If you missed Andy Foolkes' article in RICS Building Control Journal on Chethams School of Music - Working in Complete Harmoy, click here: http://ping.fm/4msWn

Chethams School of Music Article - Working in Complete Harmony

Chethams School of Music is a co-educational, independent Music School and Registered Charity situated in the heart of the Manchester City Centre and has an international reputation of cultivating talented music students from around the globe to reach their potential.

The largest music school in the UK is in Manchester’s medieval quarter and the original school buildings date back to the early 15h Century when it was originally built as accommodation for the warden and fellows of the Collegiate Church of Manchester, now Manchester Cathedral.  It was known as “Church House”, hundreds of years after the priests left the site during the Reformation and only a few establishments of this type have survived with this being the best and most complete example in the country.  The Church House is on the site of the former manor house of the Lords of the Manor, with the boundaries to the North West of the site being the River Irk & Irwell fortifying the occupant’s ecclesiastical and political power.

The Church House building was bought in the mid 17^th Century by a local merchant, Sir Humphrey Chetham, who set about repairing and altering the building for use as a school for forty boys and a public library.  Sir Humphrey was born locally in Crumpsall and was the son of merchant who made his fortune in the textile industry and owing to his fortune was knighted and rose to the position of General Treasurer of Lancashire.   Towards the end of his life he accrued some debts and was worried that Parliament would take his money when he died, hence he decided to establish both this school and Chethams Hospital as his legacy.

This combination of 15^th Century building and 17^th century fittings are very rare and the library collections and the original furnishings are of national importance.  Other architectural additions of note include a schoolroom designed by Alfred Waterhouse, an architect most notably associated with Victorian Gothic Revival Architecture and designer of the nearby Manchester Town Hall just down the road from Chetham’s, or perhaps better known for his most famous work of designing the Natural History Museum in London.

The library is the oldest public library in the English speaking world and has an exceptional collection of documents some dating back as far as the 1600’s and the library boasts a very impressive alumni.  Just some of the most famous students that have studied there include Celia Fiennes, Daniel Defoe, Robert Southey, John Dalton, Friedrich Engels & Karl Marx.

The august reputation of the school means that it’s continually required to evolve and provide contemporary facilities for its students and a new triangular shaped school is currently being built on an adjacent site.  The new music school incorporates, a new music teaching and academic teaching school, a 400 seat concert hall with an additional 100 seat recital hall, box office, foyer and bar area with a new bridge link linking the existing building to the new development.

The challenge of designing and constructing a scheme that complimented the historical architecture and enhanced the international reputation of the school fell to Stephenson Bell Architects as Principal Architect, Sir Robert McAlpine’s as Principle Contractor and Drivers Jonas Deloitte as Project Managers.  Butler & Young’s national coverage means that we are able to work on projects throughout England & Wales, but on this occasion the scheme was project managed and site inspected by our North West office.

Works started in earnest in late April 2010 and from the outset the challenge of constructing a building with a footprint that took up the majority of the site and not impact on the day to day operations of the existing school has meant a very claustrophobic experience for the site team.  In addition to these constraints, add in a 4m diameter Victorian Culvert running through the middle of the site and a major power supply for the adjacent Victoria Railway Station, things became very constricted and the presence of two permanent tower cranes and central concrete tower were invaluable in assisting with site logistics.

The project used a combination of piled and reinforced foundations and the structural frame is predominantly built of reinforced concrete with both traditional brickwork and precast brickwork  panels to the perimeter.  One of the most striking design features is the substantial eccentric projection and bridge link into the existing building.  The overhang has been proven to work by the Structural Engineers Price & Myers and is a cantilever, with substantial 1.5m deep horizontal elements supporting the overhang.  The deep horizontal components when viewed against the slender horizontal columns, seems incongruous, but the columns have been designed for to give minimal support and I’m glad to say that the design has met Part A!

Butler & Young’s North West Office’s involvement in the project began in earnest around 4 years ago with initial advice relating to the imminent changes to the 2002 iteration of Approved Document L and the implications this may have on cost and program for the scheme.  The scheme has been funded privately with donations and sponsorship opportunities and publically from North West Development Agency and The Department for Education, meaning that any change to these variables may compromise the viability of the project.   The client aspired to provide a sustainable as well as an iconic building and in collaboration with the Project Team, the scheme is well on the way to achieving a BREEAM Very Good Status, with additional provisions to achieve Excellent; budget permitting.

With the primary use of the building being focused on music recital, it must come as no surprise that a particular client requirement was to ensure a high degree of sound insulation between the 115 music teaching and practice rooms and other curriculum teaching spaces nestled next to each other around the building. Ably guided by ARUP Acoustics, each music teaching room has an individual “floating floor” cast within the structural floor slab, along with other measures such as high density block and individually designed studwork elements to maximise sound attenuation. A high degree of site workmanship was critical to ensure that these features ensured the prescribed degree of sound reduction and a good rapport was developed with the Sir Robert McAlpine team site team to maintain the standards expected. 

The sound reduction within both the 400 seat concert hall and 100 seat Recital Hall has been designed on the concept of a “box within a box”, using the airspace between and the density of the two “skins” to provide sound diminution.  The reinforced concrete structural frame to the perimeter provides the outer “box” and the inner “box” is only supported off columns which are independent of the outer “box” floor slab. 

A building crafted to be both architecturally striking and provide the range of facilities required by the user means innovative design and presented a number of Fire Safety challenges to the design team.   With the height of the uppermost floor was greater than 18m, Building Bulletin 100 Guidance wasn’t applicable, but consideration was given to ethos of the document, for example the protection of irreplaceable assets such as pupil’s coursework and expensive musical and ICT equipment.

The School has good links to many nearby orchestras, including the Halle, and it is intended that the Concert Hall be used in the evenings for public performances.  The potential for various areas of the building, and consequently escape routes, to be inaccessible to members of the public meant many meetings with all stakeholders to ensure that a safe design worked successfully for all parties.  Butler & Young’s national coverage means that we have a number of members of staff with particular expertise and it was the resource that we employed to provide advice to the client on both the Licensing Act and the Regulatory Reform (Fire Safety) Order meaning the client could take advantage of our experience in peripheral regulatory areas to the Building Regulations.

The Architect was keen to ensure that an uncluttered, open design philosophy was maintained throughout the building, resulting in occupants having to travel within 4.5m of the edge of the balconies within the 5 storey central atrium.  In addition, no cross corridor doors have been provided to certain areas and a deterministic approach was employed by Fire Engineers, Norman Disney & Young, to demonstrate compliance with the performance requirements of Approved Document B.  The rationale for the design was based on the principle of reducing the concentration of the smoke to ensure tenable conditions for the occupants as they move to reach a place of safety.

Fire safety engineering techniques have also been employed when looking at access and facilities for the Fire Service.  A comparative study was carried out and the review demonstrated that the removal of fire fighting shaft, based on the realistic deployment of the attending fire crew, would be of a comparable level to the Requirement of B5.

The work of the school in the wider community has been reflected by the inclusion of an Outreach Centre within the corner of the site and has been purposefully designed to ensure maximum inclusivity for all members of the community.  One of the major challenges has been negotiation with the design team regarding access to the facility.  Owing to the “infill” nature of the building and the extreme change in level between the Hunts Bank and Station Approach has meant that a balance has had to be struck between acceptable levels of accessibility and the existing site constraints; which proved a bit of a headache! Butler & Young North West is also able to offer advice in relation to The Equality Act and our resident access consultant has been instrumental in minimising compliance risk for our client.

Once inside the building, sincere consideration has had to be given to the movement of students carrying instruments around the school, meaning a balance had to be achieved between providing big, heavy doors, to minimise sound transference, but ensuring pupils carrying a Tuba can successfully navigate their way around.

In conclusion, it’s amazing to think that a building of some sort has been on this site since around 1421 and fascinating to think of the various uses that the site has undergone. I feel very privileged to be involved in just a small part of this latest evolution of the School and I hope that such a culturally important building is here in 600 years time for future generations to enjoy.  I hope, from a regulatory sense, we’ve done it justice.

The project has been on site for the last 12 months, with an estimated completion date for February 2012. The second phase of the project to follow in due course will be the internal fitting out of the Concert Hall. Chetham’s are continuing their efforts to raise sufficient funds to move this forward with their Raise The Roof campaign! 

 

Andy Foolkes
Butler & Young North West Office
andy.foolkes@byl.co.uk

This article appeared in the RICS Building Control journal in November 2011

Hugh Johnson's experience going from LABC to An Approved Inspector

Hugh has tremendous penmanship and is a usual contributor to RICS and other professionally subscribed magazines, for a host of associated Building Control matters, here Hugh has written a piece for the personal transition from Local Authority Building Control to the private, Butler & Young Building Control.



Don’t worry, I have not been up in the loft of that building I wrote about recently, sniffing the aromas, but the Monty Python refrain is to reflect the recent change in my working life.
I was sort of half expecting it, but nevertheless it was still a shock, when on New Years Eve at four-o-clock in the afternoon, my line manager handed me a notice of termination of my employment as Chief Building Control Officer at North Kesteven D.C., after 38 years with that Authority. I know that I am not unique in that happening and many of you in the recent past have received a similar letter. I just hope that the reason for my demise was a pecuniary one and not one of ability and attitude and that the thousands of unpaid hours worked, did something for the good reputation of Building Control in the District.

Again like many of you reading this, when you don’t want to retire, and eat, live and breathe Building Control, as I do, you feel a bit like Brian in the title of this article! Anyway, I am here to tell you that there is life after L.A.’s and you can escape the crucifixion, indeed there is a kind of resurrection, (forgive me God for this blasphemy) when you realise that you can concentrate solely on Building Control without the fripperies of local authority office, which include attendance at countless irrelevant meetings and similar dog-hangings, which have little or no consequence for the world outside!

I accepted a post offered to me with Butler and Young, Approved Inspectors at their Lincoln office, working as a project manager but as the Bard would say ‘there is the rub’! From administering and cajoling others, you are now in at the sharp end of Building Control again and have to relearn the nitty-gritty detail of the Approved Documents. The philosophy of the Building Regulations is all very well and earns respect but it does not earn any money or get the job done in good time. My biggest learning curve was and still is, Part L, which even in my former life I considered far too mathematical and scientific, from which data, simple solutions could have been extrapolated.

Although I miss very loyal Unit at North Kesteven and all the pretty girls in the planning department, I am now working with a team of very knowledgeable and qualified colleagues who are also most conscientious when it comes to enforcing the law. When I was in the public sector I often heard murmurings’ that too many compromises were made in the private sector, but I can tell you now, that listening to them tell very important repeat clients, how they must do as they are told when it comes to complying with the Regulations, is most impressive.

So if you are wondering what to do next, and you are good at the job, get on with it, don’t chew on life’s gristle, don’t grumble, give a whistle, as Building Control is the most important profession, even if others cannot see it, and your expertise can influence and ensure the safety of the built environment for a lifetime!

Hugh Johnson

Hugh Johnson BSc (Hons) PPIBC FRICS MIFireE

Hugh Johnson, Butler & Young Lincoln

Butler & Young Lincoln office would like to introduce a recent new member of staff, Hugh Johnson

Hugh has been instrumental in national Building Control progression from his Chief Building Control Officer position at North Kesteven District Council. Hugh’s articles are regularly seen within the industry and published in RICS magazine and The Consortium of European Building Control.
Professional interests and current achievements in Building Control have been wide ranging and include some of the following:

Secretary General and Treasurer of the Consortium of European Building Control
Past National President of the Institute of Building Control
Member of CIC panel for Approved Inspector licence applications
Advising English Heritage with Building regulation advice for historic buildings
Building Surveying Faculty representative for East Midlands RICS
Technical adviser to the British Board of Agrement
National Chairman of the Technical Committee of the Institute of Building Control
Governor of Building Research Establishment Certification Board
Author of the Building Regulations section of the Construction ISURV website for RICS
Author of paper on self certification of Building Regulations for Norway
‘Access of all’ booklet on the comparison of disabled access legislation in 26 European Countries

Butler and Young are proud sponsors of the Builder & Engineer Awards, to uncover the best in UK construction, management and innovation. Where building projects form the backbone of a nomination. See our pictures

B the first to see the latest BYL newsletter at: http://ping.fm/30kLg

We are happy to offer a range of free CPD events to our new/existing clients on Building Regs and associated subjects. Please contact us for details.

Check out our new website, just being launched with lots more exciting additions to follow... http://www.byl.co.uk

Pleased to announce our sponsorship of the Education Architect of the Year Award at this years aya buildingdesign

Welcome return to Michael Ashworth joining our NW office (Senior Project Manager). Michael worked with us before, its great to have him back

Butler & Young Ashford office would like to welcome Wayne Locking, joining the Building Control team.

Renewable Energy review, advice on the potential for renewable energy development in the UK.
http://ping.fm/kL7eU

Butler and Young: Butler and Young are today meeting CLG to discuss ...

Butler and Young: Butler and Young are today meeting CLG to discuss ...: "Butler and Young are today meeting CLG to discuss how compliance with Part L can be improved. Your views most welcome"

Butler and Young are today meeting CLG to discuss how compliance with Part L can be improved. Your views most welcome

Butler and Young: DECC Press Release: Green Deal to be best deal for...

Butler and Young: DECC Press Release: Green Deal to be best deal for...: "New Green Deal Code outlined Green Deal advice line to be set up Independent body formally appointed to ensure Green Deal assessors and ..."

DECC Press Release: Green Deal to be best deal for consumers

New Green Deal Code outlined
Green Deal advice line to be set up
Independent body formally appointed to ensure Green Deal assessors and installers meet robust new standards

Climate Change Minister Greg Barker has set out plans to ensure the Green Deal won’t rip off consumers.

The Green Deal is the government’s flagship energy saving plan to transform the country’s homes to make them warmer and cheaper to run. From next year, people will be able to access up to £10,000 upfront to pay for energy efficiency work, repaying the costs through savings on energy bills. Similar support will be available through the Green Deal for businesses and there will be extra help for vulnerable people or those living in homes which need more work than Green Deal finance alone will stretch to.
The legal framework is currently progressing through Parliament under the Energy Bill and will be discussed at Committee stage in the House of Commons next week.
Greg Barker said:
“The Green Deal will be the biggest home improvement programme since the Second World War shifting our outdated draughty homes from the past into the future, so it’s vital people can trust it. I have heard too many cases of shoddy workmanship or dodgy technology from Government schemes in the past so from day one there will be strict rules about standards, information will be readily available and there will be a proper route for complaints.
“We’ve already started putting in place the foundations for this and I am pleased the United Kingdom Accreditation Service has been formally appointed to ensure that installers and assessors will meet the necessary standards when the Green Deal starts next year.”
In a new document published today entitled ‘Consumer Protection in the Green Deal’, DECC has set out its plans for consumer protection and redress.
The document includes:

• Plans to set up a new Green Deal Code – to protect customers at every stage of the Green Deal from initial assessment to installation.
• Plans to set up a new Green Deal advice line – this will provide impartial advice and referral to accredited Green Deal assessors, installers and providers as well as a route for any complaints.
• The formal appointment of the United Kingdom Accreditation Service (UKAS) – which will ensure assessors and installers adhere to robust standards in order to participate in the Green Deal. 

A further two documents have been published today:
Helping vulnerable people and hard to treat homes under the Green Deal
‘Extra help where it is needed: a new Energy Company Obligation’ gives further information on the scheme’s twin objectives - how it will help the most vulnerable and how it will help deliver major measures, such as solid wall insulation, in homes which need more work than Green Deal finance alone can stretch to.

Eligible measures under the Green Deal

The document outlines the framework for determining whether a measure or package of measures are likely to be financed under the Green Deal. This sets out the process for determining which measures are suitable and eligible for a particular property under the Green Deal

Butler and Young: Converting exisiting buildings into classrooms / e...

Butler and Young: Converting exisiting buildings into classrooms / e...: "Converting existing building stock into classrooms – a guide on technical consideration for compliance with the Building Regulations. I..."

Converting exisiting buildings into classrooms / education establishments - a technical guide to gain compliance with the Building Regulations

Converting existing building stock into classrooms – a guide on technical consideration for compliance with the Building Regulations.

  

Introduction

This brief guide is intended for design professionals, schools and contractors to give an overview of the Building Regulations involved in converting existing buildings into classrooms and other educational uses.

It is anticipated that this route to gain classroom space will become more common in the UK.  In America there have been many transformations from supermarkets, shopping malls and offices to school property and is a regular occurrence, the same can be said for Sweden with examples as unusual as military barracks, factories and in one case an observatory to classroom space.

Building Regulations Applications

Generally on conversions of buildings to classroom space / schools, a Building Regulation application would be required as it is a material change of use of the building as it has changed to public building where previously it was not. 

Building Regulations and Allied Legislation Involved

The following Building Regulations are applicable to the whole building (if the whole building is being used for education), to ensure that the building complies with the applicable requirements.

If the education area of a building is only a part of the building, then the area concerned with education should be in compliance with the Building Regulations as listed for the areas affected by the education.

  

A1 to A3 – Structure

Consideration and if necessary the use of structural calculations to ensure the building can take the new applied loadings safely and effectively, as it is a change of use to a school this also includes justifying the structure to prevent disproportionate collapse, where if an accident occurs in the building it will not result in the collapse of the building.

B1 – Means of Warning and Escape; B2 – Internal Fire Spread – Structure; B3 – Internal Fire Spread – Structure; B4 – External Fire Spread – Roofs; B5 – Access and Facilities for Fire service

Schools are a special building type, so compliance with allied legislation Building Bulliten 100 – Design for fire safety in schools will typically satisfy the requirements of Approved Document B.  This covers every aspect of designing education use buildings with items such as the principles of fire behaviour and statistics, fire protection systems, fire detection and alarm systems, sprinklers, fire doors and fire resistance and compartmentation, means of escape and travel distances, escape horizontally and vertically, wall and ceiling linings, concealed spaces and fire-stopping, external fire spread and access and facilities for the Fire and Rescue Service.

A consultation will be necessary with the Fire Authority by the Building Control body and a fire risk assessment will be needed at the end of the project for the building users.

C2 – Interstitial and surface condensation

Consideration should be given to ensure the structure of the education areas do not have surface condensation or interstitial condensation, with the necessary preventive measures put into place.

E1 to E4 – Resistance to the passage of sound

Approved Document E4 covers acoustic performance in schools (generally not 6^th form or further education areas).  The guidance is in allied legislation under Building Bulletin 93 and will cover and guide on areas for

            a)         Indoor ambient noise levels in unoccupied spaces 

b)         Airborne sound between spaces

            c)         Impact sound insulation to floors

            d)         Reverberation in teaching and study space

            e)         Sound absorption in circulation spaces

            f)          Adequate speech intelligibility in open spaces

Other areas with ancillary use are covered by the guidance if the areas affect the teaching spaces.  BB93 recommends the classrooms be sound tested to ensure that the rooms meet the as expected design performance.

F1 – Ventilation

Ventilation will need to be provided to the classrooms and ancillary rooms to ensure adequate ventilation is provided to the occupants, in the case of classrooms it is usual for mechanical and electrical engineers to be used to calculate the ventilation needed, taking into account Building Bulletin 101.  All the systems should be commissioned and tested accordingly.

G1 – Sanitary Conveniences and Washing Facilities

This Part ensures that wholesome and safe hot and cold water supply is provided, along with having adequate sanitary arrangements and provisions.

H1 – Foul Water Drainage

Any new drainage being installed should be in compliance with Approved Document H1, covering and safety and hygiene of SVP’s and wastepipes sizes, traps and gradients and all associated foul water drainage systems.

H6 – Solid Waste Storage

Consideration will be needed to the provision for storage and solid waste, location, amount of, hygiene and if it becomes a fire hazard along with the methods of waste storage.

J1 to J3 – Combustion Appliances

Any new heat producing appliances that are being installed should be in compliance with the manufacturers instructions / installing bodies such as Corgi and the Building Regulations, installed by a competent person  and commissioned accordingly.

L1 – Conservation of Fuel and Power

Provision should be made for the conservation of fuel and power in the building by limiting the heat gains and losses from the structure / fabric and the services of the building.  Also providing fixed building services that are energy efficient, effective control mechanisms and commissioned and tested accordingly. Other factors that will need to be considered are:

a)                 Requirement relating to thermal elements and expected U values etc

b)                 Carbon dioxide emission calculations, consequential improvements and Energy Performance Certificates.

c)                  Potential air pressure testing.

M1 – Access and Use

Provision should be made so that access and amenities are made available to everyone using the building, an access statement should be provided.  Areas that are often highlighted on classroom conversions are external access into the school and parking facilities.  Internally sanitary accommodation, handrails and ramps, staircase treads and riser size, corridor widths and opening door location and widths should be considered.  Along with induction loops and aids in communication for the hard of hearing.

General

           

The above is a brief overview of the areas to consider when undertaking classroom conversion projects.  Butler & Young Approved Inspectors, the leading private building control provider will be able to assist with the interpretation of the Building Regulations with our excellent knowledge and experience in the education sector, we have worked on over 1500 education sector projects, from academies, new schools, further education establishments, nurseries, school extensions and BSF programmes.

In addition Butler & Young have expertise in associated guidance, such as ‘Guidance on Achieving Low Carbon School Buildings’.  We have the ability to offer and provide free CPD and training events to our clients on a range of upcoming legislation changes and topical legislation.

Common Problems for designers and feasibility

Some common design problems faced with classroom conversions that may be worth considering at feasibility stage are:

1                    Lack of sound insulation to the external walls to prevent excessive sounds from nearby road traffic etc.

2                    Low ceiling heights, restricting mechanical and electrical installations.

3                    Lack of natural light to the classrooms, along with potential problems with over heating.

4                    Lack of additional amenities such as sports fields and play grounds, although some designers have overcome this with rooftop open areas.

5                    Means of escape in case of fire with corridor and staircase widths not being suitable and not enough means of escape staircases.

6                    Security of the premises and ensuring that the classrooms remain a safe environment for the pupils.

Butler & Young London office has moved to 5th Floor, 80/81 Fleet Street, London, EC4Y 1ET Tel: 0203 384 7730

The following links are recent building Regulation determinations by CLG:

Requirement B1: Determination of compliance in respect of a loft conversion
http://ping.fm/2gcvQ

Requirement K1: Determination of compliance in respect of a proposed spiral stair, forming part of a loft conversion

http://ping.fm/Ms8aN

Requirement H4: Determination of compliance in respect of a proposed extension

http://ping.fm/VZzPJ

Requirement B1: Appeal against refusal by the council to relax requirement B1, in respect of building work to convert three two-storey maisonettes into ten flats

http://ping.fm/kn1KD

Requirement L1(a): Appeal against refusal by the council to relax requirement L1(a), in respect of the construction of a swimming pool enclosure over the existing outdoor pool at a primary school

http://ping.fm/t8fRA

The DCLG has recently laid out their plans for the 2013 Part L revision at a meeting which included approximately 60 representatives of trade associations and other stake holders. The agenda was set out as a fine balance between budget constraints, the drive towards zero carbon, the desire to stimulate growth and the current administrations' deregulation aims.

In economic terms it is a no brainer; their assessment is that the benefits at approximately £39 billion, out-way the costs by a factor of 2. They are very keen to obtain feedback and evidence on both benefits and costs as well as ideas on improved compliance and deregulation - what is not needed?


The Zero Carbon Hierarchy - stepped progress towards a workable definition. Image from Zero Carbon Hub (click image to zoom)

The hierarchy beginning with energy efficiency up to allowable solutions is still the underpinning of thinking as is the understanding of the need to address the existing building stock.

The time line is challenging - the Zero Carbon Hub and AECOM are working on proposals for dwellings and non-dwellings respectively. There will be working groups set up to meet twice between now and July that will address Dwellings, Non-dwellings, Retrofit with The green deal (joint with DECC) and Compliance with performance. The findings will go to the Building Regulations Advisory Committee (BRAC) in July and it is hoped to produce a consultation document for Ministers to consider between in October and December. The consultation will be carried out in Spring 2012 with the aim of publishing the new Approved Document in October 2013 coming into force in April 2013.

The work already underway is looking at whole life costs and there is considerable concern about how to close the gap between design predictions and performance in use. Some of the current thinking in non-dwellings is to increase airtightness targets to 3 m3/m2/hr @50 pa (as little cost involved); lighting to 75 lumens/W (fewer fitting s but what about uniformity?); and to move U values below 2.0 W.m2/k would be very expensive relative to the benefits.

The thinking on dwellings includes a flat versus aggregate approach recognising differing house types will have different energy signatures; moving to an interim Fabric Energy Efficiency Standard (FEES) specification that includes airtightness moving towards 5 m3/m2/hr @50 pa and updating SAP.

Butler & Young Lincoln welcomes Hugh Johnson BSc (Hons) PPIBC FRICS MIFireE to the team as a Project Manager.