Construction Method Statement

CONSTRUCTION METHOD STATEMENT Client

THOMAS ENTERPRISES INC. Project

10 TRINITY SQUARE LONDON

THOMAS ENTERPRISES INC. 10 TRINITY SQUARE CONSTRUCTION METHOD STATEMENT

BRUCESHAW

EXECUTIVE SUMMARY d) We have encouraged an experienced contractor to challenge our methodology and programme and their comments support the decisions of the Project Team.

This report has been commissioned by Thomas Enterprises Inc. to prepare a Construction Method Statement in support of a detailed planning application for the proposed development of 10 Trinity Square in the City of London.. The development involves the renovation of the former Port of London Authority, Grade II* listed building on Trinity Square, into a luxury hotel and ancillary facilities, and private residential apartments.

e) Based on an April 2009 commencement of demolition ‘soft strip’, we anticipate that the building envelope will be enclosed by circa August 2011, when scaffolding will be removed and the final internal works and landscaping will be carried out with minimal noise detriment to the neighbouring owners.

This report outlines how this project, will be constructed efficiently, under controlled environmental conditions. This method statement describes how we propose to minimise inconvenience to the neighbouring owners. Our high level target programme, which Bruce Shaw prepared in conjunction with the Architect, Woods Bagot and structural engineer Buro Happold to reflect the design information as detailed in Appendix A and the Buro Happold 3D Visualisation in Appendix B. a) Woods Bagot have informed us that the planning application is to be made in November 2008 and DP9 have informed us that consent is projected for April 2009. Notwithstanding the implications of a delayed planning consent, it is important that ‘soft strip’, asbestos removal and protection within the existing building starts no later than the end of April 2009. The very nature of the finishes within the existing building and the implications for English Heritage make this a key activity, which should not be delayed. The principal demolition works will be in the courtyard and the existing original elevations are to be retained which will reduce noise and disruption to the neighbouring owners. b) The first phase site investigations and structural survey investigations are complete and analysis has enabled Buro Happold to make key decisions in respect of piling and foundation design. The site investigation suggests that the central courtyard does contain rubble from war damage, existing masonry footings and vaults which will impose an added constraint on the planned progress of the works prior to the piling activity. On the basis of known information the early construction activities have been sequenced to reflect these circumstances and the predicted ‘Soft Opening’ for the hotel will be at the end of February 2012. c) The limited site investigation work has given a good indication of the position and nature of the existing foundations of the main building and the piling and new foundation design has been tailored to ensure the minimum disturbance to the existing structure whilst at the same time maximising the available space within the new basement areas.

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CONTENTS 1.0 Introduction

7.0 Mitigation Issues

2.0 Programme of Works

7.1. 7.2. 7.3. 7.4. 7.5. 7.6. 7.7. 7.8. 7.9. 7.10. 7.11. 7.12. 7.13. 7.14.

3.0 Materials and Resource Use 3.1. 3.2 3.3 3.4

Deconstruction Construction Plant and Equipment Hours of Work

4.0 Proposed Construction Methodology 4.1. 4.2. 4.3. 4.4. 4.5. 4.6. 4.7. 4.8. 4.9.

Site Enabling and Deconstruction Basement Excavation and Foundation Strategy Retaining Structures Superstructure Façade Fit-Out Works Mechanical and Electrical Services External Works and Landscaping Commissioning and Building Handover

8.0 Conclusion

5.0 Site Logistics 5.1. 5.2. 5.3. 5.4. 5.5. 5.6. 5.7.

Demolition and Construction Method Statement Management of Trade Contractors Public Relations Environmental Management Plan (EMP) Construction Vehicle Management Access and Egress Road Cleanliness Management of Noise, Vibration and Dust Waste Management Plan Protection of Archaeological Resources Protection of Ecological Resources Protection of Views Protection of Water Resources Energy and Water Usage



Appendix A – References / Design Information



Appendix B - Buro Happold 3D Visualisation

Prepared by Kieran Rothery

Introduction Concrete Pumps Site Accommodation Personnel Access Deliveries Craneage Construction Vehicle Movements

6.0 Potential Environmental Impacts 6.1

Potential Impacts during Demolition and Construction

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1.0

BRUCESHAW

INTRODUCTION

This report has been prepared for the sole benefit, use and information of the Client, Thomas Enterprises Inc. for the purposes set out in the report or instructions commissioning it. The liability of Bruce Shaw Partnership in respect of the information contained in this report will not be extended to any third party. The report is a qualified assessment based on current information and is subject to refinement as the project evolves. We have prepared our report to outline how this project will be constructed including a review of the construction methodology and site logistics. This report describes the proposed outline programme and key activities for deconstruction of part of the existing on-site buildings, the adjoining Seething Lane Garden, along with the subsequent construction works. Potentially significant environmental impacts associated with these activities are identified and, where necessary, proposals for mitigation are outlined. Please refer to the ‘Design and Access Statement’ as prepared by Woods Bagot that accompanies the planning application for a description of the Proposed Development itself. Planning for deconstruction and construction is necessarily broad at this stage and may be subject to modification during detailed construction planning. Consequently, a number of aspects of construction in relation to environmental issues cannot, at this stage, be accurately predicted. For example, the number of vehicles required during site works will be dependent on progress of the works against the construction programme. This report has been written by Bruce Shaw, with assistance from Woods Bagot, URS and Buro Happold.

2.0

PROGRAMME OF WORKS

The total duration for the excavations and reinforced concrete works to the basement as indicated in our high level target programme is estimated to be 76 weeks and will comprise the following key stages: · ·

Deconstruction, enabling works and site clearance; Basement and foundation excavation, and construction of basements;

Refurbishment to the Grade II* Listed Building (this is covered under a separate listed building consent) superstructure construction, fit-out and removal of construction machinery plant will follow with a degree of concurrency for 72 weeks leading to a target ‘soft opening’ at the end of February 2012 and a fully operational hotel coinciding with the opening ceremony of the London Olympic Games in July 2012 Our construction methodology statement which follows explains how this will be achieved. The above programme assumes a traditional approach to the challenge of excavating and constructing the basement structures to both Seething Lane Garden and the central courtyard and this is favoured by potential contractors who have considered the problem in some detail as an exercise on our behalf to verify our assumptions.

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3.0

MATERIALS AND RESOURCE USE

3.1

Deconstruction

BRUCESHAW

Table 1: Estimated Types of Plant during the Demolition and Construction Phase

A specialist waste management organisation will be employed during the demolition and construction works with specific responsibility for the coordination of the disposal of all surplus materials and the management of an effective document control system to track and confirm that the proper procedures have been followed. The location of the waste handling site that the materials will be taken to will vary dependent upon their specific make up but we anticipate that sites in Hackney, Barking, Bromley by Bow, Greenwich, Edmonton and Rainham in Essex will be used amongst others as appropriate. Wherever possible, materials will be recycled and re-used either onsite, or provided for use elsewhere. Approximately 63,000 cubic metres (m3) of building material is expected to be generated during demolition of the existing buildings and excavation of the basement, which comprises: · ·

3.2

3

15,000 m demolition waste; and 48,000 m3 excavated material from the basement and foundations.

Construction

10,000 m3 of reinforced concrete; 1,600 tonnes of structural steelwork 4,800 m2 façade cladding; and 20,000 m2 internal walls, partitions and general fit-out materials.

Fit-out

360o Excavators

9

9

9

Breakers/Crushers/Dumpers

9

9

9

Mobile/Tower Cranes

9

Air Compressors

9

9

9

9

Power Tools

9

9

9

9

Hand/Power Tools

9

9

9

9

Wheel Washing Plant

9

9

9

9

Piling Rigs

Estimates of key construction materials are listed below: · · · ·

Stage Deconstruction Substructure Superstructure

Plant

Scaffold

9

9

9

Delivery Trucks

9

9

9

9

Skips and Skip Trucks

9

9

9

9

Forklift Trucks

9

9

9

9

Note: 9 - Usage of plant at each stage. 3.4

Hours of Work

It is anticipated that the core working hours for demolition and construction will be set out as follows: 3.3

Plant and Equipment

Consideration has been given to the types of plant that are likely to be used on-site during the demolition and construction phases of the Proposed Development. The plant and equipment associated with each key element of the construction process is set out in Table 1.

· · ·

0800 – 1800 hours Weekdays; 0800 – 1300 hours Saturday; and Working on Sunday will be subject to reasonable notice.

All work outside these hours will be subject to prior agreement, and/or reasonable notice to the City of London (CoL), who may impose certain restrictions. Although night time working will not normally be undertaken, it is expected that some deliveries will take place at night and that certain works may have to be undertaken during this period.

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4.0

PROPOSED CONSTRUCTION METHODOLOGY

4.1

Site Enabling and Deconstruction

BRUCESHAW

Diagram 1

Prior to deconstruction we propose that the asbestos removal and soft strip out works within the existing building is completed. Deconstruction proper will then commence once access into the courtyard can be provided, and although subject to the Highways Authorities agreement, it may be possible to make an earlier start to construction of the upper levels by using a temporary crane for specific and coordinated lifts positioned on Savage Gardens or Muscovy Street. The construction access/egress to the courtyard will be provided by the construction of two ‘tunnels’, which will subsequently be incorporated within the permanent works. Provision of this essential access requires careful temporary removal of a line of columns and a limited amount of the existing façade to the Savage Gardens elevation as well as some minor internal demolition. We anticipate that this could be completed within twelve weeks, to allow truck access to the courtyard for the removal of construction and demolition waste.

Phase 2

The results of the site investigation have confirmed the presence of significant war damage debris and existing masonry structures and it will be necessary to carefully coordinate the removal of this material prior to piling works. The Project Team will ensure that all appropriate measures are taken by the contractors responsible for this key element of the work.

4.2

Access Tunnels

Basement Excavation and Foundation Strategy

Phase 1 will take the construction as close as possible to the works access with the exact position dependent on the agreed location for the works access as Diagram 1 and detailed analysis of the ground conditions. During excavations, detailed monitoring of existing services, old tunnels and the like will be required. Archaeological input will also need to be considered, all which may have a negative timing implication on the proposed construction programme. Phase 2 will be retained so that the construction access can be used allowing the courtyard and Seething Lane Garden works to progress concurrently.

Phase 1

The reinforced concrete works to the courtyard will commence before the concrete works to Seething Lane Garden and a crane would be engaged full time in this area servicing the frame construction. The reinforced concrete to Seething Lane Garden would progress in the same two phases as the excavations. However the reinforced concrete to Phase 1 would have to be complete prior to Phase 2 commencing. Between Phase 1 and Phase 2 the fact the truck route needs to be maintained for the courtyard works, so there is no significant opportunity for overlap. However, once the excavation works commence in Phase 2 of Seething Lane Garden, the steel frame will have commenced in the courtyard. This will mean that the construction access will not be a significant materials route during Phase 2. Materials such as structural steel will be lifted by crane over the building and utilised in the courtyard. The new ground floor slab of the Seething Lane Garden would also be used as a loading area for two of the three proposed cranes. The excavation works in Seething Lane Garden needs to be carried out in two phases as Diagram 1.

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BRUCESHAW

4.0

PROPOSED CONSTRUCTION METHODOLOGY continued

4.6

4.3

Retaining Structures

The first fix for the fit out to the inner rooms and apartments can commence as soon as the temporary weathering has been completed, which will allow the interior fit-out together with mechanical, electrical and plumbing systems will commence.

It is expected that excavation of the Seething Lane Garden would be performed following installation of perimeter retaining walls. Retaining measures will be designed by suitable contractors to allow for earth pressures and groundwater control issues. Without detailed knowledge of proposed excavation sequence, it is likely that propped retaining walls will be required for the basement excavation. A specialist contractor will carry out a final detailed retaining wall design once the final basement level has been established. The presence of existing hard standing, footings and substructures may present obstructions during retaining works and basement excavation and will need to be considered in design of such works. Groundwater inflow will be considered when determining the details of basement construction and appropriate retaining walls. Retaining measures should be designed for groundwater cut-off. Drawdown of groundwater levels around the exterior of the site should be minimised as this may induce ground settlement affecting adjacent structures.

Both operatives and materials will be supplied to each floor utilising materials hoists strategically located around the building. Work shall progress from the lowest floor upwards. Temporary lighting and power systems will be installed at each floor to serve these operations. Temporary welfare (toilet and washing) facilities will be provided every third floor for ease of access for all operatives.

4.7

External Works and Landscaping

Superstructure

The superstructure works comprise new build which is primarily steel frame construction with composite concrete floors and works within the existing building to accommodate the additional loading imposed by the new floors and alterations to the fabric of the building to allow for the change of use from offices to hotel. Of particular importance is the architectural steelwork which will be required within the courtyard as part of the rotunda and façade support. Internal partitions will be a mix of blockwork and a proprietary partitioning system and the building finishes will be world class, specified and installed to the highest of standards.

It is anticipated that once the structure and building envelopes have been completed to the top floor that works on completing the common/service areas surrounding the building will commence. This will include completion of service and drainage lines, waterproofing to the basement, landscaping of Seething Lane Garden, paving and erection of external lighting. Only when all external works are finalised and the building envelope is completed, will the safety hoarding be dismantled and final ‘dressing’ of external public areas take place.

4.9 4.5

Mechanical and Electrical Services

Long lead time issues and the essential coordination of the architectural and structural and mechanical and electrical design requires that it should be sufficiently advanced by the end of January 2009 to enable contractor procurement and negotiations to commence early 2009.

4.8 4.4

Fit-Out Works

Commissioning and Building Handover

Façade

The courtyard glazing is a critical activity and one which will have a significant influence on the detailed design. In conjunction with Woods Bagot and Buro Happold, we have selected five specialist international façade contractors, with the necessary expertise to undertake the work and the overall lead time to site commencement is predicted to be 26 months. Therefore we met with each of the façade contractors in August 2008 to introduce the project and to establish a shortlist of suitable contractors. In response to the pre-qualification process, a number of façade contractors have been selected to assist Woods Bagot with the planning submission during October 2008. Detailed design with the preferred façade contractors is scheduled to start by December 2008.

As each system is completed throughout the buildings, they will be tested in accordance with the mandatory specifications and codes. No enclosed spaces will be closed such as ceiling areas and service shafts until such tests are completed and signed off. Fire sprinkler systems will be tested and inspected as required under national regulations. On completion of all works the buildings and systems shall be subjected to statutory inspections and testing before finally being handed over and occupied by the tenants.

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THOMAS ENTERPRISES INC. 10 TRINITY SQUARE CONSTRUCTION METHOD STATEMENT 5.0

SITE LOGISITICS

5.1

Introduction

BRUCESHAW

Diagram 2

Raised Loading Platform with 2 no builders hoists

The management of the site logistics is key to the success of the project and will require a dedicated logistics team to develop a detailed plan to control and manage the site. Deliveries will only be accepted on a just-in-time principle. There will be no storage allowed on-site and it is expected that all deliveries will be booked in with the logistics team not less than 24 hours prior to arrival on-site. A delivery zone will be established on site and will be able to hold say three to four trucks at any time with consideration being given to the provision of an offsite holding area for vehicles with possibly limited material storage to facilitate efficient deliveries. The principles of the logistics plan will be detailed in all tender and contract documents issued to suppliers and sub-contractors.

Possible Drive-In DriveOut Loading Bay Position

Builders hoist installed in lift shaft.

It is anticipated that site logistics will form a significant part of the pre-appointment meetings for contractors and sub contractors and that regular coordination meetings will be held throughout the construction phase of the project. In view of the location of the site, the constraints on traffic and the permits that will be required for vehicles to access the site, a senior member of the logistics team will be nominated as a liaison officer responsible for communication with the local highway authorities and neighbours with regard to traffic problems, planned large deliveries and road maintenance issues. In this way it is anticipated that the risk of material shortages at key times can be reduced to a minimum. 5.2

Builders hoist installed in truck lift shaft.

Concrete Pumps

Concrete pumps will be used extensively throughout the project. For the courtyard the pump will be driven in through the access tunnel and parked in various locations depending on pour requirements whether at basement or at upper floor levels. For Seething Lane Garden the pump could be parked in the loading bay on Pepys Street allowing the concrete trucks to back straight up to it just off the main street. A traffic marshal will be in place to ensure that there are no trucks parked up on the public street and that they are called in as required. 5.3

Pedestrian Entrance – CCTV, Swipe Card & 24 Hr Security

Site Accommodation

As shown in Diagram 2, it would be possible to utilise some of the proposed ground floor rooms as project office and welfare accommodation. This would mean any external space which can be agreed with the local highway authorities could be used solely for loading/temporary storage. The site accommodation will be relocated towards the end of the project out to the Seething Lane Garden area as the programme requires. The main pedestrian entrance would be right alongside the accommodation area so would heighten security and ease Health and Safety concerns. 5.4

Personnel Access

The proposed site personnel access is anticipated to be located at the corner of Muscovy Street and Seething Lane Garden and will consist of a swipe card system with CCTV. All personnel will be issued with access swipe cards and a ‘no card, no entry’ principle will be applied. It also allows site management to quickly and easily track what resources are on site on a day to day basis. It is good practice from both a Health & Safety and logistics perspective to keep the pedestrian access and vehicular access for deliveries completely segregated.

5.5

Workers Accommodation

Management Offices & Accommodation

4 nr builders’ hoists 1 pedestrian entrance 1 nr large loading bay staff accommodation

Deliveries

Each contractor will have their own views on the detailed arrangements but it is likely that Seething Lane Garden and the Main Building / Courtyard will have their own separate delivery areas. Diagram 2 above shows a likely scenario. All deliveries will need to be kept off the main streets and the area will need to be protected by rigid barriers; it could have a ‘roll in roll out’ system meaning that the delivery trucks must follow the flow of the traffic. This will reduce disturbance to the neighbours and the general public and ensure that there is no on-street loading or unloading which has clear safety and traffic management benefits for all involved. Delivery arrangements will of course need to be agreed with the City of London.

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SITE LOGISITICS continued

5.6

Craneage

BRUCESHAW

Diagram 3

The intention is to place tower cranes on the roof of the existing building as Diagram 3 to facilitate the construction but there may be an advantage to be gained by setting a crane on the new Seething Lane Garden ground floor slab as soon as it is complete because the slab could also be used as hard standing for unloading / loading of materials. Excavated material from the courtyard will be brought out from the side of the building into the Seething Lane Garden Phase 2 area and taken away with the excavated material from Phase 2.

60 m Luffing Jib Crane erected outside loading bay by mobile crane

Possible Drive-In Drive-Out Loading Bay Position

60m Luffing Crane

This option will be subject to further discussion with potential contractors during the procurement process because whilst it is a viable option for consideration, in practice it is thought that this may not bring about any significant programme benefit as achieving the proposed hotel soft opening date is not dependent on the delivery of the works to Seething Lane Garden provided the works access tunnel to the Central Courtyard is available and maintained as long as necessary. This would also be a more expensive option for the construction team to undertake in view of the access restrictions and safety considerations. Nonetheless, a study of the average lifting requirements for each major phase of the works will need to be carried out to obtain estimates of the actual daily volume of tasks required per crane but at this point in time we would expect three cranes to be employed and located as suggested on the sketch below. These locations are indicative and will need to be agreed with the City of London (CoL). Buro Happold propose that the three tower cranes are placed above the main existing stair cores although some additional temporary support structure may be required to the lower existing floors as Appendix B.

60 m Luffing Jib Crane

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5.0

SITE LOGISITICS continued

6.0

POTENTIAL ENVIRONMENTAL IMPACTS

5.7

Construction Vehicle Movements

6.1

Potential Impacts during Demolition and Construction

Heavy Goods Vehicle (HGV) movements during this phase will have to be monitored closely with detailed traffic management and logistics plans updated and monitored daily. The total duration of deconstruction works is assessed at approximately 26 weeks. Following deconstruction, the total duration for the basement excavations will be approximately 72 weeks. Major material deliveries for steelwork and the like will commence prior to the completion of the excavations until completion of the project.

A review has been undertaken of the potential sources of adverse impacts associated with demolition and construction works. The results of this have been presented in Table 3. Table 3:

Table 2 provides indicative deconstruction and construction HGV movements for the Proposed Development.

Issue

Potential Impacts

Dust/Air Quality

Wind blown dust from ground surfaces, stockpiles, vehicles, work faces and cutting and grinding of materials. Exhaust emissions from lorries and plant delivering and removing materials including dust and particulates.

Ecology

Disturbance to nesting birds. Water/mud runoff into drains.

Energy Usage

Indirect impacts associated with energy consumption such as CO2 emissions, depletion of natural resources, air pollution etc (material selection and embodied energy issues are covered during the sustainable design section).

Table 2: Indicative Deconstruction and Construction Activities, and Approximate Duration Activity

Deconstruction Basement Excavation Superstructure and Fit-out

Approximate HGV Movements

Estimated Loads per Day

1,300

10

4,300

40

2,400

8

Fuel & construction Accidental spills, discharges materials storage contamination to ground. Hazardous materials contaminated land Noise

Total Period of Activities

8,000

58

to

drains/stormwater

systems,

& Exposure of the workforce to deleterious/hazardous materials and contaminated land, mobilisation of any source contaminants and creation of pathway from source to groundwater receptor. Increased road noise levels from vehicles. Increased noise levels from plant during deconstruction, piling and general construction works (e.g. from the use of air compressors and diamond cutters) on-site.

Site & surroundings Restrictions on pedestrian access to walkways, footpaths and roads. pedestrian access Traffic

Traffic congestion caused by site traffic. Increased vehicle movements mainly consisting of HGVs. Transfer of mud and material from vehicles onto the public highway. Disruption from abnormal or hazardous loads. Exhaust emissions.

Waste

Waste generation and its disposal.

Water and Water Usage

Increased sediment loadings to stormwater system. Potentially contaminated stormwater runoff. Natural resources depletion.

Vibration

Increased vibration levels from vehicles. Increased vibration levels from plant during deconstruction, piling and general construction works (e.g., from piling rigs attached to slave cranes).

Townscape Views

Views impacted and/or particularly cranes.

impeded

from

construction

equipment,

Note: HGV – Heavy Goods Vehicles, CO2 – Carbon Dioxide.

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MITIGATION MEASURES

7.1

Demolition and Construction Method Statement

BRUCESHAW

7.4

A principal contractor for the demolition phase will be appointed to develop a Demolition and Construction Method Statement (DCMS). The DCMS will identify all the procedures to be adhered to through demolition and construction. Individual trade contracts will incorporate environmental control, health and safety regulations, and current guidance. This will ensure that all contractors involved with the demolition and construction phases are committed to agreed best practice. Trade contractors will be required to demonstrate how they will meet the targets of the DCMS. The DCMS will include the following items: − − − − − −

− − −

7.2

Demolition and construction programme; Broad plan of the demolition and construction works, highlighting the various stages and their context within the whole project; Details of the Environmental Management Plan (refer below), including restricted operations, site access and housekeeping procedures; Detailed site layout arrangements (including requirements for temporary works) during the project, including plans for storage, accommodation, vehicular movement, delivery and access; Site working hours; Details of operations likely to result in disturbance, with an indication of the expected duration of each phase with key dates. This should include a procedure for prior notification of CoL and relevant statutory and non-statutory (including neighbours) parties, so that local arrangements can be agreed; A procedure to ensure communication is maintained with CoL and the local community to provide information on any operations likely to cause disturbance (through for example; meetings and newsletters); Provisions for affected parties to register complaints and procedures for responding to complaints; and Provisions for reporting to CoL and the Applicant.

Environmental Management Plan (EMP)

Matters concerning site activities during demolition and construction that relate to environmental issues will be discussed and agreed with CoL in advance of works commencing. As such, the site will be managed in accordance with best practice. This includes the agreement of the DCMS and the EMP, which will include: − −

− − − − −

A commitment to environmental protection (all Consultants and Trade Contractors will be invited to declare their support for this at the tender stage); Document planning provisions. This section provides background information and considerations on impact types to help the project team plan both their activities in relation to environmental issues and their control measures. References will also be included on what will be needed to comply with the environmental elements of any planning conditions; Detail on control measures and activities to be undertaken to minimise environmental impact; Monitoring and record-keeping requirements; Establishment of baseline levels for noise, vibration and dust; Details of a dedicated point of contact during both normal working hours and after hours, with responsibility to deal with environmental issues if they arise; and Commitment to a periodic review of the EMP and regular environmental audits of its implementation.

Any complaints will be logged on-site, fully investigated and reported to the relevant department of CoL as soon as possible. The complainant will be informed as to what action has been taken. In the event of unusual activities or events, CoL and other relevant third parties (i.e. statutory and non-statutory bodies) will be notified in advance of the work being carried out.

Management of Trade Contractors

Individual contractors (e.g. for waste removal) will incorporate relevant requirements in respect of environmental control, based largely on the standard of ‘good working practice’ as outlined in the DCMS, as well as statutory requirements. Potential Trade Contractors will be required to demonstrate how they will achieve the provisions of the DCMS, how targets will be met and how potential effects will be minimised.

7.3

Public Relations

A designated Project Team member will deal with complaints and enquiries. This individual will be named at the site entrance, with a contact number, and will be identified to CoL and community groups prior to the start of construction, and whenever a change of responsibility occurs.

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7.0

MITIGATION MEASURES continued

7.5

Construction Vehicle Management

BRUCESHAW

7.7

Whilst no long-term road closures are envisaged, short-term closures of Seething Lane and/or Muscovy Street will be required in order to establish and remove the tower cranes and to deliver large items of building plant. The requirement for short-term road closures will be discussed and agreed with the CoL during preparation of the DCMS. At present the side of the proposed development site facing Seething Lane Garden contains space for approximately 11 cars, which will be removed during the demolition phase of the Proposed Development. There will be a general policy of no on-site car parking and the site labour force will be encouraged to use public transport. Unapproved parking on public roads will not be allowed. Provisions will be made within the Proposed Development site, where possible, for essential on-site parking only. Any local traffic management measures for site access will be agreed with the CoL.

7.6

Road Cleanliness

To minimise site-generated material on roads, the Contractor will take measures to include the provision of suitable facilities at site exits, where necessary. This will include wheel-washing facilities and, in addition, the use of a suitable means to clean all highways in the vicinity of the site from any site generated matter. Collected debris will be disposed of as controlled waste in accordance with the Duty of Care Regulations (1991) at a licensed waste disposal facility.

Access and Egress

Each contractor will have their own views on the detailed arrangements but it is likely that Seething Lane Garden and the Main Building/Courtyard will have their own separate delivery areas. Diagram 2 above shows a likely scenario. All deliveries will need to be kept off the main streets and the area will need to be protected by rigid barriers; it could have a ‘roll in roll out’ system meaning that the delivery trucks must follow the flow of the traffic. This will reduce disturbance to the neighbours and the general public and ensure that there is no on-street loading or unloading which has clear safety and traffic management benefits for all involved. Delivery arrangements will of course need to be agreed with the CoL. In consultation and agreement with the Highways Authorities a traffic management system will be established to avoid congestion in the vicinity of the Proposed Development. Loading and unloading will be restricted to certain times of the day to further minimise the likelihood of congestion on highways surrounding the site and strict monitoring and control of all vehicles entering, exiting and travelling across the site will be maintained including: − − − −

The setting of specific delivery and collection times; Consolidation of deliveries wherever possible; A system of ‘just in time’ deliveries; and The requirement for prior authorisation when visiting the site via vehicle, which is managed by the logistics manager. The manager will agree at least a week in advance delivery schedules and then reviewing and prioritising them on a daily basis.

The use of a waste compactor on-site will be investigated as an additional way of reducing the number of vehicle trips related to waste collection, where applicable.

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7.0


7.8

Management of Noise, Vibration and Dust

BRUCESHAW

Full assessments of activities with the potential to generate high levels of noise and vibration are presented in the ‘Acoustic Assessment’ that accompanies this planning application.. Mitigation measures will be incorporated within the DCMS. Best practicable means of preventing, reducing and minimising noise will be adopted in agreement with CoL. This aspect of the works is likely to be regulated by an agreement under Section 61 of the Control of Pollution Act (COPA). In addition, it is expected that the Proposed Development will adhere to the relevant CoL Code of Practice during demolition and construction. On-site good practice procedures will be followed in order to mitigate noise, vibration and air pollution (e.g. through dust and fume generation) impacts under the Considerate Contractors Scheme. Measures currently planned to be adopted include: − − − − − − − − − − − − − − − −

As far as possible, demolition and construction works will be carried out using methods that minimise noise. For actions such as breaking out of old foundations, there is little reasonable choice other than to use percussion tools in one form or another. Quieter types of machinery will be specified for these works where possible. The use of music broadcasting equipment on site will not be permitted, to minimise noise pollution to adjacent buildings and occupied areas. The piling will be employed during the substructure construction. The auger piling rig generates little vibration or ground movement unless an obstruction is encountered. Noise related impacts attributable to the piling, along with other construction related noise impacts will be controlled through generic and sitespecific mitigation measures outlined within the DCMS. All piling contractors will be asked to submit method statements clearly identifying the proposed machinery and their methods of ensuring that no excessive vibration or noise is generated.

Use of hoarding around the entire perimeter of the site to assist in the screening of noise and dust generation from low-level sources; Hydraulic deconstruction and construction to be used in preference to percussive techniques where practical; Off-site pre-fabrication to be used, where practical, including the use of pre-fabricated structural elements, cladding, toilets, mechanical and electrical risers and packaged plant rooms; All plant and equipment to be used for the works to be properly maintained, silenced where appropriate, and operated to prevent excessive noise and switched off when not in use and where practicable; Plant will be certified to meet relevant current legislation and British Standard 5228 (BS5228) Standards; All Trade Contractors to be made familiar with current legislation and the guidance in BS5228 (Parts 1 and 2), which will form a prerequisite of their appointment; Threshold vibration limits will be set and monitoring equipment established at locations outside the site that are deemed sensitive, such as nearby office areas and churches and listed buildings; Loading and unloading of vehicles, dismantling of site equipment such as scaffolding or moving equipment or materials around site will be conducted in such a manner as to minimise noise generation. Where practical these will be conducted away from noise sensitive areas; Deviation from approved method statements to be permitted only with prior approval from the Principal Contractor and other relevant parties. This will be facilitated by formal review before any deviation is undertaken; Noise complaints, or exceedences of action levels, will be reported to the Contractor and immediately investigated; Brushing and water spraying of heavily used site hard surfaces and access points as required; Wherever possible, plant and equipment will be switched off when not in use; Vehicles transporting materials capable of generating dust to and from site to be suitably sheeted on each journey to prevent release of materials and particulate matter; Effective wheel/body washing facilities to be provided and used as necessary; Burning of wastes or unwanted materials will not be permitted on-site; and All hazardous materials including chemicals, cleaning agents, solvents and solvent containing products to be properly sealed in containers at the end of each day prior to storage in appropriately protected and bunded storage areas.

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7.9

Site Waste Management Plan

BRUCESHAW

A formal and detailed Waste Management Plan will be obtained from the successful contractor. The disposal of all waste or other materials removed from the Site will be in accordance with the requirements of the Environment Agency, Control of Pollution Act (COPA), 1974, Environment Act 1995, Special Waste Regulations 1996 and the Duty of Care Regulations 1991.

As the new buildings become enclosed, the rubbish will be collected in lightweight floor-based wheeled skips that can manoeuvre around the configuration of the units. The skips will then be taken to ground floor level by hoist, and either disposed of into larger skips, or if suitable, placed into a compactor to reduce the volume of the waste before it is taken off-site.

In general and in accordance with the principles of the UK Government’s ‘Waste Strategy 2000’, a principal aim during demolition and construction will be to reduce the amount of waste generated and exported from the Proposed Development site. This approach complies with the waste hierarchy whereby the intention is first to minimise, then to treat at source or compact and, finally, to dispose of off-Site as necessary. All relevant contractors will be required to investigate opportunities to minimise and reduce waste generation, such as:

Table 4

−

Agreements with material suppliers to reduce the amount of packaging or to participate in a packaging take-back scheme; − Implementation of a ‘just-in-time’ material delivery system to avoid materials being stockpiled, which increases the risk of their damage and disposal as waste; − Attention to material quantity requirements to avoid over-ordering and generation of waste materials; − Re-use of materials wherever feasible (e.g. re-use of crushed concrete from demolition process for fill (crushed using an on-site concrete crusher); re-use of excavated soil for landscaping; reuse of internal equipment and plant from existing buildings). Concrete will be taken off the Proposed Development site for crushing and re-use. The Government has set broad targets of the use of reclaimed aggregate, and in keeping with best practice, contractors will be required to maximise the proportion of materials recycled; − Segregation of waste at source where practical; and Re-use and recycling of materials off-site where re-use on-site is not practical (e.g. through use of an off-site waste segregation facility and re-sale for direct re-use or re-processing) Our expectations in this regard are shown in the Table 4. Overall, the waste management for the site is likely to comprise of the following: −

− −

The material from the courtyard demolition and excavations will be loaded onto trucks within the courtyard and driven straight out through a designated carriageway through Seething Lane Garden. A strict internal traffic management plan would have to be adhered to, to ensure there are no jams at the tunnel entrance/exit; The waste material from Seething Lane Garden will be loaded directly into trucks within the Seething Lane Garden area. Once the excavation becomes too deep to load directly into trucks a tower crane will likely be used for the removal of the final portion of the dig; and The soft demolition strip out material will be brought down in builders’ hoists situated alongside the proposed loading area on Pepys Street and will be loaded directly into waiting skips.

Skips will be covered to prevent dust and debris blowing around the site, and will be cleared on a regular basis. Burning of wastes or unwanted materials will not be permitted on-site. All hazardous materials including chemicals, cleaning agents, solvents and solvent containing products will be properly sealed in containers at the end of each day prior to storage in appropriately protected and bunded storage areas.

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Material Architectural Salvage

Target 100% re-used

Structural steel for reuse

100% re-used

Metals

100% recycled

100% recycled Hardcore (brick / block / concrete etc…)

Excavated Material / clay etc Timber

Up to 80% re-used

Glass (non-tempered, non-laminated and non-bomb proofing film etc…) Mixed waste

100% recycled

Asbestos

The amount reused will depend on the material

The amount recycled will depend on the material 100% landfill

Other toxic / Action subject to relevant, specific hazardous materials legislation

Probable Location Several architectural salvage companies in East London. Any complete sections salvaged during the demolition works will be retained by the contractor for re use in temporary works on this or possibly other projects with the balance taken to transfer stations in Edmonton, Canning Town and Bethnal Green. Every effort will be made to recycle these materials on site with any surplus being taken to waste transfer stations in Stratford and Hackney. Clay – 100% processed for re-use (subject to analysis):at a site in Dagenham where the material will then be lime / cement stabilised to create a suitable engineered fill for use as a sub-base or piling mat for construction projects.

We will attempt to salvage any re-useable timber for hoardings, battening, shuttering etc for possible for use on site with the balance being retained by the contractor or processed at a waste transfer station in Barking or Hackney. Processing facility in Greenwich.

All will be taken to transfer stations in Hackney or Ockenden, Essex and fully sorted to maximise recycling potential. An absolute minimum will remain for transport to landfill. May be taken to a licensed site in Longfield, Kent or other suitable alternative. Example: Oils can often be reclaimed and a suitable facility is located in Rainham, Essex

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7.10 Protection of Archaeological Resources

7.14

The precise details of any further archaeological evaluation and the subsequent mitigation strategy will be agreed with the CoL Senior Planning and Archaeology Officer and English Heritage (where appropriate) prior to any intrusive ground works. Any necessary archaeological work will be conducted in accordance with a ‘Written Scheme of Investigation’ drawn up in consultation with the CoL. Refer to the ‘Archaeological Assessment’ that accompanies this planning application for further details.

All relevant contractors will be required to investigate opportunities to minimise and reduce use of energy and water, such as:

7.11

− −

Protection of Ecological Resources

The ‘Ecological Impact Assessment’ that accompanies this planning application describes the baseline ecological conditions on the Proposed Development site, assesses the site’s ecological value and details the mitigation measures necessary to eliminate any adverse impacts on the ecological status of the area. In the event that ecological issues are identified during the course of project activities, consultation with the Principal Contractor, project team and relevant statutory and advisory bodies such as Natural England and the Environment Agency (EA) will be undertaken as necessary. We are awaiting the final draft of the Ecology Report to complete our report.

7.12

− −

− −

Energy and Water Usage

Use of alternatives to diesel/petrol powered equipment where possible; The incorporation of sources of renewable energy to offset the use of main utilities will be considered; Selection and specification of energy efficient plant and equipment wherever viable; Implementation of staff based initiatives such as turning off taps, plant and equipment when not in use both on-site and within site offices; encouraging a paper-reduced office and encouraging double sided printing and photocopying when these activities are necessary; Use of recycling water systems such as wheel washes; and Use of a rainwater harvesting system for use in equipment and vehicle washing will also be investigated.

The energy and water consumption of the project will be monitored, either through sub-metering or reading utility bills, to allow comparison against best practice benchmarks and improvements to be made.

Protection of Views

Views of the existing building by the general public will be affected to some degree during the demolition and construction works and we intend to mitigate the impact by the imaginative decoration of the construction site hoardings which may include a representation of the finished scheme or other suitable images.

7.13

Protection of Water Resources

In summary, surface drainage, ground water seepage, and any minor dewatering will pass via settlement tank facilities to the foul water sewer. Discharge arrangements into the foul water sewer will be agreed with Thames Water Utilities Limited. All liquids and solids of a potentially hazardous nature (e.g. diesel fuel, oils, and solvents) will be stored on surfaced areas, with bunding, to the satisfaction of the EA. The Principal Contractor will ensure that any water that may have come into contact with contaminated materials will be disposed of in accordance with the Water Resources Act (1991) and other legislation, and to the satisfaction of the EA and/or Thames Water.

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APPENDIX A

DESIGN INFORMATION

REFERENCES

This report has been prepared from the following drawings and documents:

HMSO, (1991); Statutory Instrument 1991 No. 2839 - The Environmental Protection (Duty of Care) Regulations 1991.

Architects Drawings

HMSO, (1991); Statutory Instrument 1988 No. 818 (c.26) - Control of Pollution Act 1974 (Commencement No. 19) Order 1988.

Dwg No. A2100 Dwg No. A2101 Dwg No. A2102 Dwg No. A2103 Dwg No. A2104 Dwg No. A2105 Dwg No. A2106 Dwg No. A2107 Dwg No. A2108 Dwg No. A2109 Dwg No. A2110 Dwg No. A2111 Dwg No. A2112 Dwg No. A2113 Dwg No. A2114 Dwg No. A2115 Dwg No. A2116 Dwg No. A3000 Dwg No. A3001 Dwg No. A3002 Dwg No. A3003 Dwg No. A3004 Dwg No. A3005 Dwg No. A3101 Dwg No. A3102 Dwg No. A3104 Dwg No. A3107

British Standard Institute (BSi), (1997); BS 5228-1-5:1992-1997 – Noise and Vibration Control on Construction and Open Sites. HMSO, (1995); Environmental Act 1995. HMSO, (1996); Special Waste Regulations 1996. DETR, (2000); Waste Strategy 2000 for England and Wales. HMSO, (1994); Water Resources Act 1991 (c.57).

Revision Drawing Title

P6 P6 P7 P7 P7 P7 P7 P7 P7 P8 P6 P6 P7 P7 P6 P2 P7 P3 P4 P4 P3 P3 P3 P3 P3 P3 P2

Proposed Plan - Basement 4 Proposed Plan - Basement 3 Proposed Plan - Basement 2 Proposed Plan - Basement 1 Proposed Plan - Lower Ground Floor Proposed Plan - Ground Floor Proposed Plan - Ground Floor Mezzanine Proposed Plan - First Floor Proposed Plan - Second Floor Proposed Plan - Third Floor Proposed Plan - Fourth Floor Proposed Plan - Fifth Floor Proposed Plan - Sixth Floor Proposed Plan - Seventh Floor Proposed Plan – Tower Plans Proposed Plan – Roof Plan Proposed Plan - Roof Plan Proposed Elevation South East Proposed Elevation East Proposed Elevation North Proposed Elevation West Proposed Elevation South Proposed Elevation Pavillion West Proposed Section B-B Proposed Section C-C Proposed Section E-E Proposed Section D-D

Structural Strategy Statement for Planning – Revision 02 dated November 2008 prepared by Buro Happold

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APPENDIX B - BURO HAPPOLD 3D VISUALISATION

2.

1.

4.

3.

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Construction Method Statement

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