phase 2 the quadrant, birchwood park, warrington …

PHASE 2 THE QUADRANT, BIRCHWOOD PARK, WARRINGTONRESERVED MATTERS APPLICATION FOR UNITS 717,718,719,720 &721

DESIGN AND ACCESS STATEMENTJULY 2018

Prepared by AEW Architects on behalf of WBC Birchwood Park

Nominee 1 Ltd and Birchwood Park Nominee 2 Ltd

B863-AEW-XX-XX-RP-A-0500_(P4)_Design and Access Statement

CONTENTS

All figures and drawings within this statement are provided for illustrative purposes only and are not to scale

1.0 Introduction Application Planning, Design and Access Statement DrawingsReferences

2.0 ContextLocationSurrounding AreaApplication Site

3.0 Photographic Survey

4.0 Use and Quantum

5.0 Layout

6.0 Appearance and Scale

7.0 Landscape Proposals

8.0 Sustainability

9.0 Site Waste Management Plan

10.0 Safety and SecurityFencingRainwater Pipes Doors WindowsLighting Hard and Soft LandscapingCycle Parking / Bin StoresSignageConstruction

11.0 Movement & Inclusive AccessVehicular Access Car ParkingPublic TransportPedestrian Access Cyclist Access and Facilities

12.0 Conclusion

1.0 INTRODUCTION

Application

This Planning, Design and Access Statement has been prepared by AEW Architects on behalf of WBC Birchwood Park Nominee 1 Ltd and WBC Birchwood Park Nominee 2 Ltd to support a reserved matters application for the sixth phase of industrial development comprising of 5 Units with a total of 17,387 m² GIA with new vehicle and pedestrian access points off Daten Avenue and Kelvin Street. A total number of 328 car parking spaces (including15no. accessible), and boundary landscaping including the replacement of the existing tree frontage to Daten Avenue.

This site has previously received full planning permission for the construction of seven units for general industry and/or warehouse/distribution (Use Classes B2 and / or B8). Application no. 2014/23358 approved on 02/08/2014.

Planning, Design and Access Statement

This Planning, Design and Access Statement has been written in accordance with the guidance provided within The Design and access statements; How to write, read and use them, The Commission for Architecture and the Built Environment (CABE), 2006 and is set out in eleven further sections as follows:

• Context; provides a written analysis and photographic survey of the application site and surrounding area • Planning Policy Framework; identifies the relevant planning history, the planning policy framework and compliance of the proposal with the framework • Use and Quantum; describes the proposed use and floor areas, and how these complement the uses within the surrounding area • Layout; describes the proposal in terms of the relationship between the unit and public spaces surrounding the site• Appearance and Scale; describes the appearance of the unit that will result from the detailing and materials proposed• Landscape; highlights the proposed landscape strategy • Safety and Security; identifies the Secured by Design principles which have been considered• Sustainability; identifies how the development will be sustainable • Movement; identifies the ease of movement to and from the site • Inclusive access; identifies the design principles which have been adopted to ensure an accessible development

Drawings

This Planning, Design and Access Statement should be read in conjunction with the drawings (latest revisions), prepared by AEW including:

• B8663-AEW-XX-XX-DR-A-0087_Phase 2 Location plan• B8663-AEW-XX-XX-DR-A-0088 _P8_Phase 2 Masterplan• B8863-AEW-XX-XX-DR-A-0089_Phase 2 Road Widening• B8663-AEW-XX-XX-SK-A-001 masterplan Landscape Sketch• B8663-AEW-XX-XX-DR-A-0501_P2_Plot 717-718 Proposed Floor Plans• B8663-AEW-XX-XX-DR-A-0502_P2_Plot 717-718 Proposed Elevations• B8663-AEW-XX-XX-DR-A-0503_P2_Plot 717-718 Proposed Sections• B8663-AEW-XX-XX-DR-A-0504_P2_Plot 719 Proposed Floor Plans• B8663-AEW-XX-XX-DR-A-0505_P2_Plot 719 Proposed Elevations• B8663-AEW-XX-XX-DR-A-0506_P2_Plot 719 Proposed Sections• B8663-AEW-XX-XX-DR-A-0507_P4_Plot 720 Proposed Floor Plans• B8663-AEW-XX-XX-DR-A-0508_P5_Plot 720 Proposed Elevations• B8663-AEW-XX-XX-DR-A-0509_P4_Plot 720 Proposed Sections• B8663-AEW-XX-XX-DR-A-0510_P4_Plot 721 Proposed Floor Plans• B8663-AEW-XX-XX-DR-A-0511_P6_Plot 721 Proposed Elevations• B8663-AEW-XX-XX-DR-A-0512_P5_Plot 721 Proposed Sections

References

The following guidance documents have, and will be, referred to in the development of the scheme:• Design and access statements; How to write, read and use them, The Commission for Architecture and the

Built Environment (CABE), 2006• The Principles of Inclusive Design, CABE, 2006• Local Transport Note 2/08, Cycle Infrastructure Design, Department for Transport (DfT), 2008• Approved Document M of the Building Regulations, Access to and Use of Buildings, 2013• BS9999: 2008 Fire Safety Code of Practice for the Design Management and Use of Buildings• BS8300: 2009 and A1: 2010 Design of Buildings and their Approaches to Meet the Needs of Disabled People -

Code of Practice

2.0 CONTEXT

This section of the Design and Access Statement should be read in conjunction with the Plannning Statement prepared by Turley.

Location and application site The Birchwood Park site covers approximately 80 acres. Bounded to the North by Daten Avenue and the South by Birchwood Way, it is approximately 2km from junction 11 of the M62 motorway and 4km from the M6 motorway . The development of Units 717-721at Birchwood Park, Warrington is the sixth phase of the B2/B8 industrial/warehouse development programme within the overall Masterplan framework.

The site is located at the northern edge of the Birchwood Park Estate, adjacent to the junction of Kelvin Street and Daten Avenue. The site area for this phase is approximately 10.13 acres / 4.10 hectares.

Application Site

The site occupies the north-east corner of The Quadrant and is contained largely on two sides by Daten Avenue and Kelvin Street. Part of the development site had the demolished Whittle House located on it. To the south of the site are the existing modern B2/B8 development Units 711 to 713 and Cavendish Place beyond.

Currently, vehicular access into the site is via Kelvin Street.

The application site is relatively flat and comprises cleared land which has become colonised by grass and shrubs; hard-standings associated with previous buildings occupy part of the site. There is some peripheral planting and an existing tree line along the north of the site.

CAVENDISH AVENUE

DATEN AVENUE

DATEN AVENUE

DATEN AVENUE

M62

CAVENDISH AVENUE

BIRCHWOOD WAY

J11

KELVIN STREET

3.0 PHOTOGRAPHIC SURVEY

View looking towards the eastern site boundary

View looking south from Kelvin Street

View north along Kelvin Street towards junction with Daten Avenue

View south east across the site

View west from Kelvin Street

View from the centre of the south looking south towards existing Cavendish Avenue units

View at Kelvin Street Daten Avenue lower care Junction looking west down Daten Avenue

View south on Kelvin Street at the proposed south west access to the site

4.0 USE AND QUANTUM

This section of the Planning, Design and Access Statement describes the proposed use and the amount of development.

The application seeks approval for five units which fall within the B2/B8, General industrial storage or Distribution use class, with a two storey ancillary office/welfare element positioned to the car park frontages of each of the units.

The proposed use is considered suitable for this site because of the outline planning approval designating this plot as employment use, coupled with the existing surrounding uses.

Schedule of Areas

Unit GIA Ground (m2) GIA First (m2)717 1,384 557718 1,384 557719 1,997 474720 5,180 743721 4,366 743Totals 14,311 3,074

TOTAL GIA = 17,387m2 (Ground and First Combined)

The proposed units are all single storey warehouse buildings, with a two storey office element in the first two structural bays of the main portal. In terms of maximum height, the clear height to underside of haunch is related to institutional standards for marketability 7.5m for units 717-719 and 10m for units 720-721.

Development Density

Total GIA = 17,387m²Development Plot Area = 41,000m² (i.e. 10.13 acres)Development Density = 42%

Building Heights

The proposed units are single storey warehouse buildings, with a two storey office element. In terms of maximum height, the clear height internally to the underside of haunch will be 7.5m or 10m depending on the unit. The approximate height to ridge is therefore subject to the detailed design of the steel frame. The height is considered appropriate given the building’s context.

The appearance of the units has been dictated by the nature of the surrounding buildings. The proposed units use a similar palette of materials for a consistent approach with the immediate context.

5.0 LAYOUT

The proposed development is purposely laid out to positively address Daten Avenue and the new access road from Kelvin Street. Each unit will face towards the street with service yards located behind.

Although there is no common building line or grid pattern within the whole park, with the proposed scheme continues the layout principles established in the successful Cavendish Place development and the first phase of units 711 to 713 to the south.

The units 720 and 721 fronting Daten Avenue are to be accessed via new vehicle and pedestrian access. The position of the new access is sited centrally between the unit 720 and 721and away from other junctions to ensure that safe access and egress can take place. The new access road from Kelvin Street is to be formed to serve Units 717 to 719 and the future plots 714, 715 & 716. This then has a shared access to Units 717 and 718. Unit 719 is located at the end of this access road.

The accesses lead directly into the car parks which are positioned at the front of each unit behind a landscaped area.

A total of 328no. parking spaces are to be provided for the development. The parking provision for each unit is provided as follows: • Unit 717 - 40no. 1/50 ratio• Unit 718 - 41no. 1/50 ratio• Unit 719 - 50no. 1/52 ratio• Unit 720 - 100no. 1/60 ratio• Unit 721 - 97no. 1/55 ratio

The car parking provision is considered to be in line with Warrington Borough Council’s car parking standards (refer to the Transport Statement prepared by Vectos for further details). Accessible parking spaces are provided for each unit and are positioned as close as possible to the entrance into the unit. Cycle parking is provided for each unit within the paved area in front of the office. The ancillary office accommodation within each unit which offers the most activity, is positioned to the front of the units overlooking the car parks to afford sufficient levels of natural surveillance. This also means that the when viewed from Daten Avenue the development appears animated and interesting. Given the variety of tenants in the previously constructed units, the full office area will not be formed initially to allow flexibility for end users.

The office/welfare locations also mean that pedestrians have minimal distances to negotiate from the car park to the entrance into the building.

Each unit has a secured, gated service yard bounded by fences which are accessed from the car park area. The service yards are largely screened from view being positioned behind the units, and will be back-to-back and therefore contained centrally within the development to ensure they are well screened, visually.

6.0 APPEARANCE AND SCALE

The appearance of each unit will be similar to ensure a consistent and coherent development, with a colour difference to contrast the larger units 720 and 721 facing Daten Avenue, with the smaller units. The context for the proposed development is taken from the existing units within Birchwood Park, and especially those to the south (711-713) and Cavendish Place. Refer to the photographs which shows some building elements taken from units 711-713 which have been incorporated into the design of the proposed units. Each unit will have a pitched roof in profiled metal roof cladding. The front two-storey office element which provides the face to each unit will be clad in full height composite wall cladding in a colour which ties in with the rest of the park. The composite panel clad elements will partially wrap around the sides of the unit. The office element will be heavily fenestrated with windows to articulate the frontage. The windows are located to provide a horizontal emphasis and between the upper and lower windows will be sections of microrib profiled cladding in a colour to contrast with the stucco finish composite wall cladding. The entrance into each unit will have more glazing in the form of a double glazed curtain wall system in powder coated aluminium framing. The remainder of the sides and the rear elevations, which will encompass the warehouse/industrial uses, will be in horizontally laid insulated profiled metal cladding. It is less desirable for functional and security reasons to have window openings along these elevations but the bulk of the unit will nevertheless be punctuated with rainwater downpipes, fire doors and loading doors. The windows have a ribbon of louvers above to allow flexibility for the tenants should they wish to install comfort cooling.

Existing units 712 and 711 on Cavendish Avenue

(Left to right) Existing units 713, 712 and 711 on Cavendish AvenueExisting units at Cavendish Place

0.000 m00 Ground Floor

3.600 m01 First Floor

7.500 mU/S of Haunch

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Double skin GRP roof light (approx. 10%of warehouse area)

Horizontally laid profiled metal claddingwith built up insulation (Goosewing GreyRAL 080 70 05)

Top hung DG casement windowunits thermally broken aluminiumwith PPC finish (Obsidian RAL 9007)

AWP Flat-Stucco Composite wallcladding panel (horizontally laid)with pre-formed corners(Citrine RAL 1015)

AWP Mini-Micro profile contrastingcolour panels (Obsidian RAL 9007)

Galvanized steel powder coated fireescape door. Position subject toapproval by building control. Colour tomatch cladding

Insulated profiled metal roof cladding(Goosewing Grey RAL 080 70 05)

Eaves facia, soffits, gutters &rainwater downpipes (ObsidianRAL 9007)




A B C D E G HF


Horizontally laid profiled metalcladding with built up insulation(Goosewing Grey RAL 080 70 05)

PPC insulated level access loadingdoor with vision panels (ObsidianRAL 9007)

Galvanized steel powder coated fireescape door. Position subject toapproval by building control. Colour tomatch cladding





ABCDEGH F

Top hung DG casementwindow units thermally brokenaluminium with PPC finish.(Obsidian RAL 9007)

Double glazed curtain wall system withintegrated glazed entrance door in powdercoated aluminium frame (Obsidian RAL 9007)


AWP Flat-Stucco Composite wallcladding panel (horizontally laid) withpre-formed corners (Citrine RAL 1015)

Louvers to window heads.Colour to match windows





124567 3

Double skin GRP roof light (approx. 10%of warehouse area)

Horizontally laid profiled metal claddingwith built up insulation (Goosewing GreyRAL 080 70 05)

AWP Flat-Stucco Composite wallcladding panel (horizontally laid)with pre-formed corners (CitrineRAL 1015)




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• All dimensions and levels are to be checked on site.

• Any discrepancies are to be reported to the architectbefore any work commences

• This drawing shall not be scaled to ascertain anydimensions. Work to figured dimensions only.

• This drawing shall not be reproduced without expresswritten permission from AEW.

• Title overlay drawings and ownership boundaries areproduced using all reasonable endeavors. AEWcannot be responsible for the accuracy or scalediscrepancy of base plans supplied to them.

Drawn by: -Date Checked by: -REV

This drawing contains the following model files: -

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WBC Birchwood Park Trustee Ltd asTrustee of the WBC Birchwood ParkUnit Trustee

Plot 717 & 718The Quadrant Phase 2Birchwood Park

Proposed ElevationsFor Planning Approval

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B8663-AEW-718-XX-M3-A [P0.1] [S0]

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FFL 0.000 m00 Ground Floor

FFL 3.600 m01 First Floor

FFL 7.500 mU/S of Haunch

108765421 93

Double skin GRP roof light (approx. 10% ofwarehouse area)

Horizontally laid insulated profiled built up wallmetal cladding 150mm corner flashings(Goosewing Grey RAL 080 70 05)

Top hung DG casement window unitsthermally broken aluminium with PPCfinish. (Obsidian RAL 9007)

AWP Flat-Stucco Composite wallcladding panel (horizontally laid) withpre-formed corners (Citrine RAL 1015)

AWP Mini-Micro profile contrastingcolour panels (Obsidian RAL 9007) Galvanized steel powder coated fire escape

door. Position subject to approval by buildingcontrol. Colour to match cladding





ABCDEF


Horizontally laid profiled built up wallmetal cladding (Goosewing GreyRAL 080 70 05)

Galvanized steel powder coated fire escapedoor. Position subject to approval by buildingcontrol. Colour to match cladding





A B C D E F

Top hung DG casement windowunits thermally broken aluminiumwith PPC finish. (Obsidian RAL9007)

Double glazed curtain wall system withintegrated glazed entrance door in powdercoated aluminium frame (Obsidian RAL 9007)

Mini-Micro contrasting colour featurepanels below ground & first floor windowsills (Obsidian RAL 9007)

AWP Flat-Stucco Composite horizontallaid general wall cladding (Citrine RAL1015)






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Double skin GRP roof light (approx.10% of warehouse area)

Horizontally laid insulated profiledbuilt up wall metal cladding(Goosewing Grey RAL 080 70 05)


Top hung DG casement window unitsthermally broken aluminium with PPC finish(Obsidian RAL 9007)

AWP Flat-Stucco Composite wallcladding panel grids (horizontally laid)with pre-formed corners (Citrine RAL 1015)

PPC insulated level access loadingdoor with vision panels (ObsidianRAL 9007)

Eaves facia, soffits, gutters & rainwaterdownpipes (Obsidian RAL 9007)



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Plot 719The Quadrant Phase 2Birchwood Park


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FFL 10.000 mU/S Haunch

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AWP Flat-Stucco Composite wall cladding panel(horizontally laid) with pre-formed corners(Goldstone RAL 2013)

Eaves facia, soffits, gutters & rainwater downpipes(Slate Grey RAL 7012)

Horizontally laid insulated profiled built up wall metalcladding 150mm corner flashings (Goosewing GreyRAL 080 70 05)


Insulated profiled metal roof cladding at 7° pitch(Goosewing Grey RAL 080 70 05) with double skinGRP roof light (approx. 10% of warehouse area



AL FK J H G BCDE


AWP Flat-Stucco Composite wall claddingpanel (horizontally laid) with pre-formedcorners (Goldstone RAL 2013)

AWP Mini-Micro profile contrasting colourpanels (Slate Grey RAL 7012)

Double glazed curtain wall system with integratedautomatic sliding opening glazed entrance door in PPCaluminium frame (Slate Grey RAL 7012)


Top hung DG casement window units thermallybroken aluminium with PPC finish (Slate Grey RAL 7012)



Louvers to window heads. Colour to matchwindows



A LF KJHGB C D E





PPC insulated level access loading doorwith vision panels (Slate Grey RAL 7012)

PPC insulated dock doors with visionpanels (Slate Grey RAL 7012)

AWP Mini-Micro profile panels to docksurround (Goosewing Grey RAL 080 70 05)



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AWP Flat-Stucco Composite wall claddingpanel (horizontally laid) with pre-formed corners(Goldstone RAL 2013)





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ElevationsFor Planning Approval

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AWP Flat-Stucco Composite wall cladding panel(horizontally laid) with pre-formed corners(Goldstone RAL 2013)








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AWP Flat-Stucco Composite wall claddingpanel (horizontally laid) with pre-formedcorners (Goldstone RAL 2013)

AWP Mini-Micro profile contrasting colourpanels (Slate Grey RAL 7012)

Top hung DG casement window unitsthermally broken aluminium with PPCfinish (Slate Grey RAL 7012)







A LF KJHGB C D E




PPC insulated level access loading doorwith vision panels (Slate Grey RAL 7012)

PPC insulated dock doors with visionpanels (Slate Grey RAL 7012)

AWP Mini-Micro profile panels to docksurround (Goosewing Grey RAL 080 70 05)



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AWP Flat-Stucco Composite wall claddingpanel (horizontally laid) with pre-formed corners(Goldstone RAL 2013)





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For Information

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Composite cladding colours changed to clients request

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Revisions made to clients requirements. Email dated 14/11/17

SG17/11/17 AL


Scale @ 1 : 200Front (North) Elevation

Scale @ 1 : 200Rear (South) Elevation


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Office mirrored to clients request

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First floor level increased and windows added to ground floor levelto clients request

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7.0 LANDSCAPE PROPOSALS

The proposed development seeks to incorporate an element of soft landscaping around its periphery to soften and ‘green’ the edge of the site and to enhance views towards the development. The main focus for the landscape strip will be the wide buffer which runs along the Daten Avenue frontage. This buffer will incorporate hedge and tree planting, replacing the existing trees, some of which are over mature or in poor condition. The species used will be native and will be akin to the existing landscape strategy elsewhere (see photographs on the park). Some existing planting on the eastern boundary is to be retained.

Existing planting to the eastern boundary to be retained Existing fencing, gate and hard standing within the site boundary to be removed

Existing planting on Griffith Avenue Existing low level planting at existing units to be replicated

Existing tree and hedge species along Cavendish Avenue to be replicated

View north along Kelvin Street showing existing planting to the site boundary to be retained and improved

8.0 SUSTAINABILITY

This section of the Design and Access Statement should be read in conjunction with the Energy Statement prepared by CWC.

Passive Solar Design

Consideration has been given within the overall design strategy to incorporate passive design principles such as building orientation, form, layout / internal organisation, solar control and the size and position of apertures to minimise energy use and thereby reduce carbon emissions.

The southeast/southwest facing orientations of the permanently occupied parts of the proposed buildings form is particularly suited to taking advantage of natural daylighting. Whenever possible the dependence of the building’s mechanical and electrical plant to maintain internal environmental conditions shall be reduced by passive design.

Water Use

Water is a naturally occurring resource that is critical to supporting life and must be managed and conserved effectively. Minimising the water consumption of the site is of utmost importance and this will be addressed through the use of flow restricted fittings and dual flush WCs.

Whilst water consumption shall be minimised, the water that is used and that which falls on the hard surfaces will need to be drained from site in an efficient, effective and sustainable manner. Sustainable drainage methods shall be considered including water recycling systems where appropriate and viable.

Lifetime Buildings

Consideration has been given to life cycle design, with external finishes designed to last for 30+ years. As such the use of paints and other products requiring frequent maintenance will be minimised.

The building and the associated mechanical and electrical services is designed such that the lightweight internal partitions can be reconfigured to allow flexibility of internal subdivision to suit the evolving requirements of the building Tenants.

Embodied Energy

Where practical ‘The BRE Green Guide to Specification’ (A and A+ ratings) will be followed for the selection of materials, including consideration of their embodied energy and the incorporation of as much local sourcing as possible to reduce transport costs, environmental impacts and support the local economy.

All the phases of a product’s lifecycle (e.g. production, transportation, maintenance, running costs and disposal etc.) shall be considered when determining its cost and environmental impact.

Re-use and Recycling

Materials with a higher recycled content shall be utilised where suitable for purpose and commercially viable. Consideration will be given to the future demolition and recycling of the building envelope and structure.

Local and Sustainable Sourcing

Where practical, materials and labour will be sourced from local suppliers to minimise transportation and enhance benefits to the local economy. Contractors will be EMS accredited.

9.0 SITE WASTE MANAGEMENT PLAN

Typical Refuse Store (Falco)

Introduction

This section of the Design and Access Statement is intended to set out some of the key considerations and design measures employed to minimise and manage waste on site throughout the construction and development process.

Design principles

The design team shall identify and implement options to eliminate or reduce waste. This is achieved through careful and considered design from the outset. Where elimination is not an option, the design team will aim to minimise the amount of waste created, which could be achieved by:

• Selecting standard component sizes, for instance, the storey heights have been coordinated to standard composite panel dimensions on plan and section • Encouraging modular /off site construction of elements within controlled factory conditions • Material selection and specification • Providing clear and concise drawing and specification information to contractors • Considering the work sequences on site, involving contractors / subcontractors early in the process and ensuring buildings can be constructed efficiently

Detailed Site Waste Management Plan

A full and detailed Site Waste Management Plan (SWMP) will be provided for the development, as required under the Site Waste Management Regulations 2008. The SWMP would be subject to the detail design of the scheme under a planning consent where a comprehensive plan by a principal contractor would be developed to deal with the anticipated volume and type of material to be demolished and/or excavated, to take advantage of opportunities for reusing and recovering materials and to minimise the off-site disposal of waste.

Furthermore, the SWMP will provide a structure for waste disposal at all stages during of a construction project, and it will identify:• Who will be responsible for resource management• What types of waste will be generated• How the waste will be managed - will it be reduced, reused or recycled?• Which contractors will be used to ensure the waste is correctly recycled or disposed of responsibly and legally• How the quantity of waste generated from the project will be measured

On site facilities

The proposed units will also have dedicated refuse areas to facilitate a waste management strategy for the end user. This includes the ability to compact and store any non-recycleable waste located close to the building in a well screened and secure area. This will be easily accessible for periodic collections by HGVs from the service yard. The refuse stores will also accommodate recyclable waste separately for safe storage and management of materials on site.

This area of yard could also accommodate a compactor / baler, with the potential to run a services to this part of the site to facilitate power and water as may be required for an end user.

Proposed Site Plan - Refuse Store Location

Refuse Location

10.0 SAFETY AND SECURITY

Fencing

A 2.4m high plastic coated weld-mesh fence will secure the service yard area from pedestrians and for security.

Rainwater Pipes

Any rainwater pipes will be square in profile and fixed back to the building fabric to prevent climbing onto the roof.

Doors

External doors, the main entrance and fire escapes, will be compliant with and certified to relevant standards and to the satisfaction of Building Control.

External escape-only doors will be steel doors in steel frames, fully certified with multi-point panic hardware to all leaves. These doors will also have hinge bolts, and no external ironmongery.

Windows

Windows will be lockable with a key as required and have opening restrictors (100mm maximum) fitted.

Lighting

A complete external lighting scheme will be provided to the car park, service yard and access roads in accordance with BS5489, BS-EN 12464 and CIBSE Lighting Guide 6 (LG6).

The external lighting installation will comprise a mixture of wall mounted and column mounted LED luminaires located around the site. The luminaires will be controlled via a photocell and timeclock arrangement.

External lighting serving landlord’s/communal areas will be controlled via a timeclock, photocell and contactor arrangement. The external lighting installation will be designed to minimise light spill on to neighbouring plots/sites and to minimise the impact on the surrounding area and wildlife.

Refer to the Lighting drawing 1500-EX-6301

Hard and Soft Landscaping

Low planting will not exceed 1000mm in height around the entrances and parking areas, whilst tree canopies are to fall no lower than 2m from the ground. This is in order to allow people to see their surroundings better and eliminate hiding places.

Loose surface materials are to be avoided where practical since fragments of ground covering can be used as missiles against people and premises (both to gain entry and to commit criminal damage).

There will be no hard landscaping that could inadvertently create seating or loitering spots (except within secure designated or otherwise-controlled areas). These features can encourage anti-social behaviour and raise the fear of crime.

Bays and directional markings will be clearly demarcated, with pedestrian routes/directions clearly signed.

Cycle Parking / Bin Store

Cycle racks provided will be ‘Sheffield’ style covered racks, enabling both wheels and the crossbar to be locked to the stand. In addition, the cycle parking will be located where bicycles can be easily be seen by staff going about their normal duties.

Details of the cycle parking stands and bin stores will be provided as part of any relevant planning condition.

Signage

Low level signage will be deployed to direct traffic through the site and to direct visitors to the relevant parking spaces and main entrance.

Construction The applicant will take appropriate measures to secure their site during construction, and control pedestrian and vehicular access in to and out of the site curtilage.

Example Sheffield Cycle Stand

11.0 MOVEMENT & INCLUSIVE ACCESS

This section of the Design and Access Statement should be read in conjunction with the Transport Statement prepared by Vectos.

Vehicular Access

Birchwood Way is an important route connecting traffic from the local area to the M62 and M6 beyond, linking the site to Manchester to the east and Liverpool to the west. Daten Avenue on the north boundary, Cavendish Avenue on the south boundary and Faraday Street to the west connect the site to the neighbouring industrial estates and wider infrastructure. Vehicular access for Units 720 and 721 will be afforded via a new priority-controlled junction located off Daten Avenue approximately 90 metres to the east of Kelvin Street. Vehicular access to Units 717, 718 and 719 will be accessed from Cavendish Avenue to the south of the site utilising the southern section of Kelvin Street which will be widened to 7.3 metres.

Car Parking

The proposed units will be supported by 328 car parking spaces including 13 disabled spaces. This car parking provision is in accordance with the maximum car parking standards set out within the site wide Outline Planning Consent (LPA Ref: 2015/26044) and also in accordance with the recommended car parking standards set out in Warrington Borough Council’s Standards for Parking in New Development – Appendix A: Parking Standards (2015). In addition to the car parking provision there will also be 17 motorcycle spaces provided and 50 cycle parking spaces across the site.

Public Transport

Access to public transport is good with Birchwood Train Station 1.4 miles to the south of the site by foot, with connections to Warrington Central, Manchester Airport, Manchester City Centre and Liverpool City Centre. Bus stops are located on Faraday Street - 0.3 miles (service 25 and 28), Risley Road - 0.3 miles (service 17A and 17C), and Daten Avenue - 0.4 miles (service 17A, 17C and 28E). Birchwood Park also provides a free shuttle bus service to link the Park with Birchwood Train Station and Shopping Centre. The main bus stops are located at Bridgewater Place and Chadwick House and the bus can also be hailed on Faraday Street, this shuttle bus service is available for people employed at companies based at Birchwood Park.

Pedestrian Access

Pavement facilities for pedestrians are good with footways of at least 2m in width provided along all bounding roads. Pedestrian crossing facilities in the form of drop kerbs and tactile paving are to be provided at the junction of the roads and entrances to the site.

Cyclist Access and Facilities

A designated cycle lane is located along the pavement on Faraday Street. This provides a meaningful cycle link for staff and visitors to the site accessed from Birchwood Way. On site cycle parking will be provided throughout the proposed development in accordance with WBC minimum standards.

Travel Plan

Birchwood Park currently operates and extensive Travel Plan which is regarded as ‘exceptional’ by Warrington Borough Council. The proposed development scheme falls within Birchwood Park and in turn will be covered by the existing Travel and measures that are currently being implemented. The following link provides details of the existing Travel Plan for the whole Park:

http://parklife.birchwoodpark.co.uk/travel/birchwood-park-travel-plan/

Site Boundary

Pedestrian Routes

Arterial Traffic Routes

Secondary Traffic Routes Railway Line and Station

Cycle Lanes

Motorway

DATEN AVENUE BIRCHWOOD WAY

M6

M62

M62

Guidance and Consultations

The following guidance documents have been referred to in the development of the proposals and will continue to be consulted throughout the detailed design stage: • Approved Documents S, K and M of the Building Regulations, 2013 • BS9999: 2008 Fire Safety Code of Practice for the Design Management and Use of Buildings • BS8300: 2009 and A1: 2010 Design of Buildings and their Approaches to Meet the Needs of Disabled People - Code of Practice • Design and Access Statements: How to write, read and use them, The Commission for Architecture and the Built Environment (CABE), 2006

Site Access

A level threshold is provided from the highway (Cavendish Avenue and Kelvin Street), through the site, towards the main pedestrian entrances into the units.

Office Entrance

Each unit will be provided with a single automatic sliding opening 1,000mm glazed entrance door. A level threshold shall be provided, with no upstand exceeding 15mm in height. Floor matting is to be chosen to allow smooth transition whilst reducing risk of slipping and keeping entrances clean.

Manifestation shall be provided to the entrance screen in accordance with Approved Document Part M (2013).

Emergency Exit Fire Doors

All features and materials are to comply with Part B of the Building Regulations. Fire doors at various locations will be fitted with large panic bars with ‘push down to open’ signs. In addition the building tenants will need to consider a plan for evacuation of people using each office including the preparation of a personal egress emergency plan.

Fire doors have been designed to provide a minimum 850mm clear width opening and have level means of escape.

Internal Circulation; Horizontal

A wheelchair accessible platform lift will provide assisted vertical circulation to the first floor offices and will be fully compliant with BS:EN81:70.

Each unit will have a main stair and a separate emergency escape stair. Each stair will have visually contrasting nosings to each stair tread. Handrails will contrast visually with their backgrounds, be slip resistant and will terminate without risk of clothing being caught.

Internal Circulation; Vertical

Main corridors are to achieve a minimum 1,200mm clear route, with 1800x1800mm passing places as required.

All doors are to be fitted with ironmongery contrasting in terms of colour and luminance. All doors on corridors and giving access to rooms and spaces will be fully compliant with guidance in Approved

Document Part M (2013).

All fire doors and toilet doors that are required to remain closed for privacy, acoustics or energy control reasons, are to be fitted with adjustable or cam-action self closing devices, set to lowest resistance level and fitted with low friction latches (as required) to achieve a maximum opening force at leading edge in accordance with latest Building Regulations / BSI guidance.

Sanitary Accommodation

Each unit will have an accessible WC at ground floor, and a separate male and female WC at first floor. The space, layout and provision of toilets meet the requirements of Approved Document Part M (2013) of the Building Regulations and BS 8300:2009 + A1: 2010. The toilets shall generally include: • Light action privacy bolts • Lever action fittings where possible • Outward opening doors • Sanitary fittings that contrast visually with the wall / floor finishes (which shall also contrast with one another).

Pull cords for emergency alarm systems within the accessible toilets will be provided in accordance with paragraph 5.4h and 5.10 of Approved Document Part M (2013) and shall comply with paragraph 4.30e. Flushing mechanisms shall be located on the transfer side of the accessible WCs.

Signage and Communication

All signage will be designed with reference to current good practice guidance and will form part of an integrated communication scheme that gives clear directions, information and instructions for the use of the building.

The design proposals have been developed with due regard to the existing site, its context and surroundings, to create a carefully sited, appropriately sized proposal which meets the clients brief. The proposals allow for the best possible access by all modes of transport and encourage travel to the site by means other than by car.

The design seeks to minimise the impact to the environment and its surroundings, providing an attractive, contemporary and cohesive design that is fit for purpose and safe for all to use.

The proposal aims to create high quality employment spaces to develop a previously brownfield site and complement neighbouring units. The design will help to promote and support employment growth and add economic growth to the area, cohesive with local and regional aspirations. The design reflects key principles adopted by surrounding units and previous outline planning applications for the site and sites in the immediate vicinity to this one.

Compliance with Planning Policies

The planning history of the site and surrounding area of Daten Avenue, Kelvin Street and Cavendish Avenue shows that Warrington Council have previously supported, and approved, planning applications for a unit, or units, of Class B1/B2/B8/sui generis on this site. This has established the suitability of the site for the type of use proposed in this application.

Furthermore, the attribution of the application site and allocation as an Existing Employment Area (LPCS PV1)means that employment uses have already been tested and the principle of these uses is accepted. The site is therefore considered suitable for the proposed redevelopment of the site, and erection of units as proposed within this application.

In regards to policies CS1, QE6 and QE7 shows the development has adhered to key principles set out by the council in the development of the scheme. This Design and Access Statement, and supported by accompanied prepared documents shows that the planning application has fully considered the Council’s Planning Policy, the needs of the site, and of the community as a whole. The Design and Access Statement should be read in conjunction with the Planning Statement prepared by Turley.

12.0 CONCLUSION