Cambridge Biomedical Campus Expansion Design Statement

Transcription

1 The Pemberton Trustees Cambridge Biomedical Campus Expansion Design Statement

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3 Cambridge Biomedical Campus Expansion Design Statement I:/4626/wp/L Reports/ L12 Masterplan/2020 Masterplan_revI.indd SD/8001 Rev Compiled Checked Authorised NS/WH WH PE 1

4 Cambridge Biomedical Campus Expansion Part 1 - Design Statement 9.0 Masterplan Concept p Foreword p Masterplan Options p Vision p Development Areas p Planning Context p Massing Strategy p Site Context Location p13 Boundaries p13 Access p15 Topography p17 Climate p17 Landscape Context p19 Urban Context p Development Constraints Views p23 Access p23 Connections to the Hospital p23 Orientation p The Brief Objectives p24 Plot and Building Sizes p24 Building Forms p25 Land Use Allocation p Development Opportunities Axes p28 Landscape p29 Urban Massing p31 Urban Accents p31 Building Orientation p Masterplan Studies p Surface Water Strategy p Public Realm and Landscape Strategy p Access Strategy Roads p54 Cycleways p55 Footpaths p56 Public transport p Parking Strategy p Phasing Strategy p59 Part 2 - Design Guidelines p61 Introduction Vision Plot Entrances Parking Set backs and Building Orientation Vistas and Urban Accents Building Massing and Height Elevational Treatment Building Materials Servicing and Ancillary Buildings On Plot Landscape design guidelines Ecology Sustainable development guidelines 2

5 Design Statement Contents List of Illustrations Figure 1 Parameter Plan -Location of Land Uses Figure 2 Southern Fringe Development Sites (extract from Cam bridge Southern Fringe Area Development Framework 2006) Figure 3 The Vision (extract from Cambridge Southern Fringe Area Development Framework 2006) Figure 4 Annotated Red Line Parameter Plan Figure 5 Location Plan Figure 6 Existing & Proposed Access Routes - Promoted by other parties Figure 7 Aerial view of development site looking west, existing hospital campus centre, Trumpington at top Figure 8 View east along public footpath towards Robinson Way (photo taken 2006) Figure 9 View east from Railway line towards existing hospital campus (photo taken 2006) Figure 10 Landscape Context Figure 11 View from south towards Addenbrooke s hospital Figure 12 View from Trumpington towards Addenbrooke s hospital Figure 13 Urban context Figure 14 Development Constraints Figure 15 Illustrative examples of laboratory space planning Figure 16 Annotated Parameter Plan - Location of Land Uses Figure 17 Illustrative movement axes Figure 18 Annotated Parameter Plan - Landscape Provisions Figure 19 Illustrative massing and building orientation - Masterplan A Figure 20 Initial concept masterplans Figure 21 Illustrative masterplan concept (Masterplan A) Figure 22 Illustrative Masterplan A Figure 23 Figure 24 Figure 25 Figure 26 Figure 27 Figure 28 Figure 29 Figure 30 Illustrative Masterplan B Illustrative area schedule for Masterplan A Illustrative Plot Layout for Masterplan A View from northwest - Illustrative Masterplan A View from southwest - Illustrative Masterplan A Illustrative option for surface water strategy Illustrative landscape strategy Illustrative cross section A-A through Boulevard Figure 31 Illustrative view north along Boulevard with swale Figure 32 Figure 33 Figure 34 Figure 35 Figure 36 Figure 37 Figure 38 Figure 39 Figure 40 Figure 41 Figure 42 Figure 43 Figure 44 Figure 45 channel Illustrative section B-B through CGB embankment Illustrative section C-C through boundary to railway Illustrative cross section D-D through Southern Spine Road Illustrative view east along Southern Spine Road Illustrative aerial view of landscape treatment Circus and Piazza Illustrative plan of Circus & Piazza Illustrative view east across Circus Illustrative view west along Piazza Parameter Plan - Road access strategy Parameter Plan - Cycle access strategy Parameter Plan - Pedestrian access strategy Parameter Plan - Public transport access strategy Illustrative phasing strategy Masterplan A Illustrative plot access Masterplan A Figure 46 Illustrative setbacks, building orientation and urban accents Figure 47 Parameter Plan - Maximum building heights and maximum envelope Figure 48 Parameter Plan - Minimum building heights and maximum envelope 3

6 Cambridge Biomedical Campus Expansion 4

7 Design Statement 1.0 Foreword AukettFitzroyRobinson masterplanners and architects have been commissioned by the Addenbrooke s 2020 development partners, comprising Liberty Property Trust UK, Countryside Properties and Cambridge University Hospitals NHS Foundation Trust to prepare the following Design Statement for the proposed expansion of the Cambridge Biomedical Campus. The Cambridge Biomedical Campus (CBC) is the composite name given to all existing occupiers currently clustered around Addenbrooke s Hospital. This document describes development proposals for the expansion of the Cambridge Biomedical Campus. This report has been produced to illustrate the design proposals in support of an Outline Planning Application and set out guidelines for development of the site for the Cambridge Biomedical Campus scheme. Its content is intended to be illustrative with the exception of the Parameter Plans which are submitted separately in full and explained in the Design & Access Statement. The close relationship between development plots and the infrastructure landscape and public realm solution for the scheme is proposed to be maintained through a set of architectural and landscape design guidelines as set out in Part 2 of this report. A series of documents have been submitted as part of the outline planning application. These provide more detail on certain elements than is covered in this Design Statement and should be referred to in conjunction with it. They comprise: Parameter Plans Design & Access Statement Planning Statement Environmental Statement Landscape and Visual Impact Assessment Transport Assessment Infrastructure Report The masterplan proposals reflect and develop the aspirations of the Local Plan 2006 and the Area Development Framework for the Southern Fringe of Cambridge The site and its context have been appraised and a set of development constraints and opportunities identified, leading to a flexible masterplan within defined parameters that is able to accommodate a range of specialist occupiers within the clinical research and treatment and biomedical and biotechnology R&D fields. The masterplan is supported by a number of separate but linked strategies to demonstrate the interrelationship between infrastructure, development plots, landscape & public realm, services and drainage. The document entitled 2020 Vision at Addenbrooke s prepared by the Cambridge University Hospitals NHS Foundation Trust has been informative as a reference document. The first version of this document was published in The most recent version was published in July 2004, though it has been overtaken in the development of the approved planning policy framework. In addition to this application, an outline application for a learning/ seminar/ hotel and conference centre immediately to the east of the development site, within the existing hospital campus is anticipated to be submitted at around the same time. It is likely that this will be followed by a reserved matters application for a new facility for the Medical Research Council in the north-western corner of the site. The scheme is to be carefully laid out to ensure that a clinical and research & development quarter of the highest quality is delivered. Well designed landscape and public realm will provide an engaging and complimentary setting for the new buildings and enhance the existing environment. This document contains, in Part 1, a design statement which sets out the context of the development, and in Part 2 a set of design guidelines outlining the principles which should be followed by later reserved matters planning applications. 5

8 Cambridge Biomedical Campus Expansion 2.0 Vision The fundamental aim of the Cambridge Biomedical Campus is the creation of a harmonious development which will provide high quality clinical facilities for patient treatment and promote specialist research & development activity, providing local & wider benefits and a pleasing and stimulating environment. To achieve this, the campus will feature attractive, contemporary, well-organised buildings set in a high quality public realm. Buildings and landscape elements are to be constructed to a very high standard, using durable and easily maintained materials. In 1999, Addenbrooke s NHS Trust, now known as Cambridge University Hospitals NHS Foundation Trust, with its site partners, the University of Cambridge and the Medical Research Council, published a strategy for the long term future development of the campus, proposing an extension of the site into adjacent land to create a biomedical campus of international importance. This strategy is known as the 2020 Vision. This Vision takes the concept of Addenbrooke s as a leading academic clinical centre and places it in the context of a campus that offers exceptional opportunities to develop synergies between patient care, research and education between the NHS, charitable, commercial and other public sector interests. The 2020 Vision development is planned in the context of other major developments in the Southern Fringe of Cambridge. The principal themes of this Vision are: Sustainability The future development of the campus will be achieved in a sustainable manner that balances social, economic and environmental objectives. Partnering In 2003 two development partners were selected to help turn the 2020 Vision into reality. This coming together with leading development innovators from the U.S (Liberty Property Trust) and the U.K (Countryside Properties) has created a truly international public/private partnership. The expectation is that this public/private partnership will lead to the creation of world class biomedical research facilities sitting alongside, and working in a collaborative manner with Addenbrooke s to create a healthcare cluster of national and international importance. The Objectives of the 2020 Vision proposals are to: Expand local hospital services to meet population growth. Develop specialist (regional and national) hospital services. Promote and develop NHS and other clinical teaching. Further promote existing public sector Biomedical research. Allow for expansion of other on-site clinical support services. Develop existing links with commercial clinical research to investigate new treatment procedures/protocols for the long term benefit of patients in the UK and abroad. 6 Sub-regional Need The need for expansion of the site is directly related to the changes in the future delivery of healthcare and the forecast of the level of population growth in the sub-region. Strategic Opportunity The opportunity is related to the magnetism of the campus as a centre for teaching and biomedical research, set in the context of the Cambridge biotech cluster and national policies to encourage cluster development and international competitiveness. The development of the scheme aims to build on the success of the City s science-based businesses, the University and the attractiveness of the City for high quality R&D occupiers. The aim is to provide a maximum of 215,000 sqm of high quality flexible accommodation in secure managed surroundings in an environment created to foster the advancement of clinical care and science-related or other high quality businesses which will enhance the employment base of the City. At least one third of the land area of the site will be given over to clinical research and treatment applications the majority of which will relate directly to the existing Addenbrooke s campus.

9 Design Statement The Cambridge Biomedical Campus will provide an ideal location for developing innovation-driven businesses and will also allow the expansion of existing businesses operating from constrained sites elsewhere in the region. In addition, it is anticipated that inward investment will be attracted to the scheme from beyond the region s current catchment potential. Sustainable development is at the forefront of planning in Cambridge. The aim of these proposals is a development that will provide a positive contribution to the sustainable development of the City through balancing the economic well-being of the City with the protection and enhancement of the wider environment. The development of the clinical and biomedical research campus and the consequent employment generation should be considered in the context of the proposed residential developments in the Southern Fringe which will provide homes for many of the staff at the Cambridge Biomedical Campus. It is recognised that the needs of the city s economy must be balanced with a range of other factors to safeguard the quality of Cambridge s unique character and environment. These include: The need to reduce reliance on the private car by encouraging more sustainable modes of transport i.e. walking, cycling and public transport. The protection of the City s historic character and setting. Nature conservation. Promotion and protection of public open space. Ensuring future occupiers of sites are adequately protected from issues such as flood risk. The creation of contemporary, attractive environments, making sure that existing environmental quality is enhanced through good urban design in all areas. 7

10 Cambridge Biomedical Campus Expansion Cambridge Local Plan Policy 9/5 The outline application for the expansion of Cambrige Biomedical Campus is being submitted pursuant to Policy 9/5 of the Cambridge Local Plan The principle land uses for this part of the Southern Fringe are as follows: up to 10.3hectares for NHS and private clinical development. 2.2hectares of this area is reserved for the possible relocation of Papworth hospital. In the event of it not being needed for this use it would be available for other clinical, higher education, or sui-generis medical research institute uses. up to 14.4 hectares of employment land for commercial development, comprising biomedical and biotechnology research and development activities within Use Class B1(b), related support activities, related higher education and sui-generis medical research institutes. up to hectares of land will be safeguarded until after 2016 for future clinical development and research uses. These areas relate to net developable land and exclude strategic infrastructure such as the two spine roads, strategic landscaping, public realm and the Cambridgeshire Guided Bus (CGB) route. The application proposals conform to the agreed land allocations as detailed above, although there is flexibility within certain areas to reflect the differing requirements of potential end users, particularly in relation to the relocation of Papworth Hospital. Figure 1 - Parameter Plan - Location of Land Uses 8

11 Design Statement 3.0 Planning Context The proposals comprise: A Clinical area of 7.80 hectares for NHS and private clinical development shown coloured orange on the plan opposite. A Research area of hectares of employment land for commercial development shown coloured yellow on the plan, comprising biomedical and biotechnology research and development activities within Use Class B1(b), related support activities, related higher education and sui-generis medical research institutes. A Clinical/Resarch area of 5.2 hectares comprising employment land for commercial development as defined above, or further NHS and private clinical development, shown as yellow/orange hatching on the plan. This area includes 2.2 hectares reserved for the possible relocation of Papworth hospital. In the event of it not being needed for this use it would be available for other clinical, higher education, or suigeneris medical research institute uses. There may be some variation in the exact net developable areas depending on the final land take for the infrastructure works which are still to be finalised. The total areas will however remain within the land allocations as set out within the Local Plan. Paragraph 9.23 of the Plan states that the site will be primarily for clinical development and biomedical and biotechnology research and development activities, related support activities, related higher education and sui generis research institutes. Paragraph 9.23a further defines the research area as a commercial development within the Cambridge Biomedical Campus which aims to provide specialist premises to reinforce the existing biomedical and biotech cluster in the Cambridge area and states that In planning terms the mix of uses should focus primarily upon genuine B1(b) research and development uses and sui generis research institutes. It is to be marketed towards firms from the biotech, pharmaceutical and medical device and equipment sectors. Related support activities are also acceptable on an appropriate scale. These activities might include patent agents, venture capital firms, marketing and sales activities, provided individual premises do not exceed 500sqm and such uses provide evidence that they support other clinical and research and development tenants on the site. We envisage support facilities to also include an appropriate scale of restaurant/ retail space and management offices. Cambridge Southern Fringe Area Development Framework (ADF) The ADF sets out a series of key development principles which have been carefully considered in preparing this Design and Access Statement. The application site boundary The application site generally follows the boundary set out on the Local Plan Proposals Map apart from additions to allow for necessary infrastructure and access routes, including a new primary electricity substation to the west of the railway line. Whilst the substation will only occupy a small area beside the Cambridgeshire Guided Bus (CGB) embankment, the red line boundary extends along the farm tracks to Long Road to enable a link to the public highway. The full application site boundary is shown in figure 4 but for simplicity all other plans in this document do not show the full site boundary. Related Planning Applications This outline application for the expansion of the Cambridge Biomedical Campus is the largest in a series of applications to be submitted at around the same time at the Addenbrooke s site. Cambridge University Hospitals NHS Foundation Trust are submitting an outline application for a 25,000-30,000sqm learning/seminar/hotel and conference centre which comprises redevelopment of part of the western section of the existing Addenbrooke s campus that extends to 2.7ha (6.6 acres) and abuts the eastern boundary of the subject site. This important development is designed to achieve the effective integration of the existing Addenbrooke s campus with the expansion planned as part of the hospital s original 2020 Vision. Following approval of the outline application, reserved matters planning applications will be submitted for the boulevard which will connect the Addenbrooke s Access Road with the existing campus and the primary sub-station. It is intended that the Medical Research Council (MRC) will also be submitting a reserved matters application for a new 32,000sqm facility which will occupy the north-western part of the application site area. This will update the existing outmoded MRC buildings on the Addenbrooke s site. The MRC have developed this proposal in close consultation with the CBC masterplanners and wider team. The MRC building will form an impressive first building on the overall site, setting a high standard for later development. The MRC and seminar/hotel facility are shown on a number of plans in this document. Planning Statement The separate Planning Statement should be referred to for more detail on planning matters relating to the proposals. 9

12 Cambridge Biomedical Campus Expansion Figure 2 - Southern Fringe Development Sites (extract from Cambridge Southern Fringe Area Development Framework 2006) 10

13 Design Statement Planning Context contd Key Development Principles (extract from Cambridge Southern Fringe Area Development Framework 2006) Development must not exceed 5 commercial storeys (plus associated plant) along the western and southern boundaries in order to minimise the impact on the adjoining countryside. Elsewhere on the site it may be acceptable to go up to 6 commercial storeys (plus associated plant) subject to detailed masterplanning. These heights represent maximum overall building heights and will only be acceptable providing they do not cause an unacceptable visual impact on the green corridor and the countryside beyond. Development should be oriented to create active frontages which define streets and spaces. Through traffic passing along the Addenbrooke s Access Road should not be allowed to exit on to Hills Road/ Babraham Road to the east. A means of enforcing this control will need to be provided. Buildings proposed for the northern part of the site should be organised to form a clear Central Hub for the development. The Cambridgeshire Guided Bus will enter the site from the western boundary and a stop should be provided in the Central Hub as well as at other agreed locations through the Addenbrooke s site. The aim should be to make public transport an attractive and viable alternative to the private car. Land to the south is safeguarded until after 2016 for future clinical development and research uses. Connections across the Green Corridor for all modes to Trumpington should be maximised. Proposals should seek to integrate new and old development through a comprehensive design approach. Figure 3 - The Vision (extract from Cambridge Southern Fringe Area Development Framework 2006) 11

14 Cambridge Biomedical Campus Expansion 1. Hobson s Brook 2. Disused railway 3. Line of proposed CGB spur (Promoted by County Council) 4. London - Cambridge Railway Line 5. Line of proposed Addenbrooke s Access Road (Promoted by County Council) 6. Long Road 6th Form College 7. Long Road 8. Robinson Way 9. Keith Day Road 10. Elective Care Centre 11. Cancer Research UK phase Main Addenbrooke s hospital clinical building 13. Hill s Road 14. Addenbrooke s bus station 15. Existing drainage ditch and public footpath/cycleway 16. Safeguarded land for future development 17. Electricity substation Figure 4 - Annotated Red Line Parameter Plan 12

15 Design Statement 4.0 Site Context Location The application site is located immediately to the west of the existing Addenbrooke s campus on the southern fringe of Cambridge. Boundaries The western boundary of the main development site (excluding the new primary substation) is defined by the main London - Cambridge rail line, beyond which lies open agricultural land and the eastern perimeter of Trumpington and the proposed Clay Farm residential development. The northern boundary is defined by the southern perimeter of Long Road Sixth Form College, whose playing fields separate the site boundary from the school buildings. The eastern boundary is defined by Robinson Way. Immediately to the east of Robinson Way is the existing Addenbrooke s campus, and the new Elective Care Centre in particular. Robinson Way, a private road serving the existing campus, runs down part of the eastern boundary before it turns eastwards. The southern boundary is defined by an open ditch that drains westwards towards Hobson s Brook, which lies to the west of the rail lines. An area of land to the west of the railway line has been included in the application for the provision of a new electricity substation. Whilst this will be located beside the proposed CGB embankment and is likely to comprise a built area of around 40x40 metres, a wider application boundary has been included to reflect the vehicular access along farm tracks to the public highway. The substation is essential to serve the development. Figure 5 - Location plan An area of agricultural land to the south is safeguarded until after 2016 for future clinical development and research uses. 13

16 Cambridge Biomedical Campus Expansion 1. Existing Robinson Way access 2. Hill s Road Hospital entrance 3. Existing bus route along Robinson Way 4. Proposed CGB guided track 5. Proposed foot/cycleway alongside CGB track 6. Proposed Addenbrooke s Access Road 7. Proposed roundabout 8. Sustrans route & footpath to Great Shelford 9. Permissive footpath alongside railway 10. Public footpath Figure 6 - Existing & Proposed Access Routes - Promoted by other parties 14

17 Design Statement Site Context contd Access The application site is presently accessed from Long Road and Hills Road via the hospital s existing internal road network. Robinson Way which leads off Long Road, skirts around the western and southern perimeter of the existing Hospital campus and links with the Hills Road entrance. Keith Day Road runs eastwards off Robinson Way towards the rear entrance of the existing hospital. All roads within the existing hospital campus are private roads. A new Addenbrooke s Access Road is to be constructed to the South and will link the existing hospital campus and proposed development with the Hauxton Road and the M11 to the west. A new bridge will be constructed over the London - Cambridge railway line at the southwestern corner of the Development Site. Cambridgeshire County Council (CCC) submitted a planning application for the Access Road in February The submitted bridge design proposes a solid embankment approach to the east side and an open viaduct structure with piers to the western approach. through the hospital campus, the bus will run in unguided mode on normal road surfaces. Stops will need to have raised platforms to allow for level entry/exit for people with disabilities. Four bus services presently run along Robinson Way to the bus station close to the Hill s Road hospital entrance. A track runs along the western boundary of the site adjacent to the railway line, this is designated as a permissive footpath (including cyclepath). A public footpath bisects the Development Site from west to east alongside an existing drainage ditch. This footpath leads west - via an unmanned rail crossing - to Trumpington. To the east it links to Robinson Way and then carries on to the south, outside of the Addenbrooke s boundary to link to Red Cross Lane. A number of dedicated and on-road cycle routes exist through the existing hospital campus and these connect with routes on or alongside the public roads around the campus. The route of the CGB will also provide a cycle (and pedestrian) route to link the scheme with Trumpington and the proposed Clay Farm residential development to the west. In December 2005, CCC obtained consent under the Transport and Works Act for the new Cambridgeshire Guided Bus (CGB) system. The main route follows the disused railway line lying to the south of Long Road with access to the Trumpington Park and ride site. A spur of the bus guideway will link into the new CBC Development and existing Addenbrooke s campus at the junction of Robinson Way and Keith Day Road. From the west, the CGB will run in a guided track section until it crosses the railway. A new bridge will be constructed over the railway with embanked approaches from the east and west. Within the development site, and On road cycle lanes will be provided along the proposed Addenbrooke s Access Road, together with a footpath/ cycleway on the northern side. As part of a Sustrans initiative, the existing footpath leading south from the Site (adjacent to the railway line) will be upgraded to provide a foot/cycle route connecting the site and new Access Road with Great Shelford. This cycle route will form a section of National Cycle Route 11 south from the development. Additional sections of foot/ cycleway will be provided to the development and the Addenbrooke s Access Road. 15

18 Cambridge Biomedical Campus Expansion 1. London - Cambridge railway 2. Public footpath and drainage ditch 3. Hobson s Brook Figure 7 - Aerial view of development site looking west, existing hospital campus centre, Trumpington at top Figure 8 - View east along public footpath towards Robinson Way (photo taken 2006) Figure 9 - View east from Railway line towards existing hospital campus (photo taken 2006) 16

19 Design Statement Site Context contd Topography Climate The main development site covers a surface area of 23.7 hectares and is approximately 700m long by 400m wide. The site is largely flat, rising slightly to the southeast, and lies at approximately 15m above sea level. The London - Cambridge railway line runs at roughly the same level as the site and is separated from the site by a low post and wire fence and shallow ditch. The line has overhead power lines supported on steel gantries. A surface water drainage ditch and adjacent public footpath runs east - west across the middle of the site and the path continues across the railway line via an unmaned crossing. Sunlight Cambridgeshire is a sunny county and the average hours of daily sunshine in July 2005 were 4.7hrs, varying from 0 to a maximum of 15hrs. For January the average was 2.5hrs varying from 0-6hrs. In January 2005 average sunrise was 0810hr and sunset 1600hr. In July 2005 average sunrise was 0445hr and sunset 2120hr. Temperature Cambridgeshire, in comparison to other parts of the UK is cooler in winter and warmer in summer. Temperatures in 2005 varied between -5 and 10C in February and 12 and 32C in July. To the south of the site the land rises to 40-45m forming the northeastern promontory of the chalk Gog Magog hills further to the southeast. The Hobson s Brook corridor runs north - south in the agricultural lands between the railway line and Trumpington to the west. Relative humidity Relative humidity in 2005 varied from 23% in June to a maximum of 100% in January Rainfall Rainfall in Cambridgeshire is relatively low generally and lowest through November to August. The daily highest rainfall is in autumn with an average for October 2005 of 5.6mm, varying from 0-45mm maximum. Wind Cambridgeshire can be windy and the highest wind speeds occur in January. For 2005 daily recorded speeds varied from a minimum of 0 to 31 knots, with gusts up to 65 knots. The calmest month is July where 2005 wind speeds did not exceed 15 knots, with gusts of 40 knots maximum. Above climate data recorded with rooftop sensors at the AT&T Laboratories in Cambridge 17

20 Cambridge Biomedical Campus Expansion 1. Hobson s Brook corridor 2. Nine Wells Local Nature Reserve 3. Drainage ditch and public footpath 4. Existing belt of mature trees along Robinson Way 5. Existing belt of mature trees to west boundary Long Road College 6. Arable agricultural land 7. Close mown grass recreational spaces and playing fields 8. Mature tree belt along Long Road 9. Dismantled Railway & plantation Figure 10 - Landscape Context 18

21 Design Statement Site Context contd Landscape Context The main development site lies within an immediate context, to its west and south, of low lying expanses of arable fields with few hedges and occasional copses and small woodlands adjacent to existing watercourses, ditches and field boundaries. To the west is the Hobson s Brook and green corridor which sits within the Green Belt. The Brook is not a natural watercourse and was created in 1614 to carry drinking water from the chalk springs at Nine Wells into Cambridge. The Brook is an important ecological feature and wildlife corridor and is designated as a City Wildlife Site. The development site is presently cultivated as arable agricultural land. The northern boundary is defined by a row of mature tall trees that screen the school complex from view. Immediately beyond this tree belt are the grassed external recreational spaces of the school. A long tree belt partially screens the school from the railway. Figure 11 - View from south towards Addenbrooke s hospital A row of mature trees runs southwards along the western edge of Robinson Way as far as the new Elective Care Centre. There is low vegetation on the southern boundary, allowing open views to the south - southwest. Beyond this boundary to the south is the Nine Wells Local Nature Reserve. A drainage ditch presently bisects the site from west to east. This ditch is approximately 1.5m deep with banked sides and collects the main surface water outfall from the existing Addenbrooke s hospital campus and discharges to Hobson s Brook. Figure 12 - View from Trumpington towards Addenbrooke s hospital 19

22 Cambridge Biomedical Campus Expansion 1. Clay Farm proposed residential development 2. Long Road Sixth Form College 3. Cancer Research UK (ph 1 to east) 4. Multistorey car park 5. Frank Lee sports and recreational club 6. Elective Care Centre 7. Rosie Maternity Hospital 8. GSK building 9. Proposed learning & development centre and hotel 10. Trumpington Village 11. Bell School residential development Figure 13 - Urban context 20

23 Design Statement Site Context contd Urban Context To the north of the main development site is the Long Road Sixth Form College, a compact campus of mainly 2 storey buildings constructed in the 1970s. A large indoor sports hall was constructed in The existing Addenbrooke s campus lies immediately to the east of Robinson Way. Existing buildings on the Addenbrooke s campus vary in height significantly between 1 and 16 storey or about 4m to 43m. The campus has a large scale institutional character with most buildings completed in the 1970s, 1980s and 1990s. The tall incinerator chimney is a prominent focal point within the campus. The development and expansion of the hospital campus over the last 40 years has principally been orientated along the axis of Keith Day Road. This axis is interrupted by existing buildings within the hospital campus. The Hospital Trust propose to create a learning/ conference/ seminar centre and hotel, known as the Forum, on a plot to the north of Keith Day Road, opposite the Elective Care Centre. These buildings will be roughly 25m high. This development would provide knowledge transfer, social and well being facilities of significant shared benefit to both the hospital and the extended Biomedical Campus. The learning complex will draw together research and medical professionals from both the existing and new campuses providing a centre of medical knowledge and expertise. As part of this development the Trust propose a substantive upgrade to the existing Keith Day Road in keeping with proposals for the Piazza set out in the Public Realm and Landscape Strategy section, to create a high quality public realm that will provide an attractive setting for the new learning and amenity facilities and link the existing with the proposed developments. View from south towards Hospital (Elective Care Centre at left) At the Junction of Robinson Way and Keith Day Road is the new Elective Care Centre presently under construction. This basement + 5 storey building is about 31m in height to top of plantroom and is planned to open in spring Immediately to the east is the GSK building, a 5 storey building completed in the 1990s. View from railway line towards Elective Care Centre On the north section of Robinson Way is phase 1 of the new Cancer Research UK building, a basement + 5 storey building with roof plant (approximately 30m to top of plantroom). Phase 2 is planned immediately to the east. View from CBC expansion site towards Cancer Research UK building 21

24 Cambridge Biomedical Campus Expansion 1. Long views from Gog Magog Hills and surrounding farmland 2. Passing views from London - Cambridge trains 3. Views across Green Corridor from Clay Farm 4. Elevated views from approaching guided buses 5. Elevated views from top of Access Road embankment 6. South (Addenbrooke s Access Road) entrance 7. North (Robinson Way) entrance 8. East (Robinson Way/Hills Road) entrance 9. Public footpath to be retained level internal link between existing and proposed clinical facilities 11. Permissive footpath 12. CGB route Figure 14 - Development Constraints 22

25 Design Statement 5.0 Development Constraints The key constraints that will inform the masterplan are summarised in the diagram opposite. Views Architectural massing will need to respond to long views from the Gog Magog hills and surrounding countryside to the southeast. The London - Cambridge railway line runs along the western boundary and passengers will have views into the development over a travel distance of about 1km. The development will need to respond positively to the views across flat open countryside from Trumpington and the Clay Farm residential development to the west. Building mass will need to be modelled to create permeability and reduce perceived scale towards the railway. Integrated solutions should be adopted in order to create a skyline with articulation and architectural interest. Access Principle vehicular access to the new development will be from the Addenbrooke s Access Road to the south, and Hills Road to the east. Secondary access is available from Long Road via Robinson Way. The proposed line of the CGB through the development site will be a significant constraint in the planning of plots and the infrastructure network. Presently the line of the CGB spur is planned to follow close to the existing east - west public footpath so that this can share the bridge required for the CGB railway crossing. At least one CGB stop will be incorporated within the CBC expansion and others will be provided within the existing hospitsal site. The public footpath will need to be integrated into the masterplanning proposals - in the form of a designated pedestrian way. The drainage ditch that presently runs alongside the path will also need to be maintained as either a ditch or a culverted drain (subject to Environment Agency consent). In addition the current permissive footpath along the railway line may need to be retained, but re-routed, within the development site. Access to the primary substation will be via farm tracks to Long Road until completion of the CGB. Following completion of the CGB it is anticipated that the CGB maintenance track will provide vehicular access. Connections to the Hospital A 3-level internal corridor runs through the exisiting hospital buildings and connects the new Elective Care Centre. This will need to be extended across Robinson Way to connect with new Clinical research and treatment buildings in the CBC expansion site. Orientation The orientation of the site is principally along a north - south axis. The flat open landscape means that the development site is exposed to good levels of natural light throughout the day. The masterplan adopts the principles of sustainable development including promoting measures in the buildings to reduce energy use and increase carbon performance. Buildings for employment uses are one of the most significant direct and indirect sources of greenhouse gases. On-plot developments will be encouraged to orientate facades and building volumes to reduce solar gain and plan buildings to maximise natural light penetration to benefit from passive solar warming in winter. 23

26 Cambridge Biomedical Campus Expansion 6.0 The Brief Objectives Plot and Building Sizes To develop world leading clinical research and treatment facilities that stimulate and support patient treatment and recovery. To offer a unique and high quality destination for businesses with the emphasis on research and development. To present a range of building sizes and configurations, ensuring maximum flexibility for local/ regional occupiers with the potential to attract significant inward investors. To create a high quality setting that is compatible with its surroundings. To deliver a development that follows the principles of sustainable development within commercial parameters. To produce a high quality landscape within which the proposed new buildings are to be set, with a high degree of accessibility and an integrated solution for stormwater runoff. To offer on-site management and ancillary retail and cafe facilities as amenities for the use and enjoyment of occupiers and their visitors. To provide employment opportunities to the wider area. It is a central requirement of the scheme that as wide a range as possible of clinical, research & development applications should be accommodated within a group of buildings whose treatment, orientation and organisation evolve from a coherent masterplan approach. The infrastructure and public realm should be capable of being planned to offer a number of different plot configurations and building sizes. It is anticipated that the Medical Research Council will develop a new facility on a plot at the northwest of the development for a new Laboratory of Molecular Biology. Papworth NHS Foundation Trust, the specialist cardiothoracic hospital have also recently announced plans to construct a new facility within the development, although funding and the exact requirements in terms of size and location have still to be finalised. The remaining areas of the main development should be flexible to accommodate a wide range of size and configuration options to meet the requirements of future users. It is envisaged that building will range in size from 3,000 sqm to in excess of 30,000 sqm reflecting the bespoke nature of the proposed buildings. A range of masterplan solutions have been considered to ensure these building sizes can be satisfactorily accommodated. 24

27 Design Statement Building Forms Write-up/offices Open Labs The planned uses of the buildings will influence the building forms and it is important to understand the impact on floorplate depth and building heights at this outline masterplanning stage. The following building form characteristics will inform the Masterplan layout: Open Labs Lab Support 18.5m overall depth 27m overall depth Enclosed Labs Clinical space will be designed in accordance with operational need. Plant Science Research, Missouri Circulation Lab Support For research and development facilities, 18 to 27m deep modular Services Shafts floorplates, with a combination of laboratory and write-up functions. Circulation Benching layouts and the need for disabled access often determine a laboratory module of 3.3m and a potential structural grid of 6.6m. Typical Circulation Biomedical Research, California laboratory plans are illustrated opposite. Presently there is a trend in laboratory planning away from rigid enclosed structures to more flexible Enclosed Labs/lab support open-plan layouts for less intense or sensitive/containment laboratory activities. Floorplates may - as suggested opposite - be planned around central 24m overall depth atria which can house break-out and social interaction spaces. Open Labs R&D and clinical facilities will have enhanced servicing requirements Circulation accommodated in deeper floor zones or possibly dedicated interstitial service floors. Central plantrooms will also be large whether located on Genetic Research, California Flexible open lab space the roof or elsewhere in the buildings. Floor to floor heights are likely to be of the order of 4 to 7 metres depending on the specific nature ot the user. Open offices/ huddle R&D facilities will have greater security requirements when compared with more traditional employment environments. 18m overall depth Meeting/booths The new developments will also accommodate administrative and office based functions that support biotech R&D activities. These may be Circulation planned in floorplate depths of 15 to 18m and may also be organised Soft-/hardware Development, UK Atrium break-out area around central atria. Figure 15 - Illustrative examples of laboratory space planning 25

28 Cambridge Biomedical Campus Expansion 1. Clinical research and treatment facilities adjacent to existing Hospital 2. Areas allocated to biomedical research or clinical development 3. Areas allocated to biomedical and biotech research and development 4. Existing Addenbrooke s Campus 5. Primary Sub-Station Figure 16 - Annotated Parameter Plan - Location of Land Uses 26

29 Design Statement The Brief contd Land Use Allocation The location of land uses has been determined by a combination of factors including the neighbouring uses and the approved wording within the Local Plan. Key factors have included: The need for clinical research and treatment buildings to be located close to the Elective Care Centre so that they can readily connect via a 3 level link to the existing hospital campus. The Papworth Hospital requirement is not yet confirmed but may be as much as 45,000sqm of gross floor space. The Land Use Allocation strategy will need to be flexible to accommodate such a significant requirement, and a central zone has been identified on the diagram opposite that could be developed for research or clinical facilities, depending on Papworth s operational requirements. MRC s preference to locate on a self contained site. The need to include a significant amount of public realm. The desire to include a limited amount of ancillary amenity space within the development to accommodate such uses as retail/ restaurant facilities and a management suite. The requirement for a new primary substation located in close proximity to the new buildings. These factors have informed the land use allocation as set out opposite. 27

30 Cambridge Biomedical Campus Expansion 7.0 Development Opportunities Proposed Movement Axes The principal future access points for vehicles and guided bus suggest two primary on-site public realm routes or axes: 1. South - North Connecting the proposed Addenbrooke s Access Road with a link from Robinson Way 2. West - East Along the line of the proposed CGB route connecting the development with Keith Day Road. It is proposed that this axis will be developed to provide an important and contiguous public realm link between the CBC expansion site and the existing hospital. A second west-east link along the southern boundary will also provide a further link into the existing campus. 1. Infrastructure spine between north and south site access points 2. West - east CGB route and adjacent foot/cycleway 3. Road connection between south and east site access points Figure 17 - Illustrative movement axes 28

31 Design Statement Landscape There are opportunities to protect, draw example from and extend the immediate landscape context into the Site, to help assimilate the new Development into it s surroundings. These include opportunities to: Create a landscaped tree belt along the railway line boundary Protect and enhance the landscape/tree belt to the north and northeast of the site along the Long Road College and Robinson Way boundaries. Extention of the landscape belt/ buffer treatment to help assimilate and mitigate the effect of the embankments of the proposed CGB and Addenbrooke s Access Road. The embankments will be up to 8m in height and will have a significant spatial impact on the site. Strengthen existing connections with public realm spaces, such as Keith Day Road, with formal landscape treatment to link the existing campus and new development and create appealing external spaces that are enjoyable to use at all times of year. Provide more open and lower level landscape treatment to the southern boundary in order to maximise the pleasant views to the Nine Wells Nature Reserve and Gog Magog Hills to the south. Mitigate the visual impact of the proposed substation. CGB Boulevard Circus Piazza 1. Landscape/tree belt buffer 2. Augment existing tree belt along north and northeast boundaries 3. Create landscape buffers to assimilate CGB and Access Road embankments, with adjacent zones for stormwater attenuation 4. Formal pedestrian oriented landscape treatment to public realm links with existing campus 5. Half avenue treatment to Southern Spine Road, with swale feature 6. Landscaping around proposed primary sub-station 7. Embankments for CGB (Promoted by County Council) 8. Embankments for Addenbrooke s Access Road (Promoted by County Council) 9. Double avenue treatment to Boulevard, with swale feature Addenbrooke s Access Road Figure 18 - Annotated Parameter Plan - Landscape Provisions 29

32 Cambridge Biomedical Campus Expansion Taller more densely planned development close to existing hospital buildings 2. Optimum orientation of building wings is west - east - possibly perpendicular to railway 3. Landmark/gateway building adjacent Access Road and railway 4. Permeable/broken frontages to railway allow views in/out 5. Southern frontages respond to long views to/from Gog Magog Hills Figure 19 - Illustrative massing and building orientation - Masterplan A 30

33 Design Statement Development Opportunities contd Urban Massing Buildings in Trumpington and on Long Road are principally 2 to 3 storey. The new Elective Care Centre at the junction of Robinson Way and Keith Day Road is 5 storey plus plant, about 31m to the top of the plantroom. The Cancer Research UK building on Robinson Way is of a similar height. Less recent buildings on the hospital campus vary in height from single storey up to 16 storey, up to a maximum of 43 metres. The massing of these existing neighbouring buildings, together with the key development principles as set out in the Area Development Framework, provide influence for the height and density of the new development. New buildings will reduce in scale towards the western boundary and south western boundary where the scheme adjoins open agricultural land with the exception of the area immediately adjoining the existing campus where the existing scale can support higher development. This creates a grading up in massing towards the existing campus, when viewed from the west or south, and helps to assimilate the existing hospital buildings into the surrounding low lying context. Urban Accents Key outward facing parts of the Development should be given architectural accent, by varying height and form of the buildings. interrupted frontage and permeable edge, allowing views through and between building volumes. The CGB link across the railway line will create an opportunity for elevated views into the scheme for people arriving by guided bus. Frontages of buildings planned along the southern boundary of the development site should respond in massing and design to long views from the Gog Magog hills and surrounding countryside to the southeast. Building Orientation The sunny climate in Cambridgeshire, coupled with the flat open landscape setting, means that there are opportunities to plan buildings to maximise natural light penetration and benefit from passive solar warming in winter. This is particularly relevant in relation to meeting carbon performance requirements of the new Approved Document Part L thermal building regulations, and meeting with the Local Plan Renewable Energy Policy. The optimum orientation for linear building volumes is west - east in order that most of the envelope exposed to solar gain faces south and is readily shaded with horizontal shading devices. This suggests an orientation of buildings perpendicular to the London - Cambridge railway line. The building on the southwestern corner of the Development - adjacent to the new Addenbrooke s Access Road - could be expressed as a gateway building, and respond to elevated views from the new bridge crossing the railway. Buildings along the railway line at the western section of the site should present a frontage that projects the aspirations of the CBC to be an international centre of excellence for clinical and biomedical research and development. The massing of these buildings may also present an 31

34 Cambridge Biomedical Campus Expansion Variant 1 Variant 2 Variant 3 Variant 4 Variant 5 Variant 6 Figure 20 - Initial concept masterplans 32

35 Design Statement 8.0 Masterplan Studies Following detailed consideration of the context, constraints and opportunities, a number of initial planning schematics were evolved. All of the initial variants commence with a 4.05 hectare plot for the MRC to the northwest of the main development Site. They consider different locations for the CGB link and different configurations for the internal infrastructure roads and main public realm spaces. In all the variants the areas for clinical research and treatment are configured in an L shaped zone around connections and service roads to the existing hospital facilities - for operational and patient safety reasons. Variant 1 configures the principle access from the north via a roundabout on Robinson Way to the north of Keith Day Road. A central north - south spine road breaks the site into smaller plots and a separate landscaped pedestrian and cycle spine is formed along the line of the CGB connection with Keith Day Road. A Southern Spine Road road connects the Development through to the Hill s Road hospital entrance. An access road off this link provides entry to a public space central to clinical plots. Variant 3 proposes a long semi-circular loop road through the site, with the CGB route forming a pedestrian greenway link through to the existing hospital. This arrangement however separates the clinical plots limiting opportunities for connectivity and larger facility sizes. Variant 4 is similar to Variant 2 but suggests an elliptical loop road arrangement - articulated by key north and south intersection nodes. The arrangement presents opportunities for landmark buildings on central plots, however plot areas become large towards the southwest of the Site. Variant 5 shows an egg shaped loop road which allows a variety of plot sizes along the western boundary. The central plots can also be sub-divided in a number of different ways with the potential for dual access. Variant 6 proposes a sweeping central spine road - principally running parallel to the railway line.this gives a plot geometry - and suggested building volume- parallel or perpendicular to the railway line. After consultation with Cambridge City Council and other stakeholders, the development team concluded that Variant 6 offered significant opportunities over and above the other variants: A direct connection between north and south access points leading to a coherent and orientating central spine. This also allows more direct infrastructure services distribution from off-site to on-site plots. An opportunity for an important pedestrian oriented, landscaped, public realm link between the existing hospital and the new Development. The orientation of plots and building volumes perpendicular to the railway line allows more permeability to the green corridor and to views into the Development from the west. The optimum flexibility for large or small plot sizes within the biomedical/ tech areas. To minimise on-plot vehicular infrastructure and associated hard surfaces. The clinical plots have a dedicated access infrastucture with the potential for a central secondary public space. Plot layout orientation is generated from the alignment of the existing hospital buildings. This suggests a southwest - northeast alignment for main building volumes and would create a staggered sawtooth spatial relationship with the railway line. A west - east green link is extended into the existing hospital campus along the line of the proposed CGB route. Clinical areas might be organised around a public space in the southeast of the site depending on operational clinical needs, which have yet to be determined. Variant 2 routes the CGB around the north of the Development. A double (parallel) spine road arrangement allows varied plot areas and orthogonal plot shapes. Clinical areas are configured in a long linear arrangement along the eastern boundary. 33

36 Cambridge Biomedical Campus Expansion Figure 21 - Illustrative masterplan concept (Masterplan A) 1. Central circulation spine - the Boulevard 2. Hub or core public realm space - the Circus 3. Secondary entrance courts articulate Boulevard 4. Public realm link to Keith Day Road and existing hospital - the Piazza 5. Possible secondary public space at centre of clinical plots 6. Landmark/gateway building 7. Focus for vista east - west along Piazza/Keith Day Road 8. Create urban containment 9. Permeable/interrupted frontage to railway line 10. Surface car parking screened behind buildings 11. Decked parking screened from public realm by buildings 12. Landscape screen/tree belt 13. Landscape screening to electricity substation enclosure 14. Southern Spine Road 34

37 Design Statement 9.0 Masterplan Concept The extension to Cambridge Biomedical campus is conceived as a medium density park environment with a series of buildings arranged compactly to contain a sequence of active public realm spaces. The following objectives are proposed to form the key features of the scheme: To create additional clinical capacity, where patients can be treated and recover in pleasant surroundings. To create a legible, robust framework of key urban public realm spaces within which a variety of plot and building sizes and configurations could be developed to accommodate specific user requirements. Buildings will be arranged to create a coherent relationship between each other and the landscape context. Controlled infrastructure, landscape, signing and access arrangements. Positive pedestrian and vehicular links with sustainable access solutions, including connections with the existing Addenbrooke s campus. Focus on research & development activity in close association with the proposed clinical elements, with the prospect of specialist businesses clustering together. A key principle for the design of the Biomedical campus is the creation of an inclusive environment that can be used, experienced and enjoyed by all, regardless of gender, ability, age or special need. Part 2 of this document - Design Guidelines - sets-out reference standards and guidance to ensure inclusivity is integral to subsequent design development in relation to future reserve matters applications. The masterplan layout is defined by 2 principal axes running north - south and east - west. The north - south central Boulevard spine is envisaged as a generous landscaped avenue for pedestrian, cycle and vehicular movement. Lined both sides with grassed verges, rows of formal trees, footpaths and a swale channel. The swale collects surface water run-off from the roads and footpaths and routes it to attenuation basins at the north and south of the site. The swale will be a place defining landscape feature with grassed banks and occasional planting. It will become a habitat for flora and fauna and accentuate seasonal variations - for example at rainy times water will flow along the base of this channel. The east - west link follows the line of the proposed CGB route on the axis of Keith Day Road. The masterplan proposes taller buildings along this link which, coupled with formal landscaping, will contain and create a lively Piazza space, a pedestrian oriented urban environment that will be used at all times of the day. Following further discussion with Cambridge City Council Planning Department it was agreed to create a significant area of public realm where the Boulevard and Piazza meet, and the opportunity has been taken to create a formal central space, an urban Circus. The Circus visually connects and draws together staff and activity from the biomedical/biotech research, clinical treatment and existing hospital areas. This will be a space for social interaction and relaxation at the heart of the Cambridge Biomedical Campus. With a CGB stop, the Circus will be a central arrival space and amenity uses such as a restaurant pavillion and a retail element will ensure a sustained and lively usage. The buildings are proposed to be arranged with consistent frontages and with their entrances presented to the main public realm axes. Main pedestrian entrances to smaller buildings along the Boulevard are planned around compact entrance courts with shared entrance crossovers. Larger buildings will have their own dedicated entrance courts. Buildings framing the Circus and Piazza are to be planned with their entrances facing these spaces and with active frontages that make visible the internal life of the buildings, and engage the public realm. Buildings on key plots are to provide positive focii to vistas along the Boulevard and the Piazza. The southernmost plot presents an opportunity for a landmark or gateway building that can visually announce the Cambridge Biomedical Campus. Surface parking areas are generally to be screened behind buildings to minimise visual impact on the public realm. Visitor and disabled parking is to be arranged to offer convenient and clear parking in secondary entrance court spaces in front of and between buildings. The fixed parameters for the masterplan are set out in the Parameter Plans and Statement document. 35

38 Cambridge Biomedical Campus Expansion 10.0 Masterplan Options Figure 22 shows the masterplan concept which has been selected for appraisal developed into an Illustrative Masterplan Layout. This layout demonstrates how the expansion of the Cambridge Biomedical Campus may be planned to provide a mix of building sizes - accommodating biomedical research and clinical activities - coherently organised around the key public realm spaces. Circus Piazza The Layout illustrates only one planning permutation. The central masterplan concept of a robust framework of key public realm spaces allows flexibility for different building and plot options (to suit specific research or clinical requirements) within a single, legible, robust urban solution. The Masterplan layout addresses a number of key relationships: Between private development plots and the common public realm. Between the scheme and its immediate context. Boulevard Between the new development and existing campus. Between new clinical developments and the existing internal hospital link corridor. Between proposed and existing modes of travel. Figure 22 - Illustrative Masterplan A 36

39 Boulevard Design Statement Flexibility The scope for flexibility within the masterplan allows for a wide degree of variation within later stages of development on the site. In order to explore this, a Masterplan Variant (B) has been prepared, looking at how fewer, larger buildings could be accommodated if end user needs - either clinical or R&D - require this. In essence, the plan shows the potential for substantial flexibility within the parameters and demonstrates the potential to accommodate significantly larger complexes without disturbing the central urban concept of the campus. Importantly, key elements, notably the boulevard, circus, piazza and setbacks will be retained in any variant of the masterplan. Circus Piazza Figure 23 - Illustrative Masterplan B 37

40 Cambridge Biomedical Campus Expansion 11.0 Development Areas The illustrative Development Areas diagram adjacent indicates the individual development plots that are available after provision for access infrastructure and structural landscape. (excluding plant) It is important to recognise that boundaries between plots are flexible, in order to allow for specific user requirements to be taken up without creating dead areas within the emerging scheme. The key features of the plot development strategy are summarised as follows: Plot 1 is reserved for Clinical applications that relate directly to the existing hospital clinical facilities. The intention is for the existing internal circulation spine that connects existing facilities to be extended into this plot on 3 levels. Plot 2 is anticipated to be the first plot to be developed, accommodating a building of 32,000sqm gross floor area. It is currently proposed that this site will be occupied by the Medical Research Council. NB: all areas exclude plant Plot 3 is located adjacent to the existing campus allowing it to accommodate denser development. This may require decked parking. It will attract additional design controls to ensure a positive relationship between buildings and the key public realm space to the south. Plots 4 to 14 could be combined into larger development sites if necessary or alternatively could follow different configurations, depending on specific user requirements. With this in mind, the inter-plot boundaries are considered to be flexible. Figure 24 - Illustrative area schedule for Masterplan A Figure 25 - Illustrative Plot Layout for Masterplan A R on the diagram adjacent refers to restaurant/retail/management suite amenity facilities. 38 The southernmost plots will attract buildings requiring particular architectural merit in their design.

41 Design Statement 12.0 Massing Strategy The Massing Strategy sets out the overall principles which will deternine the building configuration and orientation of the scheme. The following features have contributed to the formation of the urban proposal: The new MRC development will form a key early component of the proposals, presenting a focus to views along the Boulevard. The height of development is to be graded up in scale towards the 5 -storey Elective Care Centre and existing hospital main buildings. Figure 26 - View from northwest - Illustrative Masterplan A Buildings fronting the central Circus and the Piazza are to be increased in height and density to create a character of urban containment to these key public realm spaces. This increase in height and containment with a facade ribbon is echoed in proposals by the Hospital Trust for a Learning and Development Centre on the north side of the Piazza. Building frontages and entrances onto the Boulevard are proposed to be organised in a consistent urban rhythm. Buildings in the western part of the site are to be oriented to highlight the frontage of the scheme to rail users. Building volumes are not continuous - in order to create permeability and openness. Buildings along the southern boundary are to respond sensitively to potential views from the Gog Magog Hills. The central amenity and management Centre, possibly with a small retail and restaurant element, is proposed to be developed as an independent single storey pavilion located in the Circus. Figure 27 - View from southwest - Illustrative Masterplan A 39

42 Cambridge Biomedical Campus Expansion 13.0 Surface Water Strategy Infrastructure and on-plot drainage systems are to be developed in line with the ideals of sustainable development. Wherever possible, combinations of drainage features will be employed to provide a Sustainable Drainage System (SuDS) for the scheme. For reasons of sustainability, it is not recommended that extensive ornamental water bodies are introduced. Smaller, optional features at plot entrances and possibly in the Circus and Piazza public realm may be considered. Surface water drainage methods should take account of quantity, quality and amenity issues and in particular: Manage run-off flow rates, reducing the impact of urbanisation on flooding Protect or enhance water quality Be sympathetic to the environmental setting and the needs of the local community Provide a habitat for wildlife in urban watercourses Encourage natural groundwater recharge The requirement for SuDS extends to both the common areas and on plot development in a total system approach. An integrated surface water strategy that could be utilised is set-out in the diagram opposite. The primary means of storm water attenuation will be through on plot water storage and slow infiltration features with a discharge rate that should not exceed 3 litres per second per developed hectare. A storm event of 1 in 100 years plus climate change is to be used for the storage design. Figure 28 - Illustrative option for surface water strategy 40

43 Design Statement Attenuation of surface water run off from infrastructure roads and hard surfaces is to be acheived through the introduction of a system of channels or ditches alongside the Boulevard. Pipes from kerb drains will discharge to existing watercourses that will allow limited local infiltration of rainwater into the subsoil (depending upon seasonal water table fluctuations) and discharge remaining water along their course to balancing ponds at the north and south of the Site. The overflow from these ponds discharges to watercourses that eventually discharge into Hobson s Brook. In addition to these ponds, further basins will be provided for surface water attenuation from the Access Road, to attenuate surface water run-off from the CGB embankments (these may take the form of widened ditches) and may also attenuate water run-off from the MRC roofs and hard external surfaces. Balancing ponds are to be located adjacent to the CGB embankment in the north and the Access Road embankment in the south, as indicated on the diagram opposite. These basins/ponds will store water at the ground surface, either as temporary flooding of dry basins or permanent ponds. On-plot surface water attenuation measures may include a high proportion of permeable paving surfaces combined with an infiltration, or lined retention, sub-base to parking and pedestrian areas, with overflow to a perimeter ditch that discharges to the existing outfall ditches. Alternatively a proprietary perimeter Permachannel kerb may be considered in combination with a lined Permavoid tank sub-base below (impermeable) paving with overflow as above. The water channels and balancing ponds offer many landscape design benefits and add value as a recreational amenity. Opportunities for the provision of wildlife habitats around these features should be developed. 41

44 Cambridge Biomedical Campus Expansion Figure 29 - Illustrative landscape strategy 42

45 Design Statement 14.0 Public Realm and Landscape Strategy The principle aim of the public realm and landscape strategy is to create a high quality public setting for development that creates an identifiable sense of place and presents a positive impression of the site at all stages of the development process. This will be supported by a commitment to provide a high quality, well-connected public realm, characterised by contemporary hardscape finishes and furniture, mature planting and a programme of public art for international, national and local artists. A combination of landform, planting and water will divide the site into individual environments linked by pedestrian and cycle routes. The attenuation of surface water will be a defining element in the landscape of the Biomedical Campus and the surface water strategy outlined on the previous pages will inform the landscape strategy in the public realm. The elements and objectives of the Landscape Strategy are set out in the diagram opposite and described below. Overview Boulevard The main spine road through the R&D quarter, presented as a high quality frontage to buildings through the use of upgraded hardscape materials, semi-mature trees, sensitive lighting and a gabion retained swale surface water course. Circus and Piazza A major new sequence of public spaces, framed by buildings with active frontages and forming the key link between the existing and new parts of the campus. It will be a route for pedestrians, cyclists and the CGB with only limited vehicular access. The Circus will be a contained, landscaped space for relaxation and interaction at the heart of the Development. The Piazza will form an important link between the existing and proposed development 43

46 Cambridge Biomedical Campus Expansion Design Statement and is intended to extend into the existing campus when the new learning centre is developed. Southern Spine Road The southern spine road linking clinical plots to the new Addenbrooke s Access Road and the existing hospital campus. Landscape treatment will need to anticipate the future development of the Safeguarded Land (see p9). The Southern Spine road will have a swale on its northern edge as shown in Figure 34. Illustrative example of buffer treatment to railway line CGB Embankment In general the CGB Embankment will consist of grassed banks. Details of the landscape proposals are contained in the CGB Transport and Work Acts Order. See also Figure 32. Boundary to railway line It is proposed that the boundary be planted as described below. The boundary will include security fencing and a Sustainable Urban Drainage System, such as a Swale, in order to accommodate surface water run-off. as shown in Figure 33. Illustrative example of planting to car park areas Planting The landscape strategy envisages the creation of a broad framework of native planting that is compatible with its context whilst contributing to the reduction of visual impact. Boundary planting treatment will help to establish the character of the development, as well as accommodating storm water management devices and providing a visual amenity to be enjoyed by staff, patients, occupiers and the local community. The buffer planting to the boundaries of the Development, will consist of 44

47 Cambridge Biomedical Campus Expansion Design Statement Public Realm and Landscape Strategy contd small native trees (45cm - 60cm high at time of planting) planted at 1 per metre. The perimeter planting will consist of mixed deciduous species with the long-term intention of creating an oak, ash, beech mix which is the natural vegetation of the region. 50% of this mix will be feathered trees to give variety in height and form whilst the planting develops. Additional species will be planted in the under storey and at the edge of the plantation. This type of planting forms a mass, which will provide shelter to pedestrian routes as well as acting as a background setting to the main development areas, without compromising safety. Where good quality existing trees occur on the perimeter of the site, they will be integrated into woodland structure blocks. Generally structure planting will be carried out during development so that the landscape setting is provided both in a timely and cost-effective manner. Mounding and/or planting may be utilised to guide pedestrian movement and create visual variety within the Development site. Hardscape A key consideration in the creation of a high quality campus environment is the provision of a pallette of consistent and well designed hardscape products. These extend from the choice of paving materials for roads, cycleways and pedestrian routes to the lighting, signing and site furniture products that will animate the proposed environment. Illustrative examples of hardscape detailing 45

48 Cambridge Biomedical Campus Expansion Figure 30 - Illustrative cross section A-A through Boulevard Figure 31 - Illustrative view north along Boulevard with swale channel 46

49 Design Statement Public Realm and Landscape Strategy contd Key public realm spaces The Boulevard A number of visual, ecological and security considerations have informed the design for the Boulevard. This main circulation spine is planned to present the appearance of a generous, high quality, formal Boulevard.The design provides an atypical approach to the landscape treatment of new development and aims to unify and harmonise the proposed buildings, SuDs, pedestrian and vehicular access treatments whilst offering ecological potential. A double tree lined space is proposed, providing a sense of continuity, uniting the different elements within the site and connecting the new development with the existing hospital. SuDs and Swale design A formed swale or channel is planned either side of the Boulevard. This will receive and conduit surface water run off from the road and footpath surfaces to attenuation basins at the north and south of the Site. A naturalised vegetated treatment is proposed for the swale which connects the site to it s surrounding context. The swale feature mimics the ditches and brooks (such as Hobson s Brook) that are characteristic of the local landscape. The plot side of the swale channel is to be retained in a vertical incline with a stone filled gabion cage system. This provides a cost effective, naturalistic method of clearly delineating the transition between private and public space. This transition is further defined by a hedge which acts as a visual and physical barrier. Illustrative examples of swale treatment 47

50 Cambridge Biomedical Campus Expansion The gabion cage can be filled with stone that is sourced from the locality and reflects the local vernacular. The swale slope on the road side will be planted with low maintenance naturalistic, marginal vegetation to accommodate changing water levels. The flat sections of grass adjacent to the road and footpaths will be close mown grass. In accordance with Health and Safety guidance the slopes of the swale are no steeper than a gradient of 1:2.5 to allow for ease of maintenance and egress. The hedge also provides a protected edge by preventing access to the swale from the plot side. Figure 32 - Illustrative section B-B through CGB embankment Planting The double tree lined avenue of semi mature trees (20-25cm girth on planting) will create continuity, provide aesthetic appeal, shade, shelter and habitat for wildlife. Indigenous, hardy and rapid growing species offering visual interest such as Alnus spaethii (Alder) will be used. Height at time of planting approx 5-6m. Height after 10 years approx 15m. Hedges will be trimmed to 1m in height to afford unobstructed views from within the buildings. The swale slope will be planted with low maintenance naturalistic, marginal vegetation to accommodate changing water levels. The flat sections of grass adjacent to the road and footpaths will be close mown grass. Figure 33 - Illustrative section C-C through boundary to railway 48

51 Design Statement The Southern Spine Road The Southern Spine Road forms the principal access to the clinical areas and is proposed to have a similar landscape form to the Boulevard (see section p44). A swale channel and avenue of trees is proposed along it s northern edge. The grass verge and hedgerow to the southern edge anticipates future development in the Safeguarded Land to the south. Figure 34 - Illustrative cross section D-D through Southern Spine Road Figure 35 - Illustrative view east along Southern Spine Road 49

52 Boulevard Cambridge Biomedical Campus Expansion The Circus and Piazza The design for the circus and Piazza aims to provide connected, areas of Public Realm that will: Create a high quality centre to the development. Accommodate a variety of uses including areas for relaxation, bus stop for the CGB and an amenity building. Reflect the microclimate and seasonal fluctuations. Facilitate movement between buildings. Provide a route for the CGB. Create a safe, attractive and pedestrian friendly environment. Piazza The Circus The Circus is envisaged as a large circulation space that facilitates the movement of people between buildings, the Boulevard and the CGB. It is designed to provide an attractive, high quality outdoor environment where people can stop, eat and relax. The flexible landscape design provides the opportunity for outdoor seating arrangements and the promotion of café culture. Circus A variety of landscape features and visual stimuli are proposed. These could include water features which can act as striking and stimulating focal points. The Circus also provides a natural focus for the provision of public art. Sculptural elevated grassed areas could be used to add variety and provide an alternative space in which to relax. Surface detailing such as the choice of pavers, their colour, texture and design layout serve to unify the elements and direct movement within the Circus and connect with the Piazza and Boulevard. Figure 36 - Illustrative aerial view of landscape treatment Circus and Piazza 50

53 Design Statement Public Realm and Landscape Strategy contd The Piazza The Piazza will form a key element of the public realm, connecting the new and existing developments. The intention is to adopt a shared strategy for the new development with that proposed by the Hospital Trust for the area outside the proposed learning centre and hotel. The Piazza is defined by a bold design of simple forms to provide a strong sense of identity, whilst remaining cohesive. There are strong design and detail references to the Circus and Boulevard, for example double linear avenues of trees, choice and pattern of surface materials and style of street furniture. As per the Circus, the Piazza is designed to facilitate the flow of pedestrians in an aesthetically pleasing environment. The double tree avenues are located on the sunnier northern side offering a degree of shading to ground floor levels. The trees are arranged in blocks with seating. This provides a mix of sheltered and non sheltered spaces; full sun or dappled shade and the opportunity to spend time within the spaces. The southern more shaded side of the Piazza is narrower, serving a more directional purpose incorporating the route of the CGB. Example of cafe restaurant spilling into public realm It is proposed that the surfaces are at a continuous level to allow for uninterrupted movement. Again, surface detailing such as the choice of pavers, their colour, texture and design layout serve to unify the buildings either side of the Piazza, delineate space and direct movement. Illustrative example of water feature Square in Strasbourg, example of combining people, vehicles and trambus in the public realm 51

54 Cambridge Biomedical Campus Expansion Figure 38 - Illustrative view east across Circus Figure 37 - Illustrative plan of Circus & Piazza Figure 39 - Illustrative view west along Piazza 52

55 Design Statement Public Realm and Landscape Strategy contd The Circus & Piazza Hardscape To ensure the Circus and Piazza are visually connected, similar materials are to be used throughout their design. Definition of spaces and delineation occurs through colour and texture change. High quality materials are used throughout the design that relate to the choice of building materials proposed and the style and function of the architecture. Crossover, rumble strips and entrance areas would be surfaced with conservation cobbles or block pavers. Furniture and lighting The design aims to integrate street furniture and lighting within the overall structure and layout of the space; to reduce un-necessary street clutter to provide multi-functional items provide pedestrian friendly level lighting allow the Circus and Piazza to be functional spaces at night Planting The bold blocks of trees that utilise the sunny side of the site connect the length of the Piazza with the Circus and mimic the planting of the Boulevard. The trees are arranged in regular, sculptural blocks, which cast a dappled shade onto the paving and reflect light back onto the ground. The blocks of trees provide a vertical element that unifies the different scales of the tall building forms with that of the Piazza pedestrian level. Illustrative example of street lighting Trees well suited to the local soil type would be used with a preference for species which require little moisture and with shallow rooting, to enable planting near buildings.the Betula utilis Jacquemontii (Himalayan Birch) would be a good example of the type of tree that could be used The trees of the Circus and Piazza will form part of a series of green corridors that permeate the site and benefit wildlife. Illustrative example of bench seating Illustrative example of tree avenue 53

56 Cambridge Biomedical Campus Expansion 15.0 Access Strategy An important part of the development s success will be providing a coherent and effective transport strategy. Further information is provided within the Transport Assessment which has been included in the planning applications. Roads Vehicular access to Addenbrooke s will be improved through the provision of the Addenbrooke s Access Road that will link the campus with Hauxton Road to the west and provide access to the strategic road network to the south and east, including the M11 & A10. This road, which will cross the rail tracks to the south of the proposed development site, will be delivered following a programme that will relate to the opening of the new R&D campus. The proposed road will connect with the existing road network serving the Addenbrooke s campus via the new Boulevard. Whilst vehicular access to the proposed campus will be permitted from the north and east, via Robinson Way and through the existing campus, measures are to be introduced which will prevent rat-running and congestion by vehicles that are not accessing the wider campus. The proposed new roads are to be built to adoptable standards and will be a maximum of 7.3 metres in width. Where appropriate, and where road speeds are restricted, cycleways will be brought onto the road surface for local access. It is proposed that the Boulevard through the R&D element of the scheme should be finished in upgraded materials, such as specialist kerbs, block paving and proprietary street lighting, in order to produce a high quality public realm. Figure 40 - Parameter Plan - Road access strategy 54

57 Design Statement Cycleways Cycle access will be a key feature of the future movement strategy and cycle lanes will be provided in association with the proposed Addenbrooke s Access Road and adjacent to the proposed CGB route. Cycle movement on the site itself is to be achieved through the on-site distributors except where a dedicated cycleway is provided. Improvements will be made to the broader cycling network and the scheme aims to advance opportunities for safe on-site cycle movement with the provision of dedicated cycleways associated with the CGB route and the Access Road that connect with the adjacent cycle network. In particular, links with the National Cycle Route 11 from Great Shelford adjacent to the railway tracks will be delivered. On-site provision for cyclists will link with the existing and future off-site provision, with the aim of endorsing the scheme s sustainable development credentials and ensuring that a safe, year-round solution is delivered as early as possible in the implementation process. The future marketing strategy for the scheme will emphasise the opportunity presented by the cycle access solution. Cycle storage will be provided in close proximity with the entrances of the proposed buildings. Provision is to be made on each development plot with a target ratio of 1 space per 120sqm of development for staff parking and an additional 1 space per 600sqm for visitor parking. Figure 41 - Parameter Plan - Cycle access strategy 55

58 Cambridge Biomedical Campus Expansion Footpaths This diagram shows the proposed pedestrian movement strategy. High quality pedestrian access is an important objective and the aim at the Cambridge Biomedical Campus is to provide an attractive, accessible and safe environment. Pavements on either side of the principal on-site road will be supplemented with independent links to the west and east, giving access to the leisure and retail facilities located in Trumpington and at the heart of the existing campus, and to the south, where permissive footpaths link into the broader countryside. Circus Robinson Way Piazza The Circus core of the site will be developed as a recreation resource in the form of a central public space. This will serve as an attractive destination for staff, patients and visitors, particularly in the summer months, and a primary and safe link with the existing campus for everyone. The following key features are included in the footpath access strategy: Existing perimeter pavements on Robinson Way will continue to function as elements of the highway network. On-site footpaths associated with proposed new roads are to be developed to adoptable standards. The potential for legible east - west connections between the core of the scheme and the proposed housing to the west will be exploited. The creation of a pedestrian oriented environment linking into the existing campus primarily through the Circus and Piazza. The proposed Circus will be developed as a leisure resource which will be accessible to all occupiers and visitors. The footpath network will be easily accessible to everyone including those with disabilities Figure 42 - Parameter Plan - Pedestrian access strategy 56

59 Design Statement Access Strategy contd Public Transport A key principle for the design of the Biomedical campus is the creation of an inclusive environment that can be used and enjoyed by all, regardless of gender, disability, age or special need. Well connected, accessible public transport is a key aspect of inclusive design. The diagram right shows the Public Transport Access Strategy for the proposed campus and its linkages with the strategic and local networks. The scheme will be supported by a spur from the planned CGB route that will link Trumpington Park & Ride and the centre of Cambridge with the campus. This will provide a dedicated and regular service to link with rail, bus and parking services and a CGB stop is proposed to be located in the central Circus space. The CGB will be routed through the development and the existing clinical campus. A stop will be provided on the Piazza, the CGB will then continue to the Addenbrooke s bus station, the exact route on the site will be agreed between the Trust and the CGB operators. Wherever possible within the development, the CGB route will use traffic free or lightly trafficked routes. In addition, existing bus services along Robinson Way will be diverted through the extended Campus to the on-site bus station at the Hills Road entrance, stopping at existing and additional bus stops on the campus. It is currently envisaged that there will be three bus stops within the new development, two additional and one to replace an existing stop. Additional services will be developed to cater for demand as part of the Travel Plan. Figure 43 - Parameter Plan - Public transport access strategy 57

60 Cambridge Biomedical Campus Expansion 16.0 Parking Strategy Vehicle Parking The parking strategy for the Biomedical Campus has been developed in line with Cambridge City Council s current parking standards as set out in Appendix C of the Cambridge Local Plan and to reflect the overall aims of the Travel Plan Access to Addenbrooke s. Cycle Parking Cycle parking will wherever possible be covered and located close to building access points to the rear of buildings. Short stay cycle parking for visitors should be provided at the fronts of buildings and within the Circus and Piazza. The parking strategies for the Campus are set out in the Parking Strategy incorporated in the separate Transport Assessment prepared by Faber Maunsell. Delivery Vehicles Delivery areas and ancillary refuse enclosures for buildings will be planned to the rear of buildings screened from the public realm spaces Broadly, parking for staff working in the biomedical and biotech research facilities is to be planned to the rear - screened by buildings from the public realm spaces. Generally, parking for these facilities is to be planned at grade, although more densely developed plots may require decked parking solutions. Up to 10% of the parking spaces - principally for disabled people and visitors - may be located to the front of buildings along the Boulevard. Provision of spaces for disabled people and access from these spaces to the buildings is to be in accordance with the Disability Discrimination Act. In accordance with Cambridge City Council s parking standards, 5% of the total number of parking spaces should be provided for disabled people. Patient, visitor and staff parking for clinical buildings is likely to require some multi level decked areas and will be located to provide safe and easy access to the facilities. 58

61 Design Statement 17.0 Phasing Strategy It is an inherent feature of the masterplan concept that there should be a number of ways in which the scheme could evolve. This will ensure that, for as long as possible, there is scope to accomodate as wide a range of building sizes as possible. This includes the potential for a major complex and/or user. The phasing strategy, shown right, is therefore only an indicative solution. The phasing of the biomedical and biotechnology research buildings will follow market demand but the general aim will be to locate new development adjacent to previous phases. The scheme is expected to be initiated in the northern part of the site with the new MRC facility likely to form the first phase of development. It is intended that the north - south Boulevard and associated infrastructure and planting will be constructed in the first phase. The construction of the clinical buildings in the southeast section of the Development will be phased according to clinical needs. Where appropriate, consideration will be given in plot and building design to address possible future expansion. Expansion or extension designs should blend with the original plot design concept in terms of layout, massing and materials. A high quality landscape setting is to be provided in association with each phase of development. This will occur in close association with the building, access road and infrastructure that is to be delivered with each phase. Generally, parking will be provided concurrently with the phase they are to serve, although some additional shared parking may be provided in the short term. Figure 44 - Illustrative phasing strategy Masterplan A 59

62 Cambridge Biomedical Campus Expansion 60

63 Design Statement Part 2 - Design Guidelines Introduction The design guidelines have been prepared in order to guide the future Vision The new Development will provide a high quality environment with a strong The development of creative architectural solutions of a high calibre that contribute positively to the urban framework. design of the clinical and research facilities on the Cambridge Biomedical Campus in Cambridge. contemporary identity. It will attract clinical institutions and research based companies keen to draw on the benefits of co-location with Addenbrooke s Hospital and the existing research establishments on the campus. The creation of a research and work environment that fosters innovation and nurtures enterprise. The guidelines are intended to direct the creation of a distinctive, attractive and sustainable community and set parameters for design development. They are not wholly prescriptive and aim to allow opportunity for creative The new buildings will accommodate a diverse occupier base with a broad range of uses from leading edge clinical treatment to high end medical The maximisation of the ecological and environmental potential of the site. architectural and landscape design expression. The intention is coherence without conformity. They provide additional detail to supplement the research. On-plot developers and users will be expected to buy into the the vision for the Development expressed by the following aspirations: The incorporation of best current sustainable development principles. information contained within the first part of the Design and Access Statement. The creation of an environment to stimulate and support patient treatment and recovery. The guidelines are divided into sections, as follows: To build on the existing world class centre of research and clinical Vision excellence to promote the progress of medical science and attract high quality occupiers. Plot layout guidelines - density, access & parking The creation of a comfortable, safe and stimulating environment for Building design guidelines - setting-out, massing and elevations staff, patients and visitors regardless of their ability, age, gender or other need. Landscape design guidelines. Infrastructure road and landscape zones and the soft and hard landscape treatment of individual plots The creation of a coherent identity and sense of place, both within the site and in the context of the broader community. Sustainable development guidelines The formation of a harmonious, contained, high quality urban public realm within the Development. 61

64 Cambridge Biomedical Campus Expansion Plot Entrances The illustrative location of vehicular, pedestrian and cycle access to plots is Parking Staff, visitor and patient parking is to be planned to provide a long term set out in the diagram opposite. parking ratio of a maximum of 1 space per 72sqm of gross floor area(gfa) for both research and clinical buildings. Plots to the west and east of the Boulevard will be accessed by vehicles, pedestrians and cycles via a spur that crosses the infrastructure swale Initially, by negotiation, it may be possible to provide parking at a higher (see section on page 44). Crossings will need to be limited and smaller rate for the research plots, up to 1 space per 50sqm GFA. This additional plots may be encouraged to share access spaces. The construction of parking is to be provided off-plot in a central parking area. Over time it would Circus Piazza the swale and vehicular, pedestrian and services crossing up to the plot boundary is anticipated to form part of the development infrastructure be necessary to reduce from this level to 1 space per 72sqm. It is likely that this reduction would be linked to mode share targets in the specific Travel works. Plan for the particular development. Boulevard Buildings to the north of the Circus will have taxi/visitor drop-off and Research Buildings - Parking pedestrian access from it. Staff parking behind these buildings will be The majority of parking is to be located to the rear, behind buildings. accessed from Robinson Way. It is anticipated that staff parking will generally be at grade, although Southern Spine Road Vehicular, pedestrian and cycle access to the clinical plots to the Southeast is generally expected to be from the Southern Spine Road. Pedestrian access is also planned from the Piazza and via internal multilevel links to the existing hospital buildings. The layout of the clinical multi-level solutions may be more appropriate on more densely developed plots. For plots south of the CGB, primary aisles are to be set-out parallel to the Boulevard, and where possible aligned with those on adjoining plots. area of the campus will be agreed as details of the clinical requirements are finalised. A maximum of 10% of the parking spaces may be located to the front of buildings along the Boulevard. A number of these will be planned for Main pedestrian entrances to buildings should be located on the main drivers with disabilities to allow easy access to the buildings. public realm frontages. Where used, multistorey car parks should be planned in the centre of Building delivery and refuse access will be via the above vehicular plots and screened by buildings. They should not exceed 4 levels above access routes. Delivery entrances are to be planned to the rear of ground. buildings. Figure 45 - Illustrative plot access Masterplan A 62

65 Design Statement Part 2 - Design Guidelines contd Disabled spaces will be located close to building access points. Provision of spaces for disabled people and access from these spaces to the buildings will be designed in accordance with the guidelines on page 71 and detailed to facilitate use and minimise obstructions to movement. Clinical Buildings - Parking Inclusive Design This section of the Design Guidelines sets out key accessibility concepts and standards to ensure that inclusive access is fully integrated into the detail design of external spaces and buildings forming part of subsequent reserve matters applications. External spaces should be safe (and feel safe) to invite use; principles of natural surveillance as well as good lighting should be integrated into the overall design of external spaces. Plot layouts should be legible with designed-in way finding so as to facilitate ease of movement and reduce distances that need to be Patient, visitor and staff parking for clinical buildings is to be planned to provide easy access to the buildings for all. Parking for clinical buildings is likely to be built as multi-storey solutions. Cycling Cycle parking will be provided at 1 space per 120sqm of gross floor area (GFA) for staff and 1 space per 600sqm GFA for visitors. Cycle parking should wherever possible be covered and located close to An inclusive design approach: aims to remove barriers which create undue effort, separation or special treatment and enables everyone to participate equally in mainstream activities independently with choice and dignity. Planning Policy Statement 1 identifies inclusive communities as a key indicator of a sustainable community. In relation to access this means an environment where everyone can access and benefit from the full range of opportunities available to members of society. travelled. Buildings and external spaces should be easy for everyone to use without the need for undue effort or add-on access solutions. Routes between and within buildings are to be planned to ensure ease of access including clear signage and the avoidance of obstacles. Route planning should address the need for aural, visual and tactile contrasts. Select external and internal materials that facilitate use through their colour or tactile properties. building access points. Wherever possible, short stay cycle parking for visitors should be provided at the fronts of buildings along the Boulevard and within the Circus and Piazza for buildings along these spaces. The majority of In addition to the regulatory framework of parts B, K and M of the Approved Documents and the Disability Discrimination Act and also guidance provided in British Standards, the following documents should be referred to in subsequent design development: Barriers arising from level differences are to be minimised. cycle parking should however be located to the rear of buildings close to the main entrances from the car park. Cambridge Southern Fringe Area Development Framework Planning and Access for Disabled People: A Good Practice Guide, ODPM, 2003 PPS 1 Delivering Sustainable Design, By Design: Urban Design in the Planning System, DETR, Creating an Inclusive Environment - a report on improving the Built Environment, Disability Rights Commission: Subsequent design development of buildings and external spaces should include for all sections of the campus community and address the following requirements: 63

66 Cambridge Biomedical Campus Expansion Set Backs and Building Orientation The diagram opposite sets out the desired building orientations, building lines and key accent points within the Masterplan. Buildings on individual plots are to be orientated and aligned to reinforce the urban spaces and are to comply with the following guidance: Buildings on plots either side of the Boulevard are to be set-out with their principal volumes parallel or perpendicular to the line of the Piazza. A notional building line is established set-back 16m from the Boulevard kerb. Part of building frontages should be set-out on this line. Principal volumes of buildings either side of the northern swept section of the Boulevard, may be set out radially, or parallel/perpendicular to the southern section of the Avenue. The following set-back guidelines relating to the perimeter of plots are also to be incorporated: 5m landscape screening zone to west and north boundary of the Development site. 15m building set-back from west and north boundary. Note that some plots may need to accommodate infrastructure services routings. Where possible these will be located within this 15m set-back zone. The 10m zone between the landscape screening and building set-back may be used for surface car parking. Buildings are to be set back from inter-plot boundaries by a minimum of 8m. Link structures - for example between clinical buildings - can bridge plot boundaries to improve access. There is scope for buildings with associated uses to be located more closely together if there are particular reasons for doing so. Buildings on plots around the Circus are to be set-out to establish an urban containment to this space. Clinical and research buildings on plots to the east of the Circus are likely to be set-out with their principal volumes parallel or perpendicular to the Boulevard and - in part - aligned with adjacent buildings to the east. Exact orientation and set-out of clinical buildings will depend upon operational requirements. Clinical buildings along the southern boundary are to be set-out with their principal volumes parallel or perpendicular to the Southern Spine Road. A notional building line is established set-back 28m from this road kerb. If buildings are to be constructed close to this boundary, then building frontages should be orientated to this line. 64

67 Design Statement Part 2 - Design Guidelines contd Vistas and Urban Accents Buildings are to respond both to views into the Development and vistas along infrastructure roads within the Development. The following guidelines are to be incorporated in on-plot design: The west facing elevations of plots to the west of the Boulevard should present a frontage to the London - Cambridge rail line that projects the status of the Development as an international centre of research and clinical excellence. Building volumes should be configured to create an interrupted and permeable facade line. The building on the plot to the extreme south of the Development - visible from the London - Cambridge rail line and new Addenbrooke s Access Road - is to be architecturally expressed as a gateway building. The building on the plot to the north of the swept section of the Boulevard is to create a termination for the vista from south to north along the Boulevard. Figure 46 - Illustrative setbacks, building orientation and urban accents 65

68 Cambridge Biomedical Campus Expansion Building Massing and Height Building heights will be graded across the site, with generally lower buildings located towards the western and southern boundaries and higher buildings located towards the eastern boundary and the existing Addenbrooke s buildings. Figure 47 - Parameter Plan - Maximum building heights and maximum envelope Figure 48 - Parameter Plan - Minimum building heights and maximum envelope Figure 47 sets-out maximum heights for buildings across the new Development. Building heights will be no higher than 36m including roof level plant (if required) but excluding flues, above ground level towards the existing hospital. This could be interpreted as 6 floors + 6m plant at 5m floor to floor or a maximum of 4 floors if interstitial service floors are required. Building heights will be a maximum of 31m closer to the southern and western boundaries with the exception of the area immediately adjacent to the existing campus where 36 metre building heights may be appropriate. Roof level plant including flues and outlets is to be integrated into the overall building design. Either by setting-back plantrooms from the roof edge or integrating into a solution for the massing/elevation of the building. The treatment of plant on buildings on the western and southern perimeter of the site should recognise the sensitivity of views into this part of the scheme. Main frontages should be emphasised and front entrances in particular marked by the massing solution and enhanced by the use of appropriate external materials and soft landscape. Where possible frontages to the building lines set out should be of a significant height (within the maximum height constraints) to acheive a perception of containment to the infrastructure public realm. 66 Note that the controlling height line of a building will be the parapet line or eaves of the top of the building or plantroom, allowing flues and vent stacks to extend above this line.

69 Design Statement Part 2 - Design Guidelines contd Elevational Treatment Building Materials The aspiration is for a strong contemporary architectural identity for the new Development. The urban infrastructure will establish a robust framework within which there is scope for creative architectural expression on individual plots. The intention is coherence without conformity and architectural designs for individual buildings should contribute towards a unified spatial effect across the whole biomedical campus. Criteria for selection of building materials should include: Contemporary, elegant Tested Durable, low maintenance Colours generally neutral tones with accent colour if appropriate Clear (but high performance) glazing Neat, carefully detailed junctions between components Elevation proposals are to develop from integrated architectural solutions that seek to express the progressive uses of the buildings. Leading edge structural and envelope technologies in addition to technological solutions that seek to reduce environmental load are to be promoted. Building elevations to clinical and research spaces are to have a horizontal proportion and modulation. Long elevations should be articulated with vertical elements. Servicing and Ancillary Buildings On-plot Security & Amenity buildings, sub-stations, plant enclosures, motorcycle and cycle storage and other ancillary structures are to be designed to integrate with the overall landscape and architectural proposals. These structures should be located, where possible, to the rear of buildings. Where possible transparency should be introduced in facades - allowing life within buildings to animate the public realm. Specific areas of buildings, particularly in clinical buildings, may require higher levels of visual privacy and physical security, but staff break-out and vertical circulation areas are an opportunity to open buildings up and draw visual connection between building interiors and exterior spaces. Elevational treatment should seek where possible to integrate with the new buildings on adjacent sites to the east such as Cancer Research UK and the Elective Care Centre buildings. Illustrative examples of elevational treatment 67

70 Cambridge Biomedical Campus Expansion On Plot Landscape Design Guidelines A key consideration is the delineation of public and private space. Whilst privacy and security should be maintained, the private space should not feel isolated. This requires careful attention to the choice of hardscape and softscape detailing that defines different spaces and their functions whilst maintaining a connection. On plot spaces, whether public or private should facilitate harmonious movement and circulation of pedestrians, cyclists and vehicles. The proposed secondary public spaces within plots should be clearly defined, easily accessible, versatile and provide facilities for stopping and sitting. Careful landscape design should aim to enhance comfort, taking account of microclimatic conditions on plot. Plot frontages Treatment of plot frontages will be formal in nature. In these more visually controlled areas, amenity is the main function of the planting whilst retaining visibility for security purposes. The main requirements for internal on-plot planting for building frontages are highlighted below. Planting Landscape buffer/mitigation requirements between plots will be provided within the boundaries of the plots. Planting shall be no higher than 1m within 1m of a highway/footpath or within sight lines. If directly adjacent to a footpath or cyclepath the plants will not be thorny species. Planting should take account of microclimatic conditions on plot, providing a choice of shaded and non shaded areas. Planting between the secondary public spaces would be required to have some conformity in order to provide a sense of connectivity across the site. A mix of deciduous and native plants should be used. Illustrative treatments to plot frontages Ground cover planting up to 1.2m high, combined with a minimum of advanced nursery stock trees (clear stemmed up to 1.8m), is the preferred 68

71 Design Statement Part 2 - Design Guidelines contd approach to planting in formal situations, in order to maintain sight lines and psychological safety for pedestrians. Similarly, medium and large shrubs, where provided, will be spot planted as specimens. Large areas of shrub cover should be avoided, because these can cause security problems and harbour anti-social behaviour. Car parking in clinical areas is expected generally to be multi-storey except for a limited amount of operational and disabled spaces which will be provided close to the entrances of buildings. Proposals that comply with the adjacent Boulevard and Southern Spine Road planting will be used to unify the frontages of the development plots and also compliment the visual impact of building elevations to the roads. Hedge planting around parking areas and on the edge of the Boulevard will be grown to circa 1 metre height to reduce the foreground view from the roads, but with due regard to security issues (i.e. preventing possible concealment). The clinical areas to the south will be treated as a single plot in terms of planting and landscaping unless there are operational reasons for internal segregation of different activities or specialisms. Illustrative example of buffer planting Car Park Planting It is important to control the appearance of car parking areas and make adequate landscape provision otherwise the setting of buildings deteriorates and the quality of building architecture diminishes. Car parks are to be ordered, have well defined edges, be easy to use and provide safe and comfortable routes to buildings. Where appropriate, surface car parks will be enclosed with a hedge and perimeter tree planting. Within each car park linear tree planting in combination with hedges is proposed to reduce the visual impact of parked cars and also to provide shelter for pedestrians. The hedging should also be used to fragment larger parking areas into compartments. Where possible these hedges should be aligned with those on adjoining plots. Illustrative example of planting to car parks 69

72 Cambridge Biomedical Campus Expansion Illustrative examples of bench seating Hardscape and Street Furniture On-plot hardscape proposals are to relate directly to the public realm areas. The secondary public spaces that function as entrance courts are to be consistent in their treatment. Product selection will be from a limited pallette of consistent, high quality products. These extend from the choice of paving materials for roads, cycle ways and pedestrian routes to the lighting, signing and street furniture products that will animate the environment. The general pattern of vehicle and pedestrian movement and the organisation of landscape solutions will follow a central theme of presenting plot frontages and building entrances as a contiguous extension of the public realm. To avoid the feeling of clutter, the design, position and amount of street furniture needs to be carefully planned. Lighting On-plot lighting is to be controlled to create a contiguous night time perception across the whole Development. On -plot lighting will need to be carefully co-ordinated with public realm/infrastructure lighting. As a principle, on-plot luminance levels are to be maintained low and sources of illumination are to be low level and directed downwards - with the exception of feature building lighting. Security and Fencing There is a presumption that no security fencing is provided along plot frontages. However the need for robust security measures for research areas is recognised and it is recommended that passive measures are brought forward within the landscape proposals for plot frontages to resolve this requirement. Measures may include a swale and gabion solution (See Section 14 Public Realm and Landscape Strategy). Further security issues will be agreed in discussion with specific occupiers. Security arrangements in the clinical areas of the site will allow for more open access of the grounds and open spaces, with security controls within the buildings. Signage Strategy Corporate and brand signing must be conveyed in a consistent proprietary system within the common infrastructure areas and at plot entrances. Site signage will only be permitted in approved signage zones and in accordance with the size and layouts which will be set out in Site Signage Guidelines. There will be a total prohibition on neon signage or high level illuminated signage. For clinical facilities the existing Addenbrooke s wayfinding strategy will be extended where appropriate to the new buildings. Feature uplighting of buildings should be restricted to the entrance courts along the Boulevard and Southern Spine Road and building frontages around the Circus and along the Piazza. Illustrative example of lighting to plots Lighting to rear car parking areas is to be co-ordinated across all plots using similar heights, design and layout of fittings. Downlighting bollards solutions are to be the basis for design. 70

73 Design Statement Part 2 - Design Guidelines contd Ecology The ecological and habitat potential of landscape proposals will be an important consideration in the selection of appropriate design solutions. Species of plants will be chosen according to their wildlife benefits and native and locally-sourced species will predominantly be used, which will provide enhanced foraging areas. Bat boxes will be provided on trees around the site and House Sparrow boxes and nesting features for other birds will be provided on some of the buildings and trees in suitable undisturbed areas around the development. Permanent lighting will be directed away from the boundaries, wooded areas and acquatic habitats to reduce disturbance to bats. In providing sustainable urban drainage systems special consideration will be given to habitat creation. A Construction Environmental Management Plan (CEMP) will be compiled prior to works commencing on site to ensure best environmental working practice during construction. 71