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OUTLINE CONSTRUCTION MANAGEMENT PLAN FOR
AQ2 DEVELOPMENTS, ALBERT QUAY, CORK
D EVELOPER : JCD DEVELOPMENTS
A RCHITECTS : H ENRY J. L YONS
S TRUCTURAL
E NGINEERS :
MMOS CONSULTING ENGINEERS
P REPARED BY : PJ H EGARTY & S ONS
D ATE : 4
THJULY 2019
I SSUED F OR : P LANNING A PPLICATION
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1. Introduction ... 3
2. Site Setup ... 4
2.1 Site Compound ... 4
2.2 Site Access ... 4
2.3 Site Security ... 5
2.4 Working Hours ... 6
2.5 Site Logistics ... 7
3. Liaison with Third Parties ... 8
4. Safety Management ... 8
5. Traffic Management ... 10
5.1 HGV Truck Movement ... 10
6. Environmental Management ... 10
6.1 Noise, Dust & Vibration Monitoring ... 10
6.2 Wheel Washing... 10
6.3 Dust Control ... 10
6.4 Waste Management ... 11
6.5 Storage & Use of Fuel ... 11
6.6 Energy Efficiency ... 11
6.7 Management of Odours & Other Emissions ... 11
6.8 Management of Noise ... 11
6.9 Management of Water Pollution ... 12
6.10 Management of Hazardous Waste ... 12
7. Construction Methodology ... 12
7.1 Introduction ... 12
7.2 Demolitions ... 13
7.3 Basement Construction ... 13
7.4 Cores ... 13
7.5 Floor Slabs... 14
7.6 Envelope ... 14
7.7 Fit-Out ... 14
7.8 Conservation Works ... 15
7.9 Site Finishes ... 15
7.10 Building Control (Amendment) Regulations ... 15
8. Public Relations ... 15
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1. Introduction
The proposed development will comprise of the construction of 201 residental units, 168 m2 of shared amenity space, 539m2 of retail space and 4353m2 of Basement Area. The proposed development is located at Albert Quay East. The site is bounded by Albert Street to the west and by Albert Road to the south and by the New Navigation Square Development to the East.
This construction management plan outlines how the construction works will be carried out safely and in accordance with Cork City Council planning conditions and requirements.
This construction management plan is intended to set out the methodology and procedures that will be implemented for the proposed works.
The construction management plan will provide Cork City Council with an outline proposal of how construction will be managed to comply with Local Authority and statutory requirements and will be updated post award of planning to reflect specific planning conditions which may be applied to the development.
The development under current planning consists of a double basement to include:
402 no. Cycle spaces
69 no. Car Parking Spaces
Plant/Services including additional storage and Refuse areas
Above ground, a number of varying height buildings will be constructed consisting of:
201 no Apartments varying from 1 Bed (95no.) to 2 Bed (102no.) to 3 Bed (4no.) Apartments
Resident support facilities and amenity areas, meeting rooms, gym and roof top terraces
2no. Ground floor Commercial units
The total gross floor area proposed is 20,094m2 Issues to be addressed during construction include:
Site Setup
Liaison with Third Parties
Safety Management
Traffic Management
Environmental Management
Construction methodology
Public Relation
Albert Quay
Wall Quay
Albert Street
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2. Site Setup
2.1 Site Compound
The restricted nature of the site means that there is limited space for site cabins to be installed within the site boundary. It is therefore proposed to set up in the existing protected buildings - Carey House and the former Train Station Terminus - to the south of the site for use as:
Offices
Meeting Rooms
Toilet / Shower Rooms
Drying Rooms
Canteens
Storage Containers
These protected structures will be refurbished as part of the project but will occur towards the end of construction. When the commencement of refurbishment is due to commence, the site office and welfare facilities will be moved into a ground floor area of the new building.
Some portcabins may be used early in the project before basement excavation begins and while Carey House and the Rail Terminus are made suitable for construction use. It should be noted that any works required for the temporary accommodation of the site compound will not affect any conservation restrictions.
Modifications will be internal only and will not affect the buildings fabric or façade.
The cabins used before moving into the protected buildings will be steel securi-type with steel lockable shutters to windows and steel lockable door outside the internal timber door. All cabins will come to site in good condition and will be maintained in good condition while they are on site.
On street pay parking and local multi-storey car parking will be available to personnel. We will also encourage workers to use public transport and the Black Ash Park and Ride facility. The site’s proximity to the bus station (400m walking distance) makes it ideal for use of Public Transport.
A power supply from ESB Networks to power both the compound and the construction site will be sought.
Diesel generators may be required initially to provide power until a power supply is secured from ESB Networks.
The diesel generators that will mainly power the tower cranes and dewatering system have sound enclosures and are regularly serviced to prevent noise and odour pollution. Temporary site lighting will be installed to provide safe and well-lighted walkways around the site compound and task lighting to the construction site.
2.2 Site Access
Upon commencement on site, we will immediately implement a logistics plan, agreed with Cork City Council, to manage and control construction traffic to ensure it will not cause nuisance to the public. There are currently two existing entrances to the Carey Tool Hire site which will continue to be used for construction traffic on both Albert Street and Albert Quay as shown above. As the construction of the basement progresses, the site entrance on Albert Street will no longer be available and the site vehicle access will then be on Albert Quay. This will also be the permanent basement access ramp location.
Traffic can access the site from a number of different routes:
From the North & East / Dublin via N8 Horgans Quay / Penrose Quay onto N27 Michael Collins Bridge / Eamon DeValera Bridge – left turn onto Albert Quay from Eamon DeValera Bridge.
From the North / Limerick via Brian Boru Bridge onto Andersons Quay and right onto N27 Eamon DeValera Bridge – left turn onto Albert Quay from Eamon DeValera Bridge.
From the South and West – traffic from South Link Road onto Eglinton Street and right turn onto R610 Albert Quay. Note no right turn from Albert Street on to Albert Quay. This route also serves the Lee Tunnel.
From the East – traffic from Centre Park Road, Monahan Road, and Victoria Quay on to Albert Road – left turn onto Albert Street and right again to Eglinton Street to Albert Quay.
Carey House Rail Terminus Future Compound
Access Points Swipe Controlled Access
Albert Street Vehicle Entrance Albert
Quay Vehicle Entrance
Segregated Pedestrian Route
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Traffic leaving the Albert Quay entrance site must turn right on to Albert Quay where it can access any of the above routes from the roundabout at the junction of Albert Road, Victoria Road and Centre Park Road. Traffic leaving the Albert Street entrance must turn left.
2.3 Site Security
All personnel will undergo a site safety induction upon their arrival on site. These will be held on Monday, Wednesday and Fridays at 08:30. The induction will be by appointment only so site management will know in advance who will be attending. Once the induction is complete, workers will be issued with a swipe card that will allow them to access the site via swipe controlled doors at the site entrances. First time visitors to site will sign in with security who will direct the visitor to the site office.
All workers will also be issued with a helmet sticker identifying that they have been inducted on this site and a name sticker will be required to be displayed on safety helmets so staff or security can identify workers by name.
As shown on the drawing on the previous page, there be an access directly into Carey House and an access at the Albert Quay entrance to provide safe access and egress for the site. These will be secured with a swipe controlled door.
All construction personnel must use the existing pedestrian crossings at the various traffic lights immediately adjacent to the site to safely access the site.
The site will be enclosed by a secure timber hoarding. The hoarding line will be agreed with Cork City Council in advance of commencement and the relevant hoarding licenses will be obtained. Refer to section 2.5 Site Logistics for further details of the site hoarding and control of deliveries.
Traffic from North & East / Dublin via Horgan's Quay/PenroseQuay
SITE
Traffic from South & West via South Link Road / Lee Tunnel Traffic from North / Limerick via Brian
Boru Bridge / Anderson’s Quay
Traffic from East via Albert Road onto Albert Street;
Also Route for Leaving Site Also Route for Leaving Site via Albert Quay on Victoria Road
Brian Boru Bridge
Michael Collins Bridge
Eamon DeValera Bridge
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Hoarding at Penrose Dock Site – Similar Hoarding will be erected at AQ2 Site.
The site entrance on Albert Quay will be the only vehicle access to the site. A pedestrian access gate controlled by swipe card will be located here while security will record vehicles entering and leaving site. Swipe cards will only be issued following safety induction as previously outlined.
Issue of cards will be recorded at the induction and the swipe reader will record all swipes on computer so the access system will record who accesses or leaves the site and when. It will also serve as a database for roll call in the event of emergency and evacuation of the site.
The vehicle entrance will be manned by security during site opening hours and monitored PTZ CCTV will provide security during closing hours. Statutory requirements regarding CCTV will be strictly adhered to.
An intruder alarm system will be set up to secure offices and a series of motion sensors will be set up along the inside of the site hoarding to detect trespass. These motion sensors will be connected to the CCTV monitoring control centre so security personnel will be able to direct the PTZ cameras at the location where the motion sensor has been activated and An Garda and the Project manager can both be contacted.
Security will be monitored on an ongoing basis and will be improved if required to both prevent trespass and to ensure the safety of the public passing by the site. The Main Contractor insurance company will audit the site to ensure site security systems are in place and functioning as required.
A full time security presence may be required as the project finishes and fit-out commences. This will be decided when the project reaches this stage. As the project proceeds and the basement access ramp is constructed, the access to this ramp on Albert Quay will be used as required for deliveries. Small rigid type
trucks will use this entrance by arrangement so that the gate can be opened and the truck can immediately enter the basement to avoid any queuing on Albert Quay. Large trucks will be parked up inside the hoarding line on Albert Quay for off-loading by tower crane.
Security Controlled Site Access Locations
2.4 Working Hours
The working hours will be dictated by the planning conditions and are expected to be as follows:
We shall wherever possible work within the hours permitted by the Planning Decision for the development. It will be necessary to work outside these hours at times, for example for early morning concrete pours and late evening concrete finishing. Cork City Council will be consulted about out of hours working and local residents and businesses will be informed of any out of hours works required. We expect there to be approximately 130 - 150 contractors and employees working on site each day.
Days Start Time Finish Time
Monday –Friday 8:00 18:00
Saturday 8:00 14:00
Sunday No work permitted No work permitted
Bank or Public Holidays No work permitted No work permitted
Pedestrian Access to Carey House Pedestrian
Access to Site
Main Vehicle Access to Site
Early Vehicle
Access to Site
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2.5 Site Logistics
The vehicle traffic and pedestrian access has already been outlined. The new building will be a concrete frame construction which will require tower cranes and a concrete placing boom to service the concrete crews, and the tower cranes will then also service the envelope and fit-out lifting requirements. Three tower cranes and one placing boom will be required as shown below.
The restricted nature of the site prevents the usage of conventional lifting methods such as teleporters and mobile cranes. Tower cranes will be located within the site boundary. This is detailed further under the construction methodology section.
It is proposed to obtain permission from Cork City Council to close the footpath and part of the road on Albert Quay for a delivery truck laydown. A width of 5 metres from the building façade would be required to facilitate trucks. The footpath on Albert Street would also closed. Existing pedestrian crossings at traffic lights would be maintained and signage to divert pedestrians to opposite footpaths as shown over will be erected.
Delivery vehicles will enter the site prior to basement excavation but will be parked up inside the hoarding line on Albert Quay after the basement has been excavated. Materials will be lifted to a laydown area from where the other tower cranes can lift materials from as required.
The logistics plan will presented to workers during the site induction and in toolbox talks.
Proposed Tower Cranes, Placing Boom, Hoarding Layout, Laydowns & Pedestrian Routes
Pedestrian Routes around Site
Existing pedestrian
crossings to be maintained for public use Existing pedestrian crossings to be maintained for
public use Footpaths Moved
to Opposite Side of Road to Facilitate Hoarding Line
1
3
2
PB
IN
OUT
Gateman Controlled Entrance – Pedestrian Priority 5 metre Wide Truck Laydown
Hoarding Line
Material Laydowns Skips
Public
Pedestrian
Routes
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3. Liaison with Third Parties
The Site Project Manager will be appointed as Liaison Officer to deal with third parties. As Project Manager, he will be in a position to immediately deal with any issues that may arise. Third parties may include:
Members of the public
Cork City Council
An Garda Siochana
Ambulance Service
Fire Brigade
In the unlikely event that the public complain about nuisance caused by the works, the Project Manager will be responsible for immediately dealing with this complaint and ensuring that it is addressed to the satisfaction of the person in question. A contact number of the Liaison Officer will be exhibited on all construction site notice boards and on any other information or correspondence, which may be distributed via leaflet drop or direct contact with local resident representatives from time to time. A system of recording all queries and complaints will be maintained.
We will ensure we operate as a ‘good neighbour’ throughout the Construction Period. The intention is for the project to add value to the neighbourhood, and will not detract nor be a nuisance. We will carry out the works in a manner which are sensitive to the adjoining owners and the wider local community. We will operate to an equivalent standard as the UK “Considerate Constructors Scheme” including their code of practice.
Interaction with Cork City Council will be required to ensure the site logistics and traffic management plans are operating in accordance with agreed systems. Planning conditions must be adhered to and clear lines of communication will be maintained with the relevant persons in the Local Authority to ensure all planning conditions are complied with on an ongoing basis.
We will also ensure, in conjunction with the Client appointed Assigned Certifier, that any information required will be uploaded to the Building Control Management System within the required timeframe. A commencement notice will be submitted to Building Control in accordance with the planning permission.
The emergency services will be made aware of the site location and the access and egress points both for both the construction area and the site compound so they are familiar with the site if they are ever required in the event of an emergency.
4. Safety Management
A Safe-T-Cert accredited safety management system will be implemented on site. The Project Supervisor Design Stage and Project Supervisor Construction Stage will liaise with each other to ensure the relevant documentation is in place and that the safety management system to be implemented on site is fully agreed.
The Project Supervisor Construction stage will then work closely with our Site Management Team including the Site Safety Officer to ensure safety is given the number one priority on site.
A safety induction will be given to all personnel and the site induction register will include details of safe pass and CSCS card. Tracking of expiry dates will ensure training is kept up to date and valid while workers are on site.
Method statements with comprehensive risk assessments will be prepared 2 weeks in advance of commencing a task on site to allow time for review and revision so that the method statement is approved 1 week in advance of
commencement. This will allow time to organise any specific requirements or safety resources to carry out the work safely.
Site safety stations are setup to provide a location for sub-contractor foremen to gather each morning to complete their Safe Plan of Action and obtain their work permits. A spill kit, fire extinguishers and safety glasses lens cleaning kit are located at these stations.
PJH Site Safety Station (Top) and Safe Plan of Action Form (Above)
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Plant and equipment will be inspected upon arrival on site. Their details including certificates and expiry dates will be entered on to a site plant register and tracking of this will identify when inspection and servicing is due. All plant will be provided with a plant sticker to identify dates of inspection and next inspection due.
Plant ID Sticker
Working at height will be a major requirement on this project with buildings reaching 9-24 floors above ground.
Access systems will include scissors lifts, boom hoists, goods hoists, personnel / good lifts and scaffolding. Each of these will be inspected and signed off as being in good order and safe to use each day. Training will be required to use the mobile elevated work platforms and this will be recorded at induction. Scaffolding will be built and inspected by qualified scaffolders.
As previously outlined, a secure hoarding will be put in place and swipe controlled access gates will be utilised to prevent entry into the site by members of the public.
The hoardings will also to prevent construction debris from site, which could cause damage or harm to members of the public or public property, escaping to public areas. Walkways outside the site hoarding will be covered to protect pedestrians in the event of falling debris. Cantilevered debris net fans will be erected where required as the building superstructures progress above ground level to catch any falling debris.
An Emergency Incident Response Plan will be prepared for the site. In the event of an emergency or incident of serious and imminent danger, the Safety Officer will be immediately notified. This will be addressed at the safety induction and all workers will be provided with the contact details for the safety officer. Alternatively, if any workers witness an emergency situation, they can immediately notify their supervisor who will in turn contact the safety officer.
The Safety Officer will then notify all persons concerned of the risks involved and the steps to be taken. The Safety Officer or supervisor will instruct on how to proceed next depending on the nature of the incident. Work may be able to continue or it may have to stop work or immediately and workers would have to leave the place of work and proceed to a designated safe place.
Possible hazardous situations which may require evacuation are: - serious fire, explosion, rupture of gas or fuel line, serious accidents, collapse of building or structure, flooding, electrocution, chemical spills or articles falling on personnel. The following will be the emergency procedures.
Alarm
Alarm will be raised by contacting the Safety Officer or other Supervisor who will arrange the alerting of the emergency services immediately by phoning 999 and requesting the appropriate services – fire brigade, ambulance, etc. The person making this call will provide full details as requested by the dispatcher. The next
call will be to the Site Supervisors so they can initiate emergency procedures outlined to all workers at site induction.
Control
The Safety Officer will ensure immediate and accurate assessment of the situation, its seriousness and emergency services required and will exercise full control over the incident.
Communication
The Safety Officer will keep his mobile phone clear throughout the emergency (if it is safe to do so) and will be responsible for communicating with the emergency services following the initial call from the Safety Officer.
Another member of staff, will be despatched to the site entrance to direct emergency vehicles to the site and others may be arranged around the site to ensure the speedy arrival of the emergency services to the site of the incident.
Assembly Point
The main assembly point will be located at the site compound and will be pointed out to workers at the site induction. Tool box talks will be used to remind workers of this.
Treatment of Injuries
Only approach an injured person if safe to do so. Remove the person from further danger if necessary and safe to do so. Administer first aid if necessary until ambulance personnel arrive on site.
Environmental Incident
Minor spillages will be cleaned up using the spill kits that will be maintained in site. This may include hydraulic oil from burst excavator hose or similar minor spills. If the incident is hazardous in nature, wait for fire brigade / specialist clean up personnel – do not attempt clean-up of any hazardous waste.
Safety management systems will be inspected weekly and audited monthly by the Company Health & Safety Manager who will visit site to carry out these inspections and audits. A full time safety officer will monitor safety continuously while site management and site supervisors will promote a safety culture to target zero incidents on site.
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5. Traffic Management
Site logistics governing traffic flow within the site have already been described in section 2.5 of this document.
The traffic management plan for the site will be kept under constant review and adjusted as required to reflect changing conditions on site.
Provisions of this plan including erection of signage on public roads will be agreed with Cork City Council in advance of implementing any changes to the traffic management system. The traffic management plan shall be updated appropriately to ensure coordinated and effective traffic management practices and arrangements are in place throughout the construction period.
External to the site, traffic will include construction workers travelling to site and materials deliveries which will include small delivery vans, large rigid trucks, articulated trucks and trailers and concrete trucks.
We will organise deliveries to minimise congestion on public roads by avoiding peak traffic periods where possible.
During particularly busy periods such as during concrete pours, trucks will be queued up at a remote location and contacted to come to site just as the laydown area becomes available to avoid queuing on public roads.
Deliveries will be on a just in time basis and this system will be strictly controlled between our Site Supervisors and our Purchasing Manager who will organise the deliveries. The purchasing Manager will provide the Site Supervisors with contact details for suppliers who will make contact to ensure drivers are made aware of the site location and the correct route to site in accordance with the traffic management plan.
As previously mentioned in section 2.1, workers will be encouraged use public transport where possible to reduce congestion on public roads. Public transport options buses, Black Ash Park & Ride and Coca Cola Zero Bikes scheme.
5.1 HGV Truck Movement
The following anticipated truck movements will be generated during the construction works sequence:
• Site excavation works – 50 HGV average per day
• Concrete frame works – 15 HGV average per day
• Facade Works– 4 HGV per day
• General site works – 2 HGV per day
6. Environmental Management
PJ Hegarty & Sons are accredited to ISO14001: 2015 environmental management and environmental protection measures will be put in place to prevent damage to the environment and to comply with planning conditions.
6.1 Noise, Dust & Vibration Monitoring
Noise and vibration monitoring will be put in place on site if required by the planning conditions. Vibration monitors together with the monitor enclosure, battery, and GSM modem to enable remote downloading and a dual alarm system.
The alarm system will alert us if vibrations exceed the allowable limit. If this happens, work will be stopped and the methodology will be revised to reduce vibrations. A monthly report will be prepared showing the actual vibrations recorded.
Noise monitors together with Enclosure, Battery, GSM Modem and microphone protection system will also allow reporting showing noise levels generated by the construction works.
Dust monitoring locations will be set up as agreed and will follow the German TA-Luft Standard for deposition of non-hazardous dust.
6.2 Wheel Washing
On this site in a prominent city centre location, the main source of any environmental problem will be the visibility of debris or dust on public roads. During the basement works, trucks will be entering and leaving site so wheel washing and road sweeping will be implemented as required. Once the basement is completed, the trucks will pull up on Albert Quay which will be a surfaced road and so will be free of any mud or other dust. All public roads will be monitored by the Site Supervisors and cleaning and road sweeping will be carried out as required.
Wheel Washing 6.3 Dust Control
Dry weather coupled with high winds can sometimes lead to dust being generated on site. In the event of this occurring, dust suppression will be implemented through water spraying. This will be carefully managed as application of too much water can lead to mud forming. Road sweeping will be carried out if required to control this.
Dust Suppression
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Road Sweeping 6.4 Waste Management
A waste management plan will be implemented on site to control waste generated. Lean construction techniques will be implemented on site to minimise waste.
Accurately quantify materials to be ordered
Ensure approved materials that comply with specification are ordered
Arrange just in time delivery of materials to minimize possibility of damage
All deliveries to be inspected and placed in appropriate storage areas
Incorrect deliveries will be returned to the supplier immediately.
Handle materials to avoid damage and waste of good materials.
Completed work to be protected from damage and maintained in good order.
Waste Reuse and Recycling will be required and will be implemented as follows:
Setup dedicated skip area
Segregate waste into separate skips for recycling
Ensure subcontractors use the various skips correctly
6.5 Storage & Use of Fuel
fuels will be stored in a dedicated bunded fuel storage area
fuels stored in approved storage containers within this area
fuel storage isolated from any source of ignition or impact
refuelling of plant at designated refuelling points or from bowser
spills to be contained, reported and dealt with using an agreed method.
6.6 Energy Efficiency
Electrical equipment to be will be switched off when not in use.
Non-essential lighting will also be turned off when not in use
Office equipment to be switched off nightly and at weekends
All electrical equipment to be kept in good order by a qualified electrician.
Ensure that water is not wasted; taps will be turned off, leaks repaired
All plant and machinery turned off when not in use to conserve fuel
plant such as generators, lighting towers not to be used unnecessarily 6.7 Management of Odours & Other Emissions
Engines must be switched off when not in use.
All equipment will be correctly operated & maintained.
Burning of waste materials on-site is strictly prohibited.
Refuelling will be in a designated area, away from the general public/sensitive residents.
All organic wastes will be stored in covered containers or bins, prior to removal from site.
Temporary and drains will be maintained so as to prevent emission of odours.
Domestic and canteen bins skips will be emptied regularly in the designated skip.
6.8 Management of Noise
Ear Protection Zones shall be clearly identified
Ensure our employees are provided with, and use, suitable approved hearing protection when working in these zones.
Ensure that noise levels produced by plant or machinery on the site are as low as practicably possible.
All plant and equipment on site must comply with European Standards.
Advise the Client if we anticipate excessive noise levels from our work operations so that all reasonably practicable precautions can be taken to protect persons who may be affected.
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6.9 Management of Water Pollution
We will comply with planning conditions regarding water pollution
Construction related substances such as oil or diesel to be stored in secure bunded containers
Spill trays to be used under
generators
Concrete lorries to wash their chutes only in a designated area and all wash will be collected and treated.
Water from the dewatering system will be pumped to a settlement tank before discharge to the river – this will remain in place until the basement has been completed.
6.10 Management of Hazardous Waste
Provide MSDS for hazardous materials in advance of being brought to site
Comply with Safety, Health and Welfare at Work (Chemical Agents) Regulations
Carry out risk assessments for the transport, storage, use and disposal of such substances
Use suitable and secure storage in bunded areas
7. Construction Methodology
7.1 Introduction
The structure will consist of a sheet piled basement with a piled raft foundation. The cores are currently being
proposed to be constructed in either slip-formed or precast concrete with in-situ reinforced concrete columns and floor slabs being poured around the precast cores.
The façade will be a prefabricated precast and glazed system. The internal works will be a standard fit-out consisting of partitions, ceilings, flooring, fitted and loose furniture and mechanical and electrical installations.
The detailed design for the development is ongoing and information will be released to allow on site construction progress in accordance with an agreed schedule. The start date for the project will be dependent on the grant of planning permission and is expected to require a 24 month construction period.
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7.2 Demolitions
The first works will be to erect a hoarding around the site and set up signage in accordance with the agreed traffic management plan. The retained buildings will be secured and set up as office and welfare facilities as previously described.
7.3 Basement Construction
The double basement will be retained using sheet piles. A specialist piling rig will install the sheet piles after which they will be finished off with a concrete capping beam. As the basement excavation progresses, the sheet piles will be supported by steel braces located to avoid the cores and floor slabs.
A dewatering system will be installed to maintain a dry working environment in the basement. The number of wells will be designed by a specialist dewatering contractor. All water will be pumped to a settlement tank to allow any silt to settle before discharge to the river. A road crossing on Albert Quay will be required for a discharge pipe the river.
Piles will be installed again using a specialist piling contractor. As the basement excavation proceeds, the piles will be broken down to their required cut off level and the ground will be blinded ready for waterproofing, steel fixing and concrete.
The tower crane anchors will be cast into the raft slabs and these will be erected early in the project.
Cast in crane anchors to be used to secure tower cranes into basement slab.
7.4 Cores
There are 3 main cores on the project – one in each block of 9, 11 and 24 floors plus 2 basement floors. The cores will be constructed ahead of the main floors. As space in the site is limited, a concrete pump will be unable to setup so a concrete placing boom will be erected centrally in the site to service the floor pours.
The tower cranes will lift materials for the cores and floor slabs as required while the placing boom will pour the concrete. Sufficient tower craneage will be provided to service the individual blocks and a crane co- ordination plan will be put in place to manage lifts. All banksmen and drivers will be in radio contact. Concrete pumping will be used for all large pours to free up cranes for other lifting operations. Wind and weather will be monitored and crane usage will be restricted as required during inclement weather to ensure safety of all personnel.
Super deck platforms will be utilised to allow removal of materials off floors or loading materials into floors.
These platforms are installed between completed floors as shown below and cantilever outwards from the building allowing the crane to remove and drop materials on the deck. These decks will be installed on internal elevations of the buildings so they are not located over public streets.
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Superdeck Platform
Penrose Quay Site Showing Sheet Piled & Dewatering Basement with Tower Cranes and Precast Cores.
7.5 Floor Slabs
As the cores are erected, the suspended slabs at each floor level will be constructed using a preparatory formwork system such as Peri Skydeck. The decking will be erected complete with edge handrails and access towers to each level. Lifting of decking and rebar will be by tower crane while a static concrete pump with placing boom will be used to pour the concrete.
After curing of the concrete, the skydeck panels will be removed for reuse on the upper floors above while the skydeck supports remain in place as back propping. Back props will be removed at a later date when the building has progressed and the structure has cured sufficiently to remove the props.
Skydeck system (left) and decking panels removed with back propping left in place (right)
Concrete Placing Boom The process of pouring slabs followed by rising elements will be repeated until roof level is reached.
7.6 Envelope
The precast glazed façade system will be erected using the tower cranes. The provision of 3 tower cranes is required to manage both the construction of the concrete frame and the installation of the façade at the same time in order to achieve the require schedule dates.
The precast façade units will come to site on stillages placed on articulated trailers. There trailers will come to site on a just in time basis and park up in the laydown area on Albert Quay. Unit will be lifted directly from the stillage onto the building structure and fixed in place.
7.7 Fit-Out
The fit-out works will consist of:
Partitions
Mechanical
Electrical
Sprinkler
Lift Installations
Firestopping
Decoration
Ceilings
Joinery
Flooring
Furniture, Fixtures and Equipment
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The mechanical and electrical 1st fix works will commence early in the project when floor areas are cleared of all decking materials.
Finished elements such as plasterboard partitions and ceilings will progress as the façade of the building progresses. Full weathering will be required before completion of joinery, doors, flooring, final fix mechanical and electrical items, etc.
Materials will be brought into the buildings using goods hoists and lifts will be protected and used once they are installed for construction use.
7.8 Conservation Works
The protected structures fit-out will commence towards the latter end of the project. Works will be in accordance with conservation best practice and in line with approved planning drawings.
7.9 Site Finishes
As the envelope of the buildings are completed, the site finishes will commence as there will no longer be any working overhead. Any underground services will be installed followed by placing of the approved paving and public furniture and landscaping.
Hoardings will be removed in agreement with Cork City Council to complete the public footpaths.
7.10 Building Control (Amendment) Regulations
Inspection, testing and certification of all works will be carried out in agreement with the Assigned Certifier for the project.
The compilation of handover documents and other documentation required for BCAR uploads will be an ongoing task throughout the project.
All BCAR requirements will be fully complied with to ensure the certificate of compliance for the project is placed on the register on the required handover date.
8. Public Relations
A good neighbour policy will operate on the site and we shall ensure that “business as usual” is maintained for all stakeholders.
The site, including the hoarding will be maintained in a clean and tidy condition at all times. Public roads will be checked for any construction related debris and immediate cleaning will be undertaken as required.
A communication system will be put in place to keep the public and neighbours informed of any construction related issues that may affect them to ensure good relationships with all parties.
