Building Lifecycle Report

Transcription

1 Building Lifecycle Report In respect of Proposed Residential Development at Site at Balscadden Road & Former Baily Court Hotel, Main St., Howth, County Dublin Crekav Trading GP Limited May 2018

2 Table of Contents 1 Introduction Planning Policy Context Description of Proposed Residential Development Assessment of Long Term Running and Maintenance Costs Property Management Company and Owners Management Company Property Management of the Common Areas of the proposed development Service Charge Budget Measures to Manage & Reduce Costs for Residents Benefit Treatments, Materials & Finishes Buildings Steel Sheet Pile Retaining Walls Material Specification Landscape Waste Management Human Health and Wellbeing Residential Management Energy and Carbon Emissions Design Transport and Accessibility 10 Appendix 1 Executive Summary Report on Steel Sheet Pile Retaining Walls 12 2

3 1 Introduction 1.1 Planning Policy Context The newly adopted Sustainable Urban Housing: Design Standards for New Apartments Guidelines for Planning Authorities (March 2018) provide unprecedented policy guidance on the operation and management of apartment developments with the stated aim of introducing certainty regarding their long-term management and maintenance structures. This certainty is to be provided via robust legal and financial arrangements supported by effective and appropriately resourced maintenance and operational regimes. The Guidelines state that consideration of the long-term running costs and the eventual manner of compliance of the proposal with the Multi- Unit Developments Act, 2011 are matters which should now be considered as part of any assessment of a proposed apartment development to achieve this policy objective, planning applications for apartment developments now need to include a Building Lifecycle Report which, in turn, includes an assessment of long term running and maintenance costs as they would apply on a per residential unit basis at the time of application, as well as demonstrating what measures have been specifically considered by the proposer to effectively manage and reduce costs for the benefit of residents. Section 6.13 of the Apartment Guidelines 2018 requires that apartment applications shall: shall include a building lifecycle report which in turn includes an assessment of long term running and maintenance costs as they would apply on a per residential unit basis at the time of application, as well as demonstrating what measures have been specifically considered by the proposer to effectively manage and reduce costs for the benefit of residents. This Building Lifecycle Report document sets out to address the stated requirements of Section Description of Proposed Residential Development Crekav Trading GP Limited intend to apply for Planning Permission for a strategic housing development at the Former Baily Court Hotel, Main Street, and at lands located south of the Martello Tower on Balscadden Rd., Howth, County Dublin, all on a site measuring c ha (net) The development will consist of: The demolition of existing structures on site including the disused sports building (c. 604 sq m) on the Balscadden Rd. Site and the Former Baily Court Hotel Buildings on Main St (c sq m) and a reduction in ground levels. Construction of 164 no. residential units in 3 no. separate apartment blocks and 1 mews building, comprising 158 no. apartments and 6 duplexes which includes 40 no. 1 bed units, 97 no. 2 bed units and 27 no. 3 bed units. Provision 397 no. bicycle parking spaces and a total of 120 no. car parking spaces, which comprises 112 no. spaces in an underground basement in Block C and 8 no. on-street parking spaces. Provision of commercial/retail space (c. 757 sqm), which includes a community room (c. 161sqm), 2 no. retail units (c. 429sqm and c. 96sqm) and a café (c. 71sq m). 3

4 The main vehicular entrance to the scheme will be from Main Street to serve the underground car park in Block C The scheme provides for a new linear plaza which will create a new pedestrian link between Main St and Balscadden Rd to include the creation of an additional 2 no. new public plazas and also maintains and upgrades the pedestrian link from Abbey Street to Balscadden Road below the Martello Tower. The public footpath on the opposite side of Balscadden Road will be widened for the length of the site as part of the development. All other ancillary site development works, site services, a sub-station, public lighting, plant, bin stores, bike stores, boundary treatments and landscaping; Commercial and retail signage (c. 75 sqm) 2.0 Assessment of Long Term Running and Maintenance Costs Crekav considered the long term running and maintenance costs for future residents from the outset of the design process with a view to managing and minimising unreasonable expenditure on a per residential unit basis. This exercise was informed by, and took account of, learning outcomes from previous residential projects together with a consideration of the changes in standards arising from the new apartment guidelines. 2.1 Property Management Company and Owners Management Company Property Management of the Common Areas of the proposed development A Property Management Company will be engaged at an early stage of the development to ensure that all property management functions are dealt with for the development and that the maintenance and running costs of the development s common areas are kept within the agreed Annual operational budget. The Property Management Company will enter into a contract directly with the Owner s 4

5 Management Company for the ongoing management of the completed development (it is intended that this contract will be for a maximum period of c.3 years and in the form prescribed by the PSRA). The Property Management Company will also have the following responsibilities for the apartment development once completed: Timely formation of an Owners Management Company which will be a company limited by guarantee having no share capital. All future purchasers will be obliged to become members Preparation of annual service charge budget for the development s common areas Apportioning of the Annual operational charges in line with the MUD Act (equitable division) Engagement of independent legal representation on behalf of the OMC in keeping with the MUD Act - including completion of Developer OMC Agreement and transfer of the common areas Transfer of documentation in line with Schedule 3 of the MUD Act Estate Management / Third Party Contractors Procurement and Management OMC Reporting / Accounting Services /Corporate Services /Insurance Management After Hours Services and Staff Administration Service Charge Budget The Property Management Company will have a number of key responsibilities most notably, the compiling of the service charge budget for the development for agreement with the Owners Management Company. In accordance with the Multi Unit Developments Act 2011 ( MUD Act), the service charge budget typically covers items such as cleaning, landscaping, refuse management, utility bills, insurance, maintenance of mechanical/electrical lifts/ life safety systems, security, property management fee, etc, to the development common areas. This service charge budget also includes an allowance for a Sinking Fund and this allowance is determined following the review of the Building Investment Fund (BIF) report prepared by for the OMC. The BIF report once adopted by the Owners Management Company, determines an adequate estimated annual cost provision requirement based on the needs of the development over a 30-year cycle period. The BIF report will identify those works which are necessary to maintain, repair, and enhance the premises over the 30 year life cycle period, as required by the Multi Unit Development Act In line with the requirements of the MUD Act, the members of the OMC will determine and agree each year at a General Meeting of the members, the contribution to be made to the Sinking Fund, having regard to the BIF report produced. Notwithstanding the above, it should be noted that the detail associated with each element heading in the BIF report, can only be determined after detailed design and the procurement/ construction of the development. 5

6 3.0 Measures to Manage & Reduce Costs for Residents Benefit 3.1 Treatments, Materials & Finishes The practical implementation of the Design and Material principles has informed design of building facades, internal layouts and detailing of the proposed apartment buildings. It is noted that the large increase in building costs that has been independently assessed by the Society of Chartered Surveyors, has been due to improvements required in building standards. Therefore, the apartment guidelines cognisance of long term maintenance and running costs for future residents is very welcome i.e. materials that require less maintenance and are easier to repair are not always considered acceptable to planning authorities e.g. the use of PVC windows versus hard wood windows. Crekav have reviewed the building materials proposed for use on the block elevations and in the public realm and based on our experience of comparative schemes, the proposed materials achieve a durable standard of quality that will not need regular fabric replacement or maintenance outside general day to day care. The choice of high quality and long-lasting materials such as the hardscape in the public realm that is proposed will contribute to lower maintenance costs for future residents and occupiers. It is envisaged that there will also be a sinking fund allowance to account for any major works that may be required into the future. The level of this sinking fund will be guided by the 10 year PPM strategy Buildings The proposed apartment buildings are designed in accordance with the Building Regulations, in particular Part D Materials and Workmanship, which includes all elements of the construction. The Design Principles and Specification are applied to both the apartment units and the common parts of the building and specific measures taken include: Steel Sheet Pile Retaining Walls An earth retaining wall strategy has proposed by O Connor Sutton Cronin Engineers which was further developed by Gavin & Doherty Geosolutions (GDG). Please Refer to the structural engineering report submitted with the planning application for detail as to the strategy proposed. An executive summary has been prepared for the lifecycle report which outlines how the sheet piles have been designed for a 50 year working life. The report notes how the working life can be extended by good housekeeping and regular maintenance. Please refer to Appendix 1 of this report for full assessment. 6

7 3.1.3 Material Specification Landscape Waste Management The following measures illustrate the intentions for the management of Waste: Measure Proposed Description Benefit Construction Waste Management Plan The application is accompanied by a Construction Waste Management Plan prepared by Crekav. The report demonstrates how the scheme has been designed to comply with best practice. 7

8 Operational Waste Management Plan Storage of Non- Recyclable Waste and Recyclable Household Waste Composting The application is accompanied by a Operational Waste Management Plan prepared by Crekav. Domestic waste management strategy: 1) Grey, Brown and Green bin distinction 2) Competitive tender for waste management collection Organic waste bins to be provided throughout. The report demonstrates how the scheme has been designed to comply with best practice. Helps reduce potential waste charges. Helps reduce potential waste charges Human Health and Wellbeing The following are illustrations of how the health and well-being of future residents are considered: Measure Proposed Natural daylight Description The design, separation distances and layout of the apartment blocks have been designed to optimize the ingress of natural daylight/ sunlight to the proposed dwellings to provide good levels of natural light Security The scheme is designed to incorporate passive surveillance Accessibility All units will comply with the requirements of Part M/K of the Building Regulations. Amenity Generous provision of public / communal amenity space Benefit Reduces reliance on artificial lighting thereby reducing costs. Help to reduce potential security/management costs. Reduces the level of adaptation, and associated costs, potentially necessitated by residents future circumstances. Facilitates community interaction, socialising and play resulting in improved wellbeing Residential Management Consideration has been given to the ensuring the homeowners have a clear understanding of their property: Measure Proposed Home User Guide Description Once a purchaser completes their sale, a homeowner pack will be provided which will include: Homeowner manual to provide important information for the purchaser on details of their new property. It typically includes details of the property such as MPRN and GPRN, Information in relation to connect with utilities and communication providers, Contact details for all relevant suppliers and User Instructions for appliances and devices in the property. A Residents Pack prepared by the OMC which will typically provide information on contact details for the Managing agent, emergency Benefit Residents are as informed as possible so that any issues can be addressed in a timely and efficient manner. 8

9 contact information, transport links in the area and a clear set of rules and regulations. 3.2 Energy and Carbon Emissions The following are an illustration of the energy measures that are planned for the units to assist in reducing costs for the occupants Design Measure Proposed Fabric Energy Efficiency BER Certification Energy Labelled White Goods External Lighting Description The U-values being investigated will be in line with the requirements set out by the current regulatory requirements of the Technical Guidance Documents Part L, titled Conservation of Fuel and Energy Buildings other than Dwellings. Thermal bridging at junctions between construction elements and at other locations will be minimised in accordance Paragraphs and within the Technical Guidance Documents Part L. See below Table 1 of Part L, Building Regulations. A Building Energy Rating (BER) certificate will be provided for each dwelling in the proposed development which will provide detail of the energy performance of the dwellings. A BER is calculated through energy use for space and hot water heating, ventilation, and lighting and occupancy. It is proposed to target an A2/A3 rating for the apartments this will equate to the following emissions. A kwh/m2/yr with CO2 emissions circa 10kgCO2/m2 year A kwh/m2/yr with CO2 emissions circa 12kgCO2/m2 /year The white good package planned for provision in the apartments will be of a very high standard and have a high energy efficiency rating The proposed lighting scheme will comply with latest standards and technologies; Low level lighting Minimal upward light spill Low voltage LED lamps Pre-approved by Local Authority Each light fitting shall be controlled via an individual Photoelectric Control Unit (PECU). The operation of the lighting shall be on a dusk-dawn profile. Benefit Lower U-values and improved air tightness is being considered to help minimise heat losses through the building fabric, lower of energy consumption and thus minimise carbon emissions to the environment. Higher BER ratings reduce energy consumption and running costs. The provision of high rated appliances in turn reduces the amount of electricity required for occupants. The site lighting will been designed to provide a safe environment for pedestrians, cyclists and moving vehicles, to deter anti-social behaviour and to limit the environmental impact of artificial lighting on existing flora and fauna in the area. 9

10 The optimum operation of lighting which minimizes costs. The following are Low energy technologies that are being considered for the development and during the design stage of the development the specific combination from the list below will be decided on and then implemented to achieve the A2/A3 BER Rating: Transport and Accessibility Measure Proposed Access to Public Transport (LUAS / Light Rail/Bus) Pedestrian Permeability Description The site is located adjacent to a bus stop and within 900m of Howth Dart Station. The site is located in Howth Village and provides for a pedestrian friendly environment which links Benefit The availability, proximity and ease of access to high quality public transport services contributes to reducing the reliance on the private motor vehicle for all journey types. The proximity and frequency served by the local bus service and DART service enhance the accessibility levels of the proposed residential development in addition to providing a viable and practical sustainable alternative to journeys undertaken by the private motor car. Ensure the long-term attractiveness of walking and cycling to a range of local 10

11 the village to Balscadden Bay and the Howth SAAO education, retail and community facilities and services. Bicycle Motorcycle Parking & 397 no bicycle parking spaces are provided within the scheme. This is in line with new apartment guidelines and promotes sustainable transport modes Accommodates the uptake of cycling and reducing the reliance on the private motor vehicle. Reduces the reliance on the private motor vehicle in parallel with reducing oil dependency. Car Sharing 3 no. GoCar or similar car sharing parking spaces are allocated for the scheme. This will be open for further review as part of the mobility management plan Reduces the reliance on the private motor vehicle in parallel with reducing oil dependency. Yours Sincerely Laura Finn Ba(Hons)TP, Dip ERM, Dip EIA Mgmt, MIPI Senior Planning Manager Marlet Property Group Limited On behalf of Crekav Trading GP Limited 11

12 Appendix 1 Executive Summary Report on Steel Sheet Pile Retaining Walls 12

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