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Copy of Brookeside Avenue

A fabric first, social housing development

Karl Stansbie

on 29 April 2013

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Transcript of Copy of Brookeside Avenue

A fabric first... Traditionally built... Development... THE BRIEF PROJECT GROUP 3 & 4 Bedroom Dwellings Maximise Site* Mixed Development or Social Housing *ensure living space is not compromised A Fabric First Approach Traditional Build Techniques Design Considerations Cost
Energy Efficiency
Sustainability BRIEF: Project Managers Construction Team Specification Team Marc Edward Karl Gurpreet Anesh Robert Paul Design Team Marc & Gurpreet BRIEF ANALYSIS: 3 & 4 Bedroom Dwellings Sustainability Traditional Build Techniques What People NEED & EXPECT There is a rising demand for energy and a diminishing supply - essentially prices are set to rise, which will effect those on the lowest income
Home energy is responsible for over a quarter of the UK carbon dioxide emissions
The UK needs to reduce the UK's carbon emissions by 80%, against 1990 levels, by 2050
All new homes are to be 'zero-carbon' by 2016 - 2015 for registered social landlords
The homes we design and construct today must be of low carbon intensity and must be adaptable for our future climate! BENEFITS TO WM Large windows for natural light, large rooms and high ceilings
Large main living area for eating and socialising
Layouts which take into account technology used within the home
Space for private time away from other members of the household
Private space outside or access to green space
Long-term and short-term storage for functional items RIBA RESEARCH Despite the Welfare Reform Bill and the 'bedroom tax', WM Housing still has a shortfall of 3 & 4 bedroom dwellings
We believe that the WRB conflicts with much of the research previously produced on overcrowding i.e:
John Hills (2007) argues that there is a poor match between the need of the population and the accommodation provided - people need dwellings with more bedrooms that are currently being proposed to prevent future over-crowding. Creating places where people are proud to live and work WHAT IS A FABRIC FIRST APPROACH? CODE FOR SUSTAINABLE HOMES THE SITE SOLAR ORIENTATION OPTIMAL ORIENTATION PEDESTRIAN ROUTES TRAFFIC ROUTES SITE INVESTIGATION Shape: rectangular parcel of land
Surface: macadam with concrete floor pads, denoting former garages
Use: Brownfield, former garage court
Area: 0.23 hectares
Topography: 2m fall across the site from south-west to north-east SURROUNDING AREA Residential area - former council estate
Typically 1960s two storey dwellings
Rendered or pebble dashed walls
Interlocking concrete tiles to pitched roofs
Larger properties to the south-west of Brookside Ave
Large grassed recreation are to NW of the site
Free flowing brook through this area - no flooding risk
Typically 6 cars parked on area during parking survey
46% of on-street parking available during the survey period AMENITIES Shops: 400m
Post Office: 0.8 Miles
Public Transport: Regular bus service
Coventry City: 2.5 Miles
floor By Property Investment! RICS APC As a team we are enrolled on the RICS APC training programme, which when complete, will lead to chartership and RICS membership!! We need to utilise construction techniques that the UK construction industry is familiar with
The majority of materials can be found in the typical builders merchant, which assists with both construction and maintenance
The techniques are non-specialist. Therefore, the labour can be sourced from anywhere
With careful detailing at the critical building junctions traditional built dwellings can be made airtight
It is possible to keep the costs down with a traditionally built, energy efficient home - precedent = Denby Dale Passivhaus Fabric First Approach This is the crucial first step towards a 'zero carbon' building
We should start with building the fabric and only then consider 'bolt-on' renewables i.e. INSULATE - A RATE - REGENERATE!!
We'll develop this further shortly but a fabric first approach to design needs to be a holistic approach: Reduce U-values
Improve air-tightness
Design out thermal bridging Improve the standard of living for our tenants
Reduce out tenants bills and help with fuel poverty
Create an inviting atmosphere for tenants to engage with
Improve the health & well-being for our tenants
Enhance and develop communities Reduce CO2 emissions i.e. improve dwelling emission rate
Assist in meeting government targets
Develop and encourage our tenants understanding and connection with the environment
Resource responsible materials Reduce tenants living costs = more disposable income
The design & development of the project has been completed in-house, potentially saving 20% in fees
A reduction in maintenance costs
A reduction in life-cycle costing as we are looking to achieve over and above current standards
A possibility that the houses could be sold and thus make a profit for WM Housing! The benefits need to be considered holistically WM has a corporate social responsibility to adopt a sustainable approach Sustainability One of the key drivers in modern day construction One hardest to achieve as it requires a balance of: social, economic and environmental factors!! SOCIAL ECONOMIC ENVIRONMENTAL REGENERATE A-RATE INSULATE A fabric first approach is the crucial first step towards a 'zero carbon' building - start with the fabric and then consider the costly 'bolt-ons'
It allows designers (us) to future proof designs as higher standards are introduced through low and zero carbon technologies
This is achieved by holistically viewing the building thermal elements by reducing U-values, reducing thermal bridges and effective air-tightness/ventilation
By practicing a fabric first approach, dwellings can achieve Level 4 for the CSH and can improve dwelling emission rates by 44%
From 2016 (RSL 2015), as part of zero carbon performance, new dwellings will need to meet high standards of fabric energy efficiency... this cannot be ignored or delayed!! Passivhaus There are other building standards aimed at achieving fabric first... Created in Germany in 1990 by Wolfgang Feist
When adopted it can result in homes that use 90% less energy for space heating than the average UK dwelliing
17,000 dwellings have been built to EU passivhaus standards
Passivhaus ignores costly 'bolt-on renewables & focuses on maximising super insulation, stringent air-tightness, paying attention to thermal bridges, optimising solar gain/shading and utilising mechanical ventilation & heat recovery
All of which create a healthy and comfortable building that requires minimal heating and thus reducing energy bills whilst improving dwelling emission rates! MMC CAVITY WALL The CSH is driven by the wider requirements of the EU Energy Performance of Buildings Directive and replaces Eco Homes Standard
The aim is to reduce the environmental impact of new dwellings, benefit consumers through lower fuel bills and set a new mark of quality assurance for the house building industry.
Rated on a 6 *STAR* system. 5* = a zero carbon dwelling!
2018 - Landlords will be unable to let properties that are less than G-rated!! 2010 New Dwellings = 4* 2016 New Dwellings = 5* Standard New Build Passivhaus Zero Carbon Dwelling Walls: 0.30 W/m2K
Roof: 0.20 W/m2K
Floor: 0.25 W/m2K
CSH: Level 4
Heat: 10kW Walls: 0.15 W/m2K
Roof: 0.15 W/m2K
Floor: 0.15 W/m2K
CSH: Level 4 +
Heat: 1.6kW Walls: 0.13 W/m2K
Roof: 0.15 W/m2K
Floor: 0.15 W/m2K
CSH: Level 5
Heat: 1.5kW COMPARISONS PREVIOUS PLANNING APPLICATION A Planning Application for 6nr. dwellings was refused in 2008 for the following reasons:
The layout of the site failed to positively address the northern frontage of the site onto urban green space
The loss of well used residents parking provision in an area where there is a short-fall of off-street parking Ideas Cloud Natural Light Flexible Spaces Large Living Areas -
Parker Morris Contemporary Form Address the Views High Ceilings Proportioned Enhance the Area Appeal to young & old alike; where people grow up, have a family & grow old Design... Traditional Materials Make a Stand... Don't Blend In Make Residents Happy! Enhance Community Connection to Outdoors Encourage Sustainable Lifestyles Community... Proud to Live Sustainable Materials Cool in Summer Future-Proof Fully Accessible Reduce Bills Warm in Winter Cut CO2 Emissions Intelligent & Affordable Objective... Low Maintenance first
floor second
floor service
floor roof plans CPD 48 Hours Per Year - This is part of it!! THE DESIGN plot elevations plans 3-Bed north east south west north east south west Double Height
Living Room
26.9m2 Dining Room
16.8m2 Kitchen
12.8m2 Store
1.4m2 W/C
1.8m2 Circulation
11m2 Study
6.6m2 Bedroom 2
14m2 Bedroom 1
9.9m2 Bathroom
8.9m2 Store
0.8m2 Store
0.8m2 Bedroom 3
20.6m2 Bedroom 4
12m2 Study
4.6m2 En-Suite
5m2 Balcony
19m2 Circulation
11.3m2 Circulation
8m2 Void Service Room
18.6m2 ground
floor first
floor service
floor roof Living Room
26.9 m2 Dining Room
12.4 m2 Kitchen
12.8 m2 Circulation
12.1 m2 W/C
1.8m2 Study
4.1 m2 Bedroom 1
14 m2 Bedroom 2
9.9 m2 Bedroom 3
10.7 m2 Bathroom
8.2 m2 Store = 1.2 m2 Store = 1.3 m2 Service Room
= < 0.8 W/m2K Mono-Roof U-Value = <0.11 W/m2K Airtightness =
< 0.6 AC/HR Foundation U-Value
= < 0.11 W/m2K RADIATOR RADIATOR RADIATOR MVHR Warm, stale air is extracted from the kitchen & bathroom and is passed through a heat recovery unit before being expelled. Fresh, pre-heated air is directed into all living/sleeping areas. Super Insulation The dwellings is wrapped with very high levels of insulation. Good airtightness and minimal cold bridges ensure heat loss during the winter is minimised. Windows & Doors High performance 'HALO' triple glazed windows and doors with draught resistance seals allow larger openings and better daylight penetration. Heat & Hot Water The heating requirements are negligible. Therefore, only 1 radiator (or 3 dogs) is required per floor. Hot water is provided by the solar evacuated tubes (installed on roof) with an immersion back-up. Construction Various construction methods could have been used. At Brookside Avenue the dwellings are cavity wall construction with mono-pitched roofs. Rainwater Harvesting The rainwater will be collected in storage tanks on the balcony/back garden. The water will then be filtered and used to flush W/C's & wash clothing. Heating/Cooling Demand
= < 0.670 (ave) FLOOR DETAIL WINDOW DETAIL GROUND FLOOR SLAB DETAIL 1 2 3 4 5 6 7 8 9 10 1. Foundation
2. Jablite insulation below sand & cement screed DPC
3. Leca insulating hardcore
4. GBFICS ground bearing floor insulation cavitray
5. Ground bearing concrete slab cast over cavity wall
6. Rigid board insulation
7. Sand & cement screed
8. Grey clay bricks
9. 300mm mineral wool insulation
10. High density concrete blocks 1. Grey clay bricks
2. 300mm mineral wool insulation
3. High density concrete blocks
4. Type WCA closer for wide cavity installations
5. Contega PV vapour resistant masonry junctions tape
6. Halo smart sash triple glazing with thermal insert
7. CM100 solid wall steel lintel
8. Concrete reinforced lintel
9. Floor to ceiling continuous plaster 1 2 3 4 5 6 7 8 9 1 2 3 4 5 6 7 1. Grey clay bricks
2. 300mm mineral wool insulation
3. High density concrete blocks
4. Joist hanger on timber wall plate
5. Resin anchored stainless steel bars
6. Sand and cement parging
7. Ecojoist - Voids to be used for services Residential Parking CHS = Level 4* The dwellings achieve Code for Sustainable Homes Level 4, and could meet Level 5 with the introduction of renewables i.e. photovoltaic panels etc... The design of the above development is the quintessential 'volume new-build'. The dwellings are traditional in appearance, very compact internally and lack both imagination and sustainable credentials.
We believe we can provide a more desirable alternative for our residents! PROPERTY PRICES 4-Bedroom Dwellings: Buy: £140,000
Rent: £660
Affordable: £550 3-Bedroom Dwellings: Buy: £125,000
Rent: £575
Affordable: £475 WHAT WE DON'T WANT! The typical traditional bland architecture
Small windows
Low ceilings
Expensive energy bills
To be the same... R/W WATER IN R/W WATER IN The concept is to develop the site to provide rented houses for WM Housing. A total of 3no. 4 bed - 7 person and 2no. 3 bed - 5 person dwellings can be accommodated. There is a mixture of semi and detached properties, that face Brookside Ave (the low fences allow views through to the urban green area), ROOF DETAIL 1 2 3 4 5 6 7 1. Grey clay bricks
2. 300mm mineral wool insulation
3. High density concrete blocks
4. 50mm Kingspan rigid phenolic insulation
5. Roof Joists
6. 18mm WBP plyboard
7. 200mm rigid phenolic insulation
8. Timber wall plate
9. Corus color coat - dark grey 8 9 4-Bed CONCEPT Site The dwellings take a modern, contemporary form with the walls generally in facing grey/blue brickwork and white render. All lintels are hidden to allow a monolithic form. The roofs are mono-pitch with an overhang to prevent over heating. The pitch of the roof interchanges to prevent the 3-storey buildings dominating the 2-storey dwellings and surrounding properties. All windows will be triple glazed with a dark grey frame. External Appearance Internal Form The internal spaces are larger than the average dwelling and are a return to the Parker Morris Standards. The plans have attempted to incorporate spaces for socialising, private areas, study/office areas and adequate storage. A 2.6m ground-floor ceiling height and large windows allows for a healthy internal environment and a sense of spaciousness. Sustainable Features The development is not burdened with an unreasonable amount of 'eco-bling' that tenants may have issues fully understanding. The design is the epitome of the fabric first approach - well insulated and airtight. We will explain this in more detail later. Plot In order to provide an attractive and desirable place for people to live, each dwelling will include a driveway for 2nr. cars, front and rear gardens. To encourage sustainable lifestyle each garden will contain a vegetable patch and vertical bike racks will be installed at the front of each dwellings. All fencing dividing the dwellings will be formed of rock-filled gabion walls, which encourage bio-diversity and encourage climbing plants. The reasoning for their reduced height is to promote a stronger sense of community and enhance the views to the urban green space to the north of the site. Maintenance Simplicity of design has been at the forefront to ensure reduced maintenance costs i.e. simple roof design eradicates costly valleys, ridges and other complex technical details. Traditional construction has a significantly improved life cycle when compared to MMC. The aluminum window/doors lifestyle costs are a significant saving on uPVC. No requirement for maintaining certification i.e. Passivhaus. THE SPECIFICATION A full priced specification has been created for the development, which will be available on request.
We'll go through a number of key products now and explain their reasons for inclusion. MVHR FLOOR JOISTS WINDOWS INSULATION Circulation
10.7 m2 Product: WHS Halo's System 10 Smart Sash
U Value of 0.8
Remarkable thermal insulation performance
Reduction in sound transmission
System10 SmartSash meets Code level 6
10 Year Guarantee Summer Solstice
SUNRISE Winter Solstice
SUNRISE Winter Solstice
SUNSET Summer Solstice
SUNSET Product: Enviro Vent Model - energiVent flow
New breed in Heat Recovery, bringing energy efficiency, innovation and performance to a new level
Incorporating frost protection
On-going 5 year warranty
The systems meet the challenges of the UK's commitment towards designing and building sustainable homes
Removes musty odours
The unit gently ventilates the home from a central position Product: Eco Joists
Pipe work, cables and ducting can be easily run through the joist, hence reducing surface run pipe work and the need to drill through joist.
Environmentally friendly, as significantly less timber is required for a joist to be manufactured. HOT WATER Product: WB Green Sky Solar Evacuated Tubes
Good efficiency - concentrating sunlight allows better efficiency than simple solar cells
Heat storage for power production during cloudy and overnight conditions can be accomplished £805 p/m2 WM: £££1050 p/m2 SALE VALUE 4 Bed: £180,000 - £190,000
3 Bed: £140,000 - £150,000 BUILD COSTS £637,500 MARKET RENT 4 Bed: £800 p/m
3 Bed: £650 p/m AFFORDABLE
RENT 4 Bed: £675 p/m
3 Bed: £525p/m ENERGY BILL REDUCTION 90% (cc) photo by medhead on Flickr ? £1050 p/m2 £805 p/m2 Product: Mineral Wool Insulation
Very light and easy to apply.
Complies with the Class 1 of SABS 0177
Resistant to most alkalis thus not propagating corrosion. The PI team has the skills though not the resource to deliver high quality design & build packages.
Planning consents will be easier to acquire due to the NPPF presumption in favour of sustainable development’.
In house design will achieve efficiencies over and above the obvious savings in consultancy fee’s.
Taking full ownership weeds out hidden costs and improves quality control.
Main contractors have become adept at hiding costs in prelims and other areas of the contract which historically keeps costs per square metre artificially high.
The traditional build techniques and simplicity of design; offer improved life cycle costs and lower maintenance costs over modern methods of construction.
Current development costs to WM Housing are £1,050.00m². Our development costs circa £805.00m².
We have delivered a fully packaged solution which could be marketed to other social housing developers.
We have designed a pragmatic solution which works for residents and our business.
We have delivered a fully packaged, cost effective solution for infill sites.
We have future-proofed our buildings which is the very definition of sustainable development and corporate social responsibility.
This development tackles fuel poverty at its roots.
Cost efficiencies allow us to reclaim lost internal space.
Passivhaus build certification and maintenance is costly and does not make sense for third sector businesses
We believe our team not only has the skills but also the drive to see this development through!
Full transcript