Stage 1 Method Statement for

Demolition of Existing Building

Proposed Shared Living Development

at Brady’s Public House, Old Navan Road,
Dublin 15

Client: Bartra Property (Castleknock) Limited

Job No. B094

August 2020
 OUTLINE METHOD STATEMENT FOR DEMOLITION OF EXISTING BUILDING

PROPOSED SHARED LIVING DEVELOPMENT AT BRADY’S PUBLIC HOUSE,

OLD NAVAN ROAD, DUBLIN 15

CONTENTS

1. INTRODUCTION 1

2. SITE LOCATION AND PROPOSED DEVELOPMENT 2

3. OUTLINE METHOD STATEMENT FOR DEMOLITION 4

4. CONCLUSION 12

This Report has been prepared by CS Consulting for the benefit of its Client only. The contents
of this Report are shared with interested parties for information only and without any warranty
or guarantee, express or implied, as to their accuracy, reliability or completeness. This Report
cannot be relied on by any party other than the party who commissioned it.
File Location: J:\B_JOBS\Job-B094\B_Documents\C_Civil\A_CS Reports\Demo Report
Job Ref. Author Reviewed By Authorised By Issue Date Rev. No.
B094 LG NB NB 24.10.2018 -
B094 LG NB NB 07.05.2019 A
B094 LG NB NB 13.08.2020 B

B094
1.0 INTRODUCTION

Cronin & Sutton Consulting Engineers (CS Consulting) have been

commissioned by Bartra Property (Castleknock) Limited to prepare an
Stage 1 Method Statement for Demolition of Existing Buildings to
accompany a planning application for a proposed shared living
development at Brady’s Inn, Old Navan Road, Dublin 15.

The development will principally consist of: the demolition of the existing
part 1 to part 2 No. storey over partial basement public house and
restaurant building (1,243 m2) and the construction of a part 1 to part 5 No.
storey over basement Build-to-Rent Shared Living Residential Development
(6,549 m2) comprising 210 No. bedspaces (182 No. single occupancy rooms,
4 No. accessible rooms and 12 No. double occupancy rooms).

The development also consists of the provision of communal

living/kitchen/dining rooms at each floor level to serve the residents of each
floor; communal resident amenity spaces for all residents including
tv/cinema room at basement level, gymnasium and lounge/reception
area at ground floor level, a library/study at fourth floor level and a private
dining room at fifth floor level; external roof terrace at fourth floor level
(78m2) facing north-east, north-west and south-west; external communal
amenity courtyards at basement (170 m2) and ground floor level (336 m2);
external amenity space at basement level accessed from the communal
living/kitchen/dining room (30 m2); balconies at fourth floor level facing
north-east (13.8 m2); resident facilities including launderette, linen store,
stores and bin store; 2 No. accesses to the public park along the north-
eastern boundary; 2 No. car-share parking spaces; a lay-by and delivery
bay; emergency gate access to the courtyard (north-west boundary);
bicycle parking; boundary treatments; hard and soft landscaping; plant; PV
panels; substation; switch room; generator; lighting; and all other
associated site works above and below ground.

B094 Stage 1 Demolition Method Statement 1

 2.0 SITE LOCATION AND PROPOSED DEVELOPMENT

2.1 Site Location

The site is located in a residential area with the N3 and M50 roads nearby
to the north and east and the Royal Canal located to the south. The site is
bounded by the Old Navan Road to the south, public amenity space to the
north, Talbot Downs road to the west and a residential private property to
the east. On the site there is an existing two-storey over basement public
house with a restaurant on the first floor, which closed in March 2020. The
remaining site consists mostly of paved parking that served the public house
and restaurant. The site is located in the administrative jurisdiction of Fingal
County Council and has a total area of circa 0.317 ha.

Figure 1 – Site location

(image: Google)

2 B094 Stage 1 Demolition Method Statement

 2.2 Proposed Development

Bartra Property (Castleknock) Limited intend to apply to An Bord Pleanála

for permission for a strategic housing development at this 0.3,170 ha site at
Brady’s Public House, Old Navan Road, Dublin 15, D15 W3FW.

The development will principally consist of: the demolition of the existing
part 1 to part 2 No. storey over partial basement public house and
restaurant building (1,243 m2) and the construction of a part 1 to part 5 No.
storey over basement Build-to-Rent Shared Living Residential Development
(6,549 m2) comprising 210 No. bedspaces (182 No. single occupancy rooms,
4 No. accessible rooms and 12 No. double occupancy rooms).

The development also consists of the provision of communal

living/kitchen/dining rooms at each floor level to serve the residents of each
floor; communal resident amenity spaces for all residents including
tv/cinema room at basement level, gymnasium and lounge/reception
area at ground floor level, a library/study at third floor level and a private
dining room at fourth floor level; external roof terrace at third floor level
(78m2) facing north-east, north-west and south-west; external communal
amenity courtyards at basement (170 m2) and ground floor level (336 m2);
external amenity space at basement level accessed from the communal
living/kitchen/dining room (30 m2); balconies at third floor level facing north-
east (13.8 m2); resident facilities including launderette, linen store,
accessible WC and bin store; 2 No. accesses to the public park along the
north-eastern boundary; 2 No. car-share parking spaces; a lay-by and
delivery bay; emergency gate access to the courtyard (north-west
boundary); bicycle parking; boundary treatments; hard and soft
landscaping; plant; PV panels; substation; switch room; generator; lighting;
and all other associated site works above and below ground.

The proposed development shall be constructed in one phase.

B094 Stage 1 Demolition Method Statement 3

 3.0 METHOD STATEMENT FOR DEMOLITION

This Method Statement is provided for Planning Permission purposes only. The
Contractor must develop a Construction and Demolition Waste Management
Plan in accordance with the “Best Practice Guidelines on the Preparation of
Waste Management Plans for Construction and Demolition Projects”
(Department of Environment, Heritage and Local Government, 2006). The
Contractor must ensure that all demolition material is managed, stored and
disposed of in an appropriate manner in accordance with all relevant waste
legislation. A Stage 1 Construction Management Plan in enclosed as part of
this planning application

Following decanting of the building by the tenant, any necessary investigatory

work, sampling and/or testing can be carried out. Work shall be carried out in
accordance with BS EN 6187: 2011 Code of Practice for Full and Partial
Demolition. Refer to the “Stage 1 Construction Management Plan” for
reference to demolition construction traffic.

3.1 Building Structure

As the public house was operational at the time of writing this report the
structural review was based on a visual inspection and publicly available
drawings. Brady’s public house is two-storeys with a curved arching roof
broken in the east-west direction in the centre by a glazed atrium that extends
only as far down as first floor level. The roof structure is composed of lightweight
steel trusses spanning in the east-west direction from the outer walls to the
central atrium. The atrium itself is supported by a short-span triangular couple
truss laterally braced off the main long-span roof trusses. The roof is supported
by steel columns and the outer walls.

4 B094 Stage 1 Demolition Method Statement

 The first-floor spans, evident downstand beams and apparent large column
sizes suggest the first-floor is constructed with two-way spanning RC slabs
supported on an RC beam frame. However, alternative steel floor systems
cannot be discounted. The building is likely enclosed and braced with double-
leaf masonry walls based on the evident wall thicknesses. An exception is the
east elevation, which has a full-height glazed curtain wall from ground floor to
roof level.

Figure 3 – Existing Building on Site

B094 Stage 1 Demolition Method Statement 5

3.2 Installation of hoarding

Solid timber hoarding 2.4m in height will be provided along the perimeter
of the site to protect members of the public from machines and materials
on site. Hoarding will be erected off a vertical frame which will either consist
of uprights encased in concrete ‘Kelly’ blocks or else using bolted steel
shoes which will be placed in the ground. The Kelly blocks will be carefully
lifted into place with a teleporter whose movement will be controlled,
sequenced and managed by a qualified banksman. Once the vertical
frame has been installed the hoarding panels (which will be prefabricated)
will be loaded by hand into place.

For additional protection of pedestrians either a fully enclosed roof to the

hoarding or an additional 600mm fluted section can be provided to the
hoarding on Old Navan Road. This can also be done along the route
access to the south of the site. Hoarding will be designed by a competent
temporary works engineer.

3.3 Removal of services

Prior to demolition works all services will be identified on site with reference
to the previously commissioned site investigation, topographical and utility
surveys with additional investigation works carried out as required. All
services on site will be disconnected, diverted or removed as agreed with
service providers. Please see Appendix A for Utility Infrastructure Report.

3.4 Demolition of existing building

Prior to demolition works a full structural review of the existing structure will
be carried out to review the stability of the existing structure and to assess
the temporary measures such as propping that will be required during the
demolition stage. These measures will be provided to insure the structure is

6 B094 Stage 1 Demolition Method Statement

 demolished in a controlled manner and there is a negligible chance of an
unplanned structural collapse. After completion of the site hoarding, a full
height scaffolding will be erected which will be tied back to the existing
building. This will have access platforms at each 2m level to provide access
to the covered safety netting which will be installed along the building
elevations. The scaffolding will not be used for demolition but for access to
the safety netting to prevent dust and debris from falling onto the footpath
and affecting the surrounding area.

Prior to demolition works a soft strip of the building will be completed to

remove any loose fixtures and fittings. Once the property has been cleared
back to its base shell demolition will commence. Demolition will take place
from the top down starting with removal of the lightweight steel roof. Any
temporary propping or crash decks required will be designed by suitably
experienced chartered design engineers with a proven record in
temporary works design. The building below will continue to be carefully
demolished using hand tools to cut the structural members, such as the steel
columns/trusses or RC floor/beams, into manageable sections for easier
removal. Road saws or other suitable equipment will be used rather than
using mechanical breakers where possible. Steel members can be
dismantled and removed where feasible. The Safety netting/plastic
sheeting and noise blankets installed along the scaffolding to control noise,
dust and debris will be taken down in a progressive fashion with each floor
level, always leaving a minimum of 5m extended scaffolding height above
the demolition works. Whilst it is envisaged that the demolition will follow this
low impact/low noise type approach certain parts of the foundation slabs
will no doubt need to be removed using more aggressive techniques. These
will be kept to an absolute minimum and strict noise and vibration protocols
will be kept in place during these works.

B094 Stage 1 Demolition Method Statement 7

3.5 Minimising risk of collapse

Following on from the soft strip out of the building a more thorough
assessment of the structure will be completed by the demolition engineers.
This will confirm the assumptions made heretofore and will inform on any
particular risk that needs to be accounted for. Once the assessment has
been made fully detailed demolition methodology will be submitted to all
relevant parties for approval. This submission will outline the sequence of
works and identify any hazards which may affect the demolition.

The following is a high-level method statement for the demolition of the

building;

• Establish a site set-up and welfare facilities;

• Erect any necessary hoarding around the perimeter of the site;

• Carry out an intrusive asbestos survey to identify the presence of any

carcinogenic materials, in particular as possible fire protection to
steel work, and in plant areas;

• Use the existing services survey of the site to identify all buried
services, determine what services are live, redundant and potentially
serve neighbouring properties;

• Carry out any necessary services diversions and decommissioning

works;

• Carry out a soft strip of the building to remove free-standing units,

office furniture, floor finishes, ceiling tiles, window blinds, partitions,
doors and door frames, ceiling bulkheads, M&E services, radiators,
light fittings, fixtures and fittings, first fix joinery, kitchens and toilet
areas;

8 B094 Stage 1 Demolition Method Statement

 • Demolish the building lightweight steel roof structure and using angle
grinders and gas torches to cut the steel into small sections to be
dismantled and removed with a teleporter.

• Demolish the building masonry walls using sledge hammers and/or a

mini digger. Cut and remove the RC first floor slab and beams hand
tools where possible.

As part of the comprehensive site-specific Construction and Demolition

Waste Management Plan all debris will be separated on site and stored in
skips for removal to licensed tips or exported where suitable facilities are not
available locally.

3.6 Dust

Dust prevention measures shall be included for control of any site airborne
particulate pollution. The Contractor shall put in place and monitor dust
levels in the vicinity using a Bergerhoff gauge instrument. The minimum
criteria to be maintained shall be the limit for Environmental Protection
Agency (EPA) specification for licensed facilities in Ireland, which is
350mg/m2/day. The Contractor shall continuously monitor dust over the
variation of weather and material disposal to ensure the limits are not
breached throughout the project. It is proposed to use a “Dust Boss” spray
cannon machine (or similar) in order to contain dust on site. The cannon is
capable of spraying a water mist up to 45m and has been used in Dublin
city centre recently during the demolition of buildings up to 8 storeys in
height. This dust suppression method is very successful in containing dust on-
site. The machine has a range of controls and adjustability to accurately
target sources of dust generated from demolition works.

B094 Stage 1 Demolition Method Statement 9

 3.7 Dirt

Given the volumes of construction traffic generated by the Site Works it shall
be a requirement that the Contractor shall ensure that:

• A “Full-Body Self Contained” wheel wash shall be constructed and

located within the site confines;

• All vehicles will be required to pass through the wheel wash before
exiting the site to the public road network. The wheel wash must be
kept in place and used throughout the construction works. If
conditions require it then a manned power washer shall be put in
place to assist the wheel wash system;

• A dedicated road sweeper shall be retained for the duration of the

haulage works. Water supplies shall be recycled for use in the wheel
wash. All waters shall be drained through appropriate filter material
prior to discharge from the site.

3.8 Noise

The Contractor will be required to monitor base noise levels at the site
location before commencement of the project. Noise monitoring will be
required throughout the project. Variation of noise levels from those
experienced as part of everyday life in an area can result in extreme
disruption. The Contractor shall implement measures to eliminate where
possible and reduce noise levels where not. The proposed development
shall comply with BS 5228 “Noise Control on Construction and Open Sites
Part 1: Code of practice for basic information and procedures for noise
control (or such further limits as imposed by Fingal County Council).”

10 B094 Stage 1 Demolition Method Statement

 Construction equipment for use outdoors shall comply with the European
Communities Regulations– Noise Emission by Equipment for Use Outdoors –
SI 241 -2006.

3.9 Vibration

The Contractor shall provide and maintain vibration monitoring equipment

for the duration of the works. Condition surveys of adjoining buildings will
be required before demolitions commence. Vibrations shall be monitored
in accordance with BS 7385-1:1990 “Evaluation and Measurement for
Vibration in Buildings”, with a limit of 5mm/s ppv.

3.10 Proximity to Public Roads

The demolition works will occur in close proximity to the adjoining public
roads. The Contractor will need to develop a Construction Management
Plan and agree with Fingal County Council. The Construction Management
Plan is to be formulated in the style as specified in the DTO publications
“Traffic Management Guidelines” manual and the “Traffic Signs Manual”.

B094 Stage 1 Demolition Method Statement 11

 4.0 CONCLUSION

The existing site is occupied by a two-storey over partial basement public

house and restaurant with a gross floor area of c. 1,243 m2. The proposed
development calls for the demolition of this existing structure and the
construction of a part 1 to part 5 No. storey over basement shared living
residential development (6,549 m2).

This report demonstrates the Stage 1 Method Statement on how this

demolition will be carried out in line with the relevant legislation.

This document outlines the approach to demolition of the existing building.

The Contractor must develop a Construction and Demolition Waste
Management Plan in accordance with the “Best Practice Guidelines on the
Preparation of Waste Management Plans for Construction and Demolition
Projects” (Department of Environment, Heritage and Local Government,
2006).

Lorcan Garrett

Project Structural Engineer

MSc, BEng(hons), BEng.tech, MIEI

12 B094 Stage 1 Demolition Method Statement

 Appendix A
Utility Infrastructure Report

B094 Stage 1 Demolition Method Statement 13

 UTILITY INFRASTRUCTURE REPORT
PLANNING STAGE
BRADY’S PUBLIC HOUSE, OLD NAVAN ROAD, DUBLIN 15
 The Tannery
53-56 Cork Street
Dublin D08 P92R
Tel: +353 1 421 4900
Email: mail@jvtierney.ie
Website: www.jvtierney.ie

BRADY’S PUBLIC HOUSE, OLD NAVAN ROAD, DUBLIN 15

PLANNING REPORT

UTILITY INFRASTRUCTURE REPORT

Rev: Issue Date: Prepared By: Checked By:

01 30/07/2020 DD MD
CONTENTS

Page No.

1.0 Existing Utility Infrastructure

1. Electricity 1

2. Gas 2

3. Telecoms 3

2.0 Proposed Utility Infrastructure 5

1
1.0 Existing Utility Infrastructure

1.1 Electricity

1
1.2 Gas

2
1.3 Telecoms
1.3.1 Eir

3
1.3.2 Virgin

4
2.0 Proposed Utility Infrastructure

It is proposed that new ducting will be installed for all services utilities such as electricity, telecom, water, gas
etc. These will be indicated on the M&E site services infrastructure drawings, post liaison with the utility
companies and their existing infrastructure maps as part of detailed design. The scheme will be delivered in a
single construction phase.

5
This Report was prepared by:

Michael Downey

Signed:

_______________________________
Michael Downey, Chartered Engineer

J.V. Tierney & Co.

Date: 30/07/2020