Forth Ports Imperial Grain Silo Demoltion. Main Report

LDN Architects

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Forth PortsImperial Dock Grain Warehouse

21 December 2010

Imperial Dock Grain Warehouse

Contents

Page

Contributors

Introduction 1

Timeline History & Historical Images 2

Historical Plans 17

History 20

Operation & Gazetteer 23

Significance 49

Conservation Issues 57

Selected Comparators 59

Future Development 69

Bibliography 95

Appendices

Historic Scotland Listing Description

Condition Report

Indicative Costs

Structural Engineers Report

International Ship and Port Security Code

Copyright:

The images in this report are subject to copyright law. It must not be copied without the prior approval of LDN Architects


Contributors

The following Study was prepared for Forth Ports PLC by the following team:

Client:

Douglas Coleman - Project Manager, Forth Ports PLC

Michaela Sullivan - Head of Planning, Forth Ports PLC

Architects & Lead Consultants:

Mark Hopton - Conservation Architect, Team leader, LDN Architects.

Tom Gaze - Architect, Archival Research & Survey, LDN Architects

Alison Manson - Administration Support, LDN Architects.

Structural/ Civil Engineer:

Paul Jenkins - Create Engineering, Consulting Engineers

Quantity Surveyor:

Alan Brown - Thomson Gray Partnership

David Paterson - Thomson Gray Partnership


1

Introduction

Introduction

The Imperial Dock Grain Warehouse was built by the Leith Dock Commission in 1933-34 and extended in 1957-58 and again in the 1960s as its scale of operations increased. Operations continued until December 2006 when it was closed due to the unacceptably high level of investment required to upgrade it to meet current health and safety and grain handling standards. Grain is still imported at Leith but the need for storage is much less and it is now stored prior to uplift on the flat in dockside storage buildings.

Forth Ports, current owners of the Leith Docks, now propose to demolish the Grain Warehouse and replace it with a new Biomass energy plant capable of providing power for some 200,000 homes. This proposal is of national importance in terms of meeting Scotland’s energy targets over coming years. The site is ideal except that the Grain Warehouse is Category B Listed and the Scottish Historic Environment Policy states that:

No listed buildings should be demolished unless it can be clearly demonstrated that every effort has been made to retain it. Planning authorities should therefore only approve such applications where they are satisfied that;

• thebuildingisnotofspecialinterest;or

• thebuildingisincapableofrepair;or

• thedemolitionofthebuildingisessentialtodeliveringsignificantbenefits to economic growth or the wider community; or

• therepairofthebuildingisnoteconomicallyviableandthatithasbeen marketed at a price reflecting its location and condition to potential restoring purchasers for a reasonable period.

This study therefore addresses the four key assessment criteria set out in planning legislation and describes:

• thebuildinganditssignificance.

• thebuilding’sconditionandtheindicativecostofrepairs.

• thefeasibilityofdevelopmentoptionsinrelationtotheadaptivere-use of the building.

• thebenefitsofdemolitionandredevelopment

It also sets out a framework for creating a comprehensive permanent record of the building on the basis that it is recognised that the demolition of the building is essential to delivering national benefits to economic growth and the wider community and consent to demolish the building is granted.


2

Timeline History & Historical Images


c1329 - 1904 Development of the Site

c1329 Edinburgh granted control of Leith harbour by Robert The Brice, following which first quays built.

1799 John Rennie suggested creating a deep-water approach by building three connected wet docks outside the river mouth across the existing sandbanks.

1804 Wet docks opened, stretching from the Water of Leith to the deep water at Newhaven . Since in-filled, now known as the Old Dock.

1817 Port extended westwards. Since in-filled, now known as the Old Dock.

1851 Victoria Dock built.

1858 - 63 Prince of Wales Dock built

1869 Albert Dock built

1873 - 81 Edinburgh Dock built

1904 Imperial Dock Opened

1906 - 1934 Grain Storage Development

1906 - 1934 Acquisition & Early Buildings

1906 First Grain Warehouse built at the Port of Leith on Edinburgh Dock by a private firm.

1908 Ownership of Grain Warehouse taken over by Leith Dock Commission.

1913 - 1914 Two pneumatic grain elevators built at the south dock of Edinburgh Dock to supply the Grain warehouse.

1913 - 1914 Grain warehouse at Edinburgh Dock extended to increase capacity to 20,000t.

c1920 Additional bucket grain elevator added to support and speed up discharging.

1924 Three elevators in operation with dischargers at the north end of Edinburgh Dock.

c1928 Alfred H Roberts is commissioned to design a new warehouse.

1928 New grain elevator and warehouse annexed to existing wooden warehouse, is built at Edinburgh Dock, a concrete building conforming to modern standards.

c1928 New substation and switch house built to electrically power new grain elevator.

1930 Old wooden elevator and grain store burned down reducing storage capacity. Decision made to create a completely new grain elevator at Imperial Dock.


3


1934 - 1960 Imperial Grain Store

1934 New grain elevator at Imperial Dock opened to almost identical layout and architectural design to the reinforced concrete extension at Edinburgh Dock, constructed by Alfred H Roberts, Superintendent and Engineer to the Leith Dock Commission.

1934 - 1956 Outbreak of Second World War and insecurities of the post-war years delayed plans to increase existing storage units with 15,000t capacity storage extension.

c1941 - 1952 Old wooden elevator and grain store (that had burnt down in 1930) completely demolished.

1956 Rank open their Caledonia Mills with additional storage facilities west of West Old Dock, offering an additional 10,000t capacity of grain storage.

1957 - 59 First 7-bay extension to the Imperial Dock grain elevator is erected, adding another 15,000t capacity of grain storage. Designed by Kinnear & Gordon, Consulting Civil Engineers, together with MC White, the then Chief Engineer to the Leith Dock Commission.

1968 A second extension to the Imperial Dock grain store provides an additional 20,000t capacity of grain storage.

1960 - 2010 Further Alterations & Additions

c1960 - 70 Re-configuration of railway tracks to extend them eastwards.

1966 Leith Dock Commission agree to carry out £20,000 of survey and repair work to the grain store at Imperial Dock.

1972 Scheme designed to provide further 15,000t to 20,000t of storage allocated to the west of the existing grain elevator at Imperial Dock.

c1972 - 1979 Addition of eight free-standing silos to meet the storage requirements noted above.

c1995 - 1998 Edinburgh Dock grain elevator (also by Alfred H Roberts) demolished.

2003 Repairs carried out to the silo bins by Buchanan Laird.

2003-2005 Electrical repairs carried out to comply with the Dangerous Substances and Explosive Atmosphere (DSEAR) regulations.

2005 Replacing of the main fire escape.

2006 Closure of the building due to the cost involved to upgrade the plant to new European standards.

2006-2010 No significant work carried out to the building.


4


Imperial Dock Grain Store under construction, 1933

Imperial Dock Grain Store under construction, 1934


5


Imperial Dock Grain Store following completion, 1934

Imperial Dock Grain Store c1934. Image © The Scotsman Publications Ltd. Licensor www.scran.ac.uk


6


Grain sacks being loaded onto delivery carts and lorries 1938.

Edinburgh Dock Grain Store, 1938


7


Grain being unloaded from a ship hold using large hoses from the pneumatic discharging plants, 1939

Start of foundation works for the first storage extension to the Imperial Dock Grain Store, 1957


8


Foundation works for the first storage extension to the Imperial Dock Grain Store, 1957

Construction of the first storage extension to the Imperial Dock Grain Store, 1957


9


Construction of the first storage extension to the Imperial Dock Grain Store, 1957

View toward the Imperial Dock Grain Store taken from the Edinburgh Dock Grain Store, c1958


10


Start of foundation works for the second storage extension to the Imperial Dock Grain Store, 1967

Construction of the second storage extension to the Imperial Dock Grain Store, 1967


11





12



Imperial Dock Grain Store c1967 Images © RCAHMS. Reproduced courtesy of J R Hume. Licensor www.rcahms.gov.uk


13


View of Imperial Grain Store following closure, 2006



14


View of Spout Floor following closure, 2006

View of ground Distribution Floor following closure, 2006


15


View of Distribution Floor following closure, 2010

View of Elevator Tower Top Floor following closure, 2010


16





17

Historical Plans

Historical Plans

Drawing of East Elevation by Leith Harbour and Docks Commission, 1931

Drawing of West Elevation by Leith Harbour and Docks Commission, 1931


18

Historical Plans

Drawing of South Elevation by Leith Harbour and Docks Commission, 1931

Drawing of North Elevation by Leith Harbour and Docks Commission, 1931


19

Historical Plans

Drawing of Silo plans layout from Construction & Engineering Magazine Article, c1934

Drawing of Longitudinal Section by Forth Ports Authority, 1975


20

History

History

The import of grain has traditionally been a main source of business for Leith Docks but the trade has fluctuated with time and changing market conditions and has fallen into decline since it was the Dock’s principal import in the early 20th century. The port continues however to provide the east coast of Scotland’s only common user grain storage.

Writing in The Dock & Harbour Journal of October 1924, the Superintendent and Engineer to the Leith Docks Commissioners, Alfred Roberts OBE MInstCE, recorded that the import of grain was a “conspicuous feature of the trade of the port”. He also noted that a private warehousing company, Patmore & Co, had built the first grain storage warehouse at Leith on the South Quay of the Edinburgh Dock in 1903 and that it was subsequently taken over by the Leith Dock Commission in 1906. The warehouse was built on the “American silo principle” and its storage bins were “constructed of timber on what is known as the “Interlaced” System, the whole being surrounded by a brick wall to protect the timber from the weather.”i

Grain was transferred directly to the warehouse using a bucket elevator that could unload 360 tons of grain per hour. In 1913-14 two pneumatic ship-discharging appliances were added to reduce the need for manpower to complete the cleaning out of holds and the warehouse was extended to create a total holding capacity of 20,000 tons.

The grain trade continued to increase after the First World War and grain became increasingly transported in bulk rather than in bags. Increased mechanisation of handling processes reduced costs and the need for man-power. In 1928 a new mechanised Grain Warehouse was built adjacent to the 1903 warehouse to provide an additional 16,000 tons storage capacity and the ability to load railway wagons directly as well as road vans and carts. This building was constructed entirely of reinforced concrete and its design, although slightly smaller in size, was the model for the later Imperial Dock Grain Warehouse. A detailed description of the building and its operation is provided in September 1928 edition of The Dock & Harbour Authority Journal. The article also records that Alfred Roberts had overall responsibility for the project and that J Dalgleish Easton MInstCE had responsibility for the design of the buildings, machinery and equipment and construction of the works.

The original 1903 warehouse was destroyed by fire on 12 January 1930 and “the Dock Commissioners decided to replace the old warehouse with a new grain warehouse constructed entirely of reinforced concrete, but on a new site at the east end of the Imperial Dock, the largest dock at the port, so that vessels of larger size and deeper draught can be discharged. The change of site involved the construction of a complete new ship-discharging plant, as well as the alteration of quays, railways, roads etc.”ii

Edinburgh Dock Elevator in 1938

Transporting of grain bags, 1938

Grain being removed from a ship’s hold, 1939


21

History

The new Imperial Dock facilities were completed in 1934 and a detailed description of their design, construction, and operation of the plant, processes and machinery was provided by T A S Fortune (1885-1963) AMInstCE, the Resident Engineer for the whole works, in a series of three papers for the Institute of Structural Engineers. Fortune, who had a major role in the design and construction of the Imperial Dock Grain Store, recorded that Alfred Roberts again had overall responsibility for the project and that J Dalgleish Easton MInstCE again had responsibility for the design of the buildings, machinery and equipment and construction of the works. The building cost approximately £100,000 and the total project including machinery, equipment, pneumatic ship discharging plant, electrical transformer house, switchgear, cables, quay cranes and the alterations to railways and roads was approximately £250,000; a substantial investment for the Port Authorities. Fortune, who joined the Dock Commission as an Assistant Engineer in 1909 and went on to become General Manager, Secretary and Chief Engineer for Leith Docks, retiring in 1949 after 40 years service, described the building thus:

“Upon the foundations described the new warehouse was erected. It is a rectangular building about 159ft long by 142ft wide, providing storage for 20,000 tons of grain. The walls, floor, columns, beams, roofs, silos, and stairs are of reinforced concrete and are arranged to form (1) a storage section consisting of a series of grain silos, (2) a delivery section consisting of a series of grain silos and the delivery, distributing, weighing, and machinery floors, (3) weigh house with floors, etc., to carry two large grain-weighing machines, (4) switch house, and (5) sack store.

The storage section consists of seventy silos about 12ft 6in by 14ft to hold 1,000 quarters of wheat and sixty silos 14ft by 6ft 3in to hold 500 quarters; all are approximately 77ft high with reinforced concrete hopper bottoms and pumice concrete fillets.

The delivery section consists of thirty delivery silos with an elevator tower approximately 150ft high above quay level, and is provided with seven reinforced concrete floors to carry machines, appliances, and equipment. These silos are fitted with steel hopper bottoms, while part of one silo is occupied by a spiral sack chute. A passenger lift and stairway are provided from the ground floor to the top of the elevator tower, and there is a cast iron spiral stair from the delivery floor to the top floor of the tower. The reinforced concrete roofs of the building are enclosed by parapet walls and covered with asphalt waterproofing.”

In his only concessions to a discussion of aesthetics Fortune recorded that “The beams at the various floor levels are flush with the columns on the outside and they, together with the window openings, break the front elevation into panels of varying heights and give character to the elevations.” and that “After the outside walls of the building had been constructed to their full height the entire concrete surface of the building was given two coats of neat cement put on with a brush, and great care was taken that the whole of the surface was uniform in colour. Cement from one consignment was used for this purpose so as to avoid any changes in shade.”

Imperial Grain Store, c1934

Construction of Imperial Grain Store, 1934


22

History

Between 1957 and 1959, the Imperial Dock Grain Warehouse was extended by seven bays to provide an additional 15,000t storage capacity by Kinnear & Gordon Consulting Civil Engineers working with M C White, Chief Engineer of the Leith Dock Commission at the time. The design of the extension replicates the design of the original storage section but is only connected to it physically at ground level and at the distribution floor above the silos. The construction work is documented in an evocative collection of photographs held by Forth Ports.

A second extension to the Imperial Dock Grain Warehouse was added in 1968, providing an additional 20,000t storage capacity and additional weighing machines, delivery silos and railway wagon and lorry loading bays. Again, the construction work, which was phased, is recorded in a photographic collection held by Forth Ports records.

During the 1980s some £1.25m was spent on improving plant and machinery including a new dust extraction and delivery system and in 2004 a programme of concrete repairs was carried out to address rusting reinforcing bars and spalling concrete. The concrete of the original building was designed to the LCC Standards of 1915 which predated the unified design standard of the 1920s. Every effort was made to prevent water penetration to the grain by ensuring there were no cracks in the concrete but concrete coverage over the reinforcement is only one inch thick. This lack of coverage would not be acceptable today and suggests that further rusting of the reinforcement and spalling of concrete will be an on-going maintenance issue.

The Edinburgh Dock Warehouse was demolished in 1991 but the Imperial Dock Grain Warehouse continued in operation until the end of 2006 when the prohibitively expensive cost of upgrading it to meet new health and safety legislation together with uneconomic running costs forced its closure. Grain is still discharged at Imperial Dock but the need for storage is greatly reduced due to “just-in-time” delivery schedules and it is now stored on the flat in modern warehouses adjacent to the dock.

i The Dock & Harbour Authority Journal, October 1924i The Dock & Harbour Authority Journal, September 1928

ii Fortune, p195

Construction of the second extension, 1967

Foundations for the first extension, 1957


23

Operation & Gazetteer

Operation

The Imperial Grain Store is sited on the southeast corner of the deepwater Imperial Dock bordered to the south by the Albert Dock and to the east by the Edinburgh Dock. It is therefore embedded almost centrally within a lively working Port surrounded by a network of roads used intensively to transport commodities to and from ships on the surrounding dock berths.

It is intended that the surrounding harbour site remains part of an active port for the foreseeable future which makes vehicle and public access to the grain silo extremely difficult to resolve and control, if the building is redeveloped for a user who is not associated with the port authority but remains sited within the port cordon.

The Imperial Dock Grain Warehouse, which is constructed entirely of reinforced concrete, is a rectangular shaped building, approximately 124m long and 39m wide. The structure comprises a storage section of 147 grain storage silos with a distribution floor both over and below them. A distribution and delivery block to the south, the elevator tower, consists of grain delivery silos together with six working floors which hold the machinery necessary to distribute, weigh and deliver the grain around the building to where it was required. There is a further delivery section to the north of the building in part of the 1960’s extension that consists of grain delivery silos together with a “Scale Floor” for weighing the grain prior to loading it into lorries at ground level below. The building’s height to roof level is 27m over the storage silos and 46m over the south delivery block.

The storage section holds 147 silos, each 3.6m x 3.6m, and a further 60 silos, each 3.6m x 1.7m. All the silos are approximately 24m high and have hoppered bases of reinforced concrete. The elevator tower holds 25 delivery silos and a grain elevator, which lifts grain from the dockside gantry vertically to the top of the building, together with machinery that distributes and weighs the grain and a dust extraction system. The delivery section to the north consists of a further 24 delivery silos each 3.6m x 3.6m leading to the Scale Floor below.

ROOF LEVEL

VO

ID T

HRO

UG

H B

UIL

DIN

G

VO

ID T

HRO

UG

H B

UIL

DIN

G


24


The grain store is served by two pneumatic ship-discharging plants, sited on the quay of the Imperial Dock. Each plant could discharge 180 tonnes of grain per hour from a vessel lying alongside, and automatically deliver the grain to either of the two conveyor belts placed in the high-level gantry. By means of vacuum pumps the grain was raised in bulk from a ship’s hold through pipes into a canister, and then conveyed on belts to the automatic weighting house before being transported to the grain store, where it was distributed to the storage silos via the tower – in the case of the nearer silos by penthouse chutes and in the case of the remoter silos on conveyor belts via grain carriers. In order to bypass certain storage silos a series of grain conveyors were used to transport grain horizontally to different penthouse chutes for storage as required.

When grain was required to be delivered out of the grain store it was drawn off from the bottom of the storage silos to the conveyor belts at the ground level and delivered to one of the bucket elevators, which took it to the top of the elevator tower. It was then passed through weighing machines and discharged either from delivery bins via hoppers or direct through chutes to lorries positioned on the ground.

Further delivery of grain out of the grain store took place to the north of the building where grain was drawn out of a series of delivery bins to pneumatic grain scales on the scale floor below, which weighed the grain before directing it through outlets and funnels to the lorries below. Any surplus grain was redirected from the delivery silos to the ground floor conveyors by use of return chutes, where the transportation process via elevators and conveyors would begin again, to recycle the surplus grain back into the storage silos.

Prior to storage the grain was transported via a grain conveyor to be cleaned by a grain cleaner before moving to the grain drier for drying.

The above processes were supported by a central dust suppression system to extract the dust generated by the conveyor. Dust was sucked out by large dust extraction units mounted on the roof and transported via overhead pipes into a dust collection silo sited to the east of the grain store.

For communication between the elevator tower and main distribution floor a series of Loudaphones and communication booths were sited around the building. Once stored the silos were monitored for capacity and temperature at a central control point located at the centre of the main distribution floor.

Power and lighting of the building were controlled from an electrical switch house on the ground floor at the western side of the grain store. In order to supply additional electrical energy, due to the later extension of the grain store, a further electrical transformer house adjacent to the store was added, which is now used as a substation for the Imperial Dock site.


25


ID No. 001

Location NE Façade

Description Loading point for oil tankers. Supplied from oil tanks sited the west side of the building (item 016). Not part of the workings of the building.

Image(s)

ID No. 002

Location E Façade

Description Fuel Storage Tank for Grain Driers (004).

Image(s)

Gazetteer


26


ID No. 003

Location E Façade

Description Dust Collection Silo. Dust extracted from building and blown in from fans on the roof of the building.

Image(s)

ID No. 004

Location SE Façade

Description Grain Drier. Damp grain brought in and dried before being stored in Grain Silos.

Image(s)


27


ID No. 005

Location SE Façade

Description External store for storing incoming bags of grain before later becoming an engineers shed.

Image(s)

ID No. 006

Location SE of building

Description Former office for administration of Grain Store until 1990.

Image(s)


28


ID No. 007

Location SE Façade

Description Load Intake, for delivery lorries. Added and used from the 1960’s onwards following the decommissioning of trains through the building.

Image(s)

ID No. 008

Location S Façade

Description South Loading Point. Canopy for protecting lorries and housing chutes for loading grain into lorries. Train tracks in this location only bypass the building and were not used for loading purposes.

Image(s)


29


ID No. 009

Location SW Façade

Description Load Intake, for delivery lorries. Added and used from the 1960’s onwards following the decommissioning of trains through the building[as 007].

Image(s)

ID No. 010

Location SW of building

Description Grain Gantry, for transporting grain from ships to grain store, with associated access stair towers.

Image(s)


30


ID No. 011

Location W of building

Description Grain Towers, including large suction hoses for extracting grain from ships onto Grain Gantry.

Image(s)

ID No. 012

Location SW of building

Description Substation, supplying power to the port site.

Image(s)


31


ID No. 013

Location SW façade

Description Outbuilding housing the main electrical switch gear and control panels for the grain store.

Image(s)

ID No. 014

Location W façade

Description Modern escape stairs from roof level, added after 2000.

Image(s)


32


ID No. 015


Description Oil Tank, for storage of oil residue from cleaning of large oil storage tanks [016]. Not part of the workings of the building.

Image(s)

ID No. 016


Description Bases of oil storage tanks (erected and removed in the last 15-20 years). Not part of the workings of the building.

Image(s)


33


ID No. 017

Location W façade

Description Oil pipe assembly, to supply oil from storage tanks to lorry loading point to east side of the building [001]. Not part of the workings of the building.

Image(s)

ID No. 018

Location Lorry loading bay

Description Loading Outlets, for transporting grain onto lorries from scale room above.

Image(s)


34


ID No. 019

Location Gateway in NE wall enclosing East Court

Description Dust Suppression Funnel, locked onto each outlet [018] during loading to control dust.

Image(s)

ID No. 020

Location Roof level

Description Dust Extraction Unit, to extract dust from the central dust extraction system [028].

Image(s)


35


ID No. 021

Location Scale floor

Description Pneumatic Grain Scales, for controlling grain distribution from Delivery Grain Silos above [026] to lorry outlets in loading bay below [018].

Image(s)

ID No. 022

Location Scale Floor

Description Return Chutes for diverting grain from Grain Silos above [026] to floor outlets and back to ground floor Conveyor Belts [024].

Image(s)


36


ID No. 023


Description Compressors, to operate pneumatic Grain Scales [021].

Image(s)

ID No. 024

Location Distribution Floor

Description Conveyor Belt, to transport grain from front Elevators [038] to Grain Silos [026].

Image(s)


37


ID No. 025


Description Grain Carrier, to deflect grain from conveyor [024] into Grain Silos [026].

Image(s)

ID No. 026


Description Grain Silos for grain storage. The 4 rows to the north of the building are Delivery Silos to serve the Grain Scales below [021].

Image(s)


38


ID No. 027


Description Communication Box, originally housing Loudaphones [042] then later radios to contact those on ground floor and elevator tower about the control of the flow of grain.

Image(s)

ID No. 028


Description Central dust extraction system. Dust sucked out of the rooms by Dust Extraction Units at roof level [020] before being stored in the Dust Collection Silo [003].

Image(s)


39


ID No. 029


Description Control Point, originally containing dials for temperature monitoring and later used for administration and monitoring Grain Silo capacity.

Image(s)

ID No. 030


Description Lower Penthouse Chutes, for direct supply of grain from the Grain Elevators Heads [046] to Grain Silos [026].

Image(s)


40


ID No. 031

Location Front Distribution Floor

Description Grain Hopper, to supply grain to the Conveyor Belts [024], filled with grain from Penthouse Chutes above [036].

Image(s)

ID No. 032

Location Front Distribution Floor to above levels

Description Manual Dust Extraction Slide, to transport dust sacks to the ground floor and onto lorries. No longer used following installation of central dust extraction system [020 & 028].

Image(s)


41


ID No. 033

Location Front Distribution Floor

Description Original and new starter panels for controlling Conveyor Belts [024].

Image(s)

ID No. 034

Location Front Distribution Floor to above levels

Description Original Spiral Access Stair, to access all levels above the Front Distribution Floor.

Image(s)


42


ID No. 035

Location Spout Floor

Description Revolving Grain Hoppers and Outlets, to segregate grain types to various silos.

Image(s)

ID No. 036


Description Upper Penthouse Chutes, combined with Lower Penthouse Chutes [030] for direct supply of grain from the Grain Elevators Heads [046] to Grain Silos [026].

Image(s)


43


ID No. 037


Description Air Compression Units to provide air to clean dust extraction filters.

Image(s)

ID No. 038


Description Grain Elevators to transport grain from incoming supply off Grain Gantry [010].

Image(s)


44


ID No. 039


Description Grain Cleaner and Chain Conveyor, to clean the grain before it is transported via the Chain Conveyor to the Grain Drier for drying [004].

Image(s)

ID No. 040


Description Chain Conveyor, connected to Upper Penthouse Chutes [036] above, used to transport grain horizontally and bypass certain Grain Silos for storage as required.

Image(s)


45


ID No. 041


Description Old scales, used to weigh and control grain supply to lorries at south ground floor Loading Point [008].

Image(s)

ID No. 042


Description Loudaphones for controlling grain flow around the building, used to communicate to other Loudaphones and Klaxons sited around Elevator Tower, on Delivery Floor and on Ground Floor.

Image(s)


46


ID No. 043

Location Garner Floor

Description Grain Chutes to direct and control flow of grain from Grain Elevator Heads to either Penthouse Chutes [030 & 036] or Grain Hoppers and Conveyor Belts [024 & 031].

Image(s)

ID No. 044


Description Old Dust extraction hopper, for collection of dust before being bagged and transported to ground floor lorries via the Manual Dust Extraction Slide [032]. No longer used following installation of central dust extraction system [020 & 028].

Image(s)


47


ID No. 045


Description Modern Dust extraction hopper, for collection of dust before being extracted to the Dust Collection Silo [003].

Image(s)

ID No. 046

Location Top Floor

Description Grain Elevator Heads, to lift grain to top floor of Elevator Tower via internal bucket chains before being gravity fed into the Grain Chute system [042].

Image(s)


48


ID No. 047

Location Top Floor

Description Starter panels to power and control Grain Elevator Heads [045].

Image(s)

ID No. 048

Location Ground Floor

Description Conveyor belts to transport grain from storage silos [026] to the grain elevators [038].

Image(s)


49

Significance

Significance

The purpose of this statement is to describe what characteristics of the Imperial Dock Grain Warehouse, including its associated plant and machinery, are of cultural significance in order to establish a context within which informed decisions about change can be made and substantiated with rigour and consistency.

The concept of cultural significance, defined in the internationally accepted “Burra Charter”1 , refers to the qualities of a place, building or monument, that:

help us understand the past,

enrich our present lives,

will be of value to future generations.

Such significance is inherent in the place itself, its fabric, setting, use, associations, meanings, records, related places and related objects. The Scottish Government’s Scottish Historic Environment Policy Annexe 1, Clause 5, describes the characteristics that may contribute to the significance of the place:

5. Cultural Significance of any monument, whether of national importance or more local significance, can be characterised by reference to one or more of the following; the characteristics are in three groups:

Intrinsic those inherent in the monument;

Contextual those relating to the monument’s place in the landscape or in the body of existing knowledge; and

Associative more subjective assessments of the associations of the monument, including with current or past aesthetic preferences

Intrinsic Characteristics

a. The condition in which the monument has survived. ‘Condition’ includes the potential survival of archaeological evidence above and below ground, and goes beyond the survival of marked field characteristics;

b. the archaeological, scientific, technological or other interest or research potential of the monument or any part of it;

c. the apparent developmental sequence of the monument. Monuments that show a sequence of development can provide insights of importance, as can places occupied for a short time;

d. the original or subsequent functions of the monument and its parts.

1 The Australia ICOMOS Charter for the Conservation of Places of Cultural Significance


50

Significance

Contextual Characteristics

e. The present rarity or representativeness of all or any part of the monument, assessed against knowledge of the archaeology of Scotland and of the region in which the monument occurs;

f. the relationship of the monument to other monuments of the same or related classes or period, or to features or monuments in the vicinity. This is particularly important where individual monuments, themselves perhaps of limited immediate significance, form an important part of a widespread but varied class. The diversity of the class should be a material consideration in making individual decisions;

g. the relationship of the monument and its parts with its wider landscape and setting.

Associative Characteristics

h. The historical, cultural and social influences that have affected the form and fabric of the monument, and vice versa;

i. the aesthetic attributes of the monument;

j. its significance in the national consciousness or to people who use or have used the monument, or descendents of such people; and

k. the associations the monument has with historical, traditional or artistic characters or events.

Assessments of significance can therefore be based on many different criteria including aesthetic, architectural, archaeological, historic, scientific, religious, and social value. Significance can vary in importance and, however apparently objective the analysis, any such assessment is influenced by the current values and perspective of its time: undoubtedly the cultural significance of any aspect will vary over time. The purpose of identifying different levels of cultural significance is, however, to establish a rational hierarchy within which the relative importance of each aspect of significance can be related to that of the whole place.

For the purposes of this study it is considered that five levels of significance are sufficient to measure each aspect of significance and compare it to the others consistently. The levels, their importance, and their implications for conservation policy are as follows:


51

Significance

Level of Significance Importance Conservation Policy

A Exceptional International Reveal, maintain and enhance significance through meticulous preservation, conservation, restoration or reconstruction.

B Considerable National Reveal, maintain, and enhance significance but some adaptation and supplementary construction may be considered to accommodate future compatible uses.

C Some Regional Reveal, maintain, and enhance significance but acceptable options may, subject to consensual agreement based on expert analysis, include alteration, removal or demolition in whole or part.

D Little Site Interventions, alterations or demolition to suit new purposes are appropriate.

E Intrusive Detrimental Improve or remove.

The various characteristics of the cultural significance of the Imperial Dock Grain Store are set out in the following section. The Statement is based on the evidence gathered to date and should be reviewed and updated if new evidence is identified. Likewise, the absence of any item from the section should not be construed as meaning that it may not be of significance.

c1958 View of Imperial Grain Warehouse taken from roof of Edinburgh Dock Grain Warehouse


52

Significance

The Imperial Dock Grain Warehouse (C overall)

The Imperial Dock Grain Warehouse including its elevator and gantries was built with the sole purpose of facilitating the import, discharge, storage and delivery of grain from bulk cargo ships berthed at the deep water Imperial Dock at the Port of Leith. The original building was opened in 1934 to meet the expanding needs of the bulk grain import trade and was subsequently extended in 1957 and again in 1968 to accommodate growth in the trade. It continued in operation until the end of 2006 when the prohibitively expensive cost of upgrading it to meet new health and safety legislation together with uneconomic running costs forced its closure. Grain is still discharged at Imperial Dock but, due to industry-wide business changes, storage needs are now much less and grain is stored on the flat in modern warehouses adjacent to the dock.

The team considers that the Imperial Dock Grain Warehouse is of Some Significance which it derives from a number of physical and cultural characteristics that help us understand the past, enrich our present lives and will be of value to future generations:

Image © The Scotsman Publications Ltd. Licensor www.scran.ac.uk


53

Significance

SI Intrinsic

SI1 The building was designed and constructed to the highest standards of the time without compromise to suit one specific purpose: to accommodate a uniquely specialised industrial process that discharged grain from bulk cargo ships, transported it to the Grain Warehouse for storage in vertical silos and dispatched it in carts, railway wagons, vans and lorries. The Warehouse was operational for over seventy years and the changes in requirements, particularly the need for additional storage capacity, over that period is made manifest in its fabric.

C

SI2 All plant and machinery, including chutes, conveyors, elevators and fittings survive in place and in good condition and are integral to the overall significance of the building.

C

SI3 The plant and machinery provide physical evidence of an elegantly designed mechanised handling process.

C

SI4 Evidence of how the building was operated including office booths, the Loudaphone telephone system and a paper-based silo management board used to track batches of grain are a remarkable survival, in place and in good condition.

C

SI5 It is arguable whether the Grain Warehouse is a building at all or actually an engineering structure wholly integrated with its plant and machinery, more closely related to an industrial refinery plant or colliery than any traditional notion of a building.

C

SI6 The original building is clearly identifiable and essentially complete, with minor modifications, as are the later extensions.

C

SI7 The mass concrete structure of the building creates a fireproof, stable and waterproof environment in which to store grain.

C

SI8 The latter extensions simply expanded the storage and delivery capacity of the original building and, it could be argued, are of lesser significance than the original building that accommodated the whole process in its own right.

C

SI9 The papers written by TAS Fortune describing the design and construction of the Grain Warehouse, held by the Institute of Structural Engineers, together with the photographic record of the construction of the extensions form a remarkable collection recording the history of the building.

C

SI10 The fabric of the Grain Warehouse is in reasonable condition and still shows evidence of the care with which it was built but it continues to deteriorate. Water is beginning to penetrate the fabric and cause damage.

C

Images © RCAHMS. Reproduced courtesy of J R Hume. Licensor www.rcahms.gov.uk

c1960 images of Grain Store by J Hume


54

Significance

SI11 The original metal-framed windows of the Grain Warehouse have virtually all been replaced with detrimental modern alternatives. Many original window openings have been built up or reduced in size using brick. These changes are visually detrimental to the appearance of the building.

E

SC Contextual

SC1 The Grain Warehouse is a complete surviving example of its type; a fully mechanised grain elevator with vertical storage and delivery silos, of which not many now survive in their original form and fitted out for their original purpose. (Most have been demolished on reaching the end of their working lives because they are so difficult to adapt to new purposes) Any loss of fabric, machinery, plant or fittings will greatly reduce its significance.

C

SC2 The Grain Warehouse was not the first of its type in the country, nor even in Leith Docks, but is now one of the few from the period now surviving intact in the UK and the only one surviving in Scotland.

C

SC3 The Grain Warehouse’s industrial design and scale is representative of the change from traditional methods of cargo handling and storage to new mechanised processes relating to bulk carriage, handling, storage and delivery.

C

SC4 The changes to the building during its lifetime, including the construction of the extensions in the late 1950s and 1960s, reflect the changing nature of the grain import trade over the same period generally and the changing nature of trade and investment at Leith Docks in particular.

C

SC5 Its design is based on the earlier Grain Warehouse built at the Edinburgh Dock at Leith in 1928 and also on earlier mechanised grain stores then being developed throughout the world for bulk grain storage and discharge.

C

SC6 The engineers responsible for the design and construction of the Grain Warehouse, Alfred Roberts OBE MInstCE and J Dalgleish Easton MInstCE who succeeded Roberts as Dock Superintendent and TAS Fortune OBE who also became Chief engineer worked previously on the hydro-electrics works at Kinlochleven.

C

SC7 Solely practical issues including available dockside space, proximity to the deep-water dock and relationship to the dockyard railway lines and other dockyard infrastructure dictated the Grain Warehouse’s location.

C

SC8 The Grain Warehouse’s raison d’etre, and therefore its significance, is inextricably linked to its usefulness in relation to the operation of the port.

C

SC9 The Grain Warehouse is one of the largest structures in the Edinburgh area and has become a local landmark.

D

Edinburgh Dock Grain Warehouse


55

Significance

SC10 The Grain Warehouse’s built form, orientation and massing bear no formal relationships to any natural or artificial features in the vicinity or wider area other than the operational dockyard infrastructure of which it is a part.

C

SC11 The reinforced concrete structure of the original building is not a particularly early example of its type but has been formed with great care and is of a higher finish than subsequent phases

C

SA Associative

SA1 Modern Movement architects, including Walter Gropius and Le Corbusier, were inspired by the overwhelming functionalism, repetitive modules, primary volumes and lack of applied ornament in the design of industrial buildings like the grain warehouses and silos of America and viewed them as symbols of the New Age. Le Corbusier states in Vers Une Architecture.

“ Thus we have the American grain elevators and factories, the magnificent FIRST-FRUITS of the new age. THE AMERICAN ENGINEERS OVERWHELM WITH THEIR CALCULATIONS OUR EXPIRING ARCHITECTURE.” (p33)

The Imperial Dock Grain Warehouse is an example of such a type but is much smaller in scale than its North American counterparts and lacks the architectural expression of purpose that the best examples display in the disposition of their component parts including clearly expressed silos.

C

SA2 There is no evidence to suggest that an ambition to be part of the Modern Movement influenced the design of the Imperial Dock Grain Warehouse. Its design is based on earlier models, dating back to 1843, and is as purely Functional a building as it is possible to conceive.

C

SA3 Its design is solely ordered according to practical considerations and, unusually, design decisions appear to have been wholly determined by technological and economic efficiency.

C

SA4 Its design displays no evidence of an aesthetic desire nor of lyrical architectural expression, indeed, not even the varying sizes of storage silo are expressed architecturally.

C

SA5 The Grain Warehouse’s location, at the heart of the working dock complex, suggests it was not intended as an architectural statement.

C

SA6 The earliest “grain storage and transfer warehouse” was steam-powered and built at Buffalo in 1843 by Joseph Dart and Robert Dunbar. Others were then built in Toledo, Ohio, and Brooklyn, New York in 1847.

C

Image from Towards a New Architecture by Le Corbusier


56

Significance

SA6 Earlier precedents for the Imperial Dock Grain Warehouse are spread throughout the world and include those at Buffalo (1897); Kansas (1897); Cape Town (c1920); Baltimore (1923); Lubbock, Texas (1928) and Leith (1928);

C

SA7 Surviving mechanised grain elevators in the UK include those at the Royal Dock, Liverpool (c1960) and Tilbury (1969) that are still in operation and Plymouth (1933), now unused.

C

SA8 Now demolished mechanised grain elevators in Scotland include Meadowside at Clydeport (dating from 1911-1960).

C

SA9 The papers written by TAS Fortune describe all aspects of the design and construction of the original building. They demonstrate the meticulous care and attention to detail that was lavished on its functional design and construction but the only concessions to aesthetics he noted are that the window bays and panels formed by the structural grid give character to the elevations and that the whole building, on completion, was coated with cement from a single consignment to ensure homogeneity of appearance.

C

SA10 The Grain Warehouse has been operated by generations of dockworkers and its fabric provides evidence of their working lives and working practices.

D

The significance of the Imperial Dock Grain Warehouse is recognised by its Category “B” Listing by Historic Scotland as a building of Regional importance.

Meadowside at Clydeport, 1960


57

Conservation Issues

Conservation Issues

The Statement of Significance identifies that the Imperial Dock Grain Warehouse is of Some significance and that its completeness is its most important feature. It is also clear however that its working life is over and that it has no future use within the working life of the port.

In principle, therefore, the Warehouse should be preserved intact as an increasingly rare and complete surviving historical example of its type. The cost and practical implications of so doing, however, are assessed in the section of this study covering adaptive re-use options and demonstrate that it is not feasible to preserve the building as a museum, or industrial monument, in either financial or practical terms. It is also extremely unlikely that the Warehouse is of sufficient merit and public benefit for it to be taken into long-term State care.

The Warehouse will not therefore survive intact on its own merit and other conservation options have to be considered. A review of comparator projects has been carried out but it demonstrates the problems inherent in adapting similar structures and the detrimental impact of such alterations on the significance of each one.

A number of options for adaptive re-use of the building that ensure that some of the Warehouse’s fabric, at least, survives have also been considered in this report but all require the plant and machinery of the building and, in some options, even its grain silos to be removed. All options are detrimental to the Warehouse’s significance, none are commercially viable and none are possible within the context of the working port.

The proposal to construct a renewable energy plant on the site of the Warehouse is clearly of National economic and environmental benefit to Scotland and there is therefore a strong argument for the demolition of the Warehouse. Such a use also safeguards the significance of Leith Docks as a working port and the Imperial Dock as working dock. This continuity of use is, arguably, more important than the continued survival of the Imperial Dock Grain Warehouse alone.

If, by a consensus of expert opinion and the consent of the statutory authorities, the Imperial Dock Grain Warehouse is demolished there are a number of mitigating actions that need to be enforced, prior to demolition, to ensure that a comprehensive record of the building and its plant machinery, processes and people is preserved for posterity. These include:

• ThepreparationofasurveyofthebuildingbytheRoyalCommission on the Ancient and Historical Monuments of Scotland (RCAHMS).

• Thepreparationofacomprehensivearchaeologicalsiterecordincluding, possibly, a 3-D digital and physical working model of the grain handling processes that took place in the Warehouse.


58

Conservation Issues

• Thecollationandcataloguingofallarchivalinformation.

• Thepreparationofanoralhistoryofthebuildinganditsworkers.

• ThepublicationofahistoryoftheWarehouseanditssignificance.

AllrecordsshouldbedepositedwithRCAHMS.


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Selected Comparators


The following desktop study of comparator grain stores in the UK and abroad has been carried out to identify similar grain stores. The study also reviews similar industrial buildings that have been reused and highlights the impact that the loss of building fabric or machinery can have on the relevance, understanding and the significance of the building. The study demonstrates the difficulty of converting these buildings, which is often a principal reason why they have tended to be demolished.


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Selected Comparators - UK

No.1 Grain Elevator, Salford Manchester (1898): Built on Trafford Wharf, the Elevator was capable of holding one and a half million bushels of grain in its 268 bins. An American, John Metcalf, was responsible for its construction. It was opened for use in 1898. It burnt down after being hit by an incendiary bomb during the Second World War in 1940.

Now demolished.

Grain Silo, Water Eaton, Oxfordshire (1940). This Grain Silo was used up until the 1980s and has remained derelict since. It has had planning permission passed, to enable Ewelme based waste company Grundon, to build a waste processing and recycling plant on the site.

Not listed.

Grain Silo, Plymouth (1933). This grain silo has been redundant for many years and although being a prominent landmark was considered by most people to be a blot on the landscape. There had been a number of proposals to change its use, including the installation of a huge water tank for deep diving training.

Now demolished.

Grain Terminal, Tilbury (1969): This grain terminal is one of the fastest discharging installations in the world, at 2000 tons per hour. The grain silo on land has a 100,000 ton capacity and there are adjacent private flourmills ready to process the grain.

Not listed.


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Selected Comparators - UK

Royal Victoria Dock, Newham (1920): This D Silo was used to unload grain from barges before being milled in the adjacent Millenniumn Mills. It was originally one of four silos (the other three were Silos A, B and C)

Grade II listed.

Grain Store, Gloucester Docks (c 1935). The North Warehouse is the only surviving large warehouse, and that is under threat as it does not meet modern storage requirements. The grain silo replaced a big warehouse and adjoining store that were destroyed by a spectacular fire in 1934. Two other large warehouses and several smaller buildings have been demolished to make way for more modern facilities.

Not listed.

Royal Seaforth Dock, Liverpool (c1960). Moving two million tons per year, the Port of Liverpool imports more grain and animal feed than any other port in the United Kingdom. The Royal Seaforth Grain Terminal is the biggest import facility in the country, containing three on-site mills and total silo capacity for 168 thousand tons of cargo. The Port of Liverpool also plays an important role in the supply chains of the country’s best-known food manufacturers.

Not Listed.

Weavers Flour Mill and grain store, Swansea (1897): Weavers Flour Mill and grain store (part of which can be seen on the right of this photograph), was Europe’s first reinforced concrete building, built on the basin of Swansea’s former North Dock by French engineer Francais Hennebique in 1897. Although it survived the wartime bombs, Weavers Flour Mill was demolished when the dock was filled to make way for Sainsbury’s supermarket.

Now demolished.


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Selected Comparators - International Grain Silos

Gowanus Elevator, Brooklyn (1922): Two elevated horizontal gantries and a transfer tower combine to transport grain to and from the main storage house.

Cargill Pool Elevator, Buffalo (1925): Main Elevator tower equipped with two movable marine towers and a railroad loading and unloading shed serving 125 storage silos.

Great Northern Elevator, Buffalo (1897): An intermediate steel grain elevator supplies a 300ft long brick house containing 90ft tall steel bins fed by horizontal transferring apparatus housed in a corrugated cupola at the top of the building.

Girard Point Elevator, Philidelphia (1912): Built by the Girard Point Storage Company this grain elevator was fireproof, built of steel and concrete. The grain elevator was equipped with a grain drier and cooler housed in a separate concrete building. The work house contained various machines to assist in the storage and separation of grain. The drip shed had a capacity of 36 cars, while the holding tracks adjoining the elevator could accommodate 1,000 cars. The elevator was able to receive 240 cars each 10-hour working day.

The DeBruce Grain Elevator, Kansas (1954): This 2,717ft long cement structure is listed as the largest grain elevator in the world. The elevator is composed of 246 individual concrete silos in three parallel rows, all under a single conveyor headwork running from the central elevator tower.


63


Selected Comparators - International Grain Silos

East London’s grain terminal, South Africa (1966): The Grain Elevator, with a storage capacity of 76,000 tonnes is the largest in South Africa. Grain is handled through the conveyor belt system and loading spouts into storage silos at a rate of 1,600 tons an hour.

Port of Basra, Iraq (Circa 1965): Grain silo that can process 7,500 tons a day with 5,000 tons being hauled away.

Szczecin Grain Elevator, Gdansk (1936): The largest grain silo on the Polish coast with capacity for 75 thousand cubic meters.

Kalininsky Grain Elevator, Russia (date unknown):


64


Baltic Flour Mill, Newcastle

Site

The Baltic Flour Mill is a landmark industrial building on the south bank of the River Tyne in Gateshead. Originally the site was accessible only by an unpleasant walk along the Gateshead bankside. Following redevelopment it has been made fully accessible to the public with two access options provided: across the Wilkinson Eyre Millennium Bridge from the Newcastle side, or along the same Gateshead bankside route as before, since regenerated as part of a new public realm.

Building

Designed before the Second World War by Hull-based architects, Gelder and Kitchen, the Baltic Flour Mills served as a model for other mills built by Hovis Rank as part of a reconstruction programme after the War. The building is 42 m high (almost 138 ft). It is 24 m wide (almost 79 ft) and 52m in length (170 ft). The building originally contained grain hoppers, which are individually numbered and ran almost the whole height of the building.

The entire floor plan of the original building had comprised a honeycomb of flour silos, as in the Imperial Grain Store - concrete boxes rising the full height of the building. Most have been stripped out but some have been retained to maintain authenticity and structural stability as well as to house full height services. Only the south and north facades of the original 1950’s building were retained. A new structure consisting of six main floors and three mezzanines was secured between the facades, which contained 3000m2 of arts space (four galleries and a flexible performance space), artists’ studios, cinema/lecture space, shop, a library and archive for the study of contemporary art and the Rooftop Restaurant. An additional two-storey structure: The Riverside Building, was constructed to the west of the main building, providing the main entrance into the mill, which overlook Baltic Square and the Gateshead Millennium Bridge. The scheme has practically been a façade retention exercise, avoiding the technical difficulties in integrating solid grain silos into its design. It therefore communicates little of the original form of the building. It is also important to note that the facade was designed as an expression of Hovis Rank’s status as grain merchants and had a significance and aesthetic quality that was important to retain in the redevelopment.

Archaeology

All existing machinery and equipment was removed prior to its redevelopment and therefore none of its former grain storing/ distributing processes are physically communicated.


65


Silo Point, Baltimore

Site

This 300ft tall building has been the tallest structure on Baltimore’s Inner Harbour industrial waterfront since 1923. It is sited on the waterfront in an area zoned for low-rise residential and industrial uses.

Building

Built in 1923, the grain elevator in Baltimore’s Locust Point district was at its time one of largest and fastest grain elevators in the world. The grain store consists of a reinforced-concrete elevator tower and an adjacent 130ft tall silo building. The tower has been converted into residential use. The top six stories, where the grain scales were housed was originally enclosed in a corrugated iron box to support external cranes, and has been demolished and re-framed with a new steel structure on the existing concrete column grid.

Adjacent to the tower portion was a 130ft tall silo farm, each silo a sealed concrete bunker. Fitting residential spaces into the silos proved too difficult resulting in most of the silos being demolished. A 540-car parking garage was erected in the centre of the demolished silos. Silos were left in place at the corners, as well as in a row separating the garage from the tower. New glass-clad residential spaces, all built upon the existing foundation have been erected to wrap the remnants of the silo structure.

With this scheme the technical challenges of reusing the silos have resulted in their demolition with only 11 of them being retained to serve as reminders of the site’s history and are therefore inadequate to communicate the original form of the building and its significance.

Archaeology



66


Grünerløkka Student Accommodation, Oslo

Site

This converted grain silo is situated at the bank of Aker river, a former industrial area dating back from the 17th and 18th century. The area forms part of a national park regenerated by the government in the 1990`s to provide both a recreation and residential area in central Oslo.

Building

A grain silo in the Grünerløkka area of Oslo, constructed in 1953, has been converted into a 50m high student-housing scheme.

The lower levels consist of single-room apartments, higher up the building the central tube has been removed, making it possible to create larger, two bedroom apartments. In total there are 226 units on 18 levels. Reinforced concrete floors were added and about 1,000 window openings cut into the existing fabric. Internally there is specially designed built-in furniture that sits against the curved walls. All living spaces are circular, hallways and kitchen are circular segments, and bathrooms occupy the star-shaped parts (between the silos) of the original plan form. The roof is transformed into a common terrace with adjacent rooms for common social activities.

The extent of openings cut into the Silo structure has significantly changed the reading of the building as a reinforced concrete mass of silos against adjacent working floors that originally housed plant to direct the grain around to and from the solid silos.

The use of a large part of the silo structure is made possible by the relatively shallow plan of the building, being only 3 silos deeps. In comparison the Imperial Grain Store, which is 10 silos deep making such an approach much less feasible.

Archaeology



67


Rocktown Climbing Centre, Oklahoma City

Site

The grain silo which now forms the Oklahoma City Rocktown Climbing Centre is situated in a former industrial complex in Bricktown located to the south of the city centre. While being centrally located access remains complicated with the site embedding amid other industrial sites.

Building

Rocktown Climbing Gentre is housed in a grain elevator made up of 16 full silos and spaces between offering facilities to climb up to 90 feet. The silo walls lend themselves perfectly to such a use and further advantage is made of the concrete silo structure with a number of climbing routes established on the outside of the building. The existing silos have only partially been developed to date.

Archaeology

All existing machinery and equipment was removed prior to its redevelopment and little of its former grain storing/ distributing processes are communicated.


68


Inglis Elevator Row, Canada

Site

Inglis elevator row is a row of five grain elevators standing from south to north alongside the former Canadian Pacific Railway track bed, on the southeast edge of the village of Inglis, Manitoba, Canada. Because so many grain elevators have been demolished throughout Western Canada, only two elevator rows have survived partial if not complete demolition.

Inglis has one of the last two elevator rows in all of Canada with a total of five elevators, the other being Warner Alberta with a total of six elevators. Warner’s elevators have not been protected, but the elevators in Inglis have been protected as a National Historic Site of Canada

Buildings

The Inglis Grain Elevators National Historic Site is internationally recognized as a unique and enduring architectural symbol of the Prairies, representing one of the most important periods in the development of Canada’s grain industry from 1900 to 1930.

The site and its buildings have been made accessible and serve as a museum and visitor centre to communicate the development of Canada’s Prairie agriculture, the mechanics and function of an elevator and the processes of grain weighing, grading, storage and transportation.

Archaeology

Most archaeology remains to help communicate the process of grain storage and transportation in this former industrial area. The significance is reinforced by the presence of the railway lines around the site that were so integral as part of these processes.


69

Future Development

Future Development

The Imperial Dock Grain Warehouse was closed in December 2006 because of the prohibitively expensive cost of upgrading the building and its plant and machinery to meet current legislation relating to fire protection, grain handling and dust extraction. It has lain empty ever since and will not be made operational again in the foreseeable future.

Forth Energy, a joint venture company formed by Scottish and Southern Energy plc (SSE) and Forth Ports PLC, owners of the Leith Docks, now propose to demolish the Grain Warehouse and replace it with a new Biomass Energy Plant capable of delivering 54% of the electrical requirements of the City of Edinburgh.

Forth Energy believes that the Leith Renewable Energy Plant will be a valuable step in tackling the global challenges of climate change and the national challenges of increasing the amount of energy to be generated from renewable sources. In addition the project contributes to addressing the potential generation capacity shortfall and security of energy supply issues.

The need for the plant is set out in the preface to the Environmental Assessment Scoping Report [December 2009], prepared by Sinclair Knight Merz:

“The issue of climate change is recognised as one of the most serious global challenges facing society today…

The European Commission has introduced several legislative mechanisms to ensure compliance with the Kyoto Protocol and likely future targets. These include the EU Emissions Trading System (EU ETS) and the Renewable Energy Directive, the latter requiring all EU countries to meet specified renewable energy targets. This Directive requires 15% of the all the UK’s energy demand to come from renewable sources by 2020.

The Scottish Government has set a target that 50% of Scottish demand [now 80%] for electricity should be met from renewable sources by 2020, with an interim milestone of 31% by 2011. The development of renewable energy technologies is being strongly encouraged as a means of tackling climate change and promoting the Scottish economy. An aim of the Scottish Government is to realise Scotland’s very large renewable potential while safeguarding the environment. The Scottish Government has a policy of seeking to encourage a mix of renewable energy technologies, with growing contributions from offshore wind, wave, tidal and solar facilities and a greater use of fuel from wood and other energy crops.

In addition, the UK must address the potential future electricity generation gap in the UK, where electricity demand could outstrip supply due to the closure of older capacity on the system, as well as ensuring that the country maintains its security and diversity of energy supply.


70

Future Development

Forth Energy, as well as other industry leaders and the Scottish and UK Governments, believe a broad range of technologies need to be deployed to address these challenges. To support this, Forth Energy is proposing to construct and operate four Renewable Energy Plants at the Ports of: Leith; Grangemouth; Dundee; and Rosyth. The total renewable electrical output for each site will be up to 200 MWe. The plants will also be capable of exporting renewable heat to nearby users, and the applications are accompanied by detailed CHP studies.

This Scoping Report relates to the proposed Leith Renewable Energy Plant on a site at the Imperial Dock, within the Port of Leith. The Renewable Energy Plant will generate renewable electricity from sustainably sourced biomass fuel. It is well sited and will contribute towards the planning and renewable objectives of not only the City of Edinburgh Council, but also the national and global initiatives outlined above…

The proposed Renewable Energy Plant would enter into commercial operation by 2014, subject to the granting of all necessary planning and environmental consents and permits.”

The Renewable Energy Plant will generate up to 200 MW of renewable electricity to the local electricity network and also, renewable heat to local users from the use of around 1.8 million tonnes per year of biomass fuel (dependent upon calorific value). Other than for the operation of the auxiliary boiler and during commissioning, start-up and possible intermittent load support of the main boiler(s), no supplementary fossil fuel will be combusted. The plant is being designed to use efficient modern technology with stringent emissions control with limits set by SEPA in accordance with legislation.

The plant is intended to operate as a base-load plant, operating continuously, except during maintenance downtime.

The proposed Leith Renewable Energy Plant will comprise:

• Apowergenerationarea;

• Afuelstoragearea;

• Infrastructurecorridorsforcoolingwaterpipelinesandfuelconveyors;and

• Anareaforlaydownduringtheconstructionphase.

The key development components of the operational development will comprise:

• Boilerhouse(s);

• Mainflue;

• Auxiliaryboiler;

• Steamturbinebuilding;

• Biomassstoragefacility;


71

Future Development

• Coolingwaterpipelines,intakeanddischargeinfrastructure;

• Coolingstructures(ifonce-throughcoolingnotappropriate);

• Watertreatmentplant;

• Fireandpotablewaterstoragetank;

• Demineralisedwaterstoragetank;

• Fueloilstorage;

• Emergencygenerator;

• Fuelconveyorsandtransfertowers;

• Ashsilos;

• Dayfuelstoragefacility;

• Fluegasabatementequipment;

• Administrationbuilding;Bulkchemicalstorage;

• Electricaltransformer(s)andsubstation;and

• Workshopandstores.

The choice of the site has been the subject of a rigorous options appraisal prepared by Sinclair Knight Merz which reviewed four possible sites within the Leith Docks area in terms of environmental, planning and technical issues. The Imperial Dock site was selected because:

• ItisadjacenttothedeepwaterImperialQuaywhichisrequiredforthe bulk supply of biomass fuel using the largest cargo vessels

• Itisclosetonecessaryinfrastructure

• Itissufficientlylargetoaccommodatethedevelopment

• Itslocationiscompatiblewiththeusesofotherareasofthedocks

• Itisclosetoroadandrailaccess

In order to progress the development of the Imperial Dock site it will be necessary to demolish the Category B Listed Grain Warehouse. Previous sections of this study have confirmed that, although the Warehouse is of some significance, its importance is not sufficient to justify its survival solely in terms of merit. The proposed Renewable Energy Plant development is clearly of National economic and environmental benefit to Scotland and there is therefore a strong argument for the demolition of the building being justifiable in terms of the third criterion listed under item 3.50 of the Scottish Historic Environment Policy (SHEP*):

• thedemolitionofthebuildingisessentialtodeliveringsignificantbenefitstoeconomicgrowthorthewidercommunity

* SPP 2010 refers specifically to the SHEP as a set of criteria that the Planning Department should take into account when determining applications regarding listed buildings.


72

Future Development

The SHEP also states however that every effort should be made to establish whether there is a potentially viable re-use for a Listed Building before consent to demolish it is granted.

A development option feasibility study has therefore been prepared to assess whether it is feasible in principle to adapt the Imperial Dock Grain Warehouse to a new use. The conclusions of the study are described in the following section.

The Imperial Dock Grain Warehouse is however sited deep within the restricted area of the working docks, access to which is strictly regulated by the International Ship and Port Security Code and associated port security legislation (See Appendix). Any developer would therefore have to accept an absolute obligation to comply with Port security rules and, should there be a perceived threat to the Port, the Port could restrict access further, or prevent it altogether. A typical lease term would have to state that:

“At all times during the Period of this Lease, the tenant must ensure that the Premises are kept secure in accordance with the International Ship and Port Facility Security Code (as from time to time applying), and the Landlord’s Port Security Rules (as from time to time applying). The Tenant shall not knowingly permit any third party to access the Landlord’s neighbouring property via the Premises, and shall indemnify the Landlord for all losses arising from any such access being taken.”

Such uncertainty over access and security together with the other health and safety and environmental constraints severely restrict the viability of any adaptive re-use of the building. It is important to stress therefore that the development options described are only possible if the Warehouse and its surrounding area can be isolated from the working dock area and made publicly accessible. This is all but impossible to achieve in practical terms as long as the docks are operational.

The indicative capital costs of each adaptive re-use option which are summarised at the end of the section also demonstrate that none of the options described are commercially viable.

Forth Energy have however commissioned Jones Lang LaSalle to prepare a marketing assessment in relation to the Grain Warehouse (JLL Imperial Grain Silo, Leith, Market Assessment for Forth Energy, January 2011). This assessment concludes that:

6.1 Potential for Alternative Use

The existing structure has no economically viable potential alternative uses unless the port opened up access restrictions. If access restrictions were opened up then the alternative uses mentioned could be feasible, but none would be economically viable.


73

Future Development

6.2 Likelihood of Securing Occupier Interest

Our investigations have revealed no known current requirements for the reuse of the existing building. There were some outline enquiries shortly after the closure of the silo which were not progressed and proved to be without foundation.

The only real way of establishing occupier interest would be to market the building and land for sale. Given the restrictions with the site we believe that this process would be futile and unlikely provide any more demonstrable evidence of there being any market for alternative use of the existing structure of the grain silo.

6.3 Interpretation of SHEP Test

Our investigations have highlighted the constraints associated with the site and building relative to identifying an economically viable alternative use. In relation to SHEP test d), given the location within the secure port estate, it is not considered appropriate to undertake an open marketing campaign, as would traditionally be undertaken with a commercial or industrial building in a publicly accessible area.

This report has highlighted the extent of direct enquiries to Forth Ports for alternative uses, together with an overview of the potential for alternative uses relative to current market conditions. It is considered highly unlikely that any marketing campaign would highlight any additional alternative uses, and in particular none that would be considered as commercially viable in the context of the location and format of the building and the associated constraints to alternative use.

It is proposed that this market assessment, when read in conjunction with the LDN report, provides sufficient evidence to highlight that there are no economically viable conversion opportunities to generate market interest to secure the future of the building.


74

Future Development

The following options have been prepared to investigate the building’s ability to accommodate a range of uses. The options aims to examine the feasibility of forming new accommodation entirely within the building to determine whether partial or complete demolition of it would be required and the potential impact of such changes.

The strengths and weaknesses of each option have been assessed and are set out at the end of each section with a summary of the indicative construction costs of adapting the building to suit these new uses. *

Development Summary:

Option 1: Repair of the whole building to retain it in its current state as a former grain store.

Option 2: Repair and redevelopment of the whole building (excluding silos) to form units for offices and residential use.

Option 2a: Demolition of the later 1950’s and 60’s storage extensions and repair and redevelopment of the original 1930’s building (excluding silos) to form units for offices and residential use.

Option 3: Repair and redevelopment of the whole building (including silos) to form units for offices and residential use

Option 3a: Demolition of the later 1950’s and 60’s storage extensions and repair and redevelopment of the original 1930’s building (including silos) to form units for offices and residential use.

Option 4: Façade retention of the whole building

Option 5: Repair of the whole building and alteration only necessary to support the building for use as a museum

Excluded in all the above options is the repair of the existing gantry structure to retain it as an industrial monument in its existing setting. Costs for necessary site wide external works and infrastructure to support these options are also excluded. The description and cost for these items applied to all options but has been listed separately for clarity.

* The indicative construction costs exclude inflation VAT and fees. A full breakdown is provided in the Appendix.


75

Future Development

Option 1

Description

Repair of the fabric of the building to prevent further deterioration and protect the interior structure and machinery from damage by further water ingress.

The scope of work for this option is outlined in LDN’s Fabric Report and Create Engineering’s Structural Fabric Report contained in the appendix. The scope of work can be summarised as follows:

• Structuralrepairstoconcrete(externalandinternal)includingremoval and replacement of defective reinforcement bars.

• Newprotectivecementcoatingoverentirebuilding.

• Replacementandrepairofdamagebrickworkinfillstooriginalopenings.

• Replacementofcorrodedmetalwindowsto1950’sand1960’sextensions.

• Adjustmenttothestructuralwindowopeningspriortowindowreplacement to solve source of corrosion.

• Replacementofmembranerooffinishthroughoutthebuilding.

• Repairofconcreteroofdeckpriortomembraneroofreplacement.

• Overhaulingandreplacementofrainwatergoodsthroughout.

• Minorupgradingofmechanicalandelectricalservicestosecureongoing safety.


76

Future Development

Strengths:

• Existingbuildingandmachineryprotected.

Weaknesses:

• Significantcostexpendedwhilebuildingremainsunused.

• Ongoingmaintenancecostswouldalsobesignificantwithoutthebuilding being in use.

• Accesstothesiteremainsrestricted.

• Minimalpublicbenefit.

IndicativeConstructionCostSummary

Demolition £153,433

Structure n/a

Roof £952,575

Stairs n/a

External walls/ windows/ Stair towers £2,276,062

Internal walls/ doors £236,820

Finishes & Decoration £866,802

FF&E n/a

Sanitary n/a

Services (inc. builderwork) £105,000

External Works n/a

Preliminaries £734,511

Contingency @ 10% £534,797

ConstructionCostTotal £5,860,000


76

Future Development

Option 2

Description

Repair and redevelopment of the whole building (excluding silos) to form units for offices and residential use.

This option utilises the floors of the existing elevator tower for residential use and the main distribution floor above the silos is altered to provide office use.

The delivery area on the first floor of the elevator tower and it’s mezzanine level are identified for plant space to support the office units above. The gain silos and associated reinforced concrete hoppers at ground floor level are cleaned out sealed off and retained as existing.

The scope of work for this option can be summarised as follows:

• Fabricrepairstoexteriorandinterior.

• Existingmachineryandplantremovedthroughout

• Towerfloorslinedandinsulatedandredevelopedtoformresidential units.

• MaindistributionfloorlinedandinsulatedandredevelopedtoformOffice units consisting of open floor space, storage and meeting areas, toilets and kitchen facilities.

• Towergroundandfirstfloorusedtohousetheplantrequiredtosupport the offices above.

• Groundfloorbeneathsilosusedtohousetheplantrequiredtosupport the offices above.

• Newaccessandescapestairandlifttowersareintroducedtoallowmeans of escape from all areas to current technical standards.

• Landscapingofsiteandexternalworkstoaccessthesite


77

Future Development

Job Title:Revisions:

Drawing Number:

Drawing Title:

L(--)200

0959 Imperial Grain Store

Options AppraisalOption 2 - Office and Residential Use (whole building exept Silos)

LDN Architects 57 - 59 Bread Street, Edinburgh EH3 9AHT: 0131 222 2900F: 0131 222 2901E: [email protected]

Drawn: Reviewed:Scale: Date:

© This drawing is copyright of LDN Architects LLP

49.075 m222.505 m284.779 m2

46.634 m2

345.179 m2

49.075 m236.435 m285.007 m2

13.213 m2 43.482 m228.313 m2

24.587 m2

21.477 m250.008 m2

21.354 m249.722 m2

66.294 m2

66.129 m2

779.178 m2

703.629 m2348.286 m2

726.856 m2

727.865 m2

41.781 m239.198 m2

39.198 m2 41.426 m2

39.198 m2

39.198 m2

356.781 m2 OFFICE SPACE

ANCILLARY

TOILETS

KITCHEN

VERTICAL CIRCULATION

LATERAL CIRCULATION

DISTRIBUTION FLOOR

VOIDABOVEINFILLED

FIRST FLOOR LEVEL

OFFICE PLANT SPACE

20.987 m2 20.987 m2 20.987 m220.987 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

3.983 m2

3.378 m2

7.021 m2

8.353 m2

3.800 m2

7.612 m2

3.893 m2

6.977 m2

3.192 m2

7.185 m2

3.891 m2

3.582 m2

3.582 m2

3.902 m2

8.196 m2

3.384 m2

8.413 m2

21.739 m2

22.712 m2

13.461 m2

12.162 m2

12.138 m2

22.876 m2

7.347 m2

13.401 m2

12.042 m2

24.097 m2

13.331 m2

11.421 m2

23.122 m2

22.652 m2

13.361 m2

13.758 m2

14.548 m2

14.548 m2

23.682 m2

9.212 m2

10.140 m2

14.437 m2

14.446 m2

23.487 m2

14.660 m2

14.660 m2

23.865 m2

14.635 m2

14.635 m2

23.823 m2

39.198 m2

39.198 m2

12.625 m2

11.162 m2

10.894 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

1st FLOOR LEVEL 2nd FLOOR LEVEL 3rd FLOOR LEVEL 4th FLOOR LEVEL ROOF LEVEL

LIVING SPACE

BEDROOM

BATHROOM

KITCHEN


LATERAL CIRCULATION

INTERDMEDIATE FLOOR LEVEL

--- --.------

--

TCG --1:-200@A1 02.2010

DRAFT


Drawing Number:

Drawing Title:

L(--)200






49.075 m222.505 m284.779 m2

46.634 m2

345.179 m2

49.075 m236.435 m285.007 m2

13.213 m2 43.482 m228.313 m2

24.587 m2

21.477 m250.008 m2

21.354 m249.722 m2

66.294 m2

66.129 m2

779.178 m2

703.629 m2348.286 m2

726.856 m2

727.865 m2

41.781 m239.198 m2

39.198 m2 41.426 m2

39.198 m2

39.198 m2


ANCILLARY

TOILETS

KITCHEN


LATERAL CIRCULATION

DISTRIBUTION FLOOR

VOIDABOVEINFILLED

FIRST FLOOR LEVEL

OFFICE PLANT SPACE

20.987 m2 20.987 m2 20.987 m220.987 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

3.983 m2

3.378 m2

7.021 m2

8.353 m2

3.800 m2

7.612 m2

3.893 m2

6.977 m2

3.192 m2

7.185 m2

3.891 m2

3.582 m2

3.582 m2

3.902 m2

8.196 m2

3.384 m2

8.413 m2

21.739 m2

22.712 m2

13.461 m2

12.162 m2

12.138 m2

22.876 m2

7.347 m2

13.401 m2

12.042 m2

24.097 m2

13.331 m2

11.421 m2

23.122 m2

22.652 m2

13.361 m2

13.758 m2

14.548 m2

14.548 m2

23.682 m2

9.212 m2

10.140 m2

14.437 m2

14.446 m2

23.487 m2

14.660 m2

14.660 m2

23.865 m2

14.635 m2

14.635 m2

23.823 m2

39.198 m2

39.198 m2

12.625 m2

11.162 m2

10.894 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2


LIVING SPACE

BEDROOM

BATHROOM

KITCHEN


LATERAL CIRCULATION


--- --.------

--

TCG --1:-200@A1 02.2010

DRAFT


Drawing Number:

Drawing Title:

L(--)200






49.075 m222.505 m284.779 m2

46.634 m2

345.179 m2

49.075 m236.435 m285.007 m2

13.213 m2 43.482 m228.313 m2

24.587 m2

21.477 m250.008 m2

21.354 m249.722 m2

66.294 m2

66.129 m2

779.178 m2

703.629 m2348.286 m2

726.856 m2

727.865 m2

41.781 m239.198 m2

39.198 m2 41.426 m2

39.198 m2

39.198 m2


ANCILLARY

TOILETS

KITCHEN


LATERAL CIRCULATION

DISTRIBUTION FLOOR

VOIDABOVEINFILLED

FIRST FLOOR LEVEL

OFFICE PLANT SPACE

20.987 m2 20.987 m2 20.987 m220.987 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

3.983 m2

3.378 m2

7.021 m2

8.353 m2

3.800 m2

7.612 m2

3.893 m2

6.977 m2

3.192 m2

7.185 m2

3.891 m2

3.582 m2

3.582 m2

3.902 m2

8.196 m2

3.384 m2

8.413 m2

21.739 m2

22.712 m2

13.461 m2

12.162 m2

12.138 m2

22.876 m2

7.347 m2

13.401 m2

12.042 m2

24.097 m2

13.331 m2

11.421 m2

23.122 m2

22.652 m2

13.361 m2

13.758 m2

14.548 m2

14.548 m2

23.682 m2

9.212 m2

10.140 m2

14.437 m2

14.446 m2

23.487 m2

14.660 m2

14.660 m2

23.865 m2

14.635 m2

14.635 m2

23.823 m2

39.198 m2

39.198 m2

12.625 m2

11.162 m2

10.894 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2


LIVING SPACE

BEDROOM

BATHROOM

KITCHEN


LATERAL CIRCULATION


--- --.------

--

TCG --1:-200@A1 02.2010

DRAFT

49.075 m222.505 m284.779 m2

46.634 m2

345.179 m2

49.075 m236.435 m285.007 m2

13.213 m2 43.482 m228.313 m2

24.587 m2

21.477 m250.008 m2

21.354 m249.722 m2

66.294 m2

66.129 m2

779.178 m2

703.629 m2348.286 m2

726.856 m2

727.865 m2

41.781 m239.198 m2

39.198 m2 41.426 m2

39.198 m2

39.198 m2

356.781 m2

DISTRIBUTION FLOOR

VOIDABOVEINFILLED

DELIVERY FLOOR LEVEL


Drawing Number:

Drawing Title:

L(--)210


Options AppraisalOption 2a - Office and Residential Use




20.987 m2 20.987 m2 20.987 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

3.983 m2

3.378 m2

7.021 m2

8.353 m2

3.800 m2

7.612 m2

3.893 m2

6.977 m2

3.192 m2

7.185 m2

3.891 m2

3.582 m2

3.582 m2

3.902 m2

8.196 m2

3.384 m2

8.413 m2

21.739 m2

22.712 m2

13.461 m2

12.162 m2

12.138 m2

22.876 m2

7.347 m2

13.401 m2

12.042 m2

24.097 m2

13.331 m2

11.421 m2

23.122 m2

22.652 m2

13.361 m2

13.758 m2

14.548 m2

14.548 m2

23.682 m2

9.212 m2

10.140 m2

14.437 m2

14.446 m2

23.487 m2

14.660 m2

14.660 m2

23.865 m2

14.635 m2

14.635 m2

23.823 m2

12.625 m2

11.162 m2

10.894 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

LIVING SPACE

BEDROOM

BATHROOM

KITCHEN


LATERAL CIRCULATION

ROOF LEVEL1st FLOOR LEVEL 2nd FLOOR LEVEL 3rd FLOOR LEVEL 4th FLOOR LEVEL

757.132 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

30.2

00 m

2

18.868 m248.545 m2

18.868 m248.545 m2

756.223 m2

57.105 m2

57.997 m2

39.417 m2

39.417 m2

59.480 m2

59.480 m2

39.198 m2

39.198 m2

356.781 m2


OFFICE SPACE

ANCILLARY

TOILETS

KITCHEN


LATERAL CIRCULATION

DISTRIBUTION FLOORFIRST FLOOR LEVEL

OFFICE PLANT SPACE

--- --.------

--

TCG --1:-200@A1 02.2010

DRAFT

49.075 m222.505 m284.779 m2

46.634 m2

345.179 m2

49.075 m236.435 m285.007 m2

13.213 m2 43.482 m228.313 m2

24.587 m2

21.477 m250.008 m2

21.354 m249.722 m2

66.294 m2

66.129 m2

779.178 m2

703.629 m2348.286 m2

726.856 m2

727.865 m2

41.781 m239.198 m2

39.198 m2 41.426 m2

39.198 m2

39.198 m2

356.781 m2

DISTRIBUTION FLOOR

VOIDABOVEINFILLED


39.198 m239.198 m2

39.198 m2 39.185 m2

27.384 m2

27.384 m2

4,296.660 m2

AA

SILO PLANT - OFFICE PLANT SPACE

39.198 m239.198 m2

39.198 m2 39.185 m2

27.384 m2

27.384 m2

4,296.660 m2

AA


ROOF LEVEL

4TH FLOOR LEVEL

3RD FLOOR LEVEL

2ND FLOOR LEVEL

1ST FLOOR LEVEL

DISTRIBUTING FLOOR LEVEL

GROUND LEVEL

ROOF LEVEL

ROOF LEVEL


INTERMEDIATE FLOOR LEVEL

DELIVERY BINS

SILO PLANT

OFFICE PLANT SPACE

OFFICE SPACE

RESIDENTIAL

TYPICAL SECTION SHOWN AT A-A

ROOF LEVEL

4TH FLOOR LEVEL

3RD FLOOR LEVEL

2ND FLOOR LEVEL

1ST FLOOR LEVEL


GROUND LEVEL

ROOF LEVEL

ROOF LEVEL



DELIVERY BINS

SILO PLANT

OFFICE PLANT SPACE

OFFICE SPACE

RESIDENTIAL


ROOF LEVEL

4TH FLOOR LEVEL

3RD FLOOR LEVEL

2ND FLOOR LEVEL

1ST FLOOR LEVEL


GROUND LEVEL

ROOF LEVEL

ROOF LEVEL



DELIVERY BINS

SILO PLANT

OFFICE PLANT SPACE

OFFICE SPACE

RESIDENTIAL



78

Future Development

Strengths:

• Minimalnew-buildelementsrequiredtoprovidetheaccommodation outlined above.

• Existingopenfloorplatesprovideflexiblelayouts.

• Existingbuildingisretainedandreused.

• Externalfeaturesofthebuildingarereinstated.

• Accessibilityissuesareaddressedthroughout.

• Costofalterationcanbeaccuratelyestimated.

Weaknesses:

• Substantialcostsrequiredtoutiliseonlyasmallpercentageoftheoverall building.

• Limitedcommunityorpublicbenefitachieved.

• Largeareasofthebuildingremainunusedandinaccessible.

• Lossofexistingplantandmachinerydiminishesthesignificanceofthe building.

• Newresidentialandofficeunitsdifficulttoservicewithinthecontext of a working port.

• Ongoingcostsdemandedoftenants/residentsforthefuturemaintenance of the building.



Structure £410,846

Roof £1,254,442

Stairs £985,000


Internal walls/ doors £759,957

Finishes & Decoration £2,154,578

FF&E £564,029

Sanitary £407,175

Services & Utilities (inc. builderwork) £4,445,807

External Works £1,170,000

Preliminaries £2,914,350

Contingency @ 10% £2,170,961



79

Future Development

Option 2a

Description

Demolition of the later 1950’s and 60’s storage extensions and repair and redevelopment of the original 1930’s building (excluding silos) to form units for offices and residential use.

This option proposes the removal of the later 1950’s and 60’s storage extensions to take the building back to its original 1930’s proportions. The floors of the existing elevator tower are utilised for residential use and the main distribution floor above the silos is altered to provide office use. The delivery area on the first floor of the elevator tower and it’s mezzanine level are identified for plant space to support the office units above. The gain silos and associated reinforced concrete hoppers at ground floor level are cleaned out sealed off and retained as existing.




• 1957and1968extensionsdemolished.








80

Future Development

ROOF LEVEL

4TH FLOOR LEVEL

3RD FLOOR LEVEL

2ND FLOOR LEVEL

1ST FLOOR LEVEL


GROUND LEVEL

ROOF LEVEL

ROOF LEVEL



DELIVERY BINS

SILO PLANT

OFFICE PLANT SPACE

OFFICE SPACE

RESIDENTIAL


ROOF LEVEL

4TH FLOOR LEVEL

3RD FLOOR LEVEL

2ND FLOOR LEVEL

1ST FLOOR LEVEL


GROUND LEVEL

ROOF LEVEL

ROOF LEVEL



DELIVERY BINS

OFFICE PLANT SPACE

OFFICE SPACE

RESIDENTIAL


ROOF LEVEL

4TH FLOOR LEVEL

3RD FLOOR LEVEL

2ND FLOOR LEVEL

1ST FLOOR LEVEL


GROUND LEVEL

ROOF LEVEL

ROOF LEVEL



DELIVERY BINS

OFFICE PLANT SPACE

OFFICE SPACE

RESIDENTIAL

TYPICAL SECTION SHOWN AT A-A Job Title:Revisions:

Drawing Number:

Drawing Title:

L(--)210


Options AppraisalOption 2a - Office and Residential Use (1930's building except Silos)




20.987 m2 20.987 m2 20.987 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m256

.846

m2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

3.983 m2

3.378 m2

7.021 m2

8.353 m2

3.800 m2

7.612 m2

3.893 m2

6.977 m2

3.192 m2

7.185 m2

3.891 m2

3.582 m2

3.582 m2

3.902 m2

8.196 m2

3.384 m2

8.413 m2

21.739 m2

22.712 m2

13.461 m2

12.162 m2

12.138 m2

22.876 m2

7.347 m2

13.401 m2

12.042 m2

24.097 m2

13.331 m2

11.421 m2

23.122 m2

22.652 m2

13.361 m2

13.758 m2

14.548 m2

14.548 m2

23.682 m2

9.212 m2

10.140 m2

14.437 m2

14.446 m2

23.487 m2

14.660 m2

14.660 m2

23.865 m2

14.635 m2

14.635 m2

23.823 m2

12.625 m2

11.162 m2

10.894 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

LIVING SPACE

BEDROOM

BATHROOM

KITCHEN


LATERAL CIRCULATION


757.132 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

30.2

00 m

2

18.868 m248.545 m2

18.868 m248.545 m2

756.223 m2

57.105 m2

57.997 m2

39.417 m2

39.417 m2

59.480 m2

59.480 m2

39.198 m2

39.198 m2

356.781 m2


OFFICE SPACE

ANCILLARY

TOILETS

KITCHEN


LATERAL CIRCULATION

DISTRIBUTION FLOORDELIVERY FLOOR LEVEL

OFFICE PLANT SPACE

--- --.------

--

TCG --1:-200@A1 02.2010

DRAFT


Drawing Number:

Drawing Title:

L(--)200






49.075 m222.505 m284.779 m2

46.634 m2

345.179 m2

49.075 m236.435 m285.007 m2

13.213 m2 43.482 m228.313 m2

24.587 m2

21.477 m250.008 m2

21.354 m249.722 m2

66.294 m2

66.129 m2

779.178 m2

703.629 m2348.286 m2

726.856 m2

727.865 m2

41.781 m239.198 m2

39.198 m2 41.426 m2

39.198 m2

39.198 m2


ANCILLARY

TOILETS

KITCHEN


LATERAL CIRCULATION

DISTRIBUTION FLOOR

VOIDABOVEINFILLED

FIRST FLOOR LEVEL

OFFICE PLANT SPACE

20.987 m2 20.987 m2 20.987 m220.987 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

3.983 m2

3.378 m2

7.021 m2

8.353 m2

3.800 m2

7.612 m2

3.893 m2

6.977 m2

3.192 m2

7.185 m2

3.891 m2

3.582 m2

3.582 m2

3.902 m2

8.196 m2

3.384 m2

8.413 m2

21.739 m2

22.712 m2

13.461 m2

12.162 m2

12.138 m2

22.876 m2

7.347 m2

13.401 m2

12.042 m2

24.097 m2

13.331 m2

11.421 m2

23.122 m2

22.652 m2

13.361 m2

13.758 m2

14.548 m2

14.548 m2

23.682 m2

9.212 m2

10.140 m2

14.437 m2

14.446 m2

23.487 m2

14.660 m2

14.660 m2

23.865 m2

14.635 m2

14.635 m2

23.823 m2

39.198 m2

39.198 m2

12.625 m2

11.162 m2

10.894 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2


LIVING SPACE

BEDROOM

BATHROOM

KITCHEN


LATERAL CIRCULATION


--- --.------

--

TCG --1:-200@A1 02.2010

DRAFT


Drawing Number:

Drawing Title:

L(--)210






20.987 m2 20.987 m2 20.987 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

211.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

3.983 m2

3.378 m2

7.021 m2

8.353 m2

3.800 m2

7.612 m2

3.893 m2

6.977 m2

3.192 m2

7.185 m2

3.891 m2

3.582 m2

3.582 m2

3.902 m2

8.196 m2

3.384 m2

8.413 m2

21.739 m2

22.712 m2

13.461 m2

12.162 m2

12.138 m2

22.876 m2

7.347 m2

13.401 m2

12.042 m2

24.097 m2

13.331 m2

11.421 m2

23.122 m2

22.652 m2

13.361 m2

13.758 m2

14.548 m2

14.548 m2

23.682 m2

9.212 m2

10.140 m2

14.437 m2

14.446 m2

23.487 m2

14.660 m2

14.660 m2

23.865 m2

14.635 m2

14.635 m2

23.823 m2

12.625 m2

11.162 m2

10.894 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

LIVING SPACE

BEDROOM

BATHROOM

KITCHEN


LATERAL CIRCULATION


757.132 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

30.2

00 m

2

18.868 m248.545 m2

18.868 m248.545 m2

756.223 m2

57.105 m2

57.997 m2

39.417 m2

39.417 m2

59.480 m2

59.480 m2

39.198 m2

39.198 m2

356.781 m2


OFFICE SPACE

ANCILLARY

TOILETS

KITCHEN


LATERAL CIRCULATION


OFFICE PLANT SPACE

--- --.------

--

TCG --1:-200@A1 02.2010

DRAFT

757.132 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

30.2

00 m

2

18.868 m248.545 m2

18.868 m248.545 m2

756.223 m2

57.105 m2

57.997 m2

39.417 m2

39.417 m2

59.480 m2

59.480 m2

39.198 m2

39.198 m2

356.781 m2

INTERMEDIATE FLOOR LEVEL DISTRIBUTION FLOORDELIVERY FLOOR LEVEL


Drawing Number:

Drawing Title:

L(--)210






20.987 m2 20.987 m2 20.987 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

3.983 m2

3.378 m2

7.021 m2

8.353 m2

3.800 m2

7.612 m2

3.893 m2

6.977 m2

3.192 m2

7.185 m2

3.891 m2

3.582 m2

3.582 m2

3.902 m2

8.196 m2

3.384 m2

8.413 m2

21.739 m2

22.712 m2

13.461 m2

12.162 m2

12.138 m2

22.876 m2

7.347 m2

13.401 m2

12.042 m2

24.097 m2

13.331 m2

11.421 m2

23.122 m2

22.652 m2

13.361 m2

13.758 m2

14.548 m2

14.548 m2

23.682 m2

9.212 m2

10.140 m2

14.437 m2

14.446 m2

23.487 m2

14.660 m2

14.660 m2

23.865 m2

14.635 m2

14.635 m2

23.823 m2

12.625 m2

11.162 m2

10.894 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

LIVING SPACE

BEDROOM

BATHROOM

KITCHEN


LATERAL CIRCULATION


757.132 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

30.2

00 m

2

18.868 m248.545 m2

18.868 m248.545 m2

756.223 m2

57.105 m2

57.997 m2

39.417 m2

39.417 m2

59.480 m2

59.480 m2

39.198 m2

39.198 m2

356.781 m2


OFFICE SPACE

ANCILLARY

TOILETS

KITCHEN


LATERAL CIRCULATION


OFFICE PLANT SPACE

--- --.------

--

TCG --1:-200@A1 02.2010

DRAFT

757.132 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

30.2

00 m

2

18.868 m248.545 m2

18.868 m248.545 m2

756.223 m2

57.105 m2

57.997 m2

39.417 m2

39.417 m2

59.480 m2

59.480 m2

39.198 m2

39.198 m2

356.781 m2


39.198 m2

39.198 m2

27.384 m2

27.384 m2

1,675.545 m2

A


39.198 m2

39.198 m2

27.384 m2

27.384 m2

1,675.545 m2

A



81

Future Development

Strengths:


• Existingopenfloorplatesprovideflexiblelayouts.

• Originalbuildingisretained,reusedandexpressed.

• Originalfeaturesofthebuildingarereinstatedtotheelevations.



Weaknesses:

• Substantialcostsrequiredtore-usethebuilding.

• Limitedofficespaceprovidedtogeneraterevenue.


• Largeareasofthebuildingremainunusedandinaccessible.




Demolition £1,340,000

Structure £231,051

Roof £913,428

Stairs £450,120

External walls/windows/Stair towers £5,556,979

Internal walls/doors £531,558


FF&E £416,770

Sanitary £348,227




Contingency @ 10% £1,639,328



82

Future Development

Option3

Description

Repair and redevelopment of the whole building (including silos) to form units for offices and residential use.

This option utilises the floors of the existing elevator tower for residential use. The main distribution floor above the silos is refurbished to provide office use and the silos below altered significantly to provide additional floor plates of office accommodation. The ground floor below the silos and the delivery area on the first floor of the elevator tower (including it’s mezzanine level) are identified for plant space to support the office units above.




• Selectedsilowallsdemolishedtoprovidenewfloorsofofficespace



• Silofloorlevelslinedandinsulatedandredevelopedtoformofficeunits.






83

Future Development

39.198 m239.198 m2

39.198 m2 39.185 m2

27.384 m2

27.384 m2

4,296.660 m2

AA


96.711 m2

39.198 m239.198 m2

39.198 m2 39.185 m2

547.114 m2

825.586 m2

26.605 m2

26.605 m226.605 m226.605 m226.605 m226.605 m226.605 m2

26.605 m2

26.605 m226.605 m2

26.605 m226.605 m2

26.605 m2 26.605 m2 26.605 m2

26.605 m2 26.605 m2

27.384 m2

27.384 m2

960.368 m2

26.605 m2 26.605 m226.605 m2 26.605 m2 26.605 m226.605 m226.605 m2

26.605 m2 26.605 m226.605 m2

969.145 m2

26.605 m2

ROOF LEVEL

4TH FLOOR LEVEL

3RD FLOOR LEVEL

2ND FLOOR LEVEL

1ST FLOOR LEVEL


PILED FOUNDATIONS

GROUND LEVEL

ROOF LEVEL

ROOF LEVEL



DELIVERY BINS

VO

ID T

HRO

UG

H B

UIL

DIN

G

VO

ID T

HRO

UG

H B

UIL

DIN

G

USABLE SPACE

SILO PLANT

SILO GROUND

SILO FIRST

SILO SECOND

SILO THIRD

SILO FOURTH

SILO FIFTH

YY

TYPICAL SECTION SHOWN AT Y-Y


Drawing Number:

Drawing Title:

L(--)210






20.987 m2 20.987 m2 20.987 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

3.983 m2

3.378 m2

7.021 m2

8.353 m2

3.800 m2

7.612 m2

3.893 m2

6.977 m2

3.192 m2

7.185 m2

3.891 m2

3.582 m2

3.582 m2

3.902 m2

8.196 m2

3.384 m2

8.413 m2

21.739 m2

22.712 m2

13.461 m2

12.162 m2

12.138 m2

22.876 m2

7.347 m2

13.401 m2

12.042 m2

24.097 m2

13.331 m2

11.421 m2

23.122 m2

22.652 m2

13.361 m2

13.758 m2

14.548 m2

14.548 m2

23.682 m2

9.212 m2

10.140 m2

14.437 m2

14.446 m2

23.487 m2

14.660 m2

14.660 m2

23.865 m2

14.635 m2

14.635 m2

23.823 m2

12.625 m2

11.162 m2

10.894 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

LIVING SPACE

BEDROOM

BATHROOM

KITCHEN


LATERAL CIRCULATION


757.132 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

30.2

00 m

2

18.868 m248.545 m2

18.868 m248.545 m2

756.223 m2

57.105 m2

57.997 m2

39.417 m2

39.417 m2

59.480 m2

59.480 m2

39.198 m2

39.198 m2

356.781 m2


OFFICE SPACE

ANCILLARY

TOILETS

KITCHEN


LATERAL CIRCULATION


OFFICE PLANT SPACE

--- --.------

--

TCG --1:-200@A1 02.2010

DRAFT


Drawing Number:

Drawing Title:

L(--)200






49.075 m222.505 m284.779 m2

46.634 m2

345.179 m2

49.075 m236.435 m285.007 m2

13.213 m2 43.482 m228.313 m2

24.587 m2

21.477 m250.008 m2

21.354 m249.722 m2

66.294 m2

66.129 m2

779.178 m2

703.629 m2348.286 m2

726.856 m2

727.865 m2

41.781 m239.198 m2

39.198 m2 41.426 m2

39.198 m2

39.198 m2


ANCILLARY

TOILETS

KITCHEN


LATERAL CIRCULATION

DISTRIBUTION FLOOR

VOIDABOVEINFILLED

FIRST FLOOR LEVEL

OFFICE PLANT SPACE

20.987 m2 20.987 m2 20.987 m220.987 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

3.983 m2

3.378 m2

7.021 m2

8.353 m2

3.800 m2

7.612 m2

3.893 m2

6.977 m2

3.192 m2

7.185 m2

3.891 m2

3.582 m2

3.582 m2

3.902 m2

8.196 m2

3.384 m2

8.413 m2

21.739 m2

22.712 m2

13.461 m2

12.162 m2

12.138 m2

22.876 m2

7.347 m2

13.401 m2

12.042 m2

24.097 m2

13.331 m2

11.421 m2

23.122 m2

22.652 m2

13.361 m2

13.758 m2

14.548 m2

14.548 m2

23.682 m2

9.212 m2

10.140 m2

14.437 m2

14.446 m2

23.487 m2

14.660 m2

14.660 m2

23.865 m2

14.635 m2

14.635 m2

23.823 m2

39.198 m2

39.198 m2

12.625 m2

11.162 m2

10.894 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2


LIVING SPACE

BEDROOM

BATHROOM

KITCHEN


LATERAL CIRCULATION


--- --.------

--

TCG --1:-200@A1 02.2010

DRAFT


Drawing Number:

Drawing Title:

L(--)210






20.987 m2 20.987 m2 20.987 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

3.983 m2

3.378 m2

7.021 m2

8.353 m2

3.800 m2

7.612 m2

3.893 m2

6.977 m2

3.192 m2

7.185 m2

3.891 m2

3.582 m2

3.582 m2

3.902 m2

8.196 m2

3.384 m2

8.413 m2

21.739 m2

22.712 m2

13.461 m2

12.162 m2

12.138 m2

22.876 m2

7.347 m2

13.401 m2

12.042 m2

24.097 m2

13.331 m2

11.421 m2

23.122 m2

22.652 m2

13.361 m2

13.758 m2

14.548 m2

14.548 m2

23.682 m2

9.212 m2

10.140 m2

14.437 m2

14.446 m2

23.487 m2

14.660 m2

14.660 m2

23.865 m2

14.635 m2

14.635 m2

23.823 m2

12.625 m2

11.162 m2

10.894 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

LIVING SPACE

BEDROOM

BATHROOM

KITCHEN


LATERAL CIRCULATION


757.132 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

30.2

00 m

2

18.868 m248.545 m2

18.868 m248.545 m2

756.223 m2

57.105 m2

57.997 m2

39.417 m2

39.417 m2

59.480 m2

59.480 m2

39.198 m2

39.198 m2

356.781 m2


OFFICE SPACE

ANCILLARY

TOILETS

KITCHEN


LATERAL CIRCULATION


OFFICE PLANT SPACE

--- --.------

--

TCG --1:-200@A1 02.2010

DRAFT

49.075 m222.505 m284.779 m2

46.634 m2

345.179 m2

49.075 m236.435 m285.007 m2

13.213 m2 43.482 m228.313 m2

24.587 m2

21.477 m250.008 m2

21.354 m249.722 m2

66.294 m2

66.129 m2

779.178 m2

703.629 m2348.286 m2

726.856 m2

727.865 m2

41.781 m239.198 m2

39.198 m2 41.426 m2

39.198 m2

39.198 m2

356.781 m2

DISTRIBUTION FLOOR

VOIDABOVEINFILLED



Drawing Number:

Drawing Title:

L(--)210






20.987 m2 20.987 m2 20.987 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

3.983 m2

3.378 m2

7.021 m2

8.353 m2

3.800 m2

7.612 m2

3.893 m2

6.977 m2

3.192 m2

7.185 m2

3.891 m2

3.582 m2

3.582 m2

3.902 m2

8.196 m2

3.384 m2

8.413 m2

21.739 m2

22.712 m2

13.461 m2

12.162 m2

12.138 m2

22.876 m2

7.347 m2

13.401 m2

12.042 m2

24.097 m2

13.331 m2

11.421 m2

23.122 m2

22.652 m2

13.361 m2

13.758 m2

14.548 m2

14.548 m2

23.682 m2

9.212 m2

10.140 m2

14.437 m2

14.446 m2

23.487 m2

14.660 m2

14.660 m2

23.865 m2

14.635 m2

14.635 m2

23.823 m2

12.625 m2

11.162 m2

10.894 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

LIVING SPACE

BEDROOM

BATHROOM

KITCHEN


LATERAL CIRCULATION


757.132 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

30.2

00 m

2

18.868 m248.545 m2

18.868 m248.545 m2

756.223 m2

57.105 m2

57.997 m2

39.417 m2

39.417 m2

59.480 m2

59.480 m2

39.198 m2

39.198 m2

356.781 m2


OFFICE SPACE

ANCILLARY

TOILETS

KITCHEN


LATERAL CIRCULATION


OFFICE PLANT SPACE

--- --.------

--

TCG --1:-200@A1 02.2010

DRAFT

49.075 m222.505 m284.779 m2

46.634 m2

345.179 m2

49.075 m236.435 m285.007 m2

13.213 m2 43.482 m228.313 m2

24.587 m2

21.477 m250.008 m2

21.354 m249.722 m2

66.294 m2

66.129 m2

779.178 m2

703.629 m2348.286 m2

726.856 m2

727.865 m2

41.781 m239.198 m2

39.198 m2 41.426 m2

39.198 m2

39.198 m2

356.781 m2

DISTRIBUTION FLOOR

VOIDABOVEINFILLED


ROOF LEVEL

4TH FLOOR LEVEL

3RD FLOOR LEVEL

2ND FLOOR LEVEL

1ST FLOOR LEVEL


GROUND LEVEL

ROOF LEVEL

ROOF LEVEL



DELIVERY BINS

SILO PLANT

OFFICE PLANT SPACE

OFFICE SPACE

RESIDENTIAL


ROOF LEVEL

4TH FLOOR LEVEL

3RD FLOOR LEVEL

2ND FLOOR LEVEL

1ST FLOOR LEVEL


GROUND LEVEL

ROOF LEVEL

ROOF LEVEL



DELIVERY BINS

VO

ID T

HRO

UG

H B

UIL

DIN

G

VO

ID T

HRO

UG

H B

UIL

DIN

G

SILO PLANT

SILO GROUND

SILO FIRST

SILO SECOND

SILO THIRD

SILO FOURTH

SILO FIFTH

OFFICE PLANT SPACE

OFFICE SPACE

RESIDENTIAL


ROOF LEVEL

4TH FLOOR LEVEL

3RD FLOOR LEVEL

2ND FLOOR LEVEL

1ST FLOOR LEVEL


GROUND LEVEL

ROOF LEVEL

ROOF LEVEL



DELIVERY BINS

VO

ID T

HRO

UG

H B

UIL

DIN

G

VO

ID T

HRO

UG

H B

UIL

DIN

G

SILO PLANT

SILO GROUND

SILO FIRST

SILO SECOND

SILO THIRD

SILO FOURTH

SILO FIFTH

OFFICE PLANT SPACE

OFFICE SPACE

RESIDENTIAL



84

Future Development

Strengths:


• Existingopenfloorplatesmaximisepotentialforflexibilityoflayouts.

• Existingbuildingisretainedandused.


• Fireseparationofunitseasytoachieveduetoconcretestructure.


Weaknesses:

• Substantialcostsrequiredtoutilisethewholebuildingmass.


• Floorplateswithinthesiloswillrequiresignificantamountofstructure to be retained limiting the flexibility of these areas.

• Lossofthereadingoftheexistingbuildingduetotheextentofdemolition required.



• Ongoingcostsdemandedoftenants/residentsforthefuturemaintenance of the building.

• Costofalterationcanbedifficulttoestimate.



Structure £5,305,387

Roof £1,234,442

Stairs £985,000

External walls/ windows/ stair towers £9,541,563

Internal walls/doors £2,245,158


FF&E £1,209,743

Sanitary £548,051




Contingency @ 10% £6,083,296



85

Future Development

Option3a

Description

Demolition of the later 1950’s and 60’s storage extensions and repair and redevelopment of the original 1930’s building (including silos) to form units for offices and residential use.

This option proposes the removal of the later 1950’s and 60’s storage extensions to take the building back to its original 1930’s proportions. The floors of the existing elevator tower are utilised for residential use. The main distribution floor above the silos is refurbished to provide office use and the silos below altered significantly to provide additional floor plates of office accommodation. The ground floor below the silos and the delivery area on the first floor of the elevator tower (including it’s mezzanine level) are identified for plant space to support the office units above.














86

Future Development

39.198 m2

39.198 m2

27.384 m2

27.384 m2

26.605 m2 26.605 m2

26.605 m2 26.605 m2

12.913 m226.605 m2

12.913 m226.605 m2

26.605 m2 26.605 m2

26.605 m2

26.605 m2

26.605 m2 26.605 m2

605.384 m2

605.384 m2

83.020 m2

A

SILO GROUND, FIRST, SECOND, THIRD, FOURTH & FIFTH - OFFICE SPACE

39.198 m2

39.198 m2

27.384 m2

27.384 m2

1,675.545 m2

A


757.132 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

30.2

00 m

2

18.868 m248.545 m2

18.868 m248.545 m2

756.223 m2

57.105 m2

57.997 m2

39.417 m2

39.417 m2

59.480 m2

59.480 m2

39.198 m2

39.198 m2

356.781 m2


757.132 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

30.2

00 m

2

18.868 m248.545 m2

18.868 m248.545 m2

756.223 m2

57.105 m2

57.997 m2

39.417 m2

39.417 m2

59.480 m2

59.480 m2

39.198 m2

39.198 m2

356.781 m2



Drawing Number:

Drawing Title:

L(--)210






20.987 m2 20.987 m2 20.987 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

3.983 m2

3.378 m2

7.021 m2

8.353 m2

3.800 m2

7.612 m2

3.893 m2

6.977 m2

3.192 m2

7.185 m2

3.891 m2

3.582 m2

3.582 m2

3.902 m2

8.196 m2

3.384 m2

8.413 m2

21.739 m2

22.712 m2

13.461 m2

12.162 m2

12.138 m2

22.876 m2

7.347 m2

13.401 m2

12.042 m2

24.097 m2

13.331 m2

11.421 m2

23.122 m2

22.652 m2

13.361 m2

13.758 m2

14.548 m2

14.548 m2

23.682 m2

9.212 m2

10.140 m2

14.437 m2

14.446 m2

23.487 m2

14.660 m2

14.660 m2

23.865 m2

14.635 m2

14.635 m2

23.823 m2

12.625 m2

11.162 m2

10.894 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

LIVING SPACE

BEDROOM

BATHROOM

KITCHEN


LATERAL CIRCULATION


757.132 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

30.2

00 m

2

18.868 m248.545 m2

18.868 m248.545 m2

756.223 m2

57.105 m2

57.997 m2

39.417 m2

39.417 m2

59.480 m2

59.480 m2

39.198 m2

39.198 m2

356.781 m2


OFFICE SPACE

ANCILLARY

TOILETS

KITCHEN


LATERAL CIRCULATION


OFFICE PLANT SPACE

--- --.------

--

TCG --1:-200@A1 02.2010

DRAFT

ROOF LEVEL

4TH FLOOR LEVEL

3RD FLOOR LEVEL

2ND FLOOR LEVEL

1ST FLOOR LEVEL


GROUND LEVEL

ROOF LEVEL

ROOF LEVEL



DELIVERY BINS

SILO PLANT

OFFICE PLANT SPACE

OFFICE SPACE

RESIDENTIAL


ROOF LEVEL

4TH FLOOR LEVEL

3RD FLOOR LEVEL

2ND FLOOR LEVEL

1ST FLOOR LEVEL


GROUND LEVEL

ROOF LEVEL

ROOF LEVEL



DELIVERY BINS

OFFICE PLANT SPACE

OFFICE SPACE

RESIDENTIAL


ROOF LEVEL

4TH FLOOR LEVEL

3RD FLOOR LEVEL

2ND FLOOR LEVEL

1ST FLOOR LEVEL


GROUND LEVEL

ROOF LEVEL

ROOF LEVEL



DELIVERY BINS

OFFICE PLANT SPACE

OFFICE SPACE

RESIDENTIAL



Drawing Number:

Drawing Title:

L(--)210






20.987 m2 20.987 m2 20.987 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

3.983 m2

3.378 m2

7.021 m2

8.353 m2

3.800 m2

7.612 m2

3.893 m2

6.977 m2

3.192 m2

7.185 m2

3.891 m2

3.582 m2

3.582 m2

3.902 m2

8.196 m2

3.384 m2

8.413 m2

21.739 m2

22.712 m2

13.461 m2

12.162 m2

12.138 m2

22.876 m2

7.347 m2

13.401 m2

12.042 m2

24.097 m2

13.331 m2

11.421 m2

23.122 m2

22.652 m2

13.361 m2

13.758 m2

14.548 m2

14.548 m2

23.682 m2

9.212 m2

10.140 m2

14.437 m2

14.446 m2

23.487 m2

14.660 m2

14.660 m2

23.865 m2

14.635 m2

14.635 m2

23.823 m2

12.625 m2

11.162 m2

10.894 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

LIVING SPACE

BEDROOM

BATHROOM

KITCHEN


LATERAL CIRCULATION


757.132 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

30.2

00 m

2

18.868 m248.545 m2

18.868 m248.545 m2

756.223 m2

57.105 m2

57.997 m2

39.417 m2

39.417 m2

59.480 m2

59.480 m2

39.198 m2

39.198 m2

356.781 m2


OFFICE SPACE

ANCILLARY

TOILETS

KITCHEN


LATERAL CIRCULATION


OFFICE PLANT SPACE

--- --.------

--

TCG --1:-200@A1 02.2010

DRAFT


Drawing Number:

Drawing Title:

L(--)200






49.075 m222.505 m284.779 m2

46.634 m2

345.179 m2

49.075 m236.435 m285.007 m2

13.213 m2 43.482 m228.313 m2

24.587 m2

21.477 m250.008 m2

21.354 m249.722 m2

66.294 m2

66.129 m2

779.178 m2

703.629 m2348.286 m2

726.856 m2

727.865 m2

41.781 m239.198 m2

39.198 m2 41.426 m2

39.198 m2

39.198 m2


ANCILLARY

TOILETS

KITCHEN


LATERAL CIRCULATION

DISTRIBUTION FLOOR

VOIDABOVEINFILLED

FIRST FLOOR LEVEL

OFFICE PLANT SPACE

20.987 m2 20.987 m2 20.987 m220.987 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

3.983 m2

3.378 m2

7.021 m2

8.353 m2

3.800 m2

7.612 m2

3.893 m2

6.977 m2

3.192 m2

7.185 m2

3.891 m2

3.582 m2

3.582 m2

3.902 m2

8.196 m2

3.384 m2

8.413 m2

21.739 m2

22.712 m2

13.461 m2

12.162 m2

12.138 m2

22.876 m2

7.347 m2

13.401 m2

12.042 m2

24.097 m2

13.331 m2

11.421 m2

23.122 m2

22.652 m2

13.361 m2

13.758 m2

14.548 m2

14.548 m2

23.682 m2

9.212 m2

10.140 m2

14.437 m2

14.446 m2

23.487 m2

14.660 m2

14.660 m2

23.865 m2

14.635 m2

14.635 m2

23.823 m2

39.198 m2

39.198 m2

12.625 m2

11.162 m2

10.894 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2


LIVING SPACE

BEDROOM

BATHROOM

KITCHEN


LATERAL CIRCULATION


--- --.------

--

TCG --1:-200@A1 02.2010

DRAFT


Drawing Number:

Drawing Title:

L(--)210






20.987 m2 20.987 m2 20.987 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

3.983 m2

3.378 m2

7.021 m2

8.353 m2

3.800 m2

7.612 m2

3.893 m2

6.977 m2

3.192 m2

7.185 m2

3.891 m2

3.582 m2

3.582 m2

3.902 m2

8.196 m2

3.384 m2

8.413 m2

21.739 m2

22.712 m2

13.461 m2

12.162 m2

12.138 m2

22.876 m2

7.347 m2

13.401 m2

12.042 m2

24.097 m2

13.331 m2

11.421 m2

23.122 m2

22.652 m2

13.361 m2

13.758 m2

14.548 m2

14.548 m2

23.682 m2

9.212 m2

10.140 m2

14.437 m2

14.446 m2

23.487 m2

14.660 m2

14.660 m2

23.865 m2

14.635 m2

14.635 m2

23.823 m2

12.625 m2

11.162 m2

10.894 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

12.408 m2

11.229 m2

12.306 m2

10.647 m2

3.261 m2

3.202 m2

4.198 m2

5.067 m2

20.109 m2

11.138 m2

56.8

46 m

2

11.816 m2

11.326 m2

12.410 m2

19.668 m2

3.313 m2

4.737 m2

3.461 m2

4.200 m2

20.885 m2

10.473 m2

10.144 m2 2.273 m2

4.178 m2

21.420 m2

LIVING SPACE

BEDROOM

BATHROOM

KITCHEN


LATERAL CIRCULATION


757.132 m2

39.198 m2

39.198 m2

39.198 m2

39.198 m2

30.2

00 m

2

18.868 m248.545 m2

18.868 m248.545 m2

756.223 m2

57.105 m2

57.997 m2

39.417 m2

39.417 m2

59.480 m2

59.480 m2

39.198 m2

39.198 m2

356.781 m2


OFFICE SPACE

ANCILLARY

TOILETS

KITCHEN


LATERAL CIRCULATION


OFFICE PLANT SPACE

--- --.------

--

TCG --1:-200@A1 02.2010

DRAFT


87

Future Development

Strengths:


• Existingopenfloorplatesmaximisepotentialforflexibilityoflayouts.

• Existingbuildingisretainedandused.


• Compartmentationofunitseasytoachieveduetoconcretestructure.


Weaknesses:




• Lossofthereadingoftheexistingbuildingduetotheextentofdemolition required.



• Costofalterationcanbedifficulttoestimate.




Roof £500,647

Stairs £400,000


Internal walls/doors £2,121,611


FF&E £607,626

Sanitary £437,915




Contingency @ 10% £3,167,092



88

Future Development

Option4

Description

Demolition of the internal silo structure, retaining the outer silos only to support and retain the existing elevations. New floors provided to form spaces for exhibition/museum use. The floors of the existing elevator tower are utilised for museum office use. The ground and first floor of the elevator tower (including it’s mezzanine level) are redeveloped to provide essential visitor accommodation.









• Towergroundandfirstfloorredevelopedtoprovideessentialvisitorfacilities (toilets, cafe, kitchen and reception space).




89

Future Development

39.198 m239.198 m2

123.208 m2

29.618 m2

50.097 m2

153.858 m2

39.198 m239.198 m2

183.723 m2

INTERMEDIATE FLOORMEZZANINE LEVEL

INTERMEDIATEFLOOR LEVEL

VOID

55.815 m2

ROOF LEVEL

4TH FLOOR LEVEL

3RD FLOOR LEVEL

2ND FLOOR LEVEL

1ST FLOOR LEVEL


GROUND LEVEL

ROOF LEVEL

ROOF LEVEL



DELIVERY BINS

VO

ID T

HRO

UG

H B

UIL

DIN

G

VO

ID T

HRO

UG

H B

UIL

DIN

G

SILO GROUND

SILO FIRST

SILO SECOND

SILO THIRD

PLANT SPACE

EXHIBITION SPACE

GALLERY OFFICES


NEW CURTAINGLAZED FACADE

55.815 m2

ROOF LEVEL

4TH FLOOR LEVEL

3RD FLOOR LEVEL

2ND FLOOR LEVEL

1ST FLOOR LEVEL


GROUND LEVEL

ROOF LEVEL

ROOF LEVEL



DELIVERY BINS

VO

ID T

HRO

UG

H B

UIL

DIN

G

VO

ID T

HRO

UG

H B

UIL

DIN

G

SILO GROUND

SILO FIRST

SILO SECOND

SILO THIRD

PLANT SPACE

EXHIBITION SPACE

GALLERY OFFICES



55.815 m255.815 m55.815 m

ROOF LEVEL

4TH FLOOR LEVEL

3RD FLOOR LEVEL

2ND FLOOR LEVEL

1ST FLOOR LEVEL


GROUND LEVEL

ROOF LEVEL

ROOF LEVEL



DELIVERY BINS

VO

ID T

HRO

UG

H B

UIL

DIN

G

VO

ID T

HRO

UG

H B

UIL

DIN

G

SILO GROUND

SILO FIRST

SILO SECOND

SILO THIRD

PLANT SPACE

EXHIBITION SPACE

GALLERY OFFICES



39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2

39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2

39.198 m2

39.198 m2

355.142 m2

310.801 m2 310.801 m2 310.801 m2

775.072 m2


PLANT SPACE

EXHIBITION OFFICE/SUPPORT SPACEor RECEPTION AT GROUND FLOOR

NEW VERTICAL CIRCULATION

SILO HOLE (TO ACCESS SERVICES)DELIVERYFLOOR LEVEL

EXHIBITION SPACE

TOILETS

KITCHENS or CAFE AT GROUND FLOOR

39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2

39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2

39.198 m2

39.198 m2

355.142 m2

310.801 m2 310.801 m2 310.801 m2

775.072 m2


PLANT SPACE




EXHIBITION SPACE

TOILETS


39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2

39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2

39.198 m2

39.198 m2

355.142 m2

310.801 m2 310.801 m2 310.801 m2

775.072 m2


PLANT SPACE




EXHIBITION SPACE

TOILETS


26.605 m2

26.605 m2

26.605 m2

26.605 m2

39.198 m2

39.198 m2

33.798 m2

28.207 m2

28.207 m2

3,732.219 m2

A

SILO GROUND, FIRST, SECOND, THIRD - EXHIBITION SPACE

EXHIBITION SPACE

ANCILLARY

TOILETS

KITCHEN


SERVICE ZONES

ALL SILO REMOVED RETAINING ONLY OUTER SILOS AS PART OF FACADE RETENTIONNEW CURTAINGLAZED FACADE


26.605 m2

26.605 m2

39.198 m2

39.198 m2

33.798 m2

28.207 m2

28.207 m2

3,732.219 m2

A


EXHIBITION SPACE

ANCILLARY

TOILETS

KITCHEN


SERVICE ZONES



26.605 m2

26.605 m2

39.198 m2

39.198 m2

33.798 m2

28.207 m2

28.207 m2

3,732.219 m2

A


EXHIBITION SPACE

ANCILLARY

TOILETS

KITCHEN


SERVICE ZONES




90

Future Development

Strengths:

• Newopenfloorplatesmaximisepotentialforflexibilityoflayouts.

• Mostofexistingbuildingisretainedandused.



Weaknesses:

• Substantialdemolitionrequired.Lossofthereadingoftheexistingbuilding due to the extent of demolition required.


• Substantialcostinvolvedinredevelopingthebuilding.


• Newpublicbuildingdifficulttoservicewithinthecontextofaworking port.




Roof £1,234,442

Stairs £895,000




FF&E £2,673,646

Sanitary £450,000




Contingency @ 10% £5,934,895



91

Future Development

Option5

Description

Repair of the whole building and alteration only necessary to support the building for use as a museum.

This option retains the whole building and its existing machinery and equipment in its current state. Alteration and refurbishment of part of the elevator tower is proposed to provide support accommodation for museum use and new circulation elements are added to provide access.



• Existingmachineryandplantretainedthroughout

• Uppertowerfloorsretainedasexisting.

• Maindistributionretainedasexisting.

• Groundfloorbeneathsilosretainedasexisting.

• Newservicesprovidedtosuitcurrentstandards

• Towergroundandfirstfloorredevelopedtoprovideessentialvisitorfacilities (toilets, cafe, kitchen and reception space).

• Groundfloorbeneathsilosretainedasexisting.


• Landscapingofsiteandexternalworkstoaccessthesite.


92

Future Development

ROOF LEVEL

4TH FLOOR LEVEL

3RD FLOOR LEVEL

2ND FLOOR LEVEL

1ST FLOOR LEVEL


PILED FOUNDATIONS

GROUND LEVEL

ROOF LEVEL

ROOF LEVEL



DELIVERY BINS

VO

ID T

HRO

UG

H B

UIL

DIN

G

VO

ID T

HRO

UG

H B

UIL

DIN

G

XX

39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2

LIFT AND STAIRWELL

1st FLOOR LEVEL 2nd FLOOR LEVEL 3rd FLOOR LEVEL 4th FLOOR LEVEL ROOF LEVELINTERMEDIATE FLOOR LEVEL

MUSEUM/EXHIBITION SPACE


VOID

39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2 39.198 m2

LIFT AND STAIRWELL

1st FLOOR LEVEL 2nd FLOOR LEVEL 3rd FLOOR LEVEL 4th FLOOR LEVEL ROOF LEVELINTERMEDIATE FLOOR LEVEL



VOID

AA


39.198 m2 39.198 m2

41.781 m2

41.426 m2

39.1

98 m

2

39.198 m2

123.208 m2

29.618 m2

50.097 m2

153.858 m2

DISTRIBUTION FLOORDELIVERY FLOORMEZZANINE LEVEL



RECEPTION/OFFICE

TOILETS

CAFE

PLANT SPACEDELIVERY FLOOR LEVEL

VOID

39.198 m2 39.198 m2

41.781 m2

41.426 m2

39.1

98 m

2

39.198 m2

123.208 m2

29.618 m2

50.097 m2

153.858 m2

DISTRIBUTION FLOORDELIVERY FLOORMEZZANINE LEVEL



RECEPTION/OFFICE

TOILETS

CAFE

PLANT SPACEDELIVERY FLOOR LEVEL

VOID


93

Future Development

Strengths:

• Minimalinterventionrequiredtoprovidetheaccommodationoutlined above.

• Existingopenfloorplatesretainedasexistingandsignificanceprotected.

• Existingprocessarecommunicatedintheirentiretyandsignificanceprotected.


• Communityorpublicbenefitoffered.



Weaknesses:


• Substantialcostsrequiredtomaintainthebuildinganditsequipment.

• Health&Safetyandsecurityconcernsdifficulttomanageinthecontext of a working port.



Structure £365,342

Roof £952,575

Stairs £695,000



Finishes & Decoration £988,713

FF&E £53,517

Sanitary £200,000




Contingency @ 10% £1,593,730



94

Future Development

UseableAreaandCostComparison

Useable Area: Indicative Const. Cost: Cost / m2

Option 1 n/a £5,900,000 n/a

Option 2 6,633 m2 £23,300,000 3,513

Option 2a 4,000 m2 £17,850,000 4,462

Option 3 32,433 m2 £66,100,000 2,038

Option 3a 13,900 m2 £34,900,000 2,510

Option 4 22,000 m2 £65,250,000 2,967

Option 5 10,750 m2 £16,900,000 1,573

Comparative New-build Construction Rates:

m2 rate for commercial housing (refurbishment) = £ 750 - £1,000 per/m2

m2 rate for commercial offices (refurbishment) = £ 500 - £750 per/m2

m2 rate for commercial housing (new-build) = £1,500 - £1,600 per/m2

m2 rate for commercial offices (new-build) = £1,300 - £1,500 per/m2


95

Bibliography

Bibliography

The Australia ICOMOS Charter for the Conservation of Places of Cultural Significance - 1979” Burra Charter”

Historic Scotland - July 2009 Scottish Historic Environment Policy

The Scottish Government - 2010 Scottish Planning Policy

TAS Fortune - 1934 Selection of papers describing the design and construction of the Grain Warehouse

Le Corbusier - 1923 Vers Une Architecture.

Gifford, J - 1984 The buildings of Scotland: Edinburgh. Penguin Books Ltd, London.

Historic Scotland - 29th March 1995 Listing description for the Imperial Grain Warehouse

Forth Ports PLC - International Ship and Port Security Code and associated port security legislation

The Dock & Harbour Authority Journal, October 1924

The Dock & Harbour Authority Journal, September 1928

Mowat S - 1994 The Port of Leith: Its History and Its People., Fort Ports and John Donald, Edinburgh

Forth Ports - December 2009 Leith Renewable Energy Plant: Environmental Assessment Scoping Report by Sinclair Knight Merz in association with Jones Lang LaSalle.

Forth Ports - Biomass publicity exhibition banners and panels for Port of Rosyth.

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Forth Ports Imperial Grain Silo Demoltion. Main Report

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