Tag: construction (Page 11 of 12)

What is an Opinion on Compliance?

January 11, 2011 / aoife / 3 Comments

Opinions on Compliance are required for all new build work and for any addition or extension work to an existing property.

Opinion on Compliance is an important legal document that certifies the building is in accordance with the planning permission granted and Building Regulations . They represent an essential element of conveyancing documentation and as such Architects adopt a significant liability in relation to the opinion they give.

RIAI members are advised to use the standard forms prepared by RIAI .

Since 1997 the Law Society has required that confirmation letters from consultants, contractors, sub-contractors, suppliers, etc. be attached to forms for Opinions on Compliance. RIAI members are advised to notify consultants, contractors, sub-contractors, and suppliers that they will be required to complete letters of confirmation. This notification should be given when consultants are appointed and in tender documentation and specifications. It is also recommended that tender conditions state that a final certificate will not be issued until such time as such confirmation is received.

What happens if the original Architect is not available?

There is no standard form for circumstances when an Architect is requested to sign an opinion on compliance for either planning permission or building regulations when they were not the architect for the building or development.

If the original Architect is still available, he or she is the appropriate person to sign the opinion.

If the original Architect is not available, either deceased or not contactable i.e. permanently residing abroad, an opinion on compliance for planning permission can be issued, if the planning permission file is available from the planning authority and confirmation is possible by comparison with the file and a visual inspection.

Confirmation with Building Regulations is not as simple, as the building or development has been constructed. Compliance with the Building Regulations could only be confirmed with confidence by opening up and the extent of opening up could be considerable, which in most cases is not viable. Compliance may possibly be confirmed where the original drawings are available for scrutiny and a comparison with the property or structure is possible. Compliance may also be possible for a simple structure.

Can the Architect, with confidence, confirm compliance with the Building Regulations ?

RIAI advises their members to exercise extreme caution and avoid offering opinions on Building Regulations when they were not the original Architect for the building or development.

Useful Tools to Estimate Your Construction Costs

December 7, 2010 / aoife / 7 Comments

The first post of this series was published a year ago and revealed to be very useful judging by the number of hits every day.

Although the construction tender prices in Ireland have fallen by 11% over the last 12months the rate of decline is starting to slow down.

Please be aware that the high-risk strategy that some Contractors are using to persistently offer low tender prices increases the risk of insolvencies. That’s why you need to be very careful when choosing a contractor and make sure you have a well written Contract in place.

In this 2nd post we give you some more useful references to help you with cost guidance on your project.

Selfbuild Rates is an online system that allows you to calculate the true cost of your build.

Bruce Shaw provides a Cost Calculator in their website but please note their construction cost database does not include Residential Projects (only Commercial Offices, Warehouses and Retail).

Check your Price helps you estimate both typical labour only costs for all types of home improvement installations, renovations and repairs as well as the overall costing for complete refurbishment projects & building renovations. This website provides general building costs in UK for a number of different categories.

The British Magazine Homebuilding & Renovating lets you download the 2010 Build Cost Guide.

OnlineTradesmen.ie regularly publishes quotes received by other property owners for their home improvement and building projects nationwide.

The specifications for a project can vary immensely. A high specification will have a proportional impact on the final price of your project.

Remember that you should include in your Construction Costs the fees for all professionals involved in your project. This may be approx. 11% of the overall construction costs and it will include for architect’s fees, engineer, surveyor, BER assessor, etc.

Check out Construction Costs in Recession Ireland for more useful references.

The New Headquarters for Wexford County Council

May 11, 2010 / aoife / 2 Comments

Site visit 08.05.2010

The new headquarters for Wexford County Council are due to be completed this summer.

The building was designed by Robin Lee Architecture (formerly named NORD LLP) who subsequently formed an association with Arthur Gibney & Partners for the delivery of the project. The project was won following a two-stage international competition in 2007.

Main block and entrance

Image from the entry competition. Source: http://www.nordarchitecture.com/ Produced by: http://www.reformstudios.com/

The design takes into account the steep topography of the site and fully embraces the privileged location overlooking the river Slaney.

The building features an internal street which is the main organising element of the building. From here all the Council departments are accessed. This is the main circulation space and the design exploits the relation with the “townscape” environment giving each department an independent block that connects with all other elements allowing for public and social interaction.

The internal street

Image from the entry competition. Source: http://www.nordarchitecture.com/ Produced by: http://www.reformstudios.com/

Many visual connections are established from the main circulation space. A strong relationship between interior and exterior is achieved by the framed views that punctuate the internal street. Extensive terraces are also accessible for full enjoyment of the fantastic views over river Slaney and Wexford town.

Staff restaurant with views over River Slaney

The €40 million council headquarters feature a double façade which wraps around the building, protecting it against the solar radiation while providing natural ventilation. This double skin acts as a thermal buffer between the building and the surroundings and has an important role in the sustainable environmental strategy.

Inner side of double façade with manual operated window at lower level and an electronically operated section at the top

Top of the naturally ventilated double façade system

Terrace of the Staff Restaurant with top of the double façade at the left

The new landmark 10,500 sq.m. building was originally designed for 370 staff and will now accommodate 300. The design attempts to provide a desk with a view for every staff member.