Retail
Transcription
Retail
© Hufton+Crow Retail Retail | 1 Arup in retail Our understanding of the retail experience enables us to deliver projects which create a destination that customers enjoying visiting. We have worked alongside architects, developers, retailers and contractors in the UK, Middle East and Africa designing both new landmark retail centres in flourishing locations and redeveloping tired shopping centres, to invigorate the shopping experience. Wonder Room, Selfridges 2 | Retail We provide an extensive range of design and engineering services either independently or as part of an integrated multidisciplinary offering. From core engineering on shopping centres, specialist services in pedestrian flow and logistics, and fire engineering to improve evacuation strategies, our experience enables us to design bespoke, value solutions for our clients who benefit from our global expertise and knowledge of local markets. © Hufton+Crow © Chris Gascoigne Arup is a global firm with vast experience in designing shopping destinations that are adaptable to future change and demands in retail. One New Change, London Designing new retail destinations Arup has a long history of working with retailers and shopping centre developers. We understand the need to provide experiential-based environments, centres that are ‘destinations’ and vibrant places to visit. Our experts are innovative and imaginative, and understand the need to deliver accurately, on time and to a budget. Arup’s retail business is centred on financial viability and we continuously look to deliver better value for money. Revitalising existing city centres Many city centres include retail spaces that are in urgent need of redevelopment in order to meet modern shopper expectations, to revitalise footfall and increase income. We draw upon our global retail and engineering experience to create new, attractive, cost-effective and flexible environments. We recognise the need to build in a degree of adaptability to easily allow modifications at regular intervals throughout the centre’s life. This sustainable approach to urban planning is in line with the objectives of our local communities. Enhancing thriving retail environments Even successful retail centres need to evolve and adapt. We utilise our wide range of skills to create efficient solutions to existing problems, generating the optimum conditions required to maximise retail income. With our clients and collaborators we look to test the status quo and seek out value-enhancing solutions to increase commercial returns. The future of retail Arup is regularly asked to help determine future retail environments. We employ in-house specialists who identify and monitor the trends and issues most likely to have a significant impact upon the built environment and society at large. We have researched the implications of these trends for retail, carrying out a series of workshops to support our clients in thinking more creatively about the longterm future. Retail | 3 Designing new retail destinations One New Change London, UK Client Architect Services provided Land Securities Plc Ateliers Jean Nouvel structural, geotechnical and façade engineering, security consultation Since opening on 28th October 2010 amidst a flurry of interest from City workers and the London media, One New Change (ONC) has contributed to transforming the City of London into a seven-day retail and leisure destination with a difference. The new development includes 220,000 ft2 of retail space over three floors adjacent to ground level, and 330,000 ft2 of office space on levels 2-6. An extensive new rooftop public space is available to local residents, workers and visitors. With around 20,000 customers visiting on opening day, retailers reported excellent trading, exceeding estimated targets and demonstrating its immediate success. All 60 retail units have been let, with tenants including Banana Republic, Topshop and Reiss, as well as restaurants from some of the UK’s favourite chefs. Located directly opposite St Paul’s Cathedral, the overall building form is a clear response to the constraints imposed by St Paul’s Heights and viewing corridors, together with site boundaries, daylight guidelines, and rights of light issues. 4 | Retail As with all projects involving retail facilities, the building needs to be adaptable throughout its life for tenant requirements. This is frequently achieved by allowing for new openings to be formed in any structural bay and with any orientation. Here, to increase the efficiency of the structure and material usage, and take advantage of the square grid, the team decided in consultation with the client to design the floors as two-way systems. This required identifying where future adaptations could affect structural behaviour, which was carried out in collaboration with Land Securities and its retail experts. The investigation showed that potential locations for additional vertical circulation were actually quite limited. The final design was executed on this basis, with complete analysis of the alternative scenarios, permitting a substantial saving in reinforcement quantities. The pedestrian routes that bisect the retail level at the ground floor are effectively pedestrian streets. The City’s chief planner, Peter Rees, has said of ONC: “This isn’t a shopping mall. This is the City’s high street reborn.” The project achieved a BREEAM standard of very good, featuring the largest commercial application of ground sourced energy technology in Europe. “This isn’t a shopping mall. This is the City’s high street reborn.” Peter Rees, Chief Planner, City of London Awards ICE Fleming award for excellence in geotechnical design and construction 2009 IPIM Architectural Review future M project awards 2010 – mixed-use and overall winner RIBA award 2011 Best built project, London planning awards 2011/12 © Hufton+Crow View from St Paul’s © Arup © Land Securities plc Future provision for retail connectivity Ground floor to Level 1 Future stair or lift Base provision Future provision for retail connectivity Ground floor to Level 1 Future stair or lift Base provision The atrium on opening day Future provision for retail connectivity: ground floor to level 1 Designing new retail destinations Selfridges Birmingham, UK Client Architect Services provided Selfridges Retail Ltd Future Systems structural, services, façades and fire engineering, communications and acoustics consultancy, research and development services Until the opening of its second store in Birmingham’s Bullring shopping centre, Selfridges had been wholly associated with its famous flagship store on Oxford Street in central London. The decision to expand in to new premises beyond the capital was highly significant. The design brief was to create an iconic store that would generate a strong identity for both the Selfridges brand and Birmingham city centre. The Birmingham Alliance, the Bullring’s developer consortium, accepted Selfridges’ wish to procure the design of the new building, rather than provide fitout within the building shell. Future Systems was appointed to provide architectural design services, their vision to create a building form that would fit the contextually diverse site whilst embracing Selfridges’ demand for an internally-focussed, windowless box. The resulting unique façade gives scale, texture, and an accentuation of the building curvature. Arup was appointed to provide full multidisciplinary engineering design of both the shell and core and fit-out of the store, plus the link bridge to the adjacent car park. Our role 6 | Retail included structural, building services, façades and fire engineering, as well as communications and acoustics consultancy. Combined with the high architectural aspirations, complex brief, and demanding budget, the project was destined to be an engineering and design management challenge from the outset. The evolution of the resulting highlyintegrated and holistic engineering solution under these circumstances added further complexity to the design challenge. Selfridges has become an icon for Birmingham, transforming the appearance of the city centre, and provides an experience that redefined department store shopping. Awards Concrete Society outstanding structure award Institution of Civil Engineers, regional award oyal Fine Art Commission and R BSkyB retail innovation award RIBA regional award Structural steel design award Key Facts -- A desire for maximum floor-to-ceiling heights in retail areas led to structure and services being integrated within the same 1.5m deep zone. This required a balance of practicality and flexibility, allowing the potential for future rearrangement and refitting of retail departments. -- The design team developed a ‘plug-and-play’ system of retail services, with power, air-conditioning, data cabling, lighting control and building management system (BMS) all available locally in retail areas without the need to access perimeter risers. This allows changes to be made to fit-out with minimal disruption to store operation, as well as enabling concessions to be accommodated. Central controls are then reprogrammed as necessary. -- At the concept stage, computer modelling of the daylight through the atrium roof light enabled the angle and shape of the atrium to be developed to bring natural light deep into the store. © Graham Gaunt © Graham Gaunt © Future Systems Selfridges and link bridge Old Moor Street Station The new Bullring St Martin’s Church Car Park Location map Atrium with the store in use Designing new retail destinations St David’s Dewi Sant Cardiff, UK Client Architect Services provided The St David’s Partnership, a joint venture between Capital Shopping Centres and Land Securities Benoy/Chapman Taylor structural, civil, façade, geotechnical and environmental engineering, acoustics consultancy, masterplanning St David’s Dewi Sant is a £675 million mixed-use development in the heart of Cardiff, delivering 250,000m2 of retail space including Wales’ biggest department store, a 27,000m² John Lewis store. It also provides a new public library, 304 private and 27 affordable ownership apartments, 2500 car parking spaces and a basement service yard. Arup was appointed by the St David’s Partnership to provide multidisciplinary engineering and consultancy services on the new retail scheme to RIBA Stage D, the Employer’s Requirements, as well as to provide client support throughout the construction and tenant fit-out period. St David’s Dewi Sant is a unique development which blends the modern retail model with Cardiff’s traditional arcade feel. The structure is a fusion of reinforced concrete basement, a composite structural steel retail frame, and a posttensioned concrete carpark sitting above. This provides an economic solution and high quality finish, while maintaining adaptability to accommodate changes required by retail tenants. 8 | Retail Close liaison with the John Lewis Partnership ensured that their needs would be met whilst enabling a rationalisation of their bespoke construction tolerance requirements, to align them more to construction industry norms. Post-completion structural alterations to suit incoming retail tenants’ needs often cause major disruption and cost. Anticipating this on the new development, Arup carried out an extensive exercise to optimise the balance between initial capital cost and future adaptability. This has paid dividends since the centre opened, reducing the disruption and hazards entailed in modifying the structure. The development incorporates a large below-ground service yard with steel transfer beams supporting the retail above. Construction of the service yard required the removal of 250,000m³ of material during the basement excavation and has allowed a single service point to the entire development, reducing servicing travel distances and avoiding many of the problems faced with city-centre servicing. Awards ritish Council of Shopping B Centres, in-town retail scheme (more than 27,500 m²) – gold award, 2010 British Council of Shopping Centres, supreme gold award, 2010 © Andrew Hazard Photography © Philip Handforth Photography “St David’s Dewi Sant has been the single most influencing project on the regeneration of the Cardiff cityscape in recent history and has helped define Cardiff as a leading European fashion Capital.” © Andrew Hazard Photography © Andrew Hazard Photography Lester Hampson, Head of Retail Development, Land Securities Designing new retail destinations Pick n Pay on Nicol Hurlingham, Johannesburg Client Services provided Abland (Pty) Ltd (Pick n Pay) civil and structural engineering, façade and sustainability consulting This shopping centre development includes a 4,400m² supermarket, receiving basement, staff facilities, mezzanine trading levels, a 300-bay basement parking area, adjoining line shops covering 450m², a restaurant and a cooking school. Arup was appointed to provide multidisciplinary services including civil and structural engineering and façade and sustainability consulting. A 30% reduction in energy was achieved though combined air conditioning and refrigeration. Other energy reduction measures included the use of high spec vacuum skylights, heat dissipating glass and ‘Resysta’ shading elements, a photovoltaic roof, rainwater harvesting for irrigation, waterless urinals and indigenous xeriscaping. The building itself represents a departure from the traditional cubes of old-school supermarkets, with the store bathed in natural light. Sustainability interventions include integrated services and a cellular beam roof structure, daylight harvesting, low energy lighting and motion sensors. “It was our intention to strike a balance between commercial and environmental viability, which we believe we have achieved.” Pearly Ling, Planner, Pick n Pay 10 | Retail Awards South African Property Owners Association awards 2011 – best retail development © PMP © PMP © Bentel Associates International Revitalising existing city centres Southgate Shopping Centre Bath, UK Client Architect Services provided Multi Developments, Sir Robert McAlpine Chapman Taylor structural, civil, geotechnical, mechanical, electrical and public health engineering Arup has been instrumental in the development of Bath’s Southgate shopping centre over a 10 year period, from the planning and funding application stages through to the completion of construction, shop fit-out and tenant modifications. The £140 million shopping centre comprises 33,600m2 of retail and includes 130 new apartments and a 3-storey basement car park. Appointed by Sir Robert McAlpine to provide structural, civil, geotechnical, mechanical, electrical and public health engineering, Arup’s diligent multidisciplinary approach enabled this modern retail destination to be created on a UNESCO site with huge archaeological and geological complexity. Full time on-site geotechnical supervision was provided which included constant monitoring of the underlying thermal aquifer to ensure there was no damage during construction of the basement. 12 | Retail Retail space was increased by including an innovative ventilation system that uses the façades to reduce plant space, whilst the car park ventilation strategy used impulse fans in lieu of a ducted system, allowing for the basement construction depth to be minimised. This negated the need for fire fighting shafts and a sprinkler system within the basement area. Arup developed a rainwater harvesting system whereby 70% of the available rainwater on the site is recycled, meeting the local authority’s target of water conservation on the site. Optimising the design of the 8,300m2 reinforced concrete transfer slab achieved a saving of 25% in use of materials to a value of £300,000. Awards British Council of Shopping Centres, in-town retail scheme (more than 300,000 ft2) – gold award, 2010 International Council of Shopping Centres awards 2011 – winner, new developments (large), European shopping centre awards Concrete Society awards 2010 – commendation, building category The Georgian Group architectural awards 2010 – The Giles Worsley award for a new building in a Georgian context Revitalising existing city centres Isometric of the site looking north-east, showing the extent of the structural Revit model Bracknell Regeneration Bracknell, UK Client Bracknell Regeneration Ltd Partnership (BRLP) Architect Building Design Partnership Developer Bracknell Regeneration Ltd Partnership (BRLP) Services provided civil, structural, acoustic, wind, fire, mechanical, electrical and public health engineering design As part of the first phase of Bracknell’s regeneration, a new 3,350m 2 foodstore has been developed for Waitrose following the demolition of the existing Imation House office building which had been empty for some years. Arup was commissioned to provide multidisciplinary engineering design on this new flagship store. Achieving a BREEAM Outstanding rating, the primary building frame is steel, which is complimented by exposed glulam timber canopies, Accoya timber cladding and a 2,000m 2 green roof. A wood chip CHP energy centre which was incorporated by the Waitrose team provides the store with its full complement of power, while heat recovering refrigerators provided by the tenant further reduce the store’s carbon footprint. 28 sun pipes provide natural daylight to the store whilst an increased cladding specification and a reduced 14 | Retail View looking north along Charles Street showing the barrel vaulted timber diagrid canopy air leakage index helps to achieve 20% over the current Part L targets. Bracknell Northern Retail Quarter (NRQ) is the second phase planned for Bracknell town centre’s regeneration, comprising 40,000m 2 of retail and two 7,500 m 2 anchor stores. Arup has been appointed by BRLP to provide structural engineering and consultancy services on the new retail scheme. The development also incorporates a 1,330-space multi-story car park, a 4,000m 2 12 screen Cineworld cinema and a mixed-use retail and residential block which is being converted from an existing office tower. In response to the current challenging economic climate, the new development will provide a high quality scheme delivered on an economic budget while still providing a highly versatile solution for the ever-changing retail market. The scheme is broken down into a series of six structurally independent blocks which utilise both new and existing buildings. Steel frames provide the bulk of the retail and cinema space, whilst a post tensioned concrete framed car park ensures a quality feel to the heart of the development. The blocks interact with each other along key sections, allowing the shoppers car park to have direct access into the anchor stores and prime retail units. A bridge links two of the blocks providing an upper walkway and terrace café with vistas over the new development and the surrounding area. The blocks share common grids and shop divisions whilst each of the proposed streets will have a distinctly unique character. and retail units the shelter required for customers to enjoy the new environment. There are also four new public squares being created which help to define a new civic space for Bracknell and an improved public realm that its residents and visitors can enjoy. The third phase of the regeneration is Charles Square. This includes 10,000m 2 of retail in a mix of new and existing buildings. The theme from the Northern Retail Quarter is followed through and key tenant discussions are well developed. Central to the scheme is a new shopping boulevard linking the two new anchor stores, flanked by an entirely new retail environment. High-level cantilever canopies will frame the landscaped environment which will incorporate the use of living walls. In contrast, other new streets will have near full roof cover providing the bars, restaurants Retail | 15 Enhancing thriving retail environments Chloé, Sloane Street London, UK Client Architect Services provided Chloé Sophie Hicks Ltd Architects lighting design The Chloé store commands a prominent position on Sloane Street, one of London’s primary retail districts. The store has been refurbished and is contained on two floors, the ground floor being the main sales floor for clothing and the basement housing shoes and accessories. The lighting design at Chloé is intended to create a gallery effect in the store by using a combination of diffuse 16 | Retail ambient lighting with stronger accent lighting for individual pieces of merchandise. Arup was commissioned to undertake the design and specification of the in-store lighting, as well as develop display principles and lighting equipment ‘kit-of-parts’ as part of a retail concept for future Chloé stores. Galleria Fashion Mall Seoul, South Korea Client Architect Services provided Hanwha, South Korea UNStudio structural engineering, interior and exterior lighting design Arup’s lighting experts worked closely with the architect and Arup’s structural team to perfect the system of backlit discs, mounted to the structural reinforcing of the original concrete façade. Tests were carried out in order to finalise details such as the dimensions of the glass and the optics on the LEDs. The result is a façade that uses technology in a timeless way, perfectly fitting the contemporary image of the building. © Christian Richters © Christian Richters © Christian Richters The façade of the Galleria Fashion Mall in Seoul is more than a simple media façade. It forms a skin, wrapping around the building, which during the day reflects the subtleties of natural light on opalescent, dichroic glass discs. At night, each of the 5000 glass discs are individually backlit and controlled by a computer program to create brilliant and unique colour schemes all over the building; each disc acting like a big pixel on a giant screen. Retail | 17 Enhancing thriving retail environments Regent Street Delivery and servicing reduction scheme London, UK Client The Crown Estate Architect Clipper Logistics Ltd Services provided logistics consultancy With over 7.5 million tourist visits each year, Regent Street has a reputation for being the premier retail destination in London’s West End. With a street frontage of 2km, home to over 700 small and medium-sized businesses, and over 150 retail and catering outlets, Regent Street represents the largest concentration of value in The Crown Estate’s portfolio. As such, it experiences heavy road congestion which results in an unpleasant shopping environment for visitors. As part of its £750 million regeneration of Regent Street, The Crown Estate initiated a comprehensive public realm strategy to create better conditions for visitors, workers, residents and shoppers. One of the objectives was to create more footway space to allow better accessibility to retail outlets which would increase a retailer’s turnover and ultimately result in a higher rental value for the property. To achieve this, traffic on Regent Street had to be reduced, of which a significant proportion is attributed to delivery vehicles. 18 | Retail Arup was commissioned to bring forward measures to reduce the volume of delivery vehicles around Regent Street. With extensive experience in delivering urban logistics solutions, our experts are able to manage complex scenarios involving multiple stakeholder groups, ensuring that we deliver value for all associated parties. It was discovered that retail deliveries were uncontrolled, causing unnecessary congestion and road blockages during peak retail periods, with delivery vehicles accounting for 35% of all peak hour traffic. To improve overall retail logistics efficiency, the use of a retail consolidation centre was proposed, the first in the UK to make use of existing operational facilities. The consolidation centre provides a unique delivery solution which allows retailers to consolidate deliveries from all suppliers to one easily accessible point outside of the congestion charging zone. Deliveries to the store are then consolidated into one consignment and delivered at a pre-arranged time via an electric truck. As well as providing a more costeffective way to manage stock, the scheme helps to drive footfall, increase sales, and address environmental targets. Since the scheme has been implemented, there has been an 80% reduction in lorry movements associated with retailers on Regent Street, with 21 retailers signing up to the scheme including Liberty, Ferrari, Banana Republic and Gap. Awards The smarter travel awards 2010, workplace project of the year European sustainable logistics awards 2010 © Clipper Logistics “The solution that Arup has devised for Regent Street is innovative and for the first time, has challenged the way in which a landlord can impact upon its tenants’ operations. The consolidation centre is helping deliver a better environment for our tenants” © The Crown Estate Peter Bourne, Development Manager, The Crown Estate Retail | 19 The future of retail What is the future of retail? Retail is a highly dynamic sector that exists at a complex nexus between property, design, information and communications technology (ICT), logistics and, of course, fashion and popular culture. The current context of retail is extremely challenging, with retailers facing market saturation and increased commoditisation. Many are wrestling with new multi-channel strategies to drive sales, whilst striving to meet increased pressure to consider the impacts of their operations. Arup has undertaken a ‘future of retail’ report which explores the trends driving new consumer behaviours and examines some of the issues likely to have a significant impact upon the retail environment and society at large. By researching and raising awareness of the major challenges affecting the retail environment and their implications, Arup helps clients 20 | Retail to think more creatively about the long-term future, and to manage risk and uncertainty more effectively. The future of retail is being shaped by a myriad of influencing factors, variables and trends. Sudden step changes can and do occur, dramatically reshaping the retail environment. Undertaken by Arup’s Foresight + Innovation group, the report identifies six key insights with significant implications for the retail sector that have emerged from our ongoing conversations with stakeholders including retailers, developers, designers, architects, futurists, retail trends analysts and behavioural scientists. The report can be downloaded here: www.arup.com/home/ publications/future_of_retail.aspx © Ritu Jethani | Dreamstime.com Selected services and clients Services ----------- Acoustics & vibration Building services (MEP) engineering Civil engineering Communications & IT consulting Energy consulting Environmental consulting Façade engineering Facilities management consulting Fire engineering Foresight + Innovation -- Geographic Information Systems (GIS) -- Ground engineering -- Highways & transport engineering -- Historic building investment, repair & restoration -- Infrastructure design -- Lighting design -- Logistics -- People behaviour -- Planning, policy & economic consulting ------------ Project & programme management Resource management Risk management Seismic engineering Site development Structural engineering Sustainability consulting Transport planning Utility consulting Water Wayfinding ------------ ----------- River Island Clothing Co Ltd Sainsburys Supermarkets Ltd Selfridges Retail Ltd Stanhope Plc Tesco Plc The Buchanan Partnership The Crown Estate Westfield Shoppingtowns Ltd Wilkinson Eyre Architects Ltd Zaha Hadid Ltd Clients ------------ Aldi Stores Ltd Allford Hall Monaghan Morris Arcadia Group Ltd Argent Group Plc Boutique Chloé British Land Co Plc Centros Properties Ltd Chapman Taylor Partners Chelsfield Advisors Llp Gardiner & Theobald Grosvenor Estates Ltd 22 | Retail Hammerson Plc HKR Architects Ltd J Sainsbury Plc John Lewis Partnership Plc Laing O Rourke Plc Land Securities Group Plc Levi Strauss Europe Louis Vuitton Make Architects Marks & Spencer Group Plc Ocado Ltd © Hufton + Crow © Hufton + Crow One New Change London © Paul Dingman Photography © Dennis Gilbert Central St Giles Bloomsbury, London Chengdu Yanlord Land Plaza © Frank P Palmer © Thomas Neal Tobacco Dock London New Shanghai Square Shanghai Covent Garden London Retail | 23 Cover image: One New Change, London © Hufton+Crow About Arup Arup is the creative force at the heart of many of the world’s most prominent projects in the built environment and across industry. We offer a broad range of professional services that combine to make a real difference to our clients and the communities in which we work. From 90 offices in 38 countries our 11,000 planners, designers, engineers and consultants deliver innovative projects across the world with creativity and passion. Founded in 1946 with an enduring set of values, our unique trust ownership fosters a distinctive culture and an intellectual independence that encourages collaborative working. This is reflected in everything we do, allowing us to develop meaningful ideas, help shape agendas and deliver results that frequently surpass the expectations of our clients. The people at Arup are driven to find a better way and to deliver better solutions for our clients. We shape a better world. Contact: Peter Bull Global Retail Business Leader 63 St Thomas Street Bristol, BS1 6JZ t +44 (0)117 976 5432 e peter.bull@arup.com www.arup.com