finale economics powis st
TRANSCRIPT
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Report 1st Assignment
BUIL-1209-M01-2015-16 Management and Economics of the Built Environment
Luca Lelli
University of Greenwich
Bsc (Hons) Quantity Surveying
Course Leader: Yvonne Simpson
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Introduction
Mark and Spencer plc (M&S) is a major British firm founded in 1884 currently
consolidating its position as a leading international multi-channel retailer. M&S owns
a freehold site in 55-63 Powis street, Woolwich, SE18 6HZ London (picture 1),
having acquired the building in 1914 (English Heritage, 2012).
Picture 1: 55-63 Powis street, Woolwich, SE18 6HZ London
However, currently making the majority of sales trough internet, M&S has been
placing less emphasis upon high street stores, focusing instead on the distribution
infrastructure and on the warehouse.
The company has charged our consultancy firm with developing proposals regarding
alternative opportunities for the above described plot in order to find the best
business value. The project has been planned within the parameters of the London
Plan (Mayor of London, 2015), National Planning Policy (Department for
Communities and Local Government, 2012) and the Government's National Planning
Policy Framework (NPPF) (appendix 7) (Mayor of London, 2015). The proposal has
been outlined following a Political, Economic, Socio-cultural, Technological, Legal
and Environmental (PESTLE) analysis (Nellis & Parker, 2006) (appendix 1).
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Proposal
Woolwich is a famous historic town located in south east London within the Royal
Borough of Greenwich. Located between the Kent region and the river Thames, it is
the retailers’ heart of Royal Greenwich community (picture 2).
Picture 2: Map of Woolwich (Royal Bourough of Greenwich, 2006)
The Royal Greenwich Borough performance, economically, remains at present well
below the London standard. Most of the local employers have relocated and closed
and the borough is still one of the poorest Local Authorities in Greater London (Royal
Borough of Greenwich, 2014) (appendix 2). However, in July 2011 the London Plan
recognized Woolwich as an Opportunity Area (Royal Bourogh of Greenwich, 2014)
and the current challenge of the Royal Greenwich Local Plan-Core Strategy is to
project Woolwich in the 21th century as a new Metropolitan Centre (Mayor of
London, 2015). Therefore, our suggestion would be to redevelop the existing building
located in Powis street (Woolwich) and to change the use of it.
The total built area of the plot will be of 1853 Sqm approximately, considering
the deduction of the back yard (15% of 2180 Sqm) from the total area (2180 Sqm)
(appendix 3). Furthermore, considering the current cost of similar projects (appendix
4), the average cost per Sqm will be as below:
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Cost/Sqm: from £1,300 to £ 2,400
Floor area: from 7,400 Sqm to 11,000 Sqm
Main construction: Steel framed
Storeys: 4 (6)
The new building will have the exterior covered in glass panes arranged in horizontal
strips and its distinctive shape would resemble the National Football Museum URBIS
in Manchester, designed by Ian Simpson Architects (appendix 5 and 6). The site
could be considered as a landmark for the area; the link between the commercial
heart of Woolwich and the vibrant newly developed waterfront created by this tall
building could greatly contribute to the regeneration of the culture and economy of
the whole borough.
The new development would not be modest in scale and therefore would have an
impact on the character and appearance of the street. However, it would not be
visually intrusive and has been planned to suit the modern living style. The building
will be attractive with well-functioning space and promote the eco-sustainable
environment. It will be tall and would include 4-6 storeys (policy DH2 Tall Buildings)
(Royal Borough of Greenwich, 2014), as to achieve high density and therefore
optimize the potential of the site. Additionally, our consultancy firm proposes to
convert the building from a commercial use into a mixed use development to add
value to Woolwich town Centre. This change of use will represent a benefit for the
whole community and, most importantly, the residents will feel part of the economic
growth of the borough. It will encourage individuals’ interest in art and design and will
give anyone an opportunity to develop new skills and explore personal identities. In
fact, the ground floor unit, previously allocated to front shop retailers, would be
dedicated to studios and laboratories of architecture, design and engineering to be
utilized by the nearby University of Greenwich, which specifically includes this variety
of subjects. Stationery, technology and office furniture shops will be placed at street
level too (Royal Borough of Greenwich, 2014), as to provide the laboratories with
the necessary equipment.
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The first and second floor levels will be allocated to different learning services such
as:
Educational spaces for learning the English language: this will give people
with various cultures and backgrounds an additional opportunity to feel part
of a cohesive, healthy and mixed-integrated community.
Reception and year one primary schools: there is currently inadequate
capacity to meet the demand of these in the area, taking also into account
a 20% increase in live births in the borough of Greenwich between 2005
and 2009 (Royal Borough of Greenwich, 2014).
The back yard would be used for sports grounds, playing fields and recreational
facilities with cycling storage to encourage sustainable travel (policy OS[d], policy
C4) (Royal Borough of Greenwich, 2014). In addition to this, the number of visitors
over the last few years has been steadily increasing (Royal Borough of Greenwich,
2014) and it has been shown that people who spend a short period of time in a place
can have a real commitment to be locally involved (Manchester City Council, 2016).
Consequently, a tourist facility such as multi-arts and conference venue with a
diverse range of theatre, dance, art, film, music and entertainment/creative learning
activities (with additional refreshment area) would be the proposal for the remaining
four storeys of this building (policy EA5 Tourism) (Royal Borough of Greenwich,
2014).
Finally, the transport scheme is already facing an important renovation in line with
the Critical Physical Infrastructure (policy IM3) (Royal Borough of Greenwich, 2014).
In 2018 the Crossrail will be completed; the Dockland Light Railway (DLR) and
Transport for London (TFL) will improve their connections too (Royal Bourough of
Greenwich, 2006).
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Picture 3: Woolwich, SE18 6HZ London
A proposal for a new ferry crossing will be in place soon and a new waterfront transit
route to run through the town center is planned (Royal Bourogh of Greenwich, 2014).
These improved transport links will be essential for the development of the Royal
Borough of Greenwich, will help the commuting needs of pedestrians and will
guarantee a better accessibility to the newly provided facilities.
This proposal will need to be assessed and agreed by all parties (Royal
Borough of Greenwich, 2014) and, once approved, a full technical investigation will
need to be carried out both before starting the project and during the construction
phase, as to secure the stability of the surrounding buildings.
Conclusions
The new building proposed in this report wants to be a graphic proof of city
development and community cohesion. The strategy we adopted in this proposal
seeks in fact to encourage community services and facilities that need to be
accessible to everyone. More specifically, our consultancy firm aims to achieve, with
sustainable development principles, a balance between the economic and the social
needs of the Royal borough of Greenwich (table 1) (Royal Borough of Greenwich,
2014).
Word count: 1081
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References
Department for Communities and Local Government. (2012, March 27). Planning reforms will deliver local growth with community support. Retrieved January 2016, from www.gov.uk: https://www.gov.uk/government/news/planning-reforms-will-deliver-local-growth-with-community-support--2
English Heritage. (2012). Draft Chapter 4-Powis Street and Green's end areas. Retrieved January 2016, from www.bartlett.ucl.ac.uk: https://www.bartlett.ucl.ac.uk/architecture/research/survey-of-london/woolwich/documents/48.4_Powis_Street_and_Green_s_End_Areas.pdf
Manchester City Council. (2016). www.manchester.gov.uk. Retrieved January 2016, from Manchester: A Sense of Place: http://www.manchester.gov.uk/downloads/download/548/manchester_a_sense_of_place
Mayor of London. (2015). London Plan Overview and Introduction. Retrieved January 2016, from www.london.gov.uk: https://www.london.gov.uk/what-we-do/planning/london-plan/current-london-plan/london-plan-overview-and-introduction/london
Nellis, G., & Parker, D. (2006). Principles of Business Economics. Harlow, England: Pearson Education Limited.
Royal Borough of Greenwich. (2014, June). Retrieved December 2015, from Royal Greewich Local Plan: Core Strategy with Detailed Policies: http://greenwich-consult.limehouse.co.uk/portal/royal_greewich_local_plan
Royal Bourogh of Greenwich. (2014, November). Draft Spray Street SPD. Retrieved December 2015, from Royal Bourogh of Greenwich: http://greenwich-consult.limehouse.co.uk/portal/planning/masterplans/spray_street_spd_2014/draft_spray_street_spd_consultation?pointId=1415273084543
Royal Bourough of Greenwich. (2006, May). Policies map. Retrieved December 2015, from Royal Bourough of Greenwich: http://greenwich-consult.limehouse.co.uk/portal/royal_greewich_local_plan?pointId=1406799612463
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Appendix 1: PESTLE analysis
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Appendix 2: PESTLE analysis (853blog.com)
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Appendix 3: Total area of the plot
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Appendix 4: Analysis details
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Appendix 5: Urbis - Manchester
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Appendix 6: Layout ground floor / top floor Urbis - Manchester
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Appendix 7: Schedule of Superseded Saved Unitary Development Plan Policies
UDP POLICY CORE STRATEGY POLICY
M4 Extension of the Public Transport Covered in IM3 Critical Physical
Infrastructure NetworkM6 Accessible Public Transport
Infrastructure and IM4 Sustainable
Travel
Covered in IM3 Critical Physical
Infrastructure Network
M7 Use of the RiverCovered in IM3 Critical Physical
Infrastructure NetworkM8 Safeguarded and Other Rail
Infrastructure Schemes
Covered in IM3 Critical Physical
Infrastructure Network
M10 Waterfront TransitCovered in IM3 Critical Physical
Infrastructure Network
M12 Retention and ImprovementCovered in IM3 Critical Physical
Infrastructure Network
M15 Safeguarded SchemesCovered in IM3 Critical Physical
Infrastructure NetworkTOWN CENTERS
TC6 Woolwich – Public Transport LinksCovered in IM3 Critical Physical
Infrastructure NetworkMOVEMENT
SM5Covered in IM3 Critical Physical
Infrastructure NetworkSM6 Covered in IM3 Critical Physical
Infrastructure Network
COMMUNITY NEEDS, BENEFITS AND
SERVICES
C1 Community ServicesCovered in CH1 Cohesive
Communities, DH1 Design, IM4
Sustainable Travel and IM(b) Walking
and Cycling
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C4 Doctors Surgeries, Dentists etc.No specific reference to doctor’s
surgeries and dentists, but general
principles covered in DH1 Design and
IM4 Sustainable TravelC5 Nursery Provision No specific reference to nursery
provision, but general principles
covered in DH1 Design and IM4
Sustainable TravelO15 Recreational Footpaths Partially covered in OS3 South East
London Green Chain and IM4 Cycling
and WalkingO16 Riverside Footpath Covered in IM4 Cycling and Walking
O17 Recreational Cycle ways Covered in IM4 Cycling and Walking
M6 Accessible Public Transport Covered in IM3 Critical Physical
Infrastructure and IM4 Sustainable
TravelM11 Transport Interchanges Covered IM4 Sustainable Travel and
IM(b) Walking and CyclingENVIRONMENTAL PROTECTION
E7 Air Pollution Covered in IM4 Sustainable Travel and
E1 Carbon Emissions
M32 CyclingCovered in IM4 Sustainable Travel and
IM(b) Walking and Cycling. Cycle
parking standards in IM(c) Parking
StandardsM33 Pedestrians Covered in IM4 Sustainable Travel and
IM(b) Walking and CyclingTOWN CENTERS
TC5 Woolwich – Pedestrian and Cycle
Access
No specific reference to Woolwich, but
covered generally in policies IM4
Sustainable Travel and IM(b) Walking
and CyclingMOVEMENTSM2 Covered in IM4 Sustainable Travel and
IM(a) Impact on the Road NetworkSM5 Covered in IM3 Critical Physical
Infrastructure and IM4 Sustainable
Travel
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M1 Development and Transport –
General Principles
Covered in IM4 Sustainable Travel and
IM(a) Impact on the Road Network
TOURISM
ST1 Covered in EA5 Tourism
ST2
Covered in EA5 Tourism
T3 Diversification Covered in EA5 Tourism and EA1
Economic DevelopmentTOWN CENTERS
TC3 Woolwich – Other Key Uses Covered in TC2 Woolwich Town Centre
and EA5 Tourism
DESIGN AND CONSERVATION
D28 High Buildings Covered in DH2 Tall Buildings and in
London Plan Policy 7.7 Location and
Design of Tall and Large Buildings
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Table 1: Objectives (Royal Borough of Greenwich, 2014)
Improvement
of Woolwich/
Powis street
Enhancing
of Woolwich/
Powis street
A To provide good quality level within the
parameters of London Plan, National Planning
Policy and Government’s national Planning
Policy Framework
X X
B To promoting sustainable travel in the area.
Improving accessibility.
X X
C To reducing carbon emission and air pollution. X X
D To promote the high quality architecture in the
development, which make people feeling safe
and reduce potential crime.
X X
E To support the planned growth and
development.
X X
F To encourage cohesive and healthy community. X X
G Improvement of community skills, culture and
art.
X X
H To encourage diversity. X X
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