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handy cross hub

Wycombe Sports Centre Site Redevelopment developers’ pack

Richard Markland Architects for Wycombe District Council RMA M12 3-R1 December 2013

www.richardmarkland.com


RMA M12 3-R1 December 2013 Š Richard Markland Architects Limited


Contents Introduction 2 Existing Site 4 The Masterplan 6 Phases 1 & 2 8 Development Sites 10 S1: ‘Prow’ Office Site - Option 1 12 S1: ‘Prow’ Office Site - Option 2 14 S2: Hotel Site 16 S3: East Offices Site 18 Area Schedules 20 Parameter Envelope 21

Aknowledgements client: Wycombe District Council masterplanner: Richard Markland Architects Limited structural engineer: Curtins Consulting m&e engineer: Hoare Lea landscape architect: Gillespies sports centre architect: AFLS&P food store architect: Corstorphine & Wright coachway architect: Richard Markland Architects Limited quantity surveyor: Mace Group development manager: Mace Real Estate Limited project manager: Mace Real Estate Limited planning supervisor: Mace Group planning consultant: Savills property consultant: Jones Lang LaSalle civil engineer: Curtins Consulting highways engineer: Jacobs traffic engineer: Halcrow drainage engineer: Mayer Brown statutory utilities: UPL lighting consultant: Hoare Lea signage consultant: Integrity ecologist: AAE parking consultant: Urban Futures 1

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handy cross hub


Introduction

Handy Cross Hub is being put forward by Wycombe District Council as a ‘next generation’ business park promoting environmental responsibility with contemporary work styles Wycombe District Council (WDC) are redeveloping the existing sports centre site to include a new sports & lesiure centre, food store and Coachway Park & Ride to be completed by mid 2015. The over-arching project title is Handy Cross Hub (HXH). The consented masterplan sets the new sports & leisure centre in a new mixed-use development including a foodstore, offices and a medicentre/day nursery and hotel. HXH is being put forward by Wycombe District Council as a ‘next generation’ business park promoting environmental responsibility with contemporary work styles. Its prime location on the M40 corridor and on-site leisure, retail and transport facilities present an excellent location for doing business. The transport interchange will provide park & ride access to the amenities of High Wycombe town centre as well as regional, national and potentially airport coach connections. Set within a high quality landscape, the 33,000m2 of business space will benefit from a prominent aspect by the M40 as well as enjoying extensive views of the Chilterns area of outstanding natural beauty to the south. A generous central public space ties all the buildings together creating a very attractive environment for work and leisure. The hotel and office phases of this prime site will soon be released for inward investment: aimed at attracting major office occupiers to bring new jobs to the town. WDC intends both individual buildings and the scheme as a whole to create a prestigious new gateway development for the town. The site is currently occupied by the existing sports centre and associated parking, an athletics track and synthetic floodlit pitch. The latter two are in the process of being relocated.

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WSCSR developers’ pack


Hemel Hempstead M25

To Oxford & Birmingham

High Wycombe

Watford M1

M40

A406

Handy Cross Hub Marlow

Slough

London

Uxbridge

Maidenhead M4

A4

Reading

Heathrow Airport

Windsor A329

Staines

A205

A316

Bracknell

A23

M3 A3

M25

Redhill

Guildford A31

Farnham

Dorking A24

Reigate

M23

Gatwick Airport

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Landscaping and Appearance In order to achieve a high quality development in accordance with WDC planning policy, the brief calls for a design which: • has a good mix of uses; • has well-planned public space which brings people together; • functions well and adds to the overall character and quality of the area; • is safe and accessible; • supports the effective use of resources; • addresses the needs of all in society and is accessible, usable and easy to understand; and • is visually attractive as a result of good architecture, urban design and landscaping. Access The masterplan is designed for inclusive access around the site. Sustainability As well as setting benchmark standards for individual buildings the brief calls for the investigation of a ‘district power’ scheme. A target has been set that the CPR is capable of being ‘zero carbon’ in operation. Our aim is for the entire site to reach a high sustainability standard. Existing boundaries will be enhanced as part of a high quality, structured landscape design, with extensive new tree planting promoting native species.

Existing Site

Site and its Context (from the Handy Cross Site - Concept Statement, WDC Planning Department) The site is currently the District’s main location for sportrelated activities and offers a wide range of facilities. The site is 8.6ha and triangular in shape, located at the top of Marlow Hill adjacent to Junction 4 of the M40, also known as Handy Cross junction. The site is bounded by the M40 to the south, the A404 road along its north western edge and a highway depot and residential area to the east and north east. The site is located on the southern edge of the High Wycombe urban area. The surrounding area to the east, north, and north west is predominantly residential. There are four schools in the immediate vicinity of the site, as well as a number of large open areas made up of school playing fields. The area to the south west is mixed commercial and the area to the south is dominated by the M40 beyond which lies the Chilterns Area of Outstanding Natural Beauty (AONB). The A404 is the main route to the town centre from the South of the District, and to one of two junctions in the town onto the M40, making the site well located with regard to the transportation network, and enabling good access to the motorway and town centre. Wider Context The local topography is characterised by well-defined valleys leading down to the River Thames 5km to the south. The rolling nature of the landscape means

Aerial view showing site in context

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WSCSR developers’ pack


that although it set on higher ground the site is only intermittently visible from its surroundings. However, there are some key views which need to be examined. Beyond the Thames, the land rises to Winter Hill from where the site is distantly visible. Existing Buildings The existing sports centre was built in the mid1970s and was architecturally appreciated for the external steel framing of its main halls. However, it is now approaching the end of its service life. Considering Neighbours The closest residential neighbours to the site are located on 1-8 Staff Houses. (For the purposes of this document A404 - Marlow Hill, Sports Centre Access Road and 1-8 Staff Houses refer to the roads labelled in the view below). Eight houses face immediately across the road. Access At present access is gained from the Sports Centre Access Road to the north east for all traffic, both vehicular and pedestrian. This focuses movement on the junction with the A404 - Marlow Hill. The south and west of the site are bounded by the M40 and Handy Cross Junction. This means future access will be developed along the A404 - Marlow Hill and 1-8 Staff Houses. Currently, bus services enter the site dropping off and picking up by the sports centre. Physical Characteristics

There is a convergence of physical factors oriented roughly towards the south. Slope, view, sun and prevailing wind direction all generally align. In addition, the main noise source, the M40, also runs along the southern boundary. A dense landscape border wraps around the site from the south east corner running west to the prow of the site and ending part way along the A404 - Marlow Hill. Considerations for Development The site will generally drain towards the south. There is a potential conflict between the preferred direction of view/sun orientation and the main noise source for outdoor spaces from the M40. Buildings to the south of the site will be less prominent, as they will be at the bottom of the slope. The relationship of buildings to the planted southern boundary will be important when viewing into the site from the south in determining the perceived mass/height of the buildings. The co-ordination of wind, slope and sun could be exploited for renewable energy collection. The ecological value of the site is likely to be concentrated in the landscape edges. The ‘Prow’ is likely site for the most prominent building as it is associated with Handy Cross junction and provides an opportunity for gateway development.

Town Centre

Exisitng Sports Centre A404 - Marlow Hill

Sports Centre Access Road 1-8 Staff Houses

Handy Cross Junction

To London

M40 Athletics Track Synthetic Turf Pitch

5 To Oxford & Birmingham To Marlow & M4


The Masterplan

Within certain constraints, the masterplan is a flexible framework for development The plan opposite illustrates the final masterplan which will be built in phases. This has been developed through reconciling the requirements of the brief with the physical conditions of the site to create a partly flexible framework for development. Certain specific sites are fixed while other general zones offer more options. The Coachway/Park & Ride was the first element to be located as it requires entrance and exit for coaches directly from the A404. The second piece of the jigsaw was the new sports & leisure centre. As it will be built while the existing sports centre remains open it needs to sit on an open part of the site. On further investigation the south east corner is the only area large enough to accommodate all the brief in a sensible configuration. The sports and leisure centre is then paired with the food hall which will be built at the same time, along with the spine road. This leaves two remains plots. The ‘Prow’ adjacent to the Handy Cross Junction and the site of the existing sports centre which will become available in 2015 when the new sports & leisure centre is operational. A number of configurations have been explored for the site which demonstrate its flexibility. Both sites have Outline Planning consent for parameter envelopes which set out the extents and amount of development without being prescriptive of the final form.

phase 4

phase 3

phase 2 phase 1

Phasing diagram

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WSCSR developers’ pack


oa d wR Ma rlo

John Hampden School 2

Fa

ir R

3

idg

e

1

10

a

4-M

A40

Office Block 2

Office Block 1

l

Hil rlow

4

Office Block 3

Office Block 4

20 11

5 8 9

12 Handy Cross Junction

6

13

‘Prow’ Offices

19 18

17

Hotel

Food Hall 16

Sports & Leisure Centre

14

7 15

M40

0

Key 1 2 3 4 5 6 7 8 9 10

25

50

Main site vehicle entrance/exit Main pedestrian entrance Ramp down to undercroft car park Public space Lift and stairs to spine road Leisure centre entrance Leisure centre car park Public open space Spine road Coachway vehicle entrance

100m

11 12 13 14 15 16 17 18 19 20

Coachway car park Coachway concourse Food hall entrance Food hall car park Service yard Hotel car park Hotel offices drop-off Prow offices drop-off Pond Western site exit

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Phases 1 & 2

Construction of the intial phases will start in January 2014 Sports & Leisure Centre Reserved matters have been approved for the sports & leisure centre which will start on site in Q1 2014. Food Hall Reserved matters approval is pending for the food hall. Coachway/Park & Ride [CPR] The CPR is planned to provide both inter-regional, long-distance coach services and fast coach links to airports. It will incorporate the local Park & Ride (relocated from Crest Road/John Hall Way) providing a regular service to Wycombe railway station. The CPR is positioned in the centre of the site to provide fast coach access on and off the motorway. The terminal will comprise an enclosed waiting gallery with seating, real-time passenger information, refreshment facilities and a drop off area. The CPR aspires to be ‘Carbon Neutral’. Key sustainable options include, solar photovoltaics, green roof, cycle storage and electric car charging points.

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Opposite from top: Artist’s impression of completed masterplan from south west; Sports & Leisure Centre (architect: AFLS&P); Food Hall (architect: Corstorphine + Wright); Coachway/Park & Ride concourse (architect: Richard Markland Architets)

WSCSR developers’ pack


Visual - Night

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Development Sites

There are three main development sites on offer Phase 3 - ‘Prow’ S1 Hotel S2 Offices Phase 4 - Existing sports centre S3 Offices The following pages show a summary of the design work which has taken place to date.

phase 4

S3

phase 3

S1

phase 2

S2

phase 1

Development Sites

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WSCSR developers’ pack


Artist’s impression of completed masterplan from north west

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S1: ‘Prow’ Office Site - Option 1

a flexible site for a landmark office development The site is intended for a headquarters building or a significant pair of offices as one of the primary landmark elements of the masterplan. Positioned at a key location adjacent to Handy Cross Junction, it is an opportunity for an impressive, visible ‘company headquarters’ building. A design exercise was undertaken to demonstrate the proof of concept. A rising profile toward the Handy Cross roundabout will establish the building as a local

landmark, whilst a recessed forecourt helps terminate the spine road. An assessment of the development economics suggests a certain area of offices is required to make the building in the site prow viable as a headquarters building, and that it will not support basement car parking. A solution was found by creating an undercroft car park with the office building over.

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WSCSR developers’ pack


03

04

05

00

01

02

0

10

20

40m

Above: Plans of headquarters concept. Below left: Entrance elevation of HQ concept. Below right: Atrium entrance of HQ concept.

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S1: ‘Prow’ Office Site - Option 2

a flexible site for a landmark office development This option shows how a similar total floor area could be achieved but with two blocks with separate entrances. As with the headquarters option, basement car parking has been avoided leading to a shared decked car park over which the main office areas are located. Plant areas also situated at the lower levels allowing the occupied spaces to take advantage of the extensive

views above the tree line. A central landscaped garden is illustrated above the car park. This could also be developed as an atrium space with the consequent increase in amenity value. The configuration of the offices and car park below give rise to the potential for spectacular entrances which could be exploited for company branding as well as creating a memorable arrival.

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WSCSR developers’ pack


03

04

05

00

01

02

0

10

20

40m

Above: Plans of headquarters concept. Below: Entrance elevation of HQ concept.

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S2: Hotel Site

a site for a business hotel facing new landmark offices The 150-bed hotel is intended as a business class facility which will be capable of providing space for training courses and business use. The design illustrates one way to develop the hotel which has 50 dedicated parking spaces in a courtyard to the rear. The remainder of the parking requirement would be shared with the CPR car park.

The hotel aspires to be energy efficient to BREEAM ‘Excellent’ rating, whilst potential sustainability measures include solar thermal hot water, micro/ district CHP, enhanced thermal fabric performance and low air leakage, energy efficient lighting, rainwater harvesting, dual flush toilets and aerated taps to give low water consumption.

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WSCSR developers’ pack


04

05

02

03

00

01

0

10

20

40m

Above: Plans of hotel concept. Below left: Entrance elevation of hotel concept. Below right: Reception view of hotel concept.

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S3: East Offices Site

a gateway site creating an entrance to Handy Cross Hub A design exercise was undertaken to demonstrate the viability of the site. Other configurations are possible. The concept development incorporates 4 individual buildings which can be developed as a whole or in phases. Located on the footprint of the existing sports centre, the design takes advantage of existing site levels to conceal much of its dedicated parking. Visitor parking is located at ground level to north of the offices in the same place as the main car park of the existing sports centre. The blocks are arranged around a raised, publicly accessible amenity garden which seeks to encourage a

vibrant atmosphere. This space, shared between office workers and visitors, lies at the centre of the site and connects the levels across the site. It could become a sun trap and oasis of calm in the centre of this exposed site. The offices will be energy efficient to BREEAM ‘Excellent’ rating. They could potentially include natural ventilation or efficient air conditioning, ground source heat pumps or district heating/cooling, energy efficient lighting, enhanced thermal fabric and low air leakage, Building Management Systems, low water consumption and cycle storage.

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WSCSR developers’ pack


02

03

00

01

0

10

20

40m

Above: Plans of office concept. Below left: Spine road entrance of office concept. Below right: North entrance of office concept.

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Cycle stands (at 1 per 200m2)

Disabled included

Parking provided

Disabled parking required

Parking required (at 1per 35m2 of GEA)

Parking required (at 1per 45m2 of GEA)

NIA (ft2; 85% GEA)

NIA (m2; 85% GEA)

GEA (ft2)

GEA (m2)

No. of Storeys

Building Footprint (m2)

Site Area (Acres)

Site Area (Hectares)

Area Schedules

S 1 Op t i o n1 Of f i c eBl o c k1

0 . 9 9 7 2 . 4 6 4

3 , 1 1 3 4 / 5

1 3 , 0 1 1 1 4 0 , 0 5 0 1 1 , 0 5 9

1 1 9 , 0 4 3

2 8 9

3 7 2

6 . 4 4 3 7 0

8

6 5

7 , 4 9 0 8 0 , 6 2 2 6 , 3 6 7 5 3 7 0 5 7 , 8 0 3 4 , 5 6 5 1 2 , 860 1 3 8, 42 5 1 0, 93 1

6 8 , 5 2 9 4 9 , 1 3 2 1 1 7 , 661

1 6 6 1 1 9 2 86

2 1 4 1 5 3 3 67

4 . 9 8 1 2 0 4 . 4 2 1 9 8 9 3 1 8

6 6 1 2

3 7 2 7 64

4 5 , 4 5 4

-

-

4

5 0

4

1 5

4 . 5 6 , 0 0 0 6 4 , 5 8 4 5 , 1 0 0 5 4 , 8 9 6 3 . 3 5 , 3 0 0 5 7 , 0 4 9 4 , 5 0 5 4 8 , 4 9 2 4 . 5 6 , 0 0 0 6 4 , 5 8 4 5 , 1 0 0 5 4 , 8 9 6 3 . 3 5 , 5 8 0 6 0 , 0 6 3 4 , 7 4 3 5 1 , 0 5 4 2 2 , 880 2 46, 2 80 1 9, 448 2 09, 3 3 8

1 3 3 1 1 8 1 3 3 1 2 4 508

-

4 . 5 9 4 . 4 0 4 . 5 9 4 . 4 8 1 8

1 2 0 1 2 0 1 2 0 1 2 0 480

5 5 4 4 1 8

3 0 2 7 3 0 2 8 1 1 4

Op t i o n2 Of f i c eBl o c k1 Of f i c eBl o c k2

T o t a l

- 1 , 8 2 0 - 1 , 0 7 4 0. 997 2 . 464 2 , 894

5 5

0 . 3 3 8 0 . 8 3 5

6 4 , 9 6 8

S2 Ho t e l

8 2 8

5 3 , 4 7 6

4 , 2 2 3

S3 Of f i c eBl o c k1 Of f i c eBl o c k2 Of f i c eBl o c k3 Of f i c eBl o c k4

T o t a l

1 . 6 3 9 4 . 0 5 0 1 , 6 5 0 - 1 , 6 5 0 - 1 , 6 5 0 - 1 , 6 5 0 1 . 64 4. 05 6, 600

T o t a l Of f i c e sOp . 1

2 . 64

6. 51 9, 7 1 3

3 5, 891 3 86, 3 3 13 0, 507 3 2 8, 3 81

7 98

2 4 850

2 6

1 7 9

T o t a l Of f i c e sOp . 2

2 . 64

6. 51 9, 494

3 5, 7 40 3 84, 7 05 3 0, 3 7 9 3 2 7 , 000

7 94

2 7 7 98

3 0

1 7 9

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WSCSR developers’ pack


Parameter Envelope S1

S1 - Prow Office Height of building to be semi-basement plus 4 storeys with some elements at semi-basement plus 5 storeys (max. 21.8m above CPR concourse FFL +147.0m) Certain elements, such as elements of plant and lift shaft terminations, may exceed max. parameter height subject to agreement of reserved matters High quality design required to reflect gateway location Maximum floorspace: 13,400m2 (GEA)

S2

S3

S2 - Hotel Height of building to be up to 6-storeys (max. 21.8m above CPR concourse FFL +147.0m) Taller elements to be on side adjacent to prow building Maximum 150 bedrooms S3 - East Offices Buildings to be predominantly 3 storeys with 4-storey elements (max. 18.0m above CPR concourse FFL +147.0m) Maximum floorspace: 21,780m2 (GEA)

Above: Diagram of Parameter Areas Below: Plan of Parameter Areas

S3

S1 S2 21



Handy Cross Hub Developers' Pack