The Macmillan Building 4 Crinan Street London

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The Macmillan Building

4 Crinan Street

London

N1 9XW

Client: Macmillan Publishing

Version: P2

Status: Planning Application Issue

Checked by: Philip Krag

Circulation: As Document issue Sheet

File ref: 28902 / 1805 /01/ D&A

Contents

Page

Site address and Contact details 1

Introduction 2

Description of the development

2

Philosophy and approach 3

External amendments 3

Architectural Design 3

External Materials

4

Inclusive Access 5

Effective On-going Management 5

Design Considerations 5

External Entrances 6

External Entrances - Approach 6

New Entrance Threshold 6

New Internal Stairs / Steps 6

Lifts 6

Lighting 6

Auxiliary Aids

6

Vehicular and Transport Access 7

Sources of Advice and Solution 12

Appendix A

28902-1805-01 Design & Access Statement Page 1 of 12

Design & Access Statement Site address

The Macmillan Building, 4 Crinan Street

Kings Cross, London N1 9XW

Date

October 2013

Contact details

Agent: Broadway Malyan

Name: Philip Krag

Address: 3 Weybridge Business Park, Addlestone Road, Weybridge, Surrey KT15 2BW

Telephone: 01932 845599 Extension: 815

Email Address: [email protected]

mailto:[email protected]


Introduction

It has been assumed that due to the nature of the alterations, a full Design & Access statement will

not be required. However, we trust that the following brief commentary on the scope of works will

suffice.

Description of the development

The project is for the refurbishment of Macmillan‟s existing building, also known as „Porters South‟, at

Crinan Street but is part of a much wider project which includes the fitting out of the newly acquired

Regent Quarter offices located immediately to the south on the other side of Wharfdale Road, which

they have leased from Istithmar P&O Estates. PAN Macmillan‟s existing offices are also located on

New Wharf Road, just a few hundred yards further down Wharfdale Road and they also lease the

„Porters North‟, adjacent to „Porters South‟ on Crinan Street. All together these will complete the new

Macmillan „London Campus‟ for its UK publishing operations with approximately 1800 staff serving

Macmillan Education, currently based in Oxford; Palgrave Macmillan, based in Basingstoke; joining

Nature Publishing Group and Pan Macmillan in a new campus in the King‟s Cross area.

As mentioned above, Macmillan‟s existing facility at Crinan Street consists of two separate buildings

(Porters South and Porters North) that have been joined at various points in order to operate as a

single facility. Currently Porters North is excluded from the scope of the project. Porters South,

extends to approximately 6750 m² and is currently utilised as office space. The intention is to retain

this usage in a predominately open plan layout with local cellularisation for meeting rooms and other

support areas.

Crinan Street last underwent a major refurbishment in 1989, prior to Macmillan purchasing and

occupying the building. Whilst the facility has been maintained during the course of Macmillan‟s

occupation, it is recognised that the facility is now at the end of its working life and in need of a full

refurbishment.


Philosophy and approach - Scope of Works

The scope of the refurbishment work and/or fit out includes, but not limited to the following:

Strip out of existing CAT A & B fit out.

New CAT A & B fit out throughout, upgrading internal finishes and layouts to current

standards of design and efficiency.

Full replacement of building services throughout (except lifts) to improve performance and life

expectancy.

Full refurbishment of “common parts”, including toilets.

Omission of the existing „Garage / Services Plant Room / Ancillary Area‟ on the Ground Floor

in order to provide for a new reception and front entrance off Wharfdale Road.

New reception area to be re-sited off Wharfdale Road to face the Regent Quarter offices.

The existing main office entrance off Crinan Street is to be reused as the primary services and

deliveries entrance.

Provide a new cycle store to be accessed through the existing Crinan Street entrance,

replacing the existing cycle racks currently housed within the existing garage.

New furniture and fittings throughout.

Improvements to disabled access where possible during the fit out process.

Modifications to comply with current DDA regulations.

New internal branding and signage throughout.

Enhanced audio visual and video conferencing facilities.

Local internal structural alterations to improve connectivity and access.

Amendment to the existing parking layout on Crinan Street to include a new disabled parking

bay and a new servicing loading bay.

External amendments to Crinan Street (Porters South)

The 'Macmillan Building' office on Crinan Street is to include the following external alterations:

A new office front entrance off Wharfdale Road in lieu of the existing garage doors.

Provision of a new glazed window to provide external light to the new reception area adjacent

to the new office front entrance.

Replacement of all existing roof plant services and replacement of selected / worn roof

finishes.

Amendments to the existing lightwell glazing at roof level to incorporate new services

ductwork under.

Upgrading of existing rainwater down pipes from 100mm to 150mm to increase existing storm

capacity.

Amendments to the existing below ground drainage system.

The provision of a disabled parking space and loading bay on Crinan Street and modification

to the existing Crinan Street parking layout.

Architectural Design

The office space is designed to be as “clean” as possible within an existing building built in 1906. The

aim is to provide a flexible space ensuring that it will meet the current and likely future requirements of

Macmillan. The offices are also designed to reduce carbon emissions and energy consumption

through full replacement and upgrading of all existing building services.

The external windows are, in general, not to be altered from the existing thus retaining the current

fenestration and appearance although full maintenance of frames and seals are to be undertaken

during the refurbishment works.


The building is currently heated and cooled using a variable refrigerant flow (vrf) system which

consists of a number of air handling units connected to a modular external condensing unit, thereby

eliminating the need for large internal plantrooms dealing with air conditioning or heating. The

replacement system is planned to subdivide the building into two halves thus illuminating some of the

existing crossover ductwork and reducing the overall plant equipment sited at roof level. The atria

provide large reservoirs for introducing and mixing fresh air and help control the internal temperature

range. Opening windows at each level can also provide cross ventilation across the floors for further

summer cooling and ventilation. Additionally occupants can open or close windows locally to control

their personal environment.

In order to avoid unwanted solar gain to the northern atrium, a new external aluminium variable louvre

shading device is proposed to be added above the glazing and all other glazed roofs are proposed to

receive replacement external solar film (untinted), as the existing requires replacement. The atria

provide essential day lighting to internal areas and are part of the existing cooling philosophy. An

essential part of this function requires height, and in particular height above the top floor of the offices

to provide passive “stack effect” which allows hot air to rise and be dispersed when conditions require

this. The ground floors of the atria do not contain any workstations but provides waiting areas,

exhibition space, informal meeting areas and simple break-out areas. It has therefore been designed

as "transient space".

External Materials

The existing principal wall cladding material is yellow stock brickwork with red brick fenestration and

blue brickwork plinths with limestone features, particularly at parapet levels.

Existing external wall fixtures and fittings, surveillance cameras etc. are to remain as existing.

Existing roof finishes consist of fibre slate tiling, single ply and three layered felt roofing. Most roof

finishes are either to be replaced or refurbished with new, to match existing.

The existing windows are of steel metal frame construction, glazed with un-tinted single glazing.

A new reception window and glazed entrance lobby is proposed (Wharfdale Road elevation),

constructed of clear double glazing in aluminium framing, colour to match the existing frames.

Additional room ventilation is also to be provided at the ground floor service intake room (Wharfdale

Road elevation) with new aluminium horizontal louvres, again colour to match the existing frames.

The existing doors consist of unframed glass, vertical timber boarded and metal roller shutter doors.

It is proposed to replace the garage metal roller shutter door with the glazed entrance lobby

mentioned above. All other doors are to remain as the existing.

Boundary treatments, fences and gates etc., are all to remain as the existing.


Inclusive Access

Macmillan is committed to ensuring that the facilities it provides are fully accessible to its

customers, clients and employees.

Our client and the design will address all issues relating to accessibility and inclusion to the

proposed development at Crinan Street and will ensure that the obligations imposed on them by

the Disability Discrimination Act 1995 (DDA) as employers (Part II) and service providers (Part

III) are to be met. It will not only include physical provision but will include the appropriate

communication of information about the site, its facilities and management practices in formats,

which meet the diverse needs of the population. Where appropriate, the potential understanding

of information will be increased with site specific measures, such as increased levels of

appropriately designed symbols and pictograms.

The design team will be encouraged to work to the latest legislation and good practice guidance

on accessibility available at the design and construction stages. These will include, for example:

The Building Regulations Part B (Fire Safety)

Part M (2004) (Access to and use of buildings)

Part K (Protection from falling, collision and impact)

BS 5588 - Part 8 (Fire precautions in the design, construction and use of buildings)

Approved Document Part M

BS 8300

The Sign Design Guide, the RNIB/Dulux Colour + Tonal Contrast Guidance

English Heritage – „Easy Access to Historic Buildings‟.

The design; including the provision of features and facilities, and the selection of materials; that is

influenced by other legislation affecting the on-going management of the facility (such as the

Occupiers Liability Acts 1957 and 1984, the Human Rights Act: 1998 and The Equal Treatment

Directive 1975 - Amended 2002) will also be taken into consideration.

Other good practice guidance to be considered will include: The Sign Design Guide – a guide to

inclusive signage (JMU Access Partnership and The Sign Design Society), The Code for Lighting

2001 (Society of Light and Lighting - CIBSE), the Department for Transport (Inclusive Mobility),

the ODPM (Planning and Access for Disabled People), and DRC Codes of Practice.

Effective On-going Management

Regular access audits, linked to inspections for fire precautions, health and safety and risk

assessment will be carried out by staff suitably experienced in accessibility and inclusion related

issues. Accessibility issues, which require on-going review, will also be linked to the

maintenance programme for the facility.

Feedback on matters related to accessibility will be sought on an on-going basis from the

population within Macmillan Campus, and, where appropriate, their visitors and other users of the

site.

Detail Design Considerations

The following items of specification will guide the detail design of the new refurbished buildings and

their environs. Alternative means of achieving these underlying objectives may be considered.


External Entrances

Entrances are to be distinguished from the facade through colour and tonal contrast.

The approach is to the main entrance is to be identified by use of simple surface treatment of the

pavement, i.e. a different colour and texture in front of the main entrance doors.

Over glazed doors will have manifestation to include tonal warning strips or logos at eye level for

adults and children.

All external entrance doors are to include automatic or power assisted opening operation.

The design avoids the need for any new external ramps or steps.

Striking colour contrast to nosings and the use of tactile warning surfaces will be integral to the design

of new internal staircases and suitable handrails will be installed.

External Entrances - Approach

All approach routes will be clear of obstructions and hazards. Any bollards will be 900mm high and in

contrasting colour to adjacent surface treatment.

Surface treatment will identify the onset of change in level.

Adequate passing space for two wheelchair users will be provided.

New Entrance Threshold

New thresholds are to be flush with no upstand.

New Internal Stairs / Steps

Accommodation stairs will meet the requirements as set out for ambulant disabled people in

Approved Document M of the Building Regulations. Nosings are to details with striking contrast in

colour and tone with the stair covering / finish.

Tactile profile surfaces are to be fitted at the head of all flights specified as 'corduroy' type as required

by Approved Document M of the Building Regulations.

Lifts

Both existing lifts are sized as suitable for disabled use and are intended to remain as existing without

refurbishment.

Lighting

Natural lighting will be optimised but glare will be minimised by new internal blinds.

All areas will be well lit to the levels recommended by the CIBSE Code with additional allowance

made for people with a visual impairment.

Auxiliary Aids

Auxiliary aids and equipment provision, such as induction loops to reception and meeting rooms etc. are to be included into the new refurbishment.


Vehicular and Transport Access

Location Plan (NTS) – The Macmillan Building is indicated in red

The Macmillan Building is well located in relation to the strategic highway network. The A5200 York

Way is located approximately 50m west of the site, the A5203 Caledonian Road 150m east of the site

and connects to the A1 leading to the M25, and access to the north of London and around. Both

these roads connect to the A501; 200m south of the site; which in turn leads to the A40 Westway and

Western Avenue. York Way also extends into central London.

London rail terminus stations of Kings Cross and St Pancras International are located just the other

side of York Way and serve the north of the United Kingdom and mainland Europe.

As part of this application, amendment to the existing parking layout on Crinan Street is proposed to

include a new disabled parking bay and a new servicing loading bay. Please refer to Capita Symonds

document CS/054224/D_004 for detailed discussions on these proposals.

The existing „Garage / Services Plant Room / Ancillary Area‟ currently houses approximately 40 cycle

spaces which are to be re-sited on the Ground Floor as part of the fit out works. The new cycle

entrance will be from the Crinan Street entrance and access directly into the service / back of house

area via security. Showers, toilets and changing room facilities are also located on the Ground Floor;

please refer to drawing 28902-A-70-000revP5 and 28902-A-70-010revP1.


The Macmillan Building is also well served by bus services, namely routes 10, 17, 59, 91, 259, 390

and N91; with an existing bus stop on Wharfdale Road immediately outside the proposed new

entrance. Refer to „Bus Route‟ plan below.

Bus Route Plan (NTS)

The site is well served by pedestrian and cycle links along the Regent and Grand Union Canal

network, immediately north of the site and also has a Barclays Cycle Hire station on Crinan Street,

just immediately north of the site.

The office waste and recycling is to be collected every evening during the office cleaning period in a

similar way to the existing operations. The collected waste will then be locally held within the service

entrance lobby off Crinan Street, in full view of the security room and ready for collection at the very

beginning of the following day at 8:30am. This reduces the handling distance when the waste is

collected and reduces the potential dwell times. The location of the temporary storage for office

waste / recycling is shown on drawing 28902-A-70-010revP1, attached below.


Cycle Docking Station Plan (NTS)

Images of the Cycle Docking Station on Crinan Street - Item 7 on Plan above.


Plan of the proposed Access Route to Cycle Store Room G/48 from Crinan Street.


Proposed Bicycle Racks for Ground Floor Room G/48 Cycle Store.


Sources of Advice and Consultation A pre-application meeting was requested on the 4

th September 2012, briefly outlining the scheme and

meetings were held on Thursday 11th October and Wednesday 7

th November 2012.

Following the refusal of permission to application P2013/1946/FUL dated the 16th August 2013, a

subsequent pre-application meeting was held on the 3rd

September 2013.

Attendees to the 11th October and Wednesday 7

th November 2012 meetings included:

Sarah Ricketts - Deputy Team Leader (Major Applications), Islington Council

Colin Leadbeatter - Planning Officer (Major Applications), Islington Council Martijn Cooijmans - Team Leader Planning & Projects, Islington Council Paul Taylor - Transport Engineering Manager, Islington Council Michael Fletcher - Transport Engineering, Islington Council Charles Stafford - Head of Property and Facilities, Macmillan Publishers Mark Talbot - Head of Facilities Operations, Macmillan Publishers Stephen Charters - Highways Consultant, Capita Symonds Tom Catton - Highways Consultant, Capita Symonds Brian Szpakowski - Associate Director, Broadway Malyan Philip Krag - Associate, Broadway Malyan On 24th April 2013 Colin Leadbeatter advised by email to Brian Szpakowski:

“The proposed alterations to the street facing facade(s) of the existing building fronting Wharfdale Road are considered to be uncontentious and the general upgrade works to the building are considered to be acceptable in principle. We are also comfortable with the consolidation and location change of the plant works at roof level, on the assumption that the amenity of neighbouring residential properties will be preserved by means of some form of acoustic screening. The proposed changes to the servicing and access to the site are considered to be broadly acceptable on highways grounds, and as per our last meeting this is considered to be broadly acceptable in terms of the provision of a disabled parking bay.” and

“Also, you will find Marijn's email address within the body of the forwarded emails, so if you need some clarification on highways issues, please feel free to email him (and copy me in). Please be aware that the above advice is the informal opinion of a Council officer and in no way prejudices any future determination of the Local Planning Authority. Colin Leadbeatter Principal Planner (Major Applications) Development Management - Planning and Development Division Environment and Regeneration Islington Council”

Minutes to the pre-application meeting held on the 3rd

September 2013 are as follows in Appendix A.

28902-1805-01 Design & Access Statement

Appendix A 3rd September 2013 Pre-application meeting minutes.

Page 1 of 3

Minutes for Pre-Application Meeting Porters South

Client : Macmillan

Project : 28902 - Crinan Street, Porters South

Venue : Planning Offices London Borough of Islington, 222 Upper Street, London, N1 1YA

Date for meeting : Tuesday 3rd

September 2013 @ 10:30 hrs Rev 00

Attendees : Charles Stafford CSt Macmillan MM

Stephen Charters SC Capita Symonds - Transport CST Russell Butchers RBu Islington, Planning Officer - Minor Apps LBI Martijn Cooijmans MC Islington, Team Leader - Planning & Projects LBI Paul Taylor PT Islington, Transport Engineering Manager LBI Peter Hazzard PH Islington, Team Manager - Parking Projects LBI Philip Krag PK Broadway Malyan BM

Distribution: All + Mark Talbot MT Macmillan MM Angela Freeman AF Macmillan MM Patricia Coney PC Macmillan MM Gareth Griffiths GG Capita Symonds CS Ashley Burton AB Capita Symonds CS John Godden JG Capita Symonds CS David Colyer DC Capita Symonds CS KK Tan KK Capita Symonds CS Simon Lambert SL Hilson Moran HM Brian Szpakowski BS Broadway Malyan BM Ralph Byrne RBy Broadway Malyan BM

Item Action Date Required

01 Planning Pre-Application Meeting

02 RBu advised that the purpose of the meeting was to concentrate on the two reasons for refusal of the previous application as other aspects of the application were seen to be acceptable. The reasons for refusal were generated by their transport team(s).

03 Refusal Reason 1 The proposal to relocate cycle parking provision off site is unacceptable and would fail to encourage sustainable transport choices. Islington Core Strategy 2011 policy CS10H requires that developments maximise opportunities for cycling use, and this proposal is contrary to policy CS10H as well as the provisions contained within paragraphs 29 and 35 of the National Planning Policy Framework March 2012.

Minutes


Page 2 of 3

04 PK tabled the latest proposed Ground Floor layout, drawing 28902-A-70-000RevP5 and the draft Design and Access statement version P2 to demonstrate the revised proposals for inclusion of cycle Storage within the building. Cycles would access the building from the existing Crinan Street Service Entrance. PK also advised that these are planned to be new stands rather than re-siting the existing 40No, of similar specification to those being used by Macmillan elsewhere and likely to be more than 40No, i.e. 4x7x2=56 were shown on the plan. This was reviewed and believed to be acceptable to Islington in reply to RR1. NB - A note regarding the above should also be covered within the new transport response.

SC

ASAP

05 PH questioned how refuse collection was managed. PK explained that this will be collected on a daily basis from the existing Crinan Street entrance, assembled in the Service Entrance Lobby, similar to current operations. This seemed to satisfactorily answer to the query. PK to add a similar note to the D&A statement. SC to add a similar note to the transport response.

PK SC

ASAP ASAP

06 Refusal Reason 2 The proposed development will result in the loss of off-street servicing and delivery provision. The applicant has failed to demonstrate that off-street servicing provision is not practical and has failed to show that the proposed arrangements will be safe and will not cause a traffic obstruction or nuisance. The proposal is therefore contrary to policy DM8.6 of the Development Management Policies 2013, as well as the provisions contained within paragraph 35 of the National Planning Policy Framework March 2012.

07 PH questioned if a Service Management Plan had been written, as one would be required for him to review. SC advised that this was currently in progress. He then discussed:- the current arrangements as had been previously advised by MM; why the existing off street facility was not practical; how the proposed arrangements will be safe and not cause traffic obstruction or nuisance and then tabled transport diagrams, swept path analysis turning circles, pedestrian footfall surveys and the approved servicing arrangements of 66 York Way (which were reviewed from Islington’s Planning Portal).

SC

ASAP

08 PH requested for all of the new application transport diagrams, statements, and service management plan(s) to be assembled into one folder for ease of assessment by Islington.

SC

ASAP

09 AOB

10 PT queried if the bus stop and crossings were still proposed to be relocated. PK advised that no alterations were proposed to Wharfdale Road as these were believed to be too controversial for this application. This could

Note

Minutes


Page 3 of 3

however be the subject for a future application.

11 PT advised that as there were local discussions for amendments to Wharfdale Road and there would be pedestrian flow changes to Wharfdale Road with the Regent Quarter development, there should be an allowance made for this within a Section 106 agreement. PK advised that the Regent Quarter development by P&O already had practical completion and existed. RBu advised that there would not be a Section 106 agreement for this application.

Note

12 MC had no further comments to raise. Note

12 Meeting Ended.

13 Post Meeting Notes

14 PK suggested that selected MM street photos issued last week should be included within the transport response,

SC

ASAP

15 SC to advise CSt a list of all further information required from MM needed to conclude the above response.

SC

ASAP

16 PK advised that a new application will be made as soon as the above is collated and then the normal application programme could apply; i.e. 8 weeks determination after the application had been registered. Any queries raised during this process will need to be dealt with as soon as known – irrespective of whether a reply is requested or not.

Note

Documents

The Macmillan Building 4 Crinan Street London