This document is an adaptation scheme proposal and feasibility study report for Manor House. Changing the use of a building, as with any such venture there is an element of risk. The degree of risk will depend on a number of variables relevant to the prop

1.4.1 Relevant Policy Proposals

Moulsecoomb Place is subject to the following planning policy proposals:

HE12 - Scheduled ancient monuments and other important archaeological sites

Due to the site being in this area, specific consideration should be taken to ensure that the proposal will “preserve and enhance” the site.

The strategic brief (feasibility report) must preserve and enhance the site, as it is one of known and potential archaeological interest. The proposals are likely to have an adverse impact on archaeological interest and character and therefore will not be permitted by Brighton & Hove City Council planning authority.

However in the case of this archaeological site, the planning authority may make exceptions when considering the relative importance of the site against the need for the proposal, when it is satisfied that the adverse impacts are minimised and the need for the proposal outweighs the likely harm to be done.

Therefore the feasibility proposal must be accompanied by an appropriate assessment of the archaeological implications. In considering whether an exception should be made, the planning authority may require the applicant to provide a further assessment of the significance of potential archaeological remains before the application is determined, which may form part of an EIA (Environmental Impact Assessment)

EM18 (EM9, EM2)

Planning permission will be granted for mixed-use development at the university Moulsecoomb Campus, Watts Site: an innovation centre for high tech business use, teaching accommodation and student housing.

EM17

Planning permission will be granted for a mixed use development at the Preston Barrack site university uses including at the Moulsecoomb Campus, Watts Site: an innovation centre for high tech business use, teaching accommodation and student housing.

5. Brighton and Hove Context

7. Background and Overview

  Brighton and Hove is a city on the south coast for England, and England’s most populous seaside resort. Reported in the Domesday Book as Bristelmestune, the arrival of the railway in 1841 brought Brighton within the reach of day-trippers from London and population growth from around 7,000 in 1801 to over 120,000 by 1901 (Carder, 1990). Located directly south from London, there are good road and rail transport links with the capital the rest of the country.

  It is known as a vibrant and diverse city, with famous landmarks, such as the pebble beach, Royal Pavilion and Palace Pier. Its large number of cultural events, extensive and alternative retail/leisure sector and numerous nightlife venues make it a very popular tourist destination.

  Brighton is well known as a very desirable area to live and subsequently has high property prices which reflect this, with a Land Registry average house price £163,814 for December 2010 (upmystreet.com, 2011)

8. Population Context

Estimated resident population 1991:                                           243,881*

Resident Population 2001:                                                               247,817

Economic activity among 16-74 year olds:

Economically active:                                                                          67.8%

Employed:                                                                                             60%

Unemployed:                                                                                        3.6%

Retired:                                                                                                  11.4%

Student:                                                                                                 11.1%

Look after home/family:                                                                  5.7%

Permanently sick/disabled:                                                            5.3%

9. Housing Context

Number of households:                                                                     114,479

Average household size:                                                                    2.09

Area (hectares):                                                                                   8,267

Density (residents/hectare):                                                           30 per ha

Owner occupied                                                                                   61.7%

Rented                                                                                                     35.1%

Other:                                                                                                      3.2%

(brighton-hove.gov.uk, 2011)

10. Crime Context

2. Change of Use Proposals

Changing the use of a building, as with any such venture there is an element of risk. The degree of risk will depend on a number of variables relevant to the proposed adaptation option selected. These variables will include:

• The location of the property
• The condition of the building and the extent of works required to repair any defects
• The length of time the conversion will take
• The general state of the economy
• The level of demand for the use proposed at the time the property is marketed
• The degree of legal and planning restraints operating over the property
• The proposed cost of the change of use
• The projected value of the converted building

Douglas, 2006, p.103

These are the key factors that should be analysed to ensure the most suitable choice is selected.

6.  Proposal 1

Convert to an art exhibition gallery/museum with coffee and snack bar, souvenir shop.

Existing building features restored as much as possible, any façade retention removed. Larger rooms used for gallery or historic item exhibition, with the addition of a coffee and snack bar with attached gift shop for sale of artist prints, souvenirs etc.

Due to the building having a listed status, a proposal to restore the building to its original condition has been included.

This proposal would involve the removal of all office equipment and features installed during the previous change of use. All feasible façade retention systems are to be removed and works completed to restore the building to its former condition. To facilitate the exhibition of art and historical items, the provision of hanging mechanisms and high traffic flooring would need to be installed whilst ensuring that the architectural and aesthetic benefits of the building are not impacted upon.

This would be an excellent way in which to convert the property into a usable space whilst retaining many of the original features. This would both save on the initial cost of conversion in comparison to residential housing, whilst minimizing the legal and planning restraints imposed by the building conservation officer.

However, the lack of disabled access to the upper floors would require lifting equipment to be installed, a complex task within a listed building in terms of placement and retention of any items deemed important by the conservation officer. In addition to this, the demand for this proposed use is difficult to project, meaning that the prediction of the payback period for such a conversion would also be difficult.

7. Proposal 2

Convert to mixed use property (office space and residential flats)

Existing office space on ground floor refurbished to high-end office space. Upper floors converted to apartment accommodation.

Converting the building into a mixed use property would allow the continued operation of some of the welfare services for Brighton University, whilst allowing the upper floors to be converted into private accommodation. This would allow the value of the building to be increased whilst retaining some of its original services. The building is in an excellent location for apartment accommodation, with transport services nearby, and the possibility for on site parking. Level of demand for housing is very high, the use of house price information and a large number of available precedent case studies can be used to accurately predict the proposed cost, projected completed value and profit.

However, the student centred activities presently located within the building may be relocated to the proposed Watts car park development (EM18) or the proposed Preston Barracks development (EM17). Therefore it seems inappropriate to create a mixed use development, as the conversion of the upper floors will render the ground floor unusable for much of the construction period.

8. Proposal 3

Convert to residential use

Existing building converted to student accommodation. Shared communal facilities (kitchens, bathrooms, living spaces) installed with extensive façade retention to protect listed building features.

This proposal allows the high demand and excellent location of the building to be utilised, and the proposed cost of conversion and projected value of the completed building can be accurately estimated.

Brighton has a severe lack of student accommodation, with many 1st year University of Brighton students having to move into private rented accommodation, which is not ideal. This creates a high demand which is not affected by the current economic climate. A high fee can be charged for halls of residence compared to the square meterage of the building, making this type of conversion an attractive prospect.

There are, however, some drawbacks. Extensive façade retention must be implemented to ensure that future tenants do not damage the listed building features. The extra bathrooms and kitchens will have wiring and ventilation requirements which listed buildings are not well suited for.

3. Proposal selection procedure

To accurately assess the options proposed, a simple rating system described in Building Adaptation (Douglas, 2006, Table 2.4., p. 56) has been adapted for use:

The main criteria selected are as follows:

Fire and statutory requirements (0.3)

Statutory requirements must be met as a legal imperative and are particularly important in a listed building, due to the potential damage a fire could cause. This is equally important in student accommodation, therefore these requirements will easily be met by that change of use.

Extended Service Life (0.1)

Extending the service life of the building is not a priority factor but must be considered. The gallery conversion proposal would be the most effective due to the restoration work carried out and minimal damage the original building fabric.

Capital or rented income (0.3)

The increased value created by the adaptation process is an important factor. An art exhibition gallery would yield a low value increase, however the conversion to accommodation would yield a high value increase.

Accessibility for disabled users (0.2)

The accessibility requirements for a gallery would present significant problems, and would need to rectified at large cost. However, residential adaptations are free from these constraints and therefore have a higher rating.

Functional suitability (0.1)

Functional suitability of the building is not paramount compared with value increase. A gallery conversion functionally suits the building best.

The results from the table show that a conversion to student accommodation would be the most viable option.

Proposal 3 has been selected due to the results from the viability table, considerations of high demand, the separation from economic conditions and the ability to accurately estimate the adaptation cost, payback period and resulting financial viability.

1. Planning Issues

This would change the usage of the building from office to residential, and would be classified as a conversion to an alternative use. However, as the building was originally residential, this conversion would be considered a ‘reconversion’. “[This] involves obtaining approval under the Town and Country Planning legislation (Douglas, 2006, p.136)

  Douglas also states that “The policy of the local authority involved and the supply of certain house types will influence the outcome of a planning application to convert or reconvert a property.” (Douglas, 2006, p.136) As there is a scarcity of halls of residence within the ‘university corridor’, a considered application to this use will probably succeed.

2. Physical and Constructional Issues

1. Conservation Issues

  URBED (1987) views listed buildings in good areas such as Manor House as an area which is “ripe for conversion” (Douglas, 2006, p108). There is a necessity to convert buildings where the current use has been deemed unviable, and may be considered an ongoing characteristic of modern living and working and the subsequent building conversion primarily involves modifications to the interior of the building. Careful thought is needed to maintain visual harmony with the original style. Externally, therefore, little if any indication of a change in use is evident. (Douglas, 2006)

  The three main grades of building conversion stated by Douglas (2006) are high, medium and low. Manor House is listed and therefore “only a high grade conversion is likely to succeed and attract or generate funding” (Douglas, 2006, p.109). The characteristics of a high grade conversion are that a conservation philosophy is adopted, with a defensible solution utilised; proposed use is compatible with previous use, and retention of the building’s original character.

  A high grade of conservation must be employed on the Manor House site to ensure that the character of the building is retained. As there will be little or no external works, this mainly extends to the interior of the building. Care must be taken when construction of the conversion is underway as to not damage the listed features. Façade retention should also be used to protect items that could be damaged, as well as being reversible, in other words, “nothing should be added to the building that cannot later be taken away (Douglas, 2006, p.114)

It is pointed out by Douglas (2006) due to the category of the listing of Manor House: Grade ll – buildings of special interest; and archaeological importance of Moulsecoomb site only high grade of conversion is justifiable, and defendable, and likely to succeed and generate funding.

This is echoed by the university in the following statement taken from the Estate and Facilities Management webpage:

‘The acquisition and refurbishment of the Manor House and Tithe Barns gave the university an opportunity to not only improve its estate, but also enabled it to give something back to the local community by way of preserving an impressive listed building’.  

3.2.2. Constructional Issues

  As the building is older and of historic value, there are many implications that will not be present in new construction. These implications (such as difficulty in matching existing components and materials, risk of finding hidden defects and uncertainty as to the actual construction) should be taken on board and a contingency in both time and cost allowed if these problems present themselves.

  A full and detailed recording of the building should be prepared prior to it being subjected to any adaptation work, including full detailed drawings, photographic and documentary records. This will not only help to aid resolution of any hidden defects, it will also help to further the historical record and understanding of the building.

  Minimum intervention must be employed so that the scale or form of the adaption will not be such that it destroys or adversely affects the character of the building. Therefore a degree of sensitivity needs to be adopted when converting Manor House. For example internal insulation would be considered as inappropriate as the alteration may compromise the building’s internal architectural merit for example the dado rails and oak paneling. It is vital minimal loss of fabric in terms of the cultural value of heritage features are changed or lost as a result of the proposed adaptation. However a compromise must be struck between retaining the original features of the building and correctly adapting the structure to accommodate the new use.

Compatibility of use: the new use for the adapted building must not be so different or inconsistent with the previous use as to radically effect the buildings historical character or reputation.

Any major alterations to the existing buildings are best made obvious. The adaption works must be kept to an absolute minimum to protect the internal features from damage, including the oak panelling and tapestry.

An Access Statement with Building Control submission should also be obtained, and a space and energy audit be completed to establish the exact dimensions and energy use of the current building configuration.

3.2.3. Internal design

Now that a suitable proposal has been selected, the internal design of the building must be realized. This will be carried out by establishing the internal area of each floor and the minimum space requirement as dictated by the Houses in Multiple Occupation (HMO):

Using this information, it can then be determined how may rooms can be accommodated within the building, as well as the minimum necessary kitchen and bathrooms needed for the amount of people.

  Note that these are the minimum standards and should be used as a rudimentary guide for optimal room size. Also, these figures suggest complete usable space which may not always be available (for example with loft conversions with sloping ceiling heights or oddly shaped rooms). When this is the case rooms should be enlarged accordingly.

  The conversion should also look to create pleasant living spaces for the prospective tenants to ensure they are in demand.

Moulsecoomb Halls, adjacent to the building, is a good example measure due to them sharing the same location.

3. Financial Viability and Payback Period

The room sizes are quoted as being 9.5m2 and are of appropriate size for a single tenant. Therefore to ensure demand, this room size will be used as a guideline.

To calculate the payback period of an adaptation to a building, the approximate cost of the adaptation and an estimate of the turnover created must be calculated.

Adaptation Cost

Adaptation and new build cost comparisons (BMI, 2005) give a mean estimate of £660m2 for the adaptation to flats. By calculating the proposed internal area and multiplying by this figure, an estimate of adaptation cost can be found:

Basement = 108.924m²

Ground floor = 205.803m²

First floor = 250.912m²

Second floor = 63.018m²

Total floor = 628.657m²

628.7 * 660 = £414 480

Turnover Estimate

Again, using Moulsecoomb Halls as a guideline, £5 343 can be expected from each single room per year.

*Add number of rooms and calculate payback period*

  A more detailed payback period can be calculated with the insertion of data specifically relating to site when available. This will include the tender submission by the contractor, maintenance and running costs, and any extra available income that may be created (such as short term tenancy in the summer). The insertion of this data will allow a greater degree of accuracy when calculating the adaption cost, turnover estimate and payback period.

  The increase of value to the building should also be noted. The building may be worth considerably more after the adaptation if the University of Brighton decides to sell, Due to the high demand and potential profitability of renting halls of residence in Brighton and Hove.

2. Design cost management: the feasibility stage

It is advised that SSM7 (Standard Method of Measurement Seventh Edition) should be used to calculate net cost prices (excluding overheads, profit and VAT). Furthermore using the Adjustment Calculator: Tender Price and Location Factor Indices the rates for the project are adjusted and required in order to compare projects with similar timescale and equivalent location. (Jagger et al, 2002)

3. Estimating the cost bracket

Using the CI/SfB classification system allows the building function to be identified in the required level of detail by description and non-mnemonic code, as pointed out by Jaggar et al, 2002, who emphasise it is function rather than form (design is an important variable however of secondary significance) that has the greatest influence on cost because of social opportunity costing. For example, the cost estimate established by a contractor is converted into a price however governed by social opportunity costing. Therefore cost information identified in terms of function is particularly useful at the feasibility stage as it provides more objectivity and reliability in terms of predicting costs.

NB. BS7000-4:1996 Design Management Systems – Part 4 Guide to managing design in construction (1996).

Furthermore, it is recommended to seek if any available grants or funding can be sought for the conversion of the building.

3. Planning

1. PPG 15

Policy Guidance 15 (PPG15): Planning and the Historic Environment (1994) which advises local authorities on the treatment of historic buildings and the wider historic environment of the planning process and requires careful consideration as it relates to alterations to Manor House, a building of architectural and historic importance.

2. PPS 3

Consideration should be give to Planning Policy Statement 3 (PPS3): Housing (2010) which requires high quality yet an affordable mix of accommodation (40% social housing) as a regeneration policy and requires careful consideration as it relates to the conversion to Manor House (Douglas, 2006).

3. PPS 5

Planning Policy Statement 5 (PPS5): Planning for the Historic Environment (2010) states that it is best to retain a buildings use but if this is not viable it is better to have the building in use than empty and redundant. (Change of Use in Buildings PowerPoint) This is the case for Manor House as it is unsuitable for office space.

4. Change of Use Class

The building usage class is currently B1 – Business (not within A2). A conversion to the selected proposal would change the use class to C1 – Hotels and Boarding Houses (where no significant care is provided)

(http://www.j10planning.com/pdf/J10%20Use%20Classes.pdf)

5. Listed Building Consent

Listing building consent should be sought in accordance with the Planning (Listed Building and Conservation Areas) Act (1990).

6. Section 106

“Section 106 (S106) of the Town and Country Planning Act 1990 allows a local planning authority (LPA) to enter into a legally-binding agreement or planning obligation with a landowner in association with the granting of planning permission. The obligation is termed a Section 106 Agreement.” ()

These agreements address planning concerns in regard to developments, to allow the continued use of surrounding areas and provisions for the development itself. An example can be seen at the development of Falmer Stadium in Brighton, where planning consent was granted on the condition that transport links (road and rail) were improved (BH2001/02418/FP - Falmer Stadium, Land North of Village Way, Brighton - approved by Secretary of State 9/12/05.,  )

4. Building Regulations

1. Approved Document B (Fire Safety) – Volume 1: Dwellings and Houses (2006 edition)

To comply with Part B, as the dwelling is served by only one stair, the building must have a protected stair for fire escape and this is achieved by enclosing the stairwell with fire resisting doors and partitions, however the building is already compliant.

The fire resisting partitions must achieve a minimum 30 minutes resistance and therefore will comprise 75mm timber studs (and soundproofing) with 12.5mm plasterboard and plaster skim to each side.

The fire resisting doors must achieve a minimum 20 minutes resistance (FD20) to be fitted with a self closing device. When installed with a smoke seal the door will provide a 30 minute fire resistance (FD30).

The ground, first and second floors will require upgrading from above by infilling with a layer of 12.5mm plasterboard and plaster skim (with additional sound insulation) to provide a minimum of 30 minutes fire resistance.

The new steel UB to create the open plan living/kitchen area will require a layer of intumescent paint or two layers of 12.5mm plasterboard to provide a minimum of 60 minutes fire resistance.

Heat sensitive alarms will be required in the kitchens and smoke alarms will be required to serve each of the new bedroom units. These must be interlinked so that detection of heat or smoke by one operates all and will greatly increase the level of safety through automatic early warning of fire. The smoke alarms must be properly installed and maintained.

2. Approved Document E – Resistance to the passage of sound (2003 edition)

The recommended maximum dBA for living rooms is 40-45dBA and for bedrooms is 30-40dBA. (BS 8233:1999)

Air-borne sound of the proposed ground, first and second floor will be controlled by top inserting a layer of 100mm insulation between the joists with a minimum density of 10kg/m³.

Impact sound of the floors will be controlled by using an absorbent underlay and soft covering over the timber floorboards.

As discussed in section 6.1.1, the existing ground, first and second floor ceilings will require upgrading from above by infilling with two layers of 12.5mm plasterboard and plaster skim [with additional sound insulation] to provide a minimum 40dB reduction in sound transmission.

The latest revisions to the Building Regulations (2003) require pre-completion testing for sound insulation for residential conversions (however the use of robust details will be accepted as an alternative to testing).

3. Approved Document F – Ventilation (2006 edition)

The kitchens will require a background ventilator and intermittent mechanical extract fan with a rate equal to 30l/s. The extract ventilation should be adjacent to the hob (within 300mm of centerline of hob and should be a cooking hood or fan) with a humidistat.

The WCs and shower rooms will require a background ventilator (4000mm²) and intermittent mechanical extract fan with a rate equal to 15l/s (or passive stack ventilation (PSV)).

The room in the loft will have purge ventilation in the form of the roof windows however the room will also require a background ventilator, which is the easiest way of providing constant ventilation to the space.

To reduce the risk of interstitial condensation occurring, a ventilated void and well sealed ceiling is required between the insulation and the DPM (damp proof membrane) in the roof. Small ventilation openings must be provided to each void between the rafters.

4. Approved Document H – Drainage and waste disposal (2002 edition)

From RIBA, 2010, page 55, table 6.1 indicates all discharge points must be fitted with a trap:

Washbasin traps must be 32mm diameter (min) with a 75mm depth of seal;

The trap for the bath must be 40mm diameter (min) with a 75mm depth of seal;

The trap for the WC must be 75mm diameter (min), providing the outlet is greater than 80mm, with a 50mm depth of seal.

As pressure fluctuations will be present in the sanitary pipe work branch pipes should discharge into the stack and must do so without causing cross-flow. Where a branch pipe serves an appliance the pipe diameter should be the same as the trap diameter.

To prevent water seals in the traps from being lost discharge stacks should be ventilated and if open to the outside air should finish 900mm above an opening where they are within 3000mm of one another.

It is intended to position the amenities at the rear of the first floor above the existing disabled WC to utilize the existing foul drainage system, which can be vertically extended up to roof level (raised and extended SVP connection to connect the bath, sink and toilet to the existing SVP).

5. Approved Document L1B – Conservation of fuel and power (existing dwellings) (2006 edition)

There will be 100mm mineral wool insulation between the rafters, purlins and braces to comply with Part L1B [Conservation of energy in existing dwellings] of the Building Regulations. This forms the primary insulation of the roof space.

Further to the regulations the hipped roof will be lined with another layer of insulation, in this case rigid board (PUR/PIR), which can be attached to the rafters using a manufacturer’s recommended screw, which the internal layer of plasterboard can be easily attached. The space between the hipped roof and the external wall require both layers of insulation to enclose the habitable space.

From RIBA, 2010, page 51, the window reveals could be insulated with a minimum of 12mm (0.34m²K/W) to ensure a good R-value therefore the gap between the frame and tile batten must be filled with 14mm of insulation to achieve an R-value of 0.40m²K/W.

6. Approved Document M – Access to and use of buildings (2004 edition)

Part M of the Building Regulations applies to new dwellings, not to existing dwellings or extensions to existing dwellings. However, Manor House is at present a non-domestic building and will be subjected to a material change of use to a domestic C1 – Hotels and Boarding Houses (where no significant care is provided). Therefore the building must be upgraded to comply with requirement M1 (access to and use of the building and its facilities).

Requirements include:

• Minimum 800mm clear opening for entrance doors with minimum 300mm clear space alongside leading edge of door.
• Principal entrance doors, doors in frequent use and doors access circulation routes should have glazed vision panels.
• Minimum 1500mm width for entrance lobbies with minimum 1300mm clear space between door swings.
• Minimum 1000mm clear space for manoeuvring chair into side doorways.
• Minimum 750mm clear opening for internal doors.
• Minimum 800mm clear opening to at least one leaf of double doors.
• There must be at least one designated disabled parking spaces to ensure accessibility.
•  Passing places in the corridors should be 1800mm wide (however the requirements of the approved document are limited as the building is of historic interest and listed Grade ll therefore it is advised to submit an access statement with the building control submission (at the detailed design stage) to address the constraints of the existing building describing the rationale for departing from the guidance and the constraints imposed by the existing structure.

5. Construction (Design & Management) Regulations

The key aim of CDM2007 is to integrate health and safety into the management of the project and to encourage everyone involved to work together to:

•  Improve the planning and management of projects from the very start;
•  Identify hazards early on, so they can be eliminated or reduced at the design or planning stage and the remaining risks can be properly managed;
•  Target effort where it can do the most good in terms of health and safety; and
•  Discourage unnecessary bureaucracy.

(Madgwick, 2011)  (BE339 CDM lecture notes)

CDM (2007) appoints several duty holders who have an obligation by law to carry out their duties. This includes:

• Client
• CDM Coordinator
• Designer(s)
• Principal Contractor(s)
• Contractors

Principal duties include, but are not limited to:

• Cooperation with, any person on this or an adjoining project to allow compliance with the regulations
• An obligation to every person concerned in a project who is working under the control of another person shall report to that person anything which he is aware is likely to endanger the health and safety of himself or others.
• Coordination of all persons to conduct their activities with one another to ensure the health and safety of persons carrying out or affected by construction work
•  Abide by the general principles of prevention, applicable to all duty holders in relation to the construction phase who shall ensure (so far as reasonably practicable) that the general principles etc. are applied to that construction work.

Except where the project is for a domestic client, HSE must be notified of all projects where construction work is expected to:

• (a) last more than 30 working days; or
• (b) involve more than 500 person days, for example 50 people working for over 10 days.

  This project, due to its scale will be a notifiable project and therefore the HSE must be notified of its existence using F10, a CDMC be issued and a Construction Phase Plan implemented.

If the site has an existing Health and Safety File, it should be used and updated accordingly. Where none exists, the CDM coordinator is to prepare such a file and pass it to the client and the completion of works. The client is to keep, revise, make available and pass on this file.

6. Deleterious Materials

1. Asbestos

Consideration should be given to the following regulations:

•        SI 2006, No. 2739 The Control of Asbestos Regulations.

•        The Control of Asbestos Regulations (2006) Approved Code of Practice Work with Materials Containing Asbestos.

Work with asbestos will only be exempt from licensing only if:

•        The exposure of employees to asbestos is sporadic and of low intensity;

•        It is clear from the risk assessment that the exposure of any employee to asbestos will not exceed the control limit;

•        and the work involves

−        short, non-continuous maintenance activities,  

−        removal of materials in which the asbestos fibres are firmly linked in a matrix,

−        encapsulation or sealing of asbestos-containing materials which are in good condition, or

−        air monitoring and control, and the collection and analysis of samples to ascertain whether a specific material contains asbestos.

(Arca, 2006)

7. Technical Difficulty – Fire Protection

Fire protection in a building such as a listed building converted into student halls is a very important issue. Firstly the building is of historic and architectural value, so fire damage will be more costly due to the relative scarcity of the materials and labour required to make good any damage (e.g. the 6 panelled mahogany doors).

Secondly students may be at a higher risk of causing a fire due to lack of cooking skills, forgetfulness or intoxication. As the building will have a high density of people living within it, therefore more people will also be at risk.

Therefore for these reasons a high level of fire protection is required to produce an acceptable risk level. This could include:

• The provision of fire fighting equipment

• Active fire protection, including

• the installation of alarm and detection systems
• the provision of fire fighting equipment
• the installation of fire suppression systems

• Passive fire protection, including

• Compartmentalisation of the building with the use of fire-resistant walls, floors, and doors to ensure a fire will be contained for a amount of time to minimise damage to the building.

• Fire prevention provisions, such as minimising ignition sources, as well as educating the occupants and operators of the building concerning operation and maintenance of fire related systems for correct function, and emergency procedures including notification for fire service response and emergency evacuation.

However, Building Regulations Part B (2006) and the The Regulatory Reform (Fire Safety) Order (2005) do not have any provisions for the protection of the building itself, merely the persons inside it. Furthermore, Richard Forrest states that “The introduction of conventional fire doors and partitions can have a disastrous affect on a building's character and historic interest” (http://www.buildingconservation.com/articles/fire/fire_protection.htm).

This means that the selection of the fire protection provisions must compromise between the protection of persons within the premises and the protection of the building fabric. Therefore the fire protection requirements should be built into the façade retention system in order to maximize the amount of protection for the persons, the building whilst minimising the damage caused by installation.

2. Case Study

Situation

Major house builder was to convert a historic building to duplex apartments. Design of which was well advanced. The constraints of the historic building resulted in internal layouts being non-compliant and unacceptable to the building control body providing the building control services.

Needed

A fire engineering approach to provide strategy which was acceptable to the building control body without altering the design for which listed building consent had been granted.

Quantified benefit

A fire suppression system was adopted to provide the equivalent of code compliance without any changes to the fabric thus avoiding having to resubmit a listed building application and possible lengthy delays.

3. Possible Solution

Fire suppression systems can can operate in different ways. These can include:

• Gaseous systems
• Chemical systems
• Pressure Relief Systems
• Water Mist systems

A water mist systems would be of the most suitable type due to the relative cost and complexity of the other aforementioned systems.

Water mist systems can be split

into two categories:

High Pressure Water Mist

High pressure water mist systems HPWM consist of high pressure pumps and storage tanks or cylinders of water and pressurised nitrogen cylinders to discharge the water. The installation is carried out utilising small bore stainless steel pipe work and high pressure discharge nozzles.

They use only minimal quantities of water and are more expensive to install than low pressure water mist systems.

Low Pressure Water Mist

Low pressure water mist systems LPWM consist of pumps and storage tanks, they generally use more water than HPWM systems although significantly less than traditional sprinkler systems.

Due to the lower pressures involved the pipe work installation can be carried out using a variety of different materials such as copper pipe and even specialist plastic pipe work.

(http://www.fire-suppression-systems.co.uk/Content-4-Fire_Suppression.html)

If a high pressure water mist (LPWM) system similar fire suppression system was adopted to provide the equivalent code compliance then no fire suppression changes to the fabric need be made. If this is combined with a zoned will allow both the persons and the building to be protected whilst causing little damage to by the installation. Usage of a high pressure system woul limit the amount of water potentially sprayed into the building, limiting possible damage of building features. However, provisions for the compressed cylinders would have to housed within a plant room.

 

Installation of interior secondary glazing to reduce background noise from Lewes Road (A270) and improve thermal efficiency.

From Brighton and Hove City Council (2010, pg. 7) the required amenities for 13 non-self contained units (in a house of multiple occupation) is three bathrooms and three separate WCs with wash hand basins, however two of the WCs can be contained within two of the bathrooms.

From Brighton and Hove City Council (2010, pg. 9) each room in each unit of living accommodation requires adequate means of space heating, with suitable controls,  capable of reaching and maintaining 21°C when the external temperature is 5°C.

Also from Brighton and Hove City Council (2010, pg. 9) the minimum size of lounge for a shared house with 13 occupants is 19m² and the minimum size of kitchen is 15m². Furthermore in shared houses the minimum size of single bedroom is 6.5m² and the minimum size of double room is 10.2m².

The recommended number of bathrooms for 13 occupants is three bathrooms and three separate WCs with wash hand basins, however two of the WCs can be contained within two of the bathrooms (Brighton and Hove City Council, 2005).

References

Natural England, 2010

 (property prices)

 (Crime stats)

Phelps et al., interim report

 (HE12 proposal)

 (HMO standards)