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Section 2 Brief, Budget & Regulations
Firstly, Credit for this list must be given to one of the Lecturers I had while I studied. The tutor shall remain nameless, however he generated this list for us to use for our thesis works, and therefore any credit for it is his. I am merely passing on what I consider a very comprehensive and useful tool for structuring your sketchbook and eventual design around.
Section 2 Brief, Budget & Regulations
•The Brief
–The clients shopping list
–It may include physical requirements
–Size and number of rooms
–Occupancy
–The processes being undertaken
–The relationships between spaces
–
–However it may also include aesthetic requirements
–Corporate image/colours
–Style preferences
•The list is unlikely to be complete and you may need to work with the client to extract the key elements from them.
–A list of all spaces and their uses
–Any ancillary spaces required to support these activities (stores etc.)
–Any special provisions or resources required to aid these processes or activities
–Any special relationships between spaces
–Any particular environmental or security requirements
–
–In some unique situations briefing guides/documents or advisory bodies may be available to assist in planning of certain types of buildings
–
–Do not forget to discuss/consider key elements of the building, which are not necessarily a client requirement, but are required to satisfy certain regulations, or to provide the necessary environment.
•Lifts, ramps, staircases
•Boiler/plant rooms
•Parking/site access/landscape
•You will also need to discuss any future plans, to ensure sufficient flexibility is included and to avoid aborted work
•
•It may be useful to ask if the client would like to visit another building. If this can be arranged it is useful to obtain feedback on elements, which do not work well, as well as those which the client, likes
•
•Be wary of a brief, which includes a plan, unless it is purely to illustrate the process of production
•The Budget
•It is important to establish a global figure as soon as possible, to avoid abortive work
•Many people grossly underestimate the cost of building and services. In particular, the on costs such as VAT and fees.
•For complex buildings the fees could be in the region of 15-17% of the net building figure.
•
•In most cases the VAT is 17.5% of both the net build and fees.
•
•So for a net build project of £100,000 we have an out-turn cost of: -
•Net build 100,000
•VAT on building 17,500
•Fees 15,000
•VAT on fees 2,625
•TOTAL 135,125
•
• A figure, which does not include furniture and equipment
• The client needs to be asked for a base figure and what they expect to be include for it
•
• This can be quickly checked using budget costings for buildings of similar type (from Spon’s) to make sure there are sufficient funds to match the brief.
•
• At this time it is worth looking at other costs which may be applicable depending on the type of project and the stage at which the architect becomes involved
•Acquisition costs
•Land purchase (free hold/leasehold)
•Agents fees
•Legal fees (searches etc.)
•Compensation (tenants)
•Loan service costs
•
•Other contract costs
•Decanting costs (workforce or tenants)
•Specialist fit-out costs
•Clerk of works/resident Engineers etc.
•Running costs
•Services/energy costs
•Business rates
•Repair/maintenance costs
•Demolition costs
•Regulations
•
•Some are national and apply in some form or other to all buildings
•Town Planning legislation
•Building Regulations
•Health & Safety at Work Regulations
•CDM regulations
•
•There are also those, which are activity/process specific, which may impose further constraints onto the design. These include: -
•Irish Standards
•British Standards
•Codes of Practice
•Insurance/specialist fire regulations
•Other Industry Standards
•These should be analysed in tandem with the brief and any implications reported to the client
•Town planning
•The local plan will lay down various conditions of development within certain areas bounded by the Authority.
•
•Use classifications (heavy industrial, light Industrial, commercial, residential)
•Plot densities (dwellings per acre/hectare)
•Materials and building styles (conservation areas and listed buildings)
•Vehicular and Pedestrian patterns/access (visibility, points of access, parking etc).
•
•The Planning Officer will advise on these on an informal basis
•Building Regulations
•These regulations cover a large variety of construction factors.
•A structural adequacy
•B means of escape & fire safety
•C site preparation & moisture resistance
•D toxic substances in cavity walls
•E sound resistance in walls and floors
•F ventilation and condensation
•G hygiene and hot water storage
•H drainage and waste disposal
•J heat producing appliances
•K protection from falling collision and impact
•L conservation of fuel and power
•M access and facilities for disabled people
•N glazing – safety in relation to impact, opening and cleaning
•P Electrical safety
•
•There are guides available for each section and they are essential references for designers
•Health & Safety at work regulations
•These govern the activities to be carried out as a function of the building.
•Requiring consideration in terms of space, environment and construction.
•Sanitation/cleaning
•Food preparation/serving
•Dust & fume extraction
•Protection measures
•Heating, lighting & sound insulation
•
•Each has a bearing on the design of the building and must be carefully considered
•CDM regulations
•A key area of regulation introduced in 1994 and updated in 2007. Which governs the build-ability and maintenance of developments on which four or more people work or on small projects where less than four work but which exceed 500 man-hours on site.
•So far domestic projects are exempt.
•
•Architects/Designers must consider
•Safety of building products in use and during construction (weight, toxicity, dust, fumes etc.)
•Safe methods of construction
•Future Maintenance and the safety of people carrying out this maintenance (walkways, ladder restraints, harness adapters etc.)
•Safety during future demolition or alteration
•
•A common sense attitude and a close relationship with the Health & Safety Co-ordinator is essential to achieving this goal.
Section 2 Brief, Budget & Regulations
•The Brief
–The clients shopping list
–It may include physical requirements
–Size and number of rooms
–Occupancy
–The processes being undertaken
–The relationships between spaces
–
–However it may also include aesthetic requirements
–Corporate image/colours
–Style preferences
•The list is unlikely to be complete and you may need to work with the client to extract the key elements from them.
–A list of all spaces and their uses
–Any ancillary spaces required to support these activities (stores etc.)
–Any special provisions or resources required to aid these processes or activities
–Any special relationships between spaces
–Any particular environmental or security requirements
–
–In some unique situations briefing guides/documents or advisory bodies may be available to assist in planning of certain types of buildings
–
–Do not forget to discuss/consider key elements of the building, which are not necessarily a client requirement, but are required to satisfy certain regulations, or to provide the necessary environment.
•Lifts, ramps, staircases
•Boiler/plant rooms
•Parking/site access/landscape
•You will also need to discuss any future plans, to ensure sufficient flexibility is included and to avoid aborted work
•
•It may be useful to ask if the client would like to visit another building. If this can be arranged it is useful to obtain feedback on elements, which do not work well, as well as those which the client, likes
•
•Be wary of a brief, which includes a plan, unless it is purely to illustrate the process of production
•The Budget
•It is important to establish a global figure as soon as possible, to avoid abortive work
•Many people grossly underestimate the cost of building and services. In particular, the on costs such as VAT and fees.
•For complex buildings the fees could be in the region of 15-17% of the net building figure.
•
•In most cases the VAT is 17.5% of both the net build and fees.
•
•So for a net build project of £100,000 we have an out-turn cost of: -
•Net build 100,000
•VAT on building 17,500
•Fees 15,000
•VAT on fees 2,625
•TOTAL 135,125
•
• A figure, which does not include furniture and equipment
• The client needs to be asked for a base figure and what they expect to be include for it
•
• This can be quickly checked using budget costings for buildings of similar type (from Spon’s) to make sure there are sufficient funds to match the brief.
•
• At this time it is worth looking at other costs which may be applicable depending on the type of project and the stage at which the architect becomes involved
•Acquisition costs
•Land purchase (free hold/leasehold)
•Agents fees
•Legal fees (searches etc.)
•Compensation (tenants)
•Loan service costs
•
•Other contract costs
•Decanting costs (workforce or tenants)
•Specialist fit-out costs
•Clerk of works/resident Engineers etc.
•Running costs
•Services/energy costs
•Business rates
•Repair/maintenance costs
•Demolition costs
•Regulations
•
•Some are national and apply in some form or other to all buildings
•Town Planning legislation
•Building Regulations
•Health & Safety at Work Regulations
•CDM regulations
•
•There are also those, which are activity/process specific, which may impose further constraints onto the design. These include: -
•Irish Standards
•British Standards
•Codes of Practice
•Insurance/specialist fire regulations
•Other Industry Standards
•These should be analysed in tandem with the brief and any implications reported to the client
•Town planning
•The local plan will lay down various conditions of development within certain areas bounded by the Authority.
•
•Use classifications (heavy industrial, light Industrial, commercial, residential)
•Plot densities (dwellings per acre/hectare)
•Materials and building styles (conservation areas and listed buildings)
•Vehicular and Pedestrian patterns/access (visibility, points of access, parking etc).
•
•The Planning Officer will advise on these on an informal basis
•Building Regulations
•These regulations cover a large variety of construction factors.
•A structural adequacy
•B means of escape & fire safety
•C site preparation & moisture resistance
•D toxic substances in cavity walls
•E sound resistance in walls and floors
•F ventilation and condensation
•G hygiene and hot water storage
•H drainage and waste disposal
•J heat producing appliances
•K protection from falling collision and impact
•L conservation of fuel and power
•M access and facilities for disabled people
•N glazing – safety in relation to impact, opening and cleaning
•P Electrical safety
•
•There are guides available for each section and they are essential references for designers
•Health & Safety at work regulations
•These govern the activities to be carried out as a function of the building.
•Requiring consideration in terms of space, environment and construction.
•Sanitation/cleaning
•Food preparation/serving
•Dust & fume extraction
•Protection measures
•Heating, lighting & sound insulation
•
•Each has a bearing on the design of the building and must be carefully considered
•CDM regulations
•A key area of regulation introduced in 1994 and updated in 2007. Which governs the build-ability and maintenance of developments on which four or more people work or on small projects where less than four work but which exceed 500 man-hours on site.
•So far domestic projects are exempt.
•
•Architects/Designers must consider
•Safety of building products in use and during construction (weight, toxicity, dust, fumes etc.)
•Safe methods of construction
•Future Maintenance and the safety of people carrying out this maintenance (walkways, ladder restraints, harness adapters etc.)
•Safety during future demolition or alteration
•
•A common sense attitude and a close relationship with the Health & Safety Co-ordinator is essential to achieving this goal.
