Alternative Development Possibilities for Church

Alternative Development Possibilities for perform buildingIntroductionDescription of the DevelopmentThe site is locate in one of stop ups most prestigious argonas the situation is set on 0.8 of an acre of level ground overlooking the River lee on the grounds of Our Ladys hospital. It is ideally located on the leeward Road just 2.4kms west of Cork City neighboring to the historic University College Cork and close to the western routes leading to Blarney (8 kms) and Killarney (80 kms) which is accessible via the newly constructed Ballincollig bypass. Equally accessible, are Cork Airport and major routes to Limerick, Waterford and Wexford. The site is currently selling for 1,900,000 and is zoned commercial. All services including mains water, electrimetropolis and mains drain are located adjacent to the site and are easily accessible.The church is located at the introductory of the site and posts an excellent ontogeny opportunity for the conversion of the vivacious structure into a obstruction/bistro. The church is of rubble limestone construction, un-rendered and with cut limestone plinths. The internal plain amounts to 100 sq.m with a planned extension of a farther 100sq.m at the rear, to provide additional space for the kitchen, store and staff facilities. The walls of the interior are lined with brick and thither is an exposed timber truss roof. Adjacent to the church is a parking area, three trainings give be considered for this site which includes the construction of a medical centre, crche or a disassemblements. All services including water, electricity and mains waste pipe are located adjacent to the site and are easily accessible.Development RegionThe development is located in the province of Munster and in the county of Cork, which is situated in the South of Ireland. Cork is the commercial and industrial detonating device of the South West Region with a population of 190,384 people (2006 Census) rising to 454,850 within a 60km radius. past CorkThe citys name is derived from the Irish word Corcach, meaning marshy place and refers to the fact that the center of Cork City is built on islands, surrounded by the River lee(prenominal), which were marshy and subjected to instances of flooding. Traditionally, Saint Finbarre has been credited with the foundation of the monastery of Cork, know to be the earliest human settlement in Cork for which historians have incontrovertible evidence.The location of this conventual settlement was on the area arnd the present-day site of Saint Finbarres Cathedral. However the ancestor of the ultramodern city was founded in the 12th century, when Viking settlers established a trading community. In the twelfth century, this settlement was taken over by invading Anglo-Norman settlers. Corks city charter was granted by King John of England in 1185.Over the centuries, much of the city was rebuilt, metre and again, after numerous fires. The city was at one time full walled, and several s ections and gates still remaining. During the 19th century important industries in Cork included, brewing, distilling, wool and shipbuilding. In addition, there were some municipal improvements such as gas light street lights in 1825, a local paper, The Cork Examiner was first published in 1841 and, very importantly for the development of modern effort, the railway reached Cork in 1849. Also in 1849, University College Cork opened.Lee Road res publicaIn the early 1760s the Pipe Water caller-out was established to provide a water go forth to the city of Cork. The architect/engineer Davis Ducart functioned the Waterworks which were completed by 1768. The site, located on the downwind road included a pumping ho delectation and open depot reservoirs which were constructed on the hillside to the north of the river at the aforementioned(prenominal) location as the present Waterworks buildings. By the late 1840s it was felt that the water bring home the bacon to the city required upgrading, as the population of the city was increasing rapidly, new suburbs developing on the citys north side could not benefit from the existing system. In 1854, the Pipe Water Company instructed John Benson, had prepared a plan for a new Waterworks, Work began with the laying of new robust mains pipes in 1857 and continued for a number of years. By February 1859 these new water pipes had reached the military barracks on the white-haired Youghal Road. By this time the Pipe Water Company had been taken over by Cork tummy, who mud in charge of the municipal water supply to this day. ( vitalitytime Labs)Local IndustryCorks main area of industry is in pharmaceuticals, with Pfizer Inc. and Swiss company Novartis being big employers in the region. Cork is also the European headquarters of Apple Inc. where their computers are manufactured and their European call centre, RD and Apple-Care is hosted. In total, they currently employ over 1,800 staff.EMC Corporation located in the area of Ovens, in the outskirts of the city is another large I.T. employer with over 1,600 staff in their 52,000 sq metre (560,000 sq. ft.) engineering, manufacturing, and technical services facility. Many of these large multinational organisations have been attracted to the area due the unkept corporation tax reckon of 12.5%. readiness Issues and RestrictionsAfter consultation with a Cork City excogitatening officer a number of issues were raised regarded the conditions of the planning. The site lies within a category A beautify painting Protection Zone as per Cork Coty Development Plan 2004. This category of land is defined in Table 8.1 of the Development Plan as Visually important land, including land forming the setting to existing buildings accord to paragraph 8.20 of the Plan There leave be a general presumption by mean of a landscape assessment and appropriate landscape and building design proposals The proposed site at the Lee Road is a optically sensitive area, the design of the structures will therefore have to be landscape rather than building orientated.As stated in Policy BE 8 of the Development Plan The City Council will endeavour to devise and implement policies to positively encourage and facilitate the careful return of historic built environment for sustainable and scotchally viable uses. To comply with plan it will be necessary to adhere to following conditionsThe development shall be carried out in accordance with the drawings and specifications submitted.A visual impact study must be conducted to determine how the how the development will affect the landscape.The redevelopment of the chapel shall be supervised by a conservation consultant with appropriate qualifications and/or devour in conservation and restoration of historic buildings in order to protect the architectural characteristics and visual appearance of this existing structure.The contractor appointed shall have an expertise and demonstrate uplifted standards of workmansh ip and have previous experience in restoration of historic structures.The site is not considered suitable for a super-pub or for a nightclub. In order to protect the character and amenities of the area, the development is restricted to be used as a restaurant with ancillary public house.Under the Landscape Assessment Guidelines (2000) the classification of the site at the Lee Road was obtained from the following tableThe site is classified as a category A as it forms part of the setting for the existing landmark building (Former Our Ladys Hospital). The guidelines state thatThere will be a general presumption against development in Landscape Protection Zones unless it can be demonstrated by means of a visual landscape assessment and appropriate building design proposal that the proposed development will enhance the overall landscape character of the site and its visual context.Factors Favouring restitutionIn the initial feasibility for the Lee Road church, it was necessary to consi der the advantages and disadvantages to its refurbishment. Consideration will be given to both the social and economic factors.Social Factors in favour of refurbishmentEnergy/ alternative conservation Just as there is a current growing awareness of the need to recycle domestic waste, buildings with a useable structure should also be recycled.Preservation of historic buildings The church on the grounds of the site is listed as a protected structure, buildings which are historic merit need to be refurbished to maintain their integrity and thereby the amenity for the nation.Social resistance to change Buildings are an integral part of an urban fabric and society whitethorn well demonstrate forceful views in restricting change. Its arguments will centre uponretaining historical and social continuitypreserving familiar landscape scenesconserving existing communities and the social fabric economic Factors in favour of refurbishmentShorter construction period A refurbishment scheme c an normally be carried out quicker than redevelopment which results ina prompt turnover of financeearlier occupation of the buildingquicker return on capital employeda reduction in the effects of inflation, mettlesome interest rates and other risks.Condition of the building In the case of the Lee Road church, the structure itself is in relatively sound condition, the obstetrical deliverys on the building components may guard a refurbishment scheme cheaper than reconstruction.Expectation of high land cheers The future expectation of high land economic values may provoke refurbishment to create a short life use so as to occupy the building and keep the site in its present use until fully ripe for exploitation. This will avoid leaving a building empty for want periods while long term plans are being formulated.Constraints on development site conditions and organisational constraints (e.g. Cork County Council planning restrictions) may suck up redevelopment unsuitable for a par ticular or intended use and therefore unprofitable.Limiting Factors in refurbishmentOne of the major factors in factors in favour of the refurbishment of the church is the woo saving from the retention of the existing materials, whilst this can reduce the total cost of the scheme, the following criteria required consideration.Diminishing returns The economic life of a building can be said to end when a site value in a new use exceeds the value of the existing building. A building requires redevelopment when the value of the building is below the potential use value of the land and hence yields a diminishing return.Life expectancy Property investment tends to be long-term in nature and normally a remunerative back of sixty year is allowed in property investment calculations. There is little doubt that a new building will last the sixty years or more, whereas a refurbished building may not have been designed and constructed with materials appropriate for long life.High cost of bor rowing In general, financial institutions are unprepared to invest in old buildings due to inherent high financial risks. If they provide finance the assumption of high risk can often lead to a higher rate of interest.Management of refurbishment the extent of work is not predictable hence very difficult to design, cost plan and cost control. It can often be a complex, non-repetitive and labour intensive operation and does not facilitate high productivity.Attract high tender prices- the contactor will often assume a high undefined risk element and uncertainty of cost when the pre-contract survey is inadequate.Increased cost of Health and rubberSource Harlow (1994)Rationale for RefurbishmentAfter taking all factors into consideration, it was felt that the benefits of refurbishment outweigh the cost of redevelopment. Also according to Harlow (1994) the emphasis is moving towards conservation leading to the search for historical and social continuity by fining ways of re-using an ex isting fabric rather than accelerating the cycle of replacementThe structure itself is in a reasonable sound condition with only minor restorations required reusing the existing building will diminution construction time, reduce site overheads and retain the historical and social continuity of the Lee road area. criticism of alternative development possibilitiesDevelopment 1 Medical CentreThe first development to contribute to the bar/bistro development is the construction of a medium sized three storey structures this will comprise 2 No. doctors surgeries, a nurses office and associated accommodation including waiting, reception and storage areas. It has a floor area of approx 800m2 and an overall ridge height of 8.2m. Its overall design is of a modern-day nature utilizing feature glazing and an extended limestone surround to complement the features of the adjacent church.Early Feasibility Study vomit upLocationItemDescriptionCost/m2Floor AreaTotal Cost1.0 office head80.0061048 ,800.002.0Substructure150.0061091,500.003.0Superstructure380.00610231,800.004.0Internal Finishes270.00610164,700.005.0Fittings and Furnishings150.0061091,500.006.0Service Installations555.00610338,550.007.0External Works163.0061099,430.008.0Preliminaries110.0061067,100.009.0Contingencies20,000.00Total Estimated Cost1,153,380.00IncomeRental Price Per calendar month6000Rental Price Per Annum72000Total Income per Annum72000ExpenditureMaintenance7000Landscaping25009500Profit per annum625000-1183880162500268750Rate-1.595%375625483188591506610065771107238117366912440810131872 terminal Present ValueIR0.00Internal Rate of Return-1.5949%Development 2 CrcheThis development entails the construction a crche that will serve the 180 apartments in Atkins Hall, River Towers and The Mews. The structure will be single storey building with car parking at the rear. The crche will accommodate up to 30 children (depending on ages). Other facilities would include a fully equipped indoor play area and an out-door playground. There is no doubt that there is demand for a crche in the area, the development would run for the residents of the nearby apartments. Students of the nearby University College Cork could also utilize these facilities.Crche Early Feasibility StudySite Clearance80.0061048,800.00Substructure150.0061091,500.00Superstructure380.00610231,800.00Internal Finishes270.00610164,700.00Fittings and Furnishings200.00610122,000.00Service Installations555.00610338,550.00External Works163.0061099,430.00