PRESENTATION FOR THE OVERVIEW AND SCRUTINY COMMITTEE CANADA WATER - - PowerPoint PPT Presentation

PRESENTATION FOR THE OVERVIEW AND SCRUTINY COMMITTEE CANADA WATER LEISURE CENTRE

20TH OCTOBER 2015

Contents

Part 1 - Brief Part 2 - Reconfigure & Extend Seven Islands Leisure Centre Part 3 - Development Outside of the Proposed Town Centre

Redevelop Seven Islands Leisure Centre Site Redevelop Rotherhithe Police Station Site Redevelop Greenland Dock Site

Part 4 - Development within the Proposed Town Centre

Part 1 - Brief

• Providing better facilities for a growing population
• Free swim and gym (need a centre that can absorb the

extra demand on both of the above)

• Comply with Sport England guidance.
• Sport England policy - requiring the provision of no less

than what was provided before.

• Improving the health of the borough by building a

leisure centre that encourages everyone to participate in physical activity more often.

• Provision of a facility of civic significance that contributes

to the regeneration of the area.

• Provide a financially, socially and environmentally

sustainable building.

• Accessible facility and activities.

Vision for the Leisure Centre

• Accommodate LBS brief on site
• LBS freehold
• Site deliverable within 5 years
• Continuity of use if possible
• Planning risk
• Serving the catchment area
• Accessible by public transport
• Supports the delivery of the wider regeneration of Canada

Water as set out in the November 14 cabinet report, including new council homes, financial return to the council to support local services and jobs for Southwark residents

Site Selection Criteria

GENERAL WET AREAS DRY AREAS HEALTH AND FITNESS CIRCULATION PLANT PLANT PLANT VERTICAL CIRCULATION CIRCULATION LEVEL 00 LEVEL 01 LEVEL -1 SPORTS HALL DRY CHANGE EXERCISE STUDIO 1 EXERCISE STUDIO 2 EXERCISE STUDIO 3 CHANGING AREA PLANT L01 STR 1 STR 2 STR 3 PLANT L0 MAIN POOL LEARNER POOL PLANT L-1 OFFICE RECEPTION & FOYER LOBBY WET CHANGE CAFE CRECHE POOL STORE RECEPTION UNDERCROFT SPA GYM

• Key elements:

– 8 lane 25m pool – Learner pool – 4 court sports hall – 150 station gym – 3 studio spaces – Creche

• A facilities schedule and area diagram (as shown) have

been developed around these key elements to include additional spaces normally associated with this type of facility.

Leisure Centre Requirements

Summary of Areas General 370 Pool areas & changing 1,520 Sports hall & changing 880 Gym & changing 940 Exercise & Cycle Studios 340 Plant 775 Circulation 445 Net to gross allowance 265 Total GIA (sq.m) 5,535 Area Diagram

24M

• Comparison of an ongoing similar project by LBS
• Similar brief and facilities provided
• Compact urban site in Elephant and Castle
• Stacked solution adopted allows all the facilities to fit onto

the site

Elephant and Castle Leisure Centre Comparison

Total GIA (sq.m) 5,100 Elephant & Castle Layout

SECOND FLOOR PLAN FIRST FLOOR PLAN GROUND FLOOR PLAN MASSING

Seven Islands Leisure Centre

Part 2 - Reconfigure & Extend Seven Islands Leisure Centre

S WAY 71 106 Helen Peele 4 7 35 7 65 26 53 Cottages 36 46 9 37 100 45 81

EXISTING LEISURE CENTRE LOWER ROAD EXISTING LEISURE CENTRE LE UR LAWN PEDESTRIAN ACCESS BASEMENT PARKING G O M M R O A D SURREY QUAYS ROAD BUSY JUNCTION

• Positioned on the busy Lower Road on the junction with

Surrey Quays Road

• Existing Seven Islands Leisure Centre occupies the site
• Constrained site

The Existing Centre

Repairs and Improvements

• Existing building is over 40 years old & in poor condition
• Inspection of the structure undertaken in 2013 identified:

– Design and construction defects – Defects from lack of maintenance – Elements reaching the end of their useful life – Including: – Risk of collapse of floors (ducts and chambers) – Concern over the structural support of the roof above the pool – Areas where concrete has fallen away from the structure exposing corroded reinforcement – Asbestos

• This report was an overview & the consultants

recommended further investigations

• It did not report on the condition of non structural

elements & it is anticipated that the majority of secondary building elements will require repair or replacement. inc: – Doors, windows, cladding, coverings, flashings, ceilings, finishes, services etc.

• In addition modernisation of the facility to meet current

standards will be required, including improvements to: – accessibility, means of escape, thermal efficiency – meet Sport England guidance

• Based on other similar projects it is estimated that this

would cost circa. £8M.

Accommodation of the Proposed Brief

Existing SILC Layout

• The existing layout and facilities have been reviewed and

compared with the proposed facilities.

• Accommodation available in the existing leisure centre is
• approx. 4090sq.m GIA, however the space identified for

the proposed brief is 5535sq.m.

• Key shortfalls in the facilities are:

– The sports hall at approximately 1/3 of the proposed size is too small to accommodate a 4 court sports hall (34.5x20x7.5m clear height) – The gym can accommodate approximately 50 stations, although the requirement is for 150 stations. – There is only 1 exercise studio, however 3 are required. – The main pool hall and specifically the pool tank will not accommodate 8 lanes – The disused learner pool at 4x8m is below the Sport England recommended minimum size of 7x10m – There is no space at entrance level for accessible parking.

• Therefore compromised brief would be necessary

Existing Areas General 355 Pool areas & changing 1,265 Sports hall & changing 295 Gym, studios & changing 595 Plant 970 Circulation 415 Net to gross allowance 195 Total GIA (sq.m) 4,090

FIRST FLOOR GROUND FLOOR BASEMENT L O W E R R O A D GOMM ROAD

PLANT PLANT POOL TANK WC STORE GYM STR 2 STR 1 STR 3 VOID VEIWING STR 4 SPORTS HALL CHANGING AREA WC 2 STORE STR 5 VOID

Reconfiguration & Extension

• Substantial remodelling of the south block would be

required and could provide: – A 25m 6 lane main pool and a 12x5m (non-standard) learner pool. – Pool change facilities – Gym facilities up to 100 stations (50 below brief)

• Demolition and replacement of the north block and link

would be required to accommodate the 4 court sports, entrance area and studios

• Off-street accessible parking could be provided

MAIN POOL LEARNER POOL ADAPTATION OF POOL TANK

Reconfigured & Extended SILC Layout

FIRST FLOOR PLAN GROUND FLOOR PLAN BASEMENT PLAN reconfigured south block r e p l a c e d n

• r

t h b l

• c

k

Compromised Brief Areas General 390 Pool areas & changing 1,390 Sports hall & changing 915 Gym & changing 795 Exercise & Cycle Studios 340 Plant 970 Circulation 930 Net to gross allowance 290 Total GIA (sq.m) 6,020

reconfigured south block r e p l a c e d n

• r

t h b l

• c

k reconfigured south block r e p l a c e d n

• r

t h b l

• c

k

LBS Brief Areas General 370 Pool areas & changing 1,520 Sports hall & changing 880 Gym & changing 940 Exercise & Cycle Studios 340 Plant 775 Circulation 445 Net to gross allowance 265 Total GIA (sq.m) 5,535

a c c e s s i b l e p a r k i n g L O W E R R O A D GOMM ROAD

15M

Conclusion

• Reconfiguration does not meet the brief
• Underproviding in key areas of the brief

– Pool areas – Pool changing – Gym

• Overproviding in others due to layout inefficiencies

– Circulation – Plant areas

• Planning risk associated with a larger building on the

restricted site (100% site coverage)

• The leisure centre would have to close during the 18-24

months construction period.

• The work could possibly be split into two (north and

south) phases, but substantial disruptuion would result and additional cost would be incurred.

• Servicing of building will be compromised (no off site

facility)

• Experience of similar projects would suggest high costs
• Would not recommend this to move forward

OUTLINE OF THE EXISTING BUILDING

Seven Islands Leisure Centre site Rotherhithe Police Station site Greenland Dock site

Part 3 - Development Outside

• f the Proposed Town Centre

• The indicative layout suggests that the LBS brief could fit
• nto the site, however accessible parking provision would

be compromised as would service access.

• Additional cost of demolition and site clearance

Redevelop Seven Islands Leisure Centre Site

Redeveloped SILC Layout

FIRST FLOOR GROUND FLOOR BASEMENT L O W E R R O A D GOMM ROAD

Summary of Areas General 370 Pool areas & changing 1,520 Sports hall & changing 880 Gym & changing 940 Exercise & Cycle Studios 340 Plant 775 Circulation 445 Net to gross allowance 265 Total GIA (sq.m) 5,535

15M

Conclusions

• Planning risk associated with a larger building on the

restricted site (100% site coverage)

• Significant impact on neighbours
• No accessible parking bays on site at ground level
• The leisure centre would have to close during the 18-24

months construction period

• Challenging to construct
• Servicing of building will be compromised (no off site

facility)

Redevelop Seven Islands Leisure Centre Site

Existing Situation

• Positioned on the busy Lower Road on the junction
• pposite the existing leisure centre.
• Site occupied by Rotherhithe Police Station.
• Site overlooked by residential properties.

POLICE STATION LOWER ROAD SITE ENTRANCE G O M M R O A D SURREY QUAYS ROAD BUSY POLICE STATION

Redevelop Rotherhithe Police Station Site

Conclusions

• The site is too small to accommodate the proposed brief
• Additional land acquisition would be required.
• In particular the size and proportions of key existing

features do not fit within the site. A - Main pool and learner pool B - 4 court sports

• There would be additional costs associated with

demolition and site clearance.

B A

Redevelop Rotherhithe Police Station Site

Existing Facilities

• The site is home to Surrey Docks Watersports Centre,

which is a successful and well used facility.

• Facilities offered:

– 1km Watersports dock - kayaking, windsurfing, powerboating, river trips – Changing room – Club room – Group exercise studio - yoga & pilates – Gym – Indoor cycling studio

• The facility was refurbished in 2009 for £2.3M.

Adjusted brief

• For this site the brief extends to accommodate both

functions on the same site. It has been assumed that this would necessitate the replacement of facilities currently provided, however some shared facilities could be combined resulting in area savings.

Redevelop Greenland Dock Site

80 68 74 7 1 t

• 1

3 81 1 to 11 51 69 C a b l e C

• u

r t

Sports Centre

9 3 Carinthia Court 357 3 1 55 5

CAR PARK QUIET ROAD (DEAD END) WATER SPORTS CENTRE WATER SPORTS CENTRE CAR PARK CAR PARK BOAT STORAGE BOAT STORAGE GREENLAND DOCK ACCESS TO WATER ACCESS TO WATER

Existing Situation

• Positioned on a quiet road in a residential area
• The site opens onto Greenland dock to the North with

boat access from the centre

• There are two external boat stores
• There are carparks to the front of the existing building

Redevelop Greenland Dock Site

EXISTING SPORTS CENTRE SWIMMING POOL LEARNER POOL PLANT OFFICE FOYER LOBBY EXERCISE STUDIO 1 WET CHANGE STR 2 SPA CAFE CRECHE POOL STORE STR 1 EXERCISE STUDIO 2 EXERCISE STUDIO 3 RECEPTION CHANGING AREA STR 3 GYM SPORTS HALL DRY CHANGE VOID PLANT STR 1 STR 2 VOID STR 4 STR 4 STR 3 PLANT STR 3

ADDITIONAL LAND REQUIRED ADDITIONAL LAND REQUIRED FIRST FLOOR GROUND FLOOR BASEMENT PLAN (INSET)

Conclusions

• The site is not large enough for the proposed brief

(including the existing watersports centre)

• Additional land would be required
• Distance from proposed town centre and public transport

BOAT STORE

Redevelop Greenland Dock Site

R O P E S T R E E T GREENLAND DOCK

Greenland Dock Layout

Proposed Town Centre

Part 4 - Development within the Proposed Town Centre

Surrey Quays Shopping Centre

• Surrey Quays Shopping Centre
• SE16 Printworks

Land Ownership

SE 16 Printworks Surrey Quays Leisure Park Roberts Close Surrey Quays Station Southwark Council Freehold Canada Water Station Rotherhithe Station Southwark Park Russia Dock Woodland Stave Hill Ecological Park

Deliverable within five years:

• Included in Phase 1
• Subsequent Phases
• Genuine start to the Town Centre
• Meaningful start to the new High Street
• Complete the dock edge
• New public routes & spaces
• Early delivery possible requiring limited demolition

Phasing

05 01 02 03 04 06

Deliverable within five years:

• London Overground tunnel
• LVMF 5a.2 restricts building heights to +30m AOD;

approximately 6 residential stories on this site

• Building heights greater than +30m AOD may be

allowed in the Wider Setting Consultation Zone in some circumstances.

Key Constraints on Phase 1

05 01 02 03 04 06

KEY LVMF 5a.2 Wider Setting Consultation Zone London Overground Tunnel

Phase 1 Design Aims

05 01 02 03 04 06

KEY Retail frontages Mixed use frontages High street Green Link

• Vibrant town centre with active ground floor uses

Plot 01

S U R R E Y Q U A Y S R O A D DEAL PORTERS WAY NEW HIGH STREET

• Leisure centre can fit if single use
• Loss of proposed retail and residential use
• Complex lease arrangements if leisure centre has

residential use above it; a risk it won’t proceed

• High cost of residential over large spans
• Tunnel can’t be avoided
• Same issues for plots 02, 03 & 04

01 02 03 04 05 06

Plot 05

• Leisure centre does not fit
• Would not allow for meaningful retail or residential use

01 02 03 04 05 06

Plot 06

• Leisure centre does fit
• Utilises natural back for blank frontages
• Utilise level change to minimise building mass
• Doesn’t need active frontage all around
• Creates active frontage to Deal Porters Way
• Pool tank not compromised by tunnel
• Prominent link with High Street / Green Links.
• It is in the viewing corridor so better suited to lower

building

• Impacts on local residents

01 02 03 04 05 06

Deal Porters Way G r e e n L i n k S

• u

t h H

• t

h f i e l d P l a c e G r e e n L i n k N

• r

t h

Plot 06

• Indicative layout based upon early studies

First Floor Ground Floor Lower Ground Floor Deal Porters Way Axonometric view pool hall & learner pool wet change entry pool tank gym studios plant sports hall dry changing

Plot 06

• Indicative massing based upon early studies
• Meets brief
• Deliverable in 5 years
• Council Freehold
• Continuity of provision
• Serves catchment
• Good access to public transport
• There are implications for residents, including the impact
• n the green area. More detailed survey and design work

is needed to fully understand those and develop design solutions to mitigate them

Appendices

Name Level Notes Name Level Notes rea sq.m (NIA) General Entrance Lobby GF 18 Entrance Lobby GF 30 Foyer GF 150 Foyer GF 106 Reception GF 20 Reception GF 9

• Acc. WC

GF 4 Café GF

• Inc. servery, prep and storage, exc. Seating

30 Pool viewing FF seating area inc. above 117 Office GF 12 Office GF 34 Cash Office GF 6 Cash Office GF 10 Creche GF 100 Buggy Store GF near Creche 6 Office 2 GF 7

• Gen. St.

GF 4 Kitchenette/ canteen GF 19

• Cln. St.

GF 4 Bin Store GF 14 Bin Store GF 14 Unknown GF 8 sub total 368 sub total 353 Wet Areas Pool Hall GF 8 Lane, 25x17m pool 736 Pool Hall GF

• Inc. Learner Pool

839 Learner Pool GF 12x10m 248 Pool Store GF 10% pool tank area 55 Pool Store GF 43 First Aid GF 12 WC GF 4 Spa Suite GF poolside 40 Wet Change GF

• Inc. Changing Places, W.C's, Acc. WC & Acc.

Change/WC 420 Wet Change GF 379 Pool Cl. Store GF 8 sub total 1519 sub total 1264 Dry Areas Sports Hall GF 4 court sports hall (34.5m x 20m) with 7.5m clear height suitable for recreational use. SE guidance 690 Sports Hall GF 195 Store GF 12.5% of sports hall area. SE guidance 86 Store GF 7 Changing Areas GF Including showers & Acc. WC/Change 80 Changing Areas GF 59 Stage GF 32 sub total 880 sub total 293 Health & Fitness Gym FF 150 station (5sq.m per station). 750 Cardio Gym FF 256 Gym Store FF 5% of gym area 38 Gym Storage FF 7 Exercise Studio 1 FF 120 Exercise Studio 1 GF 109 Storage FF 10% of studio area 12 Storage GF 7 Exercise Studio 2 FF 100 92 Storage FF 10% of studio area 10 Cycle Studio 3 FF 90 Storage 10% of studio area 9 Health & Fitness Changing FF

• Inc. M & F wc's, acc.change and acc. Wc

150 Dry Changing FF

• inc. sauna

118 Cleaner's Store FF 5 Cleaner's Store FF 7 sub total 1284 sub total 597 Plant Plant 1 LGF 140 Pool Plant BF 244 Plant 2 GF 130 Pool Plant BF 415 Plant 3 FF 150 Undercroft LGF 354 Undercroft 312 sub total 774 sub total 971 Circulation Circulation Level 00 LGF 120 Circulation LGF 15 Circulation Level 00 GF 120 Circulation GF 170 Circulation Level 01 FF 120 Circulation FF 106 Stair 1 Level 0 measured, Level 1 included 25 Stairs x 3 124 Stair 2 Level 0 measured, Level 1 included 25 Stair 3 Level 0 measured, Level 1 included 25 Lift 1 6 Lifts x2 Lift 2 6 Circulation Total sq.m 447 Circulation Total sq.m 414 Subtotal NIA 5271 Subtotal NIA 3892 Plant (inc. above) Plant (inc. above) Total NIA sq.m 5271 Total NIA sq.m 3892 Net to Gross (5%) 264 Net to Gross (5%) 195 Total GIA Sq.m 5535 Total GIA Sq.m 4086 Area sq.m (NIA)

Accommodation Schedules

LBS Proposed Accommodation Schedule SILC Existing Accommodation Schedule