Life Cycle Report for Railway Gardens · 2020. 8. 24. · Life Cycle Report for Railway Gardens –...

Life Cycle Report for Railway Gardens –

Proposed Strategic Housing Development consisting of 118no.

Build-To-Rent apartments at a site bounded by South City Link

Road, Rockboro Road and Gasworks Road, Co. Cork

12.07.2019

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Document Control / Review History:Document Control / Review History:Document Control / Review History:Document Control / Review History:

Description (type):Description (type):Description (type):Description (type): Rev:Rev:Rev:Rev: Date:Date:Date:Date: Originator:Originator:Originator:Originator: Checked by:Checked by:Checked by:Checked by: Approved by:Approved by:Approved by:Approved by:

Initial draft A 04/07/19 DM LH Initial draft

Planning Submission B 12/07/19 DM EF LH

Issue HistorIssue HistorIssue HistorIssue History:y:y:y:

DescripDescripDescripDescription (type):tion (type):tion (type):tion (type): Rev:Rev:Rev:Rev: Date:Date:Date:Date: OriginatorOriginatorOriginatorOriginator:::: Checked by:Checked by:Checked by:Checked by: Approved by:Approved by:Approved by:Approved by:

Planning draft A 04/07/19 DM EF LH

Planning Submission B 12/07/19 DM EF LH


PrepaPrepaPrepaPrepared By:red By:red By:red By:

Meitheal Design Partners, Architects

MHL, Consulting Engineers

Cunnane Stratton Reynolds, Landscape Designer

On behalf of:On behalf of:On behalf of:On behalf of:

Seamus & Evelyn Scally


Table of Contents

Introduction ....................................................................................................................................................................................................................................................... 5

Proposed Development .............................................................................................................................................................................................................................. 6

SECTION 01 .......................................................................................................................................................................................................................................................... 7

1.1 Long-term Running and Maintenance costs .................................................................................................................. 7

1.2 Property Management Company .................................................................................................................................. 7

1.3 Service Charge Budget................................................................................................................................................... 8

SECTION 02 ......................................................................................................................................................................................................................................................... 9

2.1 Energy and Carbon Emissions ........................................................................................................................................ 9

2.2 Building Design ............................................................................................................................................................ 12

2.3 Materials ...................................................................................................................................................................... 13

2.4 Landscape .................................................................................................................................................................... 14

2.5 Waste Management .................................................................................................................................................... 17

2.6 Health & Well Being ..................................................................................................................................................... 18

2.7 Management ............................................................................................................................................................... 19

2.8 Transport ..................................................................................................................................................................... 20

APPENDIX A: ...................................................................................................................................................................... 22

ITEMS INCLUDED IN A TYPICAL BIF ............................................................................................................................... 22

APPENDIX B: ...................................................................................................................................................................... 24

Phases of the Life Cycle of BS7543; 2015 ...................................................................................................................... 24


IntroductioIntroductioIntroductioIntroductionnnn

The Sustainable Urban Housing; Design Standards for New Apartments – Guidelines for Planning Authorities were published in

March 2018 (hereafter referred to as the Apartment Guidelines). The Apartment Guidelines introduced a requirement to include

details on the management and maintenance of apartment schemes. This is set out in Section 6.11 to 6.14 - “Operation &

Management of Apartment Developments”, specifically Section 6.13.

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”

“demonstrate what measures have been specifically considered by the proposer to effectively manage and reduce costs for

the benefit of residents.”

This Building Life Cycle Report document sets out to address the requirements of Section 6.13 of the Apartment Guidelines. The

report is broken into two sections as follows:

Section 0Section 0Section 0Section 01:1:1:1:

An assessment of long term running and maintenance costs as they would apply on a per residential unit basis at the time of

application

SSSSecececectiotiotiotion 02:n 02:n 02:n 02:

Measures specifically considered by the proposer to effectively manage and reduce costs for the benefit of residents.


Proposed DevelopmentProposed DevelopmentProposed DevelopmentProposed Development

The proposed application seeks to provide a Build-to-Rent residential development consisting of 118 apartments on an existing

brownfield site adjacent to the South Link service station in Cork City. The proposed development is composed of two blocks; - an L-

shaped block, ranging from 6 to 17 storeys, which addresses the busy South Link Road and service station and a second linear block,

ranging from 3 to 4 storeys above street level, which addresses the quieter Rockboro Road. The proposed development includes 29

no. studio apartments, 42 no. 1 bedroom units, 37 no. 2 bedroom units, 5 no. 2 bedroom duplex units and 5 no. 3 bedroom duplex

units.

The form and composition of the development is designed to respond to the site context and constraints, which in turn creates a

large, south-facing, multi-level private courtyards for residents at the centre of the development. The proposed scheme makes

provision for high quality landscaped communal open spaces engaging with existing historic arches, cycle parking, and dedicated

amenities and facilities specifically for residents which is characteristic of the Build-to-Rent model.

The site is roughly square in shape and is approximately 0.33ha. It is located just east of and adjacent to the N27 South City Link

Road with the Rockboro Road and Gasworks Road on a higher level and forming the eastern site boundary. The site is in a prominent

location, on one of the major traffic arteries into and out of Cork City. A high-level footbridge traverses the northern portion of the

site over the South City Link (N27) linking Hibernian Road to Rockboro Road/Gasworks Road.

There is a petrol filling station and shop to the north with high brick retaining structure and some arches associated with the

former railway to the east and cliff face at the southern boundary of the site. The site was formerly used as a railway yard and is now

vacant and therefore underutilised for such a strategically important and prominent site on a main arterial route into the Country’s

second city.


SECTION SECTION SECTION SECTION 01010101 AN ASSESSMENT OF LONG-TERM RUNNING AND MAINTENANCE COSTS AS THEY WOULD APPLY ON A

PER RESIDENTIAL UNIT BASIS AT THE TIME OF APPLICATION.

1.1 1.1 1.1 1.1 LongLongLongLong----term term term term RRRRunning and unning and unning and unning and MMMMaaaaintenance costsintenance costsintenance costsintenance costs

The applicants have 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 previous residential projects together with a consideration of the changes in standards arising from the new

apartment guidelines.

This proposal is a ‘Build-to-Rent’ scheme with all the units, including the Part V Social Housing units, being rented. The applicants

plan is to offer the units on leases of 1, 2, 5 and 10 years. This will allow people to live in rented accommodation without the fear of

having to move regularly and is hoped to encourage a better sense of community and less transient tenants.

With the Build-to-Rent principle in place, it is intended that property and management costs will be absorbed into the rental value of

each of the properties and an annual maintenance/management fee will not directly apply. This is acknowledged in Section 6.15 of

the Design Standards for New Apartments, which states:

“Build-To-Rent and Shared Accommodation schemes, where there is a commercial entity owning, or operating and maintaining the

development, may by their nature have different arrangements and obligations. Planning authorities should provide planning

conditions for such developments which ensure the provision of appropriate management and maintenance structures including

for the scenario where the BTR nature of a development is altered following specified period under SPPR 7(a) above.”

Notwithstanding the above circumstances, whereby it is most likely that a single commercial entity will own and operate the

development, we have set out several measures below to reduce overall costs for the ongoing maintenance of the development. It is

the business plan that the management of the units will be paid and undertaken by the owner of the entire development and will

not be passed on separately to the tenants but rather included in the rent.

1.1.1.1.2222 Property Property Property Property Management CManagement CManagement CManagement Companyompanyompanyompany

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 running and maintenance costs of the common areas of the development

are kept within the agreed annual operational budget.

The property management company will enter into a contract directly with the Owners Management Company (OMC) for the

ongoing management of the built development. This contract will be for a maximum period of 15 years and in the form prescribed

by the PSRA.

The Property Management Company also has the following responsibilities for the apartment development once constructed:

• On site management and security

• Timely remediation of any issues or maintenance issues

• Preparation of annual service charge budget for the development’s common areas

• Fair and equitable apportionment of the Annual operational charges in line with the Multi Units Development Act 2011

(MUD Act).

• 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 common areas.

• Estate Management including Third Party Contractors procurement

• OMC Reporting

• After Hours Services & Staff Administration


1.1.1.1.3333 SeSeSeService Chrvice Chrvice Chrvice Charge Budgetarge Budgetarge Budgetarge Budget

The property management company has a number of key responsibilities, primarily the compiling of the service charge budget for

the development for agreement with the OMC. The service charge budget 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 in accordance with the Multi Unit Developments Act 2011 (“MUD” Act).

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 for the OMC. The BIF report once adopted by the OMC, 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 2011.

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.

A sample format of the typical BIF report is set out in Appendix A.

Note: the detail associated with each element heading i.e. specification and estimate of the costs to maintain / repair or replace, can

only be determined after detailed design and the procurement/ construction of the development and therefore the figures

provided are estimates.


SSSSECTION 02ECTION 02ECTION 02ECTION 02 MEASURES SPECIFICALLY CONSIDERED BY THE PROPOSER TO EFFECTIVELY MANAGE AND REDUCE COSTS FOR

THE BENEFIT OF RESIDENTS.

2222.1 .1 .1 .1 EnEnEnEneeeergy and Carbon Emissionsrgy and Carbon Emissionsrgy and Carbon Emissionsrgy 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.

MeasureMeasureMeasureMeasure DescriptionDescriptionDescriptionDescription BenefiBenefiBenefiBenefitttt

BER BER BER BER

CertificatesCertificatesCertificatesCertificates

A Building Energy Rating (BER) certificate will be provided for each unit in

the proposed development. 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 which will

equate to the following emissions.

A2 – 25-50 kwh/m2/yr with CO2 emissions circa 10kgCO2/m2 year

A3 – 50-75 kwh/m2/yr with CO2 emissions circa 12kgCO2/m2 /year

BER ratings help understand and

reduce energy consumption and

running costs.

FFFFabricabricabricabric Energy Energy Energy Energy

EfficieEfficieEfficieEfficiencyncyncyncy

Proposed U-Values will be in line with the requirements set out by the

current & proposed Part L including Nearly Zero Energy Buildings targets.

Thermal bridging at junctions between construction elements and at

other locations will be minimised in accordance Section 1.3.3 and

Appendix D within the Technical Guidance Document, Part L. See Table 1

of TGD, Part L 2019.

Lower U-values and improved air

tightness is being considered to

help minimise heat losses through

the building fabric, lowering of

energy consumption and thus

minimising carbon emissions to

the environment.

Energy Energy Energy Energy

Labelled White Labelled White Labelled White Labelled White

GoodsGoodsGoodsGoods

The white good package planned for provision in the apartments will be

of a very high standard and have a high energy efficiency rating.

It is expected that the below appliance ratings will be provided:

• Oven - A plus

• Fridge Freezer - A plus

• Dishwasher – AAA

• Washer/Dryer - B

The provision of high rated

appliances in turn reduces the

amount of electricity required for

occupants.

External External External External

LighLighLighLightingtingtingting

Low energy LED public lighting shall be designed and specified in

accordance with CIBSE lighting guide and Cork City Council public

lighting standards and shall include:

• Low level lighting

• Utilise low voltage LED lamps

• Minimum upward light spill

• Be pre‐approved by / in accordance with the Cork City Council

Each light fitting is to be controlled via an individual Photoelectric

Control Unit (PECU). The operation of the lighting shall be on a

dusk‐dawn profile.

The site lighting has been designed

to provide a safe environment for

pedestrians and cyclists, to deter

anti-social behaviour and to limit

the environmental impact of

artificial lighting on existing flora

and fauna in the area.

Having PECU allows for the

optimum operation of lighting

which minimizes costs.

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The following are llllow energy technologiesow energy technologiesow energy technologiesow energy technologies that are being considered for the development and during the detailed 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.

MeaMeaMeaMeasuresuresuresure DescriptionDescriptionDescriptionDescription BenefitBenefitBenefitBenefit

MechanicalMechanicalMechanicalMechanical Ventilation Ventilation Ventilation Ventilation

with Heat with Heat with Heat with Heat RecoveryRecoveryRecoveryRecovery

MVHMVHMVHMVHRRRR (Mechanical Ventilation with

Heat Recovery) provides fresh

filtered air into a building whilst

retaining most of the energy that

has already been used in heating the

building. Heat Recovery Ventilation is

the solution to the ventilation needs

of energy efficient buildings.

• Constant supply of fresh, healthy, filtered air

• No trickle vents or bathroom extractor fans required

• Eliminates mould, mildew and combats condensation

• Recovers up to 95% of heat extracted from wet rooms

• Natural cooling without opening windows

• Balanced heat distribution throughout the apartments

• Apartments are quieter and draught free

• Clinically proven to help allergy and asthma sufferers

• Reduce heating costs

Exhaust air heat pumExhaust air heat pumExhaust air heat pumExhaust air heat pumpppp It is proposed to utilise an exhaust

air heat pump type system for

heating, hot water and ventilation of

the apartment units.

Heat pumps operate with efficiencies >400%. Exhaust air

heat pumps utilise extract air as the air source for the heat

pump. This will re-cycle the heat from the dwelling’s

ventilation system. These machines are ideal for

apartments and more compact air-tight low energy or

passive homes. Air is drawn through ducts to the heat

pump from the bathrooms, utility and kitchen areas. The

cold waste air is discharged to outside through another

duct, and condensation to a drain. Additional heat

generated internally from lighting, people and domestic

appliances is also utilised through heat recovery from

outgoing exhaust air.

Central extracCentral extracCentral extracCentral extract/ demt/ demt/ demt/ demandandandand----

controlled ventilationcontrolled ventilationcontrolled ventilationcontrolled ventilation

Central extract and demand-

controlled ventilation will be

considered to provide ventilation

with low energy usage.

Central extract ventilation provides continuous ventilation

with low energy usage.

Central extract operates at a low trickle speed constantly

and ramp up in response to an increase in humidity from

wet areas.

Demand control ventilation incorporates automated wall

vents which open/close dependent on internal humidity

conditions.

PV PV PV PV Solar PanelsSolar PanelsSolar PanelsSolar Panels PV Solar Panels are being considered

which converts the electricity

produced by the PV system (which is

DC) into AC electricity.

The panels are typically placed on the

South facing side of the building for

maximum heat gain and in some

instances, can also be used to assist

the heating system.

PV Solar Panels offer the benefit of reducing fossil fuel

consumption and carbon emissions to the environment.

They also reduce the overall requirement to purchase

electricity from the grid.


MeaMeaMeaMeasuresuresuresure DescriptionDescriptionDescriptionDescription BenefitBenefitBenefitBenefit

Combined Heat Combined Heat Combined Heat Combined Heat and Powerand Powerand Powerand Power Combined Heat and Power, (CHP), is

a technology being evaluated. This

technology generates electricity and

captures the waste heat from the

generation unit that can be used

within the development.

CHP can achieve energy efficiencies by reusing waste heat

from the unit to generate heat required for space heating

& domestic hot water services in the apartment

development.

As electricity from CHP is both generated & consumed

onsite, this also eliminates energy losses from transmission

of the electricity.

Low energy Low energy Low energy Low energy LLLLED lightingED lightingED lightingED lighting Shall be designed and specified in

each unit and in the communal areas

in accordance with Part L

requirements.

Lower consumption of energy and therefore lower carbon

emissions.

EEEECAR CharginCAR CharginCAR CharginCAR Charging Pointsg Pointsg Pointsg Points Ducting shall be provided from a

local landlord distribution board to

2no. designated E-car charging car

park spaces at ground floor level.

This will enable the management

company the option to install an E-

car charging point within the carpark

to cater for E-car demand of the

residence. This system operates on a

single charge point access card. A full

re-charge can take from one to eight

hours using a standard charge point.

Providing the option of E-car charging points will allow

occupants to avail of the ever-improving efficient electric

car technologies.


2.2 2.2 2.2 2.2 Building DesignBuilding DesignBuilding DesignBuilding Design

The proposed development is 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 design measures taken include:

MMMMeaeaeaeasure Descriptionsure Descriptionsure Descriptionsure Description BenefitBenefitBenefitBenefit

Daylighting to common areas. Avoids the requirement for continuous artificial lighting.

Natural/Passive ventilation system to common areas. Avoids costly mechanical ventilation systems and associated

maintenance and future replacement.

Natural ventilation to ground floor carpark. Avoids costly mechanical ventilation systems and associated

maintenance and future replacement.

External paved and landscaped areas. All of these require low/minimal maintenance.

Direct sunlight to communal amenity spaces Avoids the requirement for artificial lighting.

Roof construction to include green roofs Minimises ongoing maintenance costs and aids with SUDS provisions

on site


2.2.2.2.3333 MaterialsMaterialsMaterialsMaterials

MMMMeasure Descriptioneasure Descriptioneasure Descriptioneasure Description BenefitBenefitBenefitBenefit

Consideration is given to the requirements of the Building

Regulations and includes reference to BS 7543:2015, ‘Guide to

Durability of Buildings and Building elements, Products and

Components’, which provides guidance on the durability, design life

and predicted service life of buildings and their parts.

All common parts of the proposed apartment buildings and, the

durability and performance of these are designed and specified in

accordance with Figure 4; Phases of the Life Cycle of BS7543; 2015.

(Please see Appendix B for this figure). The common parts are

designed to incorporate the guidance, best practice principles and

mitigations of Annexes of BS 7543: 2015 including:

• Annex A Climatic Agents affecting Durability,

• Annex B Guidance on materials and durability,

• Annex C Examples of UK material or component failures,

• Annex D Design Life Data sheets

Ensures that the long-term durability and maintenance of

materials is an integral part of the Design and

Specification of the proposed development.

Careful consideration has been given to the selection of the

proposed palette of materials, and their location on the site.

The primary materials are stone, brick, and metal cladding.

Factors which determined these materials included:

• Durability and maintenance

• Relationship with existing site context, in particular the brick of

the terrace on Rockboro Road which is within an ACA

• Visual interest

Please refer to the Material’s section in the Design Report for a

detailed description of the proposed materials.

All finishes require no on-going maintenance or

associated costs

Use of factory finished PPC aluminium windows and doors

An external contractor will be appointed to periodically clean all

external windows. Cleaning to 17-storey element will be carried out

via specialist abseiling contractor.

Use of private amenity spaces and openable windows allow

individuals to clean windows themselves.

Requires no on-going maintenance


2.2.2.2.4444 LandscapLandscapLandscapLandscapeeee

MMMMeasureeasureeasureeasure DescriptionDescriptionDescriptionDescription BenefitBenefitBenefitBenefit

Hard Landscape

Materials

All proposed paving materials are robust and durable, and meet

established slip resistance design criteria.

Paving and steps:

• flamed and bush hammered natural stone (Irish Blue

Limestone in public areas),

• pigmented (white/cream) ground concrete,

• resin bound gravel.

• 12mm perforated Corten A steel with surface sealant

Decking:

• slip resistant enhanced grain composite decking

• flamed and bush hammered natural stone

All balustrades, screens, lighting fixtures, and furniture will be fit for

purpose and constructed of hardwearing and durable materials.

Balustrades:

• minimum 10mm thick tempered glass infill.

• guardrail: 316 grade stainless steel.

Screen dividing public and private roof terrace space:

• PPC galvanized steel

Ground floor feature screening:

• 12mm perforated Corten A weathering steel

Seating:

• natural hardwood seating, pigmented ground concrete

(white).

Bicycle stands:

• 316 grade stainless steel.

Handrails:

316 grade stainless steel.

Materials selected to minimise

on-going maintenance inputs.

Soft Landscape

Materials

Planting proposals have been formulated to complement the local

setting and to be fit for purpose in respect of spatial constraints

imposed by garden sizes and width of planting strips. Ground cover

plants have been selected to carpet ground and block out light to

discourage weed seed germination and proliferation. All plant

species have been carefully selected to suit local growing conditions

and moisture and light levels.

Ease of maintenance.


Site Layout and Design Approaches to the development:

Attractive walking and cycling priority approach paths/routes to the

development complimented by robust groundcover and tree

planting, and carefully considered gateway spaces designed to

maximise overlooking from the proposed development to

discourage loitering and anti-social behaviour.

Curtilage:

Natural stone pavement throughout with exposed aggregate

margin along interface with Southlink Road combined and striking

Corten/weathering steel screen/feature boundary treatment. The

screen is designed to echo the morphology of the rockface and link

the development to the wider landscape. Corten steel has natural

weathering properties, low solar reflectivity and reforms naturally

after abrasions.

Within the development:

Mix of usable spaces comprising planting, seating and hardstand

areas on the following levels:

• Ground floor level courtyard

• First floor level courtyard

• 6th floor roof garden

• 16th floor roof garden

The upper and lower courtyard spaces are configured as tiered/split

level terraces. The lower level area is designed to combine with the

railway arches to create an atmospheric gathering space that

references the site’s 19th century railway heritage. The upper terrace

combines a break-out space with a relatively large lawn area suitable

for play and relaxation for all age groups.

Both roof garden terraces are designed to be relaxing break-out

spaces enlivened by ornamental planting and equipped with ample

built-in bench and back-rested timber slat seating.

Safe, high quality residential

environment, that help

discourage anti-social

behaviour. Tough durable /

not-easily-vandalised street

furniture and materials. All

furniture to be root anchored

or bolt-down with tamper

proof fixings.

Maintenance &

Management

Maintenance and management requirements have been considered

throughout the design process. The planting mixes are specifically

formulated to suit the micro-climatic conditions of each landscaped

area so that plants bulk out quickly and perform well in their

specified locations. All selected plant species are relatively trouble

free and long-lived. Selected tree species are small and slow growing

and will require little maintenance over their life-time.

Development maintenance

costs reduced.


Sustainability &

Biodiversity

A wide variety of flowering plants and shrubs including ivy and other

native and near-native plant species will provide a valuable food

source for pollinating and nectaring insects throughout the year. Ivy

provides the last nectar flow of the year, bears edible fruit

throughout the winter months and provides excellent cover for

nesting birds and insects.

No invasive plant species have been included in the scheme.

Enhanced biodiversity within

the confines of the scheme.

Green Roofs

Nectar-rich sedum-based green

roof systems attract pollinating

insects and insectivorous birds.

These roof systems also help

improve air quality and

attenuate roof surface run-off,

supporting Water Sensitive

Urban Design (WSUD)


2.2.2.2.5555 WastWastWastWaste Managemente Managemente Managemente Management

The following measures illustrate the intentions for the management of waste.

MeasurMeasurMeasurMeasureeee DescDescDescDescriptionriptionriptionription BenefitBenefitBenefitBenefit

Construction and

Operational Waste

Management Plan

The application is accompanied by a Construction

and Operational Waste Management Plan

prepared by Cunnane Stratton Reynolds.

The report demonstrates how the scheme

has been designed to comply with best

practice.

Storage of Non-Recyclable

Waste and Recyclable

Household Waste

Inclusion of a centralised, secure refuse & recycling

store at ground floor level with natural ventilation.

Easily accessible by all residents and

minimises potential littering of the scheme.

Domestic waste management strategy:

• Grey, Brown and Green bin distinction.

• Competitive tender for waste management

collection.

Helps reduce potential waste charges.

Composting Organic waste bins to also be provided within the

refuse & recycling store

Helps reduce potential waste charges.


2.2.2.2.6666 Health & WelHealth & WelHealth & WelHealth & Well Being l Being l Being l Being

The following are illustrations of how the health and well-being of future residents are considered.

MeasureMeasureMeasureMeasure DescriptionDescriptionDescriptionDescription BenefitBenefitBenefitBenefit

Natural / Natural / Natural / Natural / DayDayDayDayllllightightightight The design, separation distances and layout of the

apartment blocks have been designed to optimize the

ingress of natural daylight/ sunlight to the proposed

apartments to provide good levels of natural light.

Please refer to the Daylight/Sunlight Report produced

by IES which forms part of this application.

Reduces reliance on artificial lighting thereby

reducing costs.

AcAcAcAccessibilitcessibilitcessibilitcessibilityyyy All units, egress routes and stair cores to comply with

the requirements of Technical Guidance Documents

Part M/K.

Reduces the level of adaptation, and

associated costs, potentially necessitated by

residents’ future circumstances.

SecuritySecuritySecuritySecurity The scheme is designed to incorporate passive

surveillance with the following security strategies

likely to be adopted:

• 24-hour CCTV monitoring:

- Main entrance

- Service entrance

- Bicycle store

- Lift/stair cores

- Refuse area

- Communal areas

• Secure internal store for 239 bicycles

• Access control via mobile and key card security

system

• Routine access fob audits

Help to reduce potential security/

management costs.

AmenityAmenityAmenityAmenity Provision of both internal and external communal

amenity spaces for all residents.

Refer to ‘Build-to-Rent - Resident facilities/amenities’

section in the Design Report.

Facilitates community interaction, socialising

and play – resulting in improved wellbeing.


2.2.2.2.7777 ManagementManagementManagementManagement

The management of the property will ultimately be the responsibility of the owners and operators of this Build-to-Rent

development.

Nevertheless, consideration has been given to the future tenants, ensuring they have a clear understanding of their rental property.

MeasureMeasureMeasureMeasure DescriptionDescriptionDescriptionDescription BeneBeneBeneBenefitfitfitfit

TenTenTenTenantantantant Information Information Information Information

PackPackPackPack

Tenant Information Packs will be provided to all

incoming tenants. The pack will typically include an

apartment manual which will detail information such

as utilities and communication providers, contact

details for all relevant suppliers and instructions for the

use of any appliances and devices in the apartment.

There will also be a section prepared by the operational

management company which will include information

on contact details for the managing agent, emergency

contact details, transport links and a clear set of rules

and regulations for tenants of the property.

Residents are as informed as possible so that

any issues can be addressed in a timely and

efficient manner.


2.2.2.2.8888 Transport Transport Transport Transport

MMMMeaseaseaseasureureureure MeaMeaMeaMeasure Descriptionsure Descriptionsure Descriptionsure Description BBBBenefitenefitenefitenefit

AcceAcceAcceAccess to Public ss to Public ss to Public ss to Public

Transport Transport Transport Transport

(Bus Services) (Bus Services) (Bus Services) (Bus Services)

The development is ideally located to avail of the public transport that is

offered within the city centre:

• A direct bus route to Cork Airport and its large business park is served at

Cork City Hall. This is only 5 minutes’ walk from the proposed

development.

• The bus shelter at City Hall also serves 24 other routes including

Ringaskiddy which is home to a large number of multinational

pharmaceutical and industrial companies (GSK, Janssen, DePuy, Novartis,

Johnson & Johnson), the National Maritime College of Ireland, Corks’ Ferry

Port, as well as the headquarters of the Irish Navy.

• Within the city centre nearly all major cork suburbs are serviced with bus

routes and most of these can be found either on the South Mall, Grand

Parade or St. Patrick’s Street, all of which are within a short distance of the

development. Figure 8.1 shows bus stops within the vicinity of the

development.

• As well as this, both the city’s bus & train stations are located within a 15-

minute walk or a 5-minute cycle of the development. Figures 8.2 & 8.3

show the pedestrian/cycle routes to the city’s bus & train stations.

These bus and rail services

provide residents with

access throughout the city

environs and county as well

as links on regional routes

nationwide.

The proximity, frequency

and additional destinations

served by the bus and rail

networks enhance the

accessibility levels of the

proposed residential

development in addition to

providing a viable and

sustainable alternative to

journeys undertaken by the

private motor car.

Permeable Permeable Permeable Permeable

ConnectConnectConnectConnections ions ions ions & & & &

imprimprimprimprovementovementovementovements s s s

to Public Reto Public Reto Public Reto Public Realmalmalmalm

The development will have a direct link to Anglesea Street via Hibernian Road

& the existing footbridge. Anglesea Street has existing 2-way cycle lanes which

tie into the city’s extensive cycle network.

If exiting the development onto Rockboro Road, cyclists can easily connect to

Centre Park Road which is a wide, long and relatively flat road with low traffic

volumes which runs from the city centre to an area in the suburb of Blackrock

known as the Marina. The Marina is a local road running adjacent to the River

Lee from the end of Centre Park Road into Blackrock village passing the

Atlantic Pond and Cork’s GAA Headquarters, Pairc Ui Chaoimh, on its way. This

road has very low levels of traffic with most vehicles tending to be residents of

the few houses located along it. Height restrictions of 2m are in place at both

ends and speed limits are low. The Marina is heavily used by cyclists, runners

and walkers alike.

The Marina also connects to the local amenity known as the “Line” which is a

greenway that follows the old line of the Cork to Passage West Railway. The

“Line” runs south from Pairc Ui Chaoimh and passes Mahon Point Shopping

Centre before crossing the Estuary of the Douglas River, coming out in

Rochestown. It then carries on alongside the water before terminating in

Passage West.

Ensure the long-term

attractiveness of walking

and cycling to the city

centre.


BicyclBicyclBicyclBicycle Storagee Storagee Storagee Storage

Secure bicycle parking will be provided at second floor level within the

Rockboro Road block. This internal store will be accessible by residents only

from the new public space outside the main entrance to the development and

accommodate 239no. cycle spaces using a two-tier racking system. These

spaces are strategically located for convenient access from Hibernian Road,

Gasworks Road and Rockboro Road.

18no. visitor cycle spaces will be also provided using Sheffield stands at the

upgraded connection between Gasworks Road and the existing pedestrian

bridge. Please refer to CSR Landscape design drawings for proposed public

realm improvements to Gasworks Road.

Accommodates the uptake

of cycling and promotes

sustainable transport

modes.


AAAAPPPPPPPPENDIX ENDIX ENDIX ENDIX AAAA::::

IIIITEMSTEMSTEMSTEMS INCLUDED IN A TYPICAL INCLUDED IN A TYPICAL INCLUDED IN A TYPICAL INCLUDED IN A TYPICAL BIFBIFBIFBIF

The BIF table below illustrates what would be incorporated for the calculation of a Sinking Fund.

BBBBUILDING INVESTMENT FUND (SINUILDING INVESTMENT FUND (SINUILDING INVESTMENT FUND (SINUILDING INVESTMENT FUND (SINKINGKINGKINGKING FUND) CALCULATIONFUND) CALCULATIONFUND) CALCULATIONFUND) CALCULATIONS S S S

Ref Ref Ref Ref Element Element Element Element Life Life Life Life

ExpectancyExpectancyExpectancyExpectancy

AmountAmountAmountAmount

1.001.001.001.00 RoofsRoofsRoofsRoofs

1.01 Replacement of flat roof covering including insulation to warm roof build ups. 20

1.02 Replacement of standing seam zinc roof 30

1.03 Replacement parapet details 20

1.04 Replace roof access hatches 25

1.05 Specialist Roof Systems - Fall arrest 25

1.06 Green Roof System 30

2.2.2.2.00000000 ElevatElevatElevatElevations ions ions ions

2.01 Replace exit/ entrance doors 25

2.02 Replace rainwater goods 25

2.03 Recoat powder coated finishes to spandrel panels, balconies, grilles and

louvres 20

2.04 Replace balcony floor finishes 25

2.05 Recoat metal rainscreen cladding 25

3.003.003.003.00 StStStStair coreair coreair coreair cores & lobbies (2No. Cors & lobbies (2No. Cors & lobbies (2No. Cors & lobbies (2No. Cores) es) es) es)

3.01 Decorate ceilings & walls (stairwells & lobbies) 7

3.02 Decorate Joinery (stairwells & lobbies) 7

3.03 Replace fire doors (stairwells & lobbies) 25

3.04 Replace carpets (stairwells & lobbies) 12

3.05 Replace entrance mats (stairwells & lobbies) 10

3.06 Replace nosings (stairwells) 12

3.07 Replace ceramic floors tiles (stairwells & lobbies) 20

3.08 Fixed Furniture & Equipment - Provisional Sum 18


BBBBUILDING INVESTMENT UILDING INVESTMENT UILDING INVESTMENT UILDING INVESTMENT FUND (SINKING FUND) CALCULATIONSFUND (SINKING FUND) CALCULATIONSFUND (SINKING FUND) CALCULATIONSFUND (SINKING FUND) CALCULATIONS

Ref Ref Ref Ref ElemElemElemElement ent ent ent Life ExpectancyLife ExpectancyLife ExpectancyLife Expectancy AmountAmountAmountAmount

4.004.004.004.00 M&E M&E M&E M&E Services Services Services Services

4.01 General - Internal re-lamping (stairwells & lobbies) 7

4.02 Replace Internal light fittings (stairwells & lobbies) 18

4.03 Replace external light fittings (at entrance lobbies) 18

4.04 Replace smoke detector heads 18

4.05 Replace manual break glass units/ disabled refuge call points 18

4.06 Replace fire alarm panel 18

4.07 Replace lift car and controls 25

4.08 Replace AOV's 25

4.09 Replace security access control installation 15

4.10 External mains water connection 20

4.11 Electrical mains and sub mains distribution 20

4.12 Emergency lighting 20

4.13 Overhaul and/or replace waste pipes, stacks & vents 20

5.05.05.05.00000 ExterExterExterExteriorioriorior

5.01 External boundary treatments - recoat powder coated finishes to railings 60

5.02 Replace external signage 18

5.03 Replace brick paving areas 18

5.04 15-year cutback & thinning of trees & general overhaul of the landscaping 15

5.05 Replace CCTV provision 12

5.06 External handrails and balustrade 18

5.07 Replace bicycle stands 25


AAAAPPPPPPPPEEEENDIX B: NDIX B: NDIX B: NDIX B: PhasPhasPhasPhases of the Life Cycles of the Life Cycles of the Life Cycles of the Life Cycle of BS7543; 201e of BS7543; 201e of BS7543; 201e of BS7543; 2015555

Life Cycle Report for Railway Gardens · 2020. 8. 24. · Life Cycle Report for Railway Gardens –...

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Transcript of Life Cycle Report for Railway Gardens · 2020. 8. 24. · Life Cycle Report for Railway Gardens –...