1 Moulsecoomb Way

Every construction project possesses the risk to cause harm to the environment, McLaren has taken careful consideration to ensure that this risk is minimised as much as possible.

Soil contamination before and during the construction process has been investigated and reported through Planning Application BH2020/00523 ‘REMEDIATION AND VERIFICATION STRATEGY’ (2020). This investigation found that as this is a previous brown site soil contamination was already found with traces of Asbestos in the soil, the levels were not high enough to pose an immediate threat to safety but is advised that 300mm of imported top soil is to be laid to prevent future expose. Along with this a ‘Hot-Spot Contamination Plan’ has been established for the discovery of a new or existing site of contamination on the site, ensuring the safety of the workers and public. This investigation has helped improve the environmental quality of the site and provide measures to reduce the environmental impact of construction.

Site waste has the potential to put hundreds of tonnes of waste into landfill. However, with an effective Site Waste Management Plan (SWMP) the majority of this waste can avoid landfill and be recycled, greatly reducing the environmental impact of the construction process. McLaren contracted Erith Contractors LTD to provide a comprehensive SWMP ensuring as little waste as possible is diverted from landfill. The report is found under Planning Application BH2020/00116 ‘SITE WASTE MANAGEMENT PLAN’ (2020), This report has categorised every potential waste product to come from the site and who and how to get it recycled. There is also a breakdown of the demolition waste and which category it will fall into.

The report highlights that:

• Steel and other metals will be sent off site for recycling.
• Concrete and bricks will be machine-crushed on site and re-used.
• Mixed rubbish will be sent off site for sorting, processing and recycling where possible.
• Asbestos will be bagged/wrapped and disposed at a licensed receiving station.

BH2020/00116 ‘SITE WASTE MANAGEMENT PLAN’ (2020), P.G. 7

In summary McLaren has taken appropriate measures to ensure the environmental impact of the construction of One Moulsecomb Way is minimised as much as possible in accordance with local and regional environmental regulations.

 

Flood risk and drainage is a vital measure to take into account when developing a building, One Moulsecoomb Way has had a comprehensive drain/age and flood risk assessment carried out by HWA Consulting Engineers, their results shown in Planning Application BH2020/01110 ‘DRAINAGE STRATEGY & FLOOD RISK STATEMENT V5.0’ (08/22). Their results showed that the property falls in a ‘Zone 1’ chance of flooding, meaning there is a 0.1% chance of flooding, this reduced the need for additional infrastructure to prevent flood damage. The drainage services on the property were also summarised in this document, stating that surface water was to be removed through ground infiltration, requiring minimal additional infrastructure to move the surface water away from the property. However, foul water was to be disposed of through two separate connections to the Southern Water foul sewer, one would be located on the East side of the site and the other on the West side, this is to ensure there is adequate drainage capacity for the full occupancy of the property. The foul sewer runs under street level on Moulsecoomb Way and Lewes Road (shown bellow).

The sustainability of new projects is more important than ever in the current climate with rising environmental awareness among the global population. One Moulsecoomb Way has shown effort to design a sustainable building throughout the project, starting with the location and stretching to adaptions of the building.

One Moulsecoomb Way, shown as ‘Hillfort House’, Is located along the A270 which has regular bus services linking the site to Lewes, Brighton town centre, Brighton Marina, Sussex University, University of Brighton, and connecting busses throughout the city. The property is also only a 12 minute walk from Moulsecoomb train station which trains connecting through Brighton to the South Coast and London. The A270 also has a bike lane and as shown in Planning Application BH2022/00452 ‘CYCLE DISTRIBUTION SUMMARY’, (Waind Gohil and Potter Architects 2019), there is a proposed 254 long-stay cycle parking for students. All these measures help reduce the miles travelled by individuals by car to and from this property, encouraging individuals to travel by public transport or bike, thus reducing the overall carbon footprint of the buildings impact.

Another sustainable approach from this project is the installation and use of rain water harvesting for a grey water supply. As stated in Planning Application BH2020/01037 ‘RAINWATER HARVESTING FEASIBILITY GUIDANCE NOTE REV A’ a feasibility study was carried out using the total roof area and precipitation data from previous years, this was then compared against averages of water consumption per-person based on full occupancy of the building and it was found that the maximum collectable rainwater would not be enough for the occupancy of the building and the project of rainwater harvesting was cancelled due to infeasibility.

The construction process of One Moulsecoomb Way, like most development projects, follows the RIBA Plan of Work. This plan summarises the entire construction process into 8 stages from ‘Strategic definition’ to ‘Use’

Stage 0, Strategic definition is the first stage within the construction process, this involves the preparation of the clients requirements and their project budget. An initial site appraisal will be conducted to determine the feasibility of the site for the clients requirements.

Stage 1, Preparation and Briefing involves the final budget being agreed on for the project along with feasibility studies, project brief, project outcomes and project execution plan. A comprehensive site survey will also be conducted, all these documents will help support the project in the design process and planning application.

Stage 2, Concept design is where a design team will first be allocated to the project, they will provide detailed plans of the proposed site and the first visual look at the property. The design team will also ensure the project is compliant with building regulations and is structurally sound. This stage is crucial for gaining possible stake holders in the project as they will be able to see what they will be investing into, a significant stakeholder in One Moulsecoomb Way is Student Roost who will be the primary stake holder in the future of this project, occupying the majority of the usable area.

Stage 3, Spatial coordination is where the plans made in the previous stage are reviewed against building regulations, and a revised budget is also calculated with the new information from the engineering and architectural designs. Change control procedures will be initiated so as the project develops any possible changes from the stakeholders, construction process, or environment can be effectively managed without creating unnecessary delays. Finally the planning application will be prepared and submitted with a comprehensive collection of supporting documents. Planning application for One Moulsecoomb Way was submitted on 23/04/2019 and was approved on 16/12/2019.

Stage 4, Technical design involves the detailed development of architectural and engineering designs, finalising on the proposed finished project. A specialist subcontractor will be integrated into the project. A construction phase plan will also be created to ensure the construction of the project has a structured and efficient method. The design team will submit a ‘building regulations application’ to ensure the proposed project is compliant with building regulations and any necessary adjustments made.

Stage 5, Manufacturing and control is one of the broadest stages in the RIBA plan of work as it encompasses the whole construction phase of the project, from the initial foundations and services being installed to the completion. This stage requires the site logistics to be finalised, the inspection of construction quality, and commissioning of the building. The subcontractor will carry out the construction phase plan ensuring the project is compliant with planning conditions. A building manual will also be created in preparation to the handover of the building to the client, this will include information like heath and safety and fire safety.

Stage 6, Handover is when the completed building will be handed over from the development team to the client. A successful handover will ensure that any defects have been resolved and the client is fully aware of the proper methods to maintain and use the building, e.g., fire suppression/detection systems, climate control, sustainable practices on installed building services., This handover period is crucial to ensure the building is used to its maximum capabilities in the most sustainable manner.

Stage 7, Use. The final stage in the RIBA plan of work is to undertake a Post Occupancy Evaluation, this is to see whether the building is operating as intended. Any functionality and operational issues can be resolved which many reduce the running cost of the building. At this point a revised Building Manual can be published to accommodate for any changes.

One Moulsecoomb Way is currently nearing the end of Stage 5 with the exterior nearing completion and an estimated project completion date of September 2022.

One Moulsecoomb Way is a mixed used residential and commercial project located on the intersection of Moulsecoomb Way and Lewes Road in Brighton. Constructed on a brownfield site which was previously a recycling centre, community centre, and church. The new site will have 373 student accommodation bedrooms, offices, and a community centre. The project is being commissioned by property development firm McLaren Property who have had a successful similar project in Brighton ‘Vogue Studio’.

The largest stakeholder in this development in Student Roost who will be providing the accommodation services and have named the building ‘Hillfort House’.

The building will include several measures to help reduce its running environmental impact like bicycle parking and solar panels.