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Martineau Place (Context Information (Martineau Place (Previous masterplan…
Martineau Place
Brief
Street Facades
Entrances
Corporation Street - Dark; Poor Lighting; Poor frontages; Dated canopy; Unusual artwork above; Poor signification within Corporation St elevation.
Bull Street - Stairs are a visual and partly physical barrier; Narrow; Bold but gimmicky rotunda above; Disconnected from street; Kiosk Unit is a visual barrier to East.
Brief:
Review all entrances.
Make them more appealing as access points to the Square / Way.
Review materials / branding locations / canopies / changes in level / surface materials / lighting etc.
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Service Entrance - Needs considered as part of refurb. Play it down. Feels too open to pavement and 'part of the architecture'.
Elevations
Existing Materials - Disjointed and dated. Mixture of metal / stone / concrete cladding, coloured render, punctured windows, curtain walling glazing, exposed steel framing, varied architectural features.
Architecture - Corporation Street / Bull Street finishes are playful but confusing and overly complicated. Union Street / High Street is more sedate but still fussy.
Language - Centre reads as a number of different buildings rather than 1 centre. Maybe this is okay? Maybe not.
Shopfronts - No clear uniformity to shopfronts. Adds to the feeling of a disjointed centre with no common theme. No apparent common branding strategy for vacant unit vinyls.
Colours - Mix of bold and unfashionable colours across facade. Steel is highlighted in a royal blue. Render is a dark red/orange. Curtain walling caps are grey. Building features are various colours. No uniformity.
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Brief:
Review elevation treatments on a S / M / L / XL basis.
Small - minor overclad to key areas (entrances, sightlines).
XL - Full overclad of all facades and entrances where possible.
Look at effective use of overclad materials (eg. Debenhams on Oxford St, London).
Review how the facade treatment (and other elements) can encourage people into the central space.
Consider lighting options as part of facade treatment.
Review existing canopies around the facade. Can these be unified / removed / replaced.
Pick out the existing quality features if appropriate.
Way & Square
Sail Canopies
Installed in the 90's. Not fit for purpose. Area is still generally wet beneath. H&S hazard in snow conditions. Dated appearance now. Creates lots of (too much) shade.
Brief:
New canopy preferred.
Discussed ETFE format. Could extend full length of Way in an XL option or only Square in S option.
Review a mix of new canopy and lighting coverage.
Possible independent structure to support new canopy.
Possible improved principal lighting as part of canopy structure.
Elevations
Shopfronts - No clear Tenant Design Guide strategy. Existing frontages vary in height / signage formats / materiality. Pilasters are dated (blue coloured cladding).
No desire to manifest Boots on the Way.
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Canopies - Single sided canopy. Dated, metal bullnosed profile. No coverage to northern side. Create the opportunity to sit outside?
Pull out fabric canopies to be removed.
Brief:
Review facade treatments. All needs 'calmed down'.
Review current Tenant Design Guide.
Create opportunity for external seating areas to Units. Options for defining space and barrier to Way.
Review pilaster finishes and unit separation.
Fixtures / Fittings
Floor Finishes - Dated, and in poor condition. Integral LED lights non functional.
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Planting - Real lack of any greenery throughout the development. Cold and bland environment to be in.
Brief:
Create places to pause / inhabit. Increase dwell time.
New surface textures - interact with main street texture?
Delineate seating space / pause points?
Introduce greenspace / living wall to soften the environment. Create an urban green square?
Improved Lighting Strategy - needs to function as a safe place to walk / stay. Feature lighting should be secondary not primary.
Review options for commercialisation within Square.
Lighting - Current lighting strategy focuses on feature LED lighting. General mall lighting is very poor. Feature lights not working well in any case.
Context Information
Martineau Place
Previous masterplan proposals prepared by Gensler for Colony. Full demo and new Mixed Use masterplan. Not pursued.
Centre is basically 3 projects connected into 1. Various addidtions over the 90's and early 00's to create the new facade along Corporation Street and Bull Street.
Major PPM items include the replacement of the existing sail canopies and high level cladding along Martineau Way.
Current Leasing / Redevelopment Proposals:
JRC 'Global Buffet' looking at 1st floor space along Corporation St.
Gym space proposed for 2nd floor at corner of Corporation St / Bull St. Initial proposal is to use the liftcore at the Bull Street entrance.
Old Pizza Hut Space being marketed as new 'Craft Beer Pub' taking in adjacent unit in Market Square. Removing upper floor to increase height within unit.
Poundland Unit to corner of Corporation St / Bull St on the market.
Staybridge are on a long lease and have a favourable lease agreement on their terms.
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Sprinklers - Basement and Sub Basement are mains fed sprinklered. Burger King had to put in sprinklers when relocated (came off of same mains fed system). Will need to consider if creating additional F&B Units.
Services - Existing BMS is not fully functioning. Many of the services are manually controlled. Proposals by others has been to renew. Over 15yrs old.
Adjacent Developments
Priory Square - Full demo and new build masterplan being proposed by Hammerson and Glenn Howells. Takes in other city blocks further East.
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City Arcade - Quirky redevelopment of old arcade. Interesting 'local' tenants within giving a nice vibe to the covered space.
Transport Developments
Trams - Being extended down Bull Street from Corporation Street. Will extend through existing McDonalds premises (building being demolished).
HS2 (High Speed Rail-link) - New station being developed at end of Carrs Lane. Huge footfall and visibility potential to Martineau Place and specifically facade that faces Carrs Lane.
Project Overview
Contextual Brief Aspirations
Focus on creating a place for independent F&B operators within the Way / Square.
Way and Square space is uninviting, unappealing and used only as a thoroughfare.
Footfall and dwell time needs improved through the Way and Square.
Architectural language is dated, fussy and overly complicated.
No requirement to create additional net lettable area in the proposals.
Branding
Existing Branding:
No-one attached to Martineau name (legacy to a historic street that ran through the site). Client is open to a full rebrand of the Centre.
Generally all branding and wayfinding signage needs modernised.
Brief:
Threesixty to consider an initial branding approach. Review against existing context / history / site locations etc.
New branding to all entrances. Possible integration to facade treatment (although easy to change in future).