Design Realisation DETAIL REPORT

Julian HuangDesign Realisation Report- 2010-2011Unit 22

East London Horticultural Club cum Alternative Treatment CentreHow to build a healthier community in a time of austerity?

2Content:

Part 1, introduction:1.1-Unit 22 agenda 1.2-Project ambitions 1.3-Project brief and function 1.4-Building Programme1.5-Site location1.6-Site analysis

Part 2, Building Delivery- area of focus2.1-Scope for planning2.2-Planning strategies2.3-Funding sources2.4-Case studies2.5-Procurement strategies2.6-The role of the architect2.7-Buildng delivery phases 2.8-The role of the contractor2.9-CDM2.10-The role of the specialised consultant

Part 3, Building form and systems:3.1- Overall scheme site plan3.2.1- Ground floor plan3.2.2- Lower ground floor plan3.2.3- Roof plan3.2.4- Section AA3.2.5- Section BB3.3- Transition of user through building3.4- Structural strategies3.4.1- Load forces diagram3.5- Access and circulation3.6- Fire strategies

Part 4 Building construction:4.1- Building envelope makeup 4.2- Impact of building material4.3- Solar gain and day lighting4.4- Detailed building envelope section, 1:504.4.1-Water ingress4.4.2-Interstitial condensation4.4.3-Thermal insulation4.5- Internal fire spread4.6- Building maintenance strategies

Part 5, Building performance5.1-Overlall energy strategies5.2-Water drainage and harvest system 5.3-Acoustics5.4-Natural ventilation and passive cooling

Bibliography

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1.1 PROJECT INTRODUCTION

Unit 22 Agenda

(In-)Water Dwelling.

Waters essential nature makes it a strategic natural resource globally. Riparian water rights have become issues of international diplomacy, in addition to domestic and regional water rights and politics. World Bank Vice President Ismail Serageldin predicted, Many of the wars of the 20th century were about oil, but wars of the 21st century will be over water.

The causes, are many and varied; they include local scarcity, limited availability and population pressures, but also human activities of mass consumption, misuse, environmental degradation and water pollution, as well as climate change. Fresh water now more precious than ever in our history for its exten-sive use in agriculture, high-tech manufacturing, and energy production is increasingly receiving attention as a resource requiring better management and sustainable use.

Due to all of this, there is an emerging water industry facing huge challenges for innovation and research. While there is no way to increase the worlds water supply, we can prevent worse circumstances by conserving water and eliminating water wastage altogether with innovative solutions. This could mean a lot of wonderful opportunities to build business leading to a whole new water global geography. Water treatment, Desalination, Agriculture (rainfall harvest-ing, conservation techniques, small-scale irrigation, animal husbandry), Aquifer recharging, Tourism, Transport, Dredging, Weeds control e.g. Hyacinth, Hy-droelectric power for rural electrification, water extraction from wetlands, building of small dams are only some of the examples. All these opportunities could be understood as extensions of domestic and family life. Therefore Water Farms arise as a new civil typology providing both shelter and making life means. On the other hand, from early times, people from the four corners of the globe have benefited from the therapeutic qualities of water joining cultural, religious and health habits in their houses and neighborhoods construction. Greek, Roman, Egyptian, Turkish, Japanese, and Nordic cultures have long partaken in domestic hot springs baths and common facilities. Due to contemporary extreme stress in professional life, the spa practice of immersing the body of the person in water to restore and maintain health is again considered to be very important to life. Nevertheless recent specialization of Medicine has pushed Home Spas to daily indulgence in luxurious houses while specializing salutary spas, which are run by medical practitioners to treat users as patients. Latest breakthrough in spa technology involves ultrasonic waves, ozone negative ions and far infrared rays into simple sometimes portable home spa equipment. These equipments provide relief not only from stress but from some common illnesses empowering again the utility of Spa Houses as health preventive agents with considerable importance for welfare state.

As a last chosen topic between those thousands related to water, we will focus on water materiality. Monitoring technology can help architecture to get advantage on the adaptation to weather conditions using water as technical support. Eco-friendly features like the water desalination, energy accumulation, ventilation methods, water recycling, heat and energy consumption, tidal and solar energy systems are being developed through empirical procedures. In addition, lots of investigators contribute to the use of water made by biotechnology industry. Biomaterials development requires a deep understanding on molecular hydration and water forces, and how they determine the interaction between molecules, surfaces and forms. A whole range of building solutions and materials are linked to the research on water characteristics enabling to talk about Hydro Materials as a new generation of innovative architectural products.

Unit 22 will work throughout two years on water politics related to dwelling opportunities. In this first year, students will produce both design and research on these three topics: Water Farms, Spa Houses and Hydro Materials. A trip to Thailand will be arranged providing a tour throughout the country to analyze the relationship between water and residences in economical, cultural and political terms. Although all the students will be invited to join our Thailand trip for finding the selected case studies, each student will be asked to choose a working area out of Thailand. Students works will form all together a constellation of site specific projects around the world revealing the clues for an understanding of new innovative water-based global geography.

PROJECT INTRODUCTION

Early experiments exploring the relation-ship between us and how we use water, the transperency of water usage.

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PROJECT INTRODUCTION

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PROJECT AMBITIONS

1.2 PROJECT AMBITIONS

Agenda:

In the natural world, waste is food [] eco-design should ensure that there is nothing from our human-made built environment that cannot be absorbed benignly somewhere else in the system.

My main interest this year is to develop a new reality of living, working and playing.I aim to develop architectural strategies that could generate links and feedbacks between the user and the environment, resulting in a symbi-otic relationship in a wider urban context.I want to introduce strategies that would help us to make our cities, towns and villages a more efficient, more healthy and more productive place to live, to work and play. These will transcend the current implementation of green and sustainable solutions, by tapping potential ener-gies that are hidden in our wastes, or lying dormant or being completely ignored, my aim is to harness and utilise them. My agenda have the following goals:

- Strategies that purify waste water with natural resources.Such as plants and marine animals, this is more cost effective and more environmentally friendly than using highly toxic chemicals.

- Harness and recycle the many useful elements in waste water.A vast quantity of nutrients we consume in our food end up in the sewer. We should collect these and use them to grow food, to raise fish and not let it be wasted!

- Modify attitudes, increase awareness and alter perception towards water usage.I would like to explore and develop ideas that challenge the current water culture.

- Reduce water usage and increase water efficiency.Architecture should act as a barometer to how much water we are consuming. If possible, even control the amount of daily water we consume.

- Strengthen relationship between communities and its energy and food sources.Due to mass urbanisation, we are becoming disconnected to our biological and natural resources, such as food, water and energy sources. Architecture should allow us once again connect to these life sustaining links.

- Generating energy using water and organic wasteThe potential amount of energy we can harness by using water is vast; its free, renewable, and sustainable and will help to cut down CO2 emission drastically. At the same time, we should also be using more organic waste such as dried sludge from sewerage plants to produce energy, our organic waste contain high level of methane, this could be trapped and recycled.

- Self-sufficient local communitiesOur food should be grown within close proximity of our living quarter, our energies shouldnt be imported from Norway or France, and our waste should be recycled to use as compost for gardening.

- The enjoyment of waterThe experience of using water should be fun, joyous; we should celebrate the use of this precious commodity.

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PROJECT AMBITIONS

How to build a healthier community in a time of austerity?

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BRIEF & FUNCTION

Building Brief:

New East London Sanatorium cum Horticultural clubA preventitive and alternative treatment facility by and for the local community

The new East London sanatorium and horticultural club consists of three main objectives:Firstly, a wider social political agenda where the project directly responsed to the U.K governments policy of Big Society. Taking on board some of the policys key points, its main goal is to utilise the power of the local community ( big society policy No. 1) to develop and deliver this scheme. The horticultural club is designed specically to encourage the local community to take part in rigorous, healthy activitiy like gardening that would result in a healthier community, (big society policy No. 2) and the sanatorium, would provide a preventative healthcare and alternative medicinal treatment facilities that are open to the local community. The users- the local community, would also in turn provide the funding of the building project by a contribution, as a sort of monthly subscription to use the healthcare facilities provided by the sanatorium (big society policy No. 4).

Secondly, the sanatorium is about developing a stronger and higher awareness between water and user, and how much water we are using and the sources of that water. This could only be archieved by transparency. Transparency in terms of the users getting a full, visible and clear understanding the processes and ingredients used and involved in their alternative and preventative treatment sessions. For example, a hydrotherapy session would enable the user to understand where the water he/she uses come from; how its treated; the dierent process its treatment; weather its natural or industrial, and for the herbal and aromatic therapy sessions, what ingredients are used, what owers did the essential oils come from and how its extracted, these are the transparencies the building aim to deliver. therefore, the sanatorium can also be interpreted as a center of environmental sustainability learning, in particular, of water. The sanatorium would provide an ideal setting where my interests in the relationship between water and users can be further tested, a continuation of the samples and cocktails which Ive developed earlier in the year.The sanatorium will focus on three main areas in the relationship between water, user and architecture:

1. Water- activate Using the hydro powered lifts in South England and the water wheels as inspirations, I would like to develop a system by where water can be used to activate and trigger movements around the building. 2. Water- generate Water as a spatial material. Instead of using physical and permanent materials to generate spaces, I would like to create spaces that are more transient, and exible that can be adapted to change of use.3. Water- stimulate Essentially the sanatorium is a alternative and preventative treatment centre, where treatment without surgery or chemical based medications are used. Rather, the centre focuses on natural treatment processes such as herbal, hydro and aroma, in which water are one of the main ingredients involved in these therapies.

These three focual points can be interpreted into dierent areas of the sanatorium. water activate would be applied mainly to the entrance/ reception area of the building, water generate would be to the changing and showering facilities and water stimulate would be the alternative treatment facilities. The motive behind this choice is that these three spaces are intrinsically interconnected with water, and water would play a critical role in the activation of these operational spaces. This can be explicitly dened as: The aromatic chambers would rely on steam to extract its fragrances and essential oils The herbal canteen would rely on the steam generated by the aromatic chambers to power its herbal medicine mixer. The hydro bath and wash would rely on the previous two spaces to generate steam and heat which would be used to control the dierent temperatures of thewater.

Lastly, the sanatorium is about intergrating the nature and the architecture. In this context, the horticultural club and and sanatorium. This means elements of the horticultual club would become parts of the sanatorium.Thus merginf the two and blurring the boundary between nature and architecture.

Big Society"to create a climate that empowers local people and communities, building a big society that will 'take power away from politicians and give it to people'."

How to build a healthier community in time of austerity?

Since the current government has been elected, it has been championing their flagship policy of a Big Society. The plans include setting up a Big Society Bank and introducing a national citizen service.The stated priorities are:

1. Give communities more powers (localism and devolution) 2. Encourage people to take an active role in their communities (volunteerism) 3. Transfer power from central to local government 4. Support co-ops, mutuals, charities and social enterprises 5. Publish government data (open/transparent government)

But however, at the same time, the government is slashing the budget of many of its services, forcing local autho-rities to close important facilities and organizations across the social spectrum, ranging from infrastructure to healthcare. Together with the rise of private health cost and treatment, many believe this will lead to a dramatic downfall in the quality of the national health service, where only the wealthy and privileged would be able to get quality treatment. And in this critical era of national austerity, less healthy lives are more susceptible due to the economic downturn. So one can argue therefore, the need for these public healthcare and facilities are more important than ever. My brief thus was inuenced by this thought, instead of spending money treating it, can we prevent it in the rst place?

Governments health care budget Cost of health insurance

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PROJECT BRIEF

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1.3 BRIEF AND FUNCTION

Since the current government has been elected, it has been championing their flagship policy of a Big Society. The plans include setting up a Big Society Bank and introducing a national citizen service.The stated priorities are:

1. Give communities more powers (localism and devolution) 2. Encourage people to take an active role in their communities (volunteerism) 3. Transfer power from central to local government 4. Support co-ops, mutual, charities and social enterprises 5. Publish government data (open/transparent government)

But however, at the same time, the government is slashing the budget of many of its services, forcing local authorities to close important facilities and organizations across the social spectrum, ranging from infrastructure to healthcare. Together with the rise of private health cost and treatment, many believe this will lead to a dramatic downfall in the quality of the National Health Service, where only the wealthy and privileged would be able to get quality treatment. And in this critical era of national austerity, less healthy lives are more susceptible due to the economic downturn. So one can argue therefore, the need for these public healthcare and facilities are more important than ever. My brief thus was influenced by this thought, instead of spending money treating it, can we prevent it in the first place?

New East London Horticultural club & Alternative CentreA preventative and alternative treatment facility by and for the local community

The new East London alternative treatment centre and horticultural club consists of three main objectives:Firstly, a wider social political agenda where the project directly responded to the U.K governments policy of Big Society. Taking on board some of the policys key points, its main goal is to utilise the power of the local community ( big society policy No. 1) to develop and deliver this scheme. The horticultural club is designed specifically to encourage the local community to take part in rigorous, healthy activity like gardening that would result in a healthier commu-nity, (big society policy No. 2) and the treatment centre, would provide a preventative healthcare and alternative medicinal treatment facilities that are open to the local community. The users- the local community, would also in turn provide the funding of the building project by a contribution, as a sort of monthly subscription to use the healthcare facilities provided by the centre (big society policy No. 4).

Secondly, the centre is about developing a stronger and higher awareness between water and user, and how much water we are using and the sources of that water. This could only be achieved by transparency. Transparency in terms of the users getting a full, visible and clear understanding the processes and ingredients used and involved in their alternative and preventative treatment sessions. For example, a hydrotherapy session would enable the user to understand where the water he/she uses come from; how its treated; the different process its treatment; weather its natural or industrial, and for the herbal and aromatic therapy sessions, what ingredients are used, what flowers did the essential oils come from and how its extracted, these are the transparencies the building aim to deliver. Therefore, the project can also be interpreted as a centre of environmental sustainability learning, in particular, of water. It would provide an ideal setting where my interests in the relationship between water and users can be further tested, a continuation of the samples and cocktails which Ive developed earlier in the year. The treatment centre will focus on three main areas in the relationship between water, user and architecture:

1. Water- activate Using the hydro powered lifts in South England and the water wheels as inspirations, I would like to develop a system by where water can be used to activate and trigger movements around the building. 2. Water- generate Water as a spatial material. Instead of using physical and permanent materials to generate spaces, I would like to create spaces that are more transient, and flexible that can be adapted to change of use.3. Water- stimulate Essentially the centre is an alternative and preventative treatment centre, where treatment without surgery or chemical based medications are used. Rather, the centre focuses on natural treatment processes such as herbal, hydro and aroma, in which water are one of the main ingredients involved in these therapies.

These three focal points can be interpreted into different areas of the project. Water activate would be applied mainly to the entrance/ reception area of the building, water generate would be to the changing and showering facilities and water stimulate would be the alternative treatment facilities. The motive be-hind this choice is that these three spaces are intrinsically interconnected with water, and water would play a critical role in the activation of these operational spaces. This can be explicitly defined as: The aromatic chambers would rely on steam to extract its fragrances and essential oils The herbal canteen would rely on the steam generated by the aromatic chambers to power its herbal medicine mixer. The hydro bath and wash would rely on the previous two spaces to generate steam and heat which would be used to control the different temperatures of the water.

Lastly, the centre is about integrating the nature and the architecture. In this context, the horticultural club and treatment facilities. This means elements of the horticultural club would become parts of the treatment centre. Thus merging the two and blurring the boundary between nature and architecture.

Opposite: research into the use of alter-native medicines and their effects.

PROJECT BRIEF

Aroma-therapyMIND

MUSCULAR &SKELETAL INTERNAL ORGAN

Herbal-therapyHydro-therapy

Herbal medicine storage shelve.

Steam driven engine which would power the industrial pestle and mortar

The harvested herbs would begrinded by a giant pestle &mortar thats driven by a steam engine powered by steamcoming from the aroma therapeuticboiling chamber.

Herbs are cooked and boiled to create the desired remedy.

Herbal greenhouse

Herbal canteen location

Herbal garden

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Hydro therapy location

During high tide water wouldbe dirverted into the hydro-therapy area.

Hydrotherapy, formerly called hydropathy, involves the use of water for pain relief and treating illness. It was marketed as water cure by practitioners and promoters in the 19th century. hydrotherapy can take on many forms, but its the generic term includes using jets, underwater massage and mineral baths (e.g. balneotherapy, Iodine-Grine therapy, Kneipp treatments, Scotch hose, Swiss shower, thalassotherapy) and others. It also can mean a whirlpool bath, hot Roman bath, hot tub, Jacuzzi, cold plunge and mineral bath. These treatments use physical water properties, such as temperature and pressure, for therapeutic purposes, to stimulate blood circulation and treat the symptoms of certain diseases.

Time m Time m

0559 6.3 0029 1.11212 1.1 0640 6.4

SU 1847 6.1 TU 1304 1.14.63391

0026 1.5 0125 1.30645 6.0 0748 6.2

M 1256 1.3 W 1420 1.31937 5.9 2042 6.2

0115 1.7 0244 1.50746 5.8 0914 6.1

TU 1353 1.6 TH 1542 1.42.675128.55302

0216 1.8 0412 1.40900 5.7 1034 6.2

W 1510 1.7 F 1701 1.32138 5.8 2312 6.3

0342 1.8 0535 1.21011 5.8 1145 6.5

TH 1625 1.6 SA 1817 1.12244 6.0

0500 1.5 0016 6.61114 6.0 0651 0.9

F 1726 1.4 SU 1244 6.80.181912.63432

0559 1.2 0109 6.81207 6.3 0752 0.6

SA 1819 1.2 M 1335 7.02007 0.9

0033 6.5 0154 7.00651 1.0 0843 0.5

SU 1253 6.6 TU 1421 7.11906 1.1 2049 0.8

0117 6.7 0235 7.10738 0.9 0926 0.5

M 1336 6.8 W 1503 7.21947 1.0 2124 0.8

0158 6.8 0313 7.10823 0.8 0959 0.6

TU 1417 6.9 TH 1542 7.22026 0.9 2150 0.8

0237 6.9 0348 7.00906 0.7 1021 0.6

W 1458 7.1 F 1618 7.02104 0.8 2216 0.8

0315 7.0 0420 6.90947 0.6 1040 0.7

TH 1538 7.2 SA 1652 6.82144 0.7 2244 0.9

0351 7.0 0451 6.71025 0.5 1106 0.8

F 1618 7.1 SU 1723 6.52224 0.7 2313 1.0

5.622509.672400.143116.00011

SA 1700 7.0 M 1755 6.32304 0.8 2344 1.2

2.675508.650502.150217.04311

SU 1744 6.8 TU 1833 6.00.14432

6.684509.03121

M 1834 6.6

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Port of London Authority - Tide Predictions

NORTH WOOLWICH 2012

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Aroma garden

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Aroma treatment room

Water pumped from river Roding would be boiled to desalinate thebrackish water at the same time utilising the steamgenerated to extract the aromatic oils in the flowers. Which would be then sent to the aroma therapy chamber.

Methane would be extracted from the decomposing organicmaterials in the sewerage settling tanks

Aromatic Chambers.Where patients would come and inhale the fragrance and scented oils.

Some of the aromafrom the aromatic chamber wouldbe allowed to escape and fill thesurrounding atmosphere of the sanatorium with beautiful fragrances.

Horticultural Club

Pipes would channel the methane into a storage facility underneaththe sanatorium

Direct steam distillation diagram

The flower from the horticulral clubwould be harvested and processed.The organic material ould then be sent into the boiling chamber, wheresteamwould be used to remove the essential oils away from the plant.The essential oils would be carried together with the rising steam, intothe aroma therapy chamber.

HOLISTIC TREATMENT OF THE BODY

The treatment centre focuses on alternative medicine such as aromatherapy, herbal therapy and hydrotherapy, and encourage the use of natural, non-chemical based treatment processes. It is also a preventative treatment centre, the use of aromatherapy, can help to reduce stress and relieve anxiety.

PROJECT PROGRAMME

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1.4 PROJECT PROGRAMME

Recipe for a healthier community:A new East London Alternative Treatment Centre

The new East London alternative treatment centre will be a preventative and alternative treatment facility designed specifically for the local community of Newham, but it would also be open to a wider range of users if required. To enable the building to operate successfully, it will contain the following facili-ties:

1. A water reception/entrance area Within easy access from the horticultural club where users of the sanatorium can register and order their treatment. The reception/entrance area will be an extension of the landscape around the building, a green wall and sloped vegetation floor would provide a relax, healthy environment and introduction to the user of the sanatorium. The vegetable wall and floor would also capture most of the natural daylight throughout the day and become the main feature of the space. The reception area is also the first contact point between water, architecture and body. Dirty, unpurified rain and river water would be captured and stored, and where patients can order the exact amount of water required for the treatment programme, thus creating a new system of how people will use their water.

2. A salad bar & herbal canteen This is where users can sample the fresh produces and salads grown in the horticultural club, while waiting for their consultation with physician and treatment programme to start. Conventional waiting systems in healthcare facilities should be avoided, instead the cafeteria/canteen would become the waiting area, it would also become a source of income for the sanatorium. The herbal canteen would be where patient on the herbal therapy programme can go and have their concoction cooked up with gas captured from the sewage plant nearby.

3. Natural steam shower and changing roomInstead of using mains water in the shower facilities, the new sanatorium would take advantage of using purifies rain water captured in the reception area or steam heated up by methane captured in the Beckton sewage plant.

4. Consultation spacesThe consultation spaces would be where physicians give diagnosis for the patient and decide how the required treatment programme would be carried out. This space would coincide with the natural filtration facilities of the sanatorium; where gravel tanks, marsh ponds and a mini fish farm would be used to filter rain and grey water cap-tured in the reception.

5. Hydro therapy poolsHydro therapy facility would contain various sized pools for singular or group use. Also the pool would be of different temperatures ranging from 33c-38c. Mechanical access for mobility users. The hydro therapy facility would be a floating structure that rise and fall with the tides. It would be located on the river side, so during hide tide the user in the pool would be metaphorically bathing in the river, this is to create a direct link between the water and the user, and the source of the water theyre using.

6. Aroma therapy roomsThe aroma therapy rooms would be located amongst the horticultural grounds. This is designed to strengthen the relationship between the aromatherapy and the flowers and ingredients where the essential oils are sourced. A naturally scented bed would further enhance the aromatic experience. Aromatherapy rooms would also consist of self-contained WCs and changing facilities.

7. Herbal medicine vaultHerbal medicine storage is where the dried herbal medicines are stored. It is where patient on herbal therapy programme come after their consultation with physician and receive their medications. This storage space also doubles up as a herbal medicinal vault where an extensive herbal medicinal sample are stored for safe keeping and future reference, under this circumstance, the space required need to be in a controlled environment, where temperature, humidity need to be under constant monitor, to safe guard the herbal medicine samples.

8. Tools & equipment storage for horticultural clubLawn mowers, spades, gardening tools are kept in this area, need easy access.

9. Toilets and utility roomsToilets utilising grey and river water for flushing. Water from basins are recaptured and reused again.

10. Administration area for staffOffices, operational and staff facilities for the sanatorium.

The horticultural clubThe horticultural club is rough six hectors in size and forms a key aspect of the programme, and it co-exists intimately with the three alternative facilities. Firstly, it would act as a provider. A provider of scented flowers, for the aromatherapy treatment, and medicinal herbs for the herbal therapy and salad for the salad bar. It also act as a receiver, the waste water from the sanatorium would be collected, stored and used to maintain the horticultural club, where the vast amount of minerals and useful elements would be absorbed by the plants of the horticultural club, thus, it creates a loop, and a feedback, between the user, architecture and the environment.Furthermore, the sanatorium and horticultural club would take into account every single aspect of its surrounding condition, therefore addressing its context and typology. Which currently include, a large scale sewage treatment plant, a tidal river on the Thames estuary, industrial warehouses and factories. At first, these all appeared to be massive problems, but in fact, these rather seemingly unappealing contexts are exactly what the sanatorium and horticultural club needs! The potential of this site and its hidden energies are unparalleled.

This is because: All the energy needed to run the sanatorium could be harnessed from the sewage plant. (methane from decomposing sewerage) The factories and warehouses would provide the ideal users/patient for the sanatorium. (within close proximity to the site) All the water needed would be extracted from the river next to the site

Opposite: Initial programme diagram, the alternative treatment centre was first called East London Sanatorium, however, it has since been altered to alternative treatment centre.

PROJECT PROGRAMME

Programme & Function: East London Sanatorium cum Horticultural ClubThe new East London Sanatorium will function as an alternative treatment centre for those who wish to escape the city without actually leaving it. It will provide an energy efficient and symbioticallybalanced environment where a more healthy way of living wouldbe encouraged.

The sanatorium will provide an ideal setting where my interests inthe relationship between water and users can be further tested,a continuation of the samples and cocktails which Ive developed earlier in the year.

Those main ideas and focal points in which I would like to further explore are: -Strategies that purify waste water with natural resources.- Harness and recycle the many useful elements in waste water.-Modify attitudes, increase awareness and alter perception towards water usage.-Reduce water usage and increase water efficiency.-Strengthen relationship between communities and its energy and food sources.-Generating energy using water and organic waste

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Objectives/ Agenda

Users Leisure Facilities Services Reception

Aroma therapy Herbal therapy Hydro therapy

Clean Air

The Inter-depedant relationship between the Horticultural Club and Sanitorium

Clean Air

Users

Programme Denition

Plantation

Dinning Kitchen

Library

Indicator ofpatientshealth

Spa

Records

Staff Patient

Admin

Healing Human/Healing Nature

Generating electricity from Alge

Store andRecycle Waste fromSanitorium

Irrigation

Seed bank Equipment Storage

Gardeners/Staff

Flowers/Trees/Food crops

Fertiliser

Indicator of the environment

Visitors

These spaces will be the focal point of the project. The different spaces would be activated by water,where they will be interconnected by the different properties of water.

Harness methanefrom sewage plant

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1.5 SITE LOCATION & CONSTRAINTS

The above map indicates the proposed site in relation to some of Londons most well known landmarks suck as the millenium dome, the newly constructed Olympic stadium, and Buckingham Palace. This gives a clear indication of the building s proximity to the urban centre, and also the close proximity to London City Airport.

Millenium Dome Proposed SiteOlympic StadiumBuckingham Palace

Opposite: Site plan and section across proposed canal basin where the alternative treatment centre will be located.

SITE INTRODUCTION

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SITE PARAMETERS

-Reasons for the choice of site-

The site is situated on a small patch of marshland in between Beckton sewage plant and River Roding. There are obvious challenges in relation to the large scale of the site, but at the same time the potential amount of energy that could be harne-ssed around the site is unparalleled. This could be a opportunity for a new type of environmental development that takes into account every single aspect of the site context and surroundings, therefore it behaves in sync, in conjunction with the wider urban context. Particular attention should pay to the exact location of the sanatorium and horticultural club so that it doesnt compromise the scale of the site. This exact location could be determined through solar studies (currently still on going, see above) prevailing winds which could affect the smelling sometimes occur.

625 METERS

275 M

ETER

S

124 METERS

42 METERS

31.5 METERS

32.4 METERS

64.8 M

ETE

RS

16.7

MET

ERS

N

a

a

Section aa

Site dimensions

8 METERS

HIGH TIDE, 5-7 METERS

LOW TIDE, 2 METERS

SITE INTRODUCTION

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1.6 REASONS FOR CHOSING THE SITE

The site is situated on a small patch of marshland in between Beckton sewage plant and River Roding. There are obvious challenges in rela-tion to the large scale of the site, but at the same time the potential amount of energy that could be harnessed around the site is unparal-leled. This could be a opportunity for a new type of environmental development that takes into account every single aspect of the site context and surroundings, therefore it behaves in sync, in conjunction with the wider urban context. Particular attention should pay to the exact location of the treatment centre and horticultural club so that it doesnt compromise the scale of the site. This exact location could be determined through solar studies (currently still on going, see above) prevailing winds which could affect the smelling sometimes occur.

SITE INTRODUCTION

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Opposite: Site aerial view, and current surrounding conditions of the site.

One of the many industrial estates along River Roding opposite the site

Industrial Factories and Warehouses

Brownfield Sites

Residential Neighbourhoods

Chemical/ Waste Disposal Facilities

1. River Thames2. Beckton Sewerage Works, Primary treatmentsettling tanks3. Beckton Sewerage Works, Secondary treatmentsettling tanks4. Abbey Mills pumping station5. Proposed Site6. River Lea7. Beckton Industrial Estate

Quite, suburban streets at the northern edge of the Beckton sewerage plantThe approach road to Beckton sewerage plant

SITE INTRODUCTION

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1.8 SITE CONDITIONS

The site is situated on a small patch of marshland in between Beckton sewage plant and River Roding. There are obvious challenges in re-lation to the large scale of the site, but at the same time the potential amount of energy that could be harnessed around the site is unparal-leled. This could be a opportunity for a new type of environmental de-velopment that takes into account every single aspect of the site context and surroundings, therefore it behaves in sync, in conjunction with the wider urban context. Particular attention should pay to the exact lo-cation of the sanatorium and horticultural club so that it doesnt com-promise the scale of the site. This exact location could be deter-mined through solar studies (currently still on going, see above) prevailing winds which could affect the smelling sometimes occur.

SITE ANALYSIS

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BUILDING DELIVERY

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2.0 BUILDING DELIVERY

To enable the successful delivery of the East London alternative treatment centre and Horticultural club scheme, one of the most important factors would be related to procurement methods and planning.

As the scheme is designed to strengthen the health of the local community, the involvement of this commu-nity must be implemented even prior to the planning application and designing process, this is to ensure a design that would reflect the needs of the community. This would be achieved through a series of strategic methods designed to intergrate and engage the local community with the intent, and generating feedback of opinions and ideas through public consultations.

It is important to define the clients and major stake holders of the scheme.

Project title: East London Alternative treatment centre and Horticultural club

Clients: London Borough of Newham, Beckton Horticultural Society

Stake holder(s): London Borough of Newham, private health enterprises & companies

Proposed funding sources: -Horticultural club -Newham Council -European Environmental Sustainability development Funds -Private health organisations and enterprises

2.1 SCOPE FOR PLANNINGThe London borough of Newham is located in the Eastern part of the city, the surrounding Boroughs include Tower Hamlets, Hackney, Barking and Dagenham. Together, these few boroughs (including Newham) make up four of the most deprived areas of London, and rank at the bottom end nationally. This deprivation also means there are high levels of unemployment, and that social unrest and all these meant there is lack of de-velopment which is crucial to help the borough to overcome its poverty level and be like other areas in Lon-don. One major downside of this level of deprivation means the health condition of Newham is also ranked one of the worst in London, all these factors would help to argue more for the development and introduction of a community led horticultural centre and an affordable alternative treatment centre.

Health Action Zone (HAZ)The borough of Newham belongs to the health action zone initiative, which is a government scheme to bring together organisations within and beyond the NHS to develop and implement a locally agreed strategy for improving the health of local people. The ambition of the project is to combat this high level of deprivation and low level of health, firstly, through the setting up of the horticultural club, which would provide a facility where the local community can come and take part in strenuous gardening work thats good for the health, and grow vegetables which they can consume and even sell. Maybe this could even become a source of employment for some of the local people, as there are no qualifications needed to participate, and they would even learn through taking part in gardening.

Research figures showing the deprivation and unhealthy level of living in the borough of Newham Source: ???

Figures also shows the borough is also one of most unhealthy in the capital

Public consultation sessions being carried out

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2.2 PLANNING STRATEGIES

The Alternative treatment centre and horticultural club would be a phased development and each stage of development would involve separate planning applications submitted to Newham planning authority.

The two major planning application phases include:

1. In regard to the poor health levels and high unemployment rate Newham borough is currently experi-encing, the first objective of the project is the regeneration of the current site, which can be classified as a Brown Field site under planning terms1. It would be turned into a series of horticultural gardens and allot-ments, where healthy activities can be carried out such as gardening, and tending the land. It would also provide job opportunities for the unemployed in the borough.

This first phase would take advantage of the governments Small Holdings and Allotments Act 19082, whereby it states:

Section 23, Duty of certain councils to provide allotments.3

(1)If the council of any borough, urban district, or parish are of the opinion that there is a demand for allot-ments in the borough, urban district, or parish, the council shall provide a sufficient number of allotments, and shall let such allotments to persons, resident in the borough, district, or parish, and desiring to take the same.

(2)On a representation in writing to the council of any borough, urban district, or parish, by any six registered parliamentary electors or persons who are liable to pay an amount in respect of council tax, resident in the borough, urban district, or parish, that the circumstances of the borough, urban district, or parish are such that it is the duty of the council to take proceedings under this Part of this Act therein, the council shall take such representation into consideration.

Furthermore, it states that co-operatives and societies could be given aid by local authorities:

S. 49 Co-operative societies(2)The county or borough or urban district council may for the purpose of assisting a society make grants or advances to the society, or guarantee advances made to the society, upon such terms and conditions as to rate of interest and repayment or otherwise, and on such security, as the council think fit. The council may also let to the society accommodation for the storage or sale of goods.

(4)The Board with the consent of the Treasury may make grants, upon such terms as the Board may deter-mine, to any society having as its object or one of its objects the promotion of co-operation in connection with the cultivation of small holdings or allotments.4

1 http://www.sustainablebuild.co.uk/BrownfieldSites.html2 http://www.legislation.gov.uk/ukpga/Edw7/8/363 http://www.legislation.gov.uk/ukpga/Edw7/8/364 http://www.legislation.gov.uk/ukpga/Edw7/8/36

BUILDING DELIVERY

2.2.1 PLANNING STRATEGIES contin.

After the successful creation of the horticultural community, which should provide a positive incentive for the planners, planning application for the alternative treatment centre would be submitted to Newham planning authority.The application would argue for larger, purpose built facilities that could accommodate the number of in-creasing horticultural community members, and move from a small scale, local, recreational development to a larger, city wide health initiative where multinational corporations and enterprises can get involved.

Because Newham council would be the projects own client, the building could be seen as a beacon to other community led projects, and a showcase for the borough itself. Therefore, the building must adhere closely to the councils UDP:

Newham councils first UDP was adopted in 1997, and fully reviewed in 1998 in order to ensure it reflected the CouncilsVision.1 In its latest revised edition, 2007, the council sets out the following strategies: (in relevance to the horticultural club and alternative centre) the lists strategies are selected key proposals that could affect the alternative centre:

SP1.Successful Places

-The facets of healthy communities, quality urban design, successful centres, quality corridors and sustain-able development

-Place-making visions for new and rejuvenated communities

-The desirability of achieving a balance between jobs, homes and infrastructure, ensuring new and existing community needs are met

SP2 Healthy neighbourhoods

The Council supports health care partners efforts to promote healthy lifestyles and reduce health inequali-ties and recognises the role of planning in doing so through the creation of healthy neighbourhoods and places.

-The need to improve employment levels and reduce poverty whilst attending to the environmental impacts of economic development including noise, vibrations and odour and the legacy of contaminated land; -The need for new or improved health facilities, and importance of protection and promotion of local access to health and other community facilities and employment; -The need for new or improved inclusive open space and sports facilities to encourage greater participation in physical activity and provide relief from urban intensity;

SP3 Quality Urban Design within Places

-The importance of contributing to the creation of genuinely mixed use areas with an integrated range of high quality living-, community facility- and workplace-accommodation, ensuring easy and inclusive access to these and associated walking, cycling and public transport

-The importance of minimising environmental impact, with sustainability features incorporated into buildings, spaces and neighbourhoods at an early stage of the design process

-An analysis of local character and the specific attributes of the site, seeking to reinforce or create positive local distinctiveness, whilst securing integration and coherence with the local context;

-Sensitivity to and capacity for innovation in different parts of the borough, and the need for appropriate stakeholder and community engagement to help direct responsive design;

-The desirability of making the public realm attractive as social meeting places to be enjoyed by the whole community, creating a sense of safety and security and helping to prevent crime and anti-social behaviour;

1 http://www.newham.gov.uk/NR/rdonlyres/CD5ED979-3CEC-4A45-AF97-7B5490AFEF9F/0/UDPIntroduction.pdf19

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2.2.2 PLANNING STRATEGIES, Newham UDP, contin.

2.Jobs, Business and Skills

-Create the conditions to attract investment in the Borough to allow Newham to act as a leading place within London for new and expanding companies to locate and invest [...] There will be an increased focus on strengthening Newhams business base by reducing its reliance on public sector jobs, increasing entrepre-neurship [...] supporting micro businesses and SMEs in emerging business sectors to achieve convergence with the rest of London.

J1 Newhams New Economy

-Develop the visitor economy and promote Newham as a sustainable destination, balancing the needs of visitors, the economy, the environment and Newhams communities, focusing attractions, facilities and qual-ity accommodation

J3 Skills and Access to Employment

-Improvements to education, skills and training provision, in particular those directed at the growth sectors in the local economy;

-Removal of barriers to work for Newham residents;

-Promotion of local labour agreements to enable Newham residents to develop skills and secure employ-ment arising from the regeneration of the borough;

-Support for employability projects established by the council and other partners where they are working successfully.

3.Sustainability and Climate Change

-All Major developments (non-residential) will be required to be assessed against the Building Research Establishment Environmental Assessment Method (BREEAM). It will be expected that development achieve very good as minimum (or the equivalent level of any subsequently adopted national standard on sustain-able design and construction).

-Maximising the efficient use of energy through passive solar design

-Re-using and recycling waste arising from demolition and construction, and utilising materials produced and / or sourced locally.

-Incorporating sustainable urban drainage systems in line with the London Plan drainage hierarchy, and incorporating water efficiency measures to achieve a consumption target of 105L p/d. -Incorporating living roofs which provide benefits for sustainable urban drainage, biodiversity and the micro-climate. -Greening the borough through landscaping, tree planting and provision of natural environments

SC2 Energy

-Connections to, or provision for connection to, decentralised heat networks (See Policy INF4).

-Incorporating on-site renewable energy generation in line with the requirements of the London Plan, and other innovative technologies to reduce carbon emissions.

SC4 Biodiversity

-Sites of Importance to Nature Conservation (SINCs) will be protected, and development should contribute to their qualitative enhancement, including improvements to access.

-Incorporation of living roofs, landscaping and tree planting in developments. In addition, allotments and Tree Preservation Orders (TPOs) should be recognised for their biodiversity value and development should contribute to their enhancement.

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2.3 FUNDING STRATEGIES

To provide adequate funding to realise the building is one of the major challenges in the project. Initially, it was perceived that the building would be funded by the National Health Service. But due to the financial downturn and the major funding cuts the government is making to all its services, especially in the health sector, it would be ignorant to continue to rely on that source of funding. Therefore, the project looked to alternative funding sources.

The phased development is a direct response to this problem of funding. The main strategy is to utilise the landscape to generate a certain amount of income, such as subscription fees to use the gardens, ticket sales for visitors to the gardens, and membership fees for horticultural club members. These would gener-ate a fund that would contribute to the overall budget of building. However, initially, as the projects client, Newham council would be responsible for providing an incentive fund, to get the project started, on its first phase, such as the horticultural community. As the scheme develops. It hopes to attract larger health corporations and private business enterprises that would be interested to participate in the project, and then provide the rest of the money needed to deliver the building. Once the building is complete and operating, Newham council would get their initial funding back by a monthly or annual profit return.

As mentioned, each phase is designed specifically to generate an amount of income and contribute to the overall project funding. To deliver the building, the various funding sources the project would seek from are:

- Private businesses and enterprises - Income from renting of the container annexes across the site- The use of the horticultural club- European Environmental Sustainability development Funds- Other public funding sources for community-related developments.

2.4 PLANNING STRATEGIES CASE STUDIES

As a precedent, the research into other community led or driven developments around the country is an im-portant step to take before commencing design, by doing so, these projects can demonstrate what elements has worked well, and what hasnt worked so well. These chosen precedent projects are successful in terms of becoming a social motivator or driver for the redevelopment of the wider community or local area; it gave a useful insight into the requirements of a successful community driven project.

Skip Park, Kings CrossThe Skip Garden is a mobile allotment on the Kings Cross development site built in partnership with many local partners as an example of organic urban agriculture. The functions of an organic garden are separated into separate skips (including a growing house and green engine) The Skip Garden serves as an education-al platform where local children, young people, and business employees work together on tangible projects to improve local sustainability. This is a Capital Growth growing space and an exciting example of organic urban agriculture on one of the largest development sites in Europe.1

The Peckham Partnership ProjectThe Peckham Partnership project is one of the largest estate regeneration initiatives in the country, finished in 2008 after a 13 year construction programme. It was an area of serious deprivation which has been radi-cally transformed and it is now a place where people want to live rather than move away from.2 At the centre of the project is the Peckham library, designed by one of the leading architects in the country, it helped to draw numerous visitors, as it provided an engaging, interesting and welcoming educational space for the local community. Local health standards have also improved with the establishment of Peckham Pulse, the Lister Health Centre, better housing and new public open space and play facilities.

The Eden Project Being established as a landmark Millennium Project to mark the year 2000 in the UK, the Eden project in Cornwall not only promotes the education and communication of major environmental issues, it also helped to transform the 160 years old, dis-used china clay pit and its local community into a highly profitable, and popular visitor destination. One of its key contribution to the local community and area is the projects early decision to source its supplies wherever possible from Cornish companies, be it food goods, plants, other retail items, and even its electricity provider, today it continues to buy from no less than 3,000 Cornish firms.3

1 http://www.kingscrosscentral.com/skip_garden2 http://www.countryside-properties-corporate.com/peckham-partnership-additonal-information3 http://news.bbc.co.uk/1/hi/business/5216102.stm

1. The Peckham Partnership . Project2. Eden project3. Skip Park in Kings Cross

Precedant of Community led projects

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2.5 PROCUREMENT STRATEGIES

The most suitable procurement strategy for each project is dependent on three major factors; Time, Cost, and Quality. The client need to look at which criteria the end product would likely to achieve, either a high quality fin-ish, meeting the budget or meeting the opening date. In the case of the alternative treatment centre, where the project is developed through various different phases, and each phase would have a different hierarchy of time, cost and quality demand, and pose different relationships between the design team and contractors and client, it is decided to implement different procurement routes for each of the different phases to suit each phases pro-grammes, complex site operations, and time, quality and cost demands.

The following procurement strategies are all suitable for the project, they include:

- Traditional procurementUnder the traditional procurement method, the architect is fully responsible for the design; the architect will typi-cally prepare full construction documentation before inviting the contractors to tender for the works, either through competitive tender, or through a negotiated contract. The traditional procurement method would typically employ either a standard form JCT Building Contract, or a JCT Minor Works Contract.

Advantages: This strategy is a low-risk option for clients who wish to minimise their exposure to the risks of over-spend, delays or design failure.

Disadvantages: The exposure to risk will increase where the design phase is rushed, where unreasonable time targets are set or where the tender documents are not fully completed.

- Design and build procurementUnder a design and build contract the contractor assumes primary responsibility for the design of the develop-ment, in addition to its traditional role to supply work and materials. The contractor engages the architect, or more usually, has the appointments of the design team novated to them.

Advantages: D&B have three main advantages, these include; single point of responsibility, the main advantage is that the employer does not have to claim against different parties if a problem occurs. Price certainty, D&B offers greater price certainty over traditional forms of procurement, as many design and build contracts include a provision for a guaranteed maximum price. Speed, D&B allows work on site to begin earlier (before the design is complete) than under traditional forms of contract, due to the level of control given to the contractor. Single point responsibility means that the contractor is not relying on other parties for design or for the supply of information.

Disadvantages: The main disadvantage of a D&B contract are firstly, design quality, due to the speed and cost of D&B contract, design quality is not usually a high priority and often compromised, Additional design fees. If the employer wishes to take independent advice on design issues following the building contract being entered into, the employer will have to pay additional fees. Lastly, inflexibility. There is only limited scope for the client to make changes or alter the design once the contract has been signed.

- Construction Management procurementConstruction management procurement involves the client organisation appointing a management contractor whose role is to purely management the project. The client organisation employs the design team, with the client or contract manager employing sub-contractors.The construction manager is responsible for co-ordinating the design, tender and construction processes. Design, tender and construction functions overlap, with construction work divided up into a number of smaller packages, tendered and constructed in accordance with the project pro-gramme. Work can begin as soon as design information is available and the tight programming of design drawing packages allows for a rolling tender and construction process.

Advantages: Acceleration of the overall project programme;Enhanced ability to incorporate changes into the design;Delayed completion of design elements, such as retail fit-out or hotel fixtures and fittings, that can be finished later without affecting the overall programme;Involvement of specialist trade contractors in design and construction;Creation of a less adversarial, problem-solving project culture.1

Disadvantages:Most of the risks in the procurement route lies with the client, who is also required to be committed to start build-ing on a cost plan, project drawings and Specification only. Therefore the success of the final outcome relies heavily on trusts, between the client, the professionals and the management contractor, who must be well coordi-nated through all the stages.2

1 http://www.davislangdon.com/EME/Research/ResearchFinder/ProcurementPublications/ProcurementConstructionManagement_Sept06/

2 p. 57, which contract? Choosing the appropreate building conctract 4th ed, H. CLAMP, S. COX, S. LUPTON, RIBA publishing, 2007, London

Programme

TimeQuality

The project would sit in between programme and cost, as time and deadlines would not be the main concern, where as the final quality and functional requirements are critical.

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2.6 THE ROLE OF THE ARCHITECT

First and foremost, the role of the architect is to provide an architectural service under the contract with a client. They are required to deliver an end product to the clients brief and demands, under a predetermined budget, and delivered on time. In the process of doing so, an architect at the same time is required to have excellent knowledge of all the regulations and rules set out by the governmental bodies and construction industries so as to ensure the end product complies with building codes and is structurally sound, environmentally sustainable, and safe, and secure to operate, live and work in.

Different procurement routes, such as the ones described previously, tie the architect to different respon-sibilities. Some would only require the input of design ideas and drawings from the architects, while others require management skills as well as design inputs. In a project such as the alternative treatment centre, the role and their responsibilities will change accordingly, and evolve along with each of the phase of devel-opment. For example, in the first phase, the architect would act more as a consultant to the horticultural community. This is because the designs would mainly be carried out by the users themselves, and the main responsibility of the architect is to enforce building codes and regulations on the users designs. Whereas in the fifth, final phase, the architect would be involved with not only the design of the alternative centre, but also coordinating, and managing contractors and suppliers. They will play a central role to ensure the differ-ent parties work as a team, and deliver the building on time and on budget.

Therefore besides having good design skills, the architect needs to have a good knowledge of the different working relationships between the different parties involved throughout the project, some of these include:contractors, subcontractors, quantity Surveyors, CDM co-ordinators, project managers, document control, suppliers, technical/ specialised engineers etc.

Key

1 Appraisal and strategic briefing work by consultants

2 Outline proposals/clients requirements

3 Detailed proposals by contractor

4 Tender action including contractors proposals

5 Final proposals by contractor and specialists

6 Production information

7 Mobilisation by contractor

8 Construction to completion and after completion

2 C

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Contractor

The role of the architect and contractors in Design and Build Procurement

Key


2 Outline and detailed proposals by consultants

3 Final proposals and production information by consultants

Pre-design Design Pre-construction Construction

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The role of the architect and contractors in Traditional Procurement



2 CD

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Managing Contractor / Works Contractors

The role of the architect and contractors in Management Procurement

Key1 Appraisal and strategic briefing by consultants and contractor2 Outline and detailed proposals3 Appointment of contractor and agreement on trade or works appointments4 Final proposals and production information (continuing process)5 Mobilisation6 Production information and coordination of works packages7 Tender action and adjustments (continuing process)8 Construction to practical completion and after completion

Key









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2 C

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These diagrams highlight how the role of the architects changes according to different procurement strategies. While in some methods the architect have much control, in others like design and build, the architect produce designs up to Stage B, or a basic outlined brief.

Source: which contract? Choosing the appropreate building conctract 4th ed, H. CLAMP, S. COX, S. LUPTON, RIBA publishing

BUILDING DELIVERY

BUILDING DELIVERY

2.7.1 BUILDING DELIVERY PHASES

Phase No. 1Time: 2012-2015

THE EMERGENCE OF A HORTICULTURAL LANDSCAPEThis initial phase of development will see the current site transformed into a series of gardens, food-growing allotment plots and a wetland marsh area along River Rodings edge. Newham council will set up the newly formed East London Horticultural club, by attracting local residents, workers in the local industry and horti-cultural enthusiasts. This club will write a planning application to Newham council, taking advantage of the governments Small Holdings and Allotments Act 1908, and demand a setting up of a new allotment area, which will occupy the site. Then the horticultural club will elect a board of representative members, who will appoint an official architect, in conjunction with Newham council, to act as advisor for the horticultural com-munity.

THE ROLE OF THE ARCHITECTURAL PRACTICEThe main responsibilities of the architect in this first phase will be the major infrastructural developments around the site: making the site more accessible, the design of a series of canals, and allocating the differ-ent areas of gardens, and allotment plots.

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Opposite: Plots of horticul-tural gardens and allot-ments emerging across the landscape throughout the first phase of development.

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BUILDING DELIVERY



CONTAINER ANNEXES CREATED BY THE HORTICULTURAL COMMUNITYAs the horticultural community develops, it is envisioned the visitor numbers and members of the horticul-tural club will increase significantly. This will provide an incentive to start providing more public convenienc-es around the site, which will be small structures across the landscape such as tool sheds, seed/compost storage houses, waste storage facilities, public amenities such as toilets, cafes and just places of rest and contemplation. These small structures will be formed of ISO shipping containers, which are readily available around the site from industrial estates and warehouses.

THE ROLE OF THE ARCHITECTURAL PRACTICEThe architect will be responsible for the safe adaptation of the shipping containers into sound structures for habitation. He/she will work closely with structural engineers to make sure modifications of the structure would not compromised the stability of the containers, and the design of the foundations the containers will rest on. At the same time, the architect will have an advisory role for the community, who will be the actual designers of the containers themselves. The architect will be responsible for providing drawings of designs created by the community.

THE CONTRACTURAL RELATIONSHIPThe second phase uses traditional method of procurement. Its critical that there is a good dialogue between the horticultural community and the architect, as he/she would oversee and approve their final design of the container annexes. Its recommended that there should be bi-weekly meeting between the horticultural com-munity board members and the architect, and a monthly meeting and debate between the wider community, its board members and the architect. This can occur in the form of public consultations. Its also an opportu-nity for other horticultural members to see each others designs, for inspiration, and to maximize inventive-ness. For this reason, it is decided to use the Traditional Procurement Contract.

Client

Building

contract

Collateral

agreement/

warrantyContract for

services

Collateral agreement / warranty

Contractor

Client selectedsuppliers

Client selected sub-contractors

Domesticsub-contractors

suppliers

Consultants

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Opposite: Small container an-nexes appearing as demand to use the horticultural club increases.

Source: Which contract? Choosing the appropreate building conctract

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BUILDING DELIVERY



INITIAL FOUNDATIONS AND STRUCTURAL INPUTAfter a few years when the horticultural community becomes a success, a number of private health enter-prises will start to take notice and become interested in joining the scheme to develop the alternative centre. These will become the main funding sources and stakeholders of the project, and mark the beginning of construction work on the building. This will be a three phase construction, and the first phase will be the construction of the foundation supporting structures and steel frame that will provide structural support for the building.

THE ROLE OF THE ARCHITECTURAL PRACTICEThis straightforward first phase would use a design and build procurement route as the foundation struc-tures are relatively simple in design and construction and many elements are repeated in the process. The main goal of this phase is to deliver the product on time and under budget. Therefore the architect will be responsible for providing an initial design proposal of the foundation supporting structure, up to stage E. Due to the route of procurement used for this phase, the initial design will then be tendered out to a contractor for final detailing. The role of the architect will then be novated as under the terms of agreement the contractor will take over the major responsibilities, but the architect can still remain as a clients agent.

THE CONTRACTURAL RELATIONSHIPThe third phase uses design and build method of procurement. As the contractor will effectively take over the main responsibilities, all the risks are carried by the contractors, therefore this phase will carry low risks. The contractors will be responsible for the final design and appointing the subcontractors and suppliers.

Contract

Design

and build

contract

Contract for

services

Contract forservices

(consultant switch)

Contract for services

Contractor Sub-contractorssuppliers

Consultants

Agent

Consultants

Consultants

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Opposite: First building struc-tures of the treatment centre to appear are the concrete pile foundations and steel support frames.


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BUILDING DELIVERY



CONTAINER INPUTAfter the foundation structures are complete, the series of containers designed by the horticultural com-munity during phase two will be reused as modular building elements for the second phase of construction. These elements will be tranformed into the lower part of the building, which will contain the changing areas, toilets and shower cubicles of the alternative treatment centre. THE ROLE OF THE ARCHITECTURAL PRACTICEThe architect will once again have a major role in adapting all the different designs of container conversions into a singular, building component. As the architect provided the final designs for these containers earlier in the project, he/she should be the main designer, so this phase will again use the traditional procurement route, where the architect will be responsible for design and management and appointing contractors and suppliers for the entire phase of development.

THE CONTRACTURAL RELATIONSHIP: The fourth phase uses traditional method of procurement.

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Client

Building

contract

Collateral

agreement/

warrantyContract for

services

Collateral agreement / warranty

Contractor

Client selectedsuppliers

Client selected sub-contractors

Domesticsub-contractors

suppliers

Consultants

Opposite: The container boxes are lifted into place by cranes and then fixed at the four corners using twist locks.


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BUILDING DELIVERY



ROOF INIn the final phase of construction will be the top half of the buildng, housing the reception area, and consul-tation rooms of the centre. The main feature is a large roof that will cover the ground floor. The roof will be clad with ETFE panels on the top and wooden panel underneath.

THE CONTRACTURAL RELATIONSHIP:The final phase of construction uses construction management procurement method.

Client

Managementcontract

Works

contract

Contract forservices

Collateral agreements

Managementcontractor

Nominated/domestic suppliers

Workscontractors

Sub-contractors

Consultants

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Opposite: The roof is the last major element of the construc-tion process.

Opposite: The roof is the last major element of the construc-tion process.


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2.8 THE ROLE OF THE CONTRACTOR

Many different contractors will be likely to be involved in this project, and like the architect, the contractors role will change according to each building phases procurement route. In some cases the contractor will be likely to be respon-sible for the physical construction of the building and overseeing preparations and site operations during construction. In another scenario the contractor will also become the principle designer of the project, as well as managing construction and overseeing site work.

Some of the main contractor groups the project would likely to involve are:

-Main ContractorThis contractor will have many different responsibilities including design, project management, and sub-contracting and appointing suppliers.

-Groundwork ContractorThis contractor will be responsible for the major ground and landscape transformation of the site, such as excavations, removal or levelling of soil, digging canals, erecting sheet pile retaining walls, and making the road into the site more ac-cessible.

-Concrete works contractorThe concrete contractor will oversee the final design and construction of the foundation support columns of the building. This contractor will likely be a sub-contractor to the main contractor appointed by the client or architect.

-Steel works contractorThe steel works contractor will be another subcontractor whose responsibilities will likely to cover expertise design in con-junction with architects and engineers for the off-site fabrication of the steel roof members, testing for structural qualities of the product before transportation of the roof to the site and finally assemblage of the roof on site.

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36

Source: ABP annual report, 2008

2.9 THE ROLES OF THE CDM OFFICER

The Construction Design and Management Regulations (commonly known as the CDM Regulations) were introduced to make it easier for the different parties involved in construction projects to comply with health and safety duties. The regu-lations place duties on clients, designers and contractors to ensure the safety of construction workers and also the public that comes across the site. The person whos in charge of overseeing this regulation is the CDM coordinator.

A CDM Co-ordinator, is appointed by the client if a project lasts more than 30 days or involves more than 500 person days of work.1 Their main responsibilities include:

-Coordinating the arrangements for health and safety during the planning phase -Ensuring that HSE is notified of the project -Preparing a health and safety report (to enable future cleaning, maintenance and alterations to be carried out safely)

Before the architect hands the project over to contractors, he/she should identify the possible risks that might be involved and if possible eliminate the risks through altering design or changing construction process. If the risks couldnt be de-signed out, then it is the architects responsibility to inform the contractor or future users of the risks that might occur. Dur-ing the construction of the alternative centre, the following risks could occur and the designer should inform the following details to contractor:

FALLS AND TRIPSFalls and trips is a major hazard in every construction site and its currently the main cause of fatalities occurring on build-ing sites. Falling from height is still a major risk factor, which is why concerns such as the safety of scaffolding, walkways, use of ladders and mobile lifting platforms etc. is still of such importance. Areas which have been excavated, untidy sites where building materials have been left out where people can trip over them, and the removal of waste have all contrib-uted to slips and trips which can result in serious injury and, in some cases, far worse.2

TOXIC MATERIALSThe use of toxic materials in construction can be a major health hazard, not just to the construction workers, but also to future inhabitants of the building.

FIRE RISKSFire risks are a major concern on construction sites and there should be a proper provision for fire prevention, what to do in the event of a fire and any storage and use of hazardous or flammable materials must also be taken into consideration.

NOISENoise can be excessive with all the various machinery in operation but site managers can often reduce this by sequenc-ing the order of machinery operations to minimise the number of workers exposed to simultaneous noise and proper ear defenders in the form of ear muffs or plugs must be worn.

1 http://www.cdm-regulations-uk.co.uk/2 http://www.workplacesafetyadvice.co.uk/construction-site-safety.html

BUILDING DELIVERY

2.10 THE ROLES OF SPECIALISED CONSULTANTS AND ENGINEERS

Building delivery often involves teams of specialised consultants, who have the expertise and necessary skills to solve design problems and solution in conjunction with the architect. To design and deliver the alter-native treatment centre, the architect will work with the following specialised consultants:

Environmental EngineersTo comply to BREAM standards and to archive the high level of environmental sustainability, environmental engineers would play a critical role by advising on the most efficient and natural energy solutions, such as solar and wind energies systems, natural ventilation, rain water harvest.

Lift EngineersThis specific technician would collaborate with architects and structural engineers to deliver a mechanical method of access and circulation between the ground floor and the lower ground floor.

Acoustic EngineersAcoustic engineers would mainly be advising on the design team on how to insulate and protect against low flying aircraft noise, which comes from City airport in close approximation of the site.

Lighting EngineersHaving a balanced mix of natural and mechanical light source will be important in a health related environ-ment, some areas of the alternative treatment centre would require a soft, dimly lit environment, and other brightly lit space for meeting and congregation, the role of the lighting consultant would come into play under those circumstances.

M&E EngineersM&E engineers would play a important role in the designing process for the treatment centre in regard to the design of the complex system of drainage pipes, water tanks, boilers, pumps, filters of rain water.

Fire ConsultantFire consultant would help the architect to work out a good emergency evacuation strategy, and fire related building regulations.

Structural EngineerThe structural engineer would be in constant dialogue with the architect to ensure the structural integrity of the building, they will make detailed calculations and advising the architect in regard to the supporting columns for the LG, the dead/live loads of the LG and roof, and the design of the steel roof supporting struc-ture.

Landscape ArchitectThe role of the landscape architect would have a wide consequence across the site. Its important to deter-mine the type of plantation best suited around the alternative treatment centre, and also across the site, the landscape architect would also be responsible for the creation of the irrigation canals on the site, and the creation of the marsh/Wetland for wild and migratory birds.

1. Environmental Engineers2. Lift Engineers3. Acoustic Engineers4. Lighting Engineers5. M&E Engineers6. Fire Officer7. Structural Engineer8. Landscape Architect9. CDM officer

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Design Realisation DETAIL REPORT

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