Buildings research environmental assessment method information
BREEAM SUPPORTING DOCUMENT
VOCATIONAL CENTRE
INTRODUCTION:
This design statement is in support of our clients Detailed Planning Application for the creation of a new ‘Gloucestershire Launchpad’ on the Tewkesbury Business Park Site.
The Development comprises of a two storey education facility, totalling 3,246 sq m of Gross External Floor area, together with associated hard and soft landscaping, parking and service yard area.
The development will be on an existing vacant development site which has an existing outline planning approval dated 29th August 1997.
Planning Application Ref: 97/5593/0917/OUT
Aerial location / view of Site
THE SITE:
Site Location / Context:
The site is part of
from the town of
The development site is off
The M5 motorway is located adjacent to the eastern side of the application site.
The site is located within the parish/ward of Ashchurch / Tewkesbury Newtown.
The Brief:
To provide a D1 Vocational Education Centre for Gloucestershire Launchpad due to a shortfall in educational provision for the area.
THE DESIGN:
SUPPORTING INFORMATION:
Background:
1.1
As mentioned above, for several years, data from
i)
the number of young people classified as NEETs (not employed or engaged in training)
ii)
the low take-up of work based learning training (apprenticeships)
iii)
the limited extent to which
And this has become a challenge by the LSC (Learning and Skills Council) to Gloucestershire College (GC) and the local schools by Gloucestershire LEA.
Added to this is the development of a range of vocational diplomas for the 14-16 age range.
1.2
In order to address this difficulty an organisation entitled Gloucestershire Launchpad comprising of
1.3
This is a particularly innovative approach which has been welcomed by the LSC and LEA and clearly matches the aspirational agendas now being set out by the two new departments (from the former DfES) :
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the Department for Children, Schools and Families (DCSF)
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the Department of Innovation, Universities and Skills (DIUS)
critically the need to improve the skills base of the 14 -19 cohort nationally.
Additionally this initiative and the proposal for a dedicated centre in
Local employers
The Proposal
2.1
Key to the proposal is the establishment of a dedicated vocational training centre to support the training already offered at the existing 3 partner centers with the following elements:
i)
Must be distinct from any existing educational sites in order to validate the uniqueness of the proposal.
ii)
Should be located on a suitable commercial/industrial zone to reinforce the linkages with local businesses.
iii)
Building should preferably be new build to provide destination attractiveness, but equally have a commercial / industrial feel to cement the link to its vocational roots.
iv)
Should meet public sector sustainability agenda, e.g. BREEAM rating.
2.2
The curriculum offer would consist of a mix of vocational programmes identified as underpinning the local economy, e.g. construction and engineering and also some ‘softer’ programmes including IT and Hairdressing.
Most of the students will be full time (either pre 16 or post 16) but in order to improve the take-up of work based learning there will additionally be part-time students (employed locally).
As part of the proposal
2.3
Planning Risk / Mitigation
We are aware that a proposal such as this raises a range of planning considerations and a risk / mitigation matrix is set out on the next page.
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Issue |
Explanation/Mitigation
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1. |
Education vs Light Industrial Use and employment opportunities |
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Site would create new employment opportunities and equally by its very nature create a pool of individuals better equipped to rise to the County skills challenges.
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As a self contained site it will not infringe upon the activities of other established businesses but equally benefit from their juxtaposition in terms of aspiration, employment opportunities, and contribution through direct input to vocational delivery programmes.
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Whilst it is recognised that
the County need to maintain employment space it can be argued that this proposal not only creates employment opportunities directly but more importantly contributes to local up-skilling thereby generating regional self-sufficiency rather than the dependence model that has become the hallmark particularly of large construction contracts.
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2. |
Highways concerns |
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The development would not have as great an impact upon peak flows as that of an industrial building.
Most students would be arriving after the morning peak and leaving before the evening peak traffic periods.
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Local students will follow the same travel patterns as
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Minibus drop-off considered as part of externals.
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Site is already set up for pedestrian and cycle access which will be reinforced through on-site provision. |
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3. |
Recreation for youngsters |
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The site will be self-contained and provision will be made for external recreation space. |
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4. |
Environmental |
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The building itself will aim to meet government sustainability targets.
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Many training materials especially construction will be provided by local companies who have established relationships with
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Waste will be managed on site in appropriate containers for recycling through existing contracts within the partnership. |
3.
Conclusion
3.1
The proposal is clearly in accord with central government policy and offers a unique opportunity to tackle the historic lack of vocational training in the district for the benefit of young people, employers and the town generally.
Site Access/Layout, Parking and Loading:
Access to the site is provided via
the existing access off
Vehicular Access off
A Traffic Impact Assessment is submitted with this application dealing with all aspects of Transport in detail.
Parking has been provided to the Local Authorities car parking standards with a total of 41 car spaces, 2 of which will be Disabled spaces.
The scheme also provides secure cycle parking for both motorised and pedal cycles. 48 No spaces total.
In addition to the above it is proposed to provide 4 No. Mini-Bus parking spaces on site.
See Site Layout for arrangements for all of the above.
Views across site from
Appearance:
The facades have been designed with reference to key elevations of surrounding buildings with particular attention to detail on the main access road elevations. The pitched roof has been hipped to the main western elevation to reduce the impact of the building.
The intention has been to relate the design of the building to that of the existing surrounding developments.
The cladding, colour and style of the elevations follow that of the completed units adjacent.
Building forms will be designed to minimise heat loss and excessive solar gain. The external envelope has been designed to conform to the new building regulations that came into effect in 2006. Good air tightness of the buildings will be achieved through attention to robust detailing and good workmanship on site.
Scale:
The building footprint is measured at 74.5m x 33.5m giving it an approx. footprint area of 2500 sq m. The site is approx. 5040 sq m.
In terms of elevation the building is 9.8m high at the ridge and 7.9m high at the eaves.
There are two buildings on adjacent sites that we have shown on our street elevation drawing (see drwg 5782/18).
These are to the north of our site the Group 4 Offices and to the east Trelleborg Industrial group. The group 4 Offices has a height at the highest point of 12.3m and is approx. 37m from the façade of our proposal. The Trelleborg building has a ridge height of 11m and an eaves height of 7.6m and is approx. 47m from the façade of our building.
Materials:
As mentioned, the unit has been designed to blend with the surroundings and fit with the already established buildings on the adjacent sites.
The building utilises a palette of colours and materials that relate to these recently constructed and approved schemes.
Key elevations are picked out in White micro rib cladding laid horizontally, with a contrasting high level cladding band of Merlin Grey Corus Arcline cladding laid horizontally (as indicated on the accompanying elevations).
The
Rear and side elevations are to be constructed utilizing Albatross Profiled vertical claddings.
The roof cladding is to be colourcoated Goosewing Grey with 20% rooflights incorporated.
Landscaping:
External surface materials and areas for landscaping are identified on the site layout plan.
A high quality landscaping scheme is being undertaken by Landscape Architects Illman Young who have provided schemes for a large number of the previously approved developments.
Additional Information
BREEAM score – 55 points ‘Very Good’
Services Costs – £224 per M2
External Works - £56 per M2
Gross floor area – 3211.6m2
Total area of site – 0.52 hectares (1.12 acres)
Area of teaching spaces – 2167.6m2
Area of circulation - 367m2
Area of storage - 107m2
5% (0.02 hectares) area of school grounds to be used by community
9% (303.4m2) area of school buildings to be used by community
Predicted electricity consumption - kWh/m2
Predicted fossil fuel consumption - kWh/m2
Predicted renewable energy generation -3750 kWh/m2 from solar panels
Predicted water use is based on 4m3/pupil/year
6 % of the predicted water use will be provided by rainwater harvesting
The key innovative and low impact design features of the building.
The steps taken during the construction process to reduce environmental impacts are the recycling of building waste, pollution prevention by using bunded areas for refueling in addition to twin walled fuel bowsers, dedicated wash out points for concrete deliveries, dust suppression on all cutting operations.
Innovative construction management techniques used are the implementation of a tracking system for changes to ensure the full impact including environmental, visual and social is assessed prior to any instructions being implemented.
Social /sustainable measures achieved/piloted, are that due to the end usurers application any surplus materials are being retained on site to enable their use in training future construction workers.
ACCESS STATEMENT:
The buildings will incorporate the relevant requirements of the DDA legislation, including the occupiers’ requirements, and policy, where known.
Any ‘fit out’ and/or future alteration works that may be required by the occupier are to be in accordance with Planning and Building Regulations, and with due respect to the requirements of this statement.
Proximity to the Town Centre and major housing zones minimises the transport need of residents and users and increases the likely use of public transport. Access to all the existing buildings will be brought fully in line with current building regulation requirements. All new buildings on the site will be constructed to current requirements for access.
Users of all buildings will be presented with an equal and convenient powered access without the need for secondary disabled entrances. Entrance areas will be clearly defined from the surrounding building by the use of manifestation, whilst all doors will include guarding and coloured leading edges to avoid these becoming a hazard to people approaching them. Disabled parking bays will be located adjacent to any entrances. The approach to entrances will be defined, again using tactile contrasting materials. Around any entrance doors both internal and external floor surfaces will not impede wheelchair movement and any changes in material will be designed so as to not create a trip hazard. Lighting will be a key component to the new development and will be used to enhance further the appearance of the units as well as offering a secure and safe environment.