Demolition and Construction of Telephone House site, Royal Tunbridge Wells

CALA HOMES' Revised Scheme of Works [1st scheme was refused 9 September 2002]

SCHEME OF WORKS FOR THE DEVELOPMENT OF THE TELEPHONE HOUSE SITE
ROYAL TUNBRIDGE WELLS
BY CALA HOMES (SOUTH) LIMITED
9th OCTOBER 2002

CONTENTS

List of appendices
List of Tables

Introduction

  1. PRINCIPAL EVENTS IN CONSTRUCTION PROGRAMME
    1. INTRODUCTION
    2. PRINCIPAL EVENTS AND DURATION
    3. STRATEGIC PROGRAMME
  2. PHASE 1: SITE SET UP AND DEMOLITION
    1. INTRODUCTION
    2. KEY ACTIVITIES
      • Site Set Up
      • Demolition
    3. ENVIRONMENTAL MANAGEMENT
      1. Dust control during site set up and demolition
      2. Debris on highway during site set up and demolition
      3. Noise intrusion mitigation during site set up and demolition
    4. PLANT AND EQUIPMENT
    5. SITE ACCOMMODATION AND STORAGE
    6. TRAFFIC AND HIGHWAY MANAGEMENT
    7. ACCESS/EGRESS ARRANGEMENT DURING SITE SET UP AND DEMOLITION
  3. PHASE 2: CONSTRUCTION
    1. 3.1 INTRODUCTION
    2. 3.2 KEY ACTIVITIES
      1. Phase 2/1 Earthworks/basement construction
      2. Phase2/2 Ground floor slab
      3. Phase 2/3 Superstructure
    3. ENVIRONMENT MANAGEMENT DURING CONSTRUCTION
      1. Dust Control during construction
      2. Debris on Highway during construction
      3. Noise Intrusion on Mitigation during construction
    4. PLANT AND EQUIPMENT
    5. ACCOMMODATION AND STORAGE
    6. TRAFFIC AND HIGHWAY MANAGEMENT DURING CONSTRUCTION
    7. ACCESS AND EGRESS ARRANGEMENTS
      1. Phase 2/1 Earthworks/Basement Construction
      2. Phase 2/2 Ground Floor Slab
      3. Phase 2/3 Superstructure
  4. PHASE 3 - INTERNAL FIT-OUT AND LANDSCAPING
    1. INTRODUCTION
    2. KEY ACTIVITIES
    3. ENVIRONMENTAL MANAGEMENT FOR INTERNAL FIT-OUT AND LANDSCAPING
      1. Dust Control
      2. Debris on Highway
      3. Noise Intrusion Mitigation
    4. SITE ACCOMMODATION AND STORAGE
    5. PLANT AND EQUIPMENT
    6. TRAFFIC AND HIGHWAY MANAGEMENT
    7. ACCESS AND EGRESS ARRANGEMENTS
  5. CONCLUSION

List of Appendices:

Appendix 1 - Plant and Equipment

Appendix 2 - Anticipated material and distribution for Phase 2 - Construction and Phase 3 - Internal Fit-Out and Landscaping.

Appendix 3 - Development Phase Site Layouts

List of Tables
Strategic Programme.

INTRODUCTION

  1. CALA Homes (South) Limited has prepared this document to assist in the understanding of the proposed construction methodology and sequencing of the redevelopment of Telephone House to provide 43 apartments with basement level parking, as required under Condition 15 of Appeal decision APP/M2270/A/00/105496.

  2. CALA, now a company in its 127th year, has a wealth of knowledge of the development industry and has won numerous awards for its prestigious residential developments. CALA Homes are acutely aware that any form of construction process especially on tightly constrained sites such as Telephone House will have an impact on residents and neighbours during the construction process and this is balanced against the need to ensure public safety and the safety of its workers.

  3. In preparing die scheme of works cognisance has been taken of the inspectors decision letter in allowing the appeal for the development, and the views of the Council and residents. CALA is very conscious that residents would prefer that the development as proposed does not take place, for a variety of reasons including the effect on their amenities during the construction process and the Councils original view that there should be no construction traffic using York Road.

  4. CALA originally intended to have a build programme, which allowed for the construction of the blocks nearest to Church Road in advance of those on York Road, which would have resulted in an intensive use of York Road. The building programme has been revised in the light of comments raised and it is now intended to construct all the blocks concurrently.

  5. We aim to minimise as far as reasonably possible disturbance to adjoining properties and residents, whilst ensuring a safe working environment.

  6. We also aim to ensure an efficient build programme, which has benefits for the wider community by minimising the disturbance to neighbours and residents by reducing the construction period.

  7. The previously submitted scheme of works, which was registered under application, was refused on 9th September 2002.

  8. This revised scheme of works attempts to take account and resolve the previous reasons for refusal. By providing a clearer document which will allow the Council to monitor the activities on site, to ensure compliance with Condition 15.

  9. The report is split into 5 sections. Section 1 provides a simplified sequence of construction, which is broken down into 3 major phases. Phase 1 Site Set Up and Demolition, Phase 2 Construction, Phase 3 Internal Fit-Out and Landscaping. The Strategic Plan attached to Section 1 provides the estimated duration of the Key Activities in each of the 3 phases of development.

  10. It must be noted that the phases and key activities used for the purposes of this Report is a simplified programme of works. Due to the dynamics of the construction process there will in reality be a merging of key activities and phases.

  11. Sections 2, 3 and 4 refer to the phases in the construction process and how the issues of dust control; debris on highway; noise mitigation measures; site accommodation/storage and access/egress onto York Road and Church Road, will be dealt with in each phase.

  12. Section 5 is the conclusion of the Report.

  13. The statements contained in this Report are made on the best information available at the time of publication. If principal changes are required to deliver this scheme, they will be discussed in advance with the Local Planning Authority resulting in a formal amendment to the scheme of works.

  1. PRINCIPAL EVENTS IN CONSTRUCTION PROGRAMME

    1. INTRODUCTION

      1. The principal events in the construction of the Telephone House development are listed below in Section 1.2. They have been grouped into 3 phases: Site set-up and Demolition, Construction; and Internal Fit-out and Landscaping. The construction phase is split into 3 sub-phases: basement/foundations, ground floor slab and superstructure. Each phase and sub phase is broken down further into key activities.

      2. A more detailed breakdown of the key activities and their estimated duration's is provided in the Strategic Programme attached. It should be noted that the duration's given in Section 1.2. below, are estimates for each key activity and phase, and that there will be overlaps between different key activities and different phases. These overlaps are more readily identified on the Strategic Programme.

    2. PRINCIPAL EVENTS AND DURATIONS

      Phase 1 - Site Set-up and Demolition - 18 weeks
      Principal Contractor: Woolridge Ecotec Limited

      Start on site - Event
      Site set-up - 2 weeks
      Erect Scaffold - 2 weeks
      Secure Site Boundary/Signage - 2 weeks
      Internal Strip Out - 2 weeks
      Hard Demolition - 16 weeks
      Clear Site - Event

      Phase 2 - Construction

      Phase 2/1- Basement/Foundations - 31 weeks
      Principal Contractor: CALA Homes (South) Limited

      Start on Site - Event
      Site Accommodation - 2 weeks
      Earth Works 1 - 8 weeks
      Earth Works 2 & 3 - 11 weeks
      Temp Works No. 27 (4) - 2 weeks
      Basement/Foundations Drainage - 23 weeks

      Phase 2/2 - Ground Floor Slab - 20 weeks
      Ground Floor Slab - 20 weeks
      Construction Office/Site Set Up - 3 weeks
      Remove Cabins - 1 week

      Phase 2/3 - Superstructure - 62 weeks
      Superstructure - 40 weeks
      Roof Construction - 46 weeks
      Strike Scaffold - 46 weeks

      Phase 3 - Internal Fit-Out and Landscaping - 49 weeks
      Principal Contractor: CALA Homes (South) Limited

      Internal Fit Out - 49 weeks
      Roof Plant & Penthouse Fit-out Block A1 - 10 weeks
      Hard Landscaping - 12 weeks
      Soft Landscaping - 5 weeks
      Handover/Occupation - 15 weeks

  2. PHASE 1: SITE SET UP AND DEMOLITION - Duration 18 weeks

    1. INTRODUCTION

      1. Phase 1 incorporates the site set up and demolition activities in the construction sequence. The key activities within this Phase are listed below. The estimated duration of this phase is 18 weeks and the estimated duration of each key activity is shown on the Strategic Programme in Section 1.

    2. KEY ACTIVITIES

      Site Set Up - Duration 2 weeks

      • Secure site Boundary (including erection of safety signage)
      • Construction of protective scaffold/access provision
      • Install welfare provision including: Canteen/drinking water Changing area/drying room First aid provision/telephone Toilets
      • Office/site accommodation

      Demolition - Duration 16 weeks

      • Internal strip-out
      • Hard demolition
      • Clear site

    3. ENVIRONMENTAL MANAGEMENT

      1. Dust Control

        Dust control during site set up

        1. There will be no significant dust generating activity during this stage. Dust control during internal strip out and demolition
        2. During the internal strip out (the removal of internal fixtures and fittings), all windows will remain sealed and any broken windows will be sealed, to contain dust within the building. There will be intermittent sprinkling of water as required to dampen down dust to reduce further the chances of dust escaping the confines of the site.
        3. The building will be encased on two sides by monaflex sheeted scaffolding. Internal shutes and skips will be used to remove demolition material. The use of protective monflex sheeting on the scaffolding and the internal chutes will contain and minimise dust escaping from the site. Furthermore, the demolition contractors (Woolridge) will use water hoses externally to dampen down and control the dust arising from drilling and breaking out operations carried out during the demolition process, both within and beyond the protected scaffolding area, to further reduce the chances of dust escaping from the site.

      2. Debris on Highway during site set up and demolition

        1. During the demolition phase vehicles will only track over hard surfaces (concrete/tarmac), therefore there will be a minimal risk of mud on wheels and the probability of debris on the highway is remote.
        2. In the unlikely event that dust and debris escape the confines of the site, road-sweeping provision will be available as required and called upon by site management.

      3. Noise Intrusion Mitigation during site set up and demolition

        1. Working hours restrictions control the hours during which noise may be generated (7.30 to 18.00 Monday to Friday and 7.30 to 13.00 Saturdays) and scaffold sheeting and perimeter hoarding on the site boundary will further reduce any noise generated.
        2. Strip out noise generated during the demolition phase will largely be contained within the building. External noise will include the loading of skips and the operation of the skip lorries on Church Road.
        3. The demolition phase will, by its nature, generate a volume of noise, much of it arising from the engines of demolition plant. The contractor will ensure that the plant is adequately silenced and in good working order. Crunching, crushing and breaking noises and noise generated by controlled falls of materials will generate intermittent noise peaks.
        4. All reasonable measures (including; acoustic shields, exhaust silencers) will be taken to control noise levels to within or lower than regulated decibel levels to comply with Noise at Work Regulation 1989. The lower noise level being 85d B(A) whilst the upper noise action level is 95d B(A). (Ref. BS5228 noise control on construction sites).
        5. All machines are equipped with baffles and silenced exhausts, to reduce the machines normal operation noise level.
        6. Where practicable it is intended to rotate noise exposure at sensitive areas to minimise impact in accordance with good working practice.

    4. PLANT & EQUIPMENT

      1. The plant and equipment that will be used during the demolition phase are listed below and appendix 1 provides pictorial details of the equipment.
        • 2 x JCB 165 Skid steer robots 3 tonnes
        • 60 tonne high reach excavator
        • 40 tonne 360 excavator
        • 2 x 30 tonne excavator
        • 1 x 20 tonne excavator
        • 40 yds roll on/roll off (RO-RO) contractor skips 1-7 empty, 10 tonnes full
        • Oasis welfare/office unit
        • Parker RT1165 crusher 55 tonne
        • Concrete breakers - (to be used with excavators)
        • Shears - (to be used with excavators)
        • Winches - (to be used with excavators)
        • Scissors lift for workers height over 2000 Mobile working platform Tele-handler'
        • Bobcats

      2. During the strip out phase, Bobcats or similar small-wheeled loaders will be used inside the building, loading out at ground level on the south elevation on to Church Road.

      3. Once the internal stripping out is complete, demolition will start at the roof and Bobcats or similar, equipped with breakers will be used. Demolition material will be pushed inwards within the envelope of the building to manage progress of the works. Where required manual operation will be carried out.

      4. The demolition contractor will use high reach 360 excavators with suitable breaking equipment. The 360 excavators will also be used at lower levels for truck loading and to remove heating and mechanical equipment from the basement, once the asbestos has been removed.

      5. A 55 tonne crusher will be utilised to minimise the volume of demolition debris and will be located as shown on the phase 1 drawing.

    5. SITE ACCOMMODATION AND STORAGE

      1. The location of site accommodation and storage during the strip out and demolition will be in the north-east corner of the site, besides Trinity House (in the area of proposed Block D). Temporary connections to all services, including sewerage will be required.

      2. Initially, all site accommodation will be double stacked. Windows overlooking adjacent properties will be blanked out, and the field of view from cabin windows will be limited to Trinity House gable end and Hanover Place car park (exact fields of view will be determined by window positions in the cabins but where required they will be obscured to prevent overlooking of York Road).

      3. The positioning of the site accommodation will require the use of a mobile crane.

      4. The main site storage will also be located to the north east and to the east of the site. Materials to be stored, include scaffolding and timber for formwork, propping and shoring equipment.

      5. High value equipment will be stored in lockable containers within the storage areas in the north-east and east side of the site as identified on the phase 1 drawing.

      6. There will also be temporary storage area for unloading of materials at the southern end of the site between Church Road and the proposed Block A, as identified on the phase 1 drawing. (Appendix 3)

    6. TRAFFIC AND HIGHWAY MANAGEMENT

      1. There will be road closures on York Road during the site set up to allow plant and equipment to be delivered onto the site and for the installation of the site accommodation.

      2. There may be a need to suspend car-parking bays outside Nos. 30 to 42 York Road on some days during Phase 1. Suspension of these parking bays will prevent possible damage to residents' cars due to vehicles accessing the egressing the site via York Road. This will also avoid the need for vehicles to travel over the pavements or to carry out multiple turning movements in order to enter or exit the site. This will also allow drivers to have a clearer view of pedestrians when accessing the site, and a reduction in turning/shuffle movements has the added benefit of reducing noise nuisance.

      3. Gate Marshalls will be used at both entrances, i.e. York Road and Church Road to manage vehicles accessing and regressing the site, as well as to maintain pedestrian safety.

    7. ACCESS/EGRESS ARRANGEMENTS DURING SITE SET UP AND DEMOLITION

      1. During the site set up and demolition phase both York Road and Church Road will be used for access and egress. The issue of access/egress is divided into 4 categories: plant and equipment; site staff/visitors; deliveries; and removal of demolition debris.

        Plant and equipment

      2. York Road will be used to deliver large items such as the temporary office/welfare cabins as well as the demolition plant and equipment. The existing building on the site forms a physical barrier preventing the plant and equipment traversing the site from the Church Road access/egress point(s).

      3. The temporary office/welfare cabins will be located in the north-east corner of the site, next to York Road, and their unloading and positioning will require the use of a mobile crane. The use of a mobile crane will require the suspension of parking bays in York Road and may also result in the closure of York Road on the day(s) the cabins are delivered.

      4. The demolition equipment will in the main be arriving on low loaders or similar heavy goods vehicle. Due to the size of these carrying vehicles, it may not be possible to safely manoeuvre them into and out of the site, to allow unloading on site. As a result it maybe be quicker and safer to unload plant and equipment on York Road.

      5. When the demolition plant and equipment is delivered there will also be a requirement to close York Road and suspend parking bays in York Road.

      6. The demolition plant and equipment and the welfare cabins will stay on site until the demolition is completed. On completion of the demolition all plant and equipment (including cabins) will be removed off the site prior to the commencement of construction. The removal of all the plant and equipment (including cabins) will be via Church Road.

        Site Staff/Visitors

      7. York Road will be used as the access/egress point for site staff/workers/visitors to access the site by car/van. There will be limited parking on site, depending on the day to day operations on the site. If/when it is not possible to provide parking on site, staff/visitors will be encouraged to use the local car parks.

        Deliveries

      8. Material deliveries will be those that will specifically be required for the site set up and demolition only. There will be no stock piling of materials for the construction phases until the demolition is completed.

      9. It is anticipated that the main materials that will be delivered on to the site will be scaffolding and timber for hoardings and formwork. These materials will be delivered via the Church Road access/egress unless activities are being carried out in the vicinity of the Church Road access/egress such as scaffolding, which makes it unsafe to unload vehicles or to carry materials through/past the existing building at the time of the delivery.

      10. Other miscellaneous deliveries required for the demolition process may occur but it is anticipated that they will be delivered via Church Road, provided that deliveries via Church Road are physically possible. York Road however will be used for fuel deliveries for the demolition plant.

        Removal of demolition debris

      11. During the demolition stage, including removal of asbestos, all traffic associated with the removal of demolition debris will access/egress the site from Church Road.

  3. PHASE 2: CONSTRUCTION

    1. INTRODUCTION

      1. Phase 2 incorporates the main building activities from digging out foundations to erection of the superstructure. This is when activity on the site will be greatest. It is estimated that phase 2 will take 103 weeks. For the purpose of this report, phase 2 is subdivided into 3 sub phases, each sub phase is broken down into key activities with the estimated duration of the key activities being shown on the Strategic Programme in Section 1.

      2. It should be noted that the Phases and Key Activities are in a simplified form. As it is intended for construction of the blocks to be carried out concurrently, there will be a merging of Phases and Key Activities depending on the progress of individual blocks.

      3. It should be noted that on completion of the demolition, the site will be cleared of all plant and equipment from the demolition stage. Before any construction works can commence there will be a further site set up period before construction work commences.

    2. KEY ACTIVITIES:

      1. Phase 2/1 - Earthworks/Basement Construction
        Duration: 31 weeks (weeks 19 to 50)

        • Site Accommodation
        • Earthworks 1,2, 3 & 4
        • Construct earthwork support system (including temporary provision of 27 York Road)
        • Sequence will be progressively (Refer Phasing Diagram 2/1):
        • Area 1 (east and west elevations)
        • Area 2 (east and west elevations adjacent properties no.'s 8 & 26 Church Road)
        • Area 3 (south elevation) ... Church Road
        • Area 4 (west elevation) 27 York Road

          Basement/Foundations Drainage

        • Install underground drainage/water retention
        • Construct basement envelope core b/c
        • Construct basement envelope Block C including core
        • Construct basement envelope Block Al, including core
        • Construct basement envelope Block A2, including core
        • Erect structural steel frame to Block C
        • Erect structural steel frame to Block A
        • Install York Road access ramp and drainage
        • Complete drainage iron work and road to base course
        • Install crane base, mast and commission crane

      2. Phase2/2 Ground Floor Slab
        Duration: 20 weeks (weeks 51 - 70)

        KEY ACTIVITIES: Ground Floor Slab

        • Completion of underground service installation
        • Car park/road finishes to base course
        • Connection to main sewers
        • Position of transfer slabs
        • Construct Office/Site set up
        • Removal of site cabin facilities
        • Construct foundations/services/ground floor slab Block D

      3. Phase2/3 Superstructure
        Duration: 62 weeks (weeks 71 - 133)

        KEY ACTIVITIES:

        Superstructure

        • Pavement closure to south side York Road across north boundary of site
        • Construct perimeter envelope to all blocks
        • Scaffold progress to reflect external envelope requirements (including loading docks)

          Roof Construction

          • Construct block roof construction
          • Commence progressive scaffold removal
          • Install balconies metal work
          • External render
          • Install rainwater goods/connections
          • Removal of temporary supports to 27 York Road
          • Remove luffing crane

    3. ENVIRONMENTAL MANAGEMENT DURING CONSTRUCTION (Phases 2.1,2.2 and 2.3)

      1. Dust Control during construction

        1. During the construction phase the risk of dust generation will be much reduced compared to the earlier demolition phase, and therefore easier to control. It will be, as far as possible, contained with the emerging building envelope as well as by some debris netting on the scaffolding. The principal sources of dust during the construction phase will be the production of site mortar, cutting of concrete blocks/bricks, kerbstones and paving slabs.

      2. Debris on Highway during construction

        1. The risk of dust and debris escaping the site is minimal. Debris on the highway if it were to occur would be due to vehicles entering and leaving the site. The risk of this happening is greatest during the excavation stage in phase 2.1.
        2. Mechanical road sweepers will be employed to clean roads of any dust and debris if it is generated. In addition, vehicle access and egress points will be equipped with local wheel washing facilities to prevent vehicles leaving the site without clean wheels.
        3. The key activities programme shows the installation of the access ramp into Block A occurring in phase 2.1. The access ramp construction will be brought up to base course (hard surfacing) this will significantly reduce the chances of mud being attached to the wheels of vehicles on the site, which could be deposited on the highway on exiting the site.
        4. In addition, a luffing crane will be used to move materials around the site, reducing the number of vehicle movements on to the site via York Road, which in turn limits the potential for debris being deposited on York Road.
        5. Throughout the construction phase there will be wheel washing facilities at the access/egress points on York Road and Church Road, and mechanical road sweepers will be employed to clean the road when required.

      3. Noise Intrusion Mitigation during construction

        1. During the construction phase, noise will be generated by usual construction activity and by plant and delivery vehicle engine noise. AH equipment will be kept in good order and will meet usual standards of noise attenuation.
        2. Site personnel will not be permitted to use radios, or amplified sound equipment.
        3. The luffing crane will be electrically operated and any noise generated from lifting operations will be intermittent.

      4. PLANT AND EQUIPMENT

        1. We anticipate that large 360 tracked excavators will be used during the excavation phase, loading into 18m3 rigid 8-wheel trucks, which will access and egress the site via Church Road.

        2. Another 360 excavator will attend the ground workers and carpenters constructing the basement slab and walls, a back tractor/loader (JCB) will be required for below ground drainage, duct and services and will also excavate oversite and footings for Blocks B & D.

        3. Concrete wagons, steel reinforcement deliveries and mobile concrete pumps will all be required intermittently during the construction phase.

        4. Additional site plant and equipment that will be required during the construction phase will include a luffing jib crane, approx. 45m radius with 20m mast and 3 tonne lifting capacity. The use of the luffing jib crane will assist in limiting the amount of heavy plant, traffic and movement along York Road as materials can be unloaded from Church Road using the crane.

        5. The position of the proposed luffing crane is shown on phasing diagram 2.1. There is a balance to be struck between the reach of the crane and the size of the unit. Presently a 45m radius is proposed. (The action of the luffing crane eliminates the need for over sailing rights). Loading decks are indicated on the diagram 2/2 and 2/3. These platforms will be raised as the scaffold progress providing 'local' dropping zones for materials.

        6. There will be a number of instances when a mobile crane will be required. These include the installation of the luffing crane during phase 2/1 and the removal of the luffing crane at the end of phase 2/3. As well as assisting in the delivery of precast concrete units such as floor slabs and staircases during phase 2.2, and assisting in the roof construction of Blocks B and D.

        7. Tele handlers/forklifts will be used for local movement of materials around the site.

        8. Small plant will include mortar mixers, screed mixer, pumps and various hand held tools.

        9. Pictorial representations of the larger plant and equipment can be found in appendix 1.

      5. ACCOMMODATION AND STORAGE

        1. The location of site accommodation and storage during the strip out, demolition and construction of the basement slab, (including walls and ground level transfer slabs), is to the north-east corner of the site, besides Trinity House (in the area of proposed Block D). Temporary connections to all services, including sewerage will be required.

        2. Initially, all site accommodation will be double stacked. Windows overlooking adjacent properties will be blanked out, and the field of view from cabin windows will be limited to the Trinity House gable end and Hanover Place car park (exact fields of view will be determined by window positions on cabins) but where required windows will be obscured to prevent overlooking onto York Road.

        3. The positioning of the site accommodation will require the use of a mobile crane.

        4. Until the ground level transfer slab has been cast, the main site storage will also be located to the north east and to the east of the site. Materials to be stored, include reinforced steel, timber for framework, propping and shoring equipment, underground drainage materials, bricks and blocks.

        5. High value equipment will be stored in lockable containers within the storage areas in the north-east and east side of the site.

        6. There will also be temporary storage area for unloading of materials at the southern end of the site between Church Road and the proposed Block A.

        7. Once the ground level transfer slab has been cast, at the end of phase 2/2 of the key activities programme, the site accommodation and main storage areas will be moved to below the ground level transfer slab, between Block B and C. This will allow for the commencement of construction of Block D.

        8. During the whole construction phase there will be localised storage/loading and distribution docks positioned within the site, to allow for easier access to materials in the construction of different blocks. These loading docks are identified on the phase diagram 2.2. (Appendix 3)

      6. TRAFFIC AND HIGHWAY MANAGEMENT DURING CONSTRUCTION

        1. For the full duration of phases 2.1, 2.2 and 2.3 the pavement on the south side of York Road adjoining the site will have to be closed to pedestrians across the full width of the site, to allow for the erection of scaffolding for Blocks B and D and to maintain a safe distance from construction works.

        2. Car parking bays outside Nos 30 to 42 York Road will require suspension during phases 2.1, 2.2. and 2.3. Suspension of these parking bays will prevent possible damage to residents cars due to vehicles accessing and egressing the site via York Road. This will also avoid the need for vehicles to travel over the pavements or to carry out multiple turning movements in order to enter or exit the site. This will also allow drivers to have a clearer view of pedestrians when accessing the site, and a reduction in turning/shuffle movements has the added benefit of reducing noise nuisance.

        3. Gate Marshalls will be used at both entrances, i.e. York Road and Church Road to manage deliveries to and from the site, as well as to maintain pedestrian safety.

        4. The company will request its suppliers to deliver materials using light vehicles that is, with a minimum unladen axle weight of 7 tonnes, whenever it is practical to do so. This will ensure that when deliveries are made to the site, and it is not feasible to use the Church Road access/egress to deliver and unload materials, the York Road access/egress can be utilised. The size limitation will allow for easier access/egress on to the site via York Road to allow for materials to be unloaded on site.

        5. The use of a luffing crane will facilitate in the unloading of materials from the Church Road, access/egress. Deliveries by heavy goods and light goods vehicles can be managed from the Church Road side of the site. However, the luffing crane will in addition to unloading materials on to the site, will also be required to feed the construction workers with materials to facilitate the construction process itself. Therefore there are limitations on the use of the luffing crane and the speed at which it operates. This will have an effect on the dynamics of the construction process, even though every effort will be made to ensure that heavy goods and materials are unloaded in the Church Road end of the site, the York Road access/egress will be required to be used by heavy vehicles as well as light vehicles for deliveries. Where it has been possible to identify these occasions in advance they are referred too specifically, in this report and in the estimated delivery programme attached as appendix 2.

      7. ACCESS AND EGRESS ARRANGEMENTS

        1. Phase 2/1 Earthworks/Basement Construction

          Plant Equipment, excavation material

          1. Once the site has been cleared and before excavation works commence, all heavy plant and equipment from the demolition phase and all new plant and equipment required for the construction phase will be taken off and brought onto the site via Church Road.
          2. Excavation material from Blocks A, B and C will be removed off site via Church Road. Excavation material from Block D will be removed off site via York Road. Excavation of foundations and service runs from Block D will not start until excavations on Blocks B and C have been completed and the ground transfer slab has been constructed for Blocks B and C. The site office accommodation will be located where Block D is to be built, until it can be resited under the ground floor transfer slab between Blocks B and C. By the time the site accommodation is resited it will not be possible for excavation lorries to cross the site to Church Road.

            Site Staff/Visitors

          3. During the excavation stage, site staff and visitors will use York Road, to access/egress the site, provided that there is safe parking provision on site. If there is no parking on site available, site staff and visitors will be encouraged to use local car parks.

            Deliveries

          4. During the excavation stage, goods deliveries on to the site will be off Church Road and York Road. Deliveries will include items such as reinforcement steels and form work (shuttering equipment) in preparation for the basement construction.
          5. The use of Church Road, for the deliveries of materials during the excavation stage, will be limited due to the access and egress of vehicles associated with the removal of excavated materials, so as to ensure a safe working environment.

            Basement Construction

          6. Once the basement has been excavated, it will not be possible to access the whole site directly from Church Road. Construction of the basement and foundations will commence.

            Plant and Equipment

          7. At the first available opportunity after the excavation works a luffing crane will be installed, the luffing crane and the mobile crane required for the positioning of the luffing crane will use Church Road.
          8. The installation of the luffing crane will result in a road closure. The use of the luffing crane will enable the transfer of materials unloaded at the Church Road access/egress to other parts of the site.

            Site Staff/Visitors

          9. There will be no car parking provision on site during the construction of the basement and foundations. Site staff and visitors will be encouraged to use local car parks.

            Deliveries

          10. Deliveries will be spilt between York Road and Church Road depending on where they are required. The major heavy deliveries at this stage will be ready mix concrete, reinforcement steels and form work for the basement and foundations as well as gravel and shingle. Steels, formwork, gravel and shingle will be delivered via the more convenient access/egress points for each block. Consideration has to be given as to how such materials will be moved within the site, without the use of a crane and bearing in mind the extent of excavations within the site.
          11. The majority of the concrete will be delivered via Church Road and pumped to Blocks A B and C. However, York Road will be used to deliver the concrete for Block D and to top up Block C if necessary. It should be noted that the work on Block D in terms of excavation and foundations will not occur until the ground floor slab for Blocks B and C is completed. Delivery of reinforced steels will be split approximately 50/50 between York Road and Church Road. Formwork will be primarily be brought in via Church Road but approximately a third will be delivered via York Road. Gravel and shingle, because it will come in as loose material, will be split approximately 50/50 between York Road and Church Road.
          12. Light deliveries of materials will take place using the York Road access and egress, as the main storage area will be on the York Road side of the site. Access to it will be difficult from the Church Road side due to the excavation works and until the luffing crane is installed.
          13. A more detailed breakdown of estimated deliveries is provided in appendix 2.

        2. Phase 2/2 Ground Floor Slab Plant and Equipment

          1. It is not anticipated that any additional heavy plant and equipment will be required on site, unless existing plant has to be replaced due to breakdown, apart form the use of a mobile crane to remove the office/welfare cabins from the site once the ground floor slab has been completed. Removal of the cabins will be via York Road.

            Site Staff/Visitors

          2. Site staff and visitors will use York Road to access/egress the site, provided that there is safe parking provision on site. If there is no parking available on site, staff and visitors will be encouraged to use local car parks.

            Deliveries

          3. York Road access/egress will be used for light deliveries with unloading taking place on site, as well as heavy deliveries for works associated with the excavation and construction of foundations for Block D. In addition, waste skips will also access/egress the site via York Road, as there will be waste skips for the collection of waste in the construction of Blocks B, C & D.
          4. Church Road will be used for heavy deliveries and light deliveries with unloading occurring on site. Waste skips will also access/egress the site via Church Road, as there will be waste skips for the collection of waste in the construction of Block A.
          5. A more detailed breakdown of estimated deliveries is provided in appendix 2.

        3. Phase 2/3 Superstructure Plant and Equipment

          1. The only additional plant anticipated during this phase would be the use of a mobile crane to help with the unloading and placement of pre-cast concrete units such as floor slabs and staircases. The mobile crane may have to be positioned on York Road, if there is no space on the site to stand the mobile crane without interfering with the luffing crane, scaffolding etc. The mobile crane will also be required to assist in the construction of roofs for Blocks B and D and every effort will be made to ensure that the mobile crane s located on the site for this purpose.
          2. At the end of phase 2/3 there will be no need for the larger plant and equipment such as excavators and they will be removed from the site via York Road. By the end of phase 2/3 Block A will prevent access on to Church Road and the luffing crane will be unable to lift the heavy plant on Church Road. The removal of plant will result in road closures.
          3. At the end of phase 2/3 the luffing crane will be dismantled and removed. The dismantling and removal of the luffing crane will require the use of a mobile crane, which will use Church Road and will result in the closure of Church Road for a day.

            Site Workers/Visitor

          4. During phase 2/3 there will be no parking provision on site for site workers and visitors. Site workers and visitors will be encouraged to use local car parks.

            Deliveries

          5. Church Road will be used for the access/egress of heavy goods deliveries such as blocks, bricks, and steels as well as light deliveries. Materials will be unloaded on site and the luffing crane will unload and redistribute the materials to other parts of the site.
          6. The York Road access/egress will be used for light vehicle deliveries, with materials being unloaded on site. However, the delivery of the pre-cast concrete floor slabs and staircases for the new buildings will require the use of York Road. York Road will also be used for the delivery of materials such as blocks and bricks and scaffolding for Block D. Waste skips will also access/egress via York Road, as well as Church Road. Waste skips will be positioned in appropriate positions within the site for the collection of waste from the construction of the individual blocks.
          7. A mobile crane will also be required to supplement the luffing crane, as referred to in paragraph 3.6.16. It is not known at this stage the size and therefore the number of concrete floor slabs and staircases that will be required, and therefore the number of deliveries. The delivery of the planks and the requirement of a mobile crane will result in the closure of York Road.
          8. A more detailed breakdown of the estimated deliveries is provided in appendix 2.

  4. PHASE 3 - INTERNAL FIT-OUT AND LANDSCAPING
    Duration 44 weeks

    1. Introduction

      1. Phase 3 incorporates all the finishing work post superstructure construction. Activity on the site will gradually reduce over time. The estimated duration of Phase 3 is 44 weeks. The estimated duration of each key activity is identified on the Strategic Programme in Section 1.

      2. It should be noted that the fit-out of blocks will commence with the completion of the superstructures of individual blocks. Therefore in reality there will be overlaps between phase 3 and phase 2/3.

    2. KEY ACTIVITIES:

      Progressive fit-out of internal blocks

      • Screed
      • 1st fix carcass
      • 2nd fix complete carcassing
      • Plaster/skim
      • Bathrooms/kitchens
      • 3rd fix services
      • Test and commission

        Completion and Landscaping

      • Hard landscaping/fixtures
      • Soft landscaping
      • Signage

        Handover and occupation of Block Al, A2, B,C,D

    3. ENVIRONMENTAL MANAGEMENT FOR INTERNAL FIT-OUT AND LANDSCAPING

      1. Dust Control

        1. During the fit our and landscaping phase the risk of dust generated will be minimal. The principal sources of dust during the fit-out phase will be the production of plaster, screed, cutting of concrete blocks/bricks, kerbstone and paving slabs.
        2. Dust generated within the building will be contained within the building envelope. Dust generated by external activities will be contained within the perimeter site hoarding.

      2. Debris on Highway

        1. During the fit out and landscaping phase all vehicles will be moving over hard (tarmac, concrete etc) surfaces, therefore the chances of mud debris on the road is minimal and there will be no need for wheel washing.
        2. In the unlikely circumstance that there is debris on the road from activities on the site, mechanical road sweepers will sweep them as and when necessary.

      3. Noise Intrusion Mitigation

        1. During the fit out and landscaping phase the noise will be generated by usual fit-out activity and by plant and delivery vehicle engine noise. All equipment will be kept in good order and well meet usual standards of noise attenuation. Much of the noise generated will be contained within the building.
        2. Site personnel will not be permitted to use radios or amplified sound equipment.
        3. The luffing crane will be electrically operated and any noise generated from lifting operations will be intermittent.

    4. SITE ACCOMMODATION AND STORAGE

      1. The site accommodation and main storage area will be below the ground level transfer slab, between proposed Block C and Clarence Mews.

      2. Materials for internal use (windows, doors etc.) will be stored in dry conditions in the basement car park of both Blocks B/C and A.

      3. High value equipment will be stored in lockable containers.

      4. The location of above ground site storage will vary as work progresses on site and it will be restricted due to the confined nature of the site. In the main, it will be located in and around the 'contractor cores' identified on phasing diagram 3, which are located on the northern side of site beyond Block A. There will also be temporary storage, in the forecourt of Block A at the Church Road access/egress area.

    5. PLANT AND EQUIPMENT

      1. All heavy plant and equipment will be removed from the site by the end of phase 2/3, apart from tele-handlers/forklifts, which will be used for local movement of materials around the site.

      2. The luffing crane will be removed at the end of phase 2/3 or during phase 3 depending on the need to still use the luffing crane. Removal of the luffing crane will be via Church Road and will require the use of a mobile crane. Church Road will be closed for a day to facilitate this operation.

      3. 10m3 waste containers (skips) will be located within the site on both the Church Road and York Road ends of the site. The skips will be used for the collection of all waste material produced during this stage. The skips to collect waste generated from work in Block A, will be positioned so that they can be delivered and taken away via Church Road, whilst the skips for Blocks B, C and D will be delivered and collected via York Road.

      4. Additional plant will include mortar mixers, screed mixer pumps and various hand held tools, fork lifts and tele-handlers.

    6. TRAFFIC AND HIGHWAY MANAGEMENT

      1. During phase 3 the York Road pavement (south side) will be opened to pedestrians across the full width of the site immediately the scaffold to Blocks B and D has been struck.

      2. During phase 3 there will be a gradual reduction in the number of deliveries to the site which will eventually result in there no longer being a requirement to suspend the car parking bays outside nos. 30 to 42 York Road.

      3. Gate marshals will be used at both entrances i.e. York Road and Church Road to manage deliveries to and from the site, as well as to maintain pedestrian safety.

      4. The company will request its suppliers to carry out deliveries in light vehicles i.e. with a minimum unladen axle weight of 7 tonnes, when ever it is practical to do so. The size limitation of the delivery vehicles will allow for easier access/egress onto the site via York Road, to allow materials to be unloaded on site.

      5. There will be fewer deliveries of materials to the site in Phase 3 compared to the other phases of development. Deliveries would normally be expected to be by light vehicles in any event, but as stated previously, arrangements will be made with suppliers to maximise the number of deliveries made by light vehicles. Deliveries will, however, be concentrated at the York Road access/egress. This is because the main storage areas for materials will be in the basements of the new buildings and vehicular access to the basement is via York Road. Deliveries of materials will also access and egress the site on Church Road when these materials are required for work in and around Block A.

    7. ACCESS AND EGRESS ARRANGEMENTS

      Plant and Equipment

      1. The only additional plant that maybe required in phase 3 is a mobile crane to help in the removal of the luffing crane if it is not removed at the end of Phase 2/3. As previously stated this will result in the closure of Church Road for one day.

      2. When plant is no longer required it will be removed off site via the York Road access/egress. The removal of plant may require the closure of York Road if it is not possible to load plant on the carrier vehicle on site.

        Site Workers/Visitors

      3. Initially there will be no car parking on site for site workers and visitors and they will be encouraged to use local car parks. However, as the development comes nearer to completion parking facilities will become available and they will access/egress the site via York Road or Church Road, depending on the availability and location of car parking spaces as the work on site progresses.

        Deliveries

      4. York Road will become the main access and egress for deliveries. The main storage areas will be in the basement areas of the new blocks, which will be accessed of York Road. There will be a limited amount of deliveries via Church Road and at this stage they will be for materials specifically required for Block A. It is anticipated that deliveries of material during this phase will in the main be light vehicle deliveries.

        Skip Movements

      5. There will be regular removal and replacement of skips on the site. Access/egress of skip lorries will be from both Church Road and York Road. Skips will be located on both the Church Road and York Road ends of the site to facilitate the removal of waste material from the different blocks.

  5. CONCLUSIONS

    1. This document provides the information specifically required under Condition 15 of appeal decision APP/M2270/A/00/1054946. It provides details of how dust will be controlled during both the demolition and construction phases; which types of plant and equipment will be used on the site and what measures will be taken to ameliorate any noise problems; the sequence of construction, including details of construction access and whether Church Road, York Road, or both are intended as the point of access from any particular stage; and details of the location of construction compounds on the site including arrangements for the parking, loading and unloading of all vehicles using the site.

    2. The views of the Inspector, in imposing Condition 15 in the first place have been taken into account as have the views of the Council's planning department and local residents in the preparation of this report.

    3. The Inspector clearly stated that the total prohibition on the use of York Road for construction traffic was unreasonable, but he acknowledged that demolition material could and should be removed by way of Church Road. He accepted that some control is required in order to protect the amenities of residents of York Road during the construction process, hence the requirement for the submission of a Scheme of Works which amongst other things should identify which point of access would be used at any particular phase of the project. The scheme of works clearly shows that demolition debris will access and egress the site via Church Road. It identifies which point of access will be used at any particular phase of the project, but in addition it also gives reasons why York Road will be used instead of Church Road and the measures to be employed to minimise as far as is reasonably possible the disturbance to the residents of York Road, which includes a change in our intended build programme, the installation of a luffing crane (rather than relaying on mobile cranes) and a concentrated effort to minimise the use of York Road.



Impact on York Road - Material Deliveries and Distribution
The Telephone House Neighbours Association analysed and filtered CALA Homes' spreadsheet



HISTORY
Demolition and Construction of Telephone House site, Royal Tunbridge Wells

CALA Homes' Preliminary Scheme of Works, March 2002, was not submitted to Tunbridge Wells Borough Council
CALA Homes' Scheme of Works (1st) was refused 9 September 2002
CALA Homes' Scheme of Works (2nd) was refused 25 November 2002
CALA Homes' Scheme of Works (3rd) was approved 24 December 2002



CALA Homes Revised - THIRD Scheme of Works for the Demolition and Construction of Telephone House

Is CALA Homes really going ahead with THAT scheme?