ark on P - Amazon Web Services Zone... · 6 Site Location Giddy Green East Burton on r oad e r oad...

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Contents1.0 Introduction 41.1 site Location 61.2 the vision 71.3 the site 8

2.0 Assessment 102.1 ownerships Plan 122.2 enterprise Zone Boundary 132.3 Demolished Building Plan 142.4 existing Leases Plan 152.5 Previous Planning application Plan 162.6 Grassland & Green structures Plan 172.7 Land Designation Plan 182.8 Flood risk Plan 19

3.0 Evaluation 203.1 Constraints Plan 223.2 opportunities Plan 23

4.0 Masterplan 244.1 Concept Layering 264.2 Infrastructure 274.3 Proposed buildings 284.4 Proposed Landscape 294.5 Water Management 304.6 security strategy 314.7 Masterplan 324.8 areas - 5 year 344.9 areas - 5 year to Completion 354.10 Land Use area schedule 364.11 Building Use - Masterplan Complete 37

5.0 Implementation 385.1 Masterplan - 5 year 405.2 Masterplan - Complete 415.3 Masterplan - Plot Locations 425.4 Masterplan - Business Locations 435.5 Masterplan - Clean 445.6 Isometric Image 45

IntroductIon/assessMent/evaLUatIon/MasterPLan/IMPLeMentatIon/

5

1.0 Introduction 41.1 site Location 61.2 the vision 71.3 the site 8

IntR

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6

Site Location

Giddy Green

East Burton

East Burton road

Gat

emor

e r

oad

A352

Dorset Innovation ParkIntroduction

Key

Fig.1: site Location Plan.

Dorset Innovation Park is centrally located in south Dorset, approximately 17 miles west of Poole. the site sits within a cluster of settlements which include Wool, Dorchester, Weymouth and Wareham. the site is adjacent to Dorset Police Headquarters to the east, farmland to the south and the train line along the northern boundary.

the site has access from the a352 which is a main route connecting the towns of Wareham and Dorchester and has links to national road networks via the a31 which leads to the M27. Wool rail station, which has direct services to London Waterloo and Weymouth, is approximately 1.5 miles away.

a single site accommodating 56 hectares of land, of which 35 hectares is developable, the site’s central location links urban prosperity with rural opportunities.

7

The Vision


Fig.2: east sussex Business Centres - eastbourne - aHr.

Fig.3: east sussex Business Centres - Bexhill - aHr.

Fig.4: tremough Innovation Centre - aHr.

enterprise Zones are part of the government’s long-term economic plan to support business and the creation of jobs by transferring the leadership of growth to local areas. Dorset Innovation Park’s enterprise Zone status went live on 1st april 2017.

Dorset Innovation Park aspires to be an advanced engineering cluster of excellence for the south West, building on strengths in marine, defence and energy.

It is the second largest strategic employment site in the Dorset LeP area and is being recognised as a major focus for the economic regeneration of south Dorset. a vital enhancement for employment, the site is expected to facilitate 2,000 new jobs and attract dozens of new businesses to the area.

8

The Site


Fig.5: entrance. Fig.6: view of steam running through site.

Fig.7: atlas electronik and substation Buildings.

Fig.8: view of tradebe buildings from Monteney avenue.

1

3

4

21

3

2

4

the site is secured by a peripheral fence with a 24 hour-manned gate at the Innovation Park’s entrance. there is a secondary secured fence separating two parts of the site. Monterey avenue is the main street providing pedestrian and vehicular access through it, along the avenue there is a services conduct.

Most buildings have been demolished during the past few years but there are existing buildings on site currently in use, they accommodate well established companies and utilities, however, some are vacant at present.

9

The Site


Fig.9: top of site entrance. Fig.10: view towards tradebe buildings from West.

Fig.11: existing gate to Magnoux site.

Fig.12: view towards atlas buildings from Magnoux Gate.

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65

7 85

6

the existing roads have a orthogonal pattern providing good access and circulation around the site. Generous areas of well-maintained grassland and trees sit between buildings. a number of smaller ancillary buildings, structures and car parking areas are also present throughout the site.

IntroDUCtIon/AssEssmEnt/evaLUatIon/MasterPLan/IMPLeMentatIon/

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2.0 Assessment 102.1 ownerships Plan 122.2 enterprise Zone Boundary 132.3 Demolished Building Plan 142.4 existing Leases Plan 152.5 Previous Planning application Plan 162.6 Grassland & Green structures Plan 172.7 Land Designation Plan 182.8 Flood risk Plan 19

12

Land Ownerships

Dorset Innovation ParkAssessment

Key

the site is in public ownership, it is the former Uk atomic energy authority (Ukaea) Civil nuclear research facility and has been subject to a long-term nuclear decontamination programme. Most of the site is owned by Dorset County Council (DCC) with Purbeck District Council owning the central part of the site. the eastern part of the proposed site is owned by nuclear Decommissioning authority (nDa) which is leased by Magnox.

Fig.13: ownerships Plan.

13

Dorset Innovation Park Boundary


Key

Dorset Local enterprise Partnership (LeP), DCC and Purbeck District Council have been successful in achieving enterprise Zone status for the site, which has secured significant public sector investment.

It is the second largest strategic employment site in the Dorset LeP area and is being recognised as a major focus for the economic regeneration of south Dorset.

Businesses who locate to the site will be able to benefit from up to five years of business rate reductions and access to new ultra-fast broadband, role out planned in the future. With retained business rates to be invested in improving the site and local infrastructure over the next 25 years.

Fig.14: Dorset Innovation Park Boundary Plan.

14

Demolished Building


Key

the main phase of demolition occurred in 2016, leaving a number of brown sites across the site. there is little knowledge of foundations depths for each one of the buildings and further investigation will be needed for each plot.

Fig.15: Demolished Buildings Plan.

15

Existing Leases Plan


Key

Most currently existing buildings in site have long term leases and house well established businesses involved in marine, advanced engineering and defence. It is important to maintain certain aspects of the site to ensure leases are to be kept.

some of the leases include usage of ancillary land like car parking, small structures and open space, this is the case of atlas elektronik Uk. Chesil House is the only a multi-tenant building which is partially occupied.

Fig.16: existing Leases Plan.

16

Previous Planning Applications


Key

a number of planning applications have been submitted for the last few years. Most applications refer to improvements of some of the buildings or ancillary spaces and they are submitted by the tenanted companies.

three relevant planning applications have been approved, the first one (a) on the plan (fig.17) is the application submitted by Purbeck District Council for 20 starter Units, the second (D) on the plan (fig.17) for a new Production building and new access form the northern boundary for atlas elektronik, and the third on (e) on the plan (fig.17) was a new earth energy renewable energy Facility is currently lapsed.

HCa submitted an application (B) on the plan (fig.17), the application for 49 dwellings including a sport pitch has been withdrawn.

Fig.17: Planning applications Plan.

17

Grasslands & Green Structures


Key

the site supports a number of habitats including semi-natural woodland, coniferous plantation woodland, mixed woodland, scattered trees, semi-improved neutral and acidic grassland, standing water, running water and ditches, hedgerows and scrub.

Pockets of semi-natural broadleaved woodland occur across the site, within these, some blocks of semi-natural coniferous woodland are found as well as areas of mixed woodland scattered across the site.

the majority of the site comprises of relatively species rich semi-improved neutral grassland which is used as amenity space.

Fig.18: Grasslands & Green structures Plan.

18

Land Designation


Key

the site sits north-east of the 10 section of the Winfrith Heath site of special scientific Interest (sssI) therefore half of the site falls within the 400 meters buffer. this area is also part of the Dorset Heathland special Protection areas since 1998, Dorset Heath special area of Conservation (saC) and Dorset Heathland ramsar site.

there is a footpath Public right of Way surrounding the eastern boundary of the site and a bridleway Public right of Way along the western part the northern boundary between the train-line and the site.

Fig.19: Land Designation Plan.

19

Flood Risk


Key

the river Win runs through the eastern boundary. Parts of the site’s southern area fall on Flood Zone 2, meaning the probability of this area being flooded is between 0.1% and 1% in any year.

Fig.20: Flood risk Plan.

IntroDUCtIon/assessMent/EvAluAtIon/MasterPLan/IMPLeMentatIon/

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3.0 Evaluation 203.1 Constraints Plan 223.2 opportunities Plan 23

22

Constraints

Key

Dorset Innovation ParkEvaluation

Fig.21: Constraints Plan.

the Constraints Plan compiles relevant information set in the assessment Chapter which is relevant to inform the design process.

Due to the nature of the site and its past, there is an existing network of roads limiting possible development plot sizes; equally there are certain companies with long term leases which are planning to stay on site, these are: atlas elektronik, Weatherford Labs, QinetiQ, optisense and tradebe; those buildings will have to be kept or an agreement to translocate offices will be needed. some of the existing utilities will have to be assessed and further evaluation will be required to determine if those are obsolete. Certain areas with high interest habitats might have to be kept or translocated.

23

Opportunities

Key

Dorset Innovation ParkEvaluation

area outside eZ to be returned to Heathland

keep and improve existing roads

network

opportunity to improve existing

buildings

FutureBuilding

opportunity to improve existing

buildings

Potential non-secure site access

Potential pedestrian/cycle access

subject to nDa decommission

process

opportunity to enhance and extend Green

Buffer

opportunity to enhance and extend Green

buffer

Potential new and relocated security

fence to accommodate non-secure site area of

the Innovation Parkopportunity for grassland with

open watercourse

Potential non-secure area of the Innovation

Park

Potential extension of traintracks to

be used for goods freight

opportunity for a commercial site

Fig.22: opportunities Plan.

the existing level of security on site creates an opportunity to attract certain business to the Innovation Park, equally part of the site could be non-secured to diversify business. there is a high potential to extend the sidings this could attract specific businesses to the Park.

the current network of roads is in good state and there is an opportunity to improve them adding footpaths/cycleways in some roads to facilitate pedestrian and cycle movement across the site.

Pedestrian routes

IntroDUCtIon/assessMent/evaLUatIon/mAstErPlAn/IMPLeMentatIon/

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4.0 Masterplan 244.1 Concept Layering 264.2 Infrastructure 274.3 Proposed buildings 284.4 Proposed Landscape 294.5 Water Management 304.6 security strategy 314.7 Masterplan 324.8 areas - 5 year 344.9 areas - 5 year to Completion 354.10 Land Use area schedule 364.11 Building Use - Masterplan Complete 37

26

Concept Layering

Dorset Innovation Parkmasterplan

Water Management

security

Landscaping

Infrastructure

Buildings

the strategy for the Masterplan pays special attention to Infrastructure, Water Management, Landscaping, existing and new buildings, and security. an integrate design to set improvements for the overall site are described in the following diagrams in more detail.

Fig.23: Concept Diagram.Fig.24: Concept Layering Diagram.

27

Infrastructure

Plot 11c & 13 potential non-secure access

Main manned security entrance

Potential pedestrian security gate

Key


Fig.25: Infrastructure Diagram.

there are two Primary routes (Monterrey and ash avenues) running east to west and linking the main green spaces, these avenues are wider and landscaped, water management swales run parallel to them, no direct access to plots should be provided from these avenues, a part from existing plots. secondary routes run mainly north-south and provide access to the majority of plots. these are narrower and less landscaped.

there are opportunities to create a non-secure vehicular access immediately north of atlas elektronik and a secured pedestrian/cycle access at the end of Monterrey avenue.

28

Proposed Buildings

Key


Fig.26: Proposed Buildings Diagram.

the proposed buildings will be subject to appropriate design to fulfil future tenant’s needs. It is important to keep frontages close to the roads to improve sense of enclosure. the existing buildings with long term buildings and their adjacent spaces/structures are kept although future companies’ requirements could lead to vacant/obsolete buildings generating future opportunities for redevelopment.

a feasibility study has been undertaken for Chesil House in order to assess and evaluate appropriate future uses of the currently multi-tenanted building.

29

Proposed Landscape

Strategic green infrastructure and replacement grassland

Enterprise Zone Boundary

Existing Greens

Secondary green axis and replacement grassland

Key


Fig.27: Proposed Landscape Diagram.

Most of the woodland across the site has been kept and new planting is proposed along ash avenue. a more detailed ecology strategy should be developed in order to translocate high importance grassland.

30

Water Management

Key


Fig.28: Water Management Diagram.

refer to Dorset Green techonology Park, engineering and ecological Constraints, Draft april 2017 written by WsP Parsons Brinckerhoff.

31

Security Strategy

Key


Fig.29: security strategy Diagram.

the Innovation Park will be mostly a secured site. a new fence is proposed to run parallel to orchid road to separate the Magnox site from the Innovation Park. a new fence could be built along the eastern section of the northern boundary if the non-secure access is needed in the future, this is subject to feasibility of plots 13.

32

Masterplan


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

Fig.30: Masterplan - Complete.

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2

34

5

33


the central part of the Innovation Park allocates a Central open space serving the rest of the Park. the buildings around this area should reflect the centrality and importance of this space. ash avenue should be transformed as a main route east-west and landscaping and pedestrian routes should be enhanced.

the entrance of the site allocates some key buildings to reinforce the sense of arrival, creating an opportunity for landmark buildings in this location.

the western end of Monterrey avenue allocates three medium size plots. this area sits immediately north of the sssI zone, special attention to the design of these buildings and ancillary spaces should be incorporated to lower impact.

the Masterplan proposes to create a non-secure access immediately north of atlas elektronik Plot to diversify the uses within the Innovation Park. this access is subject to security Fence arrangements in order to keep level of security.

the Masterplan incorporates the extension of the sidings at the north-west corner. extending the sidings creates a unique opportunity for that plot of the Innovation Park.

1 4

2 5

3

34

Areas- 5 year

Key

use Plot area m2

Building area m2

Building area sqft

B1-B2 11,545 4,618 49,709

B1-B2 14,702 5,881 63,301

B1-B2 17,596 7,038 75,762

B1-B2 8,380 3,352 36,081

B1-B2 15,381 6,152 66,223

B1-B2 3,992 1,597 17,190

B2-B8 10,003 4,001 43,070

7A

7B

7c

8A

8B

10A

5A

Total 81,599 32,839 351,336


Fig.31: Plot areas - 5 Year Plan.

35

Areas - 5 year to Completion

usePlot Plot area m2

Building area m2

Building area sqft

12,867 5,147 55,398

4A

11A

10B

13d

B2-B8 18,484 7,394 79,583

2A**

7d*

7E*

B1-B2

B1-B2

B1-B2

21,346 8,538 91,905

6,812 2,725 29,331

6,789 2,716 29,230

5c

11d

B1-B2

B2-B8

7,687 3,075 33,095

21,412 8,565 92,190

12,766 5,106 54,964

B1-B2 8,783 3,513 37,815

6c

13B

B1-B2 7,123 2,849 30,669

6,985 2,794 30,074

5B

11c

B1-B2

B2-B8

B2-B8Energy

B8

Energy B8

Energy B8

6,652 2,661 28,642

4,414 1,766 19,004

3,693 1,477 15,899

3A B1-B2 11,162 4,465 48,059

13c

Key

Total 156,975 62,791 675,858

**

**

subject to overcoming ground constraints*** subject to relocation of high importance grasslands


Fig.32: Plot areas - Complete Plan.

36

Land Use Areas Schedule

developable Plots

developable Plots

developable Plots

use

use

use

Plot area - m2

Plot area - m2

Plot area - m2

Plot area - Ha

Plot area - Ha

Plot area - Ha

Plot area - acres

Plot area - acres

Plot area - acres

7A

B1-B2

B1-B2

open space

15,381

11,545

4,743

12,867

1.54

1.15

0.47

1.29

3.80

2.85

1.17

3.18

3B

8c

4A

8d 11A

open space

open space

2,423

10,142

0.24

1.01

0.60

2.51

10B

13d

B1-B2

B2-B8

21,914

18,484

2.19

1.85

5.41

4,57

2A** 7d* 7E*

B1-B2

Atlas openspc

B1-B2 B1-B2

21,346

4,332

6,812 6,789

416,381

2.13

0.43

0.68 0.68

42

5.27

1.07

1.68 1.68

103

5c

8G 11d

13A

B1-B2

B2-B8

7,687

21,412

0.77

2.14

1.90

5.29

7B

B1-B2

B1-B2

open space B2-B8

3,992

14,702

1,452 7,230

12,766

0.40

1.47

0.15 0.72

1.28

0.19

3.63

0.36 1.79

3.15

5A

8E 11B

B1-B2

Atlas

8,783

52,407

0.88

5.24

2.17

12.94

6c

10c

total

utility (sub sta)

1,977

0.20

0.49

2B

8A

open space

utility (pump sta)

3,863

1,900

0.39

0.19

0.95

0.47

5d

9A 11E

13B

B1-B2

B1-B2

7,123

9,998

0.71

1.00

1.76

2.47

1c 7c

open space

utility (sub sta)

B1-B2

Energy B8

5,612

760

17,596

6,985

0.56

0.08

1.76

0.70

1.39

0.19

4.35

1.73

5B

11c

B1-B2

B2-B8

8,380

10,003

0.84

1.00

2.07

2.47

6d

10d 10E

B1-B2

B2-B7

chesil House

B2-B8

open space

Energy B8

Energy B8

6,652

4,414

10,713

3,693

21,841

0.67

0.44

1.07

0.37

2.18

1.64

1.09

2.65

0.91

5.39

3A

8B

B1-B2

11,162

1.12

2.76

6A

10A 11F 12A

13c

open space

open space

open space

11,061

2,721 2,721

1.11

0.27 0.27

2.73

0.67 0.67

subject to overcoming ground constraints*** subject to relocation of high importance grasslands


37

Key

Building Uses - Masterplan Complete

Plot area m2

Building area m2

Building area sqft

total 416,381 95,430 1,027,195

subject to overcoming ground constraints

**

***** subject to relocation of high importance grasslands


Fig.33: Building areas - Complete Plan.

IntroDUCtIon/assessMent/evaLUatIon/MasterPLan/ImPlEmEntAtIon/

39

ImPl

emen

tAtI

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5.0 Implementation 385.1 Masterplan - 5 year 405.2 Masterplan - Complete 415.3 Masterplan - Plot Locations 425.4 Masterplan - Business Locations 435.5 Masterplan - Clean 445.6 Isometric Image 45

40

Dorset Innovation ParkImplementation

Key

Plot Boundary

Masterplan - 5 Years

the immediate phase of the Masterplan sets which plots are likely to be developed in the earlier stages of the implementation, in order to increase number of businesses within the Innovation Park. During this first phase minimal intervention to the site will be required. this will provide a higher economic return to the Dorset Innovation Park which could be invested on site in the latest phase of implementation.

Fig.34: 5 Years Plan Masterplan - Plots developed within the first five years of implementation.

5A

5B

7C

7B

7A

10A

8A

41


Key

Plot Boundary

Masterplan 5 - 25 years

the site sits north-east of the Winfrith Heath site of special scientific Interest (sssI) therefore half of the site falls within the 400 meters buffer. this area is also part of the Dorset Heathland special Protection area, Dorset Heath special area of Conservation (saC) and Dorset Heathland ramsar site.

there is a Public right of Way footpath surrounding the eastern boundary and a bridleway along the western part the northern boundary.

this Masterplan strategy has only looked inside the enterprise Zone Boundary, however there is opportunity to extend to the south of the site.

Fig.35: Complete Masterplan - Plots developed between 5 and 25 years time.

42


5A

5B

7C

7B

7A

10A

8A

2A

7D7E

3B

5B

6C

5C

10B

11A

11C

11D

13B

13C

13D

Fig.36: Completed Masterplan with Plot numbers

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Fig.37: Business Location Plan.

44


Fig.38: Completed Masterplan

45


Fig.39: Masterplan - Complete - Isometric image.

Architecture / Building consultAncy / urBAn design & MAsterplAnning / AdvAnced design / lAndscApe / interiors / iMAging

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