Camden Lock VillageCanal BuildingStage C report25 October 2006

Camden Lock Village - Canal Building

25 October 2006

Dear David and Piers,

We are delighted to present our stage C report for the Camden Lock Village Canal Building. The illustrated scheme has been developed and co-ordinated with your other appointed design team, together with yourselves, and represents what was shown to Camden earlier this month. We believe the design is in a robust condition to move forward to the next stages of the project.

We trust that everything is in order, but please do not hesitate to contact us if you have any comments or queries.

Yours sincerely,

James Thomas/Simon Bowden

55-65 Whitfield StreetLondon W1T 4HE

tel +44 (0) 20 7636 5151fax +44 (0) 20 7636 5252www.makearchitects.com

This design for Camden Lock Village Phase 1 comprises a major new building along the Regents Canal at Chalk Farm Road: The Canal Building.

This building comprises a new, 21st century re-imagining of the existing successful markets at the street and canal levels, together with apartments on the upper levels.

The building opens up the currently impenetrable site. Public routes and spaces alongside the canal are created, together with a new route adjacent to the railway arches, which are themselves re-modelled and restored.

Public terraces at the intermediate levels offer new access for dining and relaxation. These are linked via a grand public ramp, enabling all the floors to be reached seamlessly.

This design offers an exciting and important new development in the regeneration of Camden.

Contents

Context 9

Site location within Camden Town Centre 10Neighbouring development 11The site: relationship to the town centre 12Links to public transport 13Site history 14Development within Regents Canal conservation area 16The site and its environs 17Low density underdeveloped site 18Chalk Farm Road frontage 19Regents Canal frontage 20Railway arches 21Key UDP designations 22

Masterplan 25

Ambitions 26Masterplan 28

Development of the Canal Building: 31

April 2006 32Optimization of areas: June to September 2006 40Massing study development 41Development of sections 42Canal elevation development 44Evolution of key views 45

Usage options analysis 47

Usage options study 48Consultants Statements 55Conclusion of analysis 57

Design drawings 59

General arrangement 61Circulation diagrams 67Structure 68Elevations 70Cladding study 74

Landscape 79

Pedestrian movement & public realm destination 80Character areas 81Landscape masterplan - groundline 82Chalk Farm Road public roof terrace 84Public roof terrace and tow path 86

Structural engineers report 93

Mechanical and electrical report 107

Fire safety report 149

Servicing and refuse strategy 185

Environmental Impact Assessment 207

Access statement 213

Area schedule 229

Rights of Light envelope 233

Context

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Not listed, possible positive contribution to the character of the area

Listed, Grade II outside the boundary of the development

Conservation Area Boundary

Phase I development boundary

Brief History of the site

This is a triangular site, bounded on the northwest by the railway, to the southwest by Chalk Farm Road and to the south by the Canal.

There are currently nine buildings along the Chalk Farm Road boundary, numbers 1- 9. Number 7-8 is a public house currently called the Camden Rock Caf, but previously, and for the majority of its life, known as the Carnarvon Castle.

This row of properties was previously known as Frances Terrace, and the map regression suggests that they were built in 1841. The road was renamed and renumbered in 1863, with no 2 Frances Terrace becoming 7-8 Chalk Farm Road.

The 1870-3 OS map indicates the presence of a pub on this site and the rate books and census returns for the 1860s indicate that this was called the Pickford Arms. By 1874 it had changed its name to the Carnarvon Castle and drainage records dated 1874 from LB Camden suggest that this was a new building by an unnamed architect on the same site.

Drainage records for the remaining terrace of houses to the right of the Carnarvon Castle indicate that these have been extensively rebuilt and that substantial alterations have been made to plan form, use and finishes.

The only other building(s) on the site is a clearly marked canal facility which existed as early as 1834, and can clearly be seen in the very centre of the study area in each of the maps, until the present-day OS map. 2006 Aerial photography shows the site at present to be a car park and there appears to be no standing remains of this element of the sites history.

1870-73 OS Map, showing the existence of the buildings on Chalk Farm Road (including the Carnarvon Castle Pub) The red line indicates part of the Phase 1 proposed development

1834 Parish Map of St Pancras - area near canal has not been developed

Site history

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Site location within Camden Town Centre

Camden towncentre boundary

Camden shopping centre Camdens markets

Major roads/bus routes London Underground

Kentish Town

Chalk Farm Road

Camden High Street

Mornington Crescent

Kentish Town

Hampstead / the North

Chalk Farm Road

Kent

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Tow

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Camden High Street

West End

The site: relationship to the town centre

The site is located at the heart of the existing markets and borders on the North edge of Camdens shopping centre.Therefore it is important that the design does not destroy the character of the markets, but fosters them and celebrates its unique characteristics.

The site is easily accessible by public transport.

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Neighbouring development

1

2

5

4

6

7 8 910

11

14

13

12

15

16

1718

1. Residential Development2. The Roundhouse3. Stables Market, Buildings A & B4. Hensons Mixed Use Scheme5. Camden Lock Middle Market6. 35 Oval Road

Completed development

Currently being implemented

Potential development site

7. Gilbeys Warehouse8. 34-36 Jamestown Road9. 32 Jamestown Road 10. Suffolk Wharf11. 3-29 Jamestown Road12. Camden Town Station

13. Sainsburys Store14. TVAM/ MTV Building15. Morrisons Chalk Farm Road16. 2-12 Harmood Street17. Stables Market, Building C18. Stables Market, Building D

Within the conservation area some of the old industrial sites have become available for development:

the completed sites are shown in green,those currently being implemented in magenta and potential sites are shown in yellow.

Regents Park

Metropolitan walk connects to Hampstead Heath

to Kings Cross

Improvements to Silver Link Line- doubling capacity

Metropolitan Walks and green chain

Camden Road Station

Cross river tram terminus

NORTH

LITTLE VENICE

hampsteadroad lock

Paddington

Marylebone

Grand Union Canal(Paddington Branch)

Warwick Avenue

CamdenTown

Angel

city road lock

city road basin

wenlock basin

REGENTS PARK

bottle bridge tunnel

cumberland arm

maida hill tunnel

RIVER THAMES

DLR

kentish town lock

hawley lock

saint pancras basin

saint pancras lockkingsland basin

islington tunnel

limehouse tide lock

commercial road lock

salmons lane lock

johnsons lock

limehousebasin

sturts lock

old ford lock

mile end lock

VICTORIA PARK

PADDINGTONBASIN

actons lock

The Regents Canal

Camden Road Station is within a 5 minute walk from the site. Improvements to the Silver Link Line will double its capacity.

With the Metropolitan Walk running along the canal there lies a great opportunity in developing the site as part of the green chain.

Links to public transport

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Hawley Road

Hawl

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Regents Canal(Hawley Lock)

Camden LockMiddle Market Chalk Farm Road

Kent

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Tow

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adStables Market

Clarence Way Estate

Hawl

ey Ro

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aygr

ound

and C

ommu

nity C

entre

Phase 1

Phase 2

The site and its environs

Shown in red is the boundary of Phase 1, comprising of the Torbay street development to the North of the railway arches and the Canal building along the Regents Canal.

The Regents Canal conservation area

Development within the Regents Canal conservation area

Suffolk Wharf & 32-36 Jamestown Rd Gilbeys Warehouse

Camden Lock Middle MarketGilbeys Warehouse

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Commercial

Residential

Low density underdeveloped site

The site is currently underdeveloped because of its historical use. The primary activity is the Canal market as well as the shops within the Victorian terraces along Chalk Farm Road. Currently the potential of the site is restricted due to the lack of access and routes into the site.

Currently no public access to the canal is provided from Chalk Farm Road.

The market is accessed through a steeply sloping claustrophobic tunnel.

The original facade of the terrace is affected by a significant amount of additions.

Chalk Farm Road frontage

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The Canal market is in sharp contrast with Camden Lock Middle Market:

There is no direct access from Chalk Farm Road down to the canal side.

An iron fence separates the Canal market from the quayside. As a result the canal side is deserted in sharp contrast to Camden Lock Middle Market, just the other side of Chalk Farm Road.

Visualisation of arches adjacent to buildings A + B

Currently the railway arches to the North of the site are largely hidden and their potential unfulfilled.

no access to and no relationship with canal

Chalk Farm Road

Canal site

Regents Canal frontage Railway arches

animated, strong relationship with canal

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Regents Canal open space and area of special character Conservation area UDP designation: mixed use, residential, retailProtected views from Parliament Hill towards the Palace of Westminster

Within Camdens UDP the scheme responds to the Regents Canal area of special character, the conservation area.

The Parliament Hill - Palace of Westminster view cone wider context clips the western edges of the site.

Camdens UDP has designated the site for mixed use residential and retail development.

Key UDP designations

wider context

Masterplan

02

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Maximise views outwards to the surroundings. Create legible pedestrian routes and new public spaces. Complement the adjacent infrastructure and maximize the potential offered by the canal.

Increase permeability across the site, create new public routes.

MTV studios

Ambitions

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Masterplan

Public pedestrian routes

Public space

MTV studiosMiddle Marketto Camden Rd Station

Link to Metropolitan Walk

The masterplan generates clearly definable plots and creates a network of public routes through the site extending westwards towards Stables Market, eastwards towards Camden Road station and northwards towards a re-modelled Hawley Road garden and the established Metropolitan Walk.

On the Canal Market site a new building fronts the canal and Chalk Farm Road. It acts as a gateway into the heart of the development.

Hawley Rd Garden

Development of the Canal Building:April - September 2006

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Level -2: Top Shop

Level -1: Top Shop

Canal level: Retail

Chalk Farm Road level: Retail

First floor: Retail restaurants and terrace

Second floor: restaurants and terrace

Third floor: restaurants and residential

April 2006

The curved form of the building draws people in and through to the site beyond. At first floor a public dining terrace fronts onto Chalk Farm Road. Within the building a series of ramps connects the various levels, offering ease of movement and mitigating the requirement for stairs and escalators.

The gateway Ramps

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A grand public terrace and viewing deck shaded by a green canopy will form a destination point, drawing people through the markets along the ramps.

A ramp creates a clear pedestrian connection between Chalk Farm Road and the quay.

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The public roof terrace on second floor with various types of restaurants and small food units will form a destination point. Different options were investigated to optimise the size of enclosed area in relation to open spaces.

August 2006

July 2006

April 2006

Restaurant R1 (floor 1) Restaurant R2 (floor 2)

Restaurant R3 (floor 3)

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1 1 2

1

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34

5 1

2 3

4

Single retail unit Double unit

Multiple units Multiple units with secondary routes

Although the floor plates are staggered to follow the ramped circulation system the structural grid is designed to allow a variety of possible retail layouts.

180: Camden: Canal BuildingSchedule of areas 05.07.2006

Floor AnchorR1 indoor R1 outdoor R2 indoor R2 outdoor R3 indoor R3 outdoor Footcourt

indoorFootcourt

outdoorStaff

RoomsCore/plant

Second - - - 1,440 640 5,870 1,600 3,230 4,270 - 1,350

First - 4,020 1,400 1,440 800 - - - - - 1,450

Upper Ground Floor 2,570 - - - - - - - - - 1,500

Lower Ground Floor 2,140 - - - - - - - - - 2,800

Basement 1 28,560 - - - - - - - - - 1,690

Basement 2 8,790 1,200 1,300 - 1,760 - - - 1,560 9,155

Total 42,060 5,220 1,400 4,180 1,440 7,630 1,600 3,230 4,270 1,560 17,945

Kitchen area 30% of indoor restaurant area

The client is advised to seek specialist advice with regard to the measurement of areas.All areas are indicative only and should not be relied upon. The areas given relate to the likely areas of the building at the current state of the design.Any decisions to be made on the basis of these predictions, whether as to project viability, pre-letting, lease agreements or the like, should include due allowance for the increases and decreases inherent in the design development and buildingprocesses.

Kitchen areas are located in the second basement, with dumb waiters servicing the finishing kitchens on the restaurant levels.

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Floor 2

2000 additional sq ft

Floors 3/4

7000 additionalsq ft p.f.

2000 sq ft

5000 sq ft 2000 sq ft

Providing 16 000 additional sq ft of residential would bring the total gross area of the building from 189 000 sq ft to 205 000 sq ft (incl. 30 000 sq ft residential)

Optimization of areas: June to September 2006

Planning meeting scheme Chalk Farm Rd view

Current scheme Chalk Farm Rd view

Extra floor schemeChalk Farm Rd view

Planning meeting scheme Camden Bridge view

Current scheme Camden Bridge view

Extra floor schemeCamden Bridge view

Planning meeting scheme Stables Market view

Current scheme Stables Market view

Extra floor schemeStables Market view

Base Scheme - Camden Bridge view

Chalk Farm Rd viewCanal bridge view

Massing study development

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Retail

Retail

RetailMezzanine

Retail RetailRetail withinarches

Anchor StoreAnchor Store

AnchorStore

Retail

Restaurant

DuplexAppartment

12.07.2006

ASK 060712 - 008

Two additional floors along the back and one along the canal frontage

Increase of enclosed area on second floor by reducing the size of canal facing terrace.

July 2006

September 2006

Development of sections

July 2006

September 2006

Retail

Retail

RetailMezzanine

Retail RetailRetail withinarches

Anchor StoreAnchor Store

AnchorStore

Retail

Restaurant

DuplexAppartment

12.07.2006

ASK 060712 - 008

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Curved floors and terraces give the facade a playful character.

Brass cladding responds to the tone and character of local materials.

Reduced glazing to improve on sustainability.

Canal elevation development Evolution of key views

September 2006

April 2006

Usage options analysis

04

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B2

Base OptionFloors 3, 4, 5 are residential

Floors B2, B1, LG, UG, 1 and 2 aremainly retail and restaurant

Option 1Floors 2, 3, 4, 5 are residential

Floors B2, B1, LG, UG, and 1 aremainly retail and restaurant

Option 2Floors 3, 4, 5 are hotel

Floors B2, B1, LG, UG, 1 and 2 aremainly retail and restaurant

Option 3Floors 2, 3, 4, 5 are hotel

Floors B2, B1, LG, UG, and 1 aremainly retail and restaurant

B1

LG

UG

FL 1

FL 2

FL 3

FL 4

FL 5

LegendThe client is advised to seek specialist advice with regard to the measurement of areas.All areas are indicative only and should not be relied upon. The areas given relate to the likely areas of the building at the current state of the design.Any decisions to be made on the basis of these predictions, whether as to project viability, pre-letting, lease agreements or the like, should include due allowance for the increases anddecreases inherent in the design development and building processes.

On August 9th, 2006, Make, Davis Langdon and CBRE were at the request of the client developing a study involving various options to the upper floors 2, 3, 4 and 5 of the Canal Building and specifically the valuation and cost model refers to which of these performs the best.This chapter details the findings of the study. It has been produced in collaboration with the appointed design team and should be read in conjunction with Davis Langdons cost and area schedule.

The following options have formed the basis for this study:

Base schemeScheme as signed off in mid July.

Option 1 Floors 2, 3, 4 and 5 are residential. Floors B2, B1, LG, UG and 1 are mainly retail and restaurant (for this option the sloping floors and ramps stop on level 1)

Option 2Floors 3, 4 and 5 are hotel. Floors B2, B1, LG, UG, 1 and 2 are mainly retail and restaurant, though there will be a hotel presence at the front on UG and a hotel-related restaurant and bar on first and second.

Option 3Floors 2, 3, 4 and 5 are hotel. Floors B2, B1, LG, UG and 1 are mainly retail and restaurant, though there will be a hotel presence at the front on UG and a hotel-related restaurant and bar on first.

Usage options study

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CBRE

Proposed Capital and Rental Values for Camden Lock (South site)

p

MAKEOption No Space ID Assumed no. of units

IndicativeRental Value psf

IndicativeYield

CompletedValue psf Comments

Option 1& 2 Retail (2nd floor) 10 units 15.00-25.00 5.00% 275- 450

View based on traditional national multiple retailer, as opposed to market trader model. Reduction of demand at upper levels.Degree of concern over saturation of retail accommodation in Camden.

Option 1& 2 Restaurant Space (2nd Floor) 3 units 20.00-40.00 5.50% 300 - 500

Option 1 Residential (3rd floor - 5th Floors) 600- 800

Lower value units to the rear; higher value overlook the lock. Best local comparables include Star Wharf, Camden & Angel Wharf in Islington. Estimate shows premium over these levels and assumes exclusively rivate units

Option 1A Residential (2nd floor) 500 - 700 Units with railway viaduct discounted.

Option 3 Hotel (2nd floor) Total 85 - 110 rooms across all floors 250- 300Based on 100,000 - 120,000 per room. Quantum of available rooms would not appeal to a major luxury hotel brand. Likely users wold be independent theme hotel or budget operator.

Option 2 & 3 Hotel (3rd - 5th floors) Total 85 - 110 rooms across all floors 250- 300Degree of concern over access to main entrance, particularly vehicular. Hotel Use may also need greater back of house space at lower levels at the expense of retail.

NotesColour Use Key to correspond wit Make options

warringtonfire consulting WFC Project No. 156745 London WFRC Ref No. MT8870DN www.warringtonfire.net Page 1 of 1

Camden Lock Village, Canal Building Upper Floor Scheme Options Fire Safety Design Summary

The information below summarises the respective fire safety strategies which would be used to meet Building Regulation requirements depending on the use of the upper floors of the Canal Building:

Residential Scheme Hotel Scheme Workshop Scheme

Escape Provisions: Protected escape stairs and fire-fighting shafts to ground level leading directly to outside. These routes would be separated from the non-residential accommodation by protected lobbies.

Protected escape stairs and fire-fighting shafts to ground level leading directly to outside. These routes would be separated from the non-residential accommodation by protected lobbies.

Protected escape stairs and fire-fighting shafts to ground level leading directly to outside.

Evacuation Strategy: Phased evacuation where only the apartment of fire origin would evacuate upon fire alarm activation within the specific apartment.

Further evacuation of other spaces would be possible, if necessary, following instructions from the attending Fire Service via a full evacuation control in the fire control centre.

Simultaneous evacuation of the hotel upon fire alarm activation within the hotel.

Further evacuation of other spaces would be possible, if necessary, following instructions from the attending Fire Service via a full evacuation control in the fire control centre.

Simultaneous evacuation of the entire building.

Fire Alarm Provisions: Each apartment will include an individual self-contained Grade E, Type LD3 fire alarm system. The installed detectors will relay information to the landlord fire alarm panel indicating activation and mains failure of a particular unit. Landlord-based detection will be provided in the common areas of the residential building elements.

Category L2 fire alarm system designed, installed and maintained in accordance with BS 5839 part 1:2002 including a PAVA system (voice alarm).

Category L2 fire alarm system designed, installed and maintained in accordance with BS 5839 part 1:2002 including a PAVA system (voice alarm).

Construction: Every apartment would be enclosed with compartment walls and floors.

Every hotel floor would be designed as a compartment floor.

All hotel corridors would be designed as protected corridors (30 minutes fire and smoke resisting construction).

No requirement for compartment floors or walls unless: 1. The building exceeds 30m in height > need compartment

floors2. a retail unit exceeds 4000m2 (assumed sprinkler protected)

on any single floor > need compartment walls

Smoke Management Facilities:

Automatic smoke ventilation facilities needed in residential corridors unless open balcony approach used.

Automatic smoke ventilation facilities needed in hotel corridors unless open balcony approach used.

Following Section 20 guidance, smoke clearance would be needed on every above-ground level, via either openable windows or by mechanical smoke extract system. If natural ventilation is adopted each floor will need to be fitted with manually openable windows, totalling 2.5% of the floor area. Any mechanical smoke extract system should be designed to achieve 6 air changes per hour.

Sprinkler System: No sprinkler coverage would be required. No sprinkler coverage would be required. Life safety sprinkler system would required to meet Section 20 guidance, complying with BS 5306 part 2 or BSEN 12845.

External Fire Spread: No external fire spread issues expected. No external fire spread issues expected. No external fire spread issues expected unless large units are proposed, together with significant quantities of glazed faade.

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DISNEY & YOUNG

Attention Company Email / Fax

Simone Gauss make SimoneGauss@makearchitects.com

Make Architects have requested that NDY provide a brief review of the principal services that are likely to be applicable to levels 3, 4 and 5 if they are:-

a) Residential units b) Hotel Accommodation

The current design philosophy for the Canal Building assumes that the upper floors will be residential units. The design philosophy would be as follows:-

1.00 Mechanical Services The current scheme is based upon each unit being served by primary heating mains delivered from a centralised (landlord) heating system. The landlord plant is envisaged to comprise gas fired boilers located at basement level with flues extending through the building to discharge at roof level. The landlord heating plant would serve other heating requirements as well as landlord areas. This centralised solution will permit more energy efficient operation than a series of individual, localised heat sources and would facilitate integration of CHP equipment or future biofuels should these options be required to achieve Part L targets. Currently, ground source heating is not included, but this will be considered as part of the overall review in order to achieve the 10% renewable requirement. The heating pipework to each residential unit would be sized to satisfy heating and hot water service requirements. Each residential unit would be individually metered to allow the landlord to recover energy usage costs. With a centralised heating plant solution, it is not anticipated that gas pipework would be provided to residential units, with electricity being used for cooking purposes. An alternative to this centralised solution could be localised gas fired boilers to each residential unit. These localised boilers would require individual gas supplies and these installations would provide the heat source for local hot water systems as well as local heating. Individual metering of each residential unit gas supply would be required. Should cooling be required to residential units, this could be achieved by centralised chiller plant serving watercooled fan coil units or by a ground source (geothermal) system from which water would be distributed to residential units to provide a heat sink for localised room cooling units. Individual meters would be required to each residential unit connection. This system could permit room units to provide

NORMAN DISNEY & YOUNG

CONSULTANT ADVICE

Date: 15 Aug 2006 Doc No: G-001 Pages From: Martin Dabnor File No: W:\u11948-00100\24\ca12021u.doc

CONSULTANT ADVICE - G-001

heating as well as cooling but warm air heating to residential properties is generally not desirable in marketing terms.

2.00 Electrical Services The current proposal is based upon an HV supply being provided to a ground floor HV switchroom adjacent to an HV meeting room. An HV supply will serve a landlords sub-station at basement level from which LV sub-mains would be extended to distribution boards on each Residential floor. Sub-main cables from these distribution boards would serve a consumer unit in each residential unit.

3.00 Fire Services The current fire strategy does not require fire protection services to the residential accommodation. An analogue addressable fire detection system would be provided in corridors, stairwells etc, however, supplemented by domestic detectors in residential units.

4.00 Public Health Services A centralised boosted cold water system shall provide potable cold water to each residential unit. These supplies would each be sub-metered. Within each residential unit, cold water would be distributed to sanitary fixtures. Hot water shall be derived from local calorifiers served by the primary heating system.

5.00 Lift Services The current proposal incorporates lifts that are allied to the cores serving residential accommodation.

In the event that the upper floors provide hotel accommodation, the design philosophy would be as follows:-

1.00 Mechanical Services Hotel rooms will almost certainly need cooling as well as heating and the centralised plant shall be procured accordingly. Heating/cooling from room units would be provided. Primary plant could be centralised boilers and chillers or ground source plant; the final solution be reviewed in consideration of GLA requirements. The greater centralised HWS requirement would enhance the viability of CHP plant. Supporting areas such as kitchens, toilets, staff accommodation etc would all require heating/cooling and ventilation. The kitchens will require a gas supply. These provisions will increase plant requirements above those of a residential scheme. 2.00 Electrical Services The hotel accommodation could be served from a dedicated HV meter and dedicated sub-station (dependant upon load) with sub-main distribution, generally as for the residential scheme. The associated loads are likely to be higher to accommodate air conditioning and ancillary area requirements. Alternatively, a landlord sub-station could be provided, as for the residential scheme, which would satisfy all non-anchor loads. Supplementary systems such as telephony systems, music system (possibly), centralised TV/radio systems, access control systems etc would be in addition to te basics provisions required by the residential scheme. 3.00 Fire Services A full analogue addressable detection system would be provided throughout., including within accomaodation.

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CONSULTANT ADVICE - G-001

Sprinkler protection may be required by Insurers. 4.00 Public Health Services The cold water system would be similar to the residential solution without the need for sub-metering. Hot water would be provided from a centralised boiler and storage unit with flow and return distribution to each room. In respect of foul and waste pipework, suspended drawings within rooms would be possible which may reduce quality of stacks. Additional hot and cold water storage and distribution services including drainage provisions etc would be required to serve the ancillary accommodation (eg kitchens, communal toilets etc). 5.00 Lift Services The hotel will require a grouped set of lifts from an entrance reception area serving the levels of accommodation.

Martin Dabnor Senior Project Coordinator m.dabnor@ndy.com

Architects Statement

The current scheme contains two elements which would need further detailed analysis, if any of the options were pursued.Primarily the current design allows for the ramps, the major part of the circulation. They go to level 2, where they arrive at a grand terrace.If either residential or a hotel occupied level 2 in place of the current retail and restaurant use, the ramps would no longer need to go to this level, so would terminate at level 1. In addition they would no longer terminate at a terrace.The existence of a terrace at level 2 is questionable if the accommodation is either residential or a hotel at this floor, and therefore it is probable that this part of the design would be removed.

Bettridge, Turner & Partners

A hotel normally requires access for a variety of vehicles for a number of purposes. If there is no car parking customers and a hotel operator would at least expect there to be a pick up and drop off point for taxies and private vehicles at or close to the hotels main entrance. In addition to this we have been advised by Court Catering that hotels generate a significant demand for servicing with vehicles associated with food deliveries and laundry operations requiring access at frequent intervals throughout the day. The number of deliveries is difficult to determine at this stage, although CC have advised that 20 deliveries per day by small and medium sized vans would not be unusual and could be a conservative estimate. This is in addition to customers being picked up and dropped off. Although it is not clear where precisely the hotel entrance would be at ground floor level, we are assuming that it would be positioned towards the western (Chalk Farm Road) end of the Hawley Lock building. With the scheme design as it stands it is proposed that access for some small delivery vehicles would be gained from Chalk Farm Road, with the majority of deliveries taking place at the eastern end of the

site via Torbay Street. There are no arrangements in the design at present to allow any cars or taxis to enter the site. It may be possible for a pick up/off point to be located at the end of Torbay Street, but this does run the risk of this area being congested and some vehicles movements being restricted/blocked from time to time. It should be noted that this area will have to accommodate HGV movements associated with a delivery bay, refuse collections and most of the deliveries for the whole scheme, including the hotel, i.e. there will be a considerable amount of activity in a very small area. Hotel customers being dropped of and collected here would have to carry or have their luggage portered a significant distance to the Hotel entrance, which is not desirable. In addition having customer access to the hotel in an area where deliveries and refuse collections take place may not be attractive to a potential operator. There could be one solution to this problem, but this would impact on a design for phase 2 of the development. This solution would involve maintaining Haven Street, the existing site access as a route for traffic which could allow a pick up/drop of point for hotel customers to be located closer to its entrance and away from the sites servicing area. However this will clearly impact on the design of a scheme at phase 2. I apologize if this summary appears a little pessimistic but a traditional hotel operation does usually require a customer entrance with highway access at or very close to its. This does appear to be difficult to achieve given the constraints of the Hawley Lock site. However if the client wishes to take matters further we can look in more detail at the access options outlined above as part of your overall assessment into the feasibility of a hotel.

Consultants Statements

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On 16 August 2006, after careful analysis by ourselves, the client body and the design team the base scheme was chosen for further development to stage C and to be presented to Camdens planning officials.

This option was chosen because:

CBREs study shows that residential has the highest capital and rental values for Camden Lock.Options 2 & 3 require a highly engineered solution for the fire safety strategy to work - this will result in a significant increase in cost.For options 2 & 3 more area is needed for plant rooms due to additional sprinkler requirement and smoke ventilation of upper floors.The evacuation strategy for hotel use will require more area for means of escape.Hotel floors require air-conditioning what will increase costs and required plant room area. Any type of hotel requires an area for pick-up and drop-off, difficult to accommodate on Chalk Farm Road.Servicing for a hotel will increase areas for delivery and refuse significantly. Additional volume of delivery traffic would have a negative impact on access routes and neighbouring developments.The ratio between required support areas (catering, servicing) and area available for hotel rooms is unfavourable.

The scheme was presented to Camden on 26 September 2006 and was warmly received. It is in a robust state to take to public consultation and forward to planning. This scheme is illustrated on the following section.

Conclusion of analysis

Warrington Fire

The major implication of providing a hotel on the upper floors of the building is that the hotel would be evacuated simultaneously in the event of a fire within the hotel (the other areas of the building would only be evacuated following instructions from the attending fire service).This would mean that the required minimum storey exit and stair widths from the hotel levels would wider than the minimum requirements for a residential apartment scheme (where only the fire-affected apartment would be evacuated, not all of the apartments).

Other implications that a hotel will have on the scheme include:- A fire detection and alarm system installed to a L2 standard and provided with voice alarm, would be required in the hotel;

- The corridors serving the hotel bedrooms would need to be constructed to achieve at least 30 minutes fire resistance. Section 20 would require that smoke ventilation is provided from each level of the hotel building. However, if an open balcony approach is used to design the corridors then the smoke ventilation would not be required.- Section 20 would also require sprinklers to be installed in the building, however. It is planned to justify against this requirement with statutory authorities. The installation of sprinklers would be considered as a design risk item.

Court Catering

Camden Lock Village Catering / Hotel Operation The comments enclosed are consistent with either option 2 or option 3 as regards the possible hotel facility.

Delivery

First indications from the outline scheme would lead us to believe that there will be logistic issues as far as the number of deliveries and refuse collections are concerned with just the restaurant scheme. If there is a hotel as well this will only

increase the problem with additional deliveries throughout the day of linen, housekeeping products as well as any additional catering requirements.

Hotel Catering

There would also appear to be no clear definition as to the catering facilities within the hotel. Where is breakfast to be served and will there also be a room service facility? Is there to be an in-house restaurant or are guests to use the other restaurants in the complex?Storage This does not appear to be adequately catered for.

Consideration should be given to the following likely additional storage requirements:-

Refuse General Equipment StoreBeverages Mini Bar StoreDry Goods Dirty and Clean Linen

StaffConsideration must also be given to staff welfare facilities.Staff RestaurantMale & Female changing rooms & showersStaff ToiletsOffices

Hotel operation will require additional office space for the following functions:-Food and Beverage operationsChefs Office Human resources

General Is there to be a main hotel bar Are there going to be meeting/function rooms What standard of operation is the hotel? 3 or 4 star.

These are just some initial thoughts which can be expanded upon as the project develops but let me know if you require any further information.

Design drawings

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General arrangement

Kitchen

Basement 2

Basement 1

KitchensStaff

Servicing

Staff

Staff

Plant

PlantPlant

Market

Servicing

Plant

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PlantPlant

Market

PlantPlant Plant

Plant

The gateway along Chalk Farm Road

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Food court

First floor

Second floor

Servicing

Market

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Workshops

Workshops

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Upper ground floor

Delivery

Plant

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ServicingRetail

Retail

MarketMarket

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Market

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Fifth floor

Sixth floor

Plant Plant

Third floor

Fourth floor

Public residentialterrace

Public resiterrace

ApartmentsApartments

Apartments

Apartments

Apartments

ApartmentsApartments

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Circulation in retail floors

Circulation in residential floors

Access fromChalk Farm Road

Access from canal side

3 private residentialentrances

Short-cuts via escalators

Access from Mews

Destination point on second floor terrace

Circulation diagrams

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Structure

Radial grid

Long section Cross section

Lycee Albert Camus, Frejus Lycee Albert Camus, Frejus

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North elevation

Elevations

Market mews along railway viaduct

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South elevation

South facade along Regents Canal

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The proposed cladding system comprises of glazed surfaces and horizontal brass panels. The fenestration rhythm is based on the internal apartment layout to respect the function of the rooms: Living spaces are fully glazed whilst intimate slot windows in the bedrooms provide privacy.

The brass cladding responds to the tone and character of local materials like the brick railway viaduct.

Cladding study

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View from Kentish Town BridgeCross section

Landscape

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roof terraces & green roofs - public communal & ecological roof space.ground covers & lawns with seating edges & informal furniture around paved decks. Sculptural pergolas provide shelter to northern edges of the spaces set back from the canal edge.ecological roofs of low maritime grasses provide habitat and water attenuation opportunities. Chalk farm road public terrace - destination public terrace overlooking activity of the street.

Character areasPedestrian movement & public realm destination

new public realm spaces primary routes

canalside - linear pedestrian promenade connecting site to the wider context. predominately hard landscape with informal seating, shrub & semi mature tree planting where feasible to soften and relate to the human scale of the towpath.

spine - linear pedestrian conection to phase 2.

market streets - linear pedestrian routes characterised by retail

frontages. Predominately hard landscape with informal seating at break out spaces Integrated planting structures to upper levels for green walls and canopies

Market mews - linear pedestrian route characterised by retail frontages connecting chalk farm road & kentish town road. Predominately hard landscape with informal seating and sculptural elements to organise movement.

chalk farm road - active urban streetscape. predominately hard landscape to match existing streetscape, flowing onto public terrace and market streets.

chalk farm road public terrace - destination public terrace overlooking activity of the street. Hard landscape terrace with sculptural planted pergola structure above to provide shelter and definition to the terrace.

new public roof terrace secondary routes

wider connections

metropolitan walk

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Landscape strategy

simple robust groundline to include high quality natural stone- traditional london materials in accordance with camden streetscape guide

pedestrian permeability from the market to the canal to chalk farm road

ground finishes to suit each character zone

street furniture to be of a bespoke sculptural palette, reinforcing destination, local character and animating routes

enhanced recreational character and usage of the regents canal towpath with new paving, integrated seating and tree planting subject to co-ordination with british waterways

wider connections reinforced to camden road station metropolitan walk

legend

building frontage/ arrival shared emergency access & pedestrian route pedestrian linkage to market & towpath desired route/ pedestrian linkage towards camden road station pedestrian linkage from chalk farm road to canal enhanced canalside towpath proposed semi-mature tree planting

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shared surfacemarket mews

proposed canal building pedestrian link to towpath

refurbished rail arches

section a-a

Landscape masterplan - groundline

Access route North of canal building

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landscape focus 1

new public space and building frontage to chalk farm road

retail frontage and spill out spaces with informal eating areas

public roof terrace with outdoor restaurant and dining space

predominantly hard landscape with integrated climbing structure, seating and eating areas

legend

central planted feature to public terrace overlooking chalk farm road

communal residents roof garden

living roof habitat (maintenance access only)

private roof garden with shade structures & lawns

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Chalk Farm Road public roof terrace

central plant feature

1st floor cafe space

1st floor terrace

section b-b

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Landscape focus 2

retail frontage and spill out spaces with informal eating areas

living roof habitat to maximise ecological benefit of the development and enhance overlooking views

communal and private terraces for residents to meet, dwell, entertain and relax

planting to roof terraces to respond to architectural language and rhythm

hard landscape areas to roof and retail terraces to be hard paved with climbing structures over

semi-mature tree planting & opportunities to sit

regents canal

canal towpath improvements: informal spillout areas

legend

public roof terrace overlooking canal

communal residents roof garden

living roof habitat (maintenance access only)

private roof garden with shade structures & lawns

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roofscape

Public roof terrace and tow path

section b-b

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Report

SUBJECT: Stage C Landscape Report TO: Design Team FROM: Celia Magennis on behalf of Lovejoy London DATE: 29 September 2006 REFERENCE: 4394RT03 Stage 3

x EXISTING TREES

Information required: x Arboricultural Survey from Quaife Woodland (survey commissioned, coordinated by

Bettridge Turner and Partners) to confirm tree root protection areas and constraints. x For more information on the above refer to Lovejoy report of 29 August 2006 ref:

4394RT01.

Lovejoy Action (on reception of Arboricultural Survey): x Prepare internal report on the issues that need to be addressed in regards to tree

preservation orders and tree protection during construction. x Prepare a Tree Retention/ Removal plan. x Meeting to be arranged with Camden Borough Council (CBC) Tree Officer to discuss

proposals. Establish CBC position on retaining/ removing trees. x Report findings to design team, identify how comments/ requirements could be

incorporated into the proposals.

x PROPOSED TREES

Information Required: x Existing service location plan to be sent to Lovejoy (electronic copy/ DWG format)x Discussion with British Waterways (BWW) to establish towpath constraints. Possible

items which may need to be considered include:o Existing services (above and below ground)o Canalside use and requirementso Edging/ barrier requirementso Existing structures, trees, landscape elements etc

Lovejoy Action: x Liaise with Mark Alper to establish status of application (towpath request) submitted

to BWW. x Viability of treepit locations on available land. Items to consider would include:

o Above and below ground services o Canal edge constraints o Structural implications and construction (proximity to canal)

Page 2 of 3

4394 RT 03.cm

x Treepit design requirements. Items to consider would include: o Provision of positive drainage to treepit o Capillary break requirements (issue in regard to watertable 1.0 metre below

groundlevel)o Tree species selection o Maximum volume of growing medium provided o Root barrier requirements

x Meeting to be arranged with BWW to discuss proposals, canalside improvements and tree planting.

x Report findings to design team, identify how comments/ requirements could be incorporated into the proposals.

3.0 INTERNAL PLANTING

Information Required: x Design and dimensions, particularly the base details of the central planted feature to

Chalk Farm Road confirmed and drawings issued. x Structural engineer comments on typical planter details on slab (Lovejoy drawings

4394SK06, Climber Option 1/2 & 2/2)

Lovejoy Action: x Establish planting requirements and details to deliver the planting strategy. Items to

consider include: o Lighting levels o Topsoil depths o Drainageo Irrigationo Species selection o Densityo Planter details o Climber support o Establishment period o Maintenance

4.0 HARD LANDSCAPE MATERIALS

Information Required: x Make/ Lovejoy to confirm external landscape materials to ramps, public terrace

levels and deck areas, upper & lower ground areas

Lovejoy Action: x Meeting arranged with CBC Landscape/ Urban Design officers to discuss proposals,

material palette and other items. x Meeting to be arranged with Kings Cross development team to discuss towpath

improvements, materials and lessons learnt from discussions they have had with BWW or any other parties.

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4394 RT 03.cm

x Report findings to design team, identify how comments/ requirements could be incorporated into the proposals.

5.0 SITE CIRCULATION/ LEVELS

Information Required: x Topographical Survey required (currently being prepared by others) x Emergency vehicle turning circles tested to Market Mews.

Lovejoy Action: x Levels workshop with design team to resolve any issues. Items to consider would

include:o Retaining levels to tree root protection areas (level change max 100mm within

these areas) o Any comments from BWW, CBC o DDA requirements

x Resolve/ design out any vehicle and pedestrian conflicts. x Landscape drawings indicate correct alignment of towpath.

Structural engineers report

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expedition

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CAMDEN LOCK VILLAGECanal Building - structural engineering scheme design (Stage C)

Stanley Sidings Ltd

Revision 1

Expedition Engineering LtdFirst Floor, Morley House320 Regents StreetLondon W1B 3BB

t. 020 7307 1000f. 020 7307 1001e. email@expedition-engineering.comw. www.expedition-engineering.com

expedition

CAMDEN LOCK VILLAGE September 2006

06 09 29 Canal building stage C report - Rev 1.doc expedition engineering

Revision Record CONTENTS

1 Proposed development

2 Description of existing conditions and topography

3 Site history

4 Geology and ground conditions

5 Existing buried and surface structures

6 Substructure6.1 Perimeter retaining wall6.2 Capping beam6.3 Foundations6.4 Basement slab

7 Superstructure7.1 Option 17.2 Option 27.3 Ramps7.4 Transfer structures/cut-through

8 Residential slabs

9 Stability and movement

10 Basement waterproofing

11 Construction issues

12 Consultations with statutory bodies

Revision Date of issue Comments

0 26 Sept 2006 Draft Issue Stage C

1 29 Sept 2006 Final Issue Stage C

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CAMDEN LOCK VILLAGE September 2006

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1 Proposed development

It is proposed to develop the Canal Site with a mixed residential and retail development comprising two basement levels (B1 and B2), lower and upper ground floors (LGF/UGF) and five further floors (01 to 05) above.

The top three floors (03 to 05) contain the residential accommodation, whilst the floors below are retail areas with corresponding plant/back of house areas. At ground level the proposed building extends over the whole site with the exception of a 5m wide zone along the north edge of the site. The whole building extends up to Level 02, while only discrete sections extend higher.

The retail floors at the western half of the site are terraced, reflecting the change in natural ground level. A central access ramp (street) provides access to all retail units.

2 Description of existing conditions and topography

The site is triangular: its southern boundary is the Regents Canal at Hawley Lock; the northern boundary is a Network Rail viaduct. To the east is Chalk Farm Road beneath which run the tunnels of the Northern line. The site is approximately 150m long and is 45m wide (in the North-South direction) at its widest point, at the west end of the site.

The site is relatively level, at +29m above Ordinance Datum with a slight slope falling away from the south-west near Chalk Farm Road.

The site is currently occupied by a range of buildings, including a terrace of 3 storeys (plus single storey basement) along Chalk Farm Road and several detached single storey buildings across the site.

The railway viaduct to the north of the site locally extends into the site by approximately 4 m for a length of 32 m centred on the span which crosses Haven Street. There is a brick pier which projects into the site by a further 2.2m at the eastern end. The client is investigating (with the assistance of other consultants) whether the complete extension can be removed so as to reinstate the main line of the viaduct. The work would need to be carried out while the railway was not live. It is believed that this brick structure formed the first part of the railway line extension into the now demolished coal depot. Refer to section 12 for further details.

3 Site history

A desk study has been carried out by GCG (Camden Lock village Phase 1, Geotechnical Desk Study Report, September 2006) which provides detailed information as to the historic use of the site. The significant uses are as follows:

- The eastern side of the site has been used as a coal depot- The central and western section of the site has been used as timber yards/ saw mills- There has been evidence of buildings at the western end of the site since 1895. It is likely

that the existing buildings on Chalk Farm Road date from this period, probably with significant alterations.

This study has also identified that several buildings on the site were damaged beyond repair by bombs during the Second World War. The gaps left by the demolition of these buildings have not subsequently been fully developed. There is consequently a risk of unexploded ordnance on the site and it is recommended that a more detailed study of the risk of unexploded ordnance is commissioned prior to developing the site.

4 Geology and ground conditions

Geological maps and historic boreholes have been consulted to arrive at the assumed ground stratigraphy for preliminary design, as summarized below:

Stratum Approximate thickness(m)

Approximate level of top of stratum (mOD)

Made Ground * 2-3 Varies across siteLondon Clay 40 +26 to +27Lambeth Group 15 -14Thanet Sand 6 -29Chalk 200 -35

* the site investigation may show that the thickness of Made Ground may be significantly different.

Groundwater levels are likely to be relatively high, and possibly perched within the MadeGround on the site. Even without perched water, groundwater levels in the London Clay arelikely to be high. For preliminary design purposes, groundwater levels will be taken to be 1mbelow ground level (+28m AOD), or the canal water level, whichever is greater.

5 Existing buried and surface structures (LUL, railway arches & canal)

Historic maps indicate that has been several significant structures within the site boundary, the presence of which may affect the construction of the basement. They are:

- railway sidings and coal chutes to the East of the site will may have had substantial foundations. Although the above ground structures have been demolished there is the possibility that the foundations remain.

- at least several of the current buildings at the West end of the site (facing on to Chalk Farm Road) have single storey basements that may project under the adjacent pavement. It is likely that these buildings will only have nominal strip footings.

Consultation with London Underground has identified that the Northern Line tunnels pass to the west of the site, directly under Chalk Farm Road, just outside of the western site boundary.Detailed analysis will be required to satisfy LUL that the construction of the basement will not affect the normal running of the Northern Line. The extent of the lower basement floors will be determined by the need to limit differential movement of the tunnel linings. Also, it may be necessary to construct the basement adjacent to Chalk Farm Road using top down construction methods to limit the movement of the perimeter wall during construction.

Norman Disney & Young have obtained drawings of all underground utilities. It is not believed that there are any services that will affect the construction of the basement.

It should be noted that there is a possibility that the existing canal wall to the south of the site is stabilised by ground anchors. Due to the proximity of the canal these anchors would extend into the site. A visual (non-intrusive) survey showed that the majority of the canal walls are likely to be masonry gravity structures, hence ground anchors are unlikely. However, the scope of the intrusive geotechnical site investigation should be extended to include a check for their presence.

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6 Substructure

A basement is to be constructed over the full extent of the site. At the west end of the site the basement is three storeys deep, reducing down to two storeys over the majority of the site. The lowest structural slab level (B2) is to be at approximately +19m aOD.

Perimeter Retaining Wall

The retaining wall system needs to satisfy the following principal requirements:

Retain soil behind basement wall. Support vertical column loads. Minimize lateral deflections at canal, viaduct and LUL boundaries. Minimize vibration and disturbance to existing boundary structures during

construction. Resist hydrostatic forces associated with high ground water levels, eliminate

water penetration into occupied basement areas, and control vapour concentration.

Be constructible within tight site boundary, and required stand-off zones.

Several alternatives have been considered for the basement wall structures. The tablesummarizes the options.

Form of construction

Advantages Disadvantages Conclusion

A. King Post Piles

Too much water seepage through the wall during construction of the wall.

Insufficiently stiff to prevent damage to Network Rail assets.

B. Contiguous Piles

Too much water seepage through the wall in the permanent condition.

C. Secant Piles Good water exclusion.Simple construction.Good load-bearing

capacity.Bored piles provide

minimum disturbance to adjacent structures.

Wall has potential stiffness to resist out of balance lateral loads on basement.

D. Permanent steel sheet piles

Good water exclusion.Simple construction

(jacked).

Vertical load bearing capacity not as high as for other systems.

Possible increased disturbance to the neighbouring properties during construction.

Displacement piles may not be permitted adjacent to underground structures on Chalk Farm Road.

May have insufficient stiffness to resist out of balance lateral loading conditions.

E. DiaphragmWalling

Good water exclusion.Wall panels can span

horizontally.Good loadbearing

capacity.Less space take than other

retaining wall options (increases useable basement space).

Likely increased costs and time on site.

Requires site storage of bentonite.

Width of diaphragm panels excavated my cause local instability of ground supporting LUL/viaduct structures during construction.

Based upon this assessment, the preferred options are the secant piled solution and the permanent steel sheet piles. However, sheet piles may not be permitted by LUL as noted above.

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Capping beam

An insitu reinforced concrete capping beam will be provided at the top of the wall to tie the top of the retaining wall until the ground floor propping slab is complete, and to distribute vertical column loads along the length of the wall.

Foundations

It is likely that due to the number of floors and spans, columns will need to be supported onpiles. This will reduce differential vertical movements across the site, and minimise any possible stress changes in the vicinity of the LUL tunnels to the west of the site. The piles will most likelytransfer loads to the ground by side friction within the London Clay layer, and not rely on endbearing at the base of the pile.

Where multiple piles are required to support column loads, reinforced concrete pilecaps andground beams will be constructed to transfer loads to the pile groups.

The piles will either be CFA or auger-bored piles, depending upon the constructionmethodology of the basement. Auger-bored piles are likely to be preferred If top-downconstruction is chosen.

Basement slab

The basement slab will be suspended (i.e. not ground bearing) and will span between groundbeams and pilecaps.

The perimeter basement wall will extend down to a suitable level in the clay to provide a cutoff from groundwater inflow. A gravel drainage layer will be placed under the slab to ensurethat water - and therefore pore-water pressure - does not build up over time. Water collectingin this layer will need to be pumped out into the surface water drainage system. Thisarrangement will significantly reduce the requirement for tension piles.

Provided that a good cut-off is achieved, the groundwater inflow into the drainage layershould be relatively low. One consequence of this is that the pumps may be unused for longperiods of time: this is not ideal in ensuring pump reliability. The risk of damage to the base slab in the event of pump failure can be reduced by a planned maintenance regime for alldischarge pumps. In addition, as a fail-safe, small holes will be cast into the base slab within the plant room areas so that were the pumps to fail, groundwater would seep slowly through thebase slab drawing attention to the problem without compromising the stability of the base slab.

A heave blanket will be placed between the drainage layer and the basement slab to limit the heave-related uplift force (at this depth of excavation a design heave force of approximately50kN/m2 which would govern the slab thickness and increase slab reinforcement).

In addition to supporting vertical loads, the basement slab will transfer lateral propping forces at the base of the retaining walls.

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7 Superstructure

The superstructure will be a reinforced concrete frame. At this stage the structural form and detailing has not been confirmed. However, in order to identify possible costs, two options have been investigated:

(1) a base scheme, where the structural form results from minimizing the cost of the frame.Depending on the required quality of the space within the market areas, a suspended ceiling may be required.

(2) an enhanced finish where the concrete soffit is left exposed and the form is expressed.

The column grid is expected to be radial, reflecting the shape of the site and building. Typically the column spacing will be 6m in the east-west direction (along the centerline of the building) and will line through on the radial grids (see below). The spacing of the columns along the central mall/ramp may be reduced to 3m to suit the modular nature of the shop front finishes(shown unfilled on plan, below). The columns will be circular; the finish will depend on whether they will be clear or left exposed.

Option 1: Exposed profiled concrete

A mixed flat slab and beam and slab scheme is proposed. Where spans are smaller (say less than 7m) it is proposed that a 275mm thick two-way spanning flat slab is used. Where the spans are greater a flat slab solution is inefficient where minimising overall structural depth is not critical. It is proposed that west of gridline 12 (approximately the line of Haven Street) a 200mm thick one-way slab will be provided, spanning between radial beams at 6m centres. The 600mm wide beams will vary in depth between 400 and 600mm, depending on span.

Option 2: Utility finish

An arched concrete soffit is proposed, reflecting both the brick jack arches that can be found elsewhere in the market and the adjacent train viaduct. The arched sections would be pre-cast off site in up to 3m wide sections. The soffit finish will depend on architectural requirements, but could vary from high quality smooth finish using steel forms to a rough cast finish. Each precast unit would be made up of a single arched slab spanning between two edge beams: these edge beams would span between the columns on the central ramp and the columns on the building perimeter.

As the building shows a great degree of symmetry and repetition along its length, the numberof moulds used to cast the precast units will be limited, and multiple reuses will be possible.

Two alternatives have been examined: a system where the radial beams are spaced at 6m centres (i.e. the slab spans 6m) and a system where the beams are at 3m centres. The 3m arches provide a more economic distribution of concrete and may make it easier to partition the retail spaces. Where a 3m beam spacing is used along with a 6m column grid it will be necessary to support alternate beam ends with trimmer beams spanning between columns.

As noted above, parts of the retail floors are terraced to reflect the ground level. These steps can be accommodated by the precast units as shown above. An insitu topping will be provided over the precast units to provide a stiff diaphragm. This will need to be continuous at the steps.

It is proposed that an array of fixing are cast into the slab and beam soffits to allow for easy support of services and tenant equipment. These could either be cast-in female threaded sockets or Halfen-style channels.

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Option 2 Enhanced scheme: Arches 3m wide

Option2 Enhanced scheme: Arches 6m wide

Ramps

The central ramped walkways provide access between levels LGF and 02. The form of the ramp will be determined in the next phase, although it is expected to be of a form that will maximise the light transmittance down to the lower floors, e.g. glass floors and balustrades.

Transfer structure/cut through

The standard radial grid will need to be locally modified where the extension to Haven Street towards the canal crosses through the building, dividing the Upper Ground Floor. Local transfer beams will be required to maintain the standard column grid above this opening. One proposal is shown; this requires development in parallel with the architectural requirements.

Modification of the ribbed slab at the cut-through

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8 Residential slabs

The upper residential slabs will have a similar form to the retail floors. The presence of external (deck-access) walkways and balconies will require specific treatments to reduce cold-bridging,although in this case it is assumed that this would be via insulation of slabs rather than by providing thermal breaks in the structural slabs.

Due to the proximity of the Network Rail viaduct to north of the Canal Building it is possible that it will be necessary to provide ground borne noise and vibration mitigation measures to isolate the residential structure from the retail building below. Expedition has approached a specialistconsultant (CMCS) in order to assess whether mitigation is required, and this study is ongoing. If required, it is proposed that structural bearings are inserted just below the 03 slab. There are two options for detailing the separation of the building, as shown below. Option 1 creates a widened surface at the top of every column these will be visible unless a suspended ceiling is used and will also require visible fire proofing. Tie beams may be required to link the column heads to avoid overstressing of the columns. Option 2 shows the possibility of providing a second slab under the residential floor this permits the top retail floor to have similar detailing to the lower floors.

It should be noted that all services, secondary structure and cladding will also need to be broken at the same level to avoid ground borne vibrations affecting the residential levels.

9 Stability and movement

The Canal Building is approximately 150m long and therefore measures must be taken to minimise the effect of movement due to shrinkage, creep and thermal effects. It is proposed that the building is sub-divided into individual sections that are of a suitable size so that these effects can be ignored. Each section will need to be suitably framed to ensure stability and adequate robustness.

It is proposed that the building is split from roof level down to just above the Lower Ground floor at approximately mid-length. This corresponds to the natural break at UGL due to the cut-through. The split can be achieved by using double columns (e.g. two half round columns) or a dowelled spliced connection adjacent to a suitable column line.

To the West of this break there is a natural further sub-division as a result of the central ramp area that splits the building further into a North and South Block. It may also be necessary to isolate the central round block adjacent to Chalk Farm Road, due to this region having a different construction hence thermal performance.

The means of ensuring lateral stability of each separate structure will differ between the blocks, depending on the location of the main lift/stair cores:

North west section (A): Stability in all directions is provided by a reinforced concrete core at the western end of the block. Lateral forces are transferred down to Basement -02 level where push-pull forces are carried locally by the foundations and shear forces are transferred to the retaining walls by basement 02 slab. Due to the eccentric position of the core a shear wall will need to be provided at the eastern end of the block to prevent rotation and excessive bending moments in the remote columns.

Eastern section (B): sufficient stability in both directions can be provided by two (or three) reinforced concrete cores.

South west section (C): there are no cores within this section. Stability will be provided either wholly by frame action, the provision of local shear walls or a mixture of the two.

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10 Basement waterproofing:

Four Grades of internal are defined in BS8102:1990 for various occupancy types and performance in terms of prevention of water and vapour ingress:

Grade 1(basic utility) Car Park, plant rooms (excluding electrical equipment), workshops

Grade 2 (better utility Workshops and plant rooms requiring drier environments; retail storage areas.

Grade 3 (habitable) Ventilated residential and working areas including offices, restaurants etc., leisure centres.

Grade 4 (special) Achieves and stores requiring controlled environment

For the uses identified in the architectural drawings, we would expect Grade 3 waterproofing requirements.

Because of the site conditions and the high water table, it is important that the wall is able to resist the hydrostatic water pressures, with little water permeation, rather than an internally applied tanking system. External space limitations are likely to prevent an externally applied waterproofing system (could only be built with a cast insitu RC box-type basement construction). The structural wall system selected needs to be able to provide structural integral protection against the hydrostatic forces. See section on selection of wall systems for further information. In addition a internal drained cavity (with internal vapour barrier) will need to be provided.

The achievement of a Grade 3 internal environment also requires active precautions to be taken in relation to environmental conditions within the basement. This will affect the ventilation, and thermal design criteria, as well as the insulation requirements of the basement.

Refer to the wall section with the section 6 of this report for information on drained cavity and insulation requirements for grade 3 basement construction.

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11 Construction issues:

Dewatering: dewatering will be required during the basement construction, however as theexcavation is within the London clay layer it is not anticipated that this will be excessive, or willaffect the local ground water levels beyond the basement perimeter. This will be investigatedfurther during the site investigation and Stage D design.

Excavation: If top-down construction is not adopted, the retaining walls will need to bepropped to support the excavation during construction. At the west side of the site, where the retaining walls will be up to 45m apart, props will have to be raked and supported off the bored piles. The majority of the site, however, may permit direct cross propping of the walls.

The excavation of the basement will generate a large amount of spoil, in the order of27,000m3. All material will have to be disposed of off-site.

12 Consultations with statutory bodies

Expedition is currently negotiating with the following external parties:

1) London Underground Limited. LUL have been notified of the project and are in the processof consulting with Tube Lines. It is expected that Tube Lines will propose a series of surveys toascertain the exact location of their Northern Line tunnels and the train-to-tunnel clearances(gauging). Once this, and information from the ground investigation has been received it willbe necessary to justify that the proposed arrangement of retaining walls, construction andmethod of installation is to LULs satisfaction and will not affect the safe running of the line.

2) British Waterways. BW have been notified of the project and we are currently attempting to identify record drawings to determine the canal wall construction (and hence the presence of ground anchors). We have also notified BW of the intention to review the canal towpathfinishes between Chalk Farm Road and Kentish Town Road (refer to LA report) and to use thecanal for heat rejection (refer to NDYs report).

It is currently not within EELs scope of work to consult with Network Rail. It is understood that aseparate consultancy has been commissioned by the client to carry out these negotiations.However, it has been noted that the railway viaduct to the north of the site extends locally into the site, by up to 6.1m (outlined in red on the aerial photo). Historic drawings indicate that thisextension may not have been part of the original viaduct construction, and may have beenadded when the coal depot was developed. It is not clear whether the extension isindependent of the main viaduct or whether the two are structurally interdependent. It hasbeen assumed that it will be possible to remove this extension so that the adjacent road is notobstructed. However, if its demolition is not viable then the North faade of the Canal building may need to be stepped back locally to provide clear access along the side of the building. It may be possible to only step back the lower floors of the building with the upper floors (whichare above the bridge) staying on their existing alignment.

Mechanical and electrical report

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Canal Building Stanley Sidings Limited

Revision: A - For Information Issued: 17 October 2006

CONFIDENTIAL

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W:\u11948-00100\24\rp08639u.doc Canal Building Revision : A - For Information Camden Lock Village Issued : 17 October 2006 Stage C Report

NDY QA SYSTEM Reason for Issue: For Information

Authorisation By:

Verification By:

Project Co-ordinator: Martin Dabnor Consultants: Campbell Clark Margaret Rozali Neil Cowler John Gode

NORMAN DISNEY & YOUNG Consulting Engineers NDY Consulting Ltd Company Registration No. 3890617 Classic House, 180 Old Street London, UK EC1V 9RQ T