Nicholas Webb Architects plc - Crawley Borough · PDF file · 2017-05-21Nicholas Webb Architects plc Design & Access Statement Planning Submission: 24.05.2013 Page 3 1. INTRODUCTION

Nicholas Webb Architects plc

Design & Access Statement

Planning Submission: 24.05.2013 Page1

Full Planning Application for land within

Principal Park & the Carpenters

Technology Site.

Design and Access Statement

Submitted to:

Planning Department, Crawley Borough Council.

Client:

Digital Realty (St Denis) Limited

Level 9

71 Fenchurch Street

London EC3M 4BS

t. 0207 954 9100

www.digitalrealty.com

Architect:


The Old Dairy

Harpendenbury Farm

Redbourn

Hertfordshire AL3 7QA

t. 01582 792 500

www.nwarchitects.co.uk




CONTENTS

1. INTRODUCTION

1.1 Development Team 1.2 Documentation 1.3 Client Brief 1.4 GSK site

2. EXISTING SITE

2.1 Site Location

2.2 Wider context

2.3 Local context

2.4 Site

2.5 Access

2.6 Topology

2.7 Geotechnical / Contamination

2.8 Ecology

2.9 Landscaping

2.10 Boundaries

3. PLANNING

3.1 Design policies

3.2 Outline consent

3.3 Consultation

4. EVALUATION

4.1 Use

4.2 Development

4.3 Opportunities and constraints

5. THE DEVELOPMENT PROPOSAL

5.1 Use

5.2 Amount

5.3 Layout

5.4 Landscaping

5.5 Boundaries

5.6 Secured by Design

5.7 Lighting

5.8 Sustainability

5.9 Sustainable Transport / Highways

5.10 Acoustics

5.11 Building Designs

5.12 Servicing Strategy

5.13 Materials

5.14 Access

6. CONCLUSION




1. INTRODUCTION

1.1 Development Team

Digital Realty has commissioned Nicholas Webb Architects along with other consultants to

develop a new data storage facility within Manor Royal, Crawley.

The Development Team consists of the following:

• Client Digital Realty

• Architect Nicholas Webb Architects plc

• MEP Cundall

• Civil and Structural Cundall

• Cost Consultants ECHarris

• Noise Cundall

• Ecologist Arnott Mann

• Highways Vectos

• FRA Cundall

• Arboroculturist Beeching

• Breeam / Sustainability Cundall

• Contamination ARUP

1.2 Documentation

This Design and Access Statement accompanies a full planning application is submitted for

the redevelopment of part of the development site named Principal Park, and land

immediately adjacent to the north formerly known as the Carpenter Technology site for a

new data storage facility.

The document has been written in accordance with ‘Guidance on Information Requirements

and Validation’ published by Department of Communities and Local Government March

2010.

This Statement should be particularly read in conjunction with the previous consented outline

application and accompanying architectural drawings. Other documents submitted with this

application include a planning statement, an environmental statement, noise, sustainable,

transport, contamination and ecology reports.

1.3 Client Brief

The design is expected to deliver a scheme for a data storage facility that meets the criteria

below:

General development aspirations

� Scheme to be based on the Client’s perceived economic layout.

� 10 data halls to be considered

� Consider the phasing of the development site

� Provide future space for prefabricated data centre

� Comfortable and flexible environment

� The site will be run on 3 staff shifts. During the middle shift the site occupancy across 2

buildings is expected to be a maximum of 70 data centre staff and 30 security /

maintenance staff. Night shifts will be 30 staff and 10 security / maintenance staff

� Scheme should be designed to provide 3MW data halls

� Single storey development is preferable

� Roof plant planning to allow for future increase in cooling requirements

� Plant installation and replacement strategy required

� Plant rooms to be oversized for future expansion

� Consideration to be given to future proofing the proposed scheme

� Low energy indirect cooling required

� Security reception to be central hub for all arrivals and deliveries

� Level access (no ramps) to all areas required

� Consider customer briefings & tours

� Inventory processing area required

� Server Assembly area required

� Computer Workstation / Data Entry area required

� Troubleshooting area required

� Employee Supervision area required

� Operations centre required

� Internal plant as necessary required

� Small team meetings rooms (5 to 7 individuals) required

� Large team meetings rooms (20-30+ individuals) required

� Group training sessions rooms required

� Communications / Telephone and video conferencing area required

� Staff amenity / gaming facilities

� 2 delivery / unloading docks required

� Design for a maximum of 6 deliveries per day

� Car parking / bike provision to meet envisaged staffing levels

� Designs shall comply with local building codes for the region

� Provide a sustainable development with the aim to achieve BREEAM ‘Very Good’




1.4 GSK CRAWLEY SITE

A number of development sites were considered around the London area. Following a

detailed assessment of these sites the Principal Park / Carpenter Technology site was thought

to best meet the Client’s requirements.

The site is within the Manor Royal industrial zone. It is considered that Crawley is a significant

commercial centre within the southern M25 region. The Manor Royal district is characterised as

a modern employment area and is considered one of the key strategic employment locations

in the South East, providing employment for people from both the town of Crawley and the

surrounding catchment area. The nature of employment varies from substantial premises

associated with manufacturing and office uses, such as those of large corporations like Thales

and Virgin, and smaller scale facilities occupied by small and medium sized businesses.

Businesses that service Gatwick Airport are well represented in Manor Royal. Transport access

is excellent with good pedestrian, cycling, bus, road, rail and airport access.

Wider location Map.

Overall and specific site location plan




2 THE SITE ASSESSMENT

2.1 Location

The site address is Principle Park & Carpenter Technology, Manor Royal, Crawley RH10 9QJ.

The application site consists of an amalgamation of two separate sites, and is made up of the

south east corner of the Principal Park site and the Carpenter Technology site to the north.

2.2 Wider Context

A detailed assessment of the wider context has been set out in the approved outline planning

application (LPA Ref: CR/2012/0134/OUT) and there is no disagreement with the context

assessment contained within the Design and Access statement. It is agreed that the site is

located in, ....’Manor Royal, one of the industrial areas to the north of Crawley. Manor Royal is

characterised by modern employment which has been carried on since the 1950. The nature

of this development varies from substantial premises associated with manufacturing and office

uses, such as those of large corporations like Thales and Virgin, and smaller scale facilities

occupied by small and medium sized businesses. The Manor Royal road network is laid on a

grid, with the main junctions arranged as roundabouts. Tree lined roads with wide grass verges

give the area an open and “campus style” setting.’....

2.1 Local Context

To the North, East and West around the site the local context follows the wider context, with

generally large scale industrial / office buildings. To the south the boundary addresses Crawley

Avenue, which is a strong defining boundary for Manor Royal and is a ring road for the town. It

has a robust and mature landscape buffer on either side. The road defines the boundary

between the residential and employment zones within this area of Manor Royal.

2.2 The Site

The site has an approximate area of 6 hectares, of which the Principal Park site is 4.62

hectares. The site has been developed and is considered to be a brownfield site. All previous

building on both parts of the site are demolished to slab level. On the Principal Park site works

have gone further to remove contamination and underground obstructions.

There is a Thames Water foul / storm water drainage wayleave running from the middle of the

site west across the site. The foul / storm water drainage will require diverting to ensure a

developable area within the site is available.

2.3 Access

The site can be accessed off either the new Principal Park north south spine road (approved

within the outline application), which will connect the site from the south by Crawley Avenue,

a dual carriageway road link to the M23, and to the north the site is served from Manor Royal.

The Carpenter Technology site is accessed from Napier Way off Gatwick Way.

Site location plan

South East boundary Development North boundary Development




2.4 Topology

The topology of the site can be considered as generally flat with spoil mounds from previous

demolition and remediation works. With consideration to the boundary levels around the site it

is expected that the site will be generally level except towards the north east corner where the

site rises by approximately 2m to the Napier Way access. A topological survey has been

undertaken for the site, which is part of the submitted drawings.

2.5 Geotechnical / Contamination

A phase 1 contamination survey has been undertaken by ARUP for the whole site, which

indicates the possibility of small amounts of contamination. A phase 2 survey is currently being

completed. Reports are being compiled to address the envisaged conditions for

contamination that will be attached to a consented scheme. A geotechnical survey is also

being completed.

2.6 Ecology

An ecology assessment has been completed by Arnot Mann for the site, which shows that due

to the industrial nature of the site there is little ecological value to the site.

2.7 Flood Risk Assessment

A FRA assessment has been completed by Cundall, which has identified two potential but low

theoretical risks of flooding. The first being overland flooding and the second from ground

water both of these flooding risks can be offset by setting the finished floor levels above the

level of flooding risk. It is considered that setting the floor level at +67.00 AOD will mitigate this

point.

2.8 Landscaping

Across both sites there is minimal existing landscaping and trees of note. A tree survey for the

Carpenter Technology site has been undertaken by Ian Keen Associates, the only trees of

note are 2 oak trees situated on the Napier Way east boundary, which will be retained.

2.9 Boundaries

West

This boundary is wholly within Principal Park and therefore has not been developed. The

application site will form its boundary along the proposed spine road.

North

This boundary is split between Principal Park and the Carpenter Technology site. The western

end is within Principal Park with no defining features. The rest of the boundary is defined by

palisade fencing with car parking and industrial / office units beyond.

East

This boundary is split between Principal Park and the Carpenter Technology site. The whole of

this boundary southern end is defined by palisade fencing with industrial units immediately

beyond. The northern end, within the Carpenter Technology site addresses Napier Way and

contains access gates to the road beyond.

South

This boundary addresses Crawley Avenue and is secured by palisade fencing. Beyond the

fencing are road verge trees and shrubs. To the south of the road are residential units.

Principal Park site southern boundary Principal Park site eastern boundary

Principal Park site Carpenters Technology site

Carpenters Technology entrance trees




3 PLANNING

3.1 Design Policy

National Planning Policy Framework 2012

Regarding good design this framework document states that,....’planning policies and

decisions should aim to ensure that developments:

• will function well and add to the overall quality of the area, not just for the short term

but over the lifetime of the development;

• establish a strong sense of place, using streetscapes and buildings to create attractive

and comfortable places to live, work and visit;

• optimise the potential of the site to accommodate development, create and sustain

an appropriate mix of uses (including incorporation of green and other public space

as part of developments) and support local facilities and transport networks;

• respond to local character and history, and reflect the identity of local surroundings

and materials, while not preventing or discouraging appropriate innovation;

• create safe and accessible environments where crime and disorder, and the fear of

crime, do not undermine quality of life or community cohesion; and

• are visually attractive as a result of good architecture and appropriate

landscaping.’...

GSK Development Principles Statement 2011

The Borough has also produced a Development Principles Statement for the GSK site that was

adopted in June 2011, identifying the National and Local Planning Policies that would need to

be considered during the future development of the site. This Statement refers to and

reinforces the GVA Grimley Masterplan for Manor Royal.

Crawley BC’s development aspirations for the site are as follows:

• Development Principle One – Unique Opportunity: Development should ensure that

the development maximises the unique opportunity arising from the scale and location

of the site regarding to its use, built and natural environment, public realm and high

quality design.

• Development Principle Two – Land Use: Development proposals should deliver B Use

Classes consistent with the Core Business Zone of the master plan.

• Development Principle Three – Design: Development proposals should create a step

change in the appearance of the area and a positive sense of place through high

quality design and a vibrant mix of complimentary uses.

• Development Principle Four – Sustainability: Development proposals should

demonstrate how the layouts, design construction management on the site create an

exemplar sustainable development.

The last two principles lay emphasis on redevelopment creating a “step change” in the

appearance of the area though high quality design, sustainability, improved access and

security, signage, landscaping and biodiversity. This would need to take account of the

significance of site’s frontages.

Whilst the development site now includes the ‘Carpenter Technology’ land, which was

originally outside the Principal Park outline consent boundary, it is considered that the

application of the principles set out within the Principal Park outline consent was appropriate

for the development of the site.

Manor Royal Design Guide (Draft SPD) April 2013

This is a further draft SDP, which is current out for consultation on its final iteration. Within this

document the stated aim is as follows:

...’As a design guide, the SPD aims to build upon the established character and resilience of

Manor Royal’....

Specifically the SPD identifies its requirements for Buildings as follows:

....’Within new developments, conversions or extensions to existing developments; imaginative

design, improved materials and careful location of buildings within plots can unite

neighbouring uses and built form, whilst retaining functional needs.....spacious character of

Manor Royal should be maintained’....

...’The SPD does not set rigid guidelines regarding the height of new buildings but does

emphasise the need for high quality design, including urban design’...

....’Proposals should seek to provide active frontages to routes within or adjacent the site’....

....‘Materials and finishes should be of evidential good quality and must support the principles

of identity and sustainability’....

...’Proposals should provide high levels of security in accordance with Secured by Design

principles with minimal negative visual intrusion.’....

Specific to the Principal Park frontage the SPD states:

....’a robust and consistent frontage is sought along Manor Royal to improve the quality of the

environment. Improvements to the level of natural surveillance, activity and enclosure will also

be important. For both sites, development should demonstrate high quality in terms of its

architecture, urban design and landscape design, including active frontages.’....’This is

reflected in the current outline planning consent.’....




The development of the site will meet the aspirations of the draft Manor Royal Design Guide

and this application seeks to demonstrate that the proposal is of high quality in terms of its

architecture, urban design and landscape.

3.2 Current Planning

As noted previously the Principal Park site benefits from an outline planning approval (LPA Ref:

CR/2012/0134/OUT) for 'Erection of a mixed use employment park to include use classes B1c

(light industrial); B2 (general industrial); B8 (storage and distribution); and a Business Hub

accommodating a mix of uses including B1a (offices), B1c (light industrial), B8 (storage and

distribution), C1 (hotel), A1 (ancillary retail), A3 (restaurants and cafes), A5 (hot food

takeaways) and car dealerships', coupled with a full approval for Access. This was Granted

Permission on 14th August 2012 with 22 Conditions and subject to an s106 Agreement.

To meet the ‘blueprint’ set by the outline planning consent, development must address the

following requirements:

• Must be situated within the class use categories within the outline approval. A data

storage facility falls within the B8 Use class category.

• The development must provide employment opportunities. It is expected that the

buildings when fully occupied will employ 180 people.

• The buildings within the site must not exceed the overall stipulation height of 20m.

• The development must provide high quality design.

Illustrative scheme Area planning on Principal Park site

Illustrative scheme which formed part of the outline approval on Principal Park site

3.3 Consultation

During the consultation meeting with the planning authority on 17th April 2013 it was agreed

that because the original outline planning application submission for Principal Park included a

Statement of Community Involvement that the consultations undertaken during this process

could be relied upon for the full application therefore further consultation is not required.




4. EVALUATION

4.1 Use

The proposed development use as a data storage facility (use class B8) is considered to fully

comply with the use and development criteria approved within the outline planning consent

for the Principal Park site. The B8 class use case is set out within the Planning Statement –

Planning Policies.

4.2 Development

Assessment of the development potential of the site has confirmed that the location, size,

topology, and access provide an appropriate site to develop a data storage facility.

4.3 Opportunities and Constraints

Assessment of the Opportunities and Constraints is set out below:

Opportunities

• The site is a brownfield site.

• Increase local employment in the area

• Existing Principal Park outline planning approval confirms the following:

o B8 development is an acceptable for development.

o Developable area is adequate for development.

o Road access has been agreed.

o Indicative schemes allow for a building of large mass.

• The site is designated for employment use within the Manor Royal estate.

• 2 no. diverse site access points into the site.

• Enhance the Principal Park spine road landscape proposals

• The proposal complies with the public consultation already undertaken

• Low traffic movements

Constraints

• Crawley BC 2013 SPD – Manor Royal Design Guide

• Site levels within the Carpenter Technology site.

• Outline consent for the Principal Park site. Specifically:

o Development orientation

o Scale of development

o Landscape requirements

o Development height set at +20m and to not exceed 104.35m AOD.

• Address Gatwick Airport Specific Issues

• Existing trees to be considered on the Carpenter Technology site

• Thames Water drainage to be diverted

• Flood Risk - set the floor level at +67.00 AOD

• Noise levels

5. THE DEVELOPMENT PROPOSAL

5.1 Use

This full planning application is for the development of part of Principal Park (south east corner)

and the Carpenter Technology site for a data storage facility (use class B8).

5.2 Amount

The application consists of 2 x B8 data storage buildings, external plant areas, HV substation,

future prefabricated data storage building, associated plant, car / lorry parking, site access,

internal roads, boundary security fencing and hard / soft landscaping.

Site Area

• The red line area –- 6.59 hectares

• The site area (excl. spine road) –- 6.02 hectares

• HV substation (within the main site) –- 0.34 hectares

Built development areas:

Building 1

• Foot print (gross ext.) –- 10,996 sqM

• Ground floor (gross int.) –- 9,983 sqM

• First floor (gross int.) –- 2,218 sqM

• Gantry –- NA

Building 2

• Foot print (gross ext.) –- 10,996 sqM

• Ground floor (gross int.) –- 9,983 sqM

• First floor (gross int.) –- 2,218 sqM

• Gantry –- NA

Prefabricated Data Hall

• Foot print (gross ext.) –- 738 sqM

HV substation

• Switch room foot print (gross ext.) –- 177 sqM




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5.3 Layout

The development shown on the site plan proposes a development of 2 data hall buildings (1 &

2), HV substation and a prefabricated data hall building along with all associated external

plant, car parking and hard / soft landscaping.

Proposed site plan

It can be seen from the proposed site plan that the scheme layout optimises the development

potential of the site in compliance with the consented outline proposals, planning policies

espousing good design. Specific areas of the site layout to note are that the development:

• Follows the of the Manor Royal estate development grid.

• Addresses the spine road with an active frontage.

• Respects development line proposed in the outline consent.

• Provides a strong landscape strip to the west and south boundaries.

• Enhances the west and north boundaries with landscaping.

The site plan also meets the Client’s requirements for a successful data storage facility by

providing building footprints of an economic size, along with their attendant above & below

ground plant installations and site wide service access.

The site has been divided into 2 separate sites to allow the application scheme to be

developed in a phased way. It is expected that Building 1 will be built first. The HV substation,

prefabricated data hall and building 2 will follow in an order to be agreed.

Access to Building 1 is proposed off the Principal Park spine road, to the north end of the west

site boundary. All vehicle access to this building will be via this main entrance gate. Vehicle

access will be controlled using a security access system. Personnel vehicles on entering the site

will turn into designated car parking areas. Delivery vehicles will progress to the screened

delivery or lorry parking areas. Pedestrian access will be via turn styles controlled using a

security access system.

Building 2 and the future prefabricated unit is proposed to have a separate access off Napier

Way. All vehicle access to this building will be via the main entrance gate off Napier Way.

Vehicle access will be controlled using a security access system. Personnel vehicles on

entering the site will turn into designated car parking areas. Delivery vehicles will progress to

the screened delivery or lorry parking areas.

Pedestrian access to both sites will be via turn styles controlled using a security access system.

Within the site dedicated pedestrian foot paths have been provided to allow staff and visitors

to safely move from the entrance turn styles to the main building entrances.

Car parking, lorry and bicycle spaces have been allocated to meet the Clients envisaged

staffing levels. The proposed parking levels are addressed in a separate Transport Statement

prepared by Vectos, which has been prepared in line with DfT guidance and considers the

accessibility of the site by all modes of Transport. The report also addresses the traffic

generation of the proposed buildings in comparison to the extant consent for the western

building and to the existing uses on the site for the eastern building.

Bird’s eye view of proposed site plan




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5.4 Landscaping

The scheme proposal has been designed to strengthen and enhance the existing site

surrounds and to address the Council’s SPD landscape aspirations. The proposed landscape

structure follows the concept design proposed in the outline consent.

Indicative street scene looking north along the spine road.

A landscape design proposal is shown indicatively on the proposed site plan. The detailed

design will provide the following:

• Along the west boundary the scheme incorporates the recently submitted Principal

Park spine road 4.5m wide landscape strip, which includes boulevard trees, a

hedge and grass verge. Behind the road landscaping is boundary security fencing.

Within the site behind the security fencing is a landscape buffer, which includes

trees, shrub beds, screen hedges and grassed areas. It is also proposed that raised

mounds will provide further interest to the frontage with vertical movement to the

relatively flat site.

• Along the southern boundary a buffer landscape strip has been indicated on the

outline consent and the landscape proposal follows this proposal to enhance the

dual carriageway boundary ensuring that the development will only be glimpsed

when viewed from outside this boundary.

• To the north and east boundaries the scheme proposal is for landscape strips to

enhance to environment. Existing oaks trees at the Napier Way entrance are to be

retained and the entrance planting enhanced.

Within the site the landscaping will be used to enhance the site by screening car parking and

plant areas. It is proposed that indigenous plant species are used for the planting but trees

along the site boundaries will have to comply with the security requirements restricting their

size to remove the potential for a climbing aid in the future.

Proposed spine road Indicative Landscaping/ street scene plan

Proposed spine road Indicative Landscaping/ street scene elevation

Proposed Crawley Avenue Indicative Landscaping/ street scene elevation




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5.5 Boundaries

The Client security requirement is for a 3m high weld mesh boundary security fencing around

the whole site boundary. The current security palisade fencing will be replaced. Similar weld

mesh fencing is used within the Manor Royal area and is thought to provide the right balance

between security and transparency.

Proposed weld mesh boundary security fencing

5.6 Secured by Design

With regard to ‘secured by design’ the proposed scheme will maintain a high level of discrete

surveillance with good lighting within the development, security cameras and 24hr guard

patrols. The main frontage is also an active frontage throughout the day and night due to shift

work and deliveries enlivening the site.

5.7 Lighting

An external lighting scheme will be subject to detailed design. This design will aim to achieve

the councils stated lighting aspirations, whist providing the Clients with a safe and sustainable

site.

5.8 Sustainability

A report on sustainability has been prepared by Cundall and is submitted in support of this

application. As noted in the outline consent the building will aim to achieve a BREEAM rating

of ‘Very Good’ and will incorporate a strategy for sustainable design. Furthermore the design

will encourage the reduction of energy consumption during the occupation by high standards

of specification that, in some cases, exceed the Building Regulations, and seek to reduce

demands for energy by careful design.

5.9 Sustainable Transport / Highways

A report on Sustainable Transport and Highways issues has been prepared by Vectos and is

submitted in support of this application. In conclusion it states that there are no traffic or

transport issues.

5.10 Acoustics

A report on Acoustics has been prepared by Cundall and is submitted in support of this

application. Whilst the noise criteria are extremely onerous the roof plant design will take this

into account.

5.11 Building Designs

The design of the plans has been formulated using the client brief and meets their

requirements for a data storage centre.

Buildings 1 & 2 - Ground Floor Plan

Ground Floor Plan

• The conceptual approach to the building footprint achieves an ‘efficient layout’.

• General movement around the building is achieved by 2 corridors, which run the

length of the building each side of the central spine. Cross corridors are proposed.

• The security station is in a central position to monitor access by staff, visitors and

deliveries.

• A sense of arrival is proposed with an entrance reception area set within an atrium.

• Off the reception area is access to the security lobby, a small operators office and

visitors toilets.




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• Through the security barrier is a reception lobby allowing for staff seating / gaming /

waiting, with access to the staff toilets and showers, breakout area, and pedestrian lift.

• Building wings either side of the main central spine frontage provide space for the POP

rooms (either side for diversity) and Colo space.

• An internal staircase is provided within each wing.

• Toilets / showers have been position close to the breakout area.

• The Technical Operations room is positioned centrally adjacent to the Build area.

• To the rear of the building 2 x one to one meeting rooms are provided, along with a

workshop, IDF, water mist and tank rooms.

• Space for 2 articulated lorry’s has been allowed for within the delivery yard. The

Loading Bay will also have a scissor lift and dock leveller. Level access to the Delivery

room from the yard is provided.

• The Delivery area is connect to the De-box area; with access to waste recycling within

the delivery yard and a goods lift.

• The Inventory area is connected to the Eng / Client Build area, which also contains

space for the Build offices.

• 4 x Data halls (3MW) will be contained within whitewall construction with an insulated

suspended type ceiling to provide a plenum.

• Between the data halls is an escape corridor running down the long side.

Buildings 1 & 2 - First Floor Plan

• On arrival via the pedestrian lift a small reception corridor is proposed.

• Off the corridor is accessed all the staff amenity areas on this floor.

• 3 x one to one meeting rooms are available.

• 3 x large meeting rooms are available.

• Meeting room 1 has direct access to an external balcony space.

• A separate access to the balcony from the circulation corridor is also provided.

• A Kitchenette and Staff Toilets is provided at this level.

• The goods lift arrives at a separate lobby area, which has direct access onto the roof.

• HV and PBB Switch rooms are shown in either wing of the office area.

• MEP plant will be roof mounted.

• Escape stairs provide foot access to the ground floor.

First Floor / Roof Plan

Buildings 1 & 2 - Gantry Roof Plan

• 4 x emergency generators per hall (16 generators per building) will be installed on a

gantry above roof level.

Gantry level Plan




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Buildings 1 & 2 – Elevations

Both buildings are similar in their design and have been designed to follow the principles set

out in the planning policies. The facades are designed to provide a simple modern aesthetic,

which befits a high tech development of this type. Bays, height changes, and use of materials

provide interest to all elevations, which by breaking down the main elevations will reduce the

perceived scale of the buildings. 3D images are included with the application drawings, and

represent a photo realist representation of the completed scheme.

Building 1 frontage

Building 1 & 2 Elevations

Building 1 entrance




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Buildings 1 & 2 – Sections

• The mass of the building has been conceived as a large single storey design, with a small

amount of 1st floor accommodation and internal plant along with external roof plant and

2nd floor external generator gantry.

• Within the Data Hall a clear floor to ceiling height of 4.2m is proposed.

• The proposed 1st floor and roof level is +7.5m above the ground floor.

• Currently the maximum height of the building is +16m, which is below the maximum

outline consent proposal.

• Finished floor level is set at +67m AOB, therefore the building height to AOB will be +83m

AOB, below the Gatwick airport height requirements.

Sections

HV substation – Plan and Elevations

The substation drawings indicate the concept of how the substation will be set out. To ensure

the transformer equipment and switch building are not prominent from the Principal Park spine

road a 5m high screen will be installed to the frontage and partially the sides. The screen

finishes will ensure that the substation area will be seen as part of the whole development. The

detailed design of the switch room and transformers will be part of the ongoing detailed

design and this information will be provided when available.

Prefabricated Data storage facility

The prefabricated data storage facility shown on the north east corner of the site is for future

expansion of the development. The detailed design of this area will be part of the ongoing

detailed design and this information will be provided when available.

5.12 Servicing Strategy

The servicing strategy for the buildings provides for a ‘Powered Base Build’, comprising the

office, ancillary and support areas within the central spine, and four autonomous Data Halls,

which will each be the subject of a separate fit-out.

Main Infrastructure

• Power to the development will be derived from the new HV Substation Building and

distributed to the buildings via buried MV feeder cables.

• The development will be served by incoming buried water and fibre ducts that will

distribute around the site.

• Centralised Water storage associated with evaporative cooling of the data halls, will be

provided by two groups of 5No. buried storage tanks, located beneath car parking areas

on the northern side of the site. Each group of tanks will provide a total storage capacity

of 375,000 litres of water. The tanks will be topped up via rainwater reclamation systems

(refer to separate Sustainability and Energy Statement for further details).

• Foul drainage will be conveyed to the local utility company’s sewerage system. Below

ground attenuation will be provide to attenuate surface water run-off into the sewerage

system.

Powered Base Build

• Base Build areas powered via two transformers with Ring-Main Unit’s, positioned at roof

level, serving two spatially diverse electrical switch rooms on the first floor. A back-up

supply will be provided from two PBB LV diesel generators mounted on the roof of the

central spine;

• Air conditioned to the Offices / Meeting Rooms and support / ancillary areas will be

provided by a combination of VRF fan coils units, Air-Source Heat Pumps and mechanical

ventilation. Separate mechanical ventilation systems will be provided to plant and Toilet

areas.

• Boosted domestic hot and cold water systems will be served from potable water storage

tank room water on the ground floor. Domestic hot water generation will be by heat

pump boilers utilising waste heat from the data halls.

• WC flushing, irrigation and wash-down will be served from the process water system,

which will be topped up by the Rain Water Recycling system, to limit mains water

consumption.

• A Water Mist fire suppression system for protection of all core areas will be provided at

ground floor level and served from a CAT 5 storage Tank.

• A comprehensive Fire Detection and Alarm System to BS 5839-1:2002 Category L1 will be

provided. No voice evacuation system or public address facility;

• A Passenger lift and Machine-room-less goods lift will be provided to serve all levels up to

roof level.

• Bulk diesel fuel storage associated with the generators will be provided in two groups of

above-ground, double-skinned storage tank, located within external tank compounds.




6

Data Hall Fit-Out

• Each Data Hall will be fitted out as an autonomous unit, complete with all cooling plant

and power and IT distribution systems.

• Each Data Hall will be cooled and conditioned by 10No. roof-mounted ‘Indirect Air

Optimisation’ air handling units. Each unit will comprise room side separate ‘scavenger’

and ‘room’ air circuits, segregated by an interposing heat exchanger. The units will utilise

evaporative cooling on the scavenger side to extract heat from the (data hall) room side

circuit. The units will have the facility to be retrofitted with DX mechanical cooling, should

this be needed in the future, although it is intended that cooling of the data halls will be

achieved without the need for any refrigerant-based cooling.

• Process water associated with the evaporative cooling system will be delivered to roof

level from the centralised storage tanks, via a dual path distribution system.

• Four 1MW IT power modules will be provided per data hall, each power module

comprising, switchgear, UPS and associated power transformer. These will be located in

prefabricated electrical switch rooms situated at roof level. Each IT Power module will be

served by an adjacent roof-mounted transformer.

• Back-up power to each data hall will be provided by standby diesel generators located

on a roof mezzanine gantry.

• Fire detection & alarm in data halls will be to BS 6266:2011 and BS 5839-1:2002.

Additionally, HSDDA will be deployed to provide an early warning of any fire event.

5.13 Materials

As required and befits a development of this type, modern development high quality

materials are proposed for all facades and a materials drawing is included with the

application. Specific points to note are:

• A fully glazed atrium with an external ‘brise soleil’ is proposed to provide a legible

entrance feature to the building frontage.

• The frontage office bay and wings are defined by a dark rain screen type cladding panel

• The main facades of the building are clad with a lighter colour modern insulated metal

panel.

• All mechanical and electrical equipment are hidden behind a mesh screens to ensure

that an attractive building is achieved.

Materials proposal

5.14 Access

The site is designed to provide full access for all forms of vehicular transport and foot traffic.

Access into the development is secure with a turn style for pedestrians and a bicycle and

disabled persons bypass gate. A site wide road system gives access to a high percentage of

the external areas of the buildings for maintenance and service vehicles. Pedestrian footpaths

give access to car parking and the main entrances. Safe exit routes from the fire escape doors

are also provided around the buildings. Car parking and specifically disabled car parking has

been positioned close to the main building entrances.

Level access is provided into the main entrance of each building. Within the development

movement around the building is provided by corridors along each floor. Lift and stair access

is provided between the ground and first floors. Where safe the building will be fully accessible

to all.




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6. Conclusion

It can be seen from the 2D and 3D drawings included within this full application that the

development has been designed to comply with national, regional and local planning

policies and the extant outline application for Principal Park.

The proposed scheme design has by its adherence to the outline application’s conceptual

layouts and attached reports will function well within the local area, establishes a strong sense

of place, optimises the potential of the site, responds to the character of Manor Royal and

creates safe and accessible environment to work, which is all achieved by good architecture

and appropriate landscaping.

Building 1 site entrance

Documents

Nicholas Webb Architects plc - Crawley Borough · PDF file · 2017-05-21Nicholas Webb Architects plc Design & Access Statement Planning Submission: 24.05.2013 Page 3 1. INTRODUCTION