Download Statement - Design & Access

Medina Yard
COWES, ISLE OF WIGHT
DESIGN & ACCESS STATEMENT
March 2016
Client Representative:
Environmental Consultants:
Masons Property Advisers
56a South Molton Street,
London W1K 5SH
T. +44 (0)20 7629 0550
www.masonsproperty.co.uk
Aecom
MidCity Place, 71 High Holborn,
London WC1V 6QS
T. +44 (0)20 7645 2000
www.aecom.com
Masterplanners & Architects:
JTP London Studio
23-25 Great Sutton Street,
London EC1V 0DN
T. +44 (0)20 7017 1780
www.jtp.co.uk
Sol Environmental
3rd Floor, 23 Christchurch Road, Great Malvern,
Worcs WR14 3BH
T. +44 (0)1684 572 727
http://sol-environment.co.uk
Planning Consultants:
Rolfe Judd Planning
Old Church Court, Claylands Road,
The Oval, London SW8 1NZ
T. +44 (0)20 7 556 1500
www.rolfe-judd.co.uk
QODA Consulting Ltd
1 Ram Court, Wicklesham Lodge,
Faringdon, SN7 7PN
T. +44 (0)1367 245960
www.qodaconsulting.com
Landscape Architects:
Cost Consultants:
Neil Tully Accociates
23-25 Great Sutton Street,
London EC1V 0DN
T. +44 (0)20 7017 1786
http://www.neiltully.co.uk/
Tower 8
180 Great Portland Street,
London W1W 5QZ
T. +44 (0)20 7323 6809
www.tower8.co.uk
Transport Engineer:
Marine Engineer:
Entran
12 Greenway Farm, Bath Road,
Wick, Bristol BS30 5RL
T. +44 (0)117 937 4077
www.entranltd.com
Beckett Rankine
270 Vauxhall Bridge Road, Westminster,
London SW1V 1BB
T. +44 (0)20 7834 7267
http://www.beckettrankine.com/
Property Consultants:
Planning Consultants:
Bespoke Property Consultants
Arundene Orchard, Loxwood Road,
Rudgwick, West Sussex RH12 3BT
T. +44 (0)1403 823 425
www.bpglimited.co.uk
Chilmark Consulting Ltd.
Albany House, High Street, Hindon,
Wiltshire SP3 6DP
T. +44 (0)330 223 1510
www.chilmarkconsulting.co.uk
PAGE 2
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MEDINA YARD
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 3
PROJECT CODE
CREATED BY
CHECKED BY
PAGE 4
00648A
DT/EH
EH
ISSUE TYPE
PLANNING
ISSUED ON
24 MARCH 2016
DISCLAIMER:
This report has been prepared for the sole use of The Harrison Trust and for the intended purposes as stated
in the agreement between The Harrison Trust and JTP. No responsibility or liability is accepted towards any
other person in respect of the use of this report or for reliance on the information contained in this report by
any other person or for any other purpose. The use of this report by unauthorised third parties without written
authorisation from JTP shall be at their own risk, and JTP accept no duty of care to any such third party.
MEDINA YARD, COWES, ISLE OF WIGHT - MASTERPLAN VISION
CONTENTS
1. OVERVIEW
7
Executive summary
Masterplan Vision
2. ANALYSIS
17
Site Context
The Site
Summary of Site Challenges
Summary of Site Opportunities
49
3. DESIGN EVOLUTION
Participatory Process
Stage One: Consensus Vision
Stage Two: Marine Employment Viability
Stage Three: Development of Option 2.5
Stage Four: Development of Detailed Phase 1
59
4. MASTERPLAN
Vision & Objectives
Key Principles
Proposed Site Layout
Illustrative Aerial View
Responding to Cowes
Figure Ground Analysis
Proposed Site Levels
Proposed Building heights
Scale & Massing
Hammerhead Crane Setting
Placemaking
Quantum of Land Use
Seawall Replacement Strategy
Development Phasing
Marine Employment Strategy
5
LANDSCAPE
115
Landscape Strategy
Landscape Masterplan
Hardworks
Planting Strategy
Tree strategy
Play Strategy
Lighting Strategy
6.
123
ACCESS & MOVEMENT
Site connectivity
Parking & Cycle Storage
Inclusive Design Overview
Public Realm Inclusive Design
Lifetime Homes
7.
MIXED-USE PHASE 1 DETAILED DESIGN
Building Typologies
Street Scene Elevations
Building Types
J Samuel Whites Building
Schedule of Accommodation
Landscape: Riverfront Terrace
Landscape: Interlinking Squares and Open Spaces
Landscape: Residential Gardens
Landscape: Hard Surfaces
Landscape: Soft Works
Landscape: Play
Landscape: Lighting & Accessibility
Landscape: Tree Planting
Landscape: Biodiversity
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
137
PAGE 5
1
Overview
OVERVIEW
EXECUTIVE SUMMARY
Cowes
Town Centre
River
Medina
Me
din
aR
oa
d
Medina
Yard
PAGE 8
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
East Cowes
OVERVIEW
EXECUTIVE SUMMARY
This Design and Access Statement has been prepared by JTP masterplanners
& architects to provide a comprehensive design analysis and overview of the
proposed hybrid planning application (first phase detailed and remaining phases
outline) and an application for listed building consent to renovate the Grade
II* Listed Hammerhead Crane. Both applications are accompanied by an
Environmental Impact Assessment (EIA). Overall, the current proposal seeks the
comprehensive regeneration of Medina Yard – the Island’s most important urban
brownfield site – for a mixed use employment and residential led development
incorporating a new marine industrial cluster, new riverside walk and retention
of the Hammerhead Crane.
•
The delivery of 2,500 sqm of flexible retail, restaurant and café uses (Classes
A1, A2, A3 and A4) across the development to compliment and support
future tenants and businesses within Medina Yard.
- Mixed-Use Phase 1 (Detailed) – A maximum of 1600 sqm.
- Mixed-Use Phases 2 and 3 (Outline) – A maximum of 700 sqm.
•
The creation of a new marine heritage museum (650 sqm) building upon
Medina Yard and Cowes’ yachting heritage and ensure new community
facilities.
- Mixed-Use Phase 2 (Outline)
The Medina Yard site occupies a prominent river frontage at the head of the
Medina Estuary; just south of Cowes town centre. The site has historically been
associated with boat building and other associated marine based activities.
However, following the industry’s decline during the late twentieth century, the
site has operated primarily as a low-grade multi-let business and industrial estate
with only a small area to the south of the site remaining for specific boat storage
and repairs. In recent years and associated with the Yards continual decline,
the Site is now experiencing increasing levels of vacancy and dilapidation - with
a number of the existing buildings and on-site infrastructure no longer fit for
purpose.
•
The careful decommission and refurbishment of the existing Grade II*
Listed Hammerhead Crane on site to form a focal centre piece of the site’s
regeneration.
- Mixed-Use Phase 1 (Detailed and subject to Listed Building Application)
•
An extensive public realm landscaping strategy with new public squares,
publicly accessible slipway, and a new sea wall with publicly accessible
waterfront across the entire length of the site to maximise pedestrian
permeability.
- Mixed-Use Phase 1 (Detailed) and Mixed-Use Phases 2 and 3 (Outline)
In March 2012 the Site’s owners, the Harrison Trust, agreed with the Isle of
Wight Council to bring forward the regeneration of the Medina Yard site as
a mixed use development through the emerging Island Plan and soon to be
adopted Medina Valley Area Action Plan. As part of this process, the Harrison
Trust appointed a Masterplanning Team (headed by JTP, Rolfe Judd Planning
and Masons Property Advisers) to develop a viable and attractive vision for the
future redevelopment of Medina Yard.
•
New basement parking for approximately 680 cars and associated highway
upgrade works to reduce congestion and improve public accessibility
through the site and onto Cowes Town Centre and the chain link ferry.
- Mixed-Use Phase 1 (Detailed) – 242 basement parking spaces for
residents and associated commercial temporary parking provision on
site during construction.
- Mixed-Use Phases 2 and 3 – 440 parking spaces for residential with
commercial uses.
•
Improved Flood Management of the site and surrounding area by increasing
sea walls and overall site level above a predicted 1:200 year flood event
- Mixed-Use Phase 1 (Detailed)
- Mixed-Use Phases 2, 3 and Marine Employment Phase (Outline).
•
The incorporation of new sustainable, green and energy saving technology
to reduce the site’s future carbon emission footprint; such technologies will
include a designated CHP energy centre, green roofs and photovoltaic cells.
- Mixed-Use Phase 1 (Detailed)
- Mixed-Use Phases 2, 3 and Marine Employment Phase (Outline).
Following a number of years work by the Masterplanning Team, a detailed
study of the site and its potential regeneration opportunities were presented
to the Council and local community through a series of consultation exercises.
After the review of all consultation comments and further discussions with the
Council, the final proposal now presents an exciting mixed use, employment and
residential led development on Medina Yard which will collectively deliver:
•
The provision of 535 new high quality homes comprising of varying unit sizes
to meet local demand. All new residential homes will have access to private
and communal gardens, be Lifetime Homes compliant and 10% will be
wheelchair adaptable units.
- Mixed-Use Phase 1 (Detailed) – 256 residential units.
- Mixed-Use Phases 2 and 3 (Outline) – A maximum of 279 residential
units.
•
The delivery of up to 9000 sqm high quality, flexible and modern marine
employment space (Class B2 and B8) on site to ensure the long term
protection of the Yard’s historic association which has been specifically
tailored into the scheme to ensure its future delivery.
- Marine Employment Phase (Outline) only.
•
The delivery of 1,250 sqm of office and flexible workshop space for Small
Medium Enterprises (SME) to meet the growing demands of local businesses
across the Island.
- Mixed-Use Phase 1 (Detailed) only.
As demonstrated within this Design and Access Statement and the
accompanying application documents, the proposal has been carefully crafted
over a number of years through extensive consultation exercises to ensure the
regeneration of Medina Yard delivers the aspirations of the local community and
the Council. The proposal, as listed above, will deliver a number of important
benefits to both the local area of Cowes and wider Island; most significantly in
contributing to the provision of new housing and the retention of commercial
marine opportunities on site. This viable scheme will ensure the phased delivery
of high quality architecture and public realm spaces which allows for the iconic
Hammerhead Crane to be safely retained for the foreseeable future. Using
the historic crane as an anchor point for the regeneration of Medina Yard, the
scheme will create a sustainable, waterfront neighbourhood for the community
of Cowes and wider Island to enjoy.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 9
OVERVIEW
MASTERPLAN VISION
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RIVER MEDINA
River M
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South Road
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OVERVIEW
MASTERPLAN VISION
MASTERPLAN KEY
1. Entrance Square
A new gateway entrance space on Medina Road.
2. Entrance Lane
A pedestrianised street lined with mixed uses.
3. J Samuel White Building
Existing locally-listed buildings refurbished as offices.
4. Phase 1 Public Square
Landscaped public square with ground floor mixed-uses.
5. Riverside Public House/Restaurant & Terrace
At the northern end of the site with views over the Solent.
6. Waterfront Access
A gently sloping access ramp to the waterfront.
7. Marine Heritage Museum
New cultural facility celebrating Cowes heritage
8. Hammerhead Square
The focal public space around the Hammerhead Crane.
9. River Terraces
Publicly accessible waterfront areas.
Medina Yard is a new piece of townscape for Cowes, proposed to regenerate
and make a substantial part of Cowes accessible, sustainable and beneficial to the
whole community. At the south of the development 14,000m2 of the site area
has been designated as a new fit for purpose Marine Employment Phase. The
site will provide direct access to the water for businesses such as boat building
and boat storage and maintenance. This is facilitated by up to 535 residential
units, along with nearly 5000m2 of mixed-use space for business, community and
local bespoke shops, cafes and bars.
The proposals set out a series of new public places and amenities which will
tie in to the fabric of Cowes. The new public squares and pedestrianised
lanes are lined with offices, shops, cafes and bars, whilst the entire waterfront
of the residential area will be opened up as a publicly accessible, landscaped
promenade. A new intertidal ecology area will provide habitats for birds, sea
life and marine plants. The residential area of the site is terminated by a public
slipway providing a new launching area for the Medina.
As part of the development the grade 11* listed Hammerhead Crane and the
historical J Samuel Whites Building will recieve significant investment to be
protected and enhanced by new landscape features. A Marine Heritage Museum
will provide a home for the collection of the Cowes Classic Boat Museum as well
as providing an opportunity for introducing visitors to the maritime history of
the site and the wider area.
The development will fund the construction of a desperately needed new sea
wall which, in combination with the proposed ground-raising, will reduce flood
risk at the site and surrounding neighbourhoods.
10. Hammerhead Crane
Restored Grade II listed Hammerhead Crane.
11. Pontoons & Moorings
Existing licensed pontoons adjacent to the site retained.
12. Ecology Area
Intertidal shelving is to encourage development of ecology.
13. Public Slipway
New public slipway into the Medina on South Road.
14. Existing Seaflex Buildings
Existing buildings in separate ownership.
The development will connect the site in to the wider area. The site commands
a strategic position between Cowes and East Cowes. The new piece of
townscape will complement the town centre by providing another link in the
string of pearls between the two sides of the Medina.
By mending and extending existing residential streets, the surrounding
neighbourhoods will be presented with a network of new connections to the
waterfront.
15. Boat Storage Area
Boat area related to the safeguarded Marine Employment
Phase.
16. Marine Employment Phase
Safeguarded Marine Employment Area.
Phase 1 Detailed
Application
17. Commercial Slipway
Facility for launching of boats from Marine Employment Phase.
Listed Building
Application
18. Sea Cadets & IYWAC Centre
Existing youth recreation buildings to the south of the site.
19. Consented Residential
Consented residential development under construction.
Outline Planning
Application
20. Terraced Housing
New residential properties along Thetis Road.
21. Residential Courtyards
Landscaped courtyard areas providing private amenity areas.
22. Basement Car Park Entrance
Access to basement/undercroft parking area on Bridge Road.
23. Existing Sail Loft and Point Cottages
Located on Medina Road adjacent to the site boundary.
24. Chain Ferry
Existing ferry to East Cowes unaffected by redevelopment.
The above plan shows the boundaries of the Medina Yard Hybrid Planning
Application. The site ownership boundary is shown as a solid red line. This
boundary will define the site extents for the purposes of the Design and Access
Statement. The Detailed element of the Application is to the north of the site
and also takes in new road improvements at the junction of Medina and Bridge
Roads outside of the site ownership boundary. The southern part of the site
forms the Outline Application. Building outlines shown within this area are for
illustrative purposes only. Repair works to the Grade 11* Hammerhead Crane
will be applied for through an application for Listed Building consent.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 11
OVERVIEW
MASTERPLAN VISION
PUBLIC SLIPWAY
MARINE EMPLOYMENT PHASE
ECOLOGY AREA
TERRACED HOUSING
MARINE HERITAGE MUSEUM
PAGE 12
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
OVERVIEW
MASTERPLAN VISION
Aerial view of the illustrative masterplan from the west showing
River Medina frontage and surrounding Cowes neighbourhoods.
HAMMERHEAD CRANE
TERRACED HOUSING
PHASE 1 PUBLIC SQUARE
ENTRANCE SQUARE
HAMMERHEAD SQUARE
J SAMUEL WHITE BUILDING
RIVER TERRACES
RIVERSIDE PUBLIC HOUSE/
RESTAURANT & TERRACE
Illustrative view of the proposed Medina Yard Masterplan
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 13
OVERVIEW
MASTERPLAN VISION
PAGE 14
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
OVERVIEW
MASTERPLAN VISION
Night time view of Phase One of the Medina Yard
development and indicative form of Hammerhead Square.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 15
2
Analysis
ANALYSIS
SITE CONTEXT: LOCATION
Medina Yard is a significant urban brownfield site located within walking distance of Cowes town centre,
occupying a highly prominent stretch of river frontage approximately 460 meters in length at the mouth of
the Medina Estuary. The site has had a long association with shipbuilding and was formerly part of the
J Samuel White boat yard. Since the closure of the Souters Yard in 2002, the site has operated as a multi
let business, workshop and industrial estate, with an area of hard-standing at the southern end of the site
utilised for boat storage and as a boat yard.
Unfortunately, the estate now has reducing levels of occupancy due, in part to the age and condition of the
buildings and infrastructure, and rents are unsustainably low. This in conjunction with poor access and other
constraints has rendered much of the site obsolete. As a result, the majority of site operations, buildings and
infrastructure are not sustainable in the medium-term.
Medina Yard is currently the single largest brownfield site with development potential in the Cowes area.
Although re-use / redevelopment for large-scale industrial use is not a viable proposition, the site has
potential to play a leading role in the regeneration of the Medina Valley and deliver significant long-term
benefits for the entire community.
Site location
PAGE 18
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
ANALYSIS
SITE CONTEXT: LOCATION
Site photo from Cowes chain ferry
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 19
ANALYSIS
SITE CONTEXT: HISTORIC DEVELOPMENT
Historic site evolution
Medina Yard has played a significant role in local history as a focus for
shipbuilding that dominated the river frontage in Cowes and East Cowes from
the 19th Century.
In the first instance, shipbuilding at Medina Yard focused on the needs of the
Royal Navy - with the HMS Poole built there as early as 1696. By the 1950’s
military boat construction had given way to civilian cargo and passenger ferries.
By 1964 shipbuilding orders dried up and the Yard began a downward curve
of activity, entering a period of ever increasing obsolescence, vacancy and
dilapidation.
The maps below and summary diagrams opposite describe the historical
development of the Medina Yard site.
Map 1: 1866-1871
Map 2: 1898
Map 3: 1909
Map 4: 1947
Map 5: 1962-1963
Map 6: 1977
© Crown Copyright and landmark Information Group Limited
2013 all rights reserved. This map may not be reproduced with
permission. 640768945
PAGE 20
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
ANALYSIS
SITE CONTEXT: HISTORIC DEVELOPMENT
1. 1864 (Map 1)
In 1894, the docks, slipways and some larger
warehouse buildings show Medina Yard was
already well established as an important boat
building location on the riverside.
The site was already linked by road to the town
centre and by ferry to East Cowes. The original
settlement was growing and terraced housing
along Thetis Road ia already evident adjacent to
the industrial area.
However. large areas of the low lying site are yet
to be reclaimed from the River Medina.
2. 1898 - 1909 (Maps 2&3)
The maps of 1898 and 1909 show considerable
urban expansion on both sides of the Medina
after the railway line from Cowes to Newport
opened in 1862 -the first line to run on the Isle
of Wight.
3. 1947 - 1977 (Maps 4,5,6)
By 1947, the modern day extent of the River
Medina have been established. The industrial
area on-site has intensified and the majority of
the existing buildings are evident including the
larger footprint shipbuilding shed.
In particular shipbuilding activity has intensified
in the north of the site (1909) and land
reclamation shows buildings, piers and slipways
evident at the end of Thetis Road.
Residential streets to the west of the site have
contiinued to extend along the contour lines
of the hill to the south, but cut-off from the
Medina waterfront by industry.
To the west of the site, the residential areas
of the town have increased southwards along
Thetis and Pelham Road to form part of the
existing western site boundary.
To the north the frontages along Medina Road
are also built out, and activity has also increased
along the river edge to the south in East Cowes.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 21
ANALYSIS
SITE CONTEXT: KEY HISTORIC EVENTS
The Medina Yard site and immediate surroundings
have been the location of a number of key events
in the history of Cowes, which are set out on the
timeline below.
Engraving, Cowes harbour (West Cowes) shown from
East Cowes Seafront, Circa 1850s. Source: County Record
Images (CWS032). © Dave J. Quigley, 14 October 1997
Thomas White purchased
flourishing local shipbuilding
businesses, located at Nye’s Yard
(East Cowes) and Thetis Yard
(West Cowes).
Early 1800s
Chain Ferry connecting East and West
Cowes opened. Floating Bridge Company
was formed and bought Ferry rights.
1815
Thetis Yard officially
opened 1 October
Engraving (published by S. Horsey Jr. ), A view of West
Cowes from East Cowes circa 1815 Source: County
Record Images (CWS008). © Dave J. Quigley,
7 October 1997
PAGE 22
1820
First steamer service
between Cowes and
Southampton was
commenced by Royal
Mail Steam Packet
Company.
1851
1859
First race for the
America’s Cup started
from Cowes.
A train approaching Cowes Station 1963, http://www.
disused-stations.org.uk/c/cowes/index.shtml
Operations were run
by Thomas and his sons
combined to one name
‘J Samuel White’.
1860
Island’s first locomotive railway, 4 1/2
miles from Cowes to Newport was
opened on 16 June,1882. Route was n
operation until 1960s (pictured).
1862
1882
Ferry connecting East and West Cowes was
bought by Steam Packet Company (later part of
Red Funnel). New bridge was built in 1896.
Floating Bridge c 1892, Postcard,
http://www.simplonpc.co.uk
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
ANALYSIS
SITE CONTEXT: KEY HISTORIC EVENTS
Damage from 1911 fire. Just Fifty Yards from the Floating
Bridge. Source: Compiled by Brian Greening.
West Cowes
was now known
as Cowes
1895
John Samuel White, Thomas’
grandson, grouped all
shipbuildings in East Cowes
and fit out in West Cowes
(engineering works).
1898
1901
J.S. White ordered 80 ton
Hammerhead crane. Major
fire in Machine Shop starts
on Tennyson Road. Extensive
damage from Thetis Road to
Medina Road
1911
1912
1914
Damage from air raid. Source: County Record Images
(CWS142). © Dave J. Quigley, June 1998
Luftwaffe dropped 200 tons of bombs on Cowes.
Polish destroyer, Blyskawica, which was being
refitted at J Samuel White, retaliated. Medina
Road buildings suffered major damages.
1942
Mid-1960s
East Cowes yard closed.
Train from Cowes to
Newport shut after 104
years in operation.
Isle of Wight Council took over
operations of chain ferry
A view across the River Medina looking towards East
Cowes, showing Arctic Road under construction, (circa
early 1900s) Source: County Record Images (CWS144).
© Dave J. Quigley, June 1998
J Samuel White &
Co started building
aircrafts.
Shipyard employs around
2,000 people. Number
will rise to 3,500 by the
outbreak of WWII.
1972
2000s
West Cowes
yard continued
engineering work
until now
Hammerhead crane remained
operational until 2004. Crane
received Grade 2* listing in 2007
A White navyplane was being lowered into the sea in the
First World War. Just Fifty Yards from the Floating Bridge.
Source: Compiled by Brian Greening
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 23
ANALYSIS
SITE CONTEXT: TOPOGRAPHY
Contextual analyses
Prior to the Community Planning Weekend, JTP carried out a number of contextual analyses to inform the
Vision Masterplan including local land use, building heights, movement patterns and the architectural/urban
design character of Cowes.
These are summarised in the following diagrams.
Topography
The site is located on the western bank of the Medina, where the river meets The Solent. On both sides of
the river the land rises to a maximum height of 53-54m
Key
60-69m
50-59m
River Medina
40-49m
Site Topography Section
30-39m
20-29m
10-19m
0-9m
THE SOLENT
RIVER MEDINA
54
Topography
PAGE 24
Flood zone
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
ANALYSIS
SITE CONTEXT: LAND USE
Existing Land Use
The site is presently used for employment, albeit many of the buildings are now vacant and semi-derelict. The
predominant land use bounding the site is residential. Town centre uses, such as retail and business stretch
down from the High Street part of the way down Medina Road to the north of the site. At the south of the
site, the riverfront is lined with marine employment, as is the river bank opposite. Marina uses now occupy
the water all along the river from further upstream to the estuary.
Predominantly
residential
Predominantly mixed
use/town centres uses
Predominantly
employment
Predominantly marina/
boat yard
Ferry terminus
Derelict or under
construction
Public open space
01
PO
Listed building
Post office
Dentist
Library
Supermarket
Place of worship
Community centre
facility
PO
M
Police station
Museum
Land use
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 25
ANALYSIS
SITE CONTEXT: MOVEMENT
Road links
The site is well connected to the strategic road
network. The A3020 is located approximately 150m
to the north and west of the site and connects to
destinations including Northwood and Newport.
The A3021 is located to the east and is accessible
via the Cowes Chain Ferry. Destinations can be
reached via the A3021 including Newport and Ryde.
Red Jet Ferry
This foot passenger ferry sails between
Southampton and West Cowes every 30 minutes at
peak times including Saturdays and every 60 minutes
at off-peak times including Sundays. The crossing
takes under 25 minutes at speeds of up to 40 knots.
Additional services operate during big events. There
are no sailings on Christmas Day (25 Dec).
The site is accessible via Bridge Road, Thetis Road,
Pelham/South Road and Artic Road.
B Road
Other signifcant roads
A road
West Cowes Ferry Terminal
East Cowes Ferry Terminal
Cowes Chain Ferry
Red Funnel Ferry
Red Funnel’s car ferries operate the route to the Isle
of Wight between Southampton Docks and East
Cowes. The hourly crossing takes 55-60 minutes
and operates all year round including Christmas Day.
Ferry links
Medina Yard benefits from easy access to a number
of ferry services. Ferry destinations are East Cowes
and Southampton.
Red Jet
Red Funnel
Site
Cowes Chain Ferry
The Cowes Ferry (Floating Bridge) is a chain ferry
which operates for 18 hours/365 days a year
between Cowes and East Cowes.
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Roads/ Ferries
kA
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PAGE 26
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Av
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MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
ANALYSIS
SITE CONTEXT: MOVEMENT
Bus links
The site is relatively well served by bus with four
services in Cowes and East Cowes.
Bus Route - 1
Newport | St Mary’s Hospital | Parkhurst |
Northwood | Cowes
Bus Route - 5
Newport | Whippingham | Osbourne |
East Cowes
Bus route number one, located within
approximately 100m of the site, provides a frequent
service to Newport.
Further three services, route number five, four and
twenty-five are located within 300m of the site in
East Cowes and are accessible via the chain ferry.
Destinations include Newport, Whippingham,
Osbourne, East Cowes, St Mary’s Hospital,
Parkhurst, Northwood, Cowes, Binstead and Ryde.
Mon - Sat daytimes
every 20 mins
Mon - Sat daytimes
every 7-8 mins
Mon - Sat daytimes
every 30 mins
Mon - Sat daytimes
every 15 mins
Sunday daytimes
every 30 mins
Sunday daytimes
every 10 mins
Sunday evenings
every 30 mins
Sunday evenings
every 15 mins
nightbuses (Fri & Sat)
every 60 mins
nightbuses (Fri & Sat)
every 30 mins
Bus Route - 4
East Cowes | Osbourne House | Whippingham |
Wootton | Binstead | Ryde
Bus Route - 25
Newport | Folly Inn | Whippingham |
East Cowes
Mon - Sat daytimes
every 60 mins
Mon - Sat daytimes
3 journeys a day
Mon - Sat daytimes
every 60 mins
Mon - Sat daytimes
no service
Sunday daytimes
every 60 mins
Sunday daytimes
no service
Sunday evenings
every 60 mins
Sunday evenings
no service
Bus Route 1
Bus Route 25
Bus Route 5
Bus Route 4
Site
Ol
dR
oa
d
ad
Me
ct
or
Ro
Vi
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Ro
Pa
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ad
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B ridg
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A30
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Adelaide G
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Ro a d
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Clar
Bus route
kA
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H ill
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M ill
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25
B33
Yo
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Artic Road
Newpor t Road
B3320
A r tic R
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5
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MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 27
ANALYSIS
SITE CONTEXT: COWES TOWNSCAPE
JTP always begin by analysing the DNA of a
place from the outset of the design process.
Understanding the architectural character and
townscape can greatly inform the approach to
masterplanning and ensure an integrated masterplan
that shares characteristics with its immediate
environment.
The following analysis seeks to understand the
DNA of Cowes by assessing the different character
types, or areas, located within the town. The key
relevant DNA characters areas have been identified
as:
A. Industrial DNA; the shipbuilding heritage
that dominated Cowes and East Cowes until
relatively recently
B. Town Centre DNA; the historic town centre
that evolved over time
C. River DNA; the character of Cowes viewed
from the River Medina generates the first
impression of the town for many visitors
D. Terraced streets DNA; The predominant
residential typology of the central Cowes
neighbourhoods dating from the circa mid
1800’s to the turn of the 20th century
Organic, initmately scaled High Street
PAGE 28
Character area in Cowes
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
ANALYSIS
SITE CONTEXT: COWES TOWNSCAPE
GABLE
GABLE
GABLE
Character A. Industrial DNA
The shipbuilding heritage that dominated Cowes and East Cowes until relatively
recently is characterised by warehouses arranged at right angles to the water.
As a result the gable ends of the warehouses are presented to the waterfront.
Usually the buildings have direct access to the water via slipways.
The roofscape of the industrial sheds is varied with a mix of pitches and wind
cowls applied according the industrial processes that went on within.
Between the sheds, views of the river are glimpsed. Often these vistas are
aligned with the streets beyond the site giving rise to long views down the
streets, across the site and out to the river beyond.
BRICK
BOARDING
Pontoons line the banks of the river in front of the sea wall, sometimes with
industrial facilities on them, such as fuelling stations and boat lifts.
Shipbuilding on the waterfront
PITCHED
ROOF
The Medina is lined with various large industrial structures, such as chimneys,
fuel tanks and most notably the Hammerhead Crane. The crane and industrial
sheds present a stark contrast to the surrounding Victorian residential terraced
streets. Many of the streets are formed of large industrial warehouses cheek by
jowl with small cottages with the crane towering above it all.
VIEWS BETWEEN BUILDINGS FROM STREETS BEYOND
GABLE
END
Pitched roof of industrial buildings
FRAME
VIEWS
PASSAGEWAYS
PROVIDE ACCESS
Passageways provide access and views to Medina Yard
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 29
ANALYSIS
SITE CONTEXT: COWES TOWNSCAPE
STEEP, NARROW, LANES MEETING THE WATERFRONT AT 90 DEGREES
SERIAL VIEWS CREATED THROUGHOUT THE HIGH STREET BY A
STAGGERED, CONTINUOUS, ORGANIC LAYOUT THAT EVOLVED
OVER TIME
Deflected view
Sun Hill
Continuous frontage, intimate scale & architectural variety
Vista stopper
PAGE 30
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
ANALYSIS
SITE CONTEXT: COWES TOWNSCAPE
Character B. Town Centre DNA
The town centre takes a typical organic form of a settlement that has evolved
over time. Steep, narrow lanes run down the hillside and meet the waterfront at
90 degrees.
The High Street is a protected ‘internal’ street that is set back from the Solent
and runs parallel to the waterfront. It has a meandering form with vista stoppers,
creating interesting serial views. At occasional intervals there is some street
widening to create pocket spaces.
The High Street has a continuous but staggered building frontage generating a
strong sense of enclosure. A very intimate scale is created through the interplay
between storey heights and narrow street widths. This sense of enclosure is
interspersed by glimpsed views to water down side streets.
Throughout the town centre there is a wide variety in architectural form,
detailing and use of materials.
GLIMPSES TO WATER FROM THE TOWN CENTRE
Glimpse of water from slipway off the High Street
Street opens to create public spaces and views to the water
Glimpse of water from Town Quay
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 31
ANALYSIS
SITE CONTEXT: COWES TOWNSCAPE
Character C. Riverside DNA
The character of Cowes viewed from The Solent and River Medina creates the
first impression of the town for many visitors arriving on ferries, or private boats.
These views are characterised by buildings climbing up the hillside creating visual
variety. A mix of architectural styles and building types accentuate this feature.
A jumbled collection of pitched roofs stack up across the hillsides, occasionally
landmarks such as steeples and cranes break the skyline.
PROJECTION
BALCONY
GABLE
END TERRACE
INTERNAL
BALCONY
BAY
WINDOWS
Variety in townscape, architectural style and materials
VARIED ROOFSCAPE
GABLE
END
RIVERSIDE ACTIVITY
SLIPWAYS
Industrial activity on the waterfront
NAUTICAL
THEME
MARINA ACTIVITY
Modern estate on the waterfront
HEIGHT, LANDMARKS &
PROJECTIONS INTO SKYLINE
Various elements into skyline
PAGE 32
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
ANALYSIS
SITE CONTEXT: COWES TOWNSCAPE
Character D. Terraced Streets DNA
The predominant residential typology of the central Cowes neighbourhoods
dates from the circa mid 1800’s to the turn of the 20th century. These terraced
streets are defined by long, continuous frontages with repetitive architectural
features, such as bay windows. There are small breaks in rhythm where narrow
alleys bisect the street or where alternative house types occur. The streets have
a relatively narrow width but the low building heights either side ensure the
streets have an open aspect to the sky.
CONTINUOUS
FRONTAGE
Rhythm of terraced houses
CONTINUOUS FRONTAGES WITH NARROW GAPS
CONTINUOUS
FRONTAGE
Rhythm of terraced houses
BREAK IN RHYTHM
Unique building breaks rhythm of terraced houses
BREAK IN RHYTHM
Unique building breaks rhythm of terraced houses
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 33
ANALYSIS
THE SITE: EXISTING BUILDINGS
The Medina Yard site had a long-standing association with large-scale shipbuilding
and was formerly part of the J Samuel White boat yard. Since the closure of
the Souters Yard in 2002, the site has operated principally as ‘low-grade’ and
low-density business/workshop/industrial and warehouse space, with an area of
hard-standing at the southern end of the site utilised for boat storage.
Existing building quality & use
The Yard has experienced ever increasing levels of obsolescence, vacancy and
dilapidation as the majority of construction on the site dates from the earlier
part of the 20th Century. Many buildings are in a poor state of repair and
coming towards the end of their natural life, and site infrastructure is in need of
renewal, at considerable expense. The current status of individual buildings is set
out in the diagram below.
Existing building heights
The existing buildings on site vary in height equivalent to one to five residential
storeys, with the Hammerhead Crane 29.50m to its highest point - the
equivalent of ten storeys. Heights are shown in the diagram below.
1.
Vacant units
2.
Derelict units
3.
Tenanted/Occupied units
Up to 3 storeys
4.
Tenanted units that will be vacant within the next 6
months
4 storeys
5 storeys
Poor Quality and Dilapidated Buildings
(Commercial/Storage space)
6 storeys
Offices
10 storeys
Building use and quality on site
PAGE 34
Existing building height on site (equivalent residential storeys)
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
ANALYSIS
THE SITE: EXISTING BUILDINGS
Employment
In its current form, the Medina Yard site does not present an attractive offer to
new occupiers or businesses. The site is divided into two ‘operational’ parts:
To the north is Medina Village which accommodates a range of poor quality
industrial buildings, to the south is Medina Yard itself which incorporates a mix of
equally dilapidated industrial buildings alongside open storage for boats. Across
the site the majority of structures do not provide modern, weather-tight nor
safe accommodation and are therefore unlikely to attract significant levels of
employment activity.
The weakness of the Medina Yard site as an employment location is underlined
by the decline in activity and employment within the site over the past two
years, which has seen the remaining major occupiers vacate the site to take
up space in other parts of the Medina Valley. Seaflex vacated their site after
achieving permission for a new unit at Seaview Road, resulting in the loss of 24
jobs at Medina Yard. South Boats Special Projects Ltd relocated the majority of
their activity to East Cowes in 2011. Some minor sub-contracted work continued
on site until the company entered administration in 2012.
The loss of both these uses effectively rendered the majority of the site vacant
and removed the last major marine based industries from the site. At present,
it is estimated there are between 230 and 240 jobs (both full and part time)
currently accommodated on site, however this does vary considerably as a result
of seasonal changes and the level of activity undertaken by South Boats. Based
on a site-wide survey, the indicative split between marine and non-marine jobs is
estimated to be 69 non-marine based jobs and 168 marine based jobs.
Employment within the marine sector is heavily skewed by the increase in
short-term activity of South Boats (completing work to previously contracted
boats), with half the marine jobs attributed to that firm. Furthermore, a number
of other marine sector employers form part of the local South Boats supply
chain and as such are heavily reliant on South Boats for contracts. The longterm uncertainty surrounding South Boats continued operations in Cowes could
therefore undermine the presence of the marine activity workforce identified
above.
Images of the Medina Yard site
showing current state of buildings
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 35
ANALYSIS
THE SITE: ADJACENT STREETS
The Medina Yard site is bounded by a number of adjacent streets with differing
characters. To the north lies Medina Road, which connects the town centre to
the Chain Ferry. The road has a mixed character including older three storey
properties, residential blocks from the 1980’s, two storey commercial premises
from the 1950’s, and most recently the six storey Shepards Wharf apartment
development. Towards the Chain Ferry lie the J Samuel White and Old Dock
buildings (within the site boundary) the old sail loft building and Point Cottages.
Perpendicular to Medina Road is Bridge Road, which climbs up the hill to the
west. At the site boundary this street has an industrial character where the
Medina Yard buildings front the public realm. Opposite this is a small playground
area and a large car park. Higher up the hill, the thoroughfare turns into a
residential street, with stepped two-storey terraced houses.
Bounding the western side of the site is Thetis Road, which is a cul-de-sac with
a mixed character. To the west are two storey terraced houses, while opposite
this lie the Seaflex sheds, the open site of the (demolished) Greengates building
and the industrial profile of the bounding wall/buildings of Medina Yard.
Further to the south, and higher up the hill lies Pelham Road, which has a similar
character to Thetis Road, with long terraces of 19th century two storey houses.
Above this on the hillside lies Arctic Road, which has a more mixed character,
with rows of older houses mixed with homes from 1960-1980s.
Arctic Road borders the Medina Yard site at its southern tip, and services
industrial units located on the river bank further down the Medina.
7
4
6
5
1
3
2
Viewpoints on adjacent streets
1
2
Shepards Wharf
4
Bridge Road
6
View from Cowes Methodist Church
PAGE 36
Pelham Road
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
3
Bridge Road
5
Thetis Road
7
New development in Artic Road
ANALYSIS
THE SITE: NORTHERN AREA
The Northern Area of the site is the most accessible, with an entry point
from the lower section of Bridge Road close to Medina Road. The area is
characterised by a number of very large industrial sheds in various states of
repair, which have grown up organically over time, and are currently subdivided
for use in a haphazard fashion.
Towards the river are smaller scale buildings and temporary structures used
by Red Ensign, a marine training company who also use vessels in the river for
educational purposes. A hardstanding area to the north is used for parking, and
looks out past the Chain Ferry towards the Solent.
Three buildings, the Old Dock Office, J Samuel White building and a 1950s
extension to this building are part of the site and front onto Medina Road. The
former buildings are locally listed and described in more detail in the ‘Existing
Assets’ section on Page 40.
9
10
11
8
12 13
14
Viewpoints in northern area
8
Old Dock Office by JS White Building
10
The rear of JS White Building
13
Boats parked in front of Red Ensign
9
11
Existing site entry on Bridge Road
12
Industrial buildings facing River Medina
14
Offices on the waterfront
Passageway towards waterfront
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 37
ANALYSIS
THE SITE: CENTRAL AREA
The Central Area of the site is dominated by the Hammerhead Crane which is
locked in position parallel to the waters edge. Because of the condition of the
crane the area around the waterfront is currently cordoned off for health and
safety reasons.
To the west of the crane lie a number of interconnected industrial sheds in
varying states of repair accessed from an entry point at the end of Thetis Road.
Thetis Road is a residential street, lined on one side with two storey houses.
Hardstanding in the central area of the site is currently used for car parking and
informal storage.
The waterfront in this area is largely unused due in part to the sea wall being in
a poor state of repair. A temporary barrier has also been installed around the
base of the crane in order to safeguard the structure, however this also serves
to restrict access to the waterfront.
19
18
21
20
17
16
15
Viewpoints in central area
15
16
Space around Hammerhead Crane
18
Passageway toward Hammerhead Crane
20
Hammerhead Crane and Red Ensign
PAGE 38
Derelict warehouses
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
17
Space around Hammerhead Crane
19
Gate on Thetis Road
21
Slipway for shipbuildings
ANALYSIS
THE SITE: SOUTHERN AREA
The southern end of the site splits into two areas: the first of these is Medina
Yard itself - which consists of a large area of concrete hardstanding used for
open air boat storage and repair, and an associated office building. The Yard
can be accessed from a gate at the end of Pelham Road, and from a car park at
higher level on Arctic Road.
sheds and an associated slipway currently used by South Boats for building and
refurbishing wind farm maintenance vessels and lifeboats.
Generally the sea wall to the south is in a very poor state of repair, with little or
no obvious distinction between tidal mudflats and the site itself. There are also a
number of derelict buildings and structures.
The second area at the southern end of the site contains two large industrial
28
27
25
26
23
24
22
Viewpoints in southern area
23
Warehouses
25
Medina Yard slipway and hoist
27
Derelict sheds
22
24
South Boat warehouses
26
South Boats
28
View at the south edge on Artic Road
View from Medina River
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 39
ANALYSIS
THE SITE: EXISTING ASSETS
J Samuel White Building
The existing J Samuel White building and Old Dock Office, on Medina Road
are locally listed and have been assessed internally and externally by a qualified
heritage consultant engaged by the development team.
The investigations have found that the Old Dock Office was built in the
18th Century, followed by the J Samuel Whites building in the 19th Century.
Previously at the corner of Thetis and Bridge Road stood the Falcon Inn, this was
demolished following World War 11 and a red brick extension was added to the
J Samuel White building to serve as further office space for the shipbuilding yard
(see diagram opposite).
The front facades of both the Old Dock Office and the J Samuel White building
show evidence of alteration over the years such as the addition of a bay window
to the Old Dock Office.
All of the buildings are currently in a poor state of repair and have suffered from
successive insensitive alterations. However some significant internal features
remain, such as cornices and woodwork in the Old Dock Office and the more
modern staircase and boardroom in the J Samuel Whites building.
Both the J Samuel White building and Old Dock Office will be refurbished as
part of the Phase One detailed planning application. See Section 7: Phase 1
Detailed Design for further information.
Location of J. Samuel White Building & Old Dock Office
Map Extract showing the Old Dock Office in 1863
Archive photograph of Thetis House & Old Dock Office
PAGE 40
Map Extract showing JS White Building in 1939
Whites Shipbuilding Yard Map
Archive photograph of J Samuel Whites & Falcon Inn
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
ANALYSIS
THE SITE: EXISTING ASSETS
Existing plan of buildings fronting onto Medina Road
Post WW II Extension
JS White Building
Old Dock Office
Old Dock Office: Elevation to Medina Road
J S Whites Office: Elevation to Medina Road
Rear Elevations of JS White building
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 41
ANALYSIS
THE SITE: EXISTING ASSETS
Hammerhead Crane
The Grade II* Listed Cowes Hammerhead Crane occupies a prominent position
within the Medina Yard site, and is a well known local landmark. The crane is
now obsolete and in a poor state of repair having not been in use since the
closure of the Souters Yard. While there is no prospect of a future commercial
use of the crane - regeneration offers the opportunity to retain and renovate
the structure, and utilise its placemaking potential at the heart of the new
waterfront.
History
The 80-ton giant cantilever crane was commissioned by the local shipbuilder
JS White in 1911 and came into service in 1912. It was part of the newly fitted
out quay which the company built as part of expansion plans for the production
of naval warships. From 1912 to the end of World War One, the shipyard
produced two gunboats, three submarines and more than 20 destroyers and
escort ships. At the time that the crane was delivered, the shipyard employed
approximately 2,000 workers, and it has been estimated that in 1914 over 75%
of the commerce and trade of Cowes depended on the shipyard.
The crane is a reminder of the shipbuilding heritage of the area, which peaked in
the early 19th century and was responsible for the economic growth of Cowes.
It also recalls the work done by the port and the Isle of Wight for the war
effort in both World Wars, and the warships it produced, some of which were
involved in famous operations of WWII including the Dunkirk evacuation and
the sinking of the German battleship Scharnhorst. The crane is one of the few
remaining giant cantilever cranes which played an important part in the growth
of British shipbuilding in the early 20th Century.
Location of Hammerhead Crane
Hammerhead Crane in 1928
The launching of the S.S. Caesarea for the British Transport Commision in 1960s
PAGE 42
View from East Cowes in 1952
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
ANALYSIS
THE SITE: EXISTING ASSETS
Listing description
The crane was scheduled as a Grade II Listed Structure on the 2nd August
2004 (No. 491566). This listing was subsequently upgraded in 2007 to a Grade
II* Listing. In 2005, Listed Building Consent (ref: LBC/08858/Z) was granted
for repair and consolidation of the Hammerhead Crane. This application
predominately consisted of emergency repair works to stabilise the crane.
Historic England’s Listing describes the crane as follows:
‘This Hammerhead Crane of 1911 is a very early example, one of few to pre-date it
(at Wallsend on Tyne) is listed at Grade II*. This structure.......was constructed by the
firm of Babcox and Wilson for a Cowes shipbuilding firm. For its presence on the
skyline of this working part of riparian Cowes it has considerable interest, reinforced
its early date and degree of survival.’
Condition Surveys 2004, 2007 & 2010
Since the closure of Souters Boatyard in the early summer 2004, the crane has
not operated at any point, nor has it been load tested or certified since the
expiry of the certification gained in spring 2004.
In 2007, Such Salinger Peters undertook an inspection of the crane to determine
its conditions. The report considers that the steel structure is exhibiting
continued loss of protective coating. While not jeopardising the integrity of the
main structure at this time essential maintenance work is required to protect the
structure from further corrosion.
In 2010, the Cowes Hammerhead Crane Trust commissioned a further condition
report, prepared by Hockley and Dawson. This report raised concerns regarding
the safety of the structure and makes a number of recommendations for repair
to the structure.
Urgent Works Notice 2014
The Isle of Wight served an Urgent Works Notice in relation to the
Hammerhead Crane on 7th August 2014. Scaffolding was erected around the
base of the crane during 2015 and works were undertaken to the crane legs/
supports towards the end of 2015.
View of Hammerhead Crane from north
View looking towards East Cowes
View of Hammerhead Crane from east
View looking south in water
Details of Hammerhead Crane
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 43
ANALYSIS
SUMMARY OF SITE CHALLENGES
The Medina Yard site presents a series of complex challenges to regeneration in terms of urban
design, existing heritage, flood risk and other technical issues which are summarised in the
diagrams below.
1
Flood Zone
2
The majority of the site falls within the Flood
Zone 3A and has experienced flooding in the
past. The existing sea wall is in a poor state of
repair, with certain sections having only a five
year life expectancy (as of 2008).
The majority of the sea wall is also likely to
require replacement within the next 5-15 years.
A historic photo is showing flooding of Cowes
PAGE 44
Existing buildings
Existing industrial buildings largely date back to the
historic boat building activities and are outmoded,
inefficient, in need of renovation in the short/
medium-term and provide only a very basic
standard of accommodation.
The Hammerhead Crane (Grade II* Listed) is
obsolete and in need of renovation in the short/
medium-term. There are other listed buildings
(the sail lofts) on Medina Road which adjoin the
northern boundary of the site.
Many existing buildings at or near the end of their useful life.
Disconnected heritage
3
There is currently no public access to the site
or the prominent water frontage along the
River Medina. Furthermore, the entire site
boundary is secure (for operational reasons),
and provides little interaction or connection to
the surrounding area.
JS White Building disconnected from Hammerhead Crane
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
ANALYSIS
SUMMARY OF SITE CHALLENGES
4
Dead-ends
5
A number of the surrounding roads - Pelham
Road, Thetis Road and South Road - are either
severed or blocked by the secure boundary to
the Yard – resulting in a series of dead-ends.
Site creates dead-ends in the adjacent road network
Within 5.6km buffer around the Solent SPAs
All extents of the Medina Estuary fall within
5.6km buffer around the Solent Special
Protection Area (SPA) and Special Area of
Conservation and
Site lies within the area of Solent Special Protection Area
Neighbourhood residential area
6
Medina Yard is bounded by narrow streets
of terraced housing - limiting the type of
industrial/business activities which can
reasonably occur at the site.
Residential roads surrounding the site.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 45
ANALYSIS
SUMMARY OF SITE OPPORTUNITIES
While the Medina Yard site in its current state presents a wide range of
challenges for regeneration - there are also significant opportunities that make it
an ideal location for mixed-use development, which could support and enhance
Cowes town centre, and provide local people and visitors with a new riverside
leisure destination.
PAGE 46
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
ANALYSIS
SUMMARY OF SITE OPPORTUNITIES
1
Connections with town centre and high street
2
Open up connections and strengthen links
with the town centre and high street; Create
a new destination within Cowes (immediately
adjacent to the primary link to East Cowes)
which incorporates new leisure opportunities
and generates increased activities;
New public spaces
Improve permeability across the site and create
a series of new public spaces or focal points
within the development, which could become
the focus for activities and events;
Mixed uses towards waterfront
3
Open up public access to the waterfront and
provide a dedicated riverside walkway with
associated cafes, pub and retail space; Create a
new Marine Heritage Museum to draw visitors
and celebrate Cowes; Replace the existing
inefficient and outmoded industrial buildings
and with a flexible space specifically designed
for marine related businesses – with dedicated
access to the water;
New housing
4
Deliver new housing (as part of the mixeduse approach) which will not only assist in
meeting housing need on the Island, but which
also cross-subsidises the regeneration of the
site and secure the provision of new marine
employment space;
Hammerhead Crane
5
Enable the retention and renovation of the
Grade II* Listed Hammerhead Crane – and
realise the crane’s potential as a landmark by
opening up new views/vistas and focusing new
public spaces/realm around the structure;
New public slipway
6
Improve public access to the water by providing
a new public slipway at the site;
Reconstruct sea wall
7
Substantially upgrade and improve the on-site
infrastructure – including the replacement
of the sea wall; to remove flood risk across
the site and within the surrounding area – by
increasing ground level (to match the 1 in 200
year flood event);
9
Reconnect dead-ends
8
Repair the existing street pattern and achieve
new road links through the site to create a
more coherent network of local streets.
Marine employment
Diversify and provide a wider mix of
employment generating uses on the site (over
and above the proposed marine industrial
space) – to create a wider range of sustainable
employment opportunities;
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 47
3
Design
Evolution
DESIGN EVOLUTION
PARTICIPATORY PROCESS
COMMUNITY ENGAGEMENT & PARTICIPATION
Architects and urban designers JTP were appointed by the
Harrison Trust to create a new Masterplan Vision for Medina
Yard using their unique community engagement approach.
Medina Yard
Community Planning Weekend
Programme
Over the past two decades the office has pioneered a range
of techniques for public participation that put local people at
the heart of the creative process - identifying the real needs
of a community, empowering stakeholders, creating goodwill,
inspiring community spirit and building consensus.
In 2011, the Localism Act mandated that decisions about the
development process are to made at a local level with local
communities, and has reinforced JTP’s Community Planning
approach to creating socially, economically and environmentally
sustainable places.
The Community Planning process used at Medina Yard drew
on successful previous experiences of development sites of
a similar scale and complexity, but devised to draw out the
specific issues facing Cowes, and allow the design team to work
with local people to ensure proposals for the regeneration of
Medina Yard delivered maximum benefits to the town.
Public Invitation for Medina
Yard Community Planning
Weekend
Friday 1 February 2013
Cowes Yacht Haven
Saturday 2 February 2013
Cowes Yacht Haven
14.00 Welcome and introductions
14.15 Parallel workshops:
Workshop 1 - Medina Yard Today
• What are the key local issues?
• What are the community’s aspirations?
Workshop 2 - Young People
A chance for young people from local
schools to talk about and draw ideas for
the area.
15.15 Refreshments
15:30 Hands-on planning and
walkabouts
Work in small, facilitated groups to
consider key issues and start to plan ideas
for the future of Medina Yard. Groups may
choose to go on walkabouts of the site
and neighbouring area to see and discuss
opportunities.
17:15 Reports back
17:30 Refreshments
18:00 Workshop 3 - Local
Economy
• How the site could contribute to a
sustainable local economy?
• How to support an enterprising
community?
19:00 Close
11.00 Welcome and introductions
11.15 Parallel workshops:
Workshop 4 - Medina Yard
Tomorrow
• What are the constraints and
opportunities for the development and
its relationship with the wider area?
• What could be the principles for
sustainable development?
Workshop 5 - Young People
Another opportunity for young people to
think about and draw up their ideas for the
future.
12:45 Reports back
13:00 Lunch
13:30 Hands-on planning and
walkabouts
A further chance to work in small, facilitated
groups to consider key issues and plan ideas
for the future of Medina Yard. Groups may
choose to go on walkabouts of the site
and neighbouring area to see and discuss
opportunities.
15:00 Refreshments
15:15 Reports back
15:45 Workshop 6 - The Way
Forward
How can the ideas generated during the
weekend be taken forward and how can the
community stay involved?
16:00 Close
Community Planning Weekend
Programme
MEDINA YARD COMMUNITY ENGAGEMENT PROCESS
LAUNCH
Medina Yard Launch Event: Site Visit
PAGE 50
PUBLICITY
COMMUNITY
ANIMATION
COMMUNITY
PLANNING
WEEKEND
PUBLIC
REPORT BACK
Medina Yard Launch Event: Public Presentation
COMMUNITY
FORUMS
PLANNING
APPLICATION
& PUBLIC
EXHIBITION
ONGOING
COMMUNITY
ENGAGEMENT
Medina Yard Launch Event: Public Exhibition
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
Medina Ya
2pm
11am-4
Cowes Yacht
Come and sh
relationship wi
Don’t forget the
Report Back!
7pm,Tuesday 5
February 2013,
Cowes Yacht Haven
The community planning proces
architects and urbanists on beha
information please contact Ieva
[email protected] or on freephone co
DESIGN EVOLUTION
STAGE ONE: CONSENSUS VISION
COMMUNITY PLANNING WEEKEND
Following a launch event (January 2013) for the Medina
Yard Community Planning Weekend, a programme of
local animation led by JTP was undertaken in which
development team members met with local shop
owners, community facility providers, members of the
local authority, and local schools to raise awareness for
the community planning process and encourage a wide
range of people to participate.
Over 200 people took part in the Medina Yard
Community Planning Weekend on Friday 1 and Saturday
2 February at Cowes Yacht Haven to help create a new
Vision for this important site. Workshops were held on
Friday afternoon and evening as well at all day Saturday
to allow people to drop in and participate.
Over the weekend participatory workshops, walkabouts
and hands-on planning groups were run to consider key
issues and opportunities for the site and its relationship
to Cowes. Key topics and themes that emerged over
the two days included public access to the waterfront,
employment and the local economy, creating a mix of
uses including space for young people, housing and the
creation of visitor and heritage attractions.
Techniques used allow local people to put forward ideas
which the multi-disciplinary project team (architects,
urban designers, landscape architects, planners and
transport specialists) analysed immediately following
the community workshops and created an illustrated
Vision for the site. The team shared the summarised
outcomes and Vision to the community three days after
the weekend at Cowes Yacht Haven.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 51
DESIGN EVOLUTION
STAGE 1: CONSENSUS VISION
HANDS-ON PLANNING SESSIONS
Hands-on Planning (HOP) sessions at the event provided an opportunity for
local people to participate in the design of Medina Yard through a wide range
of thematic groups facilitated by architects and landscape designers.
Ideas and approaches developed were presented back to all present by
workshop participants as follows:
Gateway to River
This group included young people from the Island Youth Water Activities
Centre (IYWAC) who discussed the current IYWAC building and the young
people’s desire for its improvement and a vision for the wider site.
Walk + Water
This HOP group focused on the location of the site within the context of the
town as a whole. The group felt that Medina Yard is a visible site set at the
heart of Cowes between East and West and gives opportunities to attract
people who arrive by foot and on water.
Heritage Connections
The group suggested establishing a new Heritage Centre on the site
celebrating the ingenuity of Cowes and including exhibitions on engineering,
shipbuilding, the crane, and yachting history, which could include some of the
exhibits owned by the Classic Boat Museum.
Local & Vocal
This group focused on the community and what the local residents need and
put forward ways that Cowes could ‘move with the times’ and not be left
behind.
A New Esplanade
The group considered a movement strategy for the site, both in terms of
access into and out of the site but also considering how it connects to other
places such as East Cowes and Newport.
Treasure Island
The workshop explored opportunities offered by the site including: potential
for closer links with East Cowes, better Ferry communications, potential
to create a wide walkway and shops/cafes, backed up with well-designed
buildings along the waterfront and a balance of uses with residential and
commercial enterprises.
Team Town
Team Town looked at how the site could connect back into the town
centre, and explored the relationship between the east and west banks of
the Medina questioing why people travel between the two. The team also
explored the built “DNA” of Cowes from the historic waterfront and organic
high street.
Hammerhead Square
This group discussed the opportunities for creating a public square around
the Hammerhead Crane.
The Promenade
The group considered how the overall site could be planned around a public
‘Promenade’ taking in a series of spaces and activities designed to draw
people from Medina Road down the site to the south.
Something for The People
The group looked at facilities and issues that would help benefit local people
including a Community Centre, smaller units on the boat yard, sustainable
jobs for the local people for the entire year (not just in the summer season)
and how to achieve a mix of homes and buyers
PAGE 52
Images showing design development through ‘Hands-on-Planning’ sessions with local people.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
DESIGN EVOLUTION
STAGE 1: CONSENSUS VISION
Option without the Seaflex Site
Artists impression of new route into the site from Medina Road
Artists impression of new waterfront featuring Hammerhead Square
Aerial drawing for Medina Yard
Consensus Masterplan
VISION MASTERPLAN
The final Vision Masterplan was based on the issues/ideas generated and discussed at
the Community Planning Weekend and sought to create a viable development at that
moment in time responded sensitively to its context within Cowes.
The Vision provided a new waterfront destination for the town, providing existing
residents and visitors with direct access to the River Medina, and including a new public
slipway, as well as more than 375 metres of riverside walk.
A new entrance square was provided off Medina Road, with views of the crane, and
providing easy access to the town centre and Red Jet ferry. Around 14,500sqm of new
public space were proposed, activated with retail, leisure and business floorspace at
ground floor level.
The layout afforded a high level of permeability to the existing neighbourhood
surrounding the site, and generated around 14,500sqm of commercial and marine
industrial floorspace to provide sustainable employment opportunities.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 53
DESIGN EVOLUTION
STAGE 2: MARINE EMPLOYMENT VIABILITY
Other uses -GEA, GIA totals
Following the Community Planning Weekend the development team were
requested by the Isle of Wight Planning Department to carry out a study to
determine the viable quantum of Marine Employment that could be retained on
site at that moment in time, given both the abnormal costs of redevelopment
- including seawall replacement, Hammerhead Crane refurbishment, flood
protection, services infrastructure and site remediation.
GEA
GEA
Viability
Option
1:(sq.m)
(sq.ft)
Block
Usage
All Basement
residential
development
Carpark
CP1
Basement
Carpark
Basement
Carpark
VIABLE
CP2
Business Uses
C1
Business Uses
C1-MU
Business Uses
Mixed Use
A-MU
B-MU
C2-MU
C3-MU
D-MU
G-MU
The Consensus Plan developed through participatory workshops with the local
community was tested as Option 02 in the study.
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Grand total
Methodology & approach
Mixed uses
In order identify a viable mix of residential and commercial development, the
Masterplanning Team modelled six potential development options for the site.
These were agreed with Isle of Wight Council
officers and represented a full
Basement
spectrum of potential development opportunities for Medina Yard:
•
•
•
•
•
•
Resid.
A
B
C2
C3
D
E
F
G
H
Date
5281.06
145186.01
56845.29
19757.02
212664.52
18769.17
202031.30
960.00
480.00
1440.00
10333.44
5166.72
15500.16
912.00
456.00
1368.00
9816.77
4908.38
14725.15
947.52
1100.82
732.48
1064.65
756.65
602.01
5204.13
26401.15
10199.13
11849.23
7884.38
11459.88
8144.58
6480.07
56017.27
284181.95
900.15
1045.78
695.85
1011.42
718.82
571.91
4943.92
25081.09
9689.17
11256.77
7490.16
10886.88
7737.35
6156.06
53216.40
269972.85
NSA
(sq.ft)
14198.01
152827.38
11358.41
5559.01
59837.14
4447.20
47869.71
19757.02
212664.52
15805.61
170131.62
10603.15
11374.47
2434.06
1750.00
6955.88
8636.00
2652.50
7246.94
8848.21
60501.21
80258.23
114132.31
122434.82
26200.23
18837.00
74873.06
92957.90
28551.51
78006.07
95242.16
651235.05
863899.57
8482.52
9099.58
1947.25
1400.00
5564.70
6908.80
2122.00
5797.55
7078.57
48400.97
64206.58
91305.85
97947.86
20960.18
15069.60
59898.44
74366.32
22841.20
62404.85
76193.73
520988.04
691119.66
Drawn
122261.90
Checker
Client
Harrison Trust
Other Uses-Phasing Schedule-GEA,NSA
GEA
GEA
(sq.m)
(sq.ft) Efficiency
NSA
(sq.m)
JOHN THOMPSON & PARTNERS
Block
Usage
Phase 1
Basement Carpark
CP1
Basement Carpark
Business Uses
C1
Business Uses
C1-MU
Business Uses
Mixed Use
A-MU
Mixed Use
C2-MU
Mixed Use
MedinaRoad Mixed Use
Project
Properties
Phase 2
Basement Carpark
CP2
Basement Carpark
Phase 2
Phase 3
Basement Carpark
CP3
Basement Carpark
Mixed Use
D-MU Scale @A0
Mixed Use
No.
PhaseDrawing
3
a001
Phase 4
Mixed uses
Each development option was then subject to a detailed economic viability
assessment shared with the Isle of Wight Council which concluded that only
Options 1 and 2 were viable.
65603
65603
0.9
960
480
1440
10333
5167
15500
0.95
0.95
948
732
1009
10199
7884
10864
0.9
0.9
0.8
2689
10224
28947
110051
Phase 5
BOAT YARD
H1
BOAT YARD
BOAT YARD ADMIN
H2
BOAT YARD ADMIN
Phase 5
Block Usage
Phase 1
A
Resid.
C2
Resid.
Phase 2
B
Resid.
C3
Resid.
Phase 3
D
Resid.
E
Resid.
Phase 4
F
Resid.
G
Resid.
Rev
Date
NSA
(sq.ft)
5485
59043
5485
59043
23-25 Great Sutton Street
London EC1V 0DN
912
9817
T:
+44 (0) 20 7017 1780
456
4908
F: +44 (0) 20 7017 1781
1368
W:
www.jtp.co.uk 14725
853
659
807
9179
7096
8691
2319
9173
24966
98734
Viability Option 2:
Consensus masterplan created
Option 1 - Planning
Plan and 3d massing
at Community
Weekend including marine
0
20
40
60
100m
employment
development
at80
1 : 3000
00648
south end
of site
Mixed Use
B-MU DrawingMixed
Title Use
C3-MU
Mixed Use
North
6095
6095
Medina Yard
Phase 1
VIABLE
Demolition Costs
Flood Risk mitigation
Sea wall renewal
Contamination/remediation/piling
Basement
Highways works & internal roads;
Carpark
Services and Utilities
Public Realm/Employment Hardstanding
Riverside Walkway
Slipway provision
Hammerhead Crane improvements
Ecological and Environmental improvements
Basement Car Park.
13488.11
59837.14
Description
PhaseScale
4
Bar
Mixed Use
G-MU
Mixed Use
•
•
•
•
•
•
•
•
•
•
•
•
152827.38
5559.01
Drawing Status
Each option was developed as a 3D model to provide accurate information on
the commercial floorspace and residential unit numbers achieved. Furthermore,
the 3D model provided accurate information on the areas of public realm, car
parking and hard standing to be provided in each scenario.
A detailed cost report identifying the likely abnormal/exceptional costs was
prepared by Consulting Engineers Pell Frischmann for each option. The costs
identified for each scenario reflect the known constraints to redevelopment (i.e.
flood risk, repairing the sea wall etc), but also envisage the delivery of certain
benefits/objectives identified through the community consultation process (i.e.
the river walkway, the refurbishment of the crane etc). The identified costs
include:
Resid.
Resid.
Resid.
Resid.
Resid.
Resid.
Resid.
Resid.
Resid.
Grand total
Rev
14198.01
Usage
Basement Carpark
CP1
Basement
Carpark
CP2
Basement
Carpark
Option 1 - All residential development
Option 2 - Residential led mixed-use development – with a marine industrial
cluster/boat yard provided at the southern end of the site;
Option 3 - Residential led mixed-use development – but with a larger marine
industrial/boat yard at the southern end of the site;
Option 4 - A balanced mix of residential and marine industrial/commercial
space;
Option 5 - An employment driven mixed-use development incorporating a
smaller residential element at the northern end of the site;
Option 6 - All industrial development.
NSA
(sq.ft)
Resid-GEA,NSA-TotalsOnly
GEA
GEA
NSA
(sq.m)
(sq.ft)
(sq.m)
Block
Carpark
NSA
(sq.m)
2935
2935
31591
31591
0.9
2641
2641
28431
28431
1101
1065
2165
5100
11849
11460
23309
54899
0.9
0.9
991
958
1949
4590
10664
10314
20978
49409
5559
5559
59837
59837
0.9
5003
5003
53853
53853
757
757
6316
8145 Job Ref.
0.9
8145
67981 Revision.
681
681
5684
7330
7330
61183
602
602
602
6480
6480
6480
0.9
542
542
542
5832
5832
5832
3570
3570
38428
38428
0.95
3392
3392
36507
36507
774
774
4345
26587
8336
8336
46764
286175
0.95
736
736
4127
24116
7919
7919
44426
259585
Resid. Phasing Schedule-GEA,NSA
GEA
GEA
NSA
(sq.m)
(sq.ft)
(sq.m)
Efficiency
NSA
(sq.ft)
Units
10603
2434
13037
114131
26200
140331
0.8
0.8
8483
1947
10430
91305
20960
112265
100
23
123
11374
1750
13124
122434
18837
141271
0.8
0.8
9100
1400
10500
97947
15069
113017
107
16
124
6956
8636
15592
74872
92957
167830
0.8
0.8
5565
6909
12474
59898
74366
134264
65
81
147
2652
7247
9899
51653
28551
78005
106557
555988
0.8
0.8
2122
5798
7920
41322
22841
62404
85245
444791
25
68
93
486
Drawn
Description
Checker
Drawing Status
Client
Harrison Trust
JOHN THOMPSON & PARTNERS
23-25 Great Sutton Street
London EC1V 0DN
T:
+44 (0) 20 7017 1780
F: +44 (0) 20 7017 1781
W:
www.jtp.co.uk
Project
Medina Yard
Drawing Title
PAGE 54
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
Main Option - Plan and 3d massing
Scale @A0
1 : 3000
Job Ref.
00648
d uses
DESIGN EVOLUTION
Other uses -GEA, GIA totals
GEA
GEA
NSA
(sq.m)
(sq.ft)
(sq.m)
Usage
STAGE 2: MARINE EMPLOYMENT VIABILITY
Block
8941.26
BOAT YARD
H1
BOAT YARD
96243.71
8494.20
59837.14
5281.06
56845.29
14500.27
156080.85
13775.25
148276.81
3560.14
3560.14
38321.32
38321.32
3382.13
3382.13
36405.26
36405.26
774.42
8335.88
735.70
Viability Option 3:
8335.88
735.70
Increased Marine 774.42
Employment
Uses
as Business
far
as
South
Street
C1
Business Uses 960.00
10333.44
912.00
Business Uses
UNVIABLE
Marine Industry
G
Marine Industry
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Basement
Carpark
Resid.
Resid.
Resid.
Resid.
Resid.
Resid.
Resid.
5166.72
15500.16
456.00
1368.00
4008.32
4008.32
43145.56
43145.56
3807.90
3807.90
40988.28
40988.28
947.52
1100.82
732.48
1064.65
756.65
4602.12
28885.26
10199.13
11849.23
7884.38
11459.88
8144.58
49537.20
310920.97
900.15
1045.78
695.85
1011.42
718.82
4372.01
27441.00
9689.17
11256.77
7490.16
10886.88
7737.35
47060.34
295374.92
10603.15
11374.47
2434.06
1750.00
6955.88
8636.00
2652.50
44406.06
44406.06
Grand total
Rev
480.00
1440.00
9816.77
4908.38
14725.15
Date
114132.31
122434.82
26200.23
18837.00
74873.06
92957.90
28551.51
477986.82
477986.82
8482.52
9099.58
1947.25
1400.00
5564.70
6908.80
2122.00
35524.85
35524.85
9977.09
107393.36
113045.64
9977.09
107393.36
3560.14
3560.14
38321.32
38321.32
3382.13
3382.13
36405.26
36405.26
Marine Industry
F
Marine Industry
G1
Marine Industry
G2
Marine Industry
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
9816.77
4908.38
14725.15
2184.00
2661.58
4008.32
8853.90
23508.58
28649.27
43145.56
95303.40
2074.80
2528.50
3807.90
8411.21
22333.15
27216.80
40988.28
90538.23
947.52
1100.82
732.48
1064.65
225.66
4071.13
29201.79
10199.13
11849.23
7884.38
11459.88
2429.01
43821.62
314328.03
900.15
1045.78
695.85
1011.42
214.38
3867.57
27741.70
9689.17
11256.77
7490.16
10886.88
2307.56
41630.54
298611.62
Resid-GEA,NSA-TotalsOnly
GEA
GEA
NSA
(sq.m)
(sq.ft)
(sq.m)
Block
Resid.
Resid.
Resid.
Resid.
Resid.
10603.15
11374.47
2434.06
1750.00
3611.42
29773.11
29773.11
Grand total
Rev
Checker
NSA
(sq.ft)
Usage
Resid.
A
B
C2
C3
D
91305.85
97947.86
20960.18
15069.60
59898.44
74366.32
22841.20
382389.46
382389.46
7919.09
1368.00
UNVIABLE
Mixed Use
A-MU
B-MU
C2-MU
C3-MU
D-MU
7919.09
15500.16
1440.00
Date
114132.31
122434.82
26200.23
18837.00
38873.37
320477.73
320477.73
8482.52
9099.58
1947.25
1400.00
2889.14
23818.49
23818.49
Drawn
Description
91305.85
97947.86
20960.18
15069.60
31098.70
256382.19
256382.19
Checker
Drawing Status
Drawing Status
Client
Client
Harrison Trust
Harrison Trust
JOHN THOMPSON & PARTNERS
JOHN THOMPSON & PARTNERS
Other uses -GEA, GIA totals
GEA
GEA 23-25NSA
NSA
Great Sutton Street
EC1V 0DN (sq.ft)
(sq.m)
(sq.ft) London
(sq.m)
Usage
Block
T:
F:
W:
Basement Carpark
CP1
Basement
Carpark
CP2
Basement
Carpark
Project
Medina Yard
BOAT YARD
H1
BOAT YARD
23-25 Great Sutton Street
London EC1V 0DN
T:
+44 (0) 20 7017 1780
F: +44 (0) 20 7017 1781
W:
www.jtp.co.uk
+44 (0) 20 7017 1780
+44 (0) 20 7017 1781
www.jtp.co.uk
10703.74
115215.06
10168.55
1296.49
13955.39
1231.66
109454.31
13257.62
12000.23
129170.46
11400.22
122711.93
3560.14
3560.14
38321.32
38321.32
3382.13
3382.13
36405.26
36405.26
Medina Yard
Block
C1
Business Uses
UNVIABLE
Scale @A0
960.00
480.00
1440.00
60
Marine Industry
Marine Industry
a001
G1
Marine Industry
Scale Bar
80
Job Ref.
1 : 3000
Drawing
No.
G
10333.44
5166.72
15500.16
912.00
456.00
1368.00
14725.15
00648
4008.32
2227.00
6235.32
Revision.
43145.56
23971.43
67116.99
3807.90
2115.65
5923.55
40988.28
22772.86
63761.14
947.52
1100.82
732.48
1064.65
225.66
4071.13
28081.24
10199.13
11849.23
7884.38
11459.88
2429.01
43821.62
302266.44
900.15
1045.78
695.85
1011.42
214.38
3867.57
26677.18
9689.17
11256.77
7490.16
10886.88
2307.56
41630.54
287153.11
GEA
(sq.m)
GEA
(sq.ft)
NSA
(sq.m)
NSA
(sq.ft)
Viability Option 6:
All Marine Employment
Option 4 - Plan and 3d massing
9816.77
4908.38
100m
Usage
Drawing Title
Drawing Title
0 C1-MU 20Business Uses
40
Other uses -GEA, GIA totals
Project
Viability Option 4:
YARD ADMIN
HalfBOAT
used 774.42
for 8335.88 735.70 7919.09
H2 the site
BOAT YARD
ADMIN
Option
2 - Plan
and8335.88
3d massing
Marine Employment
774.42
735.70
7919.09
andBusiness
halfUses
Mixed Uses
North
113045.64
10502.20
Viability Option
5:
774.42
8335.88
735.70
774.42 industrial
8335.88
735.70
Mainly marine
Businessdevelopment
Uses
with some
C1
Business Uses 960.00
10333.44
912.00
C1-MU residential
Business Uses 480.00
5166.72
456.00
to north
of site
NSA
(sq.ft)
Drawn
Description
10502.20
BOAT YARD ADMIN
H2
BOAT YARD
ADMIN
Grand total
Usage
Resid.
A
B
C2
C3
D
E
F
BOAT YARD
H1
BOAT YARD
7919.09
Resid-GEA,NSA-TotalsOnly
GEA
GEA
NSA
(sq.m)
(sq.ft)
(sq.m)
Block
Basement Carpark
CP1
Basement
Carpark
7919.09
Mixed uses
Grand total
NSA
(sq.ft)
Usage
91431.53
5559.01
BOAT YARD ADMIN
H2
BOAT YARD
ADMIN
Mixed Use
A-MU
B-MU
C2-MU
C3-MU
D-MU
Other uses -GEA, GIA totals
GEA
GEA
NSA
(sq.m)
(sq.ft)
(sq.m)
Block
Basement Carpark
CP1
Basement
Carpark
CP2
Basement
Carpark
C1-MU
NSA
(sq.ft)
North
UNVIABLE
0
20
40
60
80
Scale @A0
1 : 3000
Job Ref.
Drawing No.
a001
Revision.
100m
00648
Scale Bar
Resid-GEA,NSA-TotalsOnly
Mixed Use
A-MU
B-MU
C2-MU
C3-MU
D-MU
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Mixed Use
Grand total
uses
Resid-GEA,NSA-TotalsOnly
GEA
GEA
NSA
(sq.m)
(sq.ft)
(sq.m)
Block
Resid.
Resid.
Resid.
Resid.
Resid.
Resid.
Resid.
10603.15
11374.47
2434.06
1750.00
3611.42
2652.50
2940.00
35365.61
35365.61
Grand total
Rev
Date
114132.31
122434.82
26200.23
18837.00
38873.37
28551.51
31646.16
380675.40
380675.40
8482.52
9099.58
1947.25
1400.00
2889.14
2122.00
2352.00
28292.49
28292.49
Drawn
Description
91305.85
97947.86
20960.18
15069.60
31098.70
22841.20
25316.93
304540.32
304540.32
Checker
Usage
GEA
(sq.m)
GEA
(sq.ft)
NSA
(sq.m)
NSA
(sq.ft)
Overall site area
56400sq.m
5.64 ha
NSA
(sq.ft)
Usage
Resid.
A
B
C2
C3
D
F1
F2
Block
Current buildings footprint coverage
29800sq.m
Hardstanding areas:
26600sq.m.
Rev
Date
Drawing Status
Drawing Status
Client
Client
Drawn
Description
Checker
Harrison Trust
Harrison Trust
JOHN THOMPSON & PARTNERS
JOHN THOMPSON & PARTNERS
23-25 Great Sutton Street
London EC1V 0DN
T:
+44 (0) 20 7017 1780
F: +44 (0) 20 7017 1781
W:
www.jtp.co.uk
23-25 Great Sutton Street
London EC1V 0DN
T:
+44 (0) 20 7017 1780
F: +44 (0) 20 7017 1781
W:
www.jtp.co.uk
Project
Project
Medina Yard
Medina Yard
Drawing Title
Drawing Title
Option 6 - All employment
Option 3 - Plan and 3d massing
PAGE 55
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
0
Scale @A0
20
1 : 3000
40
60
80
Job Ref.
00648
100m
0
Scale @A0
20
1 : 3000
40
60
80
Job Ref.
00648
100m
DESIGN EVOLUTION
STAGE 3: DEVELOPMENT OF OPTION ‘2.5’
Following discussions with local people at the
Community Forum, and further negotiations, the
masterplanning team explored how the quantum
of Marine Employment space might be increased
at Medina Yard while retaining sufficient mixed use
space to keep the scheme viable.
In order to do this more specific studies were made
of the Marine Employment, including an outline
design for a modern Tenant Specific Boat building
facility, which was developed in close collaboration
with Southboats, who currently use space at
Medina yard for constructing specialist craft for
use maintaining sea-based wind farms, and also
refurbishing Lifeboats for the RNLI.
The site area required for this was found to be
greater than that tested in Viability Option 2
(Stage 2 Design Evolution). To retain viability the
masterplanning team remassed the scheme to
create ‘Option 2.5’ - which contained the Marine
Employment space of Option 3, while retaining the
Mixed-Use floor space delivered in Option 2.
Southboats current facility at Medina Yard
Plan for Tenant Specific Boat Building
Facility, developed with Southboats
PAGE 56
Masterplan Option 2.5 - Balancing the Marine Employment space of Option 3, with the Mixed-Use floor space of Option 2
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
DESIGN EVOLUTION
STAGE 4: DEVELOPMENT OF DETAILED PHASE ONE
Following the development of the Masterplan
Option 2.5, the architectural team undertook the
detailed design of the Mixed-Use Phase 1 area
which is described in Section 7 of this document.
The detailed architectural and landscape design
allowed finer grain resolution of the Masterplan to
the north, and this evolution is reflected in the final
Masterplan proposals for the site, which are set out
in Section 4.
Mixed-Use Phase 1 Area
Phase 1 Entrance Square
Final Masterplan incorporating detailed design for Phase 1
Phase 1 Waterfront
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 57
4
Masterplan
Cowes
Town Centre
River
Medina
Me
din
aR
oa
d
Medina
Yard
PAGE 60
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
East Cowes
MASTERPLAN
VISION & OBJECTIVES
The overall Vision is that the redevelopment of Medina Yard
will play a major strategic role in the regeneration of the
Medina Valley, and significantly enhance the attractiveness and
ongoing economic success of Cowes town centre.
In order to enact this Vision, three key development
objectives have been identified - firstly, the opportunity
to improve the spatial structure of the town, secondly the
potential to enhance movement patterns, and finally to
provide a focus/destination for celebrating the heritage of
Cowes. These are explained in the adjacent sequence of
diagrams.
Cowes
East
Cowes
1. Urban Sequence
Create a southern anchor destination
of Cowes, completing the urban
sequence that begins with the
Esplanade to the west and has the
town centre at its heart - while
simultaneously providing a more
positive link with East Cowes.
2. Movement Patterns
3. Heritage Focus
Provide the catalyst to enable a
joined up movement strategy of
cycle routes and footpaths linking
through Cowes town centre, and
improving public transport services.
Use a celebration of Cowes
heritage as the core driver
for the development, with the
Hammerhead Crane as the focal
point of the scheme, refurbish
the J Samuel White building and
provide a new Marine Heritage
Museum. Maintain key views of the
crane from the river and create
new local ones that draw visitors
into the site.
Reconnect surrounding streets
including Thetis Road back into the
wider network of streets.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 61
MASTERPLAN
KEY PRINCIPLES
The following sequence of diagrams set out the key principles
behind the masterplan which determine:
- Layout of development parcels;
- Network of circulation routes;
- Positioning of public open space;
- Conservation of existing site assets;
- Provision of access to the waterfront;
- Location of mixed uses/ground floor activation;
- Creation of views to the crane;
- Approach to flood protection;
- Handling of car parking;
- Relationship to adjacent existing streets/properties.
RIVER
MEDINA
Existing Site
Current site usage is disrupting the local street pattern. The Medina waterfront
and the Hammerhead Crane are inaccessible from adjacent neighbourhoods.
RIVER
MEDINA
Masterplan Principle 1
Create a series of new public places that culminate at the
Hammerhead Crane, provide public access to the waterfront and
articulate entrance points into the site.
PAGE 62
RIVER
MEDINA
Masterplan Principle 2
Create pedestrian routes through new public spaces to link the waterfront back
into the existing residential neighbourhood surrounding the site and the town
centre.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
KEY PRINCIPLES
RIVER
MEDINA
Masterplan Principle 3
Make listed Crane the focal point of the development - maintain key views from
the water and open new ones from Medina Road and Thetis Road.
RIVER
MEDINA
Masterplan Principle 4
Repair existing fragmented street pattern to the west of the site to fully integrate
the waterfront site with Cowes.
RIVER
MEDINA
Masterplan Principle 5
Employ mixed-uses (office space/retail/cafes/leisure) to animate key
routes and public spaces.
RIVER
MEDINA
Masterplan Principle 6
Use basement/undercroft parking to significantly increase public realm,
pedestrianise the waterfront & raise residential floors above the flood zone.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 63
MASTERPLAN
PROPOSED SITE LAYOUT
The illustrative masterplan opposite shows the proposals in context
of the River Medina and surrounding residential neighbourhoods.
Key features are as follows:
1. Entrance Square
A new gateway entrance space on Medina Road will be created through
demolition of the 1950’s J Samuel White extension opening a new view to the
Hammerhead Crane and provide direct access to the riverfront.
2. Entrance Lane
A pedestrianised street lined with mixed uses is designed to reflect urban
character of Cowes town centre.
3. J Samuel White Building
Existing locally-listed buildings will be refurbished for office spaces with improved
flood protection. Front elevation will be restored to the original design, rear
poor quality extensions removed, and interior features retained.
14. Existing Seaflex Buildings
Existing buildings in separate ownership that do not form part of the application.
Masterplan and Mixed-Use Phase One are designed assuming buildings remain
in commercial occupation, but future proofed to allow logical redevelopment of
the Seaflex site should this come forward.
15. Boat Storage Area
Hard standing area will be related to the safeguarded Marine Employment Phase
for storage of boats on the river front.
16. Marine Employment Phase
Safeguarded area to the south of the site for marine employment. This
illustrative masterplan shows bespoke shipbuilding facilities, but other options
include Marine Industrial Park or a Boat Yard.
4. Phase 1 Public Square
New landscaped public square with ground floor mixed-uses, providing space for
public events including Cowes Week.
17. Commercial Slipway
Facility for launching of boats from Marine Employment Phase.
5. Riverside Public House/Restaurant & Terrace
New public house & restaurant will be located at the northern end of the site
with views over the Medina from an associated riverside terrace.
18. Sea Cadets & IYWAC Centre
Existing youth recreation buildings to the south of the site will be unaffected by
redevelopment of the site.
6. Waterfront Access
A gently sloping space providing access down to the lower terrace on the
waterfront for older people, ambulant disabled, wheelchair users and families
with young children and pushchairs.
19. Consented Residential
Gasworks site to the south west of the site previously consented for residential
development and currently under construction.
7. Marine Heritage Museum
New community cultural facility will be celebrating the heritage of Cowes
potentially incorporating collection from the Classic Boat Museum, and the
history of the Hammerhead Crane.
8. Hammerhead Square
The focal public space for the new development will be located on two levels
around the Hammerhead Crane, with integrated seating and spaces for activities
and events.
9. River Terraces
Lower terrace area with seating at the approximate level of current access to the
river on the Medina Yard site, will allow public to get in close proximity of the
water, for viewing of boats and activities. Steps from here will provide access to
cafes with outdoor tables on the higher terrace level.
10. Hammerhead Crane
Grade II listed Hammerhead Crane will be restored and locked in position
parallel to the waterfront as part of phase one. Subject to funding, subsequent
works may include feature lighting and a small interpretative building in the base
structure.
20. Terraced Housing
New residential properties will be created along Thetis Road designed to fit into
the existing street pattern in the adjacent neighbourhood.
21. Residential Courtyards
Landscaped courtyard areas will provide private amenity areas for residents of
the new apartments.
22. Basement Car Park Entrance
Access to basement/undercroft parking area on Bridge Road - which raises the
development out of the flood plain and allows pedestrianisation of Medina Yard
riverside.
23. Existing Sail Loft and Point Cottages
Located on Medina Road adjacent to the site boundary.
24. Chain Ferry
Existing ferry to East Cowes will be unaffected by redevelopment of the
Medina Yard site.
11. Pontoons & Moorings
Existing licensed pontoons adjacent to the site retained, with the potential for
historic boats to be moored in close proximity to the Marine Heritage Museum
as additional exhibits.
12. Ecology Area
Intertidal shelving is to encourage development of ecology on the riverside
between the more publicly accessible terraces north of the Crane and marine
employment area to the south.
13. Public Slipway
New public slipway into the Medina will be located at the end of South Road
with associated parking for cars and trailers.
PAGE 64
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
PROPOSED SITE LAYOUT
1
3
22
23
24
2
21
14
5
4
6
9
2
21
11
20
8
20
10
RIVER MEDINA
21
7
20
21
8
12
13
21
16
15
19
16
17
11
18
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 65
PUBLIC SLIPWAY
MARINE EMPLOYMENT PHASE
ECOLOGY AREA
TERRACED HOUSING
MARINE HERITAGE MUSEUM
PAGE 66
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
ILLUSTRATIVE AERIAL VIEW
Aerial view of the illustrative masterplan from the east showing River
Medina frontage and surrounding Cowes neighbourhoods.
HAMMERHEAD CRANE
TERRACED HOUSING
PHASE 1 PUBLIC SQUARE
ENTRANCE SQUARE
HAMMERHEAD SQUARE
J SAMUEL WHITE BUILDING
RIVER TERRACES
RIVERSIDE PUBLIC HOUSE/
RESTAURANT & TERRACE
Illustrative view of the proposed Medina Yard Masterplan
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 67
MASTERPLAN
RESPONDING TO COWES
1. Linear routes to the Waterfront
The existing urban form in Cowes includes a highly permeable series of routes
(roads and pathways) that run down the hill towards the waterfront, with
many terminating along High Street in the town centre. Due to its industrial
background, the Medina Yard site has effectively cut the town off from the
western banks of the river, and also created a series of cul-de-sac roads including
Thetis Road and Pelham Road.
One of the key principles of the masterplan is to create a new series of access
points from the west which create natural downhill routes and connect the
adjacent existing neighbourhoods directly to the Medina waterfront.
New linear routes running through the masterplan down to the waterfront
Existing linear routes running down the hill to the town centre
PAGE 68
Existing streets and alley ways running down to the Medina Yard site
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
RESPONDING TO COWES
2. Unfolding urban spaces
Entrance Lane, the main public route in the masterplan echoes the distinct urban
character of the High Street in central Cowes with a new pedestrian street that
runs behind the waterfront to the Hammerhead Crane.
From the entrance point on Medina Road, the route includes the subtle shifts in
direction, varying widths and building heights currently experienced in the town
centre, as well as an unfolding sequence of public spaces of different character
found within the Entrance Square, Phase 1 Public Square and Hammerhead
Square.
Unfolding sequence of spaces along a varying linear route
New public spaces within the Medina Yard masterplan
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 69
MASTERPLAN
RESPONDING TO COWES
3. Stacking of building forms
The view of Cowes from the water - often the first impression for visitors - is of
buildings of varying sizes and scales climbing up the hillside - which give the town
a picturesque look, apparent even in early images of the place.
To maintain the ‘look’ of the town from a distance a number of strategies have
been employed - the first of which involves breaking the development up into a
series of smaller elements - and varying the heights, form and material of these
so they relate in a more sensitive way to the existing urban fabric. These are also
layered back into the site to create the characteristic ‘stacking’ look of Cowes.
Varying of building forms and heights facing the river to create ‘stacking’ effect from the Medina and Solent
Historic representations of Cowes waterfront
PAGE 70
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
RESPONDING TO COWES
4. Varying roofscape
The topography on either side of the Medina rises up to ridges running parallel
to the river at a maximum height of around 50m. Because of this, the roofscape
of the development is an important visual element in long distance views. To
address this a wide variety of roof forms have been used.
The roofscape of Medina Yard makes reference to the varied roof forms of the surrounding context
Examples of the existing varied roofscape around the site.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 71
MASTERPLAN
RESPONDING TO COWES
5. Glimpses of the Water
The site layout has been arranged to reflect the character of Cowes, one aspect
of which is glimpsed views between buildings to the river beyond. These views
are available throughout the length of the masterplan. Along with new view
corridors, the existing vistas of the river from Thetis Road and South Road have
been maintained.
Structuring of masterplan to allow constant glimpses of water from downhill routes
Street opens to create public spaces and views to the water
PAGE 72
Glimpse of water from slipway off the High Street
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
RESPONDING TO COWES
6. Gables to the water
From the water one of the most obvious characteristics of Cowes is that
buildings are orientated towards the Medina. This is in order for residential
properties to address the view, and to allow industrial properties to access to
the river. Many businesses maximise this by using long shed structures too.
Through the layout of the masterplan, and the architectural treatment of
Medina Yard, this Cowes tradition has been continued with a range of different
gables presented towards the river giving the waterfront a very characteristic
feel. Orientating the blocks in this direction also has the added advantage of
maintaining views to the water for more properties on the hill to the west of the
proposed development.
Architectural forms presenting gables to the riverside.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 73
MASTERPLAN
FIGURE GROUND ANALYSIS
Figure ground analyses are useful twodimensional representations of urban
space that illustrate the relationships
between built and unbuilt space.
They allow ‘readings’ of the typical
development pattern of a place that show varying scales of building,
movement networks and the framing
of public open space.
‘Before and after’ figure ground
diagrams can assist in determining
the appropriateness or otherwise of
new development, by demonstrating
whether the proposed footprint
sits comfortably within the existing
context.
Existing Conditions
The existing figure ground diagram
shows the large scale industrial
sheds and open hardstanding areas
dominating the western bank of the
river at Medina Yard, and cutting off
the residential neighbourhood from
the waterfront.
The network of fine-grain residential
streets running parallel to the hill
contours is also disrupted by the
southern end of the site and does
not connect into the wider Cowes
network.
PAGE 74
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
FIGURE GROUND ANALYSIS
Proposed Development
The figure ground of the proposed
development shows a new pattern of
highly permeable courtyard blocks
with new west-east connections
formed down to the waterfront from
the surrounding neighbourhood.
The urban grain of the proposed
development is much finer than the
existing warehouses, more in keeping
with the surrounding residential
streets.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 75
MASTERPLAN
PROPOSED SITE LEVELS
The proposed ground levels for the regeneration of
Medina Yard are based on raising the site out of the
flood plain taking account of a 1 in 200 year flood
event that allows for climate change. By raising the
site level across the site, the development will act as
a protective dam for the lower level streets behind.
At present the site levels at the waterfront are
around 2.4 metres Above Ordnance Datum (AOD)
and need to be raised to 4.4 metres AOD. This will
be achieved with a basement structure (used for
residential and commercial parking) protected by a
new sea wall.
At the edges of the site, boundary conditions have
been sensitively handled to allow extension of the
existing road network into the development and
also to address adjacencies with existing buildings.
Key areas include:
Medina Road
The new public Entrance Square is set at the same
level as the existing road with levels ramped up
along the Entrance Lane into the site. Relationships
with the existing Sail Loft and Point Cottages are
addressed with a landscaped courtyard.
Bridge Road
Buildings step up to the east with flood protected
basement car park entrance and non-residential
uses to the ground floor.
Thetis Road
Site levels are graded upwards (west) from the
4.4 metre datum level along the connecting
passageways to meet Thetis Road at existing levels.
See Section C-C on page 78.
South Street
Site levels are graded downwards (west) from
the 4.4 metre datum level along the connecting
passageways to meet Thetis Road at existing levels.
See Section A-A on page 78.
Arctic Road
The safeguarded Marine Employment Phase is
regraded from the waterfront to Artic Road to
allow larger vehicles to access the site for deliveries.
Key
Raised ground level (+4.40m)
Raised ground level (+3.50m)
+3.30
Existing ground level
+4.40
Proposed ground level
PAGE 76
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
PROPOSED BUILDING HEIGHTS
A variety of building heights are proposed at Medina
Yard to create variety in the skyline when seen from
the water and surrounding streets elevated on the
hillside.
The tallest buildings on site are seven storeys which
provide a backdrop to the public terraces with cafes
and landscaping overlooking the Medina. These are
a similar height to Shepards Wharf and below the
level of the Hammerhead Crane (29.5m).
Apartment buildings are placed towards the
waterfront perpendicular to the Medina to allow
easterly views from properties in the adjacent
neighbourhood. Heights are then stepped down
to the west with buildings of similar heights to the
existing homes used to extend and complete Thetis
Road.
The 1.5 metre contour lines (approximately half a
storey of development) on the site plan opposite
demonstrate how residential properties in the
surrounding streets are set at progressively higher
levels on the hillside the further west they are
located from the Medina.
Key
up to 2.5 storeys
up to 3 storeys
up to 4 storeys
up to 5 storeys
up to 6 storeys
up to 7 storeys
up to 10 storeys
up to 1 storey (Employment)
up to 2 storeys (Employment)
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 77
MASTERPLAN
SCALE & MASSING
The adjacent sections show the proposed scale
and massing of the development in relation to the
existing properties on the hillside to the west and
the Medina to the east.
All three sections demonstrate the general strategy
of locating gables of larger scale buildings towards
the river where height helps create enclosure and
a sense of place along the open expanse of the
Medina, a feature which is currently missing with the
existing buildings on site and also in East Cowes.
Towards the west, buildings are then stepped
down to complete the existing streetscapes with
development of an appropriate scale, both in terms
of height and also typology - terraced properties
running parallel to the street.
Section A-A
This section is taken through Hammerhead Square
and shows the Crane retained at the existing level
of the waterfront which is approximately 2.4 metres
AOD. The apartment buildings behind this are
located outside of the original swing of the crane,
with parapets kept below the tower structure of
the crane, and pitched roof penthouses under the
overall height of the crane.
+2.40
River Medina
Hammerhead Square
Apartm
Section B-B
This section is taken through the inter-tidal terraces
and shows stepped levels in the Medina created
to encourage the development of ecology on
site. Apartment buildings are set either side of
a residential courtyard (over basement parking)
presenting gable ends to the Medina. To the east of
this terraced houses and a small flat block are used
to extend Thetis Road.
Section C-C
This section is taken through South Street showing
the new Public Slipway to the Medina. The new 4.4
metre AOD datum level on site is used to defend
the existing levels of Thetis Road behind which are
in the flood plain - and new terraced housing is
utilised to repair/complete the street. To the east of
this residential properties quickly rise up the hillside.
+12.00
+6.00
Arctic Road
Pelham Road
Existing Properties
A
A
B
C
+11.60
B
C
+5.70
Arctic Road
Pelham Road
Existing Properties
Key Plan
PAGE 78
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
Site Boundary
SCALE & MASSING
+8.80
+5.00
+4.40
+1.40
ment building
Rear garden
Proposed
terraced
house
Existing properties
Thetis Road
Site Boundary
Section A-A
+4.40
+3.30
+1.40
Proposed
Rear Gardens
terraced house
Public
Thetis Road
Apartments
Residents Garden
Promenade
Ecology Area
Site Boundary
Section B-B
+4.40
Apartments
Thetis Road
Public Slipway
Section C-C
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 79
MASTERPLAN
SCALE & MASSING
Section D-D
This section is taken through the new Marine
Heritage Museum, located to the south of the
crane. The museum takes up the ground floor space
and features a landscaped courtyard, above which
residential levels open out onto a first floor garden.
Further west a new terrace of houses mends and
reconnects the end of Thetis Road.
Section E-E
At the south of the site a taller landmark building
punctuates the end of the mixed-use masterplan
and highlights the new Public Slipway. Commercial
units at ground floor would be an ideal location
for office based marine employment due to its
proximity to the Marine Employment Phase. Similar
to the Marine Heritage Museum the commercial
unit features an internal courtyard with residential
gardens on its roof.
Pelham Road
Existing Properties
The section demonstrates the steep step in levels
at the site boundary between Medina Yard and
Pelham Road to the west.
Section F-F
At the south of the site is the Marine Employment
Phase. The illustrative section shows the bespoke
shipbuilding shed designed for building boats
such as RNLI Lifeboats and offshore maintenance
catamarans. A large area of hardstanding is required
in front of the shed for manoeuvring boats around
prior to launch. At the rear of the shed a multi-deck
car parking structure is hidden by the site contours.
Pelham
Site Boundary
Existing Properties
D
D
E
E
Arctic Road
F
F
Existing Properties
Key Plan
PAGE 80
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
Employment
MASTERPLAN
Site Boundary
SCALE & MASSING
+4.40
Proposed
Thetis Road
terraced house
Rear Gardens
Marine Heritage Museum
River Medina
Public Promenade
Site Boundary
Section D-D
+4.40
m Road
Proposed
Rear Garden
terraced house
Proposed Street
Commercial Unit
Riverfront
Terrace
River Medina
Section E-E
River Medina
Parking
Access Road
Boat Building Shed
Hardstanding
Section F-F
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 81
MASTERPLAN
SCALE & MASSING
PAGE 82
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
SCALE & MASSING
The images below show the proposed scale and massing of the Medina
Yard waterfront viewed from the Chain Ferry terminal in East Cowes. The
composition has been designed in response to the traditional variation in height
and layering of buildings that characterises the traditional townscape pattern
seen in Cowes when viewed from the water. The Hammerhead Crane is
maintained as the most dominant form on the waterfront with clear sky seen
around the jib from this location.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 83
MASTERPLAN
HAMMERHEAD CRANE SETTING
New glimpsed views of the crane are made possible by the creation of the new Entrance
Square and Entrance Lane
A new landscaped public square is laid out around the Hammerhead crane. The proposed surrounding
buildings are set back from the swing of the crane jib.
Hammerhead Square - the focal point of the development, from East Cowes
New Medina Yard waterfront from East Cowes public space showing dominant form of the Hammerhead Crane retained on the skyline
PAGE 84
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
HAMMERHEAD CRANE SETTING
Hammerhead Crane Setting
The Grade II* listed Hammerhead Crane is the centrepiece of the Medina Yard
masterplan. From initial conception, the layout of buildings, streets and public
places were planned to protect and enhance the crane.
1
The crane is to be retained as the highest point on the site, maintaining its
prominence as a local landmark visible from the Solent, the Medina and the
neighbouring hillsides. The proposed development sits below the height of the
crane and the buildings along the waterfront step down as they approach the
crane to maintain space around the jib.
In addition to limiting the height of the surrounding buildings, they have also
been set back to respect the historical swing of the crane. This disposition
maintains ‘sky’ around the jib when viewed from the river as demonstrated by
the Computer Generated Images opposite.
As well as maintaining views of the crane, new vistas have been created through
the introduction of the Entrance Square and Entrance Lane - the spaces were
specifically designed to create new sight lines from the main entrance of the
development. The new connection from Thetis Road will also afford new views
of the crane when approached from the west.
The sequence of spaces all culminate at Hammerhead Square, the landscape of
which, has been designed to create an appropriate setting for the crane. The
sweeping swathes of planting encircling the base of the crane reflect the historic
swing of the jib above. Interpretive display boards are to be positioned around
the crane legs. Further education into the history of the crane is to be included
in the exhibition within the Marine Heritage Museum bounding Hammerhead
Square to the south.
2
3
Lighting design will be used to highlight the crane at nighttime, as demonstrated
in the image opposite.
The industrial heritage of the crane has also been taken into account in the
look and feel of the proposed architecture. The forms of the warehouses and
wharf buildings and their choice of materials have been intended to reflect the
industrial aesthetic characterised by the crane.
An application for Listed Building Consent is being submitted for the renovation
of the crane to ensure its long term future. The crane is to be locked in position
parallel to the river. This decision achieved consensus at the original Community
Planning Weekend.
Hammerhead Square setting
1
New glimpsed views of the crane are created by the demolition of the later additions
to J Samuel Whites Building and the introduction of the Entrance Lane and Entrance
Square.
2
New views of the crane are created from Thetis Road.
3
The main bulk of the surrounding buildings are kept outside of the historical swing of
the crane.
The height of the proposed buildings are limited to ensure the crane is retained as the highest point on the site.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 85
MASTERPLAN
PLACEMAKING: PUBLIC OPEN SPACE
The majority of the public open space in Medina
Yard is pedestrianised making it an ideal location for
leisure activities. Shops, cafes, business units and the
Classic Boat Museum are distributed strategically
across the site, along with residential front doors
and lobbies to ensure the public spaces are active
throughout the day.
The public squares and broad pedestrianised routes
are ideal for temporary uses such as markets and
events. Outside of the Marine Employment Phase,
the entire riverfront is publicly accessible. The
landscaped promenade will be a major benefit to
Cowes and will provide an appropriate setting for
the Hammerhead Crane. The public open space is
terminated by the new public slipway.
Adjacent to the slipway is an intertidal ecology area,
providing habitats for plantlife, sealife and wading
birds, although this area is not publicly accessible it
will provide visual amenity for residents and visitors.
Communal gardens are provided for residents in
enclosed courtyards away from the public realm to
provide privacy and security. The houses that line
Thetis Road have their own private back gardens.
Key
Business
Retail/ Cafe
Community
Frontages
Key
Public Realm
Communal Gardens
Private Gardens
Ecology Area (visual amenity)
Open space
PAGE 86
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
PLACEMAKING: PUBLIC OPEN SPACE
Medina Yard has been designed as a series of places
interconnected by pedestrian routes. The character
of these places are described over the next series of
pages. Non-residential uses, such as cafes, shops and
the Classic Boat Museum are focused around these
places, providing a centre of activity and vibrancy to
draw visitors through from one place to the next.
ENTRANCE
SQUARE
1
PHASE ONE
PUBLIC SQUARE
2
3
HAMMERHEAD
SQUARE
5
RIVER
TERRACES
4
PUBLIC SLIPWAY &
ECOLOGY AREA
Key
Places
Pedestrian Routes
Site Entrances
Public Places
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 87
MASTERPLAN
PLACEMAKING
PAGE 88
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
ENTRANCE SQUARE
The Entrance Square, is the proposed new
entrance gateway to the site located on
Medina Road. The demolition of the 1950’s
addition to the J Samuel Whites building
creates a new landscaped public space with
views to the Hammerhead Crane.
A new apartment building with ground floor
mixed uses is sited on the corner of Bridge
Street, and feature artwork dresses the end of
the refurbished J Samuel White Building.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 89
MASTERPLAN
PLACEMAKING
The Mixed-Use Phase One Public Square is the new landscaped public
square at the heart of Phase One. The space is enclosed by warehouse
style apartment buildings and activated with ground floor mixed-uses.
The square is ideal for public events throughout the year, including
Cowes Week.
PAGE 90
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
PHASE ONE PUBLIC SQUARE
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 91
MASTERPLAN
PLACEMAKING
The Mixed-Use Phase One Waterfront features buildings set back
from the frontage to allow views of the Hammerhead Crane. The
lower terrace area allows the public to have a closer connection to
the water and boats.
The higher terrace is animated with cafes/bars with external
seating. Between the two levels an integrated structure of planting,
seating and steps links the terraces.
PAGE 92
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
MEDINA WATERFRONT
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 93
MASTERPLAN
PLACEMAKING
The image illustrates Hammerhead Square as it
would appear in later phases of the development.
The Crane structure is maintained at the current
lower terrace level and landscape curves around it
structured to allow for events and easy transition to
the upper level.
Warehouse style apartment buildings present gable
ends to the riverside and are located outside of the
swing of the crane jib, and animated at ground floor
level with mixed uses including the new Marine
Heritage museum.
PAGE 94
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
HAMMERHEAD SQUARE
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 95
MASTERPLAN
PLACEMAKING
PAGE 96
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
PUBLIC SLIPWAY
The image illustrates the new Public Slipway at the end
of South Street as it would appear in later phases of the
development, which provides a new access onto the water.
To the right (north) lies the final residential block with
an open landscaped courtyard to the Medina, in front
of which will be new ecologically rich, intertidal terraces.
The Public Slipway provides a natural conclusion to the
publically accessible waterfront, allowing pedestrians to
loop back towards the town centre - and a small landmark
tower element is used to mark this in urban design terms.
South of the slipway the waterfront transitions into the
Marine Employment area which has unimpeded access to
the Medina and can be easily controlled to ensure leisure
and industrial uses are not mixed,
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 97
MASTERPLAN
PLACEMAKING
PAGE 98
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
MEDINA WATERFRONT
Image illustrating detailed design of Medina Yard Mixed-Use
Phase One and Outline Application massing of future phases
from public land (VVM location 09) in East Cowes.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 99
MASTERPLAN
PLACEMAKING
PAGE 100
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
MEDINA WATERFRONT
Night time view of Mixed-Use Phase One of the Medina Yard
development and indicative form of Hammerhead Square.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 101
MASTERPLAN
PLACEMAKING: LAND USE
Land Use: Wider Context
One of the key objectives in the regeneration
of Medina Yard is to create a publicly accessible
waterfront destination that compliments and
enhances the existing town centre. Medina Yard will
act as a stepping stone, equidistant between Cowes
town centre and East Cowes.
The proposed level of retail/commercial uses
recognises the site’s location. As such, the proposed
level of retail development has been specifically
designed not to compete, but to complement the
role and function of Cowes/East Cowes. Hence, the
level of retail floorspace proposed will activate and
add vitality to the development, service the new
residential population and those working on the
site, and draw people into the development (and
particularly to the new square) to ensure these new
spaces are vibrant and well used.
TOWN CENTRE
With the completion of the development, the
residential neighbourhoods to the west will be
extended seamlessly down to the waterfront.
Marine employment will be concentrated to the
south of the site adjacent to similar uses further
upstream. This location will also improve access for
delivery of materials. HGV delivery vehicles will no
longer have to pass through the tight residential
streets to the west nor through the town centre.
COMMUNITY
MIXED-USE
The diagram makes a case for the Seaflex site to
be redeveloped as residential accommodation in
the future. The proposed development has been
designed to facilitate this change in the future.
COMMUNITY
COMMUNITY
RESIDENTIAL
TRAINING
MARINE
EMPLOYMENT
Key
PAGE 102
Predominantly residential
Predominantly marina/boat yard
Predominantly mixed use/town centres uses
Ferry terminus
Predominantly employment
Public open space
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
MIXED-USES
Site Activity and Ground Floor Uses
Mixed uses in the masterplan are generally confined
to the ground floor where they are used to activate
the public realm. The exceptions to this are the
existing J Samuel White building - which works
most effectively as office space, and buildings in the
Marine Employment Phase.
Although only illustrative, the diagram opposite
suggests the ideal location for certain uses.
Proposed retail units are focused at the entrance to
the site at the Entrance Square and are included at
key points along the main pedestrian thoroughfare
to the Phase 1 Public Square. Retail space is also
provided around the Public Square itself and will be
included (in a more limited form) within Mixed-Use
Phases 2 and 3.
Reflecting this strategy, certain units are designated
specifically for retail (A1 use), with others identified
for restaurant/public house (Class A4) use. The
remaining units are designated for flexible A1-A4, B1
and D1 use. Furthermore, the size of the units have
been purposely limited to cater for smaller retail
uses/businesses and offer future flexibility.
A series of dedicated small business units are
proposed within the development (principally within
Mixed-Use Phase 1). These units are proposed
for B1 use and designed specifically to cater from
SMEs (small and medium enterprises). There are
designed on a flexible grid pattern and deliver units
of between C. 60-90sq.m. Each is provided with a
separate front door and provide opportunity for
signage.
Further active uses are distributed, albeit in smaller
quantities, throughout the later phases to draw
people down through the development. The Marine
Heritage Museum addresses Hammerhead Square
to allow it to act as an interpretation centre for
the crane. A cafe next to Cavalier Slipway would
provide a destination at the bottom end of the
masterplan.
Moveable bollards will allow vehicles into the
pedestrianised area for deliveries to the retail and
commercial units. This will take place out of hours.
Overall, it is proposed to limit the
maximum level of A1 space within the
development to 1,500sq.m and the
maximum level of A3-A4 use to 1,000sq.m.
As such the development will provide a
complementary role to the town centre.
Key
Business
Mixed-use
Commercial
Residential
Community
Employment
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 103
MASTERPLAN
QUANTUM OF LAND USE
The tables below outline the quantum of accommodation being applied for
at Medina Yard. The Mixed-Use Phase One figures reflect the detail drawings
included in the Hybrid Planning Application. The figures in the Outline
Application table are based on a maximum Gross External Area, therefore
apartment numbers for this element are for illustrative purposes. More detailed
areas and unit numbers would be established through a further Reserved
Matters Application.
Mixed-Use Phase 1 Residential Accommodation Schedule
Residential Mix
Residential Mix
Residential Mix
Units
Units
NSA(m²
Units ))
NSA(m²
%
NSA(m²)
%
%
1B 2P
1B 2P
1B532P
53
2761
53
2761
21%
2761
21%
21%
2B 3P
2B 3P
2B393P
39
2573
39
2573
15%
2573
15%
15%
2B 4P
2B 4P
2B814P
81
6183
81
6183
32%
6183
32%
32%
3B 5P
3B 5P
3B505P
50
4672
50
4672
20%
4672
20%
20%
Residential
Residential
Residential
3B 6P
3B 6P
3B286P
28
3111
28
3111
11%
3111
11%
11%
4B 7P
4B 7P
4B57P
5
646
5
646
2%
646
2%
2%
Retail Class A1‐A4
Retail Class A1‐A4
Retail Class A1‐A4
Total Units
Total Units
Total Units
Total NSA
Total NSA
Total NSA
Total GIA
Total GIA
Total GIA
Total GEA
Total GEA
Total GEA
Total GIA
Total GIA
Total GIA
256
256
256
19947
19947
19947
25271
25271
25271
26888
26888
26888
460
460
460
Total
Total
Total
48
48
48
OUTL
OUTL
OUTL
Outline Application Residential Accommodation Schedule
Units
Units
NSA(m²)
Units
NSA(m²)
%
)
NSA(m²
%
%
55
55
4780
55
4780
20%
4780
20%
20%
42
42
3650
42
3650
15%
3650
15%
15%
Indicative Residential Mix
Indicative Residential Mix
Indicative Residential Mix
89
56
89
56
7735
4867
89
56
7735
4867
32%
20%
7735
4867
32%
20%
32%
20%
31
31
2694
31
2694
11%
2694
11%
11%
6
6
521
6
521
2%
521
2%
2%
Residential
Residential
Residential
279
279
279
24247
24247
24247
30309
30309
30309
Retail
Retail
Retail
32590
32590
32590
631
631
631
66
66
66
Total Masterplan Residential Accommodation Schedule
Units
Units
NSA(m²)
Units
NSA(m²)
%
NSA(m²)
%
%
PAGE 104
108
108
7541
108
7541
20%
7541
20%
20%
81
81
6223
81
6223
15%
6223
15%
15%
Indicative Residential Mix
Indicative Residential Mix
Indicative
Mix
170 Residential
106
170
106
13918
9539
170
106
13918
9539
32%
20%
13918
9539
32%
20%
32%
20%
59
59
5806
59
5806
11%
5806
11%
11%
11
11
1167
11
1167
2%
1167
2%
2%
Residential
Residential
Residential
535
535
535
44193
44193
44193
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
55580
55580
55580
Retail
Retail
Retail
59478
59478
59478
2273
2273
2273
239
239
239
al GEA
al GEA
al GEA
6888
6888
6888
2590
2590
2590
9478
9478
9478
MASTERPLAN
QUANTUM OF LAND USE
PHASE 1
PHASE 1
PHASE 1
Mixed-Use Phase 1 Non-Residential Accommodation Schedule
Retail Class A1‐A4
Retail Class A1‐A4
Retail Class A1‐A4
Total GIA
Total GIA
Total GIA
Total GEA
Total GEA
Total GEA
Total GIA
Total GIA
Total GIA
Total GEA
Total GEA
Total GEA
Office Class B1
Office Class B1
Office Class B1
Total GIA
Total GIA
Total GIA
493
518
1238
493
518
1238
493
518
1238
Total Non‐Residential GIA 2880
Total Non‐Residential GIA 2880
Total
TotalNon‐Residential
Non‐ResidentialGEA
GIA 3121
2880
Total
Non‐Residential
GEA
3121
Total Non‐Residential GEA 3121
OUTLINE APPLICATION
OUTLINE
APPLICATION Accommodation Schedule
Application
Non-Residential
OUTLINE APPLICATION
460
460
460
Outline
Restaurant Bar Class A3‐A4
Restaurant Bar Class A3‐A4
Restaurant Bar Class A3‐A4
484
484
484
Retail
Retail
Retail
631
631
631
Business
Business
Business
664
664
664
Total GEA
Total GEA
Total GEA
1394
1394
1394
Community
Community
Community
0
0
0
0
0
0
Total Non‐Residential GIA
Total Non‐Residential GIA
Total
TotalNon‐Residential
Non‐ResidentialGEA
GIA
Total
Non‐Residential
GEA
Total Non‐Residential GEA
1693
1693
1782
1693
1782
1782
616
616
616
689
689
689
447
447
447
Parking Spaces
Parking Spaces
Parking Spaces
725
725
725
Marine Training
Marine Training
Marine Training
648
648
648
Basement ‐ Parking, P
Basement ‐ Parking, P
Basement ‐ Parking, P
Multi‐Use Space Classes A1‐A4,
Multi‐Use Space Classes A1‐A4,
B1, D1
Multi‐Use Space
Classes A1‐A4,
B1, D1
Total GIA B1, D1 Total GEA
Total GIA
Total GEA
Total GIA
Total GEA
470
470
470
242
242
242
Marine Industrial Uses
Marine Industrial Uses
MarineSite
Industrial
Area Uses
Site Area
14549
Site
Area
14549
Option 1
Option
2
Option 3
14549
Option 1
Option 2
Option 3
9035
9510
2807
2955
4065
Option
1
Option
2
Option 34279
9035
9510
2807
2955
4065
4279
9035
9510
2807
2955
4065
4279
2273
2273
2273
Business
Business
Business
2391
2391
2391
Community
Community
Community
1238
1394
1238
1394
1238
1394
Total Non‐Residential GIA
Total Non‐Residential GIA
Total
Non‐Residential
GEA
TotalNon‐Residential
Non‐ResidentialGEA
GIA
Total
Total Non‐Residential GEA
4573
4573
4903
4573
4903
4903
616
616
616
Marine Training
Marine Training
Marine Training
648
648
648
447
447
447
470
470
470
Marine Industrial Uses
Marine Industrial Uses
Site
Area
MarineSite
Industrial
Area Uses
14549
Site
Area
14549
Option 1
Option
2
Option 3
14549
Option 1
Option 2
Option 3
9035
9510
2807
2955
4065
4279
Option 19510
Option 22955
Option 34279
9035
2807
4065
9035
9510
2807
2955
4065
4279
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
67
67
67
Basement ‐ Parking, P
Basement ‐ Parking, P
Basement
Spaces ‐ Parking,
TotaP
Spaces
Tota
Spaces
Tota
447
12
447
12
447
12
Total Masterplan Non-Residential Accommodation Schedule
Retail
Retail
Retail
Tota
Tota
Tota
PAGE 105
MASTERPLAN
SEAWALL REPLACEMENT STRATEGY
Following a survey carried out by Beckett Rankine
marine engineers, it was observed that much of the
sea wall is insecure with multiple failures already
visible along its length. Other areas have been given
a 5-15 year life expectancy.
A variety of sea wall replacement strategies are
available which are dependant on a series of
decisions to be concluded through detailed design
and discussions with the Environment Agency and
other stakeholders.
It is likely that a sheet pile system will be used to
replace the existing wall. The preferred replacement
method is outlined below:
1. Leave the existing sea wall in place to act as a
cofferdam as ground behind is removed to
make way for new sea wall.
2. Pile along the line of new sea wall inboard of the
previous wall position.
3. Clad the new sheet pile wall with preferred
cladding material and construct new promenade
behind.
4. Remove existing seawall
A
It is likely the length of seawall around the crane will
have to be constructed using a different method - it
is anticipated that the Hammerhead Crane
structure is tied into the existing seawall. As a result
this section of wall will be constructed outboard,
creating a new line of protection to the sea front
whilst leaving as much of the existing sea wall in
place as possible.
A
B
B
It is intended for the sea wall to be constructed in
phases in line with the phasing strategy of the
development. The sections of sea wall to be
constructed are outlined in the adjacent diagram.
C
C
Key
Sea wall Phase 1
Sea wall Phase 2
Sea wall Phase 3
Sea wall Marine Employment Phase
Seawall Phasing Diagram
PAGE 106
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
SEAWALL REPLACEMENT STRATEGY
The proposed seawall has been designed to
respond to and create a variety of waterfront
conditions. As such a a variety of profiles are
proposed. Some are designed to create a particular
promenade arrangement whilst other areas are
based on access requirements to the water, such as
in the marine employment area.
Three of the seawall profiles are described below:
Seawall Section A-A
The River Terraces have been designed to maintain
a close connection to the river whilst ensuring the
higher flood protection level for the buildings
further back from the water. The lower level allows
for a comparable experience of the river as
currently encountered on site - pedestrians are at a
similar level to the water during high tide. The upper
level provides direct access to the waterfront from
the cafes and shops at ground floor. The upper level
also provides opportunities for outdoor dining from
these units. The change in level is negotiated by a
series of steps landscaped with planting and seating
affording views of the Medina.
+4.40
+2.40
+1.40
Seawall section at River Terraces
Seawall Section B-B
Hammerhead Square has been designed to
negotiate the change in height between the
proposed flood protection level and the existing
siting of the Hammerhead Crane. The new seawall
will be installed in front of the existing seawall in
order to encapsulate and protect the existing crane
foundations which are thought to be integrated into
the existing seawall structure. Further back from the
water a swathes of planting sweep around the base
of the crane within which wheelchair access ramps
are incorporated to allow access for all down to the
crane level.
+4.40
+2.40
+1.40
Seawall section at Hammerhead Square
+5.40
Seawall Section C-C
The Ecology Area provides intertidal habitats for
plants and sea life as well as marine birds. In this
area the promenade is situated at the higher flood
protection level. Beyond the line of the seawall a
series of terraces are constructed from the river
bed level. The terraced beds are positioned at
incremental heights to provide a range of habitat
conditions exposed by the tide in varying durations.
+4.40
+1.40
Seawall section at Ecology Area
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 107
MASTERPLAN
DEVELOPMENT PHASING
Marine Employment Phase (Outline)
The Marine Employment Phase of development is flexible and could be
delivered at any stage of the development. Of the three options created for
this area, early delivery would be most likely for the bespoke shipbuilding
facility (eg Southboats). All options would have a main access point from
Arctic Road to the south and a secondary car access from Thetis Road.
Mixed-Use Phase 1 (Detailed)
The first phase of the mixed-use development is located at the northern end
of the site, with a new public space on Medina Road providing pedestrian
access into the site. This phase allows refurbishment of both the locally-listed
J Samuel White building and the Grade II* listed Hammerhead Crane and the
creation of a new waterfront destination with a public house, cafes and shops.
Employment car parking will be provided on site (on two levels if required)
and the commercial river frontage provided with a new launching area.
Relationships with the existing Sail Loft and Point Cottages are sensitively
handled with a landscaped garden, and the boundary with adjacent Seaflex site
futureproofed to allow subsequent redevelopment if required.
PAGE 108
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
DEVELOPMENT PHASING
The phasing of the Masterplan has been designed to address a series of
key issues including: provision of logical pedestrian and vehicular access,
refurbishment of existing site assets (J Samuel Whites/Hammerhead Crane),
early delivery of a new publically accessible waterfront place for Cowes,
sequential replacement of the sea wall and services infrastructure, rehousing
of existing marine industrial tenants, removal of existing buildings and the
construction/buildability of new development.
In conjunction with phasing, those parts of the site subject to later phases will
be kept operational during the development. Thereby allowing businesses to be
retained on-site and/or relocated from the Mixed-Use Phase 1 zone.
Mixed-Use Phase 2 (Outline)
In Mixed-Use Phase Two of the development, public access is extended
further south along the Medina allowing the completion of Hammerhead
Square. To the east of this, two new residential courtyards are created with
warehouse style apartment blocks and Thetis Road extended with terraced
housing. The Marine Heritage Museum is to be included at ground floor just
south of the Hammerhead Crane.
Mixed-Use Phase 3 (Outline)
In the third phase of development the mixed-use area of the site is completed
with two further residential blocks to the south. The first presents an open
raised courtyard to the river, where inter-tidal terracing will be used to
encourage biodiversity.
A new passageway is created from the existing neighbourhood with glimpses
to the crane and water increasing permeability. The phase boundary is created
at a logical position in the site that allows an existing large scale shed to be
retained before the Marine Employment site to the south is delivered.
A new public slipway with associated parking will also be delivered at the end
of South Street which is extended down into the site and terminated with
a landmark building to the south. Small apartment buildings and terraced
housing are used to further extend Thetis Road which is finally connected into
the wider road network at its southern end.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 109
MASTERPLAN
MARINE EMPLOYMENT STRATEGY
Participants at the Community Planning Weekend felt it was important that a
viable quantum of Marine Employment should be retained onsite - housed in
new facilities.
Following the event an options appraisal study was agreed with the Isle of Wight
Planning Department with the intention of determining the quantum of Marine
Employment that could be realistically delivered on site. The outcome of this
work forms the basis for the proposed area for Marine Employment shown at
the southern end of the site, which is predicated on viable returns arising from
the mixed-use development proposed for the remainder of Medina Yard.
Marine Employment Location
The Marine Employment Phase is located to the southern end of the site for a
number of reasons. Firstly, this allows the waterfront to be split into two discreet
areas - a northern publically accessible leisure area, and a southern privately
managed working frontage. Secondly, the area can be serviced from Arctic Road
rather than bringing commercial vehicles through the centre of Cowes and along
residential streets. Finally, this area will have less impact on existing residential
areas to the west in terms of noise.
Marine Employment Provision
Due to the fluctuating nature of the boatbuilding industry, it is not possible to
create a definitive layout for the Marine Employment Phase, and it has been
agreed with the Isle of Wight Council that three alternative options should be
put forward to demonstrate how this area could be developed in the future.
The three options put forward include a tenant specific shipbuilding facility (eg.
for a business like Southboats), a traditional boatyard, and a Marine Industrial
Park. These are illustrated in the following pages.
Boats in Cowes
Business Continuity
Retention of Marine Employment has been given priority in the site’s
regeneration proposals - focussed on businesses that require direct access to
the waterfront. However, concerns were voiced at the Community Planning
Weekend and at subsequent Forums about the future of all businesses who
currently operate from Medina Yard.
As of January 2015, a dedicated Tenant Liaison consultant (Gully Howard)
has been retained by the development team with the intention of minimising
disruption to businesses on site during the phased regeneration of Medina Yard.
Gully Howard will work with individual businesses to identify a range of
alternatives including temporary spaces on site, new premises at Medina Yard
following redevelopment, and alternative offers within the Cowes area or
elsewhere on the Isle of Wight - which has a significant supply of all categories of
business and employment space.
Overall, the site’s regeneration is expected to create some 436-457 direct, onsite jobs (Full Time Equivalent) with a further 654-685 in-direct jobs arising from
wider economic growth. A total of circa 1090 -1142 FTE jobs may arise (including
marine and non-marine activities) when the scheme is completed.
MARINE
EMPLOYMENT
PHASE
Location of Marine Employment Phase
PAGE 110
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
MARINE EMPLOYMENT PHASE: OPTION A
Option A: Tenant Specific Boatbuilding Facility
Marine Employment Option A is based on the safeguarded area being
redeveloped for a tenant specific boatbuilding facility. The design for this scenario
was developed in close collaboration with Southboats, who currently use space
at Medina Yard for constructing specialist craft for use maintaining offshore wind
farms, and also refurbishing Lifeboats for the RNLI.
The design consist of two large industrial sheds with associated workshops
totalling around 9,000sqm GIA of Marine Employment space. A large hardstanding area with boat launching facilities is located on the waterfront, with
the principle of licensing arrangements required agreed with The Crown Estate.
Office space is used to complete the terrace along Pelham Road - linked directly
into the boatbuilding facility to the east.
Around 70 car parking spaces would be available for employees, and site
deliveries would take place from Arctic Road, which is more appropriate
arrangement than the current requirement to bring materials along residential
roads, or through the centre of Cowes.
WORKSHOP
(OFFICE ABO
VE )
RNLI SHOP
+3.50
DELIVERY YA
ING
RD
+4.40
SHOP 2
HARD STAND
OFFICE
Boat workshop in Cowes
P
OFFICE
+4.40
PARKING
STRUCTURE
+7.20
+5.40
WORKSHOP/
STORE
(OFFICE ABO
VE)
+9.17
Plan of Option A
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 111
MASTERPLAN
MARINE EMPLOYMENT PHASE: OPTION B
Option B: Traditional Boatyard
Marine Employment Option B is based on the safeguarded area being used for
a traditional boatyard, where craft are maintained and stored as per the existing
facility operating at the southern end of the site.
Plans for this option were developed in collaboration with the current manager
of Medina Yard and feature four boatsheds where repairs can be carried out,
set around a storage and hard-standing facility. This provides around 3,000 sqm
of covered Marine Employment floorspace reflecting the nature of this type of
business premises. A hoist would provide access to the Medina for sailing vessels.
Between 30-60 car parking spaces can be provided for employees and visiting
boat owners, accessible from Arctic Road or Pelham Road.
和Plan of Hayling Yacht Company in Hayling Island
BOATSHED
FIRE
FIGHTING
UNIT
+4.40
92M
+3.50
HARD STANDING
BOATSHED
75M
OFFICE
BOATSHED
P
+4.40
PARKING
STRUCTURE
BOATSHED
+7.20
+5.40
+9.17
Plan of Option B
PAGE 112
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MASTERPLAN
MARINE EMPLOYMENT PHASE: OPTION C
Option C: Marine Industrial Park
Marine Employment Option C is based on the safeguarded area being used for a
Marine Industrial Park, built speculatively or for specific tenants.
Plans for this option are based on similar developments found on the south
coast around the Solent area and features three large Marine Industrial Units
subdivisible to allow for varying tenant demand. This provides around 4,000 sqm
of covered Marine Employment floorspace as well as associated boat storage
(less than under Option B) and a hoist providing access to the Medina for
vessels.
A small office is located on Pelham Road to complete the terrace, and with
access for cars. Between 50-100 car parking spaces can be provided for
employees and visiting boat owners on the ground or in a two storey structure,
and deliveries would take place from Arctic Road.
OFFICE
Plan of a marine industrial park in Portsmouth
MARINE
INDUSTRIAL
UNITS
+4.40
+3.50
ING
58M
HARD STAND
FIRE FIGHTING
UNIT
MARINE
INDUSTRIAL
UNITS
68 M
OFFICE
P
MARINE
INDUSTRIAL
UNITS
PARKING
STRUCTURE
+7.20
+4.40
+9.17
Plan of Option C
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 113
5
Landscape
LANDSCAPE
LANDSCAPE STRATEGY
INTRODUCTION
The Landscape Masterplan comprises a combination of private and publicly
accessible open spaces across the Application Site. This open space network
will contribute to the creation of a sustainable design in line with current best
practice, creating a setting that is conducive to healthy living for the residents and
as an amenity to the local inhabitants of Cowes. The overall landscape strategy
aims to create an inviting yet flexible space for both residents and users of the
ground floor commercial units, whilst reactivating the river frontage and turning it
into a vibrant and green community space.
All proposed landscape treatments are of the highest standard and will
promote healthy living by providing outdoor spaces that will enrich everyday
life. The illustrative landscape proposals reflect the policy guidance, and develop
the objectives of the Landscape and Visual Impact Assessment along with
the recommendations of the Consulting Ecologists to enhance biodiversity
throughout the site. Following these fundamental design principles, the landscape
framework would emphasise the core functions required of a high quality
residential scheme.
The specific objectives for the landscape strategy are to:
• Create a strong identity and sense of place by developing a site wide
response to the historical context, and reflect this where possible in the
approach to landscape treatments.
• Reactivate the riverside for residents and general public use and implement
ecological measurements to enhance biodiversity along the sea wall.
• Provide a robust but attractive working environment for the Marine
Employment Area
• Maximise opportunities for habitat creation with careful choice of planting
types, and thereby encourage biodiversity and wildlife preservation across
the Application Site.
• Maintain open areas in appropriate locations in order to maximize the
contribution of green space to the Proposed Development and the wider
visual amenity within the Application Site in line with the local townscape
character.
• Provide high quality landscape treatments throughout the public realm that
reflect the local character and are in accordance with ROSPA and Secure by
Design principles.
• Promote good accessibility for all users and extensive pedestrian zones
that create a safe and interesting environment for both everyday use and
potential future events.
THE LANDSCAPE MASTERPLAN STRATEGY IN DETAIL
The proposed hard works materials such as clay brick pavers, granite setts and
slabs, Cor-Ten steel and green oak, together with selected hardwoods, moderns
alloys and plastics in formal and informal outlines are reminiscent of the Site’s
heritage; the materials used in the construction of boats, marine structures
and wharf side buildings. In addition to the main areas of public open space, the
interconnected series of new private back gardens, greened streets and squares
would be developed providing a variety of leisure and recreational facilities
set within and around the proposed dwellings. It is envisaged that there would
be a range of equipped areas of play and more informal play opportunities
throughout the site, with interactive play encouraged for all ages.
PAGE 114
In the following Section 7: Phase 1, distinct areas of the landscape proposals are
described in detail. These include:
•
•
•
•
The Riverside
Squares and Open Spaces
Residential Courtyards
Private Amenity Space
Alongside the detailed description of the Phase 1 landscape areas the proposed
Marine Employment Area has been carefully considered as part of the overall
schme masterplan.
A modern and adaptable landscape treatment is required to serve the
Marine Employment Area. The need to provide adequate car parking areas
and the extensive flat hard surfaces required for boat building activities has
been addressed, with the waterfront largely unencumbered by landscape
structures and greened spaces. Nevertheless, there is scope to continue the
earlier phased “vertical beach” treatments to the river wall and also to create
a greened access to the site from Arctic Road, and a pleasant environment to
the new office building. Here, specimen trees and mixed native and ornamental
shrub planting to the roadside will signal the road junction. The new office
building will include decorative shrub planting to the main facade. To promote
biodiversity along the river front, lighting will be kept to a minimum to permit
safe working activities.
Accessibility
The landscape scheme will be designed to be fully inclusive, and to promote ease
of access for all users. Where practical, the public realm and main landscape areas
would be either pedestrian only or comprise shared, traffic calmed surfaces. In
determining the need for accessibility, the landscape design has also responded
to the requirements of the flood risk strategy and the relatively significant level
changes across the site. Where level changes occur in the public realm walkable
routes would be created with maximum gradients of 1:20, supplemented
with steps as appropriate. Path side seating would be provided in the form of
contemporary stone, steel and timber benches some with backs and armrests,
with associated low level lighting and litter bin provision to create rest points
while moving across the site and enjoying the outdoor spaces. Legibility of the
public realm has also been carefully considered, providing well signposted, well-lit
thoroughfares with good forward visibility, with no blind spots or potential hiding
spaces. Additionally, all walking routes and steps will conform to the Equality Act
2015 recommendations in respect of visually impaired users, with any possible
obstructions in the landscape clearly demarked, and with adequate lighting to
ensure safe passage.
Sustainable Urban Drainage
This important aspect of the scheme would be developed at the detailed
design stage, and in consultation with the appointed Civil and Drainage
Engineers. Measures to slow the passage of water from hard surfaces would
be implemented, and these may include permeable surfaces on gap grade subbases, use of green surfaces with storage layers for retention and attenuation,
(lawns shrub beds and wildflower zones can all be adapted to include sub-surface
reservoirs), and use of localised attenuation in the form of rain gardens, rills
and pools. Unpaved private gardens would be promoted, as would the use of
green roof types for outbuildings and secondary structures which would provide
rainwater attenuation and if designed as wildflower roofs, also provide benefits in
promoting local wildlife and biodiversity.
MEDINA YARD, COWES, ISLE OF WIGHT - MASTERPLAN VISION
LANDSCAPE
LANDSCAPE STRATEGY
ECOLOGICALENHANCEMENT
MEDINA WES, ISLE OF WIGHT - MASTERPLAN VISION
PAGE 115
LANDSCAPE
LANDSCAPE MASTERPLAN
PAGE 116
MEDINA YARD, COWES, ISLE OF WIGHT - MASTERPLAN VISION
LANDSCAPE
HARDWORKS
HARDWORKS STRATEGY
Public squares and
seating areas
Crane Plaza
Riverside Terraces
Private communal gardens
Road and access
Concrete surfacing
Road and access
HARDWORKS STRATEGY
Throughout the site a consistent
palette of materials would be employed
combining brick pavers (laid in a roman
brick/narrow format on edge), high
quality granite and exposed aggregate
paving flags, planks and setts, resin
bound gravel and block paving, and
stone, hardwood and steel street
furniture, all as indicated on the
Detailed Application Drawings.
Where applicable, permeable paving
designs would promote subsurface
infiltration using gap graded sub bases
in conjunction with permeable paving
blocks (or steel slot drains), road
coverings and matrix type slabs and
blocks. The street furniture would be
contemporary in style and selected
from a range compliant with “Secure
by Design” and inclusive accessibility
principles. The Detailed Hardworks Plan
describes all the proposed materials and
street furniture to be used across the
Phase 1 site areas.
TYPICAL HARDWORKS TREATMENTS
SEATING
RIVERSIDE STEPS
‘VERTICAL BEACH’
DECKING AND SEATING
MEDINA WES, ISLE OF WIGHT - MASTERPLAN VISION
PAGE 117
LANDSCAPE
PLANTING STRATEGY
PLANTING STRATEGY
SOFTWORKS STRATEGY
The planting scheme for the
development is designed to enhance the
existing riverside setting and develop a
significant ecologically diverse resource
along the waterside. In addition, the
planting will aid in the creation of a
contemporary residential and mixed use
landscape throughout the scheme.
Private gardens
Private / communal gardens
Public gardens
Terrestial native planting zones
Intertidal native planting zones
The waterfront planting areas will
be carefully designed to enhance the
biodiversity along the river, with an
emphasis placed on native maritime
and intertidal planting arrangements,
selected for their ornamental and
seasonal characteristics to provide year
round interest. Species will include:
Armeria maritima, Crambe maritima.,
Centranthus rubra, Erigeron ‘Profusion’,
Eryngium maritinum, Glaucium flavum,
Nepeta ‘Walkers Low’, Silene uniflora.
Within the core areas of the site, and
throughout the residential gardens,
extensive structural hedge planting
across the site would be complemented
by herbaceous and shrub semiornamental planting: The timeless
qualities of crisp evergreens would
provide structure while herbaceous and
shrubs would add seasonal interest and
focal points. Grasses and ferns would
offer additional interest in both the
summer and winter months.
Specimen shrubs would appear at their
best against the crisp lines of clipped
hedges. Structural shrubs would provide
the backbone to plantings of low
growing herbaceous perennials.
PAGE 118
MARITIME NATIVE SPECIES ALONG RIVERFRONT AREAS
MEDINA YARD, COWES, ISLE OF WIGHT - MASTERPLAN VISION
LANDSCAPE
TREE STRATEGY
TREE PLANTING STRATEGY
Semi-mature trees
Multi-stemmed specimen trees
Clipped/Espalier trees
Specimen shrubs
TREE STRATEGY
Trees would be used to enhance
boundaries, add shade to parking spaces
and communal areas, and otherwise
define the open spaces. Statement
semi-mature varieties would have a
strong structural presence in the space
and provide year round interest, and
the use of multi-stemmed trees would
provide decorative bark interest, with
other species exhibiting exceptional
autumn colour. Throughout the scheme
special varieties of native trees would
add ecological value – and all would
contribute to a sense of maturity,
height, year-round interest and defined
structure. Species to include:
Specimen semi-mature trees: Carpinus
betulus, Acer campestre Streetwise,
Quercus cerris, Quercus ilex, Ulmus
lobel, Sorbus intermedia Brouwers
Multi-stem trees: Eucalyptus
debeuzevillei, Acer campestre, Phillyrea
angustifolia, Amelanchier lamarckii.
PLANTING IMAGES, PUBLIC SPACES AND COMMUNAL GARDENS
MEDINA WES, ISLE OF WIGHT - MASTERPLAN VISION
PAGE 119
LANDSCAPE
PLAY STRATEGY
PLAY STRATEGY
PLAY STRATEGY
Integral to the landscaping and quality
of the scheme is the Play Strategy,
designed to encourage families to
live, visit and enjoy the newly created
outdoor areas. At a detailed level, play
will be introduced throughout the site
both formally and informally, using
natural forms and landscape elements
combined with more typical items of
play equipment and child learning tools.
Throughout the courtyards, squares
and intervening routes, selected static
play items and educational tools will
be employed at a series of locations,
encouraging movement and activity
throughout the public realm, and
designed to attract a wide age range
of users. Information boards will be
provided along the river footpath,
exploring the local wildlife and history of
the Medina and its environs. The central
focus of the Hammerhead Crane will
provide a natural hub for family activities
with particular emphasis given to
explaining the history and workings of
the crane and the associated boatyards.
Local artists will be encouraged to
contribute to the leisure and play
amenities. Their input may be wide
ranging, from permanent, static play art
to events and temporary exhibitions.
The more formal play offer in the
communal gardens will cater for the
surrounding residents, providing smaller
scale interactive play elements for
toddlers and infants, with more active
play elements for the 5-12 year old age
range, designed to encourage motor
and balancing skills.
Private courtyard play areas
Play on the Way
Educational play features
PLAY IMAGES
INFORMAL PLAY
SCULPTURAL PLAY ELEMENTS
FORMAL PLAY
PAGE 120
MEDINA YARD, COWES, ISLE OF WIGHT - MASTERPLAN VISION
EDUCATIONAL PLAY
LANDSCAPE
LIGHTING STRATEGY
LIGHTING STRATEGY
Columns: generally 6–8m
Bollard lighting:
generally 900m high
Wall lights
Feature lighting
Tree lighting
Step lighting
Note:
All lighting subject to detail design and
adopting authority approvals where relevant
LIGHTING STRATEGY
Lighting levels would be maintained at
the lowest possible level to ensure safe
thoroughfare for vehicles, cyclists and
pedestrians. Lighting types within the
site would be minimal and subtle, with
a range including low columns (5-6m
maximum), wall mounted luminaires and
inset wall lighting built into the riverside
ramp and step structures defining the
main pedestrian routes, residential
points of access and private vehicular
access points.
Along the streets, a combination of
wall mounted and catenary light fittings
will liberate the pedestrian areas
from ground mounted units. Feature
lighting will be applied to the important
landscape elements, especially the
specimen trees, with a sculptural lighting
design created for the waterfront areas,
around the Hammerhead Crane and
stepped terraces with small, direction
globe units placed on simple stainless
steel “stems”.
The importance of reducing lighting
levels along the riverside to promote
night time biodiversity is recognised
and a balance will be struck between
safe, usability of the river and the needs
of wildlife. Overall, a site wide palette
of lighting forms would be selected
using high quality fittings and modern
materials in a contemporary style and .
TYPICAL LIGHTING TYPES
MEDINA WES, ISLE OF WIGHT - MASTERPLAN VISION
PAGE 121
6
Access &
Movement
ACCESS & MOVEMENT
SITE CONNECTIVITY
Summary
Redevelopment of Medina Yard presents an
excellent opportunity to improve access and
connectivity within the site boundary as well as
within the wider context. As a functioning industrial
area it was essential for operations that Medina
Yard be closed to the public and as a result no
connections were possible across the site.
The proposed masterplan introduces a series of
new connections across the length and breadth
of the site. The majority of the site is to be
pedestrianised and network of new routes are laid
out across the site connecting in to the surrounding
street pattern.
P
Most importantly public access to the waterfront is
proposed for most of the site. The only exclusion is
in the Marine Industrial Area where public access is
not compatible with boat building activities.
In the wider context, the development proposes
to make changes to the junction at Medina and
Bridge Roads in order to improve traffic conditions.
An extension to local bus routes is also suggested
which will bring public transport further into this
area of the town centre.
The next series of diagrams explains these
proposals in further detail.
Key
Public road
P
Proposed public road
Proposed bus route
Proposed coach drop-off
Exisiting cycle route
Proposed cycle route
Public bicycle storage
Limited hour loading route
Proposed pedestrian access
Proposed seawall maintenance route
Chain Ferry route
Public slipway
Lower public terrace
Employment hard surface
Underground parking entry
HGV route
Site Connectivity Composite Diagram
PAGE 124
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
ACCESS & MOVEMENT
SITE CONNECTIVITY
Vehicle Access
The majority of the site is pedestrianised. Car
parking is located below at basement level. In
Mixed-Use Phase One access to the basement
will be via an entrance shutter on Bridge Road. A
further basement entrance will be added at the
southern end of the site following completion of the
later phases.
Moveable bollards will allow vehicles into the
pedestrianised area for deliveries to the retail and
commercial units. This will take place out of hours.
P
Maintenance vehicle access to the lower level of the
waterfront terraces will be possible via the ramp
underneath the link block on the waterfront.
The dead end of Thetis Road will be removed and
the street will be extended into the site. This road
will then connect with South Road forming a loop.
Alteration to the junction at the intersection of
Medina and Bridge Road are proposed to create a
new landscaped shared space which corresponds
to the new Entrance Square layout. In addition to
new surface treatments, it is proposed for right
turns from Bridge Road to the Chain Ferry to be
extinguished. This will reduce the occurrence of
queueing along Bridge Road that arises during busy
periods.
P
Deliveries for the Marine Employment Phase will be
from the south along Baltic Road. Some on street
parking alterations will have to be made in order
for HGV’s to be able to make a right hand turn in
and left hand turn out. This is a big improvement on
existing delivery patterns which must be brought in
via either South Road or Thetis Road.
For further information on transport proposals,
please refer to the accompanying Transport
Statement.
Key
Public road
Proposed sea wall maintenance route
Limited hour loading route
Underground parking entrance
Proposed public road
HGV direction
HGV route
P
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
Underground parking
PAGE 125
ACCESS & MOVEMENT
SITE CONNECTIVITY
Key
Key
Proposed pedestrian access
Exisiting cycle route
Public bicycle storage
Proposed cycle route
Pedestrian Access
Cycle Access
The majority of the site is to be pedestrianised with cars parked in a basement
garage below. A new pedestrian gateway to the site is introduced through the
creation of the new Entrance Square. From there Whites Passage forms the
main spine through the centre of the development. A new pedestrian only
promenade is proposed along the river edge. Landscaped into two tiers, the
promenade links up to Hammerhead Square. To the south of the crane the
promenade is a single height and wraps around a new ecology area. New routes
to the west connect the routes up to Thetis Road and South Road.
National Cycle Route 23 runs adjacent to the perimeter of the site, linking
from Cowes town centre to Newport. The route passes down Bridge Road
to Pelham Road then on to Arctic Road. An additional cycle route is proposed
along Thetis Road to connect the development to Route 23. The development
promotes cycling by including residents bike stores in the basement garage
adjacent to all cores. Cycle stands for public use are also distributed across the
site.
For further information on cycling please refer to the accompanying Transport
Statement.
PAGE 126
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
ACCESS & MOVEMENT
SITE CONNECTIVITY
M
H
I LL
IL
D
OA
R
L
M
GE
B RI D
Key
ED
IN
A
RO
AD
ROAD
Key
Chain ferry
Lower public terrace
Proposed bus route
Public slipway
Employment hard surface
Possible coach drop-off
Water Access
Bus Access
Access to the River Medina has been the central focus of the design for Medina
Yard from the outside. Unrestricted public access to the waterfront is proposed
for the entire mixed-use site. Special attention has been paid to the arrangement
of the promenade north of the crane- a lower level terrace has been designed
to allow closer connection to the water and boats. At South Road a new public
slipway will provide a valuable benefit to the wider community. The south of
the site has been designated as the Marine Employment Phase. There are three
marine employment layout options explored in this document but all three
provide access to the water for marine businesses such as boat building and
maintenance. The plan above shows a bespoke boat building shed with a large
area of hardstanding on the waterfront to allow boats to be manoeuvred into
the water by boat lift.
Currently Bus Route 1 linking Cowes with Newport passes about 200m to the
west of Medina Yard. It is proposed that the route be altered to loop down past
the north end of the site. As well as better connecting residents of Medina Yard
the surrounding neighbourhoods would also benefit. A new coach drop off bay
is proposed adjacent to the site entrance on Bridge Road. This could also serve
as a bus stop.
For further information please refer to the accompanying Transport Statement.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 127
ACCESS & MOVEMENT
PARKING/ CYCLE STORAGE
Parking
Due to the flood risk requirement to raise the
entire site by approximately two metres the
opportunity for a basement garage with minimal
requirement for excavation is presented. Across the
site the basement will provide 689 parking spaces.
P
Access to the Mixed-Use Phase 1 basement will
be provided via an entrance shutter on Bridge
Road. Eventually the basement will be connected
through to the basement of the later phases and
an additional entrance will be provided from Thetis
Road.
At the south of the site a small amount of on-street
parking will be provided for users of the new Public
Slipway.
Parking for employees of the Marine Employment
Phase will be provided on site, at grade and in a
small parking structure set into the gradient of the
site.
P
Cycle Storage
Bicycle Stores will be located throughout the
basement adjacent to lift cores.
For further information on parking and cycle
storage please refer to the accompanying Transport
Statement.
P
Basement Area and Parking Totals
Phase
Detail
Outline
Total
Parking
Spaces
242
447
689
GIA
GEA
6785
12288
19073
7539
13653
21192
P
Phase 1 and Outline Basement Plan
Key
Phase 1 underground area
On-street parking
Phase 2 & 3 underground area
Attenuation tank
Underground parking entry
PAGE 128
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
ACCESS & MOVEMENT
PARKING/CYCLE STORAGE/REFUSE
Notes:
Do not scale from this drawing.
All contractors must visit the site and be responsible for taking and checking
dimensions.
All construction information should be taken from figured dimensions only.
Any discrepancies between drawings, specifications and site conditions must be
brought to the attention of the supervising officer.
This drawing & the works depicted are the copyright of JTP.
This drawing is for planning purposes only. It is not intended to be used for
construction purposes. Whilst all reasonable efforts are used to ensure drawings
are accurate, JTP accept no liability for any reliance placed on, or use made of,
this plan by anyone for purposes other than those stated above.
Key
W2
W3
E1
W1
W4
E2
W5
ME
DI
NA
RO
AD
RO
AD
2.42 m
BR
ID
G
E
R
O
AD
S1
S2
2.40m
BR
UN
SW
IC
K
Mixed-Use Phase 1 Parking
The basement in Mixed-Use Phase 1 provides 242
parking spaces. These spaces will be mainly used for
residents parking although some spaces will be used
by tenants of the commercial units. These spaces
will be available for residents and their visitors
during evenings and weekends.
For further information on landscape design,
please refer to accompanying Landscape
Architect’s drawings.
A1-A4
A3-A4
B1-D1
B1
2.20 m
-
Retail
Restaurant Bar
Office/Community
Business/SME
A1-A4
Below Mezzanine Level
A further 25 ‘overflow’ spaces will be provided atgrade on Mixed-Use Phase 2 demolition land and
then parking demand monitored once Mixed-Use
Phase 1 is occupied.
Bins
16 m²
Lobby
84 m²
2.20 m
1:17
108
9
109
Concierge/Management
Office
102 m²
8
110
1:17
Bikes
49 m²
Bikes
45 m²
2.40m
111
56 Cycles
29
1:19
1:19
48 Cycles
28
112
27
Refuse
Store
&
Collection
Room
91 m²
1:10
1.40 m
31
26
32
25
107
33
24
1:19
115
103
93
37
124
116
123
102
92
122
121
4
21
119
101
91
3
Mixed-Use Phase 1 Cycle Storage
336 bicycle storage spaces are provided in the
basement in designated Bike Stores. Storage will
be provided on two tier double stacker type racks.
Cyclists can access the stores either via the access
ramp or from lobby level via the lifts.
120
117
Bikes
19 m²
24 Cycles
Bins
23 m²
113
114
6
104
94
36
5
118
20
2.80 m
100
90
Lobby
53 m²
106
105
95
35
22
7
96
34
23
1.40 m
1:19
B1
B1
16 Disabled parking spaces are provided in MixedUse Phase 1. There are two disabled parking spaces
located adjacent to every core.
30
38
19
Bins
20 m²
99
89
39
18
98
2
40
17
97
125
162
126
1
161
127
41
16
160
128
159
129
158
130
42
15
157
131
59
156
132
155
133
154
134
153
135
60
43
14
152
136
151
137
150
138
44
13
58
149
139
148
147
45
12
146
61
57
145
144
143
46
11
56
47
10
142
1.40 m
141
62
163
140
55
172
48
54
49
164
63
Bins
49 m²
53
64
171
173
Parking
7234 m²
165
174
52
170
Bikes
41 m²
51
166
175
176
For further information on parking and cycle
storage please refer to the accompanying Transport
Statement.
177
65
32 Cycles
178
66
179
169
Bikes
45 m²
67
50
68
40 Cycles
69
Bins
27 m²
70
71
?
72
?
?
183
73
?
Kitchen
plant
22 m²
?
167
168
182
74
181
75
180
76
Void Below Ramp
88
87
86
85
83
84
82
190
?
81
80
186
184
79
78
189
185
Bikes
63 m²
Bins
43 m²
191
Comms
Room
10 m²
77
?
Mixed-Use Phase 1 Refuse Strategy
Refuse stores for use by Medina Yard residents
are located adjacent to each of the lift cores. Site
management will then be responsible for moving the
filled bins to the refuse collection room on Bridge
Road ahead of collection by the council.
?
48 Cycles
188
?
1.40 m
192
Bins
31 m²
LV
Switch
23 m²
?
187
?
Boiler
Room
132 m²
1.40 m
193
Sprinkler
Tank
Room
114 m²
Water
Tank
Room
77 m²
194
195
208
207
206
205
204
203
202
201
209
200
210
199
211
198
212
197
213
196
214
215
216
217
218
219
220
Commercial and retail tenants will organise their
own refuse storage strategy according to their
needs within their individual units. Refuse collection
for the commercial and retail units would take place
at podium level (+4.4m AOD) with access to the
pedestrianised areas provided for collection vehicles
at the corner of Medina and Bridge Roads out of
business hours.
228
227
226
225
222
229
221
230
231
232
Atten
uatio
n Ta
nks
223
224
233
1.40 m
ROAD
THETIS
Bins
23 m²
236
Bikes
40 m²
235
234
?
?
?
40 Cycles
?
?
237
238
239
240
241
242
Rev
Date
Description
Drawn / Chkd
Drawing Status
Planning
Client
Harrisons Trust
23-25 Great Sutton Street
London EC1V 0DN
+44 (0) 20 7017 1780
www.jtp.co.uk
Project
Medina Yard
Drawing Title
Phase 1 Basement Plan
Scale @A0
1:200
Job Ref.
Drawing No. 00648A_JTP_P1_-01
00648
Revision.
Scale Bar
0
2
4
6
8
10 m
Phase 1 Basement Plan
Key
Parking space
Refuse Collection Room
Disabled parking spaces
Bin Store
Bike Store
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 129
ACCESS & MOVEMENT
INCLUSIVE DESIGN OVERVIEW
The proposals for Medina Yard have been designed to create an accessible
environment to meet the needs of all potential users. The external spaces of the
development will be logical, simple and straightforward to use and designed to
be read with a high degree of legibility and permeability.
PLANNING POLICY, LEGISLATION AND STANDARDS
All phases at Medina Yard will incorporate:
Equality Act 2010
The Act replaces the Disability Discrimination Acts 1995 and 2005 (DDA),
and creates a piece of anti-discrimination legislation across eight ‘protected
characteristics’ - including age, disability, gender, marriage and civil partnership,
pregnancy/maternity, race, religion or belief and sexual orientation.
•
•
•
•
•
suitable means of access for all people from the entrance points
sufficiently wide routes and access ways to allow people to pass each other,
with the minimum of level changes
principal entrances and lobbies that are identifiable and accessible
independent horizontal and vertical movement that is convenient and
ensures that people can make use of all relevant facilities
residential units that all meet Lifetime Homes Standards; a minimum of 10%
will be adaptable to Wheelchair Housing Standards
In addressing statute and planning policy, the application of building regulation,
standards and guidance have applied where it is reasonable and practicable to
do so, exploring opportunities to exceed minimum standards.
The definition of disability remains broadly the same as the DDA. A person has
a disability if they have a ‘physical or mental impairment’ which has a ‘substantial
and long-term effect on their ability to carry out normal day-to-day activities’.
Businesses are under an obligation to make reasonable adjustments where, if
the adjustment were not made, a disabled person would be at a substantial
disadvantage compared to people who are not disabled.
The National Planning Policy Framework (2012)
The National Planning Policy Framework (NPPF) sets out the Government’s
planning policies for England and how these are expected to be applied.
At the heart of the NPPF is a presumption in favour of sustainable development,
which should be seen as a thread running through both plan-making and
decision-taking.
The NPPF sets out that it is important to plan positively for the achievement of
high quality and inclusive design for all development, including individual buildings,
public and private spaces and wider area development schemes. It also notes
that although visual appearance and the architecture of individual buildings are
very important factors, securing high quality and inclusive design goes beyond
aesthetic considerations.
The principles of inclusive design (CABE 2006)
Inclusive Design is a process that delivers an environment where everyone can
access and benefit from the full range of opportunities available to members of
society. The adoption of inclusive design principles will ensure development is:
•
•
•
•
•
•
•
PAGE 130
Inclusive: So everyone can use it safely, easily and with dignity
Responsive: Taking account of what people say they need and want
Flexible: So different people can use it in different ways
Convenient: So everyone can use it without too much effort or separation
Accommodating: For all people, regardless of their age, gender, mobility etc
Welcoming: With no disabling barriers that might exclude some people
Realistic: Offering more than one solution to help balance everyone’s needs
and recognising that one solution may not work for all.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
ACCESS & MOVEMENT
PUBLIC REALM INCLUSIVE DESIGN
Medina Yard has been designed to provide access
for all both externally and internally. Due to flood
level constraints the entire site has to be raised
up by approximately two metres. The creation
of the raised podium presents challenges and
opportunities in terms of access. The change in level
at the Entrance Square from the existing junction
level to the new site level is negotiated by a series
of pedestrianised ramps. A retail unit opens out
onto the ramps which are landscaped with planting,
stopping places and seating areas to create a
valuable public place.
A lower riverfront promenade has been retained
at the existing site level in order to provide closer
connection to the water and boats. This level
change is negotiated by a series of landscaped
terraces providing areas for seating and planting.
A ramp which passes underneath the waterside
link block connects the lower level to the upper
level. Flights of steps are also provided at regular
intervals along the promenade. Further ramped
access has been integrated into the landscaping at
Hammerhead Square.
Along the western edge of the site, the raised
podium level is linked in with existing road levels
at Thetis Road and South Road by wheelchair
accessible gradients.
All apartment building lobbies have level access
from the public realm whether that be from Bridge
Road or the new raised podium. Lifts are provided
from all lobbies to the parking garage below and
residential floors above.
Key
Ramp (1:15-1:20)
Up
+3.30 Existing ground level
Podium at +4.40
Access to buildings
+4.40 Proposed ground level
Residential lift cores
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 131
ACCESS & MOVEMENT
LIFETIME HOMES
TYPICAL UNIT 1
The Lifetime Homes standard is a set of 16 design criteria that provide
a model for building accessible and adaptable homes. This section sets
out the approach to inclusive design of all homes at Medina Yard and
how they meet or exceed the requirements of Lifetime Homes design
standards. Typical unit layouts are provided in this section of this report
to demonstrate how the design has met the requirements under Lifetime
Homes standards. The layouts have been evaluated against the 16 criteria
of the Lifetime Homes standard listed below.
300
1500
500
1200
300
300
300
750
1500
1500
300
PAGE 132
Key to Lifetime Homes criteria
Criterion
Summary
1 to 3
Parking, approaches and approach to entrances (criteria
met)
4
Entrance door provides minimum 800mm effective clear
width with 300mm nib on pull side
5
Communal stairs and lifts (criterion met)
6
Internal doorways provide minimum 750mm clear
width (straight on or at right angles to a hallway at least
1200mm wide); narrower hallways and landings will have
wider doors. Corridors are greater than 900mm wide.
7
Circulation Space: WCs as per Criteria 10/14; hallways
300
500
as per Criterion 6; Living/dining rooms provide 1500mm
diameter or 1700mm x 1400mm ellipse for turning;
kitchens a minimum of 1200mm between unit fronts and
any obstruction; bedrooms
300 at least 750mm to side/foot
of beds
1500
8
Entrance level living space
9
Potential for entrance level bedspace in apartments of
two storeys
10
Entrance level WC and shower drainage
11
Strengthening of bathroom walls (detail design)
12
Stairs at least 900mm wide and potential through floor
lift 1000 x 1500mm
13
Potential for fitting hoists (indicative routes)
300
14 300
Provision of accessible bathrooms on same storey as
main bedroom
300 heights (provided/ to be
15
Glazing and window handle
addressed at detail design stages)
1500
16
Location of service controls (to be addressed at detailed
design stages)
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
1200
ACCESS & MOVEMENT
LIFETIME HOMES
TYPICAL UNIT 2
300
1500
500
300
300
300
300
300
1500
750
1200
300
500
Key to Lifetime Homes criteria
Criterion
Summary
1 to 3
Parking, approaches and approach to entrances (criteria
met)
4
Entrance door provides minimum 800mm effective clear
width with 300mm nib on pull side
5
Communal stairs and lifts (criterion met)
6
Internal doorways provide minimum 750mm clear
width (straight on or at right angles to a hallway at least
1200mm wide); narrower hallways and landings will have
wider doors. Corridors are greater than 900mm wide.
7
Circulation Space: WCs as per Criteria 10/14; hallways
as per Criterion 6; Living/dining1500
rooms provide 1500mm
diameter or 1700mm x 1400mm ellipse for turning;
kitchens
1200 a minimum of 1200mm between unit fronts and
any obstruction; bedrooms at least 750mm to side/foot
of beds
8
Entrance level living space
9
Potential for entrance level bedspace in apartments of
300
two storeys
10
Entrance level WC and shower drainage
11
Strengthening300
of bathroom walls (detail design)
12
Stairs at least 900mm wide and potential through floor
1500
lift 1000 x 1500mm
13
Potential for fitting hoists (indicative routes)
14
Provision of accessible bathrooms on same storey as
main bedroom
300
300
15
Glazing and window handle heights (provided/ to be
addressed at detail design stages)
16
Location of service controls (to be addressed at detailed
design stages)
300
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
300
PAGE 133
750
ACCESS & MOVEMENT
LIFETIME HOMES
1500
TYPICAL UNIT 3
300
500
300
1500
1200
300
300
300
300
750
750
1500
1500
Key to Lifetime Homes criteria
Criterion
Summary
1 to 3
Parking, approaches and approach to entrances (criteria
met)
4
Entrance door provides minimum 800mm effective clear
width with 300mm nib on pull side
5
Communal stairs and lifts (criterion met)
6
Internal doorways provide minimum 750mm clear
width (straight on or at right angles to a hallway at least
1200mm wide); narrower hallways and landings will have
wider doors. Corridors are greater than 900mm wide.
7
Circulation Space: WCs as per Criteria 10/14; hallways
as per Criterion 6; Living/dining rooms provide 1500mm
diameter or 1700mm x 1400mm ellipse for turning;
kitchens a minimum of 1200mm between unit fronts and
any obstruction; bedrooms at least 750mm to side/foot
of beds
8
Entrance level living space
9
Potential for entrance level bedspace in apartments of
two storeys
10
Entrance level WC and shower drainage
11
Strengthening of bathroom walls (detail design)
12
Stairs at least 900mm wide and potential through floor
lift 1000 x 1500mm
13
Potential for fitting hoists (indicative routes)
14
Provision of accessible bathrooms on same storey as
main bedroom
15
Glazing and window handle heights (provided/ to be
addressed at detail design stages)
16
Location of service controls (to be addressed at detailed
design stages)
PAGE 134
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
1500
1200
750
ACCESS & MOVEMENT
LIFETIME HOMES
TYPICAL UNIT 4
1500
300
300
500
1200
300
300
1500
300
300
300
Key to Lifetime Homes criteria
Criterion
Summary
1 to 3
Parking, approaches and approach to entrances (criteria
met)
4
Entrance door provides minimum 800mm effective clear
width with 300mm nib on pull side
5
Communal stairs and lifts (criterion met)
6
Internal doorways provide minimum 750mm clear
width (straight on or at right angles to a hallway at least
1200mm wide); narrower hallways and landings will have
wider doors. Corridors are greater than 900mm wide.
7
Circulation Space: WCs as per Criteria 10/14; hallways
as per Criterion 6; Living/dining rooms provide 1500mm
diameter or 1700mm x 1400mm ellipse for turning;
kitchens a minimum of 1200mm between unit fronts and
any obstruction; bedrooms at least 750mm to side/foot
of beds
8
Entrance level living space
9
Potential for entrance level bedspace in apartments of
two storeys
10
Entrance level WC and shower drainage
11
Strengthening of bathroom walls (detail design)
12
Stairs at least 900mm wide and potential through floor
lift 1000 x 1500mm
13
Potential for fitting hoists (indicative routes)
14
Provision of accessible bathrooms on same storey as
main bedroom
15
Glazing and window handle heights (provided/ to be
addressed at detail design stages)
16
Location of service controls (to be addressed at detailed
design stages)
750
750
1500
Medina Yard
for Harrisons Trust
Drawing No. W_221
Scale @A3
0
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
Rev.
1 : 100
50
100
150 mm
PAGE 135
7
Mixed-Use
Phase 1
Detailed
Design
MIXED-USE PHASE 1
DETAILED DESIGN
PHASE 1 SITE
Mixed-Use Phase 1 Aerial View
Mixed-Use Phase 1 from the Medina
PAGE 138
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MIXED-USE PHASE 1
DETAILED DESIGN
PHASE 1 SITE
Mixed Use Phase 1
The detail aspect of the Medina Yard Hybrid
Planning Application encompasses the northern
portion of the site from the junction of Medina
Road and Bridge Road down to the Hammerhead
Crane. Phase 1 will deliver the junction alterations
and associated landscaping at the corner of Bridge
and Medina Roads, the alteration and regeneration
of the former J Samuel Whites office, provide a new
public square, the new landscaped Hammerhead
Square and the River Terraces along the Medina.
The detail design of the buildings and landscape in
this area are described over the following pages.
Mixed-Use Phase 1 Application Boundary
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 139
MIXED-USE PHASE 1
DETAILED DESIGN
GROUND FLOOR LAYOUT
PHASE 1
Residential
Retail Class A1‐A4
Restaurant Bar Class A3‐A4
Office Class B1
Multi‐Use Space Classes A1‐A4,
B1, D1
Total Units
Total NSA
Total GIA
Total GEA
Total GIA
Total GEA
Total GIA
Total GEA
Total GIA
Total GEA
Total GIA
Total GEA
256
19947
25271
26888
460
484
493
518
1238
1394
689
725
Total Non‐Residential GIA 2880
Total Non‐Residential GEA 3121
Mixed-Use Phase 1OUTLINE
Non-residential
Uses Accommodation Schedule
APPLICATION
Residential
Retail
Business
Community
Marine Training
Notes:
Do not scale from this drawing.
All contractors must visit the site and be responsible for taking and checking
dimensions.
All construction information should be taken from figured dimensions only.
Any discrepancies between drawings, specifications and site conditions must be
brought to the attention of the supervising officer.
This drawing & the works depicted are the copyright of JTP.
This drawing is for planning purposes only. It is not intended to be used for
construction purposes. Whilst all reasonable efforts are used to ensure drawings
are accurate, JTP accept no liability for any reliance placed on, or use made of,
this plan by anyone for purposes other than those stated above.
Ma
Key
Mixed-Use Phase 1 Ground Floor
279
24247
30309
32590
631
664
0
0
616
648
447
470
W2
W4
Total Non‐Residential GIA 1693
Total Non‐Residential GEA 1782
E1
E2
W5
ME
DI
NA
S1
S2
RO
AD
BR
UN
SW
IC
K
Retail
RO
AD
2.40m
BR
ID
G
E
The Mixed-Use Phase 1 Detailed Application
area includes 3121m2 of non-residential uses. This
includes the refurbished J Samuel White building
which will provide modern office accommodation
within this locally listed building. The rest of the
non-residential usesResidential
are distributed along the
Entrance Lane providing ground floor active-uses
to the new public realm. There will be a mix of
535
44193
55580
59478
non-residential uses such as retail, restaurants and
cafes as well as business uses providing activity
throughout the day.
Option 1
9035
9510
W3
W1
R
O
AD
Business
Community
Marine Training
For further information on landscape design,
please refer to accompanying Landscape
Architect’s drawings.
2.40m
A1-A4 - Retail
A3-A4 - Restaurant Bar
B1-D1 - Office/Community
B1
- Business/SME
3.40m
2273
2391
1238
1394
A1-A4
1B
2P
55 m²
616
648
447
470
Option 1
9035
9510
3.40m
Total Non‐Residential GIA 4573
Total Non‐Residential GEA 4903
Substation
37 m²
1B
2P
55 m²
Residential lobbies are distributed throughout
the development. In certain areas ground floor
apartments, some with their own front doors, will
also help to activate the public realm.
3.40m
3B
6P
DUP
57 m²
5.20 m
2B
4P
76 m²
B1
3B
6P
DUP
59 m²
4.40m
2B
4P
69 m²
5.20m
B1
4.40m
2B
4P
70 m²
2B
4P
81 m²
2B
4P
73 m²
Lobby
33 m²
1B
2P
11 m²
B1
2B
4P
86 m²
4.40m
3B
6P
DUP
46 m²
B1
3B
6P
DUP
59 m²
Two communal gardens are provided at ground
floor providing outdoor amenity for residents.
2.40m
2B
4P
86 m²
B1
2B
4P
73 m²
5.80m
The renovations to the crane will be carried out as
part of during Phase 1 along with the landscaping of
Hammerhead Square.
3B
6P
DUP
57 m²
A1-A4
B1-D1
2B
3P
63 m²
5.80 m
1B
2P
49 m²
3B
5P
94 m²
2B
3P
59 m²
1B
2P
50 m²
A3-A4
4.40m
Riser
Room
6 m²
4.40m
Lobby
50 m²
3B
5P
90 m²
2B
4P
72 m²
The development of Mixed-Use Phase 1 is made
possible through the construction of the new
section of seawall along the Phase 1 waterfront.
Bikes
30 m²
24 Cycles
4.40m
Lobby
50 m²
2B
3P
59 m²
2.40m
2B
4P
72 m²
Bikes
31 m²
A1-A4
B1-D1
32 Cycles
Lobby
74 m²
Lobby
32 m²
4.40m
4.40m
Generator/
Fuel
store
54 m²
1B
2P
56 m²
2B
3P
65 m²
1B
2P
55 m²
2B
4P
70 m²
1B
2P
55 m²
Riser
Room
7 m²
Substation
25 m²
A1-A4
Key
A1-A4
B1-D1
Retail (Class A1-A4)
4.40m
Riser
Room
5 m²
Restaurant Bar (Class A3-A4)
A1-A4
B1-D1
2.40m
4.40m
Multi-Use Space (Class A1-A4, B1,D1)
Lobby
21 m²
D
S ROA
THETI
Office (Class B1)
A1-A4
B1-D1
Residential Lobbies
Duplex apartments with own front doors
Rev
Date
Description
Drawn / Chkd
Drawing Status
Planning
Client
2.40m
Harrisons Trust
Mixed-Use Phase 1 Ground Floor Active Uses
23-25 Great Sutton Street
London EC1V 0DN
+44 (0) 20 7017 1780
www.jtp.co.uk
Project
Medina Yard
Drawing Title
PAGE 140
Ma
2.40m
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
Phase 1 Level 00 Plan
Scale @A0
1:200
Job Ref.
Drawing No. 00648A_JTP_P1_00
00648
Revision.
Scale Bar
0
2
4
6
8
10 m
MIXED-USE PHASE 1
DETAILED DESIGN
TYPICAL UPPER FLOORS
Residential Mix
Units
NSA(m²)
%
Retail Class A1‐A4
Residential
1B 2P
2B 3P
2B 4P
3B 5P
3B 6P
4B 7P
Total Units
Total NSA
Total GIA
Total GEA
Total GIA
53
2761
21%
39
2573
15%
81
6183
32%
50
4672
20%
28
3111
11%
5
646
2%
256
19947
25271
26888
460
Total GE
484
Mixed-Use Phase 1 Residential Accommodation Schedule
OUTLINE
Notes:
Do not scale from this drawing.
All contractors must visit the site and be responsible for taking and checking
dimensions.
All construction information should be taken from figured dimensions only.
Any discrepancies between drawings, specifications and site conditions must be
brought to the attention of the supervising officer.
This drawing & the works depicted are the copyright of JTP.
This drawing is for planning purposes only. It is not intended to be used for
construction purposes. Whilst all reasonable efforts are used to ensure drawings
are accurate, JTP accept no liability for any reliance placed on, or use made of,
this plan by anyone for purposes other than those stated above.
Indicative Residential Mix
Residential
Retail
Key
Units
NSA(m²)
%
55
4780
20%
42
3650
15%
89
7735
32%
56
4867
20%
31
2694
11%
6
521
2%
Mixed-Use Phase 1 Upper Floors
W2
279
W3
24247
E1
W1
W4
W5
Units
NSA(m²)
%
BR
ID
G
E
BR
UN
SW
IC
K
S1
S2
RO
AD
RO
AD
ME
DI
NA
R
O
AD
Business
255 m²
108
7541
20%
81
6223
15%
170
13918
32%
631
Residential
106
9539
20%
3B
5P
89 m²
32590
59
5806
11%
11
1167
2%
535
44193
55580
Retail
59478
2273
2B
4P
85 m²
2B
3P
67 m²
2B
3P
62 m²
2B
4P
82 m²
2B
4P
63 m²
2B
4P
83 m²
1B
2P
51 m²
2B
4P
81 m²
2B
4P
71 m²
2B
4P
86 m²
2B
4P
73 m²
1B
2P
50 m²
2B
4P
63 m²
2B
4P
86 m²
2B
4P
73 m²
2B
4P
61 m²
3B
5P
96 m²
3B
5P
96 m²
3B
5P
99 m²
2B
4P
76 m²
1B
2P
45 m²
3B
6P
99 m²
2B
4P
92 m²
2B
3P
74 m²
2B
4P
80 m²
2B
3P
82 m²
3B
6P
127 m²
3B
5P
90 m²
3B
5P
88 m²
2B
4P
72 m²
2B
4P
74 m²
3B
6P
113 m²
2B
3P
59 m²
1B
2P
47 m²
1B
2P
55 m²
2B
3P
64 m²
1B
2P
55 m²
2B
4P
70 m²
1B
2P
57 m²
2B
4P
70 m²
1B
2P
50 m²
1B
2P
56 m²
2B
3P
69 m²
4B
8P
132 m²
1B
2P
55 m²
3B
6P
93 m²
1B
2P
51 m²
Key
3B
5P
97 m²
4 bedroom 8 Person
3B
6P
DUP
61 m²
3 bedroom 6 Person (Duplex)
3B
6P
DUP
49 m²
3 bedroom 6 Person
2B
4P
DUP
38 m²
D
S ROA
THETI
3 bedroom 5 Person
3B
6P
DUP
41 m²
2 Bedroom 4 Person (Duplex)
3B
6P
DUP
61 m²
2 Bedroom 4 Person
Rev
Date
Description
Drawn / Chkd
Drawing Status
2 Bedroom 3 Person
Planning
Client
Harrisons Trust
1 Bedroom 2 Person
23-25 Great Sutton Street
London EC1V 0DN
+44 (0) 20 7017 1780
www.jtp.co.uk
Mixed-Use Phase 1 Typical Upper Floor
Project
Medina Yard
Drawing Title
Phase 1 Level 02 Plan
Scale @A0
1:200
Job Ref.
Drawing No. 00648A_JTP_P1_02
00648
Revision.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
Scale Bar
0
2
4
664
The Mixed-Use Phase 1 Detailed Application area
includes 26,888m2 of residential space. This equates
to 256 homes in a mix of one, two three and four
bed apartments. The upper floors of all of the new
buildings are entirely residential.
Indicative Residential Mix
3B
5P
89 m²
30309
E2
6
8
10 m
PAGE 141
2391
MIXED-USE PHASE 1
DETAILED DESIGN
BUILDING TYPOLOGIES
Warehouse Type 1
Warehouse Type 2
Whites Passage Terrace
PAGE 142
Screened Link Block
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MIXED-USE PHASE 1
DETAILED DESIGN
BUILDING TYPOLOGIES
Medina Yard employs a diverse range of different
building typologies avoiding a single design approach.
The intention is to create a new piece of townscape
which responds to the historic, environmental and
urban context to create and exemplar mixed use
development incorporating retail, business as well as
residential uses which contributes positively to the
urban environment.
The building types take cues from the historic
context, particularly the industrial dockside buildings
to create and architectural language which is
appropriate to the area and employs recognisable
building forms. Each building type is located around
the site to create a variety of elevational treatments
which respond to the context in each area.
The use of different building types creates visual
interest in terms of townscape and also provides a
variety of ground floor treatments at different scales
from the domestic to the civic.
Despite this rich mix of type and form, the
development holds together as a coherent family of
buildings due to a consistent language of materials
and detailing.
Key Plan
Framed Link Block
Riverside Wharf
Riverside Terrace
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 143
MIXED-USE PHASE 1
DETAILED DESIGN
STREET SCENE ELEVATIONS
Medina Road
J Samuel White
Building
Bridge Road Elevation
The Bridge Road Elevation is the principle public threshold
to the development from Cowes town centre. At the corner
of Medina and Bridge Roads, a new public Entrance Square
has been created forming the pedestrianised gateway into
Medina Yard.
The later unsympathetic additions to the J Samuel White
building have been removed and replaced by a new elevation
which provides a new backdrop to the Square. On the other
side of the square a double height retail unit provides activity
and a lively public face.
PAGE 144
Entrance Square leading
to Entrance Lane
Retail Unit
‘Super Lobby’ and Management Office
Further down Bridge Road is the development’s central
‘super lobby’. This can be seen as the ‘front door’ for
residents where site management and residents services
facilities would be situated.
Car Park
Entrance
Refuse
Collection Room
The street scene has been designed to be read as a series
of distinct buildings. By separating W1 and W2 with a link
block, using different brick colours and varying the roof
forms, the mass of the street frontage is broken down into
appropriately scaled elements.
Adjacent is the entrance to the basement car park, accessed
from Bridge Road.
Within the ground floor of building W1, the residential lobby
for the apartments above and business units are accessed
directly from the street. These uses generate street activity
all the way to the corners of the development.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
Business U
Units
MIXED-USE PHASE 1
DETAILED DESIGN
STREET SCENE ELEVATIONS
JSW
W2
W3
W1
W4
E1
E2
W5
S1
S2
Lobby
Seaflex Warehouse
Medina Yard has been designed to appear as
a series of distinct buildings arranged around a
new piece of townscape. The design approach
is in opposition to homogenous, indistinct forms
common in many modern developments. The
resulting streetscenes demonstrate how this variety
in form, skyline and building type work together to
create an interesting urban experience and help the
development to fit in to its surrounding context.
The variation of ground floor active uses provides
an interesting street frontage with a variety of
scale and openness appropriate to public and
private uses. The most public uses such as retail
and business have larger expanses of glazing whilst
residential lobbies are slightly more protected to
express the more private nature of the spaces.
Finally the apartments with their own front doors
are protected by gated porches to provide a
separation between public and private.
Thetis Road
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 145
MIXED-USE PHASE 1
DETAILED DESIGN
STREET SCENE ELEVATIONS
Hammerhead Square
Bars and Cafes with Terrace for Outdoor Dining
River Medina Elevation
The river frontage at Medina Yard is the most important
aspect of the development. The elevation fulfils many
important functions; announcing the development across the
river to East Cowes and the Medina estuary; complimenting
and responding to its context, notably the Hammerhead
Crane; providing a new and invaluable piece of publicly
accessible waterfront.
PAGE 146
The promenade is split over two levels. The lower level
allows for greater connection to the water and the higher
level protects active uses from flood risks whilst improving
river views. The level change is addressed by a series
of landscaped terraces filled with planting and benches
providing opportunities for sitting to enjoy the views. This
vibrant and generous public place will be a focal point for
Cowes from morning right through to evening.
Bar or Cafe with Colonnaded
Terrace for Outdoor Dining
The elevation is again composed as a series of buildings as
well as providing articulation and legibility, the approach
helps to negotiate a change in scale from the lower level
adjacent to Point Cottages, up through the middle and back
down again to sit below the jib of the crane.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MIXED-USE PHASE 1
DETAILED DESIGN
STREET SCENE ELEVATIONS
JSW
W2
W3
E1
W1
W4
E2
W5
S1
S2
Pedestrian route
through to Entrance
Lane
Riverside Pub with Outdoor Terrace
Point Cottages, Bell Cottages and Sail Lofts
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
J Samuel White
Building
38 Medina Road
PAGE 147
MIXED-USE PHASE 1
DETAILED DESIGN
STREET SCENE ELEVATIONS
Phase 2
Substation
Active Uses
Entrance Lane Elevation - west
Entrance Lane is the main pedestrian thoroughfare from
Cowes town centre through Medina Yard. In future phases
it will link with the rest of the masterplan to the south. The
meandering route is designed to draw people through the
development in a manner similar to Cowes High Street.
The Entrance Lane has been laid out in order to create
new glimpsed views of the crane. The phase one route
is punctuated with new public spaces, starting with the
Entrance Square and finishing at Hammerhead Square. At the
centre of the route is the new Phase 1 Public Square
J Samuel Whites Building
(Beyond)
Duplexes with Front
Door Entrances
Entrance Lane Elevation - east
Similar organisational principles are applied to the eastern
elevation of the Entrance Lane. Larger wharf blocks are
arranged at right angles to the Lane these are joined by
a screened link block. A terrace of smaller scale ‘houses’
book-end the Lane. The terraces are used to step the scale
of the buildings down to respect the adjacent context. At the
north end, the terrace is of a similar scale to the Sail Lofts on
Medina Road and the terrace at the south brings the massing
down to create space around the Hammerhead Crane.
PAGE 148
Phase 1 Public
Square
Active Uses
Ground Floor Business Units
Active Uses
In order to achieve a lively public realm, active uses line the
Entrance Lane. The broad pedestrianised streetscape is ideal
for temporary events, such as farmer’s markets and Cowes
Week parties.
helps to reduce the visual impact of these large buildings
to the main route into the scheme. The gaps between
the warehouses are punctuated by link blocks of differing
character.
The western side of the Entrance Lane is lined with
Warehouse Blocks. W2, W4 & W5 are arranged at right
angles to the Lane, presenting their gables to the street. This
The massing along Entrance Lane steps down towards Bridge
Road in order to relate in scale to the surrounding context,
particularly 38 Medina Road.
Lobby
Duplexes with Front Door Entrances
Duplex apartments with their own front doors are accessed
directly from the Entrance Lane. Small gated front porches
provide privacy and security.
The ground floor of E2 would provide a perfect location for
a pub or restaurant, not solely due to the large terrace at the
rear enjoying river views.
Riverside Pub
Pedestrian Route
Through to River
Terraces
Adjacent a link block is lifted up to provide the pedestrian
route through to the riverfront.
Further along Entrance Lane, active uses draw pedestrians
along to Hammerhead Square where a retail unit, ideal for a
cafe, benefits from a south facing terrace enjoying views of
the crane and the river beyond.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MIXED-USE PHASE 1
DETAILED DESIGN
STREET SCENE ELEVATIONS
JSW
W2
W3
W1
W4
E1
E2
W5
S1
S2
Bridge Road
Active Uses
38 Medina Road
Lobby
Active Uses
Hammerhead Square
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 149
The entire penthouse gable end is glazed to maximise views
out of the development particularly to enjoy views of the
Medina and the Solent beyond. A bronze brise-soleil prevents
overheating internally.
Sliding shutters are used for privacy and to prevent
overheating in addition to helping to create an irregular rhythm
to the fenestration on the pavilions to contrast with the regular
fenestration of the brick warehouse below.
Punched window openings are detailed with deep reveals to
convey a sense of weight and solidity to the masonry.
Windows have a wider fixed light and a narrower opening
panel. This helps to create a secondary, asymmetrical rhythm
to the windows within the regular brick openings.
Key corners are expressed with deep inset balconies. This
feature also improves enclosure and a sense of privacy in the
most exposed locations.
Projecting balconies in other areas help to provide visual
interest and depth to the facade.
A slot of louvres recessed below the brickwork above help to
visually separate the base from the middle of the building.
The ground floor units are articulated according to function.
More public uses, such as retail sometimes step out into the
public realm and are more transparent, whereas ground floor
apartments are have less glazing and are separated from the
public realm by a small terrace.
Warehouse Block Architectural Features
Canopies or projecting frames provide emphasis to the
residential lobby entrances.
Grey metal ventilation cowl
Standing seam zinc colour metal roofing
Bronze coloured verge detail
Full height glazed window system with bronze coloured
aluminium frame
Top hung bronze coloured aluminium sliding shutters
Panelised bronze coloured rainscreen cladding system
Frameless glass balustrade with white powder coated steel
handrail
Bronze coloured pressed aluminium coping
Light brown brick
Full height bronze coloured aluminium window system with full
height opening panel with internal glass balustrade
Concrete column clad in bronze coloured aluminium cladding
panel
Bronze coloured balustrade with vertical steel flats
Bronze coloured spandrel panel to match window frame
Bronze coloured ventilation louvres
Freestanding metal shop signage
Bronze coloured metal cladding
Fixed double glazed window system with silicone joints and
internal mullions
Warehouse Block Detail Elevation
Basement
Car Park
PAGE 150
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MIXED-USE PHASE 1
DETAILED DESIGN
BUILDING TYPES
W3
W1
W4
E1
E2
W5
S1
S2
Base
The ground floor features active uses such as retail
and business units where public footfall is proposed.
In more private areas ground floor residential units
are located. In these instances a small terrace is
provided in order to create defensible space for
privacy and separation from the public realm.
This base is expressed as separate from the main
bulk of the warehouse by a change in material, a
recessed slot of louvres and sometimes by further
articulation such as the ground floor retail units
stepping out from the main building form.
Middle
The main body of the warehouse is a singular
masonry element with a regular grid of punched
openings. The proportions of the fenestration and
deep window reveals give the middle section weight
and solidity.
Roofs are clad in standing seam metal. This creates a
striped appearance which relates to the appearance
of the corrugated roofs of the existing warehouses
on the site.
The wind cowls are a reference to the existing
warehouse roof lines. In addition to helping with
ventilation these elements help to create a clear and
recognisable skyline to the development when seen
from the distance.
In addition to reducing the visual impact of the
building as a whole, the setbacks of the penthouses
provide generous terraces along each side of the
pavilions which enjoy views over the surrounding
townscape of Cowes, to the River Medina and to
the Solent beyond.
Bronze coloured balustrade with vertical
steel flats
Standing seam zinc colour metal roofing
Bronze coloured spandrel panel to match
window frame
Full height glazed window system with
bronze coloured aluminium frame
Bronze coloured aluminium sliding shutters
Bronze coloured aluminium sliding shutters
and brise-soleil
Double storey, grouped windows, asymmetrical
window mullions, recesses in the brickwork and
cantilevered balconies are used to provide additional
rhythms and patterns within the regular brick grid of
the warehouses.
Top
Rooftop pavilions help to break up the massing
of the warehouse blocks. When viewed from a
distance the pitched roofs of the pavilions help the
development to blend into the surrounding pitched
roofs stepping up the hill in the background. They
are of lightweight visual appearance to contrast with
the solidity of the brick building below.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
Briok
W2
In more prominent corners of the building, balconies
are recessed for additional privacy. In other areas
they are expressed as cantilevered lightweight
elements with delicate metal railings.
Panelised bronze coloured rainscreen
cladding system
JSW
Warehouse Blocks
The warehouse blocks are designed to read as
a singular solid masonry element with punched
window openings reminiscent of dockside
warehouse architecture. Further articulation to the
block is provided by a base of contrasting material
and more open glazed areas. The solid masonry
body is topped by a lightweight, pitched roof
pavilion.
PAGE 151
Roof pitches orientated at 90 degrees to the other warehouse
blocks creates a skyline which invokes the appearance of the
existing corrugated warehouse roofs arranged in a patchwork
of varying grain and orientation.
The masonry facade steps up to the penthouse level in
order to provide emphasis at the to mark the start of the
development along Bridge Road. This is particularly important
as Bridge Road rises steeply away from the development,
which could otherwise weaken the presence of the building to
the west.
Juliet balconies are provided for apartments facing onto Bridge
Road.
To emphasise the verticals across the facade windows are
paired with a panel of soldier courses above.
Ground floor units are separated from the middle storeys by
joining paired windows into one single full height glazed or
bronze metal clad opening.
Warehouse Type 2 Architectural Features
Full height glazed window system with silver coloured
aluminium frame
Panelised silver coloured rainscreen cladding system
White powder-coated pressed aluminium coping
Frameless glass balustrade with white powder coated steel
handrail
Buff brick
Full height bronze coloured aluminium window system with full
height opening panel with internal glass balustrade
Buff brick soldier course panel
Bronze coloured balustrade with vertical steel flats
Bronze coloured ventilation louvres
Double glazed window system with silicone joints and internal
mullions
Warehouse Type 2 Detail Elevation
PAGE 152
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MIXED-USE PHASE 1
DETAILED DESIGN
BUILDING TYPES
Warehouse Type 2
The general design principles of the Type 2
Warehouse are similar to those of the Type 1
Warehouses although the appearance is altered
slightly so as to read as a distinct building along the
Bridge Road street frontage. Similarly, the building
is composed of a masonry body with a setback
penthouse pavilion with pitched roofs and a ground
floor with increased levels of glazing to business
units and residential lobbies. By changing the
orientation of the roof pitches, choosing a different
colour of brick and by pairing window openings,
the Type 2 Warehouse has a different appearance
to the others in the development. This separation
helps to highlight the reduction in bulk and massing
at the edge of the development in relation to its
surrounding context.
JSW
W2
E2
S1
S2
Top
By orientating the roof pitches at right angles to
the street frontage, the roofline is broken down
into smaller modules, again reducing the visual
impact of the building as it gets closer to its smaller
neighbours to the west.
Base
The ground floor is comprised of bin store
entrances, business units and the residential lobby
entrance. Due to the fewer number of storeys and
the lower ground floor storey height the emphasis
of the ground floor level is less emphatic than the
other warehouse blocks.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
Bronze coloured balustrade with
vertical steel fins
Design development sketch exploring potential future
development on adjacent site.
Standing seam zinc coloured
roofing
Middle
Windows are paired to emphasise the verticality of
the elevation. By distributing the fenestration into a
series of verticals the warehouse aesthetic is given
a slightly more domestic quality, as the elevation
Buff brick
W5
The brick facade steps up to the penthouse level
on the western side of the building. This acts as
a bookend to the Bridge Road elevation and also
provides extra prominence to the facade as Bridge
Road slopes up steeply to the west.
Panelised silver coloured
rainscreen cladding system
W4
E1
Buff brick soldier course
W3
W1
can be read more like a series of townhouses.
This is deployed to relate the Type 2 Warehouse
more sympathetically to the surrounding residential
streets to the west.
PAGE 153
The angular roof reveal creates a sharp, slender roof profile
whilst disguising the thickness of the roof construction
necessary to maintain insulation requirements.
Large expanses of glazing maximise Medina and Solent views
from the penthouse levels. Overheating is reduced by using
deep vertical fins to shade the glass.
In addition to a change in cladding colour, a recess in the centre
of the front facade divides the elevation into two. By reading as
two vertically proportioned buildings, the visual impact of the
building’s mass is reduced.
Balconies are grouped together to form double height
openings. By staggering these grouped floors the scale of the
building is further reduced by the four floors of the middle
section reading as two.
The larger openings and balconies are arranged to the front of
the buildings to take advantage of river views and vistas to the
Solent beyond.
Fenestration on the side elevations is arranged in a simple,
regular grid to give a sense of solidity to the main body of the
building.
The base is given different articulation depending on location
and required emphasis. In this instance the bronze fascia forms
the front of a canopy to help provide shelter. By wrapping
the canopy down to the ground, views into the rear of Point
Cottages to the north are also mediated.
Riverside Wharf Architectural Features
Angled bronze coloured aluminium reveal
Bronze coloured vertical fins
Full height glazed window system with bronze coloured
aluminium frame
Bronze coloured pressed aluminium coping
Bronze coloured spandrel panel
Terracotta shingle rainscreen cladding system
Full height glazed window system with bronze coloured
aluminium frame
Bronze coloured balustrade with vertical steel flats
Bronze coloured window head detail
Double glazed window system with silicone joints and internal
mullions
Bronze coloured aluminium fascia
Bronze coloured steel column
Double glazed window system with silicone joints and internal
mullions
Riverside Wharf Detail Elevation
PAGE 154
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MIXED-USE PHASE 1
DETAILED DESIGN
BUILDING TYPES
W2
W4
E2
Base
The largely glazed ground floor is separated from
the volume above by a deep bronze fascia and, in
some areas, is emphasised by bronze pilasters or
columns. In addition to highlighting and framing the
retail units of the ground floor, the split also helps to
reduce the visual impact of the Wharf buildings. By
having a different appearance at ground floor, the
main body of the building is read as being composed
of one storey less.
S1
S2
Middle
Similar to the Warehouse blocks, the Wharves
are designed to have an appearance reminiscent
of dockside architecture. Windows are punched
from the terracotta clad volume in a regular format.
Deep reveals formed from bronze metal also help
to give the building weight.
The elevations facing onto the river and the
Entrance Lane are split in two by a recess. This
helps to reduce the bulk of the building; the
wharves appear to be formed of two smaller
elements not one solid mass. This is further
accentuated by a change in the cladding colour.
Full height glazed window system with
bronze coloured aluminium frame
W5
Projecting balconies with delicate vertical metal
balustrades maximise views in both aspects; upriver
to the south and north to the Medina estuary. The
cantilevered balconies also provide further visual
interest and shading to the front facades.
Top
Again rooftop pavilions are employed on the Wharf
buildings. Their character however is different to
those of the Warehouse buildings. The roof profiles
are more angular in appearance and deep vertical
fins provide solar shading to the expanses of glazing.
Despite only being setback on two sides, the
change in material and construction is sufficient to
separate the penthouses from the main bulk of the
building below. This distinction helps to break up
the massing of the Wharves. When viewed from a
distance the pitched roofs of the pavilions help the
development to blend into the surrounding pitched
roofs stepping up the hill in the backgound.
The setbacks provide generous terraces at either
end of the Wharves and the large amounts of
glazing at penthouse level make best use of the
views to the Solent and Medina.
As with the Warehouse blocks, the metal clad
pitched roofs make reference to the lightweight
corrugated warehouse roofs currently found on site.
Bronze coloured vertical fins
W1
E1
Terracotta shingle rainscreen cladding system
W3
The alternating colours also make reference to
surrounding buildings with varied paintwork such as
Point Cottages and Bell Cottages on Medina Road.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
Bronze coloured balustrade with vertical
steel flats
JSW
Bronze coloured metal tile roofing
Riverside Wharves
The Riverside Wharves follow similar design
principles to those of the Warehouse blocks. The
main bulk of the building is composed of a solid
facade within which a grid of regularly distributed
punched window openings is set. Below, a base of
full height glazing encloses retail units and residential
lobbies. The buildings are topped, a lighter weight,
pitched roof pavilion with a higher degree of
transparency.
PAGE 155
Alternating colours of the cladding breaks down the terrace
into individual ‘houses’ reducing its visual impact whilst also
making reference to the surrounding context.
Projecting balconies are arranged in a freeform distribution to
provide further visual interest to the facade.
Horizontally arranged fenestration helps to ‘lower’ the
appearance of the terrace in order to not compete with the
adjacent crane.
A bronze window head detail above the first floor windows
separates out the lower floor of the ‘terrace’ house element,
further emphasising the horizontals of the elevation.
A double height bay window and an entirely glazed first floor
emphasise the gable end addressing the crane.
The bronze shop fascia creates a datum line separating retail
from residential above.
Ground floor retail units maximise river views and have direct
access to the boardwalk. Ideal for outdoor dining.
Riverside Terrace Architectural Features
Terracotta shingle rainscreen cladding system
Bronze coloured pressed aluminium coping
Full height glazed window system with bronze coloured
aluminium frame
Bronze coloured balustrade with vertical steel flats
Recessed bronze coloured steel channel
Bronze coloured lintel detail
Shop signage with cast or cut-out lettering
Bronze coloured aluminium shop front fascia
Bronze coloured ventilation louvres
Bronze coloured steel pilaster
Double glazed window system with silicone joints and internal
mullions
Riverside Terrace Detail Elevation
PAGE 156
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MIXED-USE PHASE 1
DETAILED DESIGN
BUILDING TYPES
W2
W3
W1
W4
E1
E2
W5
S1
The single loaded corridor arrangement also means
that all residential living spaces in the block enjoy
river views.
Base
The same ground floor treatment as on the Wharf
Buildings continues around the Riverside Terrace.
This again creates a datum line at first floor level
separating retail from residential. As well as a
separation in uses, there is a separation in terms of
building articulation the ground floor is separated
from the mass above to leave a three storey terrace
‘house’ above.
S2
The ‘houses’ are further divided into two sections.
The first floor is separated from those above by a
bronze lintel. The fenestration of the terrace is also
arranged to read as horizontal bands. These devices
lower the visual impact of the terrace, particularly
important so as not to compete with the adjacent
crane.
The sawtooth roof form makes reference to the
roofs on the existing warehouses on Bridge Road.
Balconies and a double height bay window are
added in a freeform distribution to create another
layer of visual interest and depth to the facade. The
balconies are all positioned to maximise river views
in all directions.
Bronze coloured balustrade with vertical
steel flats
Standing seam zinc colour metal roofing
Bronze coloured steel pilaster
Terracotta shingle rainscreen cladding system
Full height glazed window system with
bronze coloured aluminium frame
The riverfront retail units all benefit from direct
access to the riverside boardwalk and potential
outdoor dining opportunities.
Terrace House
The primary element of the block is the single
terrace ‘house’. Two rooms wide and three storeys
high with a sawtooth roof form. The colour of the
terracotta cladding is alternated house by house. In
addition to breaking down the visual impact of the
terrace into smaller units, this makes reference to
the multicoloured cottages on Medina Road.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
Shop signage iwth cast or cut-out lettering
JSW
Bronze coloured ventilation louvres
Riverside Terrace
Due to site constraints the Riverside Terrace is
formed by a single-loaded corridor. The narrow
width of the block helps to reduce the impact of the
development towards the crane. In addition to the
width of the block, the height of the terrace is lower
than that of the Wharf blocks to the north so as to
sit well below the level of the crane jib.
PAGE 157
Alternating colours of the cladding breaks down the terrace
into individual ‘houses’ reducing its visual impact whilst also
making reference to the surrounding context.
Projecting balconies with delicate metal railings provide further
visual interest to the facade.
Horizontally arranged fenestration helps to ‘lower’ the
appearance of the terrace in order to not compete with the
adjacent crane.
A double height bay window and increased first floor glazing
emphasises the gable end facing the Entrance Square.
Lobby entrance for the apartments above
Duplex apartments open directly onto the Entrance Lane. A
small gated front porch separates the apartment from public
realm.
Entrance Lane Terrace Architectural Features
Bronze coloured pressed aluminium coping
Terracotta shingle rainscreen cladding system
Full height glazed window system with bronze coloured
aluminium frame
Bronze coloured balustrade with vertical steel flats
Recessed bronze coloured steel channel
Bronze coloured handrail
Bronze coloured steel pilaster
Panelised bronze coloured rainscreen cladding system
Window with bronze coloured aluminium frame
Bronze coloured screen gate of aluminium fins to duplex front
Entrance Lane Terrace Detail Elevation
PAGE 158
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MIXED-USE PHASE 1
DETAILED DESIGN
BUILDING TYPES
Entrance Lane Terrace
As with the Riverfront Terrace, The Entrance Lane
Terrace is designed to reduce the scale of the urban
grain of the development at the edge of the site.
Entrance Lane Terrace is of a similar bulk and mass
to the adjacent Sail Lofts to the north.
JSW
W2
W3
E1
W1
W4
Circulation is provided by deck access to the rear.
The advantage of this system is that the primary
living spaces of the terrace are arranged to face
the Entrance Lane, as a result overlooking to the
Sail Lofts and Point Cottages to the northeast
is reduced. A louvred screen is employed on
the eastern elevation to further mitigate any
overlooking from the access deck.
E2
W5
S1
S2
The ground floor level is clad in bronze coloured
metal rainscreen cladding and articulated with
bronze pilasters. Similarly to the Riverfront Terrace
this visually separates the ground floor base from
the units of ‘terrace houses’ above.
Terrace House
The ‘terrace houses’ are of the same proportions
as those on the Riverfront Terrace, however these
houses feature equal pitched roofs as opposed to a
sawtooth roof.
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
Bronze coloured balustrade with vertical
steel flats
Standing seam zinc colour metal roofing
Bronze coloured steel pilaster
Terracotta shingle rainscreen cladding system
Bronze coloured screen gate of aluminium
fins to duplex front porch
Panelised bronze coloured rainscreen
cladding system
Base
The entrances to a series of duplex units are
arranged along the ground floor of Entrance Lane
Terrace. The front doors provide active uses onto
the public realm. A gate of bronze metal louvres
encloses a small front porch providing privacy and
security to the duplex entrance.
PAGE 159
Shutters at the side of the balconies screen views from
adjacent windows in internal corners.
Shutters can be moved along tracks to provide shade and
privacy as required.
The ground floor terrace provides privacy and separates the
ground floor apartments from the public realm.
Framed Link Block Architectural Features
Panelised bronze coloured curtain wall system
Bronze coloured aluminium sliding shutters
Frame formed from white powder coated steel hollow
sections
Balustrade with bronze coloured horizontal aluminium slats
Bronze coloured louvres
Framed Link Block Detail Elevation
PAGE 160
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MIXED-USE PHASE 1
DETAILED DESIGN
BUILDING TYPES
JSW
W2
W3
W1
W4
E1
E2
W5
S1
S2
The framework of balconies and shutters create
depth through layering and shading. This effect
will be further enhanced when the balconies are
inhabited with furniture and planting - a living
facade. Again quite different to the enclosed, solid
brick facade of the warehouses.
Bronze coloured aluminium sliding shutters
Balustrade with bronze coloured horizontal
aluminium slats
Bronze coloured aluminium cladding panel
Terrace with opportunity for planting
Bronze coloured ventilation louvres
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
White powder coated steel frame
The full width balconies and shutters also have
another added benefit of helping to increase privacy
internally in the apartments. The link blocks are
located in positions where overlooking will be at
its closest within the courtyards and squares - the
shutters and balconies help to screen views from
adjacent windows.
Link block design development sketches
Glazing
Framed Link Block
The Framed Link Blocks are designed act as dividers
between Warehouse blocks, so the Warehouses
read as separate, distinct elements. As such, the
Framed Link Blocks are designed to contrast with
the construction of the Warehouse blocks as much
as possible. Where the Warehouses are solid,
massive forms with punched openings, the Framed
Link blocks are lightweight, frameworks with a
finer grain. The materials from which they are
constructed are of a more lightweight appearance,
such as, steel frames, aluminium shutters, glass and
metal cladding panels.
PAGE 161
The screen of aluminium fins aid privacy whilst allowing glazing
to be maximised from the apartments behind - maximising
views to the river beyond.
The screen allows views through it yet still reads as a coherent
facade from the river maintaining the appearance of a
collection different buildings when seen from afar.
Full width balconies make the most of riverside views.
Undercroft route through to Phase 1 Public Square behind.
Screened Link Block Architectural Features
Bronze coloured pressed aluminium coping
Zinc coloured standing seam roofing
Full height glazed window system with bronze coloured
aluminium frame
Frameless glass balustrade with bronze capping
Screen of bronze coloured aluminium vertical fins
Bronze coloured aluminium fascia
Column clad in bronze coloured aluminium
Double glazed window system with silicone joints and internal
mullions
Screened Link Block Detail Elevation
PAGE 162
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MIXED-USE PHASE 1
DETAILED DESIGN
BUILDING TYPES
Screened Link Block
The Screened Link Block follows the same principle
as the Framed Link Blocks - to act as a divider
between the Wharf Buildings. The construction is
again different to that of its neighbours. Lightweight
and diaphanous in contrast to the solid and
enclosed terracotta clad Wharves.
JSW
W2
W3
W1
W4
E1
The screen of aluminium fins aid privacy in the
apartments behind yet without totally obscuring
views out to the river beyond. Externally the screen
of fins still read as a facade describing solid and
opening, this helps to maintain clarity on the river
front elevations. The link block appears as a distinct
building in the row.
E2
W5
S1
S2
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
Standing seam zinc colour metal roofing
Screen of bronze coloured aluminium
vertical fins
Full height glazed window system with
bronze coloured aluminium frame
The full width balconies make the most of riverside
views.
PAGE 163
MIXED-USE PHASE 1
DETAILED DESIGN
J SAMUEL WHITE BUILDING
Key
Outline of Proposed Masterplan
Extent of Post WWII development to be demolished
Area of JS White Building and old Dock Office Buildings to be refurbished
Proposed demolition plan to create new entrance from Medina Road
PRINCIPLES FOR THE CONVERSION
1 To find sustainable uses that will secure the building’s future
2 To understand the phases of construction and the original uses, and to use this
to inform the proposals
3 To demolish the less significant parts and to do so carefully in the context of
the wider masterplan
4 To repair any scarring from the demolition – considering contemporary
approach or simple repair where appropriate
5 To redefine and rediscover access routes and entrance doors that have been
closed or obscured
a) the dockyard entrance in the 20th century –
re-open the double gates off Medina Road and reuse this route into the dock
area, consider relocating the site notice boards and potentially re-use them to
advertise site activity in the retained buildings and on the site
b) reveal and re-use the Old Dock Office main entrance
6 To protect the retained buildings as far as possible from flood risk, and to plan
the interior around mitigating flood risk to the ground floor areas
8 To record, reveal and repair existing features in particular:
Main office
a) de-clutter the JS White staircase by removing the second floor
enclosure
b) retain the Board Room intact and seek a communal or public use
Old Dock Office
a) record the interior features – alcove, architraves, cornices etc and incorporate
them into the proposals
9 To provide flexible spaces suitable for:
• community access,
• possible archive use and
• small serviced offices
10 To adapt the building so that it is orientated on three sides
• Repaired and possibly enhanced onto Medina Road
• A new elevation to Bridge Road (where end elevation exposed)
• A face towards the yard and the new development
11 To respect the local listing designation and local significance of the building
Note. The J Samuel White Building falls into three parts: Old Dock Office, Main
Dock Office Post World War II extension
7 To seek to creatively integrate the levels around the retained buildings with the
proposed raised site level and ramps to alleviate the flood risk in the centre of
the site
General notes : Removal of unnecessary flagpoles
Removal of unnecessary signage
Removal and internal reworking
of electrical cables & services
Existing east elevation
PAGE 164
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
MIXED-USE PHASE 1
DETAILED DESIGN
J SAMUEL WHITE BUILDING
The existing J Samuel White building and Old Dock
Office, on Medina Road will be refurbished for use
as serviced office space in the Mixed-Use Phase
One Detailed Planning Application. As the building
is locally listed a qualified heritage consultant has
been engaged by the development team to fully
assessed both the interior and exterior.
JSW
W2
W3
W1
W4
E1
E2
W5
S1
S2
It is proposed to demolish the 1950’s extension
on the corner of Medina Road and Bridge Street
to form a new entrance space and direct public
route to the waterfront. Less significant parts
of the original building will also be removed and
where possible original features reinstated. Any
‘scarring’ from the demolition will either be either
treated with a simple repair, or in some instances a
contrasting contemporary approach.
The double gates off Medina Road will be reopened
to create a route into the development from the
Chain Link ferry, and steps will be taken to protect
the retained buildings as far as possible from flood
risk.
View of proposed alterations to J Samuel White Building from the junction of Bridge and Medina Roads
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
PAGE 165
Notes:
Do not scale from this drawing.
All contractors must visit the site and be responsible for taking and checking
dimensions.
All construction information should be taken from figured dimensions only.
Any discrepancies between drwaings, specifications and site conditions must be
brought to the attention of the supervising officer.
This drawing & the works depicted are the copyright of JTP.
PHASE 1 DETAILED DESIGN
J SAMUEL WHITE BUILDING
Key
N
E
W2
W
W3
E1
W1
Old Dock Building facade to be re-rendered
Reinstatement of sash window
W4
Removal of bay window and reinstatement
of 6 on 6 pane sash windows.
E2
W5
S1
S2
40
J SAMUEL WHITE
AD
This drawing is for planning purposes only. It is not intended to be used for
construction purposes. Whilst all reasonable efforts are used to ensure drawings are
accurate, JTP accept no liability for any reliance placed on, or use made of, this plan
by anyone for purposes other than those stated above.
BRIDGE ROAD
Notes:
Do not scale from this drawing.
All contractors must visit the site and be responsible for taking and checking
dimensions.
All construction information should be taken from figured dimensions only.
Any discrepancies between drwaings, specifications and site conditions must be
brought to the attention of the supervising officer.
This drawing & the works depicted are the copyright of JTP.
Plinth to be
re-rendered and
painted
Removal of
external door to be
This drawing is for planning purposes only. It is not intended to be used for
construction
purposes. Whilst
all reasonable efforts are used to ensurereplaced
drawings are with sash
Reinstatement
of
accurate, JTP accept no liability for any reliance placed on, or use made of, this plan
by anyone
for purposes
other than those stated above.
window to match
sash
window
existing
Key
A1-A4
A3-A4
B1-D1
B1
38 MEDINA ROAD
-
Retail
Restaurant Bar
Office/Community
Business/SME
Material Key:
Reinstatement of Sash
window toplight
1 Red brick to match existing
2 Bronze coloured panel and mullion curtain wall system
3 Frameless backlit fritted glass
Removal of external
door to be replaced
with sash window to
match existing
4 Slate roof to match existing
5 Bronze coloured cladding panel
Proposed East Elevation
N
E
W2
W
W3
E1
W1
W4
E2
W5
S1
S2
ROOF
4
Rev
Date
4
Description
Drawn / Chkd
Drawing Status
Planning
3
2
2
1
02
Client
1
3
2
3
2
Harrisons Trust
5
5
01
A1-A4
A3-A4
B1-D1
B1
-
2
3
Retail
Restaurant Bar
Office/Community
Business/SME
Proposed West Elevation
00
J SAMUEL WHITE
Material Key:
1 Red brick to match existing
2 Bronze coloured panel and mullion curtain wall system
Proposed North Elevation
J SAMUEL WHITE
MEDINA ROAD
23-25 Great Sutton Street
London EC1V 0DN
+44 (0) 20 7017 1780
www.jtp.co.uk
JSW North Elevation
1 : 200
Medina Yard
Project
3 Frameless backlit fritted glass
4 Slate roof to match existing
5 Bronze coloured cladding panel
PAGE 166
Drawing Title
Proposed J Samuel White
Building Elevations
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
Scale @A1
As
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Job Ref.
00648
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PHASE 1 DETAILED DESIGN
J SAMUEL WHITE BUILDING
MEDINA ROAD
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Proposed Second Floor
BRIDGE R
OAD
MEDINA ROAD
2B
3P m²
62
3B
5P m²
89
2B
4P m²
63
1B
2P m²
51
3B
5P m²
89
ROAD
2B
3P m²
67
2B
4P m²
85
Proposed First Floor
BRIDGE R
OAD
Main Entrance &
Reception
2B
4P m²
82
3B
5P m²
89
2B
4P m²
83
Entrance to Old
Dock Office
to Medina
Yard beyond
3B
6P P
DU m²
61
3B
5P m²
96
3B
5P m²
89
3B
5P m²
96
2B
4P m²
71
2B
4P m²
85
Proposed corner
window
0m
2.4
2B
4P m²
86
CK RO
AD
1B
2P m²
45
2B
3P m²
67
2B
4P m²
81
0m
2.4
3B
6P P
DU m²
63
1
Proposed
‘lightbox’ wall
DGE ROA
D
Alley through
MEDINA ROAD
2B
4P m²
76
Proposed
‘lightbox’ wall
2B
4P m²
73
Proposed window to
2B
feature staircase
4P m²
2B
4P m²
59
MEDINA YARD, COWES, ISLE OF WIGHT - DESIGN AND ACCESS STATEMENT
0m
3.4
2B
4P ²
2B
3B
6P P
DU m² 2B P
3 m²
57
82
59
2B
4P m²
86
0m
2.4
Proposed Ground Floor
0m
3.4
2B
4P m²
80
3B
6P P
DU m²
59
PAGE 167
3B
5P m²
6
0m
PHASE 1 DETAILED DESIGN
LANDSCAPE
PAGE 168
MEDINA YARD, COWES, ISLE OF WIGHT - MASTERPLAN VISION
PHASE 1 DETAILED DESIGN
LANDSCAPE: RIVERFRONT TERRACE
CONCEPT DEVELOPMENT SKETCH
THE PHASE 1 LANDSCAPE STRATEGY IN DETAIL
The proposed hard works materials such as clay brick pavers, granite setts and slabs,
Cor-Ten steel and green oak, together with selected hardwoods, moderns alloys and
plastics in formal and informal outlines are reminiscent of the Site’s heritage; the materials
used in the construction of boats, marine structures and wharf side buildings. In addition
to the main areas of public open space, the interconnected series of new private
back gardens, greened streets and squares would be developed providing a variety
of leisure and recreational facilities set within and around the proposed dwellings. It is
envisaged that there would be a range of equipped areas of play and more informal play
opportunities throughout the site, with interactive play encouraged for all ages.
In the following, distinct areas of the landscape proposals are described in detail.
ENTRANCE LANE
(WITH MARKET STALLS)
These include:
• Riverside
• Squares and Open Spaces
• Residential Courtyards
• Private Amenity Space
RIVERSIDE
SEATING STEPS WITH
MARITIME PLANTING
HAMMERHEAD
SQUARE
One of the main landscape components of the Medina Yard redevelopment is the
riverfront along the River Medina. This area incorporates and caters for a number of
different requirements, including seating and leisure use, potential restaurant and café
areas, ecological zones and children’s play areas. Connecting the whole site along the
waterfront via the square around the existing Hammerhead Crane, the riverside will
alternate between hard areas with steps of durable hardwood timber or selected green
oak and extensive native planting on different levels. The riverside path will be amply
wide to promote relaxed pedestrian movement along the water’s edge and the design
of the seating banks and planting zones will create niches for quiet relaxation whilst also
relating to the busier café areas at the higher level. Interpretative play boards and play
elements will be distributed along the walkway, describing the history of the Medina.
These may take the form of found artefacts reclaimed form the site, or sculptural play
elements created by local artisans. This principle of “Play on the Way” will be extended
to all publicly accessible areas and will be themed to reflect elements of the landscape;
The River, the Hammerhead Crane, ecology and wildlife, boat building and the nautical
history of the Isle.
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PHASE 1 DETAILED DESIGN
LANDSCAPE: RIVERFRONT TERRACE
CONCEPT SECTION: HAMMERHEAD SQUARE
TYPICAL RIVERSIDE TREATMENTS
STREET FURNITURE AND MATERIALS
Throughout the site a consistent palette of materials would be employed combining brick pavers (laid in a roman brick/narrow format on edge), high quality
granite and exposed aggregate paving flags, planks and setts, resin bound gravel
and block paving, and stone, hardwood and steel street furniture, all as indicated on the Detailed Application Drawings.
Where applicable, permeable paving designs would promote subsurface infiltration using gap graded sub bases in conjunction with permeable paving blocks (or
steel slot drains), road coverings and matrix type slabs and blocks. The street
furniture would be contemporary in style and selected from a range compliant with “Secure by Design” and inclusive accessibility principles. The Detailed
Hardworks Plan describes all the proposed materials and street furniture to be
used across the Phase 1 site areas.
ECOLOGICAL AREAS TO RIVERFRONT
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PHASE 1 DETAILED DESIGN
LANDSCAPE - INTERLINKING SQUARES AND OPEN SPACES
PHASE 1 PUBLIC SQUARE
SQUARES AND INTERLINKING PEDESTRIAN OPEN SPACE
PHASE 1
PUBLIC SQUARE
A simple but refined treatment is proposed for Hammerhead Square, the secondary
squares leading off the Entrance Lane, utilising bands of natural setts and stone flag paving
to create formal hard spaces, reflective of industrial wharf areas. Robust planters made
from Cor-Ten steel and stone and timber seating would be provided in the open space
areas. Tree planting will add interest and structure to the squares and streets throughout
the scheme with lower level shrub planting near to the main cores, commercial entrances
and seating/play areas. The spaces will be animated by the inclusion of local industrial
artefacts, street markets and external exhibitions promoted, for instance by the Classic Boat
Museum. As noted previously, elements of play; informative, sculptural and historic will be
incorporated throughout the public realm and will set the scheme apart as a special place.
Street furniture and lighting will maintain a common theme throughout the development,
using a range or tried and tested materials well suited to the marine environment. Such
materials may include finely detailed insitu concrete, natural hardwoods with stainless steel
fittings and framework, cast iron and the modern equivalent, Cor-Ten steel.
Lighting will be discrete and where possible, mounted onto the building facades to reduce
clutter at street level. Similarly, site signage will be mostly wall mounted and supplemented
where necessary with purpose designed maps and information points.
To encourage year round external activities, pop up servicing points, supplying power and
water will be distributed throughout the public realm and will be available for exhibitions,
events, market traders etc.
ENTRANCE LANE
(WITH MARKET STALLS)
TYPICAL HARDWORK MATERIALS
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PHASE 1 DETAILED DESIGN
LANDSCAPE: RESIDENTIAL GARDENS
CONCEPT DEVELOPMENT SKETCH - COMMUNAL GARDENS
RESIDENTIAL COURTYARDS
Central gardens within building units form private recreational spaces for
resident use. These spaces will complement the surrounding architectural
layouts and provide opportunities for quiet seating and informal play. Railings and
hedgerows will define the private garden terraces; seating will be in timber and
stone, with discrete low level guidance lighting and feature illumination of the
specimen trees.
The enclosed courtyard will provide green havens for the residents, away from
the busier areas of public realm where planting arrangements will concentrate
on specimen shade providing canopy trees supplemented by herbaceous, shrub
and grass species with intervening lawns. The trees will be used carefully in the
courtyard to humanise the landscape, provide shelter, shade and the delight of
seasonal interest.
PRIVATE AMENITY SPACES
The private gardens and amenity areas will be treated in a variety of ways
depending on size, and anticipated usage. As with the public areas, a consistent
palette of materials, railing and boundary treatments, types and furniture would
be promoted to create a unified garden environment across the site character
areas. A basic garden structure would be provided to the larger private units
comprising grassed lawn, paved patio area, and tree planting.
TYPICAL GARDEN AND TERRACE TREATMENTS
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COMMUNAL
RESIDENTS GARDENS
PRIVATE REAR
GARDENS
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PHASE 1 DETAILED DESIGN
LANDSCAPE: HARD SURFACES
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PHASE 1 DETAILED DESIGN
LANDSCAPE: SOFTWORKS
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PHASE 1 DETAILED DESIGN
LANDSCAPE: SOFTWORKS
PLANTING STRATEGY
The planting scheme for the development is designed to enhance the existing
riverside setting and develop a significant ecologically diverse resource along the
waterside. In addition, the planting will aid in the creation of a contemporary
residential and mixed use landscape throughout the scheme.
The waterfront planting areas will be carefully designed to enhance the
biodiversity along the river, with an emphasis placed on native maritime and
intertidal planting arrangements, selected for their ornamental and seasonal
characteristics to provide year round interest. Species will include:
Armeria maritima, Crambe maritima., Centranthus rubra, Erigeron ‘Profusion’,
Eryngium maritinum, Glaucium flavum, Nepeta ‘Walkers Low’, Silene uniflora.
Within the core areas of the site, and throughout the residential gardens,
extensive structural hedge planting across the site would be complemented
by herbaceous and shrub semi-ornamental planting: The timeless qualities of
crisp evergreens would provide structure while herbaceous and shrubs would
add seasonal interest and focal points. Grasses and ferns would offer additional
interest in both the summer and winter months.
Specimen shrubs would appear at their best against the crisp lines of clipped
hedges. Structural shrubs would provide the backbone to plantings of low
growing herbaceous perennials.
Species will include:
Specimen shrubs:
Abelia grandiflora, Euonymus elata, Cercis canadensis ‘Pauline Lily’, Fothergilla major
Philadelphus ‘Natchez, Vitex Agnus Castus, Pittosporum tobira ‘Nanum’: clipped
domes, to form cloud drifts
Proposed hedging:
Formal hedging either composed of Carpinus betulus, Grisselina littoralis in
preformed instant units, or Phillyrea angustifolia, to be clipped to height
Proposed planting in public spaces:
Ornamental groundcover and grasses and specimen shrubs:
Coreopsis ‘Full Moon’, Epimedium ‘Lilafee’, Geranium macrorhizum ‘Spessart’,Liriope
muscari’, Densiflora’,Nepeta ‘Walkers Low’, Ophiopogon japonicas, Pachysandra
terminalis, Salvia azurea, Tellima grandiflora, Tiarella wherryi, Grasses: Carex
bromoides, Calamagrostis ‘Karl Forster’, Deschampsia ces. ‘Goldtau’, Molinia caerula
‘Moorflamme’, Panicum virgatum ‘Heiliger Hain’,
Specimen Shrubs:
Pittosporum tobira ‘nanum’, Abelia grandiflora, Rosmarinus officianalis, Hebe species,
Salvia off. Purpurea,
Proposed planting in courtyards; utilising a range of herbaceous and low shrub
with grasses:
Courtyards - Herbaceous planting; Species to include:
Ajuga reptans, Allium obliquum, Astrantia major Roma, Aster patens, Geranium x
oxonianum Claridge Druce, Helleborus foetidus, Liatris scariosa, Luzula sylvatica,
Trifolium rubens
Ferns: Asplenium scolopendrium, Polypodium vulgare.
Courtyards:
Low shrub with grass planting; Species to include:
Sarcococa confusa, Lavandula spicata, Viburnum davidii
Grasses: Carex pennsylvania, Hakenochloa macra, Festuca mairei, Panicum virgatum
‘Rehbraun’
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PHASE 1 DETAILED DESIGN
LANDSCAPE: PLAY
TYPICAL PLAY IMAGES
PLAY STRATEGY
As more fully described in the Masterplan Chapter 5, play provision is integral
to the landscaping and quality of the Phase 1 scheme where play and leisure
elements will be designed to encourage families to live, visit and enjoy the newly
created outdoor areas.
The Play Strategy would respond to current best practice guidelines for play,
including “Providing for Children and Young People’s Play” and Play England’s
“Design for Play: A guide to creating successful play spaces”.
Play would be introduced throughout the site both formally and informally, using
natural forms and landscape elements combined with more typical items of play
equipment and child learning tools.
Throughout the communal areas, the “Spaces In between”, plazas and
intervening routes, selected static play items and educational tools would
be employed at a series of locations, encouraging movement and activity
throughout the public realm. Where possible, small scale, integrated play
features would be more formalised and set within the seating areas. They would
be designed to encourage interaction and development of social skills as well as
manual dexterity for children of different age groups.
It is anticipated that the provision of play and leisure elements will be carefully
considered through the detailed development stages, where external specialists
including equipment providers, artists, historians, and the local authority play
advisors will be engaged in the process to create a site specific response to the
local and anticipated play needs.
PLAY STRATEGY
Private courtyard play areas
Play on the Way
Educational play features
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PHASE 1 DETAILED DESIGN
LANDSCAPE: LIGHTING & ACCESSIBILITY
LIGHTING STRATEGY
Lighting levels would be maintained at the lowest possible level to ensure safe
thoroughfare for vehicles, cyclists and pedestrians. Lighting types within the
site would be minimal and subtle, with a range including low columns (5-6m
maximum), wall mounted luminaires and inset wall lighting built into the riverside
ramp and step structures defining the main pedestrian routes, residential points
of access and private vehicular access points. Along the streets, a combination
of wall mounted and catenary light fittings will liberate the pedestrian areas
from ground mounted units. Feature lighting will be applied to the important
landscape elements, especially the specimen trees, with a sculptural lighting
design created for the waterfront areas, around the Hammerhead Crane and
stepped terraces with small, direction globe units placed on simple stainless
steel “stems”. The importance of reducing lighting levels along the riverside
to promote night time biodiversity is recognised and a balance will be struck
between safe, usability of the river and the needs of wildlife. Overall, a site wide
palette of lighting forms would be selected using high quality fittings and modern
materials in a contemporary style.
ACCESSIBILITY
The landscape scheme for Phase 1, in accordance with the overall site principles,
has been designed to be fully inclusive, and to promote ease of access for all
users. The majority of the site would be fairly flat, with a high proportion of the
public realm either pedestrianised or comprising shared, traffic-calmed surfaces.
Where greater level changes to the waterfront, Hammerhead Crane and other
communal areas occur, ramped access would be provided with maximum
gradients of 1:20.
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PHASE 1 DETAILED DESIGN
LANDSCAPE: TREE PLANTING
TREES
Trees would be used to enhance boundaries, add shade to parking spaces
and communal areas, and otherwise define the open spaces. Statement
semi-mature varieties would have a strong structural presence in the
space and provide year round interest, and the use of multi-stemmed
trees would provide decorative bark interest, with other species exhibiting
exceptional autumn colour. Throughout the scheme special varieties of
native trees would add ecological value – and all would contribute to
a sense of maturity, height, year-round interest and defined structure.
Species to include:
Specimen semi-mature trees: Carpinus betulus, Acer campestre Streetwise,
Quercus cerris, Quercus ilex, Ulmus lobel, Sorbus intermedia Brouwers.
Multi-stem trees: Eucalyptus debeuzevillei, Acer campestre, Phillyrea
angustifolia, Amelanchier lamarckii,
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PHASE 1 DETAILED DESIGN
LANDSCAPE: BIODIVERSITY
BIODIVERSITY
By redeveloping this site into a more sustainable mixed use and residential community,
the scheme would promote an increase in the ecology range of the area by introducing
new gardens, private terraces and street tree and shrub planting. Where applicable,
native tree, shrub and herbaceous plants would be introduced to encourage indigenous
wildlife species. The development of a range of sensitive treatments to the waterfront
areas, including planting of native maritime and intertidal a varieties in the stepped
planters and the introduction of “vertical beaches” along the river wall will significantly
increase the potential for enhancement along the Medina.
This type of enhancement is recognised by the Environment Agency (EA) as a
“Structurally Engineered Design” where there is not room for a more gentle slope, and so a
steep or near-vertical solution is required where new habitat “can be created by establishing
plant communities on steps, terraces or ‘ledges’ on hard engineered walls” and
“In these designs, plant material does not contribute appreciably to flood risk management
but does add considerable value in other respects.” (Extracts from EA publication
“Structurally Engineered Designs”)
Further specific guidance is offered by the EA including:
“Ecologically enhanced vertical or near-vertical walls
In this category we include any type of vertical or near-vertical, single elevation hard intertidal
wall, made of any material, whether new or refurbished. When vertical or near-vertical walls
are really the only option, techniques exist for enhancing the ecological and visual interest of
such walls. Most methods involve the use of wood coverings of one form or another on the
tidal side of the structure.
At one extreme, the whole wall may be panelled. The wooden panelling forms a relatively soft
substrate for the colonisation of algae and invertebrates. Ideally a gap should be left between the
wall and the timbers that can be back-filled with material of fairly similar particle size distribution
as the adjacent foreshore to form a vertical beach habitat. Complete covering with wood panelling
may cause problems for inspection of estuary walls, and hence partial panelling solutions are
recommended. In places, a full height section of the wall should be left exposed for inspection and
anchor bolt locations should be left uncovered. The space allowed between exposed sections will
depend on the precise nature and construction of the intertidal wall.
If considerations such as inspection requirements, aesthetics or other functional requirements
preclude panelling, it may still be possible to install wooden timbering. This is generally vertical
and/or horizontal as shown in Case Study 9 where the timbering was actually designed as
intertidal planters that were filled with rubble. Horizontal timbers will be most beneficial when
located in the main intertidal plant growth zone. Timbers need not, however, be placed only in
vertical and horizontal directions. Other features that may be added included grab ropes and
chains and also plastic fronds or ‘brushes’ as substrates for egg laying by fish. As long as the
time that these ‘fish egg brushes’ are exposed to the air is limited to a few hours each day, no
harm comes to several species of fish egg laid on them.”
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