16 minute read
Admiral Park
ADMIRAL PARK: PHASE ONE
Phase one of Comprop’s current development at Admiral Park will bring a Premier Inn hotel to Guernsey, along with a new office building, a car park and a restaurant facility. It’s an ambitious project, which is still on schedule to complete later in 2021. But with a tight timescale plus the unexpected events of the past year, the development hasn’t been without its challenges.
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The Admiral Park development is due to come in at a cost of around £35 million over its two-year span. It’s a major project, both for the island and for the local construction industry.
Developer Comprop therefore looked for a comprehensive approach to manage the project from the start, as managing director, Steve Marie, explained: “To achieve the high standard of construction and overall quality required, combined with programme deadlines and to maintain budgetary control, it was essential to bring together a very experienced professional team to work in collaboration with the main contractor and adopt a total team approach to the project. Now that we are more than 75% complete, and have faced all of the unforeseen issues and uncharted territory caused by Covid, I am convinced that without this approach we would not have been in this current position.”
For the main contractor, Rihoy & Son, it’s the largest development they have ever undertaken – they currently have around 110 people working across the site, and have had up to 140 during the project.
For managing director, Gavin Rihoy, it’s been a boon not just for his company but for the island: “It’s been an exciting project for us, but it’s also really important for the whole supply chain in Guernsey. A major development like this provides significant work for the plumbing sector, the roofing sector, the electrical sector and many more – there are so many trades that benefit. From the people who supply the materials to those who make a living installing them, a healthy construction industry feeds through to the whole island economy.”
While the building project itself is fairly straightforward from a technical point of view, the site itself posed some particular challenges – and the past year has given those involved more problems to deal with than could have been expected. Despite all that, it is on target to complete this year.
It’s a proud moment for architect and Lovell Ozanne director, Andy Merrett. He has been involved with Admiral Park from the very beginning, obtaining the planning approval for Trafalgar Court back in 1999 for IEG. That experience has been crucial to the recent development: “We started the design work for the phase one project in November 2011, evaluating various options with our client and his quantity surveying team, which culminated in the design solution that is currently being built. You don’t often get the opportunity during your career to design a group of buildings on a single site and then see them built, so it’s been an immensely satisfying process working with my fellow consultants and the great Rihoy’s team.”
The project managers, Jason Powers Consultants Limited, have also been involved with the site for many years, as they worked with Comprop and the architect to develop a viable plan for the area. Director Andrew Ullyott explained one of the initial issues: “The site was the old gasworks so we knew that there was the potential of contaminants in the ground. We therefore arranged for a full environmental assessment and a full site investigation. The methodology chosen was really that we would deal with anything that we found in the ground and ensure it was suitably treated. Luckily, it wasn’t as major a problem as we had anticipated and didn’t approach the worst case scenario that we had planned for.”
PHASE ONE: THE BREAKDOWN
The large site is home to four separate structures, constructed using different methods. Alongside the buildings themselves, infrastructure works are being carried out at the site and in the nearby area to ensure it is more user-friendly for everyone.
THE HOTEL
The new home of Premier Inn in Guernsey comprises 100 bedrooms plus a restaurant and other facilities. Traditional foundations were laid for this building while the ground floor has been constructed of steel with a concrete composite deck at the first floor. Above that sits three storeys of lightweight timber frame. It’s a construction technique that the contractors are very familiar with and has been fairly easily carried out by the local team.
THE OFFICE
The office space comprises around 38,000 sq.ft. across four floors, with 30,000 sq.ft of office space. It is a traditional steel framed structure with concrete floors, curtain walling to the south elevation and steel driven piles for foundations. The upper three floors are being completed to Cat B for new tenant Bank Julius Baer; the ground floor will be left as Cat A to await a tenant. Again, this is a familiar heavy commercial build for the local contractors.
THE CAR PARK
The local team has completed all the sub-structure work, including the steel driven piles to support the structure. They are also due to complete the tarmac to the ground floor. The super structure has been put in place by a UK specialist, Bourne Parking, and comprises a heavy steel frame with pre-cast concrete planks. While logistically challenging for the team, as at some stages of the project they were receiving numerous trailers of materials per day, it has been a fairly straightforward build.
THE CAFÉ/RESTAURANT
Ground stabilisation formed the foundations for the dining establishment on the roadside area of the site. It comprises a storey and a half of steel frame, which will be left by the contractors as a wind and watertight shell and core fit out, ready for a tenant to take over.
INFRASTRUCTURE
From perimeter roads to landscaping, there is a host of work to be done to make the site run smoothly and look attractive. Outside of the main site area, infrastructure changes are planned to the traffic light system along with a realignment of Elizabeth Avenue, which it is hoped will ease traffic flow in the busy area.
When work began on phase one in October 2019, the weather played its part in stymieing progress. Operations director at Rihoy’s, Robin Le Page, led the team on site through a difficult time: “The weather at the start of the project was significant. When we were coming out of the ground, particularly on the office building which has fairly deep foundations, there was more than a month where we were constantly dewatering – following bad spells of rain we could spend a day simply getting rid of the water.”
But while the weather improved locally, conditions worsened globally, with the onset of the Covid-19 pandemic in 2020. The first lockdown came as a shock to everyone, and left little time to prepare.
For Robin, on site with his team, there wasn’t a lot they could do there: “With the few days’ notice that we were given, we made our work safe and then simply left the site. But just because work stopped on site, it didn’t mean that we weren’t busy. A lot of design work was still progressing at that stage so the architects, engineers and consultants involved across the project had plenty to do.
“Additionally, the lockdown gave us a significant workload in terms of planning to try to reprogramme the works.” Rihoy’s worked with the project managers, JPC, to find solutions, as Andrew explained: “We basically went into a crisis management methodology whereby we held weekly meetings and liaised with the contractor to refine an impact schedule and work out exactly what effect the issues would have. It quickly became clear that we needed to focus on finding as many solutions and suppliers on-island as possible.”
Luckily, the project had always been designed to utilise local skills. For Rihoy’s, it was already a priority to use Guernseybased contractors, but Gavin said Covid made that a necessity: “Anything which hasn’t been produced or installed locally is only because it couldn’t be. For example, the car park was made by a specialist car park company in the UK. However, the original plan was for 20 men to come over to install the precast structure. Instead, Bourne Parking sent two managers and employed a local contractor, Siteweld, to erect the car park for them.
“The same thing happened with the steel frame. It was manufactured off-island but local companies have erected it, and it’s a similar story with the significant roofing packages. Altogether, the experience has shown that Guernsey does have the expertise on-island to cope with the vast majority of projects.” Less than 10% of the sub-contractors on the project have been UK-based, and that use of local talent was important to developer Comprop. Steve Marie said they always do their utmost to have as many local contractors involved as possible: “We know that every pound spent in the construction industry extends far further into the economy. That knock on effect means that it’s vitally important to use local firms rather than bringing in expertise, and therefore keep the money on island.
“There are often certain parts of any development that can’t be done with the local labour force, but those can be outsourced by the contractor. The skills and workforce are generally available locally – and when you’re faced with an unexpected hurdle such as Covid, it’s far more practical to have a Guernseybased team. The team on this has done a great job in the circumstances, and we’re delighted.”
When the first lockdown finished, the team was determined to learn its lessons and have a back-up plan in place for future problems. Rihoy’s rented an extra warehouse and began to bring in more materials than would be usual. Material shortages have been a significant issue during Covid, and they were aware that the lack of some items would hinder progress. The hotel, for example,
THE CONTRACTORS
• Rihoy & Son
• Lovell Ozanne
• Tillyard
• Jason Powers Consultants
• CBL Consulting
• Sarnian Roofing
• Bourne Parking
• Siteweld
• Channel Welders
required unusually large amounts of plasterboard so this was brought to the island four months in advance to ensure it was there when necessary.
But while materials could be brought in early, getting off-island contractors to Guernsey has remained a significant problem throughout the project. Rihoy’s and JPC have therefore worked closely together to find solutions.
The site has been split into a number of different areas that can be completely segregated from each other to allow visiting contractors to complete the necessary work, as Andrew explained: “When we had contractors over from the UK, we were able to have them in a part of the site that nobody else could get to. It’s certainly meant that we’ve needed to reconsider the way the works are programmed, and in some cases it’s meant doing things in a slightly different way, but we have made it work.”
With workflows out of synch, the team has had to find creative solutions to allow progress to continue, such as wrapping the office building in monoflex so that the mechanical and engineering works could carry on inside while they wait for the curtain walling to arrive from Jersey so the exterior of the building can be completed.
But while the team has found solutions to most of the issues they have faced, there was little they could do when it came to the second island lockdown. Robin explained how that affected the site: “It was obviously unexpected so we did have to do some work to make the site safe before we could leave it. We had areas of work that would have been destroyed if they had been left partially complete, and the carpark was at a stage where there were freestanding columns so we needed to carry out some temporary bracing to ensure it was safe.”
Once that was done the team again spent the period off-site planning for the return to work, resequencing workflows and re-arranging materials and contractors to ensure that they could restart the project as efficiently and effectively as possible.
Despite the challenges the project has faced, the team is remaining confident they are on track to finish phase one this year, although Andrew is always planning for potential problems: “There are some bits of kit that are so specialist providing them on island is not an option. We are currently due to finish the phase one works in October, and the biggest risk we’ve got on the project is another lockdown. Even if the situation progresses well in Guernsey, we are dependent on services beyond the island’s borders. So, we are focused on engaging early with people to avoid issues and looking to safeguard supplies.”
But as phase one approaches its end, the lessons the team has learned will no doubt stand them in good stead for phase two and the future.
A PREMIER PROJECT
The Premier Inn building at Admiral Park is the first time the hotel chain has entered the Guernsey market, so it is also the first time a local contractor has worked for the Whitbread group.
For Rihoy’s managing director, Gavin Rihoy, it has been an interesting experience: “We have been provided with a very comprehensive building manual detailing all of their required standards. When you see what goes into building the hotel, you understand why you sleep so well in a Premier Inn. All of the current building regulations regarding sound and fire insulation are exceeded to ensure every room is warm, quiet and comfortable. Our clients don’t usually require us to build to this level so it’s been a good learning experience.”
Operations director, Robin Le Page, says it’s a responsibility to ensure they meet the brand’s standards and attention to detail is key: “Before we do anything, we have a significant amount of information to review. We need to make sure the right materials are on site and we have the full details of what we need to do. Where in other circumstances we might make assumptions, or work on our own initiative, for this we need to ensure that nothing deviates from the instructions. There is a lack of flexibility, but it means that decisions are very straightforward.”
But while those in charge at Premier Inn in the UK may know exactly what they want, they have been unable to monitor the build progress in the way they usually would. The restrictions in travelling to the island have meant that their team has not been able to visit the site.
For project manager, Andrew Ullyott, it’s been another problem to try to help solve: “Premier Inn staff have not been able to make it to the island to see their hotel. So all the sample rooms that are available for them to inspect can’t be physically seen by their team. We therefore helped them to find some local suppliers on-island who are not already involved in the project and are therefore able to objectively carry out some of the inspections that they would usually do themselves.”
With that solution in place, the build has continued to progress and the Premier Inn is on track to be completed later this year – ideally alongside a loosening of border controls in Guernsey so they can welcome more visitors.THE BUILD HAS CONTINUED TO PROGRESS AND THE PREMIER INN IS ON TRACK TO BE COMPLETED LATER THIS YEAR.
ADMIRAL PARK: PHASE TWO
The final stage of the Admiral Park development has recently been approved by Guernsey’s Planning Department. Comprop is aiming to complete the site with a six-storey landmark office building, along with covered cycle spaces and an outside amenity area. It will mean a further £40 million of investment in the island and provide another boost for the construction industry.
The new office building, Park Plaza House, will be the main attraction of this site – a 66,500sq.ft. six storey landmark building in the centre of Admiral Park. The plans also include the provision of 64 secured covered cycle spaces, the completion of the car park, and an area of amenity space to the front of the building, including a petanque court.
For managing director, Steve Marie, phase two will be a satisfying conclusion to Comprop’s longstanding involvement with the site, which dates back more than 20 years: “It will be great to finish off the Admiral Park site as a full development. We’ve looked at various ideas over the years for the area, but we’ve needed the correct tenants to trigger the scheme. This final development will mean that the whole Admiral Park area has been used efficiently and will make it more attractive for islanders.”
Architect Andy Merrett has also been responsible for the design of phase two. For him, the building needs to balance its attractiveness with its comfort for users, while sitting well within the rest of the development: “We have to focus on the design in context with the rest of the site, so have strived to create a characterful design which is harmonious with its surroundings but also has a strong individual character.
“The design incorporates a large curved element on the corner of the building. It will sit on a plinth of natural stone so that the height of the building is grounded. Articulated openings will use polished stone set in contrast to honed. Those quality materials will be used at the level where people can touch and see them and appreciate the textural difference. Higher up, more metal will be featured and the design effect will be given through the changes in colour between the glazing and the metal surrounds.
“As well as the use of materials such as natural stone, steel and glass, large areas of glazing will provide a highquality internal environment for the The ambition is for the second phase of the Admiral Park project to be the first BREEAM accredited building in Guernsey.
BREEAM (Building Research Establishment Environmental Assessment Method) was launched in 1990 by the Building Research Establishment. It is now commonplace throughout the UK, and BREEAM accredited buildings have been completed in Jersey.
It is described as a sustainability assessment method that is used to masterplan projects, infrastructure and buildings by setting standards for their environmental performance. This is done throughout the design, specification, construction and operation phases and can be applied to new developments or refurbishment schemes.
The BREEAM assessment focuses on sustainable value across categories ranging from energy consumption to pollution and waste, as well as a consideration of the materials used in the project. The reduction of carbon emissions, low impact design and ecological value are all considered.
Independent licenced assessors score the scheme, and it is certified both at design stage and at a post-construction assessment. If successful, the final rating can vary from ‘Pass’ through to ‘Outstanding.’
Developer Comprop has seen the scheme in use elsewhere and managing director, Steve Marie, said it’s time for Guernsey to adopt it as well: “This should be the benchmark for all developments. It’s the norm in the UK and now in Jersey, so it’s definitely the way forward for Guernsey.”
