22 Durham

Site Orientation and Access

The site is principally oriented north / south with access from Leeds Street, in order to simplify the entry route and maximise the architectural exposure and interest.

Vehicular and pedestrian routes have been designed with clear integrity avoiding issues of cross circulation. Entrance to the building is designed around a legible process and set of experiences designed to add clarity to the use while presenting an impressionable initial understanding of the building. Separation of tenant, visitor or service is clear and unambiguous.

Form and Stacking

The principal driver determining the form and stacking is the maximisation of the bulk. Parking requires an area of approximately 1.5 x the site area. In order to maximise the 3 storey allowable bulk it then becomes necessary to excavate and place the majority of the parking below ground. A split basement solution has been adopted in order to minimise the excavation at the rear of the site, offering opportunities for ventilation while still allowing the ground storey of office space to be connected directly to the ground level and maintaining the full 3 storeys for office accommodation above.

The split level basement configuration is also highly efficient as all the level transfers are only half level changes and can be maintained within the roadways to the parking layouts.

The building stacks around an atrium which behaves as a heat sink in the summer months and can be closed to retain heat in winter. The added natural light source to the deeper space is also important.

The plan form creates a forecourt which is used to facilitate entry, vertical circulation and amenities.

Legibility

The positioning of the entrance in a negatively articulated forecourt space allows the architecture of the positive form to clearly and legibly indicate entry. The process of entry can be read through the position of stairs and canopies drawing the user into the scheme.

Lifts, stairs, receptions and entries to various office tenancies have been designed with strong visual connections all contributing to the overall legibility and clarity of the space

Planning

Planning is organised on an H Frame plan allowing formal access to be delivered to the heart of the floor plate and in so doing facilitating a multi-tenant scenario and flexibility.

Future proofing buildings is critical if the commercial value of the building is to withstand the test of time. Issues such as flexibility of tenancy size, churn, culture and work ethic must be able to be absorbed.

Planning is organised on a 8400 grid. This allows a sub-grid of 2800 for space planning and is generally regarded as an economic workstation. A 600 finishing grid is also a derivative and facilitates a relationship between structure, space planning, and finishes. All important factors contributing to the overall resolution and appearance of the finished space.