PRESENTATION FOR THE OVERVIEW AND SCRUTINY COMMITTEE CANADA WATER - PowerPoint PPT Presentation

PRESENTATION FOR THE OVERVIEW AND SCRUTINY COMMITTEE CANADA WATER LEISURE CENTRE 20TH OCTOBER 2015

Contents Part 1 - Brief Part 2 - Reconfigure & Extend Seven Islands Leisure Centre Part 3 - Development Outside of the Proposed Town Centre Redevelop Seven Islands Leisure Centre Site Redevelop Rotherhithe Police Station Site Redevelop Greenland Dock Site Part 4 - Development within the Proposed Town Centre

Part 1 - Brief

Vision for the Leisure Centre • Providing better facilities for a growing population • Free swim and gym (need a centre that can absorb the extra demand on both of the above) • Comply with Sport England guidance. • Sport England policy - requiring the provision of no less than what was provided before. • Improving the health of the borough by building a leisure centre that encourages everyone to participate in physical activity more often. • Provision of a facility of civic significance that contributes to the regeneration of the area. • Provide a financially, socially and environmentally sustainable building. • Accessible facility and activities.

Site Selection Criteria • Accommodate LBS brief on site • LBS freehold • Site deliverable within 5 years • Continuity of use if possible • Planning risk • Serving the catchment area • Accessible by public transport • Supports the delivery of the wider regeneration of Canada Water as set out in the November 14 cabinet report, including new council homes, financial return to the council to support local services and jobs for Southwark residents

Leisure Centre Requirements Area Diagram LEVEL 01 HEALTH AND FITNESS • Key elements: EXERCISE EXERCISE EXERCISE CHANGING STUDIO 3 STUDIO 1 STUDIO 2 AREA – 8 lane 25m pool GYM – Learner pool PLANT – 4 court sports hall CIRCULATION PLANT L01 – 150 station gym – 3 studio spaces – Creche LEVEL 00 GENERAL DRY AREAS CIRCULATION • A facilities schedule and area diagram (as shown) have RECEPTION & FOYER DRY CHANGE been developed around these key elements to include SPORTS HALL LOBBY additional spaces normally associated with this type of CRECHE RECEPTION PLANT facility. OFFICE PLANT L0 CAFE STORE 86 SQ.M WET AREAS VERTICAL CIRCULATION STR 1 STR 2 LEARNER POOL WET CHANGE MAIN POOL STR 3 Summary of Areas SPA POOL General 370 STORE Pool areas & changing 1,520 Sports hall & changing 880 LEVEL -1 Gym & changing 940 PLANT Exercise & Cycle Studios 340 PLANT L-1 Plant 775 UNDERCROFT Circulation 445 Net to gross allowance 265 Total GIA (sq.m) 5,535

Elephant and Castle Leisure Centre Elephant & Castle Layout Comparison • Comparison of an ongoing similar project by LBS • Similar brief and facilities provided • Compact urban site in Elephant and Castle • Stacked solution adopted allows all the facilities to fit onto the site SECOND FLOOR PLAN 24M FIRST FLOOR PLAN MASSING Total GIA (sq.m) 5,100 GROUND FLOOR PLAN

Part 2 - Reconfigure & Extend Seven Islands Leisure Centre Seven Islands Leisure Centre

The Existing Centre 7 Helen Peele Cottages • Positioned on the busy Lower Road on the junction with SURREY QUAYS ROAD Surrey Quays Road 35 • Existing Seven Islands Leisure Centre occupies the site 37 BASEMENT • Constrained site PARKING BUSY JUNCTION 45 9 4 7 53 100 106 65 LAWN PEDESTRIAN ACCESS 71 S WAY 81 EXISTING LEISURE CENTRE EXISTING LEISURE CENTRE LE UR LOWER ROAD D A O R M M O G 26 36 46

Repairs and Improvements • Existing building is over 40 years old & in poor condition • Inspection of the structure undertaken in 2013 identified: – Design and construction defects – Defects from lack of maintenance – Elements reaching the end of their useful life – Including: – Risk of collapse of floors (ducts and chambers) – Concern over the structural support of the roof above the pool – Areas where concrete has fallen away from the structure exposing corroded reinforcement – Asbestos • This report was an overview & the consultants recommended further investigations • It did not report on the condition of non structural elements & it is anticipated that the majority of secondary building elements will require repair or replacement. inc: – Doors, windows, cladding, coverings, flashings, ceilings, finishes, services etc. • In addition modernisation of the facility to meet current standards will be required, including improvements to: – accessibility, means of escape, thermal efficiency – meet Sport England guidance • Based on other similar projects it is estimated that this would cost circa. £8M.

Accommodation of the Proposed Brief Existing SILC Layout • The existing layout and facilities have been reviewed and compared with the proposed facilities. • Accommodation available in the existing leisure centre is approx. 4090sq.m GIA, however the space identified for the proposed brief is 5535sq.m. • Key shortfalls in the facilities are: – The sports hall at approximately 1/3 of the proposed FIRST FLOOR size is too small to accommodate a 4 court sports hall (34.5x20x7.5m clear height) – The gym can accommodate approximately 50 stations, although the requirement is for 150 stations. – There is only 1 exercise studio, however 3 are required. – The main pool hall and specifically the pool tank will not GOMM ROAD accommodate 8 lanes D A O R – The disused learner pool at 4x8m is below the Sport R E W O L England recommended minimum size of 7x10m – There is no space at entrance level for accessible GROUND FLOOR parking. Existing Areas • Therefore compromised brief would be necessary General 355 Pool areas & changing 1,265 Sports hall & changing 295 Gym, studios & changing 595 Plant 970 Circulation 415 Net to gross allowance 195 Total GIA (sq.m) 4,090 BASEMENT

Reconfiguration & Extension Reconfigured & Extended SILC Layout STR 5 reconfigured south block ADAPTATION OF POOL TANK • Substantial remodelling of the south block would be STR 3 required and could provide: SPORTS STORE HALL WC CHANGING VOID – A 25m 6 lane main pool and a 12x5m (non-standard) STR 1 AREA VEIWING MAIN POOL k c learner pool. o l VOID b GYM h t r o n STR 2 2 d – Pool change facilities e c a l p e r – Gym facilities up to 100 stations (50 below brief) FIRST FLOOR PLAN STR 4 • Demolition and replacement of the north block and link LEARNER reconfigured south block would be required to accommodate the 4 court sports, POOL entrance area and studios • Off-street accessible parking could be provided g n i k r a p e l b i s s e c c a k c o l b GOMM ROAD h t r o n d e c a l p e r D A O R R E W O L GROUND FLOOR PLAN Compromised Brief Areas LBS Brief Areas reconfigured south block General 390 General 370 Pool areas & changing 1,390 Pool areas & changing 1,520 Sports hall & changing 915 Sports hall & changing 880 Gym & changing 795 Gym & changing 940 POOL TANK Exercise & Cycle Studios 340 Exercise & Cycle Studios 340 k c o PLANT l b h t r o n Plant 970 Plant 775 d e c a l p e r Circulation 930 Circulation 445 STORE WC PLANT Net to gross allowance 290 Net to gross allowance 265 BASEMENT PLAN Total GIA (sq.m) 6,020 Total GIA (sq.m) 5,535

Conclusion • Reconfiguration does not meet the brief • Underproviding in key areas of the brief – Pool areas 15M – Pool changing – Gym • Overproviding in others due to layout inefficiencies – Circulation – Plant areas OUTLINE OF THE • Planning risk associated with a larger building on the EXISTING BUILDING restricted site (100% site coverage) • The leisure centre would have to close during the 18-24 months construction period. • The work could possibly be split into two (north and south) phases, but substantial disruptuion would result and additional cost would be incurred. • Servicing of building will be compromised (no off site facility) • Experience of similar projects would suggest high costs • Would not recommend this to move forward

Part 3 - Development Outside of the Proposed Town Centre Rotherhithe Police Station site Seven Islands Leisure Centre site Greenland Dock site

Redevelop Seven Islands Redeveloped SILC Layout Leisure Centre Site • The indicative layout suggests that the LBS brief could fit onto the site, however accessible parking provision would be compromised as would service access. • Additional cost of demolition and site clearance FIRST FLOOR GOMM ROAD D A O R R E W O L GROUND FLOOR Summary of Areas General 370 Pool areas & changing 1,520 Sports hall & changing 880 Gym & changing 940 Exercise & Cycle Studios 340 Plant 775 Circulation 445 Net to gross allowance 265 Total GIA (sq.m) 5,535 BASEMENT

Redevelop Seven Islands Leisure Centre Site Conclusions • Planning risk associated with a larger building on the restricted site (100% site coverage) 15M • Significant impact on neighbours • No accessible parking bays on site at ground level • The leisure centre would have to close during the 18-24 months construction period • Challenging to construct • Servicing of building will be compromised (no off site facility)