JL Submission - Technical Flashcards
DE
What are the RIBA stages of work?
- Strategic definition
- Preparation and briefing
- Concept design
- Spatial coordination
- Technical design
- Manufacturing and construction
- Handover
- Use
DE
What are the changes from RIBA Plan of Work 2013 to 2020?
- Stage 3 - develop design -> spatial design
- Stage 5 - construction -> manufacture and construction
DE
What information is typically expected at the end of Stage 0?
Plan of Work 2020 - Strategic Definition
- Client Requirements
- Business case
- Feasibility study / order of cost
DE
What information is typically expected at the end of Stage 1?
Plan of Work 2020 - Preparation and Briefing
- Project brief
- Feasibility studies
- Site information
- Project budget and programme
- Procurement strategy
- Responsibility matrix
- Information requirements
- Order of cost
DE
What information is typically expected at the end of Stage 2?
Plan of Work 2020 - Concept Design
- Project brief derogations
- Signed off stage report
- Project strategies
- Outline specification
- Cost plan
DE
What information is typically expected at the end of Stage 3?
Plan of Work 2020 - Spatial Coordination
- Signed off stage report
- Project strategies
- Updated outline specification
- Updated cost plan
- Planning application
DE
What information is typically expected at the end of Stage 4?
Plan of Work 2020 - Technical Design
- Manufacturing information
- Construction information
- Final specifications
- Residual project strategies
- Building regulations application
DE
What information is typically expected at the end of Stage 5?
Plan of Work 2020 - Manufacturing and Construction
- Building manual (H&S file, fire safety info)
- Practical completion certificate (and defects list)
- Asset information
DE
What information is typically expected at the end of Stage 6?
Plan of Work 2020 - Handover
- Feedback on project performance and post occupancy evaluation
- Final certificate
DE
What information is typically expected at the end of Stage 7?
Plan of Work 2020 - Use
- Feedback on post occupancy evaluation
- Updated building manual (inc H&S and fire safety info) as necessary
DE
What is an order of cost estimate (OCE)?
NRM1 definition
- method of cost prediction- estimate based on benchmark data for a similar type of project, based on strategic definition / initial brief
- purpose to establish affordability of client’s proposed development
- takes place prior to full set of working drawings, forms initial build up to cost planning process
DE
Purpose of an order of cost estimate?
Establish if proposed building project is affordable and, if affordable, establish a realistic cost limit
(cost limit = max expenditure the client is prepared to spend on proposed building project)
DE
Difference between an order of cost estimate and cost plan?
- OCE typically stage 0-2, provides possible cost based on higher level info- Initial phase of cost planning process, usually completed with sqm areas or functional units
- Cost Plan typically stage 2 onwards more detailed elemental breakdown, shows how costs are distributed across project, based on a more detailed, specific design
DE
What typical information accompanies an order of cost estimate?
- Covering letter / email
- Executive summary
- Cost limit
- Notes, assumptions and exclusions(i.e. on spec)
- Drawing and info on which the estimate is based
- Schedule of value enhancing options
- Risk register
DE
How would you price a feasibility / order of cost estimate?
- Presented on cost per sqm/functional unit/elemental basis, potentially as a range
- Range -> i.e. for element rates for main elements
- Considerations for any site abnormal costs / enabling works
- Prelims, contingency (risk), inflation, location factor adjustments
DE
What information do you need to be able to carry out an order of cost estimate?
No established minimum information, but availability affects accuracy and detail
- Building location and type / purpose
- Floor area / no. functional units
- Assumed storey height and whether RAF / suspended ceilings envisaged
- Initial floor plans and drawings
- Indication of spec, M&E
- Budget and cashflow restraints
- Site conditions
- Indicative professional fees
DE
What is a cost plan?
NRM1 definition
- Estimate based on specific design
- Statement showing apportionment of estimate / agreed budget between cost headings
- Method of cost prediction
DE
Purpose of a cost plan?
- Cost consultant document to control design development
- Identify agreed cost limit and how money allocated to different building elements
DE
When would you do a cost plan?
- Typically between RIBA Stage 2-4, increasing detail throughout project
- Stage 4 typically forms basis of PTE (to compare against tender submissions)
PTE no longer referenced in RIBA plan of work
DE
What benefits does a cost plan provide to a project and its team?
- Help predict final project cost
- Designers aware of cost implications and proposals to help arrive at practical and balanced designs
- Provides info for the employer to make informed commercial decisions
DE
Do you need a programme to complete the cost plan?
- Would be helpful- prelims presented as a weekly rate in developed cost plan, so programme or at least high level dates would be required
- Key info required = design and tendering periods, start on site date, construction period, completion date
DE
How do you structure an elemental cost plan? / Typical components?
In accordance with company templates, which follows NRM recommended structure:
- Elemental summary, then breakdowns on separate sheets (facilitating, substructure, superstructure etc)
- Area schedule
- Depending on info, I would provide a cost for contractor’s prelims based on weekly rates / benchmarking / programme
- Add % for OH&P, professional fees, other project costs, then any risk and inflation
- List of drawings and information used
DE
What benefit does the client get out of accurate cost planning?
- Confirms to the client whether scheme is affordable or not
- Places client in informed position to make commercial decisions
- Acts as value management tool- ensure client gets building meeting their needs and representing best value
DE
How would you deal with a cost plan which is over budget?
- Analyse costs to assess sources of increase
- Communicate matter to client and project team clearly
- Identify any abnormally high elements of work
- VE- identify where potential savings can be made, or offer scope reduction
DE
How can the cost manager help control the design to keep the project within budget?
- Explain where cost plan is vs budget, discuss limitations
- Identify areas where design may not be economical
- Regular project risk reviews, focus on mitigating key design risks
- Explain how design changes have impacted the cost plan
- Contribute to VE / cost saving sessions
DE
What are some key reasons for cost overrun on a project?
- Ambiguous client brief
- Changes in later stages of project
- Project risk not properly managed
- Inadequate management of control and change processes
- Design not coordinated
- Changing external factors / market conditions (inflation, pandemic, legislation updates)
- Unsuitable selection of procurement strategy
- Statutory authority influences (i.e. onerous planning permission conditions)
DE
What is usually excluded from a cost estimate?
- Professional fees
- VAT
- Loose FF&E
- Inflation
- Removal of asbestos / contamination
- Section 106 agreement
- Land purchasing costs
- BREEAM
DE
What are the elements in the elemental cost plan?
- Substructure -> excavation, disposal, foundations
- Superstructure -> frame, upper, floors, external walls, roof, finishes
- Services
- External works
DE
Why is VAT usually excluded from the cost plan?
- Not a tax specialist - we wouldn’t know correct rate unless informed
- Employers may incur different levels of VAT
- Therefore usually excluded to ensure incorrect rate not applied
DE
How are subcontractor’s preliminaries captured in the cost plan?
% varies, depending on:
- Location
- Perceived level of risk
- Project type and value
- Market conditions
DE
What is value?
- Measure of worth, accounting for overall benefits being delivered compared to cost being paid for it
- Will have different implications for different clients
DE
Difference between value management and value engineering?
VE
- Adds value to project on a component basis
VM
- More holistic process - assess client’s main drivers and aligning strategy to optimise value from whole project (including say maintenance)
DE
What do you understand about the term VE?
RICS Value Management and Value Engineering
- Value engineering
- Organised approach to accommodate the client’s needs in the most efficient, best value manner, either by reducing costs or ensuring they get more for these costs
- Does this without detrimental effect to quality, reliability, performance, delivery
DE
What happens during the VE process?
- Design team meeting including client, QS, architect, engineers (and potentially contractor/specialist subcontractors)
- Team suggests VE proposals, monitored against client objectives
- Chairperson and team delivers increased value for money offering cost effective solutions without compromising overall building objectives
DE
Phases of VE?
Phases:
Information
Understand and define objectives, influences on existing design development
Speculation
List ideas to generate lesser capital / life cycle cost
Evaluation
Evaluate ideas against client criteria, ones with greatest potential savings and value improvement retained - discord impractical / unwanted ideas
Development
Retained evaluation ideas expanded into workable solutions, highlighting advantages, disadvantages, cost implications
Presentation
Present to client (report/verbally) with rationale for recommendation
Client decides which proposals accepted / discarded
DE
Can you give an example of when you successfully implemented value engineering?
[Friary House - mentioned in doc
- Cost was too high per sqm
- Less doors within studios]
- Minimised double height floor space
- Asked structural engineers to take another look - 350mm thick slabs deemed excessive compared to other schemes
[De Beauvoir - mentioned in doc
- Less external grade doors inside]
- Lower extent of tiling throughout bathrooms
- Less bathrooms per apartment (more in line with other projects)
- Review height and design of parapet copings (1m wide)
- Source alternative bricks
- Alternative specification of windows
Electric Quarter
- Partition from full height glazed screen to smaller window
DE
Benefits and limitations of pricing books?
:)
- Detailed rates provided applicable to a wide range of projects
- (SPON’S) Useful guide notes and help in the beginning
- Specific breakdowns for different types of projects
:(
- Data usually out of date by time of publishing
- Rates based on certain scale and location- usually have to adjust
DE
Benefits and limitations of historical project data?
:)
- Detailed breakdowns
- Real costs obtained from projects
- Full understanding of allowances, specification, items included
:(
- Data may be out of date
- Rates based on specific project - usually have to adjust
- May have limited data internally
DE
Benefits and limitations of market testing?
:)
- Most accurate reflection of current market rates
- Project and location specific prices
:(
- Can take time to obtain
- Can impact ongoing relationship with suppliers / subcontractors if no jobs come out of it
DE
What are some current external market forces impacting your projects?
- Ongoing Brexit issues - additional administration increasing lead-in times and costs for importing EU materials
- Changing legislation - updates to building regulations for fire safety delaying programmes and resulting in more stringent requirements (i.e. additional insulation)
- Ukraine crisis - impacting access to energy sources resulting in increasing costs
- Aftermath of COVID increasing likelihood of contractor insolvencies - ensuring performance bonds put in place
DE
What were the changes in the design identified in De Beauvoir Estate?
- Particular changes to fire strategy following the legislation change (allowing for more fire doors, moving services)
- Over and above - layout changes, increased frequency of internal walls, updated fire strategy, changes in external furniture allowed for, revised window specification, external feature staircase revised design
DE
What are some typical key assumptions in your cost plans?
I.e. DBE
- Assume inclusion of sprinklers
- Hazardous materials
- PV installation
- Shell and core fit out to commercial units
- Demolition / site preparation under separate contract
DE
On Friary House you mention the £/ft2 increased, but what typically happens to the £/unit?
Could decrease - when adding more units into the same amount of space this will mean more efficient use of space, less cost per unit.
If specification was increasing, cost per unit would also increase
DE
What would you consider to be an average benchmark ratio for external glazing to wall area?
25-35%, 25% more cost efficient
DE
What would you consider to be an average net to gross ratio?
75-85%, 85% more efficient
DE
What is wall to floor ratio?
- External wall divided by GIA, indicates proportion of external required to enclose floor area
- Can reveal how efficient design is, may help inform construction cost
- Lower ratio = cheaper for building to construct (less external wall to construct)
DE
What would you consider to be an average wall to floor ratio?
- 40-60%
Variation of 10% can impact costs by 5%
DE
When benchmarking a cost plan how would you interrogate historical cost data?
- Omit ‘abnormals’ i.e. contamination, often external works, temporary works required i.e. access constraints
- Pull a few projects of a similar scale / nature
- Rebase to current date and location
- Look at the elemental headings and compare to my current document
- Identify where any rates significantly higher / lower
- Take a closer look at my rates for this current project and see if there’s justification for these or adjust as necessary
DE
In respect of buildability, what would you look for and/or advise the project team when preparing estimates and cost plans?
- Key benchmarking ratios (£/sqm, NIA:GIA, external wall)
- Look at where there are less common features (i.e. curved walls)
- Target areas that may be ‘premium’ i.e. the double height entrance space at Friary House
DE
Can you explain the difference between NIA and GIA?
NIA - in IPMS 3, area exclusively where the occupier is (only lettable space)
GIA - measured to extent of internal dominant face, includes for communal areas
DE
What’s the difference between footprint and floor area?
- Footprint is the extent of the building (including to the external face of external wall) on ground floor only
- Floor area (GIA) is measured to internal face of external wall, across all floors
DE
What do you mean by inflationary pressures and how do you measure this?
- External factors, i.e. material costs and energy prices increasing, more demand than supply, resulting in prices and ultimately construction costs increasing
- Measure using Stace and BCIS index
DE
What are some preliminary items and how would you calculate preliminaries?
NRM2
- Employer’s requirements
- Site accommodation
- Site records
- Completion and post-completion requirements
- Main contractor’s cost items
- Management and staff
- Site establishment
- Temporary services
- Safety and environmental protection
- Control and protection
- Mechanical plant
- Temporary works
- Site records
- Completion and post completion requirements
- Cleaning
- Fees and charges
- Site services
- Insurance, bonds, guarantees, warranties
DE
What would you consider a reasonable proportion of internal walls?
- Depends on building use - for student accommodation and 1B apartments, potentially around 30sqm each
- For more bedroom could be higher, studios could be lower
DE
What other premium elements did you identify in Friary House?
[mentioned in doc - balconies, internal walls, sliding doors]
- Double height space and glazing to entrance lobby
- Full height glazing to main facade
- Thickness of floor slabs (350mm)
DE
What premium elements may you generally notice within your cost advice?
- High % of glazing
- High spec of finishes
- Curved walls
- High frequency of bathrooms
- Non-stacked services
Tech
What is MMC?
Modern methods of construction
- Generic term to embrace all processes which reduce level of on-site labour intensity and delivery risk
- UK government has formally defined 7 types - structural (3D boxes, 2D panels, structural components, 3D printing), and non-structural (3D printing, pods & panels & components, smarter materials, better processes)
Tech
Can you provide some additional benefits of MMC (vs in situ)?
- Quality control
- less waste
- lots of government drive
- better management of embodied carbon
- easier transparency and resourcing in projects
- aid in programme
- safety on site
Tech
Some of the disadvantages of prefabricated units?
- Requires economies of scale to be worthwhile financially
- Limited funding in private sector
- Lack of trust and knowledge in new technologies
- Lack of control in delivery process
Tech
QS MMC considerations?
- Costs more, potentially working on different sites, prelims costs
- More suited to milestone payments, vesting certificates, advance payments, materials storage
- Small pool of MMC contractors, lack of benchmarking data available
Tech
Advise on time/cost/quality of different materials and methods of construction?
On xxx project, although higher upfront cost, longer life span and reduced maintenance and repairs costs, reduced programme
Tech
What to consider for life cycle costing? (LCC)
Present value, life span, maintenance costs, cleaning and operation costs, discount factor
Tech
What is meant by life cycle costing?
Accounting for relevant costs over defined period of time, considering total running costs, maintenance and repair for client to consider in long term use
Tech
What is meant by whole life costing?
Broader scope than LCC - can include costs associated with income, externalities, land acquisition (non-construction costs)
Tech
What is the purpose of life cycle costing?
- Predict cashflow when building is in use
- Carry out options appraisal to decide which is better value long-term
Tech
What are the different levels of LCC estimates?
According to RICS LCC:
- Component level
- System level (discrete components combined to form a system)
- Element level (construction part performing same function)
- Cluster level (work package)
- Single asset / whole building level
- Multiple assets / portfolio/estate level
Tech
Can you provide examples of operational processes allowed for in life cycle costing?
[As per life RICS life cycle costing professional guidance]
- IT services
- Cleaning
- Rent
- Insurances
- Energy costs
- Local taxes and charges
Tech
Can you provide examples of maintenance processes allowed for in life cycle costing?
[As per life RICS life cycle costing professional guidance]
- Redecoration
- Periodic inspections
- Component replacement
- Unscheduled corrective and responsive
- Planned and preventative maintenance and component replacement
Tech
How do you consider operational and maintenance processes in life cycle costing?
- Consider operational and maintenance processes required
- Consider net present day value of costs
- Calculate annual equivalent value
- Consider how often components will need to be replaced / maintained (will usually state on product specification)
- Input the net present day value at these calculated frequencies over required number of years
Tech
What data do you use for life cycle costing?
- Sources from historical data - i.e. from facilities managers
- BCIS [life cycle costing]
- Modelling techniques to yield calculations (software)
- Data from manufacturers / suppliers / specialist contractors
Tech
What are O&M manuals?
- Operation and maintenance manuals
- Contains information required for operation, maintenance, decommissioning and demolition of a building
- Produced by contractor / sub-contractor, with supplementary info from designers (service engineer) and suppliers
Tech
What might be included in an O&M manual?
- Building’s construction details
- As-built drawings and specifications
- Instructions for operation and maintenance, including H&S info and manufacturers’ instructions
- Asset register of plant and equipment
- Commissioning and testing results
- Guarantees, warranties, certificates
- Requirements for demolition, decommissioning and disposal
Tech
Typical programme for new build structure?
- Site clearance
- Enabling works
- Site setup (prelims - could be 17-20%)
- Haul & access roads (inc)
- Setting out
- Excavation (machine - could be £5-15/m3 or £40-80/m3 breaking out; hand - could be £15-30/m3 or £50-100/m3 breaking out)
- Foundations (£ as above)
- Frame
- Cladding
- Roof
- Floors
- Services
- Finishes
- FF&E (very much depends on extent that
- Testing and commissioning
- Landscaping
- Snagging
Tech
Typical programme for existing structure?
- Enabling / facilitating works
- Frame alterations
[- Cladding - Roof
- Floors]
- Services
- Any RAF
- Finishes
- FF&E
- Testing and commissioning
- Landscaping
- Snagging
Tech
What is top down construction?
- Allows superstructure and basement to be built simultaneously. GF slab constructed, below ground excavated
- More expensive generally - specialist plant and complex methodology
Tech
What alternatives are there to top down construction?
Bottom up construction - Traditional method, basement and substructure elements constructed then working upwards. Simpler, but longer programme
Tech
What is a basement?
Storey below ground storey
Tech
3 types of basement construction?
- Retaining wall and raft (monolithic) - slab raft foundation, basement walls are retaining walls
- Box and cellular raft - similar to above, internal structure walls transmit and spread loads over raft, divides basement into cells
- Piled - main superstructure loads carried to basement floor by columns, transmitted to ground via pile caps, bearing piles (lots of columns going through basement)
Tech
3 methods of waterproofing a basement?
- Dense monolithic - designed and built to form watertight space using high quality reinforced concrete, needs strict control and good workmanship
- Tanking (i.e. polythene sheeting, bitumen, epoxy resin), applied internally/externally to provide continuous membrane to base slabs and walls. External better as this protects structure too
- Drained cavity - can be used for new / refurb work. Accepts small water seepage levels, collects and drains away. Inner non-load bearing wall to form cavity, floor laid to falls, moisture drains to sump, discharged direct
-> waterproofing solution often influenced by basement final use
Tech
Different grades for waterproofing basement?
- Grade 1 - some water seepage and damp is tolerable (i.e. car parks)
- Grade 2 - No water penetration acceptable
- Grade 3 - No dampness / water penetration acceptable (i.e. ventilated resi and commercial areas - homes, offices, shops)
Tech
Different types of foundation?
- Strip
- Pad
- Raft
- Piled
Tech
Typical considerations when selecting type and size of foundations?
- Building load
- Nature and bearing capacity of ground
- Structure type
- Cost
- Construction constraints (proximity to nearby structures)
Tech
Explain the suitability of different foundation solutions
- Strip - well-made ground with good load-bearing capacity, low load-bearing weight from structure
- Raft - poorly made ground with low load bearing capacity- spread load across entire building footprint
- Pad - well-made ground, for structures with high load-bearing points i.e. columns on steel frame
- Piled - High load-bearing, poor ground and tight sight conditions
Tech
Typical components in ext wall / foundation detail?
Strip foundation
- Concrete block foundation wall
- Rebar reinforcement
- DPC
- Air bricks
- Suspended / GF slab
- Backfilling
- Drainage
Tech
Why were piled foundations selected for your job at La Plata Grove?
Poor soil conditions, soil not suitable to prevent excessive settlement. Raft wouldn’t have provided adequate support
Tech
What are piles?
- Series of columns constructed / inserted into ground to transmit structure load to lower level of subsoil
- Used where no suitable fdn conditions near ground level / high water table, poor bearing capacity of soil
Tech
Main construction methods for piled foundations?
- Bored piles
- Driven piles
Tech
Types of piles?
- Replacement - soil excavated to make the pile, relies on end-bearing more than friction (includes flush & percussion bore piles, rotary bored piles, continuous flight auger (CFA) and grout injection piles)
- Displacement - soil pushed aside to insert preformed pile, relies more on friction (includes preformed concrete piles, steel tube piles, partially preformed piles, driven in-situ)
Tech
Different ways piles transfer load to the surrounding ground?
- End bearing - transfer load through low-bearing capacity soil to strong stratum (rock/dense sand)
- Friction - frictional resistance between outer surface and soil in contact
- Settlement reducing - beneath central part of raft foundation to reduce differential settlement to acceptable level
- Tension (tall chimneys, transmission towers, jetties) - resist uplifting forces that may otherwise cause structure to be extracted from hydrostatic pressure, seismic activity or overturning movement
- Laterally loaded piles - bridge piers, tall chimneys, retaining walls
Tech
When would you use a bored pile? What’s the process involved?
- Build up areas with cohesive soils (i.e. clay) with requirement to go down 15m+
- Used where load requirement greater than CFA capabilities - larger diameter, greater depths
- Heavy duty crane with Kelly bar, concrete mixer truck and bentonite storage. Soil excavated, bentonite and casing inserted to stabilise, concrete pour with mixing truck and reinforcement cage, casing removed on completion
Tech
Bored pile vs CFA pile
Bored piles have excavation and concrete pour done separately, crane + more substantial piling rig, larger diameter and greater depths, casing required
Tech
Advantages and disadvantages of precast piles?
Advantages
- Can be precast to required spec
- Any size, length and shape can be made in advance
- Driven into granular soil compacts adjacent soil mass -> bearing capacity can increase as a result
- Fast, neat and clean installation
Disadvantages
- Requires heavy equipment to handle and deliver
- Increased noise and vibrations
- Costly if piles are too short
Tech
Advantages and disadvantages of bored piles?
Advantages
- Any size / shape can be formed on site
- No risk of damage during delivery and handling
- Less vibrations and noise
Disadvantages
- Significant spoils generated - need to be handled
- Reliance and coordination on multiple trades (reinforcement, piling and concrete crews/suppliers
- Don’t improve bearing capacity of ground
Tech
QS problems regarding cost control with piling?
End depth never a certainty
Tech
Cost difference between different types of foundations?
- Varies depending on thickness, material prices
- Piling cost approx £200-£250/m, could be on La Plata Grove cost was around £600-800/sqm (£30k per plot)
- Strip/trench foundations cost £250-£350/m, or £210-250/sqm, £11-13k per plot
- Raft foundations around £200-250/sqm, could have been £10-12k per plot
- I didn’t calculate pad foundations for this particular project but the cost could be £100-150/m3. Need structural engineer’s drawings for cost/m2
Tech
What is a raft foundation?
- Continuous slab extending over entire footprint of building
- Spread load of superstructure over large base, reduce load per sqm of area
- Useful in load bearing capacity soils and heavy individual column loads
- Solid raft slab / beam and slab raft - ground beam system and suspended PC concrete GF
Tech
What conditions are required where you’d expect a raft foundation?
- Lightly loaded buildings, poor soils
- Heavy loads can cause raft to move sideways (as it’s not very deep)
Tech
What is a strip foundation?
- Formation in strip of linear structure, spreading weight across total ground area (supports masonry)
- Suitable for most subsoils and light structural design
- Usually reinforced
Tech
What are pad foundations?
Provide a base for reinforced concrete / steel columns. Usually constructed from reinforced concrete, square / rectangular on plan
Tech
How are foundations constructed?
- Setting out
- Excavation and disposal
- Relevant formwork
- Install rebar
- Concrete pour (/ drive in)
- Cut rebar / connect into slab
- Pour ground slab (after relevant reinforcement installed)
Tech
How to reduce / control moisture levels in a basement? (and how much would this cost?)
Archives
- Dehumidifier (£20-30/sqm)
- Pollution, temp and humidity sensors (£10-15/sqm)
- Replacing lighting with more energy efficient bulbs (£20-25/sqm)
- Air conditioning system (£30-40/sqm)
- Manual winches to heaters (£500/each)
- Leak detection sensors (£15-25/sqm)
[+ tanking]
Tech
Typical elemental cost?
£/m2
- Enabling works (£50-150/sqm)
- Substructure (exc basement) - £80-150 (inc basement £250-350)
- Frame and upper floors £300-450
- Roof (£300-£500)
- Stairs (£8-10k per storey)
- External walls (£500-800)
- Internal walls and partitions (£130-£200)
- Internal doors (£450-£2500 each)
- Finishes (£150-£300)
- FF&E (£90-£120)
- Services (£450-650)
Tech
Different types of internal walls?
- Timber stud (£50-80/m2)
- Metal stud (£80-110/m2)
- Brick partitions, depends on whether single or double skin (£70-150/m2)
- Block partitions (£60-90/m2)
- Concrete partitions (reinforced) £250-£350/m2
- Glazed walls £500-800/m2 - can be much more expensive with acoustic considerations
- Sliding partitions £2k/m, or £600-900/m2
- eo for curved work could increase costs by about 20-30%
- Manifestations £150-200/m2
Tech
What are the main factors that might affect the choice materials for internal partitions?
- Strength - if fixings required
- Level of transparency required
- Acoustic and fire rating
- Fixed / movable
- Thermal properties
- Door/window requirements
- Height
Tech
What is plywood?
Plywood = wooden material, made up of several sheets of thin wood. Less durable and easy to work with
Tech
What is plasterboard?
Plasterboard (aka gypsum) = material sandwiched between 2 thick sheets of paper, modern alternative to plaster (though usually tape and jointed too). Comes in large panels (say 1200m width) and easy to cut
Tech
Plywood vs plasterboard?
- Plasterboard = cheaper, easier to work with, fix, and install, easier to decorate, can be more fire resistant, better sound dampening properties, more versatile
- Plywood = lighter, stronger, more damage resistant (but more expensive to fix)
Tech
Why are manifestations required?
- Privacy
- Accessibility (see where windows / doors are) and prevent injuries
Tech
Manifestation regulation requirements?
- Glass doors and screens clearly defined on 2 levels (850-1000mm and 1400-1600mm above floor)
- Manifestation can take form of logo / sign at least 150mm high or decorative feature at least 50mm high
Tech
Acoustic benefits and limitations of different internal wall types?
- Stud - Can install insulation and plasterboard but stud itself doesn’t necessarily contribute to soundproofing
- Brick/block partitions - if two walls thick, can have insulation + dense blocks + acoustic plasterboard = very effective solution, but takes more space and more cost. Limited options if only single skin
- Glazed - thin wall, aesthetic, aids function of keeping meeting rooms visible but helping confidentiality of conversation, but may require thicker glass / more absorptive materials -> more expensive
- Sliding / folding walls - they can be made sound proof and aid with the flexibility of the space, however need to be closed fully (no gaps) to minimise sound travelling and is more expensive
Tech
How to make a wall more soundproof?
- Add high density material (i.e. acoustic plasterboard (higher density core), soundproof barriers)
- Insulation (between stud frames) to absorb sounds
- Curtains
- Acoustic clips - designed so noise that transfers through building structure can’t due to being separated
- Sealing edges of soundproof boarding and wall perimeter
- Acoustic putty
- Double thickness walls (expensive, hard to build, take up more space)
- Acoustic batts (reduce and absorb sound, cotton / fibreglass)
[- Expanded foam sprays are more for thermal insulation]
Tech
Partition build up?
- Head and base track
- Stud fixed at 600mm centres (plasterboard typical width 1200mm)
- Insulation between studs
- Pattressing
- Door openings formed
- Abutments, tees, fair ends
- Plasterboard
- Head detail (depends on frame)
Tech
How do you construct a glass partition?
- Glass fixed into frame (wood / steel)
- Glass placed in a rebate, secured with putty / beading
- Frame mounted between walls / columns required, usually secured with putty
Tech
Different types of balconies?
- Bolt-on - cantilevered off building or on open mesh deck, bolted onto building exterior with support system, say £7-12k each
- Juliet - full height glazing with railing, but no outdoor space, say £2-3k each
- Inset - constructed with the frame and structure- recessed into the facade of a roof / building, say £5-10k each
[- Roof terrace (minimises usable GIA - premium feature), cost depends on spec, build up can include waterproofing, decking structure, finish, access for services]
Tech
How to construct inset balconies?
I.e. on DBE
- Build as continuation of slab and construct walls around it
- Waterproof membrane
- Thermal break
- Slab decking system (on adjustable pedestals)
- Concrete banding
- Fairfaced concrete finish (can be tiling, paving slabs)
Tech
Inset vs bolt on balcony?
- Inset generally cheaper (less balustrading, decorative details
- Bolt on can save on time
Tech
Factors affecting balcony choice?
- Cost
- Complexity of installation
- Location
- Size and design
Tech
How do stacked services have impacts on costs?
When stacked, there’s shorter and simpler distance to travel - less cabling, easier buildability
Tech
What site surveys might be required for typical construction project?
- Topographic survey
- Site investigation
- Asbestos survey
- Drainage CCTV
- Utility searches
- Ecological
- Flood risk assessment
- Transport assessments
- UXO discovery
- CBR test
- Archaeological dig / excavation
- Existing condition survey
- Geotechnical survey
- Structural survey
- Condition survey (similar to struct, more on building fabric-materials)
Tech
Main site considerations?
- Access
- Storage and accommodation
- Temp services
- Plant
- Hoarding / fencing
- H&S
Tech
What are the objectives of a site investigation?
- Primary purpose to establish parameters for foundation and substructure design
- Assess properties and composition of soil and rock, potential ground contamination
Tech
Typical components of site investigations?
- Systematically collect and record data to help design / construction
- Adjacent site impacts
- Boundary hedges / fencing
- Existing trees, buildings
- Services location (gas, phone, elec, water, drainage)
- Ground water conditions
- Soil investigations
Tech
What surveys were undertaken on your project to inform foundation choice?
i.e. Geotechnical technical survey and soil investigation
Tech
What are temporary works?
Part of construction works not usually on drawings but are needed to enable permanent works to be built safely
- propping, scaffolding, formwork, excavation support
Tech
What is formwork?
Anything holding fresh in situ concrete in place until it hardens - plywood shutters, profiled decking, steel plan forms, fibreglass moulds
+ accessories i.e. wedges and clips for tightening joints and to make stripping easy
Tech
Main types of excavation?
- Open - battered excavation sides cut back to safe angle, eliminates need for temp support work, easily construct basement walls BUT extra excavation costs, needs a lot of space
- Perimeter trench - trench dug to form basement walls, supported as required. Basement walls constructed then inside excavated
- Complete excavation - firm subsoils, centre of basement excavated first, then basement slab cast while sides of excavation supported by struts
Tech
Different forms of excavation?
- Site clearance (remove vegetation and rubble)
- Strip topsoil
- Reduced level dig (reach formation level)
- Cut and fill
- Excavation for foundations
Tech
Key factors to consider when excavating?
- Soil type, moisture content
- Method
- Whether ground support systems required
- Proximity of existing buildings
- Depth required
- Underground services and drainage
Tech
What is underpinning? Why might it be required?
- Method to repair and strengthen foundations
- Stabilises fdns undergoing settlement/movement/erosion/vibration damage
- Increase load capacity of existing fdn
- Accommodate new adjoining building, basement or deep sewer
Tech
Techniques available for ground improvement?
- Vibro compaction
- Vibro stone columns
- Vertical drains and vacuum consolidation
- Soil mixing
- Dynamic compaction
- Dynamic replacement
Tech
What is ground heave?
- Associated with clay soil (swells when wet), causes ground to move upwards
- Soil can’t expand downwards / sideways -> exposed upper surface rises up
Tech
What is the external envelope?
- Materials and components forming external shell / enclosure of a building - boundary between interior and exterior
- May be load or non-load bearing
- Typically consists of brickwork, cladding, curtain walls
Tech
Key considerations designing external walls?
- Weather protection
- Fire resistance
- Acoustic, thermal and structural performance
- Aesthetic / appearance
- Lifespan
- Future maintenance
Tech
Different cladding materials?
Timber, aluminium, brick, slip, PCC, glazed, stone
Tech
What is a movement joint? Why are they used?
- Safely absorb expansion and contraction of construction materials
- Allow for movement associated with ground settlement, seismic activity
Tech
In brick/block cavity wall, how are window openings dealt with?
Prevent water penetration - cavity tray (DPC crossing cavity, forming gutter leading to weephole in outer leaf) and DPC (same width as wall to stop moisture rising from the ground up external leaf of wall
Structurally - Lintel, small beam over window / door head usually carries wall load only
Tech
Stick vs unitised cladding system
- Stick - constructed onsite, transoms and mullions (vert and horiz respectively) made from aluminium, connected together on-site to floor slabs
- Unitised - Component parts constructed off-site - pre-fab units delivered to site and fixed straight to building
Tech
Benefits and limitations of stick vs unitised system?
Stick
- Lower cost, flexibility due to on site construction
- Longer to erect on site, requires more labour, less quality control
Unitised
- Erected on-site in 1/3 of time, better quality control, achieve more complex design
- Higher cost, risk of mistakes during fabrication affect installation on site
Tech
Types of curtain walling?
- Stick - panels / glazing in between transoms
- Unitised - narrow storey height units, preassembled in factory
- Panelised - large preassembled panels connecting back to structural columns
- Structural glazing
Tech
Frame materials?
- Steel
- Concrete
- Timber
- Hybrid (i.e. CLT)
- Load bearing masonry
Tech
Key factors to consider when selecting structural frame type?
- Programme
- Fire protection
- Acoustic and thermal properties
- Market conditions, supply costs
- Site constraints/logistics
- End user requirements (i.e. column free space)
- Sustainability objectives
- M&E strategy
- Future expansion requirements
Tech
Components of steel frame construction?
- Beams, columns
- Purlins
- Rafters
- Eaves, eaves haunch
- Base plate
- Apex haunch
- Cladding rails
- Fixings
Tech
Steel frame advantages and disadvantages?
:)
- 100% recyclable, won’t warp, crack, split, nor be vulnerable to termites / organisms
- Highest strength:weight ratio
- Dimensionally stable - won’t expand / contract depending on weather conditions
- Consistent material quality, strictly produced in accordance with national standards, no regional variations
- Non-combustible- won’t contribute to spread of fire
- Lighter- in poor soil conditions steel is preferred to concrete
- Faster to install than concrete
- Can span over long distances
- Manufactured on-site - quality benefits
- Voids within floor can run services
- Suitable for irregular shaped buildings
:(
- May need fire protection
- Although they don’t burn, they fail (collapse) before wood component in fire
- Parts may need replacing
- Variable cost
- Experienced builders required (+ cost)
- Lower load bearing capacity vs concrete
- Don’t have same acoustic / thermal properties of concrete frame
- Prone to corrosion in coastal areas
- High embodied carbon (often procured from abroad)
- Long lead-in times - Letter of intent / materials off site may be required
Tech
Different parts of steel beam?
Flange - top and bottom of vertical steel
Web - vertical steel part of I
Root - where flange and web join
Tech
Weight of steel?
10mm3 = 0.0078kg
Tech
What is intumescent paint?
- Fire-resistant paint, passive fire protection system
- Rapidly expands in extreme temps to protect surface it’s applied to
- Prevents/minimises/delays structural fire damage
Tech
Steel connections and percentage?
Plates, bolts, welding.
5% by weight
Tech
Concrete frame advantages and disadvantages?
:)
- Concrete framed buildings marginally less than steel framed buildings
- Fire protection is part of structure
- Slower - reduces cashflow early on
- Low maintenance
- Cladding easily fixed to concrete and replaced
- Good sound and heat insulation
- Insitu allows alteration at late stage of construction
- Complex geometrical shapes easier dealth with than steel
- High compressive strength
- Lower embodied carbon - can be made with by-product of coal and iron industry
:(
- Slower to construct, inc long curing time
- Requires formwork
- Edges may not be as square / surfaces not as flat as steel
- Steel reinforcement leads to cost issues associated with steel
- Heavier -> larger foundations
- Bulkier structure
- Doesn’t span as well as steel
- Low tensile strength
- Higher floor height required to accommodate services
- In-situ quality dependant on skill of operatives
Tech
Elements of a pitched roof?
- Rafters, battens, eaves, fascia, soffit, gutter, joist, ridge, ridge board, hanger, membrane, tiles
- Vent tiles may be used to provide natural ventilation to roof space
Tech
Main components of hipped end timber roof structure?
- Principle rafters (support to roof covering, eaves to ridge)
- Jack rafters (shorter rafters, hip to eaves / ridge to valley)
- Ridge board (spine of roof carcass along ridge)
- Wall plates (receive feet of rafters at top of external wall)
- Hip rafters (where 2 roof surfaces meet, form ext angle)
- Valley rafter (where 2 roof surfaces meet to form internal angle)
- Bargeboards / fascia (to cover feet of rafters)
- Purlins (intermediate horizontal members supporting rafters)
- Battens (small pieces of wood which roof covering is affixed)
Tech
Elements of a flat roof?
- Joists (fixed to wall plates- main support)
- Furrings (fixed to joists to give required incline)
- Particle board (fixed to furrings to give flat surface)
- Felt (3 layers bonded with bitumen to give waterproof covering)
- Stone chipping (gives protection to felt, reflects sunlight)
Tech
Different types of flat roof coverings?
- Single layer membrane - one layer of felt consisting of base sheet of glass fibre/polyester, impregnated with hot bitumen during manufacture
- Cheapest option, but too thin, easily punctured and rarely used
- Built up membrane - 3 layers of above felt, 1st laid at right angles to fall, next is perpendicular, and again for third layer. Covered with stone chippings
- More durable than above, but can be easily punctured without proper care
- Asphalt - Aggregate with bituminous binder cast into block. Reheated onsite at 200deg, transported as liquid to roof. Usually 2 coats
- Reduced risks of defects (poured on site, not in rolls which may be damaged in transport), hard wearing, can allow transit on top, can have long life guarantee
- Hot temperature - apt H&S measures required
Tech
Describe typical cold flat roof construction
- Insulation above ceiling level - between roof joists and below roof deck
- Risk of condensation forming within roof void / on underside of slab - good cross ventilation essential
- Plywood decking secured to joists and finished with roof covering
Tech
Describe a typical warm flat roof construction
- Insulation on top of roof deck, beneath waterproof membrane
- Vapour control layer under insulation
- Reduces risk of condensation as ceiling / roof void at similar temp
Tech
Describe a typical inverted flat roof construction
- Insulation on top of waterproof membrane - anchored down, protects membrane from damage
- No vapour control required
- Roof void and deck maintained at similar temp to room
Tech
Cold vs warm flat roof?
- Insulation position varies
- Warm - between roof rafters, above roof level
- Cold - between rafters and service voids
Tech
Green vs blue roof?
- Green - absorbs rainwater, habitats wildlife, aesthetics, helps lower urban air
- Blue - collects water and releases slowly after rain’s stopped, e.g. attenuation tank
[both are forms of SUDS]
Tech
What would you expect to find on timber / part glazed door with FR30 requirement?
- 3 hinges
- Intumescent strip
- Self-closing device
- Part glazed door - 6mm thick, wired to max 1.2sqm with 13x13mm wood beads encased with non-combustible materials
Tech
Types of ventilation?
Natural - Method of supplying fresh air to building / room via passive forces, i.e. wind speed, pressure
- Reduced carbon emissions key benefit
Mechanical - Intentional fan driven flow of outdoor air into building
- Can include supply and/or exhaust fans
Tech
What is an air source heat pump? How does it work?
- Takes heat from air, boosts it to a higher temp using compressor
- Transfers heat back to heating system
- (like the reverse of a fridge / air conditioner)
- Can also have a split ASHP - system put in reverse to provide cooling
Tech
What is a VRF? / What can be used to provide cooling in localised part of building?
- Variable refrigerant flow (AC system)
- Controls refrigerant flow to each FCU
- Heat pump system - can provide simultaneous heat and cooling
- Heat pump connected to indoor units
- Energy recovered from 1 zone can be used to heat separate zone
- Less space than traditional ductwork, more efficient compared to other systems
Tech
Why do we stall generators in addition to regular grid power?
- Powered by diesel engines - backup power supply if primary one fails
- Generators becoming less common as technical advances being made in UPS
Tech
How is power distributed to floor boxes in raised floor?
- Incoming power supply connects to low voltage switchboard, connects to a distribution board
- Dist board has underfloor busbar connected - busbar has sockets which floor box plugs are put into via flexible lead
- Floor box has sockets to which appliances can plug costs
Tech
Different types of lift?
- Passenger - specialised for service they perform (i.e. hospitals with front/rear entrances)
- Residential - Small enough for 1 person, some can be for 12+
- Platform - Wheelchair/platform lifts- specialist, designed to move wheelchair <2m. Accommodate 1 person, max load 340kg
- Freight - Similar to passenger lifts, but designed to carry goods (though there’ll still be passengers so building regs still apply). Larger, capable of carrying heavier loads - 2300-4500kg. Manually operated doors, hydraulic freight / electric options (latter is more energy efficient)
- Dumbwaiter - Small freight elevator often for moving small items (i.e. in 2-storey kitchen). Small electric motor with counterweight or can be hand operated, capacity about 340kg.
Tech
What is a utility easement?
Legal agreement giving utility company access to use property for the good of a community
Tech
How to form a highway?
- Break out existing
- Excavating
- Capping
- Sub-base (100-250mm)
- Base (70-150mm)
- Binder (50-100mm)
- Surface/wearing course (20-40mm)
- Road restraint systems
Tech
Flexible vs rigid paving?
- Flexible - subbase, base, binder, surface course. Initial cost lower, less curing time, lower repair costs. Less durable, higher maintenance costs.
- Rigid - subbase, concrete slab (less thick). More durable, low maintenance costs, no good subgrade required. High initial and repair cost
Tech
Have you come across the term SUDS?
- Sustainable Urban Drainage System
- Manage stormwater locally (close to source as possible) to mimic natural drainage, encourage infiltration and/or attenuation
- Help reduce reliance on existing drainage infrastructure
Tech
What are Building Regulations?
- Min performance standards for design and construction of buildings, supported by Approved Docs and other codes of practice
- Regulations ensuring new buildings, conversions, renovations, extensions will be safe, healthy and high-performing
- Cover specific topics, inc structural integrity, fire protection, accessibility, energy performance, acoustic performance
Tech
Why do we have building regulations?
- Establishes min stds and guidance on construction elements
- H&S
- Enables mortgages and insurances to be granted
Tech
What type of building work is covered by Building regulations?
- Erection / extension of building
- Extension of service controlled by regulations
- Alteration projects with temp/permanent effect on building - structure, fire and access
- Insertion of insulation into cavity walls
- Underpinning building foundations
Tech
Process for building control sign off?
- Building notice submitted to local planning authority - small projects
- Full application (drgs and spec submitted) - BCO visits site and inspects works, larger new build projects
- Local authority / approved inspectors will come to sign off
Tech
Alternatives to building control officer?
Approved inspector
Tech
What are British Standards?
- Publications issued by British Standards Institution, prefixed BS
- Give min standards for materials, components, design and construction practices
Tech
What are international standards?
- Prepared by International Organisation for Standardisation, prefixed ISO
- Compatible with and complement BS’ (i.e. ISO 9000 is quality)
Tech
What are the Building Regulations approved documents?
- General guidance on performance of materials, to comply with functional requirements of building regulations - practical examples
- Only guidance, no obligation to adopt specific solutions if requirements can be met via alternative means
Part:
- A - Structure
- B - Fire Safety
- C - Site preparation
- D - Toxic substances
- E - Sound resistance
- F - Ventilation
- G - Sanitation, hot water safety and water efficiency
- H - Drainage and waste disposal
- J - Combustion appliances and fuel storage system
- K - Protection from falling, collision and impact, opening and cleaning
- L - Conservation of fuel and power
- M - Access to and use of buildings
- N - Glazing - safety in relation to impact, opening and cleaning
- P - Electrical safety
- Q - Security - dwellings
- R - Physical infrastructure for high-speed electronic communication networks
- S - Infrastructure for charging electric vehicles
- Regulation 7 - Materials and workmanship
Tech
Changes to building regulations?
Part B Fire safety
- Hotels 18m+ included in definition of relevant buildings (must have above certain cladding grade)
- Cavity trays required in relevant buildings (other than those with masonry non-combustible external walls)
- Aluminium composite panels (ACM) banned from use on all buildings
- Evacuation Alert System for 18m+
- Secure information boxes for Fire and Rescue service for flats 11m+
- Sprinkler systems 11m+
- Emergency wayfinding signage 18m+
- Firefighting shaft in basements (2nr required in buildings over 900m2)
Tech
New building regulations in effect this year?
From 15th June 2023
- Reduction of carbon emissions (~ 30%)
- New metric for energy efficiency - “primary energy” to measure building heating efficiency
- New minimum efficiency standards
- Heating and lighting efficiency - particularly for existing
- EV charging points (preparatory work for future installation) to all new domestic builds
- Avoid overheating - New approved document O to introduce glazing limits to reduce unwanted solar heat
- Limitation periods extended from 6 to up to 30 years for dwellings
Tech
New legislation regarding building safety?
- Fire Safety (England) Regulations 2022
- Building Safety Act 2022
- Fire Safety Act 2021
Tech
Purpose of the Fire Safety (England) Regulations 2022?
Effective January 2023
- Following Grenfell Tower inquiry recommendations
- Fire fighting service found it difficult to navigate buildings
- Responsible persons of high-rise residential buildings to provide info to local fire and rescue service
- High rise resi building = 2+ domestic premises and 18+m tall / 7+ storeys
Tech
Duties of the Responsible Person under the Fire Safety Act?
- General: display fire safety instructions and info to residents
- 11+m: fire door checks at least every 3 months, flat door entrance checks at least every 12 months, keep records on external wall construction
- 18+m: wayfinding signage, secure information box for fire and rescue service at readily accessible location
- Keep up to date floor and building plans, shared to local fire and rescue service
- Check lifts, inlets/outlets, sprinkler systems, fire alarm systems, evacuation alert systems
Tech
Purpose of the Building Safety Act 2022?
- Provides new framework for design, construction and occupation of ‘higher risk’ buildings (18+m / 7 + storeys and 2+ domestic premises)
Tech
Key provisions of the Building Safety Act 2022?
- 6 parts, contains provisions to secure safety of people in or about buildings
- HSE is the new Building Safety Regulator to oversee safety and standards of buildings, lead implementation of new regulatory framework and encourage built environment to improve competence
- Golden thread of information - digital and accessible audit-trail throughout building life
- New duty holder: “Accountable Person”, must register building with BSR and regularly log info about building and review risk assessments following Completion Certificate
- Mandatory for Building Regulation Approval for projects before commencement (12 weeks from submission of application)
- Amends Building Act 1984 (amends general duties, industry competence, breaches inc offence of contravening regs, regulation of building control profession) and H&S at Work Act 1974
Tech
Key provisions of the Fire Safety Act 2021?
- Amends Regulatory Reform (Fire Safety) Order 2005
- Increasing and clarifying obligations for responsible persons for multi-occupied residential buildings
- RPs must do fire risk assessment - manage and reduce risk of fire for structure and external walls of building (inc cladding, balconies, windows, entrance doors)
- Allows Fire and Rescue service to enforce against non-compliance
- Regular inspections / review of lifts, evacuation plans
Tech
Name some materials banned from use in construction?
- High alumina cement in structural elements
- Asbestos
- Urea formaldehyde
Tech
What safety provisions would you expect to find in an office block?
- Max. occupancy listings
- Fire exits - signage above that function in power failure
- Fire extinguishers and alarms easily accessible
- Restricted use of flammable materials
- Fire alarm control panels - quick detection and warning of fire
Tech
Different types of planning applications?
- Full (whole detail)
- Householder extension
- Outline (masterplan)
- Reserved matters (RMA)
Everything must be discharged within time frame. Restrictions on times
Tech
BCO vs approved inspectors
BCO = straight from the local authorities
Approved inspectors = bodies designated by local authorities
Tech
Size of a brick?
Standard - 215 x 102.5 x 65mm
Tech
How many bricks per sqm?
~60
Tech
How many UK std size blocks per sqm?
~ 10
Tech
UK Standard block size?
440mm x 215mm x 100mm
Tech
Different types of brick bond?
- Stretcher - most common half brick thick, vertical joints staggered each time by half a brick
- English - alternating courses of headers and stretchers
Tech
Brick vs block wall
- Blocks made of concrete / aggregate - bigger, lightweight, higher water resistance, fire resistance
- Brick made of sand, lime and concrete - longer life, can be more aesthetic, often more expensive, low maintenance
Tech
Common types of plasterboard?
- Standard (white/light grey)
- Fire boards (pink)
- Acoustic (blue)
- Moisture resistant (green)
Tech
Name some deleterious materials
- Lead (flashings on roofs - waterproofing)
- Asbestos (insulation)
- Brick slip systems
- Woodwool slabs (ceilings)
- High alumina cement (used a lot in 60s, 70s)
- Sea dredged aggregates (high chloride content)
Tech
Different types of asbestos?
- Chrysolite (white) most common least dangerous
- Amosite (brown)
- Crocidolite (blue)
Tech
Where have you considered maintenance and operational costs during design stages?
- High spec LED luminaires
- Maintenance- central heating plant instead of boilers has benefits of energy use and maintenance
- Maintenance - ASHP uses less energy and ducting
- Cleaning - roof access, cleaning facade methodology
Tech
What fire safety provisions are there in new buildings?
- Max occupancy numbers
- Fire evacuation plan, escape routes, signage, fire exits
- Extinguishers, alarms
- Sprinklers
- Fire dampers in ventilation ductwork
- Fire barriers - floor, wall and ceiling cavities
- Fire rated roller shutters
- Smoke control systems
Tech
Fire compartmentation? (in a building)
Passive fire protection- subdivides structure into fire compartments to limit spread of fire and smoke
Tech
How are fire barriers formed in suspended ceilings?
- Req in ceiling void if suspended ceiling not fire resistant
- Installed between soffit of floor above and suspended ceiling - ceiling void compartmented
- Need to consider if smoke stops are also required
Tech
What happens when services pass through fire barriers?
Need to be sealed to prevent fire spreading through service gap
Tech
What impact do new building regulations have on fire safety?
- Buildings over 11m now need sprinklers
- Buildings over 18m need 2 cores
Tech
What impact will future building regs likely have?
- Prohibit combustible materials in external facade, i.e. timber decking and glass on balconies, insulation used
- Maybe high fire ratings required around ext facade
Tech
Design concerns for fire safety in tall buildings?
- Sprinklers (11m+)
- Dry riser
- Wet riser 50m+
- Fire fighting lifts
- No combustible materials in ext facade
- Fire walling in ceiling voids
- Dampers
Tech
What systems can be introduced to a building to make it more sustainable?
- Biomass boilers
- Solar panels
- ASHP / GSHP
- LED lighting
- Insulation
- Onsite batteries for PV
- Car charging points
- BMS
Tech
Benefits / drawbacks of PV panels?
Advantages
- Can generate more than home use to sell energy back to grid
- Renewable energy source
- Reduced electricity bills
- Low maintenance costs
Disadvantages
- Cost
- Weather dependent
- Solar energy storage can be expensive
- Uses a lot of space
- Puncturing roof structure removes roof warranty
Tech
Legislation for clean air in cities?
UK clean air model 1997 - clean up city air by 2010 (still way behind)
Tech
Which product is more sustainable timber vs concrete?
- Depends on project- location, material source
- Generally timber, assuming from forestry steward council source
CP
Considerations when selecting the appropriate construction contract?
As per JCT guidance: Deciding on the apt JCT Contract 2016:
- Project nature and scope of works
- Measure of control, risk assessment
- Accountability
- Contractor appointment
- Certainty of final cost
- Programme
- Changes during construction
- Relationships with supply chain / appointing contractor
[depends on procurement route chosen]
CP
What does JCT stand for?
Joint Contracts Tribunal
CP
What are some of the contracts in the JCT family?
- Standard
- Intermediate
- Minor works
- Major project
- Design and Build
- Management
- Construction management
- JCT Constructing Excellence
- Measured Term
- Prime Cost
- Repair and Maintenance
- Homeowner
CP
What are key project characteristics which influence which JCT contract is used?
- Size, value and type of project
- Need for contract design
- Final cost certainty
- Appetite for risk ownership and risk transfer
- Employer experience
- Programme requirements
CP
When would you use the JCT Minor Works Contract?
- Smaller, basic construction projects with work of a simple nature
- Projects procured via traditional method
CP
Why would you use the JCT intermediate contract?
- Construction projects involving all recognised trades and skills of the industry
- Fairly detailed contract provisions without building complex building services or other specialist work
- Suitable when projects procured via traditional method
CP
When would you use the JCT standard building contract?
- Large / complex construction projects where detailed contract provisions needed
- Suitable when projects procured via traditional method
- Employer responsible for design, though have optional provision for CDP if appointed contractor responsible for design of specific parts of the works
- Works can be carried out in sections
