bridges hall redevelopment · university partnerships programme (upp) commissioned tlp in may 2011...

Bridges Hall Redevelopment

Project Scope

464 beds400 Economy 64 Premium Communal kitchen/dining/living spaces at each floor

192 bedsCommunal kitchen/dining/living spaces on ground floor

Management facilities for student accomodationLaundry facilities for studentsJCRWarden’s Flat

Blocks A/B/C/D Townhouses E1 through 16 Facilities Management Building

Construction - Precast Concrete Frame

Brick Acrylic RenderUPVC WindowsAluminium entry doors

Construction - Timber Frame Construction - Steel Frame

MaterialsCycle SheltersBin StoresDisabled Car ParkingNew Tree Planting

Other Works


IntroductionBridges Hall Development University of Reading

Sewer

Bridges Hall Works

Car Park

Pedestrian Route From Car Park to Site

Pedestrian Route From Car Park to Site

Bridges Hall Site

Contractor’s Car Parking & Pedestrian Route to Site

The Bridges Hall redevelopment involves the demolition of the existing halls of residence and the construction of 649 new rooms in cluster flat and townhouse accommodation. The cluster flats will offer both en-suite and shared bathroom accommodation. In addition, the scheme will include an FM hub with a two bed warden’s flat and Junior Common Room, bike stores, bin stores and a new substation. The Bridges Hall redevelopment constitutes the third and final phase of the University of Reading’s ten year halls redevelopment programme to provide circa 2,500 new high quality study bedrooms and consolidate the University’s student accommodation on to its Whiteknights Campus. University Partnerships Programme (UPP) has been selected by the University as its long term partner to provide management and maintenance services across its entire student accommodation portfolio. As part of the partnership arrangement UPP will also redevelop the Bridges Hall site. UPP has selected Brookfield Multiplex as its preferred building contractor for the development. Planning consent was granted for the development by Wokingham Borough Council on 4th April 2012. Construction is programmed to commence in mid July 2012 with practical completion being achieved in August 2014.


Site Access Plan

There will be No Parking permitted off site, particularly in Whiteknights Road or adjacent side streetsAll contractors, site operatives and construction staff will use the “Contractors Car Park” on Queens Drive (off Shinfield Road)This will be an obligation within in all Sub-Contract Terms & Conditions. Guilty parties will be reprimanded and repeat offenders removed from the projectLimit Brookfield Multiplex management parking to be within site compound

Parking:

Deliveries:

Personnel Access:

Operatives will approach the site via the foot paths leading from the “Contractors Car Park” as indicated on the introduction boardOperatives will access the site compound via a bio-metric turnstile for increased securityOperatives will exit the site in the same way

Direction of all site traffic and delivery vehicles will be as indicated on the above planDelivery vehicles will not be permitted to park/queue in Whiteknights Road or adjacent side streetsThere will also be facilities for a holding area for delivery vehicles within the site compound if required Deliveries will be scheduled on a strict booking in basisDelivery times will be restricted to the site hours of 0800hrs to 1800hrs Monday to Friday and 0800hrs to 1300hrs Saturdays (to be co-ordinated with peak local traffic times)Directional signage will be distributed around the campus with “No Entry” signage displayed on other adjacent entrances such as Earley Gate, to prevent inconveniencing other faculties

Bridges Hall Development University of Reading

LORRY INGRESS AND EGRESS

Site Compound & Delivery Holding Area

Bridges Hall Development University of Reading Sewer

LOGISTICS PLAN

Main Site Access

Temporary Access route to Sub station & Ext Works

Emergency Escape Gate

PEDESTRIAN ROUTE TO SITE FROM CONTRACTORS CAR PARK

HV Cable

Emergency Access Route

Site Compound& Delivery Holding Area

Water

1

Water Supply

Preferred Pedestrian Route to Site

1 Temporary Power Supply Location

Site Team Assembley Point

LEGEND

Wessex Halls

Tree Protection and Site Hoarding


Asbestos Removal

The existing buildings contain asbestos which will be removed in a controlled and safe manner prior to the demolition.The works will be carried out by a specialist contractor and monitored by an asbestos consultant and Brookfield Multiplex man-agement. The asbestos will be safely removed from site in specially labelled, red airtight double bags and taken to a licensed tip.Measures that will be taken to ensure safety for the operatives removing the asbestos and to protect the environment around the site are summarised as follows:


Enclosures for working with asbestos

Enclosures will be utilised on Bridges Hall throughout the asbestos removal process.

The size of an enclosure depends on the size of the asbestos work area and how many people are required to work in that space.

The most widely used material for enclosure walls is opaque, 1000 gauge polythene sheeting.

Air Extraction Equipment (NPU)

Necessary to use a mechanical extract ventilation system such as a Negative Pressure Unit (NPU).

This system will ensure that the airflow through any leaks in the enclosure will be inwards rather than outwards.

Inside an enclosure there must be a minimum of 8 air changes per hour in order to replace the extracted air so that the ventilation of the area is regulated. This is achieved by allowing air to enter though the airlocks in a controlled manner.

Airlocks and Baglocks

All enclosures must have a means of access for personnel, plant , equipment and removal of asbestos waste.

Minimum requirement - Each section of an airlock and baglock should be at least 1m x 1m x 2m (height).

This is achieved by making a vertical slit in the polythene and fixing overlapping and weighted polythene sheets across the opening. The additional sheet must be placed on the side closest to the enclosure so that the air can be pulled towards the enclosure.

Typical design of a 3 stage Airlock

Typical design of a 3 stage Baglock

Decontamination Units

A DCU should be on site before the works begin and the last thing to leave site

All DCU’s will have a “DIRTY” and “CLEAN” labelled doors

Asbestos Removal


Dust/Noise/Light Pollution

Environmentally Friendly Mobile Crushing OperationsBrookfield Multiplex has operational capacity to achieve the highest environmental requirements with the facilities to provide a varying range of mobile crushing plant and on-site recycling provisions.Incorporates latest dust suppression techniquesIncreases a projects recycling ratesAllows for complete segregation of varying waste streams for removal/re-use on site.

Noise

Dust

Light Pollution

As part of the Planning Conditions the Project has restricted working hours 0800hrs to 1800hrs Monday to Friday and 0800hrs to 1300hrs SaturdaysNo construction noise will be permitted outside of these times.Lorries and delivery vehicles will not deliver outside these times and will not be permitted to park up early waiting to make a delivery.All Plant & Equipment will be in good working order and silenced to industry standardsExternal Telephone bells or PA systems will not be used on the ProjectExamination & Revision times during 2013 & 2014 have been advised to Brookfield Multiplex by the University of Reading and we have programmed our works for “No noisy” activities during these periodsWe are conscious of the Day Nursery on the campus and will liaise with them as to any particular requirements with regard to quiet times.Noise will be monitored - chosen locations across the site will have noise meters to ensure the demolition noise levels are not exceeded

The method of Demolition will be to dismantle the existing building piecemeal and not on mass, so as to keep dust to a minimum During the Demolition Phase the works will be constantly sprayed with water to suppress the dustWheel Washes will be installed to prevent the adjoining streets from becoming muddyRoad sweeping will be employed to ensure clean adjoining streetsWater interceptor tanks are to be installed to prevent contaminated water entering the surface water system

All site security lighting will be positioned so as not to shine in the direction of the Residential or Occupied AreasAny lighting that does prove to be an issue will be shaded or switched off outside working hoursBat relocation lighting will be employed during August, September & October this year to ensure all bats have left Bridges Hall. All lighting will be shaded to prevent glare into Residential or Occupied AreasLow level security lighting to the site hoarding will be left on over night for security reasons.


Ecology

Bat InvestigationsThe preliminary building inspection of the existing Bridges Hall identified a number of features in that could potentially be used by crevice-roosting bat species, such as common and soprano pipistrelles. As such, further bat surveys were recommended. University Partnerships Programme (UPP) commissioned TLP in May 2011 to undertake further bat surveys. The aim of the surveys was to record bats emerging from and returning to roosts within the building.

Two dusk and one dawn surveys of Bridges Hall were undertaken in May, June and August 2011. The surveys identified small numbers of individual common and soprano pipistrelle bats roosting within the external cavity of the building and possibly using the air vents around the top of the newer section of building (the eastern half). The surveys indicate that no maternity roosts are present within the building. Bridges Hall also has potential to be used by bats for hibernating over the winter months.

Relocation of Bats Prior to DemolitionThe proposed demolition will result in the loss of all roosts known to be present in Bridges Hall. In view of the possibility that the building is used by hibernating bats during the winter months, demolition works should be undertaken outside of this period.

The proposed mitigation strategy is to exclude the bats using a staged approach. Prior to demolition of Bridges Hall, suitable replacement roosts will be installed, in the form of 15 Schwegler bat boxes, on retained trees surrounding the existing building.

It is proposed that a staged approach to the exclusion of bats is adopted. The first stage of exclusion will involve a soft-strip demolition of sections of the building where crevice-dwelling bats are likely to roost, to be undertaken in the presence of a licensed bat ecologist and in accordance with a Working Method Statement.

The second stage of exclusion will focus on the older part of the building that has external concrete panels. The method that is recommended is a similar strategy to that successfully employed previously at Childs Hall, where bats were excluded from the external wall cavities by creation of a light barrier which deterred bats from re-entering roosts following emergence.

Inclusion of Bat Roost in the New Bridges HallAs part of enhancement measures, 26 new roost features that will be incorporated into the new buildings. These comprise 16 Schwegler bat tubes (2FR) and 10 Ibstock bat boxes (type B or C) to encourage the bats to remain in the new habitat.


Project Timeline

A S O N D J F M A M J J A AS O N D J F M A M J J2012 2013 2014

Milestones

Block A

Block B

Block D

External Works

Block C

Project Completion29 Aug 2014

Vacant Possession

Overall Duration 111 Weeks

M J J

FM Building

S

16 July 2012

Financial Close 13 July 2012

Handover

Holding Period

5 Weeks

Asbestos Removal / Demolition

13 Aug 2012

E1 - E4

E5 - E8

E9 - E12

E13 - E16

Final Inspection & Handover

Final Inspection & Handover

University Quiet Periods

Project Timeline

Construction Works

Townhouses

Tri-Blocks

The following diagram outlines the project timeline from 2012 to 2014 and how the exam and quiet periods for the students will be taken into account. During these times Brookfield Multiplex will be considerate to the needs of the students.


Community Engagement

100 BISHOPSGATE PROJECT NEIGHBOUR NEWSLETTER

ISSUE 13

MAY 2012

Community Newsletter Example

100 Bishopsgate 2012 National Considerate Constructors Scheme - Silver Award2012 The Royal Society for the Prevention of Accidents - Gold Award2011 US Green Building Council - LEED Gold Level2011 City of London Considerate Contractors Scheme - Gold Award 2011 National Considerate Constructors Scheme - Performance Beyond Compliance

awards

strata se1 2011 Green Apple Award for Environmental Best Practice - Sustainability Sector of Building & Construction2011 City of London Sustainable City Awards - Highly Commended for Resource Conservation2011 City of London Sustainable City Awards - Highly Commended for Sustainable Building 2011 London District Surveyors Assocation - Best Sustainability Project (for the recognition of high standards of construction and workmanship) 2011 ACE Engineering Excellence - Building Services2011 ICE London Civil Engineering Awards - Shortlisted2011 RICS Awards - Regeneration Runnerup2011 National Considerate Constructors Scheme - Gold Award 2010 National Considerate Constructors Scheme - Bronze Award2010 Concrete Society Awards - Overall Winner2010 Structural Steel Design Awards - 3 Bronze Awards

the pinnacle2012 The Royal Society for the Prevention of Accidents - Gold Award2011 National Considerate Constructors Scheme - Gold Award2011 The Royal Society for the Prevention of Accidents - Gold Award2010 City of London Considerate Contractors Scheme - Gold Award

st george wharf - the tower2012 National Considerate Constructors Scheme - Silver Award

peterBorough city hospital pfi 2012 National Considerate Constructors Scheme - Bronze Award2011 CIOB Construction Manager of the year - Shortlisted2011 Considerate Constructors Scheme - Silver Award 2011 The Royal Society for the Prevention of Accidents - Silver Award2011 Partnership Bulletin Awards Shortlisted Best Healthcare Project - Greater Peterborough Health Investment Plan2010 National Considerate Constructors Scheme - Silver Award - Peterborough Acute Hospital2010 National Considerate Constructors Scheme - Silver Award - Peterborough MHU & ICC Hospital2010 Considerate Constructors Scheme - Performance Beyond Compliance - Peterborough City Hospital2010 Peterborough Design and Construction Awards in association with Peterborough City Council and Local Authority Building Control Peterborough City Hospital - Winner Best Commercial/Community Development Project, in recognition of high standards of design, construction and workmanship for Peterborough City Hospital

new south glasgow hospitals 2011 Glasgow Regeneration Agency - Partnership Working Award2011 The Royal Society for the Prevention of Accidents - Gold Award2011 National Considerate Constructors Scheme - Performance Beyond Compliance2011 Vision in Business for the Environment in Scotland (VIBES) - Waste and Resources - Finalist 2011 Healthy Working Lives - Bronze2011 Government Opportunities (GO) Awards Scotland - Sustainability/Corporate Social Responsibility Initiative of the Year - Finalist

Brookfield Multiplex europe ltd 2012 British Safety Council - International Safety Award with Distinction 2011 British Safety Council - International Safety Award with Distinction

the wellesley2012 The Royal Society for the Prevention of Accidents - Gold Award

accreditations

Intro: This newsletter will be composed and distributed to neighbours every three months to keep people up-dated on the progress of the building and provide an insight into the next three months construction process. The newsletter will provide important contact information of the community liaison of-ficer who the students and residents can contact to discuss the project and any concerns.

Site: What’s happened to date.

Planned Activities:

Major activities3 month look ahead

considerate contractor construction schemeBrookfield Multiplex will be participating in the Considerate Contractor Construction Scheme and we list below the awards Brookfield Multiplex has won to date.


Trees & Archaeology

Tree InvestigationRPS Services were engaged and carried out tree investigations in both concept and design phases of the Bridges Hall redevelopment. There were two-hundred and forty-five trees and nine tree groups were surveyed. The survey assessed the trees for retention value. It was determined that thirty-four trees were of a high retention value, one-hundred and twenty-two trees were of a moderate retention value, eighty-eight trees were of a low retention value and one tree was of no retention value recorded in the survey.

Tree RemovalBridges Hall student accommodation redevelopment will require the removal of fifty-seven trees across the site to allow its implementation. New specimen plantings will replace ‘like for like’ to ensure continuity of the landscape character.

Tree Protection Measures During Demolition and ConstructionThe trees retained on the site will be protected by the construction fence / hoarding during demolition and construction phases. This is shown as the blue line on the tree plan. Great care will be taken in locations where the demolition and construction works are in close proximity to the retained trees.

ArchaeologyPre-Construct Services were engaged to assess the likely hood of discovering archaeological remain on the site. As a consequence archaeological evaluation by trial trenching of areas likely to impact upon by the development is being implemented. Also there will be an archaeologist engaged on a watching brief while in ground works are undertaken.

SITE BOUNDARY

TREE PROTECTIONFENCE / HOARDING

bridges hall redevelopment · university partnerships programme (upp) commissioned tlp in may 2011...

Documents