microsoft word - final document

New Dwelling at Gormack Cottage

Final Document

By: Jonathan Watson

To be submitted by 8:45 am

on Thursday 1st

May 2014.

HNC Construction

Graded Unit

HNC Construction: Graded Unit

Contents

1.0 Summary

1.1 Clients P3

1.2 Project Aim P3

1.3 Clients Needs P3

1.4 The Site/Existing Building P3,4

2.0 Planning Policy

2.1 Scottish Planning Policy P5

2.2 Associated Policy P5,6

2.3 Conclusion P7

3.0 Construction Industry Report

3.1 Introduction P8

3.2 Local Authority Planning Department P8

3.3 Local Authority Building Control P9

3.4 Method of Procurement P10

3.5 Involvement of Construction Professionals P10,11

3.6 Conclusion P11

4.0 Solution

4.1 Summary P12

4.2 Site Layout P12

4.3 Floor Layout P13,14

4.4 Form P14,15

5.0 Domestic Construction Methods

5.1 Introduction P16

5.2 Substructure P16

5.3 Superstructure P16,17,18


6.0 Building Services

6.1 Heating P19

6.2 Electricity P19

6.3 Water and Drainage P19

7.0 Material Specification


7.2 Specification P20,21,22

7.3 Dimension Paper P23

7.4 Rates P24,25

7.5 Bill of Quantities P26

7.6 Heat Loss Calculations P27

8.0 Health and Safety P28

9.0 Setting Out


9.2 Equipment P29, 30

9.3 Accuracy P30

9.4 Method P30,31,32

9.5 Conclusion P32

10.0 References P33,34,35


1.0 Summary

1.1 Clients

Jack and Brenda Forbes are a retired couple who are looking to either extend on existing

home or develop a new property on the same rural site that lies between the small towns of

Peterculter and Drumoak, west of Aberdeen. The new or extended dwelling will serve as a

home for newly made redundant, wheelchair bound son Robert and his wife and young

children.

1.2 Project Aim

The client wishes to provide a comfortable, modern and accessible home for Robert Forbes

and his family. There should be three bedrooms (two of ‘twin’ size and one of single), a

shared bathroom with shower cubicle and WC as well as a separate WC and basin. En-suite is

not essential. Sitting room, kitchen and dining room/area are to be included. The build

should be stylish and modern, without unreasonably raising the cost. The surroundings are

lovely and the family wants to be able to appreciate them. Privacy between the two dwellings

should be a priority. Project may be a separate building or it could be an extension to the

existing property. The client can raise sufficient capital to carry out the project however,

there should be no ‘unnecessary’ extravagance.

1.3 Client Needs

Robert’s handicap is to be a fundamental element of the design. The wheelchair accessible

dwelling will cater the client’s needs and allow for the family to happily occupy.

1.4 The Site/Existing Building

The site is considered to be part of a flood plain and is considered green belt. Access is from

Gormak Burn Road on the south side of the Site. The Malcolm Burn bounds the east side of

the site and an un-named stream lay on the western boundary. This stream has, at some

3


point in the past, been diverted and drained leaving the area immediately around, and to the

north of, the exiting house relatively dry. The water from the drain is pumped into Malcolm

Burn. Majority of 1500m² site in un-useable due to high water table. The plot is fairly level

around the existing house and immediately behind it but slopes up on all sides beyond this. It

is surrounded by manmade embankments, approximately 1.3 to 2.0 metres high. These assist

when water levels rise however additional flood prevention measures may need to be

considered. The soil, being waterlogged most of the time, has uncertain to poor load-bearing

capacity. The added drainage around the existing house however has significantly helped the

situation. It has not suffered flooding in twenty years but may be susceptible to a 1 in 100

year rainfall.

The existing house is detached with access to all sides of the house. The walls are built of a

mixture of local stone and rendered blockwork and the roof is of natural slate. The 25 year

old dwelling of traditional construction, may allow for the future development if appropriate.

Water tanks are stored in loft and heating is by a pressure jet oil burner located in the pantry

(floor standing with a flue from back directly to outside). An oil storage tank, screened by a

shed, is located in the garden north of the parking area to the west side of the house. Access

must be maintained for refilling. Mains gas is not an option. Drainage is via sewer pipe in the

road leading to three large septic tanks, recently replaced and located in the front garden

area. These are more than sufficient for the existing building. Existing road provides access

for emptying. Rainwater from the roof is picked up by drainage system. Mains water and

electricity are both available. Timber fuel is stored in sheds in the garden.

4


2.0 Planning Policy

2.1 Scottish Planning Policy

The purpose of planning is to guide future development and ensure that the land use is

optimised for the benefit of the community. For sustainable economic growth to occur, the

Scottish Government believes that a properly functioning planning system is vital and

introduced Scottish Planning Policy (SPP) in 2010. This is a statement on land use and

planning and contains the Scottish Government’s view on the purpose of the planning system,

fundamental values of the operation of the planning system, concise subject planning policies

and the expectations of the intended outcomes.

2.2 Associated Policy

Principle areas of the brief need to be studied in conjunction with SPP to ensure that the new

extension/dwelling is in accordance and will be supported by the government and local

authority (Aberdeen City Council).

The policy states that its function is to ‘enable the development of well designed, energy

efficient, good quality housing in sustainable locations’. By ensuring that the proposed design

abides by the listed criteria, the Aberdeen City Council planning department that bases its

reasoning around SPP will be more likely to grant planning permission.

Policy with regard to rural development, states that ‘opportunities to replace rundown

housing and steadings, and to provide limited new housing along with converted rehabilitated

buildings, should be supported where the new development is designed to fit in the landscape

setting’. Having studied the brief, it is clear that the aims set by the client are in accordance

and are again strengthened as the policy continues with ‘modern and steading conversion

should not be constrained within the original footprint or height limit unless there are

compelling design or conservation reasons for doing so’.

5


Green belt planning policy states that its purpose is to ‘direct planned growth to the most

appropriate locations and support regeneration’, ‘protect and enhance the quality, character,

landscape setting and identity of towns and cities’ and ‘protect and give access to open space

within and around towns and cities’. Based on the fact that the policy is aimed at areas that

could be harmed by unplanned growth and that the site is in a rural location on the outskirts

of Aberdeen, local authority are more likely to approve the development at this green belt

location.

A concern with the project is that it could risk flooding in the event of a significant rainfall.

The Flood Risk Management (Scotland) Act 2009 was introduced to deliver a sustainable and

risk-based approach to managing flooding. This is outlined in SPP, which aimed to have flood

risk management plans in place throughout Scotland by 2015, which should be taken into

account when development plans are prepared. The act places a duty on Scottish Ministers,

SEPA, local authorities, Scottish Water and other responsible authorities to begin managing

and reducing flood risk and promote sustainable flood risk management. We already know

that the site has the potential to flood due to watercourse surrounding site and this is

illustrated on the SEPA National Flood Risk Assessment map as a potentially vulnerable area.

The summary of main impacts of the flood risk assessment carried out in the area states

‘assessment of future flood risk and past events shows that Culter Burn/Gormack Burn

presents: potential impact to some residential properties, with past reports of flooding in the

area’. The assessment also shows that 66% of the source of flooding will be from rivers and

34% will be from surface water.

Having confirmed that the site is in fact at risk of flooding and acknowledging the policy

‘development which would have a significant probability of being affected by flooding or

would increase the probability of flooding elsewhere should not be permitted’, it may prove

challenging to get this project planning permission. However, additional flood defences can

be incorporated into the design and the finished floor level of the house can be raised, in

order to swing local authority planning officers in favour of the development.

6


2.3 Conclusion

Therefore having reviewed the brief alongside the SPP, two conclusions can be made. In

terms of developing in a rural environment and on a green belt location, this development

complies and would be granted planning permission. However due to risk of flooding, an

innovative, sustainable design is required to allow for the development to become realised.

7


3.0 Construction Industry Report

3.1 Introduction

The client wants to know the roles and relevance of the Planning and Building Control

departments of the Local Authority and at which stage they are likely to be involved in a

building project. They are also curious about which construction professionals will deal with

them and why/in what capacity. In order to give the client an accurate impression of this, the

method of procurement for the project must first be identified by evaluating the client’s

objectives and priorities.

3.2 Local Authority Planning Department

As previously stated under planning policy, the purpose of SPP is to guide development and

encourage sustainable growth at a national level. However the local authority (Aberdeen City

Council) that will be responsible for the proposed project has used SPP as guidance to create

local policy, which is set out through the Aberdeen City and Shire Structure plan and

Aberdeen Local Development Plan. This encourages both the public and developers to work

together in order to promote the Scottish Governments primary aim of sustainable economic

development. This ensures that land is used in the best way for the long term interest of

everyone. Section 2.5 of the development plan introduced on 29th

February 2012 states ‘New

development, whether in greenfield or brownfield locations, will have to be of the best

standard to deliver opportunities for people to enjoy a high quality of life within an attractive,

sustainable and safe environment’. This policy among others is controlled and regulated by

the process of applying for planning permission.

It is at this stage at which a local planning officer will review the application and make a

decision to grant approval or not. Either a householders application will be submitted if the

development is to progress as an extension, or a non-householder application in the case of a

new house. If a non-householders application is submitted, the local authority planning

officer will need to review plans of proposed building (including location plan, elevations,

8


cross sections showing existing and proposed levels, site level and landscape plan),

environmental statements (Environmental Impact Assessment), water and drainage design

and flood risk assessment before coming to a decision. The development manager at the

council can assist with any pre-application queries.

3.3 Local Authority Building Control

Local authority building control departments of the local authority differ from planning

departments, in that they are focused on providing and enforcing building regulations to

ensure the safety and health for people who will occupy the buildings. These regulations set

out in the Building (Scotland) Act 2003, set standards for the design and construction of

buildings. They also ensure that fuel and power is used efficiently and that facilities are

provided to meet the needs of people, including those with disabilities, who require easy

access and room for mobility.

Aberdeen City Council requires a single set of coloured plans from the applicant in order for

officers to grant consent to building warrant. To enforce that the design of new buildings

abide by building standards, the local authority fulfils two roles, as stated on the council

website. The first is to act ‘as verifier to protect the public interest where applications for

building warrant to construct, alter, extend, convert, provide services, fittings or equipment

to buildings or demolish buildings have been or are about to be made’ and secondly ‘to

enforce building legislation in respect of building work carried out without approval and to

ensure public safety in respect of dangerous and defective buildings through enforcement

processes’.

The Health and Safety Executive (HSE) may also need to be notified when construction or

building work is carried out and other duties under the Construction (Design and

Management) Regulations 2007 (CDM 2007) may exist. The domestic client will not have any

of these duties under CDM 2007, although those employed to carry out the construction of

the project will.

9


3.4 Method of Procurement

According to The Joint Contracts Tribunal (JCT) procurement is described as ‘the activities

undertaken by a client or employer who is seeking to bring about the construction or

refurbishment of a building’. It is important that the client’s aims are considered when

selecting the method in order to increase the chances of success. As the client has wished for

the designers and contractors to be appointed separately, it is recommended that the

traditional method of procurement is chosen. This is a tried and tested approach that is

design led, which will allow for changes to contract to be arranged and managed easily and is

appropriate for the project as an exact timescale has not been given and may allow for

sufficient time. Those involved throughout the project can be held accountable due to a

competitive selection of tendering contractors. This method will ensure that an attractive,

high quality home is developed that will sit pleasantly with its surroundings and please the

client.

3.5 Involvement of Construction Professionals

Having recommended a method of procurement, information regarding which construction

professionals will deal with the client and why/in what capacity can be given. Firstly,

throughout the design stage the client will mainly deal with the chosen architect who will

prepare drawings and specifications, obtain planning permission, prepare legal documents,

plan construction process, advise on the selection and communicate with the construction

team and inspect work. The degree of involvement will be significant as meetings and

negotiations between the client and architect will be carried out to ensure the clients aims

are realised and represented throughout the process. The client will have little involvement

with the rest of the design team, including the structural engineer and quantity surveyor and

will rely on the architect to lead.

During the construction stage of the project, the clients will have to deal with contractors on

site to some capacity if they intend to occupy the existing home. Important issues however

10


will be dealt with the architect, who will be overseeing the entire process on behalf of the

client.

3.6 Conclusion

Therefore the roles and relevance of the planning and building control departments of the

local authority and the stage at which they are likely to be involved in a building project have

been described for the client. A suitable method of procurement (traditional) has been

recommended and the construction professionals associated with this listed, including the

capacity in which they will be involved with client and why.

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4.0 Solution

4.1 Summary

From the offset it was clear that the optimised solution would take the form of a separate

home, as privacy between the two families was to be made a priority. It would have proven

to be too challenging as an extension because of the existing buildings current floor

arrangement/orientation on site, site topography, current field drainage and the client’s

access needs, without blowing the budget extravagantly. To arrive at the best solution

quickly and successfully, an engineered approach was taken as opposed to making trial and

error sketches. This was done by incorporating current building regulations related to the

client’s specific needs from the start. This led to the form of the design being largely

influenced by its function. Sustainability and client convenience were kept as the main focus

throughout the process to make sure the end product would please both local authority

planning departments and primarily represent the client’s aims and needs.

4.2 Site Location

The new build is to be located directly behind the existing property, where the stream, at

some point in the past, had been diverted and drained leaving the area relatively dry. Due to

the water table however, the site may need to be temporarily dewatered during construction

stage and permanently drained after. This area is fairly level so minimal fill would be

required to provide a proposed ground level of 40.400m immediately around the

development. Steady fall of the land to the north will allow for an open garden area for the

family to use. A path from the top of the embankment from the south-west will link to

entrance ramp, external storage area and through to the north of the site. The building will

not disturb existing site drainage and is far enough from existing property to comply with fire

regulations and maintain privacy. The building will be positioned with the same alignment as

the existing property.

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4.3 Floor Layout

The floor layout has been designed to comply with Aberdeen City Council’s ‘Improving Access

to Buildings and Services’ document. The entrance ramp has been designed at a 1:15 rise

from the path (40.400m) to the landing at a 4.5m going, which will share a 40.700m level with

the finished floor level (FFL). An area to the rear of the property, which has been design to

allow for rear access and a WC for family members excluding Robert Forbes, uses the only

corridor that is not in accordance with the minimum 1.2m wide lobby and 300mm from wall

to opening side jamb regulations. This is also true for the 1.5m diameter turning circle that is

required in a room for wheelchair users. The entrance hall provides a large open space which

allows convenient access to all rooms.

One single and two twin bedrooms make up the southern area of the proposed development.

This decision was made to allow for living and kitchen areas to be located to the rear of the

building and provide privacy from the rear existing garden. This allows each bedroom to get

morning/midday light with windows facing to the east and south. All main rooms will provide

a 1.5m turning circle and minimum 900mm openings to allow Robert to access the majority of

the property, leaving him unrestricted to provide for the needs of his family. Each bedroom

will include built in wardrobes.

The shared bathroom will comply with the ACC document but has been primarily influenced

by the Portsmouth City Council ‘Design Guide for Wheelchair Accessible Housing’. The

foundations of this guide are based on Part M – Access to use of Buildings of the NHBC

Building Regulations, which sets out the Disability Discrimination Act 2005 & Building

Regulations 2000. This has provided more in depth information including dimensions of

fittings, to better suit the client’s needs. The bathroom will include pressed steel bath (min

1700mm x 700mm x 500mm high) with bath board, railing and shower controls and

appropriate toilet and sink. A frosted window will look onto external sheltered storage area.

The sitting room / living area has been designed to utilize surrounding beauty of the area by

incorporating large glazing at the gable end to the east of the site and a glazing at the

northern and southern walls. Morning and some afternoon sun will provide an enjoyable

13


degree of natural light. The ceiling will follow the same pitch as the roof, which will be

supported by a portal frame. This will create a virtuous living space that the family will enjoy

relaxing and spending time in privately, as it does not look on to the existing property. Half of

the room will be unglazed to provide the family with some wall area for bookcases/mounted

wall televisions etc.

The kitchen and dining area have been combined to maximize use of space and increase

convenience for the family, due to Robert’s needs. Similarly to the shared bathroom, the

layout of the kitchen was influenced by the Portsmouth City Council ‘Design Guide for

Wheelchair Accessible Housing’, to enable Robert to provide for himself and his family with as

little restrictions and as much convenience as possible. This includes a 1.5m turning circle

between the kitchen units. There is sufficient room for a large dining room table and a small

window above the sink will provide natural morning light. A large sliding door gives access to

the rear timber decking and external wooden pellet boiler store, which will allow for the

family to change the boiler without difficulty when needed. It will also provide natural

sunlight in the afternoon and an area for Robert to relax outside, without having to travel

from one level to another.

As discussed, the WC and rear access door of the property have been incorporated for the

ease of other family members. An example of this is the children using the WC to clean up

after playing outside in the rear garden to prevent mess being carried throughout the house.

The corridor will also serve as a barrier between WC and the kitchen to prevent unpleasant

odors. An external storage area will also be found behind the pellet and boiler and single

bedroom, sheltered by the equal span of duo pitch trusses supported by the timber post.

4.4 Form

The building will comprise of a fine textured render finish on blockwork, with a course of

natural sandstone to the base. By including modern glazing and large fascia boards, this

construction will allow the development to sit in harmony with the existing stone/render

14


property, while providing a fresh, sustainable home for the family to enjoy. Natural slate will

be the sustainable material of choice for the roof finish.

15


5.0 Domestic Construction Methods

5.1 Introduction

Having reviewed the client’s needs and aims and the characteristics of the site and existing

building, a recommendation can be made on the methods of construction that should be used

to ensure the success of the development.

5.2 Substructure

Deep strip foundations will be used to transmit the loads of the building into the soil beneath

ground level. These are required because of the low load bearing capacity of the top soil and

therefore the foundations need to be poured to deeper soil with better bearing capacity.

Existing borehole information is not freely available in the area from the British Geological

Survey, so it is recommended that the client employs a geological engineering consultancy to

analyse the soil properties. For the purposes of the project however an assumed level of

sufficient load bearing capacity soil will be given 2.0m below existing ground level (38.000m).

5.3 Superstructure

An appropriate construction method for the structure of the building must be recommended

because each of the types will have a different impact on lead into construction and on site

labour timescales and will bring a variety of advantages and disadvantages that will influence

the success in terms of practicality and costs. Having considered the above it is

recommended that the house will comprise of a timber kit structure, which should be

seriously considered when the ground you are building on is particularly poor and you wish to

promote the use of environmentally friendly materials in a timber friendly area such as

Scotland.

Using timber kit construction will allow for quick on site erection and will significantly reduce

site labour. Although this requires a longer run in to construction time period for the design

16


and manufacture of the timber frame (estimated at 8 weeks) compared to the short

preparation for a masonry build (2 weeks), it would only require an estimated 7-10 days for

the erection period compared to the 6-8 week traditional on site period. This would benefit

the client as they will most likely occupy the existing building throughout the programme and

will be able to reduce the volume of disturbance from on site labour. This speed will also

prevent any delays to the programme from other trades including electricians and plasterers

who rely on the structure to be weather tight to progress.

Another clear advantage is the thermal performance of timber frame construction, which

contains its insulation within the depth of the walls. By designing and constructing to current

building standards, high energy efficiency can be obtained and can prevent moist air reaching

the inside of the building by using a vapour control layer. The low thermal mass of the kit

also allows for quick heating of the home, which will benefit the clients as they are likely to

find equal employment opportunities in the city of Aberdeen or will be in full time education,

therefore only occupying the home in the evenings and weekends.

Further advantages that will benefit the project and the client include reduced environmental

nuisance, factory controlled quality assurance, reduced risk exposure from reduced on site

labour, reduced construction waste through efficient controlled manufacturing and the result

of an engineered final product.

Negative views shared by some in the construction industry of the UK that can be ruled out,

include the limitation of only the traditional procurement process that has been

recommended anyway and the lack of experienced builders and erection crews. This is not

true because the increase of popularity of timber frame construction in the Aberdeen area

has meant that more experienced erection crews are in place and better techniques are being

used. Another potential problem is the susceptibility to decay of timber when exposed to

excessive moisture (potential flooding) but this can be overcome through the use of VCL,

damp proof material (DPM) and damp proof course (DPC).

It recommended that suspended timber flooring is used when building off ground with low

load bearing capacity. Also, by separating the floor from the ground and having the flexibility

17


to raise the finished floor level throughout the design process, extra protection from any

potential flooding can be obtained.

18


6.0 Building Services

6.1 Heating

To help the proposed development become approved by the planning department and be

deemed as a sustainable home, a wood pellet boiler will be incorporated alongside electric

heating. This innovative system will be used to provide hot water and some general heating,

whilst electric radiators will heat the rest of the home when necessary. By using a wood

pellet burner, the burning of oil can be eliminated from the new build which will have a

positive impact on the environment, as low carbon emissions are produced. Other benefits of

this system include high efficiency and reduced fuel costs when compared to oil burners,

especially in an area where wood pellets are widely available. In order to optimise the

efficiency of the boiler, a purpose built store will be incorporated into the design to ensure

moisture levels of wood pellets are kept low at all times. It is recommended for economical

value that a store capable of holding a 3 tonne minimum bulk delivery is constructed,

approximately 2.4m x 2.4m with a minimum ceiling height of 2.4m.

6.2 Electricity

An application will need to be made to Scottish and Southern Energy, the supplier of

electricity throughout Scotland, for a new connection to be made to the existing main. This

application will include site location plan and proposed meter location.

6.3 Water & Drainage

To be connected to the water main, an application to Scottish Water, a statutory corporation

in Scotland that provides water and sewerage services, must be made. A connection to the

existing main should not be a problem, as it already provides for the existing home. Foul

drainage for the proposed development will be disposed in the existing septic tanks which

have recently been replaced and are more than sufficient for the existing building. Surface

water from house and landscape will be diverted to existing water course, by incorporating

appropriate SuDS to reduce potential flood risk and please Scottish Water and local authority.

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7.0 Material Specification

7.1 Introduction

All specification provided is relevant for the extent of wall shown on dwg 0001 and some of

bedroom 2 as a whole. Standard Method of Measurement of Building Works: Seventh

Addition has been considered where applicable and all materials have been chosen with

sustainability in mind.

7.2 Specification

F10 Brick/block walling

Blockwork External Leaf (£0.97 per block / 72 per pallet)

Blocks: 100mm Solid lightweight Readyblock, standard finish, to BS EN 771-3: 2003 as

manufactured by Cemex

Minimum average compressive strength 7.3N/mm²

Mortar 1:1:6 cement, lime, sand. (Joints to be raked out to a depth of 15mm to provide key

for render)

Blockwork Below DPC Level Internal Leaf (£150/M²)

Blocks: 150mm thick lightweight block (Blocks Shield), standard finish to BS EN 771-3: 2003 as

manufactured by Thermalite.


Mortar 1:1:6 cement, lime, sand

F20 Natural Stone Rubble Walling

Stone External Leaf

Stone: 100mm course of sandstone, random sizes to BS 5628-3:2005 as manufactured by Kirk

Natural Stone. (1 Pallet approx 2m² - £50)

20



Mortar 1:1:6 cement, lime, sand

Sill: 140x175 Stone Sill Manufactured by Kirk Natural Stone (2000mm - £68.25)

F30 Accessories/Sundry Items for Brick/Block/Stone Walling

51mm Thick Cavity: 175mm Staifix Timber Frame Tie, Wall Ties to BS 5268-6.1 Type 6* Tie @

600 crs. (50p)

30x5mm TFS/HD/900 Timber Frame Holding Down Straps to BS EN 1034:2009 (G275) as

manufactured by BPC fixings (£3.50) @2000 crs.

F31 Precast Concrete Sills/Lintels/Copings/Features

Lintel: 102x183 (Nominal Height) Steel Standard Duty CTF5 lintel to BS EN 845-2:2003 as

manufactured by Catnic. (2100mm - £20.04)

G20 Carpentry/Timber Framing/First Fixing

Timber Frame Internal Leaf: ‘Gold Closed Panel’ construction; reflective breather membrane,

9mm OSB sheathing, 140mm framing, 140mm polyurethane insulation, reflective vapour

control layer, 25mm service void/battens, 12.5mm tapered edge plasterboard (Aprox.

£300/m² & to achieve 1.5W/m²K) to BS 5268-6.2:2001 as manufactured by Scotframe

H62 Natural Slate

Slate: 300x200mm SIGA Natural Slate with 80mm headlap at 30° pitch to BS EN 1236:2004 as

manufactured by SIG Roofing, on 50x25 treated timber battens on breather membrane &

sarking (£73/m² including labour).

Duo Pitch Trusses: Scotframe ‘Gold Closed Panel’ construction; 420mm Frametherm Insulation

(0.10 W/m²K)

40 INSULATI

21


L10 Windows

Window: 1800x1360 Brushed aluminium window with hardwood trim, vacuum preservative

treated, as manufactured by AB Windows (£1500)

Top hung opening casements glazed with double glazed clear glass to BS 952: Part 1: 1995 &

BS 5713 199, Brushed aluminium handles

M20 Rendered Coatings

External Render: To comply with BS EN 13914-1- External Rendering

Proprietary cement gauged render, fine textured finish

Total Thickness 12mm (£45/m² inc. labour)

R10 Rainwater Pipework/Gutters

Gutters: Marley or equal, uPVC half round type with snap joints in the running length; fixing

with standard fascia brackets at 1m crs, Pipes 75mm∅plastic fixed at 2000mm crs

22

Timesing Dimension Squaring Description

4.50

2.26 10.17

Blockwork

100mm Lightweight Ready Block, standard finish, to

BS EN 771-3:2003 as manufactured by Cemex,

Mortar 1:1:6 cement, lime, sand (m²) F10

1.80

1.26 (2.27)

Deduct

Window (m²)

7.90

4.50

0.18 0.81

Stone External Leaf

100mm course of sandstone, random sizes to BS

5628-3:2005 as manufactured by Kirk Natural Stone,

Mortar 1:1:6 cement, lime, sand (m²) F20

1

Sill

140x175 Stone Sill Manufactured by Kirk Natural

Stone (2000mm long) (nr)

6/ 8 48

Forming Cavity

175mm Stafix Timber Frame Tie, wall ties to BS 5268-

6.1 Type 6* Tie, 8 ties horizontally, 6 ties vertically

(nr) (F30)

2

Forming Cavity

30x5mm TFS/HD/900 Timber Frame Holding Down

Straps to BS EN 1034:2009 (G275) as manufactured

by BPC fixings (nr) (F30)

1

Lintel

102x183 Steel Standard Duty CTF5 lintel to BS EN

845-2:2003 as manufactured by Catnic

4.50

DPC

100mm wide polythene DPC at External Leaf as

manufactured by Visqueen (m) (F30)

1

Window

1800x1260 brushed aluminium window with

hardwood trim, vacuum preservative treated, top

hung casements double glazed with clear glass to BS

952: Part 1:1995 & BS 5713:1994 as manufactured

by AB windows (nr) (L10)

4.50

2.10 9.45

Render

12mm thick proprietary cement gauged render, fine

textured finish, to comply with BS EN 13914-1-

External Rendering (m²)

HNC Construction - Graded Unit

7.3 Dimension Paper

23

Blockwork Outer Leaf

100mm Solid lightweight Readyblock delivered to site per 72 £69.84

Wastage 5% £3.49

£73.33Labour: 2 bricklayers per hour @ £10.00 £20.00

1 labourer per hour @ £6.50 £6.50

Squad Cost £26.50

Output per tradesman 40 block / hour

Cost of Labour per 72 blocks 72 x £26.50 £23.85

2 x 40

Mortar @ £109/m³ @ 0.072m³ per 72 blocks £7.85

Cost for 72 blocks £105.03

Number of blocks per m² for outer leaf is 10

Cost per m²: £105.03 x 10 £14.59

72Profit and oncost @ 20% £2.92

£17.51

Stone Outer Leaf

100mm course of sandstone, random sizes delivered to site 1 pallet = 2m² £50.00

Labour: 2 bricklayers per hour @ £10.00 £20.001 labourer per hour @ £6.50 £6.50

Squad Cost £26.50

Output per tradesman 30 stones per hour

Cost of Labour per 100 stones 100 x £26.50 £44.17

2 x 30

Mortar @ £109/m³ @ 0.12m³ per 100 stones £12.00

Cost for labour & mortar for 100 stones £56.17

Number of stones per m² for outer leaf is 20

Cost per m²: £56.17 x 20 £11.24

100

Cost per m² for stones 50 £25.00

2 £36.24

Profit and oncost @ 20% £7.25

£43.49

Sill

140x175 Stone Sill Manufactured by Kirk Natural Stone (2000mm long) £68.25

Cost of Labour (2 Tradesman @ £10.00) £2.00

£70.25


£84.30


7.4 Rates

24

Wall Ties

175mm Staifix Timber Frame Tie £0.50

Cost of Labour per tie (1 Tradesman @ £10.00) £0.50

£1.00


£1.20

Holding Down Straps

30x5mm TFS/HD/900 Timber Frame Holding Down Straps £3.50

Cost of Labour per strap (1 Tradesman @ £10.00) £1.00

£4.50


£5.40

DPC

100mm wide polythene DPC delivered to site per 32m roll £3.95

Labour: 1 bricklayer per hour @ £10.00

Output per tradesman 10m per hour

Cost of Labour per 32m roll 32 x £10.00 £32.00

10 £35.95

Cost per m £35.95 £1.1332


£1.36

Lintel


£22.04


£26.45

Window

1800x1260 brushed aluminium window delivered to site per unit £1,500.00


£1,570.00


£1,884.00

Rendered Coating

12mm thick proprietary cement gauged render (labour, material and £45.00

profit) per m²

25

Note: Quantities taken only for wall shown on plan, above & including DPC & excluding Scotframe kit

Unit Quantity Rate £ p

F Masonry

F10 Brick/Block Walling

a

Blockwork External Leaf

100mm Lightweight Ready Block, standard finish,

to BS EN 771-3:2003 as

Manufactured by Cemex

Mortar 1:1:6 cement, lime, sand m² 10.17 17.51 178 08


b

Stone External Leaf

100mm course of sandstone, random sizes to BS

5628-3:2005 as manufactured

by Kirk Natural Stone

Mortar 1:1:6 cement, lime, sand m² 0.81 43.49 35 23


c

140x175 Stone Sill Manufactured by Kirk Natural

Stone (2000mm long) nr 1 84.30 84 30

F30 Accessories/Sundry Items for Brick/

Block/Stone Walling

c

Forming Cavity

175mm Stafix Timber Frame Tie, TIM6 wall ties

to BS 5268-6.1 Type 6* Tie nr 48 1.20 57 60


Block/Stone Walling

d

30x5mm TFS/HD/900 Timber Frame Holding

Down Straps to BS EN 1034:2009 (G275) as

manufactured by BPC fixings nr 2 5.40 10 80


Block/Stone Walling

e

100mm wide polythene DPC at External Leaf as

manufactured by Visqueen m 4.50 1.36 6 12

f

F31 Precast Concrete Sills/Lintels

/Copings/Features

102x183 Steel Standard Duty CTF5 lintel to BS EN

845-2:2003 as manufactured by Catnic nr 1 26.45 26 45

L Windows/Doors/Stairs

L10 Windows

g

1800x1260 brushed aluminium window with

hardwood trim, vacuum preservative treated,

top hung casements double glazed with clear

glass to BS 952: Part 1:1995 & BS 5713:1994 as

manufactured by AB windows nr 1 1,884.00 1,884 00

M Surface Finishes

M20 Rendered Coatings

h

12mm thick proprietary cement gauged render,

fine textured finish, to comply with BS EN 13914-

1-External Rendering m² 9.45 45 425 25

Total 2707 83


7.5 Bill of Quantities

26

(x) (λ) (R = x/λ)

External Surface - - 0.060

External Render 0.012 0.500 0.024

Exernal Blockwork 0.100 0.380 0.263

Cavity - - 0.180

OSB 0.009 0.013 0.692

PU Insulation 0.140 0.022 6.364

Service Void - - 0.090

Plasterboard 0.013 0.160 0.078

Internal Surface - - 0.120

Total Resistance (ΣR) 7.871

U-value = 1/ΣR = 1/7.871 = 0.127 W/m²K

Note: Thermal bridging has not been accounted for, therefore a U-value of 0.15 W/m²K is realistic

Fabric Heat Loss Calculation: Qf = ΣUA(Ta-Tb)

Area (m²)

14.10

14.10

26.10

2.45

Note: Design internal temperature is 20°C & an external temperature of 0°C has been assumed

Ventilation Heat Loss Calculation: Qv =

Qv =

Qv =

Note: Based on 2 air changes per hour and the assumption of 1200 J/m³K for the specific heat capacity of air

Total Heat Loss = 235.66 + 112.8

= 348.46 W

3600

112.8W

Cv NV(Ta-Tb)

3600

1200 x 0.5 x 33.84 x 20

0.10

Total Heat Loss from Bedroom 2


7.6 Heat Loss Calculations

Justifying Scotframe 'Gold Closed Panel' Wall Construction 0.15W/m²K)

Thickness (m) Thermal Conductivity Thermal Resistance

0.18

0.35

0.70

3.30

0.70

Roof

Wall

Windows/Doors

0.18

0.25

1.80

0.15

1.60

Building Regulations Maximum Values

Area-Weighted AverageType of Element Individual Element Proposed U-value

Floor 0.20

Type of Element

Floor

Roof

Wall

Windows

Temperature

Difference (°C)U-value (W/m²k) Heat Loss (W)

0.18

0.10

0.15

1.60

20

20

Total Fabric Heat Loss 235.66W

20

20

50.76

28.20

78.30

78.40

27


8.0 Health & Safety - Construction Regulations

The structure in which regulation and enforcement of workplace health and safety within the

UK, is defined by the ‘Health and Safety at Work etc Act 1974’ (HASWA). This act of

parliament sets out the general duties of employers, employees, contractors, persons in

control of work premises and those who manage and maintain them. In the construction

industry, it ‘governs powers of inspectors regarding safe practices on sites together with

contravention of the Construction Regulations.’ These Construction Regulations apply to

building operations and to works of engineering construction and fall under the umbrella of

‘Management of Health and Safety at Work Regulations 1999’, alongside the ‘Control of

Substances Hazardous to Health Act COSHH 2002’.

The principle set of regulations that are of relevance to this project are ‘The Construction

(Design and Management) Regulations 2007’ which are envisaged for a large scope of

construction works. These enable the application and management of Health and Safety at

work to be enforced on site and place responsibility on the client to appoint a CDM

Coordinator and Principle Contractor. The CDM Coordinator is responsible for preparing a

pre-tender, construction phase plan, health and safety file, informing the Health and Safety

Executive (HSE) (administering body), ensuring designers confirm with their health and safety

obligations and that contractors are competent with regard to health and safety matters and

advising client and principle contractor appropriately. The Principle Contractor is then

responsible to develop the construction phase plan, collate relevant information and

preserves it as work continues, administer health and safety issues and cooperate with the

CDM coordinator, designers and site operatives preparing risk assessments throughout. The

designer will also have established that the client is aware of their duties, considered the

design implications with regard to health and safety including risk assessments and have

coordinated CDM work with other members of the design team.

Other vital regulations include ‘The Construction (Head Protection) Regulations 2007’, ‘The

Personal Protective Equipment Regulation 2002’, the ‘Lifting Operations and Lifting

Equipment Regulations 1998’ and ‘The Working at Height Regulations 2005’.

28


9.0 Setting Out

9.1 Introduction

To ensure the proposed building is constructed in the accurate position and eliminate any

future problems due to poor alignment, the setting-out process will be used. This task will be

undertaken once a finished ground level of 40.400m that will surround the property has been

achieved and the site has been cleared of any debris or obstructions. The International

Organisation for Standardisation (ISO) define setting out as: Setting out is the establishment

of the marks and lines to define the position and level of the elements for the construction

work so that works may proceed with reference to them. This process may be contrasted with

the purpose of surveying which is to determine by measurement the position of existing

features.

There are different options to choose from when setting-out domestic buildings, including

traditional means of using horizontal dimensions and offsets against a site reference grid or

control points and the modern alternative of using setting out coordinates, using either a

total station or GPS RTK system. Although using these new technologies initially costs more,

the benefits surpass those of the traditional setting out process. These include achieving fast,

precise spot levels, provided they are carried out by a competent site/setting out engineer

and can be achieved independently as opposed to working in pairs. This will speed up

contractor and engineer time on site, therefore benefitting the client when observing the

bigger picture. Therefore it is recommended that the client agrees to using coordinates and a

total station to set out the new build.

9.2 Equipment

• Concrete Nails

• Current Setting Out Coordinates Drawing (Dwg 0023)

• Hammer

• Measuring Tape

29


• Pinch Bar

• Target

• Spray Paint

• Steel Tape

• Survey Log

• Total Station

• Tripod

• Wooden Mallet

• Wooden Pegs

9.3 Accuracy

As mentioned previously, achieving high levels accuracy when setting out is paramount. The

British Standard (BS 5964-1:1990, ISO 4463-1:1989) sets out that the accuracy when achieving

spot levels and TBM should be within the following limits:

• Site TBM relative to the MBM ± 0.005m

• Spot Levels on soft surfaces relative to a TBM ± 0.010m

• Spot Levels on hard surfaces relative to a TBM ± 0.005m

It is known however, for site/setting out engineers to work within a 0.002m tolerance when

hammering nails/wooden pegs to ensure that no problems arise during construction. It is the

contractors responsibility to set out the building accurately and who is liable to amend any

works carried out due to poor checking/setting out and compensate for any subsequent fees.

There is greater leniency when setting out foundations as opposed to blockwork, however

care should always be taken by the engineer to provide accurate nailing on site.

9.4 Method

When setting out using a total station it must first be leveled and centered over a first control

point, similarly to how a theodolite would be set up when using older techniques. This control

point will take the form of the TBM already set out on site, that was used to tie back to the

30


Ordnance Survey Benchmark near the site when leveling to achieve the 40.400m horizontal

plane for the house to sit on and is marked on the current ‘Setting Out Coordinates &

Dimensions / 0013’ drawing. To centre the total station/tripod directly over the TBM, the

bubble is checked against the centre of the peg. This is crucial, otherwise the subsequent

readings taken with the instrument will not give the correct results. Having been set up

correctly, the total station will then be rotated horizontally to site coordinate system and the

coordinates of the TBM provided by the design engineer will be entered.

Next, the corner of the external building shown on the drawing will used as a reference object

(RO) and the coordinates for the point are also entered into the total station. The ‘horizontal

circle orientation programme’ will automatically calculate the bearing from the total station

to the RO. Having established this orientation, the setting out process can begin by entering

the coordinates of the points shown on the drawing. It is important to ensure all coordinates

are entered exactly as they appear, or the station would provide the wrong location for the

points. The instrument will send the site/setting out engineer along the correct horizontal

distance where the peg/nail should be hammered. The station will then make an

‘observation’ and it will provide exact information on where the peg/nail should be located.

When setting out the foundations, wooden pegs are hammered in place to show where the

ground will be excavated for the deep strips. Each peg is double checked and dimensions

from Peg 1 and Peg x are made from the corners of the existing building using the tape. The

tape will first be checked against the steel tape to ensure it has not been stretched and

measurements made are accurate.

When the site/setting out engineer returns to site after the foundations have been poured

and set, the nails to position the blockwork will be hammered in. The process would be

exactly the same as before, however extra care will be taken to ensure that blockwork is built

in the correct position. It is important that the target is kept on each nail and rechecked to

ensure that it has been hammered in vertically and accurately. Distance between nails will be

checked with steel tape against dimensions from dwg 0011 & 0012 and if any discrepancies

31


are found, it is recommended that process is carried out again. Once checks have been made

and the engineer is satisfied, the nails are sprayed to ensure tradesman can find them.

9.5 Conclusion

Therefore, the setting out process using the total station has been recommended and

explained. This will allow the building to be set out accurately and efficiently and will allow

construction works to continue smoothly and on schedule. The importance of accurate

setting out has been explained and it is recommended that a competent and reputable

site/setting out engineer is chosen to carry out the task.

32


10.0 References

Roy Chudley & Roger Greeno (2013) Building Construction Handbook. 9th

Edition. Milton Park,

Abignton, Oxon. Routledge.

Unknown(2014)Planning Available at:

http://www.aberdeencity.gov.uk/planning_environment/planning_and_environment.asp

(Accessed: 05/02/14)

Unknown(2014)Planning Available at: www.esplanning.scotland.gov.uk (Accessed: 05/02/14)

Unkown(2014) Building Regulations

http://www.planningportal.gov.uk/permission/responsibilities/buildingregulations/difference

13/02/14 (Accessed: 08/02/14)

Unkown(2014) Building Standards

https://www.aberdeencity.gov.uk/planning_environment/building_standards/bld_BuildStand

ards.asp (Accessed: 08/02/14)

Unknown(2014)Building Standards Available at:

https://www.aberdeencity.gov.uk/planning_environment/building_standards/bld_BuildStand

ards.asp (Accessed: 12/02/14)

Costclick(2014)Floors-Solid/Suspended/Ground/First available at

http://www.costclick.co.uk/Floor-ground-suspended-first.asp (Accessed: 15/02/14)

Home Building & Renovating (2014) Comparing Masonary & Timber available at

http://www.homebuilding.co.uk/advice/key-choices/structural/compare-masonry-timber

(Accessed: 15/02/14)

33


Julian Owen (2013) Pros and Cons of Timber Frame Construction available at

http://www.constructionchat.co.uk/articles/timber-frame-buildings/ (Accessed:15/02/14)

Scottish & Southern Energy (2014) available at

http://www.ssepd.co.uk/Connections/SmallProjects/Apply/(Accessed: 17/02/14)

Alternative Heat (2014) available at http://www.alternativeheat.co.uk (Accessed: 17/02/14)

Unknown (2014) available at http://www.scotland.gov.uk/Resource/Doc/217736/0093791.pdf

- natural stone masonry in modern Scottish construction - A guide for designers and

constructors – (Accessed 03/04/14)

Unknown (2014) available at http://www.plasterersforum.com (Accessed 03/04/14)

Unknown (2014) available at http://www.cemex.co.uk/readyblocklightweightblock.aspx –

(Accessed 03/04/14)

Unknown (2014) available at http://www.kirknaturalstone.com – (Accessed 03/04/14)

Scotframe (2014) available at

http://www.scotframe.co.uk/MainlandUK/KitSpecification/Thermal-Kit-Specification.aspx –

(Accessed10/04/14)

Unknown (2014) available at

http://www.scotframe.co.uk/MainlandUK/PriceGuides/PriceGuide.aspx – (Accessed 10/04/14)

Unknown (2014) available at http://www.sigroofing.co.uk/downloads/naturalslate.pdf –

(Accessed10/04/14)

Unknown (2014) available at http://www.fixmyroof.co.uk/videos-and-guides/pitched-

roof/roofing-prices/ – (Accessed 17/04/14)

34


Unknown (2014) available at http://www.online-building-supplies.co.uk/100mm-7n-solid-

dense-concrete-breeze-block-42-p.asp – (Accessed 17/04/14)

Unknown (2014) available at http://www.truetradesman.co.uk/index_files/Page324.htm –

(Accessed 17/04/14)

Unknown (2014) available at http://source4me.co.uk/calculate_brick_block_mortar.php –

(Accessed 17/04/14)

Unknown (2014) available at http://www.safestyle-windows.co.uk/customer-care/ask-an-

expert/fitting/how-long-will-it-take-to-install-new-windows-and-doors/ – (Accessed 17/04/14)

35

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