Lightbox, Knox Street, Birkenhead Design and Access Statement
←
→
Page content transcription
If your browser does not render page correctly, please read the page content below
Lightbox, Knox Street, Birkenhead
Design and Access Statement
Rev C - June 2014
Contents Introduction Site Architectural Commission Use Amount Planning Layout Scale Landscape Appearance Access Sustainability Conclusion
Introduction
The design and access statement is prepared in accordance with the
CABE “Design and Access Statements – how to write, read and use them”
document.
The proposal is for the construction of a new B1, B2, B8 workspace
providing approx 20,000 ft² of space.
ARD
LEV
BOU
ANE
RIC
DE
HAV HUR
ILL
AN
DD
RIV
E
Aerial photo showing the site boundary
Site
The site is located on land off Knox Street, Birkenhead. The site is
bounded by St Mary’s Gate (to the north), Knox Street (to the east), Abbey
Street (to the south) and the A41 Chester Street (to the west).
The site has a prominent location on the A41 Chester Street.
To the south and north there are numerous industrial developments, with a
dry dock located to the west.
Architectural Commission
Sixtwo Architects were commissioned in March 2014. The brief was to
create an industrial design that would achieve;
• Flexible workspace
• Differentiate the scheme from its competition through design quality.
• Give greater individuality for the end user.
• Animated ‘green’ wall addressing the A41 Chester Road
Location Plan
Use
Speculative high quality industrial workspace (B1/B2/B8 use classes)
designed to offer modern, flexible business space and ideal expansion
opportunities for renewable energy supplies/companies.
The proposed use of the building fits in with the strategic aims of the
development guide.
Amount
The site is 0.46 hectares.
The scheme comprises the following areas:
• Block A GEFA = 1000 m² (10,764 ft²)
• Block B GEFA = 1000 m² (10,764 ft²)
• Overall GEFA = 2000 m² (21,528 ft²)
Proposed Location Plan
Planning
The National Planning Policy Framework
The National Planning Policy Framework (NPPF) which was introduced
on 27th March 2012 is a material consideration in the determination of
planning applications. The purpose of the planning system is to contribute
to the achievement of sustainable development.
Paragraphs 18 – 219 taken as a whole constitute the government’s
view of what sustainable development in England means in practice for
the planning system. There is a presumption in favour of sustainable
development which should be approved without delay unless the adverse
impacts of doing so outweigh the benefits.
NPPF Paragraph 17 outlines core planning principles that should underpin
both plan making and decision making. These indicate that planning
should:
• Be plan lead and empower local people to shape their surroundings
with succinct local and neighbourhood plans setting out a positive
vision for the future of an area.
• Find ways to enhance and improve places in which people live their
lives.
• Seek to secure high quality design and amenity.
• Take account of different roles and characters of different areas.
• Support the transition to a low carbon future.
• Encourage the effective use of land by reusing brownfield land.
• Manage Patterns of growth to make use of public transport, walking
and cycling and focus development in sustainable locations
• Improve health, social and cultural wellbeing for all.
Local Planning Authorities are expected to plan for a mix of economic
uses and activity based on current and future demographic trends, market
trends and the needs of different groups in the community.
Wirral UDP Proposal Map
Planning
UDP
The site is in an area that is designated as being primarily Industrial under
the Wirral Borough Council UDP. To the east of the site (on the other side
of Knox Street) is the Cammell Laird shipyard site and adjoining monks
ferry business Park which is designated as an employment development
area.
Wirral’s UDP Policy EM8: Development within Primarily Industrial Areas,
sets out the criteria under which new developments will generally be
permitted. These area as follows, subject to Policy EM6 and Policy EM7;
• uses falling within Classes B1, B2 or B8 of the Town and Country
Planning (Use Classes) Order 1987; and
• proposals for the reconstruction, extension or expansion of
existing businesses, including those involving the introduction
of a notifiable hazardous substance above its controlled quantity
subject to Policy PO8.
Wirral’s UDP Policy EM6: Economy and Employment – General Criteria
for New Employment Development, sets out the criteria under which new
developments for employment development will generally be permitted.
For the purposes of this policy, Wirral Borough Council define “employment
development” as uses falling within use classes B1, B2 or B8 as defined by
the Town and Country Planning (use classes) Order 1987.
The proposal is for a building which falls within use class B1, B2 and
B8 and is thus in accordance with Policy EM6.
Planning EM6 sets out further general criteria that must be satisfied in order for development to be permitted; (i) the proposal does not lead to an unacceptable loss of amenity, have an adverse effect on the operations of neighbouring uses or compromise the future development of land in the vicinity for employment or other uses - visually intrusive activities, or those involving the handling of wind-blown materials, will be required to carry out all operations, including loading, within a building; The proposed buildings replace the existing warehouses and thus do not reduce any amenity value for the area. (ii) satisfactory access to the development can be provided, before it comes into use, in a way which is not detrimental to the amenity of the area; Access to the site will utilise the existing road network with two new/ amended access points off Knox Street and Abbey Street. The two access points will negate the need for turning areas within the site. There will be intermittent deliveries to the warehouses and 47 proposed car parking spaces have been added to the site. (iii) the proposal does not generate traffic in excess of that which can be accommodated by the existing or proposed highway network; The roads will remain within their designed capacity. (iv) adequate off-street car and cycle parking is provided - servicing for vehicles should be to the rear of the premises, or where the site lies near residential property, situated at the far side of the building; Car and van parking has been fully catered for with adequate spaces for both tenants and visitors. Servicing will be from the new central access road that splits the two warehouses. This will mean deliveries are screened from the surrounding wider area. (v) the siting, scale, design, choice of materials, boundary treatment and landscaping is of a satisfactory standard and is in keeping with neighbouring uses - temporary buildings or structures will only be permitted in exceptional circumstances and only for a period not exceeding five years. The building uses a palette of high quality materials expressed in a contemporary architectural language set within a considered landscaping scheme. Refer to the Design Section for more details.
Layout
The development splits the accommodation between two equal sized
blocks.
The axis of the two buildings are located on the north and south boundaries
aligned to the adjacent roads creating a service/access route through the
centre of the site. The central access spine also provides a vista towards
the boats within the dry dock.
The proposed buildings are animated by the use of semi-transparent
materials to create a marker/beacon for the site when viewed from the A41
Chester Road.
Vehicular access to the site will be via Knox Street.
Each unit has a dedicated entrance located to address the central axis/
vehicular entrance. The cores comprise of toilets and associated services
to allow the cores to be developed as required by future tenants.
Service access and parking is contained within the central spine, with
further parking provided at the end of the site adjacent to the A41 Chester
Road.
The existing sub station is to be retained within a new enclosure.
Proposed Ground Floor PlanScale
The proposed building has a scale that will allow for flexibility regarding the
end users’ operations whilst working with the surrounding context.
Landscape
The west elevations addressing the A41 Chester Road will be screened
with a number of trees and a feature ‘green’ wall at low level.
A further row of trees is set in front of the main building elevations to break
up the car parking, and to help identify the unit entrances.
The specific species and density of all new planting will be advised by a
detailed landscape proposal that will be agreed/issued at a later stage.
Proposed ElevationsAppearance
The building will be a steel portal frame construction with external walls
comprising of;
• Dark grey ceramic cladding panels (lower base)
• Red oxide metal/ceramic cladding (entrances)
• Red oxide painted internal steel portal frame
• Semi-translucent polycarbonate cladding panels (upper element)
The dark grey base will contrast with the lightweight semi-translucent upper
cladding.
At the entrance areas, brighter red oxide painted metal /ceramic cladding
will be deployed to clearly mark their locations.
Proposed Elevation Detail
Semi-translucent polycarbonate cladding will be used to clad the upper
elements. The transparency will allow a subtle expression of the internal
steel frame. The scheme has been branded the ‘Lightbox’ due to its
use of translucent cladding. The cladding will create a striking presence
(especially at dusk/dawn), whereby these areas will have a gentle glow.
Proposed signage, whether it is ‘Lightbox’ or a tenant’s logo will be
positioned onto the polycarbonate, forming a silhouette against the glow of
the translucent cladding.
The building is based on a limited palette within a controlled composition to
provide visual interest and layering to the building.
Proposed ceramic cladding Proposed red oxide cladding Proposed polycarbonate cladding with logo/signageThe adjacent precedent images illustrates some of the design principles - transparency and identification of entrances.
Access
Movement to and through the site
Access to the site is located off a new entrance from Knox Street and
serves the main parking and service areas in front of the buildings.
Egress from the site will be a new exit onto Abbey Street.
A total of 47 car spaces are proposed, including 2 disabled parking spaces.
Inclusive access
The proposal will create an inclusive environment by ensuring the
following;
• Disabled people will in all cases use the same entrances as all other
users of the buildings.
• The entrances to the units will all be covered to provide a well
illuminated and sheltered environment.
• The proposal provides wheelchair accessible parking spaces which is
approx 5% of the total number of spaces.
Sustainability
The development has a sustainable approach by carrying out the following;
• The project encourages sustainable design through the development
of a brownfield site.
• Construction waste will be minimised through careful design and
management.
• By using areas of translucent cladding, it is hoped that the building will
require less artificial lighting.Conclusion
The development aspires to create something more than “your average tin
shed’ by placing design quality at the heart of the scheme. The ‘Lightbox’
will create a fresh approach to what can be achieved for a industrial
building and will be perceived as an important enhancement to the
environment along the A41 Chester Road.
Proposed CGIYou can also read
