Best Practice Consideration(s):

Comments

Consideration for future access needs for specialist maintenance equipment identified in STAGE 2, detailed in STAGE 3

Best Practice Consideration(s):

Comments

Access routes and outline emergency strategy identified in STAGE 2/3. From this a detailed strategy plan was developed to encompass issues identified.

Comments

Road way design considered during STAGE 2, ideal of offsetting drainage was communicated as good practice and was incorporated by the Architect and Civil engineer into the design.

Use of turning points discussed, but project footprint enable use of turning circles.

• Design of car park floor finishes and raised curbing on pedestrian routes to reduce vehicle misuse.

Comments

Consideration of pedestrian routes during STAGE 2. The need to clearly demark people and car environments. The use of raised areas and coloring was explored.

• Level route from road system to main goods in area and principal workshop areas. This aids deliveries and maintenance.

• Ample temporary storage / unloading space.

Comments

Identification of all goods in and waste out needs were discussed during STAGE 2. This identified two focal points and these areas underwent focused review.

• All street lighting that requires occasional at height access (via MEWP) is set way from existing overhead electricity transmission lines.

• Street lighting pylon located hard stand areas for easy MEWP access.

Comments

Initially discussed during STAGE 2 review, the locations were plotted to removal install and future maintenance risks.

Design considered the need for vehicles to access each light fitting for future maintenance.

• Removable bollards installed to prevent unlawful access around the building hard stand but allows passage of pedestrians, small delivery carts and bicycles (Bike store far right of image).

• Main Switch room accessible by road for maintenance vehicle access.

Comments

Consideration for access management was considered in STAGE 3 to reduce abuse of service access routes.

• Ample space provided within car park for workshop material drop off.

• Bin store location considered bin vehicle access arrangements, allowing level access from store to bin vehicle collection area.

Comments

• Clear loading areas were designed following initial STAGE reviews.

• External stairwells protected from rain to prevent moss build up.

• External lighting provided on escape stair

• External lighting accessible without the need of access equipment and positioned to be accessed off flat floor landings.

Comments

Consideration given to all external lighting locations during STAGE 2/3 review.

• Inclusion of rear access gate for larger service vehicles and regular landscape maintenance vehicles. Allowing direct access to playing fields and removing need to travel through car park / pedestrian area.

Comments

Consideration given during STAGE 1 / 2 reviews to ensure building footprint could accommodate key vehicle movements.

Benefit of including service gate was collectively agreed and included into the overall scheme.

• Inclusion of ‘crash bars’ around structural columns.

• Further clear, level hard standing for maintenance vehicle.

• Further example of low level lighting and CCTV access strategy.

Comments

Consideration of service vehicle impact was considered during STAGE 2 reviews and hard standing loading capacity was specified at this point as was protective measures.

Review acknowledged that some positive impacts introduce new risks and these had to be considered (potential vehicle impacts).

• Consideration and inclusion of moveable bries solaria to allow window cleaning.

Comments

STAGE 2 identified this method of solar cooling and identified this had an impact on window cleaning. Design was developed to include easy movable sections to facilitate this requirement.

• Further example of low level accessible lighting and level access routes. Allowing for future safe, quick and easy future maintenance.

• External facing access door(s) inset to reduce of risk of pedestrian and ad hoc service vehicle clashes.

Comments

During STAGE 2 review, a clear strategy was collectly agreed that external lighting should be kept accessible and at a low level. This intent was communicated forward by the architect to the specialist lighting designer.

• Consideration and allowance in design for emergency vehicle access. Design accommodates free movement for all fire tenders used by the local authority.

Comments

During initial STAGE 2 review, the link bridge was identified and considered for possible vehicle impact. Review undertaken to confirm all local Fire Authority vehicles could access under this section, thus supporting the overall STAGE 1 fire strategy.

• Accessible windows for cleaning by use of reach cleaning system.

• Only one element of design was unable to meet the overall cleaning strategy and was designed to be cleaned internally (refer to next image)

Comments

• STAGE 2/ 3 design review reviewed each elevation and considered each window against the overall window cleaning strategy. One window was identified as problematic and revised arrangements were introduced by the schemes architects.

• Second floor window accessible internally for the purpose of window cleaning. It was considered and deemed too high for external methods by the design team and support the desire to install fixed external blinds in this area.

Comments

Revised strategy identified and implemented post STAGE 3 assessment and team consideration.

Comments

Further examples of clear pedestrian routes onsite considered during STAGE 2/3

Drain strategy confirmed during STAGE 2 review and validated during STAGE 3

• Clear access routes provided to underground tank (Rainwater harvesting) storage area.

• Grounds strengthen to ensure future maintenance vehicle can access this area without damaging paving initially designed for pedestrian use only.

Comments

Need to access storage tank for ad hoc maintenance was considered during STAGE 2. Post review, it was confirmed that ‘transit’ sized vehicles may need to access this area and the architect communicated expected loading of this equipment to civil engineer for consideration. This resulted in an increase in general paving loading capacity, installation of drop curbs for access and lowering of the rain water harvesting tank to remove risk of collapse due to heavy vehicle movement above.

• Double leaf doors provided in main throughway to assist internal deliveries and high volume people movement.

• Key doors provided with fire alarm magnetic openers to allow them to be left open, thus improve circulation without compromising the fire strategy.

Comments

Detail on these doors and option to include magnetic holders were considered via the STAGE 3 process.

• All internal lighting positions considered planned furniture locations to consider access and light level above and around each item.

Comments

During STAGE 2, an overall strategy was agreed not to place light fittings directly over final furniture. Architect communicated end users floor plans to M&E engineers who draft final scheme ensuring limited conflicts and that adequate lighting would be provided to key areas, such as workstations.

Comments

The STAGE 2 review indentified that specialist lighting needed to be introduced into a drama area. This led to reviews with specialist design to ensure design proposals were valid and safe.

• Ample lighting was provided in the stage light at height work area.

• Special management arrangements established to ensure drop hazards through mesh system was controlled.
• Trapeze area weight restrictions were confirmed, accessed and communicated to the contractors and final end users.

Comments

Although a specialist design package, the STAGE 2 review identified that detail communication was required with the specialist design team and the main design team. This communication was co ordinate via the project Architect.

Future management control measures for this system were communicated to the H&S File.

Communication of residual hazards connected to this system was considered during STAGE 3 review.

Residual risks (drop hazards, weight loading and service/ maintenance needs) were communicated post STAGE review, via the H&S register to the contactor via H&S Plans and the End User via the H&S File.

• All lighting fittings on stair cases were located to be accessed off level landings without the need of any access equipment.

• No lights were ceiling mounted above the ground floor landing.

Comments

Consideration was given to future lighting access during STAGE 2 where policy direction was given that double height lights are avoided where practical.

STAGE 3 validated design proposals. Reduced risk for both construction and end users without the loss of any benefits

• Lighting fittings in double height areas, such as atriums were located at low level and ‘up lighted’

Comments

Design intent communicated during STAGE 2, validated during STAGE 3.

Lighting designers confirmed that sufficient lighting levels could be achieved via up lighting.

• All plant rooms were provided with leaf and a half doors to allow easier access when component changes are required.

• Size of largest component was considered during STAGE 2 and sizes communicated to the Architect

Comments

Consideration during STAGE 2, the architect increased door size to support both the install and future maintenance process. They further considered the route to this area to ensure no single leaf doors on route would hider access of largest tank component.

• Ample room provided within every plant room allows space to work on distribution boards.

• Consideration of plant withdraw space, include large tank.

• Easy access to isolation switches

• Well lit

• Room supplied with 230 rcd supplies.

Comments

During STAGE 2, design policy was agreed that the architect should consider ample space for M&E services.

M&E team drafted early layout plans of these areas and provided them to the Architect (Showing key components only)

Architect included space into early layout drawings.

• In future library location, light designed to fit between isles to improve light levels and allow easy lamp changes.

Comments

• STAGE 3 confirmed row locations for M&E input.

• All main service runs located within the ceilings are fully accessible for future maintenance access.

• Removable tiles installed to allow access to main trucking, tray and pipe work valves.

• Ceiling grid spotted on key valve locations.

Comments

During STAGE 2 review, locations of key service runs were discussed.

Post discussions on the runs, the architect ensured all service routes were accessible for future maintenance and alterations

Full information communicated in final O&M manuals.

• Within Computer / IT locations, light fittings were designed and located to consider screen glare.

• Natural lighting via roof lights introduced.

• ‘Best option’ fittings were considered at depth.

Comments

STAGE 2, intent to locate all fitting at lower level was not achievable in IT area due to final lighting needs.

Detailed assessment confirmed best forward strategy which included the use of long life lighting and high density output.

Use of winch system considered on light fittings, but deemed financially and practically unviable.

• Drainage where possible was designed to be accessible from leading unprotected edges.

• Skylights in each classroom designed to be cleaned from roof service route.

• All roof areas are accessible from internal staircase for safe access.

Comments

STAGE 2 reviews established overall design intent regarding external guttering and window cleaning assess arrangements.

• External lighting provided in service routes.

Comments

Due to the external placement of roof plant and the need for regular access, lighting was considered during STAGE 2 assessment. Once discussed, the Design team collectively agreed that lighting was required to these areas and proposals were included into the overall design.

• Non slip finish applied in external roof access routes.

Comments

Consideration was given during STAGE 2 to provide safe routes to plant farms and non slip routes were agreed.

• Skylights provided are non fragile and fall protected.

Comments

At STAGE 2 review, consideration was given to ensure fragile materials were not specified into the design.

STAGE 3 review confirmed sky light proposals and manufactures details for inclusion in to the H&S file.

• All roof areas have full edge protection

Comments

STAGE 4 confirmed that one area had not been given full edge protection via a fixed parapet wall.

This STAGE 4 process identified the oversight and proposed installation on a freestanding handrail system which was collectively agreed.

• Easy access for drain pipe Roding / jetting.

• Designed to be easily cleaned from safe internal walkway

• Windows able to be cleaned without ladders.

Comments

Roof access strategy developed in STAGE 2 review.

Best Practice Consideration(s):

• Full edge protection around all roof mounted plant by increasing the parapet wall during design.

• Wall was installed early on in the construction process to establish full protection for construction workers.

• Ample flat service routes provided around all equipment

• Not shown, but bridges installed over piped sections.

• External lighting and rdc power supplies provided to all plant farms to assist future maintenance.

Comments

Initial design proposals specified roof plant wall at 300mm. STAGE 2 review identified this and team collectively agreed an 1100mm plus enclosure.

• Main roof skylight fully protected and can be cleaned without the need of access and / PPE equipment.

Comments

Consideration during STAGE 2 review improved fixed protection to the roof light fixture.