Crest Academy which is a secondary and Sixth Form combined.
In connection redeveloping the car park for a block of flats would savesufficient time as opposed to having to construct on an already existent structure where demolition is needed.
Furthermore the bureaucracy of having to acquire planning permission for the construction and the acquisition of the land is hugely eliminated because the site is owned by the council. Such planning requirements are made at ease since it is the Councilthat can permit and provide them.
1.8.2 Amount for Scheme 1
There isa number of factors to consider to for this point including the size of the project, scope, design, material and construction time. It is recommended that is recommended that the project is to be constructedinto a three storey block of flats taking into consideration the adjoining structures which are of three storeys as well.
In addition Brent’s Development Management Policies of 2014 (DMP) outlines that new buildings must reflect the nature, design and architectural style of the local area which is in this case Victorian. Thematerials used in the construction must be of high quality and allow for sustainability i.e. Concrete made with Recycled Crushed Aggregate (RCA).
Furthermore the construction time of the project is highly recommended to be as quick as possible considering the increasingly large numbers of people in need of housing Brent of around 20,000on the “waiting list”. The consideration off all the above along with accurate or near estimation of the project costs will give an idea of the total amount of such as scheme.
1.8.3 Conservation Area
The Borough of Brent does include the selected site into the list of designated areas for conservation.
1.8.4 Layout for Scheme 1
The constructed structure will be adjoined by one building which is thesmall shopping mall at the left side of the current car park. The layout of the site is L-shaped where the shopping mall will be adjoined from the side and rear. The proposed entrance would face Neasden Lane with the rear facing the A4088.
Moreover the rear side of the layout is disorderly shaped that it could prove to be challenging for the designing phase. The flats that are to be constructed at that disorderly shape will have strangely shaped angle walls. In connection the access for the site will be the same as the access for the current car park which is from Neasden Lane where the entrance will be located.Moreover the site is essentially located near the large roundabout where Brent Community Housing is located. There is a lack of pedestrian crossing to the Brent Community Housing at the centre of the roundabout where only a crossing bridge exists; the crossing bridge is right next to the site where the flat are to be constructed.This is hugely beneficial to the future residents of the flats as they can access the bridge instantly especially for the elderly and those with disabilities.
1.8.5 Scale for Scheme 1
The proposed structure will be constructed of three storeys block in an L-shape reflecting the adjoining structure’s height. The building is measured to be 15,750mm wide x 40,750mm longx 11,500mm high.
1.8.6 Landscaping for Scheme 1
The area is relatively old constructed with Victorian style and there is a lack of newly built structures locally. The redevelopment of the car park would enhance the area’s appearance and provide a considerably attractive landscape while retaining the overall style of the area. The plans for the project will make use of all the space available and construct the block of flats precisely on all the space provided by the car park. This will involve the cutting down of some of the trees and greenery grown within the perimeters of the site. As for the shape of the structure which is an L-shaped, it will provide a sort of complement to the adjacent buildings where it was left merely a void with no structure.
Moreover the layout and design of the structure will enable natural light to reach the right and rear sideswhich form around 60% of the total structure elevations; the front side will benefit from natural light with less access.
1.8.7 Appearance for Scheme 1
It is important to ensure that the constructed structure is in keeping with the Victorian style which is the dominant construction in Neasden. The appearance of the structure will be aesthetically pleasing to the eye as well retaining the general style of the nearby structures.The building will be a speculative structure and will have a simple yet stylish design. The main entrance of the building which is accessed from Neasden Lane will obtain the key to the building’s main appearance and thus the chief focus will be on it.
Therefore concrete facing bricks will be the main shell of the structure and of crimson colours matching the adjacent structures. The type and colour of bricks will also be the face of the right side and rear where they are fully exposed to pedestrians’ eyes. Additionally these sides are fully exposed to the outside weather as well as the stream of traffic and require protection. The exposed walls must be built to withstand weather conditions providing protection against winds and dampness as well as noise prevention from the stream of traffic.
The windows must be built of aluminium and double glazed because the majority of the windows will on the exposed sides and should provide the noise and thermal control planned for. In terms of the aesthetic aspect, the window frames can be of the same colours as the downpipes that are running down the elevation of the structure. Moreover the aluminium used for the windows can be recycled which provides a significant sustainability aspect to the structure. In addition the windows will provide insulation and protection against dampness that occasionally forms around the windows through the use of rubber weather sealing.
The flats facing the right and rear sides can benefit from the existence balconies where the view is relatively satisfactory especially on the right side where the view directly faces the large roundabout. Furthermore the building will have a flat roof similarly to the adjacent buildings preventing neighbours screening.
The overall design of the building will be modern yet resembles the heritage of the area and present a new/old image for the area.
1.8.8 Access for Scheme 1
The access for the building is relatively easy as the junction of where the buses stop is very close by. In regards to vehicles access, the main entrance of the building is at Neasden Lane where vehicles drive by constantly. However, cars cannot stop for a long time except for dropping off people. The access for residents and pedestrians is relatively simple. In addition the ground of the main entrance is a slope and thus a ramp is required for people with wheelchairs. Brent’s The Development Management Policies (DMP) emphasise the provision of accessibility to residents and pedestrians alike on footpath and vehicular routes which must be considered at the design phase initially. The design phase of the building must consider the inclusive and accessible aspects of the building. In connection the building is design to enable easy access due to its convenient location and main entrance which is in Neasden Lane.
1.8.9 The Effect of Highway Safety for Scheme 1
Despite the convenience of the site location however the effects of highway could prove to be a real problem. The location of the site is in Neasden Shopping Centre which is constantly busy with pedestrians due to the junction where the buses stop and depart. The A4088 highway which is located precisely at the rear of the proposed building has but one access to the other side in the form pedestrian bridge. Frequently pedestrians choose to cross the highway instead of using the bridge which is extremely dangerous considering the speed at which cars are driving.
Moreover the residents of the building are to be families with children of different ages including teenagers, who are likely to attempt crossing the highway. This could prove to be a deadly ordeal and have disastrous results. Furthermore the pedestrians’ bridge is showing signs of disintegration where further repairs might be needed. Such repairs will suspend the use of the bridge prompting pedestrians to cross the highway.
1.8.10 Planning Issues
Perhaps being the council is the main benefit to in the case of this project where obstacles are immensely eliminated. The council has the experience and the know-how tackle any obstacle facing the project especially the planning aspects. The planning permission is no longer relevant in the case of this project because the council is the client and has the authority and access that another party would not.
Other planning issues such as water network, electricity connections are second nature to the council that has the information needed to enforce and embed them into the project.
1.8.11 Addressing Contamination Issues of the Site
Brent’s (DMP) emphasises and outlines the significance of ensuring the appropriateness of the site to be constructed on and that it has not been declared as contaminated. Brent is recognised as having a significant amount of industrial land or former industrial land that could well be contaminated and it contains two of London’s largest industrial estates at Wembley and Park Royal.The DMP explains the procedure by which contamination areas are dealt with. Brent council requires regular developers to carry out adequate investigation into the site to be constructed, and since the council is the client, it is well aware of the steps needed to ensure adequate investigation is conducted. The investigation must include if the site is contaminated and weather this is any risks or warnings that indicate to any contamination. Contamination or warnings of any contamination is likely to cause risk to people, property, human activities or the environment. The procedural actions taken by the council align with the Part IIA of the Environmental Protection Act 1990.
One of the main prominent preventive procedures used by the council is the enforcement of using extinguished bins to separate waste which helps greatly in preventing contamination. The separation of waste bins is used by residents as well as construction teams to separate waste and debris. London Borough of Brent: Contaminated Land Inspection Strategy contains specific procedures dealing with contamination:
? Management arrangements for inspection and identification
The Council’s Environmental Health and GIS Development Teams will carry out inspection and identification for which comprises of geology and hydrogeology investigation of the site to find any contamination warnings if any are available.
? Risk Assessment
The identified and inspected site might be contaminated, thus the risks of these contaminations are assessed according and the best course of action is laid out.
? Information collection and sharing
The information obtained from previous procedures can be used to indicate to further contaminated areas within the proximity of the site investigated and treated accordingly. The information can also be shared with relevant departments and interested parties i.e. energy companies.
2.0 Feasibility Report for Scheme 1
2.1 Location
Refer to Scheme 1, Chapter 4.1.6.1
2.2 History of the site Refer to Scheme 1, Chapter 4.2.6.2
2.3 Amenities Refer to Scheme 1, Chapter 4.3.6.3
2.4 Transport Refer to Scheme 1, Chapter 4.4.6.4
2.5 Topography Refer to Scheme 1, Chapter 4.5.6.5
2.6 Sustainability Refer to Scheme 1, Chapter 4.6.6.6
2.7 Flood Risk Refer to Scheme 1, Chapter 4.7.6.7
2.8 Socio-economic Refer to Scheme 1, Chapter 4.8.
2.9 Planning for Scheme 2 – Design and Access Statement
2.9.1 Use for Scheme 2
Refer to Scheme 1, Chapter 1.9.1 the third paragraph which emphasises the use of the building for families with children.
For Scheme 2 this proposal can be altered and the use of the building can be adjusted for singles such as students. This will enable the plans to be altered in order to constructed more units considering the size of each unit for a single person rather than a family. A family will require at least two bedrooms flat, where a bedroom is sufficient if the purpose is altered.
2.9.2 Amount for Scheme 2
Refer to Scheme 1, Chapter 1.9.2the first and second paragraphswhich outline the size and the quality of materials used
For Scheme 2 and in regards to altering the use of the building to singles, the number of units will increase as well as the demand for using higher quality materials. The number of units will increase but the quality of materials does not need to be of higher quality but of satisfactory quality.
2.9.3 Conservation Area
Refer to Scheme 1, Chapter 1.9.3.
2.9.4 Layout for Scheme 2
The L-shape of the structure allows for constant modifications and alterations including the main entrance. The main entrance can be altered to be from the right elevation of the structure, providing a wider entrance than Scheme 1’s and the possibility for setting a reception area or even mail boxes for the residents.The layout can be expanded beyond the current car park especially on the right and rear elevationswhere there isabout 1 metre distance between the fence of the car and the pedestrians’ pavement without pedestrians’ route. This requires the removal of the trees and plants planted outside the fence of the car park. The front side where the entrance would have been for Scheme 1 can be prolonged from where the pavements turn to the current car park in order to provide more space for extra units to be built.
2.9.5 Scale for Scheme 2
This Scheme proposes an expansion to the layout of the project to be 17,000mm wide x 40,750mm long x 11,500mm high.
2.9.6 Landscaping for Scheme 2
The proposal for Scheme 2 does not recommend many alterations than Scheme 1. However, the main alteration is the expansion of the layout which suggests the removal of all trees and surrounding plants. It is important to ensure that thestructure does not experience ground movement due to this removal.
The only nearby trees and plants is the in the residence facing the south west elevation which can be used as a pleasant view for the flats with windows and balconies facing that direction. The flats from the right elevation will enjoy the view facing the roundabout which is covered in green.
2.9.7 Appearance for Scheme 2
Refer to Scheme 1, Chapter 1.9.7.
The appearance and design of Scheme 2 much like Scheme 1 will hold the local style and architecture of the area with more emphasis on Victorian style. With the proposed expansion of the layout, additional features can be installed including the variation of brick colours by laying crimson and creamy coloured bricks. This will give the building the appearance of a Victorian yet modern style.
Furthermore the design of the balconies can show additional features of Victorian style with curvatures displayed and coloured tiles. In the roof of the building is to be of inclined shape yet retain the permitted height and reflect the adjacent building’s height.
2.9.8 Access for Scheme 2
Refer to Scheme 1, Chapter 1.9.8.
The provision and location of access for residents, pedestrians and vehicles is essentially the same as Scheme 1 but obvious alteration except the main entrance which is changed to the right elevation adding extra distance to the main bus stop. Additionally the entrance will be facing the roundabout route where vehicles are no permitted to stop at all.
2.9.9 The Effect of Highway Safety for Scheme 2
Refer to Scheme 1, Chapter 1.9.9.
Scheme 2 proposes the altering the location of the main entrance to face the roundabout route, which is a stream of constant driving cars. The main entrance’s location might prompt the residents to cross the route among the driving cars. This is hugely dangerous and could lead to accidents involving drivers and people crossing.
2.9.10 Planning Issues for Scheme 2
Refer to Scheme 1, Chapter 1.9.10.
The council must study Scheme 2’s proposal for the expansion of the layout and the alteration of the main entrance and theiroverall advantages and disadvantages not only for the residents but for the neighbours as well. The effects of the expansion can pose as an obstacle due to the fact room must be left between the elevation walls and the pavements as not to cause disruptions to pedestrians.
2.9.11 Addressing Contamination Issues of the Site
Refer to Scheme 1 Chapter 1.9.11.
3.0 Financial Appraisal Summary for Scheme 1
Scheme 1 based on a total of 16Residential Social units of 2 beds at64m2 per unit
Land Costs
Purchase of Land = No purchase in needed (owned by the council)
Stamp Duty =N/A
Land Costs = 0
Construction Costs
Building Costs = £1,673,325
Cost of External Works = £162,232
Contingency (4%) = £73422.28
Professional Fees 18% = £377,881
Construction costs = £226,860.28
Financial Costs
Short Term Finance for 38 months @ ½% (see Appendix F15)
Assuming loan required for half construction costs only
113430.14 X(1.005)38 = 113430.14 x 1.120867
= £137,100
Financial Costs = £137,100
Project Costs
Land Costs = 0
Construction costs = £226,860.28
Financial Costs = £137,100
Total Project Costs = £363960.28
Selling Costs (see Appendix
Cost per Apartment
1 Bed @ 365,000
2 Bed @ £440,000
3 Bed @ £650,000
No. of Apartments Selling
One
Sixteen
Three
Selling
£365,000
£7,040,000
£1,950,000
Total Sales = £9,346,000
Margin
Sales income minus Project Costs = £9,346,000 -£363960.28
= £8,982,039.72
Margin for Scheme 1 = £8,982,039.72 PROFIT
VAT for new construction work is zero rated. Annual service charges per apartment
are not included.
Financial Appraisal Summary for Scheme 2
Scheme 2 based on a total of 30 Residential Social units of 1 bed at 52m2 per unit
Land Costs
Purchase of Land = No purchase in needed (owned by the council)
Stamp Duty = N/A
Land Costs = 0
Construction Costs
Building Costs = £1,879,233
Cost of External Works = £197,356
Contingency (4%) = £75169.32
Professional Fees 18% = £396,721
Construction costs = £2548479.32
Financial Costs
Short Term Finance for 38 months @ ½% (see Appendix F15)
Assuming loan required for half construction costs only
£1274239.66 x (1.005)38 = £1274239.66 x 1.196681
= £1524858
Financial Costs = £1524858
Project Costs
Land Costs = 0
Construction costs = £2,548,479.32
Financial Costs = £1,524,858
Total Project Costs = £4,073,337.32
Selling Costs (see Appendix
Cost per Apartment
2 Bed @ £349,950
No. of Apartments
Four
Selling
£1,399,800
Total Sales = £1,399,800
Margin
Sales income minus Project Costs = £1,399,800 – £4073337.32
= minus £2,673,537.32
Margin for Scheme 2 = minus £2,673,537.32 LOSS
VAT for new construction work is zero rated. Annual service charges per apartment
are not included.
4.0 Conclusion and Definitive Statement
5.1 Conclusion for Scheme 1
As indicated by the feasibility study which expressed Brent’s urgent need for additional housing units to cover the overwhelming demand in this Borough. The report also indicated to the high number of families residing in Neasden which is where the chosen site location is set. Recent increases in population in Brent have in parallel increased the number of construction project for housing units. With regards to Scheme 1 which recommends the redevelopment of the car park and constructing a block of 16 residential units of 2 bedrooms for families, it is especially appealing considering the high numbers of families in need of housing the Borough of Brent. In addition the location of the site is with a number of schools which enables these families to take their children to these schools with imminent issues i.e. distance. The financial appraisal of Scheme 1 indicates to a considerably profit margin of £8,982,039.72 which offers value for money and is appealing enough to select this scheme.
5.2 Conclusion for Scheme 2
This Scheme recommends the construction of 30 residential units of one bedroom for singles. Despite the number of the units to be built this scheme however covers the demand of housing for singles or students which is a category of population with high figures but comparably less than families. Thus the likelihood of granting this scheme the approval is low considering the figures indicated by the financial appraisal. The financial appraisal indicates that this scheme would cost minus £2,673,537.32 which is an enormous loss in the circumstances.
5.3 Definitive Statement
It is very clear which scheme has the overall approval and likelihood for selection, is Scheme 1. Considering the financial benefits as well as the convenience of provided by both scheme, Scheme 1 has the overwhelming benefits in regards to the huge profit margin of £8,982,039.72 as well as the fact that families are more need to housing units than singles and students. Thus Scheme 1 is highly recommended to obtain the planning permission over Scheme 2.
6.0 Project Design Developed for Scheme 1
6.1 Detailed Client’s Brief/Employer’s Requirement
6.1.1 Project Purpose and Description
In response to the recommendation presented in Scheme 1 the client (The London Borough of Brent) approved the scheme as the best option between the two schemes available based on feasibility and financial appraisal carried out. The plan for Scheme 1 is the construction of 16 residential units comprising of 2 bedrooms.
6.1.2 The Site Location
The site chosen for the construction is the Neasden Town Centre Car Park which is located at Neasden Close, Brent NW101 and it is within the London Borough of Brent in North West London. The site is essentially owned by the client, The London Borough of Brent and the acquisition of the site does not require its purchase of a third party.
6.1.3 Planning Permission
The issue of planning permission is essentially eliminated considering the nature of the client who is the council that issues such permissions. The client (The London Borough of Brent) has the upmost advantage in this sort of project as opposed to a regular client who might be lacking the experience and the know-how that the council possesses. In addition the council itself must fulfil and meet certain conditions in order for it to approve the construction. These conditions are dependent on:
1. The identification of the facing materials
2. The windows must be within a certain distance (90mm) of the brick work
3. The plumbing and pipes must be fixedand installed properly that they do not disappear from the appearance of the building
4. Site contamination investigation is carried out and completed
5. Working hours are planned and selected in accordance with Brent Borough’s Noise and other Nuisances codes
6. The provision of external lighting requirements
7. The provision of waste disposal procedures i.e. recycling bins
8. The planning for special routes for delivery vehicles and parking
9. The provision of hoardings for safety of pedestrians
10. The installation of privy screening is installed between the constructed structure and the adjacent building.
(The above conditions are comprised Brent’s DMP)
6.1.4 Tender Issue
Following the planning phase the tender stage is to be carried out which comprises of documentations providing sufficient information for the considered contractors. These documentations include drawings, designs and performance specifications by which the selected contractor is then able to prepare A Bill of Quantities. The tender package must include as much information about the project as possible including the preferred
method of payment, advance payment methods and off-site materials.
6.1.5 Procurement Route
Time is of the essence for the client who wants the residential units to be completed as soon as possible to cover the increasing demands for housing. A procurement route such as Design and Build benefits in the purpose of conserving time as well as value for money. In addition as it is always the case public authorities like councils are risk averse and prefer limited risk responsibility to hold while the contractor holds most of the risk. Design and Build seems the best procurement route for such a project and client.
6.1.6 Client Organisation and Source of Funding
The clientis a self-funding party because it is a governmental authority and has a budget set by the government to overseeits responsibilities including the construction of new projects. Innisfree in association with a number of London boroughs including the Borough of Brent provide funding for certain projects. Housing projects is a perfect example of projects funded by Innisfree enabling the Borough of Brent to cover the increasing demand for housing.
6.1.7 Control Systems
Diagram showing the Contractual Relationships for a Design and Build Procurement System
Adopted from Turner 1990
The graph above illustrates the network of communication and stages by which project can proceed. The selected contractor can be at the same time the architect, possessing skills and knowledge of both posts approves the proposal of this network establishing a network of communication with other professionals within the project.
The Design consultant resumes merely an advisory role for the client regarding the designs put forward for the contractor in the pre-novation phase. In the post-novation phase the design consultant is directly connect with the contractor instead. The consecrator may see fit to sub-contract certain tasks to sub-contractors i.e. bricklaying.
All phases, decision and activities must be well documents in order for the client to be frequently informed either directly or through the Client’s Agent.
6.2 Design Considerations
Blackstone Construction & Design LTD is the chosen contractor to construct the proposed project. They are to design and construct the project in accordance with the Building Regulations. The regulation emphasises the significance and process by which the construction must be carried out. The construction of the project must address issues like fire safety, noise reduction, controlled leakages, thermal efficiency, and other design considerations.
Fire Safety – The regulations state the requirements by the contractor for the provision of fire safety. The Building Regulations Part B signifies the importance of reducing the spread of fire and flame by the provision of fire extinguishers, fire exits and the compartmentation of fire where designs consider the exits routes for residents while the spread of fire is reduced.
Noise reduction – The Building Regulation Part E signifies the importance of recuing noise transmission through the walls of structures by ensuring a number of aspects. The structure fabric must be constructed in ways that enable them to resist the passage of sound. A number of considerations can be applied including the installation of floating floor system and thick walls. The reduction of sound must be reduced to 45-62 dB which is of a reasonable level to eliminate noise transmission.
Leakage control –The Approved document L1 of 2006 outlines the processed by which air leakages can be controlled effectively. It is vital the windows and doors which are the main areas that air leaks from. It is imperative that the windows, doors and areas under the skirting are sealed properly in order to control the air leakage to a 50 Pa which is a reasonable level.
Thermal efficiency – ECO Homes and SAP introduced ratings that indicate the reasonable thickness that the structure fabrics must possess. The U-Values or the parts below must be achieved:
Structure fabrics: 0.35 W/m2K
Ground floor: 0.25 W/m2K
Roof: 0.25 W/m2K
Windows: 2.2 W/m2K
(Windows require a low E-coating with 16 mm minimum gap)
The Boiler must be able to achieve 90% or higher efficiency rate and the use of low energy bulbs is highly emphasised in the Part L1A of the Building Regulations.
6.3 List of Drawings for Tender Issue
1- Ground Floor Plan
2- First Floor Plan
3- Second Floor Plan
4- Third Floor Plan
Elevations
5- Front elevation
6- Right elevation
7- Rear elevation
5.0 Construction Phase
The client must agree with the contractor on the project programme regarding various details especially the project timeframe and its commencement and completion dates. The project is planned to commence construction on the 15 of October 2014 and it is estimated to complete after 24 months which will be the 30th October 2016. The client (The London Borough of Brent) expects to be informed and kept up to date with the progress being made throughout the entirety of the project life.
Bibliography
? Larson, E,W. (1952) Project Management: The managerial process. 6th ed. London
? The Chartered Institute of Building. (2014) Code for project management for construction and development. 5th ed. Sussex, London
? Turner, R. el at (2014) Gower handbook of project management. 5th ed.
? Lock, D. (2013) Project Management. 100th ed.
? Kersner, H. (2013) Project Management: a system approach to planning, scheduling and controlling. 11th ed. New Jersey, USA
? Department for Communities and Local Government (2014) Building Regulations Advisory
? The London Borough of Brent (2014) Development Management Policies.
