Rmbc Office - Rotherham Civic Society

Transcript

RMBC Office Civic Quarter, Rotherham Detailed Planning Application Design & Access Statement Prepared on behalf of Evans Regeneration Investments Limited December 2008 REV - C Artists Impression of Offices viewed from West Bank of River Don . Executive Summary This Design and Access Statement, prepared on behalf of Evans Regeneration Investments Ltd, describes the evolution and final proposals for the RMBC office scheme, located in the Civic Quarter of Rotherham. The following pages, which set out the opportunities inherent at this dynamic and inspiring riverside location, demonstrate the potential to re-enforce the relationship between the unique historic character of the RMBC site and the wider urban setting. These proposals have been developed through close dialogue between the project team, client, tenant, public and other consulting bodies, both local and regional. The RMBC office concept demonstrates a highly accessible urban solution that positively contributes to the rapidly evolving town and public realm. This Design and Access statement also incorporates the engineering and technical information on which the current proposals are based. 3 The Project Team Client Evans Regeneration Investments Ltd. Tenant Rotherham Metropolitan Borough Council Architect careyjones Architects Landscape Gillespies Engineering WSP Group Highway Eng WSP Group QS Turner & Townsend Planning GVA Grimley 4 Contents 05 Access 01 Introduction Overview & Purpose Community Engagement Sustainable Philosophy Summary of Early Development Study Detailed Brief Pg. 8 Pg. 9 Pg. 10 Pg. 11 Pg. 12 Access Philosophy Building Access Philosophy 06 In Detail Flexibility of the Office Floor Plate Sub-Tenancy • Cellular Office • Relationship between Fenestration & Planning Grid Indicative Core Design • Lift Provision • Escape/Accommodation Stairs • Riser Provision • Toilet Provision Cleaning and Maintenance Philosophy Planning Philosophy Minimising Opportunities for Crime Site Remediation Structural Engineering M & E Services Fire Strategy Flood Alleviation Philosophy Infa-structure Highways & Access BREEAM • 02 Context Pg. 14 Pg. 16 Site Description Site Design Criteria Existing Context • Existing Uses • Scale Site Heritage Vernacular Character Site Accessibility Vehicular Access Significant Neighbours Pg. 18 Pg. 19 Pg. 20 Pg. 22 Pg. 24 Pg. 26 Pg. 27 03 Design Key Design Parameters Points of Reference Proposals Proposed Plans Public Realm Scale & Massing Townscape Appearance Sustainable Response Pg. 31 Pg. 32 Pg. 33 Pg. 36 Pg. 40 Pg. 44 Pg. 46 Pg. 48 Pg. 57 04 Quantum of Development Area Schedule Pg. 60 5 Pg. 63 Pg. 64 Pg. 67 Pg. 68 Pg. 69 Pg. 70 Pg. 71 Pg. 72 Pg. 73 Pg. 74 Pg. 75 Pg. 77 Pg. 79 Pg. 80 Pg. 81 Pg. 82 Pg. 83 07 Contact & Document Details Team contact details Document Status Pg. 86 Pg. 87 6 01 Introduction 7 Overview & Purpose Overview In March 2008 Evans Group (as site owner) commissioned careyjones to review the original Stage C design proposal for the Rotherham Metropolitan Borough Council Offices previously proposed on the site of the Former Guest & Chrimes Foundry. In collaboration with both client and potential tenant careyjones have matured the design proposal up to an Outline Proposal level of detail (RIBA Stage C) the Technical information for which is incorporated in this report. The plot boundary is defined within the existing Guest & Chrimes Site on the site of a former scrap metal yard. The brief currently requires circa 16,000 m2 nett office accommodation. Purpose The report is intended to record the baseline that the design team propose for the Outline Design for the office building. It contains a summary of the site context, analysis, design proposals and key deign details that the design team suggest will form the basis of the Scheme Design work leading up to a Detailed Planning Submission targeted for September 2008. The report summarises the key consultants proposals for each respective discipline however it is intended that this document is read in conjunction with each consultants detailed report. Guest & Chrimes Site Plan (RMBC Planning Application Boundary in Red with overall G & C Ownership Boundary in Blue) 8 Community Engagement Summary The majority of consultation carried out by the team took place during 2007. However, the team have remained in contact with RMBC throughout the project. In addition, the team have provided plans and images for the Council to use as part of their Rotherham Renaissance road shows which have been held throughout September, October and November of this year. Consultation Details The project team is committed to a significant and wide ranging process of public consultation. This applies to be the development of both the masterplan and building design proposals. The process was initiated by the enquiry design workshop. This was a week long series of sessions that brought all the initial key stakeholders within the town together under one roof. The objective was to share ideas which would establish a series of strategic proposals for the Guest & Chrimes Site. Following this workshop and in collaboration with the design team Evans Property Group have established a series of meetings with all the key stakeholders within the process. The objective is to ensure that a full programme consultation with various sections of the Rotherham Community. Full details of the consultation carried out can be found in the Statement of Community Engagement submitted with this application. However, in summary the vehicles for consultation were as follows: Enquiry by Design Workshop Purpose: Creation of initial vision for the site Attendees: Evans, Neighbouring Land owners, Rotherham Metropolitan & Borough Council (RMBC), Rotherham Investment & Development Office (RIDO), Rotherham College of Art & Technology (RCAT), the Learning Skills Council (LSC) and Rotherham Primary Care Trust (RPCT) Location: Rotherham Town Centre Date: January 2006 Civic Quarter Meetings Purpose: Summary update of site proposals Attendees: Evan & key members of RMBC (identified by RMBC) Location: RMBC Offices Date : Running on a four weekly basis since November 2006 Town Team Meeting Purpose: Summary update of site proposals & canvass local comment Attendees: Evans & design team, RMBC & ‘Town Team’ (community, business and council interests involved in creating Rotherham Renaissance Vision) Location: RMBC offices Date: July 2007 Local Authority Meetings Purpose: Discuss proposals with planning, conservation & highway departments at pre-application stage & update presentations to panel members to address RMBC comments/policy requirements etc. Attendees: RMBC Officers & Planning Panel members Location: RMBC Offices Date: Ongoing Environmental Stakeholders Meetings Purpose: To ensure relevant stakeholder technical & legal requirements are addressed pre-application Attendees: Environment Agency, British Waterways Location: Various Date : Environment Agency – July 2007 British Waterways – July & August 2007 General Public Events Purpose: To ensure general public are informed as to developing thinking for the redevelopment of the site and it’s wider benefits. To canvas and introduce local feedback into the proposals. Attendees: Advertised open invitation to public Location: Local Shows in community & Local open days in Public Buildings Date: August & September 2007 and September – December 2008 Wider Consultees Purpose: To engage with regional & national consultees to canvass Attendees: Yorkshire Forward & CABE Location: Yorkshire Forward Offices, CABE Offices Date: February & August 2007 – RMBC, RCAT and Evans presented the masterplan and civic buildings to Yorkshire Forward Photographs of the Enquiry by Design Process 9 Sustainable Philosophy Low Carbon Objectives It is essential that the proposal responds effectively to the low carbon agenda. As part of the design process the team has used the diagram opposite (working tool developed by careyjones) as a strategic guide for focusing discussions on the aspects where the greatest carbon savings for every £ spent can be made. In summary the items at the top of the diagram if incorporated wisely will result in maximizing the amount of carbon saved for least cost. It champions a co-ordinated design approach maximising the passive response of the building to it’s local context. The project team has ‘signed up’ to this rationale and have ensured the emphasis is placed primarily on the partnership between the geometry & facade of the building. Other ‘bolt-on’ technologies defined in the lower half of the diagram are only to be considered once façade and geometry have been thoroughly explored. Discussions and briefing workshops have taken place with the tenant at which the team has sought to inform the Developer of more environmentally responsible approach. From this position the Developer has then advised the team of the level of the commitment to the low carbon agenda. A summary of the building proposals are outlined within Sustainable Response found in section 03 Design. careyjones architects Sustainable Design Tool 10 Summary of Early Development Study Development Objectives (In no order of importance): The creation of a series of ‘linked’ well naturally lit and naturally ventilated buildings with a maximum 14m plan depth. • • A series of entrances off a ‘common heart’ or courtyard. Incorporation of a recognisable, flexible and approachable ‘chamber’. • Communality and interaction through shared entrance / circulation spaces and with active uses at ground floor. • Ensuring permeability and connectivity to the existing Town Centre by maintaining important views and routes through the site and beyond. • For the office space itself (In no order of importance): Sketch Perspective Sketch Perspective • High quality British Council of Offices (BCO) specification. • Column free interiors for maximum flexibility of space planning. • A minimum BREEAM rating of ‘very good’ to be achieved. • Open plan, mixed mode ventilation and naturally lit office space. • East/West orientation retained for passive solar strategies. In response to the above objectives and the constraints of the site CJA proposed a scheme based around a number of ‘office bars’ designed around a central courtyard. The office bars provided the greatest opportunity for naturally lit and ventilated office space and were orientated East/West on the site, adjacent to Main Street, to maximize the passive environmental strategy. Again to optimise the natural day-lighting of the building the office bars stepped down to the south from ten down to five storeys. This also reflects to both the topography of the site and the scale of the adjacent buildings, these being the six storey Police Station to the North and the lower listed buildings to the South. The scheme highlighted a strong need for public interaction with the building. It provided a number and verity of courtyards and squares ranging from a large Public square to the town side of the building to smaller, more private spaces within. Sketch Site Plan Proposal 11 Detailed Brief In consultation with the client and potential tenant the team have developed a set of technical, physical and visual attributes that underpin the proposal. Technical Attributes Physical Attributes Visual Attributes (in no order of importance) (in no order of importance) (in no order of importance) • Circa 16,000m² nett (172,000ft²) Office building for RMBC • Visual connection with Town & River • Civic • Maximum 15m wide floor plate (internal face to face) • Public Square facing the River front • 21st Century • Strong, Rich façade to street edge • Of it’s Place • Accommodate floor plate sub-division (sub-tenancies) • Dynamic entry event • Clearly Demonstrating Function • 4.2m Structural Floor to Floor • Form to maximise daylight penetration • Robust • Maximise Daylight penetration • Enclosed/hidden car parking & cycle storage at lower ground • Not Aggressive • ‘Sealed’ facade • Not Soft • Mechanical cooling & ventilation • Uplifting • BCO temperature range guidance • Not Corporate Headquarters 12 02 Context 13 Site Description The Guest and Chrimes site which will be renamed as Civic Quarter once complete, is an important strategic development site located to the western urban edge of Rotherham Town Centre. Transport Interchange The site has been identified to accommodate key civic activities and services within close proximity to the historic Town Centre. It can contribute significantly to the increasing regeneration of the River Don corridor, giving a new accessible and sustainable civic focus for the Town. The eastern boundary of the site fronts the River Don with views across Rotherham Town Centre. Key visual ‘markers’ (shown in white) within the Rotherham skyline are visible from the site. The Parish Church of All Saints (Rotherham Minster), in All Saints Square, Talbot Lane Methodist Church in Town Hall Square and the Town Hall are highly significant silhouettes in the townscape. The Parish Church of All Saints, Rotherham Minster (retail town centre) Forge Island Rotherham Police Station & Courthouse Main Street Masborough Round-a-bout Town Hall Talbot Lane Methodist Church er D on The application site for the office is circa 13,250m² (1.1 ha). The wider site in the ownership of Evans Property Group is approximately 5.9 hectares (14.6 acres) in area and is located to the west of the Town Centre within close walking distance of the main shopping quarter and transport interchange. The neighbouring development sites of Forge Island and Westgate (shown in blue) in combination with the Guest & Chrimes site will create a dynamic concentration of new development that will contribute positively to the regeneration of the Town Centre and it’s wider context. Riv The regional railway runs along the western boundary. Along the northern edge Main Street provides strong street frontage connecting the centre to the wider regional road network via the Masborough Round-a-bout to the East. To the south of the site are other ownerships which could form part of the continuation of the development of the River Don corridor, as outlined in the masterplan. West Gate The existing levels create a dramatic ground plane. The ground slopes south acutely from the highest point of Main Street (circa 28.5 a.o.d) down 3m to general level of the site reflected by the exiting listed buildings (shown in green). Currently Don St which runs within the Eastern site boundary alongside the riverbank slopes steeply. Aerial Photograph of Rotherham with key buildings highlighted – The RMBC Application Site is outlined in Red 14 Aerial Photograph of Rotherham – The RMBC Application Site is outlined in Red 15 Site Design Criteria Overview In December 2005 the client (as site owner) appointed a design team to facilitate an Enquiry by Design (EbD) process to create a Vision for the site. The brief was to engage with the principle stakeholders being: Rotherham Metropolitan Council (RMBC), Rotherham College of Art & Technology (RCAT), the Primary Care Trust (PCT) and Yorkshire Forward. The process established a viable and robust vision meeting programmes for funding, collaboration and delivery. This vision was captured in Final Enquiry by Design report completed in February 2006 . At this time RMBC issued an OJEU notice though the Competitive Dialogue Procedures (CDP) setting out a requirement for new civic offices. Evans Regeneration Investments Ltd identified this opportunity and currently have preferred developer status. The masterplan comprising the new civic offices is a response to the CDP and develops the EbD concept for the redevelopment of the Guest & Chrimes site The site’s unique character and location within the developing urban quarter of the Town encourages exciting potential for the creation of a unique ‘place’, with a more vibrant mix of uses, streets and spaces. Status At this stage the Land Owner remains in discussions with neighbouring Land Owners, National Funding Authorities and Local Authority Departments to identify key development and infrastructure requirements to deliver a comprehensive and co-ordinated urban quarter. The proposal illustrated in this report is cognoscente of the EbD information but is not ‘tied’ to the delivery of the wider site requirements. Original John Thompson & Partners Masterplan 16 Early Concept Sketch of Masterplan 17 Existing Context Existing Uses The Site The site has been used predominantly industrial use for the last 150+ years. Generally Industrial uses form a corridor following the western bank of the River Don, to the North and its eastern bank and that of the River Rother to the south of the application site. Industrial use is also found to the west of the site toward the Rotherham football stadium. North Directly north of the site lies a collection of Public buildings including the local Police Station, Magistrate courts and Railway Station. Further North industrial use tends to follow the river and canal banks. Northeast The town centre lies in this direction from the site and as would be expect is predominantly retail and commercial use. Just of beyond All Saint’s Parish Church (Rotherham Minster) is All Saint’s Square, an example of open space within the town centre. East To the east the natural lay of the land raises up out of the valley. Situated on the slope are a number of Rotherham’s Key buildings, including the Town Hall and Talbot Lane Methodist Chapel. On the adjacent bank, directly opposite the site is the towns postal sorting office and telephone exchange. South & West Between the site to the M1 motorway the use is predominantly housing and industrial estates epitomising the spread of town’s over the last 100 years. Residential Despite some upper storey accommodation within the Town Centre the majority of Rotherham’s population live outside the Town Centre. Evidence of this can be seen to both the south-east and north-west of the site where large housing estates spread out. 18 Scale The majority of the buildings on and around the site range between 2 and 4 storeys. Generally the site is surrounded by buildings of similar scale to the existing buildings on the site. There are exceptions, buildings such as the police station adjacent to the northern boundary, the telephone exchange on the opposite bank of the river and a number of 11+ storey industrial blocks to the south of the site. The majority of the wider town centre consists of 3-4 storey buildings, larger landmarks, including All Saints Parish Church (Rotherham Minster) and Talbot Lane Methodist Church dominate the skyline. There are examples of larger buildings within Rotherham, these generally sit at the foot of the valley below the significant building silhouettes within the townscape and skyline. 19 Site Heritage Conservation Area Rotherham's conservation area lies to the northeast of the site and surrounds the majority of the Town Centre. It includes a number of the towns significant and historically prominent buildings including; All Saint’s Parish Church (Rotherham Minster) and Talbot Lane Methodist Chapel, the imperial buildings and a number of other key buildings including the Town Hall. Listed Buildings Despite being outside Rotherham's conservation area the site sits adjacent to one of industrial Rotherham’s significant listed buildings; the Guest & Chrimes brass foundry. This 19th century building is located off Don Street, just south of the site, adjacent to the River Don. Non-Listed Buildings Over time extensions, alterations and additions were made to the early brass foundry and these now make up a large proportion of the sites development. However these posses little of the architectural merit of the 19th century brick and stone buildings and are not listed. They have little value with regard to future development. Image of Listed Buildings Conservation Area & Listed Buildings 20 Rotherham Brass The Old Railway “Brass founding became another Rotherham speciality. This originated with the Chrimes family who were plumbers and glazers in the town at the turn of the century. Edward Chrimes patented the modern screw down tap in 1845. On Edward’s death in 1847 his brother Richard returned from London to take over the company, and went into partnership with John Guest. The spread of piped water supplies in towns, coupled with the use of gas for lighting, enabled Guest and Chrimes to build up an extensive business supplying taps and valves of all sizes, fire hydrants and water and gas meters. “The first public railway system in the town (Rotherham), the Sheffield and Rotherham Railway, ran along the Don Valley from the Wicker, Sheffield, to Westgate, and opened in 1838.” The brassworks was initially on the riverbank below the marketplace, but this site soon became too cramped. In 1857 a new factory was erected on Don Street, on the other side of the river. Other brassworks, such as Gummers (1871) and William Bains and Co. opened in the town later in the century.” The diagram to the right illustrates the urban form of Rotherham looked circa late 18th early 19th Century overlaid on the current site. The path of the railway line has been used as a strong reference to define the southern boundary of the RMBC site knitting the new into the fabric of the old. A History Of Rotherham Whilst the line and station no longer exist visual clues remain. The large stone abutments of the old bridge over the river to the east and the surviving embankments to the west remain as the most prominent signals of the previous nature and use. Sadly the old railway carriages can still be found where they were left, just below Rotherham Town Football Stadium to the West. Interestingly the location of the current railway line sits on the path of the original canal, no visual remnants of the canal remain. Anthony P. Munford Some of the relics of industrial heritage have remained on site after its closure in the late 1990s , and have been Listed. These will be incorporated into the masterplan. A History Of Rotherham Anthony P. Munford The Sheffield and Rotherham Railway line historically terminated at a station adjacent to the proposed RMBC site over the River Don. This site is now occupied with the local sorting office. Historical Plan showing Rotherham as it was in 18th & Early 19th Century overlaid on current site location Plan Such an interesting and rich site history provides a fascinating reference point from which to explore design ideas for the new proposals. The site and it’s history naturally invites a strong contextual design response. “The year of 1847 saw both the Don Navigation, and its feeder the Dearne and Dove Canal, absorbed by the South Yorkshire Railway, which itself became the part of the Manchester, Sheffield and Liconshire Railway……The MSLR was opened to Rotherham in 1868, when Main Street was constructed to connect the (new) central station with the town centre.” A History Of Rotherham Anthony P. Munford Guest & Chrimes Workforce, Rotherham 1860 Rotherham 1860 21 Vernacular Character Strong Civic Buildings With the desire for a strong contextual response the team have explored the nature of the vernacular buildings looking for key aspects that create a building “of its place”, of Rotherham. The urban form of Rotherham Town Centre is dominated by a series of confident civic buildings which have a distinctly Rotherham-centric character. Rotherham Bridge, the 15th Century Parish Church of All Saints (Rotherham Minster), the 18th Century Talbot Lane Methodist Church & the 18th Century Town Hall all posses a strong character. Rotherham Bridge (15th Century) Intriguing points of reference are apparent, the solidity, the tripartite proportion, celebration of entrance, simplicity of detail, depth of façade and fantastic use of the local material. This is a very light red sandstone locally know as Rotherham Red, which has a beautiful depth and variety of colour with a pink-ish hue. Both the Bridge, with its Chapel of our Lady, and the Minster celebrate the use of this material. Rotherham has a strong sense of civic pride for each of these buildings, they are very much of their time and capture Rotherham’s aspirations. There is little evidence of more recent buildings that represent these aspirations. Client, tenant and team have embraced the concept that the building is clearly ‘of it’s place’ and could not have been built ‘anywhere’. Rotherham Town Hall (18th Century) Royal Bank of Scotland (19th Century) Talbot Lane Methodist Church (18th Century) 22 ‘Rotherham Red’ Sandstone “The “Rotherham Red” sandstone was deposited towards the end of the (Carboniferous) Period, after nearly 5,000ft. of Coal Measures strata had been laid down and coal-forming conditions were waning. It was probably the result of a large river channel within the delta being filled with red sand, subsequently overlaid by more sediment.” “It is not surprising, therefore, that the stone used then was primarily from local sources. In Rotherham, this meant utilising the Upper Carboniferous sandstones which are the bedrocks of the town. The difficulties and costs also meant the stone could be used only for the most prestigious projects. The Parish Church, Rotherham Bridge with its fifteenth century Chapel of our Lady and Wellgete Old Hall are three surviving town centre examples.” “Sandstone was still the characteristic building stone of Rotherham, but the source could easily be West Yorkshire or Derbyshire rather than the “Rotherham Red” sandstone.” “…..Worldwide trade has created economic pressure on smaller concerns in this country and many types of stone, especially those used in older buildings, are no longer obtainable. A case in point is “Rotherham Red” itself, now produced only in tiny quantities from just one quarry on the slopes above Uller Reservoir. Now when an older structure is in need of renovation, we must rely on the ingenuity of the architect and the builder to find a suitable match from an available source – possibly from far away…..” 15th Century Chapel of our Lady, Rotherham Bridge The Building Stones of Rotherham A Geological Guide Michael Clark 15th Century Parish Church of All Saints, Rotherham Minster 23 Examples of ‘Rotherham Red’ Sandstone Site Accessibility Summary The site is close in distance to many of the central amenities and principal public transport interchanges of Rotherham, however, the legacy of its position and historical development leaves accessibility to the site both unclear and very poor in quality. The many barriers to movement which heavily constrain the site include, the natural constraint of the River Don and Navigation Channel, the heavy infrastructure provided by Centenary Way and the railway, the elevation of Main Street above natural ground levels and the steep topography to the east of the site on the opposite bank of the river. Pedestrian Links The site is well located for access to the Town Centre amenities, and also reasonably convenient for the rail and bus stations. The links to the opposite side of the river and the town centre are provided by Main Street via Don Street with secondary and poorer quality routes to other areas in north Rotherham, the rail station and Forge Island along the river towpath. Pedestrian Access The main pedestrian access points are located in the northeast of the site at the Don Street junction, which runs directly off Main Street. A further access is provided via the river towpath, which passes below the Centenary Way and Main Street Bridges and is joined for part of its length with Don Street. Public Transport The Rotherham public transport system is predominantly road based with the majority of people travelling by bus. This is partly due to a large disparity between the ease of access to Rotherham by road and poor connections with the strategic rail network. The rail station and bus interchange are both situated to the north of the site and to the west of the town centre. Although the interchanges are not fully integrated, they are located reasonably close to each other. However, the pedestrian links between the interchanges are relatively poor with narrow pavements, levels changes and a traffic-dominated environment. The most direct link between the site and the rail station is along the towpath and to the bus interchange via Main Street and Corporation Street. Bus The bus system forms the backbone of public transport in Rotherham and a single bus interchange north of the town centre serves all local and regional buses. Main Street, Westgate, Sheffield Road and Canklow Road provide the main bus corridors close to the site and have good local and strategic services. However, with existing bus stops located on Westgate and Sheffield Road with no stops on Main Street access to the buses is not equivalent to the level of service provided. In addition the north-south alignment of the site combined with a poor general connectivity means that the position of the main bus interchange is not convenient for much of the site. A further consequence of a central interchange and radial nature of bus services within Rotherham mean the use of buses for local journeys is severely restricted and requires inconvenient interchanges to be made sometimes between multiple operators. Train The rail system in Rotherham is the least used method of public transport despite its position close to the town centre and is due largely to its relative isolation from the main railway network. The strategic rail links from Doncaster and Sheffield are good with direct services north to Leeds, Newcastle, Edinburgh and Glasgow and south to London, Birmingham, Bristol and Plymouth. However, there appears to be a poor integration of services from Rotherham and onward trains from Doncaster or Sheffield and with many regional and long distance journeys require a connection to be made, meaning it is far easier to make the connection by road or not use rail at all. Strategic and Local Road Network The town of Rotherham has an extensive road network and one that is by-passed at many levels. Both the M1 and M18 pass through the Rotherham Borough area and provide good connections to Sheffield, Leeds, Doncaster and the national motorway network. 24 The town centre is surrounded by a number of ‘A’ roads that provide good access to neighbouring towns and cities but within Rotherham itself, Centenary Way is the town’s inner ring road and provides a local bypass to the town centre. It is a dual two-lane road that runs around the west of the town and is designed to take much of the traffic from the key radial routes and divert it away from the town centre. Although Centenary Way partially frees the town centre up from through traffic it is also a major barrier to pedestrian and cycle movement and acts as a physical constraint to the town centre generally. The pedestrianisation of the town centre has also restricted vehicle movement and makes it difficult to pass east to west across the town centre and has an additional affect of pushing traffic onto the inner ring road, increasing resultant traffic flows. Pedestrian zone Town centre Primary pedestrian route Secondary / alternative pedestrian route Possible site access location All Saint’s square Bus station Railway station 5 Minute Walking Zone View of Main Street towards the town 10 Minute Walking Zone View North from Don Street under the Main Street Bridge Images of Rotherham’s Pedestrian Access Site Accessibility, Pedestrian Movement 25 Vehicular Access Principle Arteries Site Road Links The site is served from the North via Main Street which runs directly East to West linking Centenary Way to Westgate through to Corporation Street, the town centre and bus interchange. A second route into Rotherham lies to the East, formed by Westgate and Sheffield Road. Don Street, located along the Eastern boundary of the site currently provides the only link to the local road network from the site, and terminates at the entrance to the Gloystarne site. Secondary road Potential future site entrance Bus station Site Vehicle Access Bus stops Existing access to the site is limited and is provided by Don Street via a priority T-junction with Main Street. A secondary access to the Northwest of the site runs below the railway bridge on Main Street and provides access to the parking area to the north of the site from the police station. Railway station Taxi rank Cycle Links and Access W EST GATE DO N ST RE ET A630 A large portion of central Rotherham and surrounding residential areas are within comfortable cycling distance from the centre of the site and the site is well located for access to a National Cycle Route, which passes along the entire eastern site boundary. Many of the surrounding Streets provide potentially safe cycling routes, however, for the same general reasons that affect other modes of transport, accessibility is disjointed. MAI N STREET Within the local area the provision and quality of cycle links varies. This is largely due to topographical and physical features which result in reasonable North-South cycle links but poor East-West links. Certain restrictions on some local cycle routes in the town centre do not encourage good connectivity. A RY T EN CE N D EL FI EF H S WAY Don Street, which runs from the junction with Main Street, currently provides the easiest cycle access to the site. Cycle access could be provided from the North and South on the existing towpath that runs along the river edge, currently these routes have many obstructions inhibiting use. Site Accessibility, Road networks 26 AD RO Significant Neighbours Westgate Masterplan Rotherham Renaissance is designed to meet the current and future needs of the local people and to realise the town's potential. Key to the ambitious transformation is the regeneration of the river and canal, repopulation of the town centre, creation of an effective and sustainable infrastructure and increased community access to a dynamic and vibrant retail and commercial economy. The Westgate Masterplan will be a significant part of the revitalisation of the town centre and includes the construction of more than 150 new homes within the mixed-use project, which is being developed by Iliad. Work has started on the first site on Domine Lane, incorporating 40 one and two bedroom apartments, and is scheduled for completion in 2008. Image of adjacent Iliad Residential Development (currently under construction) Phase 3 of the Westgate Project will provide approximately 14,764ft² (1,372m²) of high specification office accommodation for single or multiple occupancies. Significant Neighbours Plan of Westgate Redevelopment Rotherham Renaissance Concept 27 28 03 Design 29 30 Key Design Parameters In consultation with the client and potential tenant the team have developed a set of technical, physical and visual attributes that underpin the proposal. Technical Attributes Physical Attributes Visual Attributes (in no order of importance) (in no order of importance) (in no order of importance) • Circa 16,000m² nett (172,000ft²) Office building for RMBC • Visual connection with Town & River • Civic • Maximum 15m wide floor plate (internal face to face) • Public Square facing the River front • 21st Century • Strong, Rich façade to street edge • Of it’s Place • Accommodate floor plate sub-division (sub-tenancies) • Dynamic entry event • Clearly Demonstrating Function • 4.2m Structural Floor to Floor • Form to maximise daylight penetration • Robust • Maximise Daylight penetration • Enclosed/hidden car parking & cycle storage at lower ground • Not Aggressive • ‘Sealed’ facade • Not Soft • Mechanical cooling & ventilation • Uplifting • BCO temperature range guidance • Not Corporate Headquarters 31 Points of Reference As illustrated earlier within this report a significant aspect of the team’s discourse has identified that the proposal demands a contextual response to it’s locale. As part of this exploration it is believed that the building must embrace a series of key points of reference expressed within the more prominent existing elements of the urban fabric. It is acknowledged that a number of these points have universal connotations however it is evident that the building will naturally relate to the existing family of strong civic buildings through its presence within the Rotherham sky line . A simple abstracted homage to the visual character of these buildings has been adopted. The key points of reference are as follows : • Rich Street Elevation (Horizontal Proportion) • Solidity (Masonry) with deep reveals • Expression of Scale (expressed floor banding) • Strong base • Expressive Gable ‘Ends’ • Defined Crown • Variation in scale of fenestration • Celebration of Entrance Example of Key Points of Reference (Rotherham Town Hall) 32 Proposals Use The Site is designated as being the location for a prominent office building, sitting at the principal vehicle entrance into the town centre from the West and adjacent to significant Main Street Which runs along the Northern Edge of the Site. Discussions are ongoing with Rotherham Metropolitan Bough Council as a potential tenant. Should RMBC become the tenant the building is likely to operate as both office space for the council employees but also act as public facing building with controlled public access to council services. View from West looking East towards the town centre 33 Proposals Concept The essence of the concept is to create clearly defined ‘edges’ to both the existing (Northern) and proposed (Southern) streets whilst ‘opening’ out to the town and river to the East and introducing a sense of arrival relating to the new Civic Sq. The edges allow penetration at defined points forming physical connections to the streets. When combined with the entrance ‘portal’ facing the riverside civic square these routes produce an integrated and dynamic hierarchy of spaces within the plot. Further conceptual thought has led to a third building element being introduced which interlocks with the enlarged entrance ‘portal’. The massing hierarchy responds to the site’s environmental conditions, its highest point accords with John Thompson’s earlier masterplan work whilst the building steps down to it’s lowest height at the south east corner. This elemental stepping sequence is intended to maximise daylight penetration into the building. Orientation The orientation of the wings has been specifically generated on a general east west axis to deliver the maximum environmental impact. The orientation was further generated by the form of the river edge; the north façade is set parallel to the road and each wing then reflects the curvature of the river edge by fanning until the southern wing is parallel with the listed building. This reinforces the streetscape of Rotherham of providing a strong frontage to the road edge. The orientation of the new street to the south also offers a new controlled vista across the river to the landmark Parish Church of All Saints, Rotherham Minster. Concept Development Sketches Early Concept Sketches 34 Connectivity of spaces The building sits back from Don Street and the water’s edge to the east to create a publicly accessible plaza allowing the retention of the river edge whilst allowing Don St to access southern part of the site. The square engages with the riverside side (and possible future promenade), encouraging interaction between building users and the public enjoyment of the site. 01. Stage B Series of Buildings around Shared Courtyard Visitors from the Town centre will cross the existing road bridge and emerge into a light filled public space. Likewise, pedestrians are able to proceed from the public space, to the building, and find themselves in a dynamic, light principal entrance space which welcomes them into the building. The proposal seeks to maximise the enjoyment of the experience, and certainly uses the thrilling experience of crossing a bridge and entering a space as a exemplar. Plan Layout 02. Street Improved connection of Blocks In harmony with the environmental requirements of orientation as stated above, the winged form also evolved to fulfil the functional requirements of the office brief. The buildings plan form is therefore a dynamic response to fulfil its brief. To create a well organised and efficient office floor plan To capture views of the Town from key parts of the Office floor plate providing a ‘Town’ point of reference/orientation to the users • To minimise the interaction both visually and physically between staff • To provide and sustain a dynamic contribution to activity within the public realm • • 03. Re-orientation Central Bar re-orientated to improve Lighting, Ventilation & Connectivity Historically the river was animated by the activities of the industrial buildings which lined its edges. The plan arrangement of the building with its public activities facing onto the new square sets up the opportunity for future active frontage to the river, replacing the precedent of industrial activities. 04. Bars Entrances reduced. Central cores relocated Evolution of Design Concept 35 05. Historic Site Bar re-orientated to reflect historic grid Proposed Plans Lower Ground Floor – Car Parking 36 Ground Floor Plan – Main Street Level 37 Proposed Plans First Floor Plan 38 Second Floor Plan Third Floor Plan Fourth Floor Plan Fifth Floor Plan Sixth Floor Plan (Plant) Roof Plan 39 Public Realm Design Philosophy In essence, the aim is to provide a welcoming, safe and inviting external environment that is both integral to and complements the built form, through the provision of imaginative, well designed, useable spaces set within an urban landscape. The aim is to achieve simple and functional design solutions for the setting of the new RMBC offices through the use of an appropriate palette of hard and soft materials that address durability, whole-life costs, sustainability and management and maintenance in an imaginative and creative way. Design Proposals The design proposals respond to the existing site conditions and the functional requirements of the new office building. Response to the Site The design seeks to create a strong landscape setting for the new office building by providing a clear hierarchy of external spaces that are human scale. Main Street New avenue tree planting is proposed along Main Street which reflects its function as a primary route into the town centre. A drop off / set down layby and disabled parking bays are provided on Main Street. Office Plaza The new office plaza is kept on a single level, consistent with Main Street, by the introduction of a retaining wall along Don Street. This allows full accessibility for all and addresses DDA requirements. The plaza, whilst designed as a pedestrian space, is fully vehicle loaded to accommodate occasional access by ceremonial, emergency or service vehicles. Along the eastern boundary, a decorative railing is provided, mounted on top of the retaining wall, as a strong design feature which visually links the plaza to its riverside setting. Significant blocks of tree planting are introduced to define and contain the external spaces and ameliorate the micro climate. No soft landscaping is proposed within the Flood Zone on the lower level. 40 Landscape Design Solution A strong landscape character which gives context to the public realm at ground level is created by providing comfortable, well designed and safe spaces that are human in scale. Formal groups of tree planting subdivide the new office plaza into a series of outdoor rooms The Main Street Boulevard Main Street Square • Entrance Plaza • Wedding suite café/Gardens • Elevated River Don walking • Courtyard Roof • The Main Street Boulevard This addresses the new RMBC offices public elevation onto Main Street which is a primary route into Rotherham town centre. A lay-by located parallel to the main road carriageway provides a dropoff/set-down facility immediately adjacent to the new offices. The public realm is addressed in a simple and civic manner, keeping clutter to the minimum, by providing an avenue of formal street trees located within a textured hard landscape strip which is out with the main pedestrian thoroughfare. Statutory street lighting is retained. Main Street Square This square is a transition space between Main Street itself and the new Entrance Plaza. Responding to the form of the building, a formal grid of trees is set into textured bands of paving delineated within the overall floorscape. The trees are planted at 6m centres so that they are perceived as a single mass delineating and containing the boundary between the Entrance Plaza, which is passive in character and Main Street, which is active in character. A shared vehicle corridor is identified adjacent to the building to allow access for emergency vehicles etc but is detailed in such a way as to reinforce that this is a ‘private’ restricted access. Entrance Plaza This is the key civic space associated with the new office buildings. The form of the plaza responds to the strong design lines of the new offices. This is essentially a hard landscaped square which is capable of accommodating a variety of civic or public events. Contrasting textures and colours in the paving are used to provide scale and proportion to the space. The main entrance to the building is visually reinforced by the paving design. The Entrance Plaza is contained and delineated by the tree planting on Main Street Square and within the Marriage Suite/café gardens. Views to the River Don and the sites wider landscape context are retained. The overarching aim has been to create an appropriately scaled civic space to compliment the new offices. The proposed tree planting will help to soften the external environment by providing colour, texture and seasonal interest within what is otherwise an essentially hard landscape solution. There is the opportunity for elements of street furniture including benches and bins to be located adjacent to the tree planting and the potential for a piece of public art work to be sited as a focal point within the plaza at a later date. Lighting is proposed as an integral part of the design solution to ensure that safety requirements are addressed and that the Plaza can be used fully throughout the year. Marriage Suites/café gardens This space completes the enclosure to the Entrance Plaza with tree planting. Whilst a consistent approach to detailing ensures that the spaces read as part of a whole. The primary function of this space is to create a setting for photographs and for small wedding parties to gather. As a passive space more attention has been given to the provision of soft landscaping elements in this area as they provide a backdrop to photography. The space allows flexible use so that a number of groups or parties can be accommodated at the same time. If consideration is given to the provision of a café at a later date there is the potential for such a facility to have an associated outdoor area accommodated adjacent to these gardens. 41 Elevated River Don Walkway The overarching aim has been to retain a contextual link to the site’s riverside setting. Whilst the Entrance Plaza has been kept at the upper Main Street level to facilitate easy access to the building, this affords elevated and dramatic views over Don Street to the river itself. The decorative railing along this boundary allows an intervisibility between the plaza and its wider riverside setting. The railing is detailed in such a way as to encourage people to come and lean on it and take in the views. The railings will provide a visually distinctive feature along the boundary to the Entrance Plaza. Courtyard Roof Gardens There are two roof courtyards which have the potential to be developed as garden spaces for the adjacent offices. At present the proposal allows for these spaces to be hard surfaced so as not to prejudice any future use. Public Realm 42 Sustainability All detailed proposals will be developed to encourage a sustainable approach including: • Specification of materials from sustainable sources where possible. Achieving site levels to balance cut and fill and reducing the need to export material to landfill. • Specification of sustainable urban drainage systems and permeable surfaces. • • Improving the landscape quality of the place. • Provisions of cycle racks for visitor as well as employees to support cycling to work initiatives. 43 Scale & Massing Dimensions & height The functional requirements of a rigorous and efficient floor plate has generated an office footprint offering both good connectivity and levels of daylight to the user. The 15m wide bars are simple and column free offering very adaptable and sustainable accommodation. Wherever possible widened external views are afforded. In order to meet the numerical brief on the plot identified for the building wings of between 4 and 6 floors (inc ground and relative to main street ) have been produced. It is considered both environmentally and aesthetically appropriate to locate the tallest element along the northern ‘street’ edge and ‘step down’ to southern edge Scale to adjacent buildings The Enquire by design proposals masterplan guidelines identified buildings of suitable scale and massing to provide a transitional scale between the lower finer grain of the town and the future redevelopment sites which will emerge as regeneration continues. A dynamic scale is required in order to reconnect the east and west of the town and repair the urban fabric which is otherwise severed by the river, and railway tracks. The building will have a strong visual presence from the existing town centre which will enable it to act as part of a series of landmark buildings for the Rotherham Civic Quarter site, which together will also become an orientation point within the town. The building forms have been generated that seek to retain and frame open vistas between the town and the site to create a sense of place and orientation within the wider context. The building maintains the key width of the open space suggested by EBD. The lightweight glazed elements between the wings perform a natural linkage both aesthetically and physically, providing opportunities to capture views of the town. The major plant is housed on the roofs masked using simple louvered screens with a simple form replicating the wings on which it sits. The building form has emerged from a study of the site and its context. The building is conceived as a series of 3 dimensional objects in dialogue linked by the circulation cores. From east to west, the building is conceived as a series of gable ends, with the highest part of the building located towards Main St. These stepped gables allow a degree of modelling to determine a varied skyline, and permit the maximum penetration of direct sunlight into the office floor plates reducing its lighting load. Form The buildings form steps up from the southern edge of the site to create a ‘stepped’ form that respects the desire to maximise the southern aspect. Main St. RMBC Building 44 New St. Building in the wider context of the cityscape - Cross Section Building in the wider context of the cityscape - Long Section 45 Townscape Using the physical context model and the 3d virtual model (extracts shown opposite) of Rotherham Town Centre the team has undertaken a series of studies of the scale & massing of the proposals with the townscape. The team have used this media to test and refine the approach to the massing. The site sits at the foot of the valley slope on which the majority of Rotherham Town Centre sits. Sitting in this bowl it’s important that the proposal does not dominate the existing skyline of Rotherham and does not detract from the prominence of the significant buildings already within Rotherham's urban fabric. The diagrams opposite indicate that the proposal sits below the key buildings of Rotherham and at it’s highest point remains comfortably below the approximate ridge line of the existing Town Hall. Currently the proposals for the surrounding Renaissance developments are not shown on the diagrams however irrespective of this the proposal seems to knit into the existing Rotherham townscape. View from Town Hall Roof View East along Market Street from entrance of Rotherham Minster 46 Approx Ridge Line of Town Hall Site Section from the South Approx Ridge Line of Town Hall Site Section from the West (Ring Road) Approx Ridge Line of Town Hall Site Section from the North 47 Appearance Scale of building elements, materiality & proportion The building form responds to its unique location through its orientation, materiality and robustness celebrating the industrial heritage of the site and the towns rich grain. Whilst the lack of architectural palate afforded by the existing neighbours and infrastructure gives no clues to a material solution, the site demands a special identity which will directly reference Rotherham’s history whilst demonstrating its bold aspirations for the future. In direct response to the “visual aspirations” contained within the brief, the building has an aesthetic honesty in reflecting its “standard office floor plates” through a rhythm of solid and void. Defined Crown (Open Gable) ‘Open’ gable ends facing Rotherham Town Centre will provide a unique experience within the Town, celebrating panoramic views across to the roofs cape and in turn contributing to the animation of what promises to be an increasingly dynamic civic quarter. Proportion Key to the character of the proposal is maintaining the urban nature established by the existing Town fabric. Within this character the team have identified the importance of creating a contextual proportion to the façade. In local streets such as Church Street (see opposite) we see a rich Street scene. Rice Facade This strong character is proposed, the base is to be defined and consistent, the main body of the facade is to have a rich rhythm with a strongly defined ‘top’, in essence creating an abstracted tri-partite façade. Strong Base (Open to Public Square) Rich Streetscape of Rotherham (Church Street, looking towards the Town Hall) 48 Materials The solidity of stone masonry is sympathetic to the inherent architectural qualities of Rotherham and the industrial precedent of warehouse and river side architecture. It also provides a link to the architectural palate of the listed building that will give Rotherham Civic Quarter its own identity. The selection of ‘Rotherham Red’ Sandstone as a cast derivative, is a direct and positive response to anchoring the building in its place through the use of an indigenous material of the area. The building proposes a simple robust palate of materials. The main office wings will be clad with masonry panels of a ‘Rotherham Red’ Sandstone tone, metal framed windows and floor bands expressed using in metal cladding with a brass tone to add warmth and scale. The floor bands clad in a polished ‘brass’ coloured metal cladding, offer a contrasting tone and material to the masonry defining the layering of the building. There is also a sense that the building is eroded to reveal this rich vein reflecting the history of the site. The deep reveals provide insulation and solar shading in part to create an essay in light and shadow, transparency and opacity. Transparency is increased in the spine to maximise views out to the Town and surrounding area and to encourage visual connection with the public occupying the urban space the building creates. Material Palette Office Façade Cast or Natural Stone Panels : ‘Rotherham Red’ Sandstone tone Inc:• integrated Metal cladding system: Brass tone • Curtain wall glazing with dark grey power coated framing Core Facade Metal cladding system: Brass tone Car Park Façade & External Wall facing Cast or Natural Stone Panels : ‘Rotherham Red’ Sandstone tone Samples of ‘Rotherham Red’ Sandstone & Brass 49 Appearance Design rationale for elevations The massing of the building has been broken into an abstracted tripartite expression. In summary the concept suggests that each office wing is sculpted from a solid piece of Rotherham Red Stone connected into the ground using brass ‘pins’. The public space at ground level is articulated by a strong ‘base’ on which the upper accommodation floors firmly sit. Movement (Slipping Forms) The solidity of the wall is reduced as the eye moves up each floor, with the building finished by a defined ‘top’ expressed by the solid parapet. The majority of the office accommodation is contained within the primary solid character. Each floor is individually expressed using the consistent bands of brass which sit within the deep set reveals alongside the floor to ceiling glazing. A secondary horizontal character, an echo of the ‘slipped’ strata characteristics of sandstone. The fenestration ‘slips’ at each floor creating a rhythm and sense of movement on a human scale and a woven quality to the façade. The gable ends of each wing is intentionally more ‘open’ responding to the angled geometry generated by a visual desire line from the bridge into the heart of the building capturing views to the Town (West) and visual connections to the approach from the Major road access from the Motorway. Character of Sandstone Sketch Study of the Facade Character Concept 50 Façade Studies 51 Appearance Solidity Street Elevation (Main Street) 52 Express Floor Edges Of it’s place Street Elevation (New Street) 53 Hidden Depth Appearance East Elevation (Facing Rotherham) West Elevation (Facing Ring Rd) 54 Artists impression of the proposed entrance & civic square from west bank of River Don 55 Appearance Artists impression of the proposed entrance & civic square from west bank of River Don 56 Sustainable Response Summary of Developer & Tennant Agreement Discussions with Developer and Tennant have lead to the following response to the buildings energy strategy (as illustrated opposite): Maximise daylight penetration: • Stepped Building height • Narrow floor width • Increased floor to soffit height • Floor to soffit windows • Clear span Reduce energy: • Solid façade minimising overheating via solar gain The team advice has been to push the Low Carbon agenda which included desire for naturally ventilated office space. Tenant requirements has requested a sealed fully air conditioned office space. The Developers strategy is to: • Ensure Mass, form and orientation respond to site characteristics • Targets to current Part L energy Targets • Maximise Daylight • Minimise Energy Consumption • Allow for future refurbishment to improve sustainable performance Further considerations may be undertaken during Stage D (RIBA) detailed design, under instruction from Developer. careyjones architects sustainable design tool 57 58 04 Quantum of Development 59 Area Schedule Floor GEA GIA m² ft² m² ft² Level -1 (LGF) 5328 57352 - - Cores, Plant, Storage - - 1436 Car Parking (Target 120 Spaces) - - Total 5328 GEA:GIA NIA NIA:GIA m² ft² - - - - 15457 - - - - 3706 39891 - - - - 57352 5142 55348 97% - - - m² ft² m² ft² Level -0 (Ground) 4043 43519 3828 41205 Level 1 (First) 4040 43487 3763 Level 2 (Second) 4040 43487 Level 3 (Third) 4040 Level 4 (Fourth) Floor GEA GIA GEA:GIA NIA NIA:GIA m² ft² 95% 2948 31732 77% 40505 93% 3253 35011 86% 3831 41237 95% 3320 35739 87% 43487 3831 41237 95% 3320 35739 87% 2661 28643 2519 27115 95% 2079 22382 83% Level 5 (Fifth) 1536 16534 1432 15414 93% 1065 11462 74% Level 6 (Roof) 184 1981 165 1776 90% 0 0 0% Total 20544 221136 19369 208488 94% 15985 172063 83% Building Total (including Under-croft) 25872 278488 24511 263836 95% 15985 172063 65% Notes: Current figures reflect Stage C design information and are subject to further detailed review as detailed design undertaken Plant & Service figures are based on outline design information are subject to further detailed design work • Current figures are measured in accordance with RICS Code of Measurement • • 60 05 Access 61 Access Philosophy Legislation and Inclusivity Vehicle Access Taxi/Limousine Drop Off All access within the proposed public realm and future buildings must adhere to the relevant requirements outlined in the key documents listed below: (i) Disability Discrimination Act (2004) – Ensuring provision of a development that will not discriminate against disabled people in the way they provide services and employment. (ii) Building Regulations – Part M of the Approved Documents (iii) BS8300:2001 (iv) Design of Buildings and their approaches to meet the needs of disabled people – Code of Practice – This is seen as the benchmark of accessibility under current Legislation Vehicle access to the site remains from Don Street Via Main Street. A new access road off Don Street provides connection to the undercroft parking, external parking and service yard to the rear of the building. This also provides access to the new sub-station and transformer room to the south of the site. A managed (controlled) taxi-drop off will be created on Main Street to serve the development. These taxi facilities are in addition to the existing taxi facilities within the local area. Pedestrian Links As highlighted earlier the proposed development is well located for pedestrian access to the Town Centre. Situated just 5 minutes walk from the town centre and well within comfortable walking distance of both the Bus and Train Stations. The proposed improvements to the junction of Don Street & Main Street should also improve pedestrian movement to and from the town. Car Parking The majority of car parking on the site is located on the lower ground floor level on or off of the new access road. All movement below ground will be within the confines of the secure single level under-croft (office use only). There is no provision for service access within this area. Any vehicle movements within the under-croft will be within the car parking zone and will not be subject to public highway requirements. Pedestrian Access Access into the under-croft parking will be from the northern side of the new access road within a discreet and secure shuttered entrance within the ground floor façade (Wing C of the building) behind the proposed flood defences. There will be controlled access to prevent access by the general public. The principle pedestrian access to the site is from the north-east corner (Main Street and Don Street Junction) onto the proposed plaza in front of the building entrance. This newly developed piece of public realm will be a pedestrian priority area with vehicular access restricted to routine maintenance and emergency services. Any slopes within this public realm will be at less than 1:20 to provide good access for disabled users. The under-croft car park will be designed to be simple and to maximise visibility so as to reduce the risk of accidents. A mechanical ventilation system will be provided to maintain air quality standards within the basement and to provide ventilation of smoke in case of a fire. Emergency exit routes will be defined for pedestrians for use in the case of an emergency. Cycle Access Disabled Access The proposed development hopes to encourage cycle use and links both to and from the site. On-site cycle parking is proposed for both building occupiers and visitors. Disabled vehicle access for building occupiers will be via the undercroft car park. Dedicated spaces are located adjacent to the cores. The development targets a provision of dedicated spaces in line with local authority requirements. Public Transport A number of disabled visitor spaces are located to the north of the site on Main Street and there is also a drop-off lay-by adjacent to the entrance plaza. As indentified earlier, the site has good connections to both the Railway and Bus Stations. The Railway Station being less than 5 minutes walk north along the riverside walk. Although at present there are no bus stops along Main Street the site does sit within comfortable walking distance to a number of bus stops on Westgate and a large Taxi rank adjacent to the imperial buildings. Access ramps will be provided to ensure that disabled access is possible to all areas. These ramps will be designed, at a minimum, to meet guidelines and every effort will be made to exceed these where possible. 62 Servicing The majority of servicing to the building is proposed to be via the service zone to the rear (west) of the building at lower ground floor level. Servicing activities, including refuse collection, will be undertaken from the surface areas (due to limited headroom restrictions accessing the under-croft car park). The proposed service zone provides direct access to the buildings plant rooms, cores and service lift as well as the refuse collection points. Emergency Vehicle Access Emergency vehicles will be able to access the main entrance plaza via Main Street onto the pedestrian area. In this way, emergency vehicles will be able to reach all of the building either directly from the surrounding roads or from the plaza. Access Policy The RMBC Access Policy has been established in accordance with the following documents/guidance: Building Regulations – Approved Documents Part M Disability Discrimination Act Design and Access Statements How to write, read and use themCABE • Design of Buildings and their approaches to meet the needs of disabled people – Code of Practice • BS8300:2001 • • • Consultation The RMBC Team acknowledge whilst this access statement is required by policy, it is seen as a live document and will be updated throughout the planning, design and delivery stages. This is done in consultation with relevant consultation parties and relevant project team members. The level of access required and provided will be informed by design development in conjunction with the tenant. Building Access Philosophy Introduction The building philosophy aims to provide a generic design description in recognition of the legislative requirements of disabled people. The Intent of the Disability Discrimination Act 1995 is to offer disabled people an accessible environment which does not discriminate against them because of their disability. The Discrimination Act is a social Document against discrimination which is designed to be evolutionary. Compliance with the statutory regulations and recommendations is not proof that DDA Issues have been addressed; however they do go a long way to achieving it. Legislation The DDA (Disability Discrimination Act) gives disabled people rights in the areas of employment and in the provision of goods and services. It requires that providers of goods, facilities and services to take reasonable steps to ensure that they are not discriminating against disabled people. The DDA defines a disabled person as someone who has a physical or mental impairment, which has a substantial and long term adverse effect on his or her ability to carry out day to day activities. This covers people with physical, sensory and cognitive impairments, including hearing difficulties. Service Providers and Employers must ensure that they are not discriminating against disabled people in the way they provide services or employment. This includes the building from which the service is provided. Provision for those with Walking Difficulties is not limited to people confined to wheelchairs but included all types of impairment such as arthritis, rheumatism or partial paralysis as a result of strokes or accident. When viewed in this way, it becomes clear that this definition can include a proportion of the population who may not consider themselves disabled. A number of accessibility issues are covered in the current Building Regulations. These aspects are likely to be given a 10 year exemption, from the date of the warrant, for any requirement to alter these building elements to meet the employer and service provider’s obligations under the DDA. However, many accessibility issues are not covered by the Regulations and BS8300:2001 Design of Buildings and their Approaches to meet the needs of ‘ Disabled People – Code of Practice ‘ is likely to be seen as the benchmark of accessibility under the Act. It is of note that the latest amendment of Part M of the Building regulations brings the Regulations closer to the BS8300 Requirements. BS8300:2001 is an amalgamation of good practice Documents. The Design Recommendations in the British Standard are based on User Trials and validated desk studies which form part of the research project commissioned in 1997 and 2001 by the Department of the Environment, Transport and the Regions. An access statement is required by policy for the development. The statement is an evolving document and should be updated throughout the planning, design and procurement process following discussions with relevant bodies. Where possible, the Design Team and Contracting Team will aim to meet with recommendations within the documentation listed above to provide a building that meets with functional requirements of all users regardless of physical ability. Design Elements Roads / Pedestrians Any modifications to the footways on the streets surrounding the development including Main Street and Don Street will, where necessary, include accessible features such as controlled crossings, and dropped kerbs with the appropriate use of tactile blister surface. The pedestrian routes around the building are segregated from vehicles by a kerb height change of level. Dropped kerbs will be provided where pedestrians require to cross the carriageway otherwise shared surface streets will have defined separation between carriageway and pavement. The choice of material for external ground plane will be a slip resistance sett or stone that will be accessible for wheelchairs users but also meet the needs for plant equipment, budgetary allowances and be aesthetically compatible with the building design and general context. This is being developed by the Landscape Architects. 63 Ramps The main Pedestrian routes around the buildings will be graded to less than 1 in 20 however there may be locations on the site where existing site levels prohibit this. If the gradient is steeper than 1 in 20, handrails will be provided and the ramp will confirm to BS 8300 recommendations for length and gradient. No Individual flight of a ramp should have a going of more than 10m or a rise of more than 500mm. A ramp gradient of 1:20 may be longer than 10m before a landing is required and at 1:15 the ramp will be no longer than 5m to a landing. It is important to note that at a gradient of 1 in 12, the ramp length will not exceed 2m. Lighting The routes to the entrances will be lit to CIBSE Standards. The spread of light will be even and the lamp will provide a light with good colour rendering. Street Furniture and Planting Street Furniture and Planting, where proposed, will be sensibly located and will be located away from primary pedestrian flow routes. The selection of Furniture and Planting will be carefully considered and will provide a visual contrast to the ground plane. Some benches in the common external seating areas will have backrests and armrests to assist people rising from a seated position. Overhanging features such as signage and tree branches will be at least 2100mm above ground level. Parking Cycle parking for the building users is provided solely to the lower ground floor level externally and within the basement car parking structure. Accessible Bays are to be located within 50m of the entrances to lifts in the basement. This meets the recommendations of BS8300 – 1 Bay for every Disabled Building User plus a minimum of 5% for office developments. The vehicle drop off point is located on Main Street via controlled (managed) vehicle bays. Security / Entrance Devices If Security devices are required, they will be fitted with an intercom with an inductive coupler to assist hearing aid users. Cycle Parking Cycle parking for the building users is provided to the basement in the car parking. General cycle stands for visitors will also be provided at ground level within the main entrance plaza. Entrances CCTV is proposed by the tenant and will be used to offer security but also bring assistance to building users when necessary, and the design of the CCTV will be integrated with the detailed building design. Reception Where required the reception desks of the buildings will be clearly visible on entry. It will be well lit and of visual contract to the surroundings. The desk will be suitable for use from both a seated and standing position. The reception desks may be fitted with induction loop pads to assist communication with hearing aid users. There will be care taken regarding acoustics design of the reception spaces to ensure good speech intelligibility in these areas. Also, problems associated with glare will be considered in these areas, particularly behind fully glazed walls. Horizontal Circulation The space planning/furniture layouts will create clear horizontal circulation routes from the cores and through floors as required. Primary circulation will be clearly identified. Door Design Entrance Design The primary entrances will be designed to ensure sufficient identification for the partially sighted. Large areas of glazing will be designed to signify entrance locations to assist in way finding and will be highlighted at eye level with manifestation stickers at each primary entrance. The signage strategy throughout the building will follow good practice guidelines. Vision panels in doors will be low enough to allow people either seated or standing to be seen. Pull handles will be fitted to the pull side of the doors and push plates fitted to the push side. Pull handles will extend between 900mm and 1200mm above finished floor level. Overhead door closers will be set to the minimum necessary to close the door and meet the requirements of fire safety. The clear opening widths of all doors will be a minimum of 800mm and there will always be a 300mm clear zone in front of the leading edge of the door. Lift Lobbies The lift lobbies are wide enough to turn wheelchairs and will exceed the 1500mm x 1500mm Part M requirement. As part of the signage strategy, clear visual floor numbering will be provided on the floor landings of lifts and stairs. Stair Design Handrails will be provided on both sides of the stair. Step nosing will be highlighted from both the treads and risers. To meet the Part M ambulant standard the stair riser will not exceed 170mm and the treads will have a minimum depth of 250mm. Accessible Toilets Consideration has been taken over the suitable distribution and number of accessible unisex toilets provided. Their size meets the 1500mm x 2200mm recommended by BS 8300 (larger than the Part M requirements). BS8300:2001 recommends that the hot water delivery temperature should be no greater than 41deg C. An emergency alarm bell push should be fitted on three walls of all accessible toilets. This is more practical and user friendly that an alarm cord which is often pulled by accident and can often be tied up out of reach. Emergency Egress The building is compartmentalised to facilitate horizontal evacuation in an emergency for those who cannot negotiate steps. A refuge is located on each floor which complies with BS5588 Part 8. Visual Fire Alarm beacons will be installed in each toilet. A refuge communication system will be considered for each refuge. If this is installed, this will be connected to the fire panel. Appropriate design of bi-parting doors and sliding doors are currently being considered to allow ease of entry/exit. Vertical Circulation Thresholds will be level and a clear opening minimum dimension will be provided. The closing tension on all automatic closers fitted to side hung doors will be set to minimum necessary to shut the door. Lift Cars The lift cars to the main office areas will meet those specified by Part M of the Building Regulations and consideration will be given to wheelchair users who may be able to turn around in these spaces. Security Generally Entrances are controlled by security personnel however they may be instances where Access Control Systems are utilised. The lifts will include audible floor announcements, braille and tactile control buttons. The lift door opening will be a minimum of 800mm to meets the requirements of BS 8300. 64 An evacuation strategy will be developed with the tenant, which seriously considers the needs for disable building users and visitors who may not be familiar with the building. Personal Emergency Egress Plans will be developed for individual disabled building users and consultation with the Fire Authority is to take place to agree Emergency Access Locations and collection positions. 06 In Detail 65 Flexibility of the Office Floor Plate Sub-Tenancies The current proposals allow for a typical Office Floor Plate to be subdivided into a maximum of 6 sub-tenancies varying in size from approximately 210m² to 730m² nett. The core position can allow for 5, or more likely 4, sub-tenancies which would vary in size from 730m² to 1,100m² nett. The Options for 4 or 6 sub-tenancies are illustrated in the adjacent diagrams. The diagrams reflect initial discussions with WSP Fire & Building Control. 4 Sub-Tenancies 6 Sub-Tenancies 66 Sub-Division into Cellular Office As promoted during the previous agreed Stage C outline design the target is to maximise the extent to which each floor can be subdivided into cellular office arrangement. The vast majority of the floor plate is sub-divisible with those areas deemed as ‘non-divisible’ providing excellent opportunities for ancillary/support functions (which sit generally alongside the more structurally rigid core zones) These areas are likely to provide good quality meeting spaces, storage, kitchen or library facilities. It should be noted that the current fire strategy for the building is based on an open plan layout and any subdivision of the space during Tenant ‘Fit out’ should be agreed with a Fire Engineer and Building Control. Diagram illustrating extent of Cellular Office provision 67 Flexibility of the Office Floor Plate Relationship between Fenestration & Planning Grid The current elevational fenestration of the elevation is design around a module of 1.5m, which fits perfectly with the requirement of a BCO planning grid. To minimise the visual emphasis on the structural frame (and prevent any 60’s type look) the 1.5m fenestration is neither centralised or on the structural grid. This, along with the introduction of a degree of randomness, enable the buildings columns to be hidden within the façade and also helps break up the longer elevations. To enable to above to work and the columns to be concealed with the façade the fenestration of the façade must sit 375mm off the structural grid. This in turn means the planning grid also sits ‘off grid’, but the 1.5m fenestration ensure that 100% of the grid match the elevation providing maximum flexibility to the floor plate. Diagram illustrating Planning Grid Diagram illustrating Planning Grid Typical Bay Typical Bay Diagram illustrating extent of Planning Grid 68 Indicative Core Design General Toilet Provision The Current core design is sized to meet the tenant occupancy requirements of 1person per 8.5m² nett. This is an enhancement on the standard BCO requirements. This has been calculated on a floor by floor basis. With the ratio male to female being 60:60 and an occupancy level of 1person per 8.5m² In accordance with Clauses 6.4 & 7 of BS 6465-1:2006. The number and size of lifts, width of accommodation stair and toilet provision have been sized to meet this tenant requirement . For details regarding the lift and fire strategy please refer to the engineering sections of this document. The provision for a typical Floor has been calculated as follows: Approximate area of typical floor = 3300m² This give a occupancy of approximately 388 people (3300/8.5) A ‘slave’ core has been proposed at the end of each wing which will provide both fire escape and wc provision to minimise Part M distance between toilets for disabled users. In summary the provision is as follows: Lifts Based on the Lift Engineer design the current proposal is for 8 No. passenger lifts (13 person). In each core 1 passenger lift will be a Fire fighting lift. With regard to the toilet provisions of these people 233 should be assumed to be female (60%) and 233 male (60%). In accordance with BS 6465-1:2006 Clause 6.4, Toilet Provision for Workplace, the following has been calculated. Using Table 3 of BS 6465-1:2006 the provisions for female staff are as follows:• • A goods lift is to be located in Core 1, provisionally sized as a 21 person lift (N.B. allowance has been made to accommodate a full height partition). Escape/Accommodation Stairs The proposal is to provide escape stairs at the west ‘ends’ of the wings whilst provide an accommodation stair (escape also) within each principal core. Riser Provision This is currently indicative only and based on early schematic information. The intention being to rationalise where possible and minimise opening into the ‘floor plate’ Diagram illustrating Typical End Core – Detailed design to follow No. of WC – 14 No. of Washbasins – 14 Using Table 4 of BS 6465-1:2006 the provision for male staff are as follows:• • • No. of WC – 7 No. of Urinals – 7 No. of Washbasins – 7 Also, to comply with the Building Regulation for a 40m maximum travel distance for Disabled users 5No. Wheelchair-accessible unisex toilets are provided in each of the core at each location where sanitary facilities are provided in compliance with BS 6465-1:2006 Clause 7.1 b). As highlighted in clause 7.2 of the same document these Wheelchair-accessible unisex WC are included within the overall WC provision. This development will occur through Stage D process. These figures show that at present the building marginally exceeds the minimum toilet provision, this will be reviewed and refined during stage D. Diagram illustrating Typical Core 2 – Detailed design to follow 69 Cleaning & Maintenance Philosophy Summary The current design philosophy allows safe and efficient access for routine cleaning and light maintenance functions to be performed by trained and competent building users with temporary access solutions sought for more significant maintenance. Window Cleaning, Inspection & Light Maintenance The current design of the building incorporates a roof mounted horizontal monorail system from which a suspended work platform (cradle) can be safely attached from ground level. This system provides secure access to all of the buildings glazing for cleaning and the majority of the façade for inspection and light maintenance. Maintenance Although the above provides an adequate solution for cleaning, inspection and light maintenance it is noted the lightweight cradle would not be suitable for use in more significant maintenance. For non-routine maintenance such as the replacement of glazing or cladding panels it is envisaged this would either be done internally or would require a secure temporary access solution. These could include the use of MEWP’s (Mobile Elevating Work Platform’s) or tower scaffolds and/or scaffolding. The use of MEWPs or other temporary access equipment would be hired in by the Tenant, as and when required. The proposal for cleaning and maintenance will be re-evaluated and refined during Stage D detailed design. Illustration of a typical roof mounted ‘monorail’ cradle system 70 Possible MEWP System for non-routine maintenance from Ground Level Planning Philosophy Executive Summary Site History Strategic Development Framework The Guest and Chrimes site forms an integral part of the vision for the renaissance of Rotherham Town Centre. The site is an edge of centre site with good links to the primary shopping frontage making it an ideal location for the new Council Offices. National, Regional and Local Planning Policy has been considered in relation to the proposal throughout the design phase along with Rotherham Metropolitan Borough Council’s ambitions for the regeneration of Rotherham Town Centre. The site has a relatively complicated planning history due to its use for manufacturing purposes over a number of years, which has seen the addition of a number of buildings and alterations. The SDF forms part of Yorkshire Forward’s Urban Renaissance Programme work. The output – the Renaissance Charter – sets out a comprehensive 25 year vision for the town and outlines 10 goals against which future development proposals are to be tested. The development of the new civic offices proposals has taken the 10 Goals into consideration. The application will respond to each of these 10 Goals as it is delivered. Site Description The application site is located to the south west of Rotherham town centre. It is bound to the west by a railway line, to the east by Don Street and the extensive River Don frontage and to the north by Main Street. The 5ha site has been vacant since 1999, when manufacturing ceased on the site. The majority of the buildings remain on the site, but they are largely derelict. The Principal Listed Buildings remain intact and are boarded up and protected awaiting redevelopment. The entire site has a run down and neglected feel. This is impeding renaissance potential in the town. The site is accessed from Don Street via Main Street. Main Street links with the Masborough Roundabout and then the wider transport network onto the M1 and M18. Site Context The Guest & Chrimes site, also known as the New York Riverside site, forms an integral part of the vision for the renaissance of Rotherham town centre. It is close to the town centre and there are good quality pedestrian linkages to the primary shopping core via Main Street. It forms a key, prominent gateway site enjoying good vehicular (including access by public transport) and pedestrian access and benefits from a river frontage. In September 2004 the Secretary of State of the then ODPM issued his decision on the Tesco inquiry (APP/P4415/A/03/117893). The appeal was against the refusal by RMBC to grant planning permission for a retail foodstore and a mix of uses on the Guest & Chrimes site (and onto the Forge Island site). This “recovered” appeal was dismissed for a number of reasons. Duplicate applications for the reuse of the Principal Listed Buildings were approved in 2004 – RB2004/0057(FUL) and RB2004/0058(FUL) and RB2004/0059(LBC) and RB2004/0060(LBC). These allow the buildings to be converted to office and residential uses. The conditions relating to these applications are in the process of being discharged to allow works to commence on site. The works for the demolition of the “non listed” structures has now been completed. An application for the remediation of the site (RB2007/0870) was approved in September 2007. This has allowed the contamination to be dealt with, with demolition having taken place with the site now prepared for future development. Due to the previous industrial activity on the site there are areas that require bio-remediation and ground water treatment over an 18 month period (See WSP Report). Finally an application has been submitted for the enabling works on site including this re-direction of the Holmes Tail Goit. The Council resolved to approve this application (RB2008/1309) on 11th December 2008. Policy Framework The application’s response to both National and Regional policy will be demonstrated and is expanded upon within the detailed Stage C report provided under separate cover. 71 Corporate Plan, UDP & Community Strategy The objective of the application will be to respond strongly to this each of these aspects. In summary the nature of these aspects are: The Corporate Plan supports the achievement of the vision for Rotherham. It makes reference to the Rotherham Town Centre Renaissance and identifies the ambition to create a landmark civic centre and the revitalisation of the riverside area. The vision set out in the Plan repeats the five priority themes set out within the Community Plan above and is based on a high level of community consultation. Those policies saved under direction of the Secretary of State from the Rotherham UDP (adopted in 1999) remain the relevant development plan for development control purposes. The LDF is at an early stage and the Core Strategy has not yet been adopted. The UDP recognises the need to create economic opportunities and promote regeneration. The Plan seeks to ensure an adequate supply of suitable land for employment. The Community Strategy is prepared by the Rotherham Partnership with the aim of promoting or improving the economic, social and environmental well being of the Borough. This is not a planning document but is a requirement of the Local Government Act 2000. The strategic themes are Achieving, Learning, Alive, Safe and Proud. Minimising Opportunities for Crime In considering the building proposals, the design team have followed the guidance set out in the documents listed to the right of the page. Surveillance Masterplan Strategic Objectives • High level of natural surveillance to be provided through out the day • On-site security presence The design team have identified 5 ‘headline’ items that will be essential to the success of minimising the opportunities of crime, these are: • Inactive frontages are to be limited • Through -day Use • Car parking to be secure and monitored • No Hidden Spaces • No ‘one way’ enclose • Secure Entrances • Public realm Overlooked Guiding Principals The Team have suggested the following checklist. This has been collated with direct reference to (2004) Office of Deputy Prime Minister Safer Places: The Planning System and Crime Prevention Checklist (Annex 4). Key aspects that have been assessed at outline proposal stage and will be developed through scheme design stages (RIBA D) are: • Lighting will be designed and maintained in accordance with Police Liaison Officer (PLO) Access and Movement • • Number and nature of connections considered Create routes to be legible contributing to movement through the site • • CCTV will be present and maintained in accordance with PLO. Physical Protection Consultation Crime prevention methods to be integrated into following scheme design. Where not able to be integrated the visual impact is to be minimised. • Office of Deputy Prime Minister Safer Places: The Planning System and Crime Prevention (2004) Checklist (Annex 4) No hidden access points provided Activity • All routes to be integrated • Clear definition of vehicle and cycle routes in public realm • Destinations will be created to attract people into the site • PPG Policy EG 14 • Proposed uses have been located to minimise potential conflict • Home Office Scientific development Branch (previously PSDB) Structure • Building to be designed with reference to security • Public realm to have variety of uses and will be maintained to uphold its attractiveness • Layout not to increase local crime risk Management and Maintenance • Contribute to compatible uses across the site • Site Management policy committed to maintaining quality of the public realm and buildings within the site • Public realm to have defined use and good level of natural activity Ownership Guidance Documents: • All tenants and users of the site will be encouraged to become involved with and contribute to the management of the site • Clear definition of public, communal, semi-private and private spaces within the site boundary • Sense of ownership and desire to use/occupy is be encouraged through the design of the spaces 72 • Secured by Design Guides and publications as noted on: http://www.securedbydesign.com/ Site Remediation Site Geotechnics Executive Summary from WSP Environment Ground Investigation – Interpretative Report dated 7th June 2006 Site Address NGR Current Site Use Site History Site Setting Guest & Chrimes, Don Street Rotherham, S60 1AQ 4424498 392502 The site is currently derelict The site has predominantly been used as a brass and iron foundry and has in the past included a canal basin, a railway track, rope manufacturer and scrap yard. The surrounding area is historically heavy industry. Geology The site is underlain by alluvium overlying Coal Measures bedrock at a depth of around 10m. Hydrogeology The underlying geology is classified as a minor aquifer. Hydrology The site is located close to the Rotherham town centre near the confluence of the Rivers Don and Rother. Holmes Tail Goit crosses the site in culvert. The investigation comprised an intrusive geotechnical and environmental ground investigation that considered the following elements: a review of available third party data; collation of desk study data; an intrusive investigation over accessible areas of the subject site enabling consideration of particular geotechnical and environmental development constraints; laboratory geotechnical and chemical analysis; installation and monitoring of groundwater and gas standpipes; and, factual reporting and interpretative reporting. Further gas monitoring of installations constructed in the shallow made ground is recommended following the remediation works. A Quantitative Risk Assessment has been undertaken to assess the risk to controlled waters and determine appropriate remediation target criteria. The outputs from the QRA have been incorporated within the site Remediation strategy. Based on the findings of this investigation potentially unacceptable risks have been identified to the health of construction and maintenance workers, site staff and the public, controlled waters and the public. In order to allow work on the site to progress, a remediation strategy has been prepared for the site detailing the remediation required and the necessary validation steps. The recommendations of the strategy are currently being implemented and are expected to be completed and validated prior to commencement of construction of the proposed development Based on the findings of this report, it is considered that there is a moderate risk of the site being considered contaminated land as defined under Part 2A of the Environmental Protection Act. However, following the remediation of the site in accordance with the preceding recommendations this is likely to be a low risk. Site Investigation Summary Recommended Further Work Environmental Risk Assessment and Recommendations Designation under Part 2A of the Environmental Protection Act Geotechnical Recommendations The shallow ground conditions at the site are generally unsuitable for the support of structural loads. Therefore some form of piled foundation is recommended. Ground floor slabs should be either fully suspended or supported on vibroconcrete columns. Consideration should be given to the presence of obstructions in the ground. Areas of hardstanding will require treatment of the formation prior to construction by excavation and replacement of the upper metres of ground. Consideration should be given to reinforcing the sub-base in highly trafficked areas. Excavations are likely to be unstable and groundwater ingress Site remediation works Remediation works were carried out by WSP Remediation under a contract with Evans Regeneration (Investments) Limited between October 2007 and September 2008. The remediation design was based upon the conclusions of site investigation and QRA noted in the adjacent executive summary. The works were executed in accordance with the Detailed Remediation Strategy (DRS) and Technical Specification developed by WSPR in June 2007. Full details of the remediation works and current status of the site are summarised within WSP remediation's ‘Soils Remediation Verification Report’ dated September 2008. 73 Structural Engineering Executive Summary Form WSP have been instructed by Evans Regeneration Investments Limited to prepare a Stage C Structural and Civil Engineering Report for the proposed Rotherham Metropolitan Borough Council (RMBC) Office buildings to be constructed on the former Guest & Chrimes site in Rotherham. Briefly the building consists of the following components 3 office blocks ranging from 4 storeys to 6 storeys. A single storey basement incorporating car park, stores and plant rooms. The main features of the buildings are: Glazed Atrium connecting all the three blocks through central entrance. An office building with three individual blocks of 4 to 6 storeys high interlinked by common core areas. • General Requirements The general functional requirements of the building are identified as follows: A single storey semi-basement incorporating car parks, store rooms and plant rooms. • Clear span efficient frame design to provide a flexible column free interior space. A front Reception / Entrance block common to all three blocks located at the centre of the building. • • Clear open plan office space of 15m. • Aspirations to provide a building with ‘Very Good’ BREEAM rating. A number of structural solutions have been investigated to satisfy the client’s requirements. These include: • A braced steel frame with clear span cellular beams and 150mm thick composite metal deck slab. • A Concrete frame with clear span 750mm thick one-way ribbed slab with 750mm deep downstand beams. • A Concrete frame with clear span Bubbledeck or Cobiaxdeck concrete slab. • A braced steel frame with clear span cellular beams with 150mm thick composite metal deck slab is recommended as the solution most compatible with the client’s aspirations for an economic good quality building with minimum of 15m clear span between columns. Structural grid to co-ordinate with a 1.5m planning grid and 15m maximum plan depth. Car parking layout to be co-ordinated with the structural grid for the 3 blocks. Structural Solution 150mm thick floor slabs of composite concrete and steel construction on galvanised metal decking. Structural frame solution to be integrated with the servicing strategy for the building. 800mm deep cellular steel beams and 305mm UC columns supporting the floor slabs. The building should provide a quality open plan space typical of a commercial office. Steel cross bracing at service/lift cores for lateral stability. Aspiration to provide a building with a ‘Very Good’ BREEAM rating. 750mm diameter CFA piles with maximum vertical load capacity of 2800 KN per pile. Generally retaining structures are to be of reinforced concrete propped cantilever design, although sheet piles or contiguous piled walls may be required when in close proximity to highways and existing structures. Ground bearing reinforced concrete on compacted hardcore and proof roll sub-base. Some treatment of the existing soil (excavation and re-compaction) may be necessary. 74 Preferred Structural Solution Basement Steel frame with clear span cellular beams •Composite cellular beam spanning 15m clear. •Composite metal deck in-situ concrete slab. •Steel columns at 7.5m grid to suit car parking layout in basement. •Steel diagonal bracing at core locations and elevations to provide lateral stability. The basement area will house car parks, plant rooms, stores and the lift/stair core. The floor for the car park will be a ground bearing, reinforced concrete slab on compacted hardcore on capped and proof rolled sub-base. Some treatment of the existing soils (excavation and re-compaction) may be necessary. Retaining Structures Due to the site levels retaining structures will be required along the northern elevation of the building adjacent to Main Street. An insitu concrete retaining structures are proposed. However, construction method and sequence maybe subject to agreement with the local highway authority due to its proximity to the adopted roads. Temporary works necessary to install such a wall may also need to be considered. Consideration of the ground water regime will also be necessary in the design and detailing of the retaining walls. Upper Floor Slabs Structural Frame Foundation Due to the depth of made ground and soft alluvial deposits on the site, pile foundation are required to transfer the building loads down to the competent coal measures bedrock. CFA (Continuous Flight Auger) piles into weak mudstone at around 12m below the ground level are envisaged at this stage. Vertical load capacity of the plies 2800kN has been assumed. Typical Floor Layout The upper floor slabs will be designed to act compositely with the steel floor beams for maximum efficiency. A 150mm thick reinforced concrete slab spanning a maximum of 3.75m onto 15m clear span cellular beams is proposed. The slabs will be supported on a proprietary metal deck designed to act as a permanent shuttering to the soffit of the slabs without the need for temporary propping. The cellform beams will be designed with 425mm holes at 650mm centres to allow for complete integration of the Mechanical and Electrical services thus minimising the overall floor to floor height for the building. Typical Structural Bay Foundation Layout 75 Mechanical & Electrical Services Overview General Standards The services installation proposals for the proposed Rotherham Metropolitan Borough Council offices to be constructed on the former Guest & Chrimes site will be developed to generally conform to the recommendations of the British Council for Offices (BCO) Guide 2005, Best practice in the specification for offices. This specification for the building services should be read in conjunction with the BCO Guide and with the Developers Specification. The services systems will be designed and installed for an office occupancy density of one person per 8.5m2. The Engineering Services Installation developed for the building will be fully co-ordinated and integrated at all stages of design development and installation in order to achieve the following objectives; Main Services The existing site is served from mains services located in the roads adjacent to the site; gas, water, electricity and drainage are located in Main Street and Don Street. There are also private gas and oxygen mains services adjacent to the site along the line of the boundary with the railway which must be taken into account. Where the development of the site impacts on modifications to Don Street the existing mains services routed beneath this road will be relocated and the associated services rerouted. These works will be carried out prior to any construction works in order to maintain access and supply to the properties beyond the site boundary and accessed via Don Street. Breeam There is an aim to achieve a BREEAM rating of ‘’Very Good’ for the development and the services installations will be designed and installed to contribute to the required credits for this to be achieved. Planning Grid The office areas will be designed and installed to a 1500mm planning grid for the future location of partition walls. Main equipment such as fan coil units will not be positioned on the planning grid. Lights and diffusers can be located on the planning grid and will be modified as necessary during the Cat B fit out of the building. Main pipework and cable routes will be configured to run between planning grids where possible. Services within the ceiling void will be generally located a minimum of 100mm above the ceiling level to allow light fittings to be repositioned. Creation of the correct environment within the building in terms of the specified temperature, humidity, fresh air, illumination and noise levels and or other functional requirements. Ensure reliable operation of all plant and services with ease of maintenance and standby facilities on critical components to minimise plant downtime and disruption of the building function. Provide flexible operation and minimise primary energy consumption. Provide systems which result in the efficient use of space allocated for the routing of services and which can be successfully incorporated within the building and which aesthetically will not detract form the character and function of the various spaces or compromise the operational requirements of the areas. Facilitate testing and commissioning of the completed installations. Provide adequate numbers and sizes of readily de-mountable access panels to achieve the above. Special consideration will be given to these requirements in all critical areas. Particular care will be taken to ensure there is close liaison with other trades in installing services to prevent obstruction of other installations. Services through ducts will be arranged to permit maximum access in the ducts, and services will be readily accessible for maintenance, repair or replacement. Care will be taken to obtain uniform and tidy arrangements of wall and ceiling mounted equipment. Distribution services will generally be concealed until the final point of connection to room equipment. A series of service risers will be provided which allow major services, including IT, to distribute to all areas and provide means of access to the services. The building will be designed to allow adequate plant and riser space for all present, and reasonable provision for future services, and to provide good access for maintenance and optimum use of building floor space. 76 All materials, products and workmanship will be suitable for the purpose of the works and are to be in accordance with good building practice including the provisions of the relevant BSI Documents. The materials and equipment will be properly stored and protected. Any damaged or defective materials will not be incorporated into the works, but removed from site and replaced with new. Proper consideration will be given to issues of buildability, maintainability, safe operation and asset/plant replacement of the engineering services during the life of the building resulting in, but not limited to, the following consideration; Space for plant installation/maintenance, component replacement/renewal; • adequate and efficient access routes for system and plan installation maintenance, component replacement and renewal; • proper segregation and separation between services; • means of structural support for systems and plan and where necessary lifting equipment/beams for heavy plant items; • facilities for proper and local isolation to allow safe shutting down and removal or replacement of equipment; • facilities for testing and commissioning of systems; • fire-stopping of services passing through fire compartments; • avoidance of trip and head hazards; • safe operation of systems under both automatic and manual control including necessary providing and interlocking arrangement; • emergency facilities, eg. gas detection/shut-off systems, emergency knock off etc; • guarding of moving machinery; • means of preventing risks of freezing or harmful condensation; • facilities for refrigerant leak detection and pump down; • proper protection shrouding and earthing of electrical installations and equipment; • Note WSP to explore Chilled Beam option during stage D under design works for developer, any resultant SI works to be taken by WSP on behalf of RMBC. All work will be in accordance with all current British Standards, adopted European standards, Building Regulations, Codes of Practice, local and national government legislation, local and national bylaws, undertaken in a good workmanship manner and in accordance with good building practices. All work will be in accordance with, and achieve the acoustic performance of the recommendations of the Acoustic Consultant. The design of the services installations will comply with the following documents: • Chartered Institution of Building Services Engineers Guides to Good Practice, Commissioning Codes, Application Manuals and Technical Memoranda. • Building Services Research and Information Association Application Guides and Technical Notes. • The Gas Safety Regulations and other documents issued by the Gas Supply Authority. • The Building Regulations. • Heating and Ventilation Contractors Association Specifications and recommendations • C E Marking. • Materials and installation methods to satisfy all recognised codes of good practice and workmanship. • Institute of Electrical Engineers Regulations (BS 7671) 17th Edition • British and European Standards • LPC and Insurer’s requirements • Calculations will be produced as necessary to satisfy Building Control regarding Building Regulations Part L and these will be reviewed with Building control, including the whole Part L strategy for the project using the most appropriate method of assessment. Upon completion of works full ‘As Fitted’ drawings and Operational and Maintenance documents will be provided including the following: An energy log, as set out in Part L2 of the Building Regulations. • Building Energy Display Certificate • Energy Performance Certificate • An HSC L8 2000 compliant water quality risk assessment and log book. • 77 Fire Safety Strategy WSP Fire Engineering has been commissioned, on behalf of the Evans Property group, to devise a fire safety strategy for the RMBC Building, Rotherham. This section provides an overview of the how the proposed fire safety precautions and building design combine to mitigate the potential risks to a level which meets the requirements of Building Regulations 2000. Fire Resistance All elements of structure including floors will be rated to provide a minimum of 90 minutes fire resistance to restrict fire spread. Travel distances are typically within standard guidance except for areas of Wings A and C where a fire engineering solution based on an improved level of fire detection will be used to demonstrate that an adequate level of safety is achieved in the design. The evacuation of the mobility impaired will be aided by the provision of fire fighting lifts which will remain operable during a fire and refuges in stairs provided with 2-way communication points to the on-site security who could utilize evacuation chairs. Facilities for the Fire Service The fire service will be provided with access to the building via reception and the two central cores. These cores will be designed for fire fighter use and will therefore include the following: • Dry risers • Fire fighting lifts • Natural ventilation to the fire fighting lobby and stair. No mechanical exhaust is required in the cores. The vents will open automatically upon activation of local smoke detectors. Cores and risers will also be designed to achieve 90 minutes fire resistance except for the central fire fighting shafts which will achieve 120 minutes for the protection of fire fighters. • Secondary power supply to fire safety systems will provided via a generator or a second supply from the substation. The building is less than 30m in height and as such sprinklers are not required. The basement car park will be provided with natural ventilation to aid smoke clearance. Impulse fans will also be provided if required dependent on full smoke movement analysis. Fire rating of the long facades of Wing A and C will not be required based on maintaining the site boundary at a minimum of 13.5m. Means of Escape Strategy An automatic fire detection and alarm system designed in accordance with BS5839-1 to an L2+M standard. This will include smoke detectors in all escape routes, hazard areas and in strategic locations on the office floors. Emergency lighting and exit signage in accordance with BS5266-1 and BS5499-1 respectively. 5no. 1.2m-wide stairs including lobbies provide sufficient escape for an occupant density up to 1 person per 8.5m² as per the brief. At upper ground level, the escape route from the Core 1 and 2 will be via the reception area. This area will be separated by the remainder of the building by fire rated construction. This will include fire shutters to Wing A and C to maintain the openness of the front, public access area of the building. 78 Flood Alleviation Background Site History The site is bound by the River Don and has a culverted watercourse, Holmes Tail Goit, running through it. The River Don is the responsibility of the Environment Agency, as it is a main river, and the culverted watercourse is the responsibility of the landowner, riparian ownership. The site is located within Flood Zone 3 (high risk) as defined on the Environment Agency Flood Zone maps. Flood Zone 3 has an annual exceedance probability (AEP) of 1% or greater for fluvial flooding. The River Don has a history of flooding within Rotherham and a programme of river defence improvements has been established. The Environment Agency has provided plans showing the recorded extents of flood events occurring in autumn 2000 and in 1947. In 2000, flood levels adjacent to the site (on the River Don) were recorded in the range 25.55m to 25.90m AOD and the plan does not indicate that the site was subject to significant inundation. The 1947 record does not show any levels but suggests that the extreme southwest corner of the site was inundated. No information is available regarding the return period of these events. South Yorkshire experienced flooding across the region in June 2007 due to the intense rainfall that occurred over an extended period. The flooding occurred as a result of saturated land conditions and high river levels. The former Guest and Chrimes site was inundated as a result of the June 2007 event. The flood level return period is currently not available for this event. Templeborough to Rotherham Flood Alleviation Scheme In partnership with the Environment Agency, RMBC’s Investment and Development Office (RIDO) are promoting the Templeborough to Rotherham Flood Alleviation Scheme to provide community wide protection to the existing infrastructure within Rotherham. In Autumn 2004 RMBC submitted a planning application for the construction of a flood alleviation scheme which when implemented would reduce the annual probability of flooding to the majority of Rotherham town centre to an acceptable level. Detailed planning approval was gained in Autumn 2005. Construction of Phase 1 commenced in Autumn 2006 through a combination of grants and council funds. This work has included; 2.3km of flood defences located on both sides of the River Don in the Templeborough area; diversion of a number of services; modifications to 3 bridges within the Firth Rixson site; and creation of a low lying wetland within the Centenary Riverside site. • • Phase 2 of the scheme, includes the former Guest and Chrimes site and extends along the River Don to the east. Phase 2 is required to be funded through a mixture of public and private sources with developers being responsible for providing flood risk management measures for their development site. Flood Risk Mitigation for the RMBC building The Environment Agency would normally require development within Flood Zone 3 to be implemented in a manner that ensures that there is no net loss of the floodplain storage as a result of the development. As detailed above as part of the Phase 1 Templeborough to Rotherham Flood Alleviation Scheme RMBC have created 4 hectares of new compensatory floodplain at the Centenary Riverside site. The Environment Agency will therefore not require compensatory floodplain storage to be created. The minimum habitable finished floor levels of the building are to be set at a minimum of 28.25m AOD (this is the 1 in 100 year predicted flood level including an allowance for climate change and freeboard); A Flood Defence bund will be constructed around the RMBC building to a level of 28.25m AOD. This flood bund will incorporate flood gates at the site entrance adjacent to Don Street. The Flood Risk Assessment will detail the principles to be followed within the detailed design. 79 Infrastructure Holmes Tail Goit Existing Goit The existing Holmes Tail Goit (HTG) currently runs through the site from beneath the railway along the line of the scrap yard boundary out to the river Don under Don Street. A large proportion of HTG crossing the site is 1300mm diameter pipework with two open sections located to the east, with an increased section of pipework between the two open sections (1800mm diameter approximately). Downstream of the second open section is a bridge structure over Don Street with trash grills on the up and downstream ends of the bridge. On inspection there is no flap valve on HTG within the site or as it outfalls to the river Don. A structural survey of HTG has not been undertaken, however a photo survey was undertaken in November 2006. The condition of the system was reasonable with some deformations noted. These works are likely to include: • Additional blanked connections • None return valve on system • Closing any open sections of goit. NB: Hydraulically the diversion should not reduce the capacity of system and will provide a minimum “like for like” capacity. Based upon our early assessment, the use of a 1350mm diameter should be sufficient. On Site Plot Drainage RMBC are responsible as Land Drainage Authority for ensuring that the riparian owners of the goit maintain it in a suitable working condition. Surface Water The site does not have any adopted sewers, this is due to the proximity of HTG and the river, both suitable for surface water discharges. Proposed Realignment The existing alignment of the goit does not suit the proposed development of the site and it is proposed to divert the goit. RMBC have been consulted and do not have any objections to the realignment of the goit to suit the proposed development masterplan but would impose some conditions. Consultation with RMBC has indicated that HTG would be a suitable outfall for the site surface water although the design will need to accommodate the periods of high water level in the river, the outfall from HTG. RMBC would require any realignment to be designed to suit the proposed development and the existing flows in HTG and should have no adverse effect on the current goit arrangement. The diversion is to be designed in accordance with the requirements of both Rotherham MBC Land Drainage and the Environment Agency. Design consideration is to be made for the proposed Environment Agency (EA) flood defence works to be located against the Don. Currently there is no programme for the flood defence works and the proposed scheme is requiring additional funding. Therefore the goit diversion design will be designed and constructed to enable any necessary improvements required as part of the River Don Flood defence works. The extent of the required works are to be agreed with Rotherham MBC Land Drainage and the Environment Agency. Surface water attenuation should be based upon a maximum run-off to suit a 30% reduction in current run-off and climate change. Further design consideration relating to the submerged outfall will be made within the design. Once the requirements of the planning authority have been established a strategy will be developed for surface water drainage. Foul Water The site is currently served by a 225mm diameter adopted sewer running along part of Don Street. Details of the invert levels have not yet been received from Yorkshire Water (YW) so a gravity connection cannot be assumed. 80 Consultation with Yorkshire Water (YW) confirmed the foul water (FW) discharge from the development “should discharge to the 225mm diameter public sewer recorded crossing/within the site” (in Don Street). The system should have sufficient capacity to service the RMBC office building, but we are awaiting written confirmation from YW. There has been further consultation with YW regarding other possible FW outfall options (2 possible combined sewer connections in Main Street) and we are awaiting their response. The proposed foul water design is to pump all FW discharge from the office building from a pumping station. The pumping station is to have 24hr storage (in accordance with building regulations) and auxiliary suction pipework is to be provided to allow the pumping station to be emptied by tanker from Main Street. Highways & Access Parking Parking on the site will be provided to accommodate the operational needs of the building. A total of 172 spaces will be provided on site including 8 disabled parking spaces. This is a similar level of on-site provision to the existing council offices that will be re-located and will act as a traffic restraint mechanism by reducing the availability of on site parking. The impact of off-site parking will be addressed in the Transport Assessment. Limousine access onto the plaza area to the front of the building has been considered in consultation with RMBC Highways Department. However, this has been discounted in favour of a lay-by provision on Main Street due to: • Vehicular conflicts with the Don Street Access. • Pedestrian Safety issues in relation to vehicles crossing the footway on Main Street • Control of vehicular access onto the plaza • Vehicular/pedestrian conflicts on the plaza Servicing Access for service vehicles will be provided to the south and west of the RMBC building at lower ground floor level. A service lay-by will be provided adjacent to the ‘Delivery Zone’ for the building. Provision for turning service vehicles within the site has also been made. A suitable location and size for diesel generator fill point and foul water suction point to be determined during detailed design stage. Access Vehicular access will be provided to the Guest & Chrimes site from an improved junction between Main Street and the existing Don Street site access. The site access will then follow the alignment of Don Street before providing a separate priority junction access to the site’s car parking and servicing areas. Pedestrians, cyclists & Mobility Scooters The new access to the site will be designed to accommodate pedestrians, cyclists and scooters. In addition to this, routes to the surrounding network will be created via links from the site onto Main Street. The site will be designed to be permeable to pedestrians and cyclists and a high quality environment will be created by keeping traffic speeds low and by providing sufficient levels of cycle and scooter parking on site. The access from Main Street has been designed as a simple major / minor priority junction located in the north east corner of the site. It has been designed to accommodate access by the types of delivery and service vehicles that would be expected at the site. The junction also incorporates a pedestrian refuge to improve pedestrian crossing facilities. The proposed access layout will be sufficient to accommodate the level of traffic generation of the site, given the proposed on site parking provision. 81 BREEAM WSP Environmental has been appointed to provide BREEAM offices 2006 design advice the Rotherham Borough Council new build development. Summary Table Tenant Actions In order to attain the ‘Very Good’ rating, the tenant will need to commit to the following actions: Credit Ref. This report outlines the likely environmental performance under the BREEAM for office 2006 assessment. Credit Ref. HW3 – Glare Control The requires rating for this development is a ‘Very Good’ rating. RMBC will need to provide written confirmation that individual, occupant controlled blinds will be fitted to windows in all occupied areas Based on the outcome of the design advice workshop, and considering the current design principles, a score of 45.44% is likely to be achieved, which equates to a rating of ‘Good’. In addition, WSPE and the design team have identified credits to further increase the rating to ‘Very Good', with the potential of achieving a score of 59.67%. Summary The following table is a summary of all the BREEAM Office credits against which the Rotherham Borough Council building is assessed. The table details the maximum credits available under BREEAM, and the credits committed to during the Design Advice Workshop held on the 30th July 2008. Major Design Change – ‘VERY GOOD’ The credits detailed under this heading are based on the advice of WSPE and Design Team commitments to investigate and incorporate, in some instances, substantial design changes. These credits account for a score of 59.67% and a ‘VERY GOOD’ rating. Credit Heading Max Available Minor Design Change (or Complete subject to provision of evidence) Major Design Change (%/credit) Value Action Management Credit Ref. HW6 – Lighting Zones RMBC will need to provide written confirmation that they will zone lighting as part of the fit out with switches or a PIR system with each zone limited to a maximum area of 40m². Action Key EPG – Evans Property Group GMI – GMI Construction PLC CJA – Carey Jones Architects M1 M4 M5 M12 Commissioning Considerate Constructors Construction Site Impacts Building User’s Guide Health & Wellbeing 2 2 4 1 2 2 3 1 - 1.67% 1.67% 1.67% 1.67% GMI/WSPB GMI GMI GMI/WSPB HW1 HW2 HW3 HW4 HW5 HW6 HW8 HW9 HW11 HW14 HW15 HW16 HW17 Daylighting View out Glare Control High Frequency Lighting Internal and External Lighting Levels Lighting Zones Potential for Natural Ventilation Internal Air Pollution Ventilation Rates Thermal Comfort Thermal Zoning Microbial Contamination Acoustic Performance Energy 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 - 1.15% 1. 15% 1. 15% 1. 15% 1. 15% 1. 15% 1.15% 1. 15% 1. 15% 1. 15% 1. 15% 1. 15% 1. 15% Tenant Tenant WSPB WSPB WSPB/Tenant WSPB WSPB WSPB WSPB WSPB WSPB/WSP Acoustics E1 E2 E3 E4 Reduction of CO2 Emissions Sub-Metering of Substantial Energy Uses Sub-Metering of Areas / Tenancy External Lighting Transport 10 1 1 1 1 1 1 - 0.89% 0.89% 0.89% 0.89% WSPB WSPB WSPB T1 T2 T5 T8 Provision of Public Transport Transport CO2 Cyclist Facilities Travel Plan Water 2 10 2 1 2 10 1 2 - 0.89% 0.89% 0.89% 0.89% WSP D&T CJ CJ WSP D&T W1 W2 W3 W4 Water Consumption Water Meter Major Leak Detection Sanitary Supply Shut Off Materials 3 1 1 1 2 1 - 1 1 0.83% 0.83% 0.83% 0.83% WSPB/CJ WSPB WSPB WSPB MW1 MW3 MW5 MW6 MW7 MW8 MW12 Materials Specification – Major Building Elements Floor Finishes Reuse of Building Facade Reuse of Building Structure Recycled Aggregates Responsible Sourcing of Materials Storage of Recyclable Waste 4 1 1 1 1 2 1 1 1 1 - 0.83% 0.83% 0.83% 0.83% 0.83% 0.83% 0.83% CJ GMI CJ LE1 LE2 Reuse of Land Contaminated Land Ecological Value of Land & Protection of Ecological Features Mitigating Ecological Impacts Enhancement of Site Ecology Long Term Impact on Biodiversity Pollution 1 1 1 1 - 1.50% 1.50% 1 - 1 1.50% GMI GMI GMI 2 3 2 1 - 1 - 1.50% 1.50% 1.50% GMI GMI GMI 1 2 1 3 3 1 3 1 TOTAL 2 1 1 45.44% 2 1 59.67% 1.00% 1.00% 1.00% 1.00% 1.00% 1.00% 1.00% 1.00% WSPB WSPB/CJ WSPB WSPB WSPB Land Use & Ecology WSPB – WSP Buildings LE3 LE4 LE5 LE6 WSPE – WSP Environmental P1 P2 P4 P6 P7 P8 P11 P12 Tenant – RMBC It should be understood that a minimum score of 55% is required to achieve a ‘Very Good’ rating. We advise that a score above 55% is secured so that in the event that the BRE dispute credits during the QA process the target rating will still be awarded. Value We have provided the percentage value of each credit so that the Design Team can add up the percentage score to benchmark their progress in achieving their target rating. 82 Refrigerant GWP – Building Services Preventing Refrigerant Leaks Insulant GWP NOX Emissions of Heating Source Flood Risk / Water Run Off Minimising Watercourse Pollution Renewable & Low Emission Energy Reduction of Night Time Light Pollution 07 Contact & Document Details 83 Team Contact Details Client Evans Property Group Cost Consultant Turner & Townsend David Cadenhead [email protected] Philip Turner [email protected] Tenant RMBC Planning Paul Smith [email protected] Brian Barrett [email protected] GVA Grimley Beverley Smith [email protected] CDM Consultant Faithful & Gould Architect Stuart Willox [email protected] Carey Jones Architects Rob Cunniff [email protected] Contractor Landscape Gillespies Laura Scott-Simmons [email protected] Engineering WSP Group Structural Paul Cooper [email protected] Building Services Colin Fuller [email protected] Environmental Chris Everett [email protected] Infrastructure Andrew Calvert [email protected] Highway Design Robert Rodger [email protected] 84 GMI Jarrod Best [email protected] Paul Tew [email protected] Document Status Issue/revision Rev - Rev A Rev B Rev C Remarks Draft Information Updated for revised tenant brief Planning Submission Date July 2007 August 2007 08.08.08 16.12.09 Prepared by AMN AMN AMN AMN NGF NGF NGF NGF REC REC REC REC Project No. 20009 20009 20009 20009 File Ref. RMBC, Rotherham RMBC, Rotherham 2009/500/01 2009/500/01 Signature Checked by Signature Authorised by Signature 85 Document Ref 20009/500/01 July 2007 (Original Issue) December 2008 Author Carey Jones Architects Rose Wharf East Street LS9 8EE 86