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Proposed Development on Land at Station Road St Johns
January 2011
Prepared by M Pearce BA(hons) Dip Arch RIBA
RECEIVED 23 MAR 2011 DEPARTMENT INFRASTRUCTURE
Architects & Interior Designers Yorkshire
12 Strathallan Crescent Douglas Isle of Man IM2 4NR
Tel: 01624 818672 Fax: 01624 820798 E: [email protected] W: mpassociates.co.uk
Mark Pearce BA (Hons), Dip(Arch) RIBA Managing Director
Propar Mathers Company Secretary
MR ASWADWELL, M.D. Regent Road, St Johns, M10 NY 10017 VAT NO: 001-142971
Background and Introduction Page 3
Construction Method Statement Page 5
Construction Constraints Page 8
This construction method statement summarises the proposed construction methods and sequencing. It also outlines measures, actions and procedures that will be taken to minimise the impact of the construction on the surrounding areas.
The development is for 2 dwellings with a construction access for a further 6 dwellings on the neighbouring site comprising field numbers 312909 and 314758.
The site is located to the east of Station Road and is proposed to be accessed via the lane adjacent to the old railway line and the post office.
The site is approximately 1.5 acres in total bordered to the South by the new St Johns Primary School, to the North by the Methodist Hall, to the West by buildings on Station Road including the Post Office and to the East open fields and the adjacent residential development site for 6 dwellings.
The adjacent residential development site is to be accessed through Balladoyne Estate on completion and does not require a permanent access arrangement from Station Road.
The site currently consists of open fields and an area of scrub land to the South and the route of the former railway line. There are trees bordering the site with some trees to the South within the site. A topographical survey has been carried out and a copy is included in the application. There are no watercourses on the land or in the immediate vicinity.
The development comprises of 2 new detached houses with access road, garages, services provision and foul and surface water disposal. The properties will be 2 storey and be of a modernist design. They will be constructed with a timber frame and be highly insulated and environmentally friendly. Utilising heat pumps, photovoltaic electricity generation where possible and designed to be highly energy efficient.
The houses will be constructed traditionally to the sub base with traditional concrete strip footings and concrete slabs.
The construction activities and sequences are as follows:
a) Site Planning - Appoint Designers, Principal Contractor and CDM Coordinator, consider development phasing and construction programme. Commission specialist site investigation work. Plan construction work.
b) Site Set-Up - Secure the site boundaries, set-up welfare and administrative facilities, set-up temporary service connections for electricity. Water and telephones, set-up material storage areas.
c) Site Clearance - Clear site of unwanted material contained within stone and soil stockpiles. d) Groundworks - Carry out any earth moving/ground levelling. e) Construction of Access Road - Construct the base for the access road, construct kerblines, surface road and footways. f) Foundations - Dig and construct foundations. g) Services - Lay service ducts and drainage pipes, install foul and surface water drainage. h) Construct Buildings - Construct ground floor, walls, first floor, roof structure and covering. i) Fit Out Buildings - First fix, plastering, second fix and finishing. j) Landscaping - landscape gardens, lay paving, landscape public areas.
The Health and Safety executive will be informed of the development.
Any phasing of the development will be established and the construction programme drawn up.
The site boundary will be secured with 1.8m high fencing. Lockable gates will be provided at the entrance to the site. Adequate signs will be erected to warn the public and to identify the construction site and the contractor.
Access for all operations will be from Station Road via the access lane adjacent to the Post Office and old Railway line. A temporary turning head will be provided within the site to enable all vehicles to enter and exit the site in a forward direction. Precautions will be taken to prevent mud being deposited on the public highway with a wheel wash located near the site entrance. A temporary site compound will be set up either on the site or the adjacent site depending on the phasing of the construction.
The site compound will contain welfare and administrative facilities and a storage area for materials. Bulk materials will be stored externally in neat, safe stacks. Higher value materials and small plant and equipment will be stored in secure storage.
Electricity, water and telephone connections will be made to the site compound.
The site will be stripped and cleared where required ready for the formation of the access and compound and the new buildings.
Excavated material will be deposited at lower levels of the site or adjacent site and particularly to the Southern part of field 314758 if required or in the large hollow between the site and the School.
No excavated material will be taken off site.
Where excavation necessitates the removal of topsoil this will be carefully stripped and stockpiled for re-use.
Earth moving/ground levelling will be carried out using appropriate plant. Any topsoil will be carefully stripped and stockpiled for re-use. All excavations will be supported as necessary and inspected before each shift.
All ladders will be removed at the end of each shift. All excavations will be fenced off to prevent people or plant from falling in.
The required 36m x 2m sightlines will be created by either reducing the height of the wall or moving this wall to the south of the proposed access road and as shown on the drawings or as agreed with the Department of Infrastructure Highways Department.
The access road will be constructed in two stages. Firstly the road will be constructed up to basecourse level. This will include the construction of services trenches and ducts. This road will then be used to give access to and within the site. The surface treatment will be added towards the end of construction when heavy vehicles no longer needed access.
The foundations will be simple strip foundations. These will be dug with a 360° excavator. The foundations will be mass concrete. The concrete will be delivered to site ready mixed.
Services will be laid within the access road. The service trenches and ducts will be laid during the construction of the access road. All foul connections to the existing sewer are within the site boundaries. Soakaways will be constructed for the disposal of surface water.
The ground floor will be constructed with a concrete floor slab. The walls will be timber frame with blockwork to the outer leaf and render or Manx stone external leaf. The roof's will be either flat using a polymeric roofing system or timber trusses and natural slate and photovoltaic tiles facing South.
Scaffolding will be used to construct the buildings. A crane will be used to lift roof trusses into position. Ladders giving access to scaffolding will be removed at night.
Following first fixing of electrics and plumbing, the walls will be plastered, either as two layers or as plasterboard and skim. Second fixing and finishing will follow.
The final operation will be to landscape the development. This will involve paving, turfing or grass seeding private gardens and landscaping public areas.
It is anticipated that core working hours will be as follows:
Sunday working is not anticipated but may be required for certain operations.
Deliveries will be limited to between 9.15am to 3pm and 4pm to 5.30pm. All vehicles will turn on site and enter and leave the site in a forward direction.
All vehicles involved in the construction of the buildings on site, whether on the two house scheme or the adjacent six house scheme, will not be allowed to park on adjacent roads or land.
A parking area will be set up on site to accommodate all vehicles.
Secure plant and material storage will be provided. There will be separate, secure storage for flammable liquids. No materials will be stacked outside the site boundary/fence. Plant will be secured to reduce the risk of vandalism theft.
Materials will be ordered so that sufficient are available on site to continue construction but not too many as to cause wastage to reduce site working spaces.
Material packaging will be collected and disposed of in accordance with the Site Waste Management Plan.
All personnel on site will be expected to wear appropriate personal protective equipment.
Dust - Dust from construction activities will be minimised by keeping the cutting and grinding of materials on site to a minimum. Where cutting and grinding is unavoidable equipment and techniques to minimise dust will be used. Groundworks carried out in any conditions creating dust will be damped down. Loading lorries and skips will be sheeted in before leaving site. Wheels of all vehicles leaving site will be cleaned if necessary so that mud is not spread onto Station Road.
Noise - Noise from construction activities will be minimised. Shouting and swearing on site will not be tolerated.
Pollution - Appropriate precautions will be taken to prevent pollution from fuels, spills or spillages of other hazardous materials. Any pollution will be swiftly cleared up to prevent contamination of the groundwater.
The following buildings have a right of access over the access road:
There is a pedestrian right of way established beside Fo Chrenk up past the School that is also required to be maintained. There are no other rights of way that we are aware of. All rights of way will be maintained at all times.
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