Dorset Innovation Park

Transcription

1 Implementation Document 12/05/2017 1

2 Revision Date Dr By App By Comments P01 31/03/17 MDLN/NB AS For Info P02 04/04/17 MDLN/GB as For Info P03 10/04/17 MDLN/JH KB Issue P04 05/05/17 MDLN/JH/NB KB Issue P05 12/05/17 MDLN/NB KB Issue 2

3 Contents 1.0 Introduction Site Location The Vision The Site Assessment Ownerships Plan Enterprise Zone Boundary Demolished Building Plan Existing Leases Plan Previous Planning Application Plan Grassland & Green Structures Plan Land Designation Plan Flood Risk Plan Implementation Masterplan - 5 year Masterplan - Complete Masterplan - Plot Locations Masterplan - Business Locations Masterplan - Clean Isometric Image Evaluation Constraints Plan Opportunities Plan Masterplan Concept Layering Infrastructure Proposed buildings Proposed Landscape Water Management Security Strategy Masterplan Areas - 5 year Areas - 5 year to Completion Land Use Area Schedule Building Use - Masterplan Complete 37 3

4 Introduction/ Assessment/ Evaluation/ MasterPLAN/ IMPLEMentatION/

5 Introduction 1.0 Introduction Site Location The Vision The Site 8 5

6 Introduction Site Location Dorset Innovation Park is centrally located in south Dorset, approximately 17 miles west of Poole. The site sits within a cluster of settlements which include Wool, Dorchester, Weymouth and Wareham. The site is adjacent to Dorset Police Headquarters to the east, farmland to the south and the train line along the northern boundary. The site has access from the A352 which is a main route connecting the towns of Wareham and Dorchester and has links to national road networks via the A31 which leads to the M27. Wool rail station, which has direct services to London Waterloo and Weymouth, is approximately 1.5 miles away. Gatemore Road A single site accommodating 56 hectares of land, of which 35 hectares is developable, the site s central location links urban prosperity with rural opportunities. East Burton Road East Burton Key Giddy Green A352 6 Fig.1: Site Location Plan.

7 Introduction The Vision Enterprise Zones are part of the government s long-term economic plan to support business and the creation of jobs by transferring the leadership of growth to local areas. Dorset Innovation Park s Enterprise Zone status went live on 1st April Dorset Innovation Park aspires to be an advanced engineering cluster of excellence for the South West, building on strengths in marine, defence and energy. It is the second largest strategic employment site in the Dorset LEP area and is being recognised as a major focus for the economic regeneration of South Dorset. A vital enhancement for employment, the site is expected to facilitate 2,000 new jobs and attract dozens of new businesses to the area. Fig.2: East Sussex Business Centres - Eastbourne - AHR. Fig.4: Tremough Innovation Centre - AHR. Fig.3: East Sussex Business Centres - Bexhill - AHR. 7

8 Introduction 1 2 The Site The Site is secured by a peripheral fence with a 24 hourmanned gate at the Innovation Park s entrance. There is a secondary secured fence separating two parts of the site. Monterey Avenue is the main street providing pedestrian and vehicular access through it, along the Avenue there is a services conduct. Most buildings have been demolished during the past few years but there are existing buildings on site currently in use, they accommodate well established companies and utilities, however, some are vacant at present. Fig.5: Entrance. Fig.6: View of steam running through site. 3 Fig.7: Atlas Electronik and Substation Buildings Fig.8: View of Tradebe buildings from Monteney Avenue. 8

9 Introduction 5 6 The Site The existing roads have a orthogonal pattern providing good access and circulation around the site. Generous areas of well-maintained grassland and trees sit between buildings. A number of smaller ancillary buildings, structures and car parking areas are also present throughout the site. Fig.9: Top of site entrance. Fig.10: View towards Tradebe buildings from West. 7 Fig.11: Existing gate to Magnoux Site Fig.12: View towards Atlas buildings from Magnoux Gate. 9

10 Introduction/ Assessment/ Evaluation/ MasterPLAN/ IMPLEMentatION/

11 Assessment 2.0 Assessment Ownerships Plan Enterprise Zone Boundary Demolished Building Plan Existing Leases Plan Previous Planning Application Plan Grassland & Green Structures Plan Land Designation Plan Flood Risk Plan 19 11

12 Assessment Land Ownerships The site is in public ownership, it is the former UK Atomic Energy Authority (Ukaea) Civil Nuclear research facility and has been subject to a long-term nuclear decontamination programme. Most of the site is owned by Dorset County Council (DCC) with Purbeck District Council owning the central part of the site. The eastern part of the proposed site is owned by Nuclear Decommissioning Authority (NDA) which is leased by Magnox. Key 12 Fig.13: Ownerships Plan.

13 Assessment Dorset Innovation Park Boundary Dorset Local Enterprise Partnership (LEP), DCC and Purbeck District Council have been successful in achieving Enterprise Zone status for the site, which has secured significant public sector investment. It is the second largest strategic employment site in the Dorset LEP area and is being recognised as a major focus for the economic regeneration of South Dorset. Businesses who locate to the site will be able to benefit from up to five years of business rate reductions and access to new ultra-fast broadband, role out planned in the future. With retained business rates to be invested in improving the site and local infrastructure over the next 25 years. Key Fig.14: Dorset Innovation Park Boundary Plan. 13

14 Assessment Demolished Building The main phase of demolition occurred in 2016, leaving a number of brown sites across the Site. There is little knowledge of foundations depths for each one of the buildings and further investigation will be needed for each plot. Key 14 Fig.15: Demolished Buildings Plan.

15 Assessment Existing Leases Plan Most currently existing buildings in site have long term leases and house well established businesses involved in marine, advanced engineering and defence. It is important to maintain certain aspects of the site to ensure leases are to be kept. Some of the leases include usage of ancillary land like car parking, small structures and open space, this is the case of Atlas Elektronik UK. Chesil House is the only a multitenant building which is partially occupied. Key Fig.16: Existing Leases Plan. 15

16 Assessment Previous Planning Applications A number of planning applications have been submitted for the last few years. Most applications refer to improvements of some of the buildings or ancillary spaces and they are submitted by the tenanted companies. Three relevant planning applications have been approved, the first one (A) on the plan (fig.17) is the application submitted by Purbeck District Council for 20 Starter Units, the second (D) on the plan (fig.17) for a New Production building and new access form the northern boundary for Atlas Elektronik, and the third on (E) on the plan (fig.17) was a New Earth Energy Renewable Energy Facility is currently lapsed. HCA submitted an application (B) on the plan (fig.17), the application for 49 dwellings including a sport pitch has been withdrawn. Key 16 Fig.17: Planning Applications Plan.

17 Assessment Grasslands & Green Structures The Site supports a number of habitats including seminatural woodland, coniferous plantation woodland, mixed woodland, scattered trees, semi-improved neutral and acidic grassland, standing water, running water and ditches, hedgerows and scrub. Pockets of semi-natural broadleaved woodland occur across the Site, within these, some blocks of semi-natural coniferous woodland are found as well as areas of mixed woodland scattered across the site. The majority of the Site comprises of relatively species rich semi-improved neutral grassland which is used as amenity space. Key Fig.18: Grasslands & Green Structures Plan. 17

18 Assessment Land Designation The Site sits north-east of the 10 Section of the Winfrith Heath Site of Special Scientific Interest (sssi) therefore half of the Site falls within the 400 meters buffer. This area is also part of the Dorset Heathland Special Protection Areas since 1998, Dorset Heath Special Area of Conservation (SAC) and Dorset Heathland Ramsar Site. There is a footpath Public Right of Way surrounding the eastern boundary of the site and a bridleway Public Right of Way along the western part the northern boundary between the train-line and the site. Key 18 Fig.19: Land Designation Plan.

19 Assessment Flood Risk The river Win runs through the eastern boundary. Parts of the Site s southern area fall on Flood Zone 2, meaning the probability of this area being flooded is between 0.1% and 1% in any year. Key Fig.20: Flood Risk Plan. 19

20 Introduction/ Assessment/ Evaluation/ MasterPLAN/ IMPLEMentatION/

21 Evaluation 3.0 Evaluation Constraints Plan Opportunities Plan 23 21

22 Evaluation Constraints The Constraints Plan compiles relevant information set in the Assessment Chapter which is relevant to inform the design process. Due to the nature of the Site and its past, there is an existing network of roads limiting possible development plot sizes; equally there are certain companies with long term leases which are planning to stay on site, these are: Atlas Elektronik, Weatherford Labs, QinetiQ, OptiSense and Tradebe; those buildings will have to be kept or an agreement to translocate offices will be needed. Some of the existing utilities will have to be assessed and further evaluation will be required to determine if those are obsolete. Certain areas with high interest habitats might have to be kept or translocated. Key 22 Fig.21: Constraints Plan.

23 Evaluation Potential extension of traintracks to be used for goods freight Potential nonsecure area of the Innovation Park Opportunity for grassland with open watercourse Potential new and relocated security fence to accommodate non-secure site area of the Innovation Park Opportunities Opportunity to enhance and extend Green Buffer The existing level of security on site creates an opportunity to attract certain business to the Innovation Park, equally part of the site could be non-secured to diversify business. There is a high potential to extend the sidings this could attract specific businesses to the Park. Area outside EZ to be returned to Heathland Opportunity to improve existing buildings Potential non-secure site access The current network of roads is in good state and there is an opportunity to improve them adding footpaths/ cycleways in some roads to facilitate pedestrian and cycle movement across the Site. Potential pedestrian/ cycle access subject to NDA decommission process Future Building Key Opportunity to improve existing buildings Opportunity to enhance and extend Green buffer Keep and improve existing roads network Pedestrian Routes Opportunity for a commercial site Fig.22: Opportunities Plan. 23

24 Introduction/ Assessment/ Evaluation/ MASTERPLAN/ IMPLEMentatION/

25 MASTERPLAN 4.0 Masterplan Concept Layering Infrastructure Proposed buildings Proposed Landscape Water Management Security Strategy Masterplan Areas - 5 year Areas - 5 year to Completion Land Use Area Schedule Building Use - Masterplan Complete 37 25

26 Masterplan Security Concept Layering The Strategy for the Masterplan pays special attention to Infrastructure, Water Management, Landscaping, Existing and New buildings, and Security. An integrate design to set improvements for the overall Site are described in the following diagrams in more detail. Water Management Landscaping Buildings Infrastructure Fig.23: 26 Concept Diagram. Fig.24: Concept Layering Diagram.

27 Masterplan Infrastructure There are two Primary Routes (Monterrey and Ash Avenues) running east to west and linking the main green spaces, these Avenues are wider and landscaped, water management swales run parallel to them, no direct access to plots should be provided from these Avenues, a part from existing plots. Secondary Routes run mainly north-south and provide access to the majority of plots. These are narrower and less landscaped. There are opportunities to create a non-secure vehicular access immediately north of Atlas Elektronik and a secured pedestrian/cycle access at the end of Monterrey Avenue. Key Main manned security entrance Plot 11c & 13 potential non-secure access Potential pedestrian security gate Fig.25: Infrastructure Diagram. 27

28 Masterplan Proposed Buildings The proposed buildings will be subject to appropriate design to fulfil future tenant s needs. It is important to keep frontages close to the roads to improve sense of enclosure. The existing buildings with long term buildings and their adjacent spaces/structures are kept although future companies requirements could lead to vacant/ obsolete buildings generating future opportunities for redevelopment. A feasibility study has been undertaken for Chesil House in order to assess and evaluate appropriate future uses of the currently multi-tenanted building. Key 28 Fig.26: Proposed Buildings Diagram.

29 Masterplan Proposed Landscape Most of the woodland across the site has been kept and new planting is proposed along Ash Avenue. A more detailed ecology strategy should be developed in order to translocate high importance grassland. Key Enterprise Zone Boundary Strategic green infrastructure and replacement grassland Existing Greens Secondary green axis and replacement grassland Fig.27: Proposed Landscape Diagram. 29

30 Masterplan Water Management Refer to Dorset Green Techonology Park, Engineering and Ecological Constraints, Draft April 2017 written by WSP Parsons Brinckerhoff. Key 30 Fig.28: Water Management Diagram.

31 Masterplan Security Strategy The Innovation Park will be mostly a secured site. A new fence is proposed to run parallel to Orchid Road to separate the Magnox Site from the Innovation Park. A new fence could be built along the eastern section of the northern boundary if the non-secure access is needed in the future, this is subject to feasibility of plots 13. Key Fig.29: Security Strategy Diagram. 31

32 Masterplan Masterplan The Complete Masterplan identifies which plots within the Innovation Park could be developed in the next 25 years to attract new companies to the Site. The Site currently lacks attractive amenity spaces and facilities, equally there is no clear movement strategy or community sense Fig.30: Masterplan - Complete.

33 Masterplan The entrance of the Site allocates some key buildings to reinforce the sense of arrival, creating an opportunity for landmark buildings in this location. The western end of Monterrey Avenue allocates three medium size plots. This area sits immediately north of the sssi zone, special attention to the design of these buildings and ancillary spaces should be incorporated to lower impact. 1 4 The Masterplan proposes to create a non-secure access immediately north of Atlas Elektronik Plot to diversify the uses within the Innovation Park. This access is subject to Security Fence arrangements in order to keep level of security. The Masterplan incorporates the extension of the sidings at the north-west corner. Extending the sidings creates a unique opportunity for that plot of the Innovation Park. 2 5 The central part of the Innovation Park allocates a Central Open Space serving the rest of the Park. The buildings around this area should reflect the centrality and importance of this space. Ash Avenue should be transformed as a main route east-west and landscaping and pedestrian routes should be enhanced. 3 33

34 Masterplan Areas- 5 year Use Plot Area m2 Building Area m2 Building Area sqft 5A 7A 7B 7C 8A 8B 10A b1-b2 8,380 3,352 36,081 B1-B2 11,545 4,618 49,709 B1-B2 14,702 5,881 63,301 B1-B2 17,596 7,038 75,762 B1-B2 15,381 6,152 66,223 B1-B2 3,992 1,597 17,190 b2-b8 10,003 4,001 43,070 Total 81,599 32, ,336 Key 34 Fig.31: Plot Areas - 5 Year Plan.

35 Masterplan Key Areas - 5 year to Completion Plot Use Plot Area m2 Building Area m2 Building Area sqft 2A** b1-b2 21,346 8,538 91,905 3A b1-b2 11,162 4,465 48,059 4A b1-b2 8,783 3,513 37,815 * ** Subject to overcoming ground constraints Subject to relocation of high importance grasslands 5B b1-b2 7,687 3,075 33,095 5C b1-b2 7,123 2,849 30,669 6C 7D* b1-b2 b1-b2 6,652 2,661 28,642 6,812 2,725 29,331 7E* b1-b2 6,789 2,716 29,230 10B b2-b8 21,412 8,565 92,190 11A b2-b8 18,484 7,394 79,583 11C b2-b8 4,414 1,766 19,004 11D 13B 13C 13D B2-B8 Energy B8 Energy B8 Energy B8 3,693 1,477 15,899 12,867 5,147 55,398 12,766 5,106 54,964 6,985 2,794 30,074 Total 156,975 62, ,858 * * ** Fig.32: Plot Areas - Complete Plan. 35

36 Masterplan Land Use Areas Schedule Developable Plots 1C 2A** 2B 3A 3B 4A 5A 5B 5C 5D 6A 6C 6D 7A 7B 7C 7D* 7E* Use Open Space b1-b2 Open Space b1-b2 Open Space b1-b2 b1-b2 b1-b2 b1-b2 Open Space b1-b2 b1-b2 Chesil House B1-B2 B1-B2 B1-B2 b1-b2 b1-b2 Plot Area - m2 5,612 21,346 3,863 11,162 2,423 8,783 8,380 7,687 7,123 11,061 21,914 6,652 10,713 11,545 14,702 17,596 6,812 6,789 Plot Area - Ha Plot Area - Acres Developable Plots 8A 8B 8C 8D 8E 8G 9A 10A 10B 10C 10D 10E 11A 11B 11C 11D 11E 11F 12A Use B1-B2 B1-B2 Utility (sub sta) Atlas OpenSpc Utility (pump sta) Open Space Atlas b2-b8 b2-b8 b1-b2 Open Space Open Space b2-b8 Utility (sub sta) b2-b7 B2-B8 Open Space Open Space B2-B8 Plot Area - m2 15,381 3, ,332 1,900 10,142 52,407 10,003 21,412 9,998 2,721 2,721 18,484 1,977 4,414 3,693 4,743 1,452 7,230 Plot Area - Ha Plot Area - Acres , Developable Plots 13A 13B 13C 13D Total Use Open Space Energy B8 Energy B8 Energy B8 Plot Area - m2 21,841 12,867 12,766 6, ,381 Plot Area - Ha Plot Area - Acres * ** Subject to overcoming ground constraints Subject to relocation of high importance grasslands 36

37 Masterplan Building Uses - Masterplan Complete Plot Area m2 Building Area m2 Building Area sqft Total 416,381 95,430 1,027,195 Key * * * ** Subject to overcoming ground constraints Subject to relocation of high importance grasslands ** Fig.33: Building areas - Complete Plan. 37

38 Introduction/ Assessment/ Evaluation/ MasterPLAN/ IMPLEMENTATION/

39 IMPLEMENTATION 5.0 Implementation Masterplan - 5 year Masterplan - Complete Masterplan - Plot Locations Masterplan - Business Locations Masterplan - Clean Isometric Image 45 39

40 Implementation Masterplan - 5 Years The immediate phase of the Masterplan sets which plots are likely to be developed in the earlier stages of the implementation, in order to increase number of businesses within the Innovation Park. During this first phase minimal intervention to the site will be required. This will provide a higher economic return to the Dorset Innovation Park which could be invested on site in the latest phase of implementation. 10A 7B Key 5A 7A 7C 5B Plot Boundary 8A 40 Fig.34: 5 Years Plan Masterplan - Plots developed within the first five years of implementation.

41 Implementation Masterplan 5-25 years The Site sits north-east of the Winfrith Heath Site of Special Scientific Interest (sssi) therefore half of the Site falls within the 400 meters buffer. This area is also part of the Dorset Heathland Special Protection Area, Dorset Heath Special Area of Conservation (SAC) and Dorset Heathland Ramsar Site. There is a Public Right of Way footpath surrounding the eastern boundary and a bridleway along the western part the northern boundary. This Masterplan strategy has only looked inside the Enterprise Zone Boundary, however there is opportunity to extend to the south of the site. Key Plot Boundary Fig.35: Complete Masterplan - Plots developed between 5 and 25 years time. 41

42 Implementation 13D 13C 13B 11C 11D 11A 6C 10A 10B 5C 5B 5A 7A 7B 7E 7C 7D 5B 8A 3B 2A Fig.36: 42 Completed Masterplan with Plot Numbers

43 Implementation Fig.37: Business Location Plan. 43

44 Implementation Fig.38: 44 Completed Masterplan

45 Implementation Fig.39: Masterplan - Complete - Isometric image. 45

46 Architecture / Building Consultancy / Urban Design & Masterplanning / Advanced Design / Landscape / Interiors / imaging 8th Floor, Clifton Heights Triangle West Bristol BS8 1EJ United Kingdom t: +44 (0) f: +44 (0) e: bristol@ahr-global.com ahr-global.com