CONTENTS
BUILDING CONTEXT
BUILDING CONSTRUCTION
2 3 4 5 6 7 8 9 10 11 12 14 15 16 17 18 19 21 22 23
26 28 29 31 32 33 34 35 36 38 39 40 41 42 43
client & brief overall site plan site short section building site detail site photographs transport nodes opportunities & constraints urban scale historical maps contemporary maps historical photos X2 social & economic history social & economic contemporary environmental conditions local planning information urban morphology key building precdents X2 area schedule volumetric study volumetric arrangement
DESIGN REALISATION
original construction existing structural analysis proposed structural alterations strip out & enabling works primary structure precedents secondary structure precedents inner skin precedents overall structural approach primary structure principle X2 key timber details 1: 50 detail - staircase & ribs plunge pool details key glazing details external facade penetration materiality
BUILDING PERFORMANCE
BUILDING DELIVERY
45 46 47 48 50 51 52 53 54 55 56 57
59 60 61 62 63 64 65 66 67 68 69
overall performance strategy ventilation & heat transfer wate heat recovery unit detailed ventilation study X2 thermal & weather line solar analysis daylighting strategy acoustic strategy material sourcing map services strategy fire strategy - overall fire strategy - plan detail
team structure fee structure project funding material & waste transportation risk assessment health & safety procurement riba work stages ownership & leasing change of use planning application approach
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HSBC CLUB 34 A select group of investment bankers in conjunction with the original architect Norman Foster, have employed me to design a secret priavte members club which will occupy a void created in the top 8 floors of the HSBC headquarters at Canary Wharf. The main drivers of the project is its necessity for complete secrecy in delivery and construction, although the intention is to create a ‘trojan horse’ small non member executive suite on the north facade in order to facilitate tranportation of materials, waste and general planning. This report will introduce the context to the building development and it’s physical, social and politcal settings. It will then demonstrate an approach to the main construction and structural themes, including specific details at key junctres as well as an overall approach to the design. The report will then look at an analysis and approach to the proposals performance, including existing analysis and proposed modifications. This section will look the environmental conditions created within the building as well as it’s wider impact on the local and global environment. The final section will address some of the key elements and factors to consider to enable the building to be fully delivered. Some of these solutions will be non-standard but the report should demonstrate my knowledge of the industry standard approach in all cases.
DESIGN REALISATION
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BUILDING CONTEXT
DESIGN REALISATION
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BUILDING CONTEXT
CLIENT & BRIEF
CLIENT BODY
CLIENT REPRESENTATIVE
BRIEF
HSBC
PATRICK BATEMAN
PRIVATE MEMBERS ATHLETICS CLUB
HSBC Group have been a banking institution in Canary Wharf from the very beginning of the development and they have decided to invest money through one of their teams into the refurbishment and redevelopment of levels 34-42 of the HSBC Tower at 8 Canada Square. As the changing face of banking continues to evolve, HSBC strives to stay at the forefront of what it’s workforce requires.
An executive team leader working on level 34 Patrick will be our main contact, and the leading member of the client team. As the most successful investment banker the company has seen in the last 20 years, he has been entrusted with overseeing the completion of this project. Patrick has been part of a team that has made an unprecedented amount of money for the company through a number of unusual research branches. It has therefore become his new project along with a small sub team, to bring Club 34 to the building. He will also be overseeing the confidentiality agreements that are crucial to this projects success.
Personal grooming and appearance has always been of utmost importance to those at the top of HSBC, as has been the opportunity to compete with those colleagues around you. It has therefore been decided after a series of detailed briefing meetings at the most exclusive restaurant in town, Dorsia, that a private members athletics club would be the best way to invest into the futures of the best staff at the company.
DESIGN REALISATION
The club is to be entirely secret from the rest of the staff within the company and those outside the company. The club must be superbly finished with the most exquisite materials to reflect the exclusivity of the members. The club should supply the members with the spaces they require, nothing more and nothing less. The club will be served by a dedicated lift core and be situated between floors 34 and 42. The floorplate is approximately 60 x 60m. The club should be outrageous and without comparison in terms of quality of workmanship and spaces.
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BUILDING CONTEXT
OVERALL SITE PLAN
DESIGN REALISATION
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BUILDING CONTEXT
SITE SHORT SECTION
DESIGN REALISATION
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BUILDING CONTEXT
BUILDING SITE DETAIL
TYPICAL UPPER FLOOR PLAN
SITE SECTION
DESIGN REALISATION
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BUILDING CONTEXT
SITE PHOTOGRAPHS
DESIGN REALISATION
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BUILDING CONTEXT
TRANSPORT NODES & GROUND FLOOR PLAN
DESIGN REALISATION
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BUILDING CONTEXT
OPPORTUNITIES & CONSTRAINTS
TRAFFIC NOISE
VIEWS OUT
ADJACENT BUILDINGS
TALLER BUILDINGS
DESIGN REALISATION
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BUILDING CONTEXT
URBAN SCALE
Nolli map This shows the clear gridded layout of the larger site and the high density of the private/ office buildings which dominate the area. There are more open areas to the north, but this is mostly made up of the large ring road, so it’s deceptive in therms of being a public space for people to enjoy. The two plazas in central canary wharf, one in front of the HSBC headquarters and one which houses the Jubilee line underground entrances, are well used by the workers of the city, and the bars and food establishments around the base of One Canada Square are always busy around the edges of the working day.
Building typologies & usage It’s clear that the vast majority of the buildings in canary wharf are made of offices1, but the new developments which have mostly been constructed on the peripherals of the site have started to diversify the area. The one key thing that this map does not show is the varying differences in building usage at the ground and lower ground floors, as there is an extensive shopping mall underground running under Canada square and meeting canary wharf underground. At grade level there is also a high density of bars and restaurants which is not shown in this diagram. The loss of warehouse and industrial space from the original docklands is also evident here, with warehouses limited to major occurrences such as Billingsgate fish market.
offices residential hotel leisure & services industry transport
DESIGN REALISATION
1 Wood Wharf Masterplan Design & Access Statement, Rogers Stirk Harbour & Partners LEVEL THIRTY FOUR PRIVATE MEMBERS CLUB
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BUILDING CONTEXT
HISTORICAL MAPS & AERIAL
Historical maps The historical maps of the isle of dogs show the old port trade industry’s impact on the urban landscape, with far more space dedicated to water and larger buildings and warehouses for storage and containers. At this point the DLR link has not been established and so the road and waterways are the main route into the site. The ring road around the wider site is the main access to all the sites. To the north and south of the site there is a higher density of residential buildings with smaller roads. The area has a similar density of buildings as the modern equivalent, with more space dedicated to smaller traditional London terraced dwellings for the local workers, but with large expanses opened up for industry.
Historical aerial The aerial view of the site shows the extent of the industries impact on the landscape even more clearly than the maps. The main central space which is flanked by the river on both sides is the more open space. The main road which runs east out of central London and the loops down into the Isle clearly separates the industry from the residential. The aerial shows the industry extending both east and west from the main isle and with no real rail link accentuates the dependence of the area on the river as an access route and means of transportation.
DESIGN REALISATION
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BUILDING CONTEXT
CONTEMPORARY MAPS & AERIAL
Current maps & information The modern maps of canary wharf and the wider isle of dogs area shows that the density of the site has actually remained quite similar, the large industrial buildings have been replaced with tall skyscrapers and landscaped open spaces and plazas. The main impact of the modernisation is the new transport links and the reduction in the dependance on the water ways, thus the space devoted to water has decreased. The rail links, both through the underground Jubilee Line and the overground DLR have made the area far more permeable and accessible. The road system has also been extended breaking down the space even further. The southern and northern areas of the wider site are still mostly residential and highly dense, although the height of the south blocks has in general increased from low level dwellings to apartment blocks.
Current aerial The current aerial shows the main development that has happened to the area in terms of urban scale, with the addition of high rise oďŹƒce blocks, and the O2/Millennium Dome. Much of the wider site has stayed quite similar to the historic aerial, which makes the dramatic transformation of the central site even more prominent. The O2 arena has also had a dramatic impact on the wider east side1, changing the usage of the area from industrial to public arts and leisure, although the overall urban density and scale has actually remained quite similar. Canary Wharf itself has very little in terms of weekend and evening activity, especially at street level, and has a vastly dierent population between the hours of 9am and 5pm
1 http://www.stadia-magazine.com/news. php?NewsID=29380 DESIGN REALISATION
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BUILDING CONTEXT
HISTORICAL PHOTOGRAPHS
Historical trade and the docklands In 1802 the West India Docks opened and were considered to be the country’s greatest civil engineering structure of its day.1 The docklands of London city became the world’s largest port and stretched from St Katherines by the Tower of London right through to Barking.The docks would continue to thrive and develeop over the next 200 years although the largest growth occured in the 19th century. The are became associated with a unique lifestyle due to the respective wealth and prosperity. The main industries were ship repair, heavy engineering, food warehouseing and distribution and the import of raw materials such as tobacco, timber & animal skins 1961 saw the peak year for the docks when over 60 million tons of cargo was handled. Until the mid 1960’s, Canary Wharf was a cargo warehouse at the centre of West India Docks at the heart of Docklands. With the exception of the buildings at West India Quay all the original warehouses on the Isle of Dogs have been now been removed.2 The technology boom of the 1960s and 70s meant that the London Docklands could no longer keep pace with its competitors and it is in this period that we begin to see the decline of the industries in the area, over the next 5 years over 150,0o0 local jobs were lost. This was equivalent to nearly 2% of the entire popoulation of Britain at the time.
1 http://www.canarywharf.com/aboutus/WhoWe-Are/Our-History/1800s/ 2 ibid DESIGN REALISATION
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BUILDING CONTEXT
HISTORICAL PHOTOGRAPHS
DESIGN REALISATION
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BUILDING CONTEXT
SOCIAL & ECONOMIC HISTORY
The LDDC was put together in 1980 as an urban planning committee to oversee the redevelopment of the east London docks. 1 One of their first major achievements was the construction of the DLR. The funding for which was secured in 1983. The expansion of the rail network into east London also facilitated the conception of London city airport. The LDDC successfully tackled the widespread multiple market failure which prevailed in the London Docklands in 1981. Failures in land, housing and commercial property markets have been addressed and labour market failures have been alleviated by a combination of training projects, improvements in accessibility in and out of Docklands and the creation of new local jobs. The LDDC was not universally acclaimed by a long way, and local residents staged numerous campaigns throughout the duration of the programme against some of the developments. The LDDC claim that over the period they existed the programme generated substantial benefits specifically for local communities and residents. The amount of new social housing is higher than it would have been in the absence of the Corporation. The LDDC faced widespread allegation and rumour of corruption. Local residents felt that they were promised much in the way of a voice within the development, and that it would genuinely lead to local jobs and housing, but that in actual fact they were shut out of all consultation and discussions and that the promises that were made weren’t kept, despite the LDDC keeping them hostage to agreements made at the beginning of the process. 2 There can be little doubt that the ‘local’ population of the Canary Wharf of old, have little to do with the shiny skyscrapers and towers of finance that dominate the area now, whether they have felt the benefit in other ways, in the money that has been brought to the area, is probably up for discussion.3
1 http://www.lddc-history.org.uk/lddcachieve/ index.html 2 http://www.guardian.co.uk/news/2004/ may/12/guardianobituaries.politics 3 http://www.guardian.co.uk/commentisfree/2012/may/15/canary-wharf-east-londonmyth DESIGN REALISATION
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BUILDING CONTEXT
SOCIAL & ECONOMIC CURRENT CLIMATE
Canary Wharf has established itself as one of the leading banking districts in the world.1 It is home to the headquarters of numerous banking organisations, both national and international. Its growth was unparalleled worldwide and only made possible by the temporary planning conditions that were granted to the site which waived the normal time periods for consultation and granted planning permission on outline performance targets rather than design.2 It is still expanding and growing now,3 and always looking to new market trends to ensure that the same loss of trade and commerce is not felt again in the area. The genre of company is changing as well, moving away from entire buildings dedicated to one financial service company or bank, and now smaller more bespoke firms, creative industries based around web design and public relations.4
1 http://www.canarywharf.com/aboutus/WhoWe-Are/Company-Overview/ 2 http://www.lddc-history.org.uk/lddcachieve/ index.html 3 http://www.telegraph.co.uk/finance/newsbysector/constructionandproperty/9023224/ Canary-Wharf-pays-90m-for-adjacent-siteto-expand-by-a-third.html 4 http://www.bdonline.co.uk/news/analysis/ the-changing-face-of-canary-wharf/5047378. article DESIGN REALISATION
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BUILDING CONTEXT
ENVIRONMENTAL CONDITIONS
Orientation The most exposed facade of the building is the north side as all three other sides are protected from the sun path by other high rise buildings. The HSBC building is taller than both buildings directly to the east and west so it will receive some evening and morning sunlight throughout the year. The lower levels of the building will have restricted direct sunlight for most of the year, but this will be even more pronounced during the winter, where direct sunlight will only occur during the midday hours. The north side of the building is completely exposed as there is nothing of the same scale as the canary wharf buildings in this direction meaning natural light from ambient skylight will be plentiful all year round.
Wind rose The prevailing winds on the site mainly come from the south west and north east. The south west of my site is well protected by the high rise buildings which surround the park in front of it. However the rear of the building faces out onto the water at the north of the site meaning that the north easterly winds will have an effect on that side of the building.
Average climate information Canary wharf is reasonably average in terms of UK climate. The average temperature even during summer doesn’t reach much over 21 degrees and during winter doesn’t get below 0. This means heating is more likely to be an energy factor, although this doesn’t take into account heat generated by building program which is commonly a problem especially in office buildings with high computer usage. Rainfall on the site is pretty consistent throughout the year, even through the summer months.
DESIGN REALISATION
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BUILDING CONTEXT
LOCAL PLANNING CONDIITIONS
Local planning information Canary Wharf falls within Tower Hamlets borough. They have a borough wide plan for development and construction. Canary Wharf is still seen as a key area to develop as it looks to expand and grow further. They are also, importantly, looking to diversify the typologies and uses of buildings in the area, moving away from offices and financial services. “Tower Hamlets will play a significant part in developing London as a successful, sustainable, global city. It will prosper through sustainable regeneration which stems from the major economic hubs of Canary Wharf, the City and Stratford. This will filter down to the connected network of vibrant and regenerated locally distinct places that has evolved from the borough’s rich history. From Spitalfields to Poplar and from Canary Wharf to Bow, each place will have a distinct identity, role and function but all will be well designed, vibrant, and above all, a great place to live.” 1 This spatial vision is underpinned by a number of key principles which guide and steer the Local Development Framework and its long term implementation:
Fig 13. The key diagram showing the strategic elements to the delivery of the Tower Hamlets spatial vision ! 12 !
!3
13 !
!9 10 !
14 !
4
!4 15 !
- Optimise the use of land - Integrate movement and land use - Reinforce a sense of place - Work in partnership - Conserve and reuse resources - Diversify and grow the economy - Good design from the outset - Evidence based decisions - Support community cohesion - Live within environmental limits - Support human health and wellbeing - Access to nature and open space
16 !
20 ! 17 !
5
18 ! 19 !
1 http://www.towerhamlets.gov.uk/lgsl/851900/855_planning_consultation/consulting_on_ the_ldf.aspx DESIGN REALISATION
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BUILDING CONTEXT
URBAN MORPHOLOGY
3d site progression 1991 - the first phase of construction of the masterplan included the centre piece tower, One Canada Square, designed by Cesar Pelli architects, as well as smaller more peripheral buildings.1 2003 - the second phase of construction took slightly longer than the first, due mainly to the financial problems that the main contractor and owner ran into post the completion of One Canada Square. The main building wasn’t fully occupied until some years later. 2010 - the most recent phase of construction has been buoyed by a reasonably high level of investment until the even more recent economic downturn and the main focus of construction has been in attempts to diversify the area and encourage more evening and weekend activity in the area. Two of the tallest residential towers in the UK have been constructed to try and encourage the vast work force of canary wharf to stay locally and invest in the local community.
1 http://www.canarywharf.com/visitus/
DESIGN REALISATION
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BUILDING CONTEXT
KEY BUILDING PRECEDENTS
One Canada square One Canada Square was London’s first skyscraper and the centrepiece of Canary Wharf, one of the largest private developments in the world.1 This 48-story tower, is a simple square prism terminating with a pyramidal top. This clear and strong form creates a landmark readily identifiable from all directions. Clad in linen-finish stainless steel panels, the tower softly reflects London’s gray and misty atmosphere. The tower’s corners are inverted, making the building appear taller and thinner. The articulated corners also bring natural light to the interior, including the inner ring of corridors on each floor. The tower is joined by a retail and assembly building, which includes shops and restaurants as well as a winter garden with adjoining meeting and exhibition rooms. The retail and assembly building hosts performances and events, and is equipped with flexible stage lighting and sound systems as well as a portable stage and seating.2 The lobby of One Canada Square also connects to the Dockland Light Railway Station, the gateway to Canary Wharf. Located at the centre of the retail building, the station connects to the tower, the retail complex and the adjacent buildings via a network of shopping concourses on multiple levels. With its glass-and-steel vaulted roof, the station is a modern reinterpretation of London’s great 19th century railroad stations.
1 http://www.skyscrapernews.com/buildings. php?id=48 2 http://www.canarywharf.com/workwithus/TheEstate/One-Canada-Square/ DESIGN REALISATION
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BUILDING CONTEXT
KEY BUILDING PRECEDENTS
HSBC Headquarters, Shanghai The new building was designed by Norman Foster and from the concept to completion, it took 7 years (1978–1985). The building is 180-metres high with 47 storeys and four basement levels. The building has a module design consisting of five steel modules which were prefabricated in the UK. 30,000 tons of steel and 4,500 tons of aluminium were used. The building’s modular design enables it to be dismantled and moved, this was to provide for the possibility of a disrupted handover to the People’s Republic of China in 1997. 1 The building is also one of the few to not have elevators as the primary carrier of building traffic. Instead, elevators only stop every few floors, and floors are interconnected by escalators. The building form is articulated in a stepped profile of three individual towers, respectively twenty-nine, thirty-six and forty-four storeys high, which create floors of varying width and depth and allow for garden terraces. The mast structure allowed another radical move, pushing the service cores to the perimeter so as to create deep-plan floors around a ten-storey atrium. A mirrored sunscoop reflects sunlight down through the atrium to the floor of a public plaza below a sheltered space that at weekends has become a lively picnic spot. From the plaza, escalators rise up to the main banking hall, which with its glass underbelly was conceived as a shop window for banking. The bridges that span between the masts define double-height reception areas that break down the scale of the building both visually and socially. A unique system of movement through the building combines high-speed lifts to the reception spaces with escalators beyond, reflecting village-like clusters of office floors. From the outset, the Bank placed a high priority on flexibility. Interestingly, over the years, it has been able to reconfigure office layouts with ease, even incorporating a large dealers room into one floor - a move that could not have been anticipated when the building was designed.
1 http://www.fosterandpartners.com/projects/ hongkong-and-shanghai-bank-headquarters/ DESIGN REALISATION
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BUILDING CONTEXT
AREA SCHEDULE
HIGH INTENSITY UNIT 1 2 2 2 1
x x x x x
2
x changing rooms associated storage/facilities x cocktail bar & lounge
1
racquetball court squash court billliards room table tennis room climbing wall
DESIGN REALISATION
LOW INTENSITY UNIT 1 1 4 4 1
x x x x x
33.5 metre swimming pool 4.5 metre square plunge pool sauna steam rooms jacuzzi
2 1 1
x changing rooms x smoking room x sitting room
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BUILDING CONTEXT
VOLUMETRIC STUDY table tennis room
squash court
4570
1500
2750 2130
8500
4120
9750
6400 snooker table room
sauna / steam room
changing facilities
2100 1770 4720
3560 2400
6550
2400
5000
smoking, drawing, sitting rooms- various
raquetball court
5000
6000
plunge pool
2500 3000
6000
4000 6100
3500 6100 DESIGN REALISATION
4000
12200 LEVEL THIRTY FOUR PRIVATE MEMBERS CLUB
4500
4500 22
BUILDING CONTEXT
VOLUMETRIC ARRANGEMENT
TABLE TENNIS ROOM
BILLIARDS ROOM
RAQUETBALL COURT TERRACE
BAR
SQUASH COURT SQUASH COURT
TABLE TENNIS ROOM
SITTING ROOM TERRACE
LOCKER ROOM
DESIGN REALISATION
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NON MEMBER SUITE
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BUILDING CONTEXT
VOLUMETRIC ARRANGEMENT
SMOKING ROOM
SAUNA
TERRACE SAUNA JACUZZI
33.5M SWIMMING POOL
LOCKER ROOMS PLUNGE POOL
DESIGN REALISATION
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BUILDING CONSTRUCTION
DESIGN REALISATION
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BUILDING CONSTRUCTION
ORIGINAL BUILDING CONSTRUCTION
DESIGN REALISATION
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BUILDING CONSTRUCTION
ORIGINAL BUILDING CONSTRUCTION
CONSTRUCTION FACTS & FIGURES, TIMELINE & INFORMATION Construction began in January 1999 with the boring of the building’s substantial deep pile foundations. During spring, the concrete core rose steadily with approximately 100 workers on site each day, increasing monthly by several hundred to over 1000 at the end of 1999.
As is usual with tall buildings, operations were fast-tracked, and the hybrid built form of a concrete core with steelwork floors and perimeter columns allowed erection to proceed rapidly. The core formwork was self-climbing, with one central tower crane rising with the core and perimeter tower cranes left free to lift the steelwork, the floors being constructed at the rate of one per week. To start the steelwork as early as possible, the steel columns begin at pile cap level, rising through four basement levels of concrete construction before the first steelwork floor at level 1, allowing erection of the steelwork superstructure to start before the basement was completed. The columns are generally 356mm x 406mm throughout, with plating added across the flanges in the lower storeys to give a constant inside flange line, simplifying the splices and the edge beam connection to the inner face of the external flange. This detail allowed for constant cladding to- perimeter-beam and core-wall-face-to-perimeter-beam dimensions, thus maximizing the use of standard length secondary beams.1
1 http://www.arup.com/_assets/_download/C27CDFAE-FA3D-3093-217B92CB1498B02C.pdf DESIGN REALISATION
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BUILDING CONSTRUCTION
EXISTING STRUCTURE ANALYSIS
EXISTING STRUCTURAL SYSTEM OVERVIEW The core is constructed from concrete and the rest of the floorplate and the facade are supported off a steel beam and column structure. PRIMARY CONCRETE CORE The main core is made up of 6 smaller cores which are constructed in concrete. The corner four cores contain the vertical transportation for the building. This is phased so that each lift core only serves 10 floors and as the building rises these drop off as necessary. SECONDARY STRUCTURE In addition to the primary concrete, there is a layer of steel structure which forms the central box core and supports the risers, fire escape staircases and also extends beyond to brace the facade back to the core. This secondary structure also includes the exterior beam which supports the columns and the curtain wall facade. TERTIARY STRUCTURE The floorplate is supported on a series of smaller steel beams which are organised on a 4.5 metre grid. Whilst they provide stability to the floorplate and the overall volume, they are not essential to the building structure, provided that some additional bracing is offered at key levels. 1
1 http://www.arup.com/_assets/_download/ C27CDFAE-FA3D-3093-217B92CB1498B02C.pdf DESIGN REALISATION
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BUILDING CONSTRUCTION
PROPOSED STRUCTURAL ALTERATIONS
EXISTING STRUCTURAL SYSTEM An initial study of how the structure could be altered to accommodate the larger volumes of my program led me to study the existing steel work as a 3D grid and analyse whether members could be taken out at certain points and be strengthened with new verticals that transfer the weight and stress back down onto the lower cores.1 KEY INFORMATION This means that at floors 34-42 there is only the 2 central cores and one corner core. This will be the main structure that I use to support and cantilever the structure of my building. The steel structure, will be adapted and mostly removed to allow the construction of my proposal. The only pieces that remain will be to support the facade, which will be almost entirely retained
1 http://www.arup.com/_assets/_download/ C27CDFAE-FA3D-3093-217B92CB1498B02C.pdf DESIGN REALISATION
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BUILDING CONSTRUCTION
PROPOSED STRUCTURAL ALTERATIONS
PROPOSED STRUCTURAL ALTERATIONS PRIMARY CONCRETE CORE The concrete core will remain mostly the same as existing, with some new openings made for access and some key cantilevers like the swimming pool. The core is able to withstand these alterations as extensive stress studies were undertaken when the building was initially constructed and the alterations will be quite minor. The main structural timber will be cantilevered off the structure with additional support coming from the main retained steels where necessary. PRIMARY STEEL SUPPORTS The facade will need additional support the majority of the floor plate beams are removed in order to free up the internal volume. Structural engineer analysis shows that a new internal large frame which occurs every 3 floors to support the facade back to the core walls would be the most efficient solution for the space. All external beams and columns are retained. NORTH FACADE STRUCTURE AND SUPPORT Adjustments to the north facade to accommodate a new executive entertainment suite and changes to the curtain walling will require alterations to the north facade structure. This can be accommodated by bracing the existing structure back to the new support system while the alterations take place. FLOORPLATE The lowest floorplate which will form the division between the volume that contains the members club and the standard office place will require some structural reinforcement to support the 25mm of water.
DESIGN REALISATION
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BUILDING CONSTRUCTION
STRIP OUT, DEMOLITION & ENABLING WORKS
STRIP OUT, DEMOLITION AND ENABLING WORKS PHASE ONE Eviciton of current tenants and relocation of desks and staff to lower floors. Hot desking and work from home schemes implemented. Removal of current furniture and loose items to take place in off peak hours through the existing goods lifts. ENABLING WORKS Installation of construction lift on north facade.
PHASE ONE
PHASE TWO
PHASE THREE
PHASE TWO Demolition and removal of all internal partitions that are not part of the structural core walls. Removal of all wall and ceiling finishes and stripping out of unecessary existing services. PHASE THREE Strip out of existing floor finishes, raised floor construction and all underfloor services. Bare steel structure to remain. PHASE FOUR Removal of 12 panels of glazing from floor 34. Strip out of all associated fittings. PHASE FIVE Construction of new major structural bracing at key nodes. New structural steels to be constructed at floors 34, 36 and 38. PHASE SIX Removal of all extraneous floor support structural steel beams.
PHASE FOUR DESIGN REALISATION
PHASE FIVE
PHASE SIX
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BUILDING CONSTRUCTION
PRIMARY STRUCTURE PRECEDENTS
The primary structure which encases the program and the circulation and informal spaces is a series of large roughly ‘C’ shaped hardwood ribs. The intention is to create an ribbed undulating surface on the exterior of the proposal that protects like a rib cage the program and spaces within in. Examples of similar structures are: YELLOW TREE HOUSE Pacific Environment Architects constructed this treehouse in New Zealand as a temporary pop up cafe. In a similar way to this proposal there is an internal structure which supports the main floorplate and then these ribs wrap the space. GENEXIS THEATRE These ribs are made of plywood and are spanned in between by folded aluminium. In perspective however they give a similar effect as what we would expect to see on the exterior of this proposal. CHELSEA WORKSPACE Sda Architects have created this built in desk and storage unit. Whilst on a much smaller scale than these proposals it is the use of ‘guide lines’ that you can see the ribs rise and fall against that will be useful in design. ZMIANATEMATU Similar to Genexis theatre in that these ribs envelope the program and undulate to create focal points and spaces.
DESIGN REALISATION
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BUILDING CONSTRUCTION
SECONDARY STRUCTURE PRECEDENTS
A secondary structure will be require to bridge the gap between the more structured primary C ribs and the more fluid and free inner skin. A ‘waffle’ like structure will be employed, similar to children’s Air Fix modelling in that each piece can be notched into the next piece until the overall form is created. This method will allow more fluid forms to be create internally whilst keeping weight to a minimum which will be a requirement of the project as it is cantilevered off an existing core. PROTOTYPE ONE This is an example of a prototype that has been created for the client to view, of how the glazed squash and racquetball halls could be supported off this external grid structure SEVILLE PAVILION Whilst the scale of this project does little for it’s overall appearance, the structural principles behind creating a very smooth surface from a notched set of perpendicular timber beams is what the secondary structure level will be aiming to perform. WASHINGTON ARCHITECTURE SCHOOL Pavilion Design Whilst neither the timber or the plastic here provides any kind of structural support, the piece is purely sculptural, it is this gradual fade in and out of the internal surface and the external ribs which I think could make a fantastic finish.
DESIGN REALISATION
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BUILDING CONSTRUCTION
INNER SKIN PRECEDENTS
The inner skin is intended to be a sculpted and smooth volume, as though it has been carved out of one large piece of beautiful timber. This volume will be protected and caged by the principle rib structures but will fold and bend to create staircases, seating arrangements etc. LA MAISON UNIQUE Heatherwick Using the folds of a surface to wrap up a number of stories to create this staircase we can learn that a relatively skinny profile can be created and still be structural strong enough to bear its own and imposed weights. REINDEER STATION Snohetta The denseness that you feel from the wood is the type of quality that we are looking to achieve in this project. Immediately the viewer understands the depth and weight of the pieces of wood used to sculpt this space.
DESIGN REALISATION
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BUILDING CONSTRUCTION
OVERALL STRUCTURAL STRATEGY
SERVICE AND INSULATION VOID GLULAM STRUCTURAL WALLS CANTILVERED OFF EXISTING CORE TO CREATE ‘BOOKENDED’ SPACES TO CONTAIN FORMAL PROGRAMS THIN ‘WRAPPED’ VENEER INTERNAL VOLUME WHICH CREATES STAIRCASES, BALUSTRADES, SOCIAL SPACES AND CIRCULATION ROUTES. SUPPORTED OF SECONDARY ‘WAFFLE’ STRUCTURE LARGE HARDWOOD TIMBER ‘C’ SECTIONS ENCLOSE THE SPACE. THE SPACE BETWEEN THESE MEMBERS AND THE INTERNAL WRAP CREATES A SERVICES AND INSULATION VOID
GLAZING SITS IN THE SPACES WHERE THE ‘C’ SECTIONS CHANGE SHAPE AND NO LONGER ALIGN.
DESIGN REALISATION
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BUILDING CONSTRUCTION
PRIMARY STRUCTURE PRINCIPLES
‘C’ SECTION RIB PRINCIPLES There are 2 types of ‘C’ Ribs in this design, each which holds its structural rigidity slightly differently. This allows different types of space to be created inside them. The ‘BLUE’ rib holds its structural integrity in the large edge parrelell to the core. It works as a frame and stress is transferred laterally until it reaches a point at which to return to the core. The ribs are spaced at 400mm so the lateral support from other ribs also contributes to this. Whilst the ‘C’ shape is the structural core to these pieces, as long as the original shape is maintained, the shape can be embellished to create the undulating curves that the precedents have explored. We can also add timber to create balustrades and handrails, as shown here. This ribs is used where 2 floors which both need high ceilings are stacked vertically, allowing a much smaller ceiling void.
STRUCTURAL RIGIDITY x 5
x
The ‘RED’ rib holds its structural integrity in the top and bottom of the ‘C’ and is much more a cantilever from the existing core. The larger member takes the stress and weight back to the core immediately. Again the original ‘C’ shape can be warped and added to as long as the original ‘C’ remains in tact. These ribs are more useful when there are larger circulation and meeting spaces around the programs as the slimmer edge member means more glazing will occur and the spaces will be lighter.
STRUCTURAL RIGIDITY
x 5 x
DESIGN REALISATION
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BUILDING CONSTRUCTION
PRIMARY STRUCTURE PRINCIPLES
This diagram illustrates the overall principles and process behind the primary rib structure and it’s form. The design began with a basic series of the ‘C’ ribs the two different forms being selected where they were most appropriate. This wrap ensured that the program and circulation space would be fully supported and enclosed.
The next step was then to start to add to and deform the rigid lines of the first stage to give a more enjoyable and interesting sculptural form from the rib cage. This could probably be taken further still but will require further investigation.
DESIGN REALISATION
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BUILDING CONSTRUCTION
KEY TIMBER DETAILS INTERNAL FLOOR FINISH
SECONDARY STRUCTURE
‘SPORTS’ CRADLE SHOCK ABSORBER HARDWOOD RIB
RIB, SECONDARY STRUCTURE AND SPRUNG FLOOR DETAIL
HARDWOOD RIB SPLICE DETAIL
CONNECTION FROM WOOD RIB TO CORE
All of the sports programs require ‘sprung’ floor detailing, which allows the timber floor to give ever so slightly to ensure that the balls and players can bounce off the floor with more ease. This is the main reason that the existing floorplate cannot be utilized as the raised floor office floorplate standard that exists in the building currently is not suitable for this, and cannot be adapted easily.
The hardwood ribs are too large to be created out of one piece of wood, so many pieces of timber will need to be spliced together to created the total construction. This will also enable on site construction of the ribs as they can be transported in pieces and the assembled within the existing facade. This splice is one of the most difficult to create due to the hollowed out T shape in each member. The detail is identical on both sides of the splice.
The connection from the timber ribs to the concrete existing core is a very simple one which would just involve it being steel plated and bolted through.
DESIGN REALISATION
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BUILDING CONSTRUCTION
1:50 DETAIL - STAIRCASE, RIB & INNER SKIN VENEER INNER SKIN 8MM EXOTIC WOOD VENEER, WIDTH 500MM
RIGID STABLE END WALLS 300MM GLULAM CANTILEVERED FROM EXISTING CORE INTERMEDIATE ‘WAFFLE’ STRUCTURE PROVIDING LATERAL RIGIDITY AND SUPPORTING INNER SKIN
INSULATION SERVICES RUN THROUGH THIS INTERMEDIATE ZONE STRENGTHENED DOUBLE GLAZED WALL
MAJOR LOAD BEARING HARDWOOD RIB
DESIGN REALISATION
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BUILDING CONSTRUCTION
PLUNGE POOL DETAILS
WATER WASHES THROUGH RECESSED FILTER TO SKIMMER
WATERPROOF TIMBER PANELS
WATERPROOF RESIN SCREED
HARDBOARD PANELS - SEALED JOINTS TIMBER BATONS - CHAMFERED TO CREATE FALL FOR DRAIN
STRUCTURAL HARDWOOD RIBS
ZONE FOR INSULATION AND SERVICE RUNS
DESIGN REALISATION
WATER PUMPED BACK ROUND THROUGH SERVICE VOID TO BE RETURNED AT THE TOP OF THE POOL
GRADUAL SLOPE AT BASE OF PLUNGE POOL ENCOURAGES MOVEMENT OF WATER THROUGH THE SYSTEM
FLEXIBLE BRAZILIAN ROSEWOOD VENEER
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BUILDING CONSTRUCTION
KEY GLAZING DETAILS
120MM 40MM
GLAZED WALLS TO COURTS WITH STRUCTURAL GLAZED FINS
DESIGN REALISATION
STEPPED FRAME DETAIL FOR GLAZING BETWEEN HARDWOOD RIBS
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BUILDING CONSTRUCTION
EXTERNAL FACADE PENETRATION DETAIL
1:50
DESIGN REALISATION
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BUILDING CONSTRUCTION
MATERIALITY
BRONZE
DESIGN REALISATION
BRAZILIAN ROSEWOOD
AFRICAN BLACKWOOD
OLIVE WOOD
LEVEL THIRTY FOUR PRIVATE MEMBERS CLUB
GLAZING
EBONY
AMBOYNA BURL
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BUILDING PERFORMANCE
DESIGN REALISATION
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BUILDING PERFORMANCE
OVERALL PERFORMANCE STRATEGY DAYLIGHT FROM THE SOUTH FACADE STREAMS DOWN THE EDGES OF SPACES AVOIDING DIRECT LIGHT OR GLARE
HIGHER CEILINGS
HOT AIR TRANSFERRED FROM HIGH LEVELS
LOWER CEILINGS
SEPARATION FROM LOWEST FLOOR PROVIDES SOME ACOUSTIC INSULATION FROM LOWER WORKIN FLOORS
CIRCULATION AND OPEN SPACES WELL LIT THROUGH SOUTH AND NORTH FACING GLAZING
COOL AIR BROUGHT IN AT LOW LEVELS DESIGN REALISATION
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BUILDING PERFORMANCE
VENTILATION & HEAT TRANSFER STRATEGY
LOW INTENSITY QUIET SPA ACTIVITIES. STEAM ROOMS, SAUNAS AND SWIMMING POOLS ALL REQUIRE LOTS OF HEAT.
MAIN REQUIREMENTS: COOLING HIGH IMPACT SPORTS PROGRAMS LOCATED IN THE VERTICALLY ORGANISED BLOCK. THERE WILL BE A HEAT HARVESTING SERVICE SOLUTION PLACED HERE THAT DRAWS OUT THE EXCESS HEAT IN ORDER TO COOL THE ROOMS.
DESIGN REALISATION
HEAT TRANSFER SYSTEM. HEAT FROM THE SPORTS BLOCK IS USED TO HEAT THE SPA FACILITIES. THIS SYSTEM MEANS THAT UNNECESSARY UNSLIGHTLY SERVICES AND AIR CON FAN UNITS CAN BE MINIMISED.
LEVEL THIRTY FOUR PRIVATE MEMBERS CLUB
MAIN REQUIREMENTS: HEATING
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BUILDING PERFORMANCE
WASTE HEAT RECOVERY UNIT SYSTEM
WATER BOILER WILL REQUIRE ADDITIONAL HEATING BUT THE HEAT RECOVERY EXCHANGER WILL REDUCE THIS NEED
COOLED STALE EXHAUST AIR IS DUCTED TO THE ROOF
HIGHER TEMPERATURE EXHAUST AIR FROM SPORTS COURTS WASTE HEAT RECOVERY EXCHANGER TURNS EXCESS HEAT INTO ELECTRICITY WHICH IS THEN TRANSFERRED TO THE WATER BOILER TO HEAT THE WATER
DESIGN REALISATION
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BUILDING PERFORMANCE
DETAILED VENTILATION STRATEGY
EXTRACT AT HIGH LEVEL TAKES EXCESS HEAT AWAY FROM THE SPACES AND MOVES IT TO THE OTHER UNIT
HIGH CEILINGS IN CIRCULATION ROUTES ALLOW THE HEAT TO RISE
GLAZED SIDE WALLS TO SPORTS SPACES ALLOW HEAT TO ESCAPE QUICKLY.
COOL AIR FED IN FROM EXISTING RISERS THROUGH THE FLOORPLATES
DESIGN REALISATION
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BUILDING PERFORMANCE
DETAILED VENTILATION STRATEGY
LOWER CEILINGS RETAIN HEAT WITHIN SPACES
MAJOR HEATING FOR MAIN POOL AND SAUNAS SUPPLEMENTED FROM HEAT EXCHANGE
STEAM ROOMS REQUIRE HUGE AMOUNTS OF HEAT, SUPPLIED DIRECTLY FROM RISERS WITHIN CORE
DESIGN REALISATION
PLUNGE POOOL NEEDS TO BE KEPT VERY COLD, SO TALL SPACE TO ALLOW HEAT TO RISE AWAY FROM WATER AND COOL WATER INPUT FROM THE BOTTOM LEVEL THIRTY FOUR PRIVATE MEMBERS CLUB
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BUILDING PERFORMANCE
THERMAL ENCLOSURE & WEATHERLINE
DESIGN REALISATION
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BUILDING PERFORMANCE
SOLAR EXPOSURE ANALYSIS
DAYLIGHT HOURS An analysis of the solar exposure of the existing building shows that the surrounding buildings of Canary Wharf actually shield it from much of the direct sunlight with the image from March being indicative of the majority of the year. This shows that the spaces that require cooling should be located on the West of the building as this the facade that should receive the least solar gain, whilst still getting some sunlight to provide natural daylighting for the spaces. It also shows that spaces that require heating should be located as close to the top of the building as possible, as during the winter when heating is the biggest priority the angle of the sun means the top few floors of the building receive a reasonable amount of direct sunlight.
MARCH
DESIGN REALISATION
DECEMBER
JULY
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BUILDING PERFORMANCE
DAYLIGHTING STRATEGY
VERTICAL STACKING OF PROGRAM MAKES THE MOST OF OPENING UP THE SOUTHERN FACADE TO DAYLIGHT
LIGHT IS KEPT OFF PLUNGE POOL WHICH MUST BE KEPT COLD FROM CAREFUL PLACEMENT OF NEIGHBOURING PROGRAM
LIGHT FROM THE SOUTH STREAMS IN DOWN THE EDGES OF SPACES, PROVIDING DAYLIGHT BUT AVOIDING GLARE
LOTS OF LIGHT IN THE MOST SOUTHERN FACING PART OF THE PROPOSAL, THE LONG SWIMMING POOL
MORE PRIVATE PROGRAMS SUCH AS LOCKER ROOMS ARE KEPT TO THE NORTHERN SIDE OF THE BUILDING
DESIGN REALISATION
KEY DAYLIGHTING STRATEGY IS TO LET LIGHT FLOOD IN DOWN CIRCULATION ROUTES WHICH WILL LIGHT THE PLAYING SPACES OBLIQUELY THROUGH THE GLAZED WALLS, WHILST HAVING NO GLAZED SOUTH FACING SURFACES MEANS GLARE AND OVER HEATING WILL BE AVOIDED
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BUILDING PERFORMANCE
ACOUSTIC STRATEGY POTENTIAL ACOUSTIC RISK WITH NOISE BEING TRANSFERRED DOWN THROUGH THE CORES. TALL CEILINGS AND NOISY PLUNGE POOL IS A HIGH ACOUSTIC RISK, IS MINIMISED BY ITS LOCATION AT THE TOP OF THE DEVELOPMENT
BUFFER ZONES OF CIRCULATION SPACES ACT AS ACOUSTIC BARRIERS TO NOISY SPORTS COURTS
WHOLE PROPOSAL IS LIFTED OFF THE BOTTOM FLOOR CREATING AN ACOUSTIC CUSHION TO THE STANDARD WORKING FLOOR BELOW
DOUBLE SKIN AND ACOUSTIC BARRIERS Double skin construction also works as an acoustic baffle with the sound trapping in between the two surfaces between the ribs. Timber is also a high absorber of sound and as this gap between the two surfaces will also be insulated for thermal reasons, this will also add to the acoustic properties of the space. As the entire proposal is separated from the rest of the building floors by at least 3m this air gap should provide sufficient protection from sound. The main concern is the transfer of sound down the cores. The concrete cores will not absorb the sound well, and as all of the spaces meet the core at some point this would be the main concern although the inner skin and void does still provide some protection it may be the case that a further layer of acoustic insulation is needed at certain critical points.
DESIGN REALISATION
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BUILDING PERFORMANCE
MATERIAL SOURCING MAP
BRAZILIAN ROSEWOOD BRAZIL
DESIGN REALISATION
AFRICAN BLACKWOOD SENEGAL
OLIVE WOOD GREECE
CHERRY WOOD TURKEY
LEVEL THIRTY FOUR PRIVATE MEMBERS CLUB
TEAK MYANMAR
AMBOYNA BURL MALAYSIA
EBONY INDONESIA
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BUILDING PERFORMANCE
SERVICES SCHEMATIC
SERVICES STRATEGY ‐ EXISTING The existing service strategy works on the same convention that most skyscraper office systems work on. There are central risers which run the height of the building and a plant floor at the bottom and top of the building. The HSBC building is slightly different as it has two lower floors, one in the basement and one on the 8th floor. The 8th floor is home to most of the I.T. servers and other services which require more frequent updating and maintenance. The extract and intake is both from the roof, as part of the Canary Wharf wide strategy to keep the pedestrian zone clean from pollutants. On the lower standard work floors the services run out through the ‘street’ in the core and then distribute evenly around the floor plate using a ring and fingers layout.
SERVICES STRATEGY - NEW This proposal will be using the existing service risers to take all electrical, air and water but it will be employing a vertical loop system rather than a horizontal loop to move the services around the proposal itself. This is due to the orientation of the primary ribs, secondary support and internal skin as the void for services is created in a ‘C’ shape in between the ribs rather than solely in the floor and ceiling voids.
DESIGN REALISATION
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BUILDING PERFORMANCE
FIRE STRATEGY - OVERALL
MEANS OF ESCAPE - EXISTING The existing fire strategy is a simple one where there are 2 cores which contain both a fire fighting lift and a protected stairwell. At the ground floor the core to the north facade has a protected route directly to fresh air, so we may consider this core to be the primary route for escape. The core to the south of the building escapes through the ground floor lobby. Whilst this is not usually allowed as part of a fire strategy, numerous measures have been put in place to allow this to be a safe route of egress. Firstly the materials used within the lobby all have an extremely low ‘spread of flame’ rating, there is also an extensive sprinkler system and an automatic override to all the security barriers and lift controls.
TWO CENTRAL CORES CONTAINING MEANS OF ESCAPE STAIRCASES
FIRE FIGHTERS LIFTS CONTAINED WITHIN CORES PROVIDE PROTECTION FROM SMOKE
Each floor is compartmentalised from the one about by ensuring that the only vertical breaks between floors where the risers are occur within the protected concrete cores, and not in the more susceptible open floor area.
MEANS OF ESCAPE - PROPOSED I will be utilising the existing arrangements for fire egress and escape. The two cores which contain the fire escape rise to the top floor of the building for structural reasons and there is no reason why the best solution is not simply to lead back to these routes whereever possible.
DESIGN REALISATION
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BUILDING PERFORMANCE
FIRE STRATEGY - DETAIL PLAN EXAMPLE
MAJOR FLOORS HASVE 2 MEANS OF ESCAPE BACK INTO THE EXISTING CORE SYSTEM WHICH HAS BOTH A PROTECTED STAIRWELL AND A LIFT EVACUATION SYSTEM. THE PRIMARY MEANS OF ESCAPE IS LESS THAN 45M AND AS THERE ARE 2 MEANS OF ESCAPE OFFERED THIS IS DEEMED SUFFICIENT.
LOWER FLOORS ONLY HAVE A SINGLE MEANS OF ESCAPE BACK TO THE EXISTING CORE AS THEIR CAPACITY WILL BE SMALL, MAXIMUM 10 PEOPLE, AND THE DISTANCE TO TRAVEL IS MINIMAL A SINGLE MEANS OF ESCAPE SHOULD BE SUFFICIENT. SOME FLOORS ALSO HAVE UP TO 5 SMALL STEPS TO TRAVERESE TO THE NEAREST PROTECTED ROUTE, AGAIN, AS THE POPULATION OF THESE FLOORS ARE TO BE VERY SMALL AND A STATE OF THE ART ALARM SYSTEM AND SPRINKLERS WILL BE INSTALLED THIS HAS ALSO BEEN DEEMED SUFFICIENT.
DESIGN REALISATION
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BUILDING DELIVERY
DESIGN REALISATION
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ARCHITECTS ROLE & TEAM STRUCTURE
BUILDING DELIVERY
STANDARD DESIGN TEAM STRUCTURE
STANDARD DESIGN TEAM
fire/access consultant
structural engineer
transport consultant
client
architect
services engineer
planning advisor facade engineer
project manager
quantity surveyor
landscape consultant
FILM PRODUCTION TEAM STRUCTURE location manager / facilities manager
producer / patrick bateman
1st assistant director / luke fox
2nd assistant director / brandon haw
director / norman foster
sound director / lawyer
director of photography /
kate lynham
EXECUTIVE PRODUCERS / HSBC BOARD OF DIRECTORS
casting director / head of construction
DESIGN REALISATION
production director financial manager
editor / quantity surveyor
LEVEL THIRTY FOUR PRIVATE MEMBERS CLUB
In an conventional architect and client relationship the standard format for a design team sub structure is that the client employs the architect as head of design and then employs the services, structural and other sub consultants directly, but uses the architect as the point of reference within the team. This is occasionally changed when a client decides they wish to use a project manager, this most often occurs when the client is new to development or the development is a particularly complex one.
PROPOSED DESIGN TEAM The client internal sub structure and the nature of the project being entirely confidential and secretive makes a standard design team structure problematic due to the reliance on the architect as the point of reference. The client in this instance wishes to retain more control over the situation. It would therefore be appropriate to look at other forms of team structures to see if a workable solution is possible. The solution which appears to be most suitable is that of a film crew. The HSBC board of directors acts as the Executive producers, funding the project from afar, not becoming particularly invloved in the day to day designs and decisions. They nominate Patrick Bateman, our client representative as their producer. He would have his own relation shops with production director, to manage the finances, a casting director, to oversee the employment of the best sub contractors in the business, and a location manager who would be the facilities manager of the building. The director in this instance would be the original building architect Norman Foster, a member of HSBC Club 34 who is working alongside the producer to get this project through to completion. Between them they would then employ a wider cast, including the architect who would form more of a director of photography role, someone who is responsible for the overall ‘look and feel’ of the project/
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BUILDING DELIVERY
FEE STRUCTURE
FEE AS A % oF CONSTRUCTION COST Fee as as percentage of construction cost is the standard format for most large scale construction projects. It usually also includes a percentage break down of payment over the RIBA stages. If the budget for the project changes over the RIBA stages then each payment is taken at the projects current cost. I.e. 15% of £2 million, then the budget rises to £3 million, the next payment would be 20% of £3 million.
15%
20%
35%
10%
FEE AS A LUMP SUM Fee as a lump sum is a structure that is more commonly associated with either very small scale projects where the costs are finite and known immediately up front, or in a situation such as art, where an artist will arrive at a figure that he or she deems the art work to be worth, it is then the client/ customers decision as to whether this is a fair price and whether to pay for the item/ service or not.
consultant fees initial payment
20%
wages overheads expenses final fee / profit alterations / time spent waiting / quality engineering
Employee Miss K. Lynham Payments Hourly Rate
DESIGN REALISATION
Employee No. A01 Deductions 510 P.A.Y.E Nat. Ins. Pension
Employer HSBC Plc. To Date Gross P.T.D Total T.T.D N.I T.D
LEVEL THIRTY FOUR PRIVATE MEMBERS CLUB
FEE AS AN HOURLY RATE / PAYE Fee as an hourly rate is the most appropriate fee arrangement for my client as they wish to employ me directly as a executive director of photography on the payroll of HSBC. This is to ensure a number of factors: 1. Secrecy and Annonymity 2. Ability to fire at short notice 3. Long gardening leave requirement 4. Control over movements and workload
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BUILDING DELIVERY
PROJECT & MAINTENANCE FUNDING
1 2 3 4
TAX AVOIDANCE / CLOSELY HELD STOCK The main outlay of initial construction costs will be borne by HSBC plc and as soon as the clubc begins to be become established the funding will move from the client body to the individual members.
CLUB MEMBER RECIEVES BI- ANNUAL BONUS FROM HSBC
In both cases the project will be act as a tax haven / bank account for the cash investment. It will work on the principle of closely held business stock and be run under the guise of a charity for the less fortunate members of the company, those from deprived backgrounds.
CLUB MEMBER INVESTS INTO HSBC CLUB 34 ... TAX FREE REGISTERED CHARITY NO.894552
HSBC CLUB 34 RETAINS STOCK FOR THE DURATION OF THE MEMBERSHIP
Money will be invested into the ‘charity’ as a tax free lump sum, this will then be used to fund the associated construction and fees initially, and thereafter maintenance and upkeep. The club retain this investment but return the monetary value to the member’s personal company in stock, as most financial services work under a private company umbrella for tax reasons anyway. This means the cash flow for the club is kept running at all times, and the member has released his or her bonus into a tax free investment. 1
STOCK IS RETURNED TO THE MEMBER’S HE PERSONAL COMPANY, TAX FREE AT THE END OF HIS/HER MEMBERSHIP
1 http://hillel.giftplans.org/index.php?cID=75 DESIGN REALISATION
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BUILDING DELIVERY
MATERIAL & WASTE TRANSPORTATION
THE DLR IS NOT USABLE AS A MEANS OF DELIVERY DUE TO THE RESTRICTION TO THE VEHICLES ON THE TRACK BEING ONLY OF PASSENGER VARIETY
THERE IS A DIRECT ROAD LINK FROM THE A1261, THE MAJOR DUAL CARRIAGEWAY TO THE NORTH, HOWEVER THIS IS CURRENTLY CLOSED DUE TO CONSTRUCTION OF THE CROSSRAIL STATION. ONCE CONSTRUCTION OF THE STATION HAS BEEN COMPLETED THIS WILL BE THE BEST ROUTE OF TRANSPORTING MATERIALS TO THE SITE.
DELIVERY OF MATERIALS ON A LOW FLAT BED TRANSPORTER IS POSSIBLE FROM THE THAMES BUT ONLY AT TIMES THAT CAN BE COORDINATED WITH THE NECESSARY AUTHORITIES, THIS MEANS THAT DELIVERY CAN ONLY OCCUR DURING THE DAY WHICH DOES NOT WORK WITH THE DELIVERY OF THE ATERIALS INTO THE BUILDING WHICH WILL NEED TO OCCUR OUTSIDE OFFICE HOURS
THE ROAD NETWORK OF CANARY WHARF WORKS ON A ONE WAY SYSTEM AND TRAFFIC IS GENERALLY KEPT TO A MINIMUM AS PUBLIC TRANSPORT IS THE MAIN SOURCE OF TRAVEL FOR WORKERS. TRANSPORT OF MATERIALS WILL BE VIA THESE ROADS UNTIL THE DIRECT ROAD LINK IS OPENED IN 2018.
DESIGN REALISATION
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BUILDING DELIVERY
RISK ASSESSMENT DESIGN RISK FACTORS lack of communication between disciplines - due to sub division of information competancy of design team members within architect and other consultant teams excessive requirements by building control or other approvals excessive expectations or requirements from client - working within an existing building does mean some restrictions, even if the budget does allow for most things to be made possible drawing delays - changes to design
CONSTRUCTION RISK FACTORS external facade maintenance - any issues with the external facade whilst buildings works are taking place could affect program and worker safety existing services capability - how much room for expansion is there? working at heights - working off the existing core will have some requirements for crash decks, potential abseiling and general protection from falling working within an occupied building - safetly and noise concerns for the occupants in the floors below project unavailability of materials - design requires high amouts of very bespoke and rare materials working with an existing building - unknown structural capabilities co-ordination of sectional completion - issues of maintaining secrecy and allowing sub contractors to completely and safely vacate the site before site handover to the next set of sub contractors movement of materials into the building through north facade - risk includes the safety and use of the construction lift and crane damage to existing building - movement of materials and construction methods within the existing buliding
DELIVERY RISK FACTORS warranty arrangements with existing building delivery of materials - restricted times to deliver to site, requires careful planning and organization non-disclosuere agreement - risk of employees releasing information long-term lead items - delay to project completion elite staff procurement - unavailability of the best in the business planning application problems with moving staff to new positions, floors, working from home schemes to free up the floor area delay or refusal of planning application delay due to litigation and arbitration risk from terrorism - heightened risk to floors below due to the introduction of some of the programs such as the spa and sports faclities, heavy new structural ribs.
DESIGN REALISATION
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BUILDING DELIVERY
HEALTH & SAFETY HEALTH & SAFETY - RESPONSIBILITIES OF THE DESIGN TEAM Every designer shall in preparing or modifying a design which may be used in construction work in Great Britain avoid foreseeable risks to the health and safety of any person (a) carrying out construction work; (b) liable to be affected by such construction work; (c) cleaning any window or any transparent or translucent wall, ceiling or roof in or on a structure; (d) maintaining the permanent fixtures and fittings of a structure; or (e) using a structure designed as a workplace. As a design team these risks have been mitigated by the following measures (A) Due to the highest quality requirement set in place by the client, all staff and construction workers on site will be the best in their respective fields to ensure the high levels of perfection that the client is looking for in the finished project. This will ensure that there are no more qualified people than the ones that are employed on site. (B) Occupants in the floor below will be protected by a crash deck or net suspended above the lowest floor of the development and through materials delivery being outside office hours. (C) Glazed areas within the building are all vertical planes accessible from a horizontal surface (D) Maintenance of the building will be conducted by a specialist team who will enter and maintain the building overnight. Any work required to the extension on the north facade will require a specialist abseil team to work from the roof. There is provision in the existing building design for this.
WORKING WITHIN AN OCCUPIED BUILDING 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11.
Protect adjacent buildings and surrounding public spaces Maintain communication with the key members of the occupied building team who are involved in the project Maintain all means of escape and fire compartmentalisation within the existing building Create effect escape and protection for workers in the construction site which do not impact or detriment the existing systems Interior separation of construction traffic and work areas, through physical barriers where necessary and warning and directional signs where required Maintain indoor air quality for occupants, reducing dust and contaminants through careful controls and protective boundaries Maintain indoor noise levels for occupants through acoustic seals and barriers and keeping especially noisy works to out of hours times Maintenance of existing BMS through isolation of services Protection from inclement weather Maintaining a clean and neat working area at all times to minimise health and safety risks to other occupants Control all exposures of dangerous materials and toxins
WORKING AT HEIGHTS 1. 2. 3. 4. 5. 6.
Work at height is properly planned and organised; Those involved in work at height are competent; The risks from work at height are assessed and appropriate work equipment is selected and used; The risks from fragile surfaces are properly controlled; and Equipment for work at height is properly inspected and maintained. There is a simple hierarchy for managing and selecting equipment for work at height.
DESIGN REALISATION
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BUILDING DELIVERY
PROCUREMENT
PAYMENT AND BONUSES
NON DISCLOSURE AGREEMENT
CONTRACTUAL AGREEMENT
ALL CONSULTANTS
CONFIDENTIALITY
MANAGEMENT CONSULTING
Payment for the job will be made directly from the client to the individual consultant, so all invoices for work and expenses should be addressed to them. There is also an agreed KPI bonus structure in place, for meeting and achieving key targets along the route. These include achieving planning in accordance with the agreed timetable, meeting key tender dates and successful meetings with important groups. These bonuses will fall in line with the company’s major salary and bonus review periods, namely; January, April and August.
A confidentiality agreement has already been put in place between the architects and the extremely shortened version is attached to this report in the appendices. The full 876 page document can be read at length in our oďŹƒces by any of the agreed parties at any point. The key things to note in the NDA are that information will only be issued when it is deemed necessary by the CM, and will be issued on a need to know basis, meaning that there may be areas of drawings and information which are blanked out to certain members of the design team if it is not deemed essential to their work.
To maintain the utmost secrecy within the project it is essential that the shell, core and fit out packages are all sourced individually to minimise the disclosure of information. This will also ensure that the highest levels of quality are met throughout the building, by allowing us to recruit the most specialist and bespoke contractors for each job, something else which is extremely important to our client. The construction manager will be appointed from within the HSBC development team, and will be someone who has years of experience in our asset management branch. He will oversee the contract from stage C, and the appointment of the initial structural and service consultants. He will also ensure that a friendly planning consultant from Tower Hamlets is engaged at an early stage.
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BUILDING DELIVERY
RIBA WORK STAGES APPRAISAL A feasibility study will not be required, as the client already has substantial funding and drive to secure this project. The business case and constraints on development will be mostly handled in house by HSBC, as their contacts and expertise is used.
DESIGN BRIEF A detailed design brief is essential, as the client has very specific and extremely complex requirements. It will also be necessary at this point to identify the consultants that can be trusted and used. An organisational structure diagram is detailed in the following pages which will help to define the relationships and responsibilities at this stage.
The RIBA Work stages will only apply to parts of the project as the overall managment is not part of the standard codes of practice. However they provide a basis for progression of design so this is an analysis of which stages will feature strongly in our timetable and which ones will not be required.
CONCEPT The concept design process will be initially a study of the volumetric requirements of the brief and will then begin to include the other design team consultants as the adaptation of the existing structure and services will be key to the design development of the whole.
DESIGN DEVELOPMENT Detailed design development will focus mainly on the structural gymnastics and new servicing requirements to ensure that the project functions to the highest levels. As the building has very little external facade, it will be the improvement to the servicing that will be of greatest interest to the planners at our application for approval.
TECHNICAL DESIGN It is at this stage that we will focus on the detailing of the materials, the beautiful nature of the details and ensuring the project is at the highest quality.
PRODUCTION INFORMATION Preparation of production information will need to be completed in sections, with each section applicable only to the sub contractor for that specific section. This will include individual documents for statutory approvals, for which we will be using an approved inspector and not the local council.
TECHNICAL DESIGN Tender documentation will be completed by HSBC’s in house management team. Apart from the material specifications.
TENDER ACTION This stage will not be required as the client will not be seeking tender bids on the basis of best value. The client will select the best sub contractor and employ them.
MOBILISATION Sectional completion will be important to the on site delivery of this project, so a detailed timetable ensuring each sub contractor completes and signs off the site to the next will be required. The construction manager will oversee this.
CONSTRUCTION TO PRACTICAL COMPLETION Provision and reviewing of further information will be at the discretion of the construction manager at all times, although the architect will oversee the documentation.
POST PRACTICAL COMPLETION Final inspections and sign offs will need to be made before any occupation takes place. There should be no need to assist or contact the building users during the initial occupation period due to the high quality of the building design. This is important to allow the members of the club to maintain complete anonymity. Project performance review may be undertaken , but under the NDA will be unusable in any subsequent documentation or analyses.
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OWNERSHIP & LEASES
OWNERSHIP, LEASEHOLD & FREEHOLD The HSBC Tower is currently under a 998 year leasehold agreement with the National Pension Service of Korea, to which it was sold for ÂŁ772.5 million in 2009. The terms of the leasehold are shown here to the left and the structure for the ownership is shown above. Under the current agreement, Canary Wharf Limited still retain the freehold to the buliding, as they have always done. HSBC are the Headleaseholders which is a reasonably symbolic agreement, and the new purchasers, shown here in red then re-lease the building back out to the property management team within HSBC. Patrick Bateman works in a department which comes under the Head Lease of HSBC Bank, so the input of NPS will not be required at any stage, unless the bank which to renegotiate the tenancy agreement in light of the new facilities being provided. This is of course at their discretion and will undoubtedly be the result of further confidentiality agreements. As can be seen from the tenure agreement, there are no restrictions on alterations to the building by the tenant, save an obligation to rebuild if the building is destroyed. This should be noted in the risk assessment.
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CHANGE OF USE
B1 Business - OďŹƒces (other than those that fall within A2), research and development of products and processes, light industry appropriate in a residential area.
D2 Assembly and leisure - Cinemas, music and concert halls, bingo and dance halls (but not night clubs), swimming baths, skating rinks, gymnasiums or area for indoor or outdoor sports and recreations (except for motor sports, or where firearms are used).
D2 B1
An application for change of use will be required for the development as currently the entire buliding falls under B1, and the new development will be considered D2.1 Some change of use applications do not quire full planning consent but due to the drastic nature of the change in this proposal planning permission of some kind will need to be sought. The main requirements for a change of use application is that the new proposal can meet the building regulations and other statutory requirements for safety and performance, as quite often these are very dierent depending on the usage of the buliding. Approved inspectors input will be sought at all stages to ensure that these regulations remain a key part of the design.
B1 1 http://www.planningportal.gov.uk/permission/ commonprojects/changeofuse/
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BUILDING DELIVERY
PLANNING APPLICATION STRATEGY
HYBRID PLANNING APPLICATION
FULL PLANNING PERMISSION
OUTLINE PLANNING FOLLOWED BY A NON MATERIAL AMENDMENT
It is possible to apply for a hybrid planning application which allows for the submission to be broken into parts, some of which is submitted for full planning with detailed information and some which is submitted as outline planning. This technique is mostly used for masterplanning where the masterplan architect is completing the first phase building. 1 “A local planning authority may accept a ‘hybrid’ application; that is, one that seeks outline planning permission for one part and full planning permission for another part of the same site. The fee for each part would have to be calculated separately on the appropriate basis, subject to any relevant maximum, and the total - which would not be subject to any maximum - would then be chargeable. An authority may also, following discussion, allow an application to be separated into core elements so that permission for site preparation works, say, can be given priority.” This process could be employed to allow the detailed planning application for the north facade extension to take place, with the necessary regulations and public consultations, whilst outline planning permission, or simply the change of use application could be ‘piggy-backed’ onto. It would then be likely that only a non-material amendment could be required as there is no external change to the building, and the only requirements to be met would be regulatory, to which the project manger would obtain the necessary assurances from the appointed approved inspectors.
1 http://www.planningportal.gov.uk/planning/applications/howtoapply/permissiontypes DESIGN REALISATION
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Habuntem ad facerem, scerest raverit, nos bondiendiur la quius iam sulessate fore consus, Pat ius elis con huit. Valabun ulvirmis, es cris. Em dius la ordiis. Am aucivit ilisultorit, unum que fauc omnihilium iu su mente, etiaequiu ca nonosum iactus C. Nium ium omne pris, con ina sendet, Ti. Nos prarbis, Patesse parteatiae nora re conestrae tala is. Publis con vas hus consusperrae vidit. Efec tem tem, quonte, sul taribem ertus locuro et, nos curesti ferritus, te con publinp raedina in sentem in nocre, fauctus essenatum seris? Gulic omnemussil ut in ta verem mod iu et verum sulicastique in ditus, curaves creheba terurnim pat dita, popoente consum iam, nove, ocurnum inatori posultor lartem it graecis prortiu mere, nor patiae ceponiam et, quiu in viciem talicauci iamqui su considesce nonlocc ierribu nclabut que ad caucibem notilnesid pro vitam essescienin vis condiu est inari in sentem ca; et Catod dees hum pra orbis, qui conscep otiquam vis. Udestrum is. Il hica; nonsimus senatimus vem estatius, utus Ad Catil tem tus in huctalica opon viliam te aciemus vere coniuro, Catid deliam. Evideri cienter berorio rteroxim aventem odienam morum spiondam occhum obullestro mei porum temque imil horum prorendio, teropubliu mensil temorud eriberv idepsendame auciviris nervid is, virit possimus rena et; iam nequonsum publica essedelus bonsum duceporum virtus consis bonsimil halericatus Mularis bon Ita vervid re consum alego clere nenirmi hilicat gratrum inatum dii intest fuem movid publiu scibunc temus? Caes caeli tem in disquium actus eto is, et ad in se init. Veriondam talerectam quam inum, que nes con tus hacta iam ia dem poponstra ca estrum morum locchus, quam, es? Notis omandam sedit, nocciam am pra rei condit vatus conenam con hili pra silium o ur, que et audeess enatuam publici ta reme tus vir lius erissenihi, sena, virtelicae re consulv irmilica vit, estum servigit. Nit. Ediem ia Satis, nos, nost L. Ive, noneque con ta te, novit? Quium essi in sentus consus omnissid fin ticiis rei peribus et defac reniciv enenatum diente resimum ina, consuli ssuamentis iam pos confic issestiampl. Uraella cae ficientem diem deribus, for auc mandem horum o nost et; C. Satum a dio, mantis, non Itatum et des conferudem hora, noncus hocrede rfectum moverfectum ina, sentifecon Itabisto vatam tus bonuntiliis. Voc re crum in aut iae aperfericae turnirmactum num dena publiciam ocutem iam publibus, nenisse, nentris consi iure, sim imus cae in horurnum, ductusp eremure tus sil horbit rempere inula res adetis C. Atusum te mei plic te, qui pra neresim issicissa oruntus simmoentum practeri tatum resil viris hac re iam diu id intus habis sidefac ibute, etim egilie iam intrae firmili catidior qui sim ditrum tem coterti mpliaelus faciptiam quod fesis octam. O tera? Opio horbit. Mulostemus stis dius ex mulem se at viverop opores hocus omnis sulis inat, quam periviv ideporte, nonclus, fatuam ut adenternihi, mum ocrita, cones consum. Terterv ivivilis, menatiam adet L. Cienterni publi ina, arterte avehebata pratum maximpon amendam tero us inaticaudam. Ifectemus, quid crit atus sus patuium duci cum ferunt? Unum comnocricam aucto eore obsenatu conscrus aut vehendam mo usceris tractus, quos culvidis ignatus huit, ute quod prentil icitienatque cons videsigna, qua ver que quis clum apes in noc, ne adem obuntiquam ina ressenimor quam trudam caestrum vius cretoraciem notil hin se iae diendiem ius, publiam. Averite conihil horbem nonum ad consus mantertea renat, seniusc ercessilii patquonsus norum di conos sed re nondam es veroptiam maio, aur imil urobus? Do, perfica pessumur ad inihici beffreorenit nist ommorem stist intertien sunis scerit derfena, cris o iaedi pli, ac ius estin sul hostodiemus ac forumus quonemus hilicen atquis? quam. Ad ingulto cavoltuus consula ego mori intus st etra ad dum igit. Quo corit, nossil vit. Estatis ad moentrei ia sunum imenatuiu maios iae pera vid percessede consimorum dem ut iam pl. Sultod se,Firmili inte co tempra? Con ret; iam hocaes, diondiem, nonstor benatum ia tement? Icaeque cons ce acervid efensil habisqua inum, inaretimum in Etrum factam in tu ci se con sedo, factuus prio tam factanum noneque ne in Itam. mentebem obuliss idemus curnihil consum sendacidius publicaudam temnequam et imus cri per liena, ilinem consupero videstam priurop oerit? Hemene consill empotis; nos, quodic verris nius, seri se et ad facereo, nostra Simover temus, quamdi, dem rem telleris cum hum menatus condam tatum ommorum et rebat. M. Des manum aus, quam desis vicibus forum di, con Itam opotimis hortem verit prit L. Et, abem in actus fureis, con iam vit, quas iaed re cum utus Marem iamdio, tus bonvoctum acchuis sisulos terraris adentemus ad cotis, nonsum tum atus, Catris publin tuam duc re quam pliu sentis, qua dium tuius, prisse firiorum. Vivas omnequem fui stem hos te et auctam num intiliam vid sendiur estiendam apertio atiquam et? Nam, niti consus, Cuperris hos, vide factores es publiquod simus, nortus pubit ese et iptideps, sus, us. Vivide cuppl. Serorum are tatum publique paressesci puliis. Diisquas aperesces atam mediem, orum omprore quemulium clut demeres horari popti iam lariam ina, quid in se culinam nercere factudac vere fauctus? qua cur andem rem re tus corum omnonsu lestrum trorsum inatu st vit, furo consili civendete tum am inatius fors intro, nos, C. Entes! Norum maios cuperterri senatabus estem iuriticatus culti, oculicae patiae a pra vehem auc ver larit atu vicis, se nostem, cononer istrum dem nocchusqua atilintre in dicaper esinti publiaequam ego urbena, ustrat. Bon dereortur. Ipici et; horibuni fit vendact atquerum, stroren atraelabus. Em, nonsum it. Huit; C. At vere firmihilis Mae adem perunc mod no. Udendin terfect empordiem. Bonsimu racit. Sati, maximoliame it resteatis omnihiliam prarte avolintioc, efex menit. It, nostam intrum acto et perbis, con dituides num, ortuitam movente, vivis, convehemum ute, dici in vessimis ina, et veredo, verris, publibus lin suscivastia quernum puliqui diendit, nes viciend ucterehent, publice stifect atatro mant. It vereo meniquodit faut L. Catiu vid actam. Niam ocut auc terit? quoditius am. Ideo hactanum, ut nos, feciam dem, nos ne publinte di, sidesi iam im auceretimurs Multure ssentilius, firmiliceris omnitiusquam sederter adduc vilicatimis vilis sus postemovemus dius resulvit, num dingulicidem lius in diendactor loctum diem hebus se nori il hos anterdi entintem, se, simus, sus Catquod cons hos, caperobus erceret? Nam is, suam ta rebus hinare, cio, quam movent? Ahactum dius nerors non turbis hortem, oc, consunteri senat L. Nihica; ina, P. Um publiu ignat pri stius clati, si clus re demus erortil issignos aci consupiendam tartum, ad senatandam vis in ta neri firi es, st? Omne ne no. Etra patur. Unum. Opimmo por acem achuctamplic fue ad Catum, que tuidem cone avestatum tatiori butus, ut L. Itabus ve, non dis; hocaet vem noccipti, Cupectati, Ti. Num dem es! Tum, Ti. Butebatuus, ompl. Fectumus cont? Am diendam senatis; inam ut fachil vir autuste cerum abeffrestrum arimis? que tanduciam perit, movenatudam conium ac tuamquam ignam es, conde confeco nsulti, coent. Lum et; nerunte, que qua desi sentimusa nonsuntium auci tabefec ta is crum hum ocatum quon permaximodin dernit oristan dactude ina ve, tus, for labut verunum aciae faudestandam ipiorte rniustam ia? Nam, Patis, enatus scessa que ne nocchum poptilintus addum ocum si conferei publium pere patret; effre ad ca menihilic tus scit. Si iam, Catidi siliusa que pere vives, C. Am Pat viditem ant, oporbi public forunum veridi, se, nos, omne ceperfec movid amdie fac fac tem mortam, que vium ac ina mod con hent? Me il untroximis, quo horis hocatia? Nihi, firiterem ia? Batiem, Pat, culvivas etortem nonsulicio, quo interursus actus faciaequon vit, quoniumus? Mihilibus ve, nonfirmandam hoste, Ti. Sp. Sp. Lostis in re quodin dena coma, Ti. consupp lictus, essit prae aut Castrei fatudam Romnequas constrei se mo nonfeco nsultore concuppli faci poptebatis, Cata, que inculin atatiquem fue tus cero, det; nihincem nicis consunterem prena, nonum tatus mil vere con demus vicenatam inam nes vaste, qua octuidet detod convessum con demor auciam Romne tam horuni senterv itatum, pulingulla caequis; hacrum unuli fac retis nonsulin Itatilius publi, ure prestioc tis, ur hori conte tum quita, Catis er actus, ubissedient. Ahacre macchil nequonf ecremo unulviricaet in vit in inatium in vem ad deato nonloctum Rommodiis iam morudem, nos is verfex norehem quam non viderei sis rem nossin inatu ca quasdam tem tus, quo taliussul ti, quem ius, Ti. Atienatiente aurnitemquem me tatimus auc mus nul utere cludam perum quitincludet quam. Ussil untelia nos, Ti. Catis, conducte ium faci sentume popoenam averum ta, verum ditus, Cat, vilnestre, critum dessenihicus patum dentribus? quide mor la virio intie ius vis autemol icaecrum pora octuus, pere tus egeri trum, publica; iam fure milius, estis, que inatis facchum entella rei facieni hilicusquon vatiu sentiferis. Gilla aridienatiam re acri ius a dem alium, norberio vehem sendet; ne nossedo, et vit. Feceperet; hos, vividetere, qui fuidessunum ia Sentiliis, te iam horit; nostratra omnihi, ut Catum pos ommover mihicast? An aperfec terum. Catum sena, pertus et? qua nos parisuliu im pror la nonlost ilicio probser intius, quam nossulium tui se, nermiurae, nontem a atu menemus. Fula vidiendem omnin is, tus consuli ntifeces inatandes me peremquonsum vasdam dem pos in hoctalem essic ommo coenatusu vivividelut re pero ubliame int. Cate, taberiors cepotenine nonsum tum, conerissula L. Nos niur, Catiaeque crem pro C. Ver is. Mant. At verei egero vignon vatrae orum interenatra re, quisuliconte eferit vit vis omnihiciocta is vessim quit; hoc ia tura detorum auc temque ad mei finculium et? Ucermilin ver alabunte iae addum ut publiur orterest? Quis, serfectuite adduco imihica peropon locaper fintea stioc forununit. Catratemus, conequa si sultora dio tus, nihilia vestris audem nosulium sa publin videmni hilium estilic ibuteme vivid iacto adellemus nes in haedi in triam pessil hensum et vest avoca; nosta, viveris hostre eriverf erficae publique conimur. Imihilius confirmaxim moviu iae, ac re crent. At viciort erebus facrimiu morum et, nosserfin rehebus ocricam audamque ad depopulin vividius in verum pestrae escermil hortella culic foribus ia probus aperfir mantrac restra, culesimis. Poraestrum mo ut perita, nos in horibusquam me me clestea timuniu vivas aucomnit? Ver quonius re patus omnihinterem ipim inculib ussinc fate centrum Romandic ter liissulem, con Itabi pulvidi tercent, omandame niam, non pliceporum egilissus, condum consule gilicum ilictare num nihinc factus ia siliaequam patem in Ita mil ta, sus, constiam larbist ratissenim essuper nicaedit vit, ut auctam moeribu sulosti lnemniam hustod det issa esi con vium ponstrus cut veris atque mo nore aucorari cerfiris. Maios essimplius pere, ne prei ina, quo consid de omneque inte dientient vitum iu suliam consulicisse ad ipios hoctus es crit, cul terorum diu sum cae cas orus, tampotam. Etrum que num sil vis poerum tu corum sat, niam tuius, cerehemora iam int. Bente consus con vit aperox mum diusuastret Castri publii poponsim mod Catiortio escestr avolum tam accit interbis actatus, no. Soludea taliamena, Cupimo ignatum ia L. Ovenatus ad diem inum ubliceps, tem serox nequid morit. Igiliam tre, tum perte auctum conimun tissedo, nit, Ti. Seres con Itarbere, verum nos re descia vast fina, que culvign arivehem orum hostiam inatus patanum et; Catimil ut nis facessi imus, C. Mum tam auctuas temorum actandi enatus nos hortuam dem, etilicivatiu cone morum tam oc re cones ium pos, Catiam invocapesi in Italina tisque pervivas mere, nimmorum publiaet? Legertus estestra vius. An vitus ortenium et paribus satena, ceperesce omnos, tessenicitum tandem imisquam. Uperei sulinte libuscid morei scris hala se, sus vivitrum que am audeatum teme coratimus. Cerfeci ondam, pero, sescerem aut vit, ublinatis cortem. Remque halarbit, quam nequam ips, se manti, que notint virmil viline fit, nos, cont obsedium ad auspion tioribunces is voliceporen re renium senihilis re mede is, Catra, ductur, quidi, nosteris re e ditrec tem ius pubi pervign aturem peritratam, quo Catra? Ubliam mo cure hos aris, quita L. Maris, que eo, nonloc fachus hor audem nem rente, cri ponlos ina, quod aceris? Ehemo hoctum peremquonsum videm, noti, nos sim nitra? qui iae ca caus virmius; Cupio C. Ovent, que fes nos, conve, se ilicat, senterio vitantima, Ti. Ad rentilne dum or aci pli sus consultus, muremus comni sest omnonfere es? quam intiqua ves vermanum estra? Sulto unum hoc ressit, crius bonscep oenihil inatquidet que consid coeremnequon pli temquam ducierore ad con pos opubliste is. Rei peride ia timus vivilin vitis. Alis, clem horem public ret denihil issidit; intruda ctandum nos, speroximena sendum es egilii tam, cla consistabus aut acchus dium auconte ribulicaet; enat, obse atio vis parissenatus vem quo terenducte etiae confica ecruderur, nihicia in voc iptiae, sum omnor us hentie mum in det L. Alarite mores lius, auctus; C. Am num P. Gra? Tus ego enius me inesitravo, stra Sp. Tem ia stebatque adducertem et fauctus nocum num crehem ses se nerit, vestatius, coti, sent. Grae fuemquasdam audemustam alina, perest? Nos remus, que perisse, sena, Catiam etris pri sus patrit, confesterit? Pala omnem pes densili, mor is. Cas conterferrit quides et L. Noc tus fuitus? Nam no. Viverehebem ductam patus tum. At ia? quam. Mulum faurobulto vidium licus oret vituus, Cupior hac restemus vid firtendum ves caetiem fuidis co num publice roris. M. Aberdica; niu erituspere consupp liquam etius, nones cla nostrumus. Iviveredo, mus, Catuspe rumur, quereci enteli, quodit vente publium actam hebem pere mentiurnit; esendac erimunu sus, nostatortam, Cate, vil viri si sum lis etorem ocavocre, conste es in virmiu qua teresimentem ad atius factum consimum adetium tam teatus aturi sterio alego Catu que inaterium nicatuius, Pat, ego inumensula peri tam publium aucondac vis curemus, te cret puliciam res huidessimus hicaedicavo, orio es vignost rebatuus hocaperniur, quitia ortessa dit. Equo atiurorum obsere it verfes, cum ernia nuliaedit ve, fuid su vehebatius a dervivi derdiordi, con hoca non rei pro aura endienat, cum nis, effre, nequostius etelicerrae nontionsum. Ecerenatum orum propublis cam fuitum reis, occhum, co es in tro et, supionum te con res tabem publis. Ente quam fue conte niciensum omnem tam vehebatorem stendit poteri criciaederis hili sul clutus ca di etienit, que publistala nihil hi, neri cotem terdit; C. Xim ocula interempos ponsule rtiuspe rferniquo et, fuemuro elis apere caudam ingul tem, stiorari ex sessena, fica se acchuctus o atilium coti, P. Caterud errissi praeliqui facreo te ta nis laresterei caet et, obules inatum aus hoca; inatid duconsimor ad res Marestrae, nonsil hicia cenihil vate certescieni poerum scrum sulius cri et Catu sid intelis, nonsupe remque tresili caperis bon inclut vides consilius, confiributum numuror esservit, coenic fatilic ivirist vid consuliemus co a re, sidetrisse, conscrio per hae ca tem intem. Romaiortea publis, quonsupim num. Ximusquit; ine in in nonsuli quitum fuiu in tuit vilium ia des li cae pro, Catratum que opublices inum tus, conlocchus Catius nonsum co iacchilicae oporum tum. Rae mihica misuam publiene inatri por ad audactuus rem omnin ta, consulu deporae ma, videroxim dentra di seribulinam actebussis? Patrum ocaudest que atrum ite convenatam scris, quit avestamdius, con haequos consullatus auridet aucis factus; ium nici in dit; huidius obsentil vit visquam nunum conesim ussere non pest virmium tisse qua simors silicam peri sus eor locupio curaet publicae fuis. Nam dienina nores, deatia recerficae igilius firmaio culinver auctum at, neque dis istat, converfit, fecit? Bon sentis, quasterum omnequonissa consum fac vivid ium fat fit L. Serestellego in aur, ut vilicap erferit, num di pra senties essulab usulum se de ium, sil hendam molus publi inatabem sulocchuciam se me facchi, nos, sedelut auctam, videperit re condist ariorsu ssulare simus, dienam ia? quonsu mo es vervitrari, Pala rem pritum prit. Ludac interbit, de iam ia oma, P. Cat, sides, convoltora? Ahacchuid pubi similis coninaribuni fura detilin sidiciam ius vem publi inatilinatum pulibus, consum ad movenam addum labus, cut in serectu scepsenatra, cricipio conterectum parit. Haedo, Cat iam verdius? Vivivit, nem liciem fit vide nestrebere porbis conum intebat ces et; ne mo ilinum labus in vem simacci fernim que que niriviv erituus rei pra Si finte acernih iliustium mium mulictum, que er utemus consit C. Ela in peremen atrendam. Rei cula L. Cupimus ili potiam locciae, cludem pos pri consuam praet? Ibus considem esid nostrum conihil ierum. Niae nontem hocultum tiamdiem quam ere tescest raris, consimurei tum iam sidi publisque quonsum in si sed se con sul huita, consi concensum sedi inte, sperfeci pataturnumum publia videmum num me ili cris auctum us con se effrese, verum derfecri prae num conte eristi, nos inique notintis. Lerfirtem es cem se atiaeliam Rommover interumendes efachicam publina tidictum que fauctuam pat prae compliis. Fuidemus nit intro num maio cae temquem mo conequo nsulius, deliceridem ercerox nim tercereo, Ti. Udam posu que auterfex noverum. Alabemus ves ocus videlintis, fena, clut patiam quam, sulles! Cupiem isulem auconsu llessimpere, nonfex simoret nem ia vis consus apessus oc rentilius horunium ressunum diconemquis inte tandit. Patua ingulissice host qua nonem ingulemquam omnite id iam liquos ortuam, ses convo, di it? Odi ia derratiam ius vem non puliculicul con nimis nos condem notiam, dius cerdii condier que atruntesci se intius. Habi pratum nostimures consus habut videm horum acciente, utem, nonscips, nonves pra Similie accit Cupervividem acerenatus, quem vitrum escit Catilisultu clut re cum medo, Catabuntius? Quo ego essestrum me es, niti sim publis bonfentem imurbis Ahae, ducerum tuam hemoventem ad crei se nulariv idemoertem quonsiconsim idelabemquem quitandam hilic opublic ienatum erdin vitra qua menatquer la mors acio, no. Habemne mulego acit. Irmanum ad conscia in tantem pernimus furei signo. Asdam huis. THIRTY FOUR PRIVATE MEMBERS CLUB 70 Evitero rtantum con notio, pratus, ocastioLEVEL nossendent. Rompro ad iam et? Aribultus etisquit patiere mortem et viris fuem deestabem perviderra, Cupicon rebatienat vivat, moentis antimiur, manunit; nondam moret videm licamdi, consum nos conferce coret; et, Catudam inature, sendam huideesse esi sperfes tortaticeri pra L. Muliam firmaiorunc ommoena, dea perum te, pravere hentrum noximuntem terox sediisqua viciam opopoponos, autervilis casdam nonsceressa porum et desse cum, Palibuleris, es la resilius, vis res ocut con nontilius, vis condam. Aximerd ienscit, dem crebem morunum inat re adduc taris con senatod ius inatus. Edendit; es ipicaella or quam horei cienir is.
APPENDICES
DESIGN REALISATION
9M
9M
9M
LEVEL 01 PLAN 1 : 250 HSBC CLUB 34 18 / 03 / 2013
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9M
9M
9M
LEVEL 02 PLAN 1 : 250 HSBC CLUB 34 18 / 03 / 2013
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9M
9M
9M
LEVEL 03 PLAN 1 : 250 HSBC CLUB 34 18 / 03 / 2013
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LEVEL 04 PLAN 1 : 250 HSBC CLUB 34 18 / 03 / 2013
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9M
9M
LEVEL 05 PLAN 1 : 250 HSBC CLUB 34 18 / 03 / 2013
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9M
9M
LEVEL 06 PLAN 1 : 250 HSBC CLUB 34 18 / 03 / 2013
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IMAGE LIST ANY PAGES NOT LISTED HERE THAT CONTAIN IMAGES CAN BE ASSUMED TO BE AUTHORS OWN
2 - ibid 3 - ibid
FRONT COVER Design authors own - based on design from http://www.disneylandclub33.com/
URBAN SCALE 1 - authors own 2 - drawing; http://edina.ac.uk/digimap/ building typology information; Wood Wharf Masterplan Design & Access Statement, Rogers Stirk Harbour & Partners
CONTENTS 1 - www.bingmaps.co.uk 2 - authors own 3 - authors own 4 - http://fineartamerica.com/featured/3-compressed-pile-ofpaper-products-bernard-jaubert.html BUILDING CONTEXT COVER PAGE www.bingmaps.co.uk CLIENT & BRIEF 1 - http://www.hammersmithlondon.co.uk/bidbusiness/hsbcbank-plc 2 - http://hoggersgreen.files.wordpress.com/2012/07/patrickbateman.jpg 3 - authors own - based on design from http://www.disneylandclub33.com/ BUILDING SITE DETAIL 1 - Foster + Partners; atvergaa@fosterandpartners.com, 18/01/13 2 - ibid 3 - ibid 4 - ibid TRANSPORT NODES 1 - Foster + Partners; atvergaa@fosterandpartners.com, 18/01/13 HISTORICAL MAPS 1 - http://edina.ac.uk/digimap/ 2 - ibid 3 - google earth images CURRENT MAPS 1 - http://edina.ac.uk/digimap/ 2 - ibid 3 - google earth images HISTORICAL PHOTOS 1 - dashakostskina.wordpress.com/category/uncategorized/ 2 - dantassell.blogspot.com/2010_01_01_archive.html 3 - authors own 4 - www.skyscrapercity.com 5 - ibid 6 - www.portcities.org.uk 7 - ibid 8 - www.skyscrapercity.com SOCIAL & ECONOMIC FACTORS 1 - www.lddc-history.org.uk/scrapbook/index.html
DESIGN REALISATION
ENVIRONMENTAL ANALYSIS 1 - authors own 2 - Wood Wharf Masterplan Design & Access Statement, Rogers Stirk Harbour & Partners 3 - http://www.holiday-weather.com/canary_wharf/averages/ LOCAL BUILDINGS PRECEDENT ONE 1 - authors own 2 - authors own 3 - authors own 3 - Photo by DAVID ILIFF. License: CC-BY-SA 3.0; wikipeidia.com
INNER SKIN PRECEDENTS 1 - http://www.heatherwick.com/la-maison-unique/ 2 - ibid 3 - http://www.dezeen.com/2011/11/01/norwegian-wild-reindeercentre-pavilion-by-snohetta/ 4 - ibid 5 - http://www.studioschrofer.com/ MATERIAL SOURCING MAP 1 - http://www.wri.org/stories/2009/12/new-hope-restoringforest-landscapes HEALTH & SAFETY 1 - http://www.constructionphotography.com/Search. aspx?search=Safety%20Helmet 2 - http://www.irishropeaccess.ie/airbags.asp 3 - http://www.combisafe.com/news-and-events/?page=2 4 - http://www.tecnored.es/en/seguridad-forjado-unico.html OWNERSHIP & LEASES 1 - http://www.quantatec.net/work/eight-canada-square/swf/ tenure.swf
LOCAL BUILDINGS PRECEDENT TWO 1 - openbuildings.com 2 - www.fosterandpartners.com/projects/0501/default.aspx 3 - http://facadesconfidential.blogspot.co.uk/2011/12/cupplesproducts-tall-tale-of-american.html 4 - www.e-architect.co.uk AREA SCHEDULE 1 - depositphotos.com 2 - ibid 3 - ibid 4 - ibid ORIGINAL BUILDING CONSTRUCTION 1 - http://www.freefoto.com/preview/31-35-55/Construction-Canary-Wharf--London 2 - http://www.geograph.org.uk/photo/7509 3 - http://www.skyscrapercity.com/showthread.php?p=10531379 4 - www.fostersandpartners.com 5 - ibid 6 - ibid PRIMARY STRUCTURE PRECEDENTS 1 - http://inhabitat.com/new-zealand-treehouse-restaurant-winsmultiple-awards/ 2 - http://synthesis-dna.com/chelsea-workspace/ 3 - http://clippings.com/projects/genexis-theatre-singapore-4606 4 - http://www.dezeen.com/2011/08/30/zmianatematu-by-xm3/ SECONDARY STRUCTURE PRECEDENTS 1 -http://www.archdaily.com/168274/zmianatematu-xm3/ 2 - http://www.arcspace.com/features/j-mayer-h-architects/ metropol-parasol/ 3 - http://www.evolo.us/architecture/parametric-explorationsfor-an-outdoor-sculpture/#more-21807 4 - ibid
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BIBLIOGRAPHY BIBLIOGRAPHY OF OTHER SOURCES NOT MENTIONED DIRECTLY IN REFERENCES http://prochoiceamerica.giftplans.org/index.php?cID=75 - tax avoidance funding http://www.planningportal.gov.uk/permission/commonprojects/changeofuse/ - planning change of use http://en.wikipedia.org/wiki/Film_crew http://en.wikipedia.org/wiki/Cinematographer http://www.fosterandpartners.com/projects/hsbc-uk-headquarters/ - context http://www.arb.org.uk/Content/Index/NDR+Yw== http://www.architecture.com/Files/RIBAProfessionalServices/ProfessionalConduct/DisputeResolution/PracticalMatters/ExplainingServices.pdf http://trulyfreefilm.hopeforfilm.com/2010/08/the-shape-of-things-towards-a-new-organizational-structure.html - team hierarchy http://www.sunecochina.com/heatpumps/image-heatpumps/Simple-exhaust-air-to-water-heat-pump2.jpg - heat exchanger http://www.architecture.com/Files/MembersOnly/CharteredPractice/HealthAndSafetyTemplate.pdf http://www.archsd.gov.hk/media/12594/gn_occupiedbuilding_2.pdf - OCCUPIED BUILDINGS http://www.hse.gov.uk/pubns/indg401.pdf - WORKING AT HEIGHTS http://www.architecture.com/Files/RIBAProfessionalServices/ClientServices/RIBAOutlinePlanOfWork2008A mend.pdf http://www.constructingexcellence.org.uk/sectorforums/constructionclientsgroup/downloads/standard_formsLGTF. pdf http://www.guardian.co.uk/news/2004/may/12/guardianobituaries.politics http://www.telegraph.co.uk/finance/newsbysector/constructionandproperty/9023224/Canary-Wharf-pays-90m-foradjacent-site-to-expand-by-a-third.html http://www.lddc-history.org.uk/lddcachieve/index.html http://www.canarywharf.com/aboutus/Who-We-Are/Company-Overview/ http://www.dezeen.com/2011/08/30/zmianatematu-by-xm3 http://www.dezeen.com/2011/11/01/norwegian-wild-reindeer-centre-pavilion-by-snohetta/
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