AJ 'Retail Therapy'
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Transcript of AJ 'Retail Therapy'
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KEY1 ~nlrance
2 retail space3 office space4 roof terrace5 roof garden6 loading yard7 elCining public. house
site plan O'---_---.e:50m ground floor plan first floor plan typical floor plan
1 S September 2002 the architects' journal 1271 S September 2002
The ground floor level of the new entrance lobby, looking towards the entrance onthe left. The escalators lead to lifts on the first floor
opportunity. The former two-storey lobbywas cramped. with the lifts immediatelyinside the entrance facing each other 205mapart, creating a bottleneck at busy times. Asmart move by HRA has been to hollow outof the structure a much larger entrance hallbeyond the lifts, and to draw people in to areception desk at its heart, past the groundfloor lifts as if they did not exist. What younotice is the blue glass walls. Once at thisreception point, set on a limestone floorwith beech-clad walls, escalators then takeyou to the first floor, where you can take a liftmore easily or enter the office area at thislevel. With only that simple job to do, thefirst floor entrance space feels a little largeand undefined, but it is a necessary part ofthe whole, now more-spacious, reworking.
Another 1950s legacy is a pair ofcolumnsimmediately beyond the lifts, also makingentry to the new entrance hall feel restricted.The building was propped and thesecolumns removed for its full height,replaced by steel columns farther apart. Thesteps in the entrance hall are a legacy oforiginal changes of level.
HMs other main contribution, workingwith the engineer, has been to provide a serviced shell for offices. Typically for a 1950sbuilding, floor-to-ceiling height was veryrestricted. On the office floors, 70mm ofscreed was removed and a new lOOmmraised floor with 70mm working height hasbeen installed. At ceiling level, the air condj- Newlyglazed entrance with lifts and new lobby beyond. Lift lobby on upper floortioning that the client required is providedusing chilled beams and ceiling panels in a250mm zone. The remaining clear height is2,445mm, not generous, although it doesnot feel oppressive, with light colours andfloor plates generally no more than 14.75mdeep, and daylight from both sides.
With HRA having set this framework, itwas architect DEGW's turn to fit out theoffices on floors 1-5 for JWalter Thompson(lWTJ, the advertising/communicationsgroup. JWT's move from previous premiseswas wrapped up with a redefining of JWT asa brand in the communications marketplace. Various in-house groups had come upwith descriptions of today's organisation as(wholesome, not too glamorous, very efficient, best of British, fun'. Ideas for the lWT
261 the architects' journal
17
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the architects' journal 129
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typical floor plan
1 9 September 2002
second floor plan
/ /I /, ,
1 9 September 2002
KEV1 reception2 pitch to clients3 open plan offke4 offlcl!!5 back offKl!!6 touchdown7 Informal meeting8 meeting9 knowtedgl!! centre10 audio-visual11 TV iKlmin12 fina~
13 traIning14 open plan wolkspace15 letreat16 new business and marketIng17 leadership group18 Inspiration zone19 creallve zone20 cre~tive revl~
21 cre~live services22 an buyerl23 smoking24 bat25 kitcl\l!!n26 hot setWly
first floor plan
culture of tomorrow focused on 'risk. teamw·ork. together, well run, complex, standingout from the crowd, new beginnings'. Thesame exercises rated the previous building:on the good side, 'enclosed space (mostlycellular), natural Iightlaspect, located withteam', and on the bad side. 'rundown/depressing, temperature control,poor ventilation, cramped, no plan in layout'. So the fit-out was heavy withexpectations. as well as the usual anxietiesabout change.
The JWT lelting begins in the firsl floorentrance hall, where the office entrance hasbeen offset to one side of the back wall toavoid the centreline row of '50s V-shapedcolumns. You enter a large, open area with'doughnut' reception desk under a rootlight.knowledge centre shelving (a symbol of aknowledge-based organisation) and seatingfor meeting visitors. To the left, beyond therow of V-shaped columns, are audio-visualareas for previewing adverts and the like. Acow looks on.
There is a new, open helical stair leadingup to the second floor. This connectionhelps create a two-storey heart to the letting,and lessens the sense that there are five separate floors only otherwise reached by liftfrom the public lobby. On the second floor,there are work areas and meeting spaces, aswell as a communal cafe and access to theroof terrace seating. which is exclusive toJWT.
Ln the office spaces, typically, the centralspine as you enter is for a mix of smallaccounts, while the side areas are used byteams on larger projects. There are alsomeeting areas. but space-demand is notcurrently high enough to necessitate louchdown desks. The 'creatives' are split throughthe team areas, rather than being groupedtogether.
The interior open plan is drawn togetherby the use of furniture and white decorwith occasional stripes of colour. and theshallowness of the indenled plan. (Floorsseven to 10 are just the central rectangle.)The space feels fairly ordered and tidy,although it is perhaps early days for a moreoccupied (ie messy) feel. It works as workspace. It is. though, 'engine-room' design,with Little attempt to carry through thesymbols of corporate culture-change evident in the client-facing spaces on the lowesttwo floors, which some staff may never seeday-to-day. JWT relies on the persuasivenessof audio-visual media for its livelihood.Perhaps there could have been more faith inthe persuasiveness of the medium of archi~
tecture to communicate the new JWTamong staff.
As to the building overall, it has agood-lo-work-in feel. It is a significanttransformation of an unpromising buiJdingthat others might have written off as readyfor demolition. There was not, after all, a lotof'character' to build on.
HRA has succeeded in making this refurbishment a rejuvenation.
281 the architects' journal
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StructureThe project team concept was to minimise the modifications to the
existing structure as part ofa risk management strategy. Areas of the
building where modifications were essential were opened up and
investigated in advance.
For the new roof-level plantroom along the length of the building,extensive review and assessment ofexisting draWings was undertaken to
determine which elements needed to be strengthened.
Existing screeds were removed from all floors, prOViding a load
reduction which helped balance the extra load from the new plantroomand helped increase available office headroom.
Generally, the building modifications involved the cutting ofopenings
and installation oftrimming steels. Extensive cutting back of the
Brompton Road facade was required for installation of the double-storeyterracotta and glass facades. The roofover the retail area was removed
8 chilled ceiUngs with me~1 tiles9 screed removed and 1000m raised floor installed10 plasterboard column casings
and replaced with a steel-framed composite deck to cater for its
occupation,with appropriate allowances for superimposed loads and
heavy finishes, inclUding a grass lawn.
There were major strengthening elements to the project. Between the
entrance hall and office floors, two existing columns formed a visual
constriction. The 13-storey high columns supporting the central spine
strip were moved by apprOXimately half a metre each. Waterman
Partnership installed temporary propping, placed new steel columns and
jacked back the loadings from the surrounding superstructure in careful
sequence. Differential shortening of columns was particularly significant,
as was the magnitude and timing of the jacking process.
This project shows that a successful project can be delivered by
engineers and architects working together well in an open and
responsive project culture,supported by an enthusiastic client.
John Towers, Waterman Partnership
6 new doubIe-glazed windows with jnt~ral
Yl!f1etlan blindschilled beams
exlstlng columnsexisting rainwater plpesnew perlmet@f radIators
KEY1 existing tonerete structure with central
downsrand beam2 mUng external brickworlt and blockwortl:
section through typical floor
SUPERSTRUCTURE
SUBSTRUCTURE
mechanical MeicaServices;electricaJGratteBrothers; flooring ReesFlooring;decorarionsDavid Hartrup;audiovisualconsultantDDI;signageModulex;careringprojectmanagemenr KARMProjects; kirchen designIFSE;sfiding-folding wof!HuppeForm;cabfingCommunica;securityWhite Group Electronics
QUANTITY SURVEYOR
Gardiner&TheobaldSERVICES ENGINEER
Roger Preston & PartnersITCONSULTANTMoffat CommunicationsSTRUCTURAL ENGINEER
Waterman PartnershipSUBCONTRACTORSANDSUPPLIERS
Special/srandgeneraljoinery Swift Horsman;partirions R&S Dri Wall;staircaseandroof rerracefink bridge CMF;ceilingsAstec Projects;
WEBLINKS
Prudential Property Investment Managerswww.prupim.comHurley, Robertson and Associateswww.hra.co.ukGardiner&Theobaldwww.gardiner.comWaterman Partnershipwww.waterman-group.co.ukRoger Preston & Partnerswww.rpreston.comBovis Lend Leasewww.bovislendlease.comRandle Siddeley Associateswww.randleslddeley.co.ukArup Facade Engineeringwww.arup.comJWalterThompsonwww.jwt.co.ukDEGWwww.degw.comMoffatCommunicationswww.moffat.co.uk
the architects' journal131
Gemma Fabri.MatthewMarcroftMAIN CONTRACTOR
Bovis Lend LeaseInteriorsPROJECT MANAGER
J WalterThompson;Ian Gordon, MichaelBeiley
Doors;securiryinsralfation Tyco (TWGWhite Group);fireprorection R+S AreSecurity; fandscapingnlbrooks Landscape;pavement fightsLuxcrete;pavingstone81anc de Bierges
CLIENT
JWalterThompsonINTERIOR DESIGNER
DEGW:HolIi Rowan,TerryGunnery.AlisonWhite,Jan Young,WynneJames, AlanGriffiths,Jacqui Surtees,TeresaJackson,Philip Muir,
OFFICE FIT-OUT
Astec;ralsed floorsHewetson; roof finishesCoverite;masonry facadecleaning PAVE; roilets,kitchen and lobby fit-outSwift Horsman;entrancehallfir-outgeneraJjoineryandsignageRuddy Joinery;ironmongery Allgood;securityshurters Amber
FURNITURECOORDINATIONDovetail FurnitureConsultantsSU8CONTRACTORSAND
SUPPLIERSPiling FondedileFoundations;sreelworkByrne Brothers{Formwork);mechanica/Mefca Services;eJecrricalGratte Brothers;commissioningmanagemenrCommte<:h; tifts Konelifts; terracotta rerailfacade fiNing Szerelmey;terracorta supply NBK(Germany);shopfronts,window replacement,main entrance screen androoflights, louvre screensExterior Profiles; facadec1eaningequipmenrCradle RunwaysInternational;lnternalblockwal/slrvineWhitfock;chi/ledceilings
FORM OF PROCUREMENT
Contract - JCT98 Privatewith Quantities withSectional Completionand Contractor DesignedPortion Supplements.Procurement by \Wostage lump sumTOTAL COST
£31.850.000
1 9 September 2002
CREDITS
TENDERDATE
First quarter 2000START ON SITE DATE
2 March 2000CONTRACT DURATION
19monthsGROSS EXTERNAL
FLOOR AREA
25,251m J
CLIENTPrudential PropertyInvestment ManagersARCHITECT
Hurley, Robertson andAssodates:JohnRobertson, Bill Wallin. KenMcLaughlin,Alan Rafter·Phillips. Kai Fabiunke,RicGandolfi,Chris Axon. ScotDonnell,Bob Cox,MaxSkjbldebrandQUANTITY SURVEYOR
Gardiner & TheobaldSTRUCTURAL ENGINEERWaterman Partnership:JohnTowers,BarryDobbins,Julian TraxerSERVICES ENGINEERRoger Preston & PartnersMAIN CONTRACTOR
Bovis Lend LeaseLANDSCAPE
CONSULTANTRandle SiddeleyCLADDING CONSULTANTArupFacadeEngineering
REFURBISHMENT
6.964.600.782.72S52
39.88
0.71
12.81
0.25
S.lS
14.15
7.643.31
10.824.647.1S1.48
35.04
S.IO4.171.75
11.02
0.31
100.00
Percentageoftotal
3.20
64.93
178.37
96.3441.70
136.48585S90.1218.61
441.80
64.30S2.6222.04
138,96
3.87
87.80S8.06
9.8734.3269.S7
S02.92
8.98
161.54
1261.27
SUBSTRUCTURE
SUPERSTRUCTUREFrame, upper floors. stairca sesRoof,rooflightsExternal wallsWindows,external doorsInternal walts and partitionsInternal doorsGroupe/ementtotal
INTERNAL FINISHES
WaUfinishesFloorfinishesCeiling finishesGroup element total
FITTINGS AND FURNITURE
SERVICESServices equipment.sanitary appliance,disposaland water installationsSpace heatingand air treatmentElectrical servicesUft and conveyor installationsProtective installationsCommunication installationBuilders'work in connectionGroupe/ementtotal
EXTERNALWORKS
PRELIMINARIES
AND INSURANCE
TOTAL
1 9 September 2002
Cost perm'(£)
Cost summary
Cosrdara provided by ChrisrapherAndrews, Gardiner&Theobald
£9.87Im'
£87.80/m'
164.93/m'
£34.32/m'
i178.37/m2SERVlCESEQUIPMENT/SANITARYAPPLIANCES/DISPOSALAND
WATER INSTALLATIONS
Mechanical plant, disposal, servicesequipment,water instal lations, boilers,etc
FURNITURE U.871m'Reception desks. otherancillary fixtures and fittings
SERVICES
EXTERNAL WORKS
PRELIMINARIES AND INSURANCES
SPACE HEATING/AIRTREATMENT
Chilled beam ceiling installation
ELECTRICAL SERVICES
LIFT AND CONVEYOR INSTALLATIONS
Two goods lifts, six passenger liftsand two escalators
FITIINGS AND FURNISHINGS
COMMUNICATION INSTALLATIONS
BMS installations
PROTECTIVE INSTALLATIONS
Security installations
BUILDERS'WORKINCONNECTION £69.57/m'Builders'work,. firestopping, metalwork items andsecurity shutters
LANDSCAPING, ANCILLARY BUILDINGS £8.98/m·Granite planters to roof terrace and ground floor, 50ft
landscaping and hard pavings
PRElIMINARIES,OVERHEADS {161.54/m'
AND PROFIT
Contractor preliminaries, pre-commencement costs,operation and maintenance manuals
118.61/m'
lS8.55/m2
INTERNAL FINISHES
WINDOWSI EXTERNAL DOORSReplacement windows to offices
INTERNAL WAllS AND PARTInONS £9Q.12/m"Blockworkand drylining to offices and retail units
Costs
ROOF/ROOFLIGHTS £41.70/mJ
Removal of existing screed. new screed. Upstands,flashings,ete, to flat membrane roof
EXTERNALWAUS £136.48/m·Clean existing facade, new louvres, new retailfacade/shopfronts and glazing,new office entrance
INTERNAL DOORS
New doors and ironmongery
Costs based on final account rounded up ordown
FOUNDATIONS/SLABS £3.20/mJ
Piling to retail units only (minimal works required)
FRAME/UPPER FlOORS/STAIRCASES £96.34/m"Concrete and steel works to retail units, modificationsand alterations to existing building including stairsand modifications toforrn holes for escalators
WALL FINISHES 164.30/m2
TImberveneer,stone and drylined walls to entrancehall and cores. Drylining, timber veneer and tiling toWCs. Paint to back of house areas and shell offices
FLOOR FINISHES £S2.62Jm'Raised floor and carpet to offices. terrazzo andlimestone to lobbies.entrance hall andWCs;carpetand vinyl elsewhere
CEILING FINISHES U2.04/m'Plasterboard ceiling to cores and entrance hall
30 Ithe architects' journal
Aglazed bayshopfront withterracotta cladding
One Knightsbridge GreenHurley, Robertson and Associates
working details
first floor
roof garden
suspendedceiling syslem
1f--+--9Iass baluslrade
/ olf---t--ss tubular brace
suspendedceiling system
ItI---t---I--anodised aluminiumpanel bonded torigid insulation
!DETAil SECTION THROUGH FRONT WALL I
automatic glasssliding door :.:.------l't~r~~f1
horizontal galv steel ---tIH-,truss dad withanodised aluminium
extruded terracottaralls on steel COfe
anodlsedaluminium coping
f~~~neon light
cleaning rail
extruded terracottapanels on aluminiumcladding ralls
ralls boiled toconcrete upstand----t!ltet-'-~
rIgid Insulation-----1lil+li3
extruded aluminium ---'~!l1
louvre blades
air curtain plenum----Htt----+-ttll-
ss tubular brace toaccommodate wind ---+tH--'load deflection
ss brackel bolted to ~y~I1~~~:+~::~==-'f"======underside of concrele --7"';II-+I-Jdownstand beam
anodisedaluminium coping --:c'T----,
horizontalgalv steeltruss clad withanodised aluminium
extrudedlerracotta top rall---":
air curtaIn plenum ---+11+----+-+=l1-li+
polyester powder coated -ttllt----t--HIaluminium panelfor shop signage
laminated glass panel;10mm annealed glassouter pane.2mm Interlayer.IOmm inner pane
ss bracket boltedto underside ofconcrete beam
laminatedglass panel
steel<ored extrudedaluminium mullion
aluminium mullion
180 lC 60mm wind postclad with polyesterpowdercOilted alumInIum
extruded aluminiumlouvre blades
anodised aluminIumpanel bonded torigid insulation
toughenedglass balustrade
!ISOMETRIC DETAIL OF LOUVRES I
1DETAIL PLAN AT A I
-- _~___itm_
~_1!t_m __
,1M ,,~ I~,
-1--- _u --lgl..
If!.. -~
~ ~
000000000000000000000000000000
~ ~ air curtain grille 00
000000000000000000000000000000
- - - -- iJ --- - -----
steel-cored extruded~ I II
aluminium mullion I II I
laminated glass panel; I II I6mm annealed glass I
Iouter pane, 1.5mm interlayer,--t I6mm Inner pane I I, I
laminated glass panel; I I
10mm annealed glass I I
outer pane, 2mm Interlayer,lOrnm Inner pane -
r"; -- -l-steel.cored extruded
first floor
ground floor
continuous75 x 12smm 51 angle
-
IKEY SECTION I
s.14m
f E'OO(9a<denl.om
t-2.71m
Smmthlckgalv steel angle _-'-'-'_..,
SO x50mmsHscore to mullion
SOxsOmm sHScore to mullion
2smm expansionjoint
16mm thickss brackel------TSL.
slot to receivemullion
horizontal truss
of SOx IOmm . ~:l:~~;~:;;;:==;;;;galv steet Memberi'""
20mmdlasolid ss rod ---+1
M12 pin connector
FRAME ASSEMBLY DETAil
terracotta rail
SO x SDmm SHScore to mullion
horizontal trusssuspended on20mm dia rods
8mmdiass hanger
< >sliding glass doors
glazing
horizontal truss
180x60mmwind post
+-----S.67Sm------1!-
terracolta panels
+~"'"
SOxSOmmSHScore to mullion
!ISOMETRIC OF FRAME ASSEMBLY I
IKEY ELEVATION I
A 1950s tower on atwo-storeypodium has been refurbished.The street frontage has beenlined with a row of two-storeyretail units and a new mainentrance;the podium roof hasbeen made into agarden.
Each retail unit is aglazedbay, two-storeys high and5.67m-wide with glass siidingdoors. The bays are flanked atthe top and sides with largeterracotta tiles.
The original ground flooredge beam could not supportthe additional loads of thenew shopfront glazing andc1adding.lnstead,eachshopfront is fixed to astructural framework - a pairofhorizontal trusses and steelcored window mullionswhich is suspended from thesecond floor downstandbeam. Three stainless steelbrackets, bolted to theundersideofthe beam,areconnected by steel rods andforked connectors tatheupper truss. This in turn isconnected by steel coredmullions and with a centralsuspension rod located withinthe vertical siliconejointbetween the two uppersheets ofglazing,to the lowertruss.The design allows thestructure to deflect under theweight of the shopfront andfor the dead load of the roofgarden finishes.
Canted tubular struts, fixedat mid-height and at trusspositions, stabilise theshopfront and transfer windloads to 180 x60mm windposts and to the slab.Thelower part of the shopfrontrests on the ground floor edgebeam with ahorizontalmovement joint between.
The glazed shopfront isweathered against thestructural frame with EPDMbonded to the concrete,supported and protected byaluminium closure pieces.
The terracotta tiles act as arainscreen and are fixed toaluminium cladding railsbolted to the concrete slab.
Susan Dawson
321 the architects' journal 1 S September 2002 1 9 September 2002 the architects' joul"'nal!33