Project programme to run in line with RIBA plan
Outline design proposals to be at an advanced
stage by May 2018
Planning submission to be in by June with
Building Warrant application to follow shortly after
Site start beginning of September 2018
All building work to be completed by end Dec
Outline Project Objectives;
Example of monthly diary of
work to be provided to client at the end of every Month.
The site is situated on a country road close to the junction
Little Cloak estate and Magpie Nest Road, in Lochwinnock Village. It is around
500 metres from the village centre which is located directly South. It is
generally a quiet neighbourhood; however, roads can be busy with tourists
during bird watching season.
There is a large and attractive garden to the north side of
the building with a number of mature deciduous trees toward the West boundary
of the site.
Historically the district has been subject to minor ground
movements due, frequently, to collapsing shallow mines as a result of medieval
workings. Some ground investigation will be needed to establish suitability for
any new build.
The site consists of
two derelict barns which used to be part of a large local mill grinding
business during the Victorian Era. They have now lain derelict since the end of
the Second World War. The client occupying the adjacent property to the South.
The topography is irregular and undulating generally varying
from 300mm to 1200mm below the existing finished ground level. There are two
drainage access chambers located in close proximity to the building.
Both top and bottom barns are in sound condition, the walls
are constructed of stone rubble built and in some places decorated with cement
ashlar. There is evidence of masonry repairs having been carried out but some
considerable time ago. The slated roof requires to be stripped and related and
all lead work requires to be replaced. The rainwater goods and drainage pipes
are cast iron and require some minor maintenance.
Image 1 – Existing materials and finishes to be matched in a
Image 2 – drop in levels throughout site, to be worked and
Image 3 – View from road, to be made attract and retain the
character of the local area and surroundings.
Members of the Design Team
The architect is required in the planning and
drawing of this design, as well as overseeing key construction stages. This
involves taking into consideration not only environmental aspects and commercial
restraints, but also the general wellbeing of the construction team, which
include materials used (material COSHH data sheets) and safety (CDM guidelines,
health and safety plan). The design must be functional, thus an architect needs
to have knowledge of the builder’s requirements, such as which planning and
building regulations the construction must abide by and comply with.
The structural engineer is a designer, competent
to advise on alterations to the structure of existing buildings and to design
the structure of the building in accordance with applicable regulation and standards.
Structural engineers have specific expertise in assessing and advising on the
reasons for, and solutions to, structural defects occurring to a property and
the solutions to ensure the structural stability of the building.
The building services engineers plan, design,
monitor and inspect systems to make buildings comfortable, functional,
efficient and safe. Typically, these systems will include heating, ventilation
and air conditioning (HVAC), water and drainage, lighting and power control
systems. Building services engineers play a central role in contributing to the
design of a building, not only in terms of overall strategies and standards to
be achieved, but also in façade engineering, the weights, sizes and location of
A quantity surveyor will provide expert advice
on construction costs. They help to ensure that proposed projects are
affordable and offer good value for money, helping the client and the design
team assess and compare different options for both construction costs and
ongoing maintenance costs. They can then track variations, ensuring that costs
remain under control as the project progresses.
The Contractor oversees and manages the
construction of the building for the Client, following the Architect and
Engineers’ designs. The work is delivered under a contractual agreement. The
Main Contractor will select Sub-contractors based on the capability, resources,
availability and price.
Source local materials;
Cast Iron Rainwater Goods
Plan of Works
We propose to use the RIBA plan of works to guide the entire
construction process, from briefing and designing through to project
maintenance. It breaks down all key tasks into several stages that can be
altered to suit your specific requirements.
The benefits it will
bring include the following:
Improved communication with the architect and
Improved flexibility to match your needs with
Stages act as milestones to set up agreements
for deliverables, fees and activities of the parties involved
Reference points make it easier for you to
assess the work and make changes where necessary
By using an architect who adheres to the RIBA plan of work,
the teams’ responsibilities will extend beyond practical completion to a
professional aftercare period, this will ensure that you achieve the very best
from your conversion.
A plan of works for this project has been created and can be
The information below gives details on some of the processes
and procedures that will be implemented throughout the construction in order to
manage the negotiation, execution, performance, modification and termination of
7.1 Progress Meetings
During the construction stage, the architect will hold monthly
(more frequent if required) on-site construction progress meetings attended by
the contractor and any necessary members of the consultant team. The client may
also wish to attend these meetings.
Construction progress meetings will give an opportunity to:
Receive progress reports from the contractor
Receive progress reports from the consultant
Receive cost reports from the cost consultant
Receive records of sub-contractors and labour on
A chance to get progress photos for a record of
the build stages and processes
Meeting minutes should be prepared, with a requirement that
any disagreement with the items recorded in the minutes is raised within a
pre-defined period. The progress meetings will also result in the preparation
of a construction progress report for the client.
7.2 Architects Instructions
Within the construction contract, the architect has the
power to issue instructions to the contractor. These instructions must be given
in writing, also being dated and signed by the architect.
Broadly the instructions could include:
Vary the works processes or designs
Postpone the works
Remedy workmanship, goods or materials which are
not in accordance with the contract
Sanction a variation made by the contractor
In relation to the expenditure of provisional
Open up work for inspection and tests
The contractor must comply with the instructions, although
the contractor may ask the architect to inform them which conditions empower
them to make that instruction. Disagreement may result in a dispute being
deemed to have arisen, and the dispute resolution procedures of the contract
will then come into force.
Where an instruction is given to open up work or to carry
out tests, costs incurred will be added to the contract sum, or if the work
tested proves to be defective. If such an instruction is given because other
similar work, materials or goods were defective, then no addition will be made
to the contract sum as long as the instruction is reasonable.
7.3 Interim Certificate
Interim certificates provide a mechanism
for the client to make payments to the contractor before the works are
complete. The Housing Grants, Construction and Regeneration Act, states that a
party to a construction contract in excess of 45 days is entitled to interim payments.
Interim payments can be agreed in advance
and paid at particular milestones, but they are more commonly regular payments
the value of which is based on the value of work that has been completed (this
is the actual value of the work completed, taking into account variations etc).
The amount of these payments is entered
onto an interim certificate (generally valued by the cost consultant, perhaps
having taken advice from the lead designer) and the client must honour the certificate
within the period stipulated by the contract.
If the client intends to pay a different
amount from that shown on the interim certificate, then they must give notice
to the contractor of the amount they intend to pay and the basis for its
calculation (pay less notice – see Housing Grants, Construction and
Regeneration Act for more information).
7.4 Defects Liability
/ Building Control
Council – Renfrewshire Council
8.1 Planning Guidance
“Proposals to convert or rehabilitate existing redundant
traditional buildings for suitable non-agricultural use may be considered
favourably, particularly older buildings which are constructed in a vernacular
style. Conversion of these buildings to residential use will generally be
acceptable where the buildings are structurally sound and capable of conversion
without substantial rebuilding. This should be supported by a structural
The planning application will be viewed positively by
demonstrating the following:
The building is surplus to requirements for
agriculture or other rural uses;
The building is traditional and in a vernacular
The building is structurally sound, with the
exterior walls and roof intact;
The alterations maintain the character of the
building and any extension does not dominate the original building;
Designs which successfully blend the traditional
with the contemporary
Application will be made online through Scotland ePlanning
website and will require:
Completed application forms
Payment of £401 to cover the relevant
Submission of plans, drawings and reports in
support of the application
8.2 Building Control Guidance
process all building works should follow is:
Register and submit your Building Warrant
Pay for your Building Warrant application
After warrant has been approved, notify the
council when you intend to start the work
Ensure you contact the Council to arrange
statutory inspections and notifications
Apply for a Completion Certificate once the
building work is complete
The Building Warrant application will be made online through the
Scotland eBuildingStandards website and the relevant fee is estimated to be
The design intends to achieve a
finished product which will help to reduce emissions and energy use during the
lifetime of the building. A breakdown of the construction methods, materials
and options that will be considered to achieve the building sustainability
objectives are outlined in the information below.
One of the key ways to improve the
energy efficiency of buildings is by limiting the heat loss from the building
envelope. This is best achieved through effective insulation. Insulation can be
applied to floors, walls, roofs pipes and boilers.
The three common types of insulation
used in new construction are:
Flexible Insulation, glass fibre and mineral
Rigid Insulation, usually a form of plastic
board such as polyisocyanurate board. For their thickness, they usually have
better insulating properties;
Thermal Lining Boards, usually consist of
mineral wool or plastic foam insulation bonded to plasterboard, and containing
an integral vapour check.
New ground floors should be insulated
to the Best Practice Standards, to achieve maximum U-values of 0.20W/m²K. The
most common types of new ground floors are:
Ground-bearing concrete slabs;
Suspended pre-cast concrete ‘beam-and-block’
Suspended timber floors.
Exposed walls should be insulated to
Best Practice Standards – achieve maximum U-values of 0.25W/m²K.
The external walls of domestic
extensions are usually constructed by one of two methods:
Masonry cavity construction;
This usually consists of a structural
timber frame with insulation placed between framing members, lined internally
with plasterboard and externally with a sheathing board and a waterproof
breather membrane. The timber frame is often cladded externally with a skin of
brickwork, separated from the frame by a cavity. Timber frames are usually 90mm
or 140mm thick. In order to meet the Best Practice Standard, it is necessary
Use at least 140mm thick framing;
Use a thermal board instead of ordinary
Use high-performance insulation within the
Roofs should be insulated to the Best
Practice Standards, to achieve maximum U-values of 0.18W/m²K. There are three
common methods of insulating roofs:
Insulating at ceiling level (with an unheated
Insulating within the pitch of the roof
(between the rafters);
Insulating a flat roof.
Where insulation is to be placed
within the pitch of the roof (between the rafters) the building regulations
specify that a 50mm wide ventilation gap must be maintained above the
insulation (and beneath the roofing felt and tiles), in order to reduce the
risk of interstitial conditions. Consequently, the thickness of any insulation
placed between the rafters cannot exceed 50mm less than the depth of the
rafters. Eaves ventilators and ridge or abutment ventilators must be installed.
Additional insulation can be provided
in two ways:
Adopt a form of construction called a ‘vapour
balanced’ or ‘breathing’ roof which allows moisture to permeate, removing the
need for ventilation of the roof construction. The impervious roofing felt is
replaced by ‘breather felt’, and the 50mm ventilation gap, the soffit and ridge
ventilators and the polythene vapour barrier are all omitted. This simplifies
the construction and leaves more space for the insulation;
Supplement the insulation between the rafters
by using a thermal board, instead of ordinary plasterboard, for the internal
Windows are a critical component in a
sustainable building design. The majority of energy flows in and out of a
building through its windows, well designed windows can provide heating,
cooling, lighting and ventilation.
There are many combinations of frame
type and glazing type that will meet the Best Practice Standard – maximum
Glazing types include double and
triple glazing with different spacing, low emissive coatings, and argon filling
between the panes. Frame types include unplasticised polyvinyl chloride (UPVC),
timber and metal. Metal-frames should include thermal breaks to reduce heat
loss through the frames.
Examples of windows that meet the Best
Practice standard are as follows:
Timber-framed windows with triple glazing,
12mm glazing gaps, and one ‘hard’ low emissivity coating;
Timber-framed windows with double glazing
incorporating at least a 16mm glazing gap, argon gas fill and one ‘soft’ low
Metal-framed windows (incorporating thermal
breaks) with triple glazing incorporating at least 16mm glazing gaps, argon gas
fill and one ‘soft’ low emissivity coating.
Special consideration should be given
to the type of window fitting to be used in listed buildings or conservation
areas. Typically, UPVC windows will not be appropriate in these circumstances.
Domestic buildings have traditionally
relied on air infiltration through the building fabric to provide background
ventilation. This is supplemented by extract ventilation fans or by opening
windows when additional ventilation is needed.
Modern construction methods and
regulations deliver a higher standard of air tightness, and it is no longer
acceptable to rely on infiltration to provide background ventilation. The maxim
is ‘build tight, ventilate right’. In extensions, the provision of appropriate,
controlled ventilation is therefore essential, in order to ensure good air
quality and avoid the risk of surface condensation.
However, excessive ventilation results
in unnecessary heat loss, and consequently increased fuel use, fuel costs and
Ventilation falls into the following
Background ventilation – provided by air
bricks, trickle ventilators in window heads, or facilities to secure windows
slightly open in a ‘slot ventilation’ position;
Rapid or ‘purge’ ventilation – provided by
opening windows, when there is a need to expel pollutants or admit fresh air;
Extract ventilation – provided to expel moist
stale air from ‘wet areas’ (i.e. kitchens, utility rooms, bathrooms) in order
to reduce the risk of surface condensation.
Energy efficient ventilation is
achieved by providing ventilation only when and where it is needed. ‘Wet’ areas
must be provided with extract ventilation, in the form of electric fans or
‘passive stack ventilation’:
Extract ventilation fans should be controlled
by humidistats, or wired to operate with light switches;
Energy efficient, low power fans incorporating
direct current (DC) motors are now available. Fans of this type reduce the fuel
use, fuel costs and carbon emissions associated with providing ventilation.
The existing heating system must provide fully
pumped circulation (i.e. not gravity feed);
The heating controls must be upgraded to
include a programmer, a room thermostat and a thermostat on any hot water
The room thermostat must be interlocked to the
boiler so that it does not fire when there is no demand for heat.
In a typical home, lighting accounts
for between 10% and 15% of the electricity bill, and contributes significantly
to carbon emissions. As stated previously, the design of a building can play an
important part, with natural lighting providing a cost effective and energy
efficient way of providing the necessary light.
There are two main types
of energy efficient lamps:
compact fluorescent lamps (CFLs);
light emitting diodes (LEDs).