Building standards
Summary of standards and
expectations
Version 1.0
Resources Directorate
Building standards
Summary of standards and expectations
Introduction
Background
Overview
Enforcement procedure
Description of standards and expectations
Accessibility
Air conditioning
Best value
Building methods
Building Research Establishment Environmental Assessment Method (BREEAM)
Carbon Trust
Car parking and travel planning
Cost profile strategies
Demographics
Design
Ecological assessment
Energy management
Facilities management
Fire
Guidance and regulations
Handover
Health and safety
Internal environment
Lifts
Option appraisal
Planning guidance
Procurement
Schedule of accommodation
Scoping property/acquisition
Sustainability
Waste management
Water hygiene
Whole life costing
Appendices
Table of acronyms
Reference documents
Roles of the professional advisor in Cornwall Council
Technical advisors/consultees
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Introduction
“Good design isn’t only concerned with how beautiful a product is; it’s about
how effectively it performs. Good design makes life better for everyone
who comes into contact with it. A well designed building costs less to run
and maintain. A well designed building should be sustainable and that
means getting it right for the next generation”, John Sorrell, 2006.
Background
1.
Since the early 1990’s, a more relaxed and decentralised attitude for
the commissioning and undertaking of building work has resulted in the
potential for clients to exploit a wide range of avenues through which
outcomes can be achieved. In encouraging a flexible approach to the
procurement of professional services and building contracts, together
with the opportunity to create unique solutions to answer specific user
group problems, it has become increasingly difficult to maintain a
consistent standard of service and delivery that fulfils the aspirations of
the corporate estate of Cornwall Council. These corporate aspirations
and standards are managed by property services on behalf of the
Council.
Overview
2.
Minimum building standards and expectations are set out below in
alphabetical and not priority order. They shall be applied to all projects,
irrespective of the funding stream or client base and it is imperative
that the latest version of all documents, regulations or guidance is
referred to. It should be remembered that some commissions may also
have other standards applicable to them which may be laid down by
funding bodies, (e.g. lottery funding or South West Regional
Development Association), or specialist regulatory bodies, (e.g. adult
care or hostel accommodation). These additional standards are not
covered in this document and clients will instruct their consultants and
service providers independently where there is the potential for parallel
or additional standards to exist.
3.
One or more standards will apply to all projects, whether creating new
buildings, extending existing buildings, undertaking
refurbishment/alterations or external works. Service providers will
need to ensure that applicable standards are applied in a responsible
and reasonable manner, so that the resultant output will benefit the
Council’s corporate estate. The continual improvement of the estate is
the core criteria of property services, ensuring that a legacy of poor or
inappropriate design, specification and construction is not a future
burden on energy, capital and maintenance budgets in years to come.
Ultimately, this is an ever increasing penalty for the population of
Cornwall, the main contributors to these budgets.
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4.
Unless there are overriding requirements, it will be assumed that the
lifespan of building work, especially core education based buildings, is
sixty years. In that respect, the selection of construction methods and
finishes will reflect the anticipated lifespan. Similarly, the selection and
installation of mechanical and electrical services will reflect the need to
reduce energy demand and carbon emissions and take implications of
global warming into account. The selection of an appropriate site for
the project, together with an assessment of the environmental impact
of that location shall be carefully considered. Location and orientation
will have a significant effect on the success of a project and it is
essential that clients and service providers assess the options available
and the impact of preferred solutions.
Enforcement procedure
5.
The Council implements a landlord’s approval process which is required
where any building (whether shared, owned, leased or simply occupied
by the Council) is subject to development, alteration or acquisition.
This process includes the required notification to external third party
landlords.
6.
The process has been designed and developed to ensure protection of
the Council and its employees who are engaged in premises
development, in their requirement to meet statutory obligations relating
to health and safety, planning and building regulations and to ensure
that construction works are delivered in accordance with the Council’s
rules and guidance.
7.
Compliance with the process is obligatory for all developments. Where
contravention occurs, the corporate landlord reserves the right to
charge the project sponsor (who may be the service or building
occupier) the full cost of remedial work in ensuring that the new
development complies with the Council’s standards. This may, in
extreme cases, include returning the property to its original state.
8.
In the case of school properties, disciplinary measures may include the
application of a local authority direction order. Generally, all council
employees are required to adhere to the landlord’s approval process
and other adopted processes and failure to do so would represent a
breach of the responsible officers’ contract of employment. In extreme
cases and/or subject to external enforcement action, criminal or other
proceedings may be taken against both the Council and/or individuals.
9.
The landlord’s approval process is administered by the asset
management team, who represent the interests of the corporate
landlord. Guidance on meeting the requirements of the process is
available from them.
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Description of standards and expectations
Accessibility
10. Full consideration will be given to all categories of disability as defined
by current legislation. In addition to implementing appropriate building
solutions, it will be necessary for the site access and approach
arrangements to be assessed and modified, as well as considering
improvement of circulation to key features of the existing or proposed
facilities. The choice of building locations, where not determined by
existing factors, will take full account of the infrastructure in terms of
transport, community, sustainability and other factors.
Air conditioning
11. The provision of air conditioning will be avoided wherever possible, due
to its detrimental impact on energy efficiency and carbon emissions.
The provision of a well designed layout that makes use of natural
ventilation through opening windows, louvres, ducts and chimneys will
be the expected solution. Should it prove impossible to provide natural
ventilation, then mechanical air movement will be considered to create
the required number of air changes expected by the applicable
regulation or guidance. Air conditioning will be the last resort in order
to provide the appropriate internal environment conditions. Should air
handling or conditioning be required, the installation of heat recovery
will be expected in order to ensure a more energy efficient solution is
created. More detailed guidance is given in the Council’s mechanical
ventilation and cooling equipment (air conditioning) policy.
Best value
12. Best value will apply to all aspects of the procurement, design,
construction and long term running of the project. Clients will be
expected to recognise that the selection process of a preferred
consultant and/or contractor to work on a project will reflect the
expectations of best value. In addition to the underlying cost;
qualifications, experience, recommendations, references and the ability
to undertake tasks in a safe and skilled manner will form an integral
part of the decision making process in selecting a team to provide the
required level of service. Once the team has been recruited, clients will
measure the outputs and products from that team against similar best
value principles, including whole life costing. Construction techniques,
material selections, services installations and finishes will all represent
the need to offer a solution that creates an outcome with good life
expectancy, low maintenance and minimal financial and environmental
costs.
Building methods
13. Modern construction methods offer a wide range of materials and
methods to create a building solution. Many are suitable and work well
to provide an appropriate environment and envelope for the lifespan of
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the project and their efficacy can only be judged on a project by project
basis at design review or during the landlord’s approval process.
However, there are some fundamental issues which will be addressed
by the client or service provider to ensure that the preferred solution
offers compliance to the Council’s expectations.
14. All works will be expected to meet the requirements of the Construction
(Design and Management) Regulations 2007, as well as applicable
heath and safety legislation to execute the building on site. The
installation of a compatible energy management system, allowing
connection to core monitoring will be required. The provision of
information technology systems shall comply with the existing policies
of the Council.
• Materials
– The choice of materials for construction work will be selected
with particular reference to their ease of use, frequency of
maintenance, upgrading or renewal and their ability to offer
future flexibility and adaptability. Production of appropriate
documentation identifying and measuring the works to be
undertaken are essential to ensure that the client and the
service provider clearly consider and identify all materials,
components and services involved in the project before the
works are undertaken; typically these documents would be
based on current versions of the national building specification
or the standard method of measurement for building works.
– All materials will be as described in the specification and under
the quality standards and controls, materials and articles
section in the standard forms of contract. All materials will
comply with the relevant British standards where applicable
and for materials not of UK manufacture, the relevant
certificates of compliance will be required. Maximum use will
be made of re-used, re-useable, recycled and recyclable
materials or renewable materials from sustainably managed
sources in order that environmental impacts are kept to a
minimum, with low carbon footprint materials used where
practical. Please note that the Council has a preference for the
use of timber from sustainably managed sources (Forest
Stewardship Council or similar).
• Specifications
– The consultant must include, as part of the tender
documentation for all projects, the latest version of the
following specifications or a similar and equal document
Fabric specification – the Council’s standard (NBS)
specification relates to the structure, fabric and finishing
of buildings and is based on the NBS standard work and
the Council’s material and workmanship standards
• Electrical specification - standard technical specification
for electrical services
•
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Mechanical specification - standard technical specification
for mechanical services
– With regard to demolition works, the consultant is to ensure
that the NBS specification document adequately deals with and
fully describes all aspects of the works, the sequence of works
and the legislation relating to such works
•
• Pre approved specifications
– The Council operates a term contract for highway maintenance
and small works to roads, car parks and other external areas.
The documentation includes specification details which meet
the design standards of the Council. Works of this type can be
procured direct with the term contractor under the terms and
conditions of this contract, without the need to undergo an
alternative tender process.
• Standard method of measurement (SMM)
– The rules and procedures of the latest version of SMM are to be
followed in their entirety. SMM provides the basis for the
provision of a minimum standard of information for bills of
quantities and additional information will be included to provide
clarity of purpose where necessary. The consultant is expected
to adopt a pragmatic approach in the interpretation of SMM
rules and procedures.
– The consultant will examine the options with regards to the
need for bills of quantities for each project with the employer
and prepare a report setting out the recommendations. Where
the need is identified, provisional sums are only to be included
in bills of quantities when the works identified cannot be
properly measured and described because of their unforeseen
nature. An elemental version of the tendered, priced bills of
quantities will be required for all projects. The items within the
bills of quantities are, without exception, to be measured as
groups of elements. The elemental groups and their contents
are to be as defined by the Building Cost Information Service.
The preliminaries bill will be arranged in SMM order and must
specifically describe and encompass all heath and safety and
environmental issues.
Building Research Establishment Environmental Assessment
Method (BREEAM)
15. BREEAM is the benchmark assessment process required by the
Department for Education (DfE) on education projects and by the
Council on all non education projects. For education projects, this
assessment will apply to all projects in the primary sector in excess of
£500,000 and in excess of £2m in the secondary sector. In addition,
the assessment will be considered on projects where the phasing of
work will result in a combined or aggregated value in excess of these
figures.
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16. BREEAM attempts to measure the environmental suitability of a
proposal, measuring both the physical outcomes as well as the
management and processing of the project and the organisation
sponsoring the project. A BREEAM rating will be established for the
project (pass/good/very good/excellent). The DfE require that
qualifying projects meet the very good or excellent rating. The Council
will expect a very good rating as a minimum on all qualifying projects,
but on new projects, or those which offer the opportunity of a
comprehensive replacement or renewal of a facility, (rather than
extension and adaptation) an excellent rating will be assumed to be the
benchmark requirement.
17. In order to complete the BREEAM rating it is essential to employ the
services of a qualified assessor. Projects are assessed across a range of
individual topics grouped under eight main headings. To achieve credits
for individual topics in some areas is straightforward and relatively
undemanding. The Council has identified key credits which will be
targeted and achieved as a priority. These have been selected in order
to make best use of the BREEAM rating, as these credits offer the best
outcomes to reduce carbon emissions and climate change implications.
Carbon Trust
18. The Council is actively pursuing the policy and practice of reducing
carbon emissions throughout all elements of its operations. This
undertaking has been reinforced by its membership of the Carbon Trust
sponsored Local Authority Carbon Management Programme in 2006.
The core aims of the initiative are to identify and implement actions,
policies and procedures which reduce the carbon footprint and
emissions of any of the Council’s undertakings. This broad requirement
will be applied to all aspects of a building project.
Car parking and travel planning
19. In order to establish the appropriate amount of car parking required for
a specific site, it is essential to consult the Council’s highways
development control team. The requirement for a transport assessment
and travel plan will need to be established, as this will inform the
designers about actual on and off site requirements that a proposal will
generate. Reference should be made to the Council publication ‘Travel
plans – advice for developers in Cornwall’, as this contains information
about thresholds for transport assessments/travel plans as well as
maximum parking guidelines.
20. Transport assessments will include an accessibility assessment/non
motorised user audit as well as access and approach roads analyses;
should a proposal increase the numbers of staff, pupils, visitors or
residents on a site, clients should not assume that a simple increase in
parking spaces will be acceptable as the actual parking requirements
(including secure and covered cycle and motor cycle parking) will result
from satisfactory travel assessment/travel plan submissions.
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21. Safe pedestrian routes to and from the property, together with carefully
designed parking and drop off areas are essential to ensure the safety
of building users. Where possible, a design will attempt to make best
use of the existing car park areas. In some cases, facilities such as
hard play areas should be positioned to act as overflow parking for
special events.
Cost profile strategies
22. Consultants and project managers need to have ownership of schemes
and it is important that the proposals at the commit to invest stage (the
point at which the client decides in principle to invest in a project) have
clear remits with regards to status, budgets, time scales and
sustainability investments which will be measured by the use of specific
performance indicators.
23. Consultants must understand fully the client’s brief and aspirations and
the extent and composition of the capital and revenue budget
allocations for individual schemes. They must recommend a contract
procurement strategy which will be the most beneficial as far as the
Council is concerned, identify and manage the risk of items which have
cost uncertainty, advise on the whole life cost benefits of alternative
sustainable and energy efficient solutions, identify and cost
sustainability works within existing buildings which can be offset against
consequential improvement requirements, manage anticipated capital
and revenue expenditure to ensure that predicted cost goals are
achieved and ensure that final capital expenditure is within +/- 5% of
the commit to invest stage budget.
24. Consultants must prepare documents to use as cost information and
cost management tools. These documents will include the following:
procurement strategy justification reports, stage approval estimates
and cost plans, critical analyses reports of design proposals, analyses of
alternative design solutions, risk logs, analyses of sustainable
construction options, statements of commit to invest remits, cash flow
forecasts and option appraisal reports where appropriate.
Demographics
25. The need for a development at any site must be underpinned by a good
understanding of the demand. The Council tries to ensure, funding
permitted, that the provision of facilities at any one site is in direct
response to the current and projected need of that community. This
need is established by studying the current and future trends of
population growth in the county and in specific areas.
26. For education projects, the children, schools and families’ capital team
will be able to assist in establishing the profile of growth within any
specific catchment area.
27. The Council’s strategy is to reduce excessive numbers of surplus places
and address basic need where demand exceeds current school capacity.
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The Council’s policy is to convert surplus permanent accommodation in
schools, where it is needed, to meet new curriculum demands and to
provide facilities for staff, resources, SEN and accommodation for
extended services.
28. All projects shall be considered by the asset management team within
the context of the overall development needs of the property. Project
sponsors shall ensure that designers and other consultants are aware of
all future development needs and that any proposal is delivered to
compliment a fully considered improvement plan for the premises.
Design
29. The quality of the design of the built environment is seen as a key
driver in establishing high standards of output from building users
(staff, pupils, visitors and members of the community), as well as
higher staff morale, reduced absenteeism, better health and wellbeing
and a greater sense of belonging. Careful development of a briefing
document is an essential pre requisite to a successful design solution.
The Government has identified good design as an essential element of
public spending, and in ‘Better public building’ they outline the
essentials for developing appropriate responses to the need for new or
expanded public facilities. In many cases the public building in a
community (library, school etc) will be a focus for that community and
offer the only facility where collective activities can take place. This
aspect will be promoted within the design aspirations.
30. In the education sector, the DfE have published a range of guidance
documents and design exemplars under the heading schools for the
future. These documents are fully supported by property services and
are seen as aspirational documents available to inform all clients and
designers of the expectations of modern educational facilities. Key
principles can be found in a wide range of documents and design
guides, however the fundamental issues can be summarised into the
following key areas:

Flexibility and adaptability of the design, construction and services
installation will be essential to ensure that change of service
delivery can be accommodated with simple and minimal future
alteration

Minimisation of future maintenance costs by the use of quality
materials is expected, together with a clear understanding of the
environmental implications of those material choices

Minimisation of the impact of any development is crucial - the site
options must be carefully considered, as the obvious and cheapest
may not be the best in the longer term

The proposals must adopt best practice for long term
sustainability and offer a significant improvement in terms of
energy demand and usage
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
Energy sourcing will also be a key area of concern, as a clear
move towards the provision of renewable energy sources will be
expected

Adequate security and lighting measures which generate
minimum disturbance to the environment are expected
• Design brief
– The design brief is an essential element of the project and is a
key document prepared by the client to inform the designers of
the essential elements and outputs of the project. A design
brief will be a flexible document that can be reviewed,
enhanced and modified (with the assistance of the design
team) as the project progresses. However all projects will not
progress without this key document in place.
– The brief will embody the aspirations of the client. These will
reflect corporate needs and the needs of the senior
management of the facility, as well as reflecting the needs and
aspirations of the users of the building (where necessary, it will
also reflect the needs of the community associated with the
project) and full consideration will be given to all users of the
building at all times of day. Funding streams will be
highlighted, together with the relationship of timescales. Any
information gleaned from previous work on the site, together
with site details, surveys, existing building data, health and
safety files and previous planning concerns or conditions shall
be included. The brief shall also look to establish a schedule of
accommodation and essential timescales for the project shall
be highlighted, so that appropriate procurement strategies and
construction techniques can be employed to respond to the
delivery timetable.
Ecological assessment
31. Early pre-application discussions with environment and heritage officers
are essential as they will inform feasibility work and guide the need for
specific surveys. Ecological assessments will take place at the start of a
project and include a desk study, initial assessment and specialist
surveys as appropriate, covering all areas of the site potentially affected
by the project, including access, service routes, contractors’
compounds, storage areas etc. A post project ecological assessment
will take place after the first growing season.
32. All site features (e.g. semi natural habitats, hedges, trees, invasive
species and wet areas as well as nesting, roosting and feeding areas for
legally protected species) must be assessed and the hierarchy of
planning policy statement nine followed; avoid damage, mitigate for
damage, compensate for unavoidable damage and always seek
enhancement. Best practice advice can be found within the Institute of
Ecology and Environmental Management guidelines and the Council’s
biodiversity planning guidance. Full consideration should be given to
the health, safety and long term maintenance of any landscaping works.
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• Coastal and marine issues
– Schemes that may impact upon the marine and coastal
environment will seek specialist advice from the marine officer
• Drainage
– Drainage will be assessed to ensure that the project does not
conflict with flood risk areas and an assessment of the potential
for encountering contaminated land will be undertaken.
Consideration of drainage management, i.e. grey water
recycling, SUDS, minimising additional hard area, petrol
interceptors etc, will form part of the drainage assessment
• Landscape issues
– The landscape impact assessment will be informed by the
county landscape character assessment, historic landscape
characterisation and a visual impact assessment
– The landscaping scheme will be informed by the landscape,
tree and ecological assessments to provide mitigation and
enhancement
• Trees
– Where there are trees on or surrounding the site, a tree
assessment to BS 5837 must be undertaken to inform the
design - existing trees (including those under tree protection
orders), whether singly or in groups, shall be retained and
protected, or replaced as mitigation for damage or loss
Energy management
33. The building regulations in force at the time of the work will be
considered to be the minimum acceptable standard for building energy
performance. A local south west consultation looking at improving
building performances, has made policy recommendations that will, in
the near future, become the compliant policy.
34. All heating and hot water services will be controlled through an on site
building management system, which will allow remote monitoring of all
its functions by the Council. Only one manufacturer of the building
management system will be permitted for the whole site.
35. Electrical equipment and circuits will be time controlled and artificial
lighting levels related to the available natural light.
36. The energy and water services to new build (including extensions) and
refurbished buildings will be adequately metered to allow the building
and any contained processes to be independently monitored and
evaluated.
37. To ensure a proper strategic approach and the correct technical advice;
any energy management installations must be referred to the energy
manager.
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Facilities management
38. To ensure that the occupier of the building gets the most out of the
accommodation, the whole operation of the facility will be carefully
considered. To help to achieve this, facilities management must be
involved at the early planning stages. They will then liaise with
suppliers, provide the necessary advice and suggest enhancements
that, if incorporated into the project at the appropriate time, will build
in significant benefits at minimal cost to the project, for example;
finishings (and how they affect the operation of the cleaning service),
fire, CCTV, security and access control systems, maintenance of the
travel plan, how the parking is managed and even the layout of the
furniture as this will allow the circulation space and the heating and
ventilation systems to work as designed). Early, careful consideration
will build in flexibility and durability and hopefully reduce the associated
revenue costs in the longer term.
Fire
39. All public buildings shall respond to the exacting requirements of the
Regulatory Reform (Fire Safety) Order 2005 and building regulations.
The current trend is to move towards developing risk assessments to
inform the design and longer term use of the building. The design will
respond to the needs for fire compartmentation, separation, fire fighting
appliances, escape routes and signage. Where necessary, emergency
lighting shall be installed. A fire alarm will need to be installed,
modified and/or suitably extended, with additional sounders provided to
ensure audibility. The location of high risk elements of the design, such
as boiler rooms, workshops, heat emitters etc, shall be carefully
considered and sited so as to minimise the risk to the building users. In
some cases it may be necessary to consider sprinkler systems to ensure
that the building meets with the requirements of the insurance policies
of the Council. In addition, the provision of on site water storage for
fire fighting purposes may be needed where the local water supply has
poor pressure.
Guidance and regulations
40. This document will be considered as the building standard which is
underpinned by a variety of documents and references which fall into
the categories of national legislation, national guidance, codes of
practice, British standards and statements of best practice. Council
officers and consultants will use these underpinning documents as their
base design data unless there is an overriding council document (which
will rarely be the case). Decisions to work outside approved guidance
will be the exception and will be recorded as part of deliberate design or
policy decisions. Appendix b lists only the key documents to be used as
resource materials for each particular design area, the list is not
exhaustive and gives only guide direction to the key areas.
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Handover
41. The completion of the building works requires final certification (a
signed certificate of acceptance for practical completion) from a
competent person. This shall include the construction elements,
including all the fittings included in the contract, as well as the services
provided to the project. Completion and testing certificates will be
required and these need to be available before the building is occupied.
Testing certificates can only be issued by a competent person, usually
someone with appropriate responsibility from the sub-contractor.
Specific systems, such as boilers, specialist electrical installations, lifts
and IT/communications systems etc will require the installer to provide
on site training and advice to inform the building user of correct
operational procedures prior to handover.
42. Prior to handover all rubbish will be removed from site, protective
casings will be in place where required and the occupied areas will be
cleaned by the contractor. The contractor will ensure the master keys to
fitted locks are registered with the lock supplier in the name of the end
user as nominated by the contract administrator and that this
information has been recorded in the health and safety file.
43. The completed health and safety file will be left with the building
occupier for future reference at the handover, along with copies of as
installed drawings, plant operating instructions, guarantees required by
the mechanical and electrical specification and any other documents
reasonably required by the CDM co-ordinator and listed in the health
and safety file. The employers commissioning period will be as the
standard forms of contract.
44. Soft landscaping areas will be handed over after successful
establishment; in good order with all weeds, stakes and ties removed
(formal acceptance by a competent person will be required). As it can
take up to three years to achieve satisfactory establishment,
(depending upon the size and type of plants used), contracts will
include the appropriate maintenance period. Those responsible for on
going maintenance will be involved in this process and agree the
timetable.
Health and safety
45. The Council is committed to maintaining high standards for the
provisions made for the health, safety and welfare of its employees,
visitors and members of the public who may be affected by its
undertakings. Clients and consultants are duty bound to ensure that
appropriate steps are taken to remove or reduce the risk to the health
and safety of all users of the buildings they manage or develop.
Breaches of health and safety are regarded as a criminal offence, with
individuals as well as corporate bodies liable for prosecution. Clients
shall ensure that their appointed consultant has suitable experience and
training to develop proposals which address the implications of health
and safety to the property.
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46. The Council expects all consultants and contractors to abide by the
following:
• Embrace the duties placed on them under health and safety
legislation for all work carried out on behalf of the Council
• Keep up to date with all new health and safety legislation affecting
both its own employees and those undertakings accepted on
behalf of the Council - where council policies place a higher duty
than recognised standards, then these shall be adopted from the
outset
• Any designer employed by them will fully embrace the
Construction (Design and Management) Regulations 2007
• The designer shall also take into consideration any impacts the
project might make on the environment
• Any contractor or sub contractor used shall be vetted for health
and safety compliance and ideally be a member of the Contractors
Health and Safety Assessment Scheme
• Keep the Council informed of any change of circumstances such
as issues of improvement/prohibition notices or prosecutions
made against them by the Health and Safety Executive
• Report any RIDDOR reportable incidents or dangerous
occurrences which occur on the build project to the Council,
including those incidents involving contractors and subcontractors
• The Council reserves the right to request its safety officers to
inspect construction projects during the construction phase and on
completion and to keep inspection records on file - copies of
safety inspections will be left on site for inclusion in the project
safety file and copies of F10 notifications will be forwarded to the
Council’s health, safety and wellbeing team
• Understand that frequent or gross failures made under health and
safety legislation whilst managing undertakings accepted on
behalf of the Council may result in suspension or elimination from
the Council’s pre-accredited contractor list
Internal environment
47. An element of building design that is crucial to its success and
sustainability is the quality of the internal environment:
• Acoustics - part e of the building regulations will be met by
following building bulletin 93’s performance standards for indoor
ambient noise levels, sound insulation and reverberation
• Lighting - lighting will be designed following the guidance in
building bulletin 90 and the CIBSE code for lighting whilst
minimising energy consumption (for schools, less than 10 W/m2 in
classrooms)
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• Daylight - maximum use will be made of daylight, whilst avoiding
glare and excessive solar gains; an average daylight factor of 2%
is a reasonable minimum
• View out – an external view should be available from workspaces
- this could be achieved by ensuring that all desks are within
seven metres of a window with a view of the sky and landscape or
other buildings
• Ventilation – part F and criterion three of part l of the building
regulations will be met by achieving building bulletin 101’s
performance standards for fresh air supply and overheating
• Ceiling heights – the height of a space can have a profound
impact on occupants’ feelings of comfort - for schools, ceilings will
be no lower than 2.4m in primary school classrooms and 2.7m in
secondary school classrooms
Lifts
48. The provision of passenger lifts, stair lifts and platform lifts will meet
the requirements of the existing policies of the Council. Lifts and lifting
equipment are covered by legislation with specific requirements for
design, construction, installation and maintenance. The mechanical and
electrical section is to be informed of any proposed lift installation and
will advise on the protocol for design specification and installation.
Option appraisal
49. Formal and documented option appraisal is required for all schemes
costing over £500,000 and is to be carried out on a whole life costing
basis as stipulated in the corporate asset management plan and capital
strategy 2004. Option appraisal is carried out informally as part of all
design processes and where significant issues are addressed or
departure from this standard is adopted the considered options will be
documented in an auditable manner.
Planning guidance
50. New builds or refurbishments can have a significant role to play in the
wider community and the economy. It is therefore important to consult
widely on plans and to look at opportunities for integrating development
with other plans and policies, the planning team can help develop this
approach.
51. Housing schemes can generate planning gain which can be used to
support education and other public facilities and services (such as green
space and transportation). It is important that this is done in a planned
way to ensure a holistic approach to the development of communities.
52. Full commitment will be given to any listed building or landscaping on
sites.
• Playing fields and outdoor play spaces
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– For educational development, it is essential for early
assessment of the impact of potential proposals on playing
fields and play spaces to be considered and evaluated. The
DCSF has significant guidance available on the requirements
for the provision of outdoor playing facilities for both formal
and informal uses. There are statutory requirements for these
facilities based on the numbers of pupils and their ages.
Schemes will not proceed unless there is indisputable evidence
that the proposal meets the minimum requirements expected
by DCSF, as well as offering a practical layout for curriculum
delivery. The client or consultant will also demonstrate that
any future needs will not be inhibited by undertaking the
proposal.
Procurement
53. The Council’s contract procedure rules, constitution and the landlord’s
approval process set out statutory and corporate requirements that will
be complied with in regards to the selection of contractors, the
obtaining of quotes and tenders, the submission, opening and
evaluation of tenders, the awarding of contracts and the selection of
consultants.
Schedule of accommodation
54. The brief shall look to establish a schedule of accommodation which
helps to identify the minimum requirements of rooms within the
anticipated development. The schedule will indicate the ideal floor area
of a particular space and how many are required. It will also identify
the target net and gross areas of the property following development.
The schedule will encompass all spaces, including the provision of office
space, specialist rooms, staff areas, storage, toilets, disabled facilities,
reception/waiting areas, plant rooms and circulation. In addition, the
schedule will also identify the room adjacencies needed to ensure the
appropriate relationships of spaces within the whole development.
Finally the schedule will attempt to set a target gross internal floor area
which early budget costing and future designs or estimates can be
compared against.
55. In school accommodation, reference to room data sheets produced by
property services will be needed which respond to the space
requirements anticipated by DfE through its guidance embodied in
building bulletins 98 and 99. An assessment of the existing
accommodation will be made to ensure that, when combined with any
projected additional accommodation, the total floor area does not
exceed the thresholds advised by the DfE.
Scoping property/acquisition
56. Investment in property carries a long term implication, the
responsibility for which forms a substantial resource requirement and
implication for the future. Implications are individual property
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dependant but will be considered as part of the asset management
process. The project manager will take due consideration of all the
statutory issues that affect the holding of property by the Council. Key
issues currently cover sustainability, energy management, accessibility,
legionella and water hygiene, noxious and dangerous substances,
maintenance liabilities and procedures and third party liabilities. Whilst
many of these issues are covered elsewhere in this standard the final
handover process will check that the aspects and documentations
required under the Council’s disposals and acquisitions policy are
considered.
Sustainability
57. Building projects shall demonstrate and adopt an integrated approach
to the design, planning and specification of materials and systems and
to building location and orientation. Embodied within this approach will
be the need to demonstrate the use of techniques that develop energy
and resource efficient buildings, bringing significant environmental
improvements to the building user and to the local and national energy
consumption. Preference must be given to those materials from
sustainable and renewable sources, or materials that offer low
embodied energy during their production and distribution. This may
well mean that materials are sourced locally from certified supply
chains, or use local employment to create the material or product. The
use of micro generation of energy must be evaluated in order to offset
the projects energy demand profile.
58. Sustainability of the project over its lifetime must also be considered.
The client base use of the scheme, long term affordability and
maintenance profile, potential income generation and the benefits to
the community over a longer period must be consider as essential
elements of establishing the sustainable profile of the project.
Waste management
59. Reduction of waste in the process of constructing and managing
buildings will be a key target. Designers will consider the use of
materials that embody an inherently low wastage and high flexibility
and constrain designs to ensure that wasteful processes in construction
are minimised.
60. The design and planning of projects will encourage the use of recycled
materials, whilst providing the potential for re-use of materials in the
future. Off site production will be considered where practical.
61. Specification of materials will follow good practice with reference to
sustainability and carbon use, i.e. selecting materials with reduced
carbon footprint, which have a low impact on the environment and are
from renewable resources.
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62. Site management will take full consideration of the environmental
impacts of operational methods, e.g. dust control, waste containment,
site water management etc.
63. Contractors will follow good material management and handling to
ensure that damage and over ordering are reduced to minimum levels
on site. They will be required to satisfy checks on their disposal,
recycling and environmental management policies as part of the
Council’s vetting procedure.
Water hygiene
64. The Council recognises the danger of legionnaire’s disease arising from
water systems within its buildings and takes the necessary inspection
and monitoring steps to ensure water systems are controlled, including
taking remedial action on systems where necessary. The Health and
Safety Executive have produced an approved code of practice and
guidance which the Council has adopted as a defining document. All
new system designs shall be installed in accordance with the
requirements of this code.
Whole life costing
65. The consultant will provide advice and consult with others to prepare
reports for the following:
• Alternative construction strategies and options and their
affordability
• Cost comparisons with similar projects by others
• Risk of the buildings not achieving anticipated user satisfaction,
occupancy rates and financial viability goals
• Use of sustainable materials and locally sourced or recycled
products
• Maximising use of building space and facilities
• Possible income from lettings
• Comfort level of building users and the buildings ability to satisfy
intellectual needs
• Addressing the social aspirations of the user groups
• Possible joint venture development options
• Future site development
• Existing infrastructure
• Environmental and habitat issues
• Measures to protect buildings and building users
• Future vertical or horizontal extensions to the buildings
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• Flexibility of design with regard to anticipated future
accommodation needs
• Flexibility of design with regard to anticipated future energy needs
• Options for changing the use of the buildings
• Life expectancy of buildings structure and envelope
• Issues associated with the future replacement of the building
envelope
• Issues associated with all future hard and soft facilities
management costs including particular reference to the design
and quality of mechanical and electrical installations
• Issues regarding the future demolition of the buildings
• Issues relating to changing climate and weather conditions
• Issues relating to site location and future commercial and
personal transportation needs
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Appendix A
Table of acronyms
The following table gives definitions of the acronyms mentioned within the
document:
Table of acronyms
Acronym
Full title
BREEAM
Building Research Establishment Environmental Assessment Method
BS
British standard
CDM
Construction (Design and Management) Regulations 2007
DfE
Department for Education
NBS
National building specification
RIDDOR
Reporting of injuries, diseases and dangerous occurrences
SMM
Standard method of measurement
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Appendix B
Reference documents
This list summarises relevant reference documents in alphabetical order; it
is not exhaustive and is appended as a guide only.

A Sporting Future for the Playing Fields of England (Sport England) –
http://www.sportengland.org/facilities__planning/putting_policy_into_pr
actice/determining_applications.aspx

Accessible Sports Facilities (Sport England) –
http://www.sportengland.org/facilities__planning/design_guidance_note
s.aspx

Better Public Building (HM Government) http://webarchive.nationalarchives.gov.uk/20110118095356/http:/www
.cabe.org.uk/publications/better-public-building

British Standards –
http://www.bsi-global.com

Building Bulletins (DfE) –
http://www.education.gov.uk/search/results?q=building+bulletin

Building Regulations –
http://www.planningportal.gov.uk/buildingregulations/approveddocume
nts/

Building Research Establishment Environmental Assessment Method –
http://www.breeam.org/

Car Park and Landscape Design (Sport England) –
http://www.sportengland.org/search.aspx?query=car+parking

City Academies (DCSF) – (superseded, archive DCSF site)
http://webarchive.nationalarchives.gov.uk/20100612050234/education.
gov.uk/

City Learning Centres Design Guide (DfE) –
http://products.ihs.com/cis/Doc.aspx?AuthCode=&DocNum=255094

Code for Lighting (CIBSE) –
http://www.cibse.org/index.cfm?go=publications.view&item=183

Common Arrangement of Work Sections for Building Works (Second
Edition) 1998
http://www.cibse.org/index.cfm?go=publications.view&item=123
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
Construction (Design and Management) Regulations 2007 –
http://www.hse.gov.uk/construction/cdm.htm

Cornwall Council (publications available on request) http://www.cornwall.gov.uk/
 A Design Statement for Cornwall –
http://www.cornwall.gov.uk/default.aspx?page=15742
 Biodiversity Planning Guidance -
http://www.cornwall.gov.uk/default.aspx?page=12898
 Capital Strategy 2011 -
http://www.cornwall.gov.uk/default.aspx?page=17743
 Constitution of the Council –
http://www.cornwall.gov.uk/default.aspx?page=1747
 Contract Procedure Rules –
http://www.cornwall.gov.uk/idoc.ashx?docid=23d1f033-c27e-471ebb28-6b39f221b8b7&version=-1
 Corporate Asset Management Plans –
http://www.cornwall.gov.uk/default.aspx?page=9885
 Acquisitions and Disposals Policy
http://www.cornwall.gov.uk/default.aspx?page=28127
 Landlord’s Approval’ Process (available on request)
 Lifts and Lifting Equipment Policy and Best Practice Note
http://www.cornwall.gov.uk/default.aspx?page=28127
 Material and Workmanship Standards – (available on request)
 Mechanical Ventilation and Cooling Equipment (Air Conditioning)
Policy
http://www.cornwall.gov.uk/default.aspx?page=28127
 Room Data Sheets –
http://www.cornwall.gov.uk/default.aspx?page=28127
 Standard National Building Specification –
http://www.cornwall.gov.uk/default.aspx?page=21667
 Standard Technical Specification for Electrical Services –
http://www.cornwall.gov.uk/default.aspx?page=21667
 Standard Technical Specification for Mechanical Services –
http://www.cornwall.gov.uk/default.aspx?page=21667
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 Travel Plans: Advice for Developers in Cornwall
http://www.cornwall.gov.uk/default.aspx?page=14893

Designing Schools for Extended Services Extended Schools Guidance:
Community Use (DfE) http://www.partnershipsforschools.org.uk/documents/library/BSFarchive/ExtendedServices.pdf

Designing Space for Sports and Arts (DfE) –
http://products.ihs.com/cis/Doc.aspx?AuthCode=&DocNum=255085

Disability Discrimination Act 1995 –
http://www.opsi.gov.uk/acts/acts1995/ukpga_19950050_en_1

Disability Discrimination Act 2005 http://www.opsi.gov.uk/acts/acts2005/ukpga_20050013_en_1

Educational Facilities – Design for Community Use (Sport England) –
http://www.thenbs.com/PublicationIndex/DocumentSummary.aspx?Pub
ID=503&DocID=248642

Exemplar Designs: Concepts and Ideas (DfE) –
http://www.partnershipsforschools.org.uk/documents/library/BSFarchive/compendium.pdf

Floors for Indoor Sports (Sport England) http://www.sportengland.org/facilities__planning/idoc.ashx?docid=2d9f
4431-562d-4efd-af4d-6f052c9c305b&version=2

Handbook of Sustainable Building – An Environmental Preference
Method for Selection of Materials for use in Construction and
Refurbishment (Anink, Booonstra and Mak)
http://www.cplbookshop.com/contents/C1282.htm

Health and Safety at Work Regulations (various) –
http://www.hse.gov.uk/

Institute of Ecology and Environmental Management (IEEM) Guidelines http://www.ieem.org.uk/

National Building Specification –
http://www.thenbs.com/products/nbsBuilding/index.asp

National Building Specification Standard Work –
http://www.thenbs.com/products/nbsBuilding/index.asp

Natural Turf for Sport (Sport England) –
http://www.sportengland.org/facilities__planning/design_and_cost_guid
ance/natural_turf.aspx
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
Planning Policy Statement 9 – Biodiversity and Geological Conservation
http://www.communities.gov.uk/publications/planningandbuilding/pps9

Schools for the Future: Designing School Grounds (DfE) –
http://www.partnershipsforschools.org.uk/library/BSF-archive/designguidance/BSF-DfE-publications.html

Sports Halls: Design (Sport England) –
http://www.sportengland.org/facilities__planning/design_and_cost_guid
ance/sports_halls.aspx

Sports Halls: Sizes and Layouts (Sport England) –
http://www.sportengland.org/facilities__planning/design_and_cost_guid
ance/sports_halls.aspx

Standard Method of Measurement for Building Works –
http://www.ricsbooks.com/productInfo.asp?product_id=4202

Supporting and Delivering Zero Carbon Development in the South West
(final policy report by Faber Maunsell and Peter Capener, prepared for
South West Regional Assembly, SWERDA and GOSW, January 2007) –
http://www.southwestra.gov.uk/media/SWRA/RSS%20Documents/Technical%20Documents/T
echnical%20Work/final_technical_report_v23.PDF

The Control of Legionella Bacteria in Water Systems - Approved Code of
Practice and Guidance (Health and Safety Executive) –
http://www.hse.gov.uk/legionnaires/index.htm

The Education (School Premises) Regulations 1999 –
http://www.legislation.gov.uk/uksi/1999/2/contents/made

The Green Guide to Specification (BRE) –
http://www.brebookshop.com/details.jsp?id=321573

The Regulatory Reform (Fire Safety) Order 2005 –
http://www.legislation.gov.uk/uksi/2005/1541/contents/made

The School Premises Regulations - DfE Circular –
http://www.education.gov.uk/schools/adminandfinance/schoolscapital/a
0058285/school-building-legislation

Transforming Schools: An Inspirational Guide to Remodelling Secondary
Schools (DfE) –
http://www.partnershipsforschools.org.uk/library/BSF-archive/designguidance/BSF-DfE-publications.html
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Appendix C
Roles of the professional advisor in Cornwall Council
Any scheme will require a professional advisor to lead on the project as a
first point of contact for the client service. In practice this leadership may
change as the project evolves but they will all share one key set of
attributes, they will be experienced in the construction process and be able
to advise on how to proceed with the particular project required. Each of
the following roles has a different set of skills, some of which will be very
broad (like those of a project manager) and some very specialised (like an
acoustic engineer). The main roles are considered below:
Architect - the lead designer on any substantial or complex new build or
refurbishment project where a full design team is engaged to deliver their
specialist areas of design, cost management or specialist advice. The
architect leads and co-ordinates the activities of that design team. In some
instances the architect may lead the project as the first point of contact with
the client co-ordinating all aspects of the project. In other instances a
project manager may be appointed allowing the architect to focus on their
role as lead designer.
Asset manager - works with clients to ensure that they are professionally
guided, briefs are fully considered, the options generated encompass the
widest development perspectives, clients are fully engaged and top quality
developments are commissioned to provide maximum versatility and value
for money, creating an excellent product and contributing to the
enhancement of the overall property portfolio of the Council.
Building surveyor - able to design and procure most repair work and modest
new build/refurbishments. The smaller, less complex nature of the work
allows them to work independently, bringing in other designers or
specialists to complete specifics aspects of design or specification. They will
also advise on a wide range of property maintenance issues including
building condition surveys.
CDM co-ordinator - formerly known as the planning supervisor, this role is
engaged by the client to ensure that the requirements of the Construction
(Design and Management) Regulations 2007 are complied with by all
parties.
Project manager - employed to lead on the procurement of the design and
building work and advise client services on other agents to be appointed.
The depth of their involvement will vary on the method of procurement and
the experience of the client service but always with the key objectives of
delivering projects on time, within budget and to the required standards.
Quantity surveyor - advises on and manages the building construction cost
(including whole life cost), the procurement method and choice of contract
(may also take a lead role as project manager).
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Services engineer - provides specialist advice on the modelling, design and
procurement of the electrical, heating, ventilation and communications
services around sites of buildings. They may take the lead role where
existing systems are to be replaced.
Structural engineer - provides advice on the design and procurement of the
structural elements to buildings or other structures to lead designers. They
may also advise on structural issues on existing buildings and structures.
Acoustic engineer – they are increasingly important in the design of school
buildings as they help to create the right acoustic environment for teaching
and learning, guiding other designers on their design input to the scheme.
Asbestos surveyors - asbestos surveys are required for all buildings where
alterations are required.
Energy manager – employed by the Council to maintain a strategic
overview of the Council’s energy management strategy and ensure a
consistent approach to the design of energy management systems and
controls in buildings.
Land surveyor - provides accurate surveys of the topography and existing
features, buildings or infrastructure for a site as an essential component of
commissioning a new project.
Landscape architect - designs the external landscape around buildings,
described as soft (planting etc) and hard (courtyards, paving etc).
Tree (arboriculture) specialist - provides specialist knowledge on tree
assessment, protection and safety. They can advise on tree planting and
management as well as risks to buildings and occupants from trees.
Ecologist - provides detailed advice about nature and conservation issues
including legally protected species and habitats, surveys and site
assessments. They can advise on ecological enhancement of sites as well
as protection.
Building control officer - employed by the Council to ensure all construction
work meets with building regulation requirements.
Clerk of works - responsible for ensuring the project is undertaken in
accordance with the drawings and specifications. Employed by the client to
check the quality of work through the project leader.
Health and safety advisor - able to advise in detail on a wide range of
building related health and safety compliance or risk assessments.
Planning officer - employed by the Council to advise on the application of
town and country planning matters including works on listed buildings and
manage the planning application process. Planning officers take a more
strategic view of land use across the county and are outside of the scope of
these standards.
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Appendix D
Technical advisers
Anthony Weight - Sustainable Development Officer
Colin Edwards - Service Asset Manager
Colin Hawke - Natural Environment Officer (Advice)
David Bunney - Facilities Services Manager
Denis Mattos - Principal Building Services Engineer
Ken Allen - Deputy Head of Capital Strategy
Mike Lawton - Principal Health & Safety Officer
Mike Shilston - Energy Manager
Mike White – Policy Project Officer
Peter Kniveton - Team Leader (Building Surveys)
Peter Woodford – Group Architect
Tony Bane – Group Quantity Surveyor
Consultees
Arthur Hooper - Operations Director (CORMAC)
Bob Perry - Chief Valuer and Estate Manager
Bryan Skinner - Corporate Property Asset Manager
Chris Ramsey - Assistant Chief Executive (Communications and Libraries)
Dave Richards - Senior Assistant Director (Performance and Service)
David Hayhoe - Assistant Director (Property)
Jonny Alford - Chief Land Agent
Mark Jones - Deputy Director (PT&E)
Mark Stephenson - Assistant Director (Highway Management)
Michael Bennett - Corporate Property Standards Manager
Mike Hawkey - Head of Environment & Heritage
Nick Cox - Asset Manager
Patrick Keeble - Service Asset Manager
Richard Williams - Head of Family Services
Robin Stephenson - General Manager (Adult Social Care)
Steve Colwill - Assistant Director (Individual Needs)
Teresa Frost - Business Improvement Manager (Maintenance Consultancy)
Tim Foster - Office Manager (Maintenance Consultancy)
Trevor Cooper - Assistant Director (Access Information & Infrastructure)
Prepared by:
Chris Jackson
Policy and Training Manager
Property Services
31 July 2017
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If you would like this information
in another format please contact:
Cornwall Council
County Hall
Treyew Road
Truro TR1 3AY
Telephone: 0300 1234 100
Email: [email protected]
www.cornwall.gov.uk
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