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