lisson arches enterprise hub 24/11/15transact.westminster.gov.uk/docstores/publications... ·...

1 Naoroji Street London WC1X 0GB

+44 (0)20 7704 6060 [email protected] mae-llp.co.uk

1 Naoroji Street London WC1X 0GB

+44 (0)20 7704 6060 [email protected] mae-llp.co.uk

LISSON ARCHESENTERPRISE HUB – TECHSHOP OPTION29/01/14

LISSON ARCHESENtErpriSE HuB 24/11/15

2 LISSON ARCHES ENTERPRISE HUB

The following study explores the feasibility of introducing a mezzanine level into a section of the floor space of the enterprise hub. The hub forms part of a current proposal submitted to Westminster Council’s Planning Department in November 2012. The study was instructed by WCC on the 21st of January 2014 to review possible spatial requirements for a potential tenant and how additional floor space could be incorporated within the envelope.

The scope of the study is limited to plans at each level, long and short sections and a schedule of areas.

The following constraints should be noted:

1 Structure/MEP

Excluded from the study is an assessment of the structural and servicing implications of inserting a mezzanine level. This will require developing in order to clarify what headroom height within the mezzanine levels can be achieved. The floor-to-floor heights within the proposed mezzanine areas would be approximately 3.0metres. A structural solution to minimize floor build ups and any down stand beams will require reviewing at an early stage to clarify the viability of the resulting head room for the proposed uses.

2 Entrances/Servicing

Two principal access points have been included in the planning submitted drawings and are constrained by varying site levels on Lisson Gove and Bernhardt Crescent. The principal public and main entrance is off Lisson Grove at the southwestern end of the building with a further service access/secondary entrance provided to the rear off Bernhardt Crescent. It is not intended as part of this study to alter the position or level of these access points. A servicing and delivery bay area is already included in the proposal.

3 Internal circulation

The principal access stairs form ground floor to -2 levels have been re-configured slightly with an open accommodation stair included to link the intermediate levels of the mezzanine floors. There is an escape stair from the elderly housing above that is

retained and unaltered. Discussions with a major lift manufacturer have confirmed that a ‘through- lift’ with intermediate stops is available.

4 Elevation to Bernhardt Crescent

The short section highlights an area of floor that will need to be removed to allow the potential for a mezzanine level to be inserted. This will require changes to the elevation treatment to Bernhardt Crescent.

5 Fire safety

Escape distances need to be limited to 25 metres in one direction or 45 metres in two directions. These distances will need checking when the layout of the spaces is developed. On the mezzanine level the distance to the short section of stair is below 19 metres and then two alternative routes are available. The current layout is for a single tenant, the additional difficulties of one tenant passing through another tenancy would be negated. The sprinkler system designed into the residential spaces above is not necessary for the enterprise space but it is recommended that extending it to be considered, as the infrastructure will already be provided. If the enterprise space is not sprinkled, a two-hour fire rated compartment construction will be required. A fire engineer/building control officer will need to be consulted to verify that the arrangement being proposed is acceptable

LISSON ARCHESINTRODUCTION

3LISSON ARCHES ENTERPRISE HUB

The site is centrally located mid-way between Edgware Rd to the south, St Johns Wood Rd to the north west, Park Rd and Regents to the north east and Marylebone to the south. The amenities of Regents Park are close by and within a very connected public transport network that includes Marylebone train and tube station 5 minutes walk away from Lilestone St. The Regents Canal is only a few minutes walk from the Lisson Arches site to the north west.

This London site forms a part of a first phase of an overall plan (the Futures Plan) to improve the neighbourhood including; improvements to street and public landscaping, community facilities, growing arts and cultural scene, new space for start up business’s and to provide new private and affordable homes. The immediate area to the south of the sites benefits from an historic street market that is the commercial and social heart of this part of Westminster.

Rev. Date Description

Job Name

Title

Scale

Job No.

Revision

Status

Drawing No. Date.

unless noted

permitted and notify

before

in this document includes proprietary rights of mae. Any party in receipt of the document shall receive and hold the same in confidence and agrees not to duplicate or otherwise reproduce the document in whole or in part, nor disclose the contents of the same without the written consent of mae.

Lisson Grove1222

Proposed Site Plan

Pre-Planning

1222/00_PP100

1:500@A1

06.09.13 D

A 08.05.13 Site 1Building footprint reduced due to apartment size changing.

B 20.06.13 Redline Boundary Updated

C 15.07.13 Site 2Redline Boundary Updated

D 06.09.13 Site 2 - BUidling Footprint and lilestone site boundary altered following pre-app feedback

London Marylebone

Baker Street

Regent’s Park

Lord’s Cricket Ground

Marylebone Rd

St John’s W

ood Rd

A 41 Park Rd

Edgware Rd

Lisson Grove

Lisson Arches

Lilestone Street

Lilesto

ne Stre

et

Bernhardt Crescent

Jermone C

rescent

Church

Street

Luto

n Stre

et

Fram

pton

Stre

et

Rossmore

Road

Lisson Grove

Lisson Grove

LISSON ARCHESLOCATION

University of Westminster Architecture Department


The Lisson arches site comprises mostly vacant land within the Church Street ward, and is bordered by Lisson Grove to the south and Bernhardt Crescent to the north. The topography of the land is downward sloping, with the gradient falling as you travel south east. The site currently includes both hard standing surfaces (parking bays, tarmac zones adjacent to the existing pavement and a paved access ramp) in addition to some soft (vegetated) surfaces.

View 2 taken along Lisson Grove at the junction of Church St shows the gable of Chequers house in the distance and Wycombe house to the right. The main bus stop is visible on Lisson Grove.

The site is a triangular piece of land and includes a gated ramp area ( redundant fire access ramp) on Lisson Grove and the area leading up to and including the former railway tunnel on Bernhardt Crescent. The site contains two disused railway/vehicular arches which are currently inaccessible and closed at the Capland ST end by a brick wall. There is a 900mm diameter live Thames Water main running across the site visible in view 3. This Water main at this point in Lisson Grove becomes exposed to avoid the shallow structural depth of the Bridge structure. The diversion of this main is being incorporated into the design of the lower ground floor levels. Belvedere heights( 9 storey’s) is visible across Lisson Grove.

Also clearly visible in view 3 is a pedestrian ramp linking Bernhardt crescent to Lisson Grove. Detailed reference to it’s usage and proposals for it’s replacement are covered in the transport assessment. An escape stair and integral refuse chute is visible to the gable end of Chequers. A turning head in the road visible to the right of the picture allows refuse and emergency vehicles access to the base of the stair tower. The proposals retain this current

Predominant land uses in the immediate vicinity includes residential of varying tenure, in addition to some social and community uses, currently found at Lilestone Street.

View 3 - Exisitng Lisson Arches Site looking from Wycombe House with existing water main pipe in the foreground, Chequers’ House to the right and Belvedere Heights in the background

View 1: Aerial view of exisitng Lisson Arches site View 2: Exisitng Lisson Arches Site looking from Church Street

Belevedere Heights

Chequers House

pedestrian ramp

water main

redundant road

disused railway tunnels

Lisson Grove

redundant fire access ramp

Jerome Crescent

view 2

view 3

LISSON ARCHESENtErpriSE HuB


Photograph of site model with Lisson Arches

Lisson Archess

Lisson GroveChurch Street



This computer generated image taken from the south east illustrates the proposal on an Autumn day. Chequers House is visible behind the building with Wycombe House visible over the top of the trees. The placement of the enterprise entrance at this juncture on Lisson Grove provides activity on the street mid way between the new Health hub building and the new sheltered housing of Lisson Arches. Trees are retained at either end of the proposal with the planting on the residents roof terrace visible above the enterprise space parapet.


Perspective view looking north-west along Lisson Grove, with the enterprise entrance in the foreground


Perspective sketch looking along Bernhardt Crescent Perspective view looking south-east along Lisson Grove


This computer generated image is taken from the north west and shows the residential entrance to the apartments in the foreground with the residents’ terrace visible in the distance.

BB

AOV E M

FLUE RISER

DRY RISER

RWP

SVP

SVP

RWP

FLOOR DRAIN

FLOOR DRAIN

RWP

RWP

RWP RWP

B C D F G H I J K L M

0203

0405

0102

0304

05


01

A

A

E

E

A A

CC

BERNHARDT CRESCENT

JEROME CRESCENTGas meter room

UKPNSub-Statio

n

Telecoms/ BT

intake /Electricalswitchroo

m

Alternative Supply Switch Room

Refuse Storage Scooter and Bicycle Storage

Wall-mountedbike storage

UnisexBathroom

s

Plant room

UnisexShowers

Workshop AreaLower Ground -2

Access.WC

Entrancelobby

F F Lift14 P Capacity

EntranceLobby Workshop Area

Lower Ground -2 Mezzanine

Stair 03

Stair 05

Stair 02 Stair 04

Stair 01

Refusestorage

BB

Rev. Date DescriptionNOTES:1. Measurements are based on metric system2. All levels are in meters to Principal Datum (PD) unless noted otherwise3. Do not scale drawing4. Figure dimensions are to be followed5. Do not use for construction unless expressly permitted6. Contractor should verify all conditions on site and notify contract administrator of any variations from dimensions before constructionThe data contained in this document includes proprietary rights of mae. Any party in receipt of the document shall receive and hold the same in confidence and agrees not to duplicate or otherwise reproduce the document in whole or in part, nor disclose the contents of the same without the written consent of mae.

mæ LLP Architects1 Naoroji StreetLondon WC1X 0GBt: +44 (0)20 7704 6060f: +44 (0)20 7833 2473e: offi [email protected]

Title

Scale

Job No.

Status

1222

Information 1:100@A1

Proposed Lower Ground -2 - Enterprise

Drawn By

NWChecked By

NW

Client

Westminster City Council

Job Name

Lisson Arches

Date24.01.14

Drawing No.SK052

Revision

B

PROJECT NOTES1. This is a design intent drawing for information only and is not to be used for construction2. To be read in conjunction with general arrangement drawings and coordination with MEP,Civil/Structural and Landscape Stage D+ design tender packages3. Package is to D+ level of detail only, and is subject to further detailed design development, checking & SE/M&E/Acoustics/Fire design landscape co-ordination4. In the event of descrepancies, refer to the most detailed drawing5. Window details shown indicatively, refer to plan drawings for opening styles6. For annotated material references refer to 1222-01_Outline Specifications:

Section 2.1 External Envelope Section 2.2 Room Data Sheets Section 2.3 Internal Doors7. Samples of all materials to be provided in adequated time for client and statutory authority approval

0 1 2 3 4 5 m1:100

A 29.10.15 Update to stage D+ information Key

Enterprise areaA 29.10.15 Update to stage D+ information

B 30.10.15 'Code of Measuring Pracitce' area update

RWP

RWP

RWP

SVP

SVP

SVP

SVP

SVP

RWP

RWP

RWP

RWP

SVP

RWP

SVP

RWP RWP

FF300x750 ECU

900x500 HIU

AOV E M

FLUE RISER

RWP

RWP

DRY RISER


0203

0405

0102

0304

05


01

A

A

E

E

A A

CC

BERNHARDT CRESCENT

JEROME CRESCENT

F F Lift14 P Capacity

Guest room

Communal Laundry

Cleaners' cupboard

1B1P/WA

Plant room

Workshop AreaLower Ground -1 Mezzanine

Stair 03

Stair 05

Stair 02Stair 04

Stair 01

BB



Title

Scale

Job No.

Status

1222


Proposed Lower Ground -1 Floor Plan

Drawn By

NWChecked By

NW

Client


Job Name

Lisson Arches

Date24.01.14

Drawing No.1222-01_SK051

Revision

A



0 1 2 3 4 5 m1:100

Type 12VerticalLouvers

A 29.10.15 Update to stage D+ information Key

Enterprise area

900x500 HIU

FFFF

900x500 HIU

DRY RISER


0203

0405

0102

0304

05


01

A

A

E

E

Hairdressers'room

Entrance lobby

Manager's office

Scooterstorage

Residential entrance

Enterprise entrance

Enterprise lobby1B1P/WA

1B1P/WA

Workshop Area

BERNHARDT CRESCENT

LISSON GROVE

JEROME CRESCENT

A A

CC

CHEQUERS HOUSE

WYCOMBE HOUSE

Stair 03

Stair 05

Stair 02

Stair 04

Stair 01

Stair 05

Workshop AreaGround FloorMezzanine

BB



Title

Scale

Job No.

Status

1222


Proposed Ground Floor Plan - Enterprise

Drawn By

NWChecked By

NW

Client


Job Name

Lisson Arches

Date24.01.14

Drawing No.1222-01_SK050

Revision

B



0 1 2 3 4 5 m1:100

Type 12VerticalLouvers

Type 12

HorizontalLouvers

A 29.10.15 Update to stage D+ information Enterprise area

Key

B 30.10.15 'Code of Measuring Pracitce' area update

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