DID YOU KNOW? THE CALFORDSEADEN NEWSLETTER SPRING 2011

ALSO INSIDE . . .

PROSPECTSThe UK Commercial Property Market 2011 and beyond

BIM - HAVE YOU ENJOYED THE BENEFITS YET?BIM is one of the building industries buzzwords, but what is it?

SAVING MONEY THROUGH GOOD DESIGNHow our designers keep costs to a minimum

DILAPIDATIONS & RETAIL PROPERTYGood advice to owners and occupiers of retail property

SCHOOLS FOR THE FUTUREPushing the boundaries to deliver great quality and value

SHOULD WE BLAME IT ALL ON BLAIR?The landscape for Developers and RSLs is changingdramatically

A STRONG OUTLOOK FOR 2011?Reviewing the UK commercial property market - how well will the market fare this year?

GUEST ARTICLE

GUEST ARTICLE

INTRODUCTION

Our first guest article is by Kevin Aitchinson, Chief Executive of ING Real Estate InvestmentManagement (UK) Limited; which looks at the UKcommercial property market for 2011 and beyond.

As the UK economy climbs out of recession,calfordseaden is seeing an increase in commercialinstructions, despite the reduction in publicexpenditure. A further guest article by SteveDouglas and Philippa Cartwright of DouglasWoodon Localism for Developers and Registered SocialLandlords; covering investment/funding, strategicplanning and community engagement/doubleddevolution & accountability.

Property remains an attractive investment within anenvironment of low interest rates. Whatever theenvironment, many property owners/occupiers fail totake timely advice from their professionals, as isexpressed by Ashley Harper in his article on Dilapidationsand Retail Property. Landlords, on many occasions, stillfail to "work" their property.

I remember being told many years ago, when joining aprofessional team for a leading property investor, thattheir requirement was for us, on their behalf, to "work"the property to ensure that the property was maintainedin accordance with the covenants that their tenants hadentered into so that the property was always in a stateready to sell and the price could not be "chipped"because of its condition.

The preparation of Interim Schedules of Dilapidations is a powerful tool and this is where Building Surveyorscan add value for their clients.

Hopefully, 2011 will see property investment continueand expand outside of London and the South East as the private sector begins to have confidence again.

All of the articles from this edition of DYK?, along with further news from calfordseaden, is available on our website at www.calfordseaden.co.uk/news.

Richard Grove

Partner, calfordseadenT 020 7940 3200 E rgrove@calfordseaden.co.uk

Welcome to the first edition of DYK? for 2011 includingexpert opinion on the Commercial Property Market,Localism for Developers and Registered SocialLandlords, Feed-in Tariffs, an update on the awardwinning Graylingwell Park, the exciting developmentsin Building Information Modelling and much more.

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CONTENTSPROSPECTS The UK Commercial Property Market and beyond. Pages 1-2

DILAPIDATIONS & RETAIL PROPERTYGood advice to owners and occupiers of retail property. Pages 3-4

SCHOOLS FOR THE FUTUREPushing the boundaries to deliver great quality and value. Pages 5-6

FEED-IN TARIFFSWe highlight the key points on this innovative scheme. Pages 7-8

GRAYLINGWELLNot just a Development but also a Community. Pages 9-10

SHOULD WE BLAME IT ALL ON BLAIR?The landscape for Developers and RSLs is changing dramatically. Pages 11-12

700 NEW HOMES IN WEST MIDLANDSOur Birmingham office sees the completion of five of the six schemes for Walsall MBC. Pages 13-14

SAVING MONEY THROUGH GOOD DESIGNHow our designers keep costs to a minimum.Page 15

BIM - HAVE YOU ENJOYED THE BENEFITS YET?BIM is one of the building industries buzzwords, but what is it? Page 16

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ALL ARTICLES ARE AVAILABLEON OUR WEBSITE:WWW.CALFORDSEADEN.CO.UK

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GUEST ARTICLE

GUEST ARTICLE

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Does property still have a part to play in the average multi asset portfolio? What is the outlook for the risk-free rate?How robust is investor demand? How sustainable is the recent propertymarket rally?

Despite all that has happened over recent years, UKCommercial property’s well established investmentcharacteristics still hold true: a risk-return profile that sits between bonds and equities, long-term portfoliodiversification, two sources of return (capital appreciationand income) and, whilst not a perfect hedge in thetechnical sense, an element of long-term protectionagainst inflation.

In a low-growth environment, the spread of propertyyields over government bonds and cash is critical;property’s income return is one of its major attractionsand, in the near-term, we expect it to retain a yieldadvantage over both bonds and cash. To put this intocontext, the average UK property portfolio is currentlygenerating an initial yield of circa 6.25%. With 10 yeargilt yields currently at around 3.5% and FTSE All-Sharedividends delivering less than 3%, UK property continuesto provide one of the few ways to quench a thirst forhigher income.

But what about investor sentiment? Our owninvestment survey suggests that although “uncertainty”continues to characterise most peoples’ short-termoutlook, the majority of respondents actually intend toadopt a higher risk strategy; maintaining an exposure to debt and selecting central London offices (the mostvolatile of all UK property sectors) as their most preferredsector for 2011.

PROSPECTSIn these uncertain times, the questionsfor those of us that operate in theCommercial Real Estate markets aremanifold. Kevin Aitchison of ING Real Estate Investment Management (UK) Limited explains.

The UK Commercial Property Market:Prospects, 2011 and beyond . . .

With 10 year gilt yields currently at around 3.5%and FTSE All-Share dividends delivering less than3%, UK property continues to provide one of thefew ways to quench a thirst for higher income.

Whilst the concept of “uncertainty”may seem to conflict with the desire to adopt a higher risk strategy, thisprobably reflects the fact that demandfor property is unlikely to be uniform. By way of example, abnormally lowinterest rates and bond yields will mean that low risk assets with bond like cash-flows will continue to lookattractive. However, in contrast to thiswe anticipate that secondary propertiesmay experience a decline in capitalvalues, reflecting inherent risks such as lease expiries, tenant failure, higher rates of depreciation, capitalexpenditure and a continued shortage of bank finance.

In addition to the likely arbitragebetween prime and secondary assets,we also expect to see property pricingvary by location with a greatereconomic reliance on the public sectorimpacting hardest on secondary stock in the regions.

In contrast, London and the South East have a greater concentration ofboth larger companies and affluentconsumers which should provide greaterresilience to the downturn. Whilstexceptions will always exist, the recoveryin rental values is therefore likely to be more prolonged in the regions.Accordingly, we would anticipate thatinvestor demand, and thus yields, willalso be similarly skewed geographically.

Looking slightly longer term, arecovering economy should mean arenewed focus on secondary typeassets. We estimate that the currentdiscount from prime to decent qualitysecondary assets is currently circa 40-45%, compared to a more normaldiscount of say 15 to 20%. It is thispricing arbitrage, representing a buildup of inherent value in secondary assets, which in our opinion providesthe biggest medium to long termopportunity in the UK market.

In summary, continuing demand forstrong cash flows is likely to mean that, in the short term, demand forprime property will remain strong.However, in our view this is only storingup value for secondary property. As with any type of investment, the criticalquestion is one of timing; “when shouldthe investor start targeting secondarystock?”. The answer unfortunately may not be straightforward, relying on a recovery in both the occupiermarket and the economy.

Kevin AitchisonChief Executive, ING Real EstateInvestment Management (UK) LimitedT 020 7767 5600E kevin.aitchison@ingrealestate.co.uk

Opinions expressed herein reflect the current judgement of the author: they do not necessarily reflect the opinions of ING Real Estate orany subsidiary or affiliate of the ING Group and may change without notice. Neither the author, nor the ING Group accepts any liability,whatsoever, with respect to the use of this article. It should not be construed as an offer, invitation or solicitation to subscribe for,purchase or sell any investment. This article may not be copied, transmitted or distributed to any other party without permission. 2

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DILAPIDATIONS &RETAIL PROPERTY

At calfordseaden, we are often called upon byowners or occupiers of retail property to adviseupon dilapidations matters and other landlordand tenant issues.

Over the many years we have provided suchadvice, it has become clear that the same mistakes continueto be made by both landlords and tenants, giving rise toparties being exposed to unnecessary risk or to protracteddisputes arising out of poor quality record information.Ashley Harper gives us an insight.

When a landlord andtenant enter into alease, which is a binding

contract containing obligationsupon both parties, there is ofteninadequate consideration givento future liabilities, with theparties being more interestedwith matters regarding thetrading potential of a particularproperty, with associated timepressures that can cloudjudgment.

It is very rare for retail propertyto be offered by landlords in afully refurbished state, or forpremises to be new. However,the default position for landlordswill usually be for tenants toaccept what are termed ‘fullrepairing’ obligations.

We have experienced countlessinstances when tenants of retail unitsexpress complete surprise whenpresented with a claim for damages at the end of their lease, due to thepremises they originally acquired being in disrepair. The common initialresponse upon receiving such a claim is ‘well the shop was in poor conditionwhen we moved in’.

There seems to be a lack ofunderstanding in many instances, that,usually, a property should be returnedto a landlord in good repair, irrespectiveof its condition when it was taken. It isnever clear why tenants are not advised,before leases are taken, that as part ofnegotiations to take on a new lease,steps should be taken to limit repairingobligations at the end of leases, wherepremises are in anything other thangood order.

There are various approaches to limitingliability, but the use of a schedule ofcondition and the incorporation ofappropriate clauses in leases, is the most common approach. This should be linked to efficient cross-referencingof relevant additional documents.Alternatively, the tenant may wish tonegotiate a rent-free period to reflectthe current condition of the property, in order that it can make budgetaryprovision for what could be a significantfuture financial burden at the end of the lease.

From the landlords’ perspective,disputes at the end of leases can oftenbe exacerbated by poor informationregarding the nature, if not thecondition, of property at the beginningof leases. Very often, plans attached to leases are archaic and bear littleresemblance to the layout of propertywhen leases are taken. This can causeuncertainty between parties to adilapidations dispute who may, forexample, be debating whether a tenantinstalled a certain partition or, by furtherexample, whether carpets or certainfittings were included in the demise at the commencement of a lease.

In summary, therefore, the pursuit of good quality documentationregarding the condition of retailpremises before leases are signed, and the obtaining of a thoroughunderstanding of future potentialliabilities is essential for both parties,and particularly prospective tenants. Of course the above points are quitestraightforward and also apply to othercommercial property, but it is often thesmaller retail tenant who is inadequatelyadvised when taking on what can turnout to be costly obligations.

For further information contact:

Ashley Harperat our Birmingham officeT 0121 454 1688 E aharper@calfordseaden.co.uk

Of course, it is wise for a survey of leaseholdpremises to be commissioned by prospectivetenants prior to the agreement of heads ofterms, so that repairing obligations can bediscussed early on in negotiations.

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One of the results of the recession is the increasing number of claimsthat are now coming to the fore.With main contractors andoccasionally consultants enteringinto receivership and liquidation,there may be only one or twopotential defendants to pick up thebill in the event of a claim. StuartHill advises on some precautionarymeasures to take and how best todeal with this unfortunate situation.

DONʼT PANIC!Expert Witness Service

FOR MORE INFORMATION VISIT OUR WEBSITE:WWW.CALFORDSEADEN.CO.UK /NEWS

The drive for conversion to academiesand free schools initiatives areindicative of the current focus; manyare the changes proposed. As yetthere are no clear policies in relation to procurement.

FURTHER INFORMATION ON OUR EXPERIENCE IN THE EDUCATION SECTOR CAN BE FOUND AT: WWW.CALFORDSEADEN.CO.UK/EDUCATION

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SCHOOLS FORTHE FUTURE

What is clear is a need forconsolidation over the next few years, and the buildingprogramme agenda has changedto remodelling or refurbishmentrather than new build. Localauthorities and schools remaindesperate to meet targets andthe need to develop efficientstrategies are top priority. Manyschools feel disenfranchised.

The focus needs to be on existingspace and how we make it work. The relationship between thecurriculum and space is everchanging. Developing vibrant andflexible spaces creatively that arefuture proofed and environmentallysustainable is viable and in mostsituations a cost effective and fit forpurpose alternative.

In many ways it could help retain andreinvigorate the heart and soul of aschool. Critically, understanding theasset and its condition and what canbe done with it needs specialist skills.

calfordseaden have beencomplementing our clients’educational drive by developingexciting but functional and affordablesolutions to their education spaceneeds. Our multidisciplinary teams are engaged on a series of suchprojects pushing the traditionaldesign, sustainability and procurementboundaries to deliver great quality and value.

For more information please contact:

Jo Parodyat our Orpington officeT 01689 888222 E jparody@calfordseaden.co.uk

A few authorities have desperately beentrying to give the ʻBuilding Schools forthe Future Programmeʼ the kiss of life!The new government proclaimed the process as wasteful and believes in the need to procure and deliver

differently, with the need to cut costs dictating this.Jo Parody gives us his view.

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ABOUT THE SCHEMEThe scheme guarantees a minimum payment for allelectricity generated by the system, as well as a separatepayment for the electricity exported to the grid. Thesepayments are in addition to the savings made by using the electricity generated on-site.

Once microgeneration technology is installed you should experience a reduction in your electricitybill and receive an income from your feed-in tariffprovider.

The scheme covers the following electricity-generatingtechnologies, up to an installation size of five megawatts:

Solar electricity (PV) (roof mounted or stand alone), Wind turbine (building mounted or free standing), Hydroelectricity,Anaerobic digestion, Micro combined heat and power (micro CHP) (limited to a pilot at this stage).

HOW THE SCHEME WORKSIf you are eligible to receive the FIT you will benefit in three ways:

1. Generation tariff – a set rate paid by the energysupplier for each unit (or kWh) of electricity yougenerate.

2. Export tariff – you will receive a further 3p/kWh fromyour energy supplier for each unit you export back tothe electricity grid, that is when it isn’t used on site.

3. Energy bill savings – you will be making savings on your electricity bills, because generating electricity to power your appliances means you don’t have to buy as much electricity from your energy supplier.

DEEMED EXPORTDomestic FIT installations are likely to have their export deemed at 50% in most cases until smart meters are rolled out.

HOW TO TAKE PARTAn additional electricity meter is required to measure the electricity that your system is generating and to measure how much is being fed back into theelectricity grid. You will provide meter readings to the suppliers, usually every quarter, which is also the period that payments are typically paid from your supplier.

Your generating technology installer will register you on the central FIT database and you must inform your energy supplier that you are eligible to receive FIT.The supplier will then cross reference your installationwith the central FIT database and payments will then be made by your energy supplier at intervals.

For further information contact:

Angela Lemonat our Orpington officeT 01689 888222E alemon@calfordseaden.co.uk

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Feed-in Tariffs (FITs)became available in Great Britain on 1st April 2010, but arecurrently unavailable in Northern Ireland.

Under this scheme energy suppliers make regular payments to householders and communities who generate their own electricity from renewable or low carbon sources. Angela Lemon highlights the key points of the scheme.

TO READ THE FULL ARTICLE, VISIT OUR WEBSITE: WWW.CALFORDSEADEN.CO.UK/NEWS

Feed-In Tariffs are payments to ordinary energyusers for the renewable electricity they generate.

FEED-IN TARIFFS

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NEW CODE FORSUSTAINABLE HOMESThe New Code for Sustainable Homes came intoeffect in October 2010. Visit out website for detailedinformation and find out how these changes mayaffect existing and future schemes.

WWW.CALFORDSEADEN.CO.UK/NEWS

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GRAYLINGWELLGraylingwell Park, Chichester, where calfordseaden areacting as employerʼs agent and technical inspectors, wonʻSustainable Larger Social Housing Project of the Yearʼ atthe Inside Housing Magazine Sustainable Housing Awards2010, ʻBest Low or Zero Carbon Initiativeʼ at the HouseBuildersʼ Awards 2010, plus the Royal Town PlanningInstituteʼs award for Community Engagement. Guy Rapley explains what makes this project so exciting.

Graylingwell Park is set within spaciousmature landscaped grounds that have beendesignated as a conservation area and is alisted historic park. The site also includes the Grade II 18th century Graylingwell farm.

Planning consent was given for approximately 750 new one to five bedroom homes, of a contemporaryand colourful design inspired by the architecture of Chichester, West Sussex. The creative conversion offormer hospital buildings will also offer 40% affordablehousing from Downland Housing Association.

The wider community of Chichester willbenefit from local produce from a farm shop on siteand Graylingwell Hall will be refurbished. Around 30new art studios will be provided, together with café,gallery and small offices.

Steve Bangs, Managing Director of Linden Homes says:

“Graylingwell Park will be much morethan just a place to live; we arecreating a whole way of life, withsustainability and environmentalresponsibility at the heart ofeverything we do here. Itʼs aboutliving in a limitless environment. This landmark scheme will be adestination in its own right, servingthe wider community in and aroundChichester and will be a benchmarkfor future sustainable developments.”

NOT JUST A DEVELOPMENT BUT ALSO A COMMUNITY

Taking approximately eight years to complete, the scheme will have a net zero carbon footprint,exceeding government standardson sustainability and achieving100% reduction in CO2 emissionsfrom total energy demand.

The layout encourages energyefficiency in response to the site’sorientation and includes renewableenergy solutions with highinsulations levels in the homes and the new energy centre.

For further information contact:

Guy Rapleyat our Orpington officeT 01689 888222E grapley@calfordseaden.co.uk

Mark Perry, Commercial Director of Affinity Sutton comments:

“Graylingwell Park is about the opportunity to create a whole new community and givepeople a range of ways to come and be part of it. There will be the chance to get thatimportant first step on the property ladder using our shared ownership scheme, or rentthrough Chichester District Council.”

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2010 proved to be very rewardingfor calfordseaden, as a number ofour projects scooped the followingcoveted awards

Inside Housing, Sustainable Larger SocialHousing ProjectGraylingwell, Chichester

Housebuilder Awards 2010, Best Low or Zero Carbon InitiativeGraylingwell, Chichester

RTPI, Community EngagementGraylingwell, Chichester

Daily Telegraph British Homes Award,Affordable Housing Development of the YearStation Grove, Wembley

Estates Gazette, Residential Development of the YearDigby Road, Hackney

RICS 2010 Awards, RegenerationStonebridge Estate, Harlesden

RTPI, Best New Place to Live Bermondsey Spa, Bermondsey

Housebuilder Awards 2010, Best Regeneration ProjectBermondsey Spa, Bermondsey

London Evening Standards New HomesAwards, Best Regeneration AwardBermondsey Spa, Bermondsey

FURTHER AWARD NOMINATIONS CAN BE FOUND ON OUR WEBSITE:

AWARDS

WWW.CALFORDSEADEN.CO.UK/AWARDS

Images of Graylingwell Park are courtesy of Linden Homes

When you start a new job it is “de rigeur” to blameyour pressures on your predecessorʼs inability to do a decent job ‒ we have all done it.

In the corridors of Westminster Palace, members of the coalition government are currently reminding anyone they meet, that Blair on

the “Sorry a thing I regret” journey, reflects that one of his biggest failings in Government was not to progress Public Sector reform far enough or fastenough. Steve Douglas and Philippa Cartwright of DouglasWood explain.

ON BLAIR?

So, Year 1 of the coalition government and we are moving far and fast on public sector reform –“Thanks for that Tony”!

In the housing sector we all know the landscape forDevelopers and RSLs is changing dramatically. We havetalked to and worked with a number of you and thepressure points are clear.

1. Investment/funding – who is making the decisions? The first year is a done deal in respect of new supply investment. The HCA is busy aggressively promoting the “new affordable rent”.However, locally the feedback from Local Authorities and RSLs is “we are not sure we want it” or more pragmatically “OK, we will have it but we need to plan where in our locality it assists with balanced communities”. RSLs are saying “no”, yes”and “maybe”, and if you give us some certainty we might play.

2. Strategic/Planning – who is making the decisions?Across the country the view varies. In London thereis a fascinating pressure between central, regionaland local government. (Boris – the ConservativeMayor, with his parochial view of London (that’swhat got him elected!) has been very outspokenabout the myopic welfare/benefit reform. Housingbenefit changes for London in his view represent“social cleansing”. In other parts of the country, theviews have ranged from “well it just won’t workhere” to “great this is what we’ve always wanted”.

3. Community engagement/Doubled devolution/Accountability or the third sector/trusts – if it’slocal, as in local government, or community led anddoesn’t cost central government then government’sline is pretty clear - it’s worth giving it a go.

And that goes far beyond the Localism Bill, the newproposed planning reforms and right across the publicsector reform agenda.

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SHOULD WE BLAME ITLOCALISM FOR DEVELOPERS AND RSLs:

So if you are a developer or RSL - if youare going to make localism work, firstlyunderstand what is the agenda in alocal authority? What is wanted andwhat is needed? Not apartments, iffamily homes are required; not privatehomes, if there is an emphasis onaffordable homes. Secondly, understandyour local markets, your residents andcustomers’ needs and aspirations at alocal - and this may well mean at aneighbourhood level. For example, notmore social homes, if there is a need for intermediate or homes for sale forcommunities aspiring to purchase or forfirst time buyers and growing familieswho can afford to buy and want to putdown roots in an area. Equally if there is insufficient housing for low incomefamilies, how can this be delivered?

Thirdly, make sure you are talking to the right people. Not just theplanning department but the housingdepartment of local authorities. Not Justthe RSL or the developer but the HCAand in the case of London, the GLA.

It’s clear that as well as the challenges,Localism presents a whole new set ofopportunities. Local Authorities havebeen crying out for it, so havecommunities. But understanding what the “it” actually looks like will be what sets apart those who will be successful over the next few years and those who will be leftwondering “Mr Cameron what was this all about?” and “Mr Blair what legacy did you actually leave us?”.

Steve DouglasDirector, DouglasWoodT 020 7729 0420E steve.douglas@douglaswoodltd.com

For more information on DouglasWood,visit: www.douglaswoodltd.com

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Since 2005 our Birmingham architects have been working with Housing 21 to deliver 13Extra Care developments under Public Private

Partnership within Walsall, Birmingham andSandwell, delivering 700+ new homes in the West Midlands region.

calfordseaden have taken great care at the design stageto produce flexible, future proofed schemes which are in no way institutional and can provide a home for anactive older person, while still being capable of providingan environment which, by its nature, helps those withgreater levels of need sustain an independent lifestyle for as long as possible. Their scale and architecturalstyling add to the existing surrounding environmentswhilst creating an identity of their own, ensuringintegration into the community and acceptance and use by the local residents.

Our architects diverse range of projects has seen us involved in five Sure Start schemes for Birmingham City Council, ranging from a brand new facility at Albert Bradbeer School, to the refurbishment of a much used facility at Gospel Oak Community Centre.2010 also saw us come to the end of a large PFIcommission in Oldham creating 1400 residential units for the elderly, working with our building surveying teams and gaining recognition for our work in the LABC Building Excellence Awards.

As a multi-disciplinary practice our architects are able to work together with our commercial teamsproviding space planning and added value footprintproposals for our Blue Chip commercial clients. Otherprojects we are currently involved in include rehabilitationaccommodation and community facilities, residentialdevelopment of rural exception sites and theredevelopment of existing stock sites, creating greater densities of more sustainable housing for our numerous social housing clients.

The range of differing sector knowledge held by our Birmingham staff has been woven into thecalfordseaden multi-disciplinary experience, allowing for our team to be involved in a varied catalogue ofschemes, adding new dynamics to common buildingtypes. Having been leaders in Modern Methods ofConstruction, calfordseaden have Code Four, Five & Sixresidential projects already on site and are workingthrough cost effective proposals to retro-fit zero carbon solutions with our in-house sustainability team.

Birmingham architects are also pleased to beworking alongside a PASSIVHAUS advisory team from the Netherlands, with one of our main social housingclients, to create PASSIVHAUS on an affordable scale in the Midlands.

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700 NEW HOMES IN WEST MIDLANDS

2010, the 10th year for the Birmingham office of calfordseaden,saw the completion of five of the six schemes for Walsall MBC,the first of the two proposed schemes for Birmingham CityCouncil in Meadway, Yardley and the first of three schemes forSandwell Metropolitan Borough Council at Brandhall.Jo Ellson explains.

The proposal is to replace existingobsolete housing stock with a ‘like for like’ density of sustainable dwellings, that will sit within an existing residential area. With the amount of enquiries andfeasibilities/added value studiescalfordseaden were involved in during 2010, which we have seen continuing into 2011, our Birmingham architects are optimistic for the coming year. Working with the building surveying, quantitysurveying, project management,mechanical & electrical engineering, civil & structural engineering andsustainability teams in-house allowscalfordseaden to create fully considered and costed proposals to clients, moving a site forward with certainty and quickly in thiscurrently unsure slow developmentmarket.

For further information contact:

Jo Ellsonat our Birmingham officeT 0121 454 1688E jellson@calfordseaden.co.uk

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CREATINGINDEPENDENTLIVINGWest Kent Housing Association in partnership withWest Kent Primary Care Trust have provided selfcontained supported living Lifetime flats to meet the specific residents’ physical and mental disabilities.Becket Court offers freedom, choice and the right to enjoy an independent life to its residents.

TO READ MORE ABOUT THIS PROJECT, VISIT OUR WEBSITE: WWW.CALFORDSEADEN.CO.UK/NEWS

The undeveloped seven hectare site slopesdown towards a river which is known toflood during major storms, therefore itwas critical that our drainage solutionshould have a minimal impact on theriver’s current regime.

We fully reviewed the concept design produced by others and identified a number of areas where we couldimprove the design, as well as taking account of climatechange not previously included.

Through a series of meetings with key stakeholders we negotiated improved storm water discharge ratesfrom the site, enabling us to take into account increasedvolumes arising from climate change and reduce the size of pipes and associated trenches.

The drainage has been designed following currentbest practice using the principles of SUDS (SustainableDrainage Systems); parking areas with permeable paving,rainwater from roofs to soakaways, and surface water on roads being collected in a piped network draining to a detention basin.

A different method for constructing the foul sewercrossing beneath the river at the lower end of the sitemade construction simpler, with reduced risk and asignificantly shortened construction programme.

The site slopes, requiring considerable bulk excavationand filling. The individual block levels were establishedbased on the consented planning drawings. However we identified this would result in a large imbalance of cut material requiring disposal at considerable cost.We adjusted block levels, roads and parking areas toreduce the amount of cut until this balanced the fillvolumes, achieving considerable savings.

The offsite highway works involved reconstructionof over 500m of road, with the loss of a significant area of green space. We redesigned the junction with a mini-roundabout, taking far less land. Apart form the significantly improved design, the saving to the client is in the order of £500,000.

Our design has fully satisfied local Planners, theEnvironment Agency, Thames Water and the highwayauthority, and the respective Adoption procedures are virtually complete. Phase One is due for completion within the next 18 months.

For further information contact:

Richard Newmanat our Orpington officeT 01689 888222E rnewman@calfordseaden.co.uk

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calfordseadenʼs civil & structural, mechanical & electrical andsustainability engineers have been working on the design ofall earthworks, roads, parking, retaining structures, drainageand foundations of a 350 unit social housing development in Addlestone, Surrey. Richard Newman explains.

SAVING MONEYTHROUGHGOOD DESIGN

BIM BIM IS CURRENTLY ONE OF THE BUILDINGINDUSTRIES BUZZWORDS, BUT WHAT IS IT?

BIM (Building Information Model) is a 3D modellingsystem allowing everyone working on a building projectto bi-directionally share the same data, rather than eachdiscipline replicating the information from scratch. Gary Barley highlights the benefits.

We are now seeing a steadysurge towards the use of BIM from highly influentialpeople within our industry. It benefits the designersthrough faster working andbetter coordination, thecontractors through moreefficient procurement & sitemanagement, and the building

owner through morejoined up estatesmanagement.

The data contained within the BIM can be used to better visualisethe project from all angles, bothinternally and externally. It canschedule out quantities and costs for the contractor.

An analysis can be carried outon the data structurally, thermally,and for constructional conflicts, alongwith simulated performances in termsof heating, cooling, electricityconsumption etc. Speaking at a BIMconference in September, Paul Morrell(the government’s chief constructionadviser) indicated that publiclyprocured building projects will be

required to adopt BIM. Theannouncement had been made followinggovernment researchwhich concluded that BIM offeredtangible benefits.

Along with the indication from Paul Morrell, BIM is also currentlyunderstood to be at the centre of the schools capital review team’sthinking on how schemes could bebuilt at sustainability lower outturncosts, according to a report inConstruction News.

calfordseaden’s design teams have always offered acoordinated approach to projects, but by working with our multi-disciplinary team in BIM we arepushing the benefits even further.

For further information contact:

Gary Barleyat our Orpington officeT 01689 888222 E gbarley@calfordseaden.co.uk

BIM, HAVE YOU ENJOYED THE BENEFITS YET?

Crawley Borough Council are constructing their first council homes inmore than a decade and are the first council in the country to becomea preferred partner using Homes & Communities Agency funding.

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TO READ THE FULL ARTICLE, VISIT OUR WEBSITE: WWW.CALFORDSEADEN.CO.UK/NEWS

CRAWLEY KICK STARTS LONGAWAITED COUNCIL HOME BUILDING

calfordseadenSt John’s House1a Knoll RiseOrpingtonKent BR6 0JX

T 01689 888222F 01689 888299

Spring 2011

CHARTERED SURVEYING PROJECT MANAGEMENT ARCHITECTURE & MASTER PLANNING CIVIL & STRUCTURAL ENGINEERING MECHANICAL & ELECTRICAL ENGINEERING SUSTAINABILITY ADVICE HEALTH & SAFETY CONSULTANCY

www.calfordseaden.co.ukcalfordseaden have taken all reasonable precautions to ensure that did you know?is correct at the time of publication. Please contact us for more information about any of the topics and, where our professional code of conduct allows, we will be happy to advise.

calfordseaden LLP is a Limited Liability Partnership Registered in England and Wales number OC315838. Registered Office:Devonshire House, 60 Goswell Road, London EC1M 7AD where a list of members is kept.

Calford Seaden (Health and Safety) Limited is Registered in England No. 3028351 Registered Office: Devonshire House, 60 Goswell Road London EC1M 7AD