Reading International

Setting new standards for regeneration in Reading

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Contents

Introduction 2

The brief 3

Design development 4

Response to site 5

- Scheme 1 6

- Scheme 2 7

Project Proposals 8

Scheme 1 - Artist impression 9

- Site plan 10

- Ground level plan 11

- Level 3 plan 12

- Typical upper floor plan 13

- Sectional Diagram 14

Scheme 2 - Artist impression 15

- Site plan 16

- Ground level plan 17

- Level 3 plan 18

- Typical upper floor plan 19

- Sectional Diagram 20

Acomodation and Area 21

- Scheme 1 22

- Scheme 2 23


2

Introduction

Atkins is very pleased to have been invited to be part of this competition to prepare development proposals for this prominent site south of Reading.

We have received an outline briefing, read the Aukett Europe Planning Support Document and re-visited the site which we know reasonably well.

We have prepared Scheme 1 and 2 in accordance with Goodman’s invitation letter, and either scheme invites questions of different opportunities that are possible with future design development so as to maximise the quality and value of the development. The discussion around Scheme 2, in a sense, provides the Scheme 3 ‘blank canvas’ option as discussion with Goodman around the greater scheme would provide agreement on what will be ‘deliverable in planning terms’.

Our proposals recognise the site constraints described in the planning report, and, as instructed, we have had no contact with any statutory authority. What we present is our response to this particular site that we believe to be appropriate in use and scale.

We were issued the press release for the Wharf Land Investment site on the other side of the A33 relief road which is a fascinating precedent in terms of ambition to reach considerable scale and density, and with the inclusion of the mass rapid transit system (MRT) the combined sites have an opportunity to become ‘urban’ space rather than suburban business park, an exciting prospect.

To bring the two major sites forward represents a truly sustainable opportunity to build viable communities with good facilities on site and genuine links to Reading town centre and so beyond to other locations including major airports and rail links.


3

The Brief

The brief that we received stated:I would like to explore the opportunity to design and implement a …. different scheme for Phase 3, which would offer maximum flexibility in terms of letting the B1 element. Under our Goodman business model we ‘own, develop and manage’ and therefore developed offices are held by Goodman as an investment in our Business Park Fund – successful delivery is critical to this process.

Any new scheme must be at least comparable in terms of value Reading 360, whilst also being deliverable in terms of planning. With this in mind, I suggest that 3 indicative schemes are prepared upon:

1 Scheme 1 – Provision of at least 300,000 sq ft net of B1 accommodation in at least 3 buildings, plus amenity and a hotel facility.2 Scheme 2 – High density mixed use development providing residential, hotel, retail, gym uses and at least 100,000 sq ft of net B1 accommodation for retention by Goodman.3 Scheme 3 – Blank canvas, if felt appropriate.

ContextThe site is a generous piece of land adjoining the crescented Akeler Development from the early 1990’s, which at the moment has a redundant brewery bottling plant with car parks.

Particular immediate conditions include: • Anhistoricfarmhousesittinginundulatinglandasabuffertothesite• TothesouthwestsitstheCharringtonBrewery,thecarparkingforwhichhas to be provided at the southern end of the sit.• TotheeastandnorththeA33reliefroadbordersthesiteontheothersideofa high tree covered bank of grass and trees,• AndbeyondtheA33istheWharfLandInvestmentsite,whichatthemoment has large industrial sheds surrounded by car parking.

In the wider context the site sits in an area south of Reading between the town and the M4, which is steadily being developed into an extensive business park, including the Madjeski Stadium. A critique of the area might be that it has a very low density, very suburban in character, is car reliant for transport, with the consequence that, although the quality of the present developments provide interesting architecture, the buildings stand alone. Apart from being a poor use of valuable space the present environment does not represent any kind of community that offers a life outside the office without a car journey.

OpportunityFlying in the face of the planning and development of this area, this Goodman site in association with the proposed Wharf Land Investment scheme, with a new link to Reading centre via the new MRT, provides an opportunity to set new standards for regeneration in Reading, with a high density, extensive mixed use development of a sustainable community, providing and supporting the many different facets that make up a good quality of life.


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Design Development

Three sets of diagrams follow in order to track the responses to the site and the main rationale behind Schemes 1 and 2.

It became apparent in this process that there is a generic pattern to the development, for the location of the buildings around the elements of landscape and open space which have the function of tying together the existing and new parts of the greater context.

Thus the main pattern of development remains the same, evolving from Scheme 1 with its good, logical organisation of buildings around an open space, with parking to the rear, into Scheme 2, that is ambitious in scale, links intellectually to the Wharf Land Development scheme across the A33, becomes more complex in section, and by introducing a considerable amount of residential, on the assumption that the MRT hub will come into being, allows for a greater scale of regeneration that is good for Reading but also helps to set standards nationally where high density schemes will become increasingly critical.


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Response to site

Diagram 0.1

Site context, open space and landscape

First impressions are that there are 2 critical axes that are key to the site layout:• AlongthefrontageofthelargecarparksontheAukettdrawings• Fromthemiddleoftheopenspaceinfrontofthecrescentofficestothenorth of the site where the axes meet.

The old farm house on the undulating grass surrounded by trees suggests a possible social focus (could this become a pub/restaurant?) and extension of open space expressed by the dotted triangle.

Diagram 0.2

Areas for development

The area for development becomes defined by the axes, and critically the landscaping is part of this, with the existing banks of trees on the north and south linked by a new landscape strip along the SW to NE axis.

In principle these areas begin to maximise the potential of the site, providing a generous footprint, recognising and developing the existing landscape features, and maintaining the sense of well planned open space.

Diagram 0.3

Axes, breaks and thresholds

Taking the mass of the plan from the previous diagram there is a need to break down the mass of the buildings to allow both people and light to penetrate and so begin to create an urban feeling.

This idea might extend to the north bank as well – gaps provide glimpses and heavily planted banks are as dense as buildings, and so need to be tempered.

The breaks also create thresholds as one moves through the site, and there is a significant threshold where the new and crescent building meet at the SW corner, with the landscaping pushing through to the crèche/nursery.


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SCHEME 1 – Primary elements for a proposal that reflects the received Brief

Diagram 1.1

Allocation of uses – Site Plan

Using the generic setting out shown in the Site Response above there is more than sufficient space to achieve the basic brief set by Goodman’s.

We propose a line of separate B1 office buildings along the SW/NE boundary, with the hotel planned on the S/N axis.

Diagram 1.2

Allocation of parking

The zones for parking start within the B1 buildings and then extend to the rear of the site, where an appropriate amount of parking can be provided either above or below ground.

Around the hotel there is also space for some of the car required parking.

It is flexible in where and how the parking is provided.

Diagram 1.3

Servicing and emergency access

It is possible to provide access to all sides of the buildings in the event of an emergency over wide paved pedestrian areas.

With regard to servicing, a primary route around the hotel and along the rear of the B1 buildings is achievable, with secondary routes if needed, during controlled hours, through the spaces between the buildings and even along the frontage should there be a need.

Diagram 1.4

Allocation of uses – Section

This principle setting out shows the arrangement of the buildings, including generic elements:

• Theatriumgardendividingtheofficefootprint• Carparkingwithinthesectionatthebackofthe offices……• Whileatthefrontthereisa2storeyzonethatcanbe used in different ways – as part of the B1 accessed from the main core or as ‘street frontage’ as retail or office use.


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SCHEME 2 – Primary elements for a proposal that pushes the boundaries

Diagram 2.1

Allocation of uses – Site Plan

The strength of the generic diagram for the site is that it allows many many different patterns of use, so that as the scale or use changes, so key components, in particular the parking, can respond. Thus in an expanded scheme the generic setting out can accommodate considerable growth:• MaintaintheB1officebuildings• The‘streetfrontage’providesretail–shops/coffeebars / banks etc• Leisureandconferencingwithinthehotel• Residentialandaffordablehousing• Thiswouldsupportre-openingand/orextensionofthe crèche/nursery for residents or workers• Supportsfurthertheuseoftheoldfarmhouseas

Diagram 2.2

Allocation of parking

Pragmatism, as we know, demands that parking and highways can be the ultimate ‘development control’ – and nowhere could this apply more than here. The balance between the ultimate scale of the development will be driven by the investment in parking that will be needed in order to meet the ambition of scale, before any relaxation or change in planning policy, and with that change in policy that may come about with the new transport link.

Thus each building has the potential to have car parks below them and or as may be agreed the most efficient way to do it – function and cost.

Diagram 2.3

Servicing and emergency access

In principle this is the same diagram as Scheme 1, providing the following:• Accesstoallsidesofthebuildings• AprimaryroutearoundthehotelandalongtherearoftheB1buildings• Residentialelementofthetowerwillneeditsowncore and access points• Retailwillrequireservicingfromthefrontoutofhours.

Diagram 2.4

Allocation of uses – Section

This is an evolution of Scheme 1, but with the proposed scale of development across the A33, the sky is the limit to consider a scheme of a very different scale.

The B1 uses remain the same, with the street frontage being brought into use, to animate the new urban environment, but the potential change is within the tower and the rear residential blocks, with a whole new residential element in the tower/hotel complex with the associated provision of affordable housing in the rear block over an underground car park.


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So there is a generic site plan and the basis for a generic section around which Scheme 1 and 2 have been developed as expressed in the symbol of the site plan

and the two sections illustrated on this page.

Project Proposals

Scheme 1

Scheme 1 easily achieves Goodman’s minimum brief, with the row of 3 B1 buildings with the hotel on the other side of a new public square. In the Schedule of Accommodation and Areas we have listed the 2 storey ‘retail’ strip in addition to the 100,000 sq ft net area for each of the B1 offices but this can be incorporated or not as the detail of the scheme might demand.

Scheme 2

Scheme 2 takes its cue from the generic pattern of development and the suggested possible scale for development on the Reading fringe with the Wharf Land Investment scheme at 40 storeys. The final balance of accommodation and uses will result from much consultation, but there is an inherent flexibility within the site that could accommodate different emphases subject to the way Goodman may wish to direct their investment or engage JV partners.


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Scheme 1


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Scheme 1 - Site plan

This overview of the whole site shows the total arrangement down to junction 11 on the M4, all of the crescent building, and the Wharf Land Investments site across the A33 on the NE corner of the site.

The 2 axes and consideration of landscape and open space have created the zones for the location of the buildings, with the old farm house set in the middle of it all, suggesting a new social/commercial function as amenity for all around.

The buildings are separated or sliced to allow for movement or views or sunlight to penetrate and to reduce the sense of scale of the whole scheme.

Key

1 - B1 Office Building

2 - Hotel

3 - Car Parking

4 - Public Piazza

5 - Farmhouse developed into Pub cum

Restaurant

6 - Brewery Car Park

1 1 1

2

6

5

3

3

4


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Scheme 1- Ground level Plan – Entrance Level

3 No B1 office buildings in a row with their parking set behind the front line of offices on 2 storeys – see the Section. On the bigger scheme this 2 storey element could provide a generous element of retail.

The office buildings are divided by a forecourt, which is a way to pass between the buildings – creates a sense of place, of arrival, can be a location for a piece of public art, allows the sun to shine between the buildings, avoids a long un-relieved frontage, as well as being an occasional service route.

The Hotel is created as 2 strips of building along the axis that links the 2 ‘circuses’ – the one the arrival roundabout and the other a circular cut into the north bank boundary. There is another slice that is from the nearest forecourt that links to the car park – a route that would be much used. These breaks will be exciting, allow for glimpsed views and light penetration, cut down the mass, and will give this large building a clear dynamic to provide a memorable experience to the individual.

The area between the main buildings becomes like a London square – planted with plain trees that will grow to a majestic height over the years – with grass and benches for relaxation and socialising. Trees of this size as they grow huge have a comprehensible scale for the human. The landscaping links and extends to the old farm house, shown with modern extensions, that will provide that social focus of a pub cum restaurant, with beautiful landscaping.

Key

Retail Strip

Car Park

Hotel, Conference Centre Building

B1 Office


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Scheme 1 - Level 3 Plan – Atrium and bridge garden level

This level is where the measurement of the B1 offices starts – but of course Levels 0 and 1 can be included in this calculation as needed as the final balance of the scheme is reached

The B1 buildings have parallel rows of 17m deep offices either side of an atrium that extends to a bridge garden – each atrium/garden overlooks the triple height lobby and entrance forecourt.

Within the Hotel this is shown as the level for a conference centre that can link, via a broad reception / break out balcony – if a large ballroom cum conference hall for major corporate events were desired this could easily be created.

Key


B1 Office


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Scheme 1 – Typical Upper Floor Plan

This shows the full footprint for the office accommodation around the atrium, with a glazed link between the front and rear blocks.

The Hotel shows the potential radial arrangement of rooms onto the curved frontage.

Key


B1 Office


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Scheme 1 – Sectional Diagram

This shows the vertical organisation of the site and the relative heights of the buildings.

The B1 office:• Upto8storeysaboveground• Carparkingon3levelsatthebackofthesection• AtriumandbridgegardenatLevel3• Zonealongthefrontagethatcouldbeusedindifferentways

Hotel:• 2storeylobbythatcanaccommodateReception,Bars,Restaurant/Brasserie, mezzanines for administration and the like• Elementsofthehotelcouldcontainleasedapartments• ConferencefacilitiesatLevel2.• Atriumthatcanbe2–4storeyshigh(orhigherifneeded)• Leisure/gymfacilityatrooflevel.

Key

Retail Strip

Car Park

Hotel

Leisure Facilities

B1 Offices

Conference Centre


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Scheme 2

Key

Retail Strip

Car Park

Hotel

Leisure Facilities

B1 Offices

Conference Centre


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Scheme 2 – Site Plan

This is the same overview of the whole site with the two axes and consideration of landscape and open space creating the zones for the location of the buildings including the old farm house, and the new ‘London’ square’, but now there is a different dimension to the concept.

The brief asked for at least one B1 building at 100,000 sq ft net, which of course is possible, but for the purpose of these diagrams we have left the all three as it means Goodman would retain the value of this investment, while there is considerable scope for accommodation within the overall proposal. This could all be evaluated and different decisions taken subject to increase or decrease any of the component parts subject to different development appraisals.

The greater scheme of things could also re-energise the crèche that at present is closed.

Key

1 - B1 Office Building

2 - Hotel

3 - Car Parking

4 - Public Piazza

5 - Farmhouse developed into Pub cum

Restaurant

6 - Brewery Carpark

7 - Affordable Housing

1 1 1

25

6

3

4

7

7


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Scheme 2 - Ground level Plan – Entrance Level

3 No B1 office buildings in a row with their parking set behind the front line of offices on 2 storeys – see the Section. On this bigger scheme, with the addition of many apartments and with the growth across the A33, this 2 storey element could come alive and provide essential street activity with convenience stores, a chemist, a post office, building societies, and cafés or fast food outlets to compliment the kind of catering provision to be found in a hotel.

The Hotel blocks grow to a potential 40 storey hotel and residential tower, which would include a conference centre, health spa and gym including a lap pool, and a number of restaurants and bars.

The residential would start above the hotel and the apartments could be many sizes from 1 bedroom to 3/4 bedroom duplexes, including generous ‘sky gardens’ but all specification would be driven by the development appraisal and sale values achievable.

It is also a consideration that the hotel could manage, within its demise or within the residential part, short lease serviced apartments to service the expanding business community in the Thames Valley.

Features remain the same:• 2buildingseithersideoftheaxisthatlinksthe2 ‘circuses’ – the one the arrival roundabout and the other a circular cut into the north bank boundary. • Theslicefromthenearestforecourtthatlinksto the car park• Double/tripleheightlobby.

The residential accommodation has its own entrance from outside and lift core, with the escape stairs being shared.

The residential element in the Tower generates a need for affordable housing, so in the area of the car park we show 2 blocks of affordable or key worker housing at a ratio of 40%.

Key

Affordable Housing

Retail Strip

Car Park


B1 Office


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Scheme 2 - Level 3 Plan – Atrium and bridge garden level

This level is where the measurement of the B1 offices starts, with Levels 0 and 1 being measured for retail like functions serving the street frontage.

The section shows better the possible activities at different levels within the Tower including conferencing and leisure.

Key

Hotel, Residential, Conference Centre

Affordable Housing

B1 Offices


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Scheme 2 – Typical Upper Floor Plan

This shows the full footprint for the office accommodation around the atrium, with a glazed link between the front and rear blocks.

The Hotel shows the potential radial arrangement of rooms onto the curved frontage – the same principle would apply to the residential upper floors.

Key

Hotel, Residential, Conference Centre

Affordable Housing

B1 Offices


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Scheme 2 – Sectional Diagram

This shows the vertical organisation of the site and the relative heights of the buildings – Scheme 2 grows to 40 storeys with the residential accommodation above the hotel, and this would be served by its own entrance and lift core, and with shared escape routes.

The other addition to the Section is the affordable housing in two blocks of different heights – the lower parallel to the offices and the taller across the north edge of this area.

The parking requirement for a scheme of this size will probably be located below all the buildings, but perhaps the effort may go into one major car park beneath the affordable housing.

The B1 office:

• Upto8storeysaboveground• Carparkingon3levelsatthebackofthesection• AtriumandbridgegardenatLevel3• Zonealongthefrontagethatcouldbeusedindifferentways

Hotel and Residential Block

• 2storeylobbythatcanaccommodateReception,Bars,Restaurant/Brasserie, mezzanines for administration and the like• Elementsofthehotelcouldcontainshortleaseapartments• ConferencefacilitiesatLevel2.• Atriumthatcanbe2–4storeyshigh(orhigherifneeded)• Leisure/gymfacilitywithbridgelinksbetweentheblocks• Therecouldbesiloparkingbeneaththehotel.

Key

Retail Strip

Car Park

Hotel

Leisure Facilities

B1 Offices

Conference Centre

Residential

Affordable Housing


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SCHEME 2 GROSS DEVELOPMENT AREA 126,147 sq m 1,357,870 sq ft

B1OFFICES BLOCKA 12065 129,870BLOCKB 12065 129,870BLOCKC 12065 129,870

OFFICE/RETAILZONE BLOCKA 720 7,750BLOCKB 720 7,750BLOCKC 720 7,750

HOTEL LOBBIES etc 3175 34,175CONFERENCE 3030 32,615HEALTH SPA 1600 17,220ROOMS 30471 327,995

RESIDENTIAL TOWER 37776 406,630REARBLOCK6FLOORS 3240 34,875REARBLOCK15FLOORS 8100 87,190

Accommodation Areas

The accommodation and GIA areas in either scheme are summarised below with a breakdown on the following pages:

These areas are prepared as an indication of the scale and quantum of the alternative schemes and so exclude allowances for plant rooms, substations and many other points of detail that will arise through design development.

SCHEME 1 GROSS DEVELOPMENT AREA 77,031 sq m 829,180 sq ft

B1OFFICES BLOCKA 12065 129,870BLOCKB 12065 129,870BLOCKC 12065 129,870

OFFICE/RETAILZONE BLOCKA 720 7,750BLOCKB 720 7,750BLOCKC 720 7,750

HOTEL LOBBIES etc 3175 34,175CONFERENCE 3030 32,615HEALTH SPA 1600 17,220ROOMS 30471 327,995

Key

Retail Strip

Car Park

Hotel

Leisure Facilities

B1 Offices

Conference Centre

Residential

Affordable Housing


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Reading International

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