10 Proposed Redevelopment, Tewkesbury Road, Cheltenham SCHEME EVOLUTION STARBUCKS

Transcription

1 SCHEME EVOLUTION STARBUCKS The proposed Starbucks Drive Thru alongside the proposed food store provides an appropriate mix of uses, suitable for this location. The proposed store is bespoke, designed specifically to address the layout and prominent position which fronts the Tewkesbury Road. The proposed location allows passing customers to easily identify the drive thru format Artist s Impression of view from Tewkesbury Road The limited palette of quality materials typically used by the Starbucks brand, has been adapted to ensure that the building is appropriate to its setting and in keeping with the existing neighbouring properties and proposed Lidl building. The material choices for the building facades have been informed by the proposed Lidl and neighbouring Aston Martin to the West. A mixture of contemporary silver and grey cladding will be the primary elevational treatment to compliment the Lidl, with the aim of establishing a sense of place and creating an identify for the buildings on site. Polished Forticrete Florentine Blocks will be used on the elevation facing the car park, to create a simple architectural feature, that takes inspiration from the reflective and decorative walling of the Aston Martin building. Glazing fronting Tewkesbury Road and the car park will ensure customer and staff activity is visible, providing active frontage and ensuring that the approach to Starbucks is attractive and inviting. There is an outside patio adjacent to the unit, this provides an area of outside seating for customers to enjoy their food and drinks. Outdoor seating will encourage visitors to spill outside of the cafe and create interaction between the pavement and building. There is a bespoke drive by arrangement, designed specifically for the layout of the site which will take vehicles to the serving kiosk, passing menu boards and the drivers order point. The service entrance, refuse storage and plant are located away from the entrance and all contained within a brick faced yard. Although this is a bespoke unit that draws inspiration from the sites locality, much like Lidl, Starbucks has a current store design that retains a strong element of brand and familiarity through utilising brand colours for architectural detailing and branded internal fit out and merchandising. Standard brand signage will be installed by Starbucks and details of the signs will be included in a separate planning application. 10 Proposed Redevelopment, Tewkesbury Road, Cheltenham

2 SCHEME EVOLUTION The Landscape Strategy The landscape strategy includes new, hard and soft landscaping throughout the site. The soft landscaping plan includes details of proposed planting which includes; low growing green borders of native shrubs and street trees which will define the boundary, with particular emphasis on providing continuity of tree and shrub planting to the road whilst maintaining open visual links with footways overlooked by building frontages. As recommended within the Ecological Report it is intended to provide nesting boxes on the units to provide additional habitat for birds, in particular house sparrows, which are known to be present on site. The car park will be a shared surface intended for vehicle and pedestrian use. Sharing has been facilitated by reducing demarcation between pedestrians and vehicular traffic, indicating that the car park is meant to be shared equally by all users. From the driver's perspective, the behaviour of other users in the shared space tends to determine how they drive. The hard landscaping plan provides details of the proposed car park finishes, which includes pavers, asphalt and concrete, all of which are high quality, attractive and appropriate for their intended use. The proposed lighting scheme ensures a safe and well-lit environment for all staff and visitors. Sample of planting proposed by BEA Landscape Design 11 Proposed Redevelopment, Tewkesbury Road, Cheltenham

3 SCHEME EVOLUTION Sustainability The proposal would have a positive effect on sustainability by regenerating a brownfield site, replacing buildings of poor visual quality and bringing previously used land back into beneficial use. The project, as part of the wider Kingsditch scheme, will also achieve economic sustainability through the balanced mix of uses proposed. Sustainability is a core philosophy to the development and there are several initiatives which will be employed to enhance the environmental credentials of the site. These include: Minimising the depth of buildings to maximise natural light penetration. Providing solar shading to the glazed frontages Employing sustainable drainage solutions. Planting of shrubs and trees will feature and will enhance the street scene. Selecting construction materials to minimise their environmental impact and locally sourcing where possible. Achieving a high standard of thermal and noise insulation. Recycling and re-using existing site materials where appropriate. Lidl and Starbucks both adopt a positive approach to environmental and sustainable issues in the design of their buildings. Both brands also make a conscious effort to reduce carbon emissions through responsible and considerate operating procedures. Lidl look to recycle all waste where possible. Waste card is collected on return deliveries to the depot or compacted on site and collected only once a week, reducing the amount of vehicular trips associated with waste removal. For energy conservation reasons, Lidl s chosen store heating systems are highly efficient and lighting is controlled by movement sensors to reduce unnecessary usage. Energy use in Starbucks stores makes up roughly 80% of their environmental footprint, so they look to implement energy efficient technologies, such as; LED Lighting Lighting occupancy in back of house areas Heat recovery units to provide efficient heating and cooling Zonal temperature controls within the store New electricity meters in their stores which help partners (staff) record daily energy use and identify areas where they can reduce energy consumption. Starbucks separate their waste into six streams; Organic wastes (left over food and coffee grounds); dry mixed recyclables; carboard; general waste; milk bottles; aluminium canisters. Collecting and sorting the waste in this way diverts 90% of the waste generated at store level from landfill. 12 Proposed Redevelopment, Tewkesbury Road, Cheltenham

4 ACCESS CONSIDERATIONS 6.0 Access Considerations The site is well located on a major public transport corridor that runs between Cheltenham and Gloucester. It is proposed to retain two of the three existing site access points to serve the proposed redevelopment, with access from the southern arm of Rutherford Way to be stopped up. The main vehicular access is proposed via the existing left in, left out access and egress on Tewkesbury Road at the southern boundary of the site. With a further proposed access being the existing entry and exit off Rutherford Way. These are to be maintained as part of the proposal to avoid extensive highway works or diversion of services and to maintain good linkages to the adjacent Gallagher Retail Park. Existing site plan and proposed access arrangements There will be a number of access points into the development for pedestrians and cyclists to maximise connectivity to Cheltenham Town Centre and the bus stop infrastructure. The car park will be a shared surface with reduced demarcation between pedestrians and vehicular traffic, indicating that the car park is meant to be shared equally by all users. A total of 146 car parking spaces will be provided for the Lidl and Starbucks Drive Thru, including 9 disabled spaces and 7 parent and child spaces to the unit frontages to ensure easy and level access. The scheme will benefit from existing footpath and pedestrian links along the Tewkesbury Road. These provide easy access to both Gallagher Retail Park to the north and Kingsditch Retail Park to the south. 13 Proposed Redevelopment, Tewkesbury Road, Cheltenham

5 ACCESS CONSIDERATIONS To the east of the site is a segregated footpath cycleway on the northern side of Tewkesbury Road. The footpath cycleway continues east to the junction of Tewkesbury Road, Kingsditch Lane and Princess Elizabeth Way. Toucan crossings are provided on all arms of the roundabout at this junction. The footpath cycleway continues to the south on both sides of Princess Elizabeth Way, to the north on both sides of Kingsditch Lane and to the east on the northern side of Tewkesbury Road. There are positive close links to these adjacent cycleways. There will be provision for on-site secure cycle parking for 59 cycles, these will be for both staff and customer use in the form of Sheffield cycle stands and stands integrated to the Lidl trolley shelter. Sheffield Cycle hoops The position of the Lidl building keeps loading, unloading and manoeuvring of large articulated vehicles areas away from the main Tewkesbury Road Frontage. A dedicated delivery bay will be provided for the store and access for HGVs will be from Rutherford Way. Tracked drawings show the safe and efficient manoeuvre of the delivery vehicles. Starbucks deliveries will be made by a smaller rigid vehicle, which will enter the site off Tewkesbury Road and exit via Rutherford Way. Vehicles will unload adjacent to the drive thru lane and service entrance. The proposed development will comply with the requirements of Part M of the building regulations. Dedicated facilities will be provided for disabled users and those with other mobility challenges such as mothers with small children. Such measures include dedicated parking spaces and buildings designed to modern accessibility standards including level access, wide doorways, disabled toilets, legible signage and clear pedestrian routes. The application proposals therefore incorporate appropriate measures to ensure that development will be socially inclusive and accessible to all members of community. 14 Proposed Redevelopment, Tewkesbury Road, Cheltenham

6 CONCLUSIONS 7.0 Conclusions The application site forms part of the Kingsditch Trading Estate area of Cheltenham and presently comprises a car dealership which is to be relocated. The applications seeks full planning permission for the erection of an A1 food retail store (2856sqm, GEA) for Lidl and an A1/A3 coffee drive-thru (223sqm, GEA) for Starbucks. The development will have a positive effect on the locality, replacing a brownfield site with a modern development, which provides a mix of uses. The proposal accords with the principles of sustainable development and the policies for regeneration, making the best use of previously developed land as outlined in national and local planning documents. The proposed development has been designed to the highest standards and: will deliver a quality design which responds to its local context will introduce active commercial uses to the street scene includes a number of sustainable design initiatives making the project sustainable in social, economic and environmental terms Careful consideration has been given to site access and parking, and the proposal will not be harmful to the highway safety or the wider transport network. The site is also easily accessible by a range of sustainable modes of transport, including buses and bicycles. Overall the proposal complies with the development plan and in the absence of material considerations to indicate otherwise, planning permission should be granted, to allow the redevelopment and regeneration of this prominent site. 15 Proposed Redevelopment, Tewkesbury Road, Cheltenham

7 APPENDIX 1 APPLICATION DRAWINGS Rev A Site Location Plan Rev A Existing Site Plan Rev K Proposed Site Plan Rev E Proposed Site Sections Proposed Site Sections with consented scheme Rev D Proposed Hard Landscaping Plan Rev A Indicative Visuals Lidl Rev B Proposed Lidl Floor Plans Rev C Proposed Lidl Elevations Rev B Proposed Lidl Sections Starbucks Rev D Proposed Starbucks Floor Plan Rev G Proposed Starbucks Elevations Rev B Proposed Starbucks Sections Vehicle Tracking Rev C Car Park Tracking Rev C Starbucks Drive Thru Tracking Rev D Starbucks Delivery Tracking Rev D Starbucks Refuse Tracking Rev C Lidl Delivery and Refuse Tracking Proposed Redevelopment, Tewkesbury Road, Cheltenham

8

9

10