Design Realisation Report - HSBC Club 34

DESIGN REALISATION LEVEL THIRTY FOUR PRIVATE MEMBERS CLUB i

CONTENTS

BUILDING CONTEXT BUILDING CONSTRUCTION BUILDING PERFORMANCE BUILDING DELIVERY

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client & briefoverall site plansite short sectionbuilding site detailsite photographstransport nodesopportunities & constraintsurban scalehistorical mapscontemporary mapshistorical photos X2social & economic historysocial & economic contemporaryenvironmental conditionslocal planning informationurban morphologykey building precdents X2area schedulevolumetric studyvolumetric arrangement

original constructionexisting structural analysisproposed structural alterationsstrip out & enabling worksprimary structure precedentssecondary structure precedentsinner skin precedentsoverall structural approachprimary structure principle X2key timber details1: 50 detail - staircase & ribsplunge pool detailskey glazing detailsexternal facade penetrationmateriality

overall performance strategyventilation & heat transferwate heat recovery unitdetailed ventilation study X2thermal & weather linesolar analysisdaylighting strategyacoustic strategymaterial sourcing mapservices strategyfi re strategy - overallfi re strategy - plan detail

team structurefee structureproject fundingmaterial & waste transportationrisk assessmenthealth & safetyprocurementriba work stagesownership & leasingchange of useplanning application approach

DESIGN REALISATION LEVEL THIRTY FOUR PRIVATE MEMBERS CLUB ii

HSBC CLUB 34

A select group of investment bankers in conjunction with the original architect Norman Foster, have employed me to design a secret priavte members club which will occupy a void created in the top 8 fl oors of the HSBC headquarters at Canary Wharf.

The main drivers of the project is its necessity for complete secrecy in delivery and construction, although the intention is to create a ‘trojan horse’ small non member executive suite on the north facade in order to facilitate tranportation of materials, waste and general planning.

This report will introduce the context to the building development and it’s physical, social and politcal settings. It will then demonstrate an approach to the main construction and structural themes, including specifi c details at key junctres as well as an overall approach to the design. The report will then look at an analysis and approach to the proposals performance, including existing analysis and proposed modifi cations. This section will look the environmental conditions created within the building as well as it’s wider impact on the local and global environment. The fi nal section will address some of the key elements and factors to consider to enable the building to be fully delivered. Some of these solutions will be non-standard but the report should demonstrate my knowledge of the industry standard approach in all cases.

DESIGN REALISATION LEVEL THIRTY FOUR PRIVATE MEMBERS CLUB 1

BUILDING CONTEXT


BUILDING CONTEXT

CLIENT BODY

HSBC

HSBC Group have been a banking institution in Canary Wharf from the very beginning of the development and they have decided to invest money through one of their teams into the refurbishment and redevelopment of levels 34-42 of the HSBC Tower at 8 Canada Square. As the changing face of banking continues to evolve, HSBC strives to stay at the forefront of what it’s workforce requires.

CLIENT REPRESENTATIVE

PATRICK BATEMAN

An executive team leader working on level 34 Patrick will be our main contact, and the leading member of the client team. As the most successful investment banker the company has seen in the last 20 years, he has been entrusted with overseeing the completion of this project. Patrick has been part of a team that has made an unprecedented amount of money for the company through a number of unusual research branches. It has therefore become his new project along with a small sub team, to bring Club 34 to the building. He will also be overseeing the confi dentiality agreements that are crucial to this projects success.

BRIEF

PRIVATE MEMBERS ATHLETICS CLUB

Personal grooming and appearance has always been of utmost importance to those at the top of HSBC, as has been the opportunity to compete with those colleagues around you. It has therefore been decided after a series of detailed briefi ng meetings at the most exclusive restaurant in town, Dorsia, that a private members athletics club would be the best way to invest into the futures of the best staff at the company.

The club is to be entirely secret from the rest of the staff within the company and those outside the company. The club must be superbly fi nished with the most exquisite materials to refl ect the exclusivity of the members. The club should supply the members with the spaces they require, nothing more and nothing less.

The club will be served by a dedicated lift core and be situated between fl oors 34 and 42. The fl oorplate is approximately 60 x 60m. The club should be outrageous and without comparison in terms of quality of workmanship and spaces.

CLIENT & BRIEF


BUILDING CONTEXTOVERALL SITE PLAN


BUILDING CONTEXTSITE SHORT SECTION


BUILDING CONTEXT

TYPICAL UPPER FLOOR PLAN

SITE SECTION

BUILDING SITE DETAIL


BUILDING CONTEXTSITE PHOTOGRAPHS


BUILDING CONTEXTTRANSPORT NODES & GROUND FLOOR PLAN


BUILDING CONTEXT

TALLER BUILDINGS

VIEWS OUT

TRAFFIC NOISE

ADJACENT BUILDINGS

OPPORTUNITIES & CONSTRAINTS


BUILDING CONTEXT

Nolli map

This shows the clear gridded layout of the larger site and the high density of the private/offi ce buildings which dominate the area. There are more open areas to the north, but this is mostly made up of the large ring road, so it’s deceptive in therms of being a public space for people to enjoy. The two plazas in central canary wharf, one in front of the HSBC headquarters and one which houses the Jubilee line underground entrances, are well used by the workers of the city, and the bars and food establishments around the base of One Canada Square are always busy around the edges of the working day.

Building typologies & usage

It’s clear that the vast majority of the buildings in canary wharf are made of offi ces1, but the new developments which have mostly been constructed on the peripherals of the site have started to diversify the area. The one key thing that this map does not show is the varying diff erences in building usage at the ground and lower ground fl oors, as there is an extensive shopping mall underground running under Canada square and meeting canary wharf underground. At grade level there is also a high density of bars and restaurants which is not shown in this diagram. The loss of warehouse and industrial space from the original docklands is also evident here, with warehouses limited to major occurrences such as Billingsgate fi sh market.

1 Wood Wharf Masterplan Design & Access Statement, Rogers Stirk Harbour & Partners

URBAN SCALE

offi cesresidentialhotelleisure & servicesindustrytransport


BUILDING CONTEXT

Historical maps

The historical maps of the isle of dogs show the old port trade industry’s impact on the urban landscape, with far more space dedicated to water and larger buildings and warehouses for storage and containers. At this point the DLR link has not been established and so the road and waterways are the main route into the site. The ring road around the wider site is the main access to all the sites. To the north and south of the site there is a higher density of residential buildings with smaller roads. The area has a similar density of buildings as the modern equivalent, with more space dedicated to smaller traditional London terraced dwellings for the local workers, but with large expanses opened up for industry.

Historical aerial

The aerial view of the site shows the extent of the industries impact on the landscape even more clearly than the maps. The main central space which is fl anked by the river on both sides is the more open space. The main road which runs east out of central London and the loops down into the Isle clearly separates the industry from the residential. The aerial shows the industry extending both east and west from the main isle and with no real rail link accentuates the dependence of the area on the river as an access route and means of transportation.

HISTORICAL MAPS & AERIAL


BUILDING CONTEXT

Current maps & information

The modern maps of canary wharf and the wider isle of dogs area shows that the density of the site has actually remained quite similar, the large industrial buildings have been replaced with tall skyscrapers and landscaped open spaces and plazas. The main impact of the modernisation is the new transport links and the reduction in the dependance on the water ways, thus the space devoted to water has decreased. The rail links, both through the underground Jubilee Line and the overground DLR have made the area far more permeable and accessible. The road sys-tem has also been extended breaking down the space even further. The southern and northern areas of the wider site are still mostly residen-tial and highly dense, although the height of the south blocks has in general increased from low level dwellings to apartment blocks.

Current aerial

The current aerial shows the main development that has happened to the area in terms of urban scale, with the addition of high rise offi ce blocks, and the O2/Millennium Dome. Much of the wider site has stayed quite similar to the historic aerial, which makes the dramatic transformation of the central site even more prominent. The O2 arena has also had a dramatic impact on the wider east side1, changing the usage of the area from indus-trial to public arts and leisure, although the over-all urban density and scale has actually remained quite similar. Canary Wharf itself has very little in terms of weekend and evening activity, espe-cially at street level, and has a vastly diff erent population between the hours of 9am and 5pm

1 http://www.stadia-magazine.com/news.php?NewsID=29380

CONTEMPORARY MAPS & AERIAL


BUILDING CONTEXT

Historical trade and the docklands

In 1802 the West India Docks opened and were considered to be the country’s greatest civil en-gineering structure of its day.1

The docklands of London city became the world’s largest port and stretched from St Kath-erines by the Tower of London right through to Barking.The docks would continue to thrive and develeop over the next 200 years although the largest growth occured in the 19th century. The are became associated with a unique lifestyle due to the respective wealth and prosperity. The main industries were ship repair, heavy en-gineering, food warehouseing and distribution and the import of raw materials such as tobacco, timber & animal skins

1961 saw the peak year for the docks when over 60 million tons of cargo was handled. Until the mid 1960’s, Canary Wharf was a cargo ware-house at the centre of West India Docks at the heart of Docklands. With the exception of the buildings at West India Quay all the original warehouses on the Isle of Dogs have been now been removed.2

The technology boom of the 1960s and 70s meant that the London Docklands could no long-er keep pace with its competitors and it is in this period that we begin to see the decline of the industries in the area, over the next 5 years over 150,0o0 local jobs were lost. This was equivalent to nearly 2% of the entire popoulation of Britain at the time.

1 http://www.canarywharf.com/aboutus/Who-We-Are/Our-History/1800s/2 ibid

HISTORICAL PHOTOGRAPHS


BUILDING CONTEXTHISTORICAL PHOTOGRAPHS


BUILDING CONTEXT

The LDDC was put together in 1980 as an urban planning committee to oversee the redevelop-ment of the east London docks. 1

One of their fi rst major achievements was the construction of the DLR. The funding for which was secured in 1983. The expansion of the rail network into east London also facilitated the conception of London city airport.

The LDDC successfully tackled the widespread multiple market failure which prevailed in the London Docklands in 1981. Failures in land, hous-ing and commercial property markets have been addressed and labour market failures have been alleviated by a combination of training projects, improvements in accessibility in and out of Dock-lands and the creation of new local jobs.

The LDDC was not universally acclaimed by a long way, and local residents staged numerous campaigns throughout the duration of the pro-gramme against some of the developments. The LDDC claim that over the period they existed the programme generated substantial benefi ts spe-cifi cally for local communities and residents. The amount of new social housing is higher than it would have been in the absence of the Corpora-tion.

The LDDC faced widespread allegation and ru-mour of corruption. Local residents felt that they were promised much in the way of a voice within the development, and that it would genu-inely lead to local jobs and housing, but that in actual fact they were shut out of all consultation and discussions and that the promises that were made weren’t kept, despite the LDDC keeping them hostage to agreements made at the begin-ning of the process. 2

There can be little doubt that the ‘local’ popula-tion of the Canary Wharf of old, have little to do with the shiny skyscrapers and towers of fi nance that dominate the area now, whether they have felt the benefi t in other ways, in the money that has been brought to the area, is probably up for discussion.3

1 http://www.lddc-history.org.uk/lddcachieve/index.html2 http://www.guardian.co.uk/news/2004/may/12/guardianobituaries.politics3 http://www.guardian.co.uk/commentis-free/2012/may/15/canary-wharf-east-london-myth

SOCIAL & ECONOMIC HISTORYSOCIAL & ECONOMIC HISTORY


BUILDING CONTEXTSOCIAL & ECONOMIC CURRENT CLIMATECanary Wharf has established itself as one of the leading banking districts in the world.1 It is home to the headquarters of numerous banking organisations, both national and international. Its growth was unparalleled worldwide and only made possible by the temporary planning conditions that were granted to the site which waived the normal time periods for consultation and granted planning permission on outline performance targets rather than design.2

It is still expanding and growing now,3 and always looking to new market trends to ensure that the same loss of trade and commerce is not felt again in the area. The genre of company is changing as well, moving away from entire buildings dedicated to one fi nancial service company or bank, and now smaller more bespoke fi rms, creative industries based around web design and public relations.4

1 http://www.canarywharf.com/aboutus/Who-We-Are/Company-Overview/2 http://www.lddc-history.org.uk/lddcachieve/index.html3 http://www.telegraph.co.uk/fi nance/news-bysector/constructionandproperty/9023224/Canary-Wharf-pays-90m-for-adjacent-site-to-expand-by-a-third.html4 http://www.bdonline.co.uk/news/analysis/the-changing-face-of-canary-wharf/5047378.article


BUILDING CONTEXT

Orientation

The most exposed facade of the building is the north side as all three other sides are protected from the sun path by other high rise buildings. The HSBC building is taller than both buildings di-rectly to the east and west so it will receive some evening and morning sunlight throughout the year. The lower levels of the building will have restricted direct sunlight for most of the year, but this will be even more pronounced during the winter, where direct sunlight will only occur during the midday hours. The north side of the building is completely exposed as there is noth-ing of the same scale as the canary wharf build-ings in this direction meaning natural light from ambient skylight will be plentiful all year round.

Wind rose

The prevailing winds on the site mainly come from the south west and north east. The south west of my site is well protected by the high rise buildings which surround the park in front of it. However the rear of the building faces out onto the water at the north of the site meaning that the north easterly winds will have an eff ect on that side of the building.

Average climate information

Canary wharf is reasonably average in terms of UK climate. The average temperature even dur-ing summer doesn’t reach much over 21 degrees and during winter doesn’t get below 0. This means heating is more likely to be an energy fac-tor, although this doesn’t take into account heat generated by building program which is com-monly a problem especially in offi ce buildings with high computer usage. Rainfall on the site is pretty consistent throughout the year, even through the summer months.

ENVIRONMENTAL CONDITIONS


BUILDING CONTEXT

Fig 13. The key diagram showing the strategic elements to the delivery of the Tower Hamlets spatial vision

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Local planning information

Canary Wharf falls within Tower Hamlets bor-ough. They have a borough wide plan for devel-opment and construction. Canary Wharf is still seen as a key area to develop as it looks to ex-pand and grow further. They are also, important-ly, looking to diversify the typologies and uses of buildings in the area, moving away from offi ces and fi nancial services.

“Tower Hamlets will play a signifi cant part in developing London as a successful, sustainable, global city. It will prosper through sustainable regeneration which stems from the major eco-nomic hubs of Canary Wharf, the City and Strat-ford. This will fi lter down to the connected net-work of vibrant and regenerated locally distinct places that has evolved from the borough’s rich history. From Spitalfi elds to Poplar and from Canary Wharf to Bow, each place will have a distinct identity, role and function but all will be well designed, vibrant, and above all, a great place to live.” 1

This spatial vision is underpinned by a number of key principles which guide and steer the Lo-cal Development Framework and its long term implementation:

- Optimise the use of land - Integrate movement and land use - Reinforce a sense of place - Work in partnership - Conserve and reuse resources - Diversify and grow the economy - Good design from the outset - Evidence based decisions - Support community cohesion - Live within environmental limits - Support human health and wellbeing - Access to nature and open space

1 http://www.towerhamlets.gov.uk/lgsl/851-900/855_planning_consultation/consulting_on_the_ldf.aspx

LOCAL PLANNING CONDIITIONS


BUILDING CONTEXT

3d site progression

1991 - the fi rst phase of construction of the mas-terplan included the centre piece tower, One Canada Square, designed by Cesar Pelli archi-tects, as well as smaller more peripheral build-ings.1

2003 - the second phase of construction took slightly longer than the fi rst, due mainly to the fi nancial problems that the main contractor and owner ran into post the completion of One Can-ada Square. The main building wasn’t fully occu-pied until some years later.

2010 - the most recent phase of construction has been buoyed by a reasonably high level of investment until the even more recent economic downturn and the main focus of construction has been in attempts to diversify the area and encourage more evening and weekend activity in the area. Two of the tallest residential towers in the UK have been constructed to try and en-courage the vast work force of canary wharf to stay locally and invest in the local community.

1 http://www.canarywharf.com/visitus/

URBAN MORPHOLOGY


BUILDING CONTEXT

One Canada square

One Canada Square was London’s fi rst skyscrap-er and the centrepiece of Canary Wharf, one of the largest private developments in the world.1

This 48- story tower, is a simple square prism terminating with a pyramidal top. This clear and strong form creates a landmark readily identifi -able from all directions. Clad in linen- fi nish stain-less steel panels, the tower softly refl ects Lon-don’s gray and misty atmosphere. The tower’s corners are inverted, making the building appear taller and thinner. The articulated corners also bring natural light to the interior, including the inner ring of corridors on each fl oor.

The tower is joined by a retail and assembly build-ing, which includes shops and restaurants as well as a winter garden with adjoining meeting and exhibition rooms. The retail and assembly building hosts performances and events, and is equipped with fl exible stage lighting and sound systems as well as a portable stage and seating.2

The lobby of One Canada Square also connects to the Dockland Light Railway Station, the gate-way to Canary Wharf. Located at the centre of the retail building, the station connects to the tower, the retail complex and the adjacent build-ings via a network of shopping concourses on multiple levels. With its glass- and- steel vaulted roof, the station is a modern reinterpretation of London’s great 19th century railroad stations.

1 http://www.skyscrapernews.com/buildings.php?id=482 http://www.canarywharf.com/workwithus/Th e-Estate/One-Canada-Square/

KEY BUILDING PRECEDENTS


BUILDING CONTEXT

HSBC Headquarters, Shanghai

The new building was designed by Norman Fos-ter and from the concept to completion, it took 7 years (1978–1985). The building is 180-metres high with 47 storeys and four basement levels. The building has a module design consisting of fi ve steel modules which were prefabricated in the UK. 30,000 tons of steel and 4,500 tons of al-uminium were used. The building’s modular de-sign enables it to be dismantled and moved, this was to provide for the possibility of a disrupted handover to the People’s Republic of China in 1997. 1

The building is also one of the few to not have elevators as the primary carrier of building traffi c. Instead, elevators only stop every few fl oors, and fl oors are interconnected by escala-tors.

The building form is articulated in a stepped profi le of three individual towers, respectively twenty-nine, thirty-six and forty-four storeys high, which create fl oors of varying width and depth and allow for garden terraces. The mast structure allowed another radical move, pushing the service cores to the perimeter so as to cre-ate deep-plan fl oors around a ten-storey atrium. A mirrored sunscoop refl ects sunlight down through the atrium to the fl oor of a public plaza below a sheltered space that at weekends has become a lively picnic spot. From the plaza, es-calators rise up to the main banking hall, which with its glass underbelly was conceived as a shop window for banking.

The bridges that span between the masts de-fi ne double-height reception areas that break down the scale of the building both visually and socially. A unique system of movement through the building combines high-speed lifts to the re-ception spaces with escalators beyond, refl ect-ing village-like clusters of offi ce fl oors. From the outset, the Bank placed a high priority on fl exibil-ity. Interestingly, over the years, it has been able to reconfi gure offi ce layouts with ease, even in-corporating a large dealers room into one fl oor - a move that could not have been anticipated when the building was designed.

1 http://www.fosterandpartners.com/projects/hongkong-and-shanghai-bank-headquarters/

KEY BUILDING PRECEDENTS


BUILDING CONTEXT

HIGH INTENSITY UNIT LOW INTENSITY UNIT

12221

2

1

11441

211

x racquetball courtx squash courtx billliards roomx table tennis roomx climbing wall

x changing rooms associated storage/facilitiesx cocktail bar & lounge

x 33.5 metre swimming poolx 4.5 metre square plunge poolx saunax steam roomsx jacuzzi

x changing roomsx smoking roomx sitting room

AREA SCHEDULE


BUILDING CONTEXT

64009750

2130

4570

squash court

sauna / steam room

plunge pool

6100 12200

6100

raquetball court

changing facilities

35601770

4720 6550

snooker table room

27501500

4120 8500

table tennis room

smoking, drawing, sitting rooms- various

4000

50002500

3000

3500 4000

2100

2400 2400 5000

45004500

6000

6000

VOLUMETRIC STUDY


BUILDING CONTEXT

RAQUETBALL COURT

SQUASH COURT

BILLIARDS ROOM

TABLE TENNIS ROOM

TABLE TENNIS ROOM

TERRACE BAR

SQUASH COURT

SITTING ROOM

LOCKER ROOMNON MEMBER SUITE

TERRACE

VOLUMETRIC ARRANGEMENT


BUILDING CONTEXT

SMOKING ROOM

SAUNA

SAUNA

PLUNGE POOL

JACUZZI

TERRACE

LOCKER ROOMS 33.5M SWIMMING POOL

VOLUMETRIC ARRANGEMENT


BUILDING CONSTRUCTION


BUILDING CONSTRUCTIONORIGINAL BUILDING CONSTRUCTION


BUILDING CONSTRUCTIONORIGINAL BUILDING CONSTRUCTIONCONSTRUCTION FACTS & FIGURES, TIMELINE & INFORMATION

Construction began in January 1999 with the boring of the building’s substantial deep pile foundations. During spring, the concrete core rose steadily with approximately 100 workers on site each day, increasing monthly by several hundred to over 1000 at the end of 1999.

As is usual with tall buildings, operations were fast-tracked, and the hybrid built form of a concrete core with steelwork fl oors and perimeter columns allowed erection to proceed rapidly.

The core formwork was self-climbing, with one central tower crane rising with the core and perimeter tower cranes left free to lift the steelwork, the fl oors being constructed at the rate of one per week. To start the steelwork as early as possible, the steel columns begin at pile cap level, rising through four basement levels of concrete construction before the fi rst steelwork fl oor at level 1, allowing erection of the steelwork superstructure to start before the basement was completed.

The columns are generally 356mm x 406mm throughout, with plating added across the fl anges in the lower storeys to give a constant inside fl ange line, simplifying the splices and the edge beam connection to the inner face of the external fl ange. This detail allowed for constant cladding to- perimeter-beam and core-wall-face-to-perimeter-beam dimensions, thus maximizing the use of standard length secondary beams.1

1 http://www.arup.com/_assets/_download/C27CDFAE-FA3D-3093-217B92CB1498B02C.pdf



EXISTING STRUCTURAL SYSTEM

OVERVIEWThe core is constructed from concrete and the rest of the fl oorplate and the facade are supported off a steel beam and column structure.

PRIMARY CONCRETE COREThe main core is made up of 6 smaller cores which are constructed in concrete. The corner four cores contain the vertical transportation for the building. This is phased so that each lift core only serves 10 fl oors and as the building rises these drop off as necessary.

SECONDARY STRUCTUREIn addition to the primary concrete, there is a layer of steel structure which forms the central box core and supports the risers, fi re escape staircases and also extends beyond to brace the facade back to the core. This secondary structure also includes the exterior beam which supports the columns and the curtain wall facade.

TERTIARY STRUCTUREThe fl oorplate is supported on a series of smaller steel beams which are organised on a 4.5 metre grid. Whilst they provide stability to the fl oorplate and the overall volume, they are not essential to the building structure, provided that some additional bracing is off ered at key levels. 1


EXISTING STRUCTURE ANALYSIS


BUILDING CONSTRUCTIONPROPOSED STRUCTURAL ALTERATIONS

EXISTING STRUCTURAL SYSTEM

An initial study of how the structure could be altered to accommodate the larger volumes of my program led me to study the existing steel work as a 3D grid and analyse whether members could be taken out at certain points and be strengthened with new verticals that transfer the weight and stress back down onto the lower cores.1

KEY INFORMATIONThis means that at fl oors 34-42 there is only the 2 central cores and one corner core. This will be the main structure that I use to support and cantilever the structure of my building. The steel structure, will be adapted and mostly removed to allow the construction of my proposal. The only pieces that remain will be to support the facade, which will be almost entirely retained




PROPOSED STRUCTURAL ALTERATIONS

PRIMARY CONCRETE COREThe concrete core will remain mostly the same as existing, with some new openings made for access and some key cantilevers like the swimming pool. The core is able to withstand these alterations as extensive stress studies were undertaken when the building was initially constructed and the alterations will be quite minor. The main structural timber will be cantilevered off the structure with additional support coming from the main retained steels where necessary.

PRIMARY STEEL SUPPORTSThe facade will need additional support the majority of the fl oor plate beams are removed in order to free up the internal volume. Structural engineer analysis shows that a new internal large frame which occurs every 3 fl oors to support the facade back to the core walls would be the most effi cient solution for the space. All external beams and columns are retained.

NORTH FACADE STRUCTURE AND SUPPORTAdjustments to the north facade to accommodate a new executive entertainment suite and changes to the curtain walling will require alterations to the north facade structure. This can be accommodated by bracing the existing structure back to the new support system while the alterations take place.

FLOORPLATEThe lowest fl oorplate which will form the division between the volume that contains the members club and the standard offi ce place will require some structural reinforcement to support the 25mm of water.

PROPOSED STRUCTURAL ALTERATIONS



STRIP OUT, DEMOLITION AND ENABLING WORKS

PHASE ONEEviciton of current tenants and relocation of desks and staff to lower fl oors. Hot desking and work from home schemes implemented. Removal of current furniture and loose items to take place in off peak hours through the existing goods lifts.

ENABLING WORKSInstallation of construction lift on north facade.

PHASE TWODemolition and removal of all internal partitions that are not part of the structural core walls. Removal of all wall and ceiling fi nishes and stripping out of unecessary existing services.

PHASE THREEStrip out of existing fl oor fi nishes, raised fl oor construction and all underfl oor services. Bare steel structure to remain.

PHASE FOURRemoval of 12 panels of glazing from fl oor 34. Strip out of all associated fi ttings.

PHASE FIVEConstruction of new major structural bracing at key nodes. New structural steels to be constructed at fl oors 34, 36 and 38.

PHASE SIXRemoval of all extraneous fl oor support structural steel beams.

PHASE ONE PHASE TWO PHASE THREE

PHASE SIXPHASE FIVEPHASE FOUR

STRIP OUT, DEMOLITION & ENABLING WORKS


BUILDING CONSTRUCTIONPRIMARY STRUCTURE PRECEDENTSThe primary structure which encases the program and the circulation and informal spaces is a series of large roughly ‘C’ shaped hardwood ribs. The intention is to create an ribbed undulating surface on the exterior of the proposal that protects like a rib cage the program and spaces within in. Examples of similar structures are:

YELLOW TREE HOUSEPacifi c Environment Architects constructed this treehouse in New Zealand as a tem-porary pop up cafe. In a similar way to this proposal there is an internal structure which supports the main fl oorplate and then these ribs wrap the space.

GENEXIS THEATREThese ribs are made of plywood and are spanned in between by folded aluminium. In perspective however they give a similar eff ect as what we would expect to see on the exterior of this proposal.

CHELSEA WORKSPACESda Architects have created this built in desk and storage unit. Whilst on a much smaller scale than these proposals it is the use of ‘guide lines’ that you can see the ribs rise and fall against that will be useful in design.

ZMIANATEMATUSimilar to Genexis theatre in that these ribs envelope the program and undulate to cre-ate focal points and spaces.


BUILDING CONSTRUCTIONSECONDARY STRUCTURE PRECEDENTSA secondary structure will be require to bridge the gap between the more struc-tured primary C ribs and the more fl uid and free inner skin. A ‘waffl e’ like structure will be employed, similar to children’s Air Fix modelling in that each piece can be notched into the next piece until the overall form is created. This method will allow more fl uid forms to be create internally whilst keep-ing weight to a minimum which will be a re-quirement of the project as it is cantilevered off an existing core.

PROTOTYPE ONEThis is an example of a prototype that has been created for the client to view, of how the glazed squash and racquetball halls could be supported off this external grid structure

SEVILLE PAVILIONWhilst the scale of this project does little for it’s overall appearance, the structural princi-ples behind creating a very smooth surface from a notched set of perpendicular timber beams is what the secondary structure level will be aiming to perform.

WASHINGTON ARCHITECTURE SCHOOLPavilion DesignWhilst neither the timber or the plastic here provides any kind of structural support, the piece is purely sculptural, it is this gradual fade in and out of the internal surface and the external ribs which I think could make a fantastic fi nish.


BUILDING CONSTRUCTIONINNER SKIN PRECEDENTSThe inner skin is intended to be a sculpted and smooth volume, as though it has been carved out of one large piece of beautiful timber. This volume will be protected and caged by the principle rib structures but will fold and bend to create staircases, seating arrangements etc.

LA MAISON UNIQUEHeatherwickUsing the folds of a surface to wrap up a number of stories to create this staircase we can learn that a relatively skinny pro-fi le can be created and still be structural strong enough to bear its own and imposed weights.

REINDEER STATIONSnohettaThe denseness that you feel from the wood is the type of quality that we are looking to achieve in this project. Immediately the viewer understands the depth and weight of the pieces of wood used to sculpt this space.



GLULAM STRUCTURAL WALLS CANTILVERED OFF EXISTING CORE TO CREATE ‘BOOKENDED’ SPACES TO CONTAIN FORMAL PROGRAMS

THIN ‘WRAPPED’ VENEER INTERNAL VOLUME WHICH CREATES STAIRCASES, BALUSTRADES, SOCIAL SPACES AND CIRCULATION ROUTES. SUPPORTED OF SECONDARY ‘WAFFLE’ STRUCTURE

LARGE HARDWOOD TIMBER ‘C’ SECTIONS EN-CLOSE THE SPACE. THE SPACE BETWEEN THESE MEMBERS AND THE INTERNAL WRAP CREATES A SERVICES AND INSULATION VOID

GLAZING SITS IN THE SPACES WHERE THE ‘C’ SECTIONS CHANGE SHAPE AND NO LONGER ALIGN.

SERVICE AND INSULATION VOID

OVERALL STRUCTURAL STRATEGY



STRUCTURAL RIGIDITY

STRUCTURAL RIGIDITY

x

x

x5

x5

PRIMARY STRUCTURE PRINCIPLES‘C’ SECTION RIB PRINCIPLES

There are 2 types of ‘C’ Ribs in this design, each which holds its structural rigidity slight-ly diff erently. This allows diff erent types of space to be created inside them.

The ‘BLUE’ rib holds its structural integrity in the large edge parrelell to the core. It works as a frame and stress is transferred laterally until it reaches a point at which to return to the core. The ribs are spaced at 400mm so the lateral support from other ribs also contributes to this. Whilst the ‘C’ shape is the structural core to these pieces, as long as the original shape is maintained, the shape can be embellished to create the undulating curves that the precedents have explored. We can also add timber to create balustrades and handrails, as shown here. This ribs is used where 2 fl oors which both need high ceilings are stacked vertically, allowing a much smaller ceiling void.

The ‘RED’ rib holds its structural integrity in the top and bottom of the ‘C’ and is much more a cantilever from the existing core. The larger member takes the stress and weight back to the core immediately. Again the original ‘C’ shape can be warped and added to as long as the original ‘C’ remains in tact. These ribs are more useful when there are larger circulation and meeting spaces around the programs as the slimmer edge member means more glazing will occur and the spaces will be lighter.


BUILDING CONSTRUCTIONPRIMARY STRUCTURE PRINCIPLES

This diagram illustrates the overall principles and process behind the primary rib structure and it’s form. The design began with a basic series of the ‘C’ ribs the two diff erent forms being selected where they were most appropriate. This wrap ensured that the program and circulation space would be fully supported and enclosed.

The next step was then to start to add to and deform the rigid lines of the fi rst stage to give a more enjoyable and interesting sculptural form from the rib cage. This could probably be taken further still but will require further investigation.



CONNECTION FROM WOOD RIB TO CORE

The connection from the timber ribs to the concrete existing core is a very simple one which would just involve it being steel plated and bolted through.

HARDWOOD RIB SPLICE DETAIL

The hardwood ribs are too large to be created out of one piece of wood, so many pieces of timber will need to be spliced together to created the total construction. This will also enable on site construction of the ribs as they can be transported in pieces and the as-sembled within the existing facade. This splice is one of the most diffi cult to create due to the hollowed out T shape in each member. The detail is identical on both sides of the splice.

RIB, SECONDARY STRUCTURE AND SPRUNG FLOOR DETAIL

All of the sports programs require ‘sprung’ fl oor detailing, which al-lows the timber fl oor to give ever so slightly to ensure that the balls and players can bounce off the fl oor with more ease. This is the main reason that the existing fl oorplate cannot be utilized as the raised fl oor offi ce fl oorplate standard that exists in the building currently is not suitable for this, and cannot be adapted easily.

KEY TIMBER DETAILS

INTERNAL FLOOR FINISH

SECONDARY STRUCTURE

‘SPORTS’ CRADLE

SHOCK ABSORBER

HARDWOOD RIB



RIGID STABLE END WALLS300MM GLULAM CANTILEVERED

FROM EXISTING CORE

STRENGTHENED DOUBLE GLAZED WALL

MAJOR LOAD BEARING HARDWOOD RIB

INTERMEDIATE ‘WAFFLE’ STRUCTURE PROVIDING LATERAL RIGIDITY AND

SUPPORTING INNER SKIN

INSULATION SERVICES RUN THROUGH THIS INTERMEDIATE ZONE

VENEER INNER SKIN 8MM EXOTIC WOOD VENEER, WIDTH 500MM

1:50 DETAIL - STAIRCASE, RIB & INNER SKIN



WATER PUMPED BACK ROUND THROUGH SERVICE VOID TO BE RETURNED AT THE TOP OF THE POOL

GRADUAL SLOPE AT BASE OF PLUNGE POOL ENCOURAGES MOVEMENT OF WATER THROUGH THE SYSTEM

WATER WASHES THROUGH RE-CESSED FILTER TO SKIMMER

WATERPROOF RESIN SCREED

WATERPROOF TIMBER PANELS

HARDBOARD PANELS - SEALED JOINTS

TIMBER BATONS - CHAMFERED TO CREATE FALL FOR DRAINSTRUCTURAL HARDWOOD RIBS

ZONE FOR INSULATION AND SERVICE RUNS FLEXIBLE BRAZILIAN ROSEWOOD VENEER

PLUNGE POOL DETAILS



GLAZED WALLS TO COURTS WITH STRUCTURAL GLAZED FINS STEPPED FRAME DETAIL FOR GLAZING BETWEEN HARDWOOD RIBS

40MM

120MM

KEY GLAZING DETAILS


BUILDING CONSTRUCTIONEXTERNAL FACADE PENETRATION DETAIL

1:50



EBONYBRAZILIAN ROSEWOOD AFRICAN BLACKWOOD OLIVE WOOD GLAZING AMBOYNA BURLBRONZE

MATERIALITY


BUILDING PERFORMANCE



HIGHER CEILINGS

LOWER CEILINGS

COOL AIR BROUGHT IN AT LOW LEVELS

HOT AIR TRANSFERRED FROM HIGH LEVELS

OVERALL PERFORMANCE STRATEGY

DAYLIGHT FROM THE SOUTH FACADE STREAMS DOWN THE EDGES OF SPACES AVOIDING DIRECT LIGHT OR GLARE

CIRCULATION AND OPEN SPACES WELL LIT THROUGH SOUTH AND NORTH FACING GLAZING

SEPARATION FROM LOWEST FLOOR PROVIDES SOME ACOUSTIC INSULATION FROM LOWER WORKIN FLOORS



HIGH IMPACT SPORTS PROGRAMS LOCATED IN THE VERTICALLY ORGANISED BLOCK. THERE WILL BE A HEAT HARVESTING SERVICE SOLUTION PLACED HERE THAT DRAWS OUT THE EXCESS HEAT IN ORDER TO COOL THE ROOMS.

LOW INTENSITY QUIET SPA ACTIVITIES. STEAM ROOMS, SAUNAS AND SWIMMING POOLS ALL REQUIRE LOTS OF HEAT.

MAIN REQUIREMENTS: COOLING

MAIN REQUIREMENTS: HEATINGHEAT TRANSFER SYSTEM. HEAT FROM THE SPORTS BLOCK IS USED TO HEAT THE SPA FACILITIES. THIS SYSTEM MEANS THAT UNNECESSARY UNSLIGHTLY SERVICES AND AIR CON FAN UNITS CAN BE MINIMISED.

VENTILATION & HEAT TRANSFER STRATEGY



HIGHER TEMPERATURE EXHAUST AIR FROM SPORTS COURTS

WASTE HEAT RECOVERY EXCHANGER TURNS EXCESS HEAT INTO ELECTRICITY WHICH IS THEN TRANSFERRED TO THE WATER BOILER TO HEAT THE WATER

COOLED STALE EXHAUST AIR IS DUCTED TO THE ROOF

WATER BOILER WILL REQUIRE ADDITIONAL HEATING BUT THE HEAT RECOVERY EXCHANGER WILL REDUCE THIS NEED

WASTE HEAT RECOVERY UNIT SYSTEM



COOL AIR FED IN FROM EXISTING RISERS THROUGH THE FLOORPLATES

HIGH CEILINGS IN CIRCULATION ROUTES ALLOW THE HEAT TO RISE

EXTRACT AT HIGH LEVEL TAKES EXCESS HEAT AWAY FROM THE SPACES AND MOVES IT TO THE OTHER UNIT

GLAZED SIDE WALLS TO SPORTS SPACES ALLOW HEAT TO ESCAPE QUICKLY.

DETAILED VENTILATION STRATEGY



LOWER CEILINGS RETAIN HEAT WITHIN SPACES

PLUNGE POOOL NEEDS TO BE KEPT VERY COLD, SO TALL SPACE TO ALLOW HEAT TO RISE AWAY FROM WATER AND COOL WATER INPUT FROM THE BOTTOM

STEAM ROOMS REQUIRE HUGE AMOUNTS OF HEAT, SUPPLIED DIRECTLY FROM RISERS WITHIN CORE

MAJOR HEATING FOR MAIN POOL AND SAUNAS SUPPLE-MENTED FROM HEAT EXCHANGE

DETAILED VENTILATION STRATEGY


BUILDING PERFORMANCETHERMAL ENCLOSURE & WEATHERLINE



MARCH DECEMBER JULY

SOLAR EXPOSURE ANALYSIS

DAYLIGHT HOURSAn analysis of the solar exposure of the existing building shows that the surrounding buildings of Canary Wharf actually shield it from much of the direct sunlight with the image from March being indicative of the majority of the year. This shows that the spaces that require cooling should be located on the West of the building as this the facade that should receive the least solar gain, whilst still getting some sunlight to provide natural daylighting for the spaces. It also shows that spaces that require heating should be located as close to the top of the building as possible, as during the winter when heating is the biggest priority the angle of the sun means the top few fl oors of the building receive a reasonable amount of direct sunlight.


BUILDING PERFORMANCEDAYLIGHTING STRATEGY

LIGHT IS KEPT OFF PLUNGE POOL WHICH MUST BE KEPT COLD FROM CAREFUL PLACEMENT OF NEIGHBOURING PROGRAM

LOTS OF LIGHT IN THE MOST SOUTHERN FACING PART OF THE PROPOSAL, THE LONG SWIMMING POOL

VERTICAL STACKING OF PROGRAM MAKES THE MOST OF OPENING UP THE SOUTHERN FACADE TO DAYLIGHT

KEY DAYLIGHTING STRATEGY IS TO LET LIGHT FLOOD IN DOWN CIRCULATION ROUTES WHICH WILL LIGHT THE PLAYING SPACES OBLIQUELY THROUGH THE GLAZED WALLS, WHILST HAVING NO GLAZED SOUTH FACING SURFACES MEANS GLARE AND OVER HEATING WILL BE AVOIDED

MORE PRIVATE PROGRAMS SUCH AS LOCKER ROOMS ARE KEPT TO THE NORTHERN SIDE OF THE BUILDING

LIGHT FROM THE SOUTH STREAMS IN DOWN THE EDGES OF SPACES, PROVIDING DAYLIGHT BUT AVOIDING GLARE


BUILDING PERFORMANCEACOUSTIC STRATEGY

BUFFER ZONES OF CIRCULATION SPACES ACT AS ACOUSTIC BARRIERS TO NOISY SPORTS COURTS

POTENTIAL ACOUSTIC RISK WITH NOISE BEING TRANSFERRED DOWN THROUGH THE CORES.

WHOLE PROPOSAL IS LIFTED OFF THE BOTTOM FLOOR CREATING AN ACOUSTIC CUSHION TO THE STANDARD WORKING FLOOR BELOW

TALL CEILINGS AND NOISY PLUNGE POOL IS A HIGH ACOUSTIC RISK, IS MINIMISED BY ITS LOCATION AT THE TOP OF THE DEVELOPMENT

DOUBLE SKIN AND ACOUSTIC BARRIERSDouble skin construction also works as an acoustic baffl e with the sound trapping in between the two surfaces between the ribs. Timber is also a high absorber of sound and as this gap between the two surfaces will also be insulated for thermal reasons, this will also add to the acoustic properties of the space. As the entire proposal is separated from the rest of the building fl oors by at least 3m this air gap should provide suffi cient protection from sound. The main concern is the transfer of sound down the cores. The concrete cores will not absorb the sound well, and as all of the spaces meet the core at some point this would be the main concern although the inner skin and void does still provide some protection it may be the case that a further layer of acoustic insulation is needed at certain critical points.



BRAZILIAN ROSEWOODBRAZIL

AFRICAN BLACKWOODSENEGAL

OLIVE WOODGREECE

CHERRY WOODTURKEY

TEAKMYANMAR

AMBOYNA BURLMALAYSIA

EBONYINDONESIA

MATERIAL SOURCING MAP


BUILDING PERFORMANCESERVICES SCHEMATIC

SERVICES STRATEGY ‐ EXISTING

The existing service strategy works on the same convention that most skyscraper offi ce systems work on. There are central risers which run the height of the building and a plant fl oor at the bottom and top of the building. The HSBC building is slightly diff erent as it has two lower fl oors, one in the basement and one on the 8th fl oor. The 8th fl oor is home to most of the I.T. servers and other services which require more frequent updating and maintenance. The extract and intake is both from the roof, as part of the Canary Wharf wide strategy to keep the pedestrian zone clean from pollutants.

On the lower standard work fl oors the services run out through the ‘street’ in the core and then distribute evenly around the fl oor plate using a ring and fi ngers layout.

SERVICES STRATEGY - NEW

This proposal will be using the existing service risers to take all electrical, air and water but it will be employing a vertical loop system rather than a horizontal loop to move the services around the proposal itself. This is due to the orientation of the primary ribs, secondary support and internal skin as the void for services is created in a ‘C’ shape in between the ribs rather than solely in the fl oor and ceiling voids.



TWO CENTRAL CORES CONTAINING MEANS OF ESCAPE STAIRCASES

FIRE FIGHTERS LIFTS CONTAINED WITHIN CORES PROVIDE PROTECTION FROM SMOKE

MEANS OF ESCAPE - EXISTING

The existing fi re strategy is a simple one where there are 2 cores which contain both a fi re fi ghting lift and a protected stairwell. At the ground fl oor the core to the north facade has a protected route directly to fresh air, so we may consider this core to be the primary route for escape. The core to the south of the building escapes through the ground fl oor lobby. Whilst this is not usually allowed as part of a fi re strategy, numerous measures have been put in place to allow this to be a safe route of egress. Firstly the materials used within the lobby all have an extremely low ‘spread of fl ame’ rating, there is also an extensive sprinkler system and an automatic override to all the security barriers and lift controls.

Each fl oor is compartmentalised from the one about by ensuring that the only vertical breaks between fl oors where the risers are occur within the protected concrete cores, and not in the more susceptible open fl oor area.

MEANS OF ESCAPE - PROPOSEDI will be utilising the existing arrangements for fi re egress and escape. The two cores which contain the fi re escape rise to the top fl oor of the building for structural reasons and there is no reason why the best solution is not simply to lead back to these routes whereever possible.

FIRE STRATEGY - OVERALL



MAJOR FLOORS HASVE 2 MEANS OF ESCAPE BACK INTO THE EXISTING CORE SYSTEM WHICH HAS BOTH A PROTECTED STAIRWELL AND A LIFT EVACUATION SYSTEM. THE PRIMARY MEANS OF ESCAPE IS LESS THAN 45M AND AS THERE ARE 2 MEANS OF ESCAPE OFFERED THIS IS DEEMED SUFFICIENT.

LOWER FLOORS ONLY HAVE A SINGLE MEANS OF ESCAPE BACK TO THE EXISTING CORE AS THEIR CAPACITY WILL BE SMALL, MAXIMUM 10 PEOPLE, AND THE DISTANCE TO TRAVEL IS MINIMAL A SINGLE MEANS OF ESCAPE SHOULD BE SUFFICIENT.

SOME FLOORS ALSO HAVE UP TO 5 SMALL STEPS TO TRAVERESE TO THE NEAREST PROTECTED ROUTE, AGAIN, AS THE POPULATION OF THESE FLOORS ARE TO BE VERY SMALL AND A STATE OF THE ART ALARM SYSTEM AND SPRINKLERS WILL BE INSTALLED THIS HAS ALSO BEEN DEEMED SUFFICIENT.

FIRE STRATEGY - DETAIL PLAN EXAMPLE


BUILDING DELIVERY


BUILDING DELIVERY

editor / quantity surveyor

FILM PRODUCTION TEAM STRUCTURE

client

project manager

architect

structural engineer

quantity surveyor

services engineer

transport consultant

planning advisor

landscape consultant

facade engineer

fi re/access consultant

STANDARD DESIGN TEAM STRUCTURE

2nd assistant director / brandon haw

location manager / facilities manager

production director fi nancial manager

director of photography / kate lynham

producer / patrick bateman

casting director / head of construction

1st assistant director / luke fox

director / norman foster

EXECUTIVE PRODUCERS / HSBC BOARD OF DIRECTORS

sound director / lawyer

ARCHITECTS ROLE & TEAM STRUCTURE

STANDARD DESIGN TEAM

In an conventional architect and client re-lationship the standard format for a design team sub structure is that the client employs the architect as head of design and then em-ploys the services, structural and other sub consultants directly, but uses the architect as the point of reference within the team. This is occasionally changed when a client decides they wish to use a project manager, this most often occurs when the client is new to development or the development is a particularly complex one.

PROPOSED DESIGN TEAM

The client internal sub structure and the nature of the project being entirely confi dential and secretive makes a standard design team structure problematic due to the reliance on the architect as the point of reference. The client in this instance wishes to retain more control over the situation. It would therefore be appropriate to look at other forms of team structures to see if a workable solution is possible. The solution which appears to be most suitable is that of a fi lm crew. The HSBC board of directors acts as the Executive producers, funding the project from afar, not becoming particularly invloved in the day to day designs and decisions. They nominate Patrick Bateman, our client representative as their producer. He would have his own relation shops with production director, to manage the fi nances, a casting director, to oversee the employment of the best sub contractors in the business, and a location manager who would be the facilities manager of the building. The director in this instance would be the original building architect Norman Foster, a member of HSBC Club 34 who is working alongside the producer to get this project through to completion. Between them they would then employ a wider cast, including the architect who would form more of a director of photography role, someone who is responsible for the overall ‘look and feel’ of the project/


BUILDING DELIVERY

15% 20% 35% 10% 20%

initi

al p

aym

ent

fi nal fee / profi t

consultant fees

wages

overheads

expenses

alterations / time spent

waiting /quality

engineering

FEE AS AN HOURLY RATE / PAYEFee as an hourly rate is the most appropriate fee arrangement for my client as they wish to employ me directly as a executive director of photography on the payroll of HSBC. This is to ensure a number of factors:

1. Secrecy and Annonymity2. Ability to fi re at short notice3. Long gardening leave requirement4. Control over movements and workload

FEE AS A LUMP SUMFee as a lump sum is a structure that is more commonly associated with either very small scale projects where the costs are fi nite and known immediately up front, or in a situation such as art, where an artist will arrive at a fi gure that he or she deems the art work to be worth, it is then the client/customers decision as to whether this is a fair price and whether to pay for the item/service or not.

FEE AS A % oF CONSTRUCTION COSTFee as as percentage of construction cost is the standard format for most large scale construction projects. It usually also includes a percentage break down of payment over the RIBA stages. If the budget for the project changes over the RIBA stages then each payment is taken at the projects current cost. I.e. 15% of £2 million, then the budget rises to £3 million, the next payment would be 20% of £3 million.

Employee Employee No. EmployerMiss K. Lynham A01 HSBC Plc.Payments Deductions To DateHourly Rate 510 P.A.Y.E Gross P.T.D

Nat. Ins. Total T.T.DPension N.I T.D

FEE STRUCTURE


BUILDING DELIVERY

CLUB MEMBER RECIEVES BI- ANNUAL BONUS FROM HSBC

CLUB MEMBER INVESTS INTO HSBC CLUB 34 ... TAX FREE

REGISTERED CHARITY NO.894552

HSBC CLUB 34 RETAINS STOCK FOR THE DURATION OF THE MEMBERSHIP

STOCK IS RETURNED TO THE MEMBER’S PERSONAL COMPANY, TAX FREE AT THE

END OF HIS/HER MEMBERSHIP

1

2

3

4HE

PROJECT & MAINTENANCE FUNDING

TAX AVOIDANCE / CLOSELY HELD STOCKThe main outlay of initial construction costs will be borne by HSBC plc and as soon as the clubc begins to be become established the funding will move from the client body to the individual members.

In both cases the project will be act as a tax haven / bank account for the cash in-vestment. It will work on the principle of closely held business stock and be run under the guise of a charity for the less fortunate members of the company, those from de-prived backgrounds.

Money will be invested into the ‘charity’ as a tax free lump sum, this will then be used to fund the associated construction and fees initially, and thereafter maintenance and upkeep. The club retain this investment but return the monetary value to the member’s personal company in stock, as most fi nancial services work under a private company umbrella for tax reasons anyway. This means the cash fl ow for the club is kept running at all times, and the member has released his or her bonus into a tax free investment. 1

1 http://hillel.gift plans.org/index.php?cID=75


BUILDING DELIVERY

THE DLR IS NOT USABLE AS A MEANS OF DELIVERY DUE TO THE RESTRICTION TO THE VEHICLES ON THE TRACK BEING ONLY OF PASSENGER VARIETY

DELIVERY OF MATERIALS ON A LOW FLAT BED TRANSPORTER IS POSSIBLE FROM THE THAMES BUT ONLY AT TIMES THAT CAN BE COORDINATED WITH THE NECESSARY AUTHORITIES, THIS MEANS THAT DELIVERY CAN ONLY OCCUR DURING THE DAY WHICH DOES NOT WORK WITH THE DELIVERY OF THE ATERIALS INTO THE BUILDING WHICH WILL NEED TO OCCUR OUTSIDE OFFICE HOURS

THERE IS A DIRECT ROAD LINK FROM THE A1261, THE MAJOR DUAL CARRIAGEWAY TO THE NORTH, HOWEVER THIS IS CURRENTLY CLOSED DUE TO CONSTRUCTION OF THE CROSSRAIL STATION. ONCE CONSTRUCTION OF THE STATION HAS BEEN COMPLETED THIS WILL BE THE BEST ROUTE OF TRANSPORTING MATERIALS TO THE SITE.

THE ROAD NETWORK OF CANARY WHARF WORKS ON A ONE WAY SYSTEM AND TRAFFIC IS GENERALLY KEPT TO A MINIMUM AS PUBLIC TRANSPORT IS THE MAIN SOURCE OF TRAVEL FOR WORKERS. TRANSPORT OF MATERIALS WILL BE VIA THESE ROADS UNTIL THE DIRECT ROAD LINK IS OPENED IN 2018.

MATERIAL & WASTE TRANSPORTATION


BUILDING DELIVERY

working with an existing building - unknown structural capabilitiesco-ordination of sectional completion - issues of maintaining secrecy and allowing sub contractors to completely and safely vacate the site before site handover to the next set of sub contractorsmovement of materials into the building through north facade - risk includes the safety and use of the construction lift and cranedamage to existing building - movement of materials and construction methods within the existing buliding

non-disclosuere agreement - risk of employees releasing information

planning application problems with moving staff to new positions, fl oors, working from home schemes to free up the fl oor areadelay or refusal of planning application delay due to litigation and arbitrationrisk from terrorism - heightened risk to fl oors below due to the introduction of some of the programs such as the spa and sports faclities, heavy new structural ribs.

existing services capability - how much room for expansion is there?

delivery of materials - restricted times to deliver to site, requires careful planning and organization

external facade maintenance - any issues with the external facade whilst buildings works are taking place could aff ect program and worker safety

long-term lead items - delay to project completionelite staff procurement - unavailability of the best in the business

working at heights - working off the existing core will have some requirements for crash decks, potential abseiling and general protection from fallingworking within an occupied building - safetly and noise concerns for the occupants in the fl oors below project

warranty arrangements with existing building

drawing delays - changes to design

lack of communication between disciplines - due to sub division of informationcompetancy of design team members within architect and other consultant teamsexcessive requirements by building control or other approvalsexcessive expectations or requirements from client - working within an existing building does mean some restrictions, even if the budget does allow for most things to be made possible

DESIGN RISK FACTORS

CONSTRUCTION RISK FACTORS

DELIVERY RISK FACTORS

unavailability of materials - design requires high amouts of very bespoke and rare materials

RISK ASSESSMENT


BUILDING DELIVERY

1. Work at height is properly planned and organised;2. Those involved in work at height are competent;3. The risks from work at height are assessed and appropriate work equipment is selected and used;4. The risks from fragile surfaces are properly controlled; and5. Equipment for work at height is properly inspected and maintained.6. There is a simple hierarchy for managing and selecting equipment for work at height.

1. Protect adjacent buildings and surrounding public spaces2. Maintain communication with the key members of the occupied building team who are involved in the project3. Maintain all means of escape and fi re compartmentalisation within the existing building4. Create eff ect escape and protection for workers in the construction site which do not impact or detriment the existing systems5. Interior separation of construction traffi c and work areas, through physical barriers where necessary and warning and directional signs where required6. Maintain indoor air quality for occupants, reducing dust and contaminants through careful controls and protective boundaries7. Maintain indoor noise levels for occupants through acoustic seals and barriers and keeping especially noisy works to out of hours times8. Maintenance of existing BMS through isolation of services9. Protection from inclement weather10. Maintaining a clean and neat working area at all times to minimise health and safety risks to other occupants11. Control all exposures of dangerous materials and toxins

HEALTH & SAFETY - RESPONSIBILITIES OF THE DESIGN TEAM

WORKING WITHIN AN OCCUPIED BUILDING

WORKING AT HEIGHTS

Every designer shall in preparing or modifying a design which may be used in construction work in Great Britain avoid foreseeable risks to the health and safety of any person(a) carrying out construction work;(b) liable to be aff ected by such construction work;(c) cleaning any window or any transparent or translucent wall, ceiling or roof in or on a structure;(d) maintaining the permanent fi xtures and fi ttings of a structure; or(e) using a structure designed as a workplace.

As a design team these risks have been mitigated by the following measures(A) Due to the highest quality requirement set in place by the client, all staff and construction workers on site will be the best in their respective fi elds to ensure the high levels of perfection that the client is looking for in the fi nished project. This will ensure that there are no more qualifi ed people than the ones that are employed on site.(B) Occupants in the fl oor below will be protected by a crash deck or net suspended above the lowest fl oor of the development and through materials delivery being outside offi ce hours.(C) Glazed areas within the building are all vertical planes accessible from a horizontal surface(D) Maintenance of the building will be conducted by a specialist team who will enter and maintain the building overnight. Any work required to the extension on the north facade will require a specialist abseil team to work from the roof. There is provision in the existing building design for this.

HEALTH & SAFETY


BUILDING DELIVERY

PAYMENT AND BONUSES

ALL CONSULTANTS

Payment for the job will be made directly from the client to the individual consultant, so all invoices for work and expenses should be addressed to them. There is also an agreed KPI bonus structure in place, for meeting and achieving key targets along the route. These include achieving planning in accordance with the agreed timetable, meeting key tender dates and successful meetings with important groups. These bonuses will fall in line with the company’s major salary and bonus review periods, namely; January, April and August.

NON DISCLOSURE AGREEMENT

CONFIDENTIALITY

A confi dentiality agreement has already been put in place between the architects and the extremely shortened version is attached to this report in the appendices. The full 876 page document can be read at length in our offi ces by any of the agreed parties at any point. The key things to note in the NDA are that information will only be issued when it is deemed necessary by the CM, and will be issued on a need to know basis, meaning that there may be areas of drawings and information which are blanked out to certain members of the design team if it is not deemed essential to their work.

CONTRACTUAL AGREEMENT

MANAGEMENT CONSULTING

To maintain the utmost secrecy within the project it is essential that the shell, core and fi t out packages are all sourced individually to minimise the disclosure of information. This will also ensure that the highest levels of quality are met throughout the building, by allowing us to recruit the most specialist and bespoke contractors for each job, something else which is extremely important to our client. The construction manager will be appointed from within the HSBC development team, and will be someone who has years of experience in our asset management branch. He will oversee the contract from stage C, and the appointment of the initial structural and service consultants. He will also ensure that a friendly planning consultant from Tower Hamlets is engaged at an early stage.

PROCUREMENT


BUILDING DELIVERY

APPRAISALA feasibility study will not be required, as the client already has substantial funding and drive to secure this project. The business case and constraints on development will be mostly handled in house by HSBC, as their contacts and expertise is used.

CONCEPTThe concept design process will be initially a study of the volumetric requirements of the brief and will then begin to include the other design team consultants as the adaptation of the existing structure and services will be key to the design development of the whole.

DESIGN DEVELOPMENTDetailed design development will focus mainly on the structural gymnastics and new servicing requirements to ensure that the project functions to the highest levels. As the building has very little external facade, it will be the improvement to the servicing that will be of greatest interest to the planners at our application for approval.

TECHNICAL DESIGNIt is at this stage that we will focus on the detailing of the materials, the beautiful nature of the details and ensuring the project is at the highest quality.

TECHNICAL DESIGNTender documentation will be completed by HSBC’s in house management team. Apart from the material specifi cations.

TENDER ACTIONThis stage will not be required as the client will not be seeking tender bids on the basis of best value. The client will select the best sub contractor and employ them.

MOBILISATIONSectional completion will be important to the on site delivery of this project, so a detailed timetable ensuring each sub contractor completes and signs off the site to the next will be required. The construction manager will oversee this.

CONSTRUCTION TO PRACTICAL COMPLETIONProvision and reviewing of further information will be at the discretion of the construction manager at all times, although the architect will oversee the documentation.

POST PRACTICAL COMPLETIONFinal inspections and sign off s will need to be made before any occupation takes place. There should be no need to assist or contact the building users during the initial occupation period due to the high quality of the building design. This is important to allow the members of the club to maintain complete anonymity. Project performance review may be undertaken , but under the NDA will be unusable in any subsequent documentation or analyses.

PRODUCTION INFORMATIONPreparation of production information will need to be completed in sections, with each section applicable only to the sub contractor for that specifi c section. This will include individual documents for statutory approvals, for which we will be using an approved inspector and not the local council.

DESIGN BRIEFA detailed design brief is essential, as the client has very specifi c and extremely complex requirements. It will also be necessary at this point to identify the consultants that can be trusted and used. An organisational structure diagram is detailed in the following pages which will help to defi ne the relationships and responsibilities at this stage.

RIBA WORK STAGESThe RIBA Work stages will only apply to parts of the project as the overall managment is not part of the standard codes of practice. However they provide a basis for progres-sion of design so this is an analysis of which stages will feature strongly in our timetable and which ones will not be required.


BUILDING DELIVERY

OWNERSHIP, LEASEHOLD & FREEHOLD

The HSBC Tower is currently under a 998 year leasehold agreement with the National Pen-sion Service of Korea, to which it was sold for £772.5 million in 2009. The terms of the lease-hold are shown here to the left and the structure for the ownership is shown above. Under the current agreement, Canary Wharf Limited still retain the freehold to the buliding, as they have always done. HSBC are the Headleaseholders which is a reasonably symbolic agree-ment, and the new purchasers, shown here in red then re-lease the building back out to the property management team within HSBC.

Patrick Bateman works in a department which comes under the Head Lease of HSBC Bank, so the input of NPS will not be required at any stage, unless the bank which to renegotiate the tenancy agreement in light of the new facilities being provided. This is of course at their discretion and will undoubtedly be the result of further confi dentiality agreements.

As can be seen from the tenure agreement, there are no restrictions on alterations to the building by the tenant, save an obligation to rebuild if the building is destroyed. This should be noted in the risk assessment.

OWNERSHIP & LEASES


BUILDING DELIVERY

B1B1

D2

B1 Business - Offi ces (other than those that fall within A2), research and development of products and processes, light industry appropriate in a residential area.

D2 Assembly and leisure - Cinemas, music and concert halls, bingo and dance halls (but not night clubs), swimming baths, skating rinks, gymnasiums or area for indoor or outdoor sports and recreations (except for motor sports, or where fi rearms are used).

CHANGE OF USE

An application for change of use will be re-quired for the development as currently the entire buliding falls under B1, and the new development will be considered D2.1

Some change of use applications do not quire full planning consent but due to the drastic nature of the change in this proposal planning permission of some kind will need to be sought. The main requirements for a change of use application is that the new proposal can meet the building regulations and other statutory requirements for safety and performance, as quite often these are very diff erent depending on the usage of the buliding.

Approved inspectors input will be sought at all stages to ensure that these regulations remain a key part of the design.

1 http://www.planningportal.gov.uk/permission/commonprojects/changeofuse/


BUILDING DELIVERY

FULL PLANNING PERMISSIONHYBRID PLANNING APPLICATION OUTLINE PLANNING FOLLOWED BY A NON MATERIAL AMENDMENT

PLANNING APPLICATION STRATEGY

It is possible to apply for a hybrid planning application which allows for the submission to be broken into parts, some of which is submitted for full planning with detailed in-formation and some which is submitted as outline planning. This technique is mostly used for masterplanning where the master-plan architect is completing the fi rst phase building. 1

“A local planning authority may accept a ‘hy-brid’ application; that is, one that seeks out-line planning permission for one part and full planning permission for another part of the same site. The fee for each part would have to be calculated separately on the appropri-ate basis, subject to any relevant maximum, and the total - which would not be subject to any maximum - would then be chargeable. An authority may also, following discussion, allow an application to be separated into core elements so that permission for site preparation works, say, can be given prior-ity.”

This process could be employed to allow the detailed planning application for the north facade extension to take place, with the nec-essary regulations and public consultations, whilst outline planning permission, or sim-ply the change of use application could be ‘piggy-backed’ onto. It would then be likely that only a non-material amendment could be required as there is no external change to the building, and the only requirements to be met would be regulatory, to which the project manger would obtain the necessary assurances from the appointed approved in-spectors.

1 http://www.planningportal.gov.uk/planning/ap-plications/howtoapply/permissiontypes


Habuntem ad facerem, scerest raverit, nos bondiendiur la quius iam sulessate fore consus, Pat ius elis con huit. Valabun ulvirmis, es cris. Em dius la ordiis.Am aucivit ilisultorit, unum que fauc omnihilium iu su mente, etiaequiu ca nonosum iactus C. Nium ium omne pris, con ina sendet, Ti. Nos prarbis, Patesse parteatiae nora re conestrae tala is. Publis con vas hus consusperrae vidit.Efec tem tem, quonte, sul taribem ertus locuro et, nos curesti ferritus, te con publinp raedina in sentem in nocre, fauctus essenatum seris? Gulic omnemussil ut in ta verem mod iu et verum sulicastique in ditus, curaves creheba terurnim pat dita, popoenteconsum iam, nove, ocurnum inatori posultor lartem it graecis prortiu mere, nor patiae ceponiam et, quiu in viciem talicauci iamqui su considesce nonlocc ierribu nclabut que ad caucibem notilnesid pro vitam essescienin vis condiu est inari in sentem ca;et Catod dees hum pra orbis, qui conscep otiquam vis. Udestrum is. Il hica; nonsimus senatimus vem estatius, utus Ad Catil tem tus in huctalica opon viliam te aciemus vere coniuro, Catid deliam. Evideri cienter berorio rteroxim aventem odienam morumspiondam occhum obullestro mei porum temque imil horum prorendio, teropubliu mensil temorud eriberv idepsendame auciviris nervid is, virit possimus rena et; iam nequonsum publica essedelus bonsum duceporum virtus consis bonsimil halericatusMularis bon Ita vervid re consum alego clere nenirmi hilicat gratrum inatum dii intest fuem movid publiu scibunc temus? Caes caeli tem in disquium actus eto is, et ad in se init. Veriondam talerectam quam inum, que nes con tus hacta iam ia dem poponstraca estrum morum locchus, quam, es? Notis omandam sedit, nocciam am pra rei condit vatus conenam con hili pra silium o ur, que et audeess enatuam publici ta reme tus vir lius erissenihi, sena, virtelicae re consulv irmilica vit, estum servigit.Nit. Ediem ia Satis, nos, nost L. Ive, noneque con ta te, novit? Quium essi in sentus consus omnissid fi n ticiis rei peribus et defac reniciv enenatum diente resimum ina, consuli ssuamentis iam pos confi c issestiampl. Uraella cae fi cientem diem deribus, forauc mandem horum o nost et; C. Satum a dio, mantis, non Itatum et des conferudem hora, noncus hocrede rfectum moverfectum ina, sentifecon Itabisto vatam tus bonuntiliis.Voc re crum in aut iae aperfericae turnirmactum num dena publiciam ocutem iam publibus, nenisse, nentris consi iure, sim imus cae in horurnum, ductusp eremure tus sil horbit rempere inula res adetis C. Atusum te mei plic te, qui pra neresim issicissaoruntus simmoentum practeri tatum resil viris hac re iam diu id intus habis sidefac ibute, etim egilie iam intrae fi rmili catidior qui sim ditrum tem coterti mpliaelus faciptiam quod fesis octam. O tera? Opio horbit. Mulostemus stis dius ex mulem se at viverop opores hocus omnis sulis inat, quam periviv ideporte, nonclus, fatuam ut adenternihi, mum ocrita, cones consum. Terterv ivivilis, menatiam adet L. Cienterni publi ina, arterte avehebata pratum maximpon amendam tero us inaticaudam.Ifectemus, quid crit atus sus patuium duci cum ferunt? Unum comnocricam aucto eore obsenatu conscrus aut vehendam mo usceris tractus, quos culvidis ignatus huit, ute quod prentil icitienatque cons videsigna, qua ver que quis clum apes in noc, ne adem obuntiquam ina ressenimor quam trudam caestrum vius cretoraciem notil hin se iae diendiem ius, publiam. Averite conihil horbem nonum ad consus mantertea renat, seniusc ercessilii patquonsus norum di conos sed re nondam es veroptiam maio, aur imil urobus? Do, perfi ca pessumur ad inihici beff reorenit nist ommorem stist intertien sunis scerit derfena, cris o iaedi pli, ac ius estin sul hostodiemus ac forumus quonemus hilicen atquis? quam. Ad ingulto cavoltuus consula ego mori intus st etra ad dum igit. Quo corit, nossil vit.Estatis ad moentrei ia sunum imenatuiu maios iae pera vid percessede consimorum dem ut iam pl. Sultod se,Firmili inte co tempra? Con ret; iam hocaes, diondiem, nonstor benatum ia tement? Icaeque cons ce acervid efensil habisqua inum, inaretimum inEtrum factam in tu ci se con sedo, factuus prio tam factanum noneque ne in Itam. mentebem obuliss idemus curnihil consum sendacidius publicaudam temnequam et imus cri per liena, ilinem consupero videstam priurop oerit? Hemene consill empotis;nos, quodic verris nius, seri se et ad facereo, nostra Simover temus, quamdi, dem rem telleris cum hum menatus condam tatum ommorum et rebat. M. Des manum aus, quam desis vicibus forum di, con Itam opotimis hortem verit prit L. Et, abem in actus fureis, con iam vit, quas iaed re cum utus Marem iamdio, tus bonvoctum acchuis sisulos terraris adentemus ad cotis, nonsum tum atus, Catris publin tuam duc re quam pliu sentis, qua dium tuius, prisse fi riorum. Vivas omnequem fui stem hos te et auctamnum intiliam vid sendiur estiendam apertio atiquam et? Nam, niti consus, Cuperris hos, vide factores es publiquod simus, nortus pubit ese et iptideps, sus, us. Vivide cuppl. Serorum are tatum publique paressesci puliis. Diisquas aperesces atam mediem,orum omprore quemulium clut demeres horari popti iam lariam ina, quid in se culinam nercere factudac vere fauctus? qua cur andem rem re tus corum omnonsu lestrum trorsum inatu st vit, furo consili civendete tum am inatius fors intro, nos, C. Entes!Norum maios cuperterri senatabus estem iuriticatus culti, oculicae patiae a pra vehem auc ver larit atu vicis, se nostem, cononer istrum dem nocchusqua atilintre in dicaper esinti publiaequam ego urbena, ustrat. Bon dereortur. Ipici et; horibuni fi t vendactatquerum, stroren atraelabus. Em, nonsum it.Huit; C. At vere fi rmihilis Mae adem perunc mod no. Udendin terfect empordiem. Bonsimu racit. Sati, maximoliame it resteatis omnihiliam prarte avolintioc, efex menit.It, nostam intrum acto et perbis, con dituides num, ortuitam movente, vivis, convehemum ute, dici in vessimis ina, et veredo, verris, publibus lin suscivastia quernum puliqui diendit, nes viciend ucterehent, publice stifect atatro mant. It vereo meniquoditfaut L. Catiu vid actam.Niam ocut auc terit? quoditius am. Ideo hactanum, ut nos, feciam dem, nos ne publinte di, sidesi iam im auceretimurs Multure ssentilius, fi rmiliceris omnitiusquam sederter adduc vilicatimis vilis sus postemovemus dius resulvit, num dingulicidem lius indiendactor loctum diem hebus se nori il hos anterdi entintem, se, simus, sus Catquod cons hos, caperobus erceret? Nam is, suam ta rebus hinare, cio, quam movent? Ahactum dius nerors non turbis hortem, oc, consunteri senat L. Nihica; ina, P. Um publiuignat pri stius clati, si clus re demus erortil issignos aci consupiendam tartum, ad senatandam vis in ta neri fi ri es, st? Omne ne no. Etra patur. Unum. Opimmo por acem achuctamplic fue ad Catum, que tuidem cone avestatum tatiori butus, ut L. Itabus ve,non dis; hocaet vem noccipti, Cupectati, Ti. Num dem es! Tum, Ti. Butebatuus, ompl. Fectumus cont? Am diendam senatis; inam ut fachil vir autuste cerum abeff restrum arimis? que tanduciam perit, movenatudam conium ac tuamquam ignam es, condeconfeco nsulti, coent.Lum et; nerunte, que qua desi sentimusa nonsuntium auci tabefec ta is crum hum ocatum quon permaximodin dernit oristan dactude ina ve, tus, for labut verunum aciae faudestandam ipiorte rniustam ia? Nam, Patis, enatus scessa que ne nocchum poptilintus addum ocum si conferei publium pere patret; eff re ad ca menihilic tus scit. Si iam, Catidi siliusa que pere vives, C. Am Pat viditem ant, oporbi public forunum veridi, se, nos, omne ceperfec movid amdie fac fac tem mortam, que vium ac ina modcon hent? Me il untroximis, quo horis hocatia? Nihi, fi riterem ia? Batiem, Pat, culvivas etortem nonsulicio, quo interursus actus faciaequon vit, quoniumus? Mihilibus ve, nonfi rmandam hoste, Ti. Sp. Sp. Lostis in re quodin dena coma, Ti. consupp lictus, essitprae aut Castrei fatudam Romnequas constrei se mo nonfeco nsultore concuppli faci poptebatis, Cata, que inculin atatiquem fue tus cero, det; nihincem nicis consunterem prena, nonum tatus mil vere con demus vicenatam inam nes vaste, qua octuidetdetod convessum con demor auciam Romne tam horuni senterv itatum, pulingulla caequis; hacrum unuli fac retis nonsulin Itatilius publi, ure prestioc tis, ur hori conte tum quita, Catis er actus, ubissedient. Ahacre macchil nequonf ecremo unulviricaet invit in inatium in vem ad deato nonloctum Rommodiis iam morudem, nos is verfex norehem quam non viderei sis rem nossin inatu ca quasdam tem tus, quo taliussul ti, quem ius, Ti. Atienatiente aurnitemquem me tatimus auc mus nul utere cludam perumquitincludet quam. Ussil untelia nos, Ti. Catis, conducte ium faci sentume popoenam averum ta, verum ditus, Cat, vilnestre, critum dessenihicus patum dentribus? quide mor la virio intie ius vis autemol icaecrum pora octuus, pere tus egeri trum, publica; iamfure milius, estis, que inatis facchum entella rei facieni hilicusquon vatiu sentiferis. Gilla aridienatiam re acri ius a dem alium, norberio vehem sendet; ne nossedo, et vit. Feceperet; hos, vividetere, qui fuidessunum ia Sentiliis, te iam horit; nostratra omnihi,ut Catum pos ommover mihicast? An aperfec terum. Catum sena, pertus et? qua nos parisuliu im pror la nonlost ilicio probser intius, quam nossulium tui se, nermiurae, nontem a atu menemus. Fula vidiendem omnin is, tus consuli ntifeces inatandes meperemquonsum vasdam dem pos in hoctalem essic ommo coenatusu vivividelut re pero ubliame int. Cate, taberiors cepotenine nonsum tum, conerissula L. Nos niur, Catiaeque crem pro C. Ver is. Mant.At verei egero vignon vatrae orum interenatra re, quisuliconte eferit vit vis omnihiciocta is vessim quit; hoc ia tura detorum auc temque ad mei fi nculium et? Ucermilin ver alabunte iae addum ut publiur orterest? Quis, serfectuite adduco imihica peroponlocaper fi ntea stioc forununit. Catratemus, conequa si sultora dio tus, nihilia vestris audem nosulium sa publin videmni hilium estilic ibuteme vivid iacto adellemus nes in haedi in triam pessil hensum et vest avoca; nosta, viveris hostre eriverf erfi caepublique conimur. Imihilius confi rmaxim moviu iae, ac re crent. At viciort erebus facrimiu morum et, nosserfi n rehebus ocricam audamque ad depopulin vividius in verum pestrae escermil hortella culic foribus ia probus aperfi r mantrac restra, culesimis.Poraestrum mo ut perita, nos in horibusquam me me clestea timuniu vivas aucomnit? Ver quonius re patus omnihinterem ipim inculib ussinc fate centrum Romandic ter liissulem, con Itabi pulvidi tercent, omandame niam, non pliceporum egilissus, condumconsule gilicum ilictare num nihinc factus ia siliaequam patem in Ita mil ta, sus, constiam larbist ratissenim essuper nicaedit vit, ut auctam moeribu sulosti lnemniam hustod det issa esi con vium ponstrus cut veris atque mo nore aucorari cerfi ris.Maios essimplius pere, ne prei ina, quo consid de omneque inte dientient vitum iu suliam consulicisse ad ipios hoctus es crit, cul terorum diu sum cae cas orus, tampotam. Etrum que num sil vis poerum tu corum sat, niam tuius, cerehemora iam int.Bente consus con vit aperox mum diusuastret Castri publii poponsim mod Catiortio escestr avolum tam accit interbis actatus, no. Soludea taliamena, Cupimo ignatum ia L. Ovenatus ad diem inum ubliceps, tem serox nequid morit. Igiliam tre, tum perteauctum conimun tissedo, nit, Ti. Seres con Itarbere, verum nos re descia vast fi na, que culvign arivehem orum hostiam inatus patanum et; Catimil ut nis facessi imus, C. Mum tam auctuas temorum actandi enatus nos hortuam dem, etilicivatiu cone morumtam oc re cones ium pos, Catiam invocapesi in Italina tisque pervivas mere, nimmorum publiaet? Legertus estestra vius. An vitus ortenium et paribus satena, ceperesce omnos, tessenicitum tandem imisquam. Uperei sulinte libuscid morei scris hala se, sus vivitrum que am audeatum teme coratimus.Cerfeci ondam, pero, sescerem aut vit, ublinatis cortem. Remque halarbit, quam nequam ips, se manti, que notint virmil viline fi t, nos, cont obsedium ad auspion tioribunces is voliceporen re renium senihilis re mede is, Catra, ductur, quidi, nosteris re e ditrec tem ius pubi pervign aturem peritratam, quo Catra? Ubliam mo cure hos aris, quita L. Maris, que eo, nonloc fachus hor audem nem rente, cri ponlos ina, quod aceris? Ehemo hoctum peremquonsum videm, noti, nos sim nitra? qui iae ca caus vir-mius; Cupio C. Ovent, que fes nos, conve, se ilicat, senterio vitantima, Ti. Ad rentilne dum or aci pli sus consultus, muremus comni sest omnonfere es? quam intiqua ves vermanum estra? Sulto unum hoc ressit, crius bonscep oenihil inatquidet que considcoeremnequon pli temquam ducierore ad con pos opubliste is. Rei peride ia timus vivilin vitis. Alis, clem horem public ret denihil issidit; intruda ctandum nos, speroximena sendum es egilii tam, cla consistabus aut acchus dium auconte ribulicaet; enat,obse atio vis parissenatus vem quo terenducte etiae confi ca ecruderur, nihicia in voc iptiae, sum omnor us hentie mum in det L. Alarite mores lius, auctus; C. Am num P. Gra? Tus ego enius me inesitravo, stra Sp. Tem ia stebatque adducertem et fauctus nocum num crehem ses se nerit, vestatius, coti, sent. Grae fuemquasdam audemustam alina, perest? Nos remus, que perisse, sena, Catiam etris pri sus patrit, confesterit? Pala omnem pes densili, mor is. Cas conterferrit quides et L. Noc tus fuitus? Nam no. Viverehebem ductam patus tum. At ia? quam. Mulum faurobulto vidium licus oret vituus, Cupior hac restemus vid fi rtendum ves caetiem fuidis co num publice roris. M. Aberdica; niu erituspere consupp liquam etius, nones cla nostrumus.Iviveredo, mus, Catuspe rumur, quereci enteli, quodit vente publium actam hebem pere mentiurnit; esendac erimunu sus, nostatortam, Cate, vil viri si sum lis etorem ocavocre, conste es in virmiu qua teresimentem ad atius factum consimum adetium tam teatus aturi sterio alego Catu que inaterium nicatuius, Pat, ego inumensula peri tam publium aucondac vis curemus, te cret puliciam res huidessimus hicaedicavo, orio es vignost rebatuus hocaperniur, quitia ortessa dit. Equo atiurorum obsere it verfes,cum ernia nuliaedit ve, fuid su vehebatius a dervivi derdiordi, con hoca non rei pro aura endienat, cum nis, eff re, nequostius etelicerrae nontionsum.Ecerenatum orum propublis cam fuitum reis, occhum, co es in tro et, supionum te con res tabem publis.Ente quam fue conte niciensum omnem tam vehebatorem stendit poteri criciaederis hili sul clutus ca di etienit, que publistala nihil hi, neri cotem terdit; C. Xim ocula interempos ponsule rtiuspe rferniquo et, fuemuro elis apere caudam ingul tem, stiorariex sessena, fi ca se acchuctus o atilium coti, P. Caterud errissi praeliqui facreo te ta nis laresterei caet et, obules inatum aus hoca; inatid duconsimor ad res Marestrae, nonsil hicia cenihil vate certescieni poerum scrum sulius cri et Catu sid intelis, nonsuperemque tresili caperis bon inclut vides consilius, confi ributum numuror esservit, coenic fatilic ivirist vid consuliemus co a re, sidetrisse, conscrio per hae ca tem intem.Romaiortea publis, quonsupim num.Ximusquit; ine in in nonsuli quitum fuiu in tuit vilium ia des li cae pro, Catratum que opublices inum tus, conlocchus Catius nonsum co iacchilicae oporum tum.Rae mihica misuam publiene inatri por ad audactuus rem omnin ta, consulu deporae ma, videroxim dentra di seribulinam actebussis? Patrum ocaudest que atrum ite convenatam scris, quit avestamdius, con haequos consullatus auridet aucis factus; ium nici in dit; huidius obsentil vit visquam nunum conesim ussere non pest virmium tisse qua simors silicam peri sus eor locupio curaet publicae fuis. Nam dienina nores, deatia recerfi cae igilius fi rmaio culinver auctum at, neque dis istat, converfi t, fecit? Bonsentis, quasterum omnequonissa consum fac vivid ium fat fi t L. Serestellego in aur, ut vilicap erferit, num di pra senties essulab usulum se de ium, sil hendam molus publi inatabem sulocchuciam se me facchi, nos, sedelut auctam, videperit re condist ariorsussulare simus, dienam ia? quonsu mo es vervitrari, Pala rem pritum prit.Ludac interbit, de iam ia oma, P. Cat, sides, convoltora? Ahacchuid pubi similis coninaribuni fura detilin sidiciam ius vem publi inatilinatum pulibus, consum ad movenam addum labus, cut in serectu scepsenatra, cricipio conterectum parit. Haedo, Cat iamverdius? Vivivit, nem liciem fi t vide nestrebere porbis conum intebat ces et; ne mo ilinum labus in vem simacci fernim que que niriviv erituus rei pra Si fi nte acernih iliustium mium mulictum, que er utemus consit C. Ela in peremen atrendam. Rei cula L.Cupimus ili potiam locciae, cludem pos pri consuam praet? Ibus considem esid nostrum conihil ierum. Niae nontem hocultum tiamdiem quam ere tescest raris, consimurei tum iam sidi publisque quonsum in si sed se con sul huita, consi concensum sediinte, sperfeci pataturnumum publia videmum num me ili cris auctum us con se eff rese, verum derfecri prae num conte eristi, nos inique notintis. Lerfi rtem es cem se atiaeliam Rommover interumendes efachicam publina tidictum que fauctuam pat praecompliis. Fuidemus nit intro num maio cae temquem mo conequo nsulius, deliceridem ercerox nim tercereo, Ti. Udam posu que auterfex noverum.Alabemus ves ocus videlintis, fena, clut patiam quam, sulles! Cupiem isulem auconsu llessimpere, nonfex simoret nem ia vis consus apessus oc rentilius horunium ressunum diconemquis inte tandit. Patua ingulissice host qua nonem ingulemquam omniteid iam liquos ortuam, ses convo, di it? Odi ia derratiam ius vem non puliculicul con nimis nos condem notiam, dius cerdii condier que atruntesci se intius. Habi pratum nostimures consus habut videm horum acciente, utem, nonscips, nonves pra Similieaccit Cupervividem acerenatus, quem vitrum escit Catilisultu clut re cum medo, Catabuntius? Quo ego essestrum me es, niti sim publis bonfentem imurbis Ahae, ducerum tuam hemoventem ad crei se nulariv idemoertem quonsiconsim idelabemquemquitandam hilic opublic ienatum erdin vitra qua menatquer la mors acio, no. Habemne mulego acit.Irmanum ad conscia in tantem pernimus furei signo. Asdam huis.Evitero rtantum con notio, pratus, ocastio nossendent.Rompro ad iam et? Aribultus etisquit patiere mortem et viris fuem deestabem perviderra, Cupicon rebatienat vivat, moentis antimiur, manunit; nondam moret videm licamdi, consum nos conferce coret; et, Catudam inature, sendam huideesse esi sperfes tortaticeri pra L. Muliam fi rmaiorunc ommoena, dea perum te, pravere hentrum noximuntem terox sediisqua viciam opopoponos, autervilis casdam nonsceressa porum et desse cum, Palibuleris, es la resilius, vis res ocut con nontilius, vis condam.Aximerd ienscit, dem crebem morunum inat re adduc taris con senatod ius inatus.Edendit; es ipicaella or quam horei cienir is.

APPENDICES


LEVEL 01 PLAN

1 : 250

HSBC CLUB 34

18 / 03 / 2013

9M

9M

9M


LEVEL 02 PLAN

1 : 250

HSBC CLUB 34

18 / 03 / 2013

9M

9M

9M


LEVEL 03 PLAN

1 : 250

HSBC CLUB 34

18 / 03 / 2013

9M

9M

9M


LEVEL 04 PLAN

1 : 250

HSBC CLUB 34

18 / 03 / 2013

9M

9M


LEVEL 05 PLAN

1 : 250

HSBC CLUB 34

18 / 03 / 2013

9M

9M


LEVEL 06 PLAN

1 : 250

HSBC CLUB 34

18 / 03 / 2013

9M

9M





IMAGE LIST

FRONT COVERDesign authors own - based on design from http://www.disney-landclub33.com/

CONTENTS1 - www.bingmaps.co.uk2 - authors own3 - authors own4 - http://fi neartamerica.com/featured/3-compressed-pile-of-paper-products-bernard-jaubert.html

BUILDING CONTEXTCOVER PAGEwww.bingmaps.co.uk

CLIENT & BRIEF1 - http://www.hammersmithlondon.co.uk/bidbusiness/hsbc-bank-plc2 - http://hoggersgreen.fi les.wordpress.com/2012/07/patrick-bateman.jpg3 - authors own - based on design from http://www.disneyland-club33.com/

BUILDING SITE DETAIL1 - Foster + Partners; [email protected], 18/01/132 - ibid3 - ibid4 - ibid

TRANSPORT NODES1 - Foster + Partners; [email protected], 18/01/13

HISTORICAL MAPS1 - http://edina.ac.uk/digimap/2 - ibid3 - google earth images

CURRENT MAPS1 - http://edina.ac.uk/digimap/2 - ibid3 - google earth images

HISTORICAL PHOTOS1 - dashakostskina.wordpress.com/category/uncategorized/2 - dantassell.blogspot.com/2010_01_01_archive.html3 - authors own4 - www.skyscrapercity.com5 - ibid6 - www.portcities.org.uk7 - ibid8 - www.skyscrapercity.com

SOCIAL & ECONOMIC FACTORS1 - www.lddc-history.org.uk/scrapbook/index.html

2 - ibid3 - ibid

URBAN SCALE1 - authors own2 - drawing; http://edina.ac.uk/digimap/ building typology information; Wood Wharf Masterplan De-sign & Access Statement, Rogers Stirk Harbour & Partners

ENVIRONMENTAL ANALYSIS1 - authors own2 - Wood Wharf Masterplan Design & Access Statement, Rogers Stirk Harbour & Partners3 - http://www.holiday-weather.com/canary_wharf/averages/

LOCAL BUILDINGS PRECEDENT ONE1 - authors own2 - authors own3 - authors own3 - Photo by DAVID ILIFF. License: CC-BY-SA 3.0; wikipeidia.com

LOCAL BUILDINGS PRECEDENT TWO1 - openbuildings.com 2 - www.fosterandpartners.com/projects/0501/default.aspx3 - http://facadesconfi dential.blogspot.co.uk/2011/12/cupples-products-tall-tale-of-american.html4 - www.e-architect.co.uk

AREA SCHEDULE1 - depositphotos.com2 - ibid3 - ibid4 - ibid

ORIGINAL BUILDING CONSTRUCTION1 - http://www.freefoto.com/preview/31-35-55/Construction--Canary-Wharf--London2 - http://www.geograph.org.uk/photo/75093 - http://www.skyscrapercity.com/showthread.php?p=105313794 - www.fostersandpartners.com5 - ibid6 - ibid

PRIMARY STRUCTURE PRECEDENTS1 - http://inhabitat.com/new-zealand-treehouse-restaurant-wins-multiple-awards/2 - http://synthesis-dna.com/chelsea-workspace/3 - http://clippings.com/projects/genexis-theatre-singapore-46064 - http://www.dezeen.com/2011/08/30/zmianatematu-by-xm3/

SECONDARY STRUCTURE PRECEDENTS1 -http://www.archdaily.com/168274/zmianatematu-xm3/2 - http://www.arcspace.com/features/j-mayer-h-architects/metropol-parasol/3 - http://www.evolo.us/architecture/parametric-explorations-for-an-outdoor-sculpture/#more-218074 - ibid

ANY PAGES NOT LISTED HERE THAT CONTAIN IM-AGES CAN BE ASSUMED TO BE AUTHORS OWN

INNER SKIN PRECEDENTS1 - http://www.heatherwick.com/la-maison-unique/2 - ibid3 - http://www.dezeen.com/2011/11/01/norwegian-wild-reindeer-centre-pavilion-by-snohetta/4 - ibid5 - http://www.studioschrofer.com/MATERIAL SOURCING MAP1 - http://www.wri.org/stories/2009/12/new-hope-restoring-forest-landscapes

HEALTH & SAFETY1 - http://www.constructionphotography.com/Search.aspx?search=Safety%20Helmet2 - http://www.irishropeaccess.ie/airbags.asp3 - http://www.combisafe.com/news-and-events/?page=24 - http://www.tecnored.es/en/seguridad-forjado-unico.html

OWNERSHIP & LEASES1 - http://www.quantatec.net/work/eight-canada-square/swf/tenure.swf


BIBLIOGRAPHY

http://prochoiceamerica.giftplans.org/index.php?cID=75 - tax avoidance funding

http://www.planningportal.gov.uk/permission/commonprojects/changeofuse/ - planning change of use

http://en.wikipedia.org/wiki/Film_crew

http://en.wikipedia.org/wiki/Cinematographer

http://www.fosterandpartners.com/projects/hsbc-uk-headquarters/ - context

http://www.arb.org.uk/Content/Index/NDR+Yw==

http://www.architecture.com/Files/RIBAProfessionalServices/ProfessionalConduct/DisputeResolution/PracticalMat-ters/ExplainingServices.pdf

http://trulyfreefi lm.hopeforfi lm.com/2010/08/the-shape-of-things-towards-a-new-organizational-structure.html - team hierarchy

http://www.sunecochina.com/heatpumps/image-heatpumps/Simple-exhaust-air-to-water-heat-pump2.jpg - heat exchanger

http://www.architecture.com/Files/MembersOnly/CharteredPractice/HealthAndSafetyTemplate.pdf

http://www.archsd.gov.hk/media/12594/gn_occupiedbuilding_2.pdf - OCCUPIED BUILDINGS

http://www.hse.gov.uk/pubns/indg401.pdf - WORKING AT HEIGHTS

http://www.architecture.com/Files/RIBAProfessionalServices/ClientServices/RIBAOutlinePlanOfWork2008Amend.pdf

http://www.constructingexcellence.org.uk/sectorforums/constructionclientsgroup/downloads/standard_formsLGTF.pdf

http://www.guardian.co.uk/news/2004/may/12/guardianobituaries.politics

http://www.telegraph.co.uk/fi nance/newsbysector/constructionandproperty/9023224/Canary-Wharf-pays-90m-for-adjacent-site-to-expand-by-a-third.html

http://www.lddc-history.org.uk/lddcachieve/index.html

http://www.canarywharf.com/aboutus/Who-We-Are/Company-Overview/

http://www.dezeen.com/2011/08/30/zmianatematu-by-xm3

http://www.dezeen.com/2011/11/01/norwegian-wild-reindeer-centre-pavilion-by-snohetta/

BIBLIOGRAPHY OF OTHER SOURCES NOT MENTIONED DIRECTLY IN REFERENCES

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Design Realisation Report - HSBC Club 34

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