New Industrial Units.

LCC required a new Business Park to develop their existing property in Burntwood, Staffordshire.  Following a competitive tender process, NU Construction Ltd was selected to lead the VE design to meet the clients’ budget. 

The site presented several challenges including: -

High water table which was influenced by an adjacent reservoir

Areas of medium risk UXO.

Decades of mixed use had left pockets of contamination in the ground

Existing drainage levels were too high for a gravity drainage system

The inherited designs were expensive

The client participated in the design process to ensure that all critical items, which reflected their brand, remained at the core of the scheme, but allowed engineering and architectural development to provide warehousing and offices with A Rated Energy Performance Certificates.

Some of the design development included:

SITE REMEDIATION STRATEGY

A remediation strategy was developed with one of our preferred contractors to utilise as much of the existing site won material to classify it as 6F2 and MOT Type 1.  The material was utilised and supplemented by local suppliers to achieve the required CBR tests.

The UXO areas were identified and protected while the machine proof dug the area with specialist supervision.  The pockets of contamination were tested on site and pumped out to be disposed of.  The contaminated surrounding ground was disposed of safely at a local processing centre.

DEWATERING AND GROUND IMPROVMENT

The site was ‘downstream’ from a nearby reservoir, and this influenced the high-water table across the site.  Where the ground conditions were badly affected, during the bulk excavation works, the ground was treated with cement stabilisation which paid dividends throughout the project.  In addition, a dewatering system was installed and maintained to allow the construction of the 2No attenuation tanks and the 2No pumping stations that were required.

DRAINAGE DESIGN

Planning conditions dictated that a full drainage scheme was issued prior to the development commencing.  This included verification of the existing drainage.  NU facilitated investigations for the engineer to develop an acceptable solution.  The site required 2No surface water drainage systems, each incorporating interceptors, pumping stations and attenuation tanks totaling 675m3.

The scheme utilised a combination of siphonic roof drainage for the larger roofs and traditional RWPs for the smaller units where siphonic was not suitable.

VALUE ENGINEERING

Having developed strategies with our supply chain to improve production on site, NU are familiar with keeping the character of the scheme, but simplifying design, with the client’s permission, to achieve a branding which is reflective of the client’s requirements but allows the site team to provide value without jeopardizing the performance of the building.  On the Burntwood scheme, the following strategies were implemented: -

Existing fencing was utilised rather than removing and replacing with new.

The different cladding specifications were changed to a standard specification, but different colours were introduced to break up the elevations.  This allowed the steel frame and cladding to be simplified.

Substructure masonry was omitted and was replaced with a PFC at floor level.  This allowed the ground beams to be omitted, which saved time and money in the groundworks package. 

Steel concrete encasements below ground level were replaced with a paint applied protection system.  The isolation joints around the steel columns were then formed with permanent steel shutters which incorporated a movement joint between the columns and the floor slabs.

The external kerbing and block paving was removed and replaced with distinct white lining.  This saved money on kerbs and allowed the external slabs to be cast unhindered.  The result was a more durable and flexible service yard to allow vehicle movements.

The external lighting for the car parks and the access road was achieved by using solar powered LED streetlights.  This saved time and money installing ducts for a traditional lighting system.