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ARCHITECTS’ STAGE 3 DESIGN REPORT BIG SHOTS NEWCASTLE—CENTURION GOLF CLUB, WALLSEND CLIENT:
HARRISON GOLF & LEISURE LTD
PREPARED BY : NICHOLSON NAIRN ARCHITECTS BISHOPS COURT, RECTORY LANE, WHICKHAM, NEWCASTLE, NE16 4PA REF : DATE :
25520 April 2019
Nicholson Nairn Architects owns the copyright of this design and document which must not be reproduced in whole or part without the written permission of Nicholson Nairn
INTRODUCTION & EXECTUIVE SUMMARY Introduction Nicholson Nairn Architects were initially approached with regard to project involvement in June 2018 and were formally appointed as Architects for the project in November 2018. Our dual role in the project team is as Architect and Principal Designer. Whilst the initial brief had suggested that a replication of a US model would be required, it became evident that aside from the fixed (54 bay) driving range/bay aspect, a bespoke building design would be required to meet the clientâ€™s requirements and multi-function needs. At the forefront of this was to integrate a replacement golf club element into the building and series of substantial areas such as bar/restaurant, function suites and retail unit. Following initial close workings with the client team to establish layout requirements, the design has subsequently evolved with the benefit of the wider design teams input. Outside of the Design Team, Nicholson Nairn have worked closely with the Project Planning consultants, WYG, to coordinate and manage the Planning strategy. This has involved a formal Pre-Application Enquiry process and subsequent Public Consultation. This has culminated in design negotiation with the Local Authority and agreement has now been met with regards to the scale, massing and overall appearance of the proposed building. Through early engagement with our Building Control partners, NNA have held meetings to ensure the building fundamentally meets criteria in terms of escape strategy, compartmentalisation, occupancy provision etc. All information has been fed to the project QS (Equals) who in turn, are providing a Stage 3 Cost Plan for client review. The next steps will be Stage 4 formal instruction as the programme looks to run the tender and Planning REF: 25440 REV: P01 submission processes in tandem. The Planning submission date is anticipated as mid-June to allow for the Ecological surveys and reports.
Background Wallsend Golf Club is facing the reality of the general UK trend of declining golf club membership with less of the UK population, particularly younger people, playing the traditional 18 holes of golf due principally to prohibitive costs and the length of time required. Keeping Inn, the owners of Wallsend Golf Club have been acutely aware of this steady decline in active golf participation over a significant period of time. In order to diversify the leisure offer at Centurion Park, the owners previously secured Planning Permission back in October 2011 for a mixed use development including a new hotel and sports injury clinic, refurbishment of the former sports centre to provide a new squash court and bar/dining facilities, 6 new all weather football pitches, 3 tennis courts, a 3 par golf course and adventure course and battling cage. However, due to the economic climate at the time, the development was never started and the Planning Approval has now lapsed. In 2017, Keeping Inn were approached by Harrison Golf & Leisure who have secured the UK licence to construct â€˜Big Shots Golfâ€™ centres in the UK. Centurion Park has been identified as a prime site for a Big Shots Golf facility which could become the first of its kind in the UK.
Proposal Summary The project includes a new driving range with associated car parking. The building will include a bar/restaurant, golf retail unit as well as the inclusion of replacement golf club facilities. The project will be facilitated by 2no. new vehicle access points from West street and the reconfiguration of the golf course. It is proposed to construct the BigShots facility to the northeastern corner of Wallsend Gold Club, with the range extending south eastwards. This will comprise a two storey building with golf bays fronting the driving range at Ground and First Floor level with the additional facilities extending to the rear of the bays. A new access is to be created off West Road as a prerequisite of the proposed development which would avoid the existing arrangements where customers gain access to the site through existing residential areas and directly past Western Community Primary School. The new access will also be used by golf club members which will provide significant betterment in terms of taking traffic off the residential streets and away from the school. The proposed siting of the new building, driving range and car park will necessitate the reconfiguration of the existing golf course. Not only will this enhance the quality of the course, it will also provide the opportunity to shorten its length slightly, in line with the strategy of increasing the attractiveness of golf to younger people in particular. The work to the golf course is not to require material to be imported or exported from site. The project will also propose a separate maintenance building which is to be located immediately east of the new range. A â€˜Phase 2â€™ of development site has been identified to the immediate north of the newly proposed parking area.
CONCEPT BigShots Concept The BigShots Golf concept is a revolutionary venture launched in Texas in 2017, that aims to deliver golf to a younger and more diverse market in a way beyond the common perceptions of traditional golf clubs and driving ranges. Using the latest virtual reality digital technology, in addition to extensive outdoor facilities, BigShots Golf delivers state of the art facilities for both those new to the game and also accomplished golfers. A typical BigShots Golf facility provides both serious golfing facilities alongside encouraging both group and family sporting entertainment. Typically, a BigShots Golf centre will comprise the following : • Large, well -furnished practice bays • 300 metre plus outdoor range • Advanced digital technology tracking equipment • Video bays providing the opportunity to play a selection of world -renowned courses • Golf academy for all standards • Golf shop • High -quality food and beverage offering to clients • Function room facilities aimed principally at the corporate market.
The BigShots Golf concept has been formulated following extensive research by a group of highly experienced golf/sport/leisure consultants who are satisfied that this unique golfing facility will be a huge success in terms of business, golf and, importantly, providing support and economic benefits to the local community. In addition to providing professional golf tuition and practice facilities for serious golfers, BigShots Golf provides an entertaining and social opportunity for new players, families and friends at any time of the day. It also intends to introduce junior scholarships and create close relationships with interested local schools and clubs to develop golf from an early age. Low cost membership will also be available, with an REF: 25440 REV: P01 emphasis on females and juniors, in addition to experienced players. The BigShots Golf aim is to engage with the local community and develop the centre as both a sports and social environment, in pursuit of the Sport England Strategy 2016 -2021.
SITE ANALYSIS The site is to be accessed immediately from West street. To the east of west street is an established residential area. There are a series of bus stops along the length of West Street. To the north of the site and golf course is the A1058 Coast Road (the main link from the coast to Newcastle City Centre). To the south of the development site and golf course is Western Community Primary School which is accessed via Rutland Road. In relocating the golf club facilities, traffic should be eased along this road. The current golf club and driving range are accessed via Rheydt Road which is to the west of the development site and golf course. Wallsend Boys Club is also accessed via Rheydt Road. The development site occupies the north eastern area of the current Centurion Park Golf Course. The area is largely level comprising maintained grass interspersed with areas of semi mature/mature trees. The site was previously part of the Bigges Main colliery site until c.1895. By 1921, the site saw numerous residential properties and an allotment though the site was cleared by 1977. West Farm previously occupied the an area of the proposed development site, originally accesses from West Street. C.1985 the site was recorded as a golf course and has remained unchanged to date. Note: 3no. mine shafts related to the colliery are recorded to be present within the wider site . The site is located within Wallsend, with close proximity to the Coast Road. The immediate context and architectural vernacular is •
Established residential (red brick two storey)
Educational buildings (Western Community Primary School / Benfield School)
Low quality sporting facilities (Wallsend Boys Club / Centurion Gold Club & Driving Range)
Light Industrial buildings
PROPOSED LAYOUT The exact siting of the proposed building , car park and range have been carefully considered as to minimise impact on the nearby residential area and protected trees. In angling the eastern edge of the range by 30 degrees from West Street, this will ensure no adverse affect on the local residents n terms of the proposed lighting scheme. Directly linked to the parking area is the main building entrance. Visitors will enter into this central atrium space with a clear route straight to the driving range facilities as well as easy and direct access to the retail unit and the bar/restaurant. The bar/restaurant has been located to the east of the central entrance to facilitate connection with the car park/landscaped area, as well as allowing for practical servicing. The services of the building will predominately be from the eastern end of the building. A separate access point (for staff and servicing) will be formed to lead towards this zone. There are a number of function suites proposed which are designed in a flexible manner as to allow for easy separation or adjoinment for larger events. The golf club element has been formed to the western end of the building to provide natural linkage with the course.
APPEARANCE It is important that this building is assessed in the right context. The buildings position within the site has been carefully considered to ensure no detrimental visual impact. The design seeks to integrate the building into its surroundings well. In this regard we believe the balance of the usage and urban golf course setting has been achieved. The size of the building is dictated by the usage. The specific siting of the building has been carefully considered as to ensure no detrimental visual impact from any external approach. Furthermore, a high quality reconfiguration of the golf course and well considered landscaping will ensure successful integration into the site on the whole. Single storey elements have been introduced to reduce the visual massing. This has involved recessing First Floor sections to create terraces. This approach has also been adopted at the junction where the building meets the golf course to soften this transition. In doing so we have proposed strong ‘bookend’ blocks to the east and west ends of the building. The recessed first floor elements propose a different cladding arrangement to contrast with the principal elevational elements. This lessens the visual impact significantly whilst maintaining a strong horizontal emphasis. A sensitive materials palette had been deployed. The starkness of the principal cladding has been toned down (to a light grey) and a series of green cladding boards have been proposed for enhanced connectivity. Elements of green walling have been provided alongside the entrance (visible from the access and car park approach).
Whilst great consideration has been allowed to ensure the building connects well with its surroundings, it should be noted that as part of the overall proposal, the landscaping itself (including the gold course reconfiguration) will be significantly enhanced. We believe the design to be of high quality with an innovative and contemporary approach. We have strived to enhance the US model to create something of a statement building. The US model in certain locations can lack visual interest and so with the integration of the golf clubhouse we have looked to create an attractive building that suits the use as well as the immediate and wider setting. This has involved •
Break up of roof plane
Protruding building elements
Framed building elements
Feature contemporary signage
Careful material selection
SUSTAINABILITY A sustainable strategy has been developed with the project M&E Consultants (Desco) and the client team from an operational point of view. The agreed approach can be summarised as follows:
SUSTAINABLE DESIGN The approach to sustainability and energy efficient operation of the building will follow a LEAN, CLEAN, GREEN strategy. This is defined below : Be Lean - use less energy by utilising passive sustainable design measures. Be Clean - ensuring energy efficiency and applying active design measures Be Green – utilising appropriate renewable energy or low carbon technologies where possible to further reduce carbon emissions
Be Lean : Selection of Building Fabric The choice of building fabric has a large impact on the requirement and size of the heating systems and will form an important part of the energy saving strategy that is to be implemented. The proposed fabric ‘U’ values and glazing ‘G’ value (solar transmittance) for the development are detailed in the ME Report—as are the air tightness target figures..
Be Clean : Energy Efficient Services and Equipment The correct selection and energy efficiency of services systems, plant and distribution is of great importance to the energy efficiency strategy of the building. As well as some standard measures to optimise the efficiency of the services it was decided that measures over and above the norm would be necessary to achieve the client’s requirements.
• Optimise Specific Fan Powers : All ventilation systems will be designed to operate at low specific fan powers. This project will aim to achieve specific fan powers of >2.0 W/l/s for the central ventilation systems and 0.5W/l/s for the toilet extract systems. As there is a large element of mechanical ventilation, significant REF: 25440 REV: P01 energy savings can be made by the reduction of the specific fan powers.
• Ventilation Heat Recovery : Ventilation heat recovery will be provided to the supply and extract ventilation system by means of dedicated heat recovery units or centralised air handling plant that will incorporate thermal wheel technology to achieve a minimum heat recovery efficiency of 75%.
• Variable Speed Pumps : Variable volume LTHW heating systems serving the ventilation plant will beprovided in order to maximise the energy savings afforded by the use of variable speed pumps. Automatic balancing valves will be provided in order to alleviate as much as possible any problems associated with variable volume water systems. As the building will operate under part load conditions for the vast majority of the year, reductions in energy use can be provided by the use of variable speed pumps.
• Variable Speed Fans : Supply and extract fans providing ventilation to the building will be variable sped to switch between background and occupied modes to ensure spaces aren’t being conditioned when not in use.
• High Efficiency Lighting : High efficiency LED will be installed to reduce electrical energy consumption while maintaining the desired lighting levels. High output light sources will be used where appropriate. In addition to efficient light sources, luminaires with high light output ratios using high efficiency optic and reflector technology will be used to optimise the useable output from the lamps.
• Lighting Controls : Lighting controls, in the form of daylight dimming to perimeter areas, presence and absence detection will be included in the design to minimise lighting energy use. Lighting will be suitably zoned to allow operation across the building.
• Power Factor Correction : The building will be equipped to support the future installation of power factor correction equipment if the operating power factor is less than 0.95.
Metering Strategies : Metering of the building energy systems will be provided as recommended by CIBSE TM39.
• Metering Strategies : Metering of the building energy systems will be provided as recommended by CIBSE TM39.
1.2.3. Be Green: Appraisal of Low Be Green: Appraisal of Low and Zero Carbon Technologies When considering LZC technologies available, the overall servicing strategy for the building has been considered together with an analysis of the site and surrounding buildings. To improve the energy performance of the building it is necessary to establish which LZC technologies are feasible.
CONSULTANTS During RIBA Stage 3 Nicholson Nairn have liaised with the following appointed design team and coordinated the design up to this point : Equals (QS/PM) 3E Consulting Engineers (S&C) Desco (M&E) Bilateral Design (ID) Dave Thomas Design (Course Design) Where relevant, Stage 3 Reports from the other consultants should be read in conjunction with this report. Subsequent stages will require the services of the above team as well (to a lesser extent) of other consultants such as Ecologists, Arborists, Landscape Architect, Acoustician, Fire & Highways/Access.
STATUTORY AUTHORITIES Planning A formal Pre -Application was made (via WYG) in early November with a written response received in late December. The response raised a number of Planning concerns at the heart of which was the concern over biodiversity impact. A meeting was held with the Planning Officer in early January to discuss the scheme and agree an appropriate strategy with regards to Public Consultation. During January, it became apparent that a Planning submission would not be possible (due to Ecological Survey seasons) before June. A Public Consultation event was held over two days at the end of January. The first. Day of which was designated to golf club members and the second to the general public. Overwhelming support for the scheme was received. WYG continue to coordinate the outstanding supporting documentation required for the Planning submission. Whilst the initial Pre -App had focused on the principle of development, further guidance was sought with regard to the design â€”buildings scale, massing and appearance. This culminated in a further written response from the Design Officer which was somewhat negative, focusing on a deemed to be inappropriate, scale, material pallete and lack of connectivity with the buildings surrounding.
NNA supported the Planning Consultant and Client team in countering the design comments at a meeting in Early March. Following the meeting, NNA proposed minimal changes which were ultimately accepted at a meeting on the 10th April. This provided the client team with the comfort that the fundamental design would be supported when the Planning submission is lodged in the summer. Issues that are to be robustly addressed with the Planning submission are • Loss of Open Space (contrary to Planning Policy) • Biodiversity • Environmental: Noise, lighting etc. • Access • Drainage • Archaeology
Building Control NNA, through a partnering relationship with Gateshead Building Control, have undertaken 2 no. formal reviews of the project. A means of escape and compartmentation strategy has been agreed with Building Control. As has been the provision of WC ’s based on projected occupancy versus usage and floor areas. Desco have advised on the Part L strategy to date which will ultimately inform many elements of detailed design. On the whole, the proposed building has been assessed as fundamentally compliant.
Procurement A â€˜Procurement Workshopâ€™ was undertaken during the Design Team Meeting on 8th March. It was generally accepted that a Design and Build Procurement route, tendered with a fully coordinated RIBA Stage 4 design, was the most appropriate way to proceed.
Programme NNA have produced and circulated a High Level Programme detailing projections for Planning, Detailed Design , Procurement & Construction. The other members of the Design Team have had the opportunity to input accordingly. With regards to projections for construction, this is a preliminary strategy and will be subject to input and agreement from the appointed Contractor.
CDM NNA have been appointed as Principal Designer. Through our appointment we have ensured the client team have been fully informed as to their duties under the CDM Regulations 2015. NNA have collated Stage 3 DRA ’s from the key design team members. NNA have produced a Stage 3 Pre -Construction Information document. In essence, this representative a ‘draft copy’ of what will form the Stage 4 Pre - Construction tender document. NNA ’s Principal Designer role during Stage 4 will include; • Liaising with other consultants regarding their respective CDM duties • Conducting a Stage 4 CDM Review with the Design Team • Preparation of our own and collation of others Stage 4 Designers Risk Assessments • Updating and tracking of singular Residual Risk Register • Collating and formatting the Pre -Construction Information (Stage 4) NNA ’s Principal Designer role during Stage 5 will include; • HSE F10 Notification • Advising on the appointment of principal Contractor • Reviewing the Principal Contractor ’s Construction Phase Plan prior to works commencing on site