St Mary Redcliffe Project 450 RIBA 2 Stage End Report

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RECOMMENDATIONS An intrusive site investigation (SI) will be required to inform the design of the proposed foundations and will need to encompass the following: • 2 cable percussion boreholes with gas/water standpipes installed 1 x 10-15m borehole on the north lawn in the location of the proposed building and 1 x 15-20m in the paved area to the south of the church in area of the proposed education space • 6-8 windowless sampler holes (small boreholes) – 3 in north area for the proposed main building and basement area, 1 under the proposed building immediately south of the church, 2 under the proposed event space/café building, 3 - 4 of these with gas/water standpipes (windowless sampler holes are small diameter boreholes drilled with a much smaller rig) • 3-4 hand dug pits. On north side where building/basement adjoins church, and rear of the retaining wall to the south of the church to allow the existing foundations to be viewed • Soakaway testing (see Drainage) • 2 machine dug trial pits –one on the northern lawn area (for near surface foundation/ground conditions) and one on the grass behind the retaining wall south of the church (to expose the rear of the retaining wall and backfill) • <strong>St</strong>andard geotechnical lab testing including testing for a piled solution, contamination testing as appropriate and targeted contamination testing in the area of the old fuel tanks plus some Waste Acceptance Criteria testing for spoil disposal characterisation • Gas/water monitoring in standpipes, including monitoring for volatile vapours –minimum of 4 visits The site is archaeologically sensitive so all SI works will need to be accompanied by a written scheme of investigation and an archaeological watching brief. We would also recommend that a 3. Drainage ground penetrating radar survey (GPR) be carried out prior to commencement of the intrusive SI to confirm the presence of underground 3.1 obstructions. Existing Public Once Sewers the results of the GPR survey are available the final exploration locations can be agreed with all parties The Wessex Water asset plan shows a 1125mm diameter strategic foul sewer located beneath the north west corner of the north church yard. This is a very large public The above has been reviewed by a geotechnical sewer and Wessex engineer Water who have has confirmed provided that a budget it has a cost 6m of easement on either side. £16,000-£20,000. Whilst this is useful This for costing means that purposes, no building we can would take obviously place within recommend 6m on either that side of the sewer. It is a specification be sent to a minimum of unlikely three that companies a build over to agreement provide a competitive will be possible tender on a sewer of this size even though it appears that the pipe extends beneath the existing Arc Café. We await confirmation from Wessex Water on whether the exact location of the pipe must be confirmed prior to the start of the development and similarly on whether a condition survey is required prior to the start of the construction phase so that Wessex Water can confirm that no damage is caused to the pipe by the construction activities. 2. Drainage 2.1 Existing Public Sewers The Wessex Water asset plan shows a 1125mm diameter strategic foul sewer located beneath the north west corner of the north church yard. This is a very large public sewer and Wessex Water have confirmed that it has a 6m easement on either side. This means that no building can take place within 6m on either side of the sewer. It is unlikely that a build over agreement will be possible on a sewer of this size even though it appears that the easement, at-least, extends beneath the 1940s Undercroft We await confirmation from Wessex Water on whether the exact location of the pipe must be confirmed prior to the start of the development and similarly on whether a condition survey is required prior to the start of the construction phase so that Wessex Water can confirm that no damage is caused to the pipe by the construction activities. This type of survey given the depth of the pipe and location of the access chambers in a busy highway can be expensive so the above should be confirmed as soon as possible. The need for a survey may be dependent on the foundation solution adopted for the proposed buildings A second 300mm diameter strategic foul sewer is also located along Pump Lane, whilst the constraints on this pipe are not likely to be as onerous as the above pipe, an easement on the pipe will likely still apply 3.2 Existing Site Drainage Limited information is available is identified on the existing drain of the church. Rainwater pipes culvert before it turns north and drainage is unknown. No information on foul drainage A full CCTV survey of all site dr condition. This type of survey given the depth of the pipe and location of the access chambers in a busy highway can be expensive so the above should be confirmed as soon as possible. The need for a survey may be dependent on the foundation solution adopted for the proposed buildings. A second 300mm diameter strategic foul sewer is also located along Pump Lane, whilst the constraints on this pipe are not likely to be as onerous as the above pipe, an easement on the pipe will likely still apply. Wessex Water Asset Plan
s dopted e, whilst A full CCTV survey of all site drainage should be carried out to confirm connectivity and condition. to the e Figure 6. Wessex Water asset plan Existing 400 diameter culvert Figure 8. Existing site drainage Figure 6. Wessex Water asset plan Figure 7. Wessex Water asset plan Wessex Water Asset Plan No storm water drainage is visible on the public sewer maps in close proximity to the church. The closest storm drainage appears to be located to the south of the site behind Colston Parade, adjacent to the Ship Inn 2.2 Existing Site Drainage Limited information is available on the site drainage. A single 400 diameter brick culvert is identified on the existing drainage plan running in an east-west direction to the south of the church. Rainwater pipes to the south of the church appear to connect to this culvert before it turns north and heads off site. Its point of connection to the public drainage is unknown No information on foul drainage is available RECOMMENDATIONS Establish from Wessex Water details of all surveys / investigations required under the conditions of the strategic sewer easement, before, during and post-construction Undertake a full CCTV survey of all site drainage to confirm connectivity and condition Existing Site Drainage 2.3 Proposed Site Drainage Figure 8. Existing site drainage Existing 400 diameter culvert Current planning requirements dictate that SuDS (Sustainable Urban Drainage Systems) must be considered for surface water drainage on all new developments, with a connection to the existing public sewer a last resort. A betterment on the existing volume of stormwater run-off plus an allowance for climate change is normally required and this level of betterment will need to be confirmed by the planners. There are several methods of providing sustainable drainage: Swales or ponds - unlikely to be practical on this site given the excavation required to create the ponds and the limited potential for water to drain away in the clay Soakaways - as above, soakaways are unlikely to be feasible on this site due to the extent of clay deposits Green or blue roofs - green roofs provide attenuation within the soil layer of a planted roof. Blue roofs are similar but provide an additional cellular zone for storage beneath the green roof finish. It is understood that the project is currently seeking the use of landscaped roofs to both the flat sections of the Northside Building and the Events Space. Given the additional weight of the water and soil build-ups, larger supporting structure and foundations should be anticipated Below ground attenuation - storage tanks wrapped in an impermeable geotextile and buried below ground level to store storm water. A large area of excavation is normally required which may not be desirable in this case. The attenuation tank would discharge to a manhole with a flow control device which then releases water at a preagreed rate to the public drainage system. The position of an attenuation tank also has impact on the landscaping strategy Figure 7. Wessex Water asset plan
Page 1 and 2: ST MARY REDCLIFFE PROJECT 450 RIBA
Page 3 and 4: CONTENTS 1.0 PROJECT TEAM 2.0 INTRO
Page 5 and 6: 2.0 INTRODUCTION Funded jointly by
Page 7 and 8: Project 450 Board Review Instructio
Page 9: 4.1 STRUCTURES Undertaken by Integr
Page 13 and 14: 3.2 Existing Trees There are a larg
Page 15 and 16: Stability can be provided by reinfo
Page 17 and 18: 1563.R1 - Stage 2 report Page 5 of
Page 19 and 20: LEGEND 40-60 W/m 2 HEAT GAINS - NAT
Page 21 and 22: LEGEND 40-60 W/m 2 HEAT GAINS - NAT
Page 24 and 25: 4.3 LANDSCAPE Introduction The purp
Page 26 and 27: Historical Context The southern chu
Page 28 and 29: Landscape Concept The diagram adjac
Page 30 and 31: Response to Site The ANGULAR framew
Page 32 and 33: Sketch Plan: North Churchyard 3 The
Page 34 and 35: Sketch Ideas Red cliff - continuati
Page 36 and 37: NORTH CHURCHYARD Simple high-qualit
Page 38 and 39: SOUTH CHURCHYARD Mown paths/ margin
Page 40 and 41: 4.4 SCHEME UPDATES ARCHITECTURAL PR
Page 42 and 43: FFL 12.00 FFL 10.36 FFL 10.36 FFL 1
Page 44 and 45: FFL 12.00 FFL 10.36 FFL 10.36 FFL 1
Page 46 and 47: 4.5 CURRENT PROPOSALS 11 13 3 9 10
Page 48 and 49: 27 29 28 A Concept Image for the Ne
Page 50 and 51: 31 32 The Chancel South Aisle & Pri
Page 52 and 53: 4.6 MATERIALITY The design team hav
Page 54 and 55: PROPOSED OPENING TO NORTH AISLE
Page 56 and 57: Former Opening to South Porch Stair
Page 58 and 59: 4.8 AREAS OF FURTHER INVESTIGATION
Page 60 and 61:
5.0 CONSULTATION In order to ensure
Page 62 and 63:
6.0 COST PLAN Throughout RIBA Stage
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7.0 RISK REGISTER To ensure the eff
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SMR - PROJECT 450 - RISK REGISTER R
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8.0 PROGRAMME The below-listed prog
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10.0 APPENDICES Endnotes 1 Sampson,
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St Mary Redcliffe Appendix B BS 583
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10.2 ECOLOGICAL ASSESSMENT Contents
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2 Method 2.8 A list of other specie
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3 Results with some parts ancient w
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Eurasian Badger Meles meles Mammals
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oost is defined as any structure or
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Appendix 2 Policy & Legal Considera
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A A A A A A A A A A A A A A A A A A
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10.3 MEP STRATEGY 4 Site Infrastruc
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5 Proposed infrastructure This opti
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1563.R1 - Stage 2 report Page 12 of
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9 Mechanical Services Strategy 9.1
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In some public areas low surface te
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Drainage is provided to the existin
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Page 102 and 103:
Flexible conduits will be used for
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Page 106:
35 HYB ASS'D ROU 1 x 75 35 Hyb AR T
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St Mary Redcliffe Project 450 RIBA 2 Stage End Report

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