Millendreath Spa Design and Access Statement 201207

BFLS

Millendreath: Spa Building

Design and Access Statementref. 29129 I July 2012

2 3Millendreath SPA Building I Design and Access Statement I 10-075 I BFLS

Contents

1.0 Introduction

1.1 Purpose of the Statement 1.2 Project Brief and Vision

2.0 Context

2.1 Development Strategy 2.2 Planning Context 2.3 Site Location 2.4 Site Photos

3.0 Site Assessment

3.1 Constraints 3.2 Opportunities

4.0 Design Evolution and Studies

4.1 Design Process 4.2 Building Location 4.3 Design Development 4.4 Functional Layout

5.0 Design and Access

5.1 Objectives 5.2 Amount 5.3 Uses 5.4 Layout 5.5 Scale 5.6 Appearance 5.7 Access 6.0 Landscaping

7.0 Sustainability

8.0 M&E

9.0 Structure

Appendix


1.0 Introduction

1.1 Purpose of Statement

This Desgn and Access Statement has been prepared on behalf of Espalier Developments (Millendreth Ltd.) in support of a detailed planning application for the development of the Spa building and associated valley floor landscaping.

This Statement has been prepared pursuant to the requirements of the Town and Country Planning (Development Management Procedure) England Order 2010 (DMPO), and accordingly sets out the design principles of the proposed development in respect of:

Use (Section 5.3)

Amount (Section 5.2)

Layout (Section 5.4)

Scale (Section 5.5)

Appearance (Section 5.6)

Access (Section 5.7)

Landscape (Section 6.0)

This Statement has also been written in accordance with CABE guidance, and is structured to clearly demonstrate how the context of the site and its surroundings have been addressed through looking at the physical, social, economic and planning policy context; the groups of people Espalier have been engaging with; the evaluation of the information collected to identify opportunities and constraints that will inform the later development of the scheme and provide a story of how the scheme has reached the application stage.

1.2 The Application

The vision for Millendreath is to create a comprehensive and sustainable tourism-led regeneration of the valley. The vision is being realised through a series of planning applications. Planning permission for up to 50 holiday homes was granted in November 2011, and another application for 14 new holiday homes and a residential dwelling at the waterfront is currently being assessed by Cornwall Council. This planning application relates to the valley floor grass area and car park and proposes to provide the main leisure facility within the wider valley regeneration project (now referred to as Spa building) and the associated landscaped area. The Application will also include the regeneration of the stream embankment and surrounding areas and the relocation of the tennis court.

The prominent uses within the proposed building are intended to be a cafe / bar including private dining and lounge, a convenience shop, a Spa facility including a 3 lane pool, sauna and steam room, Gym and Spa treatment rooms.

These proposals are the product of ongoing conversations with a wide ranging group of interested parties. For further information refer to the Statement of Community Engagement.


2.0 Context

2.2 Planning Context

Development proposals at Millendreath will need to take into account the relevant planning policy context and the Caradon Sustainable Community Strategy. This includes national, regional and local planning policy.

The Development Plan comprises the Cornwall Structure Plan and Caradon Local Plan (saved policies). Other policy documents that are material to the consideration and determination of the application include the NPPF, draft LDF documents and supplementary planning guidence. Further detail is set out in the accompanying Planning Statement.

2.1 Development Strategy

The Millendreath Valley sits adjacent to, but outside of the Looe Town boundary and is not included within any Local Plan Designation. A development Brief was produced for the whole valley site, and is an important reference document which provides design guidelines for future planning applications within the overall site area. Caradon Council approved the Development Brief on 22nd January 2009 and resolved that it should be endorsed as a vision for the future of the area and that it should be treated as a material planning consideration in any future planning process. Espailer are progressing planning applications for phases of development in accordance with this Development Brief

The key principles of the development concept for the wider Millendreath site, including the valley floor, water front, hillside, woodland and chalet areas are:

The creation of a tourism-led resort community set within an exceptional Cornish landscape. The character of the built developments should draw on traditional Cornish seaside and valley settlements, on contemporary sustainable design and on the finest examples of leisure development integrated with the landscape.

The landscape setting should primarily draw on the natural and cultural Cornish landscape, but should also include a new exotic Cornish garden along the valley floor, drawn from Cornish exemplars including the ornamental gardens in Falmouth and the woodland gardens of Trebah and Glendurgan.

Accommodation targeted at high quality, with provision for the full range of tenures eg. hotels, serviced lets, fractional ownership, second home, health care, permanent residences.

Location there will be more development at the beach frontage and this will reduce the density away from the beach towards the woodland areas. Accommodation focussed on valley sides rather than valley floor, but below the tree line. Focus on natural site contour lines.

Access use existing road network to and through the site with possible upgrading for Phase II to create a loop road. Car to be de-prioritised.

Mix of Uses a range of tourist accommodation including hotel, apartments, lodges and villas. Also incorporate other potential uses such as retail, cafe, restaurants, leisure and housing.

Incorporating local artwork and sculpture into the development and providing linkages with the local artists, colleges and schools.

Improving accessibility and existing linkages to Looe for all sectors of the community and improving the existing routes for disabled and older people. This includes all methods of travel vehicular, pedestrian, boat and cycle.

Opportunity for the creation of a focal squares when arriving at the development and also at the beachfront. Beachfront square provides focus for entire development, with community and cafes uses

Maximising views across the beach and bay area.

Beach to be provided as a public space with beachfront square defined by back edge of the beach with steps or boardwalks to nearby tidal pools

Focus buildings above 1:200 flood zone

Car parking could be provided in a variety of locations, mainly at the northern end of the site, presenting opportunities for visitors to park on arrival and walk through the development. The Spa building is based on principles of this design concept.

Retaining majority of existing tree cover and providing enhancements and restore woodland and wetland ecology

Design Style contemporary Cornish village


2.0 Context

2.3 Site Location

The area subject of this application includes the southern part of the valley the boundary of which can be indicatively identified with the sea wall to the south; the existing vehicular access point to the north; the May Lane embankment (included) to the east and the stream and associated vegetation to the west. In addition, an area has been included for new Tennis court provision to the north, in accordance with the S106 agreement associated with the hillside outline planning permission.The drawing on the previous page shows the site location of the red line.

2.4 Site Photographs

The photographs show the existing conditions of the site and have been selected to illustrate the current use of the site (although the Pavilion has now been demolished). From the images it is clear that the space is currently poorly used and in great need of regeneration.

1 - Millendreath Beach

2 - Sea wall and dingy park

3 - Green area and May Lane houses

4 - Western site boundary

5 - Existing car parking and site access

6 - Existing car parking

7 - Green area and disused pavilion. (Now demolished.)

8 - Green area and May Lane embankment

9 - Relation between the green area and the stream

03

06

09

0201

0504

0807


3.0 Site Assessment

3.1 Constraints

This series of diagrams highlight the site constraints that have informed the design process. This is a fundamental stage in the design process, as a deep understanding of the site is crucial to achieving a considerate design response.

35m139m

Site dimension and orientation

May Lane houses

Car parking and green area

Chalets

May Lane embankment

Building under demolitions Flood risk zone

Stream


3.0 Site Assessment

3.2 Opportunities

The adjacent diagrams illustrate how comprehensive site analysis informs the design process, and how all subsequent design desisions are linked together in a rational way, causing minimal impact to the surrounding context. One single process links an understanding of the site, and the generation of a proposal that will satisfy the brief in the most effective way.

Positioning the building under the embankment

Relation with the park

Desired view out

No opportunity to access the roof the building form follows the function inside.

minimising impact on May Lane (sections)

Cafe - bar located to the south Spa to the north

Building envelope Roof geometry

May Lane

~2.0 m

May LaneFlood Level

May LaneFlood Level


4.0 Design Evolution4.1 Design Process

Since 2006 BFLS has been actively involved in the Millendreath valley regeneration program.For any team at BFLS the key to good design is to form a comprehensive understanding of the site itself and its context as well as its opportunities and constraints. An extensive analysis will inform the entire project, from wider masterplanning aspirations to the architecture of individual buildings and eventually detailed study for key element. Any design will be carefully considered as it evolves, ensuring the scheme represents architectural excellence, is appropriate to the character of its surroundings and meet the clients brief. The evolution of a well balanced design is often the reflection of an engaging process between the client and the design team. The same approach has been expanded to include a series of external stakeholders that have been consulted privately or through public consultation events. Some communities have been listed below.

- Cornwall Council- Environment Agency- East Side Residents- Millendreath owners association- Kellow Residents association- Looe Town Council- St Martins Parish Council- Local MPs- Town Councillors- Local residents

Details of the stakeholder engagement and public consultation are set out in the accompanying Statement of Community Engagement.

Different media was used over the course of the design process to present and progress the solution, each one selected for its appropriateness to the information being conveyed. The extensive use of sketch models together with clean diagrams and computer modelling techniques enables the rapid development of a concept. We have developed an iterative design process with regular structured reviews which ensure that the clients objectives are maintained. This enables everybody involved to confidently plan their resources and provide the client with timely and effective information on design progress, programme and cost.

4.2 Building Location

Alternative locations within the valley floor have been considered to ensure that the best possible solution was achieved. The diagram on page 14 show the alternative locations considered highlighting the pros and cons of each.

Option 1 - No visual connection to the beach- Inward looking- Creates a blocking barrier- Poor commercial opportunity for the caf/bar- Cafe overlooks car parking- Easy to service

Option 2 - No visual connection to the beach- Inward looking- Hidden- Commercial dead-end for caf/bar- Impedes future development opportunity- Easy to service

Option 3 - No visual connection to the beach- Inward looking- Less prominent than some options- Poor commercial opportunity for the caf/bar- Cafe overlooks car parking- Impedes EA requirement for flood alleviation- Easy to service

Option 4 - Impedes future development opportunity- Reasonable commercial opportunity for caf/bar, but- Poor east facing orientation leading to:- Restricted trading hours compared with west facing- Noise issues for permanent resident on east side- Good connection with beach and gardens- Difficult to service

Option 5 - Good visual connection with the waterfront- Good connection with gardens- Easy to service off May Lane- Valley floor rises so building would stand higher than south option.- Good orientation (south and west) for noise attenuation to ESR- Visual intrusion mitigated by embankment and Pine trees- Greatest impact on current parking numbers Option 6- Better connection with beach and gardens- Slightly more expensive to build due to peat depth- Best commercial opportunity for caf/bar- Good orientation (south and west) for noise attenuation to ESR- Visual intrusion mitigated by embankment and Pine trees- Easy servicing to south and north

At the end of the process, the evidence produced demonstrated that the building location, as illustrated in the Development Brief, was the best possible option as it focuses its attention to the beach leaving the space beyond free for car parking and gardens. In addition, the level difference to the south between May Lane and the green area ensured that the building could be partially hidden and perceived as a lower structure when looked at from the road and east side houses.

Option 01 - Building at the northern end of the valley

Option 4 - Building on the former leisure building site

Option 2 - Building next to the sewer plant

Option 5 - Building along May Lane

Option 3 - Building in a central location within the valley Public Consultation 2006

Option 6 - Building along May Lane closer to the beach Public Consultation 2012


4.0 Design EvolutionOption 01 Option 02 Option 03

4.3 Design Evolution

As illustrated earlier, finding the most appropriate building design is an iterative process within which options are designed to a determinate standard and then tested. The images on page 16 show the 3 main design options developed in order to achieve the final solution.

Option 1 A very efficient rectangular shaped building extending to 2 storeys with separate entrances for the cafe/bar to the south and Spa facility to the north. The building mass is broken through the use of parallel planes that define the spaces leaving gaps in-between from which the view out towards the sea is achieved. This design, even though it clearly satisfied the brief, was perceived as too rational and the building language too strong for the valley location. In addition to that the extent of the second storey was perceived as a visual barrier to the beach for the May Lane residents.

Option 2 To reduce the mass of the building and its impact on May Lane, a second option was tested. In this case the building shape is triangular and the roof pitches so that only the southern end of the building is effectively 2 storeys. The back wall along May Lane and the roof itself were designed as green roofs to create a visual link with the gardens. Again during the consultation process, the May Lane residents felt that the building shape was too geometrical and that, even if reduced to a smaller portion of the footprint, the presence of the second storey was perceived as a barrier to the sea view.

Option 3This option was developed after consultation with the local residents and is reduced to a single storey structure strategically positioned under the embankment. The building shape assumes the form of a double curve both in plan and section which allows the structure to be perceived from May Lane as not more than a hill within the landscape. The roof under which all the functions are located is closed to the west by a full height glazed curtain wall to ensure maximum visual connectivity with the garden, the beach and the sea.

4.4 Functional Layout

All the options discussed are based on the same simple functional diagram which sees the building entrance located to the centre of the building from which passing through a reception point the visitors are directed either to the public areas of the cafe/bar and shop or to the member only facilities such as the pool, gym and spa. The adjacent diagram identifies the different functions within the building and the relations between each separate use.

4.5 Final Option

In conclusion, Option 3 was taken forward.

Reception

Entr

ance

Chan

ging

Po

olSa

una

Bar

Club

Roo

m

Shop

Gym

Spa

Option 1 - Rectangular Building - View from the beach

Option 1 - Rectangular Building - View from terrace

Option 2 - Triangular Building - View from May Lane Option 3 - Curved Building - View from May Lane

Option 3 - Curved Building - View from terrace

Option 1 - Rectangular Building - View from May Lane

Option 2 - Triangular Building - View from terrace

Option 2 - Triangular Building - View from the beach

Option 3 - Curved Building - Plan

Option 3 - Curved Building - View from the beach Functional Layout



5.1 Objectives

The purpose of the proposal is to provide the necessary amount of amenity offer within the site to a scale sufficient to cater for the existing residents, the occasional visitor, and the future holiday accommodation owners.

The proposal comprises:

- Conversion of the green area and adjacent car parking into a formal garden

- Requalification of the stream bed and embankment

- Requalification of the stream culvert

- Reinstatement of the tennis court

- Requalification of the boat park area

- Spa Building (To comprise of a 90 seat restaurant, pool, sauna & ancillary services.)

A crucial part of the design brief is for the building to be potentially built in 2 phases

Phase 1 - cafe/bar, private dining, shop and servicingPhase 2 - spa, gym, changing facility and swimming pool

5.2 Amount

The Site Plan shown on the previous page illustrates the extent of the red line on a survey base and the amount of the site area that will be occupied by the building in is final form. The red line as shown represents only the Phase1 redevelopment of the valley floor which will in future extend to include the totality of the valley floor.

The building occupies an area of 801 sqm GEA over a site boundary area of 0.623ha equal to 12.8% of the usable area.



5.3 Use

The application for the subject of this document is for the first phase of regenerating of the valley floor including a multifunctional amenity building (Spa building).

This main building will include a series of different uses namely:

Restaurant:

-Seating 130 sqm-Private Dining 15 sqm

- Kitchen & Back of House ( BOH) 81 sqm -Shop 9 sqm-Toilets 15sqm

Spa

-Swimming Pool 185 sqm-Changing facility 18 sqm-Steam 23 sqm-Sauna 49 sqm-Gym 53 sqm

Ancillary space

-Refuse 12 sqm-Plant 18 sqm

Circulation/Grossing 156sqm

Total Net Building 645 sqmTotal Gross Building 801 Sqm

5.4 Layout

Taking into consideration the outcome of the public consultation and the continous discussions with the different stakeholders the final scheme design is for a single storey structure with a curved glazed facade facing the gardens.

The building sits on a raised deck to ensure that the floor level sits comfortably above the estimated flood level. The decking will extend well beyond the building enclosure to allow for external areas to be used as spill-out space for the bar and insure a adequate level of connectivity between the building and the landscape. All the function will be accessed from a central reception point which also defines the cutting point between the potential phased construction. From the central reception customers and visitors will be directed to the different spaces within the building which can be generally subdivided into areas of general access, such as the bar and areas of restricted access such as the Spa facility and Pool. Access to these areas will only be granted to members. Membership will be offered to the occupiers of the new built holiday accommodation units and can potentially be extended to all the existing valley residents. The main feature of the building will be the roof structure which will be treated as a piece of landscape lifted from the surrounding garden to create the needed volume.

The internal layout follows a very simple diagram where the servicing core is located against the embankment and all the main functions such as the sitting area for the bar, the pool and the gym are pushed forward towards the glazing line to make the most of the view out into the garden and the sea. The main plant room and refuse storage is located to northern end of the building in a convenient location for access from the car parking area. Additional plant rooms are located in small chambers built under the raised decking area directly accessible through floor hatches.

Cafe/bar

Swimming pool

Private dining

Gym

Kitchen Serving

Spa treatment room



5.5 Scale

The proposal occupies an area of 800 sqm GEA extending north south for 102 m circa. The cross sections vary between 3.2 m and 6.4 m. The building sits on a raised podium at +5.85 m AOD with height varying from a min 3.1 m AOD to a maximum of 6.5 m AOD. Due to the particular site condition along May Lane the building will only be perceived as 5.75 m higher than the western paving level. The series of CGI shown on the facing page illustrate the building bulk and massing as perceived from various points in its surrounding. Indicative sections and elevations adjacent to this text are shown to clarify the relation between the building, the landscape and the existing houses.

5.6 Appearance

The external appearance of the building is of the utmost importance to make sure that the building intergrates into its surrounding and is not perceived as a visual and physical obstruction between the valley and the sea. The concept is to create a building that is read as part of the landscape, an organic form that contains all the function in a discrete way where inside and outside merge together. One side is closed, respectful of the neighbouring building and their necessities and on the other sides is fully open to maximise the views into the park and down to the beach and sea. When looked over from May Lane and the existing houses the building is perceived as a piece of typical Cornish landscape with a stone wall forming the embankment from which the green roof extends into the garden. From the other side a full height glazing system insure that visual connection to and from the garden and all the way to the sea side is guaranteed. The roof structure of splayed timber beams will be left exposed giving the building an organic warm feel that will be perceived from outside as well as from inside thanks to the extensive glazing of the west facade.

The main materials for the external envelope are

- Glass to be selected to the engineers specifications - Dark grey aluminium to be used for the glazing profiles and louvres to the exposed faces of the decking area - Cornish slate will be used for the stone wall to the eastern facade- Green roofs to the landscape architect specifications- White render to the solid element of the western facade

Material samples will be provided in due course prior to construction for Cornwall Council approval.

The following pages show computer generated images of the building in its surroundings.

5.7 Access and AccessibilityThe Spa Site has a level change rising from the west to May Lane in the east, access for visitors and residents with impaired movement has been provided at steady gradients with multiple stopping and seating areas. All significant level changes around steps have have at least one handrail provided, changes in level are designed to be clearly visible with a textured surface to avoid slipping when wet. Steps are marked by a contrasting band of timber at the top and bottom of steps to emphasise a change in level.

CGI - view from May Lane North

CGI - view to the beach

CGI - view from May Lane

CGI - View from the garden

CGI - view from house terrace

Long Section

Cross Section

Cross Section

CGI - view from the car parking area

Cross Section


Aerial view 01 Aerial view 02


View 03

View 05

View 04 View 06



5.7 Access

Regional context

Millendreath is only around 1.5km from the centre of Looe by foot or bicycle and 3.5km by car. Access is also possible on foot via Kellow and Plaidy, along the Southwest Coast Path. This journey is via a steep path and it is not particularly accessible for older or disabled people. There is also the opportunity at low tides to walk along the coast to Looe.The site is accessed by a single track road with passing places, which is reached via the B3253 which connects the site to the main highway infrastructure. This road currently serves 176 holiday chalets and 25 private residences as well as the disused holiday village complex. There are two large car parks to serve the holiday complex.The closest Train station is in Looe providing connection to Plymouth and London, and theclosest airport is the Newquay Airport about 38 miles from the site providing all year around flights within the UK.

Building access

The building access strategy as shown in the diagrams on the previous page comprises:

Pedestrian and disabled access

Pedestrians will access the building though the main front doors on the external decking area.This area is connected to the gardens and main road through a series of ramps and steps.

Vehicular access

Vehicular access into the site is via the existing entry point into the car parking area to the north of the site. Cars will only be allowed into a small portion of the site away from the main green area and building frontage.

Refuse collection

Refuse storage is located at the northern end of the building. Refuse vehicles will access the site through the vehicular access point from which they will reach the delivery/services bay in the near proximity of the refuse storage itself.

Delivery

General delivery will be from the north where dedicated delivery/services is located. From this location ramps will be provided to allow goods to be trollied into the building either via the main reception or via the service doors at the back.

Maintenance

Maintenance access approach for the building will be via the north and south end of the site with the proposed new ramp from the car park can allow heavy machinery to be easily transported into the facility. The front elevation (west side) is fully accessible via the main external deck while the stone wall to the east side can be easily maintained from the paving zone.

Pedestrian and disabled Access

Refuse Collection

No roof access

Routes

Vehicular access

Maintenance access Region wide connection to the site


7.0 Landscape Proposals

7.1 Existing Landscape ConditionDefining the valley floor has been a key driver in the development of the Millendreath Valley as a whole. The valley floor and in particular the Spa Facilities set the quality and style for other valley improvements. The Spa Facility is 0.623 HA in area and located at the main pedestrian junctions within the site where users of the coastal path and existing residents create a continuous stream of activity. The site is broadly flat with a level change of around 1m from southern boundary to northern extent and a cross fall from May Lane to the stream in the west.

The existing site is a mixture of low quality grassland used for dog walking and a large area of gravel car parking for existing chalet residents, this car park is in poor condition with large potholes and localised flooding due to poor percolation and drainage.

There is a line of existing vegetation to the east and west of the site, a selection of Willow, Sycamore and Alder trees line the steam varying to around 6m in height but windblown to the south.

A stream running from the north to the sea lines the western boundary of the site, this stream is largely dry due to a diversion of the water flow into a culvert to the north. The banks of the stream are in poor condition and culverted in places with a poor quality of vegetation; the areas with vegetation are overgrown and collect rubbish blown by the prevailing south westerly wind.

The landscape treatments for the Spa Facilities are vital to the successful integration and regeneration of the Millendreath Valley. A complex arrangement of existing landscape habitats through the valley allow for an interesting mix of plants which will contribute to a cohesive landscape structure throughout. The existing landscape condition outlined above has been carefully assessed to preserve and enhance when possible.

By designing with sensitivity to the existing context, a new community and residents building will be built within the existing valley character, creating an environmental and landscape enhancement for residents, visitors, flora and fauna.

By responding to the existing character and condition the intent is to create a large Cornish garden as focal and a meeting point for the valley, providing an improved topography for flood attenuation, relaxed banks to the existing stream and a diverse range of species to improve habitats.The Spa facility site forms the focus of valley wide improvements.

7.2 Landscape ConstraintsThe topography of the site is broadly flat. This limits views out of the site both to the woodland in the north and to the sea in the south. The low lying valley floor also impacts on finished floor levels (FFL) of any buildings constructed in the valley floor. This FFL has been determined to be at 5.85m AOD, to be above a 1:100 year flood level; this flood level is around 1.5m above the existing ground level on site.

The stream along the western boundary of the site acts as a constraint due to steep sides and sections of the stream which have been culverted. There are a number of pedestrian bridges crossing the stream which are out dated and rarely used; they are a visual eyesore.

The existing ground on site is made up of alluvial deposits and imported granular material. From initial shallow tests the existing soil depth is around 300mm and of a poor quality.

View of the Spa Facilities Site from May Lane. The level change from May Lane to the application site is clearly visible.

Taking inspiration from local materials and weather processes for form aesthetics.

View looking north through the application site from the southern portion of the stream.

View from May Lane over the site to the Millendreath Beach and Sea.

Existing Car Park adjacent to the beach.

Wild-flowers and self seeding plants are common place in the application site.

View of the entire Spa Application Site from the North.

AERIAL PhOTOGRAPh OF ThE MILLEnDREATh VALLEy WITh SPA FACILITIES RED LInE BOUnDARy

TOTAL SITE AREA 0.623hA


7.3 Landscape OpportunitiesThe aspect for the site is south facing with open views out to sea and Looe Island. The southern aspect provides ample morning, afternoon and evening sunlight, only limited in winter due to the steep Western and Eastern Valley sides. A diverse range of planting can be introduced around the Spa Facilities thanks to ample sunlight and a sheltered position from the South-westerly prevailing wind.

The stream provides one of the most exciting opportunities for landscape intervention. The steep banks and poor quality planting can be replaced to open up the stream for pedestrians and wildlife. The area immediately adjacent to the stream is subject to a s106 agreement for an outline planning approval for development at the hillside site. This requirement specifies a 2m corridor of buffer planting be introduced along the stream. It is the intention that more than 2m can be provided, creating an enhanced habitat. Much of the stream bank will be reprofiled to allow for a higher flood water capacity and improved marginal planting.

The existing planting on site is poor; however, a strong structure of Alnus lines the existing stream, giving height and mass to the northern part of the Spa site. This existing vegetation will enable new tree and shrub planting to become part of the existing palette, while new planting beds will introduce a variety of colour and texture to take advantage of the protected position.

By removing the poor quality grassland on the site and replacing it with a mix of amenity grass, wildflowers and shrub planting, the overall planting palette will be far more distinct and consistent with the landscape strategy for the valley.

7.4 Evolution of ProposalsThe proposals have been led by a desire to redevelop and improve the valley floor with the Spa facilities building becoming the centre-piece for the development.

The landscape proposals for the Spa have been developed hand-in-hand with the evolution of the buildings design; there has been a desire to design the site as one piece connecting the building and the landscape with a similar aesthetic language. Geometric grids have been softened by the use of natural materials and sweeping curves to lead a visitor through the landscape, with the landscape flowing over the building and in turn the building orientated and detailed to retain connectivity with the landscape.

Since the project inception the goal has been to create a rich and diverse valley garden. With the evolution of the building the garden has taken on a contemporary style, making use of desire lines and the fantastic views out to sea created by elevated routes and decking. Paths have been designed to surprise visitors and residents with hidden views.

The design inspiration has been derived from the Cornish gardens of the 20s and 30s. Dense planting areas surrounded by amenity lawn create islands of colour. These planting areas make use of foreshortening to spread from a singular point like a tree they scatter throughout the garden to create an intricate network of lawn paths.

The hard landscape palette has been developed alongside a valley-wide material palette. Neutral tones and locally sourced natural materials create the hard landscaped areas whilst native species populate planting beds complemented by sub-tropical species found elsewhere in Cornwall.

These themes have been used to improve the visual, ecological and practical nature of the site to construct a Valley Gardens for everyone.

CAR PARK SURFACED WITh GRAVEL

SPA BUILDING

SPA BUILDING

SPA BUILDING

VALLEy GARDEnSVALLEy GARDEnS

BOAT PARK

CAR PARKInG

SWIMMING POOL

CAR PARKInG

BEACH CAFE

2M BUFFER PLAnTInG TO ThE WEST OF ThE STREAM

BOAT PARK

BEACH

SLIPWAy

CORnISh hEDGE BAnK

SLOPED RECREATIOnAL LAWnS

FLOOD ATTEnUATIOn AREA

THEMED PLANTING BEDS

SPECIMEn TREES

CAR PARKInG PLAnTInG zOnES

MAy LAnE

VALLEy GARDEnS

Concept: Discounted

The first concept for the Spa Facilities site originally focused around two separate buildings containing the gardens between. This proposal also looked at naturalistic parkland garden. This was discounted following a design review due to the effect of cutting out views and continuity of space in the valley floor, lack of crossing routes between the west and east and the desire to keep all facilities within one building.

Second Concept: Taken Forward

A single building was developed in a location to minimise visual intrusion whilst retaining good visual links along the valley. Located adjacent to May Lane the building makes use of existing topography to blend into the landscape. The layout of the gardens has also been formalised to allow cross movement of pedestrians and create formal areas of sub-tropical planting which will have contact with the native woodlands of the valley sides.


The Millendreath Water Gardens

The English Gardens

The Cornish Gardens

Lawn

7.6.2 Design Components The ConceptThere are several aspects of the landscape proposals which have required specialist thought and design. These features complement the Spa building but also create a complementary landscape for the entire valley. A collection of contemporary spaces built in the Cornish vernacular and taking inspiration from the Cornish gardens of the 20s and 30s provides a landscape for everyone to use. 17 Pine trees along May Lane are to be removed to make room for the Spa building, this will be balanced with new woodland planting adjacent to the stream and within the re-surfaced car park.

7.6.3 Planted beds have been designed to emanate from one starting point, spreading throughout the gardens to create a network of lawn paths between planting beds. The form of these beds takes inspiration from the naturalistic forms found in the Valley refined to complement the contemporary nature of the building and surrounding landscape.The beds themselves will be individually themed, grading in colour and typology to form three distinct trends;

The Millendreath Water Gardens The English Gardens The Cornish Gardens

7.6.4 Sloped banks will be created to provide a gentle topography to the Spa site. Excess cut from the construction of the Spa building and re-profiling of the stream will be contained as much as possible within the site. These banks will be seeded with a hardwearing amenity grass to allow for picnics and general recreation. The positioning of these slopes also takes full advantage of solar aspect whilst protecting visitors form the seaward prevailing wind; this protection also extends to the planting areas to the north.

Slopes and level changes which require retaining walls have a traditional solution, facing with Cornish slate in a typical Cornish Hedge bank style. This is typical of valleys in the local area, continuing the Cornish vernacular.

7.6.5 Flood attenuation is a key design influence of the new Spa building and associated landscape. The improvements to the flow of the existing stream and flood modelling as part of the building design highlight the need for areas of the garden to be able to flood during periods of extensive rainfall. This requirement has been turned into an opportunity by creating areas of garden along the stream with marginal planting specifically intended to be wet intermittently throughout the year. An area to the southwest of the site has been provided for flooding with more areas to be given over as future developments are brought forward. Please refer to the Flood Risk Assessment with this application for more information.

7.6.6 Roofscape the roof of the spa building will be non accessible with a wildflower meadow mix planted on top. The boundary along May Lane will be constructed of Cornish Slate to create a living Cornish hedge continuing the design themes used elsewhere in the valley.

7.6.7 Decking is built up around the Spa building in two locations; at the southern portion of the building to create an outdoor seating area and adjacent to the swimming pool to allow access for bathers to a raised deck above the garden and access to the plant room from the car park. The decking surrounds the main entrance of the building and is the most logical location where sloping access from the gardens is possible without using steps.

7.5.1 Valley wide landscape proposalsConcurrent to the Spa Facilities planning application, a valley-wide landscape masterplan is being prepared to improve and enhance existing planted areas within the valley and create significant new areas of recreational and habitat-rich landscaping. The palette of planting within the Spa site will form part of the wider valley planting scheme. This application for the Spa and valley-wide improvements sits alongside a planning application submitted in June 2012 for the Waterfront Site, landscape improvements, materials and planting palettes all relate to one another to create a continuous and consistent strategy and design approach throughout the valley.

7.5.2 Surrounding Masterplan developmentThe surrounding valley improvements and separate development zones will be continually developed in relation to the Spa site, making use of materials and plants to develop a valley which looks and feels as one for residents and visitors with key areas for activity, nature and informal recreation.

7.6.1 Spa facilities landscape proposalLandscape proposals for the site are focused upon creating a species rich garden as a connector between the existing stream and May Lane. Landscape plays a key role in the design of the Spa building; a wildflower meadow is to be introduced on top of the 1-storey building whilst the surrounding gardens rise to meet the building, firmly connecting it to the landscape. A new Tennis court is also included in the application to the north of the main Spa building, refer to 3246_LF_100 for location. The tennis court is to be surfaced with a hardwearing material to national standards of both finish and size.

AREA FOR ATTEnUATIOn FLOODInG

AxOn VIEW OF SLOPED LAWn, CORnISh BAnK AnD BOAT PARK

AxOn VIEW OF PATh InTERSECTIOn AnD nEW WOODLAnD

AxOn VIEW OF RE-PROFILED WATERWAy AnD PLAnTInG BEDSThEMED PLAnTInG AREAS WIThIn ThE SPA FACILITIES SITE

FLOOD LEVELnORMAL LEVEL


7.6.8 The Boat park and a new dinghy storage area is to be constructed in the southern portion of the site, this will be surfaced with tarmac and provide storage areas for small sailing boats to be launched from the existing slipway. The boat park will be partially screened by sloping banks and a Cornish Hedge bank to the north.

The boat park also acts as a southern delivery area for the Spa Facilities building a ramped access will provide direct access to the cafe and restaurant.

7.6.9 Car parking will be retained in its current location to the north of the site accessed by an existing junction on May Lane. The proposal is to include 29 permanent parking spaces with an informal drop-off area for deliveries and turning. The car park will be re-surfaced in gravel, thus retaining its existing informal character. The intention is to create a car park which greens and enhances the valley floor park. Improved tree and shrub planting will form a setting to the surrounding gardens. These improved planting areas will make use of the recommended range of shrubs and scrub within the phase 1 habitat survey, improving biodiversity and habitats in this area. Parking spaces will be marked by granite setts within the gravel surface. The planting strips will also focus pedestrian movement to dedicate paths around the Spa building and along the stream.

The Car park area will also include a 5m wide planting bank to the existing stream. This area will make use of existing willows and alders, and through thinning and coppicing will improve the health of existing trees. This existing planting will be supplemented with new scrub and hedgerow species to create a screening of the car park from the western valley-side.

7.6.10 LightingLow level down-lighting will be installed along the pedestrian footpaths in the Spa Site. Care will be taken to ensure lighting around steps is designed to aid the visually impaired and signal and reinforce level changes. Entrance lighting to the Spa building will be incorporated within the building faade and surrounding decked areas, directed to the ground to avoid light spill. Car-park lighting will be contained within the planted separation areas directed towards the ground to avoid upward light-spill.

In general, lighting that faces the sea will be minimised to prevent light pollution out to sea and remove confusion for passing boats. Red and green lighting will not be used within the scheme for maritime safety reasons.

7.7 Safety and SecurityThe landscape treatment for the Spa Site is designed to create open views through the valley to the sea. This will create a legible and easily navigable garden to walk through. Clear routes to building entrances have been allowed by following desire lines from the surrounding villas and paths.

The planting buffers between car parking spaces will retain eye level visibility with tree canopies above, this will retain clear views and improve security.

The site layout and landscape treatments are designed to avoid areas for antisocial behaviour, instead creating open views through the site.MAIn EnTRAnCE

TO THE HILLSIDE

BEACH

LIT ROUTES

CAR PARKInG

BUFFER PLAnTInG

WILD MEADOW ROOFSCAPE LAWN THEMED PLANTING BEDS TREE PLAnTInG WETLAND NATIVE PLANTING CORnISh hEDGE BAnKS


7.8 Material and Softworks Palettes

a. TreesTrees to be planted at the Spa Site will be used elsewhere in the valley as part of the wider landscape palette. Two major types of trees will be introduced on the Spa Site dense woodland species such as Alnus glutinosa Black Alder, Pinus nigra - Black Pine and Quercus ilex - Holm Oak continue the woodland narrative of the valley slopes whilst blending with more rugged coastal pines on the cliffs. There will also be the introduction of Specimen feature trees and palms such as Trachycarpus fortunei - Windmill Palm, Phoenix canariensis - Canary Island Date Palm, Acer palmatum Dissectu - Japanese Maple, Prunus cerasifera var atropurpure - Pissad Plum, Cordyline australis Purpurea - Cabbage Palm, Cyca revoluta - Sago Cycad and Yucca gloriosa Variegata - Evergreen yucca, these will add a sub-tropical typology.

Trees have been selected from existing species found on site and discussed with project ecologists to improve habitats for biodiversity.

b. Shrub, Succulent and Herbaceous PlantingContinuing the Cornish tradition of colourful and species-rich planting beds within a manicured lawn, a planting palette has been created to take advantage of the special aspect and sheltered conditions of Millendreath. The planting palette will be refined to ensure a cohesive mix of native and sub-tropical species, providing year round interest. Species to be planted, depending on availability, include:

Acanthus mollis latifolius, Agapanthus sp., Agave Americana, Agave stricta, Agave stricta rubra, Aloe vera, Calistemon lanceolatus, Cortaderia selloana, Cotinus coggygria Golden Spirit, Cotoneaster Coral Beauty, Escallonia rubra, Euonymus japonicas, Fatsia japonica, Festuca glauca Elijah blue, Fuchsia sp., Griselinia littoralis, Hebe sp., Lavandula sp, Pseudosasa japonica, Pyracantha coccinea, Salvia microphylla Trebah Lilac White , Salvia microphylla Trenance Lilac Pink, Skimmia Japonica Rubella, Strelitzia Nicolai and Strelitzia reginae.

c. GrassA wild flower coastal grass mix will be introduced on the roof areas of the Spa building, species to be introduced include:

20% Wildflowers Anthyllis vulneraria, Armeria maritima , Campanula glomerata, Campanula rotundifolia , Centaurea nigra, Centaurea scabiosa , Dianthus deltoides, Galium verum, Helianthemum nummularium, Leontodon autumnalis, Liguisticum scoticum, Lotus corniculatus, Malva sylvestris ,Oreganum vulgare, Papaver rhoeas, Pimpinella saxifrage, Primula veris , Rumex acetosa, Saxifraga granulate, Silene alba, Silene dioica, Silene maritima, Silene vulgaris, Succisa pratensis, Veronica officinalis

80% Grasses Agrostis capillarie, Alopecurus pratensis, Cynosurus cristatus, Festuca rubra, Poa pratensis.

There will also be a species rich lawn mix introduced for amenity areas adjacent to the Spa building species to include:

Strong Creeping Red Fescue 35% Chewings Fescue 35% Strong Creeping Red Fescue 25% Browntop Bentgrass 5%

d. Hard Landscape MaterialsThe Hard materials landscape palette will be replicated and added to throughout the valley landscape masterplan. Natural, locally sourced Cornish Killas stone will be used for walling while locally sourced granite will be used. Please refer to the Spa Facilities Hard/Soft Materials Palette document.

7.9 Access and AccessibilityThe Spa Site has a level change rising from the west to May Lane in the east, access for visitors and residents with impaired movement has been provided at steady gradients with multiple stopping and seating areas. All significant level changes around steps have have at least one handrail provided, changes in level are designed to be clearly visible with a textured surface to avoid slipping when wet. Steps are marked by a contrasting band of timber at the top and bottom of steps to emphasise a change in level.


7.0 Sustainability

Millendreath Spa aims to provide a sustainable and low ecological impact leisure facility. Following the energy hierarchy of reduce, reuse, renewables the primary focus at Millendreath Spa will be to minimise energy and water consumption by design.

This will start with a super insulated faade and minimal air permeability factor. This will help ensure that useful heat is not lost from the space unnecessarily. The levels of insulation and air permeability will go beyond those required by current building regulations.

A considered and intelligent faade design will be provided to balance the benefits of passive solar heating in winter and daylighting throughout the year with conduction loss through the glass in winter. Where additional heating and lighting is required this will be provided through low carbon forms of heating and high efficiency LED lighting. This will aid in reducing the buildings demands on natural finite resources.

The faade design will also look to reduce the reliance on ventilation fans during summer and midseason when a natural ventilation strategy can be implemented.

A reduction in water consumption will be achieved by the use of low flow water fittings throughout the facility and the provision of an automated metering system to highlight when water consumption has increased unnecessarily. This will allow the operations team to act upon the alarm and bring back in line the planned water consumption.

Moving through the hierarchy we will look to reuse as much water and heat as feasibly possible. high efficiency ventilation heat exchangers will be used to recover over 80% of all the heat that would normally leave a building through the ventilation system. This is even more important in a swimming pool where much of the energy in the air takes the form of warm moisture in the air. In this instance special latent heat recovery units will be used which operate at over 90% efficient during winter.

With the natural resource of rain falling upon the roof we will look to harvest rainwater for the purpose of flushing WCs.

Reaching the final stage of the hierarchy we will incorporate a low carbon technology to provide heat for the building. It is felt at this time the solution will be in either biomass or CHP form however this decision will be subject to a detailed feasibility study.

Energy Hierachy

Small CHP

Small Biomass Boiler

Flowstow Rainwater harvesting

iGuzzini LEDs

Daylight analysis

Thermography

Natural Ventilation


8.0 M&E

Mechanical

The mechanical services at the Millendreath Spa will provide control of the internal environment in accordance with the Charted Institute of Building Services Engineers (CIBSE). Whilst doing this the solutions developed will also strive to minimise energy consumption and maximise energy efficiency. This will aid in demonstrating compliance with the Building Regulations, namely Part L2A.

Where possible passive measures, such as natural ventilation, will be used. In other areas, such as the swimming pool, where year round mechanical ventilation is required, systems will be designed to recover the maximum amount of energy from the leaving air and feed this back into the facility. Ventilation heat recovery devices will operate with a minimum efficiency of 80%.

It is currently proposed that a small CHP unit will be installed to provide heating and hot water to the facility. The CHP will be driven on natural gas and will reduce the load on the local electrical infrastructure by generating a proportion of its own electricity.

Using their thermal modeling and analysis skills the mechanical engineers will collaborate with the architect to ensure that a suitable balance is struck between glazing, glass types, solar shading and U-Values. This will help ensure that a low carbon building is delivered.

Electrical

The electrical services will provide good levels of lighting (internal and external), small power, data, fire alarm, security and lightning protection. All electrical services shall be designed in accordance with CIBSE guidance, IEE Wiring Regulations 17th edition and any relevant British Standards.

Daylight modeling will be used in combination with the mechanical services thermal model to help better inform the selection of glazing arrangement and properties.

high efficiency light fittings such as LEDs will be used to ensure the minimum amount of energy is used to deliver the desired light levels.

Lighting control systems will be provided to ensure artificial lighting is provided only when there is insufficient daylighting to achieve the prescribed lux levels in the space. This will be achieved using absence detection and light control strategies.

Public Health

The public health services will comply with CIBSE guidance and the Institute of Plumbers (IoP) guidance where applicable. The public health services will also comply with the relevant Building Regulations and British Standards.

Hot and cold water will be provided to the facility in a safe and hygienic manner with great attention paid to both legionella control and water resource management.

Low flow water fittings shall be used throughout in combination with dual flush WCs. Currently being considered is the use of rainwater harvesting for the flushing of WCs to further reduce the load imposed by the new development on the local water infrastructure.

A rainwater drainage system will be provided to convey any surplus rainwater to the below ground system. Given the extent of the green roof it is anticipated that rainwater runoff could be reduced by as much as 80% thus reducing the impact on the below ground system.

ENTRANCE

STORE

SAUNA

TREATMENT ROOM

STEAM

CAFE/RESTURANT

PRIVATE AREA

KITCHEN

PRIVATE AREA

PRIVATE AREA

CHANGING

ROOMS

BOILER ROOM

GYM

TREATMENT ROOM

ANGINGGI

OOMSS

A

OOMSS

PRIVATE AREA

PRIVATE AREA

PRIVATE AREA

CAFE/RESTURANTKITCHEN

GYM

CH

ROR

H

OR

HA

O

4-pipe fan coil unit

Air heating

Underfloor heating

Radiant sail heating

Millendreath SpaSKM01 - Heating StrategyBy: CBHDate: 20/06/12Rev: A

ENTRANCE

STORE

SAUNA

TREATMENT ROOM

STEAM

CAFE/RESTURANT

PRIVATE AREA

KITCHEN

PRIVATE AREA

PRIVATE AREA

CHANGING

ROOMS

BOILER ROOM

GYM

TREATMENT ROOM

ANGINGGI

OOMSS

A

OOMSS

PRIVATE AREA

PRIVATE AREA

PRIVATE AREA

CAFE/RESTURANTKITCHEN

GYM

CH

ROR

H

OR

HA

O

4-pipe fan coil unit

Cooling by AHU

Cooling by natural ventilation

Radiant sail cooling

Millendreath SpaSKM02 - Cooling StrategyBy: CBHDate: 20/06/12Rev: A

ENTRANCE

STORE

SAUNA

TREATMENT ROOM

STEAM

CAFE/RESTURANT

PRIVATE AREA

KITCHEN

PRIVATE AREA

PRIVATE AREA

CHANGING

ROOMS

BOILER ROOM

GYM

TREATMENT ROOM

ANGINGGI

OOMSS

A

OOMSS

PRIVATE AREA

PRIVATE AREA

PRIVATE AREA

CAFE/RESTURANT

GYM

CH

ROR

H

OR

HA

O

Mechanical Ventilation - Mixing System

Mechanical Ventilation - Jet Nozzles

Natural Ventilation

Mechanical Ventilation - Displacement System

Millendreath SpaSKM03 - Ventilation StrategyBy: CBHDate: 20/06/12Rev: A

KITCHEN

Mechanical Ventilation - Extract only

Mechanical Ventilation - Kitchen Supply & Extract


9.0 Structure

Structure

The building is set upon a raised reinforced concrete slab, set high enough to clear the flood water level. The roof is formed from Kerto (laminated veneer lumber), timber and plywood, and supports a green roof that is trafficable by pedestrians.

The superstructure supported by bored reinforced concrete pile, founded in the weather rock layer. Some of the piles will be raked to provide stability through the overlying peat.

Where practical, sustainable sourcing of structural materials will be used. All timber will be sustainably sourced. Recycled or local aggregates and cement replacement will be used in concrete where possible. The rear wall of the building will primarily be off locally sourced stone.


Appendix

A.1 Planning Application Drawings

A.2 Area Schedule


Schedule : Area ScheduleBFLS

Title: A_01 66PorchesterRoadProject: MillendreathSPA&Restaurant LondonW26ETProj No.: 29129 T:02077066166Date : 26.07.12 - rev 00 F:02077066266

Function GEA Occupancy Units Comments

ReataurantSeating 130

PrivateDining 15

Total 145

Kitchen/BOHPasscounter 19

Range 13Prep 10

Potwash 14Coldstore 3Drystore 5

Office 7COSH Inc.

Cleanerscupboard Inc.StaffRoom 10

Total 81

ReceptionReceptiondesk Inc.

Shop 9Toilets 15

Total 24

SpaSwimmingPool 185Changingfacility 18

Steam 23Sauna 49

TreatmentRooms 37Gym 53

Total 365

AncillaryspaceRefuse 12Plant 18

Total 30

Circulation/grossing

Spa 76Restaurant 80

Total 156

TotalNetBuildingsqm 645TotalGrossBuildingsqm 801

Notes:TheareashavebeencalculatedinaccordancewiththeRICS/ISVACodeofMeasuringPractice,6thedition2007usingthestatedoptionsNIA,GIA,GEA.Theyareapproximateandrelatetothelikelyareasatthecurrentstageofthedesign.Anydecisionstobemadeonthebasisoftheseapproximateareas,whetherastoprojectviability,preletting,leaseorsaleagreementsandthelike,shouldmakeallowanceforthefollowing.DesigndevelopmentAccuratesitesurvey,sitelevelsandsitedimensionsConstructionmethodsandbuildingtolerancesLocalAuthorityandStatutoryconsents

Millendreath Spa Design and Access Statement 201207

Documents

Transcript of Millendreath Spa Design and Access Statement 201207