What can we do to help Oxfordshire’s flooding issue?

Oxford’s Flood Alleviation scheme has provided a glimmer of hope for local business and property owners following severe flooding in 2003, 2007, 2012, 2013 and 2014. Oxfordshire Growth Board have recently announced the scheme has been put on an amber status, now there is a substantial financial gap in funds of £10m. Although the people of Oxford have been reassured the project will continue, allowing the construction of the four-mile flood channel, Rodney Rose, Oxfordshire County Council’s deputy leader, has invited local businesses to contribute financially to the scheme. With some expressing doubt on the willingness of local people to do so. 

The plight of Oxford and its flooding issues, as well as the problems experienced by the rest of the UK, highlights the need to incorporate Sustainable Drainage Systems (SuDS) in any development, and that strategy is at the heart of all we do.

The necessity for Sustainable Drainage Solutions (SuDS)

Oxfordshire has seen its fair share of flooding in recent years, affecting roads, railway lines, schools, businesses and homes, and with substantial urban development and bodies of water in abundance, the issue is unlikely to ease any time soon. The aspects that need to be addressed when designing new developments are the quantity of water (flooding), quality of water (pollution), biodiversity (wildlife and plants) and amenities.

Sustainable Drainage Solutions, (SuDS), should mimic nature, managing rainfall where it falls, but also need to consider the affects they may have downstream on nearing communities; the idea is not to simply transfer the flood risk elsewhere. Creating zero, or minimal, long-term detrimental damage, SUDs are considered the environmentally friendly option.

It’s quite often felt that the look of such SuDS is crucial to its initial appreciation within the community, so not only do the designers need to consider the most effective way to incorporate SuDS, they also need to be aware of its appearance, taking into account the style of the area, ensuring it fits visually.

In order to optimise the benefits of SuDS, the planning and design needs to be incorporated at the start of the development process. Fitting in sustainable drainage mid-way through a project is likely to result in the SuDS being less effective than what it could have been if it was considered holistically, creating problems down the line when the heavy rainfall begins. Additionally, continual efforts to perform a sequence of management practices, control structures and strategies ensures the recurrent benefits of efficient and sustainably drained surface water, all while minimising pollution of any local water bodies.

What do we do to help?

Our designers believe in the importance of a holistic solution for the disposal of surface and foul water, working with the client to develop sustainable drainage techniques from the beginning. To us, sustainable drainage is not an afterthought, and there is no “one size fits all”, therefore each site needs to be assessed individually. 

Implementations from Gemma Design

Here at Gemma Design, we use the very latest hydraulic design software and computer systems, combined with detailed knowledge of current design standards, to deliver integrated solutions for challenging and complex sites.

Where off-site disposal is necessary, we demonstrate a proven track record of securing consent from statutory authorities, through both Section 104 and 106 applications, and land drainage consent, for discharging to watercourses, therefore actively adhering to all local guidelines.

Disposal of foul drainage can be challenging where no existing connections are present, or the infrastructure is at a shallow depth, and in these situations, treatment is needed. Our engineers liaise with the Environment Agency to obtain approval for any on-site treatment, and with sewage undertakers for the installation of pumping stations where necessary.

As flooding becomes an increasing problem, we will continue to carry out any necessary assessments, systems and procedures to continue to develop in the most environmentally sustainable way possible.

Aston Martin Dealership – Bristol

Client: Aston Martin

Architect: NC Architects Ltd

Gemma Design was commissioned to work on this split level dealership over three floors, for Aston Martin; a prestigious car manufacturer. The project called for sophistication within the design, emitting style and luxury, whilst tackling the geographical and logistical challenges of the site.

The proposed plot was on a long slope, so the major consideration for this scheme was the provision of level platforms for both the building and the surrounding parking areas. There was a difference in site levels of 8 meters across the site with three existing roads and one dwelling in the vicinity, so the design had to incorporate various access points and the neighbouring dwelling.

Gemma Design, along with NC Architects Ltd, were able to approach this design collaboratively using a 3D ground model, enabling them to maximise the use of the natural slope and incorporate it into the design, thereby eliminating the need for earth retaining structures. From the front of the building, the dealership appears to be of a single level, approached by a large gradient drive way. The wall to the right frames the glass fronted showroom, whilst hiding the falling slope to the back concealing two additional floors built in to the natural slope of the land.

The new Aston Martin Dealership upon arrival

The building has a number of interesting constraints, most notably an internal clear span of 32m at roof level, with the main showroom, above the workshop hidden from sight, spanning just 20m. The 8m cantilevered roof section to the front of the building adheres to the style and sophistication required for such a luxury brand.

The design was made more challenging by the request to reduce the height of the building by 1m, consequently reducing the available structural zones. The specifications weren’t possible using traditional rolled sections, therefore cellular beams were chosen to meet the client’s revised brief.

Incorporated cellular beams by Gemma Design

Careful consideration had to be given to the potential for the show room to vibrate, in resonance with V8 engines of the cars, when traversing the showroom. Using CellVibe, a software package developed by the SCI, the floor plate was analysed to look at the behaviour of the floor system. Gemma Design calculated the accelerations and response factors of the floor to demonstrate that the building didn’t vibrate and cause discomfort to the occupants every time a new car was rolled in or out.

The vibration of the floor is controlled by the system as a whole, i.e. not just the floor slab, but the primary and secondary beams as well. Therefore, it is essential to view the design holistically, understanding how they can work together rather than individually. Using an appropriate software package, allowed Gemma Design to do so.

Aston Martin Dealership 

To see the new dealership for yourself, the address is Vantage Point, Cribbs Causeway, BS10 7TU or visit their website for more details: http://www.dicklovett.co.uk/aston-martin/

How BIM technology benefits clients – Part Two: When modern tech meets history with the Anstey Hall Project

BIM is a zero impact application and therefore beneficial for the entire life of a building, even those with a complex and delicate construction.

Although BIM reduces many complications and promotes advantages in the planning stages of construction, the difficulty remains in the interpretation of the components of features which were originally constructed before modern safety standards or before modern techniques – fireplaces, doors and windows for example.

In this instance, intelligent object recognition steps in, usually with an architect in tow, to measure and interpret the core of these features. BIM then comes in once again to receive this information and incorporate the 2 dimensional data, resulting in a comprehensive 3d map of the building and its constituents.

Digital Barn series by Gemma Design

A recent project by Gemma Design has brought about these very challenges. The Anstey Hall project involves the creation of 12 new bespoke dwellings and the restoration of eight listed timber and brick barns. BIM has been utilised from the first day of engagement, incorporating any 2d drawings already available.

Sensitive restoration in this case, is to be coupled with the addition of internal mezzanine steel frames and new extensions. The client is embracing the use of BIM, to ensure the mezzanine floors are fully independent of the existing structure and to map out the engineering solutions required to achieve this, whilst producing a striking and contemporary finished project.

Early engagement of technology

Applying BIM technology to historic buildings is part of Gemma Designs’ commitment to early engagement with technology. There is at this point in time very little research published on the use of BIM for historic buildings, which makes us feel like pioneers in the industry, although according to those at the ‘coal face’ if you use BIM, you will use it on all of your projects, wherever possible. So not only do we apply technology early on in projects, but we like to embrace the use of innovative technology as it emerges too.

This begs the question, why is there little data published on the use of BIM for historic buildings?

There is no real answer to this question, other than that BIM was initially adopted by industries to aid the modelling and collaboration of trades on new buildings, and since the roll-out of BIM as a tool has been staged in levels, it could be classed as still in it’s infancy.

BIM for all

The purpose of the innovation of BIM technology is to aid collaboration across the architectural, engineering and construction industries. It is a vital tool for accuracy as well. Virtual renovation and reconstruction allows for the structural integrity of the building and for the feasibility to be actualised before costly do-overs become necessary. Using BIM for historic buildings is as pertinent as it is for new buildings.

Read more about how BIM technology has benefited our client in the Anstey Hall project on our blog.

https://www.ribaj.com/intelligence/bim-for-historic-buildings

What is a full structural survey?

Most commonly used as a means of inspecting all visible and accessible parts of your building’s structure, a full structural survey looks for defects within the structure and for possible future indications of defects and makes advisory notes for minimising both damage and the risk of future damage.

The full structural survey also inspects elements that do not make up the building’s structure itself, such as roof coverings like thatch and tiles, windows and drains.

When do I need a structural survey?

Here are four of many reasons for getting a full structural survey on a property.

1.      Before purchasing a house

Although it is not a legal requirement to have a full structural survey done on a property you’re hoping to buy, it is highly advisable. Once your offer has been accepted, your mortgage advisor is likely to instruct a survey to back up the financial offer. The vendor is also free to have a survey done on the property they are selling and make it available to all who ask. The buyer should consider getting the survey done by a chartered surveyor (MRICS) who will also look at issues with moisture penetration (damp), electrics etc that might not be structural issues but will affect the habitability of the dwelling.  The surveyor will advise if there are any issues that need to be investigated by a structural engineer.

2.      Advice on building repairs after fire or flood damage

Bear in mind that fire damage almost always comes along with water damage from the effects of fighting the fire. So, whether from fire or water damage including external flooding due to adverse weather, or internal flooding from the likes of broken pipes, your structural engineer will assess the level of damage that has been caused. You will receive a full report detailing the integrity of load bearing structures within the building and advice on the extent to which repairs should be undertaken. Your structural engineer can also report on the risks associated with local flooding and subsistence. A good, comprehensive survey will take into account size and number of trees present, for example and offer advice on interventions such as underpinning. 

3.      Emerging structural issues

A substantial part of the work of structural engineers is assessing the defects that appear in buildings after the passage of time. Cracks in walls are very common as are areas of movement under floors and to the roof line. The causes of structural issues are fully investigated and appropriate solutions determined. Reports will include advice on repairs or changes to satisfy building control, local authorities or potential buyers.

4.      Before alterations

Prior to altering the size of your home, an inspection may be required to make viability calculations and ensure the adequacy of the existing structure. Structural advice, including drawings may be required by the local authorities before improvements or alterations are made to an existing building. Extensions into the roof for example will need preparations allowing for changes to the existing roof structures such as trusses, ceilings and floors below.

There are of course other reasons a full structural survey may be required, so if you require advice on any of the following, or on making applications for planning approval, please get in touch and we will be happy to discuss your requirements.

·        Advice on the preservation and/or repair of a building including listed buildings

·        Satisfying the requirements of the local authorities in terms of dangerous structure notices

·        Preparing plans for contemplated party wall agreements.

·        Structural appraisals of existing buildings that are being considered for change of use.

You can read about our structural survey services here: http://www.gemma-design.co.uk/inspections-surveys.html

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 [RS1]Flooding and subsidence aren’t necessarily linked. They can be in the case of collapse inundation settlement but subsidence can also be caused by swallow holes, presence of trees etc.