New Build and Major Repairs Brief
An overview document aimed at new build and major refurbishment, with helpful information on the health and pollution issues linked to material specification. The brief covers sustainability issues only and must be used in conjunction with the standard design briefs. Many of the measures outlined are achievable at little or no cost and most at only moderate cost. It is judged that these measures are generally affordable within current cost limits, subject to a careful allocation of cost and obtaining maximum benefit from improved efficiencies, for example in design and procurement methods. Other measures are suggested for consideration, such as solar hot water heating and water recycling and these may be affordable, dependent on grant or client support.
Health and Safety considerations are particularly important for concrete and structural repairs works, because they generate noise, dust and other major hazards that are far greater than for many other building works. Works are difficult to estimate and quantify, therefore it is important to establish good investigative and assessment methods and establish proper estimation and cost control procedures. In general terms with regards to the environment, mineral based fillers and coatings are preferred to epoxy based systems. Concrete and brickwork cleaning should be specified to avoid the use of chemical systems and the control of dust is a critical factor in minimising disruption to residents.
The client requires that a replacement roof must have increased thermal performance, need minimal maintenance, provide increased security for residents and that the work to the roof or associated work does not exacerbate any underlying problems existing in the building. Maintenance and other ongoing costs should to be weighed against initial building costs to reach a cost-effective solution in regards to the choice of different materials. The environmental preference is for a pitched roof, as they shed water reducing the demands on the roof covering, are less environmentally damaging than flat roofs, and it can be difficult to arrange for the necessary ventilation of flat roof construction.
Lambeth’s Crime Prevention Strategy commits to Secured by Design (SBD) standards. Improving security to individual dwellings is an important part of achieving social sustainability for residents on estates who may suffer a disproportionate level of crime. The aim of SBD is to encourage architects, surveyors and other specifiers, developers and builders to adopt sensible crime prevention measures in all property refurbishment and new developments. The Crime Prevention Design Advisor (CPDA) should be consulted during the initial planning phase, they will be aware of any local security issues that are not covered in general SBD guidance.
The client requires a high quality, good value landscape which will provide an attractive setting for residential areas and encourage of a sense of community through consultation and collaboration. Natural habitats and green space should be maintained and enhanced. Good horticultural practice is essential, herbicides should be avoided as much as possible, but if necessary only approved non-hazardous herbicides should be specified. Hard landscape materials should have a high degree of vandal resistance and low maintenance requirement, all timber should be FSC accredited. (nb. roof renewal using green-roofs such as sedum blankets improves local conditions by absorbing chemical and noise pollution, trapping dust, slowing rainwater runoff, encourage beneficial wildlife, and can reduce heat in buildings by shading and reducing energy needs).
Lambeth has a statutory duty to reduce fuel poverty in its housing stock, and the standard design brief for central heating promotes affordable warmth and increased energy efficiency, with a concurrent reduction in CO2 emissions. Central heating projects offer the opportunity to reduce heat loss, via draught-stripping, and additional insulation and other measures which may be grant supported. Communal heating systems should be maintained where possible; ineffective warm air units can be replaced with wet radiators and controls to meet decent home standards.
Lambeth has a statutory duty to reduce fuel poverty. Window design should take this into account and meet or exceed the performance standards of the Building Regulations (Part L), which will be upgraded in 2005. Windows must provide a 30-year minimum life and increase energy efficiency, security and noise insulation, be easy and safe to operate, requiring minimal maintenance and not exacerbate any underlying problems existing in the building. Costs will be an important consideration and options should be weighed in terms of the initial Capital outlay and the ongoing maintenance costs in order to ensure the most cost-effective solution is adopted. Aesthetics also need to be appropriate to the architectural style of the building.
This brief suggests measures to reduce the environmental impact of kitchen and bathroom improvements to comply with the Decent Homes Standard.
The measures also aim to reduce running costs of energy and water for tenants and maintenance costs for the authority, improve comfort and reduce potential hazards to the health of residents.
Other aspects of improvements to meet the standard are covered in other briefs in the series on central heating in particular.