6.0 Access & Maintenance

Transcription

1 Design and Access Statement April

2 6.1 Inclusive Design - Site This proposal has been designed with consideration of the principles of inclusive design, as to be as inclusive as possible including for: Residents of the proposal; Visitors to the proposal; People working in and visiting the communal space; and Staff and visitors gaining access to the commercial unit. SUMMARY OF ACCESS REQUIREMENTS Parking: Accessible car-parking spaces (Blue Badge) will be provided on street MAIN PEDESTRIAN ROUTES OUTLINE OF PROPOSED BUILDING EXISTING PARKING AND SERVICE BAY Drop-Off: Drop-off/pick-up points for taxis, Dial-a- Ride and community transport will be located within 50m of all public building entrances; Existing Site Pedestrian Movement Shared streets and kerb-free areas: These will have tactile surfaces to segregate path routes and functions and act as a warning device for people with sight loss and learning difficulties; all routes will be designed to be safe and inclusive for all pedestrians; Public spaces: The proposal will provide new and improved public spaces as gathering points for recreation, resting and wayfinding. Planting and landscape features will include seats and resting places at a maximum of every 50m; Pedestrian routes: Safe pedestrian zones, without traffic and with step-free, level or gentlysloping circulation routes. Accessible routes will be provided with stepfree ramps with gradients no greater than 1:20. A new toucan crossing is proposed across Park Place as despite busy traffic there currently is no safe, designated way of pedestrian crossing to the site; Proposed Routes and Entrances SECONDARY ROAD MAIN PEDESTRIAN ROUTES PRIMARY ROAD PROPOSED BUILDING ENTRANCES 126 April 2017 Design and Access Statement

3 6.1 Inclusive Design - Site Landscaping: The landscaping will provide step-free routes throughout the site, with spaces for leisure and recreation, and with street furniture designed and located to minimise clutter and obstructions; Accessible dwellings: 5% of the total dwellings will have provision to be converted to wheelchair accessible units, 10% of this provision will be provided as fully accessible from the outset. EXTERNAL ACCESSIBLE ROUTES ACCESSIBLE ENTRANCES BLUE BADGE PARKING BAYS Commercial Unit & Public areas: These will be designed to the appropriate Building Regulation Standards including Approved Documents Part M and K; Legibility and wayfinding: Clear visual links will be provided across the site and to the main entrances of the building. Predictable spaces, will facilitate wayfinding for people who are blind or partially sighted. LEVELS AND CONSTRAINTS The levels across the full site s extents vary from m AOD immediately North of the Victorian building at Lower Ground Floor level up to m AOD at the pavement on Stuttgarter Strasse. Due to the extensive level changes across the site, a small external portion of break-out area around the immediate perimeter of the Victorian building will have internal disabled access via the main Hub entrance and an internal platform lift at the interface of the new building and the Victorian building. Due to the requirements to maintain a number of mature trees and to key-in with adjoining land, some of these routes cannot be reduced in gradient to aid accessibility, however, this design proposal does provide a series of new accessible routes no greater than 1:21 gradient across the site, and to all entrances of the building; greatly enhancing site wide accessibility. Design and Access Statement April

4 6.1 Inclusive Design - Site PEDESTRIAN NETWORK - HIERARCHY OF ROUTES The site wide design has aimed to put people before traffic with the incorporation of shared surfaces and a network of accessible, step-free pedestrian routes and public spaces even where there are significant changes of level due to site topography. Approaches to the building link to, and are part of this network. Accessible routes include step-free routes, but due to existing site topography there are other routes which include steps or very steep gradients circa 1:16, which will not be accessible to everybody, but may be the preferred route for some. The aim is to provide a choice of routes and clearly differentiate between the two where possible. GRADIENTS Where the topography allows, accessible routes will have gentle gradients that do not exceed 1:40. Where gradients are steeper than this, level resting places or landings will be provided at intervals. New gradients of 1:20, or steeper, are designated as ramps and will be designed accordingly including level rest points at every 500 mm change in level. Only 1:60 is considered flat. The overall aim will be to provide a choice of routes to maximise accessibility. SERVICE VEHICLE ACCESS FOOT SERVICE ACCESS BIN STORE AREA LOADING/ PARKING BAYS PAVEMENT DESIGN - SHARED KERB FREE SPACES The shared-use of single surface space is a concept that involves the removal of the traditional physical separation of pedestrians from cycles, motor vehicles and other road users, so that there can be flexibility of use. A characteristic of this proposal and many shared-use spaces is the avoidance of traffic signs, raised kerbs, road markings and other street furniture. The shared surface proposed at Cross Belgrave Street has been considered at length, and through the detail design stages this element will be designed with care taking into account the design objectives and level of usage. It is intended that the shared surface zone will have reduced speed of 20 mph or less, and pedestrian routes will always have a tactile edge delineator. 128 April 2017 Design and Access Statement

5 6.1 Inclusive Design - Site CYCLE ROUTES In the proximity, there is a designated shared cycle and pedestrian route to the West of the application site along Stuttgarter Strasse. There are no other segregated cycle routes or defined lanes in the surroundings, and cyclists are generally cycling along the roads. A new toucan crossing is proposed across the relatively busy Park Place to create safe pedestrian and cyclist access to the proposed development. CYCLIST BUILDING ACCESS The cycle store is located at the basement level of the proposed building, with access via the rear entrance on Park Lane, and has a capacity of approximately 25% related to the proposed number of student units, i.e. one bike space per four rooms. A bike stair with an integrated ramp allows cyclists to wheel their bikes into the basement cycle store. The rear entrance of the building is at grade level. CYCLE ROUTE SHARED CYCLE / PEDESTRIAN ROUTE CYCLE STORE CYCLE STORE ACCESS HARD LANDSCAPE Surface materials will be suitable and safe for both walking and for wheeled carriers such as wheelchairs and walkers. The materials palette has been selected to reinforce the hierarchy of circulation routes and public breakout spaces to unify the public realm. Street furniture types are selected to support this hierarchy. Cycle Store at Basement Level Examples of Bike Stairs with integrated bike ramp Design and Access Statement April

6 6.2 Inclusive Design - Internal STUDENT ACCOMMODATION & CYCLE STORE The building has been designed to provide accessible routes to and within studios, with the following considerations in relation to access: Level access and egress Automatic opening doors to HUB Basement Floor - Accessibility Power assisted access controlled door to cycle store Lift access to all levels (except Level 4 in Victorian villa) 18 no. Adaptable to or Accessible Studios (5%) 2 No. Fully Accessible Studios (10% of the above provision aligning with VITA Student historical data) COMMERCIAL UNIT SHELL & CORE DESIGN Ground Floor - Accessibility The building has been designed to provide level access to the Commercial Unit. The fit-out scheme to be designed at detailed stage will be compliant with Building regulations including AD Part M and K. Services and structural soft pockets will enable the easy retro-fit of such facilities by tenants. ENTRANCES Public entrances to the building are level, and access within them is level. The thresholds will be level, with a maximum upstand of 15mm, meeting the Wheelchair Housing standards. Entry systems such as video or audio entry systems, access fob systems and similar will be designed to be accessible to visitors and residents. As a rule of thumb, people should be able to activate such a system with a closed fist and with minimal force. RECEPTION AREAS The reception area will be designed to meet the Building Regulations Part M as a minimum with multi-height counters and communication aids. Standard and accessible unisex WC facilities are provided within the ground floor HUB area. ACCESSIBLE ROUTES ACCESSIBLE ROUTES - MAINTENANCE ONLY ACCESSIBLE ENTRANCE ACCESSIBLE ENTRANCE - MAINTENANCE ONLY PASSENGER LIFT ACCESSIBLE WC STEPPED ACCESS DRY RISER SMALL STUDIO STANDARD STUDIO PASSENGER LIFT - FF LARGE STUDIO SMOKE SHAFT DDA STUDIO AOV WINDOW DISABLED REFUGE ESCAPE STAIR Level 1 - Accessibility 130 April 2017 Design and Access Statement

7 6.2 Inclusive Design - Internal Levels Accessibility Levels Accessibility Level 4 - Accessibility Levels Accessibility HORIZONTAL CIRCULATION All of the residential studios are accessed via common corridors that can accommodate 1500mm x 1500mm turning space outside each dwelling as a minimum, with the exception of a short cross corridor at the North- Western end of the building. LIFTS There are 3 lifts within the student accommodation core, providing access to all wheelchair adaptable and fully accessible units. STAIRS All common stairs will be designed to meet AD Part K having dimensions that suit ambulant disabled people and tonal contrast to aid people with impaired sight. Handrails should be at 900mm above nosings, and will extend 300mm beyond the top and bottom step. REFUSE & RECYCLING STORES All communal waste and storage rooms will comply with spatial and circulation standards in Part M. EMERGENCY ESCAPE Alarm systems will provide visual as well as audible signals in an emergency where disabled people may be in an isolated location such as unisex wheelchair accessible toilets, and general toilets. A defend in place evacuation strategy has been adopted whereby only the occupants of the apartment of fire origin are required to escape. All other occupants will remain within their studios until otherwise directed by the building management or fire service. Upon leaving the studio of fire origin, able-bodied occupants are expected to use the stairs to continue an evacuation. Disabled occupants unable to use the stairs have the ability to use an evacuation lift. In the event of a fire within the shared HUB spaces, a simultaneous evacuation regime will be adopted. On confirmed detection of fire, the alarm will be raised throughout all amenity spaces and all occupants of that zone are required to evacuate simultaneously. Able-bodied occupants are expected to use the stairs to continue an evacuation. Disabled occupants unable to use the stairs from first floor level have the ability to enter into either a protected stair enclosure or the lift lobby. Design and Access Statement April

8 6.3 Accesible Studios ACCESSIBLE STUDIOS Provisions have been made to enable approximately 5% of studios (18 no.) to be convertible to Accessible Studios such as indicated adjacent. From the outset 10 % of this provision will be installed as accessible units based on historic occupancy dates for this operator. The remaining quantum will be installed as standard Large Studios with structural soft spots enabling level access bathroom pods to be installed at a later date. The initial accessible units has been located on Level 1, with the adaptable units stacking vertically above. The diagram below indicates the intended location of the adaptable units. Typical Accessible Studio Accessible & Adaptable to Accessible Studios 132 April 2017 Design and Access Statement

9 6.4 Refuse & Waste Each studio has waste separation bins for general waste and recycling. Students will take personal waste to the ground floor Refuse Store where general waste and recycling points are clearly indicated. Access to student waste provisions is fully accessible. Management procedures will be in place to ensure the communal bins are routinely monitored to avoid overflow. The size of the bin store has been calculated in line with quantum and collection frequency assumed within the occupier s management procedures. COMMERCIAL UNIT HUB REFUSE LORRY BUILDING REFUSE STORE ROUTE OF REFUSE VEHICLE PEDESTRIAN ACCESS TO REFUSE STORES Design and Access Statement April

10 6.5 Security The design has sought to primarily address foreseen concerns of crime passively, by maximizing activate frontage, overlooking of all aspects of the building and improved landscaping, creating a permeable public realm. Having established these key fundamentals, layers of management will further heighten the overall building and site security presence. A detailed lighting strategy will be developed during further design stages, applying general principles of Secure by Design. ACTIVE FRONTAGE ENTRANCE TO COMMERCIAL UNIT, BUSINESS HOURS ONLY FIRE ESCAPE CONTROLLED SERVICE ACCESS, AUTHORISED STAFF ONLY 24 HOUR RECEPTION CCTV SECURE FOB ACCESS 134 April 2017 Design and Access Statement

11 6.6 Building Maintenance Access Roof Maintenance Access ABSAIL ACCESS ROUTE FALL RESTRAINT SYSTEM LANYARD ANCHOR POINTS ACCESS FROM / TO PLANT ENCLOSURE LOUVRED PLANT ENCLOSURE SCREEN, 2000MM HIGH Clear access routes have been provided around the vast majority of the building, and with a simple rectangular building form, external visual inspection is easily achieved. The lower floor areas of double height glazing as well as windows of the Victorian villa can be cleaned by long pole. Access for general maintenance to studio windows and soffit ventilation panels, is gained via abseiling. Both roofs of the new proposed building have perimeter access for such provision, and suitable fixing connections will be provided. Elements of roof plant are on both roof levels of the new building, requiring regular maintenance. Access to the lower roof is via a door at the end of the corridor on Level 8 as well as via the main stair core to the top roof, and is restricted to trained maintenance persons only. Both roofs of the new building have continuous solid parapets of 1500mm high, the plant areas are enclosed by 2000mm high louvred screens. Access to the top roof level is via full stair and is restricted to trained maintenance persons only. Maintenance of stair AOV and flues at this upper level requires localised temporary scaffolding in accordance with suitable management procedures. General maintenance access to the Basement plantrooms will be achieved on a day-to-day basis via the lifts in the main core or the Bike Stair linking Ground Floor and Basement. The Substation and the Gas Meter Room are located at Ground Floor level and are accessible from Park Lane at grade level. Replacement of major plant within the plantrooms will be achieved via a removable floor panel within the Bike Stair staircase. Plant equipment can be brought into the building via the rear entrance and lifted down to Basement level. Infrequent replacement of large elements of roof plant will be achieved by crane, which could be temporarily located on Park Lane or in the courtyard space accessed from Park Place. Low Level Maintenance Access INDICATIVE, POTENTIAL CRANE LOCATIONS POSSIBLE REMOVABLE FLOOR PANEL POLE CLEANING ACCESS POSSIBLE PLANT REPLACEMENT ACCESS Design and Access Statement April

12 7.0 Drawing Registers 136 April 2017 Design and Access Statement

13 7.0 Drawing Registers 7.0 Drawing Registers 7.1 Architectural Drawings 7.2 Landscape Drawings DRAWING NUMBER DESCRIPTION SCALE SIZE DRAWING NUMBER DESCRIPTION SCALE SIZE FCBS/1870/P/100 SITE PLAN - EXISTING 1/1250 LTS_079(08)101 LANDSCAPE GENERAL ARRANGEMENT FCBS/1870/P/101 SITE PLAN - LOCATION 1/1250 LTS_079(08)102 LANDSCAPE PLANTING PLAN FCBS/1870/P/102 SITE PLAN 1/500 LTS_079(08)701 PROPOSED LANDSCAPE SECTIONS 1 OF 7 LTS_079(08)702 PROPOSED LANDSCAPE SECTIONS 2 OF 7 FCBS/1870/P/110 PLAN MATRIX 1:400 LTS_079(08)703 PROPOSED LANDSCAPE SECTIONS 3 OF 7 FCBS/1870/P/110 BASEMENT FLOOR PLAN LTS_079(08)704 PROPOSED LANDSCAPE SECTIONS 4 OF 7 FCBS/1870/P/112 GROUND FLOOR PLAN LTS_079(08)705 PROPOSED LANDSCAPE SECTIONS 5 OF 7 FCBS/1870/P/113 PLAN LEVEL 1 LTS_079(08)706 PROPOSED LANDSCAPE SECTIONS 6 OF 7 FCBS/1870/P/114 PLAN LEVEL 2 LTS_079(08)707 PROPOSED LANDSCAPE SECTIONS 7 OF 7 FCBS/1870/P/115 PLAN LEVEL 3 FCBS/1870/P/116 PLAN LEVEL 4 FCBS/1870/P/117 PLAN LEVEL 5 FCBS/1870/P/118 PLAN LEVEL 6-7 FCBS/1870/P/119 PLAN LEVEL 8 FCBS/1870/P/120 PLAN LEVEL 9 FCBS/1870/P/121 PLAN LEVEL 10 FCBS/1870/P/122 PLAN LEVEL FCBS/1870/P/123 PLAN LEVEL FCBS/1870/P/124 ROOF PLAN FCBS/1870/P/210 NORTH ELEVATION FCBS/1870/P/211 EAST ELEVATION FCBS/1870/P/212 SOUTH ELEVATION FCBS/1870/P/213 WEST ELEVATION FCBS/1870/P/300 BUILDING SECTION A FCBS/1870/P/301 BUILDING SECTION B FCBS/1870/P/400 BAY STUDY 1 FCBS/1870/P/401 BAY STUDY 2 Design and Access Statement April

14 138 April 2017 Design and Access Statement

15 Feilden Clegg Bradley Studios LLP Bath Brewery Toll Bridge Road Bath B 7DE T +44 (0) Bath@fcbstudios.com