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Commercial Property OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber Commercial Property As a trusted partner in commercial property globally, Arup has helped define the skylines of cities and the quality of living and working environments. Our work continues to evolve with the changing aspirations and challenges of developers, owners and occupants. For further information email: [email protected] 2 & 3 Finsbury Avenue © Arup Associates OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber Contents Over Station Developments Placemaking and Regeneration Retrofit and Refurbishment Development around Transport Hubs ICT and Digital Structural timber Wellness BIM OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber OSDs Thought Piece Case Study Case Study Over Station Developments 1 Oxford Street, London 65 Davies Street, London by Andy Pye for Derwent London for Grosvenor Estates OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber Over Station Developments Developing an OSD can be a paradigm shift for even the most seasoned developer. Andy Pye argues that the key to success is to get in early, understand what’s flexible, be a good listener and manage the interfaces. With increasing densification and reduced access to Getting in early Understand what’s flexible private transport the over station development represents The private developer will find that their influence Success also depends on being able to quickly recognise an opportunity to improve our cities and unlock value in varies depending upon when they get on-board. In an what is flexible and is therefore up for debate. A good previously inaccessible real estate. operational station the developer is likely to find they OSD design team who also have rail side design experi- From the mega schemes above major rail interchanges have limited influence but with a new station, by being ence can often help in this regard. Line-wide standards, to the supermarket next to a suburban rail station OSDs there at the outset, they can achieve some very significant for example, are generally written in stone and cannot be bring together public sector infrastructure operator synergies. challenged but an element of station design responding to and private developer in a rewarding but unfamiliar This was the case in 2008 when the Crossrail Act a local set of conditions such as pedestrian flows, massing partnership. created provision for 10 new stations across central or material choice may be easier to challenge. This article draws on Arup's recent experiences on London. The compulsory purchase orders subsumed One client recently admitted to spending six a number of Crossrail OSDs, including projects with 15,000m2 of central London real estate but also created months and a seven figure sum challenging parts of a Derwent, Cardinal Lysander and Grosvenor. opportunities for buyback of air rights opening-up rare development agreement, only to end up back exactly opportunities for prime develop-ment. Those developers where they had started. The same can be true in design. who engaged from day one have been able to secure It is true that the relationship between public sector some significant conces-sions including relocating operator and the private developer is not an equal one. entrances, modifying the structural grids and flexing the Building a railway trumps a commercial office building apportionment of basement space. nearly every time. However, the OSD is also likely to Derwent got involved early with their latest OSD be an important funding stream, particularly for the and undertook multiple optioneering studies and cost larger OSDs. Well-presented proposals which respect the modelling. As a result they persuaded Crossrail to operational and programme constraints of the railway reconfigure a six storey above ground space into a two whilst delivering measurable value will be difficult to storey below ground space. This resulted in a significant ignore. increase in net lettable area for the OSD, much better Cardinal Lysander realised that they needed to floorplates and greater value for both Derwent and make changes to the station design in order to secure Crossrail. planning for their OSD. They studied the station design, understood its construction and proposed changes which minimised the effects on the station operator. As a result they were able to agree changes to the loading and the structural grid and secured their planning application. OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber Being a good listener Station developers often have little experience in driving value in commercial developments, equally most commercial developers probably have little experience in delivering railways. Added to this a railway project may be so large that it is divided into a series of smaller projects with no one party having a full detailed overview of the station. Designers and contractors can be equally siloed in their experience and knowledge. In this setup understanding the nuances of each party’s position, their concerns, and their drivers and how they understand risk takes a lot of careful listening and a certain degree of translation. Setting things up in the right way helps. Starting early is important so that everybody has sufficient time to explore the designs and the options. Whilst you do not need a full-on station expert on your team, access to a friendly advisor can help to provide perspective and decode some of the peculiarities of the rail industry. To avoid gridlock, design may often need to progress on the basis of “best-guess”, encouraging this and managing the risk can deliver better results than waiting for everything to be fixed. In designing and delivering an OSD there are many technical issues to be negotiated; co-ordinating designs to get the most out of the “shared spaces” at ground and basement 1, accommodating each other’s plant and routing services, isolating noise and vibration from trains, vent fans and tannoys. Supporting a building on top of somebody else’s structure or constructing new foundations present a particular set of challenges. Even seemingly simple issues such as getting utilities connections into the building require careful attention. Grosvenor were concerned about the possible impact that noisy vent shaft fans may have on their OSD. After spending a long time listening to the issues and collecting data they used the Arup Soundlab to auralise the condition inside the OSD offices and help secure improvements in the performance of the tunnel vent shafts. This will help their new office spaces meet the desired BCO criteria and command top Mayfair rents. OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber Managing the interfaces It is said that the devil is in the detail and never is this truer than with an OSD. Preparatory work in understanding the existing construction is key. For existing stations this means diligently checking record drawings against what actually exists on site and undertaking condition surveys and material testing. For new build stations this involves ensuring that the OSD team have access to and understand the latest station design. In both cases lidar surveys, appropriately interpreted, can be useful in accurately determining the as-built structure. Agreeing modifications to the existing stations can be a lengthy process and needs to be identified early. There are strict rules about what can and cannot be done and the processes which must be followed. Incorporating connection designs into the base build station is advantageous where possible and if not it is essential to agree a postfix conces-sion. Tolerances should always be large and good pre-contract construction advice is essential. Grosvenor realised that the crane strategy for their OSD was a key programme driver. By getting their crane bases cast into the station groundslab they solved one of their key interfaces and made key programme gains. Future pipeline Still interested in OSDs? With HighSpeed 2, Crossrail 2, TfL Framework and a number of major NR upgrades there has never been a better time for developing OSDs. The OSDs will form a significant source of funding for our future infrastructure projects and can make positive Andy Pye is an associate director based in our London contributions to our cities. We will all need to work Office. He is a structural engineer who specialises in together to get the best value out of these opportunities. building design and is the project director for 65 Davies Street, London. [email protected] OSDs Placemaking Retrofit Transport Hubs Wellness Digital BIM Structural Timber 1 Oxford Street, London 1 Oxford Street is a mixed-use scheme that builds on the imminent arrival of Crossrail to bolster the large-scale regeneration of Oxford Street’s eastern end. The development consists of two buildings and comprises 35,000ft2 retail and 200,000ft2 of commercial space along with a new 600 seat theatre and a large double storey basement which connects to the surrounding London Underground assets. The opportunity to redevelop these sites arose due to the construction of the new Crossrail station at Tottenham Court Road, and associated upgrade works to the existing London Underground Station. The development is referred to as Over Site Development (OSD). This has required the design team to closely collaborate with Crossrail, over a period of years, to ensure that the Crossrail structure is able to support the new building and enable the future provision of services and utilities. Arup successfully initiated early conversations with London Underground, resulting in critical modifications to the station design so a significant portion of their ‘back-of-house’ plant rooms were placed Visualisations © AHMM below ground. Arup’s pro-active approach combined with outstanding relationship management skills helped the team to provide the building with circa 28,000ft2 of extra above ground, lettable area. The theatre has also provided a unique challenge.
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