design and access statement (refurbishment of people's …...the following report is the design...

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Featherstone Young Architects

November 2015

Oriel Wrecsam /People's MarketA new arts and cultural centre

within the People's Market Design and Access Statement

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Contents

Contents page

1.0 Introduction & Summary of proposals 1

2.0 Background 3

3.0 Site Analysis 5 4.0 Proposed Concept 7

5.0 Proposed Layout 9

6.0 Facade Design 13

7.0 Statutory Authorities 14

8.0 Sustainability 14

typical page1.0 Introduction

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1.1 Introduction

In August 2015 Featherstone Young Architects (FYA) and their design team, were appointed by Wrexham County Borough Council (WCBC) to undertake RIBA Stage 3 Development Design work and submit a planning application for the redevelopment of Oriel Wrecsam (OW), formerly known as Wrexham Arts Centre, to create a new arts and cultural centre on the ground and first floor of the People's Market (PM).

The following report is the design and access statement that accompanies the planning application.

The proposed works include change of use to incorporate a new art centre, retail and cafes within the existing market, ancillary storage and car park uses. External alterations include new glazed openings on the South and East façade, new ventilation grilles to plant rooms, new condensing units on the roof, new rooflights, paintwork and new painted signage to all façade.

Enlarged Market Street entrance with double height space

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1.0 Summary of Proposals

1.2 Summary of proposals

The new arts and cultural centre has been located within the ground and first floor of the eastern side of the PM building and provides the following oppor-tunities and features:

- Strategically located between town centre and popular edge of town attrac-tions.

- Mixed with other uses which gives opportunity for attracting a wider and more diverse audience.

- Art & cultural space consolidated in the 2 storey block on east side of PM building with high ceilings (5m) and opportunities for better natural daylight.

- New welcoming, dynamic double height entrance drawing in new audienc-es from surrounding areas.

- Full range of art spaces, including 2 galleries, a dedicated space for per-forming arts, artist studios, a learning suite, a cafe, an Art window and a flexi space for experimental art and community activities.

- Hugely bigger and improved space to previous provision at the OW's former home in Wrexham Library.

- Housed in a large 4 storey large purpose-built car park and ground floor market allows for future expansion and the experimental art space in the large flexispace enables wider community involvement and ability to test and expand arts programme.

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Context around the People's Marketedge ot town

town centre

BUS STOP

COLEG CAMBRIA

WREXHAM MUSEUM

EAGLE MEADOWS

TESCO

LIBRARY

COUNCIL OFFICES

COUNCIL OFFICES

QUEENS SQUARE

THE OLD LIBRARY

ST. MARY CATHEDRAL

COUNCIL OFFICES

ST. GILES CHURCH

INSLAND GREEN

THE PEOPLE'S MARKET

Market street

Chester Street

Holt Street

future development site

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2.0 Background

2.1 Proposal

In summary the principle objective of the project is to develop a new arts and cultural centre within the existing building, to consist of:

• gallery spaces• gallery retail space• a learning suite• a foodcourt with cafes• artists’ studios / creative industry spaces• flexible meeting and multi-purpose community/performance spaces

A key idea behind the design proposal is to create an exciting fully integrated mutli-use building, ensuring the continuance of market and car parking uses.

Gallery functions will take over part of the existing ground floor market area, as well as areas of the upper parking floors. Its presence will reinvigorate the market, while market and parking functions will draw footfall to the arts centre.

2.2 Wrexham Council’s Ambition & Aims

• to create an enhanced exhibition programme promoting the best in contem-porary visual and applied arts in Wrexham;• to strengthen the local arts sector with local talent being developed;• to improve footfall and ‘buzz’ in the town centre including a diversified andstrengthened evening economy;• to create diversification of the local economy and recognition of Wrexham as centre for Creative Industries;• to improve opportunities for local residents to participate in the arts, raisingaspirations and contributing to community cohesion;• to provide opportunities to strengthen provision for education;• to help improve wellbeing and quality of life for local residents and to devel-op aspiration and confidence through involvement;• to improve the quality of the visitor experience and put Wrexham on the tourist map within the context of both the North Wales and the North East Wales, North West England regions.

Views of the People's Market along Chester Street

Views from street level and from the car park roof of the two storey block of the People's Market

View of the People's Market along Market Street

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Public realm plan of Wrexham to show both internal and external public space in the immediate area surrounding PM. Arcades and covered markets in Wrexham's historic market quarter

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1 People's Market2 General Market3 Butchers Market4 Central Arcade5 Overton Arcade

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3.0 Site Analysis The following site analysis undertaken by FYA has informed the initial design concepts.

3.1 Pedestrian Flow

3.1.1 Overview- The site commands a key location to southeast of town centre - Reduced footfall due to closure of T.J. Hughes in 2011.- Town centre shift due to new retail cluster around Tesco & Eagles Meadow.

3.1.2 Opportunities- PM is strategically located between current and future edge of town activi-ties on eastern side of the site and the town centre to the north west.- PM has the potential to help link these two areas by providing a more wel-coming and attractive eastern approach on Market Street that will compliment the main north-western entrance on Chester Street and attract more pedestri-ans to and across the site.

3.2 Historic Fabric

3.2.1 Historic central location of the site- The site is located within the historic market quarter which once had the beast, vegetable, butter, butchers and general markets some of which still exist today.- PM was previously more central to the historic town centre with the Guildhall and two churches on the adjacent TJ Hughes site.- Historically the PM site was built up with a network of routes and small streets crossing it including Regis Place.

3.2.2 Historic street pattern- The historic street pattern is proliferated by covered markets and arcades which gives this area of Wrexham a strong identity and spatial quality.- The covered arcades and markets are like covered streets and squares well-suited to the North Wales weather conditions.- The Public realm plan opposite identifies the parts of this network of inter-nal public spaces which survive today and includes the Butcher and General Markets, Overton Arcade and Central Arcade.

3.2.3 Opportunities- This historic fabric gives Wrexham an attractive and distinctive identity which the new redevelopment can take cues from.- The arcades and market are well used public spaces that provide routes and spaces to meet under cover, this is a feature we can embrace in the redevelopment.

3.0 Site Analysis

19751958

19121888

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Identity: historical street pattern superimposed over the PM at same scale.

Short cut: linking town centre to edge of town

Light Consolidate / Flexispace

Butchers MarketGeneral Market

Central Arcade

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Refurbishment: Arts & Cultural Centre

Existing Site Plan and Roof Plan1:500 09/15

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People's Market, Wrexham, LL13 8BY

for PLANNING ARCHITECTS

25 Links Yard. Spelman St. London E1 5LXtel 020 7539 3686fax 020 7539 3687

mail@featherstoneyoung .comwww.featherstoneyoung .com

Notes:1. Do not scale from this drawing.2. All dimensions to be checked on site by contractor and such dimensions to be his responsibility.3. Report all drawing errors and omissions to the architect.

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4.0 Proposed Concept

4.1 Opportunities

- Very large building that allows for long term expansion.- A two storey block on east side of building which lends itself to occupation by new arts centre, linking floors within the building and opportunity to bring in more day light via rooflights.- Opportunity to test out the space and grow in response to increasing demand. Oriel Wrecsam has already relocated to site, engaging with the community and starting the process of establishing an art presence in this location.- A mixed use space where art, market, retail and car-parking can interact and attract a larger and more varied audience. 4.1.1 Identity

- Design to take inspiration from the historic fabric of Wrexham with its network of arcades and covered market. - Concept diagram shows comparative scale and layout of existing arcades superimposed on the plan of the People's Market. - Design to enhance and open up the generous internal space so it can be shared and used for a range of community and art activities throughout the year, regardless of weather conditions.

4.1.2 Short Cut

- Design to encourage a more welcoming and attractive pedestrian 'shortcut' through the building.- Shortcut will link town centre to town edges and attract a wider audience.

4.1.3 Light

- Design to maximise light from edges and from above.- Cuts in floor structure to create dramatic space and visually link activities through the building. - Cuts in facade to maximise south sun exposure and improve legibility of art entrance.

4.1.4 Consolidate/ Flexispace

- Design to consolidate art provision to the east of the site to reduce construction costs and simplify the management of the spaces. - East side provides high ceilings of 5m and is within a two storey building which offers opportunity to open up art centre over two floors and benefit from natural light from roof above.- Consolidated design frees up an open flexispace, shared with market space, arts and other community activities.- Open flexispace improves legibility.

Oriel Wrecsam new shopfront on Chester Street

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Proposed Ground Floor Plan Proposed First Foor Plan

MARKET STREET

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VENTILATION PLANT ROOM

BOILER ROOM

GALLERY 2

PERFORMANCE SPACE

ART STORAGE

ART AND COMMUNITY SPACE

PERFORMANCESTORAGE

MARKET(shaded areas denote market stalls)

SOUTH ARCADE

MARKET TOILETS(as existing)

NORTHARCADERETAIL

RETAIL

RETAILRETAIL

RETAIL

RETAIL

ELECTRICAL ROOM

FOOD COURT KITCHENS

ART WINDOW

loading bay as existing

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3 x new car parking spaces

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escape route from art centre

NOTES

Reconfiguration of car parking on this level due to 1st floor expansion overall gains an additional 3 x car parking spaces.

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5.0 Proposed Layout

5.0 Overview

The new arts & cultural centre will be incorporated in to the ground and the first floor of the People's Market as shown on the adjacent plans.

5.0.1 Mixed use- The People's Market will become a mixed use space including art galleries, performance space, market, learning & studios spaces, retail and car parking. - Since the car park is integral to the business model of the Art space the design has ensured the car park circulation is maintained on all floors. The proposed layout includes the total loss of 8 spaces on the 1st and 2nd floor to allow for rooflights above the 1F art provision.

5.0.2 Ground Floor - The GF layout includes: 2 dedicated art galleries, 1 flexible performance space, 1 flexible art space, a food-court, a welcome area, an art shop, 10 fixed perimeter stalls, 10 fixed island stalls, storage space, lockers, a family room and toilet facilities.

5.0.3 First Floor - The 1F layout includes: 1 learning studio, Oriel Wrecsam's offices, 3 x artist studios, WCs, cleaning and caretaker facilities and a kitchen to cater for all 1F users.

5.0.4 Pedestrian Access- The main Chester Street entrance via the North Arcade and car park lifts will be maintained and enhanced with a new Art Window. Removal of doors next to the main lift tower will help capture footfall from users of the car park above. - The more southerly entrance on Market Street will be enlarged to clearly mark the main entrance to the new arts centre and at same time to help attract a new audience from the east.- Chester Street access via the South Arcade will be maintained, ensuring that the shops remain activated and integrated with the town centre. - New opening along the south facade will help increase visual and physical links to the south/east edge of town. - All other existing entrances at ground floor will be retained as ancillary access points for servicing and fire escape.Proposed Second Floor Plan

condensing units

rooflights

CAR PARK(level 2A)

CAR PARK(level 2B)

CAR PARK on roof(level 2B)

reconfiguration of car parkingcirculation and space to allow for new rooflights (see note for overall loss of parking space)

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Reconfiguration of car parking on this level due to new rooflights creates a loss of 11 x car parking spaces.

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5.1 Access

Currently the PM building has many public entry points in to the building. We propose to consolidate these to make management and security systems more efficient and to improve legibility and wayfinding.

The 'short-cut' concept indicates the main route through the building is between the north west Chester Street entrance and south east Market Street entrance. These will be maintained, enhanced and supplemented by the popular and attractive South arcade entrance off Chester Street. All other existing public entrances will be maintained as ancillary access points for servicing and fire escape only, as indicated on diagram opposite.

Good level access with automated doors at ground floor already exists and upper level car-parking is accessed by 3 existing lifts and 4 existing stair cores. Our proposals will maintain and enhance this provision to ensure Part M compliancy which will include the main points as follows: 5.1.1 Entrances: - New and existing public entrances to maintain level access and have automated doors.- Swipe or proximity readers will be set at an appropriate height to any staff entrance doors.

5.1.2 Lift and stair access to 1F Art centre:- Existing lift and stair to be upgraded to be Part M compliant for wheelchair and ambulant disabled users.

5.1.3 Signage and way finding:- Better signage and lighting both inside and out of the building.- Good level of contrast between walls, doors, stairs etc. to allow visually impaired to orientate and move more easily around the spaces

5.1.4 Parking & External surfaces: - All external routes up to public entrances are off the existing public pavement, hence no upgrade and improvements required. - New south elevation glazed doors lead on to an existing raised walkway which will be maintained.

5.1.5 General:- Clear unobstructed circulation areas- Manifestation to large glazed screens, doors etc.- All new external and internal doors to be correct width, provide vision panels where required and have door ironmongery at appropriate height.- Any reception/information desk or shop counter to have low section.Proposed Ground Floor Plan

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Proposed North Elevation - Holt StreetProposed West Elevation - Chester Street

permanent signage

Signage on lift tower and window display for art work

sculpture on parapet

View of South and East elevation from Market street

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Inspiration: Parapet sculptures

6.0 Facade Design

We are proposing a graphic based approach which we believe will have a large impact with minimal cost. We have proposed a monochrome graphic treatment to be painted over large areas of the building that are prominent in views from the surrounding areas, to ensure maximum impact. These painted shapes will animate the façade and perform two different functions:

1) Permanent signage: to create a backdrop for permanent large scale signage identifying the presence of the market and art centre, and

2) Artwork display: creating a blank canvas for art works either as 2d work on the painted walls or as sculptures on the parapets above. The art work could be permanent or a rolling art program curated by OW.

We have identified where we think these two different scenarios should happen and shown this on the external elevations and photomontages.

Proposed materials: Masonry paint on existing external brick and exterior grade paint for all effected metal fixtures, screens and door and window frames.

6.0 Facade Design

Proposed East Elevation - Market Street

'Inspiration: Across the Buildings' art installation by Felice Varini at Central Saint Martins, London

permanent signage

Proposed South Elevation - carpark

2D artwork2D artwork

sculpture on parapetsculpture on parapet

2D artwork

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8.0 Sustainability

The intent of the design is to deliver a refurbished building that is as sustain-able as possible within the limits of the project scope and available budget. The following section refers largely to the new Art Centre, as the scope of works to the existing market spaces is limited to internal fit-out items only.

In meeting Building Regulations Part L requirements, various consequential improvements will need to be made to the buildings existing fabric to make it more energy efficient. In addition we understand that it is an ACW require-ment that the Art Centre will achieve a BREEAM ‘Very Good’ rating under the scheme ‘BREEAM UK Refurbishment and Fit-out 2014’.

It is worth pointing out that the principle of reusing and upgrading the existing building is in itself a sustainable move, as the embodied energy of the con-struction of the existing building is not being wasted, nor is energy expended on demolition and waste removal/disposal. Clearly however, over the lifetime of the building, we must ensure that the energy required to operate the build-ing is not compromised by poorly insulated built fabric.

At this stage in the project we have developed the following key principles which will be driven through to delivery of the project: We believe these prin-ciples will allow the new and refurbished areas to achieve the required rating using the BREEAM scoring methodology outlined at the end of this section:

8.1 Passive Design

The following features will help ensure a fundamentally efficient building:

- Maximise use of natural light, and sunlight, for controlled thermal gain and to reduce artificial lighting requirements. The siting of the new arts centre within the Peoples Market has been chosen to maximise potential for daylighting – that being in the form of new rooflights over the entrance atrium and first floor shared spaces. These also drop light down into the ground floor Gallery 2 via the new openings cut into the first floor slab.

- Maximise Insulation to solid walls, floors and roofs. Insulation is relatively inexpensive and if chosen correctly has very low embodied energy, so using as much as possible minimises both heating and cooling requirements. In some areas recycled material may be used for insulation eg sandbags, cloth-ing, carpet tiles.

- Upgrade external windows and doors in the Art Centre in order to improve their thermal efficiency, airtightness and reduce heat loss.

8.0 Sustainability

7.1 Planning

A pre-app meeting was held with David Williams in August who was in princi-ple supportive of the scheme and welcomed the redevelopment which would provide an important community facility within the town centre.

7.2 Building Control

- There have been no discussions with WCBC Building Control however FYA are mindful of the need to comply with Building Regulations and have consid-ered these in the design proposals to date. In particular we have considered the means of escape as follows:

7.2.1 Means of escape

a) Means of escape from the ground floor main flexible space (market, cafe and flexi art/cultural space):The changes proposed to the building do not affect the current means of escape strategy to these spaces.

b) Means of escape from first floor carpark: It is proposed to remove access to the Market Street stairwell from the carpark areas on the first floor. This is fully justifiable under the requirements of the Building Regulations Part B as well as BS5588:10/11, as alternative exits are still provided from all areas that comply with the 45m maximum distance rule (no areas will have a single exit only)

c) Means of escape from rooftop carpark: The changes proposed to the building do not affect the current means of escape strategy from the roof.

d) Means of escape from the ground and first floor Art Centre: 2 alternative means of escape will be provided on each floor via the protected staircases on the Market Street and Holt Street frontages, in accordance with BS5588:6, on assumed occupancy of this space as being under 600 people. Both exits are considerably under the maximum 32m distance stipulated as the maxi-mum allowable.

7.0 Statutory Authority

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- Maximise the potential for natural ventilation, to reduce power demand and create a comfortable environment. This can be helped by using some of the rooflights mentioned above, within the roof of the Art Centre, as automatically controlled opening vents to help augment the active heating and ventilation system. During the next stages of the design it is intended to thermally model the space to ascertain the most efficient number and position of vents, and their integration into the mechanical design.

- Location of Gallery 1 and Flexible Performance Space within thermal buff-er zones. Achieved by placing these facilities within the building away from external walls these spaces, which require higher comfort levels than the more circulatory spaces around them.

- Include Insulated Thermal Mass, to dampen down temperature fluctuations throughout the day. This mass must be exposed to the internal environment and be of sufficient surface area to have a discernible effect. During detail design we will explore ways to use the existing concrete structure in this way, whilst also ensuring this doesn’t compromise upgraded insulation levels to the external walls and ceilings.

8.2 Active Measures to minimise energy consumption

- Incorporate new Energy Efficient Heating and Cooling Plant. See the Mechanical and Electrical engineering report.

- Incorporate Energy Efficient Lighting. All new lighting will be specified to the highest standards of energy efficiency. Additionally, we aim to reduce power consumption from lighting by making maximum use of natural light.

8.3 Materials

- Local Materials / Low Embodied Energy. We would aim to use materials that are as local as possible to minimise transport miles and also fit into a design aesthetic that is as contextual as possible. Materials will also be selected wherever possible with low embodied energy contents.

- Responsible Sourcing of Materials. We will avoid using irresponsibly sourced materials or materials which create large amounts of waste or are toxic to manufacture.

8.4 Pollution

- All new plant used will have low NOX emissions, insulation will have a low global warming potential and all materials will be specified to have a low emission of volatile organic compounds.

8.0 Sustainability

8.5 Renewable energy sources & sustainable technologies

We have considered incorporating renewable energy sources such as wind tur-bines and solar thermals but for two main reasons it is considered not feasible. 1) the roof is unsuitable for the building as it is fully occupied by car- parking and to be effective would require substantial loss and hence have an impact on revenue and 2) capital costs are very high to install and connect to infra-structure to 4 storeys below meaning there would be a long payback period to recoup the initial cost outlay.

10.6 BREEAM Statement of Intent/ Pre-assessment

We are undertaking that the refurbishment design will achieve a BREEAM ‘Very Good’ rating under the scheme ‘BREEAM UK Refurbishment and Bespoke 2014’, this will be achieved by aiming to score against the headline categories as follows. This is indicative only at this stage and a full pre-assessment will be made during detailed design to confirm scoring methodology:

Management: 8%Health and Wellbeing: 12%Energy: 10.24%Transport: 5%Water: 6%Materials: 14%Waste: 5.6%Land Use/Ecology: 3%Pollution: 6%Innovation: 10%Target Total: 80.22% / Very Good

Calculated using the BREEAM projects pre-assessment calculator

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design and access statement (refurbishment of people's …...the following report is the design...

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