5plus architects
New Directions in Office Design
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www.5plusarchitects.com
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5plus architects
New Directions in Office Design
Architecture
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Masterplanning
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Interiors
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Graphics
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Branding
Introduction – New Directions in Office Design
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A New Reality10
A Successful Office12
The Principles – of Efficient and Economic Design
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New Directions in Office Design – Delivering Efficiency
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5plus Architects
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Introduction
New Directions in Office Design
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200,000
“Pounds that Trafford Council will save each year in
energy costs alone in their new building.”
In 2006, in the middle of the boom years, we were thinking differently
Looking back it’s apparent that those two built projects, The Hive and
about office design. As sites became more and more expensive and
Chancery Place, inherently upheld a set of principles that are even
more difficult to get hold of it became increasingly important that the
more relevant today in a post-recession world of austerity. Those
commercial office buildings we were designing met the requirements of
principles have also allowed us to deliver further speculative office
profitability, flexibility and efficiency.
buildings during the downturn which are bucking the current trend - St
Peter’s Square in Stockport and Fabrica. The same principles have also
Where others became occupied with more and more elaborate
been used to win a competition to help Trafford Council transform their
pattern making to the facades of their buildings we were helping our
civic offices and which will be delivered in early 2013.
commercial clients to achieve that extra % on the net-gross; another
bit of extra net space on a tight site; stretch the boundaries of fire
In this context we wanted to share some of our experiences as to how
engineering and; obtain lower build costs through simple buildable
you design an office building for today’s current market.
construction techniques.
And here’s how….
At the end of 2006 we chaired a seminar in Manchester entitled “New
Directions in Office Design”. That seminar showcased three of our
projects current at the time - The Hive, Chancery Place and Axis. In 2012
two of those projects are built whilst the other remains a lovely looking
set of foundations anticipating the next upturn in the world of lending.
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A New Reality
“Lean, green, responsible, adaptable & flexible.”
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Lean
Green
Adaptable
2013
“For many years the world of construction has
grappled with the need to improve how it delivers
buildings across all sectors of the industry more
economically and efficiently.
“The year when Part L will require a 44%
reduction on 2006 carbon emissions.”
It has never been more apparent, with both private
and public sector purses tighter than ever, that this
move towards lean construction is an imperative
rather than a nice to have.”
At 5plus we have long held the view that we have to do more for less
Doing More for Less
Sustainable – Being Lean, Green and Responsible
In a globally competitive marketplace every square metre of every office
Today, if you are in the property business you are in the energy
must be able to contribute to business performance. Space needs to
business. To produce you must consume - energy, material and
be flexible and adaptable in equal measure.
information. We know that resources are finite and office space must,
and we believe that our track record in achieving high quality, low cost
solutions within the private sector speaks for itself.
The private sector has never taken any prisoners - if an office building
therefore, work to create an environment where consumption is
doesn’t match the development appraisal its simple - it doesn’t get built.
Work Anywhere
responsible and accountable.
society as a whole. As we move into a post recession world we need to
Technology is one of the biggest drivers of change the property
Be People Focussed
address any building design armed with a new set of imperatives:
business has perhaps ever seen. In a world where the ipad and iphone
We are at a certain cycle in the property market and in a certain cycle in
rules, mobility and agility are king and queen.
The one thing that is impossible to replicate are the people who work
for a business. Office buildings must nurture them, support them and
allow them to develop and learn.
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A Successful Office
“Apart from the homes we live in, for many people,
the office is the building type that most dominates
our lives.
Whilst simple to understand at its most basic level, the
modern office must display a range of attributes that
appeal to a range of stakeholders.”
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600,000
“Net sqft of grade A office space we
have delivered in the last 5 years.”
The Developer
The Occupier
The City
5plus understands that it is a prerequisite of any scheme, whether we
In the service-orientated economy where knowledge is power and staff
We live in a global economy where cities not only compete at a regional
are in a buoyant market or a trough, that the development appraisal is
retention is everything, the best office space will attract the best people -
and national level but on the world stage. Each city has its own attributes
understood and met.
whether this be a stand-alone HQ building or a single floor in a city centre
and its own market. A London floorplate would not necessarily work
speculative scheme. Through our integrated workplace interiors team we
in a Manchester or Birmingham context and vise versa. In each city
are able to optimise the internal environment of any office building to the
we understand the target market, the local rent and the appropriate
benefit of both occupier and developer alike.
floorplate offer.
The Funder
Offices can be seen as commodities that can be bought and sold a
number of times before they are even complete. Accountable, flexible
The Agent
and above all deliverable, we recognise that behind every project there
is a finance regime and an army of development surveyors in place
We recognise that any speculative office scheme has to let when it is
auditing the design.
on paper, when it is under construction and when it is complete. The
space should be let by the time a potential occupier has crossed the
threshold and entered the lifts.
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The Principles
of Efficient and Economic Design
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The Principles of Efficient and Economic Design
Designing from the Inside Out
“Each of our office buildings is derived from how an
occupier might use the building. This understanding
drives the floorplate design optimising prime and
secondary space and the efficient location and
orientation of cores and risers.”
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Workstation
Floorplate
Generating a Planning Module - Office
All building types must be based around a generally accepted planning module.
All office buildings are based on a standard planning grid of 1.5 metres.
This module is based around standard workstation configurations
and cellular office and meeting room components. It is also based on
standard floor and ceiling components which are generally available in
300, 500 and 600 mm sizes and co-ordinate with the planning module
at 3, 6, 9, 12 and 15 metre centres.
Through our interior fit out work with a variety of occupiers 5plus
understands the imperative of working to the right planning module.
Column Free Interior at St Peter’s Square, Stockport
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The Principles of Efficient and Economic Design
Maximising Net to Gross (An Efficient Plan)
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“Unnecessary circulation and core space is wasted
space and wasted space is wasted money and wasted
materials. At 5plus, when designing office buildings, we
do not do wasted space - net-gross must be maximised.”
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“% net-gross ratio of a typical floor
plate at St Peter’s Square.”
St Peter’s Square
The Hive
Chancery Place
Axis
Fabrica
Location: Wellington Rd, Stockport
Location: Manchester
Location: Manchester
Location: Manchester
Location: Pollard Street, Manchester
Typical Bay: 15 m x 7.5 m
Typical Bay: 7.5 m x 9 m
Typical Bay: 7.5 m x 9 m
Typical Bay: 12 m x 6 m
Typical Bay: 15 m x 7.5 m
Net-Gross: 90%
Net-Gross: 83%
Net-Gross: 81.8%
Net-Gross: 80%
Net-Gross: 90%
The Principles of Efficient and Economic Design
Optimised Wall to Floor Ratios & Maximising the Site
“An optimised wall to floor ratio creates better cost
efficiences, reduces energy loss and minimises the
quantity and number of junctions in the building
envelope. Our office buildings always seek to
optimise the wall to floor ratio.
They also maximise the site available and if available
oversail the pavement to optimise the floorplate.
We start with the principle that the most economical
shape for a building is a square.”
St Peter’s Square
The Hive
Chancery Place
Axis
Fabrica
Number of External Corners: 4
Number of External Corners: 4
Number of External Corners: 8
Number of External Corners: 6
Number of External Corners: 4
Oversail Area Per Floor: 78 sqm Oversail Area Per Floor: n/a
Oversail Area Per Floor: 228 sqm
Oversail Area Per Floor: 220 sqm Oversail Area Per Floor: n/a
(2,457 sqft)
(2,366 sqft)
(837 sqft)
Extent of Oversail
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The Principles of Efficient and Economic Design
Reducing the Building Section (Building the Same Floor Space for Less)
“The simplest way of reducing a buildings cost is to
reduce the build size. If the floorplate has already
been optimised to maximise value then the only
opportunity to do this is through the building section.
Our completed office building ‘The Hive’ did this by
creating a naturally ventilated solution which stripped
out the need for a conventional ceiling zone - in
doing so the floor to floor height was reduced by 300 mm allowing 6 upper floors to be built for the
price of 5 standard floors.”
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The Hive - Faraday Street Elevation
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The Hive - 7.5 Storey
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Typical Office - 6 Storey
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3,400
“Floor to floor height in millimetres at The Hive.”
3,400 mm
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2,900 mm
4,000 mm
The Hive Building Section
2,900 mm
Typical Office Building Section
The Principles of Efficient and Economic Design
Standardising Facades
“We seek to reduce the facade to a limited set of
standard components. Long before air tightness tests
became part of the building regulations, curtain wall
systems had to meet air permeability rates that had
been subject to the scrutiny of independent testing.
That meant that standard components had to be used
and that those components must suit the 1.5 metre
planning module. It is possible to utilise a minimum
number of components in the facade that can be
personalised to suit site location, facade orientation
and customer choice. This is demonstrated in the two
examples below. This approach reduces build time,
costs and waste.”
St Peter’s Square, Stockport
All 4 facades (2,170 sqm / 23,353 sqft) utilise a common 1.5 metre
module and common spandrel panel. The relationship of solid to glass
varies per facade to suit solar and fire spread conditions.
1.5 m
1.5 m
1.5 m
3m
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3 Panel Types
West Facade 80% Glazing Identical Modules
South Facade 30% Glazing Identical Modules
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“Types of glazing panels within 6,000 sqm
of envelope at Chancery Place.”
Chancery Place, Manchester
All facades (5,110 sqm / 55,008 sqft) are comprised of 2 panel types, one
flat and one curved. The curved panel is the same to all corners reducing
the number of components and creating a more economic solution.
Flat
2 Panel Types
Curve
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The Principles of Efficient and Economic Design
Long Span Flexible Structures
“Perimeter columns, even when optimised to suit
likely space planning scenarios, restrict how the
building can be occupied. Long span structures
increase cost of the superstructure but reduce
foundation costs, improve building construction
programmes, use less material and increase flexibility.”
St Peter’s Square
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18 m Span (Steel Frame)
St Peter’s Square, Stockport
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“The number of internal columns at St Peter’s
Square, Chancery Place and Fabrica.”
Chancery Place
Fabrica
11.5 m Span (Post-Tensioned Concrete)
15 m Span (Steel Frame)
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The Principles of Efficient and Economic Design
Integrated & Co-ordinated Building Services
“We have a thorough understanding of modern
building systems, from structural principles through to
the building fabric & their seamless integration.
This allows us to control capital cost and costs in use.
A holistic view of a building’s engineering systems
and the spaces they serve is essential to our input in
any project.”
Trafford Town Hall - Chilled Beams
The Hive - Naturally Ventilated
500 mm
3,600 mm
3,350 mm
500 mm
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“% of total building costs related
to building services.”
St Peter’s Square - 2 Pipe VRF
Chancery Place - 4 Pipe Fan Coil
3,700 mm
3,800 mm
1,100 mm
1,000 mm
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The Principles of Efficient and Economic Design
Maximise the Fire Engineering of the Building
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“By maximising the various thresholds of fire
engineering we can improve the financial viability of
an office project. Keeping the top floor below 18 m
means no fire fighting shafts and keeping below 30 m
means no sprinklers...”
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“No of storeys at Axis served by
a single escape stair.”
Axis
The Hive
St Peter’s Square
Storeys: 17
Storeys: 7
Storeys: 6
65 m
(One Escape Stair)
Less than 30 m
(No Sprinklers)
Less than 18 m
(No Fire Fighting Core)
The Principles of Efficient and Economic Design
Integrate the Lifting Strategy within the Fire Engineering Strategy
“Working in tandem with the fire engineering
strategy we stretch the number of storeys to match
the number of lifts. St Peter’s Square delivers the
maximum building height (combined with maximum
floor plate) for 2 lifts; Axis delivers the maximum
building height (combined with maximum floor plate)
for 3 lifts and; Chancery Place delivers the maximum
building height (combined with maximum floor plate)
for 4 lifts.”
St Peter’s Square
Axis
Chancery Place
Lifts: 2 lifts - 5 Storeys
Lifts: 3 lifts - 17 Storeys
Lifts: 4 lifts - 14 Storeys
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New Directions in Office Design
Delivering Efficiency
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The Hive, Manchester
Case Study
“Designed for the Northern Quarter (sub £20/sqft rent) market.”
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Programme: 2005 - 2010
Value: £11.5 m
Size: 110,000 sqft
Client: Argent Group PLC
BREEAM: Excellent
EPC: B Rating
Ventilation: Natural Ventilated
Net-Gross: 83%
This is an exemplar sustainable speculative development, demonstrating
The sustainable agenda for this building evolved out of a thorough
that those in the property business are also in the energy business.
understanding of the commercial limitations of the project and
transforming these into the building’s greatest asset.
In 2005 Argent Estates invited us to undertake a feasibility study for three
sites adjacent to Stevenson Square, Manchester.
The initial commission was to provide a development framework which
was agreeable to Manchester City Council and adjacent land owners.
This soon developed into masterplanning the entire site and the design
++ The simplest way of making a building cheaper is to make it smaller.
++ We could not make the building smaller in plan because the plan
drives value.
++ We made the building smaller in section by omitting the M+E zone
and the ceiling.
and delivery of the largest building on the site, The Hive.
++ We exposed the concrete slab within the office areas to utilise the
The Hive is a pioneering building, providing speculative office space
++ By introducing narrow floorplates we were able to further naturally
radiant cooling of the raw concrete.
aimed at the creative industries. The building is not a corporate
headquarters. It is a simple, kickable, flexible building which immerses
ventilate the office space.
++ Finally, in order to mitigate excessive solar gain, we created a
itself in the home of the creative industries in the North West of the UK –
solid façade with 40% openings to maximise daylight penetration
The Northern Quarter.
internally whilst reducing capital costs.
Office rental levels are lower in The Northern Quarter than in other city
centre locations in Manchester and therefore the build cost needed to be
lower in response.
Awards
++ The Prime Property Awards 2012 - Shortlisted.
++ BCO Northern Region Awards 2011 - Winner Best Commercial
Workplace.
++ BREEAM 2011 Awards - Special award for Government sector
achievement supported by the Cabinet Office.
++ Northwest Business Environment Awards - Built Environment 2010
- Winner.
++ Insider Property Awards North West 2010 - Sustainability Award Shortlisted.
++ Brick Awards 2010 - Best Commercial Project - Shortlisted.
++ MIPIM AR Future Project Awards 2008 - Commended Office
Category.
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“A simple ‘kickable’ building.”
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“The Hive - Sustainable Principles.”
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Fabrica, Pollard Street, Manchester
Case Study
“The only speculative office building on site in
Manchester 2012.”
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Programme: 2006 - 2012
Value: £12.5 m
Size: 150 bedroom Etap Hotel and 20,000 sqft Office with New Public Realm
Client: Royal London Asset Management
BREEAM: Excellent (targeted)
EPC: B Rating
Ventilation: VRF Space Heating (simultaneous heat/cool)
Net-Gross: 90%
A speculative office development in Manchester? Maybe times are
But who where are the occupiers going to come from?
changing. What is required is an understanding of history, context, the
brise soleil this is no piece of architectural frippery – it contributes to the
buildings cooling, it means you can clean the windows and it gives the
attributes that contribute to success and the financial clout to make it
The agents will deal with that providing we cover all of the bases.
building its character (this does not mean it will let for more but it does
happen. Fabrica forms part of a mixed use development at the junction
The building is flexibly designed to cater for a single occupier for the
mean it will let quicker).
of Great Ancoats Street and Pollard Street on the fringes of Manchester
whole building or for sub-tenancies on a floor by floor or split floor
City Centre.
basis. The building plan is column free and is easy to space plan and
The building is environmentally sound. Why occupy a Grade B building
can accommodate high density occupiers.
when you can reduce both your carbon footprint and your energy bills
Why would you develop a speculative commercial
development in this location?
with new BREEAM Excellent space.
The building is designed to hit a cost plan which reflects a city fringe
rent of sub £20/sqft. Occupiers are smart – they will see that the rent
Because the public transport provisions are excellent. The New
and service charge associated with the building is significantly less
Islington Tram Stop is a hundred yards away and Piccadilly station is a
than even some still over-priced second hand space in the heart of the
5 minute walk. Because car access is easier than the city centre and
city. We have made Fabrica cost effective by limiting the building height
car parking located at grade adjacent to the building can be delivered
below the threshold for fighting lifts, by maximising the net:gross and by
more economically than in a basement.
utilising simple construction systems (a stick curtain wall system rather
than a more expensive unitised system). Whilst there is an external
Build it and they will come!
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“Completing October 2012.”
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St Peter’s Square, Stockport
Case Study
“A Manchester building at a Stockport rent.”
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Programme: 2006 - 2009
Value: £7.3 m
Size: 58,000 sqft
Client: BAM Properties
BREEAM: Excellent
EPC: B Rating
Ventilation: 2 Pipe VRF
Net-Gross: 90%
St Peter’s Square was conceived during a thriving market. It was
To attract such occupiers, add a well-designed habitat, a generous
In 2010, less than 12 months after completion, St Peter’s Square
developed and constructed during the close down and completed
amount of sustainable credentials and a bargain price tag. It’s not
became the new home of Sky TV in Stockport.
amid the near collapse of the construction industry. In hindsight 2009
the luck of the draw; it’s our commercial awareness and our ability to
was not the greatest time to certify the Practical Completion of a shiny
foresee a changing market. It doesn’t happen by accident.
Believe in Better!
However, a commercially focused product will always win through.
St Peter’s Square’s key attributes are:
Awards
There are key ingredients required in order to produce a successful
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++ RICS North West Awards 2011 - Shortlisted Commercial Category.
++ Insider Property Award, North West 2011 - Entered for ‘Deal of the
new commercial development - and a speculative development at that.
building, or at least give it a fighting chance in this brutal market. We
don’t do empty buildings. With more street wise occupier’s eager to
relocate to premises offering lower rents, reduced overheads - which
allow their business to thrive - it’s essential that we don’t just design for
now. We design for the future.
A speculative commercial development must be in control of its space,
able to adapt, and designed for unforeseen occupiers. Spend the
58,000 sqft of space.
Delivered for £7.3 million.
BREEAM Excellent.
EPC B.
Close to 90% net:gross on a typical office floor plate.
A column free interior with clear spans approaching 18 metres.
Building height maximised but kept below the requirement for a fire
fighting core.
++ Building floor area and storey heights maximised on the basis of
budget in the right places, do what’s right for the building, its location
providing only 2 passenger lifts yet still meeting the criteria for a and its profile.
30 second waiting time.
Year’ and ‘Design Patron’.
++ BCO Northern Region Awards 2009 - Shortlisted for Best
Commercial Workplace.
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“Let to SKY less than 12 months after completion.”
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Trafford Town Hall
Case Study
“Competition win 2010, to be delivered in 2013.”
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Programme: 2009 - 2013
Value: £26 million
Size: 70,000 sqft
Client: Shepherd Construction
BREEAM: Excellent (Existing and New Build)
EPC: A Rating (Existing and New Build)
PVS: 300 sqm
Ventilation: Chilled Beams
Net-Gross: New Build 84% Overall 69%
In 2009 we entered into a developer led competitive dialogue process
chamber with significant heritage value; conference facilities; training
deals with reducing the requirement for energy, the efficient use of
for Trafford Council’s “Long Term Accommodation Project” (LTAP).
suites; an internal ‘street’ and a new 40,000 sqft open plan office building.
energy and then the integration of low or zero carbon technologies in
The council were creating a Transformation Team and by far the
sequential order. This approach inherently offers best value for money
most significant project in their programme is providing the new
The new building will incorporate a number of ‘worksettings’ tailored to a
workplace for the council at their Town Hall. Our team, led by Shepherd
range of users in the open plan accommodation. These range from those
Developments, was successful and we had secured a diverse, exciting
who will occupy their desk full time, to the most transient users who will
but very challenging project for our new studio.
only use the building on an occasional basis. The floorplates are flexible
to allow for changing work patterns and our space planning creates an
The LTAP must bring about a transformational change in the way efficient but varied and interesting arrangement of users and departments.
against carbon savings.
++ MEAN reducing the demand for energy through the design of the
building’s form and fabric.
++ LEAN the efficient use of energy through the application of efficient services.
++ GREEN the integration of low or zero carbon technologies to meet
the council work. This involved re-using the Grade II listed Town Hall,
demolishing a 1980’s office extension and replacing it with new This is supported by break out, individual work rooms, project areas,
office accommodation.
meeting rooms, kitchenettes and the restaurant and coffee bar which
make for a much more social, dynamic and holistic working environment.
The focus is on creating a modern, flexible, sustainable working
environment but there are many other aspects to the scheme that
This is all underpinned by a very high aspiration for reducing energy use
make it very exciting for us:
and creating a highly sustainable building for the Council’s future. The new
development will achieve BREEAM ‘Excellent’ and be EPC ‘A’ rated.
A listed Town Hall on a landscaped setting; a sunken garden and three
landscaped courtyards; a restaurant and a coffee bar; a customer
The development of the Energy Strategy for the Trafford Town Hall has
services centre within a complex reception; a semi circular council
been based upon the application of an energy hierarchy. This method
the remaining demand.
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“Lean, Mean and Green.”
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Mean, Lean, Green
EPC A Rating
Low Water / Use
Toilet
Mean, Lean, Green
EPC A Rating
Water Collection
Tap
Shower
Water Meter
Simple, Cost Effective Strategies
1. U-values of new building enhanced.
2. The windows of the existing Grade II listed building refurbished to
Summer
reduce drafts and the associated heat loss.
3. Air Permeability enhanced to reduce unwanted infiltration.
4. Appropriate solar control to reduce unwanted solar gains.
7.
5. Low carbon source of cooling using ground water.
6. Thermal mass of the concrete soffit exposed.
7. Mixed Mode Ventilation Strategy.
8. High efficiency heating and cooling plant.
8.
9. Heat from extract air recovered.
10. Daylight and occupancy control of artificial lighting.
5m3/hr/m2
95%
10m3/hr/m2
9.
3.
3. 10-12. 4.
11. Heating and cooling designed to allow occupant control.
4.
12. Energy Efficient Lighting.
5.
13. Low carbon source of heating using Biomass Boilers.
13.
0.16
1.8
1.
0.25
0.25
10. 11.
4.
7.
2.
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Chancery Place, Manchester
Case Study
“5plus achieved a 25% increase in net space on the
previous planning permission for the site.”
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Programme: 2006 - 2008
Value: £20 m
Size: 150,000 sqft
Client: Chancery Place Developments Limited
BREEAM: Very Good
EPC: N/A at Time of Build
Ventilation: 4 Pipe Fan Coil
Net-Gross: 81.8% (typical floor)
1.
2.
3.
4.
5.
6.
7.
8.
1. Existing consented floorplate.
2. Site boundary.
3. Previous oversailing.
4. 5plus oversailing to maximise net space.
5. Relocation of the core to maximise prime space.
6. The creation of an appropriate address.
7. The incorporation of an appropriate planning grid.
8. Space Plan.
In 2003 detailed planning permission was granted for a 75,000 sqft
office building on the site of the Scottish Provident building.
In July 2006 Alanis subsequently prepared the site and we were
instructed to develop their alternative scheme to a planning submission.
In tandem with this, John Sisk & Son Ltd were employed to commence
construction works with basement excavations and foundation designs
capable of supporting both the existing approved scheme and the new design.
++ A 25% increase in net space - 102,000 sqft in total.
++ Utilising a post tensioned concrete frame, two additional floors
The bottom creates the office and retail address and provides access
off the secondary streets to a technically challenging and spiralling two
where added - the top floor being a destination ‘Directors Lounge’
and half level basement, housing 26 car parking spaces, plant rooms,
complete with a private roof garden overlooking Albert Square.
cycle storage and staff shower areas. The middle twelve floors are
++ An increase in prime retail frontage contained in a single double
height unit fronting Booth Street.
++ A linear double height reception space orientated towards the
an extrusion of the site interrupted only by the lift core where, with its
super-sized Portland stone mix, grc cladding panels create a nod to the
historic buildings on King Street.
premier address of King Street.
++ Through the careful placement of a single core each typical office
floor is now capable of two sublets.
Working in close partnership with the City Council, we submitted
The top two floors are a modern twist on the traditional Victorian frieze.
Set at 1.5 metre centres, a series of 6 metre high, angled, structural
glass blades satisfy the technical requirements of solar shading and
a detailed planning application in record time and permission was
Primary space was maximised through the oversailing of the pavement
shelter to the executive roof garden and also provide a fitting finale to
received in December 2006 - only 4 months after the initial instruction
on all four elevations and by the testing of the floorplate through space
this new premier office address.
was received from the client.
planning studies.
The new permission significantly raised the value of the investment
Set back half a metre from the front of pavement the external profile
inception. It set a new benchmark in office rents for the city and in
for the developer yet still maintained the target date for when it would
creates a modern flat iron building. Clad in steel and glass to maximise
doing so created a new landmark development for a great modern city.
come to the market. Whilst sitting broadly within the previous planning
the view out and daylight in, the building has a distinct top, middle envelope, the new scheme incorporated:
and bottom.
The building completed on site in October 2008 - only 2 years from
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Axis, Manchester
Case Study
“Good sites are becoming increasingly rare.”
“Sites are becoming harder to develop through
increasingly difficult site constraints.”
“Resolve these issues and maximise value through
technical understanding.”
“Create world-class architecture.”
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Programme: 2006 - Ongoing
Value: £17 m
Size: 94,000 sqft
Client: Property Alliance Group
BREEAM: Very Good
EPC: N/A at Time of Build
Ventilation: 4 Pipe Fan Coil
Net-Gross: 80%
This startling, small and very difficult site is at the bookend of one of
translucent plant room is hung from a structural sheer wall creating a
Waterways and Manchester City Council ensured that an extra Manchester’s first regeneration projects, Deansgate Locks. The locks
column free entertainment space immediately below. At night the plant
40,000 sqft will be delivered on the site.
sit adjacent to the Rochdale Canal, a world heritage site. Across the
room is illuminated, crowning the building and marking the point at
road is the Hacienda, the eponymous residential development which
which one enters or leaves the city centre.
Reducing the Area of the Core
sits on the site of the Hacienda Club - the birthplace of cool.
5plus’ design response has been driven by the need to maximise the
Statutorily, an office building of this height will require two escape stairs
The site is bounded by a tram line and sits in the shadow of the G-Mex
development area for the developer and make this site commercially
and cores. It became apparent that to maximise the development area
Centre, a Grade 2 listed former railway station. The site also sits at the end
viable. 5plus has done this in three ways.
on such a small site, a single escape stair and core solution would be
needed. Together with Arup Fire, 5plus devised an ingenious solution of
of a long vista approaching the city from Manchester International Airport
via Chester Road. This is a true gateway site and as such demands a
Building Height
one escape core which has three exit points - a first for a UK building.
striking architectural response both physically and commercially.
As a gateway site, and following a thorough analysis of the site and its
The proposed core arrangement maximises the development area,
The final form of the 72,000 sqft building is one of a needle, 16 storeys
wider context, 5plus proposed a 16 storey building. The building height
allows the floorplate to split for tenancies and maximises prime space
high and 4m wide at its prow. A tripartite separation of bottom, middle
was eventually limited by lifting capacity, ensuring we had the most
within the floorplate - overall, maximising value through technical
and top is employed. At the bottom of the building raking in-situ
efficient lift strategy possible.
understanding.
Extending the Building Line over the Site Boundary
Awards
been given to minimise panel joints and maximise panel sizes to give
We proposed cantilevering the building by 3 metres over the site
++ MSA Design Awards 2007 - Commended Unbuilt Commercial.
a modern, taut expression to the façade. At the top of the building a
boundary on 4 sides of the site. Careful negotiations with British
concrete columns support the 3m cantilever over the building site
boundary upto the second floor. The middle of the building is clad in a
structural silicone glazed cladding system. Careful consideration has
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5plus architects
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Creative Studio
Why are we Different to other Architects?
“We are creative problem solvers that question
established thinking in everything that we do.
Through our highly skilled, Manchester and London
based, designers we are able to offer our clients
market leading commercial solutions along with
cutting-edge innovation.”
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5
“Skills sets.”
Architecture
Masterplanning
Interiors
Graphics
Branding
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Collaborative
We Draw, We Sketch, We Model, We Analyse, We Think, We Listen
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“Greater Manchester based companies involved
in the Trafford Council civic offices project.”
For any project to be a true success it must reflect the people and
Collaborative Design, Costing, Safety and Delivery are not mutually
personalities that work within it. From the post room to the CEO everyone
exclusive goals.
has a part to play in the business and everyone has a part to play in the
design process.
We enjoy the crafting of buildings from primary elements through to
individual items of furniture. As technology has increased beyond simple
We ensure that the design process does not leave any part of the
bricks and mortar it has become increasingly essential for an architect to
business dis-enfranchised. We speak in layman terms avoiding jargon.
have connections with contractors and specialist suppliers. At the early
We use our sketching skills, we build working models and we use
stages of projects we proactively engage with key suppliers for long technology to demonstrate our ideas.
lead-in items such as curtain wall fabricators, lift manufacturers and pre-cast components to ensure that our early concepts are deliverable.
Each project from our portfolio has its own human story that has shaped
its design and resulting form and layout.
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A Collective Culture
We Are...
“People based, client focused, collaborative, learning,
developing, creative, friendly, not too serious and not too relaxed.”
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500
“Pound annual 5plus MMU bursary
for creative talent.”
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5plus architects
London
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31-35 Kirby Street
London
EC1N 8TE
t. +44 (0)207 492 1827
Manchester
5th Floor
Grange House
17-27 John Dalton Street
Manchester M2 6FW
t. +44 (0)161 834 0552
www.5plusarchitects.com
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Architecture
I
Masterplanning
I
Interiors
I
Graphics
I
Branding
5plus Architects
Phil Doyle and Jon Matthews
‘This is Manchester, we do things differently here...’
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www.5plusarchitects.com