MAKE - 061027 Final Stage C Report LATEST

Camden Lock Village
Canal Building
Stage C report
25 October 2006
Camden Lock Village - Canal Building
25 October 2006
Dear David and Piers,
We are delighted to present our stage C report for the Camden Lock Village Canal Building.

The illustrated scheme has been developed and co-ordinated with your other appointed
design team, together with yourselves, and represents what was shown to Camden earlier
this month. We believe the design is in a robust condition to move forward to the next stages
of the project.
We trust that everything is in order, but please do not hesitate to contact us if you have any
comments or queries.
Yours sincerely,
James Thomas/Simon Bowden
55-65 Whiteld Street
London W1T4HE
tel +44 (0) 20 7636 5151
fax +44(0) 207636 5252
www.makearchitects.com
This design for Camden Lock Village Phase 1
comprises a major new building along the Regents
Canal at Chalk Farm Road: The Canal Building.
This building comprises a new, 21st century re-
imagining of the existing successful markets at
the street and canal levels, together with
apartments on the upper levels.
The building opens up the currently impenetrable
site. Public routes and spaces alongside the canal
are created, together with a new route adjacent to
the railway arches, which are themselves re-
modelled and restored.
Public terraces at the intermediate levels offer
new access for dining and relaxation. These are
linked via a grand public ramp, enabling all the
floors to be reached seamlessly.
This design offers an exciting and important new
development in the regeneration of Camden.
Contents
Context 9
Site location within Camden Town Centre 10
Neighbouring development 11
The site: relationship to the town centre 12
Links to public transport 13
Site history 14
Development within Regents Canal conservation area 16
The site and its environs 17
Lowdensity underdeveloped site 18
Chalk Farm Road frontage 19
Regents Canal frontage 20
Railway arches 21
Key UDP designations 22
Masterplan 25
Ambitions 26
Masterplan 28
Development of the Canal Building: 31
April 2006 32
Optimization of areas: June to September 2006 40
Massing study development 41
Development of sections 42
Canal elevation development 44
Evolution of key views 45
Usage options analysis 47
Usage options study 48
Consultants Statements 55
Conclusion of analysis 57
Design drawings 59
General arrangement 61
Circulation diagrams 67
Structure 68
Elevations 70
Cladding study 74
Landscape 79
Pedestrian movement &public realm destination 80
Character areas 81
Landscape masterplan - groundline 82
Chalk Farm Road public roof terrace 84
Public roof terrace and towpath 86
Structural engineers report 93
Mechanical and electrical report 107
Fire safety report 149
Servicing and refuse strategy 185
Environmental Impact Assessment 207
Access statement 213
Area schedule 229
Rights of Light envelope 233
Context
01
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Not listed, possible positive contribution to the character of the area
Listed, Grade II outside the boundary of the development
Conservation Area Boundary
Phase I development boundary
Brief History of the site
This is a triangular site, bounded on the northwest by the
railway, to the southwest by Chalk Farm Road and to the
south by the Canal.
There are currently nine buildings along the Chalk Farm Road
boundary, numbers 1- 9. Number 7-8 is a public house
currently called the Camden Rock Caf, but previously, and
for the majority of its life, known as the Carnarvon Castle.
This rowof properties was previously known as Frances
Terrace, and the map regression suggests that they were
built in 1841. The road was renamed and renumbered in 1863,
with no 2 Frances Terrace becoming 7-8 Chalk Farm Road.
The 1870-3 OS map indicates the presence of a pub on this
site and the rate books and census returns for the 1860s
indicate that this was called the Pickford Arms. By 1874 it had
changed its name to the Carnarvon Castle and drainage
records dated 1874 from LB Camden suggest that this was a
newbuilding by an unnamed architect on the same site.
Drainage records for the remaining terrace of houses to the
right of the Carnarvon Castle indicate that these have been
extensively rebuilt and that substantial alterations have
been made to plan form, use and finishes.
The only other building(s) on the site is a clearly marked canal
facility which existed as early as 1834, and can clearly be seen
in the very centre of the study area in each of the maps, until
the present-day OS map. 2006 Aerial photography shows the
site at present to be a car park and there appears to be no
standing remains of this element of the sites history.
1870-73 OS Map, showing the existence of the buildings on Chalk FarmRoad
(including the Carnarvon Castle Pub) The red line indicates part of the Phase 1
proposed development
1834 Parish Map of St Pancras - area near canal has not been developed
Site history
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Site location within Camden Town Centre
Camden town
centre boundary
Camden shopping centre Camdens markets
Major roads/bus routes London Underground
Kentish Town
Chalk Farm Road
Camden High Street
Mornington Crescent
Kentish Town
Hampstead / the North
Chalk Farm Road
K
entish Tow
n R
o
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Cam
den H
igh Street
West End
The site: relationship to the town centre
The site is located at the heart of the
existing markets and borders on the
North edge of Camdens shopping
centre.
Therefore it is important that the
design does not destroy the character
of the markets, but fosters them and
celebrates its unique characteristics.
The site is easily accessible by public
transport.
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Neighbouring development
1
2
5
4
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7 8
9
10
11
14
13
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15
16
17 18
1. Residential Development
2. The Roundhouse
3. Stables Market, Buildings A &B
4. Hensons Mixed Use Scheme
5. Camden Lock Middle Market
6. 35 Oval Road
Completed development
Currently being implemented
Potential development site
7. Gilbeys Warehouse
8. 34-36 Jamestown Road
9. 32 Jamestown Road
10. Suffolk Wharf
11. 3-29 Jamestown Road
12. Camden Town Station
13. Sainsburys Store
14. TVAM/ MTV Building
15. Morrisons Chalk Farm Road
16. 2-12 Harmood Street
17. Stables Market, Building C
18. Stables Market, Building D
Within the conservation area some of the old
industrial sites have become available for
development:
the completed sites are shown in green,
those currently being implemented in magenta
and potential sites are shown in yellow.
Regents Park
Metropolitan walk
connects to
Hampstead Heath
to Kings Cross
Improvements to Silver Link Line
- doubling capacity
Metropolitan Walks and green chain
Camden Road Station
Cross river tram terminus
NORTH
LITTLE VENICE
hampstead
road lock
Paddington
Marylebone
Grand Union Canal
(Paddington Branch)
Warwick
Avenue
Camden
Town
Angel
city road lock
city road
basin
wenlock
basin
REGENTS PARK
bottle bridge tunnel
cumberland arm
maida hill tunnel
RIVERTHAMES
DLR
kentish town
lock
hawley
lock
saint pancras basin
saint pancras lock
kingsland basin
islington tunnel
limehouse tide lock
commercial road lock
salmons lane lock
johnsons lock
limehouse
basin
sturts
lock
old ford
lock
mile end
lock
VICTORIA PARK
PADDINGTON
BASIN
actons lock
The Regents Canal
Camden Road Station is within a 5
minute walk from the site.
Improvements to the Silver Link Line
will double its capacity.
With the Metropolitan Walk running
along the canal there lies a great
opportunity in developing the site as
part of the green chain.
Links to public transport
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Hawley Road
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Regents Canal
(Hawley Lock)
Camden Lock
Middle Market
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Stables Market
Clarence Way Estate
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Phase 1
Phase 2
The site and its environs
Shown in red is the boundary of Phase 1,
comprising of the Torbay street
development to the North of the railway
arches and the Canal building along the
Regents Canal.
The Regents Canal
conservation area
Development within the Regents Canal conservation area
Suffolk Wharf &32-36 Jamestown Rd Gilbeys Warehouse
Camden Lock Middle Market Gilbeys Warehouse
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Commercial
Residential
Low density underdeveloped site
The site is currently underdeveloped
because of its historical use. The
primary activity is the Canal market as
well as the shops within the Victorian
terraces along Chalk Farm Road.
Currently the potential of the site is
restricted due to the lack of access and
routes into the site.
Currently no public access to the canal
is provided from Chalk Farm Road.
The market is accessed through a
steeply sloping claustrophobic tunnel.
The original facade of the terrace is
affected by a significant amount of
additions.
Chalk Farm Road frontage
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The Canal market is in sharp contrast with Camden Lock Middle
Market:
There is no direct access from Chalk Farm Road down to
the canal side.
An iron fence separates the Canal market from the
quayside. As a result the canal side is deserted in sharp
contrast to Camden Lock Middle Market, just the other
side of Chalk Farm Road.
Visualisation of arches adjacent to buildings A+ B

Currently the railway arches to the
North of the site are largely hidden and
their potential unfulfilled.
no access to and no
relationship with canal
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Canal site
Regents Canal frontage Railway arches
animated, strong
relationship with canal
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Regents Canal open space and area of special character Conservation area UDP designation: mixed use, residential, retail Protected views from Parliament Hill towards the Palace of
Westminster
Within Camdens UDP the scheme
responds to the Regents Canal area
of special character, the conservation
area.
The Parliament Hill - Palace of
Westminster viewcone wider context
clips the western edges of the site.
Camdens UDP has designated the site
for mixed use residential and retail
development.
Key UDP designations
wider context
Masterplan
02
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Maximise views outwards to the surroundings. Create legible pedestrian routes and newpublic spaces. Complement the adjacent infrastructure and maximize the potential offered
by the canal.
Increase permeability across the site, create newpublic routes.
MTV studios
Ambitions
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Masterplan
Public pedestrian routes
Public space
MTVstudios Middle Market
to Camden Rd
Station
Link to
Metropolitan Walk
The masterplan generates clearly
definable plots and creates a network
of public routes through the site
extending westwards towards Stables
Market, eastwards towards Camden
Road station and northwards towards a
re-modelled Hawley Road garden and
the established Metropolitan Walk.
On the Canal Market site a newbuilding
fronts the canal and Chalk Farm Road.
It acts as a gateway into the heart of
the development.
Hawley Rd Garden
Development of the
Canal Building:
April - September 2006
03
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Level -2: Top Shop
Level -1: Top Shop
Canal level: Retail
Chalk Farm Road level: Retail
First floor: Retail restaurants
and terrace
Second floor: restaurants
and terrace
Third floor: restaurants
and residential
April 2006
The curved form of the building draws
people in and through to the site
beyond.
At first floor a public dining terrace
fronts onto Chalk Farm Road. Within
the building a series of ramps connects
the various levels, offering ease of
movement and mitigating the
requirement for stairs and escalators.
The gateway Ramps
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A grand public terrace and viewing deck
shaded by a green canopy will form a
destination point, drawing people
through the markets along the ramps.
A ramp creates a clear pedestrian
connection between Chalk Farm Road
and the quay.
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The public roof terrace on second floor with various types of
restaurants and small food units will form a destination
point.
Different options were investigated to optimise the size of
enclosed area in relation to open spaces.
August 2006
July 2006
April 2006
Restaurant R1 (floor 1) Restaurant R2 (floor 2)
Restaurant R3 (floor 3)
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1 1 2
1
2
3
4
5 1
2
3
4
Single retail unit Double unit
Multiple units Multiple units with secondary routes
Although the floor plates are staggered
to followthe ramped circulation
system the structural grid is designed
to allowa variety of possible retail
layouts.
180: Camden: Canal Building
Schedule of areas 05.07.2006
Floor Anchor
R1 indoor R1 outdoor R2 indoor R2 outdoor R3 indoor R3 outdoor Footcourt
indoor
Footcourt
outdoor
Staff
Rooms
Core/plant
Second - - - 1,440 640 5,870 1,600 3,230 4,270 - 1,350
First - 4,020 1,400 1,440 800 - - - - - 1,450
Upper Ground Floor 2,570 - - - - - - - - - 1,500
Lower Ground Floor 2,140 - - - - - - - - - 2,800
Basement 1 28,560 - - - - - - - - - 1,690
Basement 2 8,790 1,200 1,300 - 1,760 - - - 1,560 9,155
Total 42,060 5,220 1,400 4,180 1,440 7,630 1,600 3,230 4,270 1,560 17,945
Kitchen area 30% of indoor restaurant area
The client is advised to seek specialist advice with regard to the measurement of areas.
All areas are indicative only and should not be relied upon. The areas given relate to the likely areas of the building at the current state of the design.
Any decisions to be made on the basis of these predictions, whether as to project viability, pre-letting, lease agreements or the like, should include due allowance for the increases and decreases inherent in the design development and building
processes.
Kitchen areas are located in the second
basement, with dumb waiters servicing
the finishing kitchens on the restaurant
levels.
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Floor 2
2000 additional
sq ft
Floors 3/4
7000 additional
sq ft p.f.
2000 sq ft
5000 sq ft 2000 sq ft
Providing 16 000 additional sq ft of
residential would bring the total gross
area of the building from 189 000 sq ft
to 205 000 sq ft (incl. 30 000 sq ft
residential)
Optimization of areas: June to September 2006
Planning meeting scheme
Chalk Farm Rd view
Current scheme
Chalk Farm Rd view
Extra floor scheme
Chalk Farm Rd view
Camden Bridge view
Current scheme
Camden Bridge view
Extra floor scheme
Camden Bridge view
Stables Market view
Current scheme
Stables Market view
Extra floor scheme
Stables Market view
Base Scheme - Camden Bridge view
Chalk FarmRd view Canal bridge view
Massing study development
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Retail
Retail
Retail
Mezzanine
Retail Retail
Retail within
arches
Anchor Store
Anchor Store
Anchor
Store
Retail
Restaurant
Duplex
Appartment
12.07.2006
ASK 060712 - 008
Two additional floors along the back and one along the
canal frontage
Increase of enclosed area on second floor by reducing
the size of canal facing terrace.
July 2006
September 2006
Development of sections
July 2006
September 2006
Retail
Retail
Retail
Mezzanine
Retail Retail
Retail within
arches
Anchor Store
Anchor Store
Anchor
Store
Retail
Restaurant
Duplex
Appartment
12.07.2006
ASK 060712 - 008
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Curved floors and terraces give the facade a playful
character.
Brass cladding responds to the tone and character of
local materials.
Reduced glazing to improve on sustainability.
Canal elevation development Evolution of key views

September 2006
April 2006
Usage options analysis
04
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B2
Base Option
Floors 3, 4, 5 are residential
Floors B2, B1, LG, UG, 1 and 2 are
mainly retail and restaurant
Option 1
Floors 2, 3, 4, 5 are residential
Floors B2, B1, LG, UG, and 1 are
Option 2
Floors 3, 4, 5 are hotel
Floors B2, B1, LG, UG, 1 and 2 are
Option 3
Floors 2, 3, 4, 5 are hotel
Floors B2, B1, LG, UG, and 1 are
B1
LG
UG
FL 1
FL 2
FL 3
FL 4
FL 5
Legend The client is advised to seek specialist advice with regard to the measurement of areas.
All areas are indicative only and should not be relied upon. The areas given relate to the likely areas of the building at the current state of the design.
Any decisions to be made on the basis of these predictions, whether as to project viability, pre-letting, lease agreements or the like, should include due allowance for the increases and
decreases inherent in the design development and building processes.
On August 9th, 2006, Make, Davis Langdon and CBRE were at
the request of the client developing a study involving various
options to the upper floors 2, 3, 4 and 5 of the Canal Building
and specifically the valuation and cost model refers to which
of these performs the best.
This chapter details the findings of the study. It has been
produced in collaboration with the appointed design team
and should be read in conjunction with Davis Langdons cost
and area schedule.
The following options have formed the basis for this study:
Base scheme
Scheme as signed off in mid July.
Option 1
Floors 2, 3, 4 and 5 are residential.
Floors B2, B1, LG, UGand 1 are mainly retail and
restaurant (for this option the sloping floors and ramps
stop on level 1)
Option 2
Floors 3, 4 and 5 are hotel.
Floors B2, B1, LG, UG, 1 and 2 are mainly retail and
restaurant, though there will be a hotel presence at the
front on UGand a hotel-related restaurant and bar on
first and second.
Option 3
Floors 2, 3, 4 and 5 are hotel.
Floors B2, B1, LG, UGand 1 are mainly retail and
restaurant, though there will be a hotel presence at the
front on UGand a hotel-related restaurant and bar on
first.
Usage options study

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CBRE
Proposed Capital and Rental Values for Camden Lock (South site)
p
MAKE
Option No
Space ID Assumed no. of units
Indicative
Rental Value
psf
Indicative
Yield
Completed
Value psf
Comments
Option 1& 2 Retail (2nd floor) 10 units 15.00-25.00 5.00% 275- 450
View based on traditional national multiple retailer, as opposed to
market trader model. Reduction of demand at upper levels.
Degree of concern over saturation of retail accommodation in
Camden.
Option 1& 2 Restaurant Space (2nd Floor) 3 units 20.00-40.00 5.50% 300 - 500
Option 1
Residential (3rd floor - 5th
Floors)
600- 800
Lower value units to the rear; higher value overlook the lock. Best
local comparables include Star Wharf, Camden & Angel Wharf in
Islington. Estimate shows premium over these levels and
assumes exclusively rivate units
Option 1A Residential (2nd floor) 500 - 700 Units with railway viaduct discounted.
Option 3 Hotel (2nd floor)
Total 85 - 110 rooms across
all floors
250- 300
Based on 100,000 - 120,000 per room. Quantum of available
rooms would not appeal to a major luxury hotel brand. Likely
users wold be independent theme hotel or budget operator.
Option 2 & 3 Hotel (3rd - 5th floors)
Total 85 - 110 rooms across
all floors
250- 300
Degree of concern over access to main entrance, particularly
vehicular. Hotel Use may also need greater back of house space
at lower levels at the expense of retail.
Notes
Colour Use Key to correspond wit Make options
warringtonfire consulting WFC Project No. 156745
London WFRC Ref No. MT8870DN
www.warringtonfire.net Page 1 of 1
Camden Lock Village, Canal Building Upper Floor Scheme Options Fire Safety Design Summary
The information below summarises the respective fire safety strategies which would be used to meet Building Regulation requirements depending on the use of the upper floors of the Canal Building:
Residential Scheme Hotel Scheme Workshop Scheme
Escape Provisions: Protected escape stairs and fire-fighting shafts to ground level
leading directly to outside. These routes would be separated from
the non-residential accommodation by protected lobbies.
Protected escape stairs and fire-fighting shafts to
ground level leading directly to outside. These routes
would be separated from the non-residential
accommodation by protected lobbies.
Protected escape stairs and fire-fighting shafts to ground level
leading directly to outside.
Evacuation Strategy: Phased evacuation where only the apartment of fire origin would
evacuate upon fire alarm activation within the specific apartment.
Further evacuation of other spaces would be possible, if necessary,
following instructions from the attending Fire Service via a full
evacuation control in the fire control centre.
Simultaneous evacuation of the hotel upon fire alarm
activation within the hotel.
Further evacuation of other spaces would be possible,
if necessary, following instructions from the attending
Fire Service via a full evacuation control in the fire
control centre.
Simultaneous evacuation of the entire building.
Fire Alarm Provisions: Each apartment will include an individual self-contained Grade E,
Type LD3 fire alarm system. The installed detectors will relay
information to the landlord fire alarm panel indicating activation
and mains failure of a particular unit. Landlord-based detection will
be provided in the common areas of the residential building
elements.
Category L2 fire alarm system designed, installed and
maintained in accordance with BS 5839 part 1:2002
including a PAVA system (voice alarm).
Category L2 fire alarm system designed, installed and maintained
in accordance with BS 5839 part 1:2002 including a PAVA system
(voice alarm).
Construction: Every apartment would be enclosed with compartment walls and
floors.
Every hotel floor would be designed as a compartment
floor.
All hotel corridors would be designed as protected
corridors (30 minutes fire and smoke resisting
construction).
No requirement for compartment floors or walls unless:
1. The building exceeds 30m in height > need compartment
floors
2. a retail unit exceeds 4000m
2
(assumed sprinkler protected)
on any single floor > need compartment walls
Smoke Management
Facilities:
Automatic smoke ventilation facilities needed in residential
corridors unless open balcony approach used.
Automatic smoke ventilation facilities needed in hotel
corridors unless open balcony approach used.
Following Section 20 guidance, smoke clearance would be needed
on every above-ground level, via either openable windows or by
mechanical smoke extract system. If natural ventilation is adopted
each floor will need to be fitted with manually openable windows,
totalling 2.5% of the floor area. Any mechanical smoke extract
system should be designed to achieve 6 air changes per hour.
Sprinkler System: No sprinkler coverage would be required. No sprinkler coverage would be required. Life safety sprinkler system would required to meet Section 20
guidance, complying with BS 5306 part 2 or BSEN 12845.
External Fire Spread: No external fire spread issues expected. No external fire spread issues expected. No external fire spread issues expected unless large units are
proposed, together with significant quantities of glazed faade.
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NOPMAN DISNEY & YOUNG OLASSlO HOSE, 180 OLD STPEET, LONDON EO1v 9PQ, NlTED KlNGDOM
TELEPHONE 44 (0) 207 553 9494 FAOSlMlLE 44 (0) 207 553 9499 PL www.ndy.com
NDY OONSLTlNG LlMlTED, A PEGlSTEPED OOMPANY lN ENGLAND & WALES, OOMPANY PEGlSTPATlON NO. 3890617 QALlTY SYSTEM TO lSO 9001

Attention Company Email / Fax
Simone Gauss make SimoneGauss@makearchitects.com
Camden Lock Village - Canal Building
Comparison of service requirements for alternative usage of upper
floors
Make Architects have requested that NDY provide a brief review of the principal services that are likely to
be applicable to levels 3, 4 and 5 if they are:-
a) Residential units
b) Hotel Accommodation
The current design philosophy for the Canal Building assumes that the upper floors will be residential
units. The design philosophy would be as follows:-
Residential Option
1.00 Mechanical Services
The current scheme is based upon each unit being served by primary heating mains delivered from a
centralised (landlord) heating system.
The landlord plant is envisaged to comprise gas fired boilers located at basement level with flues extending
through the building to discharge at roof level. The landlord heating plant would serve other heating
requirements as well as landlord areas. This centralised solution will permit more energy efficient operation
than a series of individual, localised heat sources and would facilitate integration of CHP equipment or
future biofuels should these options be required to achieve Part L targets. Currently, ground source heating
is not included, but this will be considered as part of the overall review in order to achieve the 10%
renewable requirement.
The heating pipework to each residential unit would be sized to satisfy heating and hot water service
requirements. Each residential unit would be individually metered to allow the landlord to recover energy
usage costs.
With a centralised heating plant solution, it is not anticipated that gas pipework would be provided to
residential units, with electricity being used for cooking purposes.
An alternative to this centralised solution could be localised gas fired boilers to each residential unit.
These localised boilers would require individual gas supplies and these installations would provide the
heat source for local hot water systems as well as local heating. Individual metering of each residential
unit gas supply would be required.
Should cooling be required to residential units, this could be achieved by centralised chiller plant serving
watercooled fan coil units or by a ground source (geothermal) system from which water would be
distributed to residential units to provide a heat sink for localised room cooling units. Individual meters
would be required to each residential unit connection. This system could permit room units to provide
NORMAN DISNEY & YOUNG OLASSlO HOSE, 180 OLD STPEET, LONDON EO1v 9PQ, NlTED KlNGDOM44 (0) 207 553 9494 44
(0) 207 553 9499 PL www.ndy.comNDY OONSLTlNG LlMlTED, A PEGlSTEPED OOMPANY lN ENGLAND & WALES, OOMPANY
PEGlSTPATlON NO. 3890617 QALlTY SYSTEM TO lSO 9001

CONSULTANT ADVICE

Date: 15 Aug 2006 Doc No: G-001 Pages
From: Martin Dabnor File No: W:\u11948-00100\24\ca12021u.doc

CONSULTANT ADVICE - G-001

w:\u11918\001\00\21\ca12021u.doc

2
heating as well as cooling but warm air heating to residential properties is generally not desirable in
marketing terms.
2.00 Electrical Services
The current proposal is based upon an HV supply being provided to a ground floor HV switchroom
adjacent to an HV meeting room. An HV supply will serve a landlords sub-station at basement level from
which LV sub-mains would be extended to distribution boards on each Residential floor. Sub-main cables
from these distribution boards would serve a consumer unit in each residential unit.
3.00 Fire Services
The current fire strategy does not require fire protection services to the residential accommodation.
An analogue addressable fire detection system would be provided in corridors, stairwells etc, however,
supplemented by domestic detectors in residential units.
4.00 Public Health Services
A centralised boosted cold water system shall provide potable cold water to each residential unit. These
supplies would each be sub-metered.
Within each residential unit, cold water would be distributed to sanitary fixtures. Hot water shall be
derived from local calorifiers served by the primary heating system.
5.00 Lift Services
The current proposal incorporates lifts that are allied to the cores serving residential accommodation.
In the event that the upper floors provide hotel accommodation, the design philosophy would be as
follows:-
Hotel Option
1.00 Mechanical Services
Hotel rooms will almost certainly need cooling as well as heating and the centralised plant shall be
procured accordingly. Heating/cooling from room units would be provided. Primary plant could be
centralised boilers and chillers or ground source plant; the final solution be reviewed in consideration of
GLA requirements. The greater centralised HWS requirement would enhance the viability of CHP plant.
Supporting areas such as kitchens, toilets, staff accommodation etc would all require heating/cooling and
ventilation. The kitchens will require a gas supply. These provisions will increase plant requirements
above those of a residential scheme.
2.00 Electrical Services
The hotel accommodation could be served from a dedicated HV meter and dedicated sub-station
(dependant upon load) with sub-main distribution, generally as for the residential scheme. The associated
loads are likely to be higher to accommodate air conditioning and ancillary area requirements.
Alternatively, a landlord sub-station could be provided, as for the residential scheme, which would satisfy
all non-anchor loads.
Supplementary systems such as telephony systems, music system (possibly), centralised TV/radio
systems, access control systems etc would be in addition to te basics provisions required by the
residential scheme.
3.00 Fire Services
A full analogue addressable detection system would be provided throughout., including within
accomaodation.
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CONSULTANT ADVICE - G-001

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Sprinkler protection may be required by Insurers.
4.00 Public Health Services
The cold water system would be similar to the residential solution without the need for sub-metering.
Hot water would be provided from a centralised boiler and storage unit with flow and return distribution to
each room.
In respect of foul and waste pipework, suspended drawings within rooms would be possible which may
reduce quality of stacks.
Additional hot and cold water storage and distribution services including drainage provisions etc would be
required to serve the ancillary accommodation (eg kitchens, communal toilets etc).
5.00 Lift Services
The hotel will require a grouped set of lifts from an entrance reception area serving the levels of
accommodation.
Norman Disney & Young
Martin Dabnor
Senior Project Coordinator
m.dabnor@ndy.com
Architects Statement
The current scheme contains two elements which would
need further detailed analysis, if any of the options were
pursued.
Primarily the current design allows for the ramps, the major
part of the circulation. They go to level 2, where they arrive at
a grand terrace.
If either residential or a hotel occupied level 2 in place of the
current retail and restaurant use, the ramps would no longer
need to go to this level, so would terminate at level 1. In
addition they would no longer terminate at a terrace.
The existence of a terrace at level 2 is questionable if the
accommodation is either residential or a hotel at this floor,
and therefore it is probable that this part of the design
would be removed.
Bettridge, Turner &Partners
A hotel normally requires access for a variety of vehicles for
a number of purposes. If there is no car parking customers
and a hotel operator would at least expect there to be a pick
up and drop off point for taxies and private vehicles at or
close to the hotels main entrance. In addition to this we have
been advised by Court Catering that hotels generate a
significant demand for servicing with vehicles associated
with food deliveries and laundry operations requiring access
at frequent intervals throughout the day. The number of
deliveries is difficult to determine at this stage, although CC
have advised that 20 deliveries per day by small and medium
sized vans would not be unusual and could be a conservative
estimate. This is in addition to customers being picked up
and dropped off.

Although it is not clear where precisely the hotel entrance
would be at ground floor level, we are assuming that it would
be positioned towards the western (Chalk Farm Road) end of
the Hawley Lock building. With the scheme design as it
stands it is proposed that access for some small delivery
vehicles would be gained from Chalk Farm Road, with the
majority of deliveries taking place at the eastern end of the
site via Torbay Street. There are no arrangements in the
design at present to allowany cars or taxis to enter the site.

It may be possible for a pick up/off point to be located at the
end of Torbay Street, but this does run the risk of this area
being congested and some vehicles movements being
restricted/blocked from time to time. It should be noted that
this area will have to accommodate HGVmovements
associated with a delivery bay, refuse collections and most
of the deliveries for the whole scheme, including the hotel, i.
e. there will be a considerable amount of activity in a very
small area. Hotel customers being dropped of and collected
here would have to carry or have their luggage portered a
significant distance to the Hotel entrance, which is not
desirable. In addition having customer access to the hotel in
an area where deliveries and refuse collections take place
may not be attractive to a potential operator. There could be
one solution to this problem, but this would impact on a
design for phase 2 of the development. This solution would
involve maintaining Haven Street, the existing site access as
a route for traffic which could allowa pick up/drop of point
for hotel customers to be located closer to its entrance and
away from the sites servicing area. However this will clearly
impact on the design of a scheme at phase 2.

I apologize if this summary appears a little pessimistic but a
traditional hotel operation does usually require a customer
entrance with highway access at or very close to its. This
does appear to be difficult to achieve given the constraints
of the Hawley Lock site. However if the client wishes to take
matters further we can look in more detail at the access
options outlined above as part of your overall assessment
into the feasibility of a hotel.
Consultants Statements
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On 16 August 2006, after careful analysis by ourselves, the client body and the
design team the base scheme was chosen for further development to stage C and
to be presented to Camdens planning officials.
This option was chosen because:
CBREs study shows that residential has the highest capital and rental values for
Camden Lock.
Options 2 & 3 require a highly engineered solution for the fire safety strategy to
work - this will result in a significant increase in cost.
For options 2 & 3 more area is needed for plant rooms due to additional
sprinkler requirement and smoke ventilation of upper floors.
The evacuation strategy for hotel use will require more area for means of
escape.
Hotel floors require air-conditioning what will increase costs and required plant
room area.
Any type of hotel requires an area for pick-up and drop-off, difficult to
accommodate on Chalk Farm Road.
Servicing for a hotel will increase areas for delivery and refuse significantly.
Additional volume of delivery traffic would have a negative impact on access
routes and neighbouring developments.
The ratio between required support areas (catering, servicing) and area
available for hotel rooms is unfavourable.
The scheme was presented to Camden on 26 September 2006 and was warmly
received. It is in a robust state to take to public consultation and forward to
planning. This scheme is illustrated on the following section.
Conclusion of analysis
Warrington Fire
The major implication of providing a hotel on the upper
floors of the building is that the hotel would be evacuated
simultaneously in the event of a fire within the hotel (the
other areas of the building would only be evacuated
following instructions from the attending fire service).
This would mean that the required minimum storey exit and
stair widths from the hotel levels would wider than the
minimum requirements for a residential apartment scheme
(where only the fire-affected apartment would be evacuated,
not all of the apartments).
Other implications that a hotel will have on the scheme
include:
- A fire detection and alarm system installed to a L2 standard
and provided with voice alarm, would be required in the hotel;
- The corridors serving the hotel bedrooms would need to be
constructed to achieve at least 30 minutes fire resistance.
Section 20 would require that smoke ventilation is provided
from each level of the hotel building. However, if an open
balcony approach is used to design the corridors then the
smoke ventilation would not be required.
- Section 20 would also require sprinklers to be installed in
the building, however. It is planned to justify against this
requirement with statutory authorities. The installation of
sprinklers would be considered as a design risk item.
Court Catering
Camden Lock Village
Catering / Hotel Operation
The comments enclosed are consistent with either option 2
or option 3 as regards the possible hotel facility.
Delivery
First indications from the outline scheme would lead us to
believe that there will be logistic issues as far as the number
of deliveries and refuse collections are concerned with just
the restaurant scheme. If there is a hotel as well this will only
increase the problem with additional deliveries throughout
the day of linen, housekeeping products as well as any
additional catering requirements.
Hotel Catering
There would also appear to be no clear definition as to the
catering facilities within the hotel. Where is breakfast to be
served and will there also be a room service facility? Is there
to be an in-house restaurant or are guests to use the other
restaurants in the complex?
Storage
This does not appear to be adequately catered for.
Consideration should be given to the following likely
additional storage requirements:-
Refuse General Equipment Store
Beverages Mini Bar Store
Dry Goods Dirty and Clean Linen
Staff
Consideration must also be given to staff welfare facilities.
Staff Restaurant
Male &Female changing rooms &showers
Staff Toilets
Offices
Hotel operation will require additional office space for the
following functions:-
Food and Beverage operations
Chefs Office
Human resources
General
Is there to be a main hotel bar
Are there going to be meeting/function rooms
What standard of operation is the hotel? 3 or 4 star.
These are just some initial thoughts which can be expanded
upon as the project develops but let me knowif you require
any further information.
Design drawings
05
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General arrangement
Kitchen
Basement 2
Basement 1
Kitchens Staff
Servicing
Staff
Staff
Plant
Plant
Plant
Market
Servicing
Plant
Plant
Plant
Plant
Market
Plant
Plant Plant
Plant
The gateway along Chalk FarmRoad
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Food court
First floor
Second floor
Servicing
Market
Resi
Market
Market
Workshops
Workshops
Workshops
Resi
Servicing
Lower ground floor
Upper ground floor
Delivery
Plant
Market
Market
Market
Market
Servicing
Retail
Retail
Market
Market
Market Market
Resi
Cafe
Restaurant
Restaurant
Restaurant
Restaurant
Refuse
Market
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Fifth floor
Sixth floor
Plant Plant
Third floor
Fourth floor
Public residential
terrace
Public resi
terrace
Apartments
Apartments
Apartments
Apartments
Apartments
Apartments
Apartments
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Circulation in retail floors
Circulation in residential floors
Access from
Chalk Farm Road
Access from canal side
3 private residential
entrances
Short-cuts via
escalators
Access from Mews
Destination point on
second floor terrace
Circulation diagrams
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Structure
Radial grid
Long section Cross section
Lycee Albert Camus, Frejus Lycee Albert Camus, Frejus
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North elevation
Elevations
Market mews along railway viaduct
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South elevation
South facade along Regents Canal
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The proposed cladding system comprises of glazed surfaces
and horizontal brass panels. The fenestration rhythm is
based on the internal apartment layout to respect the
function of the rooms:
Living spaces are fully glazed whilst intimate slot windows
in the bedrooms provide privacy.
The brass cladding responds to the tone and character of
local materials like the brick railway viaduct.
Cladding study
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View fromKentish Town Bridge Cross section
Landscape
06
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roof terraces &green roofs -
public communal &ecological roof
space.ground covers &lawns with
seating edges &informal furniture
around paved decks. Sculptural
pergolas provide shelter to northern
edges of the spaces set back from the
canal edge.ecological roofs of low
maritime grasses provide habitat and
water attenuation opportunities. Chalk
farm road public terrace - destination
public terrace overlooking activity of
the street.
Character areas Pedestrian movement & public realm destination
newpublic realm spaces primary routes
canalside - linear pedestrian
promenade connecting site to the
wider context.
predominately hard landscape with
informal seating, shrub &semi mature
tree planting where feasible to soften
and relate to the human scale of the
towpath.
spine - linear pedestrian conection
to phase 2.
market streets - linear pedestrian
routes characterised by retail
frontages.
Predominately hard landscape with
informal seating at break out spaces
Integrated planting structures to upper
levels for green walls and canopies
Market mews - linear pedestrian
route characterised by retail frontages
connecting chalk farm road & kentish
town road.
Predominately hard landscape with
informal seating and sculptural
elements to organise movement.
chalk farm road - active urban
streetscape.
predominately hard landscape to
match existing streetscape, flowing
onto public terrace and market streets.
chalk farm road public terrace -
destination public terrace overlooking
activity of the street.
Hard landscape terrace with sculptural
planted pergola structure above to
provide shelter and definition to the
terrace.
newpublic roof terrace secondary routes
wider connections
metropolitan walk
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Landscape strategy
simple robust groundline to include high
quality natural stone- traditional london
materials in accordance with camden
streetscape guide
pedestrian permeability from the market
to the canal to chalk farm road
ground finishes to suit each character
zone
street furniture to be of a bespoke
sculptural palette, reinforcing
destination, local character and
animating routes
enhanced recreational character and
usage of the regents canal towpath with
newpaving, integrated seating and tree
planting subject to co-ordination with
british waterways
wider connections reinforced to
camden road station
metropolitan walk

legend
building frontage/ arrival
shared emergency access &
pedestrian route
pedestrian linkage to market &towpath
desired route/ pedestrian linkage
towards camden road station
pedestrian linkage from chalk farm
road to canal
enhanced canalside towpath
proposed semi-mature tree planting
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shared surface
market mews
proposed canal
building pedestrian
link to towpath
refurbished
rail arches
section a-a
Landscape masterplan - groundline
Access route North of canal building
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landscape focus 1
newpublic space and building
frontage to chalk farm road
retail frontage and spill out spaces
with informal eating areas
public roof terrace with outdoor
restaurant and dining space
predominantly hard landscape with
integrated climbing structure,
seating and eating areas
legend
central planted feature to public
terrace overlooking chalk farm road
communal residents roof garden
living roof habitat (maintenance
access only)
private roof garden with shade
structures &lawns
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Chalk Farm Road public roof terrace
central plant feature
1st floor cafe space
1st floor terrace
section b-b
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Landscape focus 2
retail frontage and spill out spaces
with informal eating areas
living roof habitat to maximise
ecological benefit of the
development and enhance
overlooking views
communal and private terraces for
residents to meet, dwell, entertain
and relax
planting to roof terraces to
respond to architectural language
and rhythm
hard landscape areas to roof and
retail terraces to be hard paved
with climbing structures over
semi-mature tree planting

&opportunities to sit
regents canal
canal towpath improvements:
informal spillout areas
legend
public roof terrace overlooking canal
communal residents roof garden
living roof habitat (maintenance
access only)
private roof garden with shade
structures &lawns
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roofscape
Public roof terrace and tow path
section b-b
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Report
SUBJECT: Stage C Landscape Report
TO: Design Team
FROM: Celia Magennis on behalf of Lovejoy London
DATE: 29 September 2006 REFERENCE: 4394RT03 Stage 3
EXISTING TREES
Information required:
Arboricultural Survey from Quaife Woodland (survey commissioned, coordinated by
Bettridge Turner and Partners) to confirm tree root protection areas and constraints.
For more information on the above refer to Lovejoy report of 29 August 2006 ref:
4394RT01.
Lovejoy Action (on reception of Arboricultural Survey):
Prepare internal report on the issues that need to be addressed in regards to tree
preservation orders and tree protection during construction.
Prepare a Tree Retention/ Removal plan.
Meeting to be arranged with Camden Borough Council (CBC) Tree Officer to discuss
proposals. Establish CBC position on retaining/ removing trees.
Report findings to design team, identify how comments/ requirements could be
incorporated into the proposals.
PROPOSED TREES
Information Required:
Existing service location plan to be sent to Lovejoy (electronic copy/ DWG format)
Discussion with British Waterways (BWW) to establish towpath constraints. Possible
items which may need to be considered include:
o Existing services (above and below ground)
o Canalside use and requirements
o Edging/ barrier requirements
o Existing structures, trees, landscape elements etc
Lovejoy Action:
Liaise with Mark Alper to establish status of application (towpath request) submitted
to BWW.
Viability of treepit locations on available land. Items to consider would include:
o Above and below ground services
o Canal edge constraints
o Structural implications and construction (proximity to canal)
Page 2 of 3
4394 RT 03.cm
Treepit design requirements. Items to consider would include:
o Provision of positive drainage to treepit
o Capillary break requirements (issue in regard to watertable 1.0 metre below
groundlevel)
o Tree species selection
o Maximum volume of growing medium provided
o Root barrier requirements
Meeting to be arranged with BWW to discuss proposals, canalside improvements and
tree planting.
3.0 INTERNAL PLANTING
Design and dimensions, particularly the base details of the central planted feature to
Chalk Farm Road confirmed and drawings issued.
Structural engineer comments on typical planter details on slab (Lovejoy drawings
4394SK06, Climber Option 1/2 & 2/2)
Lovejoy Action:
Establish planting requirements and details to deliver the planting strategy. Items to
consider include:
o Lighting levels
o Topsoil depths
o Drainage
o Irrigation
o Species selection
o Density
o Planter details
o Climber support
o Establishment period
o Maintenance
4.0 HARD LANDSCAPE MATERIALS
Make/ Lovejoy to confirm external landscape materials to ramps, public terrace
levels and deck areas, upper & lower ground areas
Lovejoy Action:
Meeting arranged with CBC Landscape/ Urban Design officers to discuss proposals,
material palette and other items.
Meeting to be arranged with Kings Cross development team to discuss towpath
improvements, materials and lessons learnt from discussions they have had with
BWW or any other parties.
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Page 3 of 3
4394 RT 03.cm
5.0 SITE CIRCULATION/ LEVELS
Topographical Survey required (currently being prepared by others)
Emergency vehicle turning circles tested to Market Mews.
Lovejoy Action:
Levels workshop with design team to resolve any issues. Items to consider would
include:
o Retaining levels to tree root protection areas (level change max 100mm within
these areas)
o Any comments from BWW, CBC
o DDA requirements
Resolve/ design out any vehicle and pedestrian conflicts.
Landscape drawings indicate correct alignment of towpath.
Structural engineers
report
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4
CAMDEN LOCK VILLAGE
Canal Building - structural engineering scheme design (Stage C)
Stanley Sidings Ltd
Revision 1
Expedition Engineering Ltd
First Floor, Morley House
320 Regents Street
London W1B 3BB
t. 020 7307 1000
f. 020 7307 1001
e. email@expedition-engineering.com
w. www.expedition-engineering.com
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CAMDEN LOCK VILLAGE September 2006
06 09 29 Canal building stage C report - Rev 1.doc expedition engineering
Revision Record CONTENTS
1 Proposed development
2 Description of existing conditions and topography
3 Site history
4 Geology and ground conditions
5 Existing buried and surface structures
6 Substructure
6.1 Perimeter retaining wall
6.2 Capping beam
6.3 Foundations
6.4 Basement slab
7 Superstructure
7.1 Option 1
7.2 Option 2
7.3 Ramps
7.4 Transfer structures/cut-through
8 Residential slabs
9 Stability and movement
10 Basement waterproofing
11 Construction issues
12 Consultations with statutory bodies
Revision Date of issue Comments
0 26 Sept 2006 Draft Issue Stage C
1 29 Sept 2006 Final Issue Stage C
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1 Proposed development
It is proposed to develop the Canal Site with a mixed residential and retail development
comprising two basement levels (B1 and B2), lower and upper ground floors (LGF/UGF) and five
further floors (01 to 05) above.
The top three floors (03 to 05) contain the residential accommodation, whilst the floors below
are retail areas with corresponding plant/back of house areas. At ground level the proposed
building extends over the whole site with the exception of a 5m wide zone along the north
edge of the site. The whole building extends up to Level 02, while only discrete sections extend
higher.
The retail floors at the western half of the site are terraced, reflecting the change in natural
ground level. A central access ramp (street) provides access to all retail units.
2 Description of existing conditions and topography
The site is triangular: its southern boundary is the Regents Canal at Hawley Lock; the northern
boundary is a Network Rail viaduct. To the east is Chalk Farm Road beneath which run the
tunnels of the Northern line. The site is approximately 150m long and is 45m wide (in the North-
South direction) at its widest point, at the west end of the site.
The site is relatively level, at +29m above Ordinance Datum with a slight slope falling away
fromthe south-west near Chalk Farm Road.
The site is currently occupied by a range of buildings, including a terrace of 3 storeys (plus single
storey basement) along Chalk Farm Road and several detached single storey buildings across
the site.
The railway viaduct to the north of the site locally extends into the site by approximately 4 mfor
a length of 32 m centred on the span which crosses Haven Street. There is a brick pier which
projects into the site by a further 2.2m at the eastern end. The client is investigating (with the
assistance of other consultants) whether the complete extension can be removed so as to
reinstate the main line of the viaduct. The work would need to be carried out while the railway
was not live. It is believed that this brick structure formed the first part of the railway line
extension into the now demolished coal depot. Refer to section 12 for further details.
3 Site history
A desk study has been carried out by GCG (Camden Lock village Phase 1, Geotechnical Desk
Study Report, September 2006) which provides detailed information as to the historic use of
the site. The significant uses are as follows:
- The eastern side of the site has been used as a coal depot
- The central and western section of the site has been used as timber yards/ saw mills
- There has been evidence of buildings at the western end of the site since 1895. It is likely
that the existing buildings on Chalk Farm Road date from this period, probably with
significant alterations.
This study has also identified that several buildings on the site were damaged beyond repair
by bombs during the Second World War. The gaps left by the demolition of these buildings
have not subsequently been fully developed. There is consequently a risk of unexploded
ordnance on the site and it is recommended that a more detailed study of the risk of
unexploded ordnance is commissioned prior to developing the site.
4 Geology and ground conditions
Geological maps and historic boreholes have been consulted to arrive at the assumed ground
stratigraphy for preliminary design, as summarized below:
Stratum Approximate thickness
(m)
Approximate level of top of
stratum (mOD)
Made Ground * 2-3 Varies across site
London Clay 40 +26 to +27
Lambeth Group 15 -14
Thanet Sand 6 -29
Chalk 200 -35
* the site investigation may show that the thickness of Made Ground may be significantly
different.
Groundwater levels are likely to be relatively high, and possibly perched within the Made
Ground on the site. Even without perched water, groundwater levels in the London Clay are
likely to be high. For preliminary design purposes, groundwater levels will be taken to be 1m
below ground level (+28m AOD), or the canal water level, whichever is greater.
5 Existing buried and surface structures (LUL, railway arches & canal)
Historic maps indicate that has been several significant structures within the site boundary, the
presence of which may affect the construction of the basement. They are:
- railway sidings and coal chutes to the East of the site will may have had substantial
foundations. Although the above ground structures have been demolished there is the
possibility that the foundations remain.
- at least several of the current buildings at the West end of the site (facing on to Chalk
Farm Road) have single storey basements that may project under the adjacent
pavement. It is likely that these buildings will only have nominal strip footings.
Consultation with London Underground has identified that the Northern Line tunnels pass to the
west of the site, directly under Chalk Farm Road, just outside of the western site boundary.
Detailed analysis will be required to satisfy LUL that the construction of the basement will not
affect the normal running of the Northern Line. The extent of the lower basement floors will be
determined by the need to limit differential movement of the tunnel linings. Also, it may be
necessary to construct the basement adjacent to Chalk Farm Road using top down
construction methods to limit the movement of the perimeter wall during construction.
Norman Disney & Young have obtained drawings of all underground utilities. It is not believed
that there are any services that will affect the construction of the basement.
It should be noted that there is a possibility that the existing canal wall to the south of the site is
stabilised by ground anchors. Due to the proximity of the canal these anchors would extend
into the site. A visual (non-intrusive) survey showed that the majority of the canal walls are likely
to be masonry gravity structures, hence ground anchors are unlikely. However, the scope of
the intrusive geotechnical site investigation should be extended to include a check for their
presence.
6 Substructure
A basement is to be constructed over the full extent of the site. At the west end of the site the
basement is three storeys deep, reducing down to two storeys over the majority of the site. The
lowest structural slab level (B2) is to be at approximately +19m aOD.
Perimeter Retaining Wall
The retaining wall system needs to satisfy the following principal requirements:
Retain soil behind basement wall.
Support vertical column loads.
Minimize lateral deflections at canal, viaduct and LUL boundaries.
Minimize vibration and disturbance to existing boundary structures during
construction.
Resist hydrostatic forces associated with high ground water levels, eliminate
water penetration into occupied basement areas, and control vapour
concentration.
Be constructible within tight site boundary, and required stand-off zones.
Several alternatives have been considered for the basement wall structures. The table
summarizes the options.
Form of
construction
Advantages Disadvantages Conclusion
A. King Post
Piles
Too much water seepage
through the wall during
construction of the wall.
Insufficiently stiff to prevent
damage to Network Rail assets.
B. Contiguous
Piles
Too much water seepage
through the wall in the permanent
condition.

C. Secant Piles Good water exclusion.
Simple construction.
Good load-bearing
capacity.
Bored piles provide
minimum disturbance to
adjacent structures.
Wall has potential stiffness
to resist out of balance lateral
loads on basement.
D. Permanent
steel sheet piles
Good water exclusion.
Simple construction
(jacked).
Vertical load bearing capacity
not as high as for other systems.
Possible increased disturbance
to the neighbouring properties
during construction.
Displacement piles may not
be permitted adjacent to
underground structures on Chalk
Farm Road.
May have insufficient stiffness to
resist out of balance lateral
loading conditions.
E. Diaphragm
Walling
Good water exclusion.
Wall panels can span
horizontally.
Good loadbearing
capacity.
Less space take than other
retaining wall options
(increases useable basement
space).
Likely increased costs and time
on site.
Requires site storage of
bentonite.
Width of diaphragm panels
excavated my cause local
instability of ground supporting
LUL/viaduct structures during
construction.
Based upon this assessment, the preferred options are the secant piled solution and the
permanent steel sheet piles. However, sheet piles may not be permitted by LUL as noted
above.
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Capping beam
An insitu reinforced concrete capping beam will be provided at the top of the wall to tie the
top of the retaining wall until the ground floor propping slab is complete, and to distribute
vertical column loads along the length of the wall.
Foundations
It is likely that due to the number of floors and spans, columns will need to be supported on
piles. This will reduce differential vertical movements across the site, and minimise any possible
stress changes in the vicinity of the LUL tunnels to the west of the site. The piles will most likely
transfer loads to the ground by side friction within the London Clay layer, and not rely on end
bearing at the base of the pile.
Where multiple piles are required to support column loads, reinforced concrete pilecaps and
ground beams will be constructed to transfer loads to the pile groups.
The piles will either be CFA or auger-bored piles, depending upon the construction
methodology of the basement. Auger-bored piles are likely to be preferred If top-down
construction is chosen.
Basement slab
The basement slab will be suspended (i.e. not ground bearing) and will span between ground
beams and pilecaps.
The perimeter basement wall will extend down to a suitable level in the clay to provide a cut
off from groundwater inflow. A gravel drainage layer will be placed under the slab to ensure
that water - and therefore pore-water pressure - does not build up over time. Water collecting
in this layer will need to be pumped out into the surface water drainage system. This
arrangement will significantly reduce the requirement for tension piles.
Provided that a good cut-off is achieved, the groundwater inflow into the drainage layer
should be relatively low. One consequence of this is that the pumps may be unused for long
periods of time: this is not ideal in ensuring pump reliability. The risk of damage to the base slab
in the event of pump failure can be reduced by a planned maintenance regime for all
discharge pumps. In addition, as a fail-safe, small holes will be cast into the base slab within the
plant room areas so that were the pumps to fail, groundwater would seep slowly through the
base slab drawing attention to the problem without compromising the stability of the base slab.
A heave blanket will be placed between the drainage layer and the basement slab to limit the
heave-related uplift force (at this depth of excavation a design heave force of approximately
50kN/m2 which would govern the slab thickness and increase slab reinforcement).
In addition to supporting vertical loads, the basement slab will transfer lateral propping forces
at the base of the retaining walls.
7 Superstructure
The superstructure will be a reinforced concrete frame. At this stage the structural form and
detailing has not been confirmed. However, in order to identify possible costs, two options have
been investigated:
(1) a base scheme, where the structural form results from minimizing the cost of the frame.
Depending on the required quality of the space within the market areas, a suspended ceiling
may be required.
(2) an enhanced finish where the concrete soffit is left exposed and the form is expressed.
The column grid is expected to be radial, reflecting the shape of the site and building. Typically
the column spacing will be 6m in the east-west direction (along the centerline of the building)
and will line through on the radial grids (see below). The spacing of the columns along the
central mall/ramp may be reduced to 3m to suit the modular nature of the shop front finishes
(shown unfilled on plan, below). The columns will be circular; the finish will depend on whether
they will be clear or left exposed.
Option 1: Exposed profiled concrete
A mixed flat slab and beam and slab scheme is proposed. Where spans are smaller (say less
than 7m) it is proposed that a 275mm thick two-way spanning flat slab is used. Where the
spans are greater a flat slab solution is inefficient where minimising overall structural depth is not
critical. It is proposed that west of gridline 12 (approximately the line of Haven Street) a 200mm
thick one-way slab will be provided, spanning between radial beams at 6m centres. The
600mm wide beams will vary in depth between 400 and 600mm, depending on span.
Option 2: Utility finish
An arched concrete soffit is proposed, reflecting both the brick jack arches that can be found
elsewhere in the market and the adjacent train viaduct. The arched sections would be pre-
cast off site in up to 3m wide sections. The soffit finish will depend on architectural
requirements, but could vary from high quality smooth finish using steel forms to a rough cast
finish. Each precast unit would be made up of a single arched slab spanning between two
edge beams: these edge beams would span between the columns on the central ramp and
the columns on the building perimeter.
As the building shows a great degree of symmetry and repetition along its length, the number
of moulds used to cast the precast units will be limited, and multiple reuses will be possible.
Two alternatives have been examined: a system where the radial beams are spaced at 6m
centres (i.e. the slab spans 6m) and a system where the beams are at 3m centres. The 3m
arches provide a more economic distribution of concrete and may make it easier to partition
the retail spaces. Where a 3m beam spacing is used along with a 6m column grid it will be
necessary to support alternate beam ends with trimmer beams spanning between columns.
As noted above, parts of the retail floors are terraced to reflect the ground level. These steps
can be accommodated by the precast units as shown above. An insitu topping will be
provided over the precast units to provide a stiff diaphragm. This will need to be continuous at
the steps.
It is proposed that an array of fixing are cast into the slab and beam soffits to allow for easy
support of services and tenant equipment. These could either be cast-in female threaded
sockets or Halfen-style channels.
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Option 2 Enhanced scheme: Arches 3m wide
Option2 Enhanced scheme: Arches 6m wide
Ramps
The central ramped walkways provide access between levels LGF and 02. The form of the
ramp will be determined in the next phase, although it is expected to be of a form that will
maximise the light transmittance down to the lower floors, e.g. glass floors and balustrades.
Transfer structure/cut through
The standard radial grid will need to be locally modified where the extension to Haven Street
towards the canal crosses through the building, dividing the Upper Ground Floor. Local transfer
beams will be required to maintain the standard column grid above this opening. One
proposal is shown; this requires development in parallel with the architectural requirements.
Modification of the ribbed slab at the cut-through
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8 Residential slabs
The upper residential slabs will have a similar form to the retail floors. The presence of external
(deck-access) walkways and balconies will require specific treatments to reduce cold-bridging,
although in this case it is assumed that this would be via insulation of slabs rather than by
providing thermal breaks in the structural slabs.
Due to the proximity of the Network Rail viaduct to north of the Canal Building it is possible that
it will be necessary to provide ground borne noise and vibration mitigation measures to isolate
the residential structure from the retail building below. Expedition has approached a specialist
consultant (CMCS) in order to assess whether mitigation is required, and this study is ongoing. If
required, it is proposed that structural bearings are inserted just below the 03 slab. There are two
options for detailing the separation of the building, as shown below. Option 1 creates a
widened surface at the top of every column these will be visible unless a suspended ceiling is
used and will also require visible fire proofing. Tie beams may be required to link the column
heads to avoid overstressing of the columns. Option 2 shows the possibility of providing a
second slab under the residential floor this permits the top retail floor to have similar detailing
to the lower floors.
It should be noted that all services, secondary structure and cladding will also need to be
broken at the same level to avoid ground borne vibrations affecting the residential levels.
9 Stability and movement
The Canal Building is approximately 150m long and therefore measures must be taken to
minimise the effect of movement due to shrinkage, creep and thermal effects. It is proposed
that the building is sub-divided into individual sections that are of a suitable size so that these
effects can be ignored. Each section will need to be suitably framed to ensure stability and
adequate robustness.
It is proposed that the building is split from roof level down to just above the Lower Ground floor
at approximately mid-length. This corresponds to the natural break at UGL due to the cut-
through. The split can be achieved by using double columns (e.g. two half round columns) or
a dowelled spliced connection adjacent to a suitable column line.
To the West of this break there is a natural further sub-division as a result of the central ramp
area that splits the building further into a North and South Block. It may also be necessary to
isolate the central round block adjacent to Chalk Farm Road, due to this region having a
different construction hence thermal performance.
The means of ensuring lateral stability of each separate structure will differ between the blocks,
depending on the location of the main lift/stair cores:
North west section (A): Stability in all directions is provided by a reinforced concrete core at the
western end of the block. Lateral forces are transferred down to Basement -02 level where
push-pull forces are carried locally by the foundations and shear forces are transferred to the
retaining walls by basement 02 slab. Due to the eccentric position of the core a shear wall will
need to be provided at the eastern end of the block to prevent rotation and excessive
bending moments in the remote columns.
Eastern section (B): sufficient stability in both directions can be provided by two (or three)
reinforced concrete cores.
South west section (C): there are no cores within this section. Stability will be provided either
wholly by frame action, the provision of local shear walls or a mixture of the two.
10 Basement waterproofing:
Four Grades of internal are defined in BS8102:1990 for various occupancy types and
performance in terms of prevention of water and vapour ingress:
Grade 1(basic utility) Car Park, plant rooms (excluding electrical equipment),
workshops
Grade 2 (better utility Workshops and plant rooms requiring drier environments;
retail storage areas.
Grade 3 (habitable) Ventilated residential and working areas including offices,
restaurants etc., leisure centres.
Grade 4 (special) Achieves and stores requiring controlled environment
For the uses identified in the architectural drawings, we would expect Grade 3 waterproofing
requirements.
Because of the site conditions and the high water table, it is important that the wall is able to
resist the hydrostatic water pressures, with little water permeation, rather than an internally
applied tanking system. External space limitations are likely to prevent an externally applied
waterproofing system (could only be built with a cast insitu RC box-type basement
construction). The structural wall system selected needs to be able to provide structural
integral protection against the hydrostatic forces. See section on selection of wall systems for
further information. In addition a internal drained cavity (with internal vapour barrier) will need
to be provided.
The achievement of a Grade 3 internal environment also requires active precautions to be
taken in relation to environmental conditions within the basement. This will affect the
ventilation, and thermal design criteria, as well as the insulation requirements of the basement.
Refer to the wall section with the section 6 of this report for information on drained cavity and
insulation requirements for grade 3 basement construction.
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11 Construction issues:
Dewatering: dewatering will be required during the basement construction, however as the
excavation is within the London clay layer it is not anticipated that this will be excessive, or will
affect the local ground water levels beyond the basement perimeter. This will be investigated
further during the site investigation and Stage D design.
Excavation: If top-down construction is not adopted, the retaining walls will need to be
propped to support the excavation during construction. At the west side of the site, where the
retaining walls will be up to 45m apart, props will have to be raked and supported off the bored
piles. The majority of the site, however, may permit direct cross propping of the walls.
The excavation of the basement will generate a large amount of spoil, in the order of
27,000m3. All material will have to be disposed of off-site.
12 Consultations with statutory bodies
Expedition is currently negotiating with the following external parties:
1) London Underground Limited. LUL have been notified of the project and are in the process
of consulting with Tube Lines. It is expected that Tube Lines will propose a series of surveys to
ascertain the exact location of their Northern Line tunnels and the train-to-tunnel clearances
(gauging). Once this, and information from the ground investigation has been received it will
be necessary to justify that the proposed arrangement of retaining walls, construction and
method of installation is to LULs satisfaction and will not affect the safe running of the line.
2) British Waterways. BW have been notified of the project and we are currently attempting to
identify record drawings to determine the canal wall construction (and hence the presence of
ground anchors). We have also notified BW of the intention to review the canal towpath
finishes between Chalk Farm Road and Kentish Town Road (refer to LA report) and to use the
canal for heat rejection (refer to NDYs report).
It is currently not within EELs scope of work to consult with Network Rail. It is understood that a
separate consultancy has been commissioned by the client to carry out these negotiations.
However, it has been noted that the railway viaduct to the north of the site extends locally into
the site, by up to 6.1m (outlined in red on the aerial photo). Historic drawings indicate that this
extension may not have been part of the original viaduct construction, and may have been
added when the coal depot was developed. It is not clear whether the extension is
independent of the main viaduct or whether the two are structurally interdependent. It has
been assumed that it will be possible to remove this extension so that the adjacent road is not
obstructed. However, if its demolition is not viable then the North faade of the Canal building
may need to be stepped back locally to provide clear access along the side of the building. It
may be possible to only step back the lower floors of the building with the upper floors (which
are above the bridge) staying on their existing alignment.
Mechanical and
electrical report
08
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Make Arch|tects and Stan|ey S|d|ngs L|m|tedOana| Bu||d|ngOamden Lock v|||ageMart|n DabnorOampbe|| O|ark16 October 200616 October 2006A17 October 2006Stage O PeportFor lnormat|onStan|ey S|d|ngs L|m|ted
NOPMAN DlSNEY & YONG OLASSlO HOSE, 180 OLD STPEET, LONDON EO1v 9PQ, NlTED KlNGDOM44 (0) 207 553 9494
44 (0) 207 553 9499 PL www.ndy.comNDY OONSLTlNG LlMlTED, A PEGlSTEPED OOMPANY lN ENGLAND & WALES,
OOMPANY PEGlSTPATlON NO. 3890617 QALlTY SYSTEM TO lSO 9001
W:u11948-0010024rp08639u.doc
8TAGE C REPORT
Canal Building

Camden Lock Village Camden Lock Village Camden Lock Village Camden Lock Village
Stanley Sidings Limited
Revision: A - For Information
Issued: 17 October 2006
CONFIDENTIAL
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W:\u11948-00100\24\rp08639u.doc Canal Building
Revision : A - For Information Camden Lock Village
Issued : 17 October 2006 Stage C Report
NDY QA SYSTEM
Reason for Issue: For Information
Authorisation By:
Verification By:
Project Co-ordinator: Martin Dabnor
Consultants: Campbell Clark
Margaret Rozali
Neil Cowler
John Gode
NORMAN DISNEY & YOUNG
Consulting Engineers
NDY Consulting Ltd
Company Registration No. 3890617
Classic House, 180 Old Street
London, UK EC1V 9RQ
Telephone: +44 207 553 9494
Facsimile: +44 207 553 9499
www.ndy.com
OFFICES
United Kingdom: London, Manchester
Australia: Sydney, Melbourne, Brisbane, Perth, Canberra
New Zealand: Auckland, Wellington
Malaysia: Kuala Lumpur
CONFIDENTIAL INFORMATION
This document is made available to the recipient on the express understanding that the information
contained in it be regarded and treated by the recipient as strictly confidential. The contents of this
document is intended only for the sole use of the recipient and should not be disclosed or furnished
to any other person.
DISCLAIMER OF LIABILITY
The information contained in this document is provided for the sole use of the recipient and no
reliance should be placed on the information by any other person. In the event that the information
is disclosed or furnished to any other person, the Norman Disney & Young Group accepts no
liability for any loss or damage incurred by that person whatsoever as a result of using the
information.
COPYRIGHT
All rights reserved. No part of the content of this document may be reproduced, published,
transmitted or adapted in any form or by any means without the written permission of the
Norman Disney & Young Group.

Table of Contents

i
1. INTRODUCTION 1
1.1 PURPOSE 1
1.2 OBJECTIVES OF STUDY 1
1.3 AUTHORITY 1
1.4 OUTLINE 1
1.5 REVISION HISTORY 1
2. GENERAL PROJECT DESCRIPTION 2
2.1 BUILDING DESCRIPTION 2
2.2 UTILITIES 2
3. MECHANICAL SERVICES 4
3.1 OVERVIEW 4
3.2 HEATING AND COOLING SYSTEM 4
3.3 VENTILATION SYSTEMS 6
3.4 DESIGN CRITERIA 7
4. ELECTRICAL SERVICES 9
4.1 OVERVIEW 9
4.2 INCOMING DISTRICT NETWORK OPERATOR SERVICE 9
4.3 METERING STRATEGY 9
4.4 LIFE SAFETY POWER 10
4.5 LOW VOLTAGE DISTRIBUTION 10
4.6 EARTHING AND BONDING 10
4.7 LIGHTNING PROTECTION 10
4.8 SMALL POWER AND LIGHTING 11
4.9 LIFT POWER SUPPLIES 11
4.10 TELECOMMUNICATIONS 11
4.11 SECURITY 12
4.12 ALARMS 12
5. PUBLIC HEALTH SERVICES 13
5.1 OVERVIEW 13
5.2 DESIGN CRITERIA 13
5.3 MAINS AND DRINKING WATER 14
5.4 DOMESTIC COLD WATER 14
5.5 DOMESTIC HOT WATER 14
5.6 NON-POTABLE WATER SERVICE 15
5.7 HARVESTED RAINWATER SERVICE (OPTION) 15
5.8 NATURAL GAS 15
5.9 FOUL WATER DRAINAGE 16
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Table of Contents

ii
5.10 STORM WATER DRAINAGE 16
5.11 CAVITY DRAINAGE 16
5.12 LIFT PITS 16
5.13 WATER TREATMENT 16
6. FIRE PROTECTION SERVICES 17
6.1 OVERVIEW 17
6.2 FIRE DETECTION & ALARM SYSTEM 17
6.3 OCCUPANT WARNING SYSTEM 18
6.4 AUTOMATIC WET SPRINKLER SYSTEM 18
6.5 DRY RISER SYSTEM 19
6.6 HOSE REELS 20
6.7 FIREMANS TELEPHONE SYSTEM 20
6.8 DISABLED REFUGE COMMUNICATIONS SYSTEM 20
6.9 FIRE CONTROL CENTRE 20
7. LIFTS 21
7.1 GENERAL DESCRIPTION 21
APPENDIX A 22

1
1. NTRODUCTON
1.1 PURPO8E
This report has been written for Make Architects and Stanley Sidings Limited to summarise the
building services proposals during the progression of the concept/scheme design (consistent with
RIBA Stage C) for the Camden Lock Village project Phase I, Canal Building
1.2 OBJECTVE8 OF 8TUDY
The objective of this report is to identify the building services scheme design proposals for the
team, to permit the subsequent preparation of a detailed Planning Submission. This document
should be reviewed and commented upon by the design team members and Stanley Sidings
Limited.
1.3 AUTHORTY
Authority to undertake this report was provided by David Gigi of Stanley Sidings Limited.
1.4 OUTLNE
The combined engineering services Stage C design report describes the Mechanical, Electrical,
Fire protection, Public Health, Lift services and Utility Services implications
1.5 REV8ON H8TORY
Date Issued Comment
First Issue A 16
th
October 2006 For Client and Architect Information
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2. GENERAL PROJECT DE8CRPTON
2.1 BULDNG DE8CRPTON
The new mixed-use building forms part of Phase I of the Camden Lock Village development. A
new residential building in Torbay Street will provide in the order of 115 affordable residential
properties and a supermarket together with car parking, and would be developed in conjunction
with a building known as the Canal Building comprising retail, workshop, restaurant and private
residential accommodation. The Canal Building is the subject of this report. All plant space
allocations are based on the retail area within the basement being a market stall type space. In
the event that an anchor store was to be incorporated into the scheme, the services proposals
and hence associated plant/risers areas would be subject to amendment.
2.2 UTLTE8
2.2.1 Electrical
Existing available documentation from utility companies shows the presence of oil filled tanks and
feeders at the Canal side of the proposed building site. Cables routed along the tow path are
served from the oil tanks by feeder pipework that crosses the canal site and hence it will be
necessary to remove and possibly relocate these services. Moreover the proximity of the oil-filled
cable carrier system to the area of excavation for the Canal Building is of concern. The integrity of
the cables/carrier system will be at risk during construction works and hence measures would
need to be taken to mitigate potential disturbance. This would need more detailed discussion with
EDF and may give rise to wholesale cable replacement which would incur significant cost.
Electrical power will be provided to the building by EDF Energy at high voltage. A new EDF
Energy HV switchroom with 24-hour external access will be provided at basement 1 level nearest
to the location of EDF incoming supply, subject to EDF approval. It is possible that EDF will insist
upon their HV switchroom being located at Ground Floor level and this will be debated with EDF
as part of design development. The switchroom will supply the Landlords substation at basement
2 level which in turn will supply the building load of approximately 3.2 MVA.
Should each individual residence need to be metered directly to EDF, an additional new 500 kVA
EDF substation would be required with accessible risers and central metering cupboards in
communal corridor areas of the building. The suggested locations for the metering cupboards is
adjacent to the distribution boards in each riser as nominated in the LV distribution drawing, and
is subject to EDF approval. Alternative options will be detailed further in the electrical services
section of this report.
2.2.2 Telecommunications
A single incoming telecommunications rooms will be arranged at basement level nearest to the
incoming services, subject to BT/NTL approval. Ducts, space and service access will be
allocated to enable the installation of a telecommunications service.
2.2.3 Water 8ervices
The buildings domestic demand will be supplied from the Statutory Authoritys main in Chalk
Farm Road. Two Authority-metered supplies will be brought into the building, one to serve
residential units and the other to serve all other areas including retail & restaurants. They will
feed dedicated break-tanks installed at basement level
Further subsidiary Landlord meters will be installed on supplies boosted from these tanks to the
retail and various restaurants.
Housing Associations may prefer separate metering to each unit and hence this proposal is
subject to agreement with the Housing Advisor.
Dual un-metered supplies will also be secured to facilitate the Sprinkler installation. In order to
support the installation of a reduced capacity sprinkler tank (see section 6), larger size mains will
be secured from the Statutory Authorities infrastructure in Hawley Road.

3
2.2.4 Drainage
The buildings drainage installation will be divided into two systems; foul and surface water.
These will join together to provide a combined outfall to the sewers located in both Haven Street
& Chalk Farm Road. Due to the size of the building, two outfall points will be provided through
the basement retaining wall to an external sewer system.
2.2.5 Natural Gas
The building will be supplied from a single connection to the adjacent gas main located in Chalk
Farm Road. The gas shipper at the incoming meter room will provide a manifold for the metering
of separate supplies to serve:
Landlord Supply (Boilers etc)
Restaurants
Selected retail units
Selected residential units or a common residential supply with Landlord sub-meters at local
branches
Any further metering will be by the Landlords own provision. One additional capped branch tee
connection from the manifold is to be provided for future use.
2.2.6 Utility metering
The philosophy proposed for each service involves the landlord in full responsibility for utility
service supply costs, based upon utility service meters. It will be necessary therefore for sub-
meters to be installed to permit the landlord to recover costs from tenants.
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3. MECHANCAL 8ERVCE8
3.1 OVERVEW
The proposed systems will be simple and robust, and aim to minimise energy consumption within
the building. A major contributor to a low energy requirement shall be the design of an efficient
faade and passive design, which will keep energy requirements low.
This section outlines proposals for mechanical services to the Canal Building.
3.2 HEATNG AND COOLNG 8Y8TEM
3.2.1 General
Heating and cooling is to be provided to the following areas:
Basement market spaces
Fresh air plant serving basement market areas
Kitchen supply air systems
Below-ground areas on lower-ground floor level
Restaurants
Residential units
The design concept comprises a condenser water pipe loop distribution system to the areas
served. Local water-source heat pump units connect into this loop via branch pipes, and extract
(heating mode) or reject (cooling mode) heat to the loop. Air plant serving basement market
areas will have local water-water heat pumps serving heating/cooling coils in supply air-handling
units.
The respective loads imposed upon the condenser water loop will result in either a net heat gain
or loss depending on the proportions of areas requiring heating or cooling. This net load will be
satisfied by centralised plant.
If a net heat loss results to the condenser water circuit, it is anticipated that the boiler installation
will provide supplementary heat contribution (making use of bio-fuel when it is available). If a net
heat gain to the condenser water occurs, the requisite heat rejection will be via the ground source
system
Space will be allocated in the rooftop plant area for heat rejection dry coolers, which would be
installed should the ground-source system fail or become unusable for reasons outside the
building owners control. It is intended that these dry coolers will be installed as part of the base
build installation only if the ground-source system is not viable or cannot satisfy the total load for
the building. Moreover, the client would need to consider the risk of interruption to landlord
services to tenants associated with not providing the dry coolers in the event of operational
problems with the ground source system. The timescale for this interruption could be extensive
and is unlikely to be less than 3 months.
The rooftop space allowance will be sized for a number of dry coolers to ensure that if one fails or
is required to be isolated for maintenance/repair, at least 60% capacity will remain.
Water treatment to the condenser water circuit will be provided in the basement condenser
pump/heat exchanger room.
3.2.2 Ground-8ource Heating and Cooling
As described above, the intention is to investigate if the condenser circuit can also be coupled to
a ground-source water circuit. A series of boreholes will be formed to approximately 100 metres
below ground (depth subject to ground conditions) to ensure connection to the chalk aquifer,
located below the London Basin. Submersible pumps will abstract raw water from the aquifer and
transfer it through a heat exchanger or primary water-water reverse-cycle heat pump located at
basement level, before returning the water into the aquifer via discharge wells. This will be
subject to Environment Agency approval and successful feasibility studies.

5
Should the ground-source system prove to be non-viable, then the roof-located dry coolers will be
installed to provide heat rejection, and LTHW will remain for heat input for the condenser loop.
Use of a ground-source system allows the local heat pump units to operate at their most efficient
level as the condenser water loop can be run at an optimum temperature, and switching to dry
coolers for heat rejection will cause them to operate at reduced capacity due to increased loop
temperatures. Therefore the heat pumps will be selected for this worst-case operational mode
(over-sized for normal operation).
It should be noted that the bore hole ground-source system carries some operational risk:
Should an abstraction licence be granted, it is only valid for seven years at which point
application for a new licence must be made. The risk that of the new licence not being
granted.
Changes in the aquifer (such as a nearby user, albeit with a licence, starving the aquifer) may
result in the loss of ground-source water.
Boreholes may become unusable due to sediment build-up
For these reasons it is recommended that provision be made for alternative means of providing
heating and cooling to the building (such as the dry cooler provision).
3.2.3 Centralised Boiler Plant
A centralised boiler installation shall be provided comprising of a minimum of two boiler modules.
This system shall satisfy the total heating and hot water requirements of the development; both
residential and common areas. LTHW will be distributed by primary and secondary pumping
arrangements to heat exchangers on the condenser water system, heating terminals within
common areas and within residential units.
Flues extended to the roof will discharge combustion gas to atmosphere. Aspiration and
ventilation air shall be provided by a dedicated supply air system.
Heating mains to residential units will be extended from the centralised plant via vertical risers
allied to the cores, and via horizontal distribution mains routed at each level to each residential
unit. Branch connections at each level shall be provided to serve heating requirements of
common areas.
Branch heating pipework connections to each residential unit will be sized to satisfy both heating
and hot water requirements. Each connection shall be provided with an energy meter linked to
an auditing software package to enable the Landlord to recover energy consumption costs. The
Landlord would be responsible for the overall energy consumption costs associated with the
heating system, measured by the principal utility service meters (Electricity and gas).
While CHP plant is not a renewable source of energy, it will reduce overall energy consumption
(carbon emissions) for the development. This provision should be considered alongside solar
panel hot water heating (and photovoltaics; see Electrical section) as renewable energy
alternatives, as part of a comprehensive Energy Study for the development.
It is recommended that consideration be given to making spatial allowance for bio-fuel storage in
order that the heating system can utilise this fuel source in the future.
3.2.4 Residential Units Heating and Cooling
It is envisaged that both condenser water and LTHW heating water will be circulated to the
residential units. Those units requiring heating only could utilise the heating pipework
connections. LTHW is available principally for domestic hot water generation, but can also be
used for heating via connection to an underfloor heating manifold or alternative types of heating
terminals.
Cooling would be available by connecting a local heat pump unit to the condenser water loop
connections. Depending upon the type of heat pump selected, heating requirements could also
be catered for via the condenser loop.
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3.2.5 Residential Units Heating and Cooling - VRF Option
A heat pump unit in each residential unit requires significant space for installation, (typically 1m
floor space) and is a potential noise source. An alternative is to use centralised water-cooled
variable refrigerant flow (VRF) systems to heat and cool units in groups, with indoor VRF fan-coil
terminal units to distribute heating or cooling in the spaces as required. This option would reduce
the risk of excessive noise generation within apartments.
3.2.6 Residential Units Localised Boiler Heating Option
Large residential units will have a dedicated gas supply principally for cooking. An option for
heating and hot water service in these units is to use a dedicated local condensing boiler.
Individual boilers located in these residential units would be provided, sized to satisfy the heating
and hot water service requirements. Each boiler will be condensing type, room-sealed with local
ducting/flueing to atmosphere to satisfy aspiration/ventilation requirements. The boilers will be
Low NOx and energy-efficient to achieve a suitable SEDBUK rating.
LTHW will be distributed by an in-line domestic circulator to heating terminals located in each
room. The choice of terminal will include radiators and/or underfloor heating. The heating
system will also provide a primary heat source for a localised hot water cylinder. The heating
system will be provided with appropriate controls to ensure energy efficient operation.
The gas service to these residential units will be obtained from the local infrastructure.
Each residential unit shall be provided with a meter that would need to be linked to an auditing
software package to enable the Landlord to recover gas consumption costs. The Landlord would
be responsible for the overall gas consumption cost, measured by the principal utility service
meter on the incoming supply.
3.3 VENTLATON 8Y8TEM8
3.3.1 Basement Market Areas
A Landlord supply and extract system will be required to serve basement areas and parts of the
lower-ground floor. The ventilation rate will be as required by Building Regulations Approved
Document F, for a shopping mall concourse area, which requires an outside air allowance of 1
litre/sec/m. It should be noted that if the function/use of these market areas changes (such as to
Anchor Store), then this will have significant impact on the ventilation rates (up to 3 litres/sec/m)
and hence size of plant required, with associated knock-on effect on heating and cooling plant.
It is anticipated that the basement extract ventilation system will also be required to satisfy smoke
ventilation requirements. Part of the ductwork installation would then need to be fire rated.
Separate smoke extract fans would then be connected to the fire-rated duct sections. The power
supply shall need to be supported by a generator-backed installation (see Electrical section).
Suitable air intake and exhaust path will be required, which will be provided by means of
strategically located builderswork openings/shafts.
3.3.2 Above-Ground Retail/8hops
No mechanical ventilation will generally be provided, except for a proportion of units grouped
around one of the main cores, which will be given provision for kitchen extract, should the local
zone become a food hall type space. Make-up air would be via infiltration or localised supply
fans.
3.3.3 Restaurants and Kitchens
Provision will be made for restaurant operators to install their own localised ventilation and air
conditioning systems, via louvre openings in the building fabric for air intake and exhaust.
Kitchen extract ducting will be installed into common areas linking each restaurant kitchen area to
an external plant location.

7
The ductwork will be terminated at roof level with space allowances for extract fan installation,
and terminated in each restaurant demise for extension to operator-installed ductwork systems
and canopies. (Details are required from a Catering specialist to enable finalisation of the
preferred strategy)
Plant space and fresh air intake ducting will be provided in the basement for operator-installed
kitchen supply air plant. Condenser water, LTHW and/or gas connections (from the kitchen
supplies) will be provided as appropriate to allow operators to choose their own heating and
cooling systems within those parameters.
3.3.4 Residential Units
Within residential units, ventilation to bathrooms, showers, toilets and kitchen areas will be
provided in accordance with the requirements of Building Regulations. Local extract systems will
be provided in conjunction with trickle ventilation. Consideration will be given to whole-house
ventilation systems in larger units to assess the viability of introducing heat recovery systems.
3.3.5 8moke Extract Ventilation
Dedicated smoke extract plant will be provided to basement areas, consisting of duty/standby
fans and fire-rated ductwork and grilles. It is anticipated that, due to the size and shape of the
building and division of areas, multiple sets of fans will be required.
An option for the large basement areas, instead of extensive fire-rated duct of large size to cope
with the air volumes required, will be for the installation of a car park style impulse fan system,
with a series of small impulse fans driving air towards main extract point/s.
It has been anticipated that fire fighting lift cores will be ventilated by natural means; with suitably
sized builderswork shafts provided within each core, or opening vents direct to outside.
Automatic opening vents would be required at each level, linked to adjacent smoke detectors to
ensure operation in the event of local smoke detection (see Fire Engineering section).
Subject to detailed design, it has been anticipated that common areas e.g. reception area,
corridors, stairs, etc shall be naturally ventilated.
3.4 DE8GN CRTERA
3.4.1 External Design Criteria
The calculations will be based on, and heating and cooling plant designed to the following
external design criteria:
Tab|e 3.1 - Externa| 0es|gn 6r|ter|a
8eason 0ry-bu|b Temperature (6} wet-bu|b Temperature (6}
8ummer
w|nter
3.4.2 Building Fabric Performance Criteria
It is assumed that the faade will be constructed to comply with Building Regulations Approved
Document L, 2006 regarding maximum U-values, cold bridges, air tightness, etc.
In order to minimize the amount of heating and cooling required, and in turn the 10% renewable
obligation, the building fabric performance should be as high as practicable.
The calculation of heating and cooling loads and the performance of the systems will be based on
the building fabric details provided by the Architect.
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3.4.3 nternal Design Criteria
The internal design conditions are stated in the schedule below.
Tab|e 3.2 - |nterna| 0es|gn 6r|ter|a
Temperature
Area 8ummer w|nter
asement Areas Coo||rg as requ|red lo ra|rla|r space
lerperalure 2C oe|oW aro|erl, (r|r
21C)
leal|rg lo ra|rla|r 15C r|r|rur
Above-ground
market|reta|| un|ts
No Coo||rg Prov|ded - lrlerra| cord|l|ors
W||| oe d|claled oy |rlerra| ard exlerra|
|oad|rg
No 8ase-leal|rg Prov|ded - Var|el 3la||
0peralors respors|o|e lor oWr real|rg lo
corp|y W|lr re|evarl regu|al|ors
Res|dent|a| Un|ts 2C rax 18 - 21C deperdarl upor space lype
6ommon Areas
(sta|rs|corr|dors|
entrance |obb|es}
No Coo||rg Prov|ded - lrlerra| cord|l|ors
W||| oe d|claled oy |rlerra| ard exlerra|
|oad|rg
15C r|r
3.4.4 Ventilation Provision
Ventilation provision for typical spaces is given in the table below.
Tab|e 3.3 - Vent||at|on Prov|s|on
Locat|on Form of Vent||at|on Vent||at|on Rate
Norma| 8moke Hode
asement Areas
Var|el Areas
K|lcrers
0ll|ces
P|arl 3paces

Vecrar|ca|
Vecrar|ca|
Vecrar|ca|
Vecrar|ca|

1 |/s/r
0 ac/r (Nor|ra|)
12 |/s/persor r|r
2 - ac/r

10 ac/r
A|| areas
(To oe corl|rred)
6ommon Areas
(sla|rs/corr|dors/
erlrarce |ooo|es)
Nalura| Nalura| Nalura|
Res|dent|a| Areas
8alrroors/3roWers
8edroors
K|lcrer
L|v|rg roors
To||els

Vecrar|ca| Exrausl
Nalura|/Tr|c||e
Vecrar|ca| Exrausl
Nalura|/Tr|c||e
Vecrar|ca| Exrausl

3lalulory requ|rererl
To su|l occuparcy
0 |/s
Tr|c||e
3lalulory requ|rererl

-
-
-
-
-
K|tchens
(Aoove grourd)
Vecrar|ca| 0 ac/r
(Nor|ra|)
-
workshops & 0ff|ces
(Aoove grourd)
Pass|ve Pass|ve -
Exh|b|t|on 8pace Pass|ve Pass|ve -

9
4. ELECTRCAL 8ERVCE8
4.1 OVERVEW
The scope of works for shell and core electrical services will include the elements of work as
described in each section below.
Design and installation will be in accordance with:
Electricity at Work Regulations
BS 7671 Wiring Regulations
BS 7430 Code of Practice for Earthing
BS 6651 Code of Practice for Protection of Structures against Lightning
G59/1 Embedded Generating Plant Recommendations
BS EN 60439 Low Voltage Switchgear and Control Assemblies
BS 5266 Emergency Lighting
CIBSE Code for Interior Lighting
4.2 NCOMNG D8TRCT NETWORK OPERATOR 8ERVCE
The incoming District Network Operator (DNO) is EDF Energy, and the Contractor will be
responsible for programming and coordinating the works with EDF Energy. The initial application
will be undertaken by NDY on behalf of the client.
The incoming supply will consist of two HV incomers into an EDF switchroom, from which a 3.2
MVA Landlords substation will be supplied. The location of the EDF Energy substation will be
within the building at basement 1 level with 24-hour external access, subject to EDF Energy
approval. The substation will be naturally ventilated and unimpeded 24-hour access to the room
will be provided. The room/enclosure will typically be constructed and finished to the
requirements as set out in EDF Energy Building Standards for Secondary Substations and
Switchrooms document.
4.3 METERNG 8TRATEGY
The Landlords and retail unit services will be supplied from the Landlords substation. Metering
of the retail units will be in the Landlords responsibilities. The supply to each unit will terminate
at local kW credit meter and consumer unit.
There are two main options for supply and metering arrangements for the residential units of the
Canal Building:
Option A
A centralised option with all residential units fed off the same Landlords substation. The Building
Management Team would need to recover the energy costs by billing each tenant accordingly. It
is possible to adopt a metering system that measures the following services in each flat:
Electricity
Heating/cooling energy
Gas use
The location of the residential meters can be within the distribution boards of each floor or in a
separate cupboard adjacent the electrical riser cupboards.
The advantage of using this metering strategy is that only the EDF substation is required to have
24 hour access and the supply terminates at a supply authority meter. Distribution from the
switchroom to each apartment is the Landlords responsibility and additional metering will be
provided on the main switchboard. Sub-metering is provided to monitor plant and energy usage
to meet the requirements of Part L of the Building Regulations.
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Option B
Another option for supply and metering is to have EDF low voltage supplies direct to each
residential unit. This will reduce the size of the Landlords substation, and an additional 500 kVA
EDF substation will be required for the residential service. The EDF substation will be naturally
ventilated and unimpeded 24-hour access to the room will be provided.
Each floor would need a meter cupboard accessible to EDF and ideally adjacent the electrical
riser cupboards. These meter cupboards sizes will be dependent on the number of residential
units that can be fed from one distribution riser, pending detailed design and EDF approval.
4.4 LFE 8AFETY POWER
Provision for a generator at upper-ground level and life safety switchroom at basement level will
be made to serve life safety lifts sprinkler pumps and smoke exhaust systems. The preferred
location for the generator enclosure is external to preclude the need for extensive gas flue
exhaust risers through the building. . If the generator is to be located at basement level,
additional riser space will be required through all levels of the building to accommodate the gas
flue exhaust risers and ventilation requirements.
4.5 LOW VOLTAGE D8TRBUTON
The building will be supplied via the main switchboard with ACB/MCCB protection, local 3-phase
MCB distribution boards at each riser on every floor to serve the retail units and residential units.
Fed from the main switchboard, the Landlords switchboard will provide power to motor control
centres and major items of mechanical plant, lifts, booster pumps, external & corridor lighting and
other equipment for Landlord services.
If a separate EDF substation is provided for the residential units, large retail units and
restaurants, an additional LV switchboard will be required separate from the Landlords
switchboard.
4.5.1 Distribution
Distribution cables will emanate from the main switchboard through the building and will be routed
on cable trays through the three main electrical risers/cable routes as indicated on the drawings.
There will be an HV electrical mains riser to supply the Landlords substation from the EDF HV
switchroom.
Power to the retail units will terminate with local kW credit meter and consumer units. Each
residential unit will be supplied with a consumer unit with each isolator switch clearly labelled,
corresponding to the labelling on its respective switch located at the main switchboard.
Restaurants will be supplied with a switch disconnector.
Each residential unit will be provided with a consumer unit located in a storage cupboard
separate to the water heater cupboard. Meters will be located in the corridor areas in a metering
cupboard.
4.6 EARTHNG AND BONDNG
All parts of the base build construction will be bonded to earth inclusive but not limited to;
ductwork, cable tray/ladder, suspended ceiling grids, structural steel work, cleaning gantry,
pipework, lift rails, gas & water services etc.
Earthing and Bonding will be in accordance with BS 7671 and BS 7430
4.7 LGHTNNG PROTECTON
As the building will be constructed from steel columns these will be utilised as down conductors
linking the roof level lightning protection network with the earth termination points. The reinforced
concrete piles and pile caps will provide the earth termination points, inclusive of test points.
A level of lightning surge protection equipment will be included integral to the main switchboards.
The protection system will be in accordance with BS 6651 : 1992

11
4.8 8MALL POWER AND LGHTNG
Power to the retail units will terminate with local kW credit meter and consumer units. All final
sub-circuit wiring from the consumer unit within the retail unit will form part of tenant fit-out works.
Each residential unit will be supplied with a consumer unit with each isolator switch clearly
labelled, corresponding to the labelling on its respective switch located at the main switchboard.
All socket outlets, switches, ceiling accessories and faceplates will be of the flush type with
brushed silver steel finishes. Where identified, sockets for appliances will be mounted at low-
level, and controlled with a switched fused connection unit. All fused connection units will be
clearly marked identifying their respective functions.
Lighting will be provided to circulation, basement and back of house areas. Wiring in these areas
will be concealed and typically comprise fluorescent luminaires.
Lighting inside each residence will be designed by a specialist lighting designer, and generally
consist of pendant bayonet cap type fixtures except in bathrooms, where batten lampholders
complete with protective skirts will be installed. Pendants will be complete with safety lampholder
types, which act as a shock guard. Lighting will be switched via local switches. Kitchens will be
provided with fluorescent lighting
The retail units will be provided with shell & core service temporary access lighting to facilitate a
safe fit-out of the spaces, typically using fluorescent fittings and local switches.
Lighting will be provided to plant areas. Luminaires to plant rooms will typically be surface
mounted fluorescent fittings with wire guards.
Emergency lighting will be provided by combined luminaires with integral battery packs for 3-
hours autonomy in accordance with BS 5266.
Typical lighting levels will be as follows in accordance with the CIBSE Recommendations for
Interior Lighting and the Shell and Core Specification document:
Mechanical plant rooms 150 Lux
Electrical switchrooms 200 Lux
Fire control/BMS/security/telecomm rooms 300 Lux
Service corridors, passageways, stores 100 Lux
Staircases 150-200 Lux (100 Lux min at tread level)
Retail units temporary access lighting 100 Lux
Toilets 150 Lux
Lift lobbies 300 Lux
Workshops-350 Lux
Power will be provided at the Landlords local distribution boards (for external feature lighting). All
wiring from the boards to the external areas/faade will form part of the fit-out works.
4.9 LFT POWER 8UPPLE8
Passenger and fire-fighting lifts will be located according to the authority report and supplied
directly from the Main Switchboard. Each lift will have a dedicated lift distribution board for light
and power in the lifts.
4.10 TELECOMMUNCATON8
A main building telecommunication room will be provided and be connected for essential dial-out
facilities, i.e. lift communication alarms.
A Landlord telecommunications riser will be provided vertically through the building complete with
galvanised cable tray.
Each residential unit will be provided with telecommunication outlets located in the main lounge
and main bedroom. The outlets will be cabled and run back to the incoming connection box
located in each residential units services cupboard adjacent to the residential consumer unit.
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The outlet plate will consist of standard telephone outlet. Faceplates will be of the flushed type
brushed silver steel finished.
A complete TV/FM aerial system will be provided for the residential units with aerial outlets in
each main living room and bedroom. The aerial system incoming box will be located in the
services cupboard adjacent to the consumer unit The system will consist of cabling to outlet
plates for connection to residential TV outlet points. Wiring will consist of coaxial type cables
connected to flush brushed silver steel faceplates. The system will be fully compatible with all
terrestrial and cable services.
Within each living room a cable television outlet will be provided. The conduit will be installed
from the outside riser and terminate within the accommodation outlet box. Draw wires will be
provided for future purposes.
Conduits will be provided next to the primary telephone outlets for a retrofit broadband service.
The conduit will be installed from the outside riser and terminate in a box. A suitable draw wire
will be provided for future purposes.
4.11 8ECURTY
A CCTV security system is recommended to cover security of the walkways, external perimeter
and viaducts under the railway. The equipment racks to store the head-end of the system is to be
located in a nominated comms room or purpose built security room. CCTV monitoring stations
are to be located at the 24-hour concierge and security room. CCTV system is subject to review
from planning and client.
An access control system is to be provided for the residential units combined with a video
intercom system at the primary access residential core.
4.12 ALARM8
The following alarms will be relayed to the Building Management System BMS.
Mains power failure
Lift alarm calls
There will also be interfaces from the lighting control system and the BMS to have timer
controlled external lighting.

13
5. PUBLC HEALTH 8ERVCE8
5.1 OVERVEW
The public health services installation will comprise the following elements:
Two Metered domestic water supplies from the Authority mains & two un-metered
Sub-meter arrangements on secondary mains water supplies
Condensate drainage systems
Indirect pressure relief drainage systems
Domestic hot, potable & non potable water installations together with associated water storage
provision, pipework and booster pumps
Soil, Waste and vent pipe installations to serve the sanitary systems.
Stormwater downpipe and drainage systems
Rainwater harvesting system
Combined foul and surface water drainage and sewer connections
In-slab drainage inclusive of all outlets, channels, sumps, pumps, manholes & pipework
Cavity drainage to de-water the ground. Subject to TWUs approval.
Gas pipework installation from Authoritys mains to gas meter manifolds and meters in the
meter room. Gas connections provided on the manifolds to serve Landlord plant and future
tenant fit out.
Metering and sub-metering of tenant connections for residential, retail and restaurants.
5.2 DE8GN CRTERA
5.2.1 General
All works to be carried out will comply with the following design standards, recommendations and
guidance:
British Standards
CIBSE Design Guide
Institute of Plumbing Design Guide
Local Authority requirements
Current Building Regulations and other legislative requirements
Institute of Gas Engineers Documentation
Health and Safety Executive Guidelines
Current water regulations
5.2.2 Foul and 8urface Water Drainage Design and 8izing
In accordance with BS EN 752 and BS EN 12056
Maximum hydraulic depth of flow 0.75
Velocity of flow 0.75 to 1.2m/s
5.2.3 Above Ground Rainwater 8ystem
Category of protection for rainwater disposal systems based on BS EN 12056 Part 3 Category
2.
5.2.4 Above Ground 8anitation 8ystems
Above ground sanitary pipework systems based on BS EN 12056 Part 2 System 1. Frequency
factor of 0.7.
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5.2.5 Hot and Cold Water 8ervices
Piping sizing based on Institute of Plumbing Design Guide loading unit method medium usage.
Due regard will be given to diversity factors when calculating the maximum peak flow rates.
For design purposes velocity of flow in pipework limited to a maximum of 1.5m/s.
Domestic cold water systems will be sized and installed in accordance with the local water
authority requirements, the current water regulations, BS 6700 and HSC ACOP L8 in respect
of the prevention of Legionnaires disease.
5.2.6 Natural Gas 8ystems
The available gas pressure at the outlet of the primary gas meter assembly will be
approximately 21mbar. The actual available pressure to be confirmed.
The maximum pressure drop through the index runs of pipework downstream of the meter will
be limited to a maximum of 1mbar.
5.3 MAN8 AND DRNKNG WATER
Drinking water and other domestic water services within the building will be supplied from the
utility mains water connection serving a common system within the development.
5.4 DOME8TC COLD WATER
The mains water supplies will be provided via connections from the Authorities mains located in
Chalk Farm Road and Haven Street. These separate connections will enter the building via
external meter pits (to be verified by Thames Water) and pipe sleeves at the building perimeter.
From the entry points one main will be routed to serve the Potable domestic bulk water storage
tank for the residential units, whilst the other will serve separate break tanks for potable and non-
potable supplies to all other areas. Water conditioning equipment will be installed on these two
mains. The un-metered supplies will be installed in a similar fashion and be routed to serve the
sprinkler systems full capacity storage tank.
The residential domestic cold water, including drinking water, will be provided via the bulk water
storage tank. The tank and associated water booster set will be located in the Basement.
The tank will be totally enclosed and provided with all necessary protection to comply with potable
water storage standards.
The booster set will then draw suction from this tank and this boosted cold water service will then
be split into two supplies both sub-metered to serve residential and common areas associated
with the residential.
A similar system but split into 5 No separate sub-metered supplies will be installed to serve retail,
restaurants 1, 2 & 3, and the base buildings requirements. A further system but split into two
separate sub-metered supplies will be installed to serve the non-potable supplies to the irrigation
system and the base building. This will utilise Harvested rainwater.
Cold water pipework will be insulated and where exposed to outside it will require trace heating.
Pressure reducing valves will be installed where required to limit the water pressures on branch
connections to between 1-2 bar.
5.5 DOME8TC HOT WATER
Local electric hot water storage heaters within the public toilet areas will satisfy the domestic hot
water (DHW) requirements. Heaters will be of the un-vented type and located strategically to
minimize the length of distribution pipework.
Mixer taps and thermostatic blending valves will be provided to basins to allow for blending of hot
and cold water service, to mitigate scald risk.
All necessary safety devices will be provided, together with dedicated drain lines to collect
potential discharges from the heater safety relief valves. Relief drain discharge points will be
terminated in safe locations at lower ground level.

15
For residential, LTHW circulated to the units will be utilised to heat a calorifier located within each
unit.
As an option, domestic hot water will be generated at centralised plant located in the basement,
and circulated to residential units.
The DHW generation plant would take the form of calorifiers coupled to the central boiler plant.
The integration of thermal solar panels on the roof will be investigated and may be incorporated
into the scheme in order to contribute to the 10% renewables target. This would only appear to
be viable in the event that a centralised hot water system is preferred.
Retail units will be responsible for their own hot water within their demise, using electric water
heaters.
It is envisaged that restaurants may wish to generate their own domestic hot water (DHW) using
local gas-fired water heaters, as they have dedicated gas supplies for cooking. (Catering
Specialist to confirm)
Provision will need to be made in the building fabric and space-planning design for routes and
suitable locations on the building exterior for flue terminations.
An alternative is to have Landlord LTHW primary circulation to kitchens for connection to LTHW-
derived hot water generation equipment.
5.6 NON-POTABLE WATER 8ERVCE
There will be a totally separate non-potable water supply system (Water regulations Category 5),
which will be used to serve items of equipment such as mechanical plant, wash down points and
other items which have potential to contaminate the domestic water supply system.
5.7 HARVE8TED RANWATER 8ERVCE {OPTON}
If deemed viable, the harvested rainwater will be utilized to serve non-potable systems such as
the WC and Urinal flushing and all external irrigation & refuse area wash-down points, via a
separate pipe and booster pump system.
Section 5.10 describes how the rainwater will be routed to this holding tank.
A system of primary filtration will remove initial matter prior to discharging into the holding tank
from which a triplex booster set will draw water through a secondary filtration system and
distribute throughout the building.
5.8 NATURAL GA8
A new connection is to be made to the existing Transco/National Grid infrastructure external to
the development. The incoming gas will be routed to the gas meter room within the basement
and connected to the gas meter manifold.
The incoming gas service will be complete with an automatic shut off valve linked to the buildings
fire alarm system both at the entry point to the basement and the outlet side of the gas meter(s).
The gas meter manifold will be arranged with a number of connections to serve residential and
Landlord requirements.
The gas meter room will be complete with natural ventilation to atmosphere in accordance with
The Gas Safety (installation and use) Regulation 1998.
Gas pipework will be installed in a pipe in pipe arrangement ventilated to atmosphere at either
end where not located in a ventilated space.
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5.9 FOUL WATER DRANAGE
Waste water and foul water systems will be single stack and fully vented arrangements, designed
in accordance with current BS EN 12056 & CIBSE guidelines.
The main soil & waste stacks are routed down the building & converge at basement level where
the main drainage outfalls collect and discharge to the external statutory authority sewers.
Areas that lie below the surcharge level of the sewer will discharge into the in-slab drainage
system that will collect such discharges within packaged pumping stations and pump the effluent
into the outfalling gravity sewer connections
Separate systems that conform to the standards for sanitary pipework shall be installed to collect
condensate and pressure & temperature relief discharges from the building.
5.10 8TORM WATER DRANAGE
The main rainwater stacks will be routed down the building to be collected into a holding tank
ready for treatment and reuse (Refer to the rainwater harvesting section above). Overflow water
from this system will be diverted to converge together with the gravity foul/waste system at
basement level prior to connecting to the main drainage outfalls.
Areas that lie below the surcharge level of the sewer will discharge into the in-slab drainage
system that will collect such discharges within packaged pumping stations and pump the
collected rainfall into the outfalling gravity sewer connections
5.11 CAVTY DRANAGE
In order to ensure that the building does not suffer any detrimental impact due to the high water
table, the structural engineers have recommended that a cavity drainage system be installed to
dewater the ground. This system will be installed to the standards set down for in-slab drainage
installations and will collect all ground water within purpose made collection sumps from which it
will be pumped to discharge into the main sewer outfall. This is subject to agreement and
licensing by the TWU.
5.12 LFT PT8
Each lift pit within a fire fighting lift shaft will be provided with a 400x400x400mm deep sump that
will be utilised to drain the pit with a submersible hand held pump. No permanent pump
arrangements will be provided.
5.13 WATER TREATMENT
Water purification utilising UV treatment and electromagnetic water conditioning will be provided
to the buildings incoming cold water supply.
The harvested rainwater system and the solar powered water heating (options) will be provided
with additional filtration and water sterilization/treatment equipment

17
6. FRE PROTECTON 8ERVCE8
6.1 OVERVEW
The scope of works for fire protection services will include the works and items described in the
following sections.
The fire safety provisions are based on the architectural drawings produced by Make Architects
and the Fire Strategy Overview Report prepared by Warrington Fire.
The fire services will consist of the following major items:
Fully addressable fire detection system
Automatic wet fire sprinkler system
Dry rising fire mains
Firemans and disabled communications system
Occupant warning system
All systems will be designed to incorporate capacity for future expansion.
6.2 FRE DETECTON & ALARM 8Y8TEM
A fully analogue/addressable fire detection and alarm system will be provided throughout the
building in accordance with BS 5839 Part 1. The fire detection system will consist of the following
major items:
Fire Indicating Panel
Smoke detectors
Manual call / break glass alarm points
Interface devices
Addressable zone modules
Alarm sounders
A category L2+M fire detection system will provide fire detection to the following areas:
Plant areas
Retail spaces
Escape routes and other areas forming part of an escape route and any rooms off escape
routes
A self-contained Grade E, Type LD3 fire alarm and detection system will be provided to
Residential units (flats / maisonettes)
A Landlord-based fire alarm and detection system will be provided to:
Enclosed residential common areas, to actuate AOVs which provide a means of mechanical
smoke extraction.
An Analogue/addressable Fire Indicating Panel (FIP) will be provided within the main Fire Control
Centre.
The fire detection and alarm system will be interfaced with other systems to initiate automatic fire
mode control of:
Mechanical services for smoke hazard management
Public health services for gas shut off
Lift services for automatic grounding
Security services for door release
These will be wired from the addressable interface devices on the appropriate fire detection loop.
The control of automatically operating vents (AOVs) and the like will be via automatic activation
from the FIP.
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The typical control sequence will be as follows:
The Fire Brigade will be notified automatically via an approved monitoring station, upon receipt
of a fire alarm signal from the FIP.
6.3 OCCUPANT WARNNG 8Y8TEM
An occupant warning system will be installed throughout the retail portions building in accordance
with BS 5839 Part 1 & Par t8. The main voice alarm equipment will be located in the Fire Control
Centre. The occupant warning system will consist of the following major items:
Voice alarm control panel including paging facility and microphone
Amplifiers
Batteries
Speakers
Horn sounders
Alarm annunciation will be provided throughout the retail portions of the building to enable orderly
evacuation in the event of a fire emergency.
The occupant warning system will be configured for simultaneous evacuation of the retail portions
of the building.
Emergency warning sounders will be installed throughout the building and sited to provide sound
pressure levels of 65dB or 5dB above the ambient noise in accordance with the performance
requirements of the building regulations.
The emergency warning system will be automatically initiated via a fire alarm signal from the
automatic fire detection, manual call points and sprinkler system.
Residential areas will not be incorporated into the voice alarm system as these areas are self
contained.
6.4 AUTOMATC WET 8PRNKLER 8Y8TEM
The automatic sprinkler system will be generally designed to BS EN 12845 and designated as an
Ordinary Hazard Category 3 (OH3) with life safety enhancements in accordance with the
recommendations made by Warrington Fire Safety Consulting and the provisions of Section 20 of
the London Surveyors Association.
The variation to the code is associated to option A water supply. (refer to clause 6.4.1, option A
below) The alternative solution proposed requires approval from authorities and is based on a
reduced capacity tank dependent on infill.
The sprinkler system will consist of the following major items:
Sprinkler water supply
Duty/standby pumps and jockey pump
Sprinkler pump control panel
Sprinkler control valve set
Sprinkler isolation valves
Test connections
Sprinklers
6.4.1 8prinkler Water 8upply
There are three principal options for the sprinkler water supply:
Option A:
The sprinkler water storage is nominated to be a reduced capacity tank with a minimum effective
volume of 10m (10,000 litres). The tank is a split-structure, with the use of a dividing wall for
maintenance. Supply will be from a dedicated secure town main, fed from both ends.

19
The dedicated utility service will need to be 150mm diameter pipe with a minimum flow rate of 20
litres per second for simultaneous infill, and the system must be capable of providing the
minimum sprinkler system demand of 1,350 litres per minute for a duration of 60 minutes (81,000
litres).
The use of a reduced capacity water tank is not common practice and deviates from requirements
of the regulators. During preliminary consultation with authorities such as Warrington Fire, Butler
and Young Insurers and the Camden Fire Brigade)
Option B:
A virtually unrestricted supply from Camden Lock Canal and only introduced to the system in the
event of system activation from fire.
A domestic water connection will provide bacterial and debris-free water for testing and static
volume. Infill for potable water will be introduced through the domestic utilities.
This arrangement would require backflow prevention to be located between the domestic
connection and the shared canal infill to protect public utilities from cross-contamination.
Preliminary consultation with authorities such as Warrington Fire, Butler and Young Insurers and
the Camden Fire Brigade are required, as well as further consultation with the canal authority
(British Waterways).
Option C:
The sprinkler water storage will be a tank with minimum effective capacity of 160m independent
of inflow. Supply will be from a secure town main, fed from both ends and to be executed by the
public health trade. The tank is a split full capacity structure, with the use of a dividing wall for
maintenance.
The two options that are being considered to serve the sprinkler system are options A and B.
Currently we have based our design on option A as it is more conservative spatially (compared
with B).
Option C is spatially most unfavourable but will be required if the relevant authorities do not
approve A or B.
The pumps will be an electrical duty and diesel standby arrangement together with an electrical
jockey pump for making up small pressure losses. The pumps will be located in a dedicated fire
plant room adjacent the storage tank. The dedicated plantroom will be sprinkler protected. Twin
wet valve assemblies (in accordance with the life safety requirements) will be located in the
sprinkler tank/plant room at the basement 02 level. It is anticipated that the diesel pump may be
replaced with an electric standby pump (generator-backed), during negotiations with the Fire
Officer and Building Control Officers in detail design stage.
The automatic fire sprinkler system incorporates two sprinkler isolation valves per floor to ensure
the maximum number of sprinklers (200) per floor isolation valve assembly is not exceeded.
Quick-response sprinklers will be used throughout the retail and plant areas of the building.
As provisioned by Warrington Fire Consulting in the fire strategy report, an automatic fire sprinkler
system will not be required in the residential portions of the building.
The system drain will be piped collectively to either a suitable sewage disposal or storage.
6.5 DRY R8ER 8Y8TEM
The dry rising main system will be designed in accordance with BS 5588 Part 5 and BS 9990.
Dry riser systems will be provided in stair cores A and C. These systems will be complete with
landing valves located in recessed wall cabinets within the fire fighting lobby at each level and an
inlet breaching point located externally at fire service level and within 18m of where a fire
appliance could park.
The inlet breech points will be located at the building exterior facing Chalk Farm Road and be
piped internally to the corresponding stair.
External private fire hydrants will be provided where an inlet breaching point is further than 40 m
from a street hydrant.
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6.6 HO8E REEL8
Pending confirmation from the fire safety consultant, we have not allowed to provide a hose reel
system.
6.7 FREMAN'8 TELEPHONE 8Y8TEM
A two-way firemans telephone system will be installed within the fire-fighting lobbies in
accordance with provisions as outlined in the BS 5588 Part 5 and BS 5839 Part 9. Each of the
fire fighting lobbies will contain a firemans telephone connected back to the firemans telephone
master control panel located in the Fire Control Centre.
A firemans telephone will also be located in the fire fighting lifts at stair cores A and C and the
sprinkler tank / pump room.
6.8 D8ABLED REFUGE COMMUNCATON8 8Y8TEM
Disable refuge call points will be located within the disabled refuge at stair core B and the refuge
provided at the disabled lift in the anchor store at each level served.
The disabled refuge call point will communicate back to the communications master control panel
located at ground floor level in the Fire Control Centre.
The disabled refuge communications system will be installed and commissioned in accordance
with BS 5839 Part 9.
6.9 FRE CONTROL CENTRE
The Fire Control Centre (FCC) will share day to day use with the concierge station and portions of
required items normally dedicated for Fire Brigade use may be shared. The Fire Control Centre
will contain the following:
Firemans telephone master control panel
Occupant warning system panel
Voice alarm amplifier rackmount
Disabled refuge communications master control panel
Fire detection and fire alarm system annunciation panels
Elevator floor location and operation annunciators
Sprinkler valve and waterflow annunciators
Emergency generator status indicators
Fire pump status indicators
An exchange telephone for fire department use with direct line for external calls.
In addition to this, the FCC should contain:
Complete and current set of plans showing location of fire safety equipment
Emergency lighting
A blackboard or whiteboard not less than 1200mm wide 1000mm high
A pin-up board not less than 1200mm wide 1000mm high
A layout table of a size suitable for laying out the plans provided
Drawing rack for A2 size drawings
Colour-coded, durable, tactical fire plans
The size of the room will be sufficient to contain and operate this equipment

21
7. LFT8
7.1 GENERAL DE8CRPTON
Lifts shall be provided generally as indicated on the Make General Arrangement drawings. These
lifts will satisfy Part M of the building regulations and DDA regulations.
In accordance with the Warrington Fire strategy report, it is anticipated that selected lifts will be
suitable to act as fire-fighting lifts.
The lift finishes will be in accordance with Stanley Sidings Limited criteria. Lifts will have the
facility to be modified to include access control readers and operation in the future.
The lifts shall be machine room less lifts that shall have a maintenance panel at the topmost floor.
There will be provision of dumbwaiters for the restaurants. The number of dumbwaiters for each
restaurant will be based on the size and type of each restaurant.
7.1.1 Performance
The passenger lifts will have typical acceleration of 0.9 m/s2, jerk <0.8m/s3 and speed of 1.6m/s
and be suitable for intensive use. The lifts will be sized to be suitable for full manoeuvrability of a
wheelchair.
7.1.2 8tandards
The lift systems will meet with the requirement detailed within the British Standards and the
Health and Safety at Work Act in relation to lift installations. The final installation will be compliant
with the requirements of BS EN 81:1 and EN 81-70 in all aspects. The fire fighting lifts shall be in
accordance with BS5588:5
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Site Services
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Basement 1 Basement 2
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Lower ground floor Upper ground floor
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First floor Second floor
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Third floor Fourth floor
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Fifth floor Roof
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Schematic drawings
Fire safety report
09
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WFC Project No. 156745
Doc Ref: MT8988FSO
Page 2 of 31
1. Building Description
The proposed Camden Lock Village Phase 1 project is the development of two building the 9 storeys
canal building which includes both commercial and residential accommodation and the Torbay Street
residential building. This development is located beside Camden Lock in Camden (central London) and
is primarily accessed from both Chalk Farm Road and Torbay Street.
The Canal Building includes 2 basement levels which accommodates a marketplace and areas of plant
and servicing for the entire building. Above this, due to the sloping site, are upper and lower ground
levels, which are predominately tenanted retail units. The majority of the accommodation on level 01
serves either small tenanted retail units or restaurants. Levels 02 includes mainly studio/workshop
accommodation and a small element of residential. Levels 03 to 05 house residential apartments and
associated roof terraces. This arrangement, including the absolute floor level heights, is presented in
Figure 1.
Upper Ground: Retail, Residential
Basement -1: Retail, Plant
Lower Ground: Retail
Level 01: Retail, Restaurants, Residential
Level 02: Studio/Workshops, Residential
Level 03: Residential
Basement -2: Retail, Plant
Upper Ground: Retail, Residential Street Level
Street Level
+19.25m
(Torbay Street)
(Chalk Farm Road)
+48.50m
+45.00m
+42.00m
+36.75m
+33.25m
+29.75m
+26.50m
+22.75m
Figure 1: Canal Building Arrangement
A primary design objective of the building is to
enable the free and easy movement of all building
occupants throughout the entire building. This has
been achieved by the use of many ramped
circulation routes and open circulation spaces
(terraces).
The central void of the building (see Figure 2) may
be covered by a roof structure, designed only to
provide a degree of weather protection to the
commercial areas below. The open storey planning
within the building is therefore not considered an
internal space. The openings provided around the
roof together with the numerous openings on all
floor levels will facilitate the fire safety strategy by
providing significant areas for smoke ventilation and
replacement air.
Figure 2: Indicative Canal Building Cross Section
Project No: 156745
Project: Camden Lock Village Phase 1
Doc Ref: MT8988FSO
Date: 03 October 2006
Fire Safety Overview rev 01
The fire safety strategy for Camden Lock Village will be developed in line with the requirements of the
UK Building Regulations, for submission to the Building Regulations approving authority. It will consider
a number of key fire safety issues, including:
Means of escape
Internal fire spread
External fire spread
Fire Service access and facilities
Fire Safety Management and Risk Assessments
This document provides an overview of the main fire safety principles that are currently intended to be
used in the development of the fire safety strategy for the building. The enclosed information will be
further reviewed as the design progresses as part of a holistic strategy development.
It should be noted that the paramount objective of the Building Regulations is the life safety of persons
within and around the building during a fire and any fire fighters attending a fire incident. Property
protection is not specifically covered by Building Regulations however it is recognised that some life
safety measures will provide a degree of property protection. If required by the client, the clients
insurers or other interested parties, the fire safety strategy could be developed to consider issues
beyond life safety.
Given the size of the building Canal Building, it will be subject to Section 20 of the London Building Act,
which is under the jurisdiction of local Building Control and not an Approved Inspector. This Act
introduces additional fire safety measures to the building, which are specifically discussed in section 7 of
this document.
This document is based on architectural drawings dated from 08 September 2006. Given that the
scheme is in a pre-planning stage, the architectural arrangements are likely to change within the
building which would likely require possible revisions to the proposed fire safety provisions made in this
document.
Note that this document concentrates on the fire safety provisions in the Canal Building and not the
Torbay Street residential building. While the fire safety requirements for the Torbay Street
residential building ale likely to closely follow those specified for the residential elements of the Canal
Building, the reader is directed to the issued Fire Safety Overview for this building entitled MT8929FSO
- Camden Lock Village - Torbay Street - Rev 00 FSO dated 06 August 2006.
Bodycote warringtonfire Consulting Alpha House 100 Borough High Street London SE1 1LB United Kingdom
Tel: +44 (0) 20 7863 3200 Fax: +44 (0) 20 7863 3226 Email: consultants@warringtonfire.net
Engineering & Technology is a division of Bodycote Testing Group
Bodycote Testing Limited, Registered Office: Lochend Industrial Estate Newbridge Midlothian United Kingdom EH28 8PL - Registered No. SC 70429 (Scotland)
a Bodycote Engineering & Technology Company
www.bodycote.com
www.warringtonfire.net
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Doc Ref: MT8988FSO
Page 4 of 31
3. Means of Escape
The general philosophy for means of escape will be that all occupants of a building should be able to
turn their back on a fire and escape via the nearest exit without additional assistance from other
occupants or fire fighters. This will be achieved by providing escape routes and provisions for all that
are suitably designed to limit the risk of occupant exposure to unsafe conditions caused by a fire.
The Means of Escape design is to be fully engineered and not will directly following tables given in the
relevant guidance documents. Its design will be based on proving tenable conditions in areas of the
building away from the fire where occupants will be able temporarily reside while waiting to escape to
outside. Both enclosed escape cores and open escape routes are intended to be used during an
evacuation. This design will rely on the sprinklers to control the growth of a fire and the openness of
the building (above ground), or the basement smoke extraction system, to readily remove the smoke
and heat from the building.
The decision to use this approach has been based on the clients ambition to maximum net letable floor
area and will require a significant amount of fire engineering work to justify the design in order for it to
be approved.
Using this approach, it is intended to provide the building with only three enclosed stair cores, as
indicated in Figure 3. Other escape routes would also include a number of ground floor exits and
suitable open vertical circulation routes.
Figure 3: Stair Arrangement
Stair A Stair B Stair C
To assist the development of the proposed 3-stair approach and to give the design team and client a
level of design comfort, a pre-planning scoping study is occurring which would seeks to determine:
1. How the current layout of the building will ventilate smoke naturally through the building; and
2. Where tenable areas within the building are located so to enable an evacuation period in excess
of that possible using standard guidance documents.
Doc Ref: MT8988FSO
Page 3 of 31
2. Fire Safety Approach
The fire safety strategy for the Canal Building is based on the following approach:
A compartment floor on level 03 will separate the residential floors from the commercial
accommodation below. Residential areas on the floors below level 03 will also follow the same
approach and be separated from non-residential areas by fire resistant compartment walls and floors.
Sprinklers would be provided in the non-residential spaces only.
Compartment floors would be provided in the basement levels of the commercial units and every floor
of the residential space.
A mechanical smoke control system would be provided in the basement levels (i.e. -2, -1 plus the
western end of LG), designed to limited the spread of smoke and heat to non-fire floors.
The protected escape stairs are to serve both the commercial and residential occupancies. The stairs
are to be separated from each occupancy by protected lobbies at all levels. This non-standard
approach is considered acceptable given the inclusion of sprinklers in the commercial spaces, the
ventilation arrangements and the passive fire separation between the different occupancies.
If a fire occurred within a non-residential occupancy, a simultaneous evacuation of the non-residential
areas would occur. Further evacuation of the residential spaces would be possible, if necessary,
following instructions from the attending Fire Service via a full evacuation control in the fire control
centre.
If a fire occurred within a residential occupancy, only the apartment of fire origin would evacuate.
Further evacuation of other residential spaces and/or non-residential space would be possible, if
necessary, following instructions from the attending Fire Service via a full evacuation control in the
fire control centre.
The Means of Escape design is to be fully engineered (i.e. not following tables in guidance
documents) and be based on proving tenable conditions in areas of the building away from the fire
where occupants will be able temporarily reside while waiting to escape to outside. Both enclosed
escape cores (three of) and open escape routes are intended to be used during an evacuation. This
design will rely on the sprinklers to control the growth of a fire and the openness of the building
(above ground), or the basement smoke extraction system, to readily remove the smoke and heat
from the building.
Due to the restrictive perimeter access, the building would be fully served by internal (dry) fire mains.
Fire Service vehicles would therefore only need to park outside the building on Chalk Farm Road
within 18m of the fire main inlet connection point. Fire Service access would be provided from levels
LG and UG.
The information provided in the following chapters highlight the main fire safety principles that will be
used in the development of the fire safety strategy for the building and have been divided into
residential and non-residential elements due to their strategic differences where applicable.
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Doc Ref: MT8988FSO
Page 6 of 31
However all parts of the building need to be within 60m of a fire mains. In addition, the construction
between all flats and the open access balcony, where escape is only possible by passing a possible
apartment on fire, will be constructed to meet 60 minutes fire resistance up to a height of 1100mm.
Given that the residential stairs rise more than 18m, they will be designed as fire-fighting stairs and
thus be 1100mm wide (min).
Residential buildings are considered outside the scope of BS 5588 part 8 and specific provisions for
disabled evacuation are therefore not necessary. In line with the residential evacuation approach,
where only the flat of fire origin would escape. If disabled occupants were located within the flat of
fire origin, they would move away from the fire effected area into the protected corridor and wait for
further assistance to vertically escape, via the fire-fighting lifts provided. These lifts could be suitably
designed to assist the vertical escape of disabled occupants.
Protected stairs serving residential accommodation are to be ventilated by natural means by providing
a 1.0m
2
openable vent at the top of the stair. Fire-fighting stairs should be ventilated by either a
1.5m
2
openable vent at the top of the stair or a 1.0m
2
openable vent on every storey the stair serves.
Openable vents situated above a stair should be provided with a remote control mechanism located
adjacent to the fire service access doorway and clearly marked as to its function and means of
operation. The mechanism should be capable of opening and closing the vent. All connections
between the remote control and opening mechanism should be within the stair. Where any part of
the remote control mechanism is powered by electricity, a secondary supply should be provided.
Design issues relating to the means of escape strategy from the non-residential elements of the
buildings include:
A simultaneous (single-stage) evacuation strategy is to be used to evacuate all occupants within this
space due to a fire within any non-residential occupancy.
The travel distances to an exit or protected escape route should be limited to reduce the risks to the
occupants. Although the fire engineering analysis may permit longer travel distances, the following
prescriptive distances are to be used at this stage: Actual travel distances in general should not
exceed 18m, where escape is only available in one direction, or 45m where the internal design
provides escape routes in more than one direction. In enclosed plant spaces, these distances reduced
to 9m (one-way) and 35m (more than one direction). In places of special fire hazards (e.g. fuel
storage spaces, switch gear and boiler rooms), these distances are reduced to 9m (one-way) and
18m (more than one direction). In open roof-top plant areas, these distances increase to 60m (one-
way) and 100m (more than one direction). Given that the distances above are actual travel
distances, when the actual layout is not known it is standard practise to use 2/3rds of the above-
mentioned distances.
The vertical and horizontal escape widths are capacity driven and will be based in the engineered
Means of Escape strategy. An assessment to determine the require escape widths is to occur
following the results of the scoping study are known. This will be detailed in a subsequent design
note. The current intention is to have all three escape stairs no wider than 1800mm.
The minimum door width from accommodation spaces, following prescriptive guidance, should be
850mm, which has a capacity for up to 110 persons. When up to 220 persons are expected to use
an exit, the minimum door width should be 1050mm. NOTE Part M guidance is likely to exceed this
guidance.
The approach for addressing the evacuation needs of Mobility Impaired Persons (MIP) within the
building is yet to be finalised. This issued is discussed in Appendix B and includes the possible design
Doc Ref: MT8988FSO
Page 5 of 31
Results for this study are to be provided in a separate Means of Escape report upon completion of the
scoping study. Comprehensive modelling of the final escape strategy for approvals purposes will be
undertaken once the buildings geometry is determined e.g. during stage D-E.
Although a fire engineered approach is to be used for the means of escape strategy, the general design
issues relating all spaces within the buildings include:
All protected stairways are to discharge directly to a final exit or via a protected passageway to a final
exit. Where a protected corridor for fire-fighting access also forms part of the means of escape from
the accommodation, it should be 500mm wider than that required for means of escape purposes, to
allow room for fire service personnel to move towards the fire-fighting shaft.
Where the building height exceeds 18m or has two or more basements, each exceeding 900m
2
, fire-
fighting shafts should be incorporated into the design in accordance to BS 5588 part 5 (2004). These
shafts include a stair, lift, ventilated lobby and a dry rising main with an outlet in each lobby. Based
on this information, fire-fighting shafts would be needed to serve all levels of the accommodation.
The fire-fighting shafts should be located so that every part of every storey, other than fire service
access level, is no more than 60m from a fire main outlet, measured on a route suitable for laying
hose. Currently Stair A and C are designed as fire-fighting shafts. See also the fire-fighting shafts
design summary in Appendix A.
The 3 stairs are to be shared between the retail and the residential and will include lobby protection
on all floors (except uppermost) to reduce the risk of smoke entering the stairs. All stairs will be
inherently ventilated (as either fire-fighting or residential escape stairs).
Design issues relating to the means of escape strategy from the residential elements of the buildings
include:
The internal design of apartments should be designed following prescriptive guidance using any of the
following three approaches:
1. providing a protected entrance hall which serves all habitable rooms, designed so that the
travel distance from the entrance door to the door to any habitable room is 9m or less, or
2. designed so that the travel distance from the entrance door to any point in any of the
habitable rooms does not exceed 9m and the cooking facilities are remote from the entrance
door and do not prejudice the escape route from any point in the apartment i.e. a studio
type layout, or
3. an alternative exit is provided from the apartment.
Evacuation of the residential areas of the buildings is only expected to occur from the apartment of
fire origin and the other occupants within the building would be able to remain in place and only
evacuate on the instructions of the Fire Service. Therefore, the means of escape from the residential
spaces of the building are not capacity driven. The evacuation strategy is based on the low
probability of fire spreading beyond the apartment of fire origin due to the high degree of
compartmentation provided throughout the blocks.
Travel distances between the apartment and the protected stair should be no more than 7.5m
(measured from the entrance to the stair to the furthest apartment entrance door) if the corridors are
provided with a 1.5m
2
(aerodynamic) automatically opening vent (AOV).
If the apartments are served by open balconies and not enclosed corridors, there is no limitation on
the travel distances along an open balcony and additionally no ventilation facilities are required.
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Doc Ref: MT8988FSO
Page 8 of 31
4. Construction
The construction of the building must provide adequate levels of fire safety to prevent the rapid spread
of fire and smoke throughout the building and to limit premature collapse of the structure.
General design issues relating to the construction design of all spaces within the buildings include:
The building elements shall be protected in accordance to Table 1:
Table 1: Minimum Fire Resistance to Structural Elements
Building Height Min Fire Resistance
<30m
30m
90 minutes
120 minutes
The fire resistance detailed in Table 1 will be applied to:
1. All elements of structure,
2. All floors, where the building exceeds 30m or for floors serving residential accommodation,
3. The ground floor slab separating the upper floors from the basement levels,
4. All walls between apartments,
5. All walls and floors separating different building uses.
Fire and smoke resisting construction will be used to enclose areas representing a fire hazard.
Typically 30 and 60 minutes fire resistance would be used, depending on the fire risk of the space.
Note that sub-stations are typically enclosed in 240 minutes fire resistance to meet the electricity
suppliers requirements.
Fire resistance of partitions between sprinklered retail units will be 60 minutes (not 120 minutes
following BS 5588 Part 10).
Refuse Chutes are not intended for the building.
If any industrial kitchen is included within the scheme, it should be enclosed within 60 minutes fire
resisting construction or alternatively provided with an automatic fire suppression system is to be
installed in the kitchen hoods, designed to extinguish a fire and prevent re-ignition (e.g. Ansul). This
system will be operated on a fusible link and automatic gas shutoff will also be provided in the kitchen
upon detection and alarm. Fire rated ductwork is required for the kitchen extract, and provided with
60 minutes fire resistance. This rating could be reduced to 30 minutes if an automatic fire
suppression system is used.
Where a stair serves a place of special fire hazard (e.g. fuel storage spaces, switch gear and boiler
rooms), the lobby or corridor should have not less than 0.4m
2
permanent ventilation or be protected
from the ingress of smoke by a mechanical smoke control system.
Any protected shaft (e.g. stair, lift, service duct), not designed as a fire-fighting shaft, should be
provided with 30 minutes fire resistance. Where these shafts penetrate compartment walls or floors,
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options of the building. This issue is to be discussed within the design team with the client so that the
most appropriate approach can be chosen. The final design is likely to include a combination of
disabled refuge areas, in both open and enclosed areas, and lifts (evacuation or fire-fighting).
Escape from the buildings is to occur to a final place of safety (an Assembly Point) located outside
the building. This area(s) shall be located so that it is a sufficient distance away from the buildings so
that they are not affected by fire or in conflict with Fire Service operations.
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Table 3: (Internal) Surface Spread of Flames Classification
Location National Class European Class
Staircase enclosures Class 0 B-s3, d2
All escape corridors and circulation routes in common areas Class 0 B-s3, d2
Rooms (in general) Class 1 C-s3, d2
Circulation spaces Class 1 C-s3, d2
Small residential rooms of area not more than 4.0m
2
Class 3 D-s3, d2
Small non-residential rooms of area not more than 30.0m
2
Class 3 D-s3, d2
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they shall be fire rated to the rating of these walls/floors. Fire-fighting shaft design guidance is given
in appendix A.
Fire doors are to be provided in all fire rated enclosures, rated in accordance within Table 2. All fire
rated doors are to be fitted with automatic self closing devices except for fire doors that are normally
kept locked shut (e.g. cupboards and service ducts). To ensure that these self-closing fire doors are
not rendered ineffective as a result of their constant use (e.g. corridor sub-division doors) or by being
wedged open, they can be fitted with automatic magnetic release mechanisms to enable them to be
held open.
Table 2: Fire Door Type / Rating
Door Location Type / Rating
Doors in compartment walls As for the wall it is fitted in
Doors in compartment walls, if it encloses a
protected shaft (e.g. stair)
Half the period of fire
resistance of the wall it is
fitted in but a minimum of
FD30S
Doors in compartment walls, if it encloses a
protected shaft forming a lift or service shaft
Half the period of fire
resistance of the wall it is
fitted in but a minimum of
FD30 (no S)
Doors enclosing areas of special fire hazard As for the wall it is fitted in
Doors used to sub-divide a corridor connecting
alternative exits
FD20S
Apartment entrance doors FD30S
Doors subdividing corridor connecting alternative
exits
FD20S
Doors within an apartment opening into a
protected entrance hall
FD20
All internal surface linings, wall and ceilings must comply with the classifications Table 3, which refer
to products tested in accordance with the recommendations of BS 476 Part 6 and 7 or BS EN ISO
1182:200213 for the European classification.
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smoke within the floor and zone of fire origin). The system should give at least 10 air changes per
hour and be capable of handling gas temperatures of 300C for not less than one hour. It should
come into operation automatically on activation of the sprinkler system or the automatic fire detection
system.
Emergency lighting should be included in the building in all escape routes and accommodation in
accordance with BS 5266-1: 1999 and BS 5266-7: 1999 (BS EN 1838: 1999).
All fire exits and routes leading to emergency exits will be marked in a manner that is clearly visible so
that the occupants can readily identify and determine their most appropriate and direct route to a
place of safety, designed in accordance with BS 5499: Part 1.
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5. Fire Safety Systems
The fire safety strategy will require the inclusion of a number of fire safety systems, as discussed below:
The non-residential elements of the building are intended to be protected by the installation of a
sprinkler system throughout the space, designed to a life safety standard in accordance with BS EN
12845 and to the appropriate risk but Ordinary Hazard 3 as a minimum. Sprinkler heads to be fast
response type.
The building will be fitted with a landlord operated automatic detection and alarm system designed,
installed and maintained in accordance with BS 5839 part 1 and part 6, including fully addressable
detectors, primarily designed to protect life. The system will give early warning of fire to all occupants
and also warn of fire in specified areas of high fire hazard level and/or high fire risk. The category of
system will depend on the type of accommodation served, as highlighted in Table 4. The
arrangement of the alarm will follow the following philosophy:
1. If a fire occurred within a non-residential occupancy, a simultaneous evacuation the non-
residential areas would occur. Further evacuation of the residential spaces would be possible,
if necessary, following instructions from the attending Fire Service via a full evacuation
control in the fire control centre.
2. If a fire occurred within a residential occupancy, only the apartment of fire origin would
evacuate. Further evacuation of other residential spaces and/or non-residential space would
be possible, if necessary, following instructions from the attending Fire Service via a full
evacuation control in the fire control centre.
To facilitate the evacuation process, the fire alarm will incorporate a landlords PAVA voice alarm
system following BS 5839 part 8 in the non-residential areas of the building.
The fire alarm panel would be located in the fire control room on the ground floor level to facilitate
the actions of the building management and the attending Fire Service.
Table 4: Fire Detection and Alarm System
Building Element System Type
Residential
Each apartment will include an individual self-contained
Grade E
1
, Type LD3
2
fire alarm system. The installed
detectors will relay information to the landlord fire alarm
panel indicating activation and mains failure of a particular
unit. Landlord-based detection will be provided in the
common areas of the residential building elements.
Non-residential A category L2 fire alarm system.
The basement will be provided with a smoke control ventilation system using a mechanical smoke
extraction system, designed to limit the spread of smoke and heat to non-fire floors (i.e. keep the

1
Grade E: A system of one or more mains-powered smoke alarms with no standby supply
2
Type LD3: a system incorporating detectors in all circulation spaces that form part of the escape routes
from the dwelling
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7. Section 20 Issues
Given the height and volume of the building, it may be subject to Section 20 of the London Building Act,
which is under the jurisdiction of local Building Control and not an Approved Inspector. This Act covers
all buildings and the criteria for the application of this Act are:
1. Any floor in excess of 25m in height with a floor area greater than 930m
2
,
2. Any floor over 30m regardless of floor area,
3. Any building with an internal volume in excess of 7,100m
3
Section 20 compliance requires a number of fire safety provisions. Some of these are already provided
for Building Regulations compliance but some are additional. Section 20 guidance includes:
Fire-fighting access to the interior of the building would be via fire fighting shafts in accordance with
BS 5588 Part 5 guidance to be followed.
A fire control centre would need to be provided within a protected enclosure to enable operational
status of the fire protection systems to be readily visible and to allow any necessary manual operation
of an installation to be carried out without undue delay. This centre may be a dedicated room or
combined with a management/security suite within the building guidance to be followed.
Sprinklers are to be provided throughout the building. The design and installation of the system
should be to a property protection standard and should comply with the requirements of BS 5306 part
2 or BSEN 12845. This would not be required within the residential elements of the building
guidance to be followed but designed as a life-safety standard.
Smoke clearance is to be provided on every above-ground level, which can be achieved by either
openable windows or by mechanical smoke extract system. If natural ventilation is adopted each
floor will need to be fitted with manually openable windows, totalling 2.5% of the floor area. Any
mechanical smoke extract system should be designed to achieve 6 air changes per hour. It is
intended to show that the openness of the upper floors provides sufficient smoke clearance facilities
to meet this requirement.
Any atrium will be provided with smoke ventilation guidance to be followed.
Basement storeys need to be either naturally or mechanically ventilated typically following the
Building Regulations guidance (see section 5) guidance to be followed.
Any places of special fire risk (defined as generators, boiler rooms, fuel storage rooms or transformer
rooms) will need to be separated from the rest of the building to a 2 hour standard of fire resistance,
unless they are below ground level in which case it would be a 4 hour standard). The intension is to
use 120 minute protection.
Hose reels and hand fire appliances compliant with BS EN 671-3:2000 (previously BS 5306: Part 1
and BS 5274 should be provided. The strategy intension is to not provide hose-reels, as handheld fire
extinguishers would be used.
An external private fire hydrants would be required if a fire main is more than 40m from a statutory
street hydrant guidance to be followed if necessary.
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6. External Fire Spread
External fire spread must be considered to ensure that the external walls and the roof of the building
are sufficiently able to resist the spread of fire from one building to another. The fire safety strategy
regarding external fire spread issues is discussed below:
To ensure compliance, an assessment is required to ensure that the percentage of unprotected areas
on the external walls of the entire building do not provide conditions were there is a risk of external
fire spread. This analysis will occur upon confirmation of the floor and faade design, typically during
stage D. While it is not likely that the canal buildings faade will need any additional treatment to
mitigate the risks of external fire spread, the fire spread risk from the neighbouring railway units to
the canal building may either need a proportion of fire resistant faade or sprinklers within each unit.
For building elements more than 18m high, the surface finish classification of any external wall will be
governed by the following guidance:
Distance to adjacent buildings less than 1m Class 0 (Class B-s3,d2) or higher
Distance to adjacent buildings greater than 1m and below 18m high an index of performance (I) of
not more than 20 when tested to BS 476: Part 6 (Class C-s3,d2) or higher or be timber cladding at
least 9 mm thick.
For building elements less than 18m high, the surface finish classification of any external wall will be
governed by the following guidance:
Distance to adjacent buildings less than 1m Class 0 (Class B-s3,d2) or higher.
Distance to adjacent buildings greater than 1m no requirement.
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8. Fire Service Facilities
Two options are available to facilitate the fire-fighting operations of the Fire Service, namely by
providing perimeter fire appliance access to a percentage of the buildings faade or the use of internal
fire mains, serviced from an inlet connection point outside the building. The strategy to facilitate the
fire-fighting operations are discussed below:
An internal fire main approach is proposed for the building and facilities will be designed to
accommodate pump appliances.
Fire-fighting access to the interior of the building would be via fire fighting shafts in accordance with
BS 5588 Part 5.
Given the use of internal mains, they should be located such that every part of every storey, other
than fire service access level, is no more than 60m from the fire main outlet, measured on a route
suitable for laying hose.
The fire mains would be fed from a central inlet connection points located on the perimeter of the
building towards Chalk Farm Road and will be both visible from the fire appliance parking points and
within 18m of it.
Due to the use of openings between the basement levels and the requirements for providing
additional provisions to vent heat and smoke from the basement, they will be provided with a smoke
control ventilation system using a mechanical smoke extraction system, designed to limit the spread
of smoke and heat to non-fire floors (i.e. keep the smoke within the floor and zone of fire origin).
External fire hydrants are required in both options and should be designed in accordance with BS
5306: Part 1
The proposed provisions for the Fire Service for the Canal Building are indicated in Figure 4.
Figure 4: Fire Service Provisions
KEY:
Fire Main Inlet
Fire Service
Access Route
Main Fire Panel
Fire Control
Centre
Proposed fire-
fighting shaft
Stair A Stair B Stair C
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A Premises Information Box would be required and would include relevant information on the building
and the fire safety systems, including plans of all floor levels, located in a suitable location so that it is
readily accessible to attending fire crew. Further information is provided in the Fire Safety Guidance
Note #70 from the LFEPA guidance to be followed.
Additional fire safety provisions would also be required in spaces of special fire hazards.
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Appendix A Fire-fighting Shaft Design
The design of fire-fighting shafts should be incorporated to BS 5588 part 5 (2004), as summarised
below:
The construction of the shaft shall be rated to two-hours from outside the shaft and one-hour from
within the shaft.
The fire-fighting stair requires a minimum width of 1100mm.
A protected lobby (floor area min. 5m
2
max 20m
2
) is required on every level.
A dry rising main is required within the shaft with the outlet in each lobby.
Stair Ventilation Fire-fighting stair is to be ventilated by natural means by providing openable vents
directly to outside. The ventilation to the stair can be either via a 1.0m
2
faade vent on every storey
or via a 1.5m
2
vent at the top of the stair.
Lobby Ventilation The fire-fighting lobbies will be provided in non-residential accommodation with
manually opening vents which opens directly to the external air or via a dedicated smoke shaft. The
ventilation to the lobby can be either via a 1.0m
2
faade vent on every storey or via a 1.5m
2
vent into
a 1.5m
2
smoke shaft, open at the top and appropriately designed to ensure that it is not adversely
affected be wind conditions.
Vent Design Openable vents situated above a stair should be provided with a remote control
mechanism located adjacent to the fire service access doorway and clearly marked as to its function
and means of operation. The mechanism should be capable of opening and closing the vent. All
connections between the remote control and opening mechanism should be within the fire-fighting
shaft. Where any part of the remote control mechanism is powered by electricity, a secondary supply
should be provided. If openable vents are provided on every level of the stair and not at the top of
the stair they should be outward opening, not be top hung, open a minimum of 30, be clearly
identifiable and accessible, be fitted with simple lever handles or rotary drives to simple rack or gear
operated devices or locks that can be operated by the fire service. Openings should be guarded to a
height of not less than 1.1m from floor level.
Surface Linings Internal surfaces to walls and ceilings enclosing or separating fire-fighting lift wells,
machine rooms, stairs, lobbies or smoke shafts are class 0.
Power Supplies The reliability of power supplies and circuitry within the fire-fighting shaft is
important and therefore requires suitable protection. This has been achieved by the inclusion of a
secondary power supply, which is independent of the primary power supply. The secondary supply
has sufficient capacity both to maintain services in the fire-fighting shaft and to keep the fire-fighting
lift and its ancillary equipment in operation for at least 3 hours.
Water Protection of Electrical Equipment The risk of lift failure due to water on the lift controls,
power supplies and circuitry is required to be considered. The design of the fire-fighting lifts with
regards to protection of the lift from fire fighting water is to incorporate suitable provisions as
discussed in BS 5588 part 5 and BSEN 81: Part 72 (2003).
Widths within the Fire-fighting Shaft Where a protected corridor for fire-fighting access also forms
part of the means of escape from the accommodation, it should be 500mm wider than that required
for means of escape purposes, to allow room for fire service personnel to move towards the fire-
fighting shaft.
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Prepared by: G North 03/10/2006
Reviewed by: A Manning 03/10/2006
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Appendix B Escape Design for Mobility Impaired Persons
To date, the approach for addressing mobility impaired persons within the building is yet to be finalised.
The issues relating to fire safety provisions for Mobility Impaired Persons (MIP) within the building as
described below. This information is intended to guide the design team and client in choosing the
appropriate approach.
B.1. Legislative Requirements:
Under the Disability Discrimination Act, reasonable access must be provided to any public building. As
governing legislation for the built environment, the Building Regulations requires that provisions are
provided within the building to enable the safe escape of all occupants of the building. There is
therefore a requirement to provide suitable escape provisions within a public building for people that
have a disability. The term Mobility Impaired Persons should be viewed in its broadest sense and
includes restricted mobility, sight or hearing.
Once the building is completed and occupied, the Regulatory Reform (Fire Safety) Order becomes the
controlling fire safety legislation. It is necessary under this order for the owner/occupier of the building
to carry out and maintain a fire safety risk assessment to ensure that the buildings fire safety provisions
are appropriately managed, maintained and tested over the whole life of the building. This order is as
yet untested in the legal system but could form the basis in any enforcement proceedings against a
building owner/occupier.
B.2. General Approach:
The general approach for a fire-related non-residential building evacuation is that all building occupants
should be able to turn their back on a fire and escape via the nearest exit without additional assistance
from other occupants or fire fighters. For mobility impaired persons located on floor levels without
direct access to horizontal escape routes from the building, this typically involves the progressive
movement firstly away from the immediate hazard to an area of temporary safe refuge (i.e. waiting
areas for short periods) followed by secondary vertical travel, assisted where necessary, to a place of
safety outside the building. This assistance is not expected to be undertaken by the attending Fire
Service but actually by sufficient numbers of trained members of the staff. It is likely that at least two
staff members would be required to assist a person down a stair to ground level using a non-lift
approach.
B.3. Available Guidance:
The main guidance document available which details acceptable fire Safety Provisions for mobility
impaired persons within buildings is BS 5588 Part 8 . Additional guidance is given in BS 5588 Part 12 .
There is little to no guidance on the actual percentage of the public which should be assumed to be
mobility impaired. Various studies have shown that percentage could be very low or alternatively up to
10% of the population. The only available relevant guidance comes from BS 5588-8:1999 for when
disabled refuges are used. This states that refuge should be to provided, located on every landing
within each protected escape stair where direct horizontal escape to outside the building is not possible.
Applying this guidance, which is sufficient to meet the requirements of the Building Regulations, it is
entirely possible to have insufficient numbers of spaces within the building to cater for possible future
MIPs within the building and this is often identified by the approvals body during the regulatory
approvals process.
Note that residential elements of the building are considered outside the scope of BS 5588 part 8 and
specific provisions for disabled evacuation are therefore not necessary.
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Other Lifts within the Fire-fighting Shaft If the design was to include standard lifts within the fire-
fighting shaft, they should be constructed in accordance with BS EN 81-72 and marked Do not use
for goods or refuse. Fire-fighting lifts should not be used for moving goods or refuse.
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it would be operated under the direction and control of the fire safety manager or a delegated
representative and the lift car should be taken only to those levels where disabled persons need
assistance.
It may also be possible to remove certain design features of an evacuation lift through the use
of a engineering justification (e.g. removing lobbies when alternative fire separation is used.
2. Fire-fighting lifts(designed to BS 5588 Part 5):
Fire-fighting lifts are required in significantly high buildings or deep basement and form part of
the fire-fighting shafts arrangement. They are similarly designed to evacuation lifts but have a
few additional requirements, including different car size, fire resistance ratings, water protection
and control system strategy. Specific design guidance is given in BS EN 81-72.
3. Ramps:
Ramps, designed to the recommendations given in BS 5810, can be a useful alternative to
stairways and lifts.
B.5. Refuge Point Communication:
Members of the building management who are organizing the evacuation of the building need to know
how many disabled people there are, the nature of their disabilities and the refuge or refuges in which
they are located. Additionally, the people in each refuge need to be assured that their presence there is
known to the building management. Two-way communication facilities are therefore required between
people who are temporarily waiting in each refuge and members of the building management who are
organizing the evacuation of the building. This also includes areas where people may be waiting to use
the evacuation lifts.
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B.4. Design Options:
Given the information above, suitable provisions for the escape of mobility impaired persons must be
provided. The following list details the main options available for the development, which define both
areas of temporary refuge and methods to assist vertical movement. An appropriate combination of
both of these items may be suitable for the building.
B4.1 Areas of Safe Refuge
Unless the numbers of mobility impaired persons within the building was sufficiently low to justify that
these persons would be able to escape directly with all other persons using one of the methods to assist
vertical movement suggested below, areas of safe refuge should be placed in the building.
1. Disabled Refuges within stairs:
Disabled refuges would be provided on every storey where horizontal escape from the
accommodation is not possible and be located on (enclosed) stair landings and are appropriately
located and sized away from other descending or ascending occupants. One disabled refuge
(1400900mm) should be provided per landing. These individuals will be protected from the
effects of smoke and fire by the 30 minute fire rated construction of the stairs and the FD30(S)
fire doors at each stair entrance.
2. Sub-division of the building into fire compartments to facilitate progressive horizontal
evacuation:
The use of fire-resisting separations across a storey creates two compartments, each of which
acts as a refuge from the effects of fire in the other. At least two routes through the partition
are necessary in case access to one is blocked by fire.
3. Protected enclosures within the building:
An enclosure with a minimum 30 minute fire resistance such as a protected lobby, protected
corridor or protected room (safe haven) can be used to cater for large numbers of mobility
impaired persons. These would typically have direct access into escape stairs so that further
escape to outside the building would not need to pass through the accommodation spaces.
4. Tenable refuge areas within other areas of the building (same fire compartment):
It is possible to use an area in the open air such as a flat roof, balcony, podium or similar place
which is sufficiently protected (or remote) from any fire risk and provided with its own means of
escape. Suitable protection to the structure of this area will be required. The justification of this
approach may require comprehensive modelling of the fire growth and smoke spread throughout
the building.
B4.2 Methods to assist vertical movement
Although it is acceptable to provide sufficient numbers of staff to assist with the vertical movement of
mobility impaired persons from the building, where the numbers of persons requiring assistance could
be excessive, the following methods of vertical evacuation should be considered.
1. Evacuation lifts (designed to BS 5588 Part 8):
An evacuation lifts is designed so to be kept operative during a fire. This is achieved by
providing duplicate power supplies and suitable control procedures. Upon fire alarm activation,
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Figure 3
Protection for Balcony Escape Routes from Apartments:
In accordance with the guidance given in figure 3, includes 30 minutes fire resistance should be used to
separate the living and sleeping spaces within the apartment. Wherever the escape from the sleeping
spaces (denoted as the alternative exit in the figure) is to pass the living spaces of the apartment via a
balcony, the risk of escaping past any glazed portion of the living area to the storey exit is to be
mitigated by the use of a limited height fire resisting element, applied to this external partition. This
element is to have at least 30 minutes fire resistance ((integrity only) and extend from the floor to 1.1 m
up the faade.
Sleeping Galleries in Duplex Units:
A Gallery is a floor which is less than one-half of the area of the space into which it projects, otherwise it
is defined as a Storey. Secondly a sleeping gallery is an inner room and is at risk if a fire starts in that
other room (access room). Guidance on sleeping galleries are:
a) the gallery should be not more than 4.5m above ground level;
b) the distance between the foot of the access stair to the gallery and the door to the room
containing the gallery should not exceed 3m;
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Appendix C Residential Layouts etc
(previously issued to the design team on 04/07/2006)
Note that the information below is prescriptive guidance relevant to the residential spaces of the
building. Although some non-compliance with this guidance may be possible, this would need to be
specifically discussed with and accepted by the appointed Building Regulations approver and additional
fire safety features may be required.
Internal Planning within the Apartments (single storey):
The internal design of apartments should be designed using the following guidance:
For apartments with floor levels more than 4.5m above ground level:
o a protected entrance hall which serves all habitable rooms will be provided, designed so that the
travel distance from the entrance door to the door to any habitable room is 9m or less (see
Figure 1), or
o designed so that the travel distance from the entrance door to any point in any of the habitable
rooms does not exceed 9m and the cooking facilities are remote from the entrance door and do
not prejudice the escape route from any point in the apartment i.e. a studio type layout (see
Figure 2), or
o an alternative exit is provided from the apartment (see Figure 3)
Figure 1 Figure 2
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Figure 4 Figure 5
Ancillary Spaces Definition:
Parts of a building that are occupied mainly for different purposes, should be separated from one
another by compartment walls and/or compartment floors. This does not apply where one of the
different purposes is ancillary to the other.
Ancillary and main uses
In some situations there may be more than one use involved in a building or compartment, and in
certain circumstances it is appropriate to treat the different use as belonging to a purpose group in its
own right. These situations are:
a) where the ancillary use is a flat or maisonette; or
Doc Ref: MT8988FSO
Page 25 of 31
c) an alternative exit, or an emergency egress window (probably not relevant), is needed if the
distance from the head of the access stair to any point on the gallery exceeds 7.5m; and
d) any cooking facilities within a room containing a gallery should either:
i be enclosed with fire-resisting construction; or
ii be remote from the stair to the gallery and positioned such that they do not prejudice
the escape from the gallery.
Note that point (a) above can often be removed following discussions with the Building Regulations
approver.
Internal Layouts of Duplex Units:
Two acceptable approaches to planning a maisonette (duplex), which has a floor at more than 4.5m
above ground level, are:
o to provide an alternative exit from each habitable room which is not on the entrance floor of the
maisonette (see Figure 4); or
o to provide one alternative exit from each floor (other than the entrance floor), with a protected
landing entered directly from all the habitable rooms on that floor (see Figure 5).
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Note: Additional measures, including increased periods of fire resistance between the dwelling and a
storage area may be required where fuels such as petrol and LPG are present.
Doc Ref: MT8988FSO
Page 27 of 31
b) where the building or compartment is more than 280m
2
in area and the ancillary use is of an
area that is more than a fifth of the total floor area of the building or compartment; or
c) storage in a building or compartment of purpose group 4 (shop or commercial), where the
storage amounts to more than 1/3rd of the total floor area of the building or compartment and
the building or compartment is more than 280m
2
in area.
i.e. The residential spaces of the building would not be considered as an ancillary use within the
building.
Separation of Escape Routes from Areas of Different Use within the Building:
(Note: the use of ancillary accommodation within this section refers to areas within the building not
used for residential purposes.)
o Any common stair which does not form part of the only escape route from a dwelling may also
serve ancillary accommodation if it is separated from the ancillary accommodation by a
protected lobby or a protected corridor.
o Where a common stair does forms part of the only escape route from a dwelling, where the
topmost floor is more than 11m above the Fire Service access level, it should not also serve any
covered car park, boiler room, fuel storage space or other ancillary accommodation of similar fire
risk on the same storey as that dwelling.
o Where a common stair does forms part of the only escape route from a dwelling, where the
topmost floor is less than 11m above the Fire Service access level, a 0.4m
2
permanently
ventilated and fire-rated lobby should be used to protect the residential accommodation from the
ancillary accommodation
If a residential stair also serves an enclosed car park or place of special fire hazard, the lobby or corridor
should have not less than 0.4m
2
permanent ventilation or be protected from the ingress of smoke by a
mechanical smoke control system.
Residential Apartments in Mixed-use Buildings:
In buildings with not more than 3 storeys above the ground storey, stairs may serve both dwellings and
other occupancies, provided that the stairs are separated from each occupancy by protected lobbies at
all levels. In buildings with more than 3 storeys above the ground storey, stairs may serve both
dwellings and other occupancies provided that:
a) the dwelling is ancillary to the main use of the building and is provided with an independent
alternative escape route; and
b) the stair is separated from any other occupancies on the lower storeys by protected lobbies (at
those storey levels). Note: The stair enclosure should have at least the same standard of fire
resistance as the elements of structure (and take account of any additional provisions in Section
18 if it is a fire-fighting stair); and
c) any automatic fire detection and alarm system with which the main part of the building is fitted
also covers the dwelling; and
d) any security measures should not prevent escape at all material times.
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Figure 2 - Common escape route in a single stair building
2. Common escape route in small single-stair buildings
The provisions defined in Section 1 can be modified in accordance with Figure 3 (i.e. no ventilation is
required where the travel distance between the stairs and apartments is less than 4.5m), provided that:
i. the top floor of the building is no more than 11m above ground level; and
ii. there are no more than 3 storeys above the ground level storey
iii. the stair does not connect to a covered car park, except if the car park is open-sided
Doc Ref: MT8988FSO
Page 29 of 31
Appendix D Residential Corridor Ventilation
(previously issued to the design team on 14/07/2006)
Note that the information below is prescriptive guidance relevant to the design of common residential
corridors.
1. Number of escape routes:
Every dwelling should have access to alternative escape routes so that a person confronted by the
effects of an outbreak of fire in another dwelling can turn away from it and make a safe escape
designed in accordance with Figure 1. However, a single escape route from the dwelling entrance door
is acceptable if designed in accordance with Figure 2, and either:
a. the dwelling is situated in a storey served by a single common stair, and:
i. every dwelling is separated from the common stair by a protected lobby or common
corridor and
ii. the travel distance limitations for escape in one direction only are observed; or
b. alternatively the dwelling is situated in a dead end part of a common corridor served by two (or
more) common stairs, and the distance to the nearest common stair complies with the
limitations on escape in one direction only.
Figure 1 - Common escape routes served by more than one common stair
Note that there are significant design and cost benefits where the architectural scheme only requires the
use of Openable Vents (OVs) i.e. designed in accordance with Figure 1 a) or b). Such vents are only
operated by the Fire Service and hence require no automated systems within the corridors.
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0
Bodycote warringtonfire Consulting Alpha House 100 Borough High Street London SE1 1LB United Kingdom
Tel: +44 (0) 20 7863 3200 Fax: +44 (0) 20 7863 3226 Email: consultants@warringtonfire.net
Engineering & Technology is a division of Bodycote Testing Group
Bodycote Testing Limited, Registered Office: Lochend Industrial Estate Newbridge Midlothian United Kingdom EH28 8PL - Registered No. SC 70429 (Scotland)
a Bodycote Engineering & Technology Company
www.bodycote.com
www.warringtonfire.net
WFC Ref No. MT8990L
Page 1 of 3

03 October 2006
BY EMAIL
Ms S Gauss
Make
5565 Whitfield St
London
W1T 4HE
Dear Simone
Camden Lock Village Railway Units External Fire Spread
Please find below the results of the external fire spread analysis that was conducted condition of fire
spread from the railway retail units towards the canal building for the Canal Lock Village development.
The Building Regulations require that the risk of external fire spread be considered between two
buildings facing each other. External fire spread may occur when the level of radiative heat emitted
from one building is sufficient to ignite the opposite building. The risk is directly dependent on the use
of the building (i.e. the associated fire load), the amount of unprotected areas on the faade (i.e. non
fire-rated glazing or openings) and the distance between the two buildings. The level of radiation is
generally measured at the relevant boundary (site or notional). Approved Document B (AD B) states
that the level of radiation received at the relevant boundary should not exceed 12.6 kW/m
2
.
This investigation has used a fire engineering computer package called FireCalc
1
to establish received
radiation levels. FireCalc is a selection of fire safety computer programmes to estimate numerous fire
dynamic scenarios
For the purpose of the calculations, the boundary was taken as the canal building, 5m away from the
arches.
As shown in Figure 1 and Figure 2, there are 14 arches with openings towards the canal building. Each
arch unit has been labelled (A-N).
1
NBS, USA version 1.422 , 1987, CSIRO, Australia, version 2.3, 1993, update 22nd July 1993
Doc Ref: MT8988FSO
Page 31 of 31
Figure 3 - Common escape route in a single stair building <11m high
3. Alternative common escape route ventilation:
The ventilation requirements of the residential corridors are identified in figures 1-3 and are dependant
on the layout of the corridors. Where it is not possible to provide ventilation through to the faade, an
appropriately designed smoke shaft can be used within the building.
The smoke shaft could either be a natural shaft or a fan-assisted shaft and be fire rated to the same
standard as the compartmentation it passes through.
A typical natural shaft would have a cross section of 1.5m
2
(free area) (minimum dimension 0.75m in
any direction) and be open to the external air at the top. The top vent would be either permanently
open or open automatically on activation of a smoke detector in any of the common corridors. Corridor
vents are provided on each served floor using Automatic Opening Vents (AOV) with a minimum free
area of 1.5m
2
. These vents are located at as high a level as possible and are normally closed. On
activation of a smoke detector in a common corridor, the vent opens automatically on that floor only.
The vents would also be provided with a manual override for Fire Service use.
If a fan-assisted shaft was to be used, while it is likely that the shaft size would be less than 1.5m
2
, it is
likely that detailed modelling would be required, based on the final arrangement of the apartments and
corridor.
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WFC Ref No. MT8990L
Page 3 of 3
Table 1: External Fire Spread Results
Unit Faade Size Separation Dist Reqd Faade Treatment
A 15.28m 5.25m 5m 45% unprotected OR sprinkler unit
B 6.55m 5.25m 5m 55% unprotected OR sprinkler unit
C 6.55m 5.25m 5m 55% unprotected OR sprinkler unit
D 6.55m 5.25m 5m 55% unprotected OR sprinkler unit
E 6.55m 5.25m 5m 55% unprotected OR sprinkler unit
F 6.55m 5.25m 5m 55% unprotected OR sprinkler unit
G 8.03m 5.25m 5m 50% unprotected OR sprinkler unit
H 9.92m 5.25m 5m 45% unprotected OR sprinkler unit
I 10.13m 5.25m 5m 45% unprotected OR sprinkler unit
J 7.51m 5.25m 5m 51% unprotected OR sprinkler unit
K 6.50m 5.25m 5m 55% unprotected OR sprinkler unit
L 7.50m 5.25m 5m 51% unprotected OR sprinkler unit
M 7.50m 5.25m 5m 51% unprotected OR sprinkler unit
N 7.50m 5.25m 5m 51% unprotected OR sprinkler unit
As these results are based on current estimated drawings, it is recommended that these figures be
rechecked once final information is known.
I trust you find the above information acceptable but should you have any further queries please do not
hesitate to contact me.
Yours sincerely
Gregory North
Senior Consultant
Bodycote warringtonfire consulting
WFC Ref No. MT8990L
Page 2 of 3
Figure 1 Upper Ground Floor Railway Arch Units
Canal Building
Railway Arch Units
Unit A
Unit B
Unit C
Unit D Unit F
Unit E
Canal Building
Unit G
Unit H Unit I Unit J Unit L
Unit K Unit M
Unit N
Figure 2 Lower Ground Floor Railway Arch Units
In order to determine the radiation received at the relevant boundary, each radiating surface on the
faade has been investigated, based on the extent of each unit. The analysis has determined how much
of the faade of each unit can be unprotected i.e. not protected to 60 minutes fire resistance.
The results from the calculations are given in and Table 1. Based on the amount of received thermal
radiation on the canal building faade, either a percentage of faade fire protection or sprinklers is
required in the units.
Servicing and refuse
strategy
10
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6
PROPOSED DEVELOPMENT AT
CAMDEN LOCK VILLAGE PHASE 1
SERVICING AND REFUSE STRATEGY
STAGE C REPORT
STANLEY SIDINGS LTD
Bettridge Turner & Partners
Consulting Civil and Structural Engineers &
Transport Planners
34 Anyards Road, Cobham
Surrey. KT11 2LA.
Tel: 01932 867773 Fax: 01932 866094
E-mail: btp.cobham@bt-p.co.uk
_________________________________________________________________________________
Copyright Bettridge Turner & Partners 2005: All rights reserved. No part of this publication may be copied, reproduced
or transmitted in any form, without prior permission by Bettridge Turner & Partners
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REPORT CONTROL SHEET
Scheme Title Proposed Development at Camden Lock Village Phase I
Client Stanley Sidings Limited
Report Title Servicing and Refuse Strategy, Stage C Report
Job Number: 26023 Report
Number:
26023/SS/01 Report
Status:
Final
Report Issue Number Prepared By Checked By Approved By
Name: Name: Name:
A. Poderick A. Poderick A. Poderick
Signature: Signature: Signature:

Date: Date: Date:
01
Ocfober Z00o Ocfober Z00o Ocfober Z00o
Name: Name: Name:


Date: Date: Date:
02

Name: Name: Name:


Date: Date: Date:
03

Name: Name: Name:


Date: Date: Date:

Camden Lock Village, Phase 1
Servicing and Refuse Management Strategy, Stage C Report
______________________________________________________________________________
1
CONTENTS
1.0 INTRODUCTION AND DEVELOPMENT PROPOSALS
2.0 DELIVERY ACCESS OPTIONS AND ROUTES
3.0 DELIVERY MANAGEMENT STRATEGY
4.0 SUMMARY OF PROPOSALS
FIGURES
Figure 2.1 Delivery Vehicle Access Points and Routes
Figure 2.2 Swept Path of Transit Van Entering and Exiting
Figure 2.3 Swept Path of 16.5m HGV Entering Service Bay from Torbay Street
Figure 2.4 Swept Path of 16.5m HGV Exiting Service Bay to Torbay Street
Figure 2.5 Swept Path of Refuse Vehicle entering Via Torbay Street
Figure 2.6 Swept Path of Refuse Vehicle exiting Via Torbay Street
Figure 2.7 Area Required For Delivery Vehicle Turning Movements
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2
1.0 INTRODUCTION AND DEVELOPMENT PROPOSALS
1.1 This report outlines proposals to provide access for and manage deliveries and refuse collection
associated with the first phase of a significant mixed use development (Camden Lock Village) at a
site adjacent to Hawley Lock, Chalk Farm Road and Hawley Road in Camden.
1.2 At Hawley Lock a new building, referred to as the Canal Building, would be developed between
the Lock and an existing elevated rail line providing accommodation over six floors and basement
level for retail, A3, leisure and residential uses. This area will have a frontage to Chalk Farm
Road. In addition existing arches beneath the rail line to the rear of the Canal Building will be
refurbished and converted to retail units.
1.3 The development as a whole will require access for various types and sizes of service vehicle.
The smaller retail and A3 units proposed will require relatively frequent deliveries, perhaps on a
daily basis, by vehicles such as transit and up to 7.5 tonne box vans. Other larger units within the
Canal Building may require deliveries via rigid and articulated HGVs. The residential units may
also generate a demand for delivery vehicles of various sizes, including the occasional delivery
via a pantechnicon.
1.4 This report outlines proposals for providing access to the site for delivery vehicles, the areas
within and adjacent to the site where unloading could take place and the management measures
that could be employed to ensure that servicing will not conflict with the day to day operation of
the site and safe movement of people through it. It also considers potential arrangements for
refuse collection for the Canal Building and refurbished railway arches and refuse storage
requirements drawing from advice contained within Camden Councils Refuse Strategy.
1.5 The assessments undertaken are based on the latest scheme drawings and floor areas supplied
by Make Architects, recently presented to officers at the Planning Authority, Camden Council.

______________________________________________________________________________
3
2.0 DELIVERY ACCESS OPTIONS AND ROUTES
Hawley Lock Site
Existing Situation
2.1 The development area at Hawley Lock is currently accessed at two locations. The first is a narrow
access road which runs parallel with Hawley Lock and connects to Chalk Farm Road. This is used
predominantly by pedestrians but may also be used by small vans outside the existing market
trading periods. The second access is via Haven Street and its continuation on a route beneath a
railway line through to the site. Haven Street connects to Castlehaven Road in the north which
forms part of the Camden Town Centre one way traffic gyratory system. At present the majority of
delivery vehicles use the Haven Street route to enter and leave the site. In addition to these
access points there are a number of small shops and other businesses which form part of the site
which front Chalk Farm Road. At present smaller delivery vehicles stop within Chalk Farm road to
service these units.
Access and Servicing Proposals
Canal Building and Refurbished Railway Arches
2.2 For the Canal Building two access routes into and through the site are anticipated. From Chalk
Farm Road a 5m wide pedestrian route is proposed between the new building and the elevated
rail line to the rear. This would run the entire length of the building and at its eastern end it would
also give access to a dedicated delivery bay designed to accommodate rigid and articulated HGV
deliveries, as well as a refuse bay and a route through to Torbay Street beneath a railway arch.
2.3 Although this route would be designed primarily to give pedestrian access to retail and other units
alongside it and the site as a whole, it could also be utilised by smaller delivery vehicles outside
peak trading periods. With this scenario, transit vans would enter via Chalk Farm Road and then
wait and unload at suitable points along the route that would not impede the operation of units or
access to them. These unloading points would have to be clearly delineated, which is Camden
Councils requirement. To exit the site these vehicles would have two options, either by exiting
through a dedicated delivery bay at the eastern end of the site through to Torbay Street or by
exiting through a refuse bay at the eastern end of the site, which would sit adjacent to the
dedicated delivery bay, again to Torbay Street. This route is 5m wide and would have to be kept
clear of obstructions when delivery vehicles use it.
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______________________________________________________________________________
4
2.4 It is considered that allowing smaller service vehicles to access the site from Chalk Farm Road
would in part address the delivery needs of the smaller units proposed at the western side of the
site. In addition a reasonable case for this proposal could be put to Camden Council since there is
an existing access to Chalk Farm Road that would be replaced and therefore the principle of
accessing the site in this area has already been established.
2.5 However locations where vehicles could stop to deliver would have to be carefully sited to avoid
obstructing pedestrian entrances and fire escape routes. It is acknowledged that the area to the
rear of the Canal Buildings is intended to be essentially pedestrian in character and therefore to
minimise conflicts with pedestrians it is suggested that deliveries from Chalk Farm Road should
be of a very limited nature and restricted to periods outside trading times. This would be controlled
by providing a rising bollard and intercom system at the Chalk Farm Road entrance operated by
site management/security staff.
2.6 It is also anticipated that emergency service vehicles would be able to use the access from Chalk
Farm Road and consequently it is envisaged that the rising bollard is located a sufficient distance
from Chalk Farm Road for a fire tender to stand clear of the public highway, when waiting to gain
access to the site. This is the largest vehicle likely to require access. It is also recommended that
this access control system is monitored by CCTV cameras to allow the site management to take
action and manually override the system in the event of a failure.
2.7 For deliveries by larger vehicles, i.e. rigid and articulated HGVs it is proposed that a dedicated
covered delivery bay would be provided at the eastern end of the Hawley Lock site, access to this
would be via an arch beneath the rail line. All HGVs would access and egress this via Torbay
Street that connects with Hawley Road to the north. These larger delivery vehicles would not be
able to enter or leave the site by any other route. It is however anticipated that the bay could also
be used by smaller van sized delivery vehicles and as discussed allow them to exit the site
through the bay. For unloading at this stage it is suggested that provision be made for a scissor lift
to be installed at the rear of the bay. It is likely that some delivery vehicles would have their own
platform lift, however this could not be guaranteed for all vehicles and it is likely that some of the
sites tenants will not have full control over the type of vehicles making deliveries. Consequently
when designing the sites servicing arrangements it would be prudent to allow for a scissor lift.
The bay would also accommodate the occasional delivery by pantechnicon associated with the
residential element of Hawley Lock.
______________________________________________________________________________
5
2.8 Figure 2.1 illustrate the entry and exit routes proposed for deliveries at the Canal Building and
refurbished railway arches. The plan also illustrates an area to the rear of the Hawley Lock site
that will be required for delivery vehicles to turn when entering and leaving the dedicated delivery
bay.
2.9 To demonstrate that delivery vehicles would be able to enter leave and use the routes proposed
through the Hawley Lock site a number of swept path assessments have been undertaken using
the Auto Track program. The results of this exercise are illustrated at Figures 2.2 to 2.4.
2.10 Figure 2.2 illustrates the movement of a transit van entering the site via Chalk Farm Road
passing through the 5m wide route to the rear of the Hawley Lock Building and exiting via the
service bay proposed or the railway arch to Torbay Street.
2.11 Figure 2.3 illustrates a 16.5m articulated HGV accessing the dedicated delivery bay at the
eastern end of the site via Torbay Street, with Figure 2.4 illustrating the exit manoeuvre. This is
the largest vehicle that could be reasonable expected to service the site. To access and egress
the bay it will be necessary for the HGV to pass beneath the rail line and railway arch. The height
clearance available in this location should be determined to confirm that this manoeuvre is
possible, before the design for the sites servicing arrangements is finalised.
Movement of Goods within the Site
2.12 After goods are delivered and unloaded at the Hawley Lock site it is anticipated that they would be
transported via forklift trucks and small pallet transporters around the site. The routes used would
include the pedestrian route at the rear of the Canal Building, although these would have to be
carefully managed to avoid impacting on the movement of people through the site. To minimise
this impact it is proposed that goods delivered at the dedicated bay at the eastern end of the site
would be moved via a service route at basement level, with lifts then taking deliveries to units
above. Adjacent to the dedicated delivery bay, a goods lift would provide a link between servicing
area at ground floor level and the basement level service route. To ensure that this route could
safely accommodate pallet transporters and staff on foot it is recommended to be a minimum of
2.5m and ideally 3m wide.
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______________________________________________________________________________
6
Phase 1 Refuse Collection
2.13 In addition to deliveries the Phase 1 scheme will require suitable arrangements for refuse
collection. For the Canal Building it is proposed that refuse collections would take place at one
location, a dedicated bay that would be provided adjacent to the HGV delivery bay at the eastern
end of the site. This would be a covered area with access via a railway arch which would house a
compactor that would be collected by a refuse sized vehicle. This would access and egress using
the same route as HGV deliveries i.e. Torbay Street Road. Figures 2.5 and 2.6 illustrate the
results of a swept path assessment confirming that a typical refuse sized lorry would be able to
collect and deliver a compactor in the space available adjacent to the refuse bay.
2.14 The area adjacent to the delivery and refuse bay proposed at the rear of the Hawley Lock Building
will have to accommodate a variety of vehicle, movements including small vans and larger HGVs.
Figure 2.7 illustrates the area that would have to be allocated for this purpose, with a road surface
that would have to be designed to accommodate HGV loadings.

______________________________________________________________________________
7
3.0 DELIVERY AND REFUSE MANAGEMENT STRATEGY
Deliveries
3.1 To ensure the safe movement of people and goods through the Hawley Lock site it will be
necessary for a robust delivery management strategy to be put in place and it should be expected
that Camden Council will require this as a condition of planning consent. It will be necessary for
the strategy to address the following key issues:
Conflict between deliveries and customers/visitors. Some of the routes anticipated for
delivery vehicles within the site will also be used by pedestrians and therefore it may be
necessary to restrict delivery times to periods outside peak trading. This is especially the
case for the route from Chalk Farm Road to the rear of the Hawley Lock Building.
Congestion. It is anticipated that the site will have a single dedicated delivery bay for HGVs
and to avoid its capacity being exceeded arrangements will need to be put in place to
carefully manage delivery times, which the occupiers of each unit within the scheme will be
required to adhere to.
Health and safety issues. It will be necessary for staff to be employed at the site to monitor
and supervise deliveries and the movement of unloaded goods to ensure that the safety of
visitors and staff is not compromised.
Refuse Collections
3.2 It is proposed that for the Canal Building and Railway Arches there will be a single bay housing a
compactor for refuse collections at the eastern end of the Hawley Lock site. It is recognised that
this location is remote from a number of the retail, restaurant and residential units proposed within
the Canal Building and as a consequence it would be overly onerous to expect individual
businesses and residents to be responsible for transporting refuse to the eastern end of the site.
This is particularly the case for residents at the upper floors of the Canal Building.
3.3 To address this issue it is proposed that the site management will be responsible for collecting all
refuse within the site and transporting it to the refuse bay. Where required this would be
undertaken via small electrically powered pallet transporters.
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______________________________________________________________________________
8
3.4 As outlined, at present, it is proposed that the Canal Building is served by a single compactor.
Once a final schedule of floor areas and precise mix and balance of uses is determined for the
Hawley Lock site, it is suggested that this level of provision is reviewed. If an additional compactor
were to be required it is suggested that this could be accommodated to the rear of the railway
arches at the northern boundary of the Hawley Lock site.

Refuse Storage
3.5 The Planning Authoritys guidelines on refuse storage and collection requirements for new
developments in the Borough are contained within the Councils Refuse Strategy. This advises
that refuse storage areas must be well ventilated, should be located at ground floor level within a
development and should be segregated from goods storage areas. It also advises that lifts are
required to transport refuse to ground floor level they must be used solely for this purpose and
could not serve as a combined refuse/goods lift.
3.6 However the Councils guidelines on the storage of refuse within a site is primarily aimed at
schemes where collections will be undertaken directly from these storage access and therefore
access to them must be as convenient as possible for the Councils refuse contractors. For the
Canal Building, it is proposed that internal collection of refuse will be undertaken by the site
operator and therefore there may be some scope for flexibility over storage requirements. It is
recommended that these issues and discussed in detail with the Councils Environmental Health
Department at an early stage.
______________________________________________________________________________
9
4.0 SUMMARY OF PROPOSALS
4.1 Outlined below is a summary of the main proposals for accommodating deliveries and refuse
collections associated with Phase 1 of the Camden Lock Village proposals.
Canal Building
Deliveries
Provision of a dedicated delivery bay at the eastern end of the site with access and egress
via Torbay Street.
Limited, controlled access for small delivery vehicles and emergency service vehicles from
Chalk Farm Road with an exit route to Torbay Street.
Provision of a basement level service route between the delivery bay and basement storage
areas for the Canal Building.
Introduction of a site delivery management plan.
Refuse Collections

Provision of a dedicated refuse bay and compactor at the eastern end of the site with
collection via Torbay Street.
Site management operating a system of collecting refuse from businesses and residents
within the site and transporting it to the refuse bay.

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Environmental Impact
Assessment
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Page 1
BTP Hyde
Bettridge Turner & Partners
Cobham Gate
34 Anyards Road
Cobham
Surrey KT11 2LA
Tel: +44 (0)1932 867773 Fax: +44 (0)1932 866094
www.bt-p.com
Author: J Lines
Checker:
Approver:
Report no: GD04231/1001 Date: 4 October 2006
1 Potential of development to be considered as a
Schedule 2 development
1.1 The development is not a Schedule 1 development as defined by the Town and Country
Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999, but
may be a Schedule 2 development. If it is a Schedule 2 development, it may be an EIA
development if it is likely to have significant effects on the environment by virtue of factors
such as its nature, size or location.
1.2 We believe the development qualifies as a Schedule 2 development under category 10(b)
which is described as urban development projects, including the construction of shopping
centres and car parks, sports stadiums, leisure centres and multiplex cinemas. The
threshold given for this is an area of development greater than 0.5 hectares. The combined
area of footprints for the three buildings of phase 1 is 0.635 Ha., so the development would
qualify as Schedule 2 on this basis.
1.3 Annex A of DETR circular 02/99 provides further indicative thresholds and criteria for
identification of Schedule 2 development requiring EIA. Para A18 states that EIA is unlikely
to be required for the redevelopment of land unless the new development is on a
significantly greater scale than the previous use, or the types of impact are of a markedly
different nature or there is a high level of contamination. We believe the new development
will be on a significantly greater scale than the previous use. We do not yet know if there is
a high level of contamination.
1.4 Paragraph A19 gives indicative thresholds for developments on sites which have not
previously been intensively developed. Developments are more likely to require EIA if:
The site area is more than 5 hectares (50,000 sq m)
It would provide more than 10,000m
2
of new commercial floorspace
\Temporary Internet Files\OLK5\Stage C Report.doc
Page 2
BTP Hyde
It would have significant urbanising effects in a previously non-urbanised area (e.g. a
new development of more than 1000 dwellings)
We believe that the sites existing land use does not represent an intensive
development. The site area is 11200 sq m (under the threshold) the development is
likely to provide over 10,000m
2
of new commercial floorspace (over the threshold) and
would provide less than 200 dwellings
1.5 We conclude that the development is a Schedule 2 development by virtue of the size of the
area of development and the area of commercial floorspace.
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BTP Hyde
2 Potential of development to be considered as an EIA
development
2.1 Schedule 3 of the regulations provides guidance on screening for Schedule 2
Developments to determine if EIA regulations apply. The criteria to be considered fall into
three subject areas which are the characteristics of the development, the environmental
sensitivity of the location and the characteristics of the potential impact. The basic test of
the need for EIA is the likelihood of significant effects on the environment, and in general
three types of case are cited as needing EIA:
For major developments of more than local importance
For developments which are particularly environmentally sensitive
For developments with unusually complex and potentially hazardous environmental
effects
2.2 The main, currently known sensitivity issue for the Camden lock site is the protected view
from Parliament Hill to Westminster, but it is understood that part of the site is within the
wider setting consultation area, rather than within the viewing cone. It is questionable as to
whether the development is of more than local importance, and unusually
complex/hazardous environmental effects are not thought to be likely. If it can be
demonstrated that the protected view will not be affected it may be concluded that whilst it is
Schedule 2, the environmental effects are not significant, and therefore a formal EIA will not
be required.
2.3 If planning officers at Camden Council disagree with this view, and deem it to be an EIA
development, one further issue is that of cumulative effects: if phase 1 can be built
independently of phase 2 we will not have to consider phase 2 in detail as part of the EIA for
phase 1. If however there is an undertaking to combine the two, for example by treating the
residential element of both as one, allocating the residential blocks of phase 1 to affordable
and keeping phase 2 all private, then we would have to carry out the EIA for both together.
This is not impossible, but clearly would have implications on the programme. If Camdens
opinion is that phase 1 is an EIA development, we will need to demonstrate that the first
phase will be built even if planning consent is not granted for phase 2.
Page 4
BTP Hyde
3 Approach and Programme
3.1 To determine whether the development is an EIA development, it will be necessary to
approach Camden Council for a screening opinion. If the council consider it to be an EIA
development it is advisable to approach the council for a scoping opinion. A screening
letter can normally be prepared and sent within one week of an initial consultation meeting
with council officers. The Council would have three weeks to respond, or longer if they
request more time. A scoping study would need to be prepared to apply for a scoping
opinion. This would take about four weeks to prepare and the council would have five
weeks to respond, or longer if they request more time.
3.2 If Camden Council confirms it is an EIA development, we would have to produce an ES for
submission with the planning application. This would take a minimum of 8 weeks to prepare
and the council would have sixteen weeks to determine the application.
3.3 Based on these timescales, the process would take a minimum of 12 weeks from the initial
consultations with Camden Council to planning application, and a further 16 weeks for the
determination of the application. This assumes that the EIA stage would follow on directly
from the submission of the scoping report, and that the scoping report and screening letter
are started concurrently. It is an option to combine the applications for screening and
scoping opinions.
3.4 It should be noted that there is a degree of risk involved in starting work on the ES before
the councils screening and scoping opinions have been obtained, although the initial
consultations should give an early indication of the likelihood that they would consider it an
EIA development. Moreover, the baseline information that would be obtained in the early
stages of the EIA is likely to be required for a normal planning application and so abortive
work should be minimal in the event of the councils opinion being that no ES is required.
Access statement
12
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Stanley Sidings Ltd.
Camden Lock Village: Canal Building
Phase 1
Access Statement
October 2006
This report takes into account the particular instructions and
requirements of our client. It is not intended for and should
not be relied upon by any third party and no responsibility is
undertaken to any third party.
Ove Arup & Partners Ltd
13 Fitzroy Street, London W1T 4BQ
Tel +44 (0)20 7636 1531 Fax +44 (0)20 7755 2001
www.arup.com
Job number 118700-12
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Phase 1
Access Statement
CONTENTS
Page
1. SCOPE OF WORK.................................................................................................................... 1
2. DESIGN PHILOSOPHY ............................................................................................................ 1
2.1 Disability - Definition .................................................................................................................. 1
2.2 Consideration of Disability Discrimination Act (DDA) Issues .................................................... 2
3. OVERVIEW OF THE SITE AND STATEMENT........................................................................ 2
3.1 The Statement ........................................................................................................................... 2
3.2 The Site ..................................................................................................................................... 2
4. MEANS OF ACCESS AND EGRESS....................................................................................... 3
4.1 Site............................................................................................................................................. 3
4.2 Car parking and setting down points ......................................................................................... 3
4.3 Building approach and access routes ....................................................................................... 3
4.4 Building Entrances..................................................................................................................... 4
5. INTERNAL ACCESS ................................................................................................................ 5
5.1 Canal Building ........................................................................................................................... 5
5.2 Basement Levels ....................................................................................................................... 5
5.3 Lower and Upper Ground Floor................................................................................................. 6
5.4 Levels 01 - 02............................................................................................................................ 6
5.5 Upper Levels Levels 03, 04 and 05........................................................................................ 6
5.6 Level 06 ..................................................................................................................................... 6
6. HORIZONTAL ACCESS........................................................................................................... 6
6.1 Internal Doors ............................................................................................................................ 7
6.2 Internal Corridors and Corridor Doors....................................................................................... 7
6.3 Internal Lobbies ......................................................................................................................... 7
7. VERTICAL ACCESS................................................................................................................. 7
7.1 Staircases.................................................................................................................................. 7
7.2 MIP Passenger Lifts .................................................................................................................. 7
8. SANITARY CONVENIENCES .................................................................................................. 8
8.1 Residential ................................................................................................................................. 8
8.2 Public......................................................................................................................................... 8
9. MEANS OF ESCAPE................................................................................................................ 8
9.1 Stairs.......................................................................................................................................... 8
9.2 MIP Evacuation Lifts.................................................................................................................. 9
10. GENERAL CONSIDERATIONS ............................................................................................... 9
11. CONCLUSION ........................................................................................................................ 10
APPENDICES
APPENDIX A
DRAWINGS
Phase 1
Access Statement
APPENDIX B
EVACUATION PROTOCOL
APPENDIX C
REFERENCE DOCUMENTS
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Phase 1
Access Statement
Page 1
1. SCOPE OF WORK
The purpose of this appraisal is to consider the accessibility of the Camden Lock Village,
Canal Building Phase 1 works, with regard to Mobility Impaired Persons (MIP), wheelchair
users, ambulant disabled, and people with poor dexterity, poor comprehension or a sensory
impairment.
The criteria used for this assessment is consideration of the provisions required under:
Approved Document Part M of the Building Regulations (2004 Edition).
BS 8300: 2001(Design of Buildings and their approaches to meet the needs of disabled
people)
BS 5588:1999 Part 8 and Part 12 (Code of practice for means of escape for disabled
people).
Department for Transport Inclusive Mobility (A Guide to Best Practice on Access to
Pedestrian and Transport Infrastructure).
Design Manual for Roads and Bridges Footway Design Volume 7.
Colour, Contrast and Perception Design Guidance for Internal Built Environments,
University of Reading, 1997.
Colour and Contrast A design guide for the use of colour and contrast to improve the
built environment for visually impaired people, RNIB, 2001.
London Borough of Camden Replacement Unitary Development Plan, 2003.
Consideration of Disability Discrimination Act issues
This Access statement is an evolving document, and should be updated to the end of detail
design following discussions with Camden council and other relevant bodies.
2. DESIGN PHILOSOPHY
The Design philosophy for the Camden Lock Village, Canal Building Phase 1 works is based
on total accessibility for everyone. The term disability has been viewed in its broadest sense
and includes impaired mobility, sight, comprehension or hearing. This approach addresses not
only the short-term compliance with the intent of the Disability Discrimination Act together
with the relevant planning policies but also the long-term implications of sustainability. The
aim is therefore to provide an inclusive environment throughout. For this reason access issues
have been and will continue to be, considered throughout the design process to ensure a fully
inclusive design.
To planning stage this has resulted in the site being fully compliant with the statutory
regulations and recommendations.
Issues arising from the Disability Discrimination Act carry risks which need to be managed
within a broad risk management strategy. Development of this strategy will continue
throughout the design process.
2.1 Disability - Definition
In access terms, the term disability has two distinct definitions:
Phase 1
Access Statement
Page 2
People who have an impairment that limits their ability to walk
People with impaired sight, comprehension or hearing
Provision for those with walking difficulties is not limited to people confined to wheel chairs
but includes all types of impairment such as arthritis, rheumatism or partial paralysis as a
result of strokes or accident, people who may not be able to bend limbs or have back
problems.
When viewed in this way it becomes clear that this definition can include a substantial
proportion of the population who may not consider themselves disabled.
2.2 Consideration of Disability Discrimination Act (DDA) Issues
The intent of the Disability Discrimination Act is to offer disabled people an accessible
environment which does not discriminate against them because of their disability. The term
disability should therefore be seen in the broadest of terms.
The Disability Discrimination Act is a social document against discrimination, which is
designed to be evolutionary. Compliance with the statutory regulations and recommendations
is not proof that DDA issues have been addressed. They do though go a long way to achieving
it.
3. OVERVIEWOF THE SITE AND STATEMENT
The arrangements for access described in this statement reflect the current design. Access
arrangements will be addressed in further detail as the design develops.
3.1 The Statement
An Access Statement is required by policy for the redevelopment. The statement is an
evolving document, and should be updated throughout the planning process following
discussions with Camden Council and other relevant bodies.
This appraisal is presented as a design guide, which should be used as a reference document
during design development. It will demonstrate the intent of the Disability Discrimination Act
and compliance with the statutory regulations, in particular, Approved Document M.
The drawings for the scheme are evolving. Therefore the drawings contained within Appendix
A have not been updated to reflect the current design, and are indicative only.
3.2 The Site
The Camden Lock Village Phase 1 works is located off Chalk Farm Road, and falls within the
London Borough of Camden. Phase 1 consists of two buildings. The first consists of eight
levels of retail and residential accommodation, which is described in this document. The
second consists of an eight level residential building, which includes for two private basement
car parking levels and a supermarket on the ground floor. See Access Statement for Camden
Lock Village: Torbay Street Housing.
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Phase 1
Access Statement
Page 3
It is proposed that 100% of all residential accommodation will be fully Lifetime Homes
compliant, and 10% will be wheelchair accessible and spatially designed to the
recommendations set out in Approved Document M and BS 8300. This will be detailed during
design development stage.
The proposal has been designed as fully accessible and includes for use by wheelchair users
and MIP.
4. MEANS OF ACCESS AND EGRESS
4.1 Site
The Master Planning for the site has been based on the provision of access for all.
The scheme is intended to be a car free development. The principle point of access to the
development for vehicles i.e. taxi, coach and service vehicles, will be at the eastern end of the
site via Torbay Street. Chalk Farm Road will provide very limited access to emergency
vehicles, and occasionally deliveries which will be strictly controlled using a route to the rear
of the main Canal Building.
The Camden Lock Village site has an existing fall from east to west of approximately 1:56,
and from north to south with a gradient of approximately 1:46, and is bounded by Haven
Street to the north-east, the Grand Union Canal to the south-east, Chalk Farm Road to the
south-west, and Castlehaven Street to the north-west of the site.
Approximately 500 m to the east of the site, along Chalk Farm Road, is Camden Town
London Underground Station. Approximately 500 m to the west of the site, along Chalk Farm
Road, is Chalk Farm London Underground Station. These provide access to the site from
within the London transport network, although access is restricted as the stations do not have
step free access from platform to street level.
There are several accessible bus routes which run to the site, and pedestrian crossings,
dropped kerbs, tactile paving, traffic lights and other public facilities are provided around the
site to ease access to the site for MIP and wheelchair users.
Full consideration has been given to Approved Document M, BS 8300 Section 5, Department
for Transport Inclusive Mobility and the Design Manual for Roads and Bridges Footway
Design Volume 7.
4.2 Car parking and setting down points
No car parking has been provided for the Canal Building.
4.3 Building approach and access routes
The main links to the site have been described in Section 4.1 of this report.
All public areas are designed as step free environments and at no time is the gradient steeper
than 1:20.
Full consideration has been given to Approved Document M, BS 8300 Section 5, Department
for Transport Inclusive Mobility and the Design Manual for Roads and Bridges Footway
Design Volume 7.
Phase 1
Access Statement
Page 4
Full access is afforded around and within the Camden Lock Village Phase 1 works, and has
been designed for use by MIP and wheelchair users.
4.4 Building Entrances
4.4.1 Canal Building Public Entrance
The Canal Building main public entrance is accessed off Chalk Farm Road, and consists of
two level and step free openings into the building interior. Each opening is located within a
recess at ground level and is fully weather protected against the elements.
Additionally, cross-access into the building can be gained from the canal-side and from
Castlehaven Street, by means of walkways leading from street level to the interior of the
building. These have been designed with disabled access in mind, and at no point will the
walkways have a gradient exceeding 1:20. The surface will be firm, level and step free, and
will be designed for use by MIP and wheelchair users.
These entrances provide access to the main circulation cores, and the meandering gradiented
walkway from Ground to Floor 02. These have been described later in this report.
4.4.2 Canal Building Secondary Residential Entrances
There are two secondary residential entrances located on the perimeter of the retail building,
which are accessed off Chalk Farm Road and Castlehaven Street.
Each entrance is located within a recess at ground level and is fully weather protected against
the elements. Each entrance consists of a fully glazed double door set, with each leaf a
minimum clear width of 800 mm.
The glazed entry doors will have visible and permanent manifestations applied to the surfaces.
The entrance lobbies will have a slip resistant floor finish and tactile and visual circulation
route signage will be provided in accordance with the recommendations set out in Approved
Document M and BS 8300.
The entrance will have a two-way communication system to the interior, should anyone
require assistance in entering the building, and provides access to a communal entrance lobby.
This entrance affords level access and is designed for use by MIP and wheelchair users.
The two proposed secondary residential entrances will connect to a route to the rear of the
Canal Building between the building itself and the rail line. This will connect with Chalk
Farm Road to the west of the site.
The existing surface of this route, and of the route through to Castlehaven Street, is cobbled
and block paved in places which is unsuitable for wheelchair users and MIP. This will be
addressed at Stage D to ensure suitable access for those with disabilities.
4.4.3 Retail Entrances
Retail units are accessed internally, off the internal access ramp. Additionally, there secondary
retail entrances are proposed to the perimeter of the retail building, which are accessed off
Chalk FarmRoad and Castlehaven Street.
Each entrance is weather protected against the elements by means of the overhanging upper
levels, created by the set back in the facade. Each entrance consists of a fully glazed double
door set, with each leaf a minimum clear width of 800 mm.
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Phase 1
Access Statement
Page 5
The glazed entry doors will have visible and permanent manifestations applied to the surfaces.
The entrance lobbies will have a slip resistant floor finish and tactile and visual circulation
route signage will be provided in accordance with the recommendations set out in Approved
Document M and BS 8300.
Survey information regarding the levels of the existing site is currently being gathered.
Subject to this information, level access to these units will be achieved either directly from
interior to exterior, or by means of creating split level units to accommodate for level
differences.
It is proposed that these entrances will afford level access and will be designed for use by MIP
and wheelchair users.
5. INTERNAL ACCESS
5.1 Canal Building
5.1.1 Canal Building Public
Each public floor within the proposed retail building can be accessed by means of Core 1 and
Core 2 within the building. Core 1 consists of one MIP accessible lift and a single escape stair;
Core 2 consists of two MIP accessible lifts and a single escape stair. The escape stairs in both
cores are shared between the private residences and the public retail areas.
Public access from Ground to Level 02 can also be achieved by means of a spiral staircase
located to the west of the floor plan beside Core 1, and a meandering gradiented walkway.
Signage has been located adjacent to the spiral staircase and designed to highlight the
alternative means of access within Core 1.
The gradiented walkway has been designed with disabled access in mind, and at no point does
the gradient exceed 1:20. The ramp has a minimum width of 2000 mm, which allows two
wheelchairs to pass each other.
All internal lobbies will satisfy the requirements of Approved Document Part M Section 2.25
and 2.29, which includes Diagram 10.
5.1.2 Canal Building Private Residential
Each private residential floor within the proposed retail building can be accessed by means of
three circulation cores. Each core consists of a MIP accessible lift and the shared escape stair,
as described above. These provide access to all residential levels of the building.
All internal lobbies will satisfy the requirements of Approved Document Part M Section 2.25
and 2.29, which includes Diagram 10.
5.2 Basement Levels
Basement Levels consists of retail units, which can be accessed by means of two out of three
of the main circulation cores. Additional access can be achieved by via a dedicated, secured
entrance off Chalk Farm Road, which consists of two escalators and a MIP accessible lift. See
Section 5.3.2 for details.
Phase 1
Access Statement
Page 6
5.3 Lower and Upper Ground Floor
Ground floor consists of the main entrances and retail units.
5.3.1 Entrances
This has been described in Section 4.4 of this report.
5.3.2 Retail Units
The retail units have frontages on to the gradiented walkway from Ground to Level 02, and
entrances are sheltered. See Section 4.4.3 of this report.
The retail entrances will consist of fully opened retail unit facades onto the central gradiented
walkway. Retail fit out will be generally left clear to suit the requirements of the retail tenants.
The floor finish inside the retail units would be determined by the retailer during fit-out to
comply with the then current regulations and recommendations.
5.4 Levels 01 - 02
Levels 01 02 consist of retail units. See Section 5.3.2. above.
Level 02 consists of Studios, where light industry workshops are located. These are accessible
to the public, and it is proposed that products produced in these workshops will be available
for sale within the same unit.
These are substantially level and step free, and accessible off the meandering access ramp.
There are two exceptions to this, where a mezzanine level is provided. Vertical access within
the retail units is down to tenant fit out, although a soft spot has been provided for the future
installation of a lift.
5.5 Upper Levels Levels 03, 04 and 05
It is proposed that the upper levels will contain residential apartments. These will be designed
to the recommendations set out in Lifetime Homes. Additionally, 10% of the apartments will
be designed as wheelchair accessible, to the recommendations set out in Approved Document
M and BS 8300.
5.6 Level 06
Level 06 consists of plant, and although level and step free, is not designed specifically for
MIP and wheelchair users.
6. HORIZONTAL ACCESS
The building has been designed to the recommendations set out in Approved Document M
and BS 8300 for horizontal access.
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Phase 1
Access Statement
Page 7
6.1 Internal Doors
All internal doors have a minimum clear opening of not less than 800 mm and accommodate
an unobstructed 300 mm to the side of the door adjacent to the leading edge, in accordance
with Approved Document M and BS 8300.
The opening force for all internal doors in normal operation should be no greater than 30 N as
recommended in BS 8300 Amended Edition 2005. Where this is not achieved, doors should
be held open on hold-open devices during normal operation. In areas where this is the case, an
assisted evacuation system is required in an emergency situation.
6.2 Internal Corridors and Corridor Doors
All internal corridors are designed to the recommendations set out in Approved Document M
and BS 8300, and have a minimumwidth of 1200 mm.
All corridor doors will have vision panels except in instances of privacy or security. Vision
panels should be towards the leading edge of the door and between 500-1500 mm from the
floor, as recommended in BS 8300 and Approved Document M. The vision panels should
have the same fire resistance as the fire rating of the doors.
6.3 Internal Lobbies
It is proposed that all internal lobbies will satisfy the requirements of Approved Document
Part M Sections 2.25 and 2.29, which includes Diagram 10.
7. VERTICAL ACCESS
7.1 Staircases
The stairs within Cores 1 and 3 are fire fighting stairs. The stair within Core 2 is an escape
stair. These have been described in Section 9.1 of this report.
Additionally, there is a spiral access stair, which has been described in Section 5.1.1 of this
report.
7.2 MIP Passenger Lifts
The MIP passenger lifts have an internal dimension of no less than of 1400 mm x 1100 mm,
and complies with the recommendations set out in BS 8300 and Approved Document M. This
requires a wheelchair user to reverse out, and so a mirror will be provided on the rear wall of
the lift car to assist with this.
Internally the lift cars are designed to the recommendations set out in Approved Document
Part M, BS EN 81-70 and BS EN 81-1.
All lift call buttons will be made distinct by an illuminated coloured disk, which surrounds
each button. The call buttons will have tactile relief selectors. It is proposed the lifts will have
audible announcements at each floor, and lift lobbies will have visual and tactile level
indicators and circulation route signage at each floor.
Phase 1
Access Statement
Page 8
8. SANITARY CONVENIENCES
8.1 Residential
En suite bathrooms have been provided for most residential units.
All spatial arrangements are to the recommendations set out in Lifetime Homes, with 10%
designed specifically for wheelchair users and compliant with Approved Document M and BS
8300.
Toiletry furniture is located in prescribed positions for practical reasons and will not vary
from the recommendations set out in Approved Document M and BS 8300.
8.2 Public
Sanitary conveniences, including a unisex wheelchair accessible WC, will be provided for use
by the public beside each public circulation core. This will be designed to the
recommendations set out in Approved Document M and BS 8300.
Toiletry furniture is located in prescribed positions for practical reasons and will not vary
from the recommendations set out in Approved Document M and BS 8300.
9. MEANS OF ESCAPE
Provisions have been made for disabled persons within the building as per the
recommendations of BS 5588: Part 8 and Part 12.
There are three cores within the Canal Building. Two of these cores (at the far West and East
ends of the building) are fire-fighting cores and will be provided with a fire fighters telephone
system at each floor served, as well as a disabled refuge point. The fire fighters telephone
system will be provided in the fire-fighting lobby and will serve as a disabled refuge
communicator also.
The remaining core will have a disabled refuge point and a two-way communication system to
the fire control centre as recommended in BS 5588 Part 8 and Part 12, should someone require
assistance.
All refuge points will be located in front of the lifts.
It is proposed that residents seek refuge within their apartments, and are then be evacuated by
emergency services.
Escape for both the public and the residents is via the three cores, which serve all levels of the
building.
See also Appendix B, and the current Overview Fire Safety Strategy.
9.1 Stairs
Escape stairs have a minimum width of 1100 mm and have been designed to the
recommendations set out in Approved Document B.
Each stair will have risers set uniformly throughout the building. All treads will be 250 mm
(270 mm measured to the back of the tapering treads) or greater and will have a rise of
between 150 mm and 170 mm. Each stair should have no more than 12 risers in each flight, as
recommended in Approved Document M and BS 8300.
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Phase 1
Access Statement
Page 9
Handrails are placed along both sides of all stairs and have a 300 mm overhang at landings.
Where a stair has two or more flights the handrail is continuous around the half landings.
Handrails do not intrude more than 100 mm into the clear width of the stair.
A slip resistant, tactile nosing is proposed to the nose of each tread, which will also provide
colour contrast. The landings will have a similar slip resistant, tactile finish to denote the top
of flights.
Stair landings will have visual and tactile level indicators and circulation route signage in
accordance with the recommendations set out in Approved Document M and BS 8300.
9.2 MIP Evacuation Lifts
The possibility of using the main circulation lifts within the Canal Building as MIP evacuation
lifts also is currently under discussion. Please refer to the current Overview Fire Safety
Strategy.
The lifts have been described in Section 7.2 of this report.
Evacuation lifts should be manually operated by a suitably trained member of staff in an
emergency situation.
10. GENERAL CONSIDERATIONS
All lighting within the development will be designed to CIBSE-Code for internal lighting
and CIBSE-LG6-Outdoor Environment. This will be developed further during Stage D.
All floor and wall colour schemes will be considered with recourse to Colour, contrast
and perception Design guidance for internal built environments Reading University.
This will be developed further during Stage D.
All floor finishes both internally and externally will be slip resistant and designed with
recourse to BS 8300 Annex C. This will be developed further during Stage D.
Tactile and visual circulation route signage will be provided in accordance with the
recommendations set out in BS 8300. This will be developed further during Stage D.
There will be an audible and visual alarm system within each building. This will be
developed further during Stage D.
Fluorescent lighting has been kept to a minimum where possible. This will be developed
further during Stage D.
Phase 1
Access Statement
Page 10
11. CONCLUSION
The proposed Canal Building for the Camden Lock Village Phase 1 works has been designed
with disabled access in mind. Options will continue to be considered to ensure the building is
fully accessible to MIP.
The arrangements for access described in this report reflect the current design. Access
arrangements will be addressed in further detail as the design develops.
The provision for disabled apartments within the building is based on the GLA Housing
Provision, The London Plan, Draft Supplementary Planning Provision December 2004. This
provision provides for 10% of new housing to be designed to be wheelchair accessible or
easily adaptable for wheelchair usage. Each allocated wheelchair accessible residence will be
spatially designed, at the next design stage, to permit future alteration to accommodate a
wheelchair user should this be required.
Design development will aim to maintain and improve MIP accessibility throughout the
building.
Area schedule
13
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CAMDEN LOCK VILLAGE
CANAL BUILDING AREA SCHEDULE
DATE: 18 OCTOBER 2006
CANAL BUILDING
Residential Nett
/ Gross
Efficiency
EXTERNAL TERRACE / BALCONIES
NIA Stairs / lobbies /
Circulation
Plant Servicing Balance (Ducts,
Lifts etc)
GIA GEA Roof Terrace
Balconies
External
Circulation
Total
General Retail Market Retail Studio
Workshop
Residential NIA TOTAL
m2 m2 m2 m2 m2 m2 m2 m2 m2 m2 m2 m2 m2 m2
B-2 624 777 - - 1,401 430 771 68 208 2,878 2,972 49% - - -
B-1 - 2,256 - - 2,256 112 315 29 163 2,875 2,969 78% - - -
LG 1,150 378 - - 1,528 479 9 159 323 2,498 2,571 61% 49 353 402
UG 1,434 - - 66 1,500 436 23 196 2,155 2,246 70% 125 437 562
L1 1,626 - - 74 1,700 323 - 19 104 2,146 2,248 79% 353 460 813
L2 - 558 1,003 74 1,635 132 - 23 116 1,906 2,016 86% 220 536 756
L3 - - - 1,262 1,262 356 - - 100 1,718 1,835 73% 441 63 504
L4 - - - 690 690 247 - - 107 1,044 1,128 66% 723 - 723
L5 - - - 636 636 247 - - 102 985 1,062 65% 55 - 55
Roof - - - - - - - - 11 11 21 0% 552 - 552
Total 4,834 3,969 1,003 2,802 12,608 2,762 1,095 321 1,430 18,216 19,068 2,518 1,849 4,367
VAULTS RETAIL
General Retail
Balance
(Ducts, Lifts
etc)
GIA GEA
m2 m2 m2 m2
LG 733 114 847 945
UG 346 62 408 452
Total 1,079 176 1,255 1,397
Notes:
1. Areas are measured in accordance with the RICS code of measuring practice, 5th Edition.
2. Areas are compiled for cost planning purposes only and shall not be relied upon for any other purpose.
3. The RICS Measurement Code defines Gross External Area (GEA) and Gross Internal Area (GIA) as including enclosed internal areas but excluding open covered ways, terraces, open balconies and the like. Atria and similar voids are excluded, excepting at their base
level. GEA and GIA are measured across floor plates to outer and inner face of external walls and over structure, risers, ducts, lift shafts, stairs etc. Internal balconies and walkways are measured on plan.
4. Enclosed space at roof level is taken to core areas only shown on Make drawings. All other plant areas at roof level are deemed open screened and are excluded.
5. External balconies, walkways and terraces are excluded and shown separately.
6. External Area includes Green Roof
7. No distinction has been made between unit retail, food unit retail, anchor retail, restaurant or kitchen retail. General retail support areas (WC's, management facilities etc) colour coded as retail on Make drawings are included within the retail areas given.
8. The central circulation ramped area is deemed open external area and excluded from GIA.
9. Retail unit and Residential areas are measured over dividing walls. General retail includes units, food units, restaurants, restaurant kitcens, restaurant office, staff and WC's.
10. All areas are based upon Make drawings dated 28.09.06, reference ASK 061013 - 01 to 10 received 13 October 2006.
11. The following notes are of relevance in defining enclosed space determined for the purpose of this area schedule :-
Roof Level :
Level 5 : Enclosed area includes residential units, cores and corridor circulation only
Level 4 : As level 5, Links between residential and roof terraces and area of roof terrace are categorised as external and excluded from GEA and GIA.
Level 3 : Enclosed area to accommodation blocks. All other areas external.
Level 2 : Enclosed area taken to accommodation blocks. All other circulation external.
Level 1 : Taken all enclosed excepting external terrace areas shaded and central walkways.
Upper Ground : Taken all enclosed excepting south elevation terrace areas and central walkways. Voids deducted either side of central bridge link.
Lower Ground : Taken all enclosed excepting central ramped circulation and south elevation terrace areas and external walkway. Entrance area around usable terrace as floors above.
Basement 1 : All enclosed, No deduction for circulation within market retail area
CAMDEN LOCK VILLAGE
CANAL BUILDING AREA SCHEDULE
DATE: 20 SEPTEMBER 2006
General Retail Market Retail Studio Workshop Residential NIA TOTAL
ft2 ft2 ft2 ft2 ft2 ft2 ft2 ft2 ft2 ft2 ft2 ft2 ft2 ft2
B-2 6,717 8,364 - - 15,080 4,629 8,299 732 2,239 30,979 31,991 49% - - -
B-1 - 24,284 - - 24,284 1,206 3,391 312 1,755 30,947 31,958 78% - - -
LG 12,379 4,069 - - 16,447 5,156 97 1,711 3,477 26,888 27,674 61% 527 3,800 4,327
UG 15,436 - - 710 16,146 4,693 - 248 2,110 23,196 24,176 70% 1,346 4,704 6,049
L1 17,502 - - 797 18,299 3,477 - 205 1,119 23,100 24,197 79% 3,800 4,951 8,751
L2 - 6,006 10,796 797 17,599 1,421 - 248 1,249 20,516 21,700 86% 2,368 5,770 8,138
L3 - - - 13,584 13,584 3,832 - - 1,076 18,493 19,752 73% 4,747 678 5,425
L4 - - - 7,427 7,427 2,659 - - 1,152 11,238 12,142 66% 7,782 - 7,782
L5 - - - 6,846 6,846 2,659 - - 1,098 10,603 11,431 65% 592 - 592
Roof - - - - - - - - 113 113 226 0% 5,942 - 5,942
Total ft2
52,034 42,723 10,796 30,161 135,712 29,732 11,787 3,456 15,388 196,073 205,248 27,104 19,903 47,006
General Retail
Balance (Ducts,
Lifts etc)
GIA GEA
ft2 ft2 ft2 ft2
LG 7,890 1,227 9,117 10,172
UG 3,724 667 4,392 4,865
Total ft2
11,614 1,894 13,509 15,037
Notes:
1. Areas are measured in accordance with the RICS code of measuring practice, 5th Edition.
2. Areas are compiled for cost planning purposes only and shall not be relied upon for any other purpose.
4. Enclosed space at roof level is taken to core areas only shown on Make drawings. All other plant areas at roof level are deemed open screened and are excluded.
5. External balconies, walkways and terraces are excluded and shown separately.
6. External Area includes Green Roof
7. No distinction has been made between unit retail, good unit retail, anchor retail, restaurant or kitchen retail. General retail support areas (WC's, management facilities etc) colour coded as retail on Make drawings are included within the retail areas given.
8. The central circulatoin ramped area is deemed open external area and excluded from GIA.
9. Retail unit and Residential area are mesured over dividing walls. General retail includes units, food units, restaurants, restaurant kitcens, restaurant office, staff and WC's.
10. All areas are based upon Make drawings dated 28.09.06, reference ASK 061013 - 01 to 10 received 13 October 2006.
11. The following notes are of relevance in defining enclosed space determined for the purpose of this are schedule :-
Roof Level :
Level 5 : Enclosed area includes residential units, cores and corridor circulation only
Level 4 : As level 5, Links between residential and roof terraces and area of roof terrace are categorised as external and excluded from GEA and GIA.
Level 3 : Enclosed area to accommodation blocks. All other areas external.
Level 2 : Enclosed area taken to accommodation blocks. All other circulation external.
Level 1 : Taken all enclosed excepting external terrace areas shaded and central walkways.
Upper Ground : Taken all enclosed excepting south elevation terrace areas and central walkways. Voids deducted either side of central bridge link.
Lower Ground : Taken all enclosed excepting central ramped circulation and south elevation terrace areas and external walkway. Entrance area around usable terrace as floors above.
3. The RICS Measurement Code defines Gross External Area (GEA) and Gross Internal Area (GIA) as including enclosed internal areas but excluding open covered ways, terraces, open balconies and the like. Atria and similar voids are excluded, excepting at their base level. GEA and GIA are measured across
floor plates to outer and inner face of external walls and over structure, risers, ducts, lift shafts, stairs etc. Internal balconies and walkways are measured on plan.
Total Servicing Balance
(Ducts, Lifts
etc)
GIA GEA
VAULTS RETAIL
EXTERNAL TERRACE / BALCONIES
NIA
Residential
Nett / Gross
Efficiency
CANAL BUILDING
Stairs / lobbies /
Circulation
Plant Roof terrace
balconies
External
circulation
Rights of Light envelope
14
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