Proposed Development (Demolition and Construction) of Telephone House site, Royal Tunbridge Wells
Scheme of Works
submitted 24 July 2002
(amended by letters: 5 August 2002 and 5 September 2002)
REFUSED 9 September 2002
INTRODUCTION
CALA Homes (South) Limited has prepared this document to assist in the understanding of the proposed construction methodology and sequencing of the redevelopment of Telephone House to provide 43 apartments with basement level parking, as required under Condition 15 of Appeal decision APP/M2270/A/00/1054946.
CALA Homes has 125 years experience in the development industry and has won numerous awards for its prestigious developments. CALA Homes are acutely aware that any form of construction process especially on tightly constraint sites, such as Telephone House, will have an impact on residents and neighbours during the construction process. However, public safety and the safety of site operatives is a central tenant of CALA Homes Safety Policy. We aim to minimise as far as reasonably possible disturbance to adjoining properties and residents, whilst ensuring a safe working environment.
We also aim to ensure an efficient build programme which has benefits for the wider community as it minimises the disturbances caused to neighbours and residents by reducing the construction period.
In preparing this document, full account has been made of the Inspectors Appeal Decision letter in consultation with the Planning and Building Control Services Department of Tunbridge Wells Borough Council.
The statements contained herein are made on the best information available at the time of publication. If principal changes are required to deliver this scheme, they will be discussed in advance with the Local Planning Authority in advance of implementation.
PRINCIPAL EVENTS AND DURATIONS
(Refer to Programme Ref: CI/CH/TH/001.A Dated 18/07/02)
Phase 1 - Demolition- 18 Weeks
Principal Contractor: Woolridge Ecotec Limited
Start on site - Event
Site set-up: 2 weeks
Erect Scaffold: 2 weeks
Secure Site Boundary/Signage: 2 weeks
Asbestos Removal :1 week
Internal Strip Out: 2 weeks
Hard Demolition: 16 weeks
Clear Site - Event
Phase 2/1 - Construction - 31 weeks
Principal Contractor: CALA Homes (South) Limited
Start on Site - Event
Site Accommodation 2 weeks
Earth Works 1: 8 weeks
Earth Works 2 & 3: 11 weeks
Temp Works No. 27 (4): 2 weeks
Basement/Foundations Drainage: 23 weeks
Phase 2/2 - Construction - 20 weeks
Ground Floor Slab: 20 weeks
Construction Office/Site Set Up: 3 weeks
Remove Cabins: 1 week
Phase 2/3 - Construction - 62 weeks
Superstructure: 40 weeks
Roof Construction: 46 weeks
Strike Scaffold: 46 weeks
Phase 3 - Construction - 49 weeks
Principal Contractor: CALA Homes (South) Limited
Internal Fit Out: 49 weeks
Roof Plant & Penthouse Fit-out Block A1: 10 weeks
Hard Landscaping: 12 weeks
Soft Landscaping: 5 weeks
Handover/Occupation: 15 weeks
PHASE 1: DEMOLITION
DURATION: 18 WEEKS
KEY ACTIVITIES (Refer to Phasing Diagram 1)
- Site Set Up
- Secure site boundary (including safety signage)
- Publish Construction Phase Health & Safety Plan
- Install welfare provision including:
- Canteen/drinking water
- Changing area/drying room
- First aid provision/telephone
- Office accommodation
- Office accommodation
Site administration
- Construction of protective scaffold/access provision
- Asbestos Removal
Note: all materials removed to licensed treatment centre with site maintaining full audit trail
- Seal off area and lobby configuration
- Install and commission
- Air test work zone
- Commence strip out
- Complete strip out
- Air test confirmed
- Strip out segregation screens
- Clear site
- Internal strip-out
- Hard demolition
- Clear site
ENVIRONMENTAL MANAGEMENT
Dust Control
- During site set up and preparation for demolition there will be no significant dust generating activity
- Asbestos removal works will be carried out by specialists contractors as applicable, working under licence to do so and they will provide and use specialist equipment with the necessary safety procedures required to ensure that asbestos is removed in a safe and controlled manner, which will include 100% dust control.
Note: asbestos material limited to plant room only. As the demolition works progress each floor will act as a temporary roof limiting risk of dust escape
- During asbestos removal and the removal of internal fixtures and fittings, all windows will remain sealed to contain dust within the building. There will be intermittent sprinkling of water as required to dampen down dust to reduce further the chances of dust escaping the confines of the site.
- During Phase 1 the building will be encased on two sides by monaflex sheeted scaffolding. Internal chutes and skips will be used to remove demolition -material. The use of protective monaflex sheeting on the scaffolding and the internal chutes will contain and minimise dust escaping from the site. Furthermore, the demolition contractors (Woolridge) will use water hoses externally to dampen down and control dust arising from drilling and breaking out operations carried out during the demolition process, both within and beyond the protected scaffolding area, to further reduce the chances of dust escaping from the site.
- If, in the remote instances when debris escapes from the confines of the site road sweeping provision will be available as required and called upon by site management. Given the logistics of the site and vehicle management, the probability of debris on the highway is remote.
- During the demolition phase vehicles will only track over hard surfaces (concrete/tarmac), no risk of mud on wheels
Plant and Equipment to be used (Refer to appendix 1 for pictorial detail):
- 2 x JCB 165 Skid steer robots 3 tonnes
- 60 tonne high reach excavator
- 40 tonne 360° excavator
- 2 x 30 tonne excavator
- 1 x 20 tonne excavator
- 40 yds roll on/roll off contractor skips 1-7 empty, 10 tonnes full
- Oasis welfare/office unit
- Parker RT1165 crusher 55 tonne
- Concrete breakers to be used with excavators
- Shears to be used with excavators
- Winches to be used with excavators
- Scissor lift for workers heights over 2000 Mobile working platform 'Tele-handler'
- Asbestos removal will be carried out by licensed operators using specialised equipment as required, to remove the asbestos in a safe and controlled manner.
- During the strip out phase, Bobcats or similar small-wheeled loaders will be used inside the building, loading out at ground level on the south elevation on to Church Road
- Once the internal stripping out is complete, demolition will start at the roof and Bobcats or similar, equipped with Montabrat breakers will be used (see appendix 1). Material will be pushed inwards within the envelope of the building to manage progress of the works. Where required manual operation will be carried out.
- The demolition contractor will use high reach 360° excavators with suitable breaking equipment. The 360° excavators will also be used at lower levels for truck loading and to remove heating and mechanical equipment from the basement, once the asbestos has been removed.
Noise Intrusion Mitigation
- Working hours restrictions constrain the hours during which site noise may be generated (7.30 to 18.00 Monday to Friday and 7.30- to 13.00 Saturdays) and scaffold sheeting and perimeter hoarding will further reduce any noise generated.
- Strip out noise generated during demolition phase will largely be contained within the building. External noise will include the loading of skips and the operation of the skip lorries on Church Road.
- The demolition phase will, by its nature, generate a volume of noise, much arising from the engines of demolition plant. The contractor will ensure that the plant is adequately silenced and in good working order. Crunching, crushing and breaking noises and noises generated by controlled falls of materials, will generate intermittent noise peaks.
- All reasonable measures (including; acoustic shields, exhaust silencers) will be taken to control noise levels to within or lower than regulated decibel levels to comply with Noise at Work Regulation 1989. The lower noise level being 85d B(A) while the upper noise action level is 95d B(A). (Ref. BS5228 noise control on construction sites)
- All machines are equipped with baffles and silenced exhausts to reduce the machines normal operation noise level
- Where practicable it is intended to rotate noise exposure at sensitive areas to minimise impact in accordance with good working practice.
Access/Egress Arrangements
- Access/egress issues fall into 2 distinct categories:
- Plant deliveries for duration of works (delivery in and out once only)
- Daily deliveries/access including operatives and waste materials only. These vehicles will be roll-on roll-off bins, cars and small vans
- During the site set up period and preparation for demolition (including deliveries for the demolition plant, temporary office cabins/welfare provision, equipment), the site will be accessed off York Road and Church Road. Scaffold for the demolition phase will be delivered via Church Road. The delivery of plant and equipment will be managed to ensure safe delivery and to minimise disruption. Suspension of parking bays opposite the York Road entrance may be required (currently being investigated with a submission to Highways Department)
- During the demolition period, access for demolition traffic will be off Church Road. Access from York Road during demolition will be primarily for site staff and light deliveries only.
- During demolition phase there will be 10 spaces available on site for operatives (see Phasing Plan). If in the eventuality operatives cannot be accommodated on site they will be instructed to use local car parks
- With respect to deliveries from York Road, unloading of any materials will be carried out within the site except the delivery of principal plant which will occur only at the beginning and end of process and no demolition removal will be made from vehicles parked in York Road
PHASE 2: CONSTRUCTION
PHASE 2/1 - EARTHWORKS / BASEMENT CONSTRUCTION
DURATION 31 WEEKS
KEY ACTIVITIES: (Refer to Phasing Diagram 2/1)
PHASE 2/2 GROUND FLOOR SLAB
DURATION 20 WEEKS
KEY ACTIVITIES: (Refer to Phasing Diagram 2/2)
- Ground Floor Slab
- Completion of underground service installations
- Car park/road finishes to base course
- Connection to main sewers
- Position of transfer slabs
- Relocation of office accommodation alongside Block C
- Construct foundations/services/ground floor slab Block D
- Construct Office/Site set-up
- Removal of site cabin facilities
PHASE 2/3 - SUPERSTRUCTURE
DURATION 62 WEEKS
KEY ACTIVITIES: (Refer to Phasing Diagram 2/3)
- Superstructure
- Pavement closure to south side York Road across north boundary of site
- Construct perimeter envelope to all blocks
- Scaffold progress to reflect external envelope requirements (including loading docks)
- Roof Construction
- Construct block roof construction (water-tight dates)
- Strike Scaffold
- Commence progressive scaffold removal
- Install balconies metal work
- External render
- Install rainwater goods/connections
- Removal of temporary supports to 27 York Road
ENVIRONMENTAL MANAGEMENT
Dust Control
- During the construction phase the risk of dust generation will be much reduced and therefore easier to control. It will be, as far as possible, contained within the emerging building envelope as well as by some debris netted scaffolding. The principal sources of dust during the construction phase will be the production of site mortar, cutting of concrete blocks/bricks, kerbstone and paving slabs.
- As noted on the programme to reduce the risk of dust and debris the ramp construction will be bought up to base course (hard surfacing).
Plant and Equipment to be used:
- We anticipate that large 360° tracked excavators will be used during the excavation phase, loading into 18m 3 rigid 8-wheel trucks
- Another 360° excavator will attend the ground workers and carpenters constructing the basement slab and walls, a back tractor/loader 0CB) will be required for below ground drainage, duct and services and will also excavate oversite and footings for Blocks B & D
- Concrete wagons, steel reinforcement deliveries and mobile concrete pumps will all be required intermittently during this phase of the works
- Additional site plant and equipment that will be required during the construction phase will include a luffing jib crane, approx. 45m radius with 20m mast and 3 tonne lifting capacity. The use of the luffing jib crane will assist in limiting the amount of heavy plant, traffic and movement along York Road as materials can be loaded from Church Road using the crane
- Position of proposed crane shown on plan 8 (refer phasing diagram 2/1). There is a balance to be struck between the reach of the crane and the size of the unit. Presently a 45m radius (indicated on drawing) is proposed. (The action of the luffing crane eliminates the need for over sailing rights). Loading decks are indicated on the diagram. These platforms will be raised as the scaffold progresses providing 'local' dropping zones for materials. It will be necessary in a limited number of instances to utilise a mobile crane to unload pre-cast units for Blocks B & D and this will be off York Road and will require road closures.
- Vehicle access positions will be equipped with local wheel washing facilities operated by Gate Marshals to prevent any vehicle leaving site without clean wheels.
- Additional plant will include a tele-handler/forklift for local movement of materials around the site
- Some delivery vehicles will be equipped with hydraulic self off loading equipment further reducing the amount of vehicle movements
- Small plant will include mortar mixers, screed mixer pumps and various hand held tools
- The risk of dust and debris on Church Road and York Road will be significantly reduced due to the nature of the site and the proposed vehicle management. The use of the luff crane will limit vehicle movements in York Road and for only a limited time will there be no tarmac road on site. However, particularly during the excavation stage when the risk will be greatest, but also as and when required, a mechanical road sweep will be employed to clean the roads of any dust and debris should it be present on site.
Temporary Accommodation and Storage
- The preferred location of the site accommodation and storage during the strip out, demolition and construction of the basement slab, (including walls and ground level transfer slabs), is to the northeast corner of the site, besides Trinity House (in the area of proposed Block D). Temporary connections to all services, including sewerage will be required. The site accommodation and storage will then move on to below the ground level transfer slab, between proposed Block C and Clarence Mews.
- Initially, all site accommodation will be double stacked. Windows overlooking adjacent properties will be blanked out, however, the field of view from cabin windows would be limited to York Road, Trinity House gable end and Hanover Place car park (exact fields of view will be determined by window positions on cabins but where required translucent film will be applied).
- The positioning of site accommodation will require the use of a mobile crane and potentially road closures and car parking suspension.
- Until the ground level transfer slab has been cast, site storage will also be positioned to the northeast and to the east side of the site.
- Materials to be stored include reinforced steel, timber for framework, propping and shoring equipment, underground drainage materials, and bricks and blocks. Moisture and temperature controlled storage will not be required for these materials.
- Materials for internal use (windows, doors etc.) will be stored in dry conditions in the basement car park
- High value equipment will be stored in lockable containers
- The location of the site storage will be a dynamic process but given the confined nature of the site the distribution/loading docks and the surrounding area will be the primary positions of external storage.
- Internal storage will be within the basement areas as and when the transfer slabs are constructed
Noise Intrusion Mitigation:
- During the construction phase, noise will be generated by usual construction activity and by plant and delivery vehicle engine noise. All equipment will be kept in good order and will meet usual standards of noise attenuation.
- Site personnel will not be permitted to use radios on the external scaffolding
- The luff crane will be electrically operated and any noise generated from lifting operations will be intermittent.
Access/Egress Arrangements
- During the excavation and creation of the basement areas, the majority of heavy vehicle traffic will be off Church Road. The nature of the site will require some plant in the basement area and this can only be accessed via the ramp and then on to York Road. It should be noted all excavated material shall be removed via Church Road
- York Road will be used primarily for access by site operatives and for deliveries that cannot be accessed off Church Road (including pre-cast units, roof trusses)
- Once the basement has been excavated, it will not be possible to access all the site directly from Church Road due to basement and external envelope construction as shown on Phasing Diagram 2/3. However, with the use of luffing crane it will be possible to unload heavy materials (brick, blocks etc.) from Church Road, thereby significantly reducing the amount of heavy vehicle traffic along York Road. The vast majority of delivery traffic will access the site off Church Road.
- During this and subsequent phases of the works there will be no operative parking on site. Site personnel will use local car parking facilities. The elimination of site parking will greatly improve the safety of the site.
- The York Road pavement (south side) will need to be closed to pedestrians across the full width of the site so as to maintain a safe distance from construction works. CALA will obtain agreement with the local Highway Authority to obtain a license (submission currently being prepared).
- Car parking bays outside nos. 30 to 42 York Road will require suspension to accommodate turning delivery vehicles during access/egress from the site. This will prevent possible damage to residents' cars and will avoid the need for vehicles to travel over the pavement to carry out multiple shuffle movements whilst turning. This will have the added benefit of reducing noise nuisance to residents and will give delivery drivers a clear view of pedestrians when accessing/egressing the site.
- Formal submissions to the Highways Department are currently being prepared to detail all Highway licensing requirements for York Road.
- A Gate Marshal/Banksman will be used when required at both entrances to manage deliveries from and to the site as well as maintain pedestrian safety.
- There will be a competent person on site at all times. Under his direction Gate Marshals will control the movement of vehicles to and from site. Such individuals will be trained appropriately.
- We have prepared a series of phasing diagrams which seek to demonstrate the order of the works to reflect the constrained nature of the site. In addition, a strategic programme has been prepared (on best available information). Until final construction information is issued and the consequential orders are placed the dates for key materials cannot be absolutely confirmed.
The strategic programme does however allow sufficient time for lead-in times. The strategic programme seeks to optimise the sequence of works producing the best possible time (and therefore least disruption of neighbours).
- The luffing crane will be removed at the earliest possible date being cognisant of the lifting requirements of the works. The removal operation will be subject to a formal detailed method statement and subject to mobile crane size will require a road closure for Church Road for a day to complete de-rigging.
PHASE 3: INTERNAL FIT-OUT / LANDSCAPING
DURATION: 49 WEEKS
KEY ACTIVITIES: (Refer to Phasing Diagram 3)
- Progress fit-out of internal blocks Al, A2, B, C & D
- Screed
- 1st fix carcass
- 2nd fix complete carcassing
- Plaster/skim
- Bathrooms/kitchens
- 3rd fix services
- Test and commission services
- Completion of landscaping
- Hard landscaping/fixtures
- Soft landscaping
- Signage
- Handover and occupation of Blocks Al, A2, B, C, D
ENVIRONMENTAL MANAGEMENT
Dust Control
During the fit-out phase the risk of dust generation will be even further reduced and therefore easier to control. It will be, as far as possible, contained within the building envelope. The principal sources of dust during the fit-out phase will be the production of plaster, screed, cutting of concrete blocks/bricks, kerbstone and paving slabs.
Plant and Equipment to be used:
- We anticipate that 10m3 waste containers (skips) be used during the fit-out phase, to remove debris/waste from site
- Material deliveries will all be required intermittently during this phase of the works
- The luffing crane will be removed during this phase of the works at the optimum moment. The decision to remove the crane will coincide with the reduction in requirement following progress on site.
- During this phase of the works all surfaces will be tarmac/concrete and therefore there will be no wheel washing facilities required
- An additional tele-handler/forklift (total 2 no.) for local mvement of materials around the site may be required subject to timing of crane removal.
- Some delivery vehicles will be equipped with hydraulic self off loading equipment further reducing the amount of vehicle movements
- Small plant will include mortar mixers, screed mixer pumps and various hand held tools
- The risk of dust and debris on Church Road and York Road will be further significantly reduced due to the nature of the works on site and the proposed vehicle management. However, a mechanical road sweep will be employed to clean the roads of any dust and debris should it be present on the highway/pavement.
Temporary Accommodation and Storage
- The site accommodation and storage will be below the ground level transfer slab, between proposed Block C and Clarence Mews.
- Materials for internal use (windows, doors etc.) will be stored in dry conditions in the basement car park for both blocks B/C and A.
- High value equipment will be stored in lockable containers
- The location of the site storage will be a dynamic process but given the confined nature of the site storage will primarily be around contractor cores
Noise Intrusion Mitigation:
- During the fit-out phase the reduced noise will be generated by usual fit-out activity and by plant and delivery vehicle engine noise. All equipment will be kept in good order and will meet usual standards of noise attenuation.
- Site personnel will not be permitted to use radios.
- The luff crane will be electrically operated and any noise generated from lifting operations will be intermittent.
Access/Egress Arrangements
- During the fit-out phase there will be a significant reduction in the size and number of delivery vehicles. Access will be via both York Road and Church Road.
- York Road will be used primarily for access by site operatives and for deliveries that cannot be accessed off Church Road (typically 'white van' deliveries)
- During this phase of the works there will be no operative parking on site. Site personnel will use local car parking facilities. The elimination of site parking will greatly improve the safety of the site.
- The York Road pavement (south side) will be re-opened to pedestrians across the full width of the site immediately the scaffold to Blocks B and D has been struck.
- Car parking bays outside nos. 30 to 42 York Road will no longer require suspension to accommodate turning delivery vehicles during access/egress from the site.
- A Gate Marshal/Banksman will be used when required at both entrances to manage deliveries from and to the site as well as maintain pedestrian safety.
- There will be a competent person on site at all times. Under his direction Gate Marshals will control the movement of vehicles to and from site. Such individuals will be trained appropriately.
HISTORY
Demolition and Construction of Telephone House site, Royal Tunbridge Wells
CALA Homes' Preliminary Scheme of Works, March 2002, was not submitted to Tunbridge Wells Borough Council
CALA Homes' Scheme of Works (1st) was refused 9 September 2002
CALA Homes' Scheme of Works (2nd) was refused 25 November 2002
CALA Homes' Scheme of Works (3rd) was approved 24 December 2002
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CALA Homes Revised - THIRD Scheme of Works for the Demolition and Construction of Telephone House
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Is CALA Homes really going ahead with THAT scheme?
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