the engine design statement
TRANSCRIPT
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The Engine
New DockDesign Statement
December 2013
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cartwright pickardarchitects
The Engine, New Dock
Design Report | Rev - | December 2013
ContentsIntroduction 01
The Engine .......................................................................................01Site Plan 02
New Dock ........................................................................................02
Existing Building 03
Facade Study ..................................................................................02
i + 04
Cotton Building .............................................................................. 03
Concept ...........................................................................................04
Precedent Images 05
Internal Fit-out .................................................................................06
Floor Plans 06
Ground Floor | Existing / Proposed ............................07 / 08
First Floor | Existing / Proposed ...........................0 9 / 10
Second Floor | Existing / Proposed .............................11 / 12
Third Floor | Existing / Proposed ............................13 / 14
Roof | Existing / Proposed .............................15 / 16
Environmental | Services 07
As Proposed ....................................................................................17
Perspectives 08
External Strategy ............................................................................ 18
Elevations 09
North | Existing / Proposed ........................................................19
East | Existing / Proposed ........................................................ 20
South | Existing / Proposed .........................................................21
West | Existing / Proposed ......................................................... 22
Sketch Perspectives......................................................................23
External Views 10
External Strategy 11
As Proposed / Precedence .........................................................24
As Proposed ...................................................................................25
As Proposed 1:50 ......................................................................... 25
Sustainability Statement 12
Change of Use of Ground Floor Commercial Units............... 26
Additional Information 13
Drawing List .....................................................................................27
Cartwright Pickard Architects ......................................................27
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The Engine, New Dock
Design Report | Rev - | December 2013
New Dock - Existing Infrastructure
1.0
INTRODUCTIONThe Engine
INTRODUCTION
This Document has been prepared by Cartwright PIckard
Architects in support of a Planning Application for the proposedconversion of an existing casino (use class Sui Generis) intooffice accomodationon ( use class B1) within New Dock onbehalf of Clarence Dock Estates LLP.
New Dock is just a 15 minute walk, south east of Leeds CityRailway Station and home to the Royal Armouries Museum,New Dock is a stuning waterfront development with an ethoscentred around creativity, culture and energy.
The proposed office accommodation named, the Engine is tobe a hub for emerging industries seeking innovative workspacein an unrivalled setting. Open, bright space to think, networkand innovate. A new, flexible workplace that will appeal to abrand - conscious and an expanding sector creating a vibrantand creative community.
This report sets out to demonstrate key design principlesproposed as part of the conversion work comprising of internalchanges to floor plans and to the external envelope to meet therequirments of theoffice concept.
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Design Report | Rev - | December 2013
2.0
Site PlanNew Dock
Existing Site
The existing building was previoiusly used as a Casino whichbecame vacant in 2013. There is an existing Food Retailer on
some of the ground floor accomodation. The building sits along
side the existing primarily residential accomodation.
New Dock
Acquired by Clarence Dock Estates in 2012, New Dock
comprises of a unique vision, bringing forward a range of
proposals as part of a comprehensive vision for the future
of the area. Including contemporary workspaces for modern
industry, leisure space, a new gym, waterside rest aurants and
bars, retail and cafe street and a new arcade which will create
a mix of uses.
Sun Path
The existing building has a predominant North/South axis,
slightly offset, providing a predominant West and South
elevation exposed to direct sunlight.
Routes
Vehicular
Immediate public transport links
Immediate access off Armouries Drive
Plentiful adjacent public car parking with direct building
access
New Generation Transport (NGT) is the citys key
transformational project connecting the North and South
of Leeds including a stop at New Dock.
Pedestrian
Key pedestrian route, with controlled vehicular access,
along the key west elevation
Pedestrian route along Armouries Drive
Predominant permeability from the central New Dock
promenade.
Pedestrian Route
Vehicular Route
Service Access
CAR PARK(1, 600 SPACES)
ArmouriesDrive
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The i+ concept
Agile
Adaptable
Flexible
Diverse
Central
Control
Choice
Culture
Investable
Innovative flexible workspace building
Flexible fit out options
Adaptable
High level of natural daylight
Raised floors
Exposed high level services
Raw finishes
1. 2. 3.
4.
4.0
i+
Concept Summary
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1.
4. 5.
7.
6.
8.
9.
2. 3.
5.0
Precedent ImagesInternal Fit-out
TMT - Technology, Media, TelecommunicationsTechnology is constantly evolving and companies aim to
evolve with it, it follows that buildings must be adaptable toavoid becoming obsolete over time.
Key Features:
agile
adaptable
flexible
diverse
central
control
choice
culture
investable
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Ground Floor As Existing - NTS
6.0
Floor PlanGround Floor As Existing
a.
c.
d.
b.
Accommodation Key
a.Casino
b.Retail
c.Service Yard / Deliveries
d. Existing Car Park
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Key Design Proposals
1. New Main Entrance
2. Casino entrance removed
3. External Raised steps removed
4. External Doors Removed
5. New male and female WCs
6. New illuminated signage board
7. New building signage suspended from steel truss on
roof
8. New infill floor structure (shown hatched)
9. New windows
10. New glazed curtain wall
11. New meeting pod balconies
12. New lantern over stair core
NIA - Existing NIA - Proposed GEA
1464 1464 1847
Accommodation Key
a. Business Lounge
b. Feature Stairs
c. Sky Reception
d. Cafe / Deli
e. Meeting Room
f. Seminar Room
g. WCs
h. LiftsGround Floor As Proposed - NTS
6.0
Floor PlanGround Floor As Proposed
i. ii. iii.
d.b.a.
e.
f.
g.
h.
c.
5.
2.
1. 4.
4. 3.
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First Floor As Existing - NTS
6.0
Floor PlanFirst Floor As Existing
Accommodation Key
a.Casino
a.
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Key Design Proposals
1. New male and female WCs
2. New illuminated signage board
3. New building signage suspended from steel truss on
roof
4. New infill floor structure (shown hatched)
5. Opening over entrance area below
NIA - Existing NIA - Proposed GEA
1605 1596 1900
First Floor As Proposed - NTS
Accommodation Key
a. Office
b. Feature Stairs
c. Meeting Rooms
d. WCs
e. Lifts
6.0
Floor PlanFirst Floor As Proposed
3.
5.
1.
4.
2.
a. a.
b.
c.
d.
e.
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Mezzanine As Existing - NTS
6.0
Floor PlanSecondAs Existing
Accommodation Key
a.Casino
a.
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Mezzanine As Proposed - NTS
6.0
Floor PlanSecondAs Proposed
Key Design Proposals
1. New male and female WCs
2. New illuminated signage board
3. New building signage suspended from steel truss on
roof
4. New windows
5. New meeting pod balconies
NIA - Existing NIA - Proposed GEA
914 1281 1900
- 367 sqm of additional floor space due to the filling in of t he
void in the floorplate of the existing building.
3.
5.
2.
8.
b. b.
c.
8.
8.
4.
1.
4.4.
a.
a. e.
d.
Accommodation Key
a. Office
b. Meeting Pods
c. Internet Radio Studios
d. News Desk
e. Feature Stairs
f. WCs
g. Lifts
g.
f.
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Second Floor As Existing - NTS
6.0
Floor PlanThird Floor As Existing
Accommodation Key
a.Casino
a.
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Second Floor As Proposed - NTS
2.
3.
4.
10.
1.
6.0
Floor PlanThird Floor As Proposed
Key Design Proposals
1. New male and female WCs
2. New building signage suspended from steel truss on
roof
3. New glazed curtain wall
4. Void to office below
NIA - Existing NIA - Proposed GEA
1562 1545 1860
Accommodation Key
a. Office
b. Screening Room
c. Meeting Rooms
d. Feature Stairs
e. WCs
f. Lifts
a.
a.
b.
d.
e.
f.
c.
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Roof As Existing - NTS
6.0
Floor PlanRoof As Existing
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Roof As Proposed - NTS
6.0
Floor PlanRoof As Proposed
1.
2.
Key Design Proposals
1. New building signage suspended from steel truss on
roof
2. New lantern over stair core
NIA - Existing NIA - Proposed GEA
Ground 1464 1464 1847
First 1605 1596 1900
Second 914 1281 1900
Third 1562 1545 1860
In summary there is 341 sqm of additional floor space due
to the filling in of the void in the f loor plate of the existing
building.
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Typical Section as Proposed - NTS
Environmental Strategy as Proposed Services Calculation
Net Internal Areas
Level NIA sqm Workplaces @ 1:6
Ground 1,464 244
First 1,596 266
Second 1281 213
Third 1,545 257.5
Total 5,886 981
WC Calculation (from BS 465-1:2006)
Option 1: Seperate sex facilities
120% occupancy provision, i.e 60% men and 60% women
Therefore 588 men + 588 women
Women: 27 WCs and washbasins (7 per floor)
Men: 14 WCs, urinals and washbasins (4 per floor)
Option 2: Unisex facilities
Assume100% provisionTherefore 981 men & women
42 WCs and basins in self contained cubicles with full
height walls and doors (11 per floor)
Toilets for disabled people
Within the total WC provision given above:
At least one wheelchair-accessible unisex toilet at each floor
At least one ambulent disabled WC cubicle in both male and
female seperate sex toilets
One larger WC cubicle 1200mm wide in b oth male and
female seperate sex toilets
Existing ductwork and nozzles to be
retained where possible.
Existing Steel structure exposed and re
finished where required.
Existing plasterboard ceiling removed to
expose services.
New linear pendant lighting to Office
specification.
Existing raised access floor tested and
retained where possible
New small power, data and floorboards.
7.0
Environmental | ServicesAs Proposed
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8.0
PerspectivesExternal Appearance
01. 02.
03. 04.
Strategy Development
We have looked at the facade designed for use as a casino
and believe additional glazing is required to meet daylighting
levels in the office. Some of the solid panels of cladding on
the west facade need to be substituted for glazing.
Also the amount of glazing needs to be considered with the
impact of solar gain and heat loss. The strategies below show
an option on how this could be developed.
01. All existing transparent glazing replaced by glass with
a relatively low light transmittance (circa 40%). This
will be visible as a tint to the glass.
02. Proportion of opaque glazing increased on facades to
reduce light transmittance internally.
03. Existing glazing retained and external shading
introduced. Eg. metal mesh screens suspended from
roof overhang.
04. Sketch perspective showing additional brise soleil
which is to be the option to be progressed with.
Design Response
The proposed external appearance is in response to
the conversion of the existing casino into new office
accomodation. Situated due east of the site is Clarence Dock
Car Park which features an external mesh cladding over the
south facing elevation. We are proposing to use a similar
material over the south and west facades of the existing
casino to help the office environment and reduce the solar
gain to the building.
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Design Report | Rev - | December 2013
North Elevation As Proposed - NTS
North Elevation As Existing - NTS
2.
1.
3.
4.
5.
9.0
ElevationsNorth Facade | Existing / Proposed
Key Design Proposals
1. Casino entrance removed
2. New illuminated signage board
3. New building signage suspended from steel truss on
roof
4. New windows
5. New solid copper cladding
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7.
1.
1.
2. 4.
6.
3.
5.
8.
West Elevation As Proposed - NTS
West Elevation As Existing - NTS
9.0
ElevationsWest Facade | Existing / Proposed
Key Design Proposals
1. New Main Entrance
2. Casino entrance removed
3. External Raised steps removed
4. External Doors Removed
5. New illuminated signage board
6. New building signage suspended from steel truss on
roof
7. New glazed curtai n wall
8. New lantern over stair core
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Change of Use of Ground Floor Commercial Units.
BREEAM and Sustainability as Provided.
Introduction12.1 This Sustainability Statement (the Statementsupports an application made by Clarence Dock Estates LLP(the Applicant) to Leeds City Council for Planning Permissionfor a change of use in relation to the former Casino at NewDock (formerly Clarence Dock) in Leeds City Centre.
12.2 In accordance with Policies GP11 and GP12 ofthe Leeds Unitary Development Plan Review (UDPR) (2006),the application should be supported by a SustainabilityAssessment that considers the principles of the SustainableDesign and Construction Supplementary Planning Document(2011).
12.3 This Statement addresses the requirements of Leedsadopted planning policy, and identifies measures that will be
incorporated into the proposals within the limited scope thatthe nature of the application allows.
Design Considerations12.4 The proposals seek a change of use the Casino intoOffice works space at New Dock in Leeds. Limited externalalterations are proposed as a result of this application.The application proposals are an essential element of theMasterplan and strategy for revitalising the commercial offer atNew Dock, which will seek to enhance the productive life of anexisting large building which has recently become vacant. Thisrecycling of buildings is considered inherently sustainable.
Renewable Energy and Energy Efficiency12.5 Due to the restrictions imposed by the existing siteconditions, and the limited benefits they would bring it is notconsidered viable or feasible to incorporate renewable energymeasures at the present time. It is therefore not proposed toinstall any renewables.
12.6 The application is supported by a Framework TravelPlan, which incorporates measures to encourage the wideruse of bicycles, including through the promotion of the existingshort and long-stay cycle parking spaces at New Dock andthe potential for new cycle racks and shower / locker facilitieswithin the proposed B1 office units.
Materials12.7 The proposals are for a change of use of the existingCasino building, and the structure is to be retained, with limitedchange in materials. Whilst the retained materials might not be
the most optimum in terms of environmental performance, theirretention and reuse is vital to the scheme and is the most viable
and sustainable option.
Surface Water12.8 No changes to the existing arrangements for surfacewater run-off approved as part of the construction of ClarenceDock are proposed.
12.9 A separate application relating to a series of publicrealm works is due to be submitted imminently, which willpropose the introduction of soft landscaping components tothe New Dock public realm. As well as enhancing the externalenvironment, these works will reduce the amount of hardstandingand provide a more permeable surface that should aid surfacewater run-off.
Waste Management12.10 Operational waste management will continue to behandled in the same way as existing and previously approved
at New Dock. Separate waste and recyclable waste storageis incorporated into the existing development.
Health and Well-being12.11 Since the change of use supports more daytimeactivities than the previous casino usage, the impact thebuilding makes on surrounding users will reduce.The internal spaces are being carefully reviewed to providemaximum daylighting for office users through introduction ofinternal lightwells and some new windows to the rear, andthrough arranging workspace areas to gain views wherefeasible.
Existing site-wide security and safety measures will bemaintained to support this change of usage. The surroundingpublic realm is pedestrianised, with good external spacesincluding close proximity to canal and dockside .
Transport12.12 The application is supported by a Framework TravelPlan, which sets out a range of measures that could beimplemented at the development and sets out procedures thatwill be introduced to allow the Travel Plan to be implementedand developed.
12.13 The Framework Travel Plan proposes measures t o: Manage access provision and transport requirements; Reduce travel impact on the locality, and; Encourage more sustainable travel solutions.
12.14 The Framework Travel Plan includes measures relating
to walking, cycling, bus, train, car sharing as well as otherinitiatives.
12.15 The administration of the Travel Plan will initially bethe responsibility of the developer; in this case Clarence DockEstates LLP. The responsibility of the delivery of the TravelPlan will then be t ransferred from the management companyto each respective organisation once operational. In addition,each occupier will be required to designate a Travel Co-ordinator and complete a company travel plan in accordancewith the approved Travel Plan.
Ecology12.16 At present there are limited ecological features withinthe New Dock development, with the public realm predominantlyconsisting of hard landscaping.
12.17 The wider Masterplan and proposals for New Dockwill enhance biodiversity on-site within the given constraints.Proposals will include the provision of communal gardens
incorporating a herb garden, planting sculptured planters andlawns.
Breeam12.18 It is recognised that BREEAM is predominantly aimedat new buildings and major refurbishments where there isgreater scope to influence the environmental performance andimpact of a building. The opportunities to score highly underBREEAM will therefore be constrained by the existing buildingand site.
12.19 Major refurbishment is defined by BREEAM asremodelling of both the fabric and primary building servicesto improve the energy performance of a building. Given theage of the building, limited alterations to the fabric and buildingservices are currently proposed. The project will thereforemost likely be assessed under the BREEAM Fit-out criteria.
12.20 It is acknowledged that within the Leeds City CouncilSustainable Design SPD, a minimum BREEAM rating of VeryGood is recommended. Due to the re-use of materials andurban location, the development will inherently fair well underMaterials and Transport. However, it is noted that the existingbuilding fabric/form and building services will likely hindergood performance under the two key categories of Energyand Health & Wellbeing. As such, further studies will be likelyto gain a better understanding of whether a rating of BREEAMGood or Very Good is to be achieved.
12.0
SUSTAINABILITY STATEMENTBuro Happold
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Drawing List697-AP-0001 Location Plan697-AP-0010 Existing Ground Floor Plan697-AP-0011 Existing First Floor Plan697-AP-0012 Existing Second Floor Plan697-AP-0013 Existing Third Floor Plan697-AP-0015 Existing Roof Plan697-AP-0020 Existing North Elevation697-AP-0021 Existing East Elevation697-AP-0022 Existing South Elevation697-AP-0023 Existing West Elevation697-AP-0110 Proposed Ground Floor Plan697-AP-0111 Proposed First Floor Plan697-AP-0112 Proposed Second Floor Plan697-AP-0113 Proposed Third Floor Plan697-AP-0115 Proposed Roof Plan697-AP-0116 Proposed Section AA697-AP-0117 Proposed Section BB697-AP-0120 Proposed North Elevation697-AP-0121 Proposed East Elevation697-AP-0122 Proposed South Elevation697-AP-0123 Proposed West Elevation
Cartwright Pickard Architects
Round Foundry Media CentreFoundry StreetLeeds LS11 5QPUnited Kingdom
T: 0113 394 4380
1. 2. 3.
4. 5. 6. 9.
7. 8.
1.High Fisher Gate
2. | 3. | 4. Wakefield
One
5. | 7. | 8.London
Metropolitan University
6.Cotton Building
13.0
Additional InformationDrawings and Programme
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