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Santander Digital Hub | Milton Keynes
Public consultation | January 2019
Santander’s new Digital Hub in Milton Keynes
The world class Digital Hub will consolidate Santander’s offices within Milton Keynes to create a new campus for 6,000 employees. The key principles for the project vision:
Santander is proposing to build a new Digital Hub in Central Milton Keynes. As Milton Keynes’ largest employer, Santander is seeking to significantly invest and commit to their long-term future in Milton Keynes by embracing their digital future.
Project delivery and design team:
The Digital Hub will be located on land bound by Elder Gate, Midsummer Boulevard, Grafton Gate and Silbury Boulevard adjacent to Station Square. The site is currently in use as a car park.
It is a landmark site within the business district of Milton Keynes and provides an exciting opportunity to consolidate Santander’s existing buildings into one campus. This will strengthen the significant employment and economic benefits that Santander brings to the local area and will be enhanced by the additional offer
IntegrationCreate a building which will foster a stronger sense of community for santander staff and the wider Milton Keynes community
SustainabilityConsolidating to a single campus will provide a new sustainable future for the bank environmentally and economically
Innovation & CollaborationThe new digital hub will support and foster collaboration and growth for the bank while maintaining Milton Keynes at the forefront of tech innovation.
Architect / Lead Consultant EngineeringDeveloper Planning Consultant
that Santander is seeking to incorporate through additional uses on the ground floor that will be accessible to all.
Santander has created a design brief for the project architects, LOM, which seeks to respond to the Milton Keynes context while creating a new office typology. Osborne + Co has been appointed as the Development Partner to deliver this world class Digital Hub.
Site location
Digital Hub Site
Station Square
Milton Keynes Central
Network Rail HQ Santander House
Midsummer Boulevard
Silbury Boulevard
Grafton Gate
Eldergate
Jurys Inn
The Centre
The proposed site is a landmark site in close proximity to Central Station bound by Midsummer Boulevard, Elder Gate, Silbury Boulevard and Grafton Gate and is currently in use as a car park
Project background
Santander Digital Hub | Milton Keynes
Public consultation | January 2019
Planning context & consultation
Economic benefits• Commitment to long term future in
MK;• Investment in MK;• Show confidence in MK as an office
destination;• Catalyst for businesses;• Business rates;• Local spending from increased staff
presence and new businesses;
Social & cultural benefits• Open ground floor;• Additional services within the
business district;• Day and evening activity;• Enhanced working environment;• Increased footfall and passive
surveillance.
Economic benefits• Staff attraction;• Staff retention;• Change in working practices and
culture;• Embracing a digital future;• Ability to adapt to changing
commercial demands;
Location benefits• Enhance MK’s reputation;• Links with the MK:U;• Oxford-MK-Cambridge Corridor;• Landmark development upon arrival
to MK;• Architectural form and sustainability
credentials
Classic CMK Infrastructure (yellow) Impact of footprint on Classic Infrastructure
Indicative Land Use Plan
Economics
EmploymEnt
contributions to mK and
what maKEs it ExcEptional
mK rEputation
social & cultural
Consultation & feedback
Planning context
Classic Infrastructure
Extent of Classic Infrastructure on site (orange)
Building footprint
Area of Classic Infrastructure impacted on
Site boundary
CAR PARK
DROP OFF
GRAFTON STREET
MID
SUM
MER
BLV
D
SIL
BUR
Y B
LVD
FROM STATION
TO CENTRE
RETAIL
CORECORE
BRANCH
REDWAYPLAZA
REDWAY
SERVICEHEALTH SUITE
CRECHE
RECEPTION
KITCHEN
N
ELDER GATE
The development will offer a wide range of benefits to Santander staff and the wider MK community by providing a landmark office building in a key strategic site with a range of publicly accessible facilities
Planning policy sets out Milton Keynes Council’s vision for the site. These policies will be used to assess a planning application. The Site is subject to the following site allocations:
The footprint of the proposed development infringes on classic CMK infrastructure to the north east and south east of the site. The key points from Policies G1/ G11 are summarised below:
Workshops were held on 29 October and 12 November 2018 with local stakeholders. The workshops were attended by 25-30 participants comprising of local interest groups, statutory consultees and members of the public. The feedback from workshop 1 can be summarised in the following key themes:
Next stepsWe will review the feedback from our public engagement and gather all of the various inputs to feed into the planning process. Following a review and any amendments to the scheme, a planning application is due to be submitted in Spring 2019.
Project updates will be available on our website: santanderdevelopmentmk.co.uk
• Use of the building as an evening and social location;
• Servicing arrangements; • Pedestrian and cycle movements; • Relationship with Station Square; • Impact on trees; • Façade detail; • Sustainability credentials; • Travel planning; and
• What makes the development distinctive.
• During the second workshop a revised servicing arrangement was shown and the above themes were discussed further. These conversations remain ongoing as the Project Team continue to develop the detail of the scheme and liaise with stakeholders.
• An exceptional development will demonstrably raise the profile of Milton Keynes nationally or internationally;
• Makes a substantial contribution – economic, employment, social and cultural and other key objectives of the Plan and city prosperity;
• Enhance Milton Keynes’ distinctive identity;
• Look at alternative options, if put forward by the local community;
• Pre-application engagement with stakeholders to evaluate options and undertake a survey on options.
• Central Milton Keynes Neighbourhood Plan: Classic CMK Infrastructure (Policies G1/G11), Indicative Land Use (Hotel, Office, Retail / Professional and Financial services / Restaurants / Housing / Hotel (Figure 16) and Hotel / Conference space (Figure 6)
• Emerging Plan MK: Central Business District (DS3, SD2 & SD3).
• Saved Local Plan & Core Strategy: City Spine Quarter (Policy CC7b) & Station Square Quarter
Santander Digital Hub | Milton Keynes
Public consultation | January 2019
Concepts & provision
8 FLOORS / 34m
BUILDING FRONTAGES40,000sqm
NIA
ATRIAATRIA
LINK
Basic massing across ground + 7 floors Linear blocks create 3 atria
FRONTAGE
PUBLIC / COMMUNAL FACILITIES
ENTRANCE COLONNADE
COLONNADE
STATION SQUARE
An open and accessible ground floor
Articulated entrance and colonnade
TERRACELANDSCAPE
ENVIRONMENTAL FACADE
Landscaping brought into the building Environmental wrap
Roof - North facing rooflights introduce natural light to the atria spaces. Louvred screens enclose roof level plant
Screen - An environmental screen wraps the south west, north west and south east elevation to control solar heat gains and reduce glare
Winter gardens - Winter gardens link the atria spaces with landscaped bridges for meeting, break out and relaxation
Linear blocks - The building façades are fully glazed to form a series of linear glass blocks providing natural daylight and views to the internal workspace while conveying the transparent and open ethos of the bank
The brief is to provide an open and collaborative working environment with a range of communal uses at ground floor. The proposal provides a compact campus for 6,000 staff, connected both horizontally and vertically within the building. Provision includes:
Concepts
Office space6 floors of workspace for Santander
Auditorium / meetingA flexible auditorium to facilitate staff and public use
Community spaceA flexible hall space which can be let for community use
Rooftop bar / terraceA facility to be made available to the public
Food hall and restaurantFood hall be also permit public access
Car parking1,000+ parking spaces across the scheme
Commercial / retailA range of retail / restaurant units at ground level
Bank branchA branch & work cafe with ATMs
Co-working spaceIncubator space for business enterprise and start-ups
Health & fitness facilitiesHealth suite / gymnasium for both Santander and public use
An environmental screen will wrap the south, east and west elevations where solar control is required to facilitate a high level of natural light, transparency and views while reducing cooling loads.
Santander Digital Hub | Milton Keynes
Public consultation | January 2019
Scale, massing & amount
Digital HubSilbury Boulevard Midsummer BoulevardNetwork Rail
Digital HubEldergateStation Square Grafton Gate Santander House
Digital HubSilbury Boulevard Midsummer BoulevardNetwork Rail
Digital HubEldergateStation Square Grafton Gate Santander House
Eldergate Elevation (south west)Proposed section
Midsummer Boulevard (north east)ATRIUM
39m
CAR PARK
CAR PARKCAR PARK
CAR PARK
MARKET PLACE
1st FLOOR
2nd FLOOR
3rd FLOOR
4th FLOOR
5th FLOOR
6th FLOOR
ROOF
ENTRANCE AUDITORIUM PLAZADROP OFF
ELD
ER
GAT
E
GR
AFT
ON
GAT
E
Street
Reception
Retail
Kitchen / service
Dining
Communal facilities
Ground
Plant and parking
Basement
Floor 06
Work spaceBarTerracePlant
Work space
Fitness
Street
Street
BarTerrace
Plant
Reception
Retail
Creche
Kitchen / service
Dining
Communal facilities
Communal facilities
Floors 01 - 05
Upper ground
Lower ground
Floor 07
BarTerracePlant
work space
Fitness
Street
Street
Plant
Terrace
Reception
Retail
Creche
Kitchen / service
Dining
Communal facilities
Communal facilities
Floors 01 - 06
Upper ground
Lower ground
Floor 06
Work spaceBarTerrace
Work space
BarBar
Terrace
Running track
Floors 01 - 05
Co-working / meeting
Mezz
The building is arranged across 6 floors of office space above a double height ground, with an additional floor of plant at level 7 Two levels of basement car parking in addition to surface level parking will provide in excess of 1,000 spaces on the site. All surface parking will be retained for public use. The ground floor will host a range of communal and publicly accessible spaces and is arranged across a split level which responds to the topography of the site allowing for level access from either side of the building.
Provision
Aerial view from the south looking north east along
Midsummer Boulevard
Total net area: 44,000 sqm
Total office space: 37,000 sqm
Total staff: 6,000 (5,000 desks)Total Communal / ancillary space: 7,000 sqm
Total parking provision: 1,000+ spaces
Santander Digital Hub | Milton Keynes
Public consultation | January 2019
Landscape, public realm & parking
CAR PARK
DROP OFF
GRAFTON STREET
MID
SUM
MER
BLV
D
SIL
BUR
Y B
LVD
FROM STATION
TO CENTRE
RETAIL
CORECORE
BRANCH
REDWAYPLAZA
REDWAY
SERVICEHEALTH SUITE
CRECHE
RECEPTION
KITCHEN
N
ELDER GATE
Planting strategyAlthough the development will involve the removal of a number of trees within the site, an extensive range of planting is proposed as part of landscape strategy to preserve and enhance the classic infrastructure principles.
• Vehicle entry and egress points from existing Grafton Gate entry and off a new entry point from Silbury Boulevard
• Access to basement via ramp at ground level • Public car parking provided at surface level • Drop off / short stay parking provided to the north east adjacent to ATMs
• Building entrances from the north east and from the south west
The development will provide public parking spaces at ground level in addition to basement car parking for Santander staff. There will be over 400 secure cycle spaces in the basement for staff and a further 130 spaces at ground level for visitors
Grafton Gate
Mid
sum
mer
Bou
leva
rd
Silb
ury
Boul
evar
d
Eldergate
Public parking
Public parking
Ramp to basement
Service entry
Drop-off / short stay
Cycle routesPedestrian routesVehicle routes Publicly accessible spaces
PlazaCity gardens
Service • Pedestrian link provided through the building at ground level connecting the site
• Permeable façades along active Midsummer Boulevard frontage with multiple entrances
• Existing pedestrian route parallel to Silbury Boulevard will be retained and enhanced
• Redway cycle and pedestrian route will be preserved and enhanced
Materials and planting for the proposed landscape will be selected to match the existing Classic Infrastructure. The landscape design will provide spaces for people to pass through and dwell, enhancing the existing permeability of the site. A new City Garden will be provided off Eldergate with seating, planting and space to relax.
Existing site indicating trees to be retained / removedProposed ‘City Garden’ on Eldergate precedent images Proposed site indicating new planting
A number of trees along Grafton Gate show evidence of disease. These will be removed and replaced like for like as part of the development, while other semi-mature trees will be planted as part of the landscape proposals
Site and landscape plan with ground floor indicating publicly accessible spaces
Santander Digital Hub | Milton Keynes
Public consultation | January 2019
Active ground floor
CAR PARK
DROP OFF
GRAFTON STREET
MID
SUM
MER
BLV
D
SIL
BUR
Y B
LVD
FROM STATION
TO CENTRE
RETAIL
CORECORE
BRANCH
REDWAYPLAZA
REDWAY
SERVICEHEALTH SUITE
CRECHE
RECEPTION
KITCHEN
N
ELDER GATE
Auditorium
Community
Branch / work cafe
Plaza
Drop off
Meeting
Lifts Lifts
Foodhall
Service bay
Service bay
Kitchen
Health suite
F&B
Lobby
Entry for 6th floor
bar / function
RetailChange / lockers
The ground floor will have an open, accessible and permeable public link though the building hosting a range of pop-up outlets, while an active colonnade along Midsummer Boulevard will be fronted by a range of retail and food & beverage units
View looking north from entrance plaza. Open and permeable façades will permit movement through
the site and create vitality to the streetscapeGround floor layout
The Midsummer Boulevard colonnade will be activated with a range of retail and commercial units
creating a vibrant pedestrian link from Station Square
Auditorium space will be available for public hire Ground floor sketch
Reception
Pop-ups
Reception
A flexible auditorium space will be provided at ground level which will host a range of events for both staff and the wider community including screenings, talks, presentations and functions. There will be scope to link the auditorium with the flexible function space which will offer additional community use
RECEPTION
COLO
NNAD
EMID
SUMMER
BOUL
EVARD
FOOD & BEVERAGE
ENTRANCE PLAZA
EXTERNALSEATING
DROP OFF
COFFEE SHOP
AUDITORIUM
CRECHE
RETAILRECEPTION
HEALTH & FITNESS
CATERING / FOOD HALL
Retail
rEtail
Santander Digital Hub | Milton Keynes
Public consultation | January 2019
Workspace & amenity
Three large atria spaces will bring natural light, views and greenery into the open plan workspace to provide Santander with a world class working environment focussed on staff well being
View looking north from Station Square towards the main entrance
View from the publicly accessible terraces on level 6
View looking south from the Midsummer Boulevard and Grafton Gate junction.
Landscape will provide a key role internally and externally to define spaces for staff to meet, work and relax by connecting people with nature. Winter garden break-out spaces are provided within the atria, along with 3 roof terraces on floor 6. The terrace on the north east corner will be associated with a bar / function space which will be accessible to the public.
Atrium
Atrium
Atrium
AtriumLifts
Lifts
Hub space
Hub space
Hub space
Winter garden
Work space
Work space
Work space
Work space
The building is designed around the individual and will include shared collaborative spaces to support agile and flexible working to provide staff with control and choice over their workplace. Desk space is provided to the perimeter of the floors to benefit from natural light and views.
Typical office floor
Santander Digital Hub | Milton Keynes
Public consultation | January 2019
Sustainability
Sustainability and staff wellbeing are two core objectives for the building design which reflects the sustainable ethos of the bank while creating an attractive and healthy workplace for staff.
The new building will promote excellence in sustainable design achieving 20 percent reduction of CO2 emissions against Building Regulations through a range of passive measures. Target: excellent Target: GoldTarget: Zero carbon
(with carbon off-setting)
AtriaIntroduces natural light and views to the workspace
MassingLow rise building form is efficient and encourages movement
EnvelopeControl solar gain and reduce heating loads
LandscapeInternal and external planting includes winter gardens
Heating and coolingThe building will utilise a low energy and efficient central heating and cooling system with on floor fan coil units supplying fresh air to the office space while allowing for flexibility and user temperature control
RenewablePV panels will provide approx. 93,500kWh of electricity to the building offsetting 40 tonnes of CO2
per year. Air Source Heat Pumps or District Heating and Cooling are also being considered to reduce carbon emissions
Low energy lightingLow energy LED lighting incorporating daylight and motion controls will be specified throughout the building
AtriumThe atrium will bring natural light into the office space while assisting with the displacement ventilation of the lower ground floor spaces
Building massThe building is designed as an exposed concrete frame which is beneficial for heating and cooling the building through convection from the thermal mass of the structure
Building envelopeThe building will have a high performance thermal envelope which will minimise heat loss and gain while providing a high level of natural light. External solar shading will reduce heat gain further while minimising glare
Biophilic designPlanting within the building will improve air quality and reduce toxin levels while providing staff with views onto nature
BiodiversityExternal roof terraces with planting and landscape will introduce biodiversity with the inclusion of wildflower gardens and bat and bird boxes
Roof terrace with extensive planting to encourage biodiversity
The open atrium allows from stack ventilation of the lower floors which are ventilated with fresh air via a displacement system
North light roof structure with south facing PV panels generat-ing 93,500kWh of electricity per year
Rainwater collected from roof level and utilised for irrigation
Exposed thermal mass helps to regulate internal temperature fluctuations
Extensive glazing to the building facades reduces the need for artifical lighting. Low
energy LED lighting to the workspace will be provided throughout the building
Open atria introduces natural daylight deep into the internal workspace
Low energy fresh air supply to workspace with ceiling mounted fan coil units served from roof level heat exchangers
Horizontal brise soleil and louvres will provide solar shading to reduce solar gains and minimise glare on the south, east and west facing elevations
Roof terrace along the south west elevation will provide external amenity for sta�
High performance double glazing will minimise heat loss and gain while permitting extensive views from the workspace
Naturally ventilated winter gardens will span the atria on the south west elevation introducing internal plant-ing to enhance views from the work-space while providing a thermal bu�er to the atria spaces
Di�used north light introduced to the atrium via
roof glazing
Winter garden bridge links will provide additional solar shading to atria spaces
Colonnade at ground level provides additional shading to ground �oor spaces to minimise overheating
PV panel on the south facin side of the roo�ights are a source of renewable energy
Cross section through atrium
Long section through building