siteselection------------220220154611.pptx

Site selection

1. SITE SELECTION

2. Si t e s e l e c ti o n F o r ever y s i t e t h er e i s a n i d ea l u s e F o r ever y u s e t h er e i s a n i d ea l s i t e.

3. There are two methods of establishing a SITE : 1. SITE SELECTION PROCESS This process selects from a list of potential sites one that suits best the given use and requirements of the project . 2. DEVELOPMENT SUITABILITY PROCESS This process selects the best possible use and development suited for a given site .

4. Describes the process of identifying the optimal location for the project. Selection process: needs to be rigorous needs professional advice needs to balance the numerous opportunities and risks associated with each site and/or building looked at.

5. One of the most important decisions required within the development process. Selection must be based not only on current needs but also on projected needs . Selecting the right site for a institutional, leisure, entertainment or recreation project is critical to its success. A poor site lasts forever ; will permanently handicap the project's revenues and profits; or worse, can result in its failure. SITE SELECTION

6. There are a large number of factors that are important considerations to site selection. Some are: Population of the Region Climate Accessibility Visibility Traffic counts/congestions Physical barriers Psychological barriers Character of surrounding properties Character of surrounding community Site Size and Shape Topography Infrastructure improvements Drainage Site orientation Environmental requirements Competition Zoning Patterns of Travel Cost and Time Frame

7. SITE SELECTION CRITERIA based on other building types

8. Site Selection Factors (Criteria) Accessibility Image/ Visual Quality Visibility Demographic Patterns Site Capacity Neighborhood Compatibility Legal Matters Utilities Availability Physiography Tie breaker criteria/Site related cost

9. Site Selection Factors (Criteria) Accessibility - should be easily accessible by transportation and pedestrians. http://watertown.propsearch.com.sg/about-watertown/site-plan/

10. Site Selection Factors (Criteria)

11. Site Selection Factors (Criteria) Image / Visual Quality – quality of the existing neighborhood surrounding the project needs to complement rather than detract from it. should be located in an area with a strong positive identity and image. should also be compatible with surrounding land uses , both existing and proposed.

12. Visibility – a prominent location is required to attract a large number of people to the proposed building. high visibility along a major street with easy accessibility is ideal. if the site (or surrounding sites) involves other buildings, the building project should be able to be oriented in the portion of the site with highest visibility. Site Selection Factors (Criteria)

13. Demographic Patterns – site should be located where people can easily reach it and conduct other activities during the same trip. Place where people naturally converge . Should be where the largest percentage of all people to be served will have access frequently in the normal pursuit of their activities. Site Selection Factors (Criteria)

14. Site Capacity - the site should be large enough to provide sufficient area “footprint” required for the following: parking for users (transient and permanent) future expansion necessary allowances for setbacks and other zoning requirements suitable landscaping The resulting building should look as if it belongs on the site, not forced on a plot of ground that is too small. Ex. Library – 4 times larger than the building Site Selection Factors (Criteria)

15. Neighborhood compatibility Site Selection Factors (Criteria)

16. Utilities Availability - To avoid extra costs , the presence of electrical, water, gas, sewer, and other services should be in place now, or by the time construction is scheduled to start. Site Selection Factors (Criteria)

17. Physiography suitability of the soil, the topography of the site and orientation . are considered. Site Selection Factors (Criteria)

18. Tie-Breaker Criteria: Site-Related Costs If several sites are ranked equally , or nearly so, in all of the criteria, then site-related costs should serve as a “tie-breaker” to finalize the selection of the proposed building site. Site Selection Factors (Criteria)

19. Site-Related Costs should be compared on the basis of the following factors: Acquisition costs Demolition costs of any existing facilities on the site. Relocation costs of any existing business or residents currently on the site Any unusual site development costs that may occur - such as from a site with underground utilities and/or water, extra construction costs that will occur due to such things as poor soil conditions , limitations of the site such as underground versus above grade parking , or site configuration resulting in a more expensive building solution. Cost of providing sufficient utility service to the site Site Selection Factors (Criteria)

20. I. Economic Criteria determined by a feasibility and market study. Accessible location Acceptable land costs Manageable development costs Ability to support all project components (i.e. - development, recreation, regulatory constraints, circulation and infrastructure) Site Selection Factors (Criteria)

21. II. Physiographical Criteria includes study of the natural opportunities and/or constraints of the site. Topography Soils Water Vegetation Wildlife Site drainage Site Selection Factors (Criteria)

22. III. Site Governance criteria: Regulatory restrictions Property size and shape Existing utilities and structures

23. IV. Off-Site Issues criteria: factors into an acceptable site as well. Air traffic 3. Views Noise 4. Odors

24. DESIGN FEASIBILITY What are the implications of the development on adjacent sites or properties, and visa versa? Is the existing building Listed, or is the site within a Conservation area? Are there any protected wildlife species – bats, great crested newts for example? Is the site likely to have any contamination, or be of archaeological value?

25. DESIGN FEASIBILITY How sustainable is the site , and / or how sustainable could it be made to be ? What traffic impact will the project have, and how will people journey to and from it? Are there any noise issues associated with the site and its context? How supportive will the community be to the proposals ?

26. DESIGN FEASIBILITY Does the site or building generate the right amount of accommodation (net area)? Does the site provide easy access – vehicular, servicing, pedestrian, disabled? Does it possess enough character, drama, charm, or if not could it easily be designed in?

27. DESIGN FEASIBILITY Does the site allow future flexibility (adaptation, extension, etc)? Planning  Assessment: Does the site have any major Planning Policy issues that may prevent or delay the project? Does the site have the same Use Classification as the project? Is the site within a Flood Risk area?

28. DESIGN FEASIBILITY Legal assessment: Does the site have any legal issues that may prevent or restrict the proposed development? Are there any restrictive covenants? Are there any Rights of Access , and can access from the Highway be guaranteed?

29. DESIGN FEASIBILITY Legal assessment: Is there any wider regeneration benefits to be gained from the site: social, economic? Are there any major services that cross the site? Are there any invasive plant species (e.g. Japanese Knotweed) that require expensive remediation?  Is there any topographical and / or geological information? What is the quality of the existing landscape , and are there any Tree Preservation Orders ?

30. Site Criteria for Museums Availability Timeliness Cost of acquisition Size Disincentives to success Concerns of major funders Strong physical constraints – flooded area, polluted areas, unsafe location Other threats to collection care Muse um related Issues: Security Environment Conservation Room for expansion Loading area Outdoor space

31. Location of a library will be determined by its service area , the zone a majority of patrons most likely will come from . (This concept is similar to the retailers’ “catchment area.” Example: Site Criteria for Libraries

32. Catchment area is the area and population from which a shopping center, store, hospital, school or other premises attracts/draws its customers, patrons, or visitors . For example, a school catchment area is the geographic area from which students are eligible to attend a local school. http://www.rrh.org.au/articles/subviewaust.asp?ArticleID=1318 http://www.wbs.eu.com/catchment-map.php

33. Central library should be in close proximity to other civic institutions such as a city hall, cultural centers, major open spaces (plazas and parks), and educational facilities (high schools, a college or university). This type of clustering creates a density of public and civic activity and enhances the relative status of each institution. Together, these buildings and uses create a central place and can serve as a city’s core.

34. Factors determining centrality differ by criteria of measurement Centrality can be measured by distance, by accessibility (the hub of a regional transportation system), by relative density, by population distribution, or by proximity to other land uses such as schools. Siting libraries close to schools can provide students enhanced access to books, computers, and special learning programs. But centrality is also perceptual and there may not be an overwhelming consensus on where the center is in a large city or metropolitan

35. Library infrastructure needs Infrastructure refers to the provision of services including but not limited to power for equipment, heating and cooling, water, data and telephone lines and the elimination of waste and storm runoff from the site . Ideally, a potential site will have basic services provided up to the edge of the property line or along a public right-of-way.

36. Each site is unique . When comparing different parcels in a given area, it is important to keep in mind that soil conditions can vary dramatically across adjacent or proximate sites. A general rule of thumb is that a hillside site requires more expensive footings than a site with a more level grade . However, the cost of site engineering and footings should not be the sole determinant for site selection since a sloping site might afford views or may provide desired adjacency to complimentary land uses

37. Site Topography

38. Building program areas and potential building footprints

39. Land utilization and parking alternatives for a site

40. Setbacks, easements and dedications

41. Height restriction and building envelope

42. Parking in front yard vs. rear yard

43. Site orientation factors

44. Selection of site for any building is a very important and experts job and should be done very very carefully by an experienced engineer. The requirements of site for buildings with different occupancies are different. Following are some of the important factors which should be considered while selecting site for any residence. The site should be in fully developed area or in the area which has potential of development. There should be good transport facilities such as railway, bus service, for going to office, college, market, etc. Civic services such as water supply, drainage sewers, electric lines, telephone lines , etc. should be very near to the selected site so as to obtain their services with no extra cost. SITE SELECTION FOR RESIDENTIAL BUILDINGS

45. Soil at site should not be of made up type as far as possible. The buildings constructed over such soils normally undergo differential settlement and sometimes become the cause of collapse. Cracks in buildings in such conditions, are quite common

46. The selected site should be large enough; both to ensure the building abundant light and air to prevent any over dominance by the neighboring buildings. The ground water table at the site should not be very high. Nearness of schools, hospitals, market, etc. are considered good for residential site but these facilities do not carry any significance in the selection site for other public buildings. Good foundation soil should be available at responsible depth . This aspect saves quite a bit in the cost of the building.

47. The site should command a good view of landscape such a hill, river, lake, etc. Residential house site should be located away from the busy commercial roads. Residential site should not be located near workshops, factories, because such locations are subjected to continuous noise. Orientation of the site also has some bearing on its selection. Site should be such in our country that early morning sun and late evening sun is accepted in the building in summer and maximum sun light is available in most of winter.

48. Impact of building developments on the surroundings including aspects such as traffic, noise, pollution, microclimate, etc.…

49. The built environment is an important factor to study because of its tremendously harmful impact on the natural world. Buildings, which make up a large portion of the built environment, account for nearly forty percent of energy consumption alone in the developed world. Of this, residential buildings are by far the most responsible, accounting for well over half of the consumption. As a result, the average household spends at least $2,000 a year on energy bills - over half of which goes to heating and cooling. In addition, buildings contribute over one third of the developed world’s carbon dioxide emissions. Smog may not always be visible , but one cannot escape the discomfort and mugginess of heat. Indeed, thermostats in cities with one million people or more can rise anywhere between one and three degrees Celsius as a result of excessive carbon emissions . Land use is also an important indicator of the toll that the built environment is taking on the environment. It is a known fact that urbanized land approximately quadrupled in size from 1945 to 2002 , increasing at about twice the rate of population growth over this same period. The relative decrease in agricultural land is equally disconcerting. And without locally-sourced agriculture, it becomes difficult to feed ever growing cities. BUILT ENVIRONMENT

50. THE IMPACT The built environment has direct and indirect effects on the natural environment . Urban form directly affects habitat, ecosystems, endangered species, and water quality through land consumption, habitat fragmentation, and replacement of natural cover with impervious surfaces. Development patterns and practices also indirectly affect environmental quality since urban form influences the travel decisions that people make . Certain patterns of development encourage increased use of motor vehicles , which is associated with growth in emissions of air pollutants and the greenhouse gases that contribute to global climate change. Air pollution and climate change, in turn, can adversely affect water quality and habitat. Around half of all non-renewable resources mankind consumes are used in construction, making it one of the least sustainable industries in the world. However, mankind has spent the majority of its existence trying to manipulate the natural environment to better suit its needs so today our daily lives are carried out in and on constructions of one sort or another: we live in houses; we travel on roads, work and socialise in buildings of all kinds. Contemporary human civilisation depends on buildings and what they contain for its continued existence, and yet our planet cannot support the current level of resource consumption associated with them.

51. Resource (%) Energy   45–50 Water 50 Materials for buildings and roads (by bulk) 60 Agricultural land loss to buildings 80 Timber products for construction 60 (90% of hardwoods) Coral reef destruction 50 (indirect) Rainforest destruction 25 (indirect) Pollution (%) Air quality (cities) 23 Climate change gases 50 Drinking water pollution 40 Landfill waste 50 Ozone depletion 50 Table 1: Estimate of global resources used in buildings Table 2:  Estimate of global pollution that can be attributed to buildings

52. Land Use Impact Development patterns have changed dramatically over the past century. In the early 1900s, urban areas tended to be compact, with a strong central business district and industrial facilities serving as large employment centers . Communities tended to be walkable and contained a mix of houses and convenience services such as shops . Today’s metropolitan areas extend over large areas and employment is frequently widely scattered . People must rely on automobiles for access to jobs and services, as residential and commercial areas are separated, and the pedestrian environment is increasingly inhospitable . In many regions, urbanized areas have expanded dramatically. The reasons for these dramatic changes in urban form are numerous, including income increases, living style preferences, and public policy on transportation investment, housing, and taxes that have facilitated these trends. Direct environmental impacts of current development patterns include habitat loss and fragmentation, and degradation of water resources and water quality . Building on undeveloped land destroys and fragments habitat and thus displaces or eliminates wildlife communities. The construction of impervious surfaces such as roads and rooftops leads to the degradation of water quality by increasing runoff volume, altering regular stream flow and watershed hydrology, reducing groundwater recharge, and increasing stream sedimentation and water acidity . A 1-acre parking lot produces a runoff volume almost 16 times as large as the runoff volume produced by an undeveloped meadow.

53. Mobility Impact Development patterns have contributed to increased vehicle use . Investment in highway capacity encourages more vehicle travel by temporarily reducing travel time and costs . Low-density development with significant distances between housing, jobs, schools, and shopping make walking, bicycling, or use of transit difficult for most trips . Urban design that emphasizes the automobile, such as large surface parking lots, wide streets, and a lack of sidewalks, make vehicle use more comfortable and safer than walking or bicycling, even for short trips. The environmental consequences of vehicle travel and dependency include degradation of air quality, greenhouse gas emissions and increased threat of global climate change, and noise . Emissions from vehicle travel pose serious threats to ecological and human health . In 1991, air pollution from highways is estimated to have caused between 20,000 and 46,000 cases of chronic respiratory illness. Atmospheric deposition of vehicle pollutants into bodies of water also adversely affects water quality . The economic costs of air pollution in terms of health impact, crop damage, and building and materials damage are significant. Although motor vehicle emissions of most air pollutants have declined since 1970 due to improved technologies and cleaner fuels, increasing VMT (Vehicle Miles of Travel) growth threatens to reverse this trend. Greenhouse gas emissions from motor vehicles have been increasing rapidly, fueled by increased vehicle travel.

54. Hydrology Impact Increases in impervious areas associated with development increase the volume and the rate of surface water runoff. Peak discharge, velocity, and time of concentration of storm water runoff were also found to be much greater. Furthermore, transportation-related impervious surfaces seem more often to exhibit a greater runoff volume than disconnected rooftop-related imperviousness of the same surface area . Channelization projects, such as concrete retention walls or lining along stream beds, channel realignment, and diversion of streams through culverts, also increase flow velocities. Increased peak discharges and the resultant runoff lead to local flooding. Because the faster runoff prevents percolation of water that would normally feed regular stream flow . Lower flows during periods between storms may affect the aquatic habitat and the ability of a stream to dilute toxic spi lls. Higher flows often result in stream bank erosion, increased sedimentation in the channel, and decreased stability. Sediment pollutant loads created by increased erosion can cause a broad range of impacts in receiving waters, including reduced water storage capacity, impaired dissolved oxygen for aquatic organisms, decreased light penetration, increased need for dredging, increased costs for water treatment, accumulation of pollutants, and adverse effects on fish and shellfish . When runoff increases in volume and velocity, soils have less opportunity to absorb storm water. This loss of groundwater recharge can reduce residential and municipal water supplies, decrease base flow into stream channels during dry weather, and threaten the health of local wetlands that rely on groundwater to maintain wet conditions during dry periods of the year.

55. Water Temperature High volumes of runoff from hot paved surfaces and rooftops may cause a rapid increase in surface water temperatures. Discharges from storm water management devices, which retain collected runoff in unshaded ponds, also may increase stream temperatures. Increased temperature can harm fish and other aquatic life . Water holds less oxygen as it becomes warmer, which may affect habitat and make the water more susceptible to oxygen-demanding pollutants. Sustained water temperatures in excess of 70°F (21°C) are considered stressful or lethal to many cold water fish species and stream insects . The availability of food, attendant life cycle chemistry, and water quality changes are all affected by water temperature.

56. Effective Built Environment Effect of built environment on natural environment can be reduced by adopting proper strategies and can be enumerated under following six heads. Compact development Reduced impervious surfaces and improved water detention Safeguarding of environmentally sensitive areas Mixed land uses Transit accessibility Support for pedestrian and bicycle activity and other micro-scale urban design factors

57. Compact Development Compact metropolitan development generally means that the space needs of a population can be satisfied with less land area. Compact development can take various forms. From a regional perspective, metropolitan areas may limit the extent of development so that it does not extend too far into rural areas . New development can be targeted to specific areas, such as re-developable areas within established communities . There are three techniques namely, Infill development, Brownfields redevelopment and Cluster development. Infill Development Infill development occurs in locations where some development has already taken place and infrastructure is already in place . In urban areas, infill development is typically executed by converting old buildings and facilities into new uses (redevelopment) or by filling undeveloped space within these areas. For example, infill development in an urban area, where parking lots are replaced by buildings, parks, and/or garages.

58. Brownfields Redevelopment Brownfield sites are different from other urban infill sites because of uncertainties about environmental liability and clean-up costs . Site owners, developers, and lenders often avoid investing in brownfields because of fear of contamination and the costs associated with it. Clean-up costs of brownfields vary widely depending on site size, the intensity and type of contamination, and the nature of the remediation required. Rather than developing brownfields, firms and investors instead turn to surrounding areas and undeveloped Greenfields or relatively untouched and uncontaminated land. As a particular kind of underdeveloped land, brownfields have received significant attention as both a problem and a potential source of multiple urban benefits . Brownfields are “abandoned, idled, or underused industrial and commercial facilities where expansion or redevelopment is complicated by real or perceived environmental consequences.” Brownfields redevelopment has potentially strong repercussions for environmental quality and community life since undeveloped brownfield sites may  be a health threat or a discouragement to further investment in established urban areas.

59. Cluster development In newly developed areas, clustering development into concentrated areas can protect natural habitat . Cluster developments are built at gross densities comparable to conventional developments but leave more open space by reducing lot sizes . In the large-lot development, private lots take up the entire area of the subdivision , while in the compact development; private lots take up only a portion of the total land area, allowing more than half the land area to remain in its natural state . Clustering has a number of advantages in addition to the environmental benefits. One of the main advantages of cluster development as a conservation tool is that it does not take development potential away from developers, since it changes the arrangement but not the number of units permitted on a property. It also can reduce costs for developers—by requiring fewer miles of roads and, if applicable, water and sewer lines . Furthermore, cluster development does not require large public expenditures to purchase development rights.

60. Reduced Impervious Surfaces Impervious surfaces increase peak discharges, pollutant loads, and volumes and velocity of runoff. In areas with large paved surfaces (such as parking lots), high volumes of storm runoff are carried out through storm drains into watercourses, starting soon after the storm begins and continuing during the duration of heavy rainfall. During periods of heavy rainfall, widespread coverage by impervious surfaces can increase the likelihood of serious flash flooding. Absorbing runoff where it originates helps reduce flooding and maintain the water table, wells, and creeks. Compact development often minimizes or reduces impervious land area , and devotes less land area to roads and may also devote fewer acres to buildings if residential or commercial space is built up vertically rather than out horizontally. In addition to compact or cluster development, other variations in built environment designs can reduce impervious cover and improve storm water infiltration and detention . Techniques for reducing impervious surfaces and improving water detention include: Modification of street standards and parking requirements Use of porous surfaces rather than concrete and asphalt Use of open and natural drainage systems Landscaping that helps retain soil moisture and conserve water usage

61. Safe Guarding Sensitive Areas Minimizing environmental impacts not only involves decisions about how much to build, but also where to build. Some locations lessen direct effects on habitat and water resources. Minimizing harmful environmental impacts may mean forestalling development in sensitive natural areas such as streams, wetlands, floodplains, steep slopes, mature forests, swamps, critical habitat areas, and shorelines . Environmentally sensitive areas have benefits beyond scenic value . Riparian buffers along rivers and streams, for example, are often critical habitats. One study indicates that nearly 70 percent of all vertebrate species use riparian areas in some significant way during their life cycles.

62. Mixed Land Uses Standard zoning separates uses into distinct zones for residential, commercial, or industrial uses. In contrast, mixed-use development locates land uses with complementary functions close together. Complementary uses may include housing, shopping, offices, restaurants, and movie theaters — any destinations that people travel to on a regular basis. Techniques for/ Types of Mixed Use Development- Mixed-use development can occur on a number of levels: site-specific, neighborhood, or sub-regional. On a site-specific basis , individual buildings or complexes can be designed to incorporate a variety of uses. For example, a single building might include apartments, offices, and retail. At the neighborhood level, mixed-use development refers to the arrangement of different uses across several blocks or acres of land so that they are not physically isolated from one another. Finally, at the Sub-regional level, mixed-use often aims to balance jobs and housing so that people have the opportunity to live closer to their places of employment.

63. Transit Access Transit systems that are well designed and operated can reduce vehicle travel , resulting in reduced criteria pollutant and greenhouse gas emissions . A transit bus carrying 40 passengers requires only about one-sixth the energy consumption it takes to transport each person in a private vehicle . Transit also helps to reduce traffic congestion . One full 40-foot bus is equivalent to a line of moving automobiles stretching six city blocks, and one full six-car heavy rail train is equivalent to a line of moving automobiles stretching 95 city blocks (assuming traffic operates at 25 mph). Transit provides mobility to individuals of all ages, income levels, and abilities. With an aging population and increased attention being paid to linking low-income families to jobs, improved accessibility and mobility are particularly important. Techniques for Improving Transit Access - Shifting location of employment and housing centers within a region can render once-useful transit service obsolete. These changes have encouraged many cities across the country to rethink and improve transit access . Two general ways in which transit access can be improved are by expanding transit supply through construction or service improvements , and focusing development around existing transit (transit-oriented development).