UMDLOTI LIFEGUARD TOWER

Transcription

1 UMDLOTI LIFEGUARD TOWER ethekwini Municipality Architecture Department with Lloyd Northend Architects

2 The construction of a new lifeguard tower lifeguard tower in Umdloti has been identified as a priority project by the ethekwini Municipality Parks Department. The Architecture Department was originally requisitioned to investigate the feasibility of rehabilitating the Umdloti lifeguard tower after numerous complaints were made regarding the general decay of the building from the lifesaving staff as well as the public. Two assessments were carried out: one being an assessment of the location and existing accommodation provisions, the other being a structural assessment of the entire building. It was found that while the location of the lifeguard tower was appropriate, the building did not meet the needs of the lifesavers and public, and the structure was in a severe state of deterioration and unsafe for habitation. It was recommended that the building be demolished in the short term and that a new facility be constructed on the same site. Essentially starting with a clean slate, we have been provided with an opportunity to provide a suitable facility that meets the needs of the lifeguards and community, without being restricted by the constraints set by the previous tower. In broad terms, the commission has been to provide facilities comprising two parts: - A lifeguard facility for the use of the beach manager and lifeguards - Public amenities for beach users BACKGROUND Page 1

3 LESSONS LEARNT FROM THE OLD TOWER - Consideration of flood levels and wave action - Robust materials to withstand high wind speeds, damp, erosion and sea salt - Limit indoor public showers - Visibility of public ablutions (for ease of access and prevention of vandalism) - High wind speeds and the affect on the roof structure - Efficient design of the lifeguard facilities to enable 180 degree views of the beach - Reduce wasted space: the entire top floor of the old tower was underutilised and made the existing building appear very large BACKGROUND Page 2

4 M27 Main Road Umdloti beach is a small coastal town located in the north of the ethekwini Metro, approximately 10kms north of Umhlanga Rocks. N2 freeway M4 highway Mdloti River Mdloti Lagoon The town has a population of just under 2000 people. These numbers increase dramatically during peak season, making it the second busiest beach in District 1. Umdloti s seaside is the main reason many people visit the town. It boasts over 5km of beautiful sandy beaches easily accessible from North and South Beach roads. The natural tidal pool accessed off North Beach Road near the location of the old lifeguard tower, and Selection Beach off South Beach Road are the most popular bathing areas. Umdloti Beach is also a Coastal Conservancy and Wildlife Habitat and is surrounded by protected indigenous bush. Umdloti Locality Plan LOCALITY Page 3

5 South Beach Road Umdloti Circle North Beach Road lifeguard tower site tidal pool Plan of Umdloti View down the ramp on site View looking north from the site View south towards the site The site is located along North Beach Road, overlooking the natural tidal pool which is a popular bathing area. The land is owned privately by the Lavoipierre family and also falls partly into road area. According to Real Estate, the family is not traceable so it would be difficult to organise purchasing of the land. Some historical agreement must have been in place previously for the original tower to have been built. Further investigation is required. LOCALITY Page 4

6 LOCATION OF THE TOWER - elevated site allows good visibility of the beach - the road level at this point is higher than the beach which allows the tower to be elevated and prevent flooding of lower level as - positioned at point overlooking both the natural tidal pool to the north and swimming beach to the south (180 degree views) - rock outcropping in front of the tower protects the lifeguard facility from the larger waves and high seas - existing ramp, emergency bay, parking area available - As there was an existing building, now demolished, on the site no further environmental damage would be caused by building within that same footprint. There is some dune vegetation to the south of the building and this should not be disturbed. SITE CONSTRAINTS Page 5

7 ACCOMMODATION FOR LIFEGUARDS The lifeguards need to be accessible to the public, while kept separate from the public amenities to avoid members of the public wandering in at random. The lifeguards also need to work hand in hand with emergency services. There is a ramp on the southern side of the building leading down to the beach which would be utilised by the lifeguards rescue craft as well as any rescue vehicles. It makes sense to create access to the lifeguards accommodation, craft store and first aid room on the southern side of the building. Briefly, the accommodation requirements are as follows: - Foul-weather viewing area: indoors, requires 180 degree views of beach - Outdoor viewing deck - also requires 180 degree views - First aid room - Kitchenette - Senior Lifeguard office - Ablutions and changing area with benches - Lifesaving craft store (double garage requested) -Beach cleaners store and ablutions ACCOMMODATION REQUIREMENTS Page 6

8 PUBLIC AMENITIES The public ablutions in the old tower were located below street level and were poorly lit and ventilated. They were also not able to accommodate the high volumes of beach-goers during peak holiday season. The requirements for numbers of toilets, urinals and wash hand basins are based loosely on the provision at Umhlanga Rocks Main Beach: Female ablutions and changeroom: 8 x WC s 1 x paraplegic WC 6 x wash hand basins baby change facility changing area with benches Male ablutions and changeroom: 4 x Wc s 7 x urinals 1 x paraplegic WC 6 x wash hand basins baby change facility changing area with benches The above numbers were used as an optimistic guide, subject to reduction once it became clear what could be provided within the given building footprint. ACCOMMODATION REQUIREMENTS Page 7

9 public ablutions lifeguard changerooms kitchen main road emergency bay office lifeguards viewing area beach craft store first aid entrance staff parking access ramp FLOW DIAGRAM Page 8

10 02 / 02 / 2016 City Architects Lloyd Northend Architects 10, , , Bench 8 Lockers Changing Area 10 Lockers m 2 Garage m 2 Unisex Lifeguard Changeroom Senior Lifeguard Office First Aid 230 3, , , Kitchenette Notice Board 110 2, Table Surface Lifeguard Bad Weather Viewing Table Surface Viewing Deck m 2 1 Ground Storey Plan 1:100 CONCEPTUAL DESIGN CSA Rehabilitation of Umdloti Lifeguard Tower Page 9

11 02 / 02 / 2016 City Architects Lloyd Northend Architects 320 7, Timber Walkway m , , Lockers Beach Cleaners Facilities Female WC Bench Changing Area Bench m 2 Timber Walkway Baby Change Bench Baby Change Changing Area Bench Male WC Bench Timber Walkway 5.98 m 2 Lifeguard Pole Safety Landing Lifeguard Stair 320 1, , Lower Ground Storey 1:100 CONCEPTUAL DESIGN CSA Rehabilitation of Umdloti Lifeguard Tower Page 10

12 3D IMAGES Page 11

13 QUALITATIVE IMAGES Page 12

14 PUBLIC LIFESAVING Spatial Requirements (based on Spatial Requirements (based on Other Area (sqm) Umhlanga Main Beach ablutions) Umhlanga Main Beach ablutions) Other Area (sqm) Female Changerooms Lifeguard Facilities 6 WC's Foul weather viewing area Good surveillance degree views. 5 WHB's Outdoor viewing deck Shaded Baby change facility Kitchenette Space for bar fridge, microwave, toaster Changing area with benches First Aid Room Drawers for first aid equipment. Senior Lifeguard Office TOTAL AREA 28 Changing area with benches Male Changerooms 2WC's 4 WC's 2WHB's 4 Urinals 2 Showers 3 WHB's 1 Urinal Baby change facility Lockers Changing area with benches Lifesaving Craft store (double garage) Close to ramp for access to beach. Adequate natural light and ventilation TOTAL AREA 104 TOTAL AREA 23 Beach cleaner's facilities Disabled WC 1WC 1 WC 1WHB 1 WHB 1Shower Lockers TOTAL AREA 3.5 TOTAL AREA 5 TOTAL AREA Including: All internal spaces, wall thicknesses, walkways, decks, stairs, landings, platforms, ramps etc. 290 ACCOMMODATION SCHEDULE Page 13

15 PRELIMINARY COST ESTIMATE Construction estimate including VAT, escalation and contingencies: R Anticipated cash flows including VAT: Contractor Fees Total Cumulative 2015/2016 R 0 R R R /2017 R R R R /2018 R R R R PROGRAMME (refer to project programme provided separately) Early March 2016: Client sign-off of final concept and estimate. Client Department authorisation end of Workstage 2 End of April 2016: Design development proposal presented to client (end of Workstage 3) April - Aug 2016: Project documentation and preparation of Bill of Quantities Early Aug 2016: Start Tender process Anticipated site handover to contractor: March 2017 (10 to 12 month construction period) Practical completion and handover to client: March 2018 PRELIMINARY ESTIMATE, CASH FLOW AND PROGRAMME Page 14