THE CARAVAN CLUB
April 2050
2050 The Caravan Club Magazine Design Realisation Report • Context • Delivery •April Construction • Performance
Call for entries for this year’s competition. Entries should be short films inspired by Canvey Common, of no more than 3 minutes long. Full information and past winners available on our website. Entries should be submitted by April 30th 2050. Visit www.caravanclub.co.uk for more details.
Competition Winner 2049 2
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FROM THE EDITOR
THE CARAVAN CLUB
April 2050
THIS MONTH’S COVER Initial concept image of the new Town Centre at Thorney Bay, as seen through the wilderness of Canvey Common.
PATRON HRH Queen Consort Catherine President: Viscount Coke Chairman: G J Chamberlain Director General: Nick Lomas
THE BUILDING Client: Caravan Club Users: Caravanners of Canvey Island Project Manager Architect Planning Authority: Castle Point Borough Council Consultants: Planning Consultant, Environmental Energy and Sustainability Consultant, Structural Engineer, Sound Engineer, Services Engineer
THE SITE Address:
Main Road Thorney Bay Canvey Common Essex
As the heart of our community on Canvey Island, Thorney Bay will be developed as a new Town Centre, providing services and infrastructure as well as the new social centre of the Caravan Club Headquarters. The proposed new CCHQ will house various public areas including an exhibition space, an indoor and outdoor cinema, a function room and cafe, as well as providing a workshop / TV studio, offices and a boardroom for the Caravan Club itself. This month’s issue of The Caravan Club Magazine is a special issue, documenting the new building in four distinct sections: Building Context, Building Delivery, Building Construction and Building Performance. This outlines the significance of the new building in terms of the site and the narrative of Canvey Common, the Caravan Club as the client and contractual and administrative relationships, the structural and material decisions, and the strategic approach to a sustainable and comfortable building operating within the wilderness of Canvey Common. This issue aims to give our readers and members a comprehensive guide to the building and its story. Enjoy the issue!
RECYCLE YOUR MAGAZINE AND SHARE THE JOY OF CARAVANNING—PASS ME ON TO FRIENDS AND FAMILY
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“The overall aim of the club is still to promote and connect those interested in caravanning...� pg 33
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Main image: Initial conceptual collage of new Town Centre at Thorney Bay. Architects Own.
Contents April 2050
RN U T P18 TOARAVANSTHE C TING SS ABI INH DERNE WIL
PROJECT OVERVIEW
BUILDING DELIVERY
BUILDING CONSTRUCTION
BUILDING PERFORMANCE
08 10
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Performance Strategy
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Systems Environmental Strategy Heating & Zoning Ventilation & Cooling Lighting & Energy Use Acoustic Performance Circulation & Fire
Introduction Caravan Club Headquarters
BUILDING CONTEXT 12 14 18 20 22
Urban Context Canvey Island Into the Wilderness Free to Inhabit Canvey Common
The Caravan Club 34 36 38
Programme/Organisation 50 52 Funding & Revenue Club Together 54
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Pre-Contract
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Competition & Appointment Procurement & Contract
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The Proposal Proposal and Aspirations A Vibrant Town Centre Access and Connection
56 58 60 62
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Client and Programme
Stucture Structural Strategy Main Structure Secondary Structures Materiality Materials Strategy Exhibition Space TV Studio / Workshop Public Areas and Function Room Offices and Boardroom
Post-Contract Regulations and Stages of Work
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70 72 74 76 78
APPENDICES 82 84 86 88 90
Drawings The Original Thorney Bay Caravan Community Defining Requirements Bibliography
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View of CCHQ from Public Square. Architects Own.
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PROJECT OVERVIEW | INTRODUCTION
Introduction In the Post-Scarcity world of 2050, the wilderness of Canvey Common is inhabited by a community of Caravan Enthusiasts... The Project is driven by the idea of Post-Scarcity, a future condition where technology has developed to such a degree that it has enabled a world where goods, services and information are widely available through automated systems, theoretically also resulting in an abundance of natural resources.
instead are free to roam and explore the world as they choose. People are also free to create the world that they live in, with more time to engage in creative pursuits and to transform their worlds according to their day-to-day whims. This idea is epitomised in the life of a caravanner.
Canvey Island has a rich history as a tourist seaside destination with a number of caravan parks along the coastline over the years. However it has also always boasted a tight-knit community, and a colourful past.
After its heyday in the 1960s and with the introduction and subsequent abandonment of the Oil The idea of a world without Inspired by the freedom to create Refinery sites in the late 1970s, constraints, and the social and the freedom to roam, Canvey Canvey Island became less and implications of this, is the main Common has no permanent or fixed less a desirable place to live and driver behind the society on Canvey residences, and instead is inhabited work. Its reputation as a ‘council Common. People are no longer by a community of caravanners island’ in the early 21st century led restricted to living in one place for living in highly individual, to its gradual decline and neglect. access to work or families, and personalised caravans.
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POST-SCARCITY Over the last 30 years as the final people left the island, it became a wilderness, reverted back to its natural state of grassland and salt marshes. Now, in the year 2050, Canvey Island is being rediscovered. Caravan settlements have sprung up organically over the island, and a migration of likeminded creative caravanners now inhabit the island. This community, although individual and self-sufficient in many ways, is in need of a social meeting point, a place of celebration and of coming together, a ‘Town Centre’. The
traditional caravan park typology often houses communal facilities or meeting places that are uninspiring and inflexible for their transient inhabitants, as well as caravan layouts that also reflect a static, monotonous way of life. The new Town Centre proposed by this project, therefore, needs to be radically different and appropriate for the creative, fluctuating caravanobsessed community within it.
“there cannot be true freedom without creativity”. “…imagining a society in which each man is free to create his life, to give it shape according to his deepest aspirations…seek to transform, to recreate, those surroundings, that world, according to his new needs.” – Constant Nieuwenhuis, ‘New Babylon’
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PROJECT OVERVIIEW | BUILDING
Caravan Club Headquarters A building for the celebration, showcase and development of caravans, the Caravan Club HQ is a nerve centre for the community. The main concept for the Caravan Club Headquarters is the idea of celebration and a showcase of the caravan and the life of a caravanner. It is a kind of theatre that will unite the community and spark conversation and social interaction.
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The heart of the building is a workshop / tv studio that should be viewable from the public areas of the building. This space was conceived as a kind of vertical workshop that showcases the caravan and the act of fixing it, a popular pastime within the caravan community.
Main Image: Conceptual image of workshop. Architects Own.
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Photograph of caravan workshop (Google Images), Photograph of car workshop (2013) Architects Own.
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View of Thorney Bay Town Centre. Architects Own.
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BUILDING CONTEXT | URBAN CONTEXT
Canvey Island The local motto “Ex Mare Dei Gratia”, describes Canvey as “From the sea by the Grace of God...” Canvey Island is an island of some seven square miles lying 30 miles east of London, off the South Coast of Essex in the Thames Estuary. It is below sea level with beaches to the south and some 14 miles of high sea walls.
its perimeter. This community was largely made up of Dutch farmers, producing goods to trade in London. Therefore the whole area is a man-made island, with an essentially artificial landscape. The island has been utilized over the years mainly to serve London, In the 17th Century if was cultivated either farming produce, as arable farm land, connecting petrochemical storage and various different islands of salt distribution, a residential satellite or marshes into one larger area with a tourist haven. the creation of the sea wall around
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The island is roughly divided into two parts, either side of Thorney Bay. The Eastern side was traditionally the residential side of the island, dominated by housing estates, schools, and the original town centre, as well as the pubs and restaurants of the tourist heyday.
Photograph of Canvey Island before the abandonment in 2014
The western side has an entirely different heritage, dominated by the abandoned industrial sites and farmland, as well as the huge historic caravan park site next to Thorney Bay itself. The history of Canvey Island can be quite clearly seen in the features of the western wilderness, which remain to be explored by the Canvey Commoners: Thorney Bay, Deadman’s Point, Hole Haven, and Canvey Wick.
The natural environment of Canvey Island is salt marshes in the Thames Estuary and low lying grassland. About 80% of Essex’s coastal marshes were lost since the 1930s, being converted to arable, building and landfill sites. Canvey Island is one of the most biodiverse areas in Western Europe.
Main image: Aerial Photograph (2013) Google Images.
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BUILDING CONTEXT | URBAN CONTEXT
“dominated by the abandoned industrial sites and farmland, as well as the huge historic caravan park site next to Thorney Bay itself ”
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Photographs of Canvey Island (2013). Architects Own
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Photograph of Canvey Wick (2013). www.buglife.org
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BUILDING CONTEXT | URBAN CONTEXT
Into the Wilderness After years of neglect Canvey Island has become a wilderness of salt marsh and grassland, ready to be enjoyed and re-explored. With the gradual abandonment of Canvey Island since 2015, the island was reverted back to its natural landscape of grassland and salt marshes. This was also enhanced by the gradual breakdown of the sea wall and reintroduction of creeks crisscrossing the island.
This led to a new interest in the natural beauty of Canvey Island and the surrounding boroughs in South Essex, seeking to enhance and protect the natural and historic heritage as well as creating a green link along the Thames into London.
With the exponential growth of technology and the increasing The Thames Gateway Green globalisation of mega-cities and Strategy of 2005 aimed to achieve: mega-regions, the tradition of the Thames Gateway as a residential “A living system threading through satellite of London was no longer the urban and rural landscape, relevant. Instead the area could be connecting places that are attractive utilised for reasons other than to people, wildlife and business, ‘suburbia’ as it was then known. and providing clean air, food, water, Canvey Island at this time was also energy, minerals and materials”.1 a particularly deprived residential
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area with a reputation of poverty and crime. As a result of the Green Strategy and the already deprivation of the island, the Government transformed a large area of Canvey Island into a wildlife reserve, the wilderness we see today.
1
Thames Gateway South Essex Green Grid Strategy. April 2005. pg 5.
2
National Geographic. Cary Wolinsky 2001 (http://ngm.nationalgeographic.com/ngm/0101/ feature6/
“...the area could be utilised for reasons other than ‘suburbia’ as it was then known...”
Built up areas Wilderness Creeks / Rivers Caravan Settlements Thorney Bay
PRECEDENTS
Quartzsite, Arizona, USA Quartzsite in Arizona, named ‘America’s largest parking lot’2 (National Geographic), is a small town in the desert that grows with the influx of RVs in January and February for the town’s gem show and swap meet of local minerals, rocks and gems. The RVs inhabitation of the landscape is aweinspiring—being both alien and at harmony with the landscape.
Main Image: Aerial representations of Canvey Island Wilderness. Architects Own. Precedent Images: Both Google Images
Fresh Kills, NYC, USA Once covering 2200 acres, Fresh Kills was the main landfill site for New York City. Today the land is being transformed into reclaimed wetlands, recreational facilities and landscaped public parkland.
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BUILDING CONTEXT | URBAN CONTEXT
Free to Inhabit Deadman’s Point with its oil jetties and industrial landscape overrun by nature, provides an area to inhabit and enjoy. Canvey Common today has some remnants of the past communities on the island. These, now largely abandoned, now provide tourist attractions and points of reference within the wilderness.
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The oil refinery site at Deadman’s Point is the main attraction, together with the Lobster Smack Pub at Hole Haven.
Main image: Photo representation of Deadman’s Point Oil Jetty. Architects Own.
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BUILDING CONTEXT | URBAN CONTEXT
Canvey Common A ‘Common Land’ to explore and inhabit, Canvey Common retains the identity of Canvey Island, but the transience of the new society. According to the Government: “Common land is owned by someone, but other people can use it in specific ways, the ’right to roam’.” 1 In 2050, Canvey Island is partly owned by the local authority and the Caravan Club itself. The land is registered as ‘Common Land’, or
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‘Open Access Land’, where legally anyone can walk freely without having to stick to pathways. There are also special permissions organised by the Caravan Club that also allow people to camp on this land. The arrangement of the island is roughly mapped out above, however it is always changing.
Thorney Bay acts as the Town Centre, with the more permanent buildings and services. The main roads run from Thorney Bay to Deadman’s Point and Hole Haven, and from Thorney Bay north to the mainland. A number of features have also been informally named over the years to aid navigation around the island.
https://www.gov.uk/common-land-village-greens
PRECEDENTS Slab City, nr Niland, California, USA2 A temporary city were residents in RV trucks occupy an abandoned military base.
Main Image: Official Unofficial Map of Canvey Common by local residents Photograph of Slab City (Google Images), Official Unofficial Map of Slab City by residents
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BUILDING CONTEXT | THE PROPOSAL
The Proposal & Aspirations A sustainable and rational development, uniting and facilitating the rural, transient community on Canvey Island. The proposal is to create a new The aims of the new Town Centre Town Centre at Thorney Bay which are as follows: connects with the wider wilderness of Canvey Island and unites and To create a vibrant Town celebrates the Caravan Community, Centre that celebrates and as well as providing a new facilitates the existing headquarters for the Caravan Club community, and encourages itself. tourism and enjoyment of Canvey Common. The main concept for the To comply with National and programme of the Town Centre is Local Planning Policy for both the idea of a centre for the Traveller Sites and Canvey community. Thorney Bay will Island as a whole, creating an symbolise the heart of Canvey economically , socially and Common, an amalgamation of environmentally sustainable caravans, people and services, and site. a hub of activity. The current state To provide the required of Canvey Island as a wilderness community services such as further underlines this need for a new social and functional centre. electricity, water and waste collection.
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To respond to and enhance the natural beauty of Canvey Island, highlighted in the Local Plan Policy NE 4: Canvey Marshes Historic Natural Landscape, which seeks to enhance the quality of the landscape and the public’s access to it.1
To respond to the topography of the site and the flood risk.
To create an environmentally driven, self-sufficient community that makes use of natural resources of water, light and heat, and is as efficient as possible in terms of energy consumption and waste.
To create a more cohesive community (Local Plan Policy HC 1: Active and Healthy Communities).2
To allow easy access around the island for cars and caravans, but without disrupting the natural landscape.
To provide the setting for a new Caravan Club Headquarters
The aims of the Caravan Club Headquarters:
To provide a central building for the Caravan Club that acts as a symbol and showcase of the Club itself, raising its public profile.
To provide public, informal spaces for community interaction.
To publicise and showcase the caravan and the life of the people on the island.
To house administrative functions and therefore increase revenue for the club, attracting new members and generating production material such as the magazine and the television channel.
To use the concept of a caravan for the performance and construction of the building.
To be as collaborative as possible through the design process, taking into consideration the opinions and requirements of the individual members as well as the club as a whole.
1
Castlepoint Borough Council Local Plan (2014) pg. 193
2
Ibid. Pg. 138
PRECEDENT Black Rock City, Nevada, USA. An example of a temporary settlements is Black Rock City which ’pops-up’ for the Burning Man Festival annually. It has installed infrastructure, including roads, allocated use areas, and services for the temporary residents, all arranged around the central focus of the Burning Man stage.
Main Image: Conceptual plan of Town Centre. Architects Own for Competition. Precedent Images: (http://www.burningman.com/preparation/maps/#.UynBuPl_suc)
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BUILDING CONTEXT | THE PROPOSAL
A Vibrant Town Centre Centred around the Public Square, Thorney Bay Town Centre is a vibrant and fluctuating amalgamation of people and caravans. Even as a temporary settlement, Canvey Common will need a fully functioning centre at Thorney Bay to provide the facilities for the caravan settlement, as well as creating spaces for public interaction and caravan celebration. The main services to consider are water, power and waste disposal, as well as roads and parking. Thorney Bay Town Centre will comprise two main buildings around a public square. The first, the Caravan Club HQ will provide spaces for social interaction and learning about and celebrating caravans. The second will be a services building, also known as the Post-Office, which will provide most of the necessary amenities as well as forming a public frontage to the beach. The public square is formed between these two buildings and spills out into a public plaza along
the sea wall. The remaining corner of this Town Centre includes Temporary Accommodation for caravanners. FACILITIES Legally a caravan park should provide details of the arrangements for:1
service the Temporary Accommodation, but also to be available for the rest of Canvey Island, being the main water supply. The outdoor cinema and caravan exhibition / parking area, will have opportunities for people to ‘plug-in’ for electricity. There will also be points for this along the main roads.
Waste disposal and storage will also be provided at the rear of the post-office building. However as much as possible waste will be facilities recycled with composting and Communal laundry and washing graywater harvesting. up facilities
Water supply Communal toilet and shower
Sewage disposal Waste water disposal Refuse storage and disposal Site lighting Fire precautions
In Thorney Bay the Post-Office will also have facilities for toilets, showers, laundry and washing up to
Power supply Water supply Waste disposal
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Caravan Site Application Form , Section 6. (2014). https://www.gov.uk/apply-for-a-licence/ caravan-and-camping-site-licence/castle-point/apply-1
Post-Office —services building Caravan Club Headquarters —social and cultural centre
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BUILDING CONTEXT | THE PROPOSAL
Access and Connection The new Town Centre connects to the surrounding landscape harmoniously and functionally. The main roads to the site are Thorney Bay Road from the mainland and Main Road from Deadman’s Point to the West. These two roads are ‘Local Distributor Roads’ allowing two way traffic, but also having safe footpaths either side. There will be an access road to the parking area / caravan exhibition to the rear of the Caravan Club HQ and to the rear of the post office. The other roads are dirt roads providing access to the informal settlements around the island. There are also various footpaths providing scenic routes, for example
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the Promenade along the eastern coastline, and the Western Walkway to Hole Haven. The external areas of the caravan club comprise the public square at the front and the informal caravan exhibition at the rear. This also doubles as an outdoor cinema.
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View of TV Studio from Exhibition Space. Architects Own.
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BUILDING DELIVERY | CLIENT
The Caravan Club A community for over 100 years, the Caravan Club has new significance in the post-scarcity age, facilitating and uniting the transient community. The Caravan Club was founded in 1907 by ten men and one woman. It’s aims were:
Caravan Club is also a members club, and so member involvement is extremely important, underlined by the camaraderie of caravanners as "to bring together those interested a tradition, and their expertise about in van life as a pastime…to improve caravans and the lifestyle. and supply suitable vans and other appliances….to develop the Canvey Common, as a caravanners pastime by collecting, publishing haven, is a regional centre for the and supplying to members, books Caravan Club. The Town Centre at and periodicals and lists of camp Thorney Bay will be dominated by sites etc… to arrange camping the Caravan Club Headquarters, a grounds".1 mixed-use public building that showcases and celebrates the Today it is a large organisation that Caravan way of life, as well as owns and runs over 3,000 holiday providing offices, studios and sites, with over one million meeting rooms for the Club members, and an annual turnover itself. of over £100 million. The overall aim of the club is still to promote and connect those interested in caravanning. Although a commercial organisation, the
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http://www.caravanclub.co.uk/membership/about-us/who-we-are/the-history-of-the-club
“The overall aim of the club is still to promote and connect those interested in caravanning...�
Main Image (above): Conceptual Collage of Thorney Bay. Architects Own for Competition. Main Image (left): Photograph of Caravanners. Google Images.
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BUILDING DELIVERY | THE PROGRAMME
Programme & Organisation An ‘elevated workshop’ and an extension of the public square, the CCHQ unites the community through celebration of the caravan. The initial requirements of the building given by the client were:
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Exhibition Space TV Studio / Workshop Offices for magazine production team, television team, and caravan club management and administration Function space Boardroom Public space Cinema / Lecture theatre
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At an early stage of the design, four different spaces were identified as most significant. As previously mentioned the television studio / workshop was established as the heart of the building with visual and physical links to the rest of the building.
elevated to allow the ground floor as a continuous extension of the public square, encouraging access and informal meeting through it. Finally, the Club Boardroom at the top of the building, representing the grandeur and eccentricity of the Club.
The exhibition space was conceived It was also felt that the building as a simple structure to showcase hanging caravan parts, visible from should help define the public square, forming a focal point on one the public square and on entry. side of it. The third space considered was the ground floor. There was a sense that all other functions should be
Images: Initial massing and programmatic diagrams. Architects Own.
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BUILDING DELIVERY | THE CLIENT
Funding & Revenue As a large and moneyed commercial organisation, the new Caravan Club Headquarters will be an investment for the future. The Caravan Club is a privately funded organisation that generates income from its various products, as well as from rich ambassadors. These include the magazine, the television studio and some merchandise. It also generates income through advertising. However, the main source of income is membership. Members pay a yearly membership fee that gives them access to Caravan Club Sites, caravan insurance, access to ‘Club Together’ the online community, technical help and advice, the monthly caravan club magazine, regional centre events and gatherings, and monthly special offers.
The Caravan Club is the only real caravanning body remaining in 2050, and for this reason has been able to buy out struggling Caravan Manufacturers, and struggling caravan sites, including Canvey Island, across the country. With the increasing popularity of Caravanning as a sustainable and functional way of life as well as just a leisure activity, the Caravan Club is now an important resource that is in demand.
The new CCHQ at Canvey Island will be a significant investment for the Club as a whole as well as for the Anglia Regional Centre. Canvey Island is in need of the new Town Centre to provide relevant services The Caravan Club has also enjoyed and infrastructure, but the CCHQ a rise in wealth since the 2020s itself will offer more than this. It will when caravanning became generate income for the Club with increasingly specialist as a pastime. the new Television Channel and
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documentaries that can be filmed there, and produce income from the café and hire of the function space. Moreover the building will increase the profile of the Club, a global symbol of Caravanning.
The past Patron of the Caravan Cl ub, Prince Philip The Queen had , and his wife HR an active role wi H th in the Caravanning pictured ab ove vis Community, iting Bailey Cara vans in 2012.
CLUB REVENUE The Club generates income from the television channel and the magazine, as well as membership, advertising and merchandise. The new CCHQ will provide facilities to increase these opportunities.
Main Image (left): Caravan Club Design Awards (2013). Caravan Club Archives Image (top): Caravan Club Website (2012). http://www.caravanclub.co.uk/
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BUILDING DELIVERY | THE CLIENT
Club Together The Club’s hierarchical organisation allows effective and well-informed management but also promotes member involvement. The Caravan Club is a member’s club that has grown since its formation in 1907. It has a carefully administrated organisation, fronted by Chairman Grenville Chamberlain, and an Executive Committee that is elected by members at the Annual Member’s Meetings. The Club’s Patron is Queen Consort Catherine, who took over from her Grandfather-In-Law Prince Philip. The club has other financial backing by moneyed investors. The set-up of the club is through regional centres and subcommittees that deal with finance and management, sites, events and marketing, technical support and membership. There is also a strong sense of community within the club, underlined by the ‘Club Together’, an online community with member forums and online socialising.
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There are 10 Regional Centres throughout the UK. Canvey Island falls into the Anglia Region, which also includes Norfolk, Suffolk and Cambridgeshire. The Regional Councils are set up to provide representation for the Caravan Club at a Local level. The Regional Council is made up of extremely knowledgeable members and usually matters or questions raised can be resolved at a regional level. This means that every member of the Club can use a Regional Council to access all levels of the Club management structure.
Regional Centre, as well as input from the various sub-committees, especially the magazine and television production committee. It was also felt that the wider Caravan Club Community should be involved, and most importantly the local caravanners of Canvey Common.
The Hierarchy of the Club is utilised in the organisation of the client group for this project. Due to the importance of the new building there will need to be representation from the Governance and Executive Committee. There will also need to be local representatives from the http://www.caravanclub.co.uk/membership/about-us/how-we-are-run/committees/executivecommittee/grenville-chamberlain
CHAIRMAN “Caravanning has become a way of life for The Chamberlain family and we travel the length and breadth of Great Britain and Ireland typically towing around 10,000 miles each year. As our children have now grown up, we try to take our four, soon to be five, grand-children away with us 3 or 4 times each year. We have on one occasion taken all four together at ages 6,7,8 and 9 but by the end of the weekend, Liz and I needed a holiday to recover.”1
- Grenville Chamberlain, Chairman
GOVERNANCE / EXECUTIVE COMMITTEE / FINANCERS
MEMBER ELECTED STEERING GROUP REGIONAL AND SUB-COMMITTEE REPRESENTATIVES
ANGLIA REGIONAL CENTRE
TV PRODUCTION TEAM
CANVEY COMMONERS
MAGAZINE PRODUCTION TEAM SITE MANAGEMENT MARKETING EVENTS TECHNICAL FINANCE MEMBERSHIP
Main Image: Caravan Club South Essex Centre Carnival (http://www.secc-online.org.uk
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BUILDING DELIVERY | PRE-CONTRACT
Competition & Appointment As a special part of the Caravan Design Awards 2050, the design for the Caravan Club Headquarters was won at competition. The design of the Caravan Club Headquarters and surrounding Masterplan for the New Thorney Bay Town Centre was generated by way of a two-stage architectural competition. The client set out an initial brief outlining the client aims and aspirations and the programme and required accommodation within the project, as well as identifying the needs and lifestyle already present on Canvey Common.
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Architectural Competitions have historically spurred creativity, pushing design, and often sparking proposals that the client would never have conceived otherwise. In this case the Competition was appropriate because although the Club had clear ideas about aims for the project, they had no clear idea of how the proposal would look. Also the competition allowed member involvement, setting up the
importance of the Steering Group prior to the appointment of an architect. However, competitions can also be high risk for the architects themselves. Work that goes into competition is usually unpaid and even upon winning the competition there is no guarantee that the design will be built. There is no contractual arrangement for
architects at competition stage. Some architects feel that the unpaid aspect devalues the profession as well as being a drain on the individual practice resources. There is also a sense that due to the vast number of entries if your design does not win it will do little to raise the profile of the practice.
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In this case, however, the benefits of competition for the client as well as the opportunity for architects to exercise their creativity within this brief, makes it a viable method of appointment for the project. After successfully being shortlisted, 5 architects were given the opportunity to develop their design with input from the client, creating 5 individual designs for the client to choose from. At this stage the work was paid for by the client. The winning design was successful due to the architect’s understanding of the client brief but also the context of the project. The design aimed to create a building that responded to and celebrated the context of caravanning and its strong community, using the analogy of a caravan as inspiration throughout the design. The winning design was also the strongest in its creation of a social and functional Town Centre that extended the language of clusters of caravans, and the fluctuating community.
DESIGN AWARDS 2050 COMPETITION The Caravan Design Awards are an annual competition for caravans where manufacturers are invited to submit vehicles for evaluation. In the year 2050, the event had a special category for the design of the Caravan Club Headquarters and masterplan for new Town Centre at Thorney Bay, Canvey Common. The event saw a huge number of entries responding to the initial brief by the Club, resulting in a shortlist of 5 designs This shortlist was decided by the Member Elected Steering Group and overseen by the Executive Committee of the Caravan Club.
Main Image (left): Conceptual collage for Competition. Winning Design. Main Image (above): Plan of New Town Centre. Winning Design.
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BUILDING DELIVERY | PRE-CONTRACT
Procurement & Contract The contractual organisation aims to be as co-operative as possible whilst also providing a beautifully designed and built object. The procurement route was carefully considered in order to deliver the building on time, cost effectively and with a good quality construction. This project had two very different aspirations which needed to be considered. Firstly, the building was conceived as a product for the people. The strong sense of community within Canvey Common and the communal nature of the Club as a whole meant that it was important to involve the members in the design but also possibly the construction of the building. However, it is also important to point out that the building is a symbol of the grandeur of the Club itself, and should be a carefully designed, beautiful piece of architecture. Caravans, although sometimes customized by their owners, are also carefully designed objects. The Club also does not have a particularly restrained budget and so some elements of the design can have a high specification.
building can be designed and built at different stages using architects as consultants along the way. This allows the possibility for user involvement whether through the design of individual spaces or userled construction. An example of this could be the St Louis City Museum which has developed and grown over the years. In this example the client was the management contractor, and, as a sculptor by trade, had enough experience to be able to keep control of the final build.
The benefits of this procurement method are flexibility and userinvolvement, as well as an almost immediate start to the build work. The architect also has no real risk as they just produce separate packages of work along the way. The client absorbs all the risk. The discontinuity means the overall building would most likely lose some of its initial design quality, and the cost could spiral out of control as it is never fixed throughout the contract. There are also legal OPTION 1: MANAGEMENT issues with this procurement PROCUREMENT because planning permission would The first procurement route that be difficult to fully define at the was considered was for a onset, and there would be Management Procurement where a significant health and safety, Management Contractor defines the insurance and administration packages of work and manages issues. Overridingly this ad-hoc them through separate contracts to method of procurement would not design team consultants and subproduce the grand, refined Caravan contractors. The initial design by the Club Headquarters desired. Also Architect could be bought in there are a number of specially principle by the Client and then designed spaces within the design passed on to separate Contractors that the client would not have to build, much like in a Design and experience in either designing or Build Contract. This method was building. initially considered because it allows the design to develop and change through the course of the construction. Different parts of the
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OPTION 2: TRADITIONAL PROCUREMENT Therefore the preferred procurement was for a Traditional Procurement whereby the appointed Architect heads the Design Team and coordinates the construction contract on behalf of the Client. The Architect also appoints their own consultants and signs off on all drawings, producing a full package of information before Tender. This form of Procurement is most risky for the Architect as they take responsibility and liability for any delays or incomplete information. However with the Architect in control of the Design and overseeing the construction there will be a high quality build. A degree of flexibility should however be built into the project where possible. The design sets out a framework of key spaces and supporting structure that will need to be specially designed and built, but there are spaces that could be sub-contracted out or could develop later in the construction. For example interior fit-out, areas of cladding, or the design of office spaces are all areas that can grow within the simple framework of the design. It therefore falls to the Architect to work collaboratively with the Client Groups, both Steering Group or User Groups, to design a building that stays true to the architectural vision but also works for the people that will populate it. They will also need to ensure that the consultants share this ideal. Design and Construction meetings will therefore be a key part of the process.
CONSULTANTS Planning Consultant Quantity Surveyor
GOVERNANCE / EXECUTIVE COMMITTEE
INITIAL ARCHITECT
MEMBER ELECTED STEERING GROUP
USER GROUPS
ARCHITECTS
Contract Administrator
SPECIALIST CONTRACTOR e.g. Steelwork
SUB-CONTRACTS
Structural Engineer Services Engineer Environmental Consultant Lighting Design
PACKAGES OF WORK
DESIGNERS
MANAGEMENT CONTRACTOR
SPECIALIST CONTRACTOR e.g. TV Studio fit-
USER GROUPS
USER GROUPS
OPTION 1: MANAGEMENT PROCUREMENT
GOVERNANCE / EXECUTIVE COMMITTEE
MEMBER ELECTED STEERING GROUP
CONSULTANTS Planning Consultant Quantity Surveyor
OPTION 2: TRADITIONAL PROCUREMENT
DESIGN TEAM
ARCHITECT
CONTRACT
USER GROUPS
Contract Administrator
Structural Engineer Services Engineer Environmental Consultant Lighting Design
MAIN CONTRACTOR SUBCONTRACTORS & SPECIALISTS (e.g. Steel, TV Studio fit-out, Glass curtainwall etc.)
Image (above): St Louis City Museum. Google Images. Image (below): Beautifully crafted Romany Caravan. Google Images.
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BUILDING DELIVERY | POST-CONTRACT
Regulations, & Stages of Work A well-organised and well-managed, multi-faceted project, that is safe and delivered on budget and on time. REGULATIONS AND PUBLIC BODIES After the Appointment of the Architect and the Contract has been agreed, there are certain permissions and regulations that must be met. The Caravan Club began discussions with the local planning authority early in the project, appointing a Planning Consultant to advise. The relevant planning constraints and policies in the area were set out in the urban context section as:
wilderness but that also connected to the mainland road system.
The development at Canvey Common was fully supported by Castlepoint Borough Council as being a sensitive but functional new Town Centre essential to the future of Canvey Common. In principle the CCHQ was also approved, creating a centre for community education and interaction that is fully accessible by all. The visual impact of the building was not a contentious issue as there are National Planning Policy – currently no other buildings on the Supporting a Prosperous Common. However as the proposal Rural Economy is on registered Common Land, the design had to prove to be for the Planning Policy for Traveller ‘management, improvement or Sites – Economically, Socially protection (or to the negligible and Environmentally detriment) of the common or Sustainable Site otherwise consistent with its traditional uses’1, and therefore Local Planning Policy – would be allowed under section 38 Canvey Town Centre of the Commons Act. A Public Regeneration Consultation was also organized by the Caravan Club to ensure Local Planning Policy – community approval of the design in Connection and Enhancement principle. This again was not so of Canvey Marshes Historic much of an issue because club Natural Landscape members had already been involved in the design process. Local Planning Policy – Active Planning Policy did however stress and Healthy Communities the need for a fully serviced Town Consent to Construct works Centre, installing water, waste collection and electricity for the on Common Land – Section inhabitants as well as sufficient 38 Commons Act 2006 parking and compliant road The Client also consulted various systems. The utilities for the site local and national bodies for input would be off-grid and so no about the new development – The consultation with public utility Highways Agency, CABE, bodies was required, however an BREEAM, the National Trust, Open Environmental Consultant was Space Society and Natural brought on at an early stage to England. This was to ensure a oversee this aspect of the project to development that was not ensure a sustainable environmental detrimental to the existing system on the site.
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PHASING To simplify the building process the project was rigorously phased, considering construction of the Town Centre as well as the CCHQ itself. This also allowed for careful consideration of each element of the design proposal and the areas that are high specification, off the shelf, or user-led. See Phasing Diagram Opposite. CONSTRUCTION The Construction process will begin with the preparation of the Common as a whole, installing the infrastructure and then clearing the Town Centre site at Thorney Bay. The 3rd Stage will therefore comprise the construction of the Post-Office and the Caravan Headquarters. As previously described the CCHQ will be constructed to a high specification and only use volunteer labour sporadically through the project. The Post-Office however will be mostly user built as it has been decided to be much simpler in construction. Specialist construction will only be needed at the beginning for the foundations. There will need to be organized administration of tasks on site and a high level of Health and Safety and CDM throughout the build. It will be the Contractors responsibility to ensure this.
Common Land Guidance Sheet, The Planning Inspectorate. http:// www.planningportal.gov.uk/planning/countryside/commonland/guidance
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View of Exhibition Space. Architects Own.
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BUILDING CONSTRUCTION | STRUCTURE
Structural Strategy The structural strategy incorporates the main building and 2 secondary structures to create a simple yet flexible structure. The structure is made up of a heavy 5-storey main structure that supports itself and the 2 secondary structures of the Exhibition Space and Boardroom on top. All 3 structures are made up of steel frames, with the main building and the Exhibition Space using a simple 5 x 5m grid. This means that the steels sections can be off-the-shelf elements, reducing cost. These structures are also relatively simple allowing fast and easy construction of a significant part of the building.
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The floors will include secondary beams to reduce spans to 2.5m allowing the use of steel decks and poured concrete to create the floor. Again, this is a simple and relatively cheap construction method. The main structure will use insulated panels to allow the steel structure to be exposed creating an industrial aesthetic. Suspended ceilings will however be used in some cases to allow services to be hidden.
The conceptual model of a caravan was also considered for the structural strategy of the building. Caravans are generally timber or aluminium frames, which are then clad with plywood, light-weight plastic, or metals. Caravans are also streamlined objects characterised by curvilinear forms and chamfered edges. This was an important quality to transfer to the detailing of the building.
STRUCTURAL DEVELOPMENT
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BUILDING CONSTRUCTION | STRUCTURE
Main Structure Inspired by the module and structure of the caravan, the main structure of the CCHQ utilises a steel frame. The main structure of the proposed CCHQ was initially devised to be a substantial industrial steel frame, capable of supporting the heavy loads of caravans, as well as creating large open and high spaces within it. This was also designed to be reminiscent of caravan factories and workshops, the conceptual heart of the building. The steel structure also meant it was possible to construct a multilevel building, enabling the physical presence of a tall building desired by the client on site.
therefore both conceptually and physically allowing a caravan to appropriate any space within the building. The 5m grid can also accommodate 10 and 15m spans in certain areas of the building, creating large voids and open rooms. The floors are 5m apart which further underlines the module, allowing a caravan to fit on every floor.
the repetitive grid, creating interest on the facades and unique spaces on the interior.
The main 5 storey structure accommodates the offices, TV studio/workshop and toilets with the caravan lift at one side and a services/circulation core at the other. The 5th floor of the structure forms a truss that runs along the top of the workshop, supporting it and The steel frame gives uniformity to tying together the parts of the the building but allows opportunities structure at either side. This truss for breaking out or interruption accommodates an open function within it. This enabled the creation space with terraces to the south. The steel frame was set up on a of the TV studio/workshop, a 15m grid of 5m spans. This was modeled open cube in the centre of the main The main support is the truss, the caravan lift at one edge and the on the module of the caravan pitch, structure. The cladding of various solid core at the other. There is which is designed at 5m x 10m, spaces can also move away from
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Steel Structural Beams in truss (600x300mm)
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Secondary steel structure in studio void
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Concrete Basement
PRECEDENT . 1
Media TIC, Cloud 9, Barcelona 2
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This 44m x 44m x 37.82m high cube uses a steel frame, which won last year’s European Award for Steel Structures, that works principally in tension rather than compression, with floors suspended from the double-storey-height truss at the top of the building. This produces a 36 by 40 metre column-free interior for the public ground floor. The frame is expressed on the facades providing a skeleton for the cladding to respond to or interrupt.
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extensive bracing of these elements to create stability. The studio/ workshop can then be a void in the centre, which can be hung off the truss and supported on columns underneath. Offices cantilever into this void at one side and the caravan lift allows accessibility into it from the other. The steel columns are 400 x 400mm I sections, which connect via horizontal 300 x 400mm steal I beams. The beams of the truss are 600 x 300mm I beams, which dispel the need for columns within the space.
The main structure sits on a basement that accommodates the cinema/lecture theatre. To allow the cinema to be an open space uninterrupted by columns carrying the load from above, the ground floor of the building needs to be a 1m thick concrete slab. The basement then utilizes 10m deep secant piling. This secant piling, as well as supporting the building above, also forms a continuous watertight wall, crucial in an area like Canvey Common with a high water table.
Main Images: Caravan structure. Google Images. Precedent Images: MediaTIC by Ruiz Geli (http://www.ruiz-geli.com/)
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BUILDING CONSTRUCTION | STRUCTURE
Secondary Structures Two secondary structures create focal spaces that cantilever off the main building, the Exhibition Entry Space and the Boardroom. Supported off the main structure are two secondary structures – the Exhibition Space at the front and the Boardroom at the top. The Exhibition space is an extension of the main structure, following the same 5 x 5m grid, but with a more transparent and light aesthetic. The Boardroom is different, imagined as a caravan on top of the building. The Exhibition space is a 4 storey open space, in which parts of caravans can be displayed and suspended. The structure is a frame of 400 x 400mm steel I section columns and 300 x 400mm steel I beams, connecting with the main structure. The columns are removed at the corners, making the frame less focal. A glass curtain wall then envelopes the outside of the structure on the 1st to 3rd floors, appearing as a suspended glass
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cube at the front of the building. The space will have a suspended ceiling that runs back into the studio void in the main structure, creating a connection with it, making it seem like a cantilevered extension of this central space. A glass curtain wall will separate the two spaces.
floor slab at ground floor level. The structure has no separate floors within it and so will not be carrying too much load, but the glass will need to be reinforced to withstand wind.
The Boardroom uses a steel frame that is much more bespoke, and At ground floor the exhibition space with smaller spans and columns to will run through into the rest of the create the curved shape. The building, an extension of the Public beams support the cantilever which Square. The main entrance will also is anchored by the structure in the be through the Exhibition Space, truss below. The Boardroom is bedrawing people into the building and spoke, and therefore an expensive drawing their eye up into the void part of the design, but this space and through into the workshop/ certainly conveys the eccentricity studio space, the heart of the build- and grandeur of the Caravan Club ing. itself. The Exhibition Space will have pile foundations underneath each of the structural columns, and will only need a standard 300mm concrete
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PRECEDENTS . Crystal Unit III, Katsu Fumikubota, Hiroshima. The curtain wall of glazing over the steel frame structure creates a light and transparent skin to the building, displaying outside and inside simultaneously. The glass also extends past the frame and with the raised floor and suspended ceiling, the overall aesthetic is that of a suspended glass box. Fallen Star, Do Ho Suh, San Diego.
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Steel truss as main support
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Secondary steel frame with steel bracing
Main Image: Render of Exhibition Space. Architects Own. Precedent Images: Google Images
This ‘house’ appears to have crashed into the 7th floor of the Jacob’s Hall at the University of San Diego. It is a beautifully crafted sculpture, constructed with a self supporting steel frame structure that connects to the concrete structure of the existing building. The alien object is cantilevered off the building.
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BUILDING CONSTRUCTION | MATERIALITY
Materiality Strategy The CCHQ uses the language of caravan materiality, reconfigured and refined to showcase the design beauty and variety of the caravan.
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Caravans are made from a variety of materials and components, usually chosen for functionality and cost-effectiveness, for example corrugated metal, shaped aluminium or plywood. However, sometimes the chosen materiality is an example of the creativity and design quality of caravanners, and expresses the eccentricity of living in small spaces. The CCHQ aims to use this concept, balancing functional building materials with cosy or eccentric caravan interiors. The design has 4 distinctive types of space created within the overall structure. These include: 1. The Exhibition Entry Space
These spaces have different requirements and performances which impact on the style of interior materiality, but also the choice of exterior materials. It was felt important to express the different types of space on the facade, underlining the concept of the building as a showcase of the community. The 4 different spaces are shown in detail in the following spaces, but the basic concept was for a transparent exhibition space, open, warehouse-like public areas, enclosed, curvilinear and homely caravan-like office and boardroom, and a functional but visually permeable TV studio.
2. The Public Areas including the function space, ground floor, and circulation spaces. 3. The Private Offices and Boardroom. 4. The TV Studio / Workshop in the heart of the building.
Main Image: Conceptual Collage of caravan materiality Precedent Images: Caravans, various. Google Images.
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BUILDING CONSTRUCTION | MATERIALITY
Exhibition Space A transparent glass box at the front of the building is created by a glazed curtain wall to showcase caravan parts and the studio within. The Exhibition Space steel frame structure is clad with a glazed curtain wall system over the top 15m with corrugated metal forming a plinth below.
corrugated metal below (see detail). The corrugated metal panels are set inside of the steel structural The use of low-emmisivity glass will frame, exaggerating the allow: appearance of the glazed overhang. The panels will be pre-fabricated, Significantly improved thermal insulated panels with a galvanised, insulation compared to The glazed curtain wall is corrugated steel finish. These will conventional double glazing; constructed outside the steel frame, be the same specification as shown with a 200mm gap between the two. Substantially reduced on pg. 60-61. condensation; The curtain wall is made up of 2480mm square double glazed, High light transmission, reducing The overhang also allows the coated, low-emissivity glass panels, the need for lighting the building; incorporation of air vents around the for example Pilkington K Glass™, perimeter of the glazed space, with a neutral colour. This is framed Neutral colour in transmission allowing natural ventilation through and reflection; using 60mm aluminium transoms the space. and mullions fixed back to the main Highly durable on-line coated structure, to create a simple gridded glass easy to handle and effect over the facade. At the process, providing low cost bottom there is a further 1140mm solution with high visual impact1 panel that extends over the
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Pilkington K-Glass Literature. 2012.
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Glazing panels. Neutral coloured, coated, lowemissivity double glazed panel.
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Aluminium transom connected to Steel box section
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Pre-fabricated, insulated corrugated metal panel with galvanised steel finish to exterior and interior.
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Detail of junction between glazing panels and corrugated metal cladding. 1:20. Axonometric view of glazing panel system. NTS.
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BUILDING CONSTRUCTION | MATERIALITY
TV Studio / Workshop Separated by a glazed curtain wall and overlooked by offices and viewing platforms, the TV studio represents the heart of the building. The TV studio inhabits the void created in the centre of the main structure, appearing as an extension of the ‘glass box’ Exhibition Space.
The external facade to the studio constitutes the outdoor cinema screen. It will be made from, and finished with concrete and fixed back to the main frame. This will The studio is a functional space that allow a smooth, reflective surface to It is separated from the Exhibition can be transformed by lighting and project on to. space by a glazed curtain wall that the creation of different sets, in is set back inside the main order to film caravans and the like structure, and beneath the for the Caravan Club TV channel suspended ceiling that runs through and mini films. Therefore the interior from the Exhibition Space. This materiality is dominated by the steel allows the studio to be visible from structural frame, which can also the entrance, and outside. The support the lighting rig and glazed panels are made up of cameras. double glazed acoustic glass in a
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grid framed with aluminium transoms and mullions. This mimics the configuration of the Exhibition Space glazing.
Detail Axonometric of glazed curtain wall to TV studio. 1:50. 1
Steel deck and concrete floor construction to Function room floor above
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Suspended ceiling: Steel I-beam frame, insulated panels and ceiling finish.
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Void for services and ventilation
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2400 x 2400mm acoustic double glazed panels, and acoustic smart glass panels.
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PRECEDENT
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Sky Studio, O2 Centre, North Greenwich. A promotion centre for Sky TV, this structure inside the O2 centre is an example of a viewable studio space, where the glazed curtain walls allow visibility without compromising acoustics. 6 7
Precedent Images: Sky Studios, O2 Centre Greenwich. Architects Own.
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BUILDING CONSTRUCTION | MATERIALITY
Public Areas & Function Room
Characterised by the exposed steel frame, the public areas are open, industrial spaces, clad in corrugated metal and glazed panels.
The public ground floor, the circulation spaces and the function room on the fourth floor all follow a similar language of an industrial warehouse. The steel frame is exposed on the interior of the building, expressing the 5x5m grid utilised throughout the building. These steel elements will be galvanised steel that is then painted with a fire-resistant finish. Part of the ground floor will have a suspended ceiling, below the TV studio, but the other side will have exposed beams on the ceiling. Therefore the connections between steel columns and beams will need
to be carefully considered. The external fabric of these areas will be a pre-fabricated insulated corrugated metal cladding system, matching the ground floor of the exhibition space. However in these areas the cladding will be used outside of the steel frame, with doors and windows punctured within it to allow access to terraces to the function room. This is reminiscent of the metal clad static caravans that once dominated Canvey Island.
whilst maintaining the caravan aesthetic of galvanised steel corrugated panels on both interior and exterior. In some areas glazing panels will be used between the steel frame. In this case the 5x5m space is split into 9 equal square double glazed panels with some openable elements and vents. This allows light, well ventilated public spaces.
The metal cladding system will provide well-insulated spaces,
Section through corrugated metal panel. NTS.
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Detail above from Cladco Profiles (http://www.cladco.co.uk/). Trissomet 333 Insulated Panels.
Detail Axonometrics of Terraces to either side of Function Room. 1:50 1 Steel I-beams 600 x 400mm 2 Steel box section 3 Aluminium flashing 4 Corrugated galvanised steel finish, insulated cladding panels. 5 Steel door frame
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BUILDING CONSTRUCTION | MATERIALITY
Offices & Boardroom The open plan industrial spaces of the main building are interrupted by smaller individual spaces reminiscent of the interior of a caravan. The office spaces on the first, second and third floors take up two bays of the structural grid each. This gives them a basic geometry reminiscent of a rectangular caravan. The interior of the offices is made more human in scale with a lower ceiling height achieved through a suspended ceiling. The steel frame is covered on the interior with this plywood curved ceiling that runs into the wall on the eastern wall. On the northern facade the office space pushes out of the grid, creating curvilinear shapes on the exterior of the building. This also allows small balconies between the ’stack of caravans’. The curvilinear facade utilises a pre -fabricated, shaped and insulated cladding system that is fixed back to the steel frame, and supported with a secondary frame of steel box sections.
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The inside of this wall is finished with plasterboard and painted white. The exterior of the facade panels are finished with white painted aluminium. The panels also have efficient insulating qualities to create comfortable spaces within.
Windows and doors punctuate the cladding with silver aluminium frames and cappings to create contrast with the cladding panels.
Detail Axonometric showing the internal and external fabric of the office spaces, steel frame, and window detail beneath. 1:100. 1
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View of Function Room. Architects Own.
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BUILDING PERFORMANCE | PERFORMANCE
Overall Strategy The CCHQ is a progression of interconnected spaces that draw people through the building and around the central, theatre-like TV studio. The overall strategy for the performance of the CCHQ was for a comfortable but low energy building. Therefore spaces needed to be planned to utilize natural qualities such as light, ventilation and heating for passive design. This strategy also extended into the planning of the spaces in relation to each other. It was essential to produce a layout that would allow efficient flows of energy, ventilation and light throughout the building, whilst also allowing privacy and separation.
Luxuries of a caravan in the wilderness.
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However similar to the luxuries of a caravan in the wilderness, the building is also an extroverted consumer of energy in the inclusion of a TV studio, cinema screens and feature lighting. The performance stategy of the building was to maintain this idea of luxury and comfort whilst fitting into a sustainable, off-grid environmental system.
Main Image: Collage showing activity and flow of spaces. Image (left): ‘Caravan Dreaming’. Workshop by Art Victoria (2011).
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BUILDING PERFORMANCE | SYSTEMS
Environmental Strategy The CCHQ is part of a wider sustainable environmental system throughout Canvey Common. SELF-SUFFICIENCY The whole community needs to be self sufficient, producing its own energy in order to run the building, but also operating off grid in terms of waste disposal and water sourcing .
LOW ENERGY / PASSIVE DESIGN
In order to make this more possible the building must be energy efficient and be designed in harmony with its natural environment for heating, cooling and lighting.
Extensive glazing for natural lighting and ventilation.
South Facade
throughout for natural ventilation.
Rainwater stored and utilised on site, along with groundwater sourcing.
Water and energy reuse.
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Shading from main building reduces overheating.
Caravan-like openable windows
Energy produced through use of Minimal glazing Tidal Power, Piezoelectric roads and Bio-digestor.
North and East Facing Facades
TV studio and toilets on south side.
Sun terrace at fourth floor allows shading to function room behind.
Natural ventilation through service voids.
Power supply Water supply Reuse of energy and water. Reuse of grey water from the cafe and workshop for toilet flushing. Reuse of excess heat and energy from TV studio through rest of building. Sun-path.
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BUILDING PERFORMANCE | SYSTEMS
Unheated service void
Circulation void
Unheated caravan lift void
Main heating system to include ground floor, function room and public circulation and viewing spaces between. Well insulated cladding panels and double glazing for heat retention. Use of heating to be minimised as much as possible to reduce energy consumption.
Localised heating system in each office and the Boardroom. Well insulated, thermal mass panels retain heat and release it for passive heating and cooling.
Separate heating system in basement. Thermal mass of surrounding concrete allows infrequent use.
Heating & Zoning Strategy The zoned approach to design, alongside a well-insulated external fabric, allows for efficient and localised heating systems. The building will use energy efficient heating systems, powered by the electricity that is generated on site. There will be separate heating systems for separate spaces: the TV studio, the public areas, the offices, the boardroom, and the basement cinema. This is aimed at minimising the use of heating, only having the system active where necessary at any one time. For example the Boardroom may be largely vacant, or the TV studio may maintain a comfortable temperature without the need for heating when it is in use.
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The building will be well-insulated, minimising heat loss throughout, particularly with the excessive glazing to some areas. Thermal mass panels will also be utilised on the interior of office spaces and the boardroom to passively heat the space as much as possible. Similarly the basement with its envelope of concrete can also utilise thermal mass. The TV studio can also be used to heat the spaces around it, utilising the excess energy created by lighting and camera equipment.
Exhibition Space is part of energy efficient main heating system. Extensive glazing will be double glazed to prevent heat loss in the winter.
The TV studio will produce excess heat from the lighting and camera equipment. This makes it a hot space in the centre of the building. This excess heat can then be utilised to heat the surrounding spaces.
The thick structural concrete floor at ground level will retain a lot of heat alongside the basement walls. This thermal mass will release heat into the surrounding spaces.
Detail of thermal mass panels to exterior of the office spaces. 1:50. 1 EnergainŽ thermal mass panel: Aluminium –laminated with a core of copolymer and a paraffin wax 'phase change' material. 2 Insulated cavity behind. 3 White-painted aluminium exterior cladding panels. 3 2
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BUILDING PERFORMANCE | SYSTEMS
Ventilation & Cooling Strategy Naturally ventilating the building reduces energy consumption, and emulates a caravan in the wilderness. The building is naturally ventilated throughout, reducing the energy consumption of the building. In the main, spaces have openable, caravan-like windows, for example in the offices, boardroom, function space and public ground floor. The service and circulation core and the caravan lift at either side of the building, act as voids for ventilation, particularly for the basement cinema. The Exhibition Space acts as an atrium at the front of the building. Air is drawn in through vents
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installed between the corrugated metal panels and the glazed curtain wall. Vents in the roof of the Exhibition space allow a flow of air through, passively ventilating the building through stack effect. The TV studio produces excess heat which can be expelled into the void above the suspended ceiling, and out through the vents in the exhibition space. Similarly cool air is brought in via vents underneath the screen into the void below the studio. In this way the television studio can be naturally ventilated without compromising sound proofing.
Detail of ventilation at the bottom of the Exhibition Space. NTS.
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BUILDING PERFORMANCE | SYSTEMS Minimal energy use achieved with natural lighting as much as possible and efficient electrical items.
Service void Some artificial lighting for night or winter use of spaces.
High energy usage with artificial lighting lots of electrical items. Lights and electrics as efficient as possible using energy created on site.
Suspended ceilings in offices, ground floor and TV studio allows efficient but hidden service distribution.
Two plant rooms at either side of the basement under each core allows efficient distribution of services and energy
Lighting & Energy Use Like the luxury of a caravan in the wilderness, the building is excessive with its TV studio, extrovert lighting and cinemas. As previously mentioned the building utilises natural and passive systems to create a low-energy building. This is extended into the lighting strategy, utilising natural lighting in the public spaces, offices and function room whenever possible. However, due to the natural conditions of the UK, artificial lighting will also need to be installed to allow for short days in the winter, or bad weather all year round. The lights will be zoned to ensure only necessary use.
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Similarly artificial lighting is used for dramatic effect in some spaces. The suspended ceiling running through the TV studio and exhibition space will have numerous rows of lights to light up the building at night. The function room will also often be used in the evening, making effective lighting important.
to create unwanted shadows on the set. Similarly the two cinema screens in the basement and on the exterior of the studio will use energy. The caravan lift and the passenger lift are also consumers of energy.
All electrical systems will utilise energy efficient components, but it The TV studio will be the main is assumed that the electricity consumer of energy within the generated on site by the biobuilding, in order to run the cameras digestor, the tidal power and piezoand equipment, as well as properly electric roads will be more than lighting the set. The natural lighting enough to maintain the building. achieved by the glass curtain wall to the exhibition space will need to be covered when necessary, so as not
Main Image: Artists impression of lighting to Exhibition Space. Architects Own. Image (below): Lighting in Function Space. Architects Own.
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BUILDING PERFORMANCE | SYSTEMS
Acoustic laminate glass to curtain wall to exhibition space
Acoustic panels to create effective acoustic performance inside studio
Acoustic panels surrounding the TV studio to avoid noise pollution into the space, and to create a functional acoustic performance inside the studio
Acoustic Performance The TV studio, a publicly viewed ‘performance’ area, should be protected from sound pollution and perform acoustically inside. The TV studio appears as a suspended box inside the fabric of the building through the use of a suspended ceiling to itself and the ground floor below. The cinema screen on its exterior wall is also pushed out from the facade, allowing a continuous void around the TV studio space. This void can be utilised as a sound barrier zone where an acoustic panel lining absorbs any sound that escapes the TV studio itself and similarly absorbs any caravan or car sounds from the parking area outside. The
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use of natural ventilation in the studio would usually compromise the sound-proofing, but this sound barrier acts as buffer, absorbing sound whilst still allowing air to pass through. The glazed curtain wall separating the studio from the exhibition space is constructed with double glazed panels of acoustic laminated glass. This allows visual connection with the public space without compromising the sound quality.
The interior of the TV studio also utilises acoustic panels in order to create an effective acoustic performance of the space within, dampening the echos that would otherwise characterise the large 3 storey space.
PRECEDENTS Sky Studios, ARUP Assosciates. (2012). Detail Axonometric of floor and wall of TV studio 1:20. 1
Steel frame construction
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Acoustic wall to TV studio: Acoustic wall panels, plywood, air gap with staggered timber batons, insulation, steel box section frame, wall finish to circulation areas.
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Air vent in floor for natural ventilation
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Electric point. Cables hidden in suspended ceiling below.
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Steel deck with poured concrete floor. Insulation between steel beams below.
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Suspended ceiling to ground floor below:
The first naturally ventilated studio space, that uses a channel in the ground floor slab and chimneys along the faรงade to ventilate the space through the stack effect, whilst still maintaining a soundproof TV studio.
Steel C-sections with ceiling ties, Steel box section frame, acoustic panels to absorb sound from areas below TV studio and external noise from vents at rear, plywood ceiling finish.
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BUILDING PERFORMANCE | SYSTEMS
Main circulation stair acts as means of escape for offices, and primary escape for studio, function room and boardroom
Fire escape stair to rear of caravan lift shaft with access doors in function room and tv studio as well as access on roof for Boardroom.
Circulation & Fire Strategy Two separate cores allow safe escape in the event of fire, as well as efficient circulation day-to-day. The main at risk area is the TV studio, with its extensive electrical The main circulation core comprises The building should employ Passive use. Therefore a sprinkler system a stairwell, a passenger lift and the Fire Protection where possible, could be installed. The walls services void. It is an extension of protecting, preventing and separating it from the main building the public areas. The core also containing fire if it occurs in the should be fireproof where possible, extends on to the roof to allow building. in order to contain a fire if it occurs. access to the Boardroom. To protect the building from fire, the All spaces have compliant fire The caravan lift is a hydraulic lift main structural steel frame is fire escape routes with appropriate system, that allows movement of a treated, protecting it from the high distances from the main circulation floor plate strong enough to support temperatures generated during a core. The fourth and fifth floor also a caravan. fire. The concrete floor slabs also utilise a secondary fire escape stair withstand fire. in the caravan lift shaft. The basement can also use this escape route. CIRCULATION SPACES
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FIRE
Typical Floor Plan with fire escape routes. NTS. 1
Exhibition Space void—escape via main entrance at ground floor
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Caravan Lift Shaft with fire escape stair to rear of building.
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TV studio with main escape to circulation and viewing. Secondary escape route via door in infinity wall.
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Office space with fire escape to main circulation core.
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Toilets with escape to main circulation core.
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PRECEDENTS Hydraulic lift jack used in industry and construction. Car lift used in residential projects or car showrooms.
Precedent Images: Google Images.
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View of Outdoor Cinema. Architects Own.
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A scale version of the complete set of technical drawings for the CCHQ are available on special request from the Caravan Club. The drawings include:
01 Context Plan 1:1250 @ A1 02 Site Plan 1:500 @ A3 03 Site Sections 1:500 @ A3 04 Basement Plan 1:200 @ A3 05 Ground Floor Plan 1:200 @ A3 06 First and Second Floor Plans 1:200 @ A3 07 Third and Fourth Floor Plan 1:200 @ A3 08 Fifth Floor Plan 1:200 @ A3 09 Section A-A 1:200 @ A3 10 Section B-B 1:200 @ A3 Full details available at www.caravanclub.co.uk.
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APPENDICES | HISTORY
The Origins of Thorney Bay Once likened to ‘a gigantic council estate’, Thorney Bay Caravan Park epitomized the character of Canvey Island. To the West of Thorney Bay beach was the larger of the island’s two caravan parks. It was roughly half permanent residences and half holiday lets with 2 or 3 bedrooms. There were between 800 and 900 homes in the park. In the summer the park was frequented by people attracted to Canvey for the beaches, however in the winter it was left largely deserted, bleak and uninviting. The caravans were mostly identical and in rigid organization, with each static caravan parked barely 5m from the next. The park had cheap accommodation and quickly got a reputation for asylum seekers or people on probation or bail.
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However there were some charming characteristics to the park. On the eastern side the caravans were more loosely organized, creating clusters and individual caravans at jaunty angles. These caravans were also individual styles and often customized. There was also a strong sense of community within the park, with people in and out of each-others dwellings, sharing facilities and spaces. The caravan park was next to the beach at Thorney Bay, however there was little connection between the two areas due to the high sea
wall defences. Today, Thorney Bay provides the ideal location for the Town Centre. It is roughly in the centre of the southern coastline, providing good access to the Eastern Marshes and Western Wilderness. It’s coastline location provides good visibility from the estuary, and the ability for a connection to the sea, whilst also being protected by the shelter of the bay.
Images: Photographs of the original Caravan Park at Thorney Bay. 2014.
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APPENDICES | COMMUNITY
Caravan Community A historic pastime with its roots in trade, creativity, tourism and the appeal of a ‘home from home’. The origin of the word caravan was in trade and transportation of goods in Persia – from the word ‘karwan’, meaning ‘company of merchants’ (The Telegraph 2012). There was an idea that travelling in groups would provide more protection from thieves, and so the animal-drawn caravan was born. However the idea of a travelling existence had been around for centuries with the Romany Gypsies travelling the empire. In 18th-19th century USA, ‘Wagon Trails’ were used to transport goods and communities across the country. There was threat from the native inhabitants and so people
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used caravans drawn by horses in long processions. At night the wagons were parked in a circle to try to protect the travellers – however not always successful. The use of a caravan for leisure was first invented in 1885 by Dr W Gordon Stables, whose horse drawn caravan allowed people to temporarily live like a gypsy. The idea was stalled by the first and second world wars however when manufacture went solely on war work. After the second world war the new methods of manufacture meant new opportunities for cheap mass
production of caravans. This, alongside the demand for cheap holidaying options with an increase in leisure time after the war, and progression in art and design saw a boom in the caravan industry in the UK. Rather than just the traditional wooden frame and plywood skin, caravans benefitted from new materials in the 70s and 80s, utilising lightweight plastics and metals for caravan construction. Campervans and motorhomes also grew in popularity, particularly the cult VW campervan.
The idea of a caravan has also been explored by many artists and designers, pushing the idea of customisation of the simple object to create all kinds of weird and wonderful caravans. These are often for commercial uses such as shops or cafes, but also for art projects and designer campsites. These types of projects use all sorts of different materials to construct the small spaces.
Main Image: Collage of Caravans. Architects Own. Precedent Images: Google Images.
CARAVAN PARKS
Black Beck Caravan Park, Cumbria.
Pettycur Caravan Park, Fife.
A caravan park inhabiting the forest, where units follow a more organic layout along winding routes through the trees.
A caravan park along the coastline with lines of caravans in the hillside with beautiful views into the bay.
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APPENDICES | ADDITIONAL INFORMATION
Defining Requirements A structure ‘adapted for people to live in which is capable of being moved from one place to another’.—The Caravan Act 1960. THE CANVEY COMMON CARAVAN Caravans have maximum sizes in order to be legally towed on UK roads. This is to ensure safety for the caravanner but also for other road users. In this case we are only considering the towable caravan and not static caravans. For a caravan that can be towed on UK roads by a normal sized car (3500kg or less): 2300mm width x 7000mm length height is 3000mm as an accepted guideline
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Larger vehicles on UK roads can tow a maximum of: 2550mm x 12000mm Another important thing to consider is the size of a caravan pitch that is generally accepted in caravan parks. This is both for health and safety but also the caravan equivalent of a Space Standard. As a general caravan club guideline each caravan pitch is a minimum of 9m long to accommodate the caravan and a car. The width varies.
Caravans should be set apart for fire safety, however this is not always the case in commercial caravan parks. The accepted guideline is 6m apart. However it should be noted that on Canvey Common people can choose where they pitch and so although size has been considered in the planning it is up to the users to ultimately decide.
NEW ROADS The Main Road, Thorney Bay Road, Refinery Circle Rd and Coastal Road need to comply with Highway Guidelines. Although Thorney Bay Road and Refinery Circle Road is partly existing, the other roads are new.
PRECEDENT Broadway Caravan Club SIte
These would be Type 3A ‘Local Distributor Roads’ which serve over 400 dwellings and connect to larger highways on the mainland. These roads must be 6750mm wide and have safe footpaths either side. The other roads are proposed to be Footpaths and Dirt Tracks into wilderness. For this reason they relate most closely to Type 5 Minor Access Roads. These serve Mews Courts, Housing Squares and Driveways, which on Canvey Common describe the clusters of residential caravans around the island. These roads only need to be between 2300mm and 4500mm wide and do not need to have separate pathways but can be shared surface. Precedent Images: Google Images.
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Planning Policy: Thames Gateway South Essex Green Grid Strategy. April 2005 Castlepoint Borough Council Local Plan. 2014. Caravan Site Application Form , Section 6. 2014. https:// www.gov.uk/apply-for-a-licence/ caravan-and-camping-site-licence/ castle-point/apply-1 Common Land Guidance Sheet, The Planning Inspectorate. http:// www.planningportal.gov.uk/ planning/countryside/commonland/ guidance
Precedent Information: www.burningman.com National Geographic. Cary Wolinsky. 2001. (http:// ngm.nationalgeographic.com/ ngm/0101/feature6/ www.ruiz-geli.com
Caravan Club Website. www.caravanclub.co.uk Caravan Club Magazines. November 2011 to August 2011. South Essex Caravan Club Website. www.secc-online.co.uk.
Architectural Practice: Lupton, Sarah, ‘Architects’ contracts with clients’ in Ninth Edition Architect’s Legal Handbook The Law for Architects ed. Anthony Speaight QC. Oxford: Architectural Press, 2010. Brown, Graham, ‘Legal Organisation of Architects’ Offices’ in Ninth Edition Architect’s Legal Handbook The Law for Architects ed. Anthony Speaight QC, . Oxford: Architectural Press, 2010.
Structure and Materials: Cladco Profiles (http:// www.cladco.co.uk/). Trissomet 333 Insulated Panels.
Government Definition of Common Land. https://www.gov.uk/common- Pilkington K-Glass and Optiphon land-village-greens Literature. 2012. http://artkidhannah.wordpress.com/ Dupont. Energain® Installation tag/craft-victoria/ Guide UK. 2012. www.arupassociates.com Caravan Club Information:
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Image: Thorney Bay Caravan Park, Canvey Island. 2014. Architects Own.
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The Event of the Year
Canvey Carnival 2050 Prepare Your Caravan NOW! Canvey Carnival sees the best and most bizarre of our Caravans take to the roads of Canvey Common in a celebration parade of all things Caravan Club. We invite you to join us this July on Canvey Common, to enter your caravan into this years competitions to win a place on the parade, or simply to come and join in the fun of watching and celebrating with other Club Members. The Carnival runs from Saturday 12th July to Sunday 13th July with markets, games, live music and other events as well as the famous Canvey Carnival Parade. We look forward to seeing you this year!
CALL US FOR MORE INFORMATION AND EVENT TIMETABLES ON:
01268 510011 Remember to have your Caravan Club Membership details when you call.