Every step of a construction project is crucial to its success. The Square Cartier co-ownership, which has recently been the subject of a lot of media coverage, is the perfect example of a poorly planned construction project. Indeed, it seems that the preliminary phases of this project suffered from a lack of research and analysis, leading the co-ownership to the situation it is in today: uninsurable and drowning in claims. In this column, we'll analyze the elements that should have been considered during the initial stages of the project, while offering design ideas that could have prevented these problems.
Shortcomings in the preparatory stages of the project
The preparatory stages of a construction project are crucial and many factors must be carefully considered in order to ensure the success and sustainability of the project. The sewer backup problems affecting the Square Cartier co-ownership are a striking example. Several critical elements have been neglected, plunging the building into the problems it faces today and at the same time illustrating the importance of the preparatory stages of such a project.
First, the choice of the area in which a building will be constructed is an important factor. When making this choice, several elements must be taken into account: the presence of green spaces, the real estate growth of the area and the condition of the sewer system. This information will provide a better understanding of water drainage needs and thus enable an optimized and efficient design.
Cartier Square was built at the corner of Parthenais and Maisonneuve in Montreal: a neighbourhood that has experienced rapid growth in recent years, leading us to believe that the surrounding green spaces are limited, if not non-existent: a simple observation on the maps of the area allows us to see this. This sector also has aging infrastructure that is no longer able to do its job. One example is the sewer pipes in the area, which date back to 1891. It is a safe bet that when the sewer system was designed in 1891, the real estate growth of the area was not taken into consideration.
Second, the history of the site is an important factor to consider, as a location may seem adequate at first glance, but historical land data may contradict this impression, as illustrated by the example of the Square Cartier co-ownership. Indeed, it was revealed far too late that this co-ownership had been built on an old waterway, the Saint-Martin stream. This error occurred because in 2007, when the project was approved, the hydrological study was not mandatory.
Thirdly, the topography of the land must be assessed at the preliminary stages of the project in order to guide and adapt the design to the constraints of the terrain. In the case of the Square Cartier co-ownership, the natural relief of the site and its surroundings should have been carefully studied in order to detect the slopes and depressions surrounding the building.
What Should Have Been Done
Taking into account these three key parameters, it is obvious that the decisions made for the Square Cartier co-ownership did not take into account the realities on the ground. Here are some avenues that could have been preferred:
Raising the ground floor above ground level: The garden levels currently being built at Cartier Square reflect a series of bad decisions. Taking into account the topography and history of the land, the construction of habitable areas in the basement and on the garden level should have been avoided, since the building is located in a depression, where water tends to accumulate.
The requirement for a percentage of green space based on the surrounding topographies: Green spaces play a crucial role in stormwater management, absorbing excess water and preventing flooding. The Square Cartier co-ownership suffers from a lack of green spaces and too many impermeable surfaces on the periphery. It would have been a good idea to impose green space requirements based on the surrounding topographical conditions.
Conclusion
The many problems that have occurred at Square Cartier demonstrate the importance of the preparatory stages of a construction project. By ignoring the history of the territory, the topography of the land and the characteristics of the area, the occupants ended up paying the price. Now that it is difficult to make changes to the living spaces of Cartier Square, can the development of green roofs, parks and sponge sidewalks be an effective solution? Time will tell.
Sean Beauchemin, ing. M.Sc
Directeur - Science du bâtiment, associé
Depatie Beauchemin Consultants inc.
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