DESIGN AND ACCESS STATEMENT: COMMUNITY STADIUM THE QUADRANT, Q1 BOSTON, LINCOLNSHIRE A proposed sustainable mixed-use scheme including new community stadium for Boston United Football Club, housing, retail, commercial and leisure uses. Quadrant 1: Land either side of the A16, south of Tytton Lane East, Boston Chestnut Homes Land Ltd
BOSTON UNITED FOOTBALL CLUB PROPOSED NEW STADIUM DESIGN AND ACCESS STATEMENT Rev P2
CONTENTS 1.0 Introduction 2.0 Context Physical Context Planning Policy 3.0 Design Design Philosophy Use Amount Site Layout Scale Appearance Materials Landscaping 4.0 Sustainability 5.0 Access Access to the Stadium Access into the Stadium Circulation Green Guide Access for all 2
1.0 Introduction In conjunction with the Outline Application for the Proposed Mixed Use Development at The Quadrant, Q1 Boston, this supports the Planning Application, made on behalf of Chestnut Homes (Land) Ltd and Boston United Football Club Community Interest Company, for the construction of a new 5000 capacity Community Stadium and landscaping works. Ariel view of the Site 3
2.0 Context PHYSICAL CONTEXT The Stadium Site is located on the south west edge of Boston. It is located approximately 2-3km from the centre of town and lies to the east of the A16. It is bound to the north by existing residential properties, agricultural land to the east, the A16, and the proposed site for the Q1 development to the west. The Site is approximately 5.2Ha in area and is predominantly of agricultural use. The whole site is relatively flat and featureless with minimum height differences across the site and this is also the case in terms of the topography of the immediate surrounding areas. There is minimum landscaping either within the site itself or along any of the boundaries and a hand full of exiting trees to the north west edge, which are in poor or over grown condition. Field drains run along many of the boundaries which are the only natural features of note. The site forms part of a wider expanse of agricultural land on the eastern side of the A16. Further to the east lies Tytton Hall, a substantial two storey building set within a parkland setting with mature trees. To the north lies a small cluster of properties built along Tytton Lane East, the rear gardens of which form the boundary to the site. These are detached properties set with reasonable large plots. View of Site from A16 4
PLANNING POLICY A detail assessment of the relevant Planning Policy has been undertaken by Signet Planning within the accompanying Planning Statement. The National and Local Planning Policies which are relevant to the proposed development can be summarised as follows: National Planning Policy National Planning Policy (NPPF) Section 8 Local Planning Policy Boston Borough Local Plan 1999 General Planning Policies Recreation and Leisure Policies (in particular R2, R3, R8, R9) Community facilities (In particular CF3) Development in the Countryside (in particular C01) 5
3.0 Design DESIGN PHILOSOPHY A Beacon for the Community The aspirations for the proposed new Community Stadium are to create a destination venue for Boston which will actively engage its surrounding community, becoming a social nucleus for the area, by providing convenient access to quality sporting events, education, recreation and social facilities, business opportunities and community programmes. The new Community Stadium will provide a contemporary, conforming and expanded facility that will allow Boston United Football Club to offer up-to-date quality standards of viewing, comfort and safety for all spectators. It will enable additional facilities to be included to allow for ongoing income generation, which will provide the club with a more secure future. The Community Stadium will provide a mix of seated and standing accommodation for 5000 spectators in four separate stands. The West Stand will be a single tier all seated terrace with spectator concourses at ground floor level. The North, South and East Stands will be single tier standing terraces with spectator accommodation to the rear. The West Stand, which will face onto the A16 will be the main stand, with the three remaining stands, being lower in height. The South Stand is intended to be allocated to away supporters, with the remaining stands designated for home supporters. To the rear of the seating tiers the West Stand will be two storey with players and coaching staff accommodation, club offices, a community hub and shop at ground floor. The first floor will consist of corporate hospitality facilities on match days, which will provide conference and banqueting facilities on non-match days, together with facilities for the extensive Boston United Community Programme. 6
The south west corner of the Stadium will contain the two storey Community Sports Hall which connects to the West Stand s community accommodation at first floor level and wraps round the South Stand. The ground floor of the community Sports Hall comprises changing facilities, a dance studio, sports hall, climbing wall and snack area, with the community reception and shell space for future fit-out at first floor. USE Boston United Football Club does not own is current Stadium at York Street, but has a lease that will expire in January 2018. There is no guarantee of it being able to occupy its present facilities beyond this period. As a result of this looming threat to the continued existence of the Club and community facilities, the Club have been looking to relocate it ground for many years. Irrespective of the lease expiring, York Street is ageing and no longer fit for purpose, as a modern-day stadium. It is lacking in amenities and business opportunities and has a high maintenance requirement and struggles to conform to current safety standards. The proposed new Stadium site provides the opportunity and space to create a safe, modern Stadium that will allow the Club to provide vastly improved standards of accommodation for and level of comfort both for their own use, the supporters and interests of the community. The new Community Stadium will provide a base from which the Club can deliver its wide range of community, sports, education and training programmes. The Stadium site will include an all-weather 3G pitch for community use, plus educational facilities, conference and banqueting facilities, a café, education meeting rooms for hire, community facilities and a sports hall. The Stadium has received support from local people through extensive consultation - 75% of respondents specifically welcomed this as an essential element of the facilities needed to make a sustainable, viable, community. 7
Over 20 teams now play on a regular basis under the BUFC banner ranging from the elite youth development/centre of excellence teams through to the grass roots teams, providing opportunities for all sections of the community. The new Community Stadium will act as a focal point for these teams on both match days and non-matchdays. The Stadium will directly expand the successful "United in the Community" programme delivered by Boston United Football in the Community Limited, in partnership with Boston United Football Club. Directly addressing social and economic exclusion, United in the Community engages with children and adults in life skill training. An Education Programme includes a partnership with Boston College that enables around 40 students per year access to sports coaching qualifications as well as FA coaching qualifications that enhance their prospects of future employment. The new Community Stadium will enable this Programme to expand as a direct result of the improved facilities. Through the Programme individuals from the most disadvantaged areas of Boston, through an outreach approach, are given access to the skills and knowledge they need to maximise their employment potential. The Stadium will help the Club build on this programme by enabling it to offer young people and adult apprenticeships, skills training packages and work experience opportunities. The Stadium will provide a base for the extensive schools programme which is delivered by the Club s qualified coaches. This programme delivers PE lessons to primary schools in the area as well as an extensive after school s programme. The Club currently delivers a diverse range of activities including cheerleading, netball, multi-sport activities and exercise for all ages. This programme specifically aims to concentrate on non-football related activities to extend the influence of the Club beyond its traditional football related activities to interact with a much wider cross-section of the community. 8
AMOUNT It is the Clubs ambition to restore Boston United s status as a Football League Club, but to do so the Club must conform to the membership criteria set out by the Football League. The Football League membership criteria require a minimum capacity of 5000 spectators of which 2000 have to be seated. It is proposed that the new Community Stadium will therefore have a capacity of 5000 spectators, 2000 of which will be seated accommodation. The spectator capacity is to be arranged in four stands, three low standing terraces and an all-seated main stand. Spectator accommodation, which includes concourses, toilet provision and refreshment kiosks with associated cellars /stores, is to be provided to the rear of the stands, designed in accordance with the recommendations of the Green Guide fifth edition and the Sports Grounds Safety Authority. In addition to the spectator accommodation it is proposed to provide accommodation for the Clubs own use in the West Stand. This will include facilities for the coaching and playing staff, office accommodation, a Community Hub and club shop, 1205sqm all at ground floor level. At first floor level there will be hospitality boxes, restaurant/banqueting/lounge areas for corporate hospitality purposes on match days, supported by associated kitchens, bars and cellars, a total of 675sqm. Community involvement is a significant part of the Clubs role within Boston, providing various programmes and activities to benefit a wide range of age groups. It is proposed to provide community space at first floor level with the West Stand which comprises classroom accommodation, offices and community hub, totalling 505sqm. In addition a community sports hall is to be provided complete with changing facilities, dance studio, climbing and cafe area at ground floor level, a total of 1590sqm. 9
SITE LAYOUT The overall layout for the site is determined largely by the primary function of the proposal, the Community Stadium. The Stadium is prominently located in the centre of the site on a north-south axis, which is within the optimum range for football at this latitude. Care has been taken regarding the angle of the playing field in relation to the sun and prevailing weather conditions, to allow enough light and air movement to sustain the healthy growth of grass for the pitch. The Stadium is designed in accordance with best practice recommendations on horizontal circulation systems to provide for the safety and convenience of spectators, and an efficient arrangement for controlling large volumes of people. Outside the secure perimeter of the Stadium is an external concourse which allows for the free flowing movement of spectators. Outside the external course is an internal ring road that runs all the way around the Stadium to provide access to areas of car parking, service access and emergency vehicle access. Elements of public realm and car parking fill the remainder of the site and a 3G all weather pitch is located along the southern boundary of the site to diminish the level of light spill on the existing properties to the north. The surrounding concourse and car park areas will accommodate the large numbers of people that will visit the Stadium on match days. The site will effectively act as a reservoir and allow people to mingle on the site and not on the highway and footpaths. The facility to move freely around the Stadium via the external concourse and car park areas will allow people to orientate themselves within the site and select the most convenient points of arrival and departure. The overall layout has been design to provide a functional and safe pedestrian environment for event day use and allow the Stadium a setting that will compliment its role as a landmark building and destination. 10
Proposed Site Layout (Not to Scale) 11
SCALE The risk is that stadiums can be designed to appear scale-less because of their size, functionality and absence of components and details that are normally present to allow us to recognise scale. The design of the proposed Community Stadium attempts to organise the built form to a more human scale, connecting the stadium to its site and surrounding environment. The two storey element of the West Stand and Sports Hall provide a recognisable frontage to the Community Stadium and reference point within the site. The West Stand roof slopes in two directions towards the centre of the stand and at its highest point the leading edge is 9.7m. There is a gradual curve to the roof formed as the accommodation steps back in plan, which helps to adjust the scale and provide a more attractive outline shape. The North, South and East Stands are lower in height to reduce the impact on the surrounding countryside. The cantilevered roof slopes back towards the rear of each stand. The North Stand will be 6.9m high at the front end and 5.4m at the rear. The South and East Stands will be 5.9m at the front end and 4.4m at the rear. Low level accommodation blocks, 3.4m high, on the rear of the stands provide a familiar scale. At each corner of the Stadium there will be floodlight pylons 25m high. The complete contrast and difference in height and difference in height of these pylons compared to the individual stands will also provide another very recognisable and familiar scale reference and help to register the overall scale of the buildings themselves. 12
APPEARANCE The site location demands a Stadium that is visually attractive from all angles, but also provides minimal impact of the surrounding countryside and wider landscape. It is also important that the new Community Stadium would read as not just a football ground but as a vibrant community hub, entertainment and business venue. The Stadium has been designed so that the West Stand and Sports Hall accommodation form an active commercial façade, creating a gateway and sense of arrival to the site, with the horse shoe form of the North, South and East Stand lower in height to reduce the impact on the surrounding countryside and neighbouring properties. It is not the intention to alter the existing site levels to an extent that would significantly affect the access into and around the new stadium site. Detailed information on existing and proposed site levels will be found in the Flood Risk Assessment. Site levels have been designed to allow the Stadium to nestle into its site, with the external ground level 850mm higher on the North South and East Stands, to reduce the perceived height of the stands and their impact on the surrounding context. The brief required the North, South and East Stands to be functional and operationally efficient matchday facilities that would cater for home and away supporter s requirements. These stands are identical in design and similar in arrangement. They comprise a single tier standing terrace covered by simple pitched cantilevered roof structure. Access into the Stands is at ground level, with the turnstiles and exit gates incorporated into flat roofed single storey blocks to the rear of the stands. The blocks also house the spectator concourse areas, toilet accommodation and food and drink kiosks. 13
The brief required the West Stand to accommodate a significant amount of non-match day accommodation in addition to match-day and spectator requirements. The Stand comprise a single tier all seated terrace with double storey height accommodation to the rear. The Sports Hall and related accommodation is situated in the south west corner of the Stadium, with the Sports Hall wrapping around the back of the South Stand and connecting to the West Stand community areas at first floor level. The Stadium roof above the terracing is a simple pitched cantilevered structure. The main roof over the accommodation is a free flowing element which floats over the building and connects the two elements creating a visual representation of the synergy between the Club and its Community. This configuration also provides a visual emphasis to the main stand and a more graceful, attractive and interesting roofline to the Stadium, forming a strong corner that leads you into the site. Visually the West Stand and Sports hall elements are meant to represent the corporate headquarters of the Football Club as a business operation, not just as a match-day venue, and a vibrant community hub. The football business is very apparent from within the Stadium, but commercial and community operation is reflected on the outside. MATERIALS The selection of materials for the new Community Stadium represents a new modern era for the Club and community. Ribbon glazing is proposed as the prominent feature for the West Stand and Sports Hall, forming a contemporary frontage. Stretched horizontal proportions and expressed transoms reduce the perceived verticality of the building, whilst utilising the reflective nature of the glazing to help the building to blend in with is surroundings. 14
Perforated metal cladding undulates around the main facade at high level to provide a visual reference to the draining of the Fens and the heritage of the site. A composite cladding panel with flat profile, in dark grey, is proposed for the Sports hall element of the Stadium. This will be combined with feature LED lighting to represent its vibrant role within the community. Fair faced blockwork, chosen for its durability, runs around the remainder of the Stadium to visually unit the buildings perimeter and low level accommodation blocks break the perimeter using a contrasting bond and colour. Coloured entrance portals act as visual references, and branding for the Club, on the main entrances of the West Stand and Sports Hall and coloured render is proposed to denote access points to the spectator areas. Areas of track wire planted systems to the North, South and East Stands reduce the visual impact of the Stadium on the surrounding countryside and blend the building into its environment. Below eaves level on the West Stand and Sports Hall will be a band of dark grey louvres or look-a-like louvres, which will enhance the effect that the roof appears to be floating over the stand. A semi transparent panel system is proposed below eaves level on the North, South and East Stands, which will maintain privacy in day light hours and create an illuminated halo effect during hours of darkness. All the roofs of the stadium will be covered in a light coloured metal profile sheet, with concealed gutters and feature flashing units around the perimeters to provide a clean aerodynamic profile. At each corner of the Stadium there will be floodlight pylon, each pylon will be twenty five metres in height. It was decided to flood light the ground in this manner mainly because the leading edges of the roofs would be too low to provide satisfactory coverage and achieve the levels of uniformity required. It 15
Design and Access Statement is envisaged that the floodlight pylons will stand out as landmarks during the daylight hours and beacons when lit up on match days during hours of darkness. Overall the Community Stadium is intended to represent a new beginning for Boston United Football Club, creating a vibrant social hub and gateway to the town, whilst providing a landmark building that will become a symbol of this new era in the Towns history. Fair faced blockwork Fair faced blockwork Perforate metal Cladding Ribbon glazing Coloured render Composite Cladding Trackwire Planting Look-a-like lourves LED lighting 16
LANDSCAPING A mix of low level planting and new trees to form natural screens will been located along the boundaries to the north, east and south of the site to minimise visual intrusion of the proposed development into the surrounding neighbouring properties, surrounding countryside and wider landscape beyond. It may be considered necessary to introduce some form of acoustic screening between the proposed new stadium and the housing to the north of the site, should existing and anticipated noise levels differ markedly. 4.0 Sustainability It is proposed that a passive environmental approach is adopted by minimising the embodied energy with the building fabric and keep long term energy use of the building to a minimum. This is to be achieved by a combination of the following measures. High levels of Insulation Low air permeability Good day lighting Low flow rate sanitary ware Low energy lighting Incorporating energy efficient systems Simple low maintenance design solutions Solar control glazing and solar shading to mitigate over heating during summer months New public transport enhancements will be provided as part of the masterplan, and these are detailed further in the Transport Assessment, Travel Plan and Event Management Plans that accompany this application. A shuttle bus system is also proposed to serve the Community Stadium on match days and combined with the creation of footpaths and cycle ways running to the site will encourage alternative forms of transport to the private car. 17
5.0 Access ACCESS TO THE STADIUM The primary Vehicular access point to the site will be provided by a new roundabout and access road off the A16 in the south west corner of the site. This single route provides safe controlled access on a match day and forms a distinct gateway to the site. An addition access vehicular access point is located in the northern boundary of the site. This will be a controlled access and is intended for emergency vehicle use only. It will be secured by gates or bollards at all other times. The A16 runs down the western boundary of the site which is proposed to form public transport link to the Town Centre. Details and possible arrangements for travel to and from the site on both match days and non-match days are dealt with in the Transport Assessment Document accompanying the application. The main pedestrian access point into the site is from the south west corridor, which connects to the masterplan pedestrian network via a landscaped corridor from the A16. It links directly to the external concourse surrounding the Stadium, providing safe segregated control of pedestrian movement throughout the site. The pedestrian access ways are design to be essentially level or to accommodate any changes in level by gradients or ramps, which will be designed in accordance with Approved Document M. The site has been arranged with the Stadium in a central position to allow for full vehicle and pedestrian access around the whole of the Stadiums perimeter. The external concourse will allow spectators to gain easy and safe access into and out of the Stadium at the appropriate point. Surrounding the external concourse and Stadium is an internal ring road that allows access to car parking areas and serving points. At points along this ring road are lay-bys for dropping off supporters or other visitors in wheelchairs. On match days this road will be managed with car parks closed during certain hours to provide additional areas for safe movement of supporters. The external concourse will 18
work with site levels to provide level access at all access points in relation to the concourse level they serve. There will be lighting around the Stadium perimeter, particularly at the access points, and signage to direct spectators to the appropriate point of entry. Entrance widths and lobbies will be appropriately sized for ease of wheel chair entry, and to achieve the desired number of entry/exit movements. Additional lighting and signage of pedestrian and vehicle routes, pedestrian concourses and car parking areas will also be provided and designed to standards required by the relevant authorities. ACCESS INTO THE STADIUM The Stadium design utilises coloured way finding to its external appearance with coloured portals or pods denoting all access points. In addition to this the main entrances will be well lit and clearly sign posted. The widths of all entrances, access points and doors will be a minimum of 1000mm and internal circulation systems will be a minimum of 1200mm, all designed to meet the requirements to accommodate the total number of persons required to be evacuated in emergency conditions from various different sections of the Stadium. Entrance doors that do not require full time security control, such as the Stadium s main entrance, sports hall and club shop, will be of the automatically opening type. Access points that do require security control, such as access points into the Stadium on match days, will be stewarded with assisted entry or controlled by remote methods. Circulation All areas within the Stadium will be fully accessible. In the West Stand and Sports Hall accommodation both vertical and horizontal circulation routes, corridors, stairs and lifts will be designed in accordance with Approved Document M. There will be lift access to the first floor level with all staircases designed to accommodate ambulant disabled visitors and staff. Protected escapes will have refuges for evacuation of wheel chair users in an emergency. Circulation routes throughout the building, general areas, space and rooms will be well signposted for access, egress and emergency evacuation. 19
GREEN GUIDE The design of spectator stands requires more detailed consideration of the access, egress and emergency evacuation systems and procedures for all users than a normal building requires because of the safety aspects associated with the sports grounds and proscribed requirements for the spectators with disabilities. These aspects of the design will be fully compliant with the recommendations of the Green Guide fifth edition. Overall the access provision has been designed to allow for ease of use which simplifies the hierarchy of the circulation systems provided and encourages convenient movement throughout the site. ACCESS FOR ALL Provision has been made within the Stadium for a total of 50 wheelchair viewing positions, with associated seats for helpers, located in a variety of positions. These positions include ground level at the front of the West Stand, at elevated positions in the north east and south east corners and high level at the rear of the West Stand. Public concourses in each of the four stands are provided with refreshment and toilet areas for all categories of spectators that are compliant with statutory recommendations, and ensure that safe segregation of fans can take place as required. Sections of refreshment bars will have lowered counters to allow for wheelchair spectators to be served directly and toilet facilities sited away from general toilet areas to allow for more convenient manoeuvring. Within the seating deck and standing areas there will be facilities for those spectators who are blind or partially sighted to receive commentary during the match. Similarly there will be induction loops installed at the reception and ticket office window positions. 20