Hampton House
Part 2 Brief
25 April 2013
Project Team
St James Group Ltd Client 4th Floor Marlborough House 298 Regents Park Road Finchley London N3 2UA Tel: 020 8349 6200 Email: bryn.abrams@stjames.co.uk bruce.macmillan@stjames.co.uk
Foster + Partners Architect and Designers Riverside 22 Hester Road London SW11 4AN Tel: 020 7738 0455 Fax: 020 7738 1107 Email: enquiries@fosterandpartners.com
Lerch Bates Facade Access Woking Eight Forsyth Road Woking, Surrey GU21 5SB Tel:01483215215 Fax: 01483215216 Email : info@eu.lerchbates.com
Richard Hodkinson Consultancy Energy/Sustainability Consultant Evans House 107 March Road Pinner Middlesex HA5 5PA Tel : 02084296760
Brodie Plant Goddard Party Wall/Network Rail Neg. Holmbury House Dorking Business Park, Station Road Surrey RH4 1HJ Tel: 01306 887070 Email: robin.goddard@bpg.co.uk
John Robertson Architects Executive Architect 111 Southwark Street London SE1 0JF Tel: 0207 633 5100 Email: ian.routley@jra.co.uk
Townshend Landscape Architects Landscape Architects Unit 3A, Zetland House 5-25 Scrutton Street London EC2A 4HJ Tel: 0207 729 9333 Email: tla@townshendla.com
Applied Acoustic Design Acoustics The Green Business Centre The Causeway Middlesex TW18 3AL Tel : 01784464404 Email: tonyh@add.co.uk
Lend Lease CDM coordinator 20 Triton Street London NW1 3BF Tel: 020 3430 9000 Email: richard.hartley@lendlease.com
Goddard Littlefair Interior Design 32-38 Saffron Hill London EC1N 8FH Tel : 020 3664 9780 Email: martin@goddardlittlefair.com
Davies, Maguire + Whitby Structural & Civil Engineer 20 Flaxman Terrace London WC1H 9AT Tel: 0207 388 9406 Email: ist@dmagw.com
Hoare Lea Mechanical and Electric Engineering Glen House 200-208 Tottenham Court Road London W1T 7PL Tel: 02078902500 Fax: 02074368466 Email: london@hoarealea.com
Wintech Facade Engineer Wintech House 280 Woodend Road Wednesfield WV11 1YD Tel: 01902307430 Fax: 01920305619
Fire Design Solutions Ltd Fire Engineer 152-154 London Road Greenhithe Kent DA9 9JW Tel : 01322 387 411 (231) Email: mwizenberg@fdsconsult.com
Premier Energy Services Ltd Utilities 4 The Courtyard Pondtail Farm West Grinstead Horsham West Sussex RH13 8LN Tel : 01202740250 graham.phillips@premierenergy.co.uk
Contents
1 1.1 1.2
Project Summary Consented Scheme Variations from Consented Scheme
2 2.1 2.2
Site Constraints Site Boundaries Existing Utilities
3 3.1 3.2 3.3
Customer Journey Customer Journey Vehicular Strategy Refuse strategy
4 4.1
Facade Material Selection
4.2
Cladding Systems Building B & C 4.2.1 Typical Balcony 4.2.2 Typical Window 4.2.3 Curved Window 4.2.4 Corner Cladding System 4.2.5 Roof Terraces 4.2.6 Podium Cladding 4.2.7 Office Entrance 4.2.8 Residential Entrance 4.2.9 Drop Off Canopy 4.2.10 Office Cladding 4.2.11 Building D Restaurant Cladding 4.2.12 Penthouse 4.2.13 Penthouse Glazing Sizes 4.2.14 BMU
4.3.1 4.3.2 4.3.3 4.3.4
Cladding Systems Building A Balcony Typical Window Roof Terrace and BMU
4.4 4.5 4.6 4.7
Back of House Cladding Loading Bay Doors Security Post Building D rear facade
5 Facade performance and Construction Methodology 5.1 Project Constraints and Considerations 5.2 Facade Elements 5.3 Environmental Performance Requirements 5.4 Proprietary Window System Selection 5.5 Proprietary Sliding Door System Selection 5.6 Methods of Construction 5.7 Cleaning and Maintenance 5.8 Re-glazing Activities 5.9 Design risk Assessment 5.10 Design risk Register 6 Facade Access and Maintenance 6.1 Executive Summary 6.2 Access Strategy for Building A 6.3 Access Strategy for Building B&C 6.4 Facade panel lifting for replacement 6.5 Low level Facades 6.6 Acoustics, Noise & Vibration 6.7 Regulation 6.8 Emergency Rescue 6.9 Conclusion
7 7.1 7.2 7.3 7.4
Landscape Ground floor Roof Terraces Customer Journey Strategy Sketch Views
8 8.1 8.2 8.3 8.4 8.5 8.6 8.7
Exterior Lighting Introduction Design Criteria Design Inspiration Lighting Zones Lighting Concepts Schematic Lighting Layout Lighting Controls
9 &C 9.1 9.2 9.3 9.4
9.5 9.6
Interior design for Building B
11
Concept Words Project Background Design Statement Apartment Studies 9.4.1 Mood Images 9.4.2 Typical Apartments 9.4.3 Finishes Boards 9.4.4 Typical Studio Layout 9.4.5 Typical 1 Bed Layout 9.4.6 Typical 2 Bed Layout 9.4.7 Typical 3 Bed Layout 9.4.8 Penthouse Layout 9.4.9 Kitchens 9.4.10 Bathrooms 9.4.11 Typical Details Corridors Finishes Plans
11.1 11.2 11.3 11.4 11.5 11.6 11.7 11.8 11.9
Interior design for Common Parts Concept Words Project Background Reception Lobby The Club Concept Residents Lounge Spa & Gym Entertainment Room Car Park Mood & Finishes Finishes Plans
12
Interior Lighting
10 Apartment layouts 10.1 Comparison with Consented Scheme 10.2 Representative Floor 10.3 Floor Area Gained & Lost 10.4 Apartment Layouts 10.5 Typical Apartment Layouts 10.6 Ceiling Height Strategy 10.7 Bathroom Layouts 10.8 Block B Apartment Layouts 10.9 Block C Apartment Layouts 10.10 Penthouses 10.11 Reception Lobby 10.12 Entrance & Common Spaces 10.13 Accommodation Schedule 10.14 Block A Schedule 10.15 Block B Schedule 10.16 Block C Schedule 10.17 Commercial Schedule
13 Residential facilities 13.1 Residents’ Members Lounge 13.2 Spa & Gymnasium 13.3 Entertainment Room 13.4 Commercial & Residential Summary Schedule 14 Building A Senior Living 14.1 Introduction 14.2 Comparison with Consented Scheme 14.3 Entrance & Common Parts 14.4 Floor Plates 14.5 Apartment Types 15 Commercial facilities 15.1 Restaurant Space 15.2 Office Space
16 16.1 16.2 16.3 16.4 16.5 16.6 16.7 16.8
Structure & Civil Engineering Structural summary Stability Superstructure Substructure Retaining walls and Foundations Asset protection and Network Rail Construction methodology Below Ground Drainage
17 17.1 17.2 17.3 17.4
Sustainability Energy Strategy Code for Sustainable Homes BREEAM Cladding performance
18 18.1 18.2 18.3 18.4 18.5 18.6
MEP Design Criteria Central MEP Services Strategy Apartment MEP Services Strategy Restaurant MEP Services Strategy Office MEP Services Strategy Health & Fitness Suite MEP Servicing Strategy 18.7 Entrance Lobby MEP Services Strategy 18.8 Level 19 Bar MEP Services Strategy 18.9 Cinema and Welfare MEP Services Strategy
19 19.1
Utilities New Supplies
20 20.1 20.2 20.3 20.4 20.5 20.6 20.7 20.8
Fire safety strategy Introduction Legislation Means of Escape Fire Spread and Control Construction Fire Service Access Fire Safety Management Conclusions & Recommendations
21 21.1
Building for Life Draft Assessment
22 Health and Safety and CDM 22.1 Risk Assessment and Residual Risk Report
24 list
Design Team Exercises check
23 Design Risk and Opportunities Register
25
Unresolved Items
26
Programme
Appendices A. Planning Application Drawings B. GA Drawings C. Cladding Detail Drawings D. Fire Strategy Report E. Acoustic Report F. Mechanical Drawings G. Electrical Drawings H. Public Health Drawings I. AV Brief J. Heat mitigation report K. Plastic pipe work report L. Security brief M. Single point failure report N. Vertical transport Strategy report O. Water damage mitigation report P. Preliminary Finishes Schedule Q. Interior Specification R. Commercial Outline Specification S. Spa Options Report T. Equipment, quantity and hierarchy U. Structural Drawings V. Transport Swept Diagrams W. Typical Internal Details X. BREEAM Y. Landscape Drawings & Details Z. Party Wall Drawings
Date: 16/04 /13 Version: 1.0 Authors: F+P Foster + Partners Ltd Riverside, 22 Hester Road London SW11 4AN T +44 (0)20 7738 0455 F +44 (0)20 7738 1107
www.fosterandpartners.com
Apartment Layouts
10
Apartment Layouts
The development provides: 168 Private apartments in Buildings B & C. 85 Senior Living apartments in Building A. The Private apartments consist of 32 unit types covering Studios, One, Two & Three bedroom units, on levels 2-26 in Building B and 2-23 in Building C. The top two floors of each Building are occupied by a Penthouse Duplex Apartment. Building A consists of 16 unit types located across levels 1-14. Following design coordination with St. James, Goddard Littlefair and JRA the apartment layouts have been designed to maximise the orientation North & West, towards the river views, with the placement of the principle rooms addressing the views down the river to the Houses of Parliament and the London Eye.
Part 2 Brief 10 - Apartment Layouts
10
Apartment Layouts Comparison with Consented Scheme
The consented scheme incorporates 253 apartments, consisting of 168 Private and 85 Senior Living / affordable units. The consented overall private mix is as follows:
10.1
Following the 5 week extension to the programme, and continued design coordination with Goddard Littlefair, St James and with full structural input from Davies Maguire Whitby, the revised Stage 2 Brief apartment figures are as follows: There is no change to the number of apartments in either the Private or Affordable buildings. The proposed private mix has been modified slightly, with Building C now having 6 more 2-bed and 6 less 3-bed. The proposed overall private mix is as follows:
Consented Scheme
Proposed Scheme
Studios One Bedroom Two Bedroom Three Bedroom
Studios One Bedroom Two Bedroom Three Bedroom
12 31 48 77
12 31 54 71
These are divided between buildings as follows:
These are divided between buildings as follows:
Building B Studios One Bedroom Two Bedroom Three Bedroom
6 1 18 54
Building B Studios One Bedroom Two Bedroom Three Bedroom
6 1 18 54
Building C Studios One Bedroom Two Bedroom Three Bedroom
6 30 30 23
Building C Studios One Bedroom Two Bedroom Three Bedroom
6 30 36 17
10.2
Apartment Layouts Representative Floor Typically the floor plates are arranged with a centrally located stair and lift core with varying numbers of surrounding apartments.
The number of apartments decreases towards the upper level, terminating with full floor apartments and duplex penthouses to the top floors.
C2-06 C23
C2-05 C12
C2-03 CS1
C8-05 C23A
C8-04 C12
C8-03 C11
C2-04 C11
C2-07 C13
C8-01 C31
C2-01 C21
C8-02 C24
C2-02 C22
Studio
1 Bed
2 Bed
7 Apartments per floor (Building C 2nd-7th shown)
5 Apartments per floor (Building C 8th-13th shown)
3 Bed
Studio 6WXGLR
1 Bed %HG
2 Bed %HG
3 Bed %HG
Penthouse $UPLEX Duplex
Part 2 Brief 10 - Apartment Layouts
10.2
Apartment Layouts Representative Floor
C14-03 C34 C16-02 C36
C14-01 C32
C16-01 C35
C14-02 C33 Studio 6WXGLR
1 Bed %HG
3 Bed
2 Bed %HG
3 Bed %HG 3 Apartments per floor (Building C 14th-15th shown)
2 Apartments per floor (Building C 16th shown) Penthouse $UPLEX Duplex
10.2
Apartment Layouts Representative Floor
C20-01 C37
Studio 6WXGLR
C22-01 C39 (lower)
C23-01 C39 (upper)
1 Bed %HG
2 Bed %HG
3 Bed %HG Full floor Apartment (Building C 20th-21st shown)
Penthouse Entrance Level
Penthouse Upper Floor Level Penthouse $UPLEX Duplex
Part 2 Brief 10 - Apartment Layouts
Apartment Layouts Floor Area Gained & Lost
An early area review by JRA of the total saleable floor area of the consented scheme indicated an overall shortfall in NSA of 184 m2 (Buildings B & C). A reason for the shortfall in the Planning areas was the figures were rounded up or down to the nearest square metre, which over 168 apartments produced a significant loss in area. Following a general review of the efficiency of the cores and communal circulation areas, it was agreed that there was not scope to reduce the core sizes, and St. James were not keen to reduce the communal corridor widths below the 1500mm figure indicated on the Planning scheme. As such, it was agreed that the main scope to redress this shortfall was to reduce the length of communal corridors where possible, provided that this did not create apartment hallways longer than the maximum 13m recommended by Fire Design Solutions.
10.3
This was achieved on apartment type C23A for example (located on 8th to 13th floors of Building C), where communal corridor space could be incorporated within the apartment without any loss of privacy (in respect of the proximity of adjacent apartment front doors).
C8-04 C12
C8-03 C11
C8-05 C23A
On the Planning scheme, the Studio apartment types had all included a 1.5m deep balcony. However, this arrangement signiciantly compromised the living space and general layout of these apartments. The current scheme proposes that the Studios will have a Juliet balcony instead, so floor area has been gained on these twelve apartments.
C8-01 C31
The overall affect of the optimisation excercise on the NSA is that: C8-02 C24
Building A increased by 45.6m2 (0.89%) Building B increased by 78.0m2 (0.77%) Building C increased by 44.5m2 (0.51%) All figures refer to increases over the consented Planning scheme.
6WXGLR %HG Area Gain %HG
Area Loss %HG
$UPLEX
Building C 8th - 13th Floor
10.3
Apartment Layouts Floor Area Gained & Lost
B2-02 B21
B2-01 B31
B2-03 BS1
B2-05 B32
B2-04 B22
6WXGLR %HG Area Gain %HG
Area Loss %HG
$UPLEX
Building B 2nd - 7th Floor
Part 2 Brief 10 - Apartment Layouts
Apartment Layouts Floor Area Gained & Lost
Following design input from Goddard Littlefair, the duplex Penthouse layouts have been substantially developed since the Planning scheme. The previous scheme indicated a straight stair, open to the main living area and located directly adjacent to the main communal stair core. The proposed plans switch the levels of living and sleeping accommodation and now feature a spiral stair addressing the double-height void, facing over the River Thames. This spiral stair links the lower sleeping accommodation (entry level) with that of the upper living accommodation. The stair then continues upwards to provide direct access to the roof terrace. The depth of the proposed double height void has been increased in size since the Planning scheme, particularly on Building C, which has had an effect on the net saleable area.
10.3
Other reductions in floor area have resulted from two fire strategy requirements, as follows: The inclusion of an alternative means of escape on the entrance level (now incorporating the sleeping accommodation), resulting in a small loss of area near to the core common stair door Continuing the proposed smoke shaft up through the upper floor accommodation to roof level, which was not allowed for on the Planning scheme. This resultant loss of floor space has been limited to a shortfall of just 3m2 on Building B and 1.1m2 on Building C. This is due partly as a result of the Planning scheme not previously including the area of the stair at the upper floor level (which can be included under NSA/ GIA guidance), but also as the upper floor area extends into the curved bays and other full-height glazed areas. These areas had not been measured on the Planning scheme.
6WXGLR %HG Area Gain %HG
Area Loss %HG
$UPLEX
Building C Lower Level Penthouse
10.3
Apartment Layouts Floor Area Gained & Lost
6WXGLR %HG Area Gain %HG
Area Loss %HG
$UPLEX
Building C Upper Level Penthouse
Part 2 Brief 10 - Apartment Layouts
Apartment Layouts Apartment Layouts
The higher value apartments are arranged on the upper floors with the best views over the River Thames. It is aknowledged that St James propose to make adjustments to the specification banding post Part 2 Brief document, to more fully address the importance of the river aspect on sales values. The living rooms to almost all apartments, and also the master bedrooms in some of the higher value units, feature curved balconies, with full-height glazed patio screens and glass balustrades, designed to optimise the panoramic views North and West over the river and South East towards Canary Wharf.
10.4
Where possible, the apartments have been laid out to create direct lines of sight from the entrance doors, down through the hallways, to the living spaces and views beyond. An open plan approach has been adopted to the kitchens and main living spaces, continuing the feeling of openness towards the view. The apartments have been designed to achieve full Lifetime Homes compliance, in accordance with London Housing Design Guide and to assist with achieving Code for Sustainable Homes Level 4.
10.5
Apartment Layouts Typical Apartment Types
Four ‘typical’ apartment types have been selected by the Design Team, representing a range of sizes and specification bandings, for the purposes of developing a coordinated Interior Design and Services strategy for the apartments, including establishing maximum achievable ceiling heights. These established principles will then be applied when developing the remaining apartment types. The apartment types selected are: BS1 Band Area Building B Building C
Studio A 45m2 2-7th Floor 2-7th Floor (Handed)
C12 Band Area Building B Building C
1 Bed A 50m2 n/a 2-13th
C22 Band Area Building B Building C
2 Bed B 92m2 2-13th n/a
B32 Band Area Building B Building C
3 Bed C 141m2 2-13th n/a
Building C
Studio
For coordination with M&E layouts refer to apendices F & G. For interior concept for the typical layouts refer to section 9.4.2.
Part 2 Brief 10 - Apartment Layouts
1
Studio - BS1 6WXGLR
(Spec. Band A)
2
1 Bed - C12 %HG
(Spec. Band A)
3
2 Bed - C22 %HG
(Spec. Band B)
Duplex Building B
3 Bed - B32 %HG (Spec. Band C)
$UPLEX
3,565 11'-8"
3,980 13'-1"
4,240 13'-11"
10.5
3,000 9'-10"
Apartment Layouts Typical Apartment Types
Living
4,740 15'-7"
Living
Kitchen 2,830 9'-3"
4,830 15'-10"
5,826 19'-1"
Bedroom 1
2,895 9'-6"
Level 2 3 4 5 6 7
Plot No. B2-03 B3-03 B4-03 B5-03 B6-03 B7-03
Apartment Type C12 1 Bed NIA: 49.86 m2/ 537 ft2 Spec Band: A Level 2 3 4 5 6 7
N
Apartment Type BS1 Studio NIA: 45.41 m2/ 489 ft2 Spec Band: A
N
2,860 9'-5"
Bed Recess
Plot No. C2-05 C3-05 C4-05 C5-05 C6-05 C7-05
Level 8 9 10 11 12 13
Plot No. C8-04 C9-04 C10-04 C11-04 C12-04 C13-04
Apartment Layouts Typical Apartment Types
10.5
Bedroom 1
6,550 21'-6" Bedroom 2 3,424 11'-3"
2,871 9'-5"
2,883 9'-5"
Kitchen
Dining 3,300 10'-10"
2,570 8'-5"
3,370 11'-1"
6,600 21'-8"
8,820 28'-11"
2,922 9'-7"
3,823 12'-7"
3,825 12'-7"
Bedroom 3
1,684 5'-6"
3,200 10'-6"
Kitchen
5,143 16'-10"
6,600 21'-8"
3,210 10'-6" 2,750 9'-0"
Living
Bedroom 2
Level 2 3 4 5 6 7
Part 2 Brief 10 - Apartment Layouts
N Plot No. C2-02 C3-02 C4-02 C5-02 C6-02 C7-02
Level 2 3 4 5 6 7 8 9 10 11 12 13
Plot No. B2-05 B3-05 B4-05 B5-05 B6-05 B7-05 B8-04 B9-04 B10-04 B11-04 B12-04 B13-04
6,600 21'-8"
Bedroom 1
4,800 15'-9"
Apartment Type C22 2 Bed NIA: 91.75 m2/ 988 ft2 Spec Band: B
Bedroom 2
2,592 8'-6"
Apartment Type B32 3 Bed NIA: 141.41 m2 / 1,522 ft2 Spec Band: C
Dining
N
4,800 15'-9"
3,520 11'-7"
10.6
Apartment Layouts Ceiling Height Strategy
In addition to these variations in the floor to floor heights, the main factors determining the apartment ceiling heights are: 1. The minimum required ceiling depth to conceal sprinkler pipework: 130mm, as advised by FDS 2. The minimum coffer depth: 163mm, determined by the depth and required fixing zone for the perimeter air conditioning grilles, as advised by Hoare Lea.
The resultant ceiling heights achieved are as follows:
±0.000
Indicative Section AA (Apartment type C22 shown)
Kitchen
324 31
+2.290
324
FCU +2.340
Living
Proposed ceiling heights to Penthouse Upper level (Living accommodation) 3030mm to the recessed coffers 2855mm to the coffer perimeters & hallways 2805 mm beneath FCU’s.
+2.515
31
+2.340
130
+2.575
Proposed ceiling heights to Penthouse Entrance level (Bedroom accommodation) 2615mm to the recessed coffers 2440mm to the coffer perimeters & hallways 2390 mm beneath FCU’s.
163
Proposed ceiling heights to Apartment Types B39 & C37 2615mm to the recessed coffers 2440mm to the coffer perimeters & hallways 2390 mm beneath FCU’s.
31 99
Proposed ceiling heights to standard floors (2nd to 21st floors on Building B & 2nd to 19th floors on Building C). 2515mm to the recessed coffers 2340mm to the coffer perimeters & hallways 2290 mm beneath FCU’s.
2,985
The standard floor to floor height of 2985mm varies towards the top of the buildings, increasing by 100mm for the full-floor-plate apartments and lower penthouse levels, and 515mm for the upper penthouse levels. The floor to ceiling heights increase by the same amount.
To maximise ceiling heights, it is proposed to use a British Gypsum ‘Extended Gypliner’ system under services, as this system has a build-up of just 31mm, compared to their standard Casoline MF system, which has a construction depth of 84mm.
274
A recessed blind box detail is typically proposed where the ceiling perimeter meets the external fenestration, to address the difference in height between the ceiling and underside of bullnose feature on the external cladding. Concealed lighting is also proposed in slots over the doors to the hallway, and at the perimeters of rooms in some areas, for additional visual interest.
3. The clear ceiling void depths required for FCU’s and services crossovers: 320mm and 250mm respectively, as advised by Hoare Lea.
31
The ceiling heights strategy has been developed between JRA, Goddard Littlefair and Hoare Lea, with a view to creating a feeling of luxury, additional spaciousness and visual interest within the primary rooms. All main living spaces feature coffered ceilings, as do the bedrooms and some bathrooms in spec bands C & D apartments. The coffers conceal continuous perimeter lighting, together with the air condition grilles.
+2.645
+2.290
Ensuite bathroom
10.6.1
Apartment Layouts Ceiling Height Strategy - Typical Apartment Reflected Ceiling Plans
Hob
B2-03 BS1
Utility
B2-03 BS1
Clks St.
Utility
Kitchen
Clks St.
Living
Living
Juliet balcony
Bed Recess
Bed Recess W
Studio Type BS1 - Reflected Ceiling Plan (Spec. Band A)
Bedroom 1
Studio Type BS1 (Spec. Band A)
Living
Bedroom 1
Living KEY 2290mm : Floor to ceiling height Extended Gyplyner ceiling 2340mm : Floor to ceiling height Extended Gyplyner ceiling
W
Clks
Utility
2515mm : Floor to ceiling height Gyplyner universal ceiling (coffer areas)
Clks
C2-05 C12
Utility
Kitchen
C2-04 C11
C2-05 C12 Kitchen
C2-04 C11
2575mm : Floor to ceiling height Gyplyner universal ceiling (cladding perimeter areas) Access panel
Ventilation grille vertically mounted
Direction downlights
1 Bed Type C12 - Reflected Ceiling Plan (Spec. Band A)
1 Bed Type C12 (Spec. Band A)
Feature recessed spotlights
Strip LED lighting
Part 2 Brief 10 - Apartment Layouts
10.6.1
Apartment Layouts Ceiling Height Strategy - Typical Apartment Reflected Ceiling Plans
Indicative Section
2 A
SCALE 1:20
2 A
L04/322
L04/322
Clks
Utility
Bedroom 1
W
Bedroom 1
Bedroom 2
C2-02 C22
Clks
Utility
Bedroom 2
C2-02 C22
W
Kitchen
Kitchen
Living
Living
KEY 2290mm : Floor to ceiling height Extended Gyplyner ceiling 2340mm : Floor to ceiling height Extended Gyplyner ceiling 2515mm : Floor to ceiling height Gyplyner universal ceiling (coffer areas) 2575mm : Floor to ceiling height Gyplyner universal ceiling (cladding perimeter areas) Access panel
2 A
2 A
L04/322
Reflected Ceiling Plan
L04/322
Ventilation grille vertically mounted
Apartment Plan Direction downlights
2 Bed Type C22 - Reflected Ceiling Plan (Spec. Band B)
2 Bed Type C22 (Spec. Band B)
Feature recessed spotlights
Strip LED lighting
10.6.1
Apartment Layouts Ceiling Height Strategy - Typical Apartment Reflected Ceiling Plans
Utility
Utility
Clks
Clks
Clks
Kitchen
Clks
Kitchen Utility
Utility
Dining
Dining
Clks
Clks
Bedroom 3
Bedroom 3
W
Living
Living
Bedroom 2
Bedroom 2
B2-05 B32
B2-05 B32 W
W
Bedroom
Bedroom
W
Bedroom 1
Bedroom 1 KEY 2290mm : Floor to ceiling height Extended Gyplyner ceiling 2340mm : Floor to ceiling height Extended Gyplyner ceiling 2515mm : Floor to ceiling height Gyplyner universal ceiling (coffer areas) 2575mm : Floor to ceiling height Gyplyner universal ceiling (cladding perimeter areas) Access panel
Ventilation grille vertically mounted
Direction downlights
3 Bed Type B32 - Reflected Ceiling Plan (Spec. Band C)
3 Bed Type B32 (Spec. Band C)
Feature recessed spotlights
Strip LED lighting
Part 2 Brief 10 - Apartment Layouts
10.7
Apartment Layouts Bathroom Layouts
The design of the bathrooms has been considerably developed and rationalised by JRA & Goddard Littlefair since the Planning scheme, with a view to minimising the number of standard types (four types of which are shown in plan opposite), and with the aspiration to include 4 and 5 piece suites to Master bathrooms in all except band A apartments. The higher value units also include a separate visitor WC provision, located close to the main reception rooms. The brief requires flush shower trays to be provided to all apartments except bands A & B, which have low-profile shower trays, which has dictated a need for a soil stack to be located immediately adjacent to the shower areas. All apartments meet the sanitary requirements of Lifetime Homes/Part M by providing at least one fully adaptable bath room. The principle approach to Lifetime Homes compliance is as follows: Studio Apartments Shower Room (LTH Compliant) accessed from the hallway.
Two Bedroom Apartments Guest Shower / Bathroom (LTH Compliant) accessed from the hallway. 3/4/5 Piece En-Suite Bathroom to the Master Bedroom. Three Bedroom Apartments Guest Shower Room Accessed from the hallway. 4/5 Piece En- suite Bathroom to the Master Bedroom. En-suite Shower Room (LTH Compliant) to the Secondary Bedroom. Part 2 Brief 10 - Apartment Layouts
W
One Bedroom Apartments Shower Room (LTH Compliant) accessed from the hallway.
10.8
Apartment Layouts Building B - Apartment Types This section illustrates all the proposed Private apartment types in Building B, arranged in numerical order, with a list of the plot numbers on the level they occur.
3,148 10'-4"
5,826 19'-1"
4,843 15'-11"
3,980 13'-1"
2,830 9'-3"
2,895 9'-6"
Juliet Balcony
N 7,230 23'-9"
4,438 14'-7"
N
2,860 9'-5"
6,600 21'-8"
Apartment Type BS1 Studio NIA: 45.41 m2/ 489 ft2 Level 2 3 4 5 6 7
Apartment Type B11 1 Bed NIA: 66.50 m2/ 716 ft2 Plot No. B2-03 B3-03 B4-03 B5-03 B6-03 B7-03
Level 19
Plot No. B19-02
10.8
Apartment Layouts Building B - Apartment Types
4,545 14'-11" 2,980 9'-9"
2,962 9'-9"
2,870 9'-5"
2,220 7'-3"
N
6,600 21'-8"
3,600 11'-10"
3,083 10'-1"
3,520 11'-7" 3,383 11'-1"
3,275 10'-9"
5,961 19'-7"
N
5,890 19'-4"
3,065 10'-1"
6,600 21'-8"
Apartment Type B22 2 Bed NIA: 75.63 m2/ 814 ft2
Apartment Type B21 2 Bed NIA: 84.43 m2/ 909 ft2 Level 2 3 4 5 6 7
Part 2 Brief 10 - Apartment Layouts
Plot No. B2-02 B3-02 B4-02 B5-02 B6-02 B7-02
Level 2 3 4 5 6 7
Plot No. B2-04 B3-04 B4-04 B5-04 B6-04 B7-04
Level 8 9 10 11 12 13
Plot No. B8-04 B9-04 B10-04 B11-04 B12-04 B13-04
10.8
3,060 10'-0"
Apartment Layouts Building B - Apartment Types
6,600 21'-8"
3,060 10'-0"
26'-1"
3,095 10'-2"
3,016 9'-11"
2,890 9'-6"
3,480 11'-5"
7,950
3,399 11'-2"
N
5,158 16'-11"
6,550 21'-6"
Apartment Type B31 3 Bed NIA: 126.47 m2 / 1,361 ft2
Level 2 3 4 5 6 7
Plot No. B2-01 B3-01 B4-01 B5-01 B6-01 B7-01
Level 8 9 10 11 12 13
Plot No. B8-01 B9-01 B10-01 B11-01 B12-01 B13-01
10.8
Apartment Layouts Building B - Apartment Types
6,550 21'-6"
8,450 27'-9"
3,210 10'-6"
3,424 11'-3"
3,486 11'-5"
6,600 21'-8"
6,600 21'-8"
8,820 28'-11"
3,823 12'-7"
1,684 5'-6"
3,825 12'-7"
2,922 9'-7"
7,630 25'-0"
N
N
2,750 9'-0"
3,210 10'-6"
3,520 11'-7"
Part 2 Brief 10 - Apartment Layouts
Plot No. B2-05 B3-05 B4-05 B5-05 B6-05 B7-05 B8-04 B9-04 B10-04 B11-04 B12-04 B13-04
2,840 9'-4"
Level 2 3 4 5 6 7 8 9 10 11 12 13
6,600 21'-8"
4,800 15'-9"
2,592 8'-6"
3,594 11'-10"
Apartment Type B32 3 Bed NIA: 141.41 m2 / 1,522 ft2
3,076 10'-1"
2,896 9'-6"
Apartment Type B33 3 Bed NIA: 133.02 m2/ 1,432 ft2 Level 8 9 10 11 12 13
Plot No. B8-02 B9-02 B10-02 B11-02 B12-02 B13-02
10.8
3,060 10'-0"
Apartment Layouts Building B - Apartment Types
3,143 10'-4" 3,680 12'-1"
8,120 26'-8"
3,505 11'-6"
5,298 17'-2"
6,550 21'-6"
Apartment Type B34 3 Bed NIA: 150.56 m2/ 1,621 ft2
Level 14 15 16 17 18
Plot No. B14-01 B15-01 B16-01 B17-01 B18-01
N
5,300 17'-5"
6,600 21'-8"
3,680 12'-1"
10.8
Apartment Layouts Building B - Apartment Types 3,505
3,143 10'-4"
2,750 9'-0"
2,654 8'-8"
5,300 17'-5"
6,600 21'-8"
2,960 9'-9"
3,680 12'-1"
11'-6"
4,830 15'-10"
8,150 26'-9"
Apartment Type B35 3 Bed NIA: 173.38 m2/ 1,866 ft2
6,466 21'-3"
6,550 21'-6"
9,894 32'-6"
Plot No. B14-02 B15-02 B16-02 B17-02 B18-02
6,600 21'-8"
3,055 10'-0" 3,130 10'-3"
Level 14 15 16 17 18
7,767 25'-6"
2,750 9'-0"
3,212 10'-6"
2,883 9'-5"
3,747 12'-4"
8,200 26'-11"
2,750 9'-0"
2,750 9'-0"
10,612 34'-10"
4,438 14'-7"
Apartment Type B36 3 Bed NIA: 152.08 m2/ 1637 ft2 Level 14 15 16 17 18 40 6,5 '-5" 21
Part 2 Brief 10 - Apartment Layouts
Plot No. B14-03 B15-03 B16-03 B17-03 B18-03
N
4,800 15'-9"
6,600 21'-8"
2,592 8'-6"
N
6,600 21'-8"
10.8
Apartment Layouts Building B - Apartment Types
6,622 21'-9"
2,654 8'-8"
2,960 9'-9"
3,270 10'-9"
5,045 16'-7"
5,200 17'-1"
6,600 21'-8"
Terrace to Level 19
6,650 21'-10"
4,850 15'-11"
2,840 9'-4"
2,028 6'-8"
3,472 11'-5"
2,415 7'-11"
N
2,961 9'-9"
3,035 9'-11"
Apartment Type B37 3 Bed NIA: 189.63 m2/ 2,041 ft2
Level 19 t 20 21
Plot No. B19-01 B20-01 B21-01
10.8
4,692 15'-5"
Apartment Layouts Building B - Apartment Types
3,475 11'-5"
4,110 13'-6"
3,747 12'-4"
7,492 24'-7"
5,365 17'-7"
3,396 11'-2"
3,917 12'-10"
N
6,600 21'-8"
2,850 9'-4"
Apartment Type B38 3 Bed NIA: 184.11 m2/ 1,982 ft2
4,438 14'-7"
10,612 34'-10"
6,600 21'-8"
6,600 21'-8"
Part 2 Brief 10 - Apartment Layouts
Level 20 21
Plot No. B20-02 B21-02
10.8
Apartment Layouts Building B - Apartment Types
3,310 10'-10"
3,310 10'-10"
Terrace to Level 22
6,597 21'-8"
6,600 21'-8"
3,740 12'-3"
2,922 9'-7"
5,921 19'-5"
4,775 15'-8"
4,152 13'-7"
4,462 14'-8"
N
5,301 17'-5" 6,600 21'-8"
Level 22 t 23 24 6,260 20'-6"
4,133 13'-7"
3,275 10'-9"
6,600 21'-8"
Apartment Type B39 3 Bed NIA: 218.09 m2/ 2,348 ft2 Plot No. B22-01 B23-01 B24-01
10.9
Apartment Layouts Building C - Apartment Types
3,565 11'-8"
4,740 15'-7"
N
4,650 15'-3"
2,830 9'-3"
N
N
3,060 10'-0''
Juliet Balcony
3,000 9'-10"
Apartment Type C11 1 Bed NIA: 53.40 m2/ 575 ft2
Apartment Type CS1 Studio NIA: 46.63 m2/ 502 ft2 Level 2 3 4 5 6 7
Plot No. C2-03 C3-03 C4-03 C5-03 C6-03 C7-03
Level 2 3 4 5 6 7 8 9 10 11 12 13
Apartment Type C12 1 Bed NIA: 49.86 m2/ 537 ft2 Plot No. C2-04 C3-04 C4-04 C5-04 C6-04 C7-04 C8-03 C9-03 C10-03 C11-03 C12-03 C13-03
Level 2 3 4 5 6 7 8 9 10 11 12 13
Plot No. C2-05 C3-05 C4-05 C5-05 C6-05 C7-05 C8-04 C9-04 C10-04 C11-04 C12-04 C13-04
4,830 15'-10"
5,861 19'-3"
6,600 21'-8"
3,084 10'-1"
4,240 13'-11"
3,000 9'-10"
3,224 10'-7"
3,987 13'-1"
3,000 9'-10"
3,210 10'-6"
This section illustrates all the proposed Private apartment types in Building C arranged in numerical order, with a list of the plot numbers on the level they occur.
10.9
Apartment Layouts Building C - Apartment Types
2,883 9'-5"
3,790 12'-5"
2,750 9'-0"
2,871 9'-5"
1,482 4'-10"
3,682 12'-1"
3,300 10'-10" 6,600 21'-8"
3,210 10'-6"
2,570 8'-5"
3,370 11'-1"
2,794 9'-2"
4,710 15'-5"
3,200 10'-6"
3,790 12'-5"
N
N
2,925 9'-7"
N
3,202 10'-6"
2,582 8'-6"
6,600 21'-8"
6,600 21'-8"
4,800 15'-9"
5,486 18'-0"
3,202 10'-6"
5,143 16'-10"
2,794 9'-2" 3,359 11'-0''
3,210 10'-6"
Apartment Type C13 1 Bed NIA: 51.43 m2/ 554 ft2 Level 2 3 4 5 6 7
Apartment Type C21 2 Bed NIA: 78.84 m2/ 849 ft2 Plot No. C2-07 C3-07 C4-07 C5-07 C6-07 C7-07
Part 2 Brief 10 - Apartment Layouts
Level 2 3 4 5 6 7
Apartment Type C22 2 Bed NIA: 91.75 m2/ 988 ft2 Plot No. C2-01 C3-01 C4-01 C5-01 C6-01 C7-01
Level 2 3 4 5 6 7
Plot No. C2-02 C3-02 C4-02 C5-02 C6-02 C7-02
10.9
Apartment Layouts Building C - Apartment Types
3,060 10'-0" 3,350 11'-0"
5,945 19'-6"
2,870 9'-5"
6,600 21'-8"
3,680 12'-1"
5,861 19'-3"
3,907 12'-10"
N
3,117 10'-3"
5,600 18'-4"
Additional area to Type C23A
N
3,922 12'-10"
2,883 9'-5"
3,164 10'-5"
Plot No. C2-06 C3-06 C4-06 C5-06 C6-06 C7-06
Level 8 9 10 11 12 13
6,600 21'-8"
Plot No. C8-06 C9-06 C10-06 C11-06 C12-06 C13-06
Level 8 9 10 11 12 13
Plot No. C8-02 C9-02 C10-02 C11-02 C12-02 C13-02
6,540 21'-5"
Level 2 3 4 5 6 7
Apartment Type C24 2 Bed NIA: 139.04 m2/ 1,497 ft2
Apartment Type C23A 2 Bed NIA: 86.25 m2/ 928 ft2
Apartment Type C23 2 Bed NIA: 76.26 m2/ 821 ft2
7,013 23'-0"
3,854 12'-8"
10.9
1,515 5'-0"
1,562 5'-1"
Apartment Layouts Building C - Apartment Types
6,600 21'-8"
5,484 18'-0"
3,830 12'-7"
6,600 21'-8"
4,860 15'-11"
2,973 9'-9"
2,732 9'-0''
3,150 10'-4"
2,936 9'-8"
3,846 12'-7"
3,365 11'-0''
2,750 9'-9"
2,151 7'-1"
N
N
3,710 12'-2"
6,209 20'-4"
3,300 10'-10"
"
6,600 21'-8"
3,550 11'-8"
6,296 20'-8"
5,145 16'-11"
6,600 21'-8"
Level 8 9 10 11 12 13
Part 2 Brief 10 - Apartment Layouts
7,272 23'-10"
7,334 24'-1"
Apartment Type C25 2 Bed NIA: 134.15 m2/ 1,444 ft2
Plot No. C8-01 C9-01 C10-01 C11-01 C12-01 C13-01
Apartment Type C32 3 Bed NIA: 153.70 m2/ 1,654 ft2
Level 14 15
Plot No. C14-01 C15-01
10.9
Apartment Layouts Building C - Apartment Types
9'5 2,8 " 83
5,177 17'-0" 3,050 10'-0"
6,600 21'-8"
2,956 9'-8"
2,710 8'-11"
2,960 9'-9"
3,858 12'-8"
1,798 5'-11"
2,883 9'-5"
5,600 18'-4"
N 3,820 12'-6"
6,540 21'-5" 3,660 12'-0" 6,600 21'-8" 3,854 12'-8" 4,600 15'-1"
3,038 10'-0"
7,334 24'-1"
3,550 11'-8" 3,300 10'-10"
Apartment Type C33 3 Bed NIA: 180.48 m2/ 1,943 ft2 Level 14 15
Plot No. C14-02 C15-02
10.9
Apartment Layouts Building C - Apartment Types
2,750 9'-0"
8,075 26'-6"
2,959 9'-8"
3,038 10'-0"
6,600 21'-8"
4,600 15'-1"
3,660 12'-0"
3,820 12'-6"
N
1,562 5'-1"
5,248 17'-3"
Apartment Type C34 3 Bed NIA: 138.99 m2/ 1,496 ft2 Level 14 15
Part 2 Brief 10 - Apartment Layouts
Plot No. C14-03 C15-03
10.9
2,800 9'-2"
Apartment Layouts Building C - Apartment Types
4,092 13'-5"
Terrace to Level 16
N
6,400 21'-0"
2,961 9'-9"
2,520 8'-3"
2,883 9'-5"
5,302 17'-5"
6,034 19'-10"
1,613 5'-3"
1,640 5'-5"
3,062 10'-1"
7,672 25'-2"
4,504 14'-9"
3,255 10'-8"
6,600 21'-8"
Apartment Type C35 3 Bed NIA: 191.81 m2/ 2,065 ft2 2,410 7'-11"
4,537 14'-11"
6,600 21'-8"
Level 16 t
Plot No. C16-01
Apartment Layouts Building C - Apartment Types
10.9
5,200 17'-1"
3,041 10'-0''
6,600 21'-8"
Terrace to Level 16
6,957 22'-10" 5,045 16'-7"
5,168 16'-11"
2,800 9'-2"
6,600 21'-8"
3,478 11'-5"
N
4,092 13'-5"
2,520 8'-3"
6,400 21'-0"
2,961 9'-9"
2,935 9'-8"
Apartment Type C36 3 Bed NIA: 181.38 m2/ 1,952 ft2
Level 16 t
Part 2 Brief 10 - Apartment Layouts
Plot No. C16-02
Apartment Layouts Building C - Apartment Types
10.9
Terrace to Level 20
9,012 29'-7"
5,221 17'-2" 6,600 21'-8"
6,600 21'-8"
3,306 10'-10" 3,950 13'-0'' 6,885 22'-7"
1,338 4'-5" 3,851 12'-8"
6,600 21'-8"
4,462 14'-8"
3,360 11'-0"
3,414 11'-2"
2,922 9'-7"
Level 20 t 21
N
5,262 17'-3"
Apartment Type C37 3 Bed NIA: 237.41 m2/ 2,555 ft2
Plot No. C20-01 C21-01
6,063 19'-11"
10.9
4,888 16'-0''
Apartment Layouts Building C - Apartment Types
3,510 11'-6"
3,882 12'-9"
6,600 21'-8"
N
3,107 10'-2"
3,017 9'-11"
3,552 11'-8"
7,772 25'-6"
5,690 18'-8"
3,500 11'-6"
6,600 21'-8"
Apartment Type C38 3 Bed NIA: 188.50 m2/ 2,029 ft2 Level 17 18 19
Part 2 Brief 10 - Apartment Layouts
Plot No. C17-02 C18-02 C19-02
Apartment Layouts Penthouses
The top two levels of Building B (25th & 26th floors) and Building C (22nd & 23rd floors) are occupied by the three bedroom Penthouse duplex apartments. These are accessed at their lower level from the lift core, into a private (but currently un-demised) lobby area. During the development of the Part 2 Brief it was agreed with St James that the layout of the Penthouses would be further enhanced by being ‘inverted’, i.e. with the sleeping accommodation located at entrance level, and a suite of interconnecting living rooms on the upper level, enjoying the most elevated views having increased floor to ceiling heights and having the additional benefit of direct access to the extensive private roof terrace above. This inverted solution also offered considerable advantages in terms of resolving the public health stacking. The double-height entrance reception room and gallery will offer panoramic views eastwards and westwards immediately upon entering, with a feature spiral stair reflecting the curvature of the fully glazed cladding beyond. The stair continues to the roof level to provide direct access to the roof level terrace, through an automatically operated sliding-glazed panel in the roof.
10.10
Further coordination with BMU design will need to be undertaken to avoid a clash during BMU operation. At the upper level a formal living room opens directly off the double-height space, with views west to the Houses of Parliament, and a large formal dining room beyond. At the opposite end of the dining room is an additional informal living area and the family kitchen/dining space, with views across south east London.
The layout includes a seperate ‘hidden kitchen’ and utility room immediately adjoining the main kitchen, located for ease of access to the reception rooms. This provides an (unseen) independent route for servicing and deliveries from the lifts at entrance level, via the main stair core. This route has the additional function of providing the required alternative means of escape from the upper level.
A ‘soft spot’ is also proposed in the floor slab adjacent to the double-height main entrance space, which will allow the purchaser the option of installing a feature panoramic through-floor lift, further linking the two main levels, (with the potential for extending this lift to the roof level). This provision will also fulfil the Lifetime Homes requirement for a future through-floor lift. If extending the lift to roof level, Planning Permission would need to be sought as the lift would be visable over the roof parapet level of 89.9m.
Part 2 Brief 10 - Apartment Layouts
6,597 21'-8"
5,218 17'-1"
6,600 21'-8"
4,345 14'-3"
Bedroom 3
Bedroom 2
3,310 10'-10"
10.10
3,375 11'-1"
Apartment Layouts Penthouses
Kitchen
6,600 21'-8"
6,600 21'-8"
1,797 5'-11"
Informal Living
Formal Dining
Hidden Kitchen
5,939 19'-6"
Utility
Utility
2,747 9'-0''
6,602 21'-8"
4,833 15'-10"
6,370 20'-11"
6,600 21'-8"
8,518 27'-11"
6,600 21'-8"
6,600 21'-8" 8,105 26'-7"
11,355 37'-3"
Reception Hall
Potential thro' floor lift (purchaser option)
Bedroom 1 Formal Living
Access to roof terrace above Double Height Reception Room
Plot No. B25-01
N
Level 25
Void
Apartment Type B310 Upper Level Penthouse NIA: 247.25 m2/ 2,661 ft2
Apartment Type B310 Lower Level Penthouse NIA: 232.99 m2/ 2,508 ft2
Level 26
Plot No. B25-01
10.10
6,600 21'-8"
5,820 19'-1"
6,600 21'-8"
4,346 14'-3"
3,390 11'-1"
3,325 10'-11"
Apartment Layouts Penthouses
6,600 21'-8"
1,800 5'-11"
6,600 21'-8"
5,627 18'-6"
6,920 22'-8"
6,920
6,600 21'-8"
1,800 5'-11"
45'-7"
13,900
5,000 16'-5"
6,600 21'-8"
8,600 28'-3"
6,388 21'-0"
22'-8"
Level 22
Part 2 Brief 10 - Apartment Layouts
Plot No. C22-01
Apartment Type C39 Upper Level Penthouse NIA: 245.91 m2/ 2,647 ft2 Level 23
N
Apartment Type C39 Lower Level Penthouse NIA: 252.15 m2/ 2,715 ft2
N
6,600 21'-8"
Plot No. C22-01
10.11
Apartment Layouts Reception Lobby
The reception lobby provides access to both Buildings B and C from a single central area, with two entrances: one on the Western facade facing towards the river accessed from the public realm space, primarily used by pedestrian visitors, and the second accessed from the drop-off zone primarily used by residents and visitors arriving by car. The visitors’ entrance opens into a double height space within which Goddard Littlefair have designed a feature fireplace within a curved onyx wall, and a sculptural chandelier.
Reception Lobby Sectional Elevation
Reception Lobby Plan
The main reception lobby has been designed by Goddard Littlefair to include a feature concierge reception desk facing the drop-off entrance, a central sculpture element and visitor seating. There are lobbies to the lift entrances to each Building with further seating and postboxes, these lobbies are partially screened from the main reception area by glass and metal fins.
Building B Core
The escape stair from Building B terminates in the double height entrance space, and in the case of fire within the reception lobby a fire curtain will descend to separate the escape route to the external door. Staff welfare facilities (See Commercial Section Plan - 7.5) are located in Basement level 2, adjacent to the residents’ entertainment room, and accessed from Building C core. A location plan of the Staff welfare facilities can be found in Section 7.5 of this document.
Building C Core Concierge Desk
10.12
Apartment Layouts Entrance & Common Spaces
The upper floor lift lobbies serving the apartments continue the development’s horizontal banded aesthetic from both the external facades and the apartment interiors, with recessed mid-height niches on to the lift core walls, illuminated with concealed wallwash lighting.
A linear ceiling coffer with concealed lighting provides a directional emphasis to the apartment entrances. The apartment front doors are partrecessed into the party walls, with a matching fixed side panel to the door, enhancing the scale and proportion of the apartment entrances.
Part 2 Brief 10 - Apartment Layouts
Residential Facilities
13
Residential Facilities
Residential Facilities The following facilities are provided for the exclusive use of the private residents: Residents Members Lounge on the 19th floor of Building B. Spa & Gymnasium on the ground and first floors adjacent to the Building C core. Entertainment Room at basement 2 level adjacent to the Building C core.
Part 2 Brief 13 - Residential Facilities
13
Residential Facilities Residents’ Members Lounge
Residents Members Lounge The residents members lounge is located on the 19th floor of Building B, accessed directly from the lift lobby, and offers spectacular river views from large windows and external terraces. The lounge provides a bar facility and lounge seating for about 20 people within an air conditioned environment, with a central fire place feature (that also conceals the soil stacks from the apartments on the upper floors). The lounge also provides outdoor seating on a small south facing private balcony and a larger west facing planted roof terrace with a central feature fire pit The lounge has dedicated WC facilities and its own cleaners store.
13.1
13.2
Residential Facilities Spa & Gymnasium
A number of alternative locations for the Spa facility were reviewed (see Spa Options Report in the Appendix section) and it was concluded that the Spa in the planning consent location was the preferred option, as it optimises the layout of the Spa facility itself as well as the layouts for the offices and restaurant. One of the main factors in this review was the impact on the space below the pool. In the alternative proposed locations, selected to allow prime views from the Spa facility, the pool would be sited over either the office or restaurant space and would reduce the ceiling height to 1.875m for the office or 2.15m for the restaurant, in addition to requiring a number of support columns. The height issue could have been mitigated by raising the pool above floor level to increase the ceiling heights by 600mm, but this measure would compromise the design of the pool and the ceiling height over the pool. The subsequent decision to lower the level of the first floor slab by 400mm meant that even this mitigation measure would not achieve acceptable ceiling heights under the pool.
First Floor Reception The entrance to all of the Spa facilities is at first floor level, accessed from the Building C core, with direct level access to the changing rooms, pool, vitality pool, treatment rooms, and steam & sauna rooms. A feature curved staircase has been added to allow direct access to the gymnasium on the ground floor. Disabled access between floors would be by use of the Building C core lifts.
Pool
Vitality Pool
Ground Floor
The pool meets the criteria for a nonlifeguarded pool, having a water surface area of 72m2 (which is less than the permitted maximum of 170m2) and is 1.2m deep with no change of depth
The semi-circular pool is located above the slab so as not to compromise the ceiling height in the restaurants below, and will have a central stepped access. The pool is overlooked from the residents’ terrace so consideration will need to be given to treatment of the glazing to maintain privacy.
Gymnasium
The pool is flush with the finished floor level with ‘infinity edges’ against the external cladding, and is entered via ladders at each end. The pool is mainly located over the pool plant room so the reduced headroom and support structure below do not compromise the commercial areas. There is a partially separated walkway along the side of the pool for access from the reception and changing rooms to the ancillary facilities, with seating areas adjacent to the main pool and the vitality pool. There is also direct access to the residents’ landscaped terrace The location of the pool does not allow the concierge staff to be the emergency first aiders, as it does not meet the 10:20 rule (see emergency happen in first 10 seconds, respond and give care in next 20 seconds) as the concierge would be too far away (more than the recommended 40m). The management would need to consider one of the attendants of the ancillary facilities providing this water emergency cover. The pool looks over the residents’ terrace, but is overlooked from the terrace and the adjacent rail lines, consideration will need to be given to treatment of the glazing to maintain privacy.
Steam and Sauna The steam and sauna facilities are located opposite the vitality pool, and are sized to allow for up to 8 people in each room. Treatment Room One treatment room is provided, accessed from the reception area. Changing Rooms Changing rooms are located adjacent to the reception area with direct access to the pool and ancillary facilities, and down the stairs to the gymnasium. There are five individual changing room, each with a shower, a WC, a wash basin, and locker space. It is recommended that the lockers are fitted with locks that open after a set length of time to prevent residents from using them overnight. Disabled Facilities
The gymnasium is located on the ground floor accessed by stairs from the first floor reception area and changing facilities, the gymnasium also has lobbied means of escape direct to the Building C core escape corridor. The gymnasium has equipment in a cardio suite, a resistance suite, and a free weights suite, in addition to two personal training areas and a stretch area, there is also a juice bar.
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Although the gymnasium faces the main vehicle entry to the basement car park and drop-off zone, it will shielded from view by a curved wall enclosing the internal stairs. As the gymnasium is located over the basement plant areas, there should not be any acoustic issues with transmission of noise and vibration from the gymnasium to occupied areas.
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One of the changing rooms is designed as an accessible facility for wheelchair users, and a portable pool hoist will be provided.
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Part 2 Brief 13 - Residential Facilities
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Residential Facilities Entertainment Room
13.3
The residents’ entertainment room is located at Basement 2 level, and is accessed directly from the Building C core. The entertainment room provides a cinema with lounge style seating for 11 people within an air conditioned environment, with refreshment bar and toilet facilities.
W.C.
Located adjacent to the Entertainment Room is the Staff Welfare Room, offering welfare facilities for Concierge, Spa and additional building support staff.
Entertainment Room Staff Welfare
Residents' Lounge Basement Level 2
Entertainment Room
Staff Welfare
Commercial Facilities
15
15
Commercial Facilities
Commercial Space The commercial element of the development provides: Two levels of offices on ground and first floors. Two levels of restaurant space providing views to the river and the public realm, the restaurant space is capable of being sub-divided into 2 or 3 separate units.
Offices
Restaurant First Floor
Offices
Restaurant Ground Floor
Part 2 Brief 14 - Commercial Facilities