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Unit 13 Riverside Retail Park, Warrington

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Unit 13 Riverside Retail Park, Warrington Unit 13 Riverside Retail Park, Warrington Design & Access Statement - March 2014 120381-PL-D&A-260314 1 Introduction The following statement has been prepared by 3DReid in support of the application for Full Planning Permission for the change of use (A3 to A4), extension and alteration of unit 13 of the Riverside Retail Park Warrington. This statement should be read in conjunction with the following associated documents submitted in support of the application; 3520-101A Existing Floor Plan 3520-102A Existing Roof Plan 3520-103A Existing Elevations 3520-112A Proposed Layout Plan 3520-113A Proposed Roof Plan 3520-104 Existing Elevations 3520-114A Proposed External Elevations 1 of 2 3520-115A Proposed External Elevations 2 of 2 Planning Statement Transport Statement Flood Risk Statement 2 Assessment & Evaluation 2 Assessment Physical Context The site is contained within Riverside Retail Park, which is located adjacent to both the A49/ A5061 junction, and the River Mersey within Warrington town centre. Riverside Retail Park contains 14 units; 12 of which are A1 use units ranging in size from between 7,500ft2 and 35,500ft2 (GEA). These units form the northern and eastern boundaries of the visitor parking area on site. In addition to these units there are two A3 restaurant units on the southern and western extremeties of the site. To the immediate north of the site is a series of commercial/ industrial units which continue and bleed into the grain of the rest of the town centre. To the east of the site is a residential area that also features a small number of commercial and industrial units. View of site from front The retail park was developed post-1993 with the site formerly being used for industrial purposes. The application site is unit 13, which is currently occupied by Pizza Hut. View of site from rear Aerial view 4 Siting Unit 13 is sited at the western end of the retail park car park. It is framed by large A1 units to the north and east, with the highway access to the west and River Mersey to the south. Parr Street Sutton Street Wharf Street Residential Industrial/ Commercial Class- A1 Class - A3 Building Heights Within the retail park there are two heights of building present that relate to the specific uses occurring in the buildings.The two A3 use offers on the lower half of the retail park are one storey in height while the remaining A1 units are two storeys in height. In immediate proximity of the site there are two storey structures to the north and the east. To the north there are commercial units that are of a similar height to the retail park units. To the east are a number of domestic properties that although being two storeys in height are significantly lower in height than the commercial buildings because of smaller floor to floor heights. Parr Street Sutton Street Wharf Street 1 Storey 2 Storeys (Domestic) 2 Storeys (Commercial) 5 Design 3 Accessibility The site lies within the Riverside Retail Park, Warrington, to the North of the River Mersey. The principle access to the retail park is to the west (adjoining Unit 13) from Wharf Street, close to the intersection of the A49 and the A5061. There is also a secondary access road, also off Wharf Street to the south of the site. The retail park is reasonably level and is served by a surface level car park. Unit 13 is and will remain single storey, ensuring easy access into and out of it. The new entrance to the building will be level and fully accessible. Left Transport routes, vehicular movement encompassing the retail park. Birdseye looking south Birdseye looking north Approach off Wharf Street Approach inside retail park 7 Use The site is currently used as class A3 and is occupied by the tenant Pizza Hut. The new tenant will be class A4 use, and will be a Harvester - Salad and Grill, which is owned by the Mitchells and Butlers Group. Amount The site area extends to 526sqm and is relatively flat. The existing GIA equals 335sqm (3606sqft) and with a proposed increase of a 71sqm (759 sqft) extension the total proposed GIA is 406 sqm (4370 sqft). A new 48sqm (516sqft) terrace (to take 30 covers) is proposed, accessed from the north elevation, through new sliding/folding doors. Layout The new layout has a shifted emphasis, with the back of house facilities moving further west into the new extension. This shift has allowed for the extension to take the majority of the back of house facilities including stores, chiller, wash up, prep, kitchen, WC facilities, cellar and staff facilities. This has allowed for the majority of the existing building to be given over to front of house customer services, creating an open plan area which provides a more spacious dining experience. The customer experience is further enhanced by the associated external terrace. This also helps to create a more active frontage, not just to Unit 13, but also to the entrance to the Retail Park while lifting the whole ambience of the area. The proposed awnings to the north, east and south elevations also offer a softening to the building. The improvements to the external environment will build on the initiative of the Waterfront Strategic Masterplan which looks to revitalize the land south of the town centre including the Riverside Retail Park. Primary External Materials All of the buildings within the retail park feature a red-mix brick as a primary external material. In addition to this the larger A1 units also use cream coloured insulated panels on the upper half of the buildings at high level. It is proposed that for the extension to the north, a coloured render finish, Ref: S1005-Y30R which closely resembles the cream colour used on the insulated panels else where within the retail park, would be utilised. The roof finish to the extension would be finished with tiles to match the existing. The timber fence to the enlarged service yard will match the current fence. Car Park Provision The car park provision is included within the provision of the main retail park complex. (Please refer to Transport Statement) Servicing and Waste Management A new service yard has been created on the south-west corner of the site, immediately beside the delivery bay. The service yard is 33sqm (355sqft). Sustainability The reuse and renovation of existing buildings is a key opportunity for increased sustainability. The greatest environmental benefits of reuse are achieved by minimizing the input of new construction materials. Retail Park Extents Birdseye looking west 8 9 9 016' Below: Proposed unit 13 layout 13 unit Proposed Below: Above: Existing unit 13 layout 13 unit Existing Above: %JGEMGF 2TQLGEV/CPCIGT #TEJ&GU 5KVG $TCPF $70 6KVNG 4GX 016' $,2 $KTOKPIJCO /KVEJGNNU $WVNGTU4GVCKN.KOKVGF (NGGV5VTGGV % &GUETKRVKQP 4KXGTUKFG4GVCKN2CTM 2TQRQUGF.C[QWV2NCP 9CTTKPIVQP 9JCTH5VTGGV QH/KVEJGNNU $WVNGTU4GVCKN.KOKVGF 6JKUFTCYKPITGOCKPUVJG%QR[TKIJV &TCYP$[ 0WODGT &TCYKPI CD Ä 6JKUFTCYKPITGOCKPUVJG%QR[TKIJV 5ECNG #5K\G &CVG % QH/KVEJGNNU $WVNGTU4GVCKN.KOKVGF 4GX &GUETKRVKQP $[ &CVG (GD $[ &CVG 4GX Ä /KVEJGNNU $WVNGTU4GVCKN.KOKVGF (NGGV5VTGGV $KTOKPIJCO $,2 $TCPF $70 5KVG 4KXGTUKFG4GVCKN2CTM 9JCTH5VTGGV 9CTTKPIVQP 6KVNG 'ZKUVKPI(NQQT2NCP 2TQLGEV/CPCIGT &TCYP$[ 5ECNG #5K\G &CVG %JGEMGF CD (GD #TEJ&GU &TCYKPI 4GX 0WODGT Ä Ä Signage The Signage proposals meet the commercial needs of the tenant. The proposals have also been designed to sit with the design of the existing building, and are a marked improvement on the existing signage which is currently in place. The signage proposals are illustrated in the following three diagrams below. Manifestation: Glazed entrances doors will be provided with logo manifestation, dimensions 100 x 100mm, located at two levels, 900mm and 1400mm AFFL to the foods entrance. Manifestation will also be provide to any glazed screens within the building except for those at levels above ground which form edge protection to the atrium. 10 11 Summary Building Size and Specification > Refurbishment and extension of Unit 13 > Increased floor area by 71sqm > Addition of 48sqm external dining terrace > Change of use from A3 to A4. Environment > Re-use of existing building > Located close to mass transport interchanges. > Work with the Waterfront Strategic Masterplan Framework. Construction Materials > Block with render finish, Ref: S1005-Y30R > Roof tiles to match existing > Timber fence to match existing 12 .
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