(3rd) SCHEME OF WORKS FOR THE DEVELOPMENT OF THE TELEPHONE HOUSE SITE
ROYAL TUNBRIDGE WELLS
prepared BY CALA HOMES (SOUTH) LIMITED
25th November 2002
HISTORY - Demolition and Construction of Telephone House site, Royal Tunbridge Wells
CALA Homes' Preliminary Scheme of Works including Health and Safety Plan, Method Statement and Risk Assessment, March 2002, was not submitted to TWBC
CALA Homes' Scheme of Works (1st) was refused 9 September 2002
CALA Homes' Scheme of Works (2nd) was refused 25 November 2002
THIS IS THE WARRANTED SCHEME OF WORKS, APPROVED BY TUNBRIDGE WELLS BOROUGH COUNCIL ON 24 December 2002
- CALA Homes (South) Limited has prepared this document to meet the requirements of Condition 15 of Appeal decision APP/M2270/A/00/105496.
- Condition 15 states:
"No development shall take place until a scheme of works shall have been submitted to and approved in writing by the Local Planning Authority. The scheme of works shall show 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 for 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. All operations carried out on the site shall be conducted in strict accordance with the approved scheme of works."
- In preparing this Scheme of Works cognisance has been taken of the Inspectors decision in allowing the appeal for the development, and the views of the Council and residents.
- We aim to minimise as far as reasonably possible disturbance to adjoining properties and residents, whilst ensuring a safe working environment. As part of this York Road will only be used for a maximum of 2 days at the commencement of demolition works to allow demolition plant and equipment onto the site (this plant and equipment will thereafter leave via Church Road). The York Road access will then be sealed off with a 2.4m high wooden hoarding with emergency gates along the York Road frontage. The York Road access will thereafter remain sealed (emergencies excepted) until the Tunnel is closed off. Residential Access to new occupants will be off York Road as approved.
- As a means of minimising access via York Road, access will be concentrated on Church Road for as long as possible. As stated in paragraph 3.14 once basement excavations commence on Block A, it will still be possible to access the entire site from Church Road. This will be facilitated by leaving a section of Block A incomplete (the Tunnel) at ground level, which will be completed out of sequence once the superstructure works for Block A have finished (week 90 in the Construction Programme).
- An agreed "Code of Practice" will be posted on site (devised from the Scheme of Works) and this will form an integral part of our tender process to subcontractors and will also be used during the induction of operatives on site.
- The construction of the site will be worked from "back to front" (ie complete Block D first, then B followed by C and finishing with Block A) with the building works following on from demolition on a phased basis retreating towards Church Road. At no time during the demolition and construction phases of the development proposed will construction or contractor traffic park on York Road.
- The Tunnel through Block A will be closed following completion of superstructure works to Block A which is shown to be week 90 of the Construction Programme (see Appendix 2). The Local Planning Authority will be informed of the exact date of the Tunnel closure in writing. At the time of the tunnel closure the internal fit out of Blocks D and B will be complete with the majority of Block C's having taken place (again see Appendix 2). Internal fit out of Block A will take place from Church Road.
- The report is split into 4 key sections:
- Dust Control
- Plant & Equipment & Noise
- Construction Sequence & Access
- Details of Construction Compounds, Parking, Loading and Unloading of materials
- The statements contained in this Report are made on the best information available at the time of publication. If changes are required to deliver this scheme, they will be discussed in advance with the Local Planning Authority with written submissions requesting amendments to the Scheme of Works to be agreed with the Local Planning Authority before any alterations to this Scheme of Works is undertaken.
- Dust Control
Demolition Site Set up.
- There will be no significant dust generating activity during the demolition site set up stage.
Demolition ( 1 )
- During the internal strip out (the removal of internal fixtures and fittings), all windows will remain sealed and taped up and any broken windows will be re-sealed and taped 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 building and hence the site.
- Where scaffolding is erected around the building monaflex sheeting will be added to help control dust and other emissions. Internal chutes and skips will be used to remove demolition material from within the building. The use of protective monaflex 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.
- All vehicles containing debris leaving the site via Church Road will be required to sheet cover their loads with tarpaulin or other such suitable materials so as to further mitigate dust and debris escape.
- 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 or the Local Authority.
- In any events demolition will take place in accordance with the approved Health and Safety plan for the site.
Construction & Excavation Phase ( 2 )
- During the construction and excavation 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 debris netting on the scaffolding. The principal sources of dust during the construction and excavation phase will be the cutting of concrete blocks/bricks the majority of which will occur within the fabric of the building. The cutting of kerbstones and paving slabs will take place at ground level.
- Mechanical road sweepers will be employed to clean roads of any dust and debris if it is generated within the vicinity of the site entrance on Church Road. In addition, vehicle access and egress points will be equipped with local wheel washing facilities to prevent vehicles leaving the site without clean wheels.
- Plant and Equipment and Noise ( 3 )
- Under Condition 10 of the appeal decision 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, no working on Sundays or Bank Holidays) and scaffold sheeting and perimeter hoarding on the site boundary will further reduce any noise generated.
- 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 Regulations 1989. The lower noise levelbeing 85d B(A) whilst the upper noise action level is 95d B(A). (Ref. BS5228 noise control on construction sites).
- All machines will be equipped with baffles and silenced exhausts, to reduce the machines normal operation noise level.
- Where practicable it is intended to rotate noise exposure at sensitive areas to minimise impact in accordance with good working practice.
- Site personnel will not be permitted to use radios, or amplified sound equipment.
- 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.
- 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.
- During the construction phase, noise will be generated by usual construction activity and by plant and delivery vehicle engine noise. All equipment will be kept in good order and will meet usual standards of noise attenuation.
- The luffing crane will be electrically operated and any noise generated from lifting operations will be intermittent.
- During the internal fit out & landscaping phase, the majority of noise will be generated by internal fit out activity and by plant and delivery vehicle engine noise. All equipment will be kept in good order and will meet the statutory requirements for noise attenuation. The majority of noise generated during the permitted hours of operation will be contained within the confines of the building envelope.
Plant & Equipment used during Demolition Phase
- 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'
- 23:12 10/12/2002Bobcats
Additional equipment (over and above that already used during demo phase) to be used during construction and excavation phase is
n. 18m2 rigid 8 wheel lorries - various
o. Luffing jib crane,
p. Mobile Crane
- 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.
- Once the internal stripping out is complete, demolition will start at the roof and Bobcats or similar, equipped with breakers will be used inside and outside the building.
- 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.
- A 55 tonne crusher will be utilised to minimise the volume of demolition debris and will be located as shown on Plan A.
Plant & Equipment used during Construction & Excavation Phase
- 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 ( 4 ).
- 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.
- Concrete wagons, steel reinforcement deliveries and mobile concrete pumps and mobile cranes will all be required intermittently during the construction phase.
- A luffing jib crane, approx. 45m radius with 20m mast and 3 tonne lifting capacity will be utilised from approximately week 40 of the constructon programme until week 100. This crane will be installed immediately prior to Block A foundation works commencing. The removal of the luffing crane will be effected from Church Road using a mobile crane. A road closure is anticipated for this. The luffing jib crane will be used for unloaded materials from Church Road.
- The position of the proposed luffing crane is shown on Plan B 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 Plan B. These platforms will be raised as the scaffold progress's providing 'local' dropping zones for materials.
- Tele handlers/forklifts will be used for local movement of materials around the site.
- Small plant will include mortar mixers, screed mixer, pumps and various hand held tools.
Plant and Equipment used during Internal Fit out and Landscaping Stage
- Deliveries, equipment and plant to be used during this stage will be accessed via Church Road. Once the Tunnel through Block A is closed up deliveries, plant and equipment needed for final fit out to Block B (and any remaining landscaping) will be via light delivery vehicles.
- Pictorial representations of the larger plant and equipment can be found in appendix 1.
- Construction Sequence and Access
- Construction Sequence
Phase 1 - Site Set-up and Demolition - 14 weeks total
(Principal Contractor: Woolridge Ecotec Limited) -
Start on site - Event
Site set-up & fencing - 2 weeks
Demolition - 12 weeks
Clear Site via Church Road - Event
Phase 2 - Construction
Install Access Ramp through Block A from Church Road & CALA site set up - 2 weeks
Construct Block D
Construct Block B
Construct Block C
Construct Block A
weeks - for all four blocks refer to construction programme 15/11/02
Phase 3 - Internal Fit out and Landscaping
Block D internal fit out - 17 weeks
Block B internal fit out - 24 weeks
Block C internal fit out - 24 weeks
Block A internal fit out - 27 weeks
Landscaping will be completed within the above timescales and in line with the approved landscaping plan.
- York Road will be used for 2 days during the site set up to allow demolition plant and associated equipment & welfare facilities to be delivered onto the site.
- CALA will advise the Local Authority in writing of the exact date when this will occur, and will also give residents 72 hours notice by way of an individual leaflet drop as well as a notice posted at the site.
- Should any Highways approvals be necessary then these will be arranged with the Highways Authority in advance.
- Once demolition vehicles and plant are safely within the site then York Road entrance will be locked and secured, with no further access or egress being allowed (excepting access for emergency vehicles and traffic relating to those residential occupations which occur later in the construction process, which again will be notified to the Local Planning Authority in writing) until the Tunnel is closed and 1st occupations occur. Please refer to the construction programme at appendix 2.
- For the avoidance of doubt, access and egress to and from York Road will be limited to light vehicles, following closure of the Tunnel and those vehicles associated with residential occupations associated with the development.
- Gate Marshals will be used at the Church Road entrance to manage vehicles accessing and egressing the site, as well as to maintain pedestrian safety.
- Church Road will be used as the sole means of access/egress for site staff/workers/visitors to access the site by car/van or on foot until the Tunnel is closed (see also 3.6) in line with all other aspects associated with the Scheme of Works. There will be limited long stay parking on site, depending on the day to day operations. If/when it is not possible to provide parking on site, staff/visitors will be directed to use the local car parks, and the site office will provide location plans for these. The Code of Practice will prohibit parking on York Road.
- All delivery of materials or otherwise will be made via Church Road, until York Road is re-opened to assist in the internal fit out stage and to facilitate initial occupations.
- During the demolition stage, all traffic associated with the removal of demolition debris and demolition debris will access/egress the site from Church Road.
- The use of a luffing crane will facilitate in the unloading of materials from the Church Road access/egress point. Deliveries by all heavy goods and light goods vehicles will be managed from Church Road. The luffing crane will in addition to unloading materials on to the site also be required to feed the construction workers with materials to facilitate the construction process itself within the site.
- Prior to the installation of the luffing crane the loading and unloading of all materials will occur within the confines of the site with access and egress being solely effected from Church Road.
- All excavation material will be removed off site via Church Road.
- Once basement excavations commence on Block A, it will be still possible to access the entire site from Church Road. This will be facilitated by leaving a section of Block A incomplete (the Tunnel), at ground level, to be completed out of sequence once all superstructure works have finished.
- Details of Construction Compound(s), Parking, Loading and Unloading of Materials.
- The location of demolition site welfare facilities and storage during the strip out and demolition will be in the northeast corner of the site, besides Trinity House (in the area of proposed Block D). These facilities will be removed following demolition via Church Road.
- Initially, all site construction welfare facilities will be double stacked in the vicinity of Block A (see Plan). 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. Any windows overlooking York Road will be obscured glazed.
- High value equipment will be stored in lockable containers within the storage areas.
- Following completion of the ground floor slab materials will be stored in the underground car park where they will be safe and dry.
- 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.
- Once the ground level transfer slab has been cast 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 A.
- 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 Plan B.
- 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.
- 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.
- All vehicular and pedestrian access (apart from initial demolition access) up until internal fit out stage will be from Church Road. Therefore all loading and unloading required for the demolition (apart from initial demolition access) and development of the site will occur from Church Road, as shown on Plan B.
- At, and only at internal fit out and first occupation stage, the York Road entrance will be reopened but limited in use only to light delivery 4 wheeled vehicles with an unladen weight not exceeding 3.5 tonnes in weight.
- As before, no access or egress to or from the York Road access (until the Tunnel is closed) will occur other than the initial access for demolition purposes or in an emergency situation when access may be required by emergency services.
- The ability to park on site will be very limited, and contractors working on site will be expected to drop off and store their equipment &. materials within the designated secure areas, before proceeding to park legally within the local area. The site office will issue maps showing these areas and car parks, which will expressly exclude York Road as an option.
Is CALA Homes really going ahead with THAT scheme?
The Telephone House Neighbours Association informs on CALA Homes (South) Development :
CALA Group acquired the controversial planning permission for the high density development of Telephone House site, Church Road / York Road, Tunbridge Wells, TN1, Kent.