Nobu Design Brochure

Transcription

10-50 Willow Street, London | Ron Arad Architects
-
Design and Access Statement
Headline
10 - 50 Willow St. London
December 2011
62 Chalk Farm Road, NW1 8AN, London, England
T. +44 (0) 20 7284 4963 | F. +44 (0) 30 7379 0499 | www.ronarad.com
1
Proposed view from Willow Street showing Garden, public seating and restaurant entrance.
-
Headline
2
—
—
3
Contents
1.0
Site
p.5
2.0
Planning History
[1.1]
Location
p.6
[2.1]
[1.2]
Existing Building
p.6
[1.3]
Surrounding Area and Context
[1.4]
[1.5]
2009 Planning Consent
p.10
3.0
Design Approach
p.11
[3.1]
Urban Strategy
p.12
4.0
Design Proposals
p.13
[4.1]
Design
p.19
[4.1.1] Concept
p.19
p.18
[3.2]
Building Use
p.15
p.7
[1.3]
Scale
p.15
[4.1.2] North façade
p.20
Conservation Area
p.8
[3.4]
Layout
p.15
[4.1.3] East End
p.24
Transport Connections
p.9
[3.5]
Legibility
p.16
[4.1.4] South façade
p.27
[3.6]
Amount
p.17
[4.1.5] Building Programme
p.28
Appearance and Materials
p.29
[4.2.1]Façade
p.30
[4.2.2]Architectural Concrete
p.32
[4.2.3]Cor-Ten Steel
p.32
[4.3]
Landscaping
p.33
[4.4]
Entrance Design p.36
[4.5]
Room Design
p.39
[4.6]
Visuals and Photomontages
p.41
[4.7]
Physical Model Photographs
p.47
8.0
Credits
5.0
Design Considerations
[5.1]
[2.2]
Key Policy and Guidance
p.11
p.44
6.0
Project Team
Access
p.45
[6.1]
Applicant Team p.54
[5.1.1] Servicing
p.45
[6.2]
Ron Arad Architects
p.55
[5.1.2] Vehicular
p.45
[5.1.3] Inclusive Design
p.45
Energy, Resources and Sustainability
p.46
[5.2.1]Sustainability
p.47
[5.2.2]Biodiversity
p.47
[5.2.3]Storm-water
p.48
[5.2.4]Water use and re-use
p.48
[5.2.5]Rooftop Plant
p.48
[5.2.6]Ventilation Strategy
p.48
[5.2.7]Lighting Strategy
p.50
[5.2.8]Secure By Design
p.52
[5.2.9]Waste Management and Recycling p.52
[5.2]
Contents
p.53
7.0
Planning Drawings
p.57
[4.2]
p.80
—
Introduction
In February 2011 Ron Arad Architects were commissioned to produce a design for a
140 bedroom boutique hotel for the Willow Street site.
The client body is led by Meir Abutbul, an established London hotelier currently operator
of a number of London Hotels including Blakes Hotel in Kensington.
The brief calls for a four-star hotel product, requiring high quality and emblematic
architectural design to reflect this position.
The building proposes to enhance the area’s reputation as a desirable business
destination and will incorporate a design aesthetic that is complimentary to the
character of the surrounding area.
Planning permission and conservation area consent was granted by the Council in
December 2009 for the redevelopment of the site, to create a 172 bedroom hotel
and associated facilities. This application seeks permission for a revised form of
development, notably a reduction in the overall number of hotel rooms (as a result of
an increase in room sizes) and changes to the appearance of the building. The current
application proposals have been designed to follow the key parameters established by
the Approved Scheme.
This document contains the supplementary planning information to accompany the
application. This application has been discussed with the London Borough of Hackney
at three Pre-Application meetings, has been presented to Design Review Panel and the
Conservation Area Committee.
This Design and Access Statement has been set out in accordance with guidance from
PPS1 and DCLG Circular 01/2006 and also with reference to CABE’s Best Practice
Guidelines. This statement forms part of a series of reports submitted in support of the
application and should therefore be read in conjunction with these other documents
which include:
Arboriculture Report
Biodiversity Report
Daylight and Sunlight Assessment
Energy/Renewable Energy Statement and Sustainability Assessment
Flood Risk Assessment
Heritage Statement – Archaeological Assessment
Noise Impact Assessment
Planning Statement
Service and Delivery Plan
Transport Statement
Work Place and Leisure Travel Plan
—
Introduction
4
1.0
Site
[1.1]
Location
p.6
[1.2]
Existing Building
p.6
[1.3]
Surrounding Area and Context
p.7
[1.4]
Conservation Area
p.8
[1.5]
p.9
1.0 Site
5
1.0
[1.1]
1.0 Site
Site
Location
The site lies within the South Shoreditch Conservation Area and a comprises of a 0.2
hectare parcel of land bound by Willow Street to the North, Blackall Street to the
South, Ravey Street to the East, and Paul Street to the West.
[1.2]
Existing Building
The existing site is occupied by a vacant, unremarkable three-storey brick clad building
built in the early 1970s, which is of light industrial use. It has a staggered façade line
that sits awkwardly within the site boundary and immediate streetscape, particularly
along Willow Street.
Site Plan - Existing
The building stops short of the Eastern end of the site boundary by approximately 25m,
terminating on a solid and blank three-storey brick wall. This façade of the existing
building is visible at the junction to Great Eastern Street. As a result of being very
noticeable from Great Eastern Street, the exposed façade displays a large advertisement
hoarding, advertising its own vacant office space. In addition to the brick façade, there
is a vehicular ramp leading down to the basement car park.
To the South, the existing building is positioned up to the site boundary, following the
line of the adjacent buildings and thereby contributing to the ‘back street’ nature of the
already narrow Blackall Street.
Blackall Street itself is a narrow (limited-width vehicular) throughway which is backed
onto by the properties on Leonard street. Air-conditioning units litter the warehouses
and graffiti colours the street elevations.
Existing site from Great Eastern Street
Willow Street towards Ravey Street
Existing view along Blackall Street
Existing view along Blackall Street
6
[1.3]
Surrounding Area & Urban Context
During the last 15 - 20 years, Shoreditch has been subject to extensive gentrification,
particularly by the creative industries, becoming a very fashionable and eclectic part
of London. The area is brimming with art galleries, boutiques, cafes, restaurants, bars
and media businesses, all of which are features of this transformation. Curtain Road
and Old Street have become lively social hubs.
Today, Shoreditch is an energetic and creative district, forging its own fashion and identity.
1.0 Site
7
[1.4]
1.0 Site
Historical Buildings and the Conservation Area
Gladstone Buildings
Prior to the erection of the existing building, there used to stand a large brick property
on the site. This six-storey residential building, built in around 1868, known as the
Gladstone Building, was used to house local workers. The mass and scale of this building
was greater than the existing building.
The Conservation Area
Shoreditch was home to the textile industries and then later, between the 17th and
20th Centuries; local industry was centred on the production of furniture. Although the
Gladstone Buildings were demolished, the area still contains many buildings from its
industrial past which contribute to its present day character.
These former warehouse buildings, ranging from three to six-storeys, with storey high
openings, are typically constructed using London Stock bricks and glazed bricks.
The majority of the buildings are now in commercial use and yet some still retain the
mechanical lifting devices or over-sailing beams – vestiges of their industrial past.
74 Paul Street
Gladstone Buildings C 1868
Paul/Willow Street junction
Typical Victorian London stock facades
Glazed tiles decorate The Griffin Public House, Ravey Street
8
[1.5]
The site is within a ten-minute walking distance from the City of London and within a fiveminute walk from several London Underground and commuter train services (the closest
being Old Street station to the West and Shoreditch High Street station to the East), as
well as being in close proximity to a number of bus routes. The PTAL (Public Transport
Accessibility Level) for the site is 6b (‘Excellent’).
London Underground and Rail Connections
1.0 Site
9
2.0
Planning History and Policy
[2.1]
2009 Planning Consent
p.11
[2.2]
p.11
2.0 Planning History and Policy
10
2.0
[2.1]
2.0 Planning History and Policy
11
Planning History and Policy
2009 Planning Consent [reference 2009/1521] –
The Approved Scheme
A full planning and conservation area consent application was approved in September
2009 for the demolition of the 1970s block that currently occupies the site and for the
erection of a new hotel building including 172 rooms, a bar, restaurant and business
centre.
The Approved Scheme included a basement level and a three-storey rising to five-storey
development along most of the length of the site. The proposed hotel was designed
to operate as a stand-alone sister hotel to the Hoxton Urban Lodge on Great Eastern
Street.
The Approved Scheme also included a courtyard-style public garden or ‘pocket
park’ in place of the existing car park ramp at the Ravey Street end of the site. The
materials used in the consented scheme are Western Red Cedar cladding, coloured
timber weatherboard cladding in varying shades of green, and a planted, irrigation-fed
system ‘green’ wall.
[2.2]
The Hackney Core Strategy and Proposals Map (2010)
The London Plan (2011)
The current London Plan was published in 2011 and outlines the Mayor’s planning
policies for the capital along with providing the strategic framework for boroughs to
develop their local policies. The London Plan sets out the Mayor’s vision and objectives
that London should: ‘excel among global cities — expanding opportunities for all its
people and enterprises; achieving the highest environmental standards and quality of
life; and leading the world in its approach to taking the challenges of the 21st century,
particularly that of climate change’ (para. 1.52).
The development plan for the area comprises ‘The London Plan’ (2011); Hackney Core
Strategy (2010); and the saved policies of the Hackney UDP (1995). In addition, there
are a number of national planning policies, best practice guides and emerging local
policies which are relevant to the application proposals and have been taken into
account as part of the design process.
The following paragraphs provide an overview of the planning policy framework, which
is discussed in more detail in the Planning Statement.
As illustrated in the diagram below the following designations in The London Plan are
relevant to the application site:
‘Central Activities Zone’: The site falls within the Central Activities Zone (CAZ) which
is described as covering London’s geographic, economic and administrative core.
‘Opportunity Area’: The site falls within the City Fringe Opportunity Area which forms
part of the capital’s major reservoir of brownfield land with significant capacity to
accommodate new development.
The Hackney Core Strategy and Proposals Map was adopted by the Council in
November 2010 and forms the central part of the borough’s Local Development
Framework (LDF) which sets out the long-term spatial vision and strategic objectives for
future development in the area.
The following designations on the Proposals Map are relevant to the application site:
‘Priority Employment Area’: The site falls within a Priority Employment Area (PEA) which
covers a larger area extending across the majority of South Shoreditch. Within PEA’s
the Core Strategy states that Business (B1), Hotels (C1) and Non-Residential Institutions
(D1) will be the preferred uses.
‘South Shoreditch Conservation Area’: The site falls within the South Shoreditch
Conservation Area where the Council’s policies seek to ensure that new development
preserves or enhances the character or appearance of the area.
‘Archaeological Priority Area’: The site falls within an Archaeological Priority Area
where the Council’s policies seek to ensure that below ground heritage assets are
appropriately protected.
3.0
Design Approach
[3.1]
Urban Strategy
p.13
[3.2]
Building Use
p.15
[1.3]
Scale
p.15
[3.4]
Layout
p.15
[3.5]
Legibility
p.16
[3.6]
Amount
p.17
3.0 Design Approach
12
3.0
[3.1]
3.0 Design Approach
13
The outlook of the North-East corner of the site is framed by the buildings on Great
Eastern Street. The proposed scheme uses the opportunity to create a focal point, formed
by the existing and proposed buildings. The framed view from Great Eastern Street is
a valuable aspect and will become the focal point for the building. The projecting East
façade of the hotel gives the building a ‘main street’ presence.
Working largely within the volume inherited from the Approved Scheme, this proposal
sculpts the East of the building with contour lines to face a landscaped area, or Garden.
The Garden creates a relationship between the building and the street, resulting in a
welcomed respite to the hard street surfaces.
Design Approach
Urban Strategy
It is a rare opportunity to make a building that occupies almost a whole urban block,
particularly in this vibrant, historically rich, yet developing part of London.
The proposed building remains largely within the Approved Scheme. Although the
enclosed building recedes from the boundary, skeleton-like structure marks the site
boundary, preserving the street line along both Willow and Blackall Street.
Early sketch plan to describe key architectural ingredients
Willow Street
Blackall Street
The North façade, along Willow Street, is cut like a comb through the building slabs.
This pushes the principal mass of the building away from the street line and gives the
hotel guestrooms privacy from the street.
To better the aspect from and along Blackall Street, this façade line is also pulled back
to relieve the street of the building's mass.
HISTORICAL
Gladstone Buildings C 1868. Building mass sits North to complete the street frontage along the length
of Willow Street.
EXISTING
Building mass is pushed South towards Blackall Street. The stepped Willow Street
facade to the north creates a fragmented and incoherent streetscape
3.0 Design Approach
PROPOSED
Occupied volume set back from Willow and Blackall Street. Projecting architectural elements reinforce
the street line.
14
3.0 Design Approach
[3.2]
[3.3]
[3.4]
Building Use
The proposed design is to provide 143 guest bedroom hotel, with associated reception,
hotel bar, and restaurant open to non-guests. At street level, the proposal provides
approximately 180m² of flexible exhibition/conference space. In addition to the
enclosed built accommodation, the design also proposes a carefully landscaped open
space.
Scale
The proposal works largely within the parameters of the Approved Scheme.
By following the adjacent street lines, the hotel will sit comfortably in its context behind
the imposing buildings fronting Great Eastern Street, the warehouse levels of Leonard
Street, and the adjacent consented schemes.
Layout
At ground floor level, the building servicing point is located opposite to the servicing
point of the Hoxton Hotel.
A raised ground floor accommodates guestrooms. The entrance is located approximately
halfway along the site, marking the point at which the spaces are more public. The hotel
reception space is adjacent to the flexible exhibition/conference space, and associated
facilities. The East end of the building terminates with a public external space. There
are four floors of hotel guestrooms above the ground floor. The restaurant, kitchens and
back of house are located in the basement.
Guestrooms
Extent of proposed scheme
Extent of currently Approved Scheme
15
Garden
[3.5]
Legibility
From the viewpoint of Great Eastern Street, the North East corner of the site sits framed
by the ‘bullnosed’ buildings. From this framed view, there is a pedestrian connection to
Willow Street. It is here that there is an opportunity to create a focal point, naturally
formed by the existing buildings.
3.0 Design Approach
Marking the Entrance
Moving along Willow Street, the ground floor hotel guestrooms are raised above street
level, to offer guests protection and privacy. At the principal entrance to the hotel,
where the programme of the building changes from private to public, the raised ground
floor slab connects sharply with the ground, allowing the user to enter the building.
The hotel entrance provides a clear view through from Willow Street to Blackall Street.
Visual and pedestrian connection between the Garden and Great Eastern Street.
Existing view from Great Eastern Street
16
[3.6]
Amount
Open Space
Currently the area to the East of the site is occupied by a vehicular ramp to the basement
car-park. It is entirely in private use. The proposed scheme offers clearly defined public
accessible external space at street level. There is no direct access from the proposed
building to the Garden. There is an area of private courtyard space at basement level,
below street level, which is accessible from the restaurant.
3.0 Design Approach
17
4.0
[4.1]
Design Proposals
Design
p.19
[4.1.1] Concept
p.19
p.20
[4.1.3] East End
p.24
p.27
p.28
p.29
[4.2]
[4.2.1]Façade
p.30
[4.2.2]Architectural Concrete
p.32
[4.2.3]Cor-Ten Steel
p.32
[4.3]
Landscaping
p.33
[4.4]
Entrance Design p.36
[4.5]
Room Design
p.39
[4.6]
p.41
[4.7]
p.47
4.0 Design Proposals
18
4.0
[4.1]
Design Proposals
Design
[4.1.1] Concept
Sketch 01: The North façade glazing line pivots away from the street line and intersects
with the floor slabs which, in turn, continue to mark the site boundary and reinforce the
existing street frontage. This ‘buffer zone’ gives privacy for hotel rooms.
Sketch 02: Fragmenting the façade and the grid organisation of the guestrooms
The façade fragments towards the East beyond the occupied volume. This ‘screen’
remains open at street level, providing enticing views of the public garden to arouse
curiosity and promote public interaction with the space.
Extended concrete slabs intersect glass facade
North facade fragments beyond the occupied volume
19
Set back from the line of Willow Street, the glass façade provides a continuously
reflective horizontal screen, punctuated by over-sailing slabs at each floor level. These
over-sailing slabs or ‘shelves’ serve as a buffer between hotel rooms and the street
frontage. They provide the rooms with an increased sense of space and the building with
a sense of dynamic perspective when viewed from Willow Street. The slabs accentuate
the horizontal lines of the building.
East of the rotation point where slabs meet glass, the glazing begins to fragment, and
slabs become slender balconies, allowing hotel guests to occupy the space behind the
glass screen. The façade becomes theatrical and full of life, visible from Great Eastern
Street and the Garden below.
At this point, the glazing becomes free of the need to perform as part of the building
envelope, instead taking on the role of balustrade for the balconies and screen.
The perspective is accentuated by continuous steel beams which appear to clamp the
façade and slabs together. The beams continue beyond the fragmented glass and
concrete balconies, reinforcing the street line in the airspace above the line of the
Garden.
Illustration - North facade
Occupied communal balconies and hotel guest-rooms
20
The Garden and projecting screen become a focal point visible from Great Eastern Street.
-
Headline
21
Design development - East facade
-
Headline
22
East facade from within Garden
-
Headline
23
[4.1.3] East End
The East end of the building represents a visual expression of the fragmenting concept.
Where the hotel rooms end, the design enjoys a less rigid geometry forming balconies
which provide structural support for the projecting façade to the North.
The East façade arrangement improves the typical hotel corridor, usually a neglected,
sometimes disorientating space with no connection to the outside. The dramatic glass
slope on the East façade brings light into corridors and creates a connection to the
Garden, tree and the wider context.
The design evolved from a simple extension of slabs over the Garden and became an
arrangement of balustrades and concrete finger-like slabs. The composite action of
folded balustrades, slabs and lines of vertical support provide an efficient structural
system, enclosing the balconies whilst retaining transparency and views across the site.
To the North, the arrangement serves to mark the restaurant stair, doubling as a canopy
over this route.
The building façade folds around the Blackall Street corner to contrast the projecting,
over-sailing screen to the North. Smaller private balconies are mirrored to the South East.
Perspective view showing occupied communal balconies
Perspective view from 1st floor communal balcony
24
Design Development, North-East balcony structure
25
Proposed eye-level view East along Blackall Street
-
Headline
26
Along Blackall Street, the building is set back from the boundary line, and has a series
of steel beams extending to the boundary line at parapet level. A cluster of tensioned
stainless steel cables fan out from each of the roof level beams, also providing an
opportunity to light the delicate cables. The extent of the cables is framed by a bladelike Cor-ten steel element which emerges at roof level, drops vertically down the
façade, and defines a protective area in front of the ground floor guestrooms. The steel
slices into the ground along the site boundary, creating a linear planter, concealing
integrated basement ventilation, and providing an anchor for the radiating cables from
above. The result is to screen the guestrooms with a composition of climbing vines, ivy
and shimmering cables.
Proposed eye-level view West along Blackall Street.
Design development study - Blackall Street (South) facade
Design development study - Blackall Street (South) facade
Early concept study showing tensioned steel cables.
27
Four storeys of hotel guestrooms sit above a glazed ground floor space. Above ground,
rooms sit either side of a central corridor which opens out towards the glazed screen.
The logic of the room arrangement is such that the smaller of the hotel guestroom types
occupy the Western end of the building, with larger rooms towards the East and suites
adjoining the external balcony areas.
Three cores provide vertical circulation and services distribution throughout the building.
Below ground, a basement level restaurant occupies the Eastern portion of the site
providing a dramatic, 5 metre high dining space housing a destination restaurant.
The sharply cut Eastern courtyard brings in daylight and marks the starting point of the
entrance staircase, which descends its way from garden to basement restaurant.
Sectional model to reveal building programme
28
[4.2]
The scheme was developed as a concrete framed building, a decision which began with
the idea of slabs intersecting the north façade.
A strategy has been developed with the structural engineer to minimise slab depth
using the dividing fin walls between rooms as the primary means of structural support.
Linked above the central corridor, the fin walls combine to act as structural arches
which stack vertically up to roof level.
Concrete columns set inside the glass façade line will support this arrangement at
ground floor level. Similarly, concrete columns line the basement restaurant, inside the
retaining walls. The existing basement will be extended further to achieve the required
depth. Contiguous piles will provide the retaining structure to enclose the volume.
Advanced modelling and analysis techniques have been employed to maximise the
efficiency and lightness of the concrete balcony structure facing the Garden.
Structural Engineer’s analysis - concrete balcony area
Structural Engineer’s analysis - concrete balcony area
Sectional model to show key structural principles
29
[4.2.1] Façade
The façade is designed as a continuous glass skin, which will offer the inhabitants’
privacy, visual, thermal, solar, and, acoustic protection. In addition, the glass skin will
also reflect its surroundings. The glazing system has been designed with glass to glass
junctions providing a light frameless appearance from the outside.
The glazed façade comprises a multi-layered system, two layers of which are printed,
coloured graphics. Intentionally mismatching the printed layers creates an interference
or moiré pattern animating the façade as the viewer moves around the building. The
result is to ‘pixelate’ the activity inside; the effect changes throughout the day and
reflects the occupation and level of light within.
The interior printed surface of the façade becomes a finish to the guestroom, creating
patterned shadows that change as the daylight changes. Additionally the light from
within the hotel rooms is designed to filter through the printed façade.
Glass printed with coloured graphic - Willow Street Elevation
30
[4.2.2] Architectural Concrete
[4.2.3] Cor-Ten Steel
The East balcony structure will be produced in fair faced concrete. The intention is to
create a monolithic structure, devoid of any shuttering pattern aside from the distribution
of tie holes. This is in order not to compete with the geometry and lines of the façade
and balconies.
The proposal includes a number of elements in Cor-Ten steel, including the projecting
steel beams ‘clamping’ the slabs on the Willow Street Façade, cladding of the West
facade and projecting elements to the South.
The quality and characteristics of the formwork panels will also have a significant effect.
The design calls for large-format formwork panels with a smooth face, for example resin
impregnated plywood shuttering, in order to achieve a high quality, and homogenous
surface. An appropriate concrete sealer or impregnation agent will be specified to
protect the surface of the concrete.
The concrete finish will be smooth and light in colour; its specification will be developed
and assessed following the production of a series of on-site mock ups. The concrete
mock-ups will undergo a rigorous approval procedure, setting a quality standard for
the work.
Fair-faced architectural concrete
Weathering steel, or Cor-Ten as it is known by its trade name, is a group of steel alloys
which form a stable rust-like appearance following exposure to weather. Due to its
chemical composition Cor-Ten exhibits increased resistance to atmospheric corrosion
compared to other steels. This is due to the formation of a protective layer on its
surface which develops and regenerates continuously when influenced by the weather.
Essentially, the steel is allowed to rust in order to form a protective coating, making it
an ideal building façade in that it demands zero maintenance.
brown and finally a dark purple brown, in working on the Design Museum Holon the
studio set out to arrest the patination process of the building’s Cor-Ten bands once
they reached the desired colour/s. In order to achieve this a technique was developed
involving the application of oils absorbed by the steel, sealing the surface to arrest the
corrosion process and prevent surface water run off causing staining of the building
fabric.
The material palette of concrete, Cor-Ten and coloured glass has been selected to
complement the London Stock, glazed brick, cast iron and steel of the surroundings.
Ron Arad Architects have gained a good understanding of the material properties,
strengths and constraints of Cor-Ten, through previous experimentation and design.
Whilst the steel’s colour changes over time – from a warm orange brown, to a reddish
Cor-Ten steel at the Design Museum Holon [RAAL, 2010] treated to achieve colour gradation
31
Cor-Ten steel close up
[4.3]
Landscaping
The landscaped area, or Garden, has been designed to be an extension of the building,
borrowing geometry from the balconies, centred on the existing Sycamore tree.
The Garden has been designed to provide more than an extension of the pavement,
by offering a green respite to the urban surroundings. The landscape design has been
developed in consultation with a tree consultant, with special regards to the retention
of the existing tree, construction methods when building near to the tree and measures
to ensure its protection during construction. (See Arboriculture Report)
Garden concept development
Access
Maintenance and management
The Garden is intended to be accessible to the public, and is open at street level on all
three sides. The proposals include integrated public seating and lighting.
To ensure the space is a successful public space it is intended to be managed and
maintained by the hotel. The hotel enjoys views over and onto the Garden, and although
there is no direct access from the hotel to the Garden, the hotel will be responsible for
maintaining this asset.
Planting
The planting scheme is to be developed with a horticulturalist, with the purpose of
selecting plants which will be appropriate for the Garden, its users and where possible
will aim to be native species.
32
The Hotel enjoys views onto the garden, providing natural surveillance without making the garden feel privatised.
-
Headline
33
The Garden is freely accessed from the street and provides a green respite from the surrounding hard surfaces.
-
Headline
34
[4.4]
The principal hotel entrance sits midway along the length of the Willow Street façade.
Marked by the sharp grounding of the raised section of floor slab the entrance is legible
to from a distance.
The entrance is further punctuated by the extended door surround which encloses the
glass lobby extending to form a glass ‘vitrine’.
Entrance Design
Entrance concept study
35
View of Hotel Entrance and Willow Street Facade
-
Headline
36
View of Hotel Entrance and Willow Street Facade
-
Headline
37
[4.5]
Room Design Concept
The room is part of an on-going design process, refining a concept developed by Ron
Arad Architects over the past decade. The functional elements are clustered around a
full-height curved unit. This unit folds its way around the bathing area offering a unique
central and open bathroom experience. With the sliding doors open, the room provides
daylight and glimpses of the façade from unexpected angles, adding to the sense of
space and openness.
Guest-room concept design study
38
-
Headline
39
[4.6]
The images below illustrate ‘before and after’ using matched eye-level views.
Eye-level existing and proposed views from Blackall / Ravey Street
Eye-level existing and proposed views from Ravey Street
Eye-level existing and proposed views from Great Eastern Street
40
[4.7]
A physical model was made to help describe the Garden, its relationship to the screen
and balconies.
41
-
Headline
42
-
Headline
43
5.0
[5.1]
Access
p.45
[5.1.1] Servicing
p.45
[5.1.2] Vehicular
p.45
p.45
[5.2]
p.46
[5.2.1]Sustainability
p.47
[5.2.2]Biodiversity
p.47
[5.2.3]Storm-water
p.48
[5.2.4]Water use and re-use
p.48
[5.2.5]Rooftop Plant
p.48
[5.2.6]Ventilation Strategy
p.48
[5.2.7]Lighting Strategy
p.50
[5.2.8]Secure By Design
p.51
[5.2.9]Waste Management and Recycling p.52
5.0 Design Considerations
44
5.0
[5.1]
45
Access
[5.1.1] Servicing
It is proposed servicing, deliveries and emergency vehicles access the buildings from
Willow Street. Delivery and servicing vehicles will access the site via the dedicated
delivery/ loading bay located at the Western end of the development. Vehicle tracking
simulations have been produced by Traffic Consultant, Robert West, to demonstrate
that delivery vehicles will be able manoeuvre safely in and out of the service bay.
Ground Level
[5.1.2] Vehicular
No parking spaces are provided within the development and guests will be made aware
of this in advance of their arrival. Members of staff are expected to walk, cycle or use
public transport to travel to the site.
Whilst it is anticipated, due to the location of the hotel, the local facilities minimise
the desire for guests to travel further afield, it is also recognised that there may be a
demand for taxi services to alternative destinations. There is a taxi drop-off/pick up
point located in front of the entrance, within view of the hotel reception.
Basement Level 1
[5.1.3] Cycling
The proposals include the provision of cycle facilities to encourage staff (and guests) to
travel by bicycle. Within the building, cycle spaces are provided for 10% of the staff.
These are located at basement level within a secure store, accessible via the goods lift.
The proposal also includes male and female showers, lockers and drying space. There
are a further 8 external cycle spaces, that are well lit and monitored by CCTV.
Basement Level 2
Key
Goods and Sevicing Lifts
Deliveries and Servicing
Typical Floor
Cycles
Inclusive Access
The design provides all necessary accessibility and inclusive
design measures required to ensure the building is suitable
for the general public and particularly disabled people. The
proposals is fully compliant with Approved Document Part M
(2010), BS8300 (2001) and the Disability Discrimination Act
(DDA) 1995. It includes the following features:
Entrance
Ground Level
The entrance to the hotel is approached via a dropped kerb,
flush with the carriageway. The entrance level of the hotel is set
at pavement level, which will provide step-free access into the
hotel lobby. Step-free access to the guestrooms and restaurant
is provided by two lifts (serving all floors). Step-free access
to the raised ground floor guestrooms is provided by a lifting
platform.
Horizontal and Vertical Circulation
All circulation routes within the hotel are level. Stairs serve
all floors and comply with Approved Document Part M 2010,
including appropriate riser and tread dimensions, contrasting
nosing, adequate handrails and landings at suitable intervals.
Basement Level 1
WCs
There are accessible WCs on every floor. The details of all fittings
and fixtures are to comply with Approved Document Part M.
Guestrooms
Basement Level 2
All guestrooms are wheelchair accessible and 10% of guestrooms
will be equipped to accommodate guests whom are wheelchair
users. There are both left and right-hand orientated accessible
rooms, some with the facility to have a communicating guestroom
for a carer.
Typical Floor
46
[5.2]
[5.2.1] Sustainability Proposals
[5.2.2] Biodiversity
The proposed Willow Street Hotel development is driven by ambitious sustainability
targets, in order to reduce its impact during construction and allow sustainable
operation. As part of this, the following targets are proposed, which demonstrate high
levels of sustainability:
The scheme has been developed to make considerable enhancements to the public realm
through the creation of a new landscaped area, centred on the existing Sycamore tree.
The design, developed with an ecologist, has also sought to improve the opportunities
for encouraging wildlife.
BREEAM Bespoke 2008 ‘Excellent’.
The measures that have been incorporated into the design include:
Overall, a target of a 25% improvement in regulated emissions over 2010 Building
Regulations CO2 compliance levels, in line with Policy 5.2B of the London Plan 2011
Planters of aromatic herbs on external balconies.
47
An area of green roof, seeded with a wild flower mix
The building will be designed to meet the requirements of Part L 2010 Building
Regulations, before the incorporation of low and zero carbon technologies
Energy Performance Certificate (EPC) rating of B and CO2 index of less than 40
are expected to be achieved, before the incorporation of low and zero carbon
technologies.
Ivy to be planted along the South façade, to be trained to climb the cables, away from
the building façade.
Planting to the Garden and retention of existing tree.
Installation of bird bath, bat and bird boxes at roof level.
The development will utilise efficient Combined Heat and Power (CHP). The hotel will have
a high domestic hot water demand that can be largely and efficiently met through the use of
the CHP. This will also provide a significant proportion of the hotel’s electrical base-load.
An area of 100m² of the building’s roof has been allocated for the installation of
photovoltaic panels. This is expected to reduce regulated CO2 emissions by
approximately 2.5% after the incorporation of CHP.
[5.2.3] Storm Water
[5.2.4] Water use and re-use
[5.2.5] Rooftop Plant
The design of the surface water drainage scheme for the development site is to
incorporate suitable SUDS measures to achieve the requirement of at least 50%
attenuation of the undeveloped site’s surface water run-off at peak times. The existing
ground is unsuitable for infiltration-type attenuation. Due to the urbanisation of the site
and environs, the proposals include attenuation in the form of rainwater harvesting for
irrigation purposes and below-ground storage tanks.
Water consumption in a hotel is usually high. The hotel design has been developed to
reduce, optimise, and re-use water within the proposals. Measures will also be taken to
minimise pollution of the watercourse.
The roof plant layout has been developed to minimise the visual impact of rooftop plant
from street level, whilst providing the desired levels of on-site generation of power from
low carbon and zero carbon technologies. Equipment has been positioned away from
the parapets and located towards the West end of the roof.
48
Measures taken to reduce water consumption:
All WCs are to have dual flush cisterns with an effective flush volume of 4.5 litres or less
Delayed action inlet valves specified to all cisterns
Measures taken to optimise water use within the building:
A water meter with a pulsed output will be connected to the mains supply of the building
A leak detection system will be specified that is capable of detecting major leaks within
the site boundary
Measures taken to re-use water:
All water for irrigation will be reclaimed from a grey water system.
Measures taken to minimise watercourse pollution:
Interceptors will be specified to process run-off from areas that could present a risk of
watercourse pollution.
The roof plant layout, equipment selection and attenuation have been developed with
technical acoustic and service consultants. This application is also supported by an
accompanying Noise Impact Assessment.
[5.2.7] Ventilation Strategy
Diagram one
Diagram two
Ventilation and extract for the basement kitchen and service areas is ducted to roof
level.
Attenuated ventilation serving basement plant room and energy centre
Air handling units with ceiling void - intake and extract
49
[5.2.8] Lighting Strategy
Energy efficient external lighting is to be specified, and will be controlled by the
presence of daylight. These proposals will be developed with a lighting designer, and
Crime Prevention Officer.
Initial guidance from the LBH Crime Prevention Officer has been sought. Lighting to
the footpaths and landscaped area will be lit to levels defined within BS 5489, with
reference to ‘dark sky policies’, considering light pollution and neighbouring properties.
The specification of the lighting will also consider the Overall Uniformity guidance and
colour rendering of lamps, looking to the Colour Rendering Index for guidance within
SBD New Homes 2010.
North façade:
Integrated lighting within the guestrooms and projecting shelves, orchestrated by room
occupancy will sensitively light the façade. At ground level, discreet, robust integrated
fittings will illuminate the pavement of Willow Street.
South façade:
Parapet level projecting ‘spokes’ will feature integrated, concealed lighting. Discreet,
robust light fittings integrated within the planting and ground surface will illuminate
Blackall Street sensitively. The effect will be to illuminate the reflective steel cables.
Indicative lighting strategy - Garden
Garden:
Robust, discreet light fittings that are integrated into the landscape features will light the
Garden and Sycamore Tree. Light from the Garden will illuminate the pavement level
of Ravey Street.
Indicative nightime view
50
Indicative lighting strategy - Blackall Street (South) Elevation
Indicative lighting strategy - Willow Street (North) Elevation
51
[5.2.8] Secure By Design
[5.2.9] Waste Management and recycling
At an early stage of the development of the scheme, the proposals were presented to
the Community Police Officer at London Borough of Hackney. This consultation involved
discussing the potential safety and security issues, such as the public areas on the
ground, lower ground floor, landscaping and access points.
Refuse collection has been discussed with London Borough of Hackney Highways and
it has been agreed that this will be undertaken on-street (this arrangement currently
operates at the Hoxton Hotel where refuse is collected from Willow Street). Recycling
collection of cardboard, paper, plastic, glass and aluminium will also be undertaken
on-street.
The 24 hour natural surveillance afforded by the building use was seen as a positive
improvement to the surrounding area. The proposed building layout was welcomed,
especially as the design does not have an obvious ‘back’ or rear façade.
The scheme has been designed considering security issues. The scheme does not create
any hidden or recessed spaces. The reception desk is located such as to view all guests
entering and to overlook the accesses to the flexible space, the lifts and reception bar
area, preventing the intrusion of unwanted visitors.
All doors to the guest bedrooms will be secured and controlled with card access,
automatically locking the doors when guests are away. All doors and openings at
ground floor will be secure.
Food waste will be processed by a bio-enzyme that breaks organic matter down into
grey water, which can be added back into the water table. This process significantly
reduces the number of collections required.
52
6.0
Project Team
[6.1]
Applicant Team p.54
[6.2]
Ron Arad Architects
p.55
6.0 Project Team
53
6.0
[6.1]
Project Team
Applicant Team
The applicant team, Willow Corp SARL, combines established London hotelier Meir
Abutbul and a group of investors with extensive experience in retail and leisure.
Meir Abutbul, hotelier and founder of the successful boulanger-patisserie chain
Apostrophe, recently acquired Blakes Hotel in London. Founded by Anouska Hempel
in 1981, Blakes is now a popular boutique hotel. Meir Abutbul also owns and operates
two other London hotels, including La-Suite Hotel in Marylebone - a successful boutique
business hotel.
The applicant team are currently working with NOBU, a premier luxury lifestyle brand.
NOBU’s vision has recently extended to include NOBU Hotels and Residences, which
aim to span the same geographical locations as their restaurants.
6.0 Project Team
54
[6.2]
6.0 Project Team
55
Ron Arad Architects
Ron Arad Architects’ thinking, form-finding, volumetric design and realisation draw on
resources and materials that have been at the source of experimentation at the practice
since its inception in 1981 as ‘One-Off Studio.’ Supporting this, we have extensive
experience working around the world from the small-scale of furniture and public art,
through to the large-scale of building.
Our approach to the design process offers an intelligent questioning of convention. We
think imaginatively and inventively about the design of public places and buildings,
working collaboratively to ensure that solutions fit with our clients’ vision and the sites’
constraints and opportunities.
Recently completed architectural projects include the Design Museum Holon, Israel
(2010), a spectacular Cor-Ten steel and concrete, 4000 m² museum which combines
galleries, education facilities and public spaces around a sculptural, curved envelope
which subverts the notion of façade, inside and outside.
Design Museum, Holon, Israel, 2010
Mediacite, Liege, Belgium, 2009
Upperworld Hotel, Battersea Power Station,London 2004
In 2009, Ron Arad Architects completed the design of a new mall, roof and public
piazzas of ‘Médiacité’, a mixed use development situated in Liege, Belgium, once one
of the world’s foremost centres of steel production. The design of the roof unites a
number of disparate urban elements together, with a complex network of steel roof
ribs that undulate through the mall. The lattice of steel sculpts the volume of the mall
beneath, varying both in height and structural depth, to form a variety of different
spatial experiences, and create a new axis through the city.
In London, commissions have included a shortlisted competition entry for a 58m wide
pedestrian bridge for London 2012 and a widely published scheme for Battersea Power
Station. The brief called for a 44-suite hotel with public and guest restaurants, bars and
associated back-of-house facilities, providing the iconic building with an ‘inhabited’
skyline at the base of the four chimneys.
Other completed hotel projects include the re-working of a 40 suite hotel in the historic
centre of Rimini, Italy, complete with a new bronze façade; Hotel Puerta America,
Madrid, a high profile project which saw 14 world-class architects and designers each
design a floor of the hotel.
Ron Arad Architects, with Ron Arad Associates, hold a unique position in architecture
and design, crossing multiple disciplines. All projects have a memorable silhouette, a
carefully chosen palette of materials, and an exceptionally high level of innovation.
Hotel Duomo, Rimini, Italy 2006
Hotel Puerta America, Madrid, 2007
[6.4]
6.0 Project Team
Design Quality
A selection of images illustrating the Studio’s proven attention to detail and quality, at
varying scales.
‘No Discipline’ Retrospective Centre Pompidou, Paris 2008
Curtain Call, The Roundhouse, London 2011
Mediacite, Liege, Belgium, 2009
Cage sans Frontiers, Singapore, 2010
Yohji Yamomoto Flagship Store, Tokyo 2003
Yohji Yamomoto Flagship Store, Tokyo 2003
56
7.0
Site
Planning Drawings
[P1000]Site Location Plan
[P1010]Site Layout Ground Floor
Existing Building
[E1110] Existing Plan – Level B1/Sections
[E1120]Existing Plan – Level 00/01
[E1130]Existing Plan – Level 02/RF
[E1500]Existing Elevations
Proposed Building
[P1100]GA Plan – Basement Two Level
[P1110] GA Plan – Basement One Level
[P1120] GA Plan – Ground Floor Level
[P1130]GA Plan – First Floor Level
[P1140] GA Plan – Second Floor Level
[P1150] GA Plan – Third Floor Level
[P1160] GA Plan – Fourth Floor Level
[P1170] GA Plan – Roof Level
[P1500]Elevation – North
[P1510]Elevation – East and West
[P1520]Elevation – South
[P1600]Section AA
[P1610] Section BB
[P1620]Section CC
-
[P3000]Plan – Landscape
[P2000]Indicative Detail Sections
[P2010]Indicative Detail Sections
7.0 Planning Drawing
57
8.0
Credits
8.0 Credits
80
8.0
8.0 Credits
Credits
Client
Willow Corp. SARL
Acoustic Consultant
Hoare Lea
Fire Consultant
Hoare Lea
Sustainability Consultant
Hoare Lea
Architect
Ron Arad Architects Ltd
Arboricultural Consultant
Phelps Associates
Mechanical Engineer
Hoare Lea
Traffic Consultant
Robert West
Planning Consultant
CMA Planning
Project Manager
GC Project Management
Public Health Consultant
Hoare Lea
Operational Consultant
GWP
Structural Engineer
David Engineers
Capita Symonds
Ecological Consultant
Scott Wilson URS
Surface Drainage
Robert West
82
-
Headline
60

Nobu Design Brochure

Transcription

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