Residential Development,
Marina Gateway, Hull
Design & Access Statement - December 2009
Contents:
1.0
Introduction
3
2.0
About Marina Gateway
4
3.0
Location
6
4.0
5.0
Site
8
Context
10
6.0
Use
12
7.0
Constraints & Opportunities
14
8.0
Concept
16
9.0 Design
18
10.0 Scale
22
11.0 Appearance
26
12.0 Landscape
36
13.0 Access
40
14.0 Sustainable Development
42
15.0 Appendix
43
1
Residential Development - Marina Gateway, Hull
Design & Access Statement
Introduction
There are few sites with such huge potential; the Marina Gateway site
provides a unique opportunity to create a development complimentary
to the adjacent Humber Quay and Fruit Market regenerations, and
which assists in activating a dormant parcel of land and improving the
urban environment of an important area of the city.
The most critical aim of the scheme is to ensure that the new
public space is a safe, attractive, and pedestrian oriented place
which encourages people to stay. It promises to be a place to be
entertained, to relax, to eat, and to meet, in a high quality landscaped
surrounding.
The development site is dominated by water and Wellington Street;
however these are purely physical constraints. We believe the natural
attraction of water and the connectivity provided by Wellington Street
make them opportunities to be exploited and enjoyed. A glance
across the Marina from Castle Street currently offers little inspiration,
but the scheme has the ability to change the image of the whole
Marina area.
A plethora of superb views across the Marina to the fantastic skyline
of Hull should be capitalised on, with the Holy Trinity Church, Guild
Hall, and Magistrates Court some of the most prominent landmarks.
The well renowned Deep and Humber Bridge along the coast and the
rolling countryside of North Lincolnshire across the Estuary complete
a full 360 degree horizon to enjoy from this prime location.
The recently completed office development and residential elements
on Humber Quays together with the future regeneration of the Fruit
Markets give this site a unique location in terms of its connectivity.
Directly on the route between these two initiatives, development of
this currently unused parcel of land will assist in linking these areas
together.
3
2.1 Regenerating the City
Standing on its incomparable site, Marina Gateway provides an
outstanding opportunity for the City of Hull to really proclaim its
remarkable renaissance. Marina Gateway will not only represent
the buoyancy and ambition of the City, but will help catalyse further
physical and economic regeneration in its neighbouring zones, the
strategically important Humber Quays and the historically significant
Fruit Market. The scheme promises to bring activity to the waterfront
area and offers an exciting revolution in city living. This is a high
quality development which will stake its claim at the vanguard of Hull’s
rejuvenation.
2.2 Scheme Objectives
The aim of the scheme is to provide an exciting, high quality
development which contributes positively both to its immediate
area and to Kingston upon Hull as a whole. The scheme sets out to
provide a landmark development on this key site which will act as a
signifier of wider renewal and regeneration. It proposes a building
of a very high standard both in terms of design and materials, and
locates them boldly within the site, refreshing but also respecting their
local and wider townscape context. Similarly, the design process
has at all times been careful to acknowledge local architectural and
historical heritage in the area, whilst keeping pace with neighbouring
redevelopment. The result is an inspiring symbol for the new
millennium, but one firmly rooted in this unique City.
4
‘
The Marina Gateway site is
exceptional, even in the context of
the Fruit Market, in the potential
it offers. It has the advantage of
sharing its heritage with the rest
of the Fruit Market, but sits slightly
away from it; this slight distance,
coupled with its vantage points
over the Marina on one side and
the whole of the Humber estuary on
the other, gives the site a scale and
quality of development opportunity
that is rare in any city
‘
2
About Marina
Gateway
Hull Fruit Market Development Brief
Surface Architects/
Roger Tym & Partners
Residential Development - Marina Gateway, Hull
Design & Access Statement
5
3
Location
3.1 Site Location
Situated south of Hull City Centre at the mouth of the old docks, the
site is located on a man-made quay which separates Humber Dock
Basin from Hull Marina. The site directly overlooks the historic marina,
lock, and swing bridge which connects Humber Quays to the Fruit
Market area. To the south it overlooks the expansive Humber estuary.
The Marina Gateway site has huge potential, its shared heritage with
the historic Fruit Market, but sits detached from it. This detachment,
coupled with its vantage points over the Marina to the north and the
whole of the Humber estuary to the south, gives the site a scale and
quality of development opportunity that is rare in any city.
Aerial Photograph
6
Residential Development - Marina Gateway, Hull
Design & Access Statement
Site Location Plan - As Existing
7
4
Site
4.1 Site Description
The development is located on the southern half of the land parcel
identified as the Marina Gateway, its northern edge is adjacent to the
line of Wellington Road, its eastern boundary runs parallel to Minerva
Terrace and it southern and western boundaries are bounded by
the water of the Humber estuary and Marina Lock respectively. Also
included within the site boundary is a parcel of land along the length
of Minerva Terrace
4.2 Site Landscape
The half of the Marina Gateway parcel to be redeveloped is just over
half an acre in size and has been vacant since the recent demolition
of a former pub, its site now marked by a temporary public art
installation in the form of a grass and granite wave. The streetscape
of the site is characterised by the historic cobbled Wellington Street
with its preserved granite sets and tramlines, while a range of various
listed historic mooring posts are dotted along the dock walls. The site
enjoys well-defined boundaries indicated by the road, the dock walls
and to its southern edge a flood protection wall built off the top of the
dock walls, despite this there is very little sense of enclosure and is
highly exposed to the temperaments of coastal weather.
4.3 Site Buildings and Access
Within close adjacency to the site there is one existing structure to
the north of the site. The former lock-keeper’s cottage now occupied
by HM Coastguard was constructed in the mid-nineteenth century.
This much altered, two storey stucco building overlooks the lock, its
purpose is to provide a home for the occupants who control access
into the marina via an adjacent lookout structure. This control was once
done via line-of-sight observation but recent building developments
have meant that this system now has to rely on video cameras for
observation. The building currently suffers from being in a poor state
of external repair, and the many modern alterations have diluted
its character and undermined its historical value. The building and
observation pod will not be affected by these proposals. Adjacent to
the Lock Keepers cottage is the site of the former Pepi’s nightclub, an
early 1990’s building which has been recently demolished. North east
of this, beyond a vacant area set aside for car parking, stands a bus
shelter also erected during the 90s, whose architecture is somewhat
unsympathetic to the adjacent and historically important Humber Place.
Site Plan - As Existing
8
Residential Development - Marina Gateway, Hull
Design & Access Statement
The site is currently accessed in the north east corner at the top of
Minerva Terrace, while Wellington Street runs parallel to the site along
an east-west axis. It crosses the lock via the historic and recently
refurbished Swing Bridge, and continues as Wellington Street West.
Pedestrians can access the site along pavements on all of these streets,
and also via public rights of way around the perimeters of the Marina
and Humber Dock Basin, which circumnavigate the site.
4.4 Built Heritage
Within the dock entrance area, the most visible elements of past historic
uses are the dockside railings and listed mooring posts; elements of
railway lines sit within Wellington Street’s granite setts, evidence of
Hull’s bustling maritime history. The most striking historic landmark
though must be the newly reconditioned swing bridge, which creates
a link between the Fruit Market, passing the Marina Gateway site and
across to Humber Quays opposite, effectively continuing Wellington
Street across the dock. We believe Wellington Street to be an important
element to the site, and although not a regularly used thoroughfare it
is influential on our design proposals. Minerva Terrace itself underwent
a programme of landscape works in the mid-1980. It also features
traditional granite setts and Yorkstone paving, and includes a central
raised plinth, built from modern red clay bricks, and houses a large
18th century gun on a timber naval carriage, now somewhat weathered.
The quality of the public realm generally in this area is not particularly
noteworthy.
Historic Map Showing Humber Dock Area
9
5
Context
5.1 Historical Context
5.3 Visual Context and Views
Built on reclaimed land, work on this area now known as Marina
Gateway was first started in 1807. The site has kept continuous watch
over the lock entrance since 1809 when Humber Dock was officially
opened, the complex housing warehouses, cranes and maritime
history until 1967 when Hull Docks were closed to shipping. Having
been formally abandoned in 1969, Humber Dock was eventually
reopened as part of Hull Marina in 1983. The Marina Gateway site
itself was partly redeveloped, somewhat unsatisfactorily, as a leisure
destination in the early 1990s.
Sandwiched between the vast Humber estuary to the south and the
expanse of the Marina to the north the site is very much dominated by
water. It is topographically flat and sits approximately 5m above sea
level. Owing to its exposed nature, the visual envelope of the site is
extensive, with long-distance views towards and from every direction.
To the north there are unrestricted views over and beyond the Marina
towards Prince’s Quay and the City Centre. Views to the west are
similarly unrestricted allowing clear sight of the Humber Bridge, whilst
to the south there are dramatic views over the Humber Estuary towards
the landscape of North Lincolnshire. To the east there are views into the
Fruit Market and along the estuary, with additional views along Humber
Place which fronts onto the Marina. Looking inwards, the site can be
viewed from all around the Marina, and from the new developments to
the south-west.
5.2 Immediate Context
Largely surrounded by water, the Marina Gateway parcel currently
feels almost like an island, and is divorced from much of its
surrounding context. It does however, lie at the crossroads of several
strategically important areas. To the east of the site is the Fruit Market,
an area ear-marked for major future regeneration and featuring a
number of historically interesting and important buildings. The Marina
Gateway site is connected to the heart of this area by the east-west
axis of Wellington Street. West of the site across the listed swing
bridge is another area undergoing intensive regeneration; including
the new World Trade Centre buildings at Humber Quays and the
new residential complex at Freedom Quay. Given the prominent
and unique location of the Marina Gateway site sandwiched
between these two large pockets of new development, there is a real
opportunity to create a development within this area which symbolises
and contributes to the ongoing regeneration of Hull.
Fruit Market
5.4 Character
The area directly adjacent to the site itself currently lacks any real sense
of character, with the relatively nondescript Lock Keepers cottage being
the only building existing in close proximity. The building known as
Pepi’s which lacked any real architectural merit and had little positive
impact on character has since been demolished, allowing the site to
breathe considerably. The temporary landscaped area of public realm
within the proposed development boundary affords some remarkable
views, but is highly exposed and for much of the year is uncomfortably
when exposed to the elements. Materially the Marina Gateway parcel
is a mixture of historic cobbled paving, 1980’s brickwork, yorkstone
paving, concrete and cast iron street furniture.
Marina Gateway Across to Humber Quays
Green Bricks
10
Historic Lock
Residential Development - Marina Gateway, Hull
Design & Access Statement
The area around the Marina is at present dominated by the piecemeal
nature of its redevelopment. There are for instance, a handful of large
scale landmark structures such as the redeveloped historic red brick
Warehouse 13, and the new office and residential developments to
the west of the site at Freedom Quay and Humber Quays constructed
from a material palette of Brick, glass and reconstituted stone. There
are smaller predominantly red brick buildings along Humber Place
& Humber Dock Street on the edge of the Fruit Market which are of
historical or architectural value, yet the remainder of the buildings which
make up this area are generally of modern design and as a result
contribute little to its character. Local character is further influenced by
a number of derelict and undeveloped plots of land, providing nothing
in terms of aesthetic quality. What is perhaps the most important and
interesting element of this area is the water itself and the strong contrast
between the open Humber Estuary and the enclosed Marina which adds
additional character and interest through the variety and colour of the
many boats moored here.
Lock Keepers Cottage
The wider environment includes a mixture of uses, scales and materials.
To the west of the Humber Quays buildings is a demolition site awaiting
redevelopment. To the north the City Centre and Princes Quay remain
very much cut off by the busy A63. To the east the Fruit Market provides
an area of inconsistent character but uniform scale and street layout.
The River Hull is also undergoing an intensive phase of redevelopment
with recently built landmarks such as The Deep soon to be joined by
new apartment developments such as Trinity Quays and East Bank. The
overwhelming sense is that this is an area in a transitional phase, part
way through a vigorous period of redevelopment and improvement.
Busy Marina
Former Pepi’s Nightclub - Now Demolished
11
6
Use
6.1 Land Use Patterns
The proposed land use of the new development is primarily residential
with small elements of A3/A4 use at ground floor level.
The surrounding area is of mixed usage, and features a wide range
of typologies including high density apartments; low density housing;
office developments; converted warehouse living; a boat yard; leisure
facilities; Restaurants & Pubs and traditional retail and commercial
premises.
The development has been designed to complement these existing
land uses, but at the same time sets out to establish a residential
development which will contribute to the vibrancy, variety and quality
of the area and the city. The aspirational residential units provided
in the scheme have been designed to enhance and augment the
catalogue of property currently offered in the city, offering waterside
living, superior specification and generous spatial dimensions. At
ground level the inclusion of units suitable for bars, restaurants, coffee
shops etc.. provide the opportunity for activity and to draw visitors
through and around the marina.
Restaurant & Cafe
units at ground level
activate key frontages and
intersections - opportunities for
external seating to provide
on-street activation and draw visitors
Wellington Street/Minerva Terrace
12
Residential Development - Marina Gateway, Hull
Design & Access Statement
6.2 Public Realm
6.3 Restaurants & Cafes
6.4 Residential
It is vital to create quality spaces between building and frontages if a
development is to be successful; we seek to instil civic pride into the users of this development. To ensure the provision of an attractive and well
used space, this new space will be landscaped with high quality materials and planting. Our proposal has considered aspect and relationship
to its marine location maximising the potential of the development. A
fully co-ordinated range of street furniture will be incorporated; creating
a public realm for people, uncluttered but active, sophisticated but not
discriminating. Creating a passive secure environment; overlooked by
residents and visitors alike.
Small A3/A4 units are incorporated within the scheme to create an
opportunity to accommodate Restaurants and Cafes within a small
scale leisure destination. External seating will animate the Lock and
Wellington Street frontages enjoying outlooks to the Marina and beyond.
Food based retail provides the opportunity to occupy and activate the
scheme and waterside throughout the day, from early morning coffee to
evening dining.
Situated on the southern edge of the Marina Gateway parcel these
apartments will provide city centre living in a fantastic location; enjoying
the convenience of closeness to the city centre coupled with modern
accommodation. A total of 62 units are proposed, the majority enjoying
views of the Marina, Humber Estuary and cityscape of Hull.
13
7
Constraints/
Opportunities
7.1 Site Restrictions
The site has obvious restrictions; surrounded by water on two sides,
and constrained by the historically important Wellington Street the
scheme has been developed with these constrictions in mind. The
proposed scheme has also been developed to make the most
of its fantastic location by considering the water and the historic
streetscape as advantages rather than as constraints.
The adjacencies and heights of pre-existing buildings within close
proximity to the development site have been considered and the
design response pays attention to the important influences and as a
result has been scaled to respect that of the neighbouring structures
on Humber Place/Minerva Terrace.
7.2 Viability
To enhance the viability of the waterfront area as a whole, and
with its superb location the scheme has the potential to create an
environment of the highest quality and the proposals are committed
to superior design and construction. The development will feature
innovative architectural languages, an exciting variety of scales and
materials, and an exclusive specification of accommodation.
There will be only modest extra demands on local services. More
evidence in this respect is provided within the submitted Planning
Statement.
Site Constraints Diagram
14
Residential Development - Marina Gateway, Hull
Design & Access Statement
7.3 Constraints
• The site is limited to the extents of the Dock/Marina edge, which is
listed.
• Flood defence wall along the southern edge of the site and along the
Minerva Terrace.
• Existing route of Minerva Terrace/Humber Place.
• Existing established route of Wellington Street.
• Protected public rights of way around the Dock and Marina edge.
• The existing vehicular routes and protected pedestrian routes around
the edge of the Marina and Dock basin restrict the potential footprint
of any proposed development.
• Highly exposed to the elements from the south and Humber Estuary.
7.4 Opportunities
• Redevelopment of public realm to improve access, strengthen
existing public rights of way and improve aesthetic qualities.
• Preservation and extension of existing Wellington Street streetscape.
• Monopolise the potential for fantastic views across the city, marina
and Humber Estuary.
• Opportunity to reference the architecture and scale of the Fruit
Market to the east and Humber Quays to the West.
• Creation of active frontage along the Dock edge and Wellington
Street to draw visitors to the area.
Site Opportunities Diagram
15
8
Concept
8.1 Approach
The approach to this scheme has been to create a residential
development that takes advantage of the breathtaking views and
creates a new standard of space and living over and above what you
would normally expect in Hull; respects the scale and makeup of its
adjacent urban environment; references the past whilst also looking
to the future; and becomes a beacon amongst the redevelopment of
Hull Marina, the Fruit Markets and city beyond.
8.2 Effects on the Surrounding Area
The development has been carefully designed to make the most of
its exceptional setting. It will act as a sentinel at the mouth of the
attractive and historically important former docks, and will provide Hull
with a genuinely forward-looking beacon of regeneration.
The scheme has been orientated to appear as an extension to
Wellington Street and has been devised to minimise impact on its
neighbours, while the architecture of the proposals themselves has
been designed as a contemporary interpretation of the character
of the City and the scheme’s surrounding built and landscape
environment.
Layout Principles
16
Residential Development - Marina Gateway, Hull
Design & Access Statement
There will be a notable change to the character of the site and the
proposals have been designed as bold additions to the Marina Gateway
area. The proposed impact of the development on the surrounding
area will be mitigated by a number of factors. In order to respect the
neighbouring buildings on the edge of the Fruit Market the scaling of the
adjacent proposed buildings has been carefully considered; the historic
streetscape and street pattern are to be preserved; high quality building
design and construction, and a characterful new public realm will
provide enormously positive additions to the visual environment; and the
activity generated by the new scheme will help catalyse the regeneration
of its immediate area.
8.3 Access
Access to the development is based on the existing shared pedestrian
and vehicular route around the site. Vehicular access has been
designed to have a limited impact on the site, with Wellington Street
retained and left unchanged. The area of Minerva Terrace is to be
redeveloped as parking with a smaller element of parking available
underneath the building accessed via Minerva Terrace.
0600
0800
1000
1200
1400
1600
1800
2000
Public rights of way around the site have been protected, access into
and around the building have been designed to be clear, level and
unrestrictive, whilst the general street level fabric is to be enhanced
as part of a unifying landscaping strategy for the development. This
will include the retention of all dock-related street furniture, and the
employment of appropriate and complementary new materials.
Indicative Sun Path Diagram - Mid June
17
9
Design
9.1 Residential
Conceived as a landmark, the facades provide inventive and
expressive elevations, taking influence from the vernacular and
materials of the surrounding area and giving them a modern twist.
The plan is derived from the simple rectangular geometry of the site
and its various constraints, and has been designed to create a unique
living opportunity by providing a range of varying generous apartment
layouts with sensational views of the surrounding area. Servicing,
access, and circulation have all been placed around two main cores
allowing all apartments unimpeded views.
Although the development is only one building, it has been massed
and designed to have the appearance of two. A tall element takes
influence from the dockside warehouses and new developments of
Humber Quays, whilst a lower element takes influence from the scale
of Minerva Terrace and Humber Place.
The vertical arrangement of the tower provides many of the residential
units with either a terrace or balcony, designed as clear extensions
of the floor plans, cleverly merging outside and inside and providing
breath-taking views in the process. Similarly some apartments
feature projecting rooms in replacement of a balcony, elevationally
these break the regularity of the tower’s appearance and draw the
eye to the higher levels of the building. Each apartment features a
truly generous floor plan, with its entrance located to allow immediate
views and to provide an instant feeling of space. The development
features a communal entrance at ground level with shared circulation,
lifts and staircores designed to be accessible by all. Access routes
throughout the building and into apartments are clear and of a
comfortable size for unrestricted movement. At ground level retail
units have been designed to give the building activity street level and
to draw visitors into the Marina area.
Ground Floor Plan - Level 05
Residential Floor - Levels 09/12/15/18
18
Residential Development - Marina Gateway, Hull
Design & Access Statement
9.2 Layout
The general floor layout of each level has been designed to provide
simple access and maximum living space, making most the most of the
breathtaking views views at its disposal. The use of two cores allows
the maximum use of footprint for residential floor area and reduces the
amount of floorspace eaten up by circulation and ancillary space. Only
a handful of apartments are accessed at each level from each core
giving an impression of exclusivity and privacy not found in the long
repetitive corridors found in some residential developments. These
shared areas will utilise similar high quality materials and finishes as
found in the apartments creating a consistent impression of high quality
living throughout.
A3/A4 Units
Entrance Lobby
Ancillary Areas
Vertical & Horizontal Circulation
Penthouse Apartments
Two Bedroom Apartments
One Bedroom Apartment
19
9.3 Apartment Design
Each apartment within this design has been considered to make the
most of views and vistas at its disposal. The underlying strategy has
been to create a ‘wow’ factor from the moment you walk into each
apartment. Internal space planning has been designed to allow an
unimpeded view directly out of the apartment from each apartment
entrance, this principle is also applied to bedrooms and in some
instances bathrooms too. The building has been designed as a whole
to create multiple apartment types, working from a basic layout for each
apartment but giving each apartment its own nuances and variations
through devices such as pop out window seats, balconies and terraces.
Apartment sizes are on average larger than you would find in most
residential developments of a similar nature and the whole development
has an approximate average apartment size of 70 sq.m (see appendix
for area schedule. Ample sized bedroom, bathroom, ensuites and living
area further strengthen the quality and style of living this development is
looking to provide.
Residential Floor - Level 21
Residential Floor - Levels 24/27/30
20
Residential Development - Marina Gateway, Hull
Design & Access Statement
Example Layout - 1 Bedroom Central Apartment
Example Layout - 2 Bedroom Corner Apartment
21
Penthouse Lower Floor - Level 33
9.4 Penthouse Design
Penthouse Upper Floor - Level 36
The two penthouse duplex apartments have been designed as the
pinnacle of this development. Each apartment enjoys nearly a 360
degree views of the area around Marina Gateway, open plan living and
kitchen areas open up onto multiple roof terraces, and each has a grand
master bedroom on a mezzanine level above. As with the one and two
bedroom apartments each of the two penthouses have been designed
with their own individual identities and features.
The larger of the two has a central open staircase leading to the master
bedroom which overhangs the taller element of the building and is
reminiscent of the winch boxes seen on historic warehouse buildings.
The smaller of the two features a vast open living area, and large south
facing terrace directly off the master bedroom. Each will demonstrate
a standard of living and appreciation to quality that will become
synonymous with this development.
22
Residential Development - Marina Gateway, Hull
Design & Access Statement
9.5 Structural Design
The design of this building has been based on a reinforced in-situ
concrete structural frame. The vertical circulation cores have been
designed to provide lateral stability to the floorplates and structure,
whilst the main structural columns have been arranged to maximise
unobstructed floorspace and reduce the amount of columns impeding
views out of the apartments. Where corner apartments have double
aspect windows, structure has been located to provide a cantilevered
floor plate in this instance removing the need for corner columns.
23
10
Scale
During the design process consultations were held with Yorkshire
Forward and ARC as well as pre-application discussions with Hull City
Council’s Planning Department which helped to channel and inform
the design process to the scheme presented here.
10.1 Appropriateness of Scale
Hull City Council’s Character Appraisal of the area notes that “big
buildings characterise this zone” with many new structures; for
example the Holiday Inn Hotel, Humber Quays, and Hull Marina
Boatshed, and existing buildings such as Warehouse 13 and the
Wilson Line shipping offices uphold the tradition. The proposals
promise a building which exhibits this traditional dock-side scale as
well as exceptional contemporary character.
The Marina Gateway parcel of land has been identified within the
Fruit Market Development Brief prepared by Surface Architects and
Roger Tym and Partners as having high potential for development
and suggest a building of increasing mass stepping gradually from
its lowest end which responding to the scale of the Fruit Markets to
its highest end responding to the scale of Humber Quays. The Brief
suggests that the lowest end be approximately five storeys high rising
to nine storeys at his highest point.
During consultations with ARC it was suggested that the Fruit Market
Development Brief should not be taken so literally and so as a result
we have used this document as a benchmark for the design and
evolution of this scheme.
The proposed scale of the development creates a memorable
landmark building of high architectural quality. The building has been
designed to have the appearance of two buildings of two definitive
styles and massing. Where the building sits adjacent to the Lock and
Humber Quays opposite, the building has been massed to reflect
the scale of historic warehouse development within the locale and at
eleven storeys the tallest element will be visible from many parts of
the City, a beacon within the Marina, providing an impressive focal
point for views across and around the Marina. At the Minerva Terrace/
Humber Quays end the building has been massed to reflect the
proximity to the domestically scaled Fruit Market Area. Clearly, this
location requires a greater sensitivity in terms of its scale than the rest
of the site, and the development has been careful to demonstrate the
appropriateness of its appearance within this context.
The scheme has been careful not to simply drop a building alien in scale
onto this pivotal site and has designed to feel like a natural part of the
urban fabric, through the development of connections and relationships
with the scale and appearance of the urban environment it will exist
within.
10.2 Scale and Space
The scale of the building has been derived in part from the landscape
features which will enclose them: the legibility and readability of any
scheme will benefit from a design which is able to balance the size of its
nearby open spaces relatively to the scale of its buildings. In this case,
surrounded by daunting expanses of water, the scale of the building has
been designed to provide enough of a punctuation point to provide an
appreciable and landmark gateway development.
10.3 Scaling Buildings
When dealing with buildings of this size, it is essential that the layouts
and elevational details of the buildings are designed in such a way as
to enliven appearance and roof lines, endeavouring to display dynamic
solutions providing visual interest and readability. The elevational
proposals for the development will consequently break up the overall
mass of the building to strengthen the appearance of two buildings
differing in aesthetics, but linked through their architectural principles.
The heights, widths and lengths of the elevations, generated by the
unique and distinctive floor plans, complement the size and geometry of
the site. This conscientious scaling, enriched by a carefully considered
blend of architectural elements, will ensure the scheme is clearly legible
as an exciting development for the City.
Design Rationale
Due to the site’s location and the aspirations of the scheme, a special
emphasis has been placed on the exterior of the new buildings.
These are buildings which represent the future of the City, but to
do this successfully they must also be of the City. The treatment of
exterior elevations and facades strives to include and adopt innovative
contemporary design solutions, but also seeks to respect and reflect
some of the elements of Hull’s traditional architecture.
By establishing relationships with the surrounding built environment and
demonstrating an understanding of the historical landscape, the scheme
will be inherently be anchored within the City. The appearance of the
building will reference the material palette of the City, whilst the scale of
the development corresponds with many examples which characterised
the surrounding area.
Context
The scheme is privileged to be located on such an outstanding site
within such a historic context, and much of the challenge of designing
a successful appearance for the scheme hinges on how the plans and
elevations of this building responds to this prominent location.
The elevational treatments of the buildings have sought to adopt
a contemporary architectural character, generated by a mixture of
modern and traditional construction materials, with detailing inspired
by distinctively local features. Characterised by differing scales and
innovative architectural language, this prominent development has been
Warehouse
designed 13
as a confident addition to the surrounding area and to the City
of Hull.
Warehouse 13
24
Rank Hovis Building
Residential Development - Marina Gateway, Hull
Design & Access Statement
2 Humber Quays
Baltic Centre, Gateshead
Minerva Terrace
Dutch Riverside
Fruit Markets
25
11
Appearance
Throughout the design process the team have made sure that
the scheme responds strongly to the features which exist on and
around the site, and within this context have produced a scheme
which is both radical and responsive. This contextual approach has
recognised and responded to the existing historic ground conditions
and currently under-utilised waterside features.
The team has taken time to study characteristics of the local
architecture and environment. The idea is to include elements of
character, feel, massing, colour, texture, and rhythm, and blend
these together with characteristics unique to the area to create a
relevant and authentic architectural language which will define the
development within its wider context.
11.1 Materials
To help integrate the scheme into its local, architectural and historical
context, it is important that an authoritative range of appropriate
building materials are carefully referenced. Taking influence from local
vernacular, and other relevant materials will help reinforce the identity
and character of the development as being identifiable as part of the
City.
11.2 Detailing
Detailing is an effective way of helping the scheme to establish and
define its own architectural style, helping to develop its own identity and
assimilating it into its environment. The consideration of details factored
into these proposals provides examples of the commitment to quality
and type of authenticity the design process aims to achieve.
By recording and understanding examples of local architectural
language and detailing, and by applying or adapting them to suit the
designs of the development, the scheme will be able to demonstrate
genuine consideration for the distinctive local and regional character,
enabling it to sit comfortably in the architectural context of its immediate
surroundings.
The detailing of the development takes great influence from both
the industrial and maritime locations it will exist within. It’s scale and
proportions are influenced by the industrial mass and consistent
repetitive pattern of Warehouse 13 across the marina, and has been
detailed both structurally and architecturally to make the most of the
fantastic views surrounding the site.
The material makeup of the development is a respectable
contemporary twist on the local material vernacular, the use of slim red
brick takes from local buildings such as Warehouse 13 and many of
the properties from Humber Place, constructed of brick brought into
the area from Holland via its maritime trade connections. The use
of reconstituted stone reflects the stone’s use in the more illustrious
buildings of central Hull such as the City Hall and the Old Dock
Offices. Modern materials such as stainless steel mesh and glass,
and aluminium create hints towards the maritime influences of both
the docks and the marina, as well as enabling the development to
stand up to the environmental demands of a site within a maritime
location. The contextual use of local materials combined with the use
of modern materials will allow this development to stitch effortlessly
into the local urban fabric.
Material Precendent
26
Residential Development - Marina Gateway, Hull
Design & Access Statement
The Fifth Elevation - Roof Activity
27
11
North Elevation - Wellington Street
28
Elevations
Residential Development - Marina Gateway, Hull
Design & Access Statement
South Elevation - Humber Dock Basin
29
11
East Elevation - Minerva Terrace/Humber Place
30
Elevations
West Elevation - Lockside
Residential Development - Marina Gateway, Hull
Design & Access Statement
Section A-A
Section B-B
B
A
B
A
31
11
Visualisations
View from Humber Quays - Looking North
View from Railway Street - Looking South
32
View South over Lock
Residential Development - Marina Gateway, Hull
Design & Access Statement
Tower Element
View East from Humber Quays
Street Scene - Wellington Road/Minerva Terrace
33
View East along Wellington Street West
View from Minverva Terrace
34
Main Entrance - Wellington Street
View West along Wellington Street
Birdseye view - Tower element
35
12
Landscape
12.1 Existing Landscaping
The development area demonstrates a variety and mix of historic
and modern materials of varying quality. Generally, two materials are
abundant throughout the site – yorkstone slabs in pavement areas
and granite setts in roadway areas. In addition a variety of more
‘modern’ materials are used e.g. blanc-de-bierge reconstituted stone
around the marina-side of the site and red clay pavers. Minerva
Terrace underwent a programme of landscape works in the mid1980s and features traditional granite setts and Yorkstone paving. Its
central feature includes a central raised plinth built from modern red
clay bricks which houses a large 18th century gun on a timber naval
carriage, now somewhat weathered. The quality of the public realm
generally in this area is not of particular value.
As well as the temporary grass wave sculpture which marks the site
of a former pub, the well known Fish Trail is represented in Minerva
Terrace; although no instances of this pavement treatment is apparent
in the main area of the site. ‘The Seven Seas Fish Pavement’ was
commissioned for Hull’s 1992 Festival by Kingston-upon-Hull City
Council. Any public realm proposals will ensure these elements are
incorporated into the new scheme. Other than small specimen trees
which were planted in the 1980s and have subsequently struggled to
establish successfully no significant vegetation exists on site.
12.2 Strategy
The core principles for the scheme’s approach to landscaping have
been simple: to use high quality design and materials to update and
improve public realm around the development, whilst allowing clear
accessible pedestrian passage around the building.
The landscape strategy has been particular in maintaining the
traditional street pattern, and retaining historic street materials
and features, helping to preserve what remains of the landscape
character of the site. Examples of this kind of character are becoming
increasingly rare, so preservation is one of the scheme’s real priorities.
It therefore seems natural that the layout of the proposals has to a
great degree been informed by the features the scheme is committed
to preserving.
Landscaping - Treatment of Dock edge Public Realm
36
Residential Development - Marina Gateway, Hull
Design & Access Statement
Landscape Plan
37
12.2 Creating Complementary Landscaping
The unique location and development qualities of the site offer a chance
to create landscaping of a high quality: these will help create an attractive
development which generates its own identity as well as contributing to the
surrounding environment. The layout of the development ensures that the
building will benefit from slightly varied but equally fantastic views, and that
the historic street pattern, materials, furniture and lighting will be integrated
into the scheme in a meaningful manner.
To create a suitably attractive and characterful development, it is crucial for
the scheme to maintain a high standard of landscaping solutions throughout
the site, whilst creating clear accessible space for everyone likely to use it.
For instance, materials used in the construction of roads and paving, and
in the erection of walls and gateways, should be carefully considered for
suitability, aiding legibility and assisting navigation around what promises to
be a coherent and contemporary environment. The layout of the scheme
has been designed to reflect the existing arrangement of the site, and as
a result the scheme will demonstrate clearly defined uses and ownership
of spaces without complicating readability, compromising views and
accessibility or jeopardising the spatial quality of the environment.
On the southern edge of the site, an important flood defence wall runs along
the dockside protecting from high sea levels should such an event occur. As
part of any landscaping scheme this flood defence wall will remain intact but
we will look to integrate into the proposed scheme and approve its general
appearance.
12.3 Concept
To reinforce the development and link the scheme to the surrounding area
by utilising and adhering to the principles of a common landscape strategy
embracing the development site and Marina Gateway parcel and ensuring
coherent integration with the adjacent Fruit Market and Humber Quay
schemes. The public realm proposals for Marina Gateway have been built
around the provision of a new, high quality public realm which will encourage
and provide for a variety of functions including:
- A place for social interaction
- A meeting place
- A movement corridor
- A node within the neighbourhood
-A tourist draw
Landscape Plan - Nighttime
38
Residential Development - Marina Gateway, Hull
Design & Access Statement
Material Precedent - Landscaping
39
13
Access
13.1 Access Principles
The layout of the development has been designed to allow an
efficient, legible and safe movement pattern in and around the site,
where pedestrian and vehicular movement are carefully managed and
coherently integrated. Minerva Terrace will be redesigned to create a
new resident parking area closed to public traffic, but still accessible
by pedestrians. The priorities for anyone using the scheme are
comfort, safety and ease of access and it is these elements which
have generated the layout priorities for the scheme.
Further information can be found in relation to public transport, refuse
access, vehicle movements, fire engine access and travel plans in the
transport statement to be supplied as part of this application.
13.2 Vehicular Access
The existing arrangement of Wellington Street and its current points of
access from the Swing Bridge and the junction with Minerva Terrace
and Humber Place will be retained as the thoroughfare through the
site, with the development running parallel with the line of the Road.
Vehicular access will continue to be available from these locations, as
will access from the north via Humber Place.
Navigability for vehicles entering the site will be uncomplicated. With
safety in mind, the new scheme has been designed to maintain the
existing points of access, so access for all users entering or exiting
the scheme will be straightforward and familiar. Residents who have
parking allocations will transit into the site onto Minerva Terrace; as
part of the design a small number of protected parking spaces are
provided for residents available within the building envelope these are
accessible from the main Minerva Terrace Route. Emergency vehicles
will be able to access the scheme’s main entrance on Wellington
Street, whilst delivery and refuse vehicles will be able to reverse into
the Minerva Terrace parking area.
Access Diagram
40
Residential Development - Marina Gateway, Hull
Design & Access Statement
13.3 Public Transport
The East Yorkshire bus service will continue along its current route down
Wellington Street and Humber Place, with a dedicated and enhanced
bus connection point located close to the development.
13.4 Pedestrian Access
The scheme aims to deliver an access strategy which is logical and
user-friendly. Legible landscaping elements have been designed
to highlight pedestrian access routes and building entrances, whilst
maintaining good plot visibility around the site.
Existing streetscape features will be incorporated into the scheme, and
the existing entry points and access routes into and out of the site are
to be retained. This will ensure that the current, well-known access
routes remain recognisable, and that the access strategy as a whole
has a minimal impact on the immediate infrastructural environment.
The development of the Minerva Terrace area will continue to allow
permeability for pedestrians despite providing private allocated parking
spaces.
The layout of the site along a single axis, framed by a safe and legible
pedestrianised landscape provides easy practical access to each of the
plots. Good plot visibility will also help navigability for users who have
visual impediments. The proposals feature easily identifiable and level
entrances into the buildings, and independent access around the site is
possible without the need to use steps or steep gradients.
Car Parking strategy
Refuse Collection strategy
41
14
Sustainable
Development
We aim to deliver a development that is in accordance, as far as is
practicable, with best practice principles of sustainable development,
and the scheme has been designed to positively contribute to
long term objectives of environmental protection and resource
management. We are aiming to achieve [Level 4] of the Code for
Sustainable Homes.
14.1 Environmental Commitment
Land is a finite resource, so it is vitally important to develop existing
sites to bring them into effective and beneficial use. The Marina
Gateway site provides an opportunity for brownfield development, and
the proposals have been designed to efficiently utilise the footprint
of the site. The scheme is also committed to preserving all the
important existing landscape features, while the building plots and
new landscape elements are to be located on the approximate sites of
existing and demolished buildings.
14.2 Sustainable Design Solutions
The design process is a key part of sustainable practice, and there is
a need to ensure that, on completion, the quality of the environment
supports and reflects the principles of sustainability.
The Code for Sustainable Homes marks a step change in sustainable
building practise and marks development on its achievement of
energy efficiency and carbon emissions; the reduction of water
consumption; considered material use and reuse; surface water
control; efficient waste reduction and management, pollution control,
health and well being, building management and the influence
on local ecology. By designing in accordance to the Code the
environmental benefits revolve around the reduction of carbon
emissions, better adaption to climate change and a reduced impact
on the environment.
In order to achieve Level 4, any scheme should look to effectively
embrace the principles of renewable energy, sustainable technologies,
material use, and construction best practise. Moving forward the
feasibility of supplying 10% of the building’s energy requirements
through suitable renewable energy sources will be investigated.
42
14.3 Considerate Construction
Onsite, the scheme will follow the principles of environmental best
practice, and during the construction stage, care will be taken to
minimise the impact of construction works. Construction traffic will be
planned and monitored, noise levels controlled, waste managed and
recycled where possible, water consumption controlled, and existing
site materials recycled and reused. Contractors will be judged on their
ability to sufficiently implement these requirements in line with the Code
requirements.
15
Residential Development - Marina Gateway, Hull
Design & Access Statement
Appendix
Gross Internal Area Schedule
43
ispace
1 monckton court
South newbald road
North newbald
York
YO43 4RW
Alan Wood & Partners
Planning Prospects
The Grey House
3 Broad Street
Stamford
Lincolnshire
PE1 9PG
341 Beverley Road
Hull
HU5 1LD
1 Broomhall Business Centre,
Broomhall Lane,
Worcester
WR5 2NT
T: +44 (01780) 755665
F: +44 (01780) 755360
T: +44 (01482) 442138
F: +44 (01482) 448086
T: +44 (01905) 828303
F: +44 (01905) 828307
Designed and Produced by
T: 01430 801444
: 01430 801445
UrbanEdge Architecture