Ben Adams Architects
Senator House 85 Queen Victoria Street
Senator House Design & Access Statement
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Ben Adams Architects
Senator House 85 Queen Victoria Street
Contents 1.0 1.1 1.2 1.3
2.0 2.1 2.2 2.3
2.4 2.5 2.6 2.7 2.7 2.8 2.9 2.10 2.11
Project Particulars
Introduction Purpose of Report Supporting Documentation
Site Analysis
Context and Use Historic Context Local Listed Buildings & Conservation Areas Planning Context Protected Views & LVMF Built Heights and SPH Existing Building – External Existing Building - Two Faces of Senator Existing Building – Internal Existing Building – Plans Existing Building – Section Client brief & Site Opportunities
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3.0
Design
3.1 3.2 3.3 3.4 3.5 3.6 3.7 3.8 3.9 3.10 3.11 3.12 3.13 3.14
Approach Summary Consultation with City of London Response to design Feedback Use and Layout Amount Appearance - Townscape Views Appearance - Cleary Gardens Appearance - Facade Elevations Appearance - Corner Treatment Scale and Massing - Corner Treatment Appearance - Detailing Town Scape Views - Upper Thames St. Scale and Massing - Roof top Appearance - Roof Top Proposal
4.0
Access
4.1 4.2 4.3 4.4
5.0 5.1
Access to the Building Access within the Building Service Access Building Security
Quality Management System
BAA Quality Management System
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Senator House 85 Queen Victoria Street
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Section 1.0 Project Particulars
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1.1 Introduction This Design and Access Statement has been prepared by Ben Adams Architects on behalf of Legal & General Property. The report forms part of a Pre-Application submission to The City of London for the proposed works at Senator House, 85 Queen Victoria Street, London, EC4V 4DP.
St Paul’s Cathedral
1.2 Purpose of Report This report includes details illustrating the proposed refurbishment and extension of Senator House including:
Mansion House Station
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Full refurbishment of office levels. Condensed roof top plant (subject to separate application) Creation of ancillary roof top break-out space and external amenity space. Creation of building entrance and cycle provision accessed off Upper Thames Street. Internal re-configuration of lower levels to provide serviced offices. Animated atrium space. Reconfigured landscaping to Queen Victoria Street. Re-elevation of Queen Victoria Street and Cleary Garden façades. Overcladding of existing stone.
The proposal illustrated in the following report retains the existing footprint of the building.
Millennium Bridge
Senator House, 85 Queen Victoria Street
Southwark Bridge
Site Location Plan
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1.3 Supporting Documentation This statement is supported by the following specialist reports: – Delivery and Servicing Management Plan Prepared by Paragon Building Consultancy Limited – Sustainability Statement Prepared by Waterman Group – Visualisations Prepared by m3fx – Planning Statement Prepared by Gerald Eve – Landscaping Proposals Prepared by FFLO – Energy Strategy Prepared by SVM In addition to the above reports the following specialisms have also contributed to the DAS and development of the scheme: – Project Managers - Paragon Building Consultancy – Structural Engineers - Parmar Brook – Services Engineers - SVM – Fire Engineers - Fusion Fire Engineering – Cost Consultants - Quantem – Security Review with City of London Police
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Senator House 85 Queen Victoria Street
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Section 2.0 Site Analysis
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Senator House 85 Queen Victoria Street
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2.1 Context and Use Senator House, 85 Queen Victoria Street, London, EC4V 4DP, occupies a central location within the City of London, between the river Thames and St Paul’s Cathedral. This area of the City has long been associated with London’s trading and financial services industries. nV Q ue e
ic toria
Street
The proposals seek to refurbish and extend the building creating high quality, flexible office accommodation and amenity space. The adjacent land use map shows the buildings in the local area to be predominantly used as commercial, with some residential blocks to the south fronting the river.
Upper Thames Street Site Boundary London Underground Station Bus Stop Proposed Cycle Superhighway
Commercial / Business
Public Open Space
Drinking Establishments
Place of Worship
Cafe
Residential
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2.2 Historic Context The site is located on Queen Victoria Street; a new road constructed between 1867 and 1871, which was named after the reigning Monarch of the time, Queen Victoria. To accommodate the new sweeping road layout, which connects Blackfriars Station and the City, many of the older narrow streets to the North were demolished to improve access, including Fish Street & Trinity Lane. These are depicted in the etching (top left).
1799 Horwood’s map of the City showing street pattern after the 1666 Great Fire.
1939-1945 LCC Bomb Damage Map. Area of site annotated in Purple (Damage Beyond Repair)
The site was badly damaged in World War II by a high explosive bomb which fell on the site on 10th May 1941 (as recorded within the Aggregate Night Time Bomb Census). The damage to the area is shown in a photograph depicting the aftermath of the bombing (bottom right). This lead to the loss of Bread Street Hill which once ran North West to South East across the site. The Western boundary of the site is Fye Foot Lane, with Huggin Hill to the East & Upper Thames Street to the South. All three routes have remained, albeit modified over time. Following the war the site existed as a car park until 1968 when the land was developed into a new office building called Dominant House. In 1988 the office building which stands on the site today was constructed by Hammerson plc. Prior to its construction, extensive excavations took place to preserve most of the Roman structural remains that had been found on the site.
1869 OS Map showing the completed Queen Victoria Street (1861)
View East along Queen Victoria Street following extensive bombing to the area on 10th May 1941. The Grade I Listed tower of St Mary of Somerset Church is visible to the right of the image.
These are now beneath the existing building, but are not accessible after being covered with suitable material and built over. The building is not listed and does not lie within a conservation area.
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2.3 Local Listed Buildings & Conservation Areas 85 Queen Victoria Street is not in a conservation area (see plan with site filled with blue). Due to extensive bomb damage to the site and surrounding blocks in WWII the buildings immediately adjacent to 85 Queen Victoria Street are predominantly modern in character. However there are a number of Listed Buildings and Scheduled Ancient Monuments in the surrounding neighbourhood and the proposed works will be sensitive to the setting of these. Listed buildings are highlighted in colour on the adjacent plan and described below. St Mary Somerset - Sir Christopher Wren
Bracken House - Michael Hopkins & Partners
City of London Conservation Areas, with the site highlighted in blue
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3 5
2
4
Listed Buildings: 1 2 3 4 5 6 7
St Mary Somerset Tower St Nicholas Cole Abbey Bracken House Police Call Box 30 Cannon Street College of Arms Horn Tavern
Grade I Grade I Grade II* Grade II Grade II Grade I Grade II
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Scheduled Monuments: A B C
1
Roman Bath House Paint Stainers’ Hall Smiths’ Wharf
The current building, designed in 1988, incorporates a protected archaeological zone within the Basement and Level -1, following the line of a historic Roman bath House. St Nicholas Cole Abbey - Sir Christopher Wren
30 Cannon Street - Whinney, Son & Austen Hall
Map of surrounding listed buildings & Sites of Ancient Monuments.
Senator House, 85 Queen Victoria Street
Grade II Listed Building
Grade I Listed Building
Grade II* Listed Building Scheduled Monument (Archaeological Site)
Our proposals do not affect this area of the site.
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THE LONDON PLAN MARCH 2015 Map 2.1 Sub-regions
Map 2.2 Outer London, Inner London and Central Activities Zone
2.4 Planning Context NPPF
NORTH
The National Planning Policy Framework (NPPF), published March 27th 2012, is the overarching planning policy document for England. EAST
WEST
The London Plan
CENTRAL
The London Plan is prepared by the Mayor of London and sets the planning strategy for the whole of Greater London, including the City.
SOUTH Activities Zone Central Activit Inner London Outer London
London Subregion
© Crown and Plan database right 2013. Subregions Ordnance Survey 100032216 GLA. TheCopyright London - London
Figure I: Thames and the Riverside
2.26
and almost 40 per cent of London’s jobs are located. In general it is greener, and its people healthier and wealthier and enjoying a higher quality of life, than in more central areas – but it also has significant pockets of deprivation and exclusion. This part of London is likely to experience considerable population growth over the period to 2036.
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However, its economic performance has given rise to concerns that it may have been relegated to a ‘dormitory’ role and that its economy and infrastructure provision have been neglected. In light of these concerns, the Mayor established the Outer London Commission specifically to ‘identify the extent to which outer London has unrealised
2.27
The Local Plan
© Crown Copyright and database right 2013. Ordnance Survey 100032216 GLA.
The London Plan - Activity Zones
the area. Historically, employment in some parts has been contracting, in others stable or slightly increasing, and in some growth has been similar to, or better than, inner London or parts of the neighbouring counties (the Outer Metropolitan Area). Given this, a ‘one size fits all’ solution is not appropriate; nor can actions to realise the area’s potential be prescribed by artificial boundaries. Parts of inner London have outer characteristics and vice versa.
potential to contribute to London’s economic success, the factors which are impeding it from doing so and the economic, social and environmental benefits that could be achieved’. The Commission concluded that over the long term (two economic cycles), employment grew in outer London at only a quarter to a third the rate of that in either inner London or the adjacent counties. However, employment levels (rather than growth rates) in outer London are in fact more buoyant than in inner areas – partly because two fifths of outer Londoners commute out of the area to work, and partly because outer London itself has a substantial employment base, albeit one which is not growing vigorously throughout
The Local Plan - Thames and Riverside Policy Schematic
2.28
The policies set out here will both contribute towards a more balanced and genuinely polycentric pattern of development in London and help address pressures on the transport network into central London caused by the imbalance between where people live and where they work.
POLICY 2.6 OUTER LONDON: VISION AND STRATEGY
The Local Plan is the new planning strategy for the City of London, introduced early in 2015 and supersedes the Core Strategy and Unitary Development Plan (UDP).
Strategic A The Mayor will, and boroughs and other stakeholders should, work to realise the potential of outer London, recognising and building upon its great diversity and varied strengths by providing locally sensitive approaches through LDFs and other development frameworks to enhance and promote its distinct existing and emerging strategic and local economic opportunities, and transport requirements. B The Mayor will, and boroughs and
The Local Plan - Areas Inappropriate for tall buildings Figure N: Areas inappropriate for tall buildings
Who will deliver
85 Queen Victoria Street falls within the ‘Central Activities Zone’ (CAZ) of the London Plan.
How we will make it happen Tall building proposals Considering the impact of tall buildings in relation to policy, guidance and best practice issued by partners and through joint working with partners.
Who
When
City CorporationDesign Council/CABEHistoric EnglandLondon BoroughsMayor of LondonHistoric Royal PalacesAmenity societies-
Ongoing
The site lies within the Thames and Riverside sub-area of The Local Plan, is not considered appropriate for a tall building and is not within a critical drainage area.
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2.5 Protected Views Protected Views / Protected Vistas (Adopted January 2012) Views of St Paul’s Cathedral, the Monument, the Tower of London and other landmarks on the City skyline are protected by planning controls. 85 Queen Victoria Street falls within the St Paul’s Cathedral Policy Area as designated by the Protected Views Supplementary Planning Document (2012). The roofscape will be designed to provide an appropriate ‘5th elevation’ to the building, so as to improve the roofscape in the immediate vicinity of St Paul’s. Re-configuration of roof-top plant (please see planning application ref. 16/00049/FULL) and will be screened with both the new landscaping proposals and roof level reconfigurations.
City of London Protected Views - St. Paul’s Heights Policy Area Figure 7: Monument Views Policy Area
City of London Protected Views - Monument Policy Area
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4 View Management
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Senator House
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Street T H E L O N D O N P L A N M A R85CQueen H 2 0 1Victoria 5
Map 7.3 Protected vistas
Background
1 A.2
rrow
Landmark Viewing View from Assessment Corridor Wider Setting Point 4A.1 Primrose Hill: 3 A.1 Consultation Area Protected Vista - reference Brent 2 B .1 View # from the the summit looking 2 A.1 / 2 A.2 London View Management Framework SPG Townscape View toward StLinear Paul’s CathedralCamden View from Assessment View 4 A.1 / 4 A.2 London Panorama (at the2A.1 orientation board). Point Parliament 527657.3E 183893.0N. Ealing Hill: the summit - looking Westminster Camera height 68.29m AOD. toward St Paul’s Cathedral 2 3 A.1 Aiming at St Paul’s Cathedral (at the orientation board). Hammersmith Kensington and and Fulham (Central axis186131.5N. of the dome,Chelsea 527665.4E at the base of the drum). Camera height 98.10m AOD. Richmond Bearing 122.0°, distance upon Aiming at St Paul’s Cathedral 131 Thames w 5.2km. (Central axis of the dome, Wandsworth
Wider Setting Consultation Area
Haringey Waltham Forest
Hackney Islington Wider Setting Consultation Area Landmark Viewing Corridor
City of London
Viewing Place
8A.1
Greenwich 5 A.2
Development proposals likely to affect the World Heritage Site should pay regard to the guidance set out in the Westminster World Heritage Site Management Plan. It is recommended that English Heritage is consulted on all London View Management Framework - Components of a Designated View The SPG provides guidance on the relevant proposals at an early stage. treatment of all parts of the view, and 6 A.1
Southwark
Lambeth
Lewisham
The London View Management Framework (LVMF) protects important views across London. These include various views of the City skyline including St Paul’s Cathedral, the Tower of London and river prospects. Due to the proximity of St Paul’s Cathedral, the site lies within four of the Protected Vistas within the LVMF; these are listed below.
Foreground
Viewing Location
Assessment Points (linked where applicable)
Image 1: Components of a Designated View
where appropriate the components of the protected vista, for each view.
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Middleground
Tower Hamlets 2 5 A.1
at the9 A.1base of the drum). © Crown copyright. All rights reserved. 100032216 (2011) Bearing 138.7°, distance The Local Plan - Protected Views 7.40 The Mayor has prepared 7.41 6.6km. supplementary guidance (SPG) on the management of views designated in this Plan. This guidance identifies viewing places within which viewing locations can be identified. It also specifies individual assessment points from which management guidance and assessment should be derived. Some views are experienced as a person moves through a viewing place and assessment of development proposals should consider this. This guidance will be reviewed when necessary to ensure it is compliant with Policies 7.11 and 7.12.
London View Management Framework (Adopted March 2012)
Strategically Important Landmark with Protected Vista (where applicable)
Newh
2.5 Protected Views
Foreground and Middle Ground It is an important characteristic of the view that the viewer’s ability to recognise and appreciate the peristyle, drum, dome and western towers of St Paul’s Cathedral in the panorama is preserved or enhanced. Development between the Assessment Point and St Paul’s Cathedral is subject to a Protected Vista.
Annotated map of Protected Vista from Assessment Point 2A.1 to St Paul’s Cathedral LVMF - Annotated map of Protected Vista from Assessment Point 2A.1 to St Paul’s Cathedral
LVMF - Annotated map of Vista from Assessment Point 4A.1 to St Paul’s Cathedral Annotated map ofProtected Protected Vista from Assessment Point 4A.1 to St Paul’s Cathedral
The proposals will adhere to the LVMF guidelines. In addition to the LVMF Supplementary Planning Document the St Paul’s Height document sets out a grid of maximum heights, the thresholds of which our massing conform to, this is referred to in detail within section 2.6. Within ‘Background’ zones 2A.1 Parliament Hill: the summit to St Paul’s Cathedral The form and materials of development in the background of St Paul’s Cathedral should preserve or enhance the clarity with which the silhouette of the Cathedral can be distinguished from its background. 4A.1 Primrose Hill: the summit to St Paul’s Cathedral St Paul’s Cathedral and its Western Towers are recognisable in this view largely because it is seen clearly against the sky and it is not dominated by development in its backdrop. Development proposals should not compromise this situation.
space should be designed so that this point is recognisable to the viewer. Ben Adams Architects
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Senator House
85 Queen Victoria Street Management of the Viewing Location The Viewing Location is well designed and should continue to be well maintained.
Camera height 48.80m AOD. Aiming at St Paul’s Cathedral (Central axis of the dome, at the base of the drum). Bearing 299.0°, distance 7.9km.
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2.5 Protected Views Within ‘Middleground/Wider Setting Area’ 5A.2 Greenwich Park to St Paul’s Cathedral The relationship between Tower Bridge, the Monument to the Great Fire and St Paul’s Cathedral are important elements of the view. The threshold height of the Protected Vista between Assessment Point 5A.2 and St Paul’s Cathedral acknowledges the visual relationship between these three landmarks.
LVMF - Annotated mapof of Protected Protected Vista Vista from Assessment Point 5A.2 to St Paul’s Telephoto view from Assessment PointCathedral 6A.1 to St Paul’s Cathedral Annotated map of Protected Vista from Assessment Point 5A.2 to St Paul’s Cathedral
The relationship, and the elements themselves, are integral to the viewer’s ability to recognise and appreciate St Paul’s Cathedral and its western towers in the view.
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Therefore, London Panorama: Blackheath Pointthe new 75development should preserve or enhance the setting of the landmarks and the relationship between them. Within ‘Middleground/Landmark Viewing Corridor’
Management of the Viewing Location LVMF - Annotated map of Protected Vista from Assessment Point 6A.1 to St Paul’s in Cathedral Vegetation the Annotated map of Protected Vista from157Assessment Point 6A.1immediate to St Paul’sforeground, Cathedral if it is not controlled, could reduce the quality of the view. The Assessment Point is not clearly defined. The space should be designed so that this point is recognisable to the viewer.
6A.1 Blackheath to St Paul’s Cathedral The panorama is sensitive to large-scale development in the foreground and middle ground. The western towers of St Paul’s Cathedral are integral to the viewer’s ability to recognise and appreciate the landmark. Therefore, the Landmark Viewing Corridor of the Protected Vista from Assessment Point 6A.1 incorporates these features. In reconfiguring the roof level of the existing building the proposals will adhere to the principles listed relating to the LVMF and will be below thresholds stated in the London View Management Framework (2012).
LVMF - Detail of View 6A.1, showing extent of 85 QVS to Landmark Viewing Corridor.
LVMF - Detail of View 6A.1, showing extent of 85 QVS to Landmark Viewing Corridor.
Telephoto view of Protected Vista from Assessment Point 6A.1 to St Paul’s Cathedral
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CITY OF LONDON - ST PAUL'S HEIGHTS GUIDE 46.5
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35.3
33.1
35.6
33.4
35.9
32.8
36.2
33.1
32.8
32.8
33.4
33.1
33.7
33.1
34
33.7
33.1
36.2
35.9
35.6
32.5
34.4
31.9
32.8
34
32.5
34.4
32.8
34.7
32.2
35
32.5
35.3
31.9
35.9
31.9
31.9
31.9
32.5
31.9
32.8
32.5
35.6
35.3
31.3
33.1
31.9
33.4
31.6
33.4
31.9
33.4
31.6
33.7
31.9
34.4
31.3
34.7
31.3
35
31.3
30.7
31
32.5
32.2
35.3
35
30.7
32.8
31.3
33.1
30.7
32.8
30.7
33.1
30.4
33.4
30.7
33.4
30.7
33.7
30.4
34
30.4
30.1
29.8
34.7
32.8
31.3
29.2
31.6
29.5
32.2
29 8
32.5
30 7
31.9
29 5
32.2
29 8
32.5
29 5
32.8
29 5
32.5
29 5
35
35.6
32.5
32.8
32.8
33.4
33.7
34.4
34
29.5
29.2
34.7
30.4
29.8
29.5
31.6
31
30.4
28.9
31.9
31.6
30.1
29.2
32.5
31
30.4
29.8
32.2
31.6
28.6
27.6
32.8
30.1
29.5
28.6
31.3
30.7
30.1
29.2
32.8
31.9
31.3
30.7
29.8
33.4
32.5
31.9
31.3
30.7
34
33.4
32.5
31.9
31.3
34.7
34
33.4
32.8
31.9
35.3
34.7
34
33.4
31.3
36.2
35.6
34.7
32.5
31
St Paul’s Height Strategy - Specific to 85 Queen Victoria Street height requirements
36.8
36.2
33.1
31.9
35.6
34
33.1
31.9
35.6
34
32.8
31.6
33.7
32.5
31.6
32.5
31.6
31.3
31
30.7
30.4
30.4
30.4
31
30.7
30.7
31
29.5
29.5
29.5
29.2
29.8
29.8
29.5
30.1
29.8
The St Paul’s Heights Study 2013 is a technical document which looks at the context behind the history of the Heights, an analysis of the form of the Heights, evaluation of infringing buildings, evaluation of existing views, and a summary of issues that arise.
42
30.4
37.7
29.8 30.1 30.4 30.7 30.1 29.2 28.3 © Crown copyright and database rights 2013 Ordnance Survey 100023243. 27.6 27 26.4 28.6 28.3 27.6 28.6
8
St Paul's Heights Policy Area
35.9
33.7
54.2
30.1
36.2
35.3
7
46.8
53.9
41.1
39.2
34.7
7
46.8
53.6
53.9
38.6
37.1
46.8
53.2
40.1
38.9
38.3
46.8
52.9
53.9
38.3
38
53.6
52.6
39.2
38.6
37.4
53.2
52.3
38.3
38.3
38.6
52.9
38.6
52.6
52.3
37.4
38.3
38.3
52.3
52.3
36.8
40.4
38
52
52.3
33.1
30.1 30.1
39.8
39.8
37.7
51.7
52
36.2
31.9
30.1 30.1
29.2
39.2
51.4
51.7
35.6
34.4
33.1
33.1
32.5
38.9
51.1
33.7
30.1
The locally protected views of the Cathedral are known as the ‘St Paul’s Heights’. These take the form of a grid of maximum building heights, within which the site sits. This document dictates the maximum heights that the proposed roof scape will need to adhere to.
St Paul's Heights Policy Area Boundary
52.6
33.7
30.1
The St Paul’s Height Study
32.5
32.5
32.5
33.1
33.1
33.1
2.6 Built Heights
55.4
46.2
55.4
45.9
55.1
45.6
55.1
45.6
55.1
45.3
12.5 25
50
75
St Paul’s Height Strategy - Map showing location of Cathedral and 85 Queen Victoria Street
100 Metres
Existing condition showing 800mm parapet.
Reconfiguring the massing at roof level the proposal will adhere to the maximum build heights of this document, enhancing the relationship of St Paul’s within the City and the wider context. Roof Top Edge Protection Protection against falls from the perimeter of the accessible flat roof of Senator House is currently provided by an existing parapet, the top of which is approximately only 800mm high above the finished roof level, as seen in photograph above left. The Approved Document to the current Building Regulations stipulate that guarding which is a minimum 1,100mm high should be provided in this location.
Overlay of St Paul’s Height Limitations grid on existing building model, showing areas which project above restricted heights grid.
Overlay of St Paul’s Height Limitations grid on proposed reconfigured roof top layout (please see planning application ref. 16/00049/FULL showing areas where breaches are reduced.
Overlay of St Paul’s Height Limitations grid on proposed building model, showing proposed massing within SPH and agreed balustrade guarding.
It has been agreed with City of London consultants that due to the use of transparent glass and the small infringement into the Heights as well as the scheme reducing breaches elsewhere on the roof, the City would not raise any objection to the installation of the safety balustrade on the roof behind the existing parapet. This is explained on the following page.
Ben Adams Architects
Senator House 85 Queen Victoria Street
15
2.6 Built Heights Roof Top Edge Protection Due to the sensitive nature of its location, it is proposed that any height increase is implemented in as minimal a manner as possible. As such, a frameless glazed solution to the perimeter has been agreed where breaches beyond the St Paul’s Heights are necessary, this minimising the impact on views towards St Paul’s Cathedral.
Existing SPH and current 800mm high parapet
Proposal showing existing parapet with addition of glazed guarding to the internal face, offering 1100mm protection. The red line is indicative of a section through the SPH, which as a reference level varies, this is displayed in the images to the left.
Proposed Existing 800mm high parapet and introduction of 300mm high guarding for Part K / BS 6180 compliance (achieving 1100mm high guarding). Areas where this new guarding breaches SPH are coloured red.
Precedent image of proposed frameless glass balustrade.
Ben Adams Architects
Senator House 85 Queen Victoria Street
16
2.7 Existing Building - External The current building was designed in 1988 by Chapman Taylor Architects to replace Dominant House. The building is faced in large format pre-cast concrete panels veneered in flamed and polished pink granite. This creates stripes and blocks of differing stone tones. The stone facade is connected back to a structural slab, infilled with bronze framed fixed windows of varying sizes, with predominantly vertical proportions.
Photograph located on Roof (Level 7) showing existing exposed plant
Photograph of North Elevation to Queen Victoria Street, showing giant orders at lower and upper floors
Precast joints
On the elevation to Queen Victoria Street several of the lower bays are connected to form a giant order to the street. The top of the elevation also connects two levels creating a giant order. In places this helps to conceal roof top plant behind large recessed metal panels. The articulation of the top levels is also expressed in various recesses to the façades. Architectural detail is provided by circular stylised metal grilles, which act as decoration and in places also offer locations for external ventilation. The flamed and polished granite facing stone is dated. Expansion joints have seeped oils into the porous rock, expressing these joints on the facade, making the separate pre-cast panels across the facade more prominent.
Expansion joints showing oil ingress to stone
Photograph showing upper level facade recesses
Photograph showing South elevation with stepped facade down to Upper Thames Street
Photograph showing typical stone jointing & location of expansion joints with sealant.
The building offers two distinct ‘faces’ to the public realm, North and South. An ordered civic facade to Queen Victoria Street and a less formal and larger but fragmented facade to Upper Thames Street. This is continued on the rear elevation where the building is stepped and tiered to negotiate the irregular site boundary. The following page looks at this in more detail highlighting the differences across the site.
Ben Adams Architects
Senator House 85 Queen Victoria Street
17
2.7 Existing Building - External Two faces of Senator House
Queen Victoria Street - View South West
Upper Thames Street - View North East
Fye Foot Lane- View South Narrow and set back from neighbouring building restricts view South.
Queen Victoria Street - View South East
Upper Thames Street - View North West
Huggin Hill - View North
5 floor high symmetrical flat facade onto principle street. Solid massing with strong and consistent parapet line. Strong vertical corners. Formal arrangement of window fenestration & granite finishes. Double height window arrangement limited to ground and roof levels. Strong decorative detail increases regularity of facade.
7 floor high asymmetric and faceted facade onto secondary street. Fragmented massing with fractured parapet line. Broken & stepped corners. Random arrangement of window fenestration & granite finishes. Double height window arrangement randomly placed across all elevations. Pedestrian bridge element and service access entrance break elevation down further.
Varying distances to neighbouring building. Narrow point beyond external car park detaches Queen Victoria Street and Upper Thames Street Elevation. Path laid at a gradient down to Upper Thames Street. Fye Foot Lane continues as a high level walkway.
Ben Adams Architects
Senator House 85 Queen Victoria Street
18
2.7 Existing Building - External View South West from Mansion House Existing External Material Palette
Flamed & Polished Pink Granite
Anodized Bronze
Ben Adams Architects
Senator House 85 Queen Victoria Street
19
2.8 Existing Building - Internal The building is arranged around a central core, connected to an atrium, which provides natural light to the deep office plan. Two fire escape stair cores are located to the South East and North West of the building plan. Internally the building has undergone one full landlord refurbishment of common areas, with the lettable office spaces being fitted out by individual tenants.
Photograph showing vacant existing CAT-A fil out of office floor
Photograph showing existing atrium cladding
View of existing reception desk adjacent to atrium void
Photograph showing visitor waiting area
Photograph showing existing W.C. fitout
Ben Adams Architects
Senator House 85 Queen Victoria Street
20
2.9 Existing Building - Plans Senator House is arranged as a series of 8 office floors above a basement level of plant. Front of house pedestrian access and reception is from Queen Victoria Street to the North of the site. Service delivery and vehicular access is from Upper Thames Street (Level 0), 2 levels down from Queen Victoria Street. The base of the Atrium (Level -1) is disconnected from the office spaces and the reception areas above. Level -2 (Basement)
Level -1 (Atrium)
Level 0 (Upper Thames Street)
Landlord plant is located at both basement (Level -2) and roof (Level 7), ducted through four main vertical risers to the office floor plates. Tenant plant is located on the roof (Level 7). There is currently provision for cycle storage onsite amounting to 28 spaces. This is contained within the plant air intake space facing Upper Thames Street. There are no supporting cycle facilities. Plant Elements Plant Enclosure Communal Office Areas
Level 1
Level 2 (Queen Victoria Street)
Level 3
Office Vehicle Access
Level 4
Level 5
Level 6
Level 7 (Roof)
Ben Adams Architects
Senator House 85 Queen Victoria Street
21
2.10 Existing Building - Section There is a steep slope across the site. Senator House is principally accessed off Queen Victoria Street, where the main reception is located. This is 2 levels up from Level 0, which responds to the level of Upper Thames Street, offering vehicular and delivery access. Plant
Roof Level 7
Level 6
A light well to the Queen Victoria Street Elevation offers natural light down to the lower office levels. The Atrium Level is completely subterranean with only natural light from the Atrium and the light well.
Level 5
Level 4
Level 3 Queen Victoria Street
Reception
Queen Victoria Street Level 2
Level 1 Upper Thames Street Level 0 Atrium
Atrium Level -1 Plant Enclosure Basement Level -2
Communal Office Areas Office Vehicle Access
Ben Adams Architects
Senator House 85 Queen Victoria Street
22
2.11 Client Brief & Site Opportunities Our client instructed Ben Adams Architects to review the existing building as a large proportion of the leases have expired, and works were required to the building prior to its re-letting. The following opportunities arose from our analysis of the fabric of the buildings in the context of the demand for office floor space. –
Overcladding of main element of principle north façade and east and west returns.
–
New roof terrace to be created.
–
Conversion of top four floors to an efficient 4 pipe fan coil system from a VAV system.
–
External landscaping.
–
Entrance refurbishment.
–
Atrium upgrade excluding staircase to lower levels.
–
Cycle storage and shower facilities introduced at lower level of building.
Ben Adams Architects
Senator House 85 Queen Victoria Street
23
Section 3.0 Design
Ben Adams Architects
Senator House 85 Queen Victoria Street
24
3.1 Approach Summary
3.2 Consultation with City of London
This Design and Access Statement seeks approval on the following proposed works:
The development of the proposed scheme has been informed with the benefit of the advice obtained by engaging with the Officers of the Local Planning and Highway authorities, and City Police as noted below:
Full refurbishment of vacant office Levels
Condensed roof top plant (see p.a. Ref: 16/00049/ FULL) Creation of roof top office amenity spaces
-
-
U
TH PPE R
SS A ME
TRE E
T
-
Entrances off Upper Thames Street Re-configuration of lower levels Animate atrium space
Reconfigured Landscaping to Queen Victoria Street
-
Q
N UEE
V
OR IC T
IA
EE S TR
- Infill recesses to sides of existing entrance to Queen Victoria Street. - Lining of window reveals - Re-configuration of certain window openings - Overcladding of existing stone - Introduction of capping hood to North elevation at 7th floor - Re-configuration of entrance portal
T
Full Refurbishment of vacant office levels Condensed roof top plant Creation of roof top ancillary office break-out area & external amenity space. Creation of building entrance and cycle provision accessed off Upper Thames Street. Internal re-configuration of lower levels to provide serviced offices. Animate atrium space. Reconfigured landscaping to Queen Victoria Street Infill recesses to sides of existing entrance to Queen Victoria Street. Lining of existing and proposed window reveals to updated facade. Re-configuration of certain window openings. Overcladding of existing stone to Queen Victoria Street and Cleary Gardens. Introduction of capping hood to North elevation at roof level. Re-configuration of entrance portal.
September 2015 –
First pre-application meeting and site visit with planning and design officers where massing, facade and material proposals were presented and well received.
January 2016 –
–
Second pre-application meeting with planning and design officers, to review developed building proposals including material approach. Review of landscaping proposals with Open Spaces Group and Environmental Enhancement.
February 2016 –
Third meeting with planning and design officers on-site, to review context, details of proposal and proposed material palette against existing stone.
Ben Adams Architects
Senator House 85 Queen Victoria Street
25
3.3 Response to Design Feedback This document follows two Pre-Application meetings with the City of London on the 22nd September 2015 and 26th January 2016. September Meeting - Comments and Outcomes: In principle the approach to the project was well received.
September Option A:
The facade is extended by three metres onto Queen Victoria Street enabling floor to ceiling glazing and adding verticality to the facade. The facade is capped with a hood at roof level.
January Proposal:
The capped facade element from Option A and the existing rhythm of the window structure from Option B are combined and developed further. The windows and capped hood share the same materiality enabling a holistic reading of the facade.
September Option B:
The structure of the existing windows remains and is carried through to the roof level with a framed element above. The facade is over-clad and the windows are fitted with hoods.
February Proposal:
The structure of the existing windows remains and is carried through to the roof level with a framed element above. The facade is over-clad and the windows are fitted with hoods.
Option A involved the extension of the facade, and thus an increase to the building footprint. This was deemed as unsuitable due to existing tenant limitations and construction issues associated with the proximity to London Underground. There were also comments about the split nature of the facade applications, curtain walling & punched openings, meeting at the prominent corner. Option B retained the existing window structure and replicated it to the roof level, but this did not offer as much of an improvement to the appearance as the provision of the roof level hood in Option A offered. The retained rhythm of the windows, was considered more appropriate where the corner turns and the two elevations are read together. January Meeting - Comments and Outcomes: A combination of both A and B was deemed most suitable and the second meeting presented the revised proposal to the Queen Victoria Street elevation, and further consideration on detailing the overclad facade and window elements. Comments focused on de-materialising the return elevation of the bronze hood to address the direction of the street and connecting the central window bays to the principle elevation through the bronze hoods enforcing the symmetry of this facade, with a reference to the rhythm of the windows taken up to the roof level glazing and mullion positioning. February Meeting - Comments and Outcomes: The revised level 7 corners were well received, both lightening and addressing the streetscape.
Ben Adams Architects
Senator House 85 Queen Victoria Street
26
3.3 Response to Design Feedback Whilst discussing massing and architectural language at both pre-application meetings material treatments were also tabled to offer ideas of appropriate claddings to the existing polished and flamed pink granite. Various options of materials were considered for overcladding; mesh, cement board cladding, ceramic rainscreen and stone. Given the existing stone veneer to the building the additional skin needed to be of sufficient quality to not dilute the solidity of the building. Of the options presented, stone was agreed as a suitable material to refresh the facade.
Material Proposal - Portland Stone
The pale Portland stone, with its close uniform texture and solid colour conflicted against the fragmented mottled appearance of the flamed and polished granite. A porphyry option tried to link back to the tones of the existing building, but neither matched or complimented the varied colours, resulting in a clash of external material finishes.
Material Proposal - Porphyry Stone
Where the joint occurs between the existing and proposed cladding the material is too similar, creating a clash.
Of the three options presented the grey granite offered the most suitable addition to the facade. It picks up on the dark mottled patches of the existing stone and continues the fragmented structure of the existing granite. Various finishes were considered, and a honed and brushed surface was deemed most suitable. This offers a balance between the existing polished and flamed finishes, while expressing the texture of the stones composition.
Considered overcladding material options.
Material Proposal - Grey Granite
Where the joint occurs between the existing and the proposed cladding the applied material references the existing, whilst offering a clear break between the two faรงades of Queen Victoria Street and Upper Thames Street.
The granite also works well with the existing rich bronze anodised window treatment, and offers a dignified palette to Queen Victoria Street. This also achieves a considered point at which the buildings elevation to Queen Victoria Street consciously departs from that of the existing building.
Ben Adams Architects
Senator House 85 Queen Victoria Street
27
3.4 Use and Layout Existing
Proposed
Vehicle
Cycle Pedestrian
No change of use is proposed. All proposed facilities (cycle provision & ancillary amenity spaces) will serve the principle B1 office spaces. The main changes to the building are as follows: Level -1 (Atrium): Cycle provision & associated facilities. Atrium opened up to Serviced Offices to offer additional Reception / Breakout Space.
Level -1 (Atrium)
Level 0 (Upper Thames Street)
Level 1
Level 0: Two new entrances (pedestrian and cycle) are created off Upper Thames Street, together with increased central circulation to the serviced office spaces. Level 2: Reconfigured reception entrance from Queen Victoria Street. Atrium opened up to new entrance at Level 0 & Atrium Level breakout space. Infill of recesses onto Queen Victoria Street elevation. Level 3: Infill of recesses onto Queen Victoria Street elevation & infill of atrium recesses.
Level 2 (Queen Victoria Street)
Level 3
Level 4
Levels 4 to 6: Infill of recesses onto Queen Victoria Street elevation & infill of atrium recesses. Level 7: Rationalisation of plant (see p.a. Ref: 16/00049/ FULL), creation of roof top break-out space & amenity terrace.
Plant Enclosure Communal Office Areas Office Level 5
Level 6
Level 7 (Roof)
Vehicle Access Ancillary Breakout Areas
(ONLY LEVELS 3,4,5 & 6 FCU)
Purpose Information Ben Adams Architects
Area
Senator House 85 Queen Victoria Street
28
Existing
Proposed
3.5 Amount
Change %
sqm
sqft
sqm
sqft
sqm
NIA
13,950
150,200
13,700
147,500
-250
-2,700
-2%
GIA
17,619
189,600
17,916
192,800
297
3,200
2%
GEA
20,749
223,300
21,122
227,400
297
3,200
2%
GIA/NIA
79%
76%
-3%
Notes: 1. All areas are approximate and are subject to survey. Do not scale from any associated drawings. 2. All figures are rounded to the nearest 100 or 1000 as appropriate. 3. Use classes refer to the UK Planning Use Classes Order and should be checked against that document for accuracy and Use Class change
wn by floor and use class
se / Business Lounge
This table highlights changes to the measured GIA and GEA areas between the existing building and the proposals.
Existing
Proposed
Change
sqm
sqft
sqm
sqft
sqm
sqft
%
0
0
0
0
0
0
-
0
0
0
0
0
0
-
1,300
14,000
994
10,700
-306
-3,300
-24%
74
800
111
1,200
37
400
50%
1,374
14,800
1,105
11,900
-269
-2,900
-20%
1,514
16,300
1,477
15,900
-37
-400
-2%
1,514
16,300
1,477
15,900
-37
-400
-2%
1,904
20,500
1,904
20,500
0
0
0%
1,904
20,500
1,904
20,500
0
0
0%
1,700
18,300
1,700
18,300
0
0
0%
1,700
18,300
1,700
18,300
0
0
0%
1,960
21,100
1,997
21,500
37
400
2%
1,960
21,100
1,997
21,500
37
400
2%
1,950
21,000
1,978
21,300
28
300
1%
1,950
21,000
1,978
21,300
28
300
1%
Ben Adams Architects
Senator House 85 Queen Victoria Street
29
3.6 Appearance - Townscape Views The images to the left show the prominent existing and proposed view South West from Mansion House where from the proposals are best appreciated. The proposed elevation seeks to refresh this prominent facade to Queen Victoria Street, with overcladding of the existing stone & infilling recesses to the facade to further enhance the solid appearance of the building onto the street. The uniform architectural treatment of this elevation is suited to the prominence of this principal road. The top floor is expressed via a horizontal viewing portal that elegantly caps the building, references the corners and updates the facade. The proposed cladding material, a honed and brushed Impala granite relates to the quality of the existing cladding, and the grey tone is a direct reference to the speckled varied tonal nature of the existing stone but in an updated and dignified palette. The detailing and junction between the proposed projecting bronze window hoods and stone cladding material have been detailed to ensure a solid appearance, the metal reveals hiding the existing pink granite veneer corner junctions. To the north east and north west expressed corners bespoke cladding panels will be mitre jointed and resin bonded to offer a solid permanent corner condition. At ground level (which varies across the three elevations) the honeycomb cladding solution will be reinforced to offer a more robust environment to these accessible areas. The granite will not weather, and the use of suitable non oil based materials in finer fully filled mortar joints will ensure a uniform and solid appearance across the entire facade.
Ben Adams Architects
Senator House 85 Queen Victoria Street
30
3.7 Appearance - Cleary Gardens The proposal turns the corner, linked through the materials of the reclad Queen Victoria Street facade and windows. The roof top corner is stepped back and glazed to lighten and de-materialise the facade. The return facade is a language of punched openings, continuing the scale of the existing building onto the garden area. The internal corner between the East and North elevation creates a clean vertical joint between the existing and propose overcladding, justification for the location of this join is reviewed on the following page which looks at the overall aesthetics of the existing building and how the form is made up of two distinct types of massing.
Ben Adams Architects
Senator House 85 Queen Victoria Street
31
3.8 Appearance - Facade Elevation
North Elevation
East Elevation
North Elevation
East Elevation
Existing
Proposed
Window Detail
Existing Internal Corner - Cleary Gardens Clean vertical joint to the external line of the building. Rhythm of window fenestration and architectural treatment changes between elevations. Large blank area of masonry creates additional visual separation between elevations.
Proposed Internal Corner - Cleary Gardens
Introduction of metal hoods to the overclad faรงades alters the perception of the window proportions, whilst retaining the architectural language of punched openings within stone.
Ben Adams Architects
Senator House 85 Queen Victoria Street
32
3.9 Appearance - Corner Treatment
Internal Corner - Cleary Gardens
External Corner - Cleary Gardens & Queen Victoria Street
External Corner - Cleary Gardens & Huggin Hill
Clean vertical joint to the external line of the building. Rhythm of window fenestration and architectural treatment changes between elevations. Large blank area of masonry creates additional visual separation between elevations.
Clean vertical expressed joint to the external line of the building. Rhythm of window fenestration and architectural treatment consistent. Strong, consistent and formal raised parapet height.
Fragmented tiered corner to the external line of the building. Rhythm of window fenestration and architecture varies between elevations. Fragmented form of corner disables clean overcladding details.
Ben Adams Architects
Senator House 85 Queen Victoria Street
33
3.10 Appearance & Scale Existing vs. Proposed The existing cladding is set out horizontally in panels made up of flamed and polished granite. The large movement joints and the contrast in colours between the black grout and the pink granite results in a very fragmented facade. The existing architectural detailing of various stylised metal grills and plates will be removed and overcladd to achieve a solid reading of the facade. The proposed grey granite was well received at the pre-application meetings, offering a dignified pallet alongside the warmth of the bronze accents. The new cladding will allow for the movement joints and grout to blend in with the material and read as one entity as opposed to a fragmented set of obviously jointed panels that currently encase the building. The existing movement joints will not be disregarded, instead the proposed cladding panels will contain movement joints in the same locations as the current cladding but these will be indistinguishable from the neighbouring mortar joints. The existing panel within the doubleheight window bay will be overclad in a folded metal panel in order to accentuate the verticality of the facade and the proportions of this double opening.
Existing Window Details
Proposed Window Details & Overcladding
The existing glazing in all windows will be retained and any new glazing elements will match the existing. This entails the retention of all mullions, transoms and window panels. The bronze aesthetic of the hoods has been selected to respect the existing materiality of the window frames, mullions and transoms.
Ben Adams Architects
Senator House 85 Queen Victoria Street
34
3.11 Appearance - Detailing Materials The material of the existing façades is now 30 years old. A re-cladding strategy is proposed, focusing on the treatment of the windows and the facing granite. Infilled sections of the existing facade would follow these proposals. Windows The existing windows are of good proportions, finished in a bronze anodized finish and are in relatively good condition. These will be cleaned and retained.
Existing Facade: Dated flamed and polished pink granite. Varying window transoms. Window infill panels
Existing granite stone in flamed & polished finish.
Refurbishment Sequence. 1st: Apply window hoods 2nd: Apply Cladding
Proposed Facade: Updated facade system Addition of hood to window aperture.
At the junction of the main facade and the return into the window the corner reveals where the slabs of granite veneer meet. The existing stone cills sit flush with the facade, resulting in unfortunate drip detail which has marked the facade over time. The proposed solution to the dated detailing and drip detail is adding pressed metal ‘hoods’ to the windows. In turn this allows for neater junctions with the overcladding of the façades. Facade The flamed and polished granite stone is dated. Expansion joints have seeped oils into the porous rock, overly expressing these joints on the facade. The proposal looks to apply the cladding material to the existing North and East facade, refreshing the aesthetic to this prominent corner.
Pressed metal window reveals
Ben Adams Architects
Senator House 85 Queen Victoria Street
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3.11 Appearance - Detailing The channel window element, consisting of two fins is, fixed to the existing facade with the new over cladding hiding the fixings. Both faรงades are north-east facing and need to be maximised for daylight. The width of the channel enhances the size of the windows without impacting on the level of light.
Framing the windows through both a deep channel and a thin fin allows for a similar yet differentiated reading of the facade of the ground and upper levels.
Brushed and Honed grey granite cladding offers a dignified pallet alongside the warmth of the bronze accents
Ben Adams Architects
Senator House 85 Queen Victoria Street
Sectional Details
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Stone Overcladding System Corner Sample
Plan Details
3.11 Appearance - Detailing
Existing glazing Existing structure Existing cladding system 1. Head Detail
2. Panel Detail: Folded Bronze
Existing movement joint @15mm Existing & proposed movement joints are overlaid Proposed movement & grout joint @10mm
Existing cladding Proposed cladding fixings Proposed cladding corner panel detail Pigmented epoxy resin, bonded and finished
3. Cill Detail
Ben Adams Architects
Senator House 85 Queen Victoria Street
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3.12 Townscape Views - Upper Thames Street The proposed pedestrian and cycle entrances are created out of existing apertures in the facade. At the pavement level the existing metal detail covering both windows and plant louvres is removed, with updated louvres added to the retained plant openings.
Ben Adams Architects
Senator House 85 Queen Victoria Street
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3.13 Scale and Massing - Roof The locally protected views of the Cathedral are known as the ‘St Paul’s Heights’. These take the form of a ‘blanket’ of maximum building heights, within which the site sits; dictating the maximum heights that the proposed roofscape will need to adhere to. The existing layout exceeds the maximum heights in certain areas, principally surrounding the core and at the North East corner of the raised parapet.
Existing Roof top Massing, showing points where 85 Queen Victoria Street exceeds the St Paul’s Height Restrictions
Proposed Roof top Massing, showing reductions in the existing roof top massing.
Our proposals seek to improve the arrangement of the roof top, through condensed & screened plant to the North West, where height allowances are at their maximum. Please refer to planning application ref. 16/00049/FULL. The existing roof elements height will be improved to follow the St Paul’s Heights guidelines; this includes a reduction of the existing parapet to the East to maximise compliance with both the St Paul’s Height limitations and conforming to the LVMF requirements.
Amenity Space
Together with the reduced parapet, a new roof structure finishes the front of the building, containing the ancillary break-out space and external amenity space and condensed plant; improving the existing situation regarding St Paul’s Heights.
Ancillary Break-out Space
Existing and Proposed Parapet Heights. The proposal removes sections of the existing parapet which exceed the ‘St Paul’s Heights’ grid.
Diagram of potential massing heights.
Condensed Plant
To the South, where the height restrictions are at their most restricted, the space is offered as an external landscaped amenity space, from which to enjoy the 360 degree view of the city.
Ben Adams Architects
Senator House 85 Queen Victoria Street
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1. Seating covering BMU track
3.14 Appearance - Roof top Proposal The proposed rooftop offers a variety of open landscaped spaces designed by FFLO, from which to enjoy the panoramic views across the city of London. To the north of the plan a glazed ancillary break-out facility is proposed for the use of the building occupants, with views towards St Paul’s Cathedral.
1. 2.
To the North West of the roof, the proposals condense and screen the existing roof top plant.
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2. Big picnic tables
4.
The space is divided into four zones; indoor break-out space, outdoor seating area, viewing point and planted landscaping to the South.
wer level
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3.
5
The proposed landscaping and break-out zones wrap around the plant and allow for the retention of the Building Maintenance Unit track to part of the building perimeter.
Roof Top Edge Protection 5.
1. 2. 3. 4. 5
Indoor break-out space Outdoor seating area, Viewing point Planted terrace Glazed balustrade above parapet - see section 2.6
As highlighted in Section 2.6 the existing edge protection will be increased up to current Building Regulations to offer a guarding which is a minimum 1,100mm high. 2. Benches with planter and light
Ben Adams Architects
Senator House 85 Queen Victoria Street
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Section 4.0 Access
Ben Adams Architects
Senator House 85 Queen Victoria Street
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4.1 Access to the Building Pedestrian
The Main Access to Senator House is retained at 85 Queen Victoria Street into the main reception. This entrance is fully accessible. An additional secondary access is proposed, enabling pedestrians from Upper Thames Street to access office spaces from the South.
Cycle
Cyclists can enter the building via Upper Thames Street using the proposed cycle entrance, which will be finished in hard wearing robust materials. A combined staircase and cycle ramp provides access to the basement where there are cycle storage facilities and associated changing/ washroom facilities offering the following:
Level -1 (Atrium)
Level 0 (Upper Thames Street)
200 Cycle Storage Locations Part M compliant WC / Shower Room Male Changing room with 6 showers & 100 Lockers. Female Changing room with 6 showers & 100 Lockers. Bike repair point.
Vehicles
The existing parking provision at level 0 is to be retained which includes provision for disabled parking.
Main access New secondary access Vehicle access Car Park Cycle access Level 2 (Queen Victoria Street)
Cycle facilities
Ben Adams Architects
Senator House 85 Queen Victoria Street
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4.2 Access within the Building Access for All
The Equalities Act 2010 is based on reasonable provision with respect to the physical environment, and so within this context, two of the main references used in the development of the proposals for Senator House, 85 Queen Victoria Street are BS8300 and Approved Document Part M. Opportunities have been taken where possible to enhance mobility within the constraints of the existing structure.
Horizontal access
Level -1 (Atrium)
Level 0 (Upper Thames Street)
Level 1
Doors and thresholds will be level on each floor and designed in line with Approved Document Part M. A fully accessible WC and ambulant accessible WC is provided at every level. Proposed accommodation to level 7 would be served by a new accessible WC on level 6, in accordance with BR Part M, provisions 5.10.h.ii.
Vertical access
Three sets of existing fire-escape stairs are accessible at each level and the lift core with five passenger lifts are accessible from the centre of each floor plate. Level 7 is accessed via a new ambulant disabled staircase and a new part M compliant platform lift.
Level 2 (Queen Victoria Street)
Levels 3-6
Level 7 (Roof)
DDA Compliant WC Stairs Lifts Vertical Access Point
Ben Adams Architects
Senator House 85 Queen Victoria Street
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4.3 Service Access
The existing building is currently serviced off street with deliveries and collections from Upper Thames Street, and this will remain as the only point of Service Access.
Waste and recycling
The current arrangement of the service yard and locations of associated refuse and recycling facilities are not altered within the proposals.
Deliveries
All deliveries for the building will be dealt with at the Upper Thames Street entrance. Two existing goods lift offers back of house distribution to all office and basement levels. One lift serves Level 0 to 6 One lift serves Levels 0 to -1 Day-to-day deliveries for office workers can be dealt with at reception on Queen Victoria Street.
Collection zone Bin store Route taken by waste and recycling Postal deliveries Goods delivery via goods lift to basement
Ben Adams Architects
Senator House 85 Queen Victoria Street
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4.4 Building Security Ben Adams Architects met with the Crime Prevention Design Advisor at the City of London, on the 6th November 2015 to review the proposals. The following points were raised, mainly relating to the creation of access points for cycle storage off Upper Thames Street: - All proposed external doors are to be LPS 1175SR2 rated with maximum 600mm facade recesses from the pavement line. - All internal storage in shower changing facilities to meet PAS 24 Standards. - Redesign of main entrance may require threat assessment by CTSA. - Any replacement glazing to meet CPNI standards. Existing security cameras are to be retained and are located in the following locations:
Level 0 (Upper Thames Street)
Existing security cameras Existing ground lighting
Level 2 (Queen Victoria Street)
Entrance Pavilion on Queen Victoria Street. East Elevation onto Cleary Gardens / Car Park. South Elevation adjacent to Service Yard entrance. South Elevation at corner of Lambeth Hill and Castle Baynard Street. West Elevation onto Fye Foot Lane.
External Lighting
There are existing ground level lights on the North facade of Queen Victoria Street, currently operated and maintained by the City of London. Perimeter site external lighting is provided from the corresponding first floor of the building elevation to the pavement / site area below.
Ben Adams Architects
Senator House 85 Queen Victoria Street
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Section 5.0 BAA Quality Management System
Ben Adams Architects
Senator House 85 Queen Victoria Street
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5.1 Quality Management System Revision No. 003 Revision Date 08/03/2016
Revision Description Update to section 2.6 SPH’s
File Location .../15-025/IMAGES/DESIGN REPORTS/STAGE 3
Filename 15-025 Design and Access Statement
Client Name Legal & General
Client Contact Simon Wilkes
Project Co-ordinator Alec Borrill
Editor Nicholas Jewell