1.0 BuildProgrammeTimescales;· Project programme to run in line with RIBA planof works · Outline design proposals to be at an advancedstage by May 2018· Planning submission to be in by June withBuilding Warrant application to follow shortly after· Site start beginning of September 2018· All building work to be completed by end Dec2018 Outline Project Objectives; 2.0 Diary Example of monthly diary ofwork to be provided to client at the end of every Month. 3.0 SiteAnalysis The site is situated on a country road close to the junctionLittle Cloak estate and Magpie Nest Road, in Lochwinnock Village. It is around500 metres from the village centre which is located directly South. It isgenerally a quiet neighbourhood; however, roads can be busy with touristsduring bird watching season. There is a large and attractive garden to the north side ofthe building with a number of mature deciduous trees toward the West boundaryof the site.
Historically the district has been subject to minor groundmovements due, frequently, to collapsing shallow mines as a result of medievalworkings. Some ground investigation will be needed to establish suitability forany new build. The site consists oftwo derelict barns which used to be part of a large local mill grindingbusiness during the Victorian Era. They have now lain derelict since the end ofthe Second World War. The client occupying the adjacent property to the South.
The topography is irregular and undulating generally varyingfrom 300mm to 1200mm below the existing finished ground level. There are twodrainage access chambers located in close proximity to the building.Both top and bottom barns are in sound condition, the wallsare constructed of stone rubble built and in some places decorated with cementashlar. There is evidence of masonry repairs having been carried out but someconsiderable time ago.
The slated roof requires to be stripped and related andall lead work requires to be replaced. The rainwater goods and drainage pipesare cast iron and require some minor maintenance. Image 1 – Existing materials and finishes to be matched in aconsiderate wayImage 2 – drop in levels throughout site, to be worked andimprovedImage 3 – View from road, to be made attract and retain thecharacter of the local area and surroundings. 4.
0 RequiredMembers of the Design Team Architect· The architect is required in the planning anddrawing of this design, as well as overseeing key construction stages. Thisinvolves taking into consideration not only environmental aspects and commercialrestraints, but also the general wellbeing of the construction team, whichinclude materials used (material COSHH data sheets) and safety (CDM guidelines,health and safety plan). The design must be functional, thus an architect needsto have knowledge of the builder’s requirements, such as which planning andbuilding regulations the construction must abide by and comply with. Structural Engineer· The structural engineer is a designer, competentto advise on alterations to the structure of existing buildings and to designthe structure of the building in accordance with applicable regulation and standards.Structural engineers have specific expertise in assessing and advising on thereasons for, and solutions to, structural defects occurring to a property andthe solutions to ensure the structural stability of the building.Services Engineer· The building services engineers plan, design,monitor and inspect systems to make buildings comfortable, functional,efficient and safe. Typically, these systems will include heating, ventilationand air conditioning (HVAC), water and drainage, lighting and power controlsystems. Building services engineers play a central role in contributing to thedesign of a building, not only in terms of overall strategies and standards tobe achieved, but also in façade engineering, the weights, sizes and location ofthe equipment.
Quantity Surveyor· A quantity surveyor will provide expert adviceon construction costs. They help to ensure that proposed projects areaffordable and offer good value for money, helping the client and the designteam assess and compare different options for both construction costs andongoing maintenance costs. They can then track variations, ensuring that costsremain under control as the project progresses. Contractor · The Contractor oversees and manages theconstruction of the building for the Client, following the Architect andEngineers’ designs.
The work is delivered under a contractual agreement. TheMain Contractor will select Sub-contractors based on the capability, resources,availability and price. 5.0 Procurement Source local materials;Stone (ashlar)Timber Lead RoofCast Iron Rainwater Goods 6.
0 RIBAPlan of Works We propose to use the RIBA plan of works to guide the entireconstruction process, from briefing and designing through to projectmaintenance. It breaks down all key tasks into several stages that can bealtered to suit your specific requirements.The benefits it willbring include the following:· Improved communication with the architect andteam members· Improved flexibility to match your needs withthe architect· Stages act as milestones to set up agreementsfor deliverables, fees and activities of the parties involved· Reference points make it easier for you toassess the work and make changes where necessaryBy using an architect who adheres to the RIBA plan of work,the teams’ responsibilities will extend beyond practical completion to aprofessional aftercare period, this will ensure that you achieve the very bestfrom your conversion. A plan of works for this project has been created and can beseen below. 7.0 ContractManagement The information below gives details on some of the processesand procedures that will be implemented throughout the construction in order tomanage the negotiation, execution, performance, modification and termination ofthe build.7.
1 Progress Meetings During the construction stage, the architect will hold monthly(more frequent if required) on-site construction progress meetings attended bythe contractor and any necessary members of the consultant team. The client mayalso wish to attend these meetings. Construction progress meetings will give an opportunity to: · Receive progress reports from the contractor · Receive progress reports from the consultantteam· Receive cost reports from the cost consultant· Receive records of sub-contractors and labour onsite· A chance to get progress photos for a record ofthe build stages and processes Meeting minutes should be prepared, with a requirement thatany disagreement with the items recorded in the minutes is raised within apre-defined period. The progress meetings will also result in the preparationof a construction progress report for the client.7.2 Architects Instructions Within the construction contract, the architect has thepower to issue instructions to the contractor. These instructions must be givenin writing, also being dated and signed by the architect.
Broadly the instructions could include:· Vary the works processes or designs· Postpone the works · Remedy workmanship, goods or materials which arenot in accordance with the contract· Sanction a variation made by the contractor· In relation to the expenditure of provisionalsums· Open up work for inspection and tests The contractor must comply with the instructions, althoughthe contractor may ask the architect to inform them which conditions empowerthem to make that instruction. Disagreement may result in a dispute beingdeemed to have arisen, and the dispute resolution procedures of the contractwill then come into force.Where an instruction is given to open up work or to carryout tests, costs incurred will be added to the contract sum, or if the worktested proves to be defective.
If such an instruction is given because othersimilar work, materials or goods were defective, then no addition will be madeto the contract sum as long as the instruction is reasonable.7.3 Interim Certificate Interim certificates provide a mechanismfor the client to make payments to the contractor before the works arecomplete. The Housing Grants, Construction and Regeneration Act, states that aparty to a construction contract in excess of 45 days is entitled to interim payments.Interim payments can be agreed in advanceand paid at particular milestones, but they are more commonly regular paymentsthe value of which is based on the value of work that has been completed (thisis the actual value of the work completed, taking into account variations etc).
The amount of these payments is enteredonto an interim certificate (generally valued by the cost consultant, perhapshaving taken advice from the lead designer) and the client must honour the certificatewithin the period stipulated by the contract. If the client intends to pay a differentamount from that shown on the interim certificate, then they must give noticeto the contractor of the amount they intend to pay and the basis for itscalculation (pay less notice – see Housing Grants, Construction andRegeneration Act for more information). 7.
4 Defects Liability 8.0 Planning/ Building Control Council – Renfrewshire Council 8.1 Planning Guidance”Proposals to convert or rehabilitate existing redundanttraditional buildings for suitable non-agricultural use may be consideredfavourably, particularly older buildings which are constructed in a vernacularstyle. Conversion of these buildings to residential use will generally beacceptable where the buildings are structurally sound and capable of conversionwithout substantial rebuilding. This should be supported by a structuralsurvey.”The planning application will be viewed positively bydemonstrating the following:· The building is surplus to requirements foragriculture or other rural uses; · The building is traditional and in a vernacularstyle; · The building is structurally sound, with theexterior walls and roof intact;· The alterations maintain the character of thebuilding and any extension does not dominate the original building;· Designs which successfully blend the traditionalwith the contemporaryApplication will be made online through Scotland ePlanningwebsite and will require:· Completed application forms· Payment of £401 to cover the relevantapplication fee· Submission of plans, drawings and reports insupport of the application · Owner notification 8.2 Building Control GuidanceTheprocess all building works should follow is:· Register and submit your Building Warrantapplication· Pay for your Building Warrant application· After warrant has been approved, notify thecouncil when you intend to start the work· Ensure you contact the Council to arrangestatutory inspections and notifications· Apply for a Completion Certificate once thebuilding work is completeThe Building Warrant application will be made online through theScotland eBuildingStandards website and the relevant fee is estimated to be£1,858.00.
9.0 HistoricScotland 10.0 SEPA 11.0 Sustainability The design intends to achieve afinished product which will help to reduce emissions and energy use during thelifetime of the building. A breakdown of the construction methods, materialsand options that will be considered to achieve the building sustainabilityobjectives are outlined in the information below.
11.1 Insulation One of the key ways to improve theenergy efficiency of buildings is by limiting the heat loss from the buildingenvelope. This is best achieved through effective insulation.
Insulation can beapplied to floors, walls, roofs pipes and boilers. The three common types of insulationused in new construction are:· Flexible Insulation, glass fibre and mineralfibre quilts;· Rigid Insulation, usually a form of plasticboard such as polyisocyanurate board. For their thickness, they usually havebetter insulating properties;· Thermal Lining Boards, usually consist ofmineral wool or plastic foam insulation bonded to plasterboard, and containingan integral vapour check. 11.2 FloorInsulation New ground floors should be insulatedto the Best Practice Standards, to achieve maximum U-values of 0.20W/m²K.
Themost common types of new ground floors are:· Ground-bearing concrete slabs;· Suspended pre-cast concrete ‘beam-and-block’floors;· Suspended timber floors. 11.3 WallInsulation Exposed walls should be insulated toBest Practice Standards – achieve maximum U-values of 0.25W/m²K.The external walls of domesticextensions are usually constructed by one of two methods:· Masonry cavity construction;· Timber-framed construction. 11.
4 Timber-FramedConstruction This usually consists of a structuraltimber frame with insulation placed between framing members, lined internallywith plasterboard and externally with a sheathing board and a waterproofbreather membrane. The timber frame is often cladded externally with a skin ofbrickwork, separated from the frame by a cavity. Timber frames are usually 90mmor 140mm thick. In order to meet the Best Practice Standard, it is necessaryto:· Use at least 140mm thick framing;· Use a thermal board instead of ordinaryplasterboard;· Use high-performance insulation within theframe. 11.
5 RoofInsulation Roofs should be insulated to the BestPractice Standards, to achieve maximum U-values of 0.18W/m²K. There are threecommon methods of insulating roofs:· Insulating at ceiling level (with an unheatedloft above);· Insulating within the pitch of the roof(between the rafters);· Insulating a flat roof. 11.6 PitchedRoof Insulation Where insulation is to be placedwithin the pitch of the roof (between the rafters) the building regulationsspecify that a 50mm wide ventilation gap must be maintained above theinsulation (and beneath the roofing felt and tiles), in order to reduce therisk of interstitial conditions.
Consequently, the thickness of any insulationplaced between the rafters cannot exceed 50mm less than the depth of therafters. Eaves ventilators and ridge or abutment ventilators must be installed. Additional insulation can be providedin two ways:· Adopt a form of construction called a ‘vapourbalanced’ or ‘breathing’ roof which allows moisture to permeate, removing theneed for ventilation of the roof construction. The impervious roofing felt isreplaced by ‘breather felt’, and the 50mm ventilation gap, the soffit and ridgeventilators and the polythene vapour barrier are all omitted. This simplifiesthe construction and leaves more space for the insulation;· Supplement the insulation between the raftersby using a thermal board, instead of ordinary plasterboard, for the internalceiling lining. 11.
7 Windows Windows are a critical component in asustainable building design. The majority of energy flows in and out of abuilding through its windows, well designed windows can provide heating,cooling, lighting and ventilation. There are many combinations of frametype and glazing type that will meet the Best Practice Standard – maximumU-value 1.8W/m²K. Glazing types include double andtriple glazing with different spacing, low emissive coatings, and argon fillingbetween the panes. Frame types include unplasticised polyvinyl chloride (UPVC),timber and metal. Metal-frames should include thermal breaks to reduce heatloss through the frames.
Examples of windows that meet the BestPractice standard are as follows:· Timber-framed windows with triple glazing,12mm glazing gaps, and one ‘hard’ low emissivity coating;· Timber-framed windows with double glazingincorporating at least a 16mm glazing gap, argon gas fill and one ‘soft’ lowemissivity coating;· Metal-framed windows (incorporating thermalbreaks) with triple glazing incorporating at least 16mm glazing gaps, argon gasfill and one ‘soft’ low emissivity coating. Special consideration should be givento the type of window fitting to be used in listed buildings or conservationareas. Typically, UPVC windows will not be appropriate in these circumstances. 11.
8 Ventilation Domestic buildings have traditionallyrelied on air infiltration through the building fabric to provide backgroundventilation. This is supplemented by extract ventilation fans or by openingwindows when additional ventilation is needed. Modern construction methods andregulations deliver a higher standard of air tightness, and it is no longeracceptable to rely on infiltration to provide background ventilation. The maximis ‘build tight, ventilate right’. In extensions, the provision of appropriate,controlled ventilation is therefore essential, in order to ensure good airquality and avoid the risk of surface condensation. However, excessive ventilation resultsin unnecessary heat loss, and consequently increased fuel use, fuel costs andcarbon emissions.
Ventilation falls into the followingtypes:· Background ventilation – provided by airbricks, trickle ventilators in window heads, or facilities to secure windowsslightly open in a ‘slot ventilation’ position;· Rapid or ‘purge’ ventilation – provided byopening windows, when there is a need to expel pollutants or admit fresh air;· Extract ventilation – provided to expel moiststale air from ‘wet areas’ (i.e. kitchens, utility rooms, bathrooms) in orderto reduce the risk of surface condensation. Energy efficient ventilation isachieved by providing ventilation only when and where it is needed. ‘Wet’ areasmust be provided with extract ventilation, in the form of electric fans or’passive stack ventilation’:· Extract ventilation fans should be controlledby humidistats, or wired to operate with light switches;· Energy efficient, low power fans incorporatingdirect current (DC) motors are now available.
Fans of this type reduce the fueluse, fuel costs and carbon emissions associated with providing ventilation. 11.9 Heating · The existing heating system must provide fullypumped circulation (i.e. not gravity feed);· The heating controls must be upgraded toinclude a programmer, a room thermostat and a thermostat on any hot waterstorage cylinder;· The room thermostat must be interlocked to theboiler so that it does not fire when there is no demand for heat.
11.10 Lighting In a typical home, lighting accountsfor between 10% and 15% of the electricity bill, and contributes significantlyto carbon emissions. As stated previously, the design of a building can play animportant part, with natural lighting providing a cost effective and energyefficient way of providing the necessary light. There are two main typesof energy efficient lamps:· compact fluorescent lamps (CFLs);· light emitting diodes (LEDs).