Brent Haynes - Manchester School of Architecture PS2 - POMO DECO ABWO by Brent Haynes

PS2

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TABLE OF CONTEN

NTS

PS2

6-7 8-13

00 - Approach Research Questions Site in Question

16-27 28-29 30-31 32-33 34-35

01 - Master Planning City Center Squares and Plazas Car-Ban Pedestrianized Core Master Plan

116-117 118-119 120-121 122-123 124-125 126-127 128-129 130-131

02 - The Office Building Belfast Offices Site Analysis The Addition Shadow Study ABW ABW Elements ABW Block Layout Demolition Plans Plans Sections Elevations Environmental + Sustainability Building Regulations Technical Details RIBA - Plan of Work 03 - Art Gallery Atrium Entrance Looking Up Birds-Eye Kitchenette Office Interior Top Floor Lobby Bibliography

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38-39 40-45 46-49 50-51 52-53 54-55 56-57 58-59 60-61 62-65 66-69 70-71 72-89 90-97 98-113

}

Group Partners Jad Choucair Kelly-Louise Ward

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00 - APP

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PROACH

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RESEARCH QUESTIONS

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office space in belfast

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• How will Belfast’s City Centre change in the coming decades?

• How can Listed Buildings play a role in the future of office space?

• In what way can historic vernacular contribute to the contemporary work environment?

*Map not to scale 7

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• Can changes in Belfast’s City Centre contribute to an improved office district?

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SITE IN QUESTION 92 royal ave. belfast

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Building History

Awarded Grade B+ listing in October 1990. Closed in 2005 after 75 years of operation and fallen into state of dereliction The Bank of Ireland is a landmark building forming a visual stop at the end of Royal Avenue and North Street, originally the Gin Palace which was described as Belfast’s Landmark Bars. Legend has it, the geometric patterns found on the window and doors are abstractions of corn husks; a node to ‘prosperous times’. The bank is an example of the Art Deco movement in Northern Ireland during the “interwar years”, constructed with portland stone erected around a steel frame with tiered clock tower on chamfered corner to North Street (Bank of Ireland Building, Belfast, n.d.). An extension was added to the building in the late 20th century, extending the bank along Royal Avenue in a style that repeats similar features to the existing building, including long vertical glazing. Inside, these floors are offset from the original building, creating mezzanines at various level offsets. Opposite the road is department store at 89-93 Royal Avenue, also an example of the Art Deco movement in 1935.

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(Former) Bank of Ireland, (1929-1930) Designed by Joseph Vincent Downes

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SITE IN QUESTION 92 royal ave. belfast

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Building Deco Dissection

Art Deco was first found in architecture during the early 1900’s. The building styles are synonymous the visual art “Art Deco” period. Buildings were rationalized with clean lines, rectangular forms. Buildings during this stylistic period included particularly offices, but also included residential, movie theatres, railroad stations, and was famously seen in high-rise towers. New building technologies were used with these buildings, including steel, or reinforce-steel construction (Art Nouveau and Art Deco History, 2017).

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SITE IN QUESTION 92 royal ave. belfast

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Art Deco...Art

Art has historically played a part in architecture styles. Art Deco Architecture plays off of the visual art world’s methodological approach. Art Deco typically includes geometric elements, forms, motifs and variation. Clashing colours are often seen (Art Deco | Definition, Characteristics, History, & Facts, n.d.). Ideas were often taken from high fashion, but more notably, it took inspiration from recent art movements including Cubism, Expressionism, Art Nouveau not name a few. Displayed to the right are key pieces that encompass some Art Deco characteristics. These art movements, especially Art Deco, will become a point of inspiration while designing and visualizing the re-use of the Bank of Ireland Building.

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01 - MASTER

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R PLANNING

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CITY CENTER

regeneration + investment strategy

Existing Inner North West Area INFRA-SPACE 2020

The Bank of Ireland Building is located on the edge of the Inner North West Area of Belfast City core. This area has been under investigation for urban improvements. While an element of the PS2 project brief asks students to rethink the urban environment through an exercise of master planning, it is first important to analyse existing city plans to discover what current methodologies are in place. The streets in the neighbourhood are lined with civic buildings and shops, and together create a civic identity to the city centre. The topography is relatively uniform with exception towards Carrick Hill where there is a raised edge of approximately 2.5m of the site to the west (‘Belfast Inner North West masterplan,’ 2018, p.8)

OVERALL “CITY CENTER” KEY Ulster University

Surface Car Parking

Potential Development Sites

Land Under Public Ownership

Streets Ahead Phase 3

Pedestrian Block

Listed Building

Heavy Traffic Vehicular Road

Buildings of Local Significance

Access Severance

City Centre Conservation Area

Key Junctions

Cathedral Conservation Area

Public Realm Improvements

Under-used Sites

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CITY CENTER

regeneration + investment strategy

Emerging Context INFRA-SPACE 2020

Ulster University is creating a new campus destination to the north of the site and will regenerate the area while increasing foot traffic and overall density. Similarly, other large scale projects, including a transit hub, Royal Exchange, and the Clarendon Masterplan will increase economic activity. Belfast Rapit Transit, and Belfast Bicycle Network contribute to an increase connectivity of the site while lowering the use of private cars (‘Belfast Inner North West masterplan,’ 2018, p.9).

OVERALL “CITY CENTER” KEY Ulster University

Surface Car Parking

Potential Development Sites

Land Under Public Ownership

Streets Ahead Phase 3

Pedestrian Block

Listed Building

Heavy Traffic Vehicular Road

Buildings of Local Significance

Access Severance

City Centre Conservation Area

Key Junctions

Cathedral Conservation Area

Public Realm Improvements

Under-used Sites

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CITY CENTER

regeneration + investment strategy

Heritage Assets INFRA-SPACE 2020

Historic and Listed Buildings are found all throughout the site. Majority of the buildings are located along Royal Avenue, but there are many others found elsewhere within the site. These elements are important to the city and plan to be retained and integrated into future planning developments. 92 Royal Avenue, highlighted in darker blue/purple throughout these slides, will become the main area of focus later on in this project. This location is a B+ Listed Building and is considered important to the city’s current and future development (‘Belfast Inner North West masterplan,’ 2018, p.14).

OVERALL “CITY CENTER” KEY Ulster University

Surface Car Parking

Potential Development Sites

Land Under Public Ownership

Streets Ahead Phase 3

Pedestrian Block

Listed Building

Heavy Traffic Vehicular Road

Buildings of Local Significance

Access Severance

City Centre Conservation Area

Key Junctions

Cathedral Conservation Area

Public Realm Improvements

Under-used Sites

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CITY CENTER

regeneration + investment strategy

Underdeveloped Areas INFRA-SPACE 2020

Vacant land and empty/dilapidated buildings is a negative characteristic of the current Inner North West Site. Addressing these areas and developing them is considered essential to successfully regenerate the area. The plan is to “reinstate the historic urban grain, contribute to the public realm improvement, and create active frontages, destinations, employment and homes” (‘Belfast Inner North West masterplan,’ 2018, p.15).

OVERALL “CITY CENTER” KEY Ulster University

Surface Car Parking

Potential Development Sites

Land Under Public Ownership

Streets Ahead Phase 3

Pedestrian Block

Listed Building

Heavy Traffic Vehicular Road

Buildings of Local Significance

Access Severance

City Centre Conservation Area

Key Junctions

Cathedral Conservation Area

Public Realm Improvements

Under-used Sites

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CITY CENTER

regeneration + investment strategy

Existing Challenges INFRA-SPACE 2020

One of the main concerns of the area is the lack of connectivity, and dominant road infrastructure. The area is left disjointed and to combat this the city plans to create a diversity of land uses and densities, along with a incorporation of attractive streetscapes and new established connections where opportunity to do so exists. Another challenge is the need for pedestrian friendly routes. “The current character, vacant sites, lack of residents and poor natural surveillance increases the likelihood of anti-social behaviour” (‘Belfast Inner North West masterplan,’ 2018, p.16).

OVERALL “CITY CENTER” KEY Ulster University

Surface Car Parking

Potential Development Sites

Land Under Public Ownership

Streets Ahead Phase 3

Pedestrian Block

Listed Building

Heavy Traffic Vehicular Road

Buildings of Local Significance

Access Severance

City Centre Conservation Area

Key Junctions

Cathedral Conservation Area

Public Realm Improvements

Under-used Sites

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CITY CENTER

regeneration + investment strategy

LINKAGES TO ADJACENT NEIGHBOURHOODS INFRA-SPACE 2020

The character of the highway infrastructure, highlighted in green, creates a physical barrier between the city centre and adjacent neighbourhoods. (‘Belfast Inner North West masterplan,’ 2018, p.17). The city has proposed to improve the connectivity, however the execution of this is not explained.

OVERALL “CITY CENTER” KEY Ulster University

Surface Car Parking

Potential Development Sites

Land Under Public Ownership

Streets Ahead Phase 3

Pedestrian Block

Listed Building

Heavy Traffic Vehicular Road

Buildings of Local Significance

Access Severance

City Centre Conservation Area

Key Junctions

Cathedral Conservation Area

Public Realm Improvements

Under-used Sites

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SQUARES & PLAZAS an initial asset

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Perhaps one of the key components missing from the City’s analysis of the Inner North West area is the under utilization of public spaces. Writers square is considered a location the city will focus on during urban development and enhancements, but what about other large junctions and public spaces currently underused? Consider Donegall Square; a beautifully maintained space, yet currently gated off to the public. Could public engagement and street vendors not enhance this urban environment? This idea could be taken further be implementing pedestrianization at major junctions within the site including the intersection at Castle Place and Donegall Place, as well as Royal Avenue and North Street.

Part of Writers Square Pedestrianized

Perhaps this idea could be taken further, and connecting these (now) pedestrian oriented squares and plazas could be done in a manner that engages public access on foot rather than via vehicular traffic... See page 8 for elaboration.

Donegall Square Pedestrianized 28

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800 buildings = 800 vans 10x a week on average = 8,000 van trips per week /5 = 1,600 per week Average van emmisions = 158.1 g CO2/km

(https://www.eea.europa.eu/highlights/average-co2-emissions-from-new)

6,400x158.1= 1,011,840gCO2/km over 3.5km = 3,541,440g less CO2 per week 1,292,625.6kg less CO2 per year Average van length =2m

6,400x 2m = 12,800m less traffic / week servicing alone INFRA-SPACE 2020

25x length of Royal Avenue (500m)

Squares and Plazas Call-out Plan (not to scale) 29

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CAR-BAN

pedestrianized superimposition

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In the Regeneration and Investment Strategy, presented by the City of Belfast, many issues arise but few solutions are displayed. We believe that many issues, such as connection issues, lack of diversity and vibrancy, can be solved by pedestrianizing the entire core of Belfast. This would include the Inner North West Area, analyzed on page 6, and the surrounding districts within the City Center. With understanding countless benefits of this, we understand possible setbacks such as immediate lash-back from vehicular commuters to the core. We also understand that roads function as the distribution network for goods and services, which still needs to be retained, even if just at a minimum, for this idea to function seamlessly. An example where this is done effectively is in Gothenburg; where a system is in place to deliver goods with a shared service vehicle. Goods from individual companies are all shipped to a common distribution centre, where this service then delivers to each location (Eriksen, 2015). This system lowers the amount of service vehicles in the city core, thus allowing for an increase of pedestrianized streets.

Distribution Centre City Center

Shops

Distribution Network Diagram

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PEDESTRIANIZED CORE

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benefits and disadvantages

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In no way is it a simple task to pedestrianize an entire district of a city core, however when simply analyzing the benefits vs disadvantages of doing it, the result points towards it being worth the rapid change. This is not an uneducated scheme either, as many other cities, including but not limited to the UK, are implementing similar designs for this exact reason. “Fundamentally it’s pretty difficult to make a great city without great walking conditions” (Laker, 2018).

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MASTER PLAN synthesizing the theory

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*Images not to scale

This proposed pedestrianization on service roads still ac outer portion of the radius is known as t options (‘The 5-minu versification in servic

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d master plan takes on some of the challenges that area currently faces by implementing n a large scale. The plan maximizes pedestrian streets while leaving a minimal number of ccessible by vehicle. The plan also considers public transit routes and stop locations on the plan, creating a core with a 5 minute walking radius, completely mean for foot access. This the “walking shed”; the distance people are willing to walk before opting for other transit ute walk,’ 2018). This helps create a vibrant core, encouraging development, density and dices and shops; thus also serving as a perfect location for Belfast’s office district of the future.

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02 - THE OFFI

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ICE BUILDING

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BELFAST OFFICES sizes and trends

Market demand remains broadly based and the pattern of lettings is Market demand remains broadly based and the pattern of lettings is consistent with the sectoral breakdown of jobs growth. Tech, Me consistent with the sectoral breakdown of jobs growth. Tech, Med Telecommunications (TMT) accounted for 36% of gross take-up Telecommunications (TMT) accounted for 36% of gross take-up in with Professional further 28%. 28%. Real Rea with ProfessionalServices Servicesresponsible responsible for for aa further companies were behind 8% of space taken last year. This is up fro companies were behind 8% of space taken last year. This is up from 2017 and was largely providers.These Theseope op 2017 and was largelydriven drivenby byserviced serviced office office providers. Figure 6: 6: Take-Up by Figure Take-Up bySector Sector(2018) (2018)

10,500 s.f.

2605 s.f.

Bank of Ireland Building Floor Plates 2518 s.f.

The ground floor of the extension responds to the proposed master plan by including a main entrance facing the newly pedestrianized ‘North Street’. An Atrium enhances the entrance, and a cafe/retail is included to further augment the vibrancy of the street, while facilitating the building with an secondary use.

Belfast Average Office Floor Plate

2509 s.f.

There are many industries requiring prime real estate for office use, thus providing a space flexible enough for any sector to inhabit was deemed most appropriate. The extension to the Bank of Ireland building is needed to meet the growing demand for office space, but is also required to provide floor sizes appropriate to modern workplace sizes, as the existing building consists of four small floor plates that is no longer functional well for the average tenant.

Belfast Office Sector Types

3046 s.f.

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Belfast has seen a growth in both number and size of office lettings in the mast few years. Designing more office space into the city core is introduced in the project to meet this specific demand.

Proposed Extension Floor Plates (to be further divided)

11,500 s.f.

to over 10,000 sq ft in 2018, Figure 5 reveals that this has been trending higher since 2014.

Traditionally, transactions above 100,000 sq ft have been rare in the

Figure 5: Average Office Letting Size by Year – Belfast

Figure 4: Belfast Office Take-Up

to over higher

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s largely edia and in 2018, al estate om 3% in perators

Figure

generally seek to earn a margin by taking space on standard leases, then subletting or licencing it onwards on flexible terms. While some of this growth might be down to Brexit-related uncertainty feeding occupiers’ demand for flexibility, it also appears to demonstrate that the Belfast market is evolving along broader global trends, with the emergence of a flex office sector. Belfast Average Office Letting Size

generally seek2:toServiced earn a margin taking (2018) space on standard leases, then Table Officeby Take-Up subletting or licencing it onwards on flexible terms. While some of this growth might be down to Brexit-related uncertainty occupiers’ Location Occupier feedingSize, Sq Ft demand for flexibility, it also appears to demonstrate that the Belfast market is evolving along broader global trends, with the emergence of a River House, Clockwise 30,319 flex office48-60 sector. High Street

Belfast Office Take -Up Market demand remains broadly based and the pattern of lettings is largely consistent with the sectoral breakdown of jobs growth. Tech, Media and Telecommunications (TMT) accounted for 36% of gross take-up in 2018, with Professional Services responsible for a further 28%. Real estate companies were behind 8% of space taken last year. This is up from 3% in 2017 and was largely driven by serviced office providers. These operators

genera sublett growth deman market flex offi

Table 2: Serviced Office Take-Up (2018)

Figure 6: Take-Up by Sector (2018)

Table

Adelaide Exchange, Adelaide Street Location

Centre House, AdelaideChichester Exchange,Street Adelaide Street Ascot House, 24-31 Shaftesbury Square Centre House, Chichester Street

Centre House,

5 Chichester Street Ascot House, 24-31 Shaftesbury Square

Occupier

19,774

Size, Sq Ft

Step Space Clockwise

5,636 30,319

Step Space BESpoke

5,591 19,774

Locat

River 48-60

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Centre House, River House, Chichester Street 48-60 High Street

BESpoke

Adela Adela

SPB Belfast Step Space

5,636

5,274

Step Space

5,591

Centr Chich

SPB Belfast

5,274

Ascot 24-31

Centr Chich

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SITE ANALYSIS

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existing • proposed

City Proposal The city has devised of a Regeneration and Investment Strategy that considers the site and its direct context. The purpose of the plan seems to increase density and create ‘inward’ looking urban planning conditions by introducing courtyards in the center of each densified block.

Vehicular Access Parking Pedestrian Only Proposed Context Site

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SITE ANALYSIS

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existing • proposed

Existing The existing site conditions can be described as quite ‘drab’. There seems to be more car parks and empty/vacant sites, surrounding 92 Royal Avenue, than there are buildings. This combination reduces urban vibrancy (Blazeckova, 2014) ,which is almost paradoxical, considering that the site is situated in the core of Northern Ireland’s capital city.

Vehicular Access Parking Pedestrian Only Proposed Context Site

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Car Park Vacant Site INFRA-SPACE 2020

Car Park

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SITE ANALYSIS existing • proposed

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Academic Proposal Increasing retail and building density is a good way to create urban vibrancy (Yue et al., 2017). This proposal takes this aspect from the city’s current proposal, however it differs from that proposal mainly in the approach in utilizing an ‘outward’ looking urban condition. Instead of public enhancements found within city blocks in the form of courtyards, this proposal suggests pedestrianizing the street. One of many ramifications is seen in the addition of 92 Royal Avenue, as a more monolithic form can be established; increasing building functionality. This is especially benefitial for office use wheree large floor plates are demanded. This urban condition still maintains an increase of urban vibrancy.

Vehicular Access Parking Pedestrian Only Proposed Context Site

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THE ADDITION

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and space designation

The Addition Because of the connecting floor plate levels, designating spaces to various tenants materialized naturally. Each tenant is designated an entire level, and each level varies in size. This, thus encourages a diversity of tenants to occupy the building; fittingly accommodating Belfast’s various sector types (seen on page 12).

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THE ADDITION

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and space designation

Space Designation The Addition has been formed to take up the vacant lot next to the Bank of Ireland Building. Each floor plate was first leveled in accordance to the Listed Building’s floor plates, then they were shaped around an entrance atrium.

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SHADOW STUDY

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winter + summer

Site Plan * There are two takeaways from this study:

First, shadows created by the addition are predominant in the center of the city block. Due to the outward looking master plan proposed through street pedestrianization, this space is not meant to be a publicly used space and thus a lack of sunlight in this space is acceptable. Second, the sun is directly hitting the largest facade (south facing facade) for majority of the time. This can create issues with glare inside the office environment; not an ideal working situation (Hamedani et al., 2019). This will have to be further examined and dealt with when considering facade and glazing solutions during the design phase.

Summer Solstice

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ABW Future of work... (activity based working) Activity Based Working (ABW) is a way of working where employees make use of shared, diverse, work spaces. These spaces support different kinds of activities, and the core idea is for employees to work in a mobile, flexible fashion where they choose the space that most reflects the type of work being done at any given point in time (van Meel, 2020). There are benefits of ABW for both the organization using it, as well as the employees:

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Organization benefits: Reduced occupancy costs, smaller environmental footprint, increased interaction across teams, & possible improvement in staff performance. Employees benefits: Autonomy in choosing work environment, advanced technologies that facilitate mobile working, fewer hierarchical differences, healthier work-style, & more human interaction.

Related Concepts remote working

collaborative space

co-working

Remote workings is an obvious companion to ABW as it builds upon the same idea of giving people more control over where and when they work.

Collaborative spaces facilitate the exchange of knowledge and ideas in organizations.

Co-wro offices are like a hybrid of a cafe, services office and a community space. The facilities provided are just as important as the sense of community on offer.

smart o

Sensors can be itor where pe where there workspaces. B information ca navigate ABW

e used to moneople are and are available Both kinds of an help staff to W.

O B J E C T I V E S

Employee Attraction and Retainment

Employee Experience

Enhancing Flexibility

healthy offices

agile working

Biophilic elements, like plants, are likely to have a positive impact on people’s well-being in the office, making it a more natural and less artificial environment.

Agile working requires that tea memebers can sit together and have daily meetings (‘stand-ups’) to discuss their activites.

casual aesthetics

Domestic elements like armchairs and sofas are used to make the office less office-like.

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offices

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ABW ELEMENTS

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art deco - resimercial

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restaurant

large meeting room

lobby

kitchenette

huddle

study room

medium meeting room

focus room 1

focus room 2

booth

small meeting room

semi-open workstation 2

open workstation 1

open workstation 2

open workstation 3

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project room

storage

lockers

phone booth semi-open workstation 1

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ABW BLOCK LAYOUT

combining old and new - seamlessly

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Each floor has been blocked out based on ABW components and sizes. Spaces are not usually fit out when space is rented for office use. Many companies either have an internal design team to organize these spaces for them, or they hire out specialized design firms to arrange components based on the offices specific needs. This exercise looks at how the building could be laid out per floor based on standardized ABW components and sizes further analyzed on page 17. Each floor plate and its corresponding components have been added up to calculate percentages of said spaces. Naturally, workstations and meeting rooms take up a high majority of the space, while obvious changes to the typical work environment can be seen with the inclusions of multiple other unique work spaces. Perhaps the biggest anomaly is the increase size of kitchenette/restaurant space, as these spaces can easily second as informal meeting, social and work spaces. It turns out, workspaces with well designed, stocked up kitchen areas lead to happier employees (Why the Office Kitchen is the Most Important Space in Your Workplace, 2017).

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DEMOLITION PLANS 92

royal avenue, belfast

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EXISTING BASE

Demolition of the West facade is most prominent due to this being where the connection takes place for the new extension. The existing facade is facing the back area of the building and thus has no decoration and no heritage significance. The majority of the wall will be replaced with a curtain wall glazed facade for visual connection to be made from the old building and new. The fire stair on the north end of the plan will be demolished and relocated in the new building extension. All road facing facade and decorative elements will remain; they will be cleaned, deteriorated pieces will be replaced and painted elements will be sanded and repainted the same colour (green).

- Demolish

EMENT FLOOR PLAN

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EXISTING LANDING FLOOR PLAN

EXISTING FIRST FLOOR PLAN

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EXISTING GROUND FLOOR PLAN

EXISTING SECOND FLOOR PLAN

EXISTING THIRD FLOOR PLAN

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PLANS

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(NTS)

Ground Floor

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Upper Second Floor

Third Floor

Lower Fourth Floor

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Lower Fifth Floor

Upper Fifth Floor

Lower Second Floor

First Floor

Ground Floor

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SECTIONS

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longitudinal and latitudinal

The sections visually describe how the new extension relates to the existing Bank of Ireland Building and it’s original extension along Royal Avenue. The ranging levels of the existing building and the original extension have been the driving datum lines to place the new extension floor plates on. This was done to create ease with horizontal accessibility, while simultaneously creating unique floor plate sizes and shapes that play well with an Activity Based Working office set up.

SIDE SECTION

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SECTIONS

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longitudinal and latitudinal

Revealed in the sections is the importance of the entrance atrium. This atrium is the decorative form that connects the existing building with a new extension; creating an engaging focal point for each office level. The importance of an atrium has been around for thousands of years and plays an important role in the urban environment, creates character for the building, and is important for spatial and climate performance (Zhou, n.d.).

FRONT SECTION

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1:200 @ A3

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ELEVATIONS

longitudinal and latitudinal

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The facade was conceived by dealing with three core challenges: 1: Aesthetic: the aesthetic was chosen to compliment the Bank of Ireland Building by preserving elements of the Art Deco style without visually over powering the heritage building itself. A pattern with sharp angles mixed with vertical lines complements this style, but its use, monolithically, creates a distinct separation from the old and new. 2: Sun: The facade is most prominent in the south facing direction which can create issues of glare for employees. To reduce direct sun rays, while still allowing light into the building, the diamond patterns alternates with clear and etched glass. Both of these glass types are part of an Insulated Glass Unit (IGU) to reduce interior heat gain during summer months. 3: Systems: One of the goals is for the building is to be LEED credited, and thus both environmental and sustainable. An element of this is reached by reducing heat gains, mentioned above, with IGU systems. But the facade also utilizes other systems for energy efficiency. It was chosen to design the facade with a double skin to increase natural ventilation, and reduce wind and sound effects: both contributing to a better work environment (Double-Skin Façade System: Materials, Advantages & Examples, 2017).

SIDE ELEVATION

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ELEVATIONS

longitudinal and latitudinal

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FRONT ELEVATION

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ENVIRONMENTAL + SUSTAINABILITY direct building solutions

• Construct/renovate on previously developed & in a community with a minimum density of 60,000sqft/acre

Sustainable Site

• 1/4 mile walk to 2 or more bus lines from the main building entrance

Develop Density and Community Connectivity Alternative Transportation - Bicycle Storage Alternative Transportation - Parking Capacity Alternative Transportation - Public Transportation Heat Island Effect - Roof

• Construct/renovate on previously & in a entrance community with minimum density of • Provide secure bicycle room within 200developed yards of building for 5% or a more of all users. 60,000sqft/acre • By covering the entire site with a building, no left over space exists, and thus no impervious have • 1/4 mile walk to The 2 or only moresurface, bus lines from the main building entrance been designed for. and therefore landscaping, designed for is the green roof, where no potable water is used. • Provide secure bicycle room within 200 yards of building entrance for 5% or more of all users. • By covering the entire site with a building, no left over space exists, and thus no impervious have been designed for. The only surface, and therefore landscaping, designed for is the green roof, where no potable water is used.

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Water Efficiency Water Efficient Landscaping Innovative Wastewater Technologies

• By covering the entire site with a building, no left over space exists, and thus no impervious have been designed for. The only surface, and therefore landscaping, designed for is the green roof, where no potable water is used. • Water-conserving fixtures used throughout exisiting and new building design. This includes a PRV (Pressure-reducing valve) on main water line, HET (High-efficiency toilets), and water-saving faucets

Energy & Atmosphere Optimize Energy Performance On-Site Renewable Energy

Ventilation will increase based on a ventilated double-skin facade mixed with the recommended mechanical unit size based on ASHRAE requirements.

Materials & Resources Building Reuse - Maintain 50% of Interior Non-Structural Elements Building Reuse - Maintain Existing Walls, Floors, and Roof Regional Materials

• Structural stability and decorative value encourages stakeholders to leave the existing building as is. Interior refurbishment and interior fitout will be left to a minimum, where individual tenants will take charge in bespoke enhancements. A back wall will be cut open to create visual connection to the new extension, but this change is contextually small.

• Interior elements are mostly decorative and can be restored to its natural beauty with limited intervention. • Regional Materials will be sourced when feasible and will be seen mostly in paneling systems, flooring, paints and finishes

Indoor Environmental Quality Increased Ventilation Low-Emitting Materials Daylight and Views

• Ventilation will increase based on a ventilated double-skin facade mixed with the recommended mechanical unit size based on ASHRAE requirements. • Low Emitting Materials include: Adhesives and Sealants, Paints and Coatings, Flooring Systems, Composite Wood and Agrifiber Products • 75% of the space is required to have daylight. This has been tested and achieved thought Sefaira software enviornmental simulations (seen in “Energy & Atmosphere). Sun facing facades have increased glazing in building addition, along with a large number of skylights

Innovation & Design Process Sefaira - Winter Solstice Analysis Sefaira - Summer Solstice Analysis

• This process often involves a range of intiatives, ranging from: educational outreach programs, implementing green housekeeping procedures and using low-emission furniture and furnishings

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BUILDING REGULATIONS based on approved documents

Approved Document A: structure 1.7 Structural work of masonry: Eurocode 6: Design of Masonry Structures

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BS EN 1996-1-1:2005+A1:2012 Eurocode 6: Design of masonry structures - Part 1.1: General rules for reinforced and unreuinforced masonr structures; with UK National Annex to BS EN 1996-1-1:2005+A1:2012

1.12 Existing buildings: Compliance with Part A (Strucutre) is required in certain classed of change of use of a building, subject to the control of Regulations 5 and 6. Guidance relevant to structural appraisals related to ‘change of use’ is given in the following documents: a. BRE Digest 366: Structural Appraisal of Existing Buildings, Including for a MAterial Change of Use, 2012 b. The Institution of Sructural Engineers Technical Publication Appraisal of Existing Stuctures, 2010

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BUILDING REGULATIONS based on approved documents

Approved Document B (fire safety) volume 2: Buildings other than dwellings Requirement B1 2.6 Single escape routes and exits A single escape route is acceptable for either of the following.

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a. Parts of a floor from which a storey exit can be reached within the limit for travel distance in one direction shown in Table 2.1

2.7 In many cases, the beginning of a route will not have an alternative escape route. This is acceptable if: a. The travel distance to the nearest storey exit is within the limits for routes where escape is possible in more than one direction b. The travel distance for the ‘one direction only’ section of the route does not exceed the limit for travel distance where there is not alternative escape route (table 2.1)

Approved Document B (fire safety) volume 2: Buildings other than dwellings Requirement B3 8.31 Openings in other compartment wall or in compartment floors Openings should be limited to those of any of the followings:

BSI British Standards 9999:2008 B.4.2 Escape routes

d. Atria designed in accordance with Annexes B and C of In a building where the accommodation is open to t should be away from the atrium void and the subse BS 9999

B.4.3 Balcony escape

Where the means of escape is via a balcony within a) the building should be equipped throughout with b) escape within the atrium should be available in a d) if the balcony is open, a smoke exhaust ventilatio most balcony or bridge;

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the atrium or not enclosed by smoke-retarding construction: c) in category A and category B buildings, escape equent escape route should not pass within 4.5 m of the atrium void

the atrium (i.e. where no alternative route from the accommodation is available): h sprinklers at least two directions with the travel distance within the atrium to the nearest storey exit not exceeding 18 m; on system should be provided, such that any smoke layer is confined to a level not less than 3 m above the top-

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BUILDING REGULATIONS based on approved documents

Approved Document C: site preparation and resistance to contaminates and mosture Section 4: Floors

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4.5 - All floors should not promote surface condensation or mould growth, given reasonable occupancy conditions 4.8 - A membrane below the concrete should be formed with a sheet of polyethylene, which should be at lease 1200 gauge with sealed jonts and laid on a ed of material that will not damage the sheet.

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BUILDING REGULATIONS based on approved documents

Approved Document E: resistance to the passage of sound Section 3: Separating floors and associated flanking constructions for new buildings

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3.1 This Section gives examples of floor types which, if built correctly, should achieve the performance standards set out in Sectio ) 3.4 Floor type 1: Concrete base with ceiling and soft floor covering The resistance to airbornce sound depends mainly on the mass per unit area of the concrete base and the mass per unit area of the ceiling. The soft floor covering reduces impact sound at source.

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BUILDING REGULATIONS based on approved documents

Approved Document F: ventilation Section 6: New buildings other than dwellings

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6.8 This Approved Document shows four ways of complying with the ventilation requirements of the Building Regulations a. providing a ventilation system which meets the air flow rates 6.11 the whole building ventilation rate for the supply of air to the offies should be no less than that specified in Table 6.1b 6.12 Purge ventilation provision is required in each office . The total ventilation should be sufficient to reduce pollutants to an accepatable level before the space is occupied. The purged air should be taken directly to outside and should not be re-circulated to any other part of the building

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BUILDING REGULATIONS based on approved documents

Approved Document G: sanitation, hot water safety and water efficiency Fittings approach 2.5 As an alternative to calculating the water consumptions, a fittings approach that is based on the water efficiency calculator methodology may be used.

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2.6 Where the fittings approach is used, the water consumption of the fittings provided must not exceed the values in Table 2.1.

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BUILDING REGULATIONS based on approved documents

Approved Document H: drainage and waste disposal Siphonic roof drainage systems 1.11 Siphonic roof drainage systems should be designed in accordance with BS EN 12056-3 and should take particular account of the following:

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a. The need to take account of surcharge in the downstream drainage system as this can reduce the flow in the downpipe.

b. For long gutters the time taken for the system to prime the siphonic action may be excessive. Overflow arrangements should be procided to prevent gutters from over-topping.

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BUILDING REGULATIONS based on approved documents

Approved Document L2B: Conservation of fuel and power in existing buildings other than dwellings

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Section 4: Guidance relating to building work 4.2 Where the proposed extension has a total useful floor are that is both: a. greater than 100m2, and b. greater than 25 per cent of the total useful floor area of the existing building, the work should be regarded as a new building and the guidance in Approced Document L2A followed. The requirement for consequential improvements.

Approved Document L2A: Conservation of fuel and power in new buildings other than dwellings Criterion 2 -Limits on design flexibility 2.38 One way of showing that part L requirement is satisfied is to demonstrate that the fabric elements and the fixed building services all meet minimum energy efficiency standards as specified 2.39 Table 3 sets out the limiting standards for the properties of the fabric elements of the building. The stated value represents the area-weighted average value for all elements of that type.

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BUILDING REGULATIONS based on approved documents

Approved Document M: access to and use of buildings, volume 2: buildings other than dwellings Doors to accessible entrances 2.8 A powered door openeing and closing system, either manually controlled or automaticall operated by sen-

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sors, is the most satisfactory solution for most people.

Corridors and Passageways 3.14 Corridors and Passageways will satisfy M1 or M2 requirements if: c) where they have unobstructed width of less than 1800mm, they have passing places at least 1800mm long and with an unobstructed width of at least 1800mm at reasonable intervals.

Provision of lifting devices 3.21 For all buildings, a passenger lift is the most suitable form of access for people moving from one storey to another.

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TECHNICAL DETAILS facades

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*Scales are approximate due to perspective distortion

Double Skin Facade - Atrium Perspective Detail

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TECHNICAL DETAILS facades

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*Scales are approximate due to perspective distortion

Double Skin Facade - Office Floor Perspective Detail

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TECHNICAL DETAILS facades

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*Scales are approximate due to perspective distortion

Existing Window Improvements Perspective Detail

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TECHNICAL DETAILS facades

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*Scales are approximate due to perspective distortion

Interior Spider Glass Facade Perspective Detail

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RIBA Plan of Work

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Gallery

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ART GALLERY atrium

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THE PICASSO

THE ART DECO

THE KANDINSKY

THE GOLD

THE CUBISTIC

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ART GALLERY entrance

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ART GALLERY looking up

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ART GALLERY birds-eye

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ART GALLERY kitchenette

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ART GALLERY office interior

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ART GALLERY top floor lobby

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BIBLIOGRAPHY ‘Abintra-Report-6.pdf’ (n.d.). Applying Activity-Based Workplace Design to Your Coworking Space (n.d.). [Online] [Accessed on 17th February 2020] https://www.coworkingresources.org/blog/applying-activity-based-workplace-design-to-your-coworking-space. Approved Documents (n.d.) GOV.UK. [Online] [Accessed on 5th March 2020] https://www.gov.uk/government/collections/approved-documents. ‘Approved_Document_B__fire_safety__volume_2_-_2019_edition.pdf’ (n.d.).

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Art Deco | Definition, Characteristics, History, & Facts (n.d.) Encyclopedia Britannica. [Online] [Accessed on 16th April 2020] https://www.britannica.com/art/Art-Deco. Art Nouveau and Art Deco History (2017) Art Nouveau and Art Deco History. [Online] [Accessed on 16th April 2020] https://www.history.com/topics/art-history/history-of-art-noveau-and-art-deco. Bank of Ireland Building, Belfast (n.d.). [Online] [Accessed on 16th April 2020] http://www.modernistbritain.co.uk/post/building/Bank+of+Ireland+Building/. ‘Belfast Inner North West masterplan’ (2018). City of Belfast. Belfasttelegraph (n.d.) ‘Council set be UK’s first to ban diesel vehicles from city centre.’ [Accessed on 11th February 2020] https://www.belfasttelegraph.co.uk/news/uk/council-set-be-uks-first-to-ban-dieselvehicles-from-city-centre-38665011.html. Blazeckova, Z. (2014) ‘Culture of Car Parks or Car Parking Cultures?’ In Brabazon, T. (ed.) City Imaging: Regeneration, Renewal and Decay. Dordrecht: Springer Netherlands, pp. 83–91. Blog: Fed up with Belfast traffic? It’s more than just delaying your day | Sustainable NI (n.d.). [Online] [Accessed on 11th February 2020] https://www.sustainableni.org/blog/blog-fed-belfast-traffic-its-morejust-delaying-your-day. British Standards Institution (ed.) (2008) Code of practice for fire safety in the design, management and use of buildings. London: BSI (British standards publication, BS 9999). Cavanaugh, K. (2019) How Activity-Based Working Benefits Your Business and Employees. Robin. [Online] [Accessed on 17th February 2020] https://robinpowered.com/blog/activity-based-working-benefits/. ‘Could UK Cities Ban Cars Completely?’ (2017) Fleet Evolution. 19th June. [Online] [Accessed on 11th February 2020] https://www.fleetevolution.com/could-uk-cities-ban-cars-completely/. Double-Skin Façade System: Materials, Advantages & Examples (2017) Study.com. [Online] [Accessed on 16th April 2020] https://study.com/academy/lesson/double-skin-fa-ade-system-materials-advantages-examples.html. Dublin to ban cars from major city centre streets (n.d.). [Online] [Accessed on 11th February 2020] https://www.newsletter.co.uk/news/dublin-to-ban-cars-from-major-city-centre-streets-1-6791227.

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Eriksen, L. (2015) ‘The innovative delivery system transforming Gothenburg’s roads.’ The Guardian. Cities. [Online] 18th November. [Accessed on 16th April 2020] https://www.theguardian.com/cities/2015/nov/18/innovative-delivery-system-transforming-gothenburg-roads. Hamedani, Z., Solgi, E., Skates, H., Hine, T., Fernando, R., Lyons, J. and Dupre, K. (2019) ‘Visual discomfort and glare assessment in office environments: A review of light-induced physiological and perceptual responses.’ Building and Environment. Elsevier Ltd, 153(Journal Article) pp. 267–280. How Activity Based Working can work for you (n.d.) CITYSPACE. [Online] [Accessed on 17th February 2020] https://www.cityspacemanagement.co.uk/blog/2018/12/18/activity-based-working.

van Meel, J. (2020) ‘ACTIVITY-BASED WORKING The Purenet Practice Guide’ p. 128. ‘northern-ireland-property-market-report---february-2019.pdf’ (n.d.). RIBA Plan of Work (2020). [Online] [Accessed on 16th April 2020] https://www.architecture.com/knowledge-and-resources/resources-landing-page/riba-plan-of-work. Shaw, N. (2019) Street to become UK’s first emission-free road with ban on cars. walesonline. [Online] [Accessed on 11th February 2020] https://www.belfastlive.co.uk/news/uk-world-news/street-become-uks-firstemission-17431678. Sustainable Sites (SS) – LEED Green (n.d.). [Online] [Accessed on 3rd March 2020] https://www.marshall.edu/ leedgreen/sustainable-sites/. ‘The 5-minute walk’ (2018) MORPHOCODE. Featured Story. 15th November. [Online] [Accessed on 16th April 2020] https://morphocode.com/the-5-minute-walk/. Why the Office Kitchen is the Most Important Space in Your Workplace (2017) Billi UK. Educational Information. [Online] [Accessed on 16th April 2020] https://www.billi-uk.com/office-kitchen-important-space-workplace/. Yue, Y., Zhuang, Y., Yeh, A. G. O., Xie, J.-Y., Ma, C.-L. and Li, Q.-Q. (2017) ‘Measurements of POI-based mixed use and their relationships with neighbourhood vibrancy.’ International Journal of Geographical Information Science. Taylor & Francis, 31(4) pp. 658–675. Zhou, D. (n.d.) ‘The role of the atrium in modern architectural icons’ p. 6.

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Laker, L. (2018) ‘What would a truly walkable city look like?’ The Guardian. Cities. [Online] 19th September. [Accessed on 16th April 2020] https://www.theguardian.com/cities/2018/sep/19/what-would-a-truly-walkable-city-look-like.