Santander’s new Digital Hub in Milton Keynes · Santander’s offices within Milton Keynes to...

Santander Digital Hub | Milton Keynes

Public consultation | January 2019

Santander’s new Digital Hub in Milton Keynes

The world class Digital Hub will consolidate Santander’s offices within Milton Keynes to create a new campus for 6,000 employees. The key principles for the project vision:

Santander is proposing to build a new Digital Hub in Central Milton Keynes. As Milton Keynes’ largest employer, Santander is seeking to significantly invest and commit to their long-term future in Milton Keynes by embracing their digital future.

Project delivery and design team:

The Digital Hub will be located on land bound by Elder Gate, Midsummer Boulevard, Grafton Gate and Silbury Boulevard adjacent to Station Square. The site is currently in use as a car park.

It is a landmark site within the business district of Milton Keynes and provides an exciting opportunity to consolidate Santander’s existing buildings into one campus. This will strengthen the significant employment and economic benefits that Santander brings to the local area and will be enhanced by the additional offer

IntegrationCreate a building which will foster a stronger sense of community for santander staff and the wider Milton Keynes community

SustainabilityConsolidating to a single campus will provide a new sustainable future for the bank environmentally and economically

Innovation & CollaborationThe new digital hub will support and foster collaboration and growth for the bank while maintaining Milton Keynes at the forefront of tech innovation.

Architect / Lead Consultant EngineeringDeveloper Planning Consultant

that Santander is seeking to incorporate through additional uses on the ground floor that will be accessible to all.

Santander has created a design brief for the project architects, LOM, which seeks to respond to the Milton Keynes context while creating a new office typology. Osborne + Co has been appointed as the Development Partner to deliver this world class Digital Hub.

Site location

Digital Hub Site

Station Square

Milton Keynes Central

Network Rail HQ Santander House

Midsummer Boulevard

Silbury Boulevard

Grafton Gate

Eldergate

Jurys Inn

The Centre

The proposed site is a landmark site in close proximity to Central Station bound by Midsummer Boulevard, Elder Gate, Silbury Boulevard and Grafton Gate and is currently in use as a car park

Project background



Planning context & consultation

Economic benefits• Commitment to long term future in

MK;• Investment in MK;• Show confidence in MK as an office

destination;• Catalyst for businesses;• Business rates;• Local spending from increased staff

presence and new businesses;

Social & cultural benefits• Open ground floor;• Additional services within the

business district;• Day and evening activity;• Enhanced working environment;• Increased footfall and passive

surveillance.

Economic benefits• Staff attraction;• Staff retention;• Change in working practices and

culture;• Embracing a digital future;• Ability to adapt to changing

commercial demands;

Location benefits• Enhance MK’s reputation;• Links with the MK:U;• Oxford-MK-Cambridge Corridor;• Landmark development upon arrival

to MK;• Architectural form and sustainability

credentials

Classic CMK Infrastructure (yellow) Impact of footprint on Classic Infrastructure

Indicative Land Use Plan

Economics

EmploymEnt

contributions to mK and

what maKEs it ExcEptional

mK rEputation

social & cultural

Consultation & feedback

Planning context

Classic Infrastructure

Extent of Classic Infrastructure on site (orange)

Building footprint

Area of Classic Infrastructure impacted on

Site boundary

CAR PARK

DROP OFF

GRAFTON STREET

MID

SUM

MER

BLV

D

SIL

BUR

Y B

LVD

FROM STATION

TO CENTRE

RETAIL

CORECORE

BRANCH

REDWAYPLAZA

REDWAY

SERVICEHEALTH SUITE

CRECHE

RECEPTION

KITCHEN

N

ELDER GATE

The development will offer a wide range of benefits to Santander staff and the wider MK community by providing a landmark office building in a key strategic site with a range of publicly accessible facilities

Planning policy sets out Milton Keynes Council’s vision for the site. These policies will be used to assess a planning application. The Site is subject to the following site allocations:

The footprint of the proposed development infringes on classic CMK infrastructure to the north east and south east of the site. The key points from Policies G1/ G11 are summarised below:

Workshops were held on 29 October and 12 November 2018 with local stakeholders. The workshops were attended by 25-30 participants comprising of local interest groups, statutory consultees and members of the public. The feedback from workshop 1 can be summarised in the following key themes:

Next stepsWe will review the feedback from our public engagement and gather all of the various inputs to feed into the planning process. Following a review and any amendments to the scheme, a planning application is due to be submitted in Spring 2019.

Project updates will be available on our website: santanderdevelopmentmk.co.uk

• Use of the building as an evening and social location;

• Servicing arrangements; • Pedestrian and cycle movements; • Relationship with Station Square; • Impact on trees; • Façade detail; • Sustainability credentials; • Travel planning; and

• What makes the development distinctive.

• During the second workshop a revised servicing arrangement was shown and the above themes were discussed further. These conversations remain ongoing as the Project Team continue to develop the detail of the scheme and liaise with stakeholders.

• An exceptional development will demonstrably raise the profile of Milton Keynes nationally or internationally;

• Makes a substantial contribution – economic, employment, social and cultural and other key objectives of the Plan and city prosperity;

• Enhance Milton Keynes’ distinctive identity;

• Look at alternative options, if put forward by the local community;

• Pre-application engagement with stakeholders to evaluate options and undertake a survey on options.

• Central Milton Keynes Neighbourhood Plan: Classic CMK Infrastructure (Policies G1/G11), Indicative Land Use (Hotel, Office, Retail / Professional and Financial services / Restaurants / Housing / Hotel (Figure 16) and Hotel / Conference space (Figure 6)

• Emerging Plan MK: Central Business District (DS3, SD2 & SD3).

• Saved Local Plan & Core Strategy: City Spine Quarter (Policy CC7b) & Station Square Quarter



Concepts & provision

8 FLOORS / 34m

BUILDING FRONTAGES40,000sqm

NIA

ATRIAATRIA

LINK

Basic massing across ground + 7 floors Linear blocks create 3 atria

FRONTAGE

PUBLIC / COMMUNAL FACILITIES

ENTRANCE COLONNADE

COLONNADE

STATION SQUARE

An open and accessible ground floor

Articulated entrance and colonnade

TERRACELANDSCAPE

ENVIRONMENTAL FACADE

Landscaping brought into the building Environmental wrap

Roof - North facing rooflights introduce natural light to the atria spaces. Louvred screens enclose roof level plant

Screen - An environmental screen wraps the south west, north west and south east elevation to control solar heat gains and reduce glare

Winter gardens - Winter gardens link the atria spaces with landscaped bridges for meeting, break out and relaxation

Linear blocks - The building façades are fully glazed to form a series of linear glass blocks providing natural daylight and views to the internal workspace while conveying the transparent and open ethos of the bank

The brief is to provide an open and collaborative working environment with a range of communal uses at ground floor. The proposal provides a compact campus for 6,000 staff, connected both horizontally and vertically within the building. Provision includes:

Concepts

Office space6 floors of workspace for Santander

Auditorium / meetingA flexible auditorium to facilitate staff and public use

Community spaceA flexible hall space which can be let for community use

Rooftop bar / terraceA facility to be made available to the public

Food hall and restaurantFood hall be also permit public access

Car parking1,000+ parking spaces across the scheme

Commercial / retailA range of retail / restaurant units at ground level

Bank branchA branch & work cafe with ATMs

Co-working spaceIncubator space for business enterprise and start-ups

Health & fitness facilitiesHealth suite / gymnasium for both Santander and public use

An environmental screen will wrap the south, east and west elevations where solar control is required to facilitate a high level of natural light, transparency and views while reducing cooling loads.



Scale, massing & amount

Digital HubSilbury Boulevard Midsummer BoulevardNetwork Rail

Digital HubEldergateStation Square Grafton Gate Santander House

Digital HubSilbury Boulevard Midsummer BoulevardNetwork Rail

Digital HubEldergateStation Square Grafton Gate Santander House

Eldergate Elevation (south west)Proposed section

Midsummer Boulevard (north east)ATRIUM

39m

CAR PARK

CAR PARKCAR PARK

CAR PARK

MARKET PLACE

1st FLOOR

2nd FLOOR

3rd FLOOR

4th FLOOR

5th FLOOR

6th FLOOR

ROOF

ENTRANCE AUDITORIUM PLAZADROP OFF

ELD

ER

GAT

E

GR

AFT

ON

GAT

E

Street

Reception

Retail

Kitchen / service

Dining

Communal facilities

Ground

Plant and parking

Basement

Floor 06

Work spaceBarTerracePlant

Work space

Fitness

Street

Street

BarTerrace

Plant

Reception

Retail

Creche

Kitchen / service

Dining

Communal facilities

Communal facilities

Floors 01 - 05

Upper ground

Lower ground

Floor 07

BarTerracePlant

work space

Fitness

Street

Street

Plant

Terrace

Reception

Retail

Creche

Kitchen / service

Dining

Communal facilities

Communal facilities

Floors 01 - 06

Upper ground

Lower ground

Floor 06

Work spaceBarTerrace

Work space

BarBar

Terrace

Running track

Floors 01 - 05

Co-working / meeting

Mezz

The building is arranged across 6 floors of office space above a double height ground, with an additional floor of plant at level 7 Two levels of basement car parking in addition to surface level parking will provide in excess of 1,000 spaces on the site. All surface parking will be retained for public use. The ground floor will host a range of communal and publicly accessible spaces and is arranged across a split level which responds to the topography of the site allowing for level access from either side of the building.

Provision

Aerial view from the south looking north east along

Midsummer Boulevard

Total net area: 44,000 sqm

Total office space: 37,000 sqm

Total staff: 6,000 (5,000 desks)Total Communal / ancillary space: 7,000 sqm

Total parking provision: 1,000+ spaces



Landscape, public realm & parking

CAR PARK

DROP OFF

GRAFTON STREET

MID

SUM

MER

BLV

D

SIL

BUR

Y B

LVD

FROM STATION

TO CENTRE

RETAIL

CORECORE

BRANCH

REDWAYPLAZA

REDWAY

SERVICEHEALTH SUITE

CRECHE

RECEPTION

KITCHEN

N

ELDER GATE

Planting strategyAlthough the development will involve the removal of a number of trees within the site, an extensive range of planting is proposed as part of landscape strategy to preserve and enhance the classic infrastructure principles.

• Vehicle entry and egress points from existing Grafton Gate entry and off a new entry point from Silbury Boulevard

• Access to basement via ramp at ground level • Public car parking provided at surface level • Drop off / short stay parking provided to the north east adjacent to ATMs

• Building entrances from the north east and from the south west

The development will provide public parking spaces at ground level in addition to basement car parking for Santander staff. There will be over 400 secure cycle spaces in the basement for staff and a further 130 spaces at ground level for visitors

Grafton Gate

Mid

sum

mer

Bou

leva

rd

Silb

ury

Boul

evar

d

Eldergate

Public parking

Public parking

Ramp to basement

Service entry

Drop-off / short stay

Cycle routesPedestrian routesVehicle routes Publicly accessible spaces

PlazaCity gardens

Service • Pedestrian link provided through the building at ground level connecting the site

• Permeable façades along active Midsummer Boulevard frontage with multiple entrances

• Existing pedestrian route parallel to Silbury Boulevard will be retained and enhanced

• Redway cycle and pedestrian route will be preserved and enhanced

Materials and planting for the proposed landscape will be selected to match the existing Classic Infrastructure. The landscape design will provide spaces for people to pass through and dwell, enhancing the existing permeability of the site. A new City Garden will be provided off Eldergate with seating, planting and space to relax.

Existing site indicating trees to be retained / removedProposed ‘City Garden’ on Eldergate precedent images Proposed site indicating new planting

A number of trees along Grafton Gate show evidence of disease. These will be removed and replaced like for like as part of the development, while other semi-mature trees will be planted as part of the landscape proposals

Site and landscape plan with ground floor indicating publicly accessible spaces



Active ground floor

CAR PARK

DROP OFF

GRAFTON STREET

MID

SUM

MER

BLV

D

SIL

BUR

Y B

LVD

FROM STATION

TO CENTRE

RETAIL

CORECORE

BRANCH

REDWAYPLAZA

REDWAY

SERVICEHEALTH SUITE

CRECHE

RECEPTION

KITCHEN

N

ELDER GATE

Auditorium

Community

Branch / work cafe

Plaza

Drop off

Meeting

Lifts Lifts

Foodhall

Service bay

Service bay

Kitchen

Health suite

F&B

Lobby

Entry for 6th floor

bar / function

RetailChange / lockers

The ground floor will have an open, accessible and permeable public link though the building hosting a range of pop-up outlets, while an active colonnade along Midsummer Boulevard will be fronted by a range of retail and food & beverage units

View looking north from entrance plaza. Open and permeable façades will permit movement through

the site and create vitality to the streetscapeGround floor layout

The Midsummer Boulevard colonnade will be activated with a range of retail and commercial units

creating a vibrant pedestrian link from Station Square

Auditorium space will be available for public hire Ground floor sketch

Reception

Pop-ups

Reception

A flexible auditorium space will be provided at ground level which will host a range of events for both staff and the wider community including screenings, talks, presentations and functions. There will be scope to link the auditorium with the flexible function space which will offer additional community use

RECEPTION

COLO

NNAD

EMID

SUMMER

BOUL

EVARD

FOOD & BEVERAGE

ENTRANCE PLAZA

EXTERNALSEATING

DROP OFF

COFFEE SHOP

AUDITORIUM

CRECHE

RETAILRECEPTION

HEALTH & FITNESS

CATERING / FOOD HALL

Retail

rEtail



Workspace & amenity

Three large atria spaces will bring natural light, views and greenery into the open plan workspace to provide Santander with a world class working environment focussed on staff well being

View looking north from Station Square towards the main entrance

View from the publicly accessible terraces on level 6

View looking south from the Midsummer Boulevard and Grafton Gate junction.

Landscape will provide a key role internally and externally to define spaces for staff to meet, work and relax by connecting people with nature. Winter garden break-out spaces are provided within the atria, along with 3 roof terraces on floor 6. The terrace on the north east corner will be associated with a bar / function space which will be accessible to the public.

Atrium

Atrium

Atrium

AtriumLifts

Lifts

Hub space

Hub space

Hub space

Winter garden

Work space

Work space

Work space

Work space

The building is designed around the individual and will include shared collaborative spaces to support agile and flexible working to provide staff with control and choice over their workplace. Desk space is provided to the perimeter of the floors to benefit from natural light and views.

Typical office floor



Sustainability

Sustainability and staff wellbeing are two core objectives for the building design which reflects the sustainable ethos of the bank while creating an attractive and healthy workplace for staff.

The new building will promote excellence in sustainable design achieving 20 percent reduction of CO2 emissions against Building Regulations through a range of passive measures. Target: excellent Target: GoldTarget: Zero carbon

(with carbon off-setting)

AtriaIntroduces natural light and views to the workspace

MassingLow rise building form is efficient and encourages movement

EnvelopeControl solar gain and reduce heating loads

LandscapeInternal and external planting includes winter gardens

Heating and coolingThe building will utilise a low energy and efficient central heating and cooling system with on floor fan coil units supplying fresh air to the office space while allowing for flexibility and user temperature control

RenewablePV panels will provide approx. 93,500kWh of electricity to the building offsetting 40 tonnes of CO2

per year. Air Source Heat Pumps or District Heating and Cooling are also being considered to reduce carbon emissions

Low energy lightingLow energy LED lighting incorporating daylight and motion controls will be specified throughout the building

AtriumThe atrium will bring natural light into the office space while assisting with the displacement ventilation of the lower ground floor spaces

Building massThe building is designed as an exposed concrete frame which is beneficial for heating and cooling the building through convection from the thermal mass of the structure

Building envelopeThe building will have a high performance thermal envelope which will minimise heat loss and gain while providing a high level of natural light. External solar shading will reduce heat gain further while minimising glare

Biophilic designPlanting within the building will improve air quality and reduce toxin levels while providing staff with views onto nature

BiodiversityExternal roof terraces with planting and landscape will introduce biodiversity with the inclusion of wildflower gardens and bat and bird boxes

Roof terrace with extensive planting to encourage biodiversity

The open atrium allows from stack ventilation of the lower floors which are ventilated with fresh air via a displacement system

North light roof structure with south facing PV panels generat-ing 93,500kWh of electricity per year

Rainwater collected from roof level and utilised for irrigation

Exposed thermal mass helps to regulate internal temperature fluctuations

Extensive glazing to the building facades reduces the need for artifical lighting. Low

energy LED lighting to the workspace will be provided throughout the building

Open atria introduces natural daylight deep into the internal workspace

Low energy fresh air supply to workspace with ceiling mounted fan coil units served from roof level heat exchangers

Horizontal brise soleil and louvres will provide solar shading to reduce solar gains and minimise glare on the south, east and west facing elevations

Roof terrace along the south west elevation will provide external amenity for sta�

High performance double glazing will minimise heat loss and gain while permitting extensive views from the workspace

Naturally ventilated winter gardens will span the atria on the south west elevation introducing internal plant-ing to enhance views from the work-space while providing a thermal bu�er to the atria spaces

Di�used north light introduced to the atrium via

roof glazing

Winter garden bridge links will provide additional solar shading to atria spaces

Colonnade at ground level provides additional shading to ground �oor spaces to minimise overheating

PV panel on the south facin side of the roo�ights are a source of renewable energy

Cross section through atrium

Long section through building

Santander’s new Digital Hub in Milton Keynes · Santander’s offices within Milton Keynes to...

Documents

Transcript of Santander’s new Digital Hub in Milton Keynes · Santander’s offices within Milton Keynes to...