design guide dorset innovation park december 2018 - … zone/1. 151671_des… · interior design...

DESIGN GUIDEDORSET INNOVATION PARK

DECEMBER 2018

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Dorset Innovation Park | Design Guide

FILE

151671_Design GuidePROJECT

Dorset Innovation Park LDOCLIENT

Purbeck District Council PDCSTRIDE TREGLOWN JOB No.

151671PREPARED BY CHECKED BY

PS | PW | NH | GS| IC GS | PWDATE REVISION No.

07.12.2018 6

ARCHITECTUREINTERIOR DESIGNBIM AND DIGITAL DESIGNSUSTAINABILITY DESIGNMASTERPLANNING AND URBAN DESIGNLANDSCAPE ARCHITECTURETOWN PLANNINGBUILDING SURVEYINGHISTORIC BUILDING CONSERVATION PROJECT MANAGEMENTPRINCIPAL DESIGNERGRAPHIC DESIGN

SERVICES SECTOR EXPERTISE

OFFICE AND WORKPLACETECHNOLOGY AND INNOVATIONEDUCATIONSTUDENT LIVINGHOTELS AND LEISURERESIDENTIALSENIOR LIVINGDEFENCECIVIC, COMMUNITY AND CULTURE HEALTHCARERETAILTRANSPORT

PROJECT CONTACT

GRAHAM STEPHENS+44 (0)117 974 3271 [email protected]

LONDONBIRMINGHAMMANCHESTERBRISTOLCARDIFFSOLENTBATHPLYMOUTHTRURO

OFFICES

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INTRODUCTION & BACKGROUND

PART 1: SITE CONTEXT - ANALYSIS OF THE SITE AND SURROUNDINGS

PART 2: OVERARCHING STRATEGIES - DESIGN PRINCIPLES

PART 3: DESIGN GUIDANCE - LANDSCAPE AND ARCHITECTURAL ELEMENTS

PART 4: CONCLUSION

APPENDIX 1: LANDSCAPE AND ECOLOGICAL MANAGEMENT PLAN

APPENDIX 2: TREE SURVEY

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General note:

From 1st April 2019, the local authorities relevant to this Local Development Order within the Dorset area will be restructured and will merge to become a single combined authority. For the purposes of this Local Development Order and all related documentation, all references to Purbeck District Council as the applicant will read as the ‘Council’. The term ‘Council’, therefore, relates to Purbeck District Council in the interim and the new combined authority to be known as Dorset Council thereafter.

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INTRODUCTION & BACKGROUND

Introduction & Background

The Local Development Order is designed to streamline the planning process for those wishing to invest and deliver new employment buildings across the site. The Order, and its supporting documents, provides a set of development principles and guidance to not only inform detailed development proposals but also a framework against which the Council can make expedient development management decisions where submitted projects are considered to be in accordance with the provisions of the Local Development Order.

It is estimated that the Dorset Innovation Park has the potential to accommodate some 55,355m2 of net new build employment floor space. In conjunction with the retention of the existing 22,855m2 of commercial floor space, the end state of the Local Development Order area has the potential to provide a floor area of over 75,000m2.

When fully developed, it is estimated that over1,500 full time equivalent employees are estimated to work within the Local Development Order area. This estimate excludes areas beyond the Local Development Order boundary but located within the Enterprise Zone - this land amounts to approximately 20% of the wider Enterprise Zone. This reflects similar employment numbers when compared to the level generated when the Nuclear Testing Facility was fully operational in the 1980’s.

Existing businesses accommodated within the site include, but are not limited to Atlas Elektronik UK and QinetiQ, global players in the design and delivery of specialist services to the defence sector. Building upon the attraction of these companies to both small and medium sized enterprise (SMEs) and larger companies, the Council and the Dorset Local Enterprise Partnership have targeted aspirations to encourage and facilitate investment from companies involved in the following sectors:

• High value manufacturing and Research and Development

• Marine

• Defence

• Energy

• Cyber-Security

Employment and commercial activities considered appropriate within the Dorset Innovation Site include Research and Development, Light and General Industrial processes (including manufacturing), storage and distribution and supporting office, training, education and ancillary welfare uses.

While office uses are anticipated to be accommodated within the site, it is not anticipated that large office based headquarters will be attracted to the site: these being uses that would be potentially better served in an urban (town centre or edge of town centre) location.

The Dorset Innovation Park Local Development Order is a Council and Dorset Local Enterprise Partnership initiative that seeks to attract inward investment and generate new jobs as part of a managed development programme across large parts of the former Winfrith Atomic Energy Establishment site near Wareham. The Dorset Innovation Park is the second largest employment allocation in the County and will play a vital role in the future economic success of the area.

Sections of this Design Guide marked with this symbol are deemed to be mandatory elements, in line with Table A of the Statement of Reasons

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A key characteristic of the Local Development Order area is the fact that the site is contained within a secure fence line, managed via a manned gatehouse.

This offers a unique opportunity to accommodate high value and specialist occupiers who would benefit from an added degree of security. The area is also positioned within an important Dorset Heathland environment and includes significant acid grassland areas on site, which add to the unique setting for a strategically important employment site. It is the protection and enhancement of this environmental setting that is at the heart of the public realm and parkland design principles as set out within this design guide.

Given the scale of development, environmental setting and importance of creating an attractive employment setting for inward investment, the Dorset Innovation Park design guide is considered a vital tool with which to encourage and regulate detailed development responses appropriate to their economic, environmental and social setting.

What is a Design Guide?

A Design Guide is an illustrated compendium of the necessary and optional design components of a particular development with instructions and advice about how these relate together in order to deliver a masterplan or other site-based vision.

Relevance of a Design Guide to the Dorset Innovation Park

In the context of the Dorset Innovation Park, the design guide will play an effective part in creating an economically successful and sustainable development. Design guides are particularly valuable for strategically important sites such as the Dorset Innovation Park, where the site will be developed in a number of phases, and likely to involve numerous development partners and/or design teams over many years.

This Dorset Innovation Park design guide therefore provides direction to achieve the Council’s aspirations for the delivery of the Dorset Innovation Park.

The design guide will also assist the Council and the Dorset Local Enterprise Partnership to develop a marketing strategy to attract investment and jobs to the area.

Pre-submission discussions

It is important to note that pre-submission discussions and negotiations are expected between:

1. Interested parties looking to invest, develop and/or occupy space within the Dorset Innovation Park,

2. The Council (as Local Planning Authority and Landowner) and,

3. Dorset Local Enterprise Partnership (as Development Partner).

These discussions will enable potential uses and commercial terms to be progressed, subject to satisfactory designs being prepared and submitted in accordance with the Order and Design Guide.

Structure of the Guide

The Design Guide is presented in 4 parts:

Part 1 presents an introduction to the site, the purpose of the Local Development Order and the role of the design guide in setting the design aspiration of the Council in seeking to create an attractive, viable and sustainable economic community across the Dorset Innovation Park.

Part 2 sets out the fundamental urban design principles which detailed design teams will be required to adhere to when preparing formal submissions to the Council.

Part 3 sets out a series of Landscape, Architectural and Other Guidance which design teams are strongly encouraged to follow: these sections of the Guide aim to set out what are considered to be robust, appropriate and relevant design guidance to deliver a series of acceptable building and landscape proposals across the Dorset Innovation Park site.

Part 4 provides a summary conclusion of the design aspirations of the Council and its development partners.

Appendices, including a Landscape and Ecological Management Plan and the arboricultural survey of the site, sets out the principles and maintenance regime for both the communal public realm area across the site (the responsibility of the Council and its appointed maintenance contractor) and plot areas that will reflect detailed landscaping schemes, which will, in turn, draw upon a species mix outlined in the design guide.

London

Cardiff

Manchester

100 MILES

200 MILES

Belfast

Edinburgh

Newcastle

Glasgow

Dublin

Birmingham

Exeter BournemouthPortsmouth

Southampton

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• It will play a significant role in delivering a more certain design and development process with greater co-ordination of different aspects of design (such as landscape, ecology and drainage on a plot-by-plot basis).

• It will give planning certainty, and potentially speed the planning determination process for subsequent, and compliant, submissions.

• Formal submissions that are considered to be in accordance with the Design Guide (and Order) will benefit from a streamlined and expedient determination by the Council.

• It will provide an enhanced economic value through better design and a stronger sense of place: supplemented by enabling works undertaken by the Council and which will deliver an appropriate parkland setting and public realm across the Dorset Innovation Park.

• In the context of the Local Development Order, the opportunity exists for the Council to review and refine the content of this Design Guide. This has the potential to not only reflect on the outcomes generated by the early phased delivery of buildings and public realm, but also respond to supplemental design or technical studies and a maturing natural environmental context over time.

The Design Guide and the Illustrative Masterplan aims to make the concept of the Dorset Innovation Park easier to understand and be carried through in future detailed design submissions.

Submissions that are not considered to be in accordance with these principles have the potential to be considered inappropriate under the parameters of the Local Development Order. The Council reserves the right to ask for such submissions to be withdrawn and submitted in the normal way as set out by Section 55 of the Town and Country Planning Act 1990 (as amended).

The Dorset Innovation Park Design Guide will therefore help steer the design/development process, setting explicit quality benchmarks from the start and will form part of any respective land agreement with the landowner.

Summary: The benefits arising from the Dorset Innovation Design Guide

The Council and the Dorset Local Enterprise Partnership consider that the main benefits of this design guide are as follows:

• It will play an essential part in delivering a better quality development that is responsive to the existing heathland and acid grassland character of the area and that will meet the anticipated economic outcomes across a range of targeted development sectors.

• It will be an effective means of reassuring and clarifying the design expectations of the key stakeholders to developers and owner-occupiers.

• It will achieve a consistent and cohesive level of design quality over the lifetime of the implementation of the Dorset Innovation Park.

LONDON WATERLOO2 hours 35 mins

BRISTOL TEMPLE MEADS

3 hours 30 mins

WOKING1 hour 50 mins(change at Basingstoke

READING2 hour 20 mins

(change at Southampton Parkway)

SOUTHAMPTON CENTRAL1 hour 15 mins

SOUTHAMPTON AIRPORTPARKWAY1 hour 22 mins

BASINGSTOKE1 hour 50 mins

PORTSMOUTH2 hours 1 min

PORTSMOUTH HARBOUR2 hours 7 mins

BOURNEMOUTH30 mins

WOOL

SALISBURY

WIMBLEDON

GUILDFORD2 hours 40 mins(change at Basingstoke)

EXETER ST DAVID’S3 hours

WEYMOUTH30 mins

Illustrative Masterplan for the Dorset Innovation Park

The design guide accords with the provisions of the Local Development Order and has helped to inform an Illustrative Masterplan for the site. This Illustrative Masterplan, presented as part of the accompanying Statement of Reasons, presents one potential development scenario for the Dorset Innovation Park. Alternative options can be delivered, reflective of detailed development submissions made to the Council, however the Council will use this design guide to encourage detailed submissions that can be demonstrated to be in accordance with the principles embedded within it.

How to use this Design Guide, and how the Council will apply this Design Guide

This design guide is one of the documents that support the Local Development Order for the Dorset Innovation Park, and should be read in conjunction with these other documents; notably the Statement of Reasons.

Design teams will be expected to fully appreciate the intrinsic and special qualities of the area prior to considering design responses that endeavour to meet their client’s accommodation / operational requirements.

Design responses, from first pre-application submission discussions, must demonstrate to the Council that the fundamental principles as set out in Part 2 of this design guide have been taken into account. It is these principles that the Council, as Local Planning Authority, will give significant weight to in making formal determinations under the Local Development Order.

CLAPHAM JUNCTION 2 hour 26 mins

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Bovington(10 minutes by car)

Other Facilities (within a 15 minute radius by car)

Wool (5 minutes by car)

Bovi

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Hor

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Food

Tak

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Con

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Har

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Spor

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Chi

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Play

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Bask

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Winfrith Newburgh (8 minutes by car)

Amenities

Hospitality

Hospitality Recreation Amenities Education

Education RecreationAmenitiesTourism

Pub

Farm

Sho

p

Vete

rinar

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entre

Car

Gar

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Spor

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AmenitiesHospitality Recreation

Recreation EducationHospitality Facilities

KEY

Route to Wool

Route to Bovington

Route to Winfrith Newburgh

Access to nearby amenities

Row of shops/amenities

Access to recreational facilities

Tourist facilities

Isolated shop

Isolated cafe

Isolated pub

Gate house

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SITE CONTEXTANALYSIS OF THE SITE AND SURROUNDINGS

PART 1


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Monterey Avenue

Ash Avenue

South West Main Line

East Burton Road

Wal

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Stre

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N.E

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Stre

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N.W

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Aven

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0

Willo

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Oak

Roa

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Orchid RoadFern Road

Avenue 52

Orc

hid

Road

Chesil House

The Quadrant

Brownsea House

QINETIQ

DORSET POLICE HQ

River Win

River Frome

ATLAS ELEKTRONIK

Magnox

TRADEBE

OPTA SENSE

Chapman House

Main Gate house

THE SITE

Site Description

The site area is defined by a boundary that encompasses 40 hectares of land. It sits within an envelope measuring 1.3km by 800m approximately.

There is a gatehouse at the southeastern corner of the site that provides the main access to the site. The gatehouse is 1.8km (aerial distance) from the centre of Wool - by the railway station, which is to the east of the Dorset Innovation Park.

In many parts of the Dorset Innovation Park, nature has taken over from the man-made activities of the past, including where nuclear reactors once stood. Other parts retain the scars in the ground of where buildings had been, with gravel beds now marking their footprints.

While many of the original buildings on the site have been demolished, there is still employment activity in a small number of areas within the Dorset Innovation Park. These include Atlas Elektronik UK in the northwestern corner of the site, QinetiQ along the northern boundary, and a small number of occupants, including Optasense and Nuvia, in the Chesil House complex along the western edge of the site. The Council has also recently delivered 20 new start-up units in the Quadrant, which will act as a seed for new activity for the Dorset Innovation Park. Since the Enterprise was designated, Atlas Elektronik have constructed a 12 metre high 2,200 m2 production facility.

The Dorset Innovation Park is located at the site of the former Winfrith nuclear energy test facility on the edge of Wool village. The nuclear facility closed down in 1990 and has been undergoing phased decommissioning since then.

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KEY

Existing buildings

New buildings

Demolished structures (Magnox / NDA Works)

Location of remaining basements

Demolished structures (HCA Works)

Decommission & Demolition

The first closing of a reactor was in 1983 when, after 20 years, ZEBRA was closed.

The withdrawal of government funding in the 1990s started the decommissioning process. The first formal reactor decommissioning began in the 1990s with operations ceasing on SGHWR after nearly 25 years. Soon after, the Apprentice Training School, NESTOR, DIMPLE and Alpha Materials Lab also began shutting down. The latter was decontaminated and returned to an open green space, making it the first major plutonium facility to be decommissioned. All 6 of the low power reactors were shut down by the middle of the 1990s.

In the mid 2000s the Category 1 nuclear active buildings, including SGHWR and DRAGON, began the careful dismantling process. Both of these are still being assessed prior to the reactors being decontaminated. Then, they will enter the care and maintenance period after which the final restoration process is completed. The Waste Encapsulation Plant and sludge tanks also begin to be shut down and demolished.

In 2006 the reactor hall for NESTOR and DIMPLE, the last reactors, were removed and demolished. In the same year ZEBRA was decommissioned and fully dismantled by 2010, with the demolition of its office facilities.

In 2008, after 7 years of decommissioning, the Active Handling and Decontamination building was one of the first highly active nuclear facilities in the UK to be decommissioned and safely demolished.

Effectively, Magnox and the National Decommissioning Authority were responsible for the demolition of the buildings that had nuclear reactive elements. Demolition of any other buildings was the responsibility of the HCA. The site today has been partially restored and with all previous reactors that were within the LDO site area successfully removed, with no hazardous reactors or material remaining on the site.

Safety Test Compound

ZEBRA Reactor[now demolished]

SGHWR (Steam Generating Heavy

Water Reactor)[being decommissioned]

DRAGON Reactor[being decommissioned]

Laboratories

Liquid Effluent Collection

Stores

NESTOR / DIMPLE Reactors

[now demolished]

Active Handling & Decontamination[now demolished]

Central Offices

Information sourced from: Winfrith Timeline - from the early years to the present day; Magnox Publications, 2015.

PREVIOUS DEVELOPMENT ON-SITE

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EXISTING BUILDING HEIGHTS

Building Heights

For the purposes of capturing existing building heights across the area, an estimate has been made by comparing them with typical office floor-to-floor heights.

Due to the scale and open nature of the site, the heights of buildings in the area appear to be generally low lying. There are some exceptions, most notably the 2 remaining former reactors and 2 other structures within the Magnox site, which are approximately 5-6 storeys.

The remaining buildings across the former Winfrith Atomic Energy Establishment site range from single storey to 6 storeys. Typically the average building height is 2 to 3 storeys.

Chesil House, a 4 storey building plus plant, is the tallest building within the LDO site boundary and overlooks the central plots. Atlas Elektronik UK is, by footprint, the largest building on the site. It has 3 storeys, and a visible entrance facade located at the eastern end of Ash Avenue. The new start-up units in the Quadrant, which will be retained, are 2 storeys.

Note: Larger buildings are estimated equivalents.

KEY

6 Storeys

5 Storeys

4 Storeys

3 Storeys

2 Storeys

1 Storey

Red Line Boundary

Police HQ

Chesil House

Brownsea House

The Quadrant

Chapman House

‘DRAGON’ High Temperature Gas-Cooled

Reactor

SGHWR (Steam Generating Heavy

Water Reactor)

ATLAS ELEKTRONIK

UK

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WALKING DISTANCES INTO THE SURROUNDING AREA

Walking Distances

The Dorset Innovation Park is isolated from its surroundings, due in part from the secure and former nuclear licensed nature of the site. The diagram opposite highlights the typical walking times out from the Gatehouse in blocks of 5 minutes (identified in different colours). It demonstrates the extent of walking distances within a 20 minute radius. Notably, the only existing facilities off-site that are within a 30 minute return journey are the Seven Stars Inn, Cecila’s Cafe and Gatehouse Farm Shop.

Extent of Existing Footpaths

The A352 has no public footpaths heading south west from the roundabout at Monterey Avenue, which restricts safe pedestrian movement. However, heading north east there is a roadside pavement for pedestrians and, likewise, there is also a pavement from the main roundabout into the site. Both of these provide safe access between the site and the train station.

Main Gate House

15 mins from gatehouse

8 mins to Cecila’s Cafe

14 mins to Gatehouse Farm Shop



12 mins to Seven Stars Inn

KEY

walkable within 5 minutes (dashed line indicates no pavement on route)




Red Line Boundary

Pedestrian access across railway

Level Crossing with pedestrian access

Bus Stops

24 mins to Wool Train

Station

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ON-SITE PERMEABILITY & LEGIBILITY

Walking Distances

It takes approximately 20 minutes to walk from the gatehouse to the furthest point on site, assuming ‘short-cuts’ across plots are not used. The walking distance to the centre of the site from the gatehouse is approximately 10 minutes.

Extent of Existing Pavements

There are pavements located along the major roads: Monterey Avenue, Ash Avenue, Oak Road and Walnut Road. The existing pavement network seems to coincide above the locations of the service corridors. However a key circulation route, Willow Road, does not have pavements.

KEY





Red Line Boundary

Security Fence

Main Gate House

Chapman House





8 mins to ATLAS ELEKTRONIK UK

12 mins to Chesil House

Monterey Avenue

Ash Avenue

Wal

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Stre

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N.E

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Stre

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N.W

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Aven

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Willo

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ACCESS & SECURITY

Security Fence

A secure fence is located around the entire perimeter of the site, which effectively ensures that access is controlled via a single gate in the south east corner of the site. The network of perimeter fences in the area is extensive, securing both the Dorset Innovation Park and the neighbouring Magnox site. The perimeter fence also extends along the entrance to Chapman House. Adjacent to the entrance to the Chapman House approach is an isolated building that has its own perimeter fence within the main secure line of the site. The fence height varies from 1.2m to 4m high.

Immediately adjacent to, and including part of, the Dorset Innovation Park perimeter fence, the Police HQ and the land to the south of the Police site also have security fences around their boundaries.

Site Access & Service Gates

The primary site access is via the south east gate, which is located along Monterey Avenue. A locked service access gate is located on the northern edge of the site close to the Atlas Elektronik UK complex.

Within the site itself, there are 2 locked access gates between the Magnox Site and the Dorset Innovation Park along the Park’s western boundary. In addition, there is a gate linking the Park with the Dorset Police site. There is also an existing private gate close to Chapman House, but this is not in regular use.

KEY

Access Points

Security Fence

Emergency & Maintenance Access

Existing Private Gate

Red Line Boundary

Main Gate House

Locked Gate House to

Nuclear Plant

Possible entrance to Enterprise

Zone

Magnox Site

Police HQ

Access to Police HQ

Dorset Technology

Park

15

0 1km

Project Dorset Innovation Park, Wool, Dorset

Drawing No. 11286/P04Date January 2018

Drawing Title Landscape Character Plan

Checked SL/JC

Scale As Shown (Approximate)

© Crown copyright, All rights reserved. 2018. Licence number 0100031673Tyler Grange LLP T: 01285 831 804 E: [email protected] W: www.tylergrange.co.uk

Marsden Estate, Rendcomb, Cirencester, Gloucestershire, GL7 7EX

Site Boundary

Dorset Landscape Character AssessmentAvailable at: https://mapping.dorsetforyou.gov.uk/Landscape/Map

Heath / forest mosaic

Heath / farmland mosaic

Lowland heathland

Clay valley & downland

Ridge & vale

Valley pasture

Open chalk downland

Rolling wooded pasture


KEY

Heath / forest mosaic

Heath / farmland mosaic

Clay valley & downland

Ridge & vale

Valley pasture

Rolling wooded pasture

Lowland heathland

Open chalk downland

WIDER LANDSCAPE CHARACTER

DORSET INNOVATION PARK

The Landscape Character Assessment of Dorset identifies and describes the key features and characteristics of the landscape within Dorset. The study area encompasses a number of Landscape Character Types (LCT)s where the site is almost totally located within the Heath / farmland mosaic with just the entrance road falling within the Valley Pastures LCT.

Key characteristics of the Heath / farmland mosaic LCT include:

• “Mosaic of mixed farmland, heathland and scrub which creates a patchwork landscape;

• Generally flat landform, which drains to the adjacent river basins;

• Heavily influenced and fragmented by urban and urban fringe land uses such as industrial, commercial & leisure uses as well as transport corridors, quarrying, power lines and ‘horsiculture’;

• Some large areas of open heath and small fragmented pockets;

• Straight roads and lanes often lined with thick hedges;

• Mixed agriculture with some areas of estate farmland;

• Woodland and plantations create key features, which helps to integrate development; and

• Dorset Innovation Park creates an adverse impact.”

Key characteristics of the Valley Pastures LCT include:

• “Flat and open valley floor landscape with distinctively meandering river channels which often floods;

• Typically, a grazed pastoral landscape based on deep alluvial and gravel soils;

• Generally large fields with a mosaic of smaller fields abutting the river edges;

• Groups of riverside trees follow the watercourses creating key features along the valleys;

• Old water meadow systems and features are common;

• Settlements and transport corridors follow the valley floor;

• Historic river crossings points are often over old bridges;

• The valleys provide the historic and cultural setting to many county towns; and

• Widens out towards the coast and merges with the harbour side landscapes at Poole.”

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OVERARCHING STRATEGIESURBAN DESIGN PRINCIPLES

PART 2


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DORSET INNOVATION PARK:A PLACE THAT INSPIRES

The Dorset Innovation Park has the opportunity to attract people, organisations and investment into an attractive, inspirational and collaborative working environment within the Dorset landscape. The vision for this Dorset Innovation Park is to blend the successes of the past with the advancement in the technologies of the future.

The characteristics identified here in this section of the Design Guide set out the vision that will underpin how the Dorset Innovation Park evolves. They will apply to each open space and individual development plot. The characteristics form the ethos of the design of the Dorset Innovation Park, complementing the site’s pioneering history. The development proposals across the Dorset Innovation Park will be required to show how they incorporate these characteristics, and create a positive impact on the overall look and feel of the Dorset Innovation Park.

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CHARACTER VISION FOR THE DORSET INNOVATION PARK

A RICH AND INNOVATIVE HISTORY

One of the reasons for the Dorset Innovation Park being located on this site, less than 2km to the west of Wool, is due the site’s rich history as one of the world’s foremost nuclear research facilities between the 1960s and the end of the 20th century.

Previously used as a decoy airfield in World War II, the United Kingdom Atomic Energy Authority (UKAEA) chose this site in the 1950s to build a new nuclear research establishment to complement the work already being undertaken at Harwell in Oxfordshire.

The purpose of the research facility at Winfrith was to develop and test different types of prototype nuclear reactors. A total of nine reactors were constructed across the site, three of which had their own sites (DRAGON, SGHWR and ZEBRA). The others were housed in a complex of buildings to the north of the roundabout in the southeast corner of the main LDO site area.

The SGHWR (Steam Generating Heavy Water Reactor), started in 1963, operated at full output supplying electricity to the National Grid for

23 years, while the other reactors were built for research only and were never designed to produce energy. The DRAGON reactor was an internationally successful collaborative project with input from teams of scientists from around Europe.

By the early 1990s, the Winfrith Atomic Energy Establishment had served its purpose, having led the world in providing vital information to the nuclear industry in the UK and internationally.

This site will be the first nuclear site in the country to be fully decommissioned and made available for non-nuclear uses, part of which has already happened and forms the basis of the LDO site area. The creation of the Dorset Innovation Park is a great opportunity to continue the site’s legacy of groundbreaking research and innovation, while also utilising the infrastructure left over from a time when over 2,000 people worked here.

Winfrith’s story is a history of world-class research, science and technology. The Dorset Innovation Park seeks to capture that pioneering spirit by providing a secure environment for new ideas, technologies and innovations to be developed and tested in key sectors.

The Dorset Innovation Park will become a test bed for research into new commercial products and practices, which neatly aligns with the site’s history. This Design Guide aims to capture that spirit by creating a place that inspires like-minded companies and individuals to innovate together.

This chapter pulls together the essential qualities of place that will inform the character of the Dorset Innovation Park going forwards. It sets out how the Innovation Park will look and feel.

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LAYOUT OF THE WINFRITH ATOMIC ENERGY ESTABLISHMENT COMPLEX (c.2002)

SGHWR (Steam Generating Heavy Water Reactor)(Being decommissioned)

Reservoir within Blacknoll Hill(Due for removal)

ZEBRA Reactor(Decommissioned)

Zero Energy Reactor Halls (Locations of multiple test reactors)(Decommissioned)

Creche (Demolished)

Safety test compound(Mostly demolished)

Canteen(Demolished)

Fire station(Repurposed)

Stores(Repurposed)

Active handling and contamination(Decommissioned)

Laboratories(Repurposed)

Liquid effluent collection(Repurposed)

Medical centre and operating theatre(Demolished)

Staff and bus entrance(Now service access)

Central administrative offices(Demolished except for Brownsea House)

DRAGON Reactor(Being decommissioned)

ENTERPRISE ZONE

LDO BOUNDARY

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A SECURE, YET COLLABORATIVE, PLACE THAT ENCOURAGES AND SUPPORTS RESEARCH AND INNOVATION

The Dorset Innovation Park Enterprise Zone is an advanced engineering cluster of excellence for the South West, building on strengths in marine, defence, energy and cyber security. Dorset Innovation Park lies at the intersection of the burgeoning aerospace, marine, defence, energy and high-value manufacturing clusters.

The Dorset Innovation Park will be a place that continues to draw together like-minded hi-tech companies seeking to research and test new ideas and technologies. The Dorset Innovation Park is a secure environment, and at its heart will be a lively culture of collaboration between tenant companies, as well as amongst the sharp increase in employees who will be working around the Dorset Innovation Park and wider Enterprise Zone over time.

A PLACE THAT REFLECTS AND RESPECTS THE SENSITIVE LANDSCAPE THAT SURROUNDS IT

The Dorset Innovation Park is located within a wider landscape that comprises the Dorset AONB to the south and an SSSI site immediately to the west. The notable areas of acid grassland present will be incorporated as part of the new park proposals.

The Dorset Innovation Park will become a place where its modern layout and character will begin to blend into the landscape by reinforcing existing trees, especially along the southern boundaries, along with more sinuous landscape forms that break down the historic impact of the rigid gridded layout of the existing site.

The Dorset Innovation Park will be transformed from being perceived to have a negative impact on the surrounding landscape into a site that responds to the characteristics of the wider landscape. The on-site acid grassland that is of ecological significance will be the overriding influence on the site design, including a comprehensive translocation strategy to preserve this habitat. The planting will then also make references to the Dorset Heathland Character where appropriate.

1.LANDSCAPE 2.COLLABORATION

11286/P07February 2018

JC/AW

Drawing No. Date Checked

Dorset Innovation Park, Wool, Dorset ProjectDrawing Title

Marsden Estate, Rendcomb, Cirencester, Gloucestershire, GL7 7EXT: 01285 831 804 E: [email protected] W: www.tylergrange.co.uk

Photoviewpoints 17 and 18

Photoviewpoints 17 and 18

Distance from Site: Orientation: Coordinates:

Description /Commentary:

Distance from Site: Orientation: Coordinates:

Description /Commentary:

1.26m North SY 81174 85699

View from PRoW on the edge of East Knighton looking northwards in the panorama across Knighton Heath towards the Winfrith Nuclear site and the Dorset Innovation Park. Blacknoll Hill is a prominent landform feature which when combined with the exten-sive intervening mature woodland landcover of mixed evergreen and deciduous species, effectively screens either all or partially the buildings on these sites.

Photoviewpoint 17:

1.5km North-East SY 80667 86353

View from the top of Blacknoll Hill an area of Open Access Land within Winfrith Heath. A high point in the landscape with 360 degree panoramic views. This view close to the south western boundary of the Winfrith Nuclear site is extensive where the heathland vegetation, the tree belts and plantations of mixed evergreen and deciduous species dominate. The large scale nuclear buildings in the centre of the view lie in front of the Dorset Innovation Park site which while present is not clearly visible due to the pres-ence of intervening vegetation of mixed evergreen and deciduous species.

Photoviewpoint 18:

ETHOS OF THE DORSET INNOVATION PARK

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3.WELLBEING 4.IDENTITYA PLACE THAT PROMOTES HAPPINESS AND WELLBEING FOR EVERYONE WORKING AND VISITING

As a secure environment, it is important that people are happy to be within the Dorset Innovation Park. The Enterprise Zone aspires to draw new companies into Dorset and an attractive working environment that is enjoyable and supports wellbeing will make that move easier and more appealing.

The Dorset Innovation Park will be a place that encourages people to enjoy, with a range of spaces for different types of activities, including: rest and relaxation, and socialising. Opportunities for building up a community at the Dorset Innovation Park will be at the forefront of the evolution of the Innovation Park.

Set within the wider Dorset landscape, the community within the Innovation Park will have access to a vibrant, healthy and happy place and surroundings.

A PLACE THAT IS UNIQUE WITH ITS OWN IDENTITY AND PURPOSE

The Dorset Innovation Park will be a distinct place that reflects the wide range of remarkable work being undertaken around the park by different companies and individuals. It will be a place that inspires.

The park will be easy to navigate with clear and legible wayfinding measures. These will include a distinctive brand for the Dorset Innovation Park that manifests itself in general directional signage and plot identification, as well as using the landscape as a canvas for sculptural features in key locations.

The architecture of the Dorset Innovation Park will reflect this vision by responding to the Dorset Innovation Park’s overall identity while also allowing each individual tenant to express its own identity, reflective of the uses to be undertaken in each building and/or zone.

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CONCEPT MASTERPLAN SUMMARY

The emerging concept masterplan proposes a flexible development framework comprising a series of sub-divisible development plots that are joined together by a unifying landscape. The Dorset Innovation Park will become a place with its own distinct character that will appeal to new and current tenants, including their employees. This will become a place where people want to work.

The proposals for the Dorset Innovation Park seek to provide an attractive employment environment that is appropriately set within the wider Dorset landscape. The Dorset Innovation Park proposals are designed to appeal to as many companies as possible in the Enterprise Zone’s target markets of Marine Technology, Defence and Cyber Security.

The legacy of the site’s previous use as a nuclear research facility is an extensive utilities infrastructure that makes this site ideal for employment. The masterplan identifies a series of access, utilities and landscape strategies that have been strongly influenced by what currently exists across the site. As a result, the masterplan revolves around both the existing landscape features (including grassland areas, water bodies and select native tree groups) and the road network.

The unifying parkland that connects all the development plots together serves a number of functions:

• It provides an attractive environment for tenants to look out onto and to enjoy for both relaxation and more active pursuits.

• It will help with wayfinding by opening up key views to each development plot and provides separation for pedestrians and cyclists from the road network making the routes though more pleasant, attractive and safe to use.

• It is central to the ecology strategy for the site by: retaining and safeguarding important acid grassland communities either in-situ, or in pre-determined locations that they would be translocated to; enhancement of existing features to maximise their biodiversity potential, for instance the existing pond; creating new habitats within a multi-functional green infrastructure; and, importantly, providing employees with opportunities to access and enjoy this natural environment.

Sensitive heathland to the west of the Dorset Innovation Park

Agricultural land to the south and east of the Dorset Innovation

Park

A352 linking the Dorset Innovation Park with Wool, Dorchester

and Wareham

Local settlements of varying sizes in the

local area

LOCAL AREA CHARACTERISTICS

23


The existing landscape around the site boundaries, will be reinforced with new tree planting to mitigate and screen long distance views into the site from the AONB to the south.

In order to create the right type of collaborative environment that supports each of the tenants at the Dorset Innovation Park, a hub is proposed at the heart of the masterplan area. This hub, also referred to as the Nucleus, will be a facility that encourages employers and employees across the Dorset Innovation Park to come together to work and socialise together.

Set within the centre of the Parkland, the Nucleus will be a prominent facility – both symbolically and visually. In addition to the Nucleus, the Pavilion is a building located close to the pond that will serve a number of collaborative functions, including teaching and training, meeting rooms and conference facilities. The locations of these two hubs strategically arranged within the Parkland, allows for them to spill out into the area and make full use of the landscape. Together, they will enrich the attractiveness of the Dorset Innovation Park for both the tenant companies and for its employees.

In order to significantly increase employment provision across the Local Development Order

Secure site with controlled

access

Clearly marked plot

entrances

Landscaped car parking adjacent to the

street

Obvious entrance into each building

Direct access from buildings

into the Parkland

Individual buildings for research,

innovation and industry

TYPICAL DEVELOPMENT PLOTDORSET INNOVATION PARK

The Nucleus: a place for

collaboration and socialising

The Parkland: a place for ecology,

health and wellbeing at the heart of the

Dorset Innovation Park

Simple, legible hierarchy of roads for

access

area, the concept masterplan allows for a total of 75,210sqm of floorspace across the site. This comprises of:

• The retention of approximately 22,855sqm of existing floorspace

• The provision of approximately 52,355sqm of new floorspace

The majority of the overall floorspace that will exist across the site at the end of the concept masterplan’s delivery will be for employment uses, and is made up of the following mix:

• 70% = B1 Business (including B1(a) Offices, B1(b) Research and Development, and B1(c) Light Industrial)

• 15% = B2 General Industrial

• 10% = B8 Storage and Distribution

• 5% = Other uses for social, collaborative, training and learning purposes (including Use Class D1 operational) to serve the B1, B2 and B8 uses identified above.

The aspiration is for the Dorset Innovation Park to become a place where new hi-tech ideas and technologies are created, tested and developed. It will be a place for research and innovation. As a result, the provision of B1(a) office space throughout the Dorset Innovation Park will be limited to a maximum of just 10% of the total masterplan floorspace (i.e. less than 15% of the total B1 Business use), and its provision is intended to support the other B1, B2 and B8 uses rather than encourage a predominantly office-based employment park.

Aside from the location of the 5% of other uses (as previously described), the masterplan is not prescriptive as to how and where the proposed B1, B2 and B8 uses are distributed around the Dorset Innovation Park. However, it is intended that uses generating a higher degree of HGV traffic and/or noise are to be located around the southern and western edges of the site to help minimise activities that could be disruptive to the character of the central Parkland.

To support this, the vehicular access strategy for the site promotes Monterey Avenue and Oak Road as primary routes, linking the Gatehouse in the southeast with a short section of new road in the northwestern corner of the site. This will allow for long term access into the extended Enterprise Zone area further to the northwest, which does not form part of this masterplan. Access into each development plot will be from the main routes, which will help to simplify wayfinding for both regular and infrequent visitors.

Building heights across the Dorset Innovation Park are anticipated to be relatively low with the majority of buildings providing either 1 or 2 levels of floorspace. However, it is envisaged that the majority of single storey buildings will be at least double height volumes to reflect the B1(b), B1(c), B2 and B8 types of activities being promoted across the Dorset Innovation Park.

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The concept masterplan sets out how the individual principles described in the Concept Masterplan Summary combine with the Character Vision for the Dorset Innovation Park. This concept plan is designed to provide a flexible development framework underpinned by a firm foundation of urban design strategies that will create a collaborative and attractive environment for current and future tenants in the Dorset Innovation Park.

PROP

EXTG

CONCEPT MASTERPLAN OVERVIEW

The Concept Masterplan revolves around a series of larger plots that can be flexibly sub-divided in any number of ways. Each plot will be expected to provide on-plot landscaping and water attenuation measures that complements the wider strategies for the Innovation Park.

The Nucleus. This is a development plot that can provide a mixture of small start-up units and office space, as well as collaborative working, social and meeting facilities serving the whole of the Park. Above this, on upper floors, is the provision for a number of floors of B1(office) use to reinforce the symbolic importance of the building at the heart of the Dorset Innovation Park.

The Pavilion. This is located at the eastern end of the Heathland Park, and is envisaged to provide flexible space for teaching and training, start-up units, meeting rooms and conference facilities set within the landscape.

A number of existing buildings on the site can be retained and refurbished, or demolished and redeveloped at a later stage.

The Energy Centre. Compartmental/ modular sustainable energy sources that ‘grow’ in proportion as development across the site occurs.

Landscape setting for use as recreational, wayfinding and ecological purposes. The space will reflect the important existing and translocated acid grassland, along with the fauna they support. It will also encompass site features such as the pond and reflect the surrounding Dorset Heathland character n areas where the acid grassland is not present.

Enterprise Zone.

The landscape can also provide space for artistic installations that commemorate the site’s rich nuclear history and incorporates existing artwork that is present on the Park.

Existing Trees to be retained and managed as part of proposals, with selective removal of non-native species and thinning as part of the ecology enhancement strategy.

Strengthening of the northern and southern boundaries to reduce the impact new buildings could have on the Dorset AONB.

Hierarchy of routes through the site, sticking to the grid arrangement that exists at the moment. Primary routes around the site are shown in dark blue with a dashed dark blue line indicating the future primary route into the Enterprise Zone. The dark grey line indicates loop around the Innovation Park. The grey dashed routes provide localised access to individual developments and the dotted routes indicate pedestrian / cycle routes. While the distribution of uses will emerge over time, the design intention has been to concentrate uses that generate higher levels of HGV traffic along the primary routes to the south and west so that regular HGV traffic doesn’t cross the central part of the landscape setting.

The existing external road layout and reconfigured gatehouse entrance allows for local buses to serve the Dorset Innovation Park, with sufficient space for buses to turn around at the entrance without entering the Park.

25


ENTERPRISE ZONE

NERO

DRAGON

QUADRANT

HECTOR

NUCLEUS

NESTOR

ATLAS

ZENITHCHA

PMA

N

STEAMER

JUNO

ENERGY CENTRE

DIMPLE

PAVILION

New road link to connect long term into the wider

Enterprise Zone

Long term potential to open up a new pedestrian and cycle gate (subject to detailed

feasibility studies to understand impacts)

Potential to close off existing roads if DIMPLE and ZEBRA plots

are required as single plots

Brownsea House can be refurbished

or redeveloped

Chesil House could be refurbished or

redeveloped

Gate to be retained for

maintenance only

Potential for the pond to be enlarged with edge variations (e.g. wetland and

marginal planting) and open up the southern side for more light

Development potential for a building with a crèche or other

community-focused uses

Existing road forms part of the ATLAS plot as identified within the LDO’s Land Use parameter but is not under the control or ownership of

Atlas Elektronik UK

New gatehouse

LDO BOUNDARY

LDO BOUNDARY

ZEBRA

26

Primary site entrance

Secondary site entrance

Future access to remainder of Enterprise Zone

Potential access to SSSI site

Site Entrances Key:


MOVEMENT STRATEGY

Primary Roads / Main Spine

Proposed Primary Road (providing a future access into the Enterprise Zone)

Secondary Roads / The Loop

Tertiary Roads / Shared Surface / Pedestrian Priority

Off-site Access Road

The grid layout of the existing roads will be rationalised to provide a simpler movement strategy for the Dorset Innovation Park. The Concept Masterplan seeks to work with the existing network as much as possible with only minor modifications required. A primary route, also known as the ‘Main Spine’ provides the main access around the Innovation Park. This is accessed via the existing roundabout to the west of the gatehouse, which marks the first major wayfinding point for visitors arriving at the Dorset Innovation Park. A secondary route, ‘The Loop’ provides a continous connection (linking into the ‘Main Spine’) around the site, alleviating the requirement for visitors to turn around and improving the flow of traffic.

A new road is proposed in the northwest corner of the Dorset Innovation to provide access to local plots and to provide long term access into the remainder of the Enterprise Zone further to the west when its decommissioning has been completed.

While all roads around the Dorset Innovation Park will be accessible for pedestrian and cyclists, the Parkland that runs through the heart of the Dorset Innovation Park is envisaged to be relatively free from vehicular traffic and will become the main area for pedestrian and cycling movement.

The intention for pedestrians and cyclists is to provide pleasant and alternative routes to the main carriageways for direct access and circulation around the park. These routes are also intended for recreation during breaks and provide a circular route through the landscape setting.

Key Shared footpath and cycle route

Landscape Setting

Railway Line

Pedestrian Crossing Locations Along Railway

Main Site Entrance

Service Access Entrance

Possible Future Cyclist Entrance

MONTEREY AVENUE

ASH AVENUE

OAK

RO

AD

WAL

NUT

RO

AD

WILL

OW

RO

AD

27

NERO

DRAGON

QUADRANT

HECTOR

NUCLEUS

NESTOR

ATLAS

ZENITHCHA

PMA

N

STEAMER

JUNO

ENERGY CENTRE

DIMPLE

ZEBRA

PAVILION

‘B’-Series Use

Nucleus/Pavilion

Energy Centre

Existing

Plot Uses Key:


Key

Proposed Available Plots

Proposed Communal Use Plots

Proposed Energy Centre

Existing Plots

Landscape Setting (communal site management)

PLOT IDENTIFICATION

Dorset Innovation Park has been divided up into a series of individual development plots that are joined together by a unifying landscape strategy, including the central Parkland. There are 14 development plots in total, 3 of which are already established (Chapman, Quadrant and Atlas). Each of these 3 plots contain a building (or buildings) which is expected to be retained in the interim but which could be replaced over the life of the Local Development Order.

Of the 11 new plots, 9 have been identified for new development by potential new investors. These plots can be developed out as single large plots or can be divided into smaller sub-plots depending on the commercial requirements of prospective tenants. This approach gives the Enterprise Zone the greatest degree of long term flexibility and as such become a more appealing location for attracting tenants.

The remaining 2 development plots are intended to be primarily collaborative in nature, whereby communal facilities are provided to serve all of the individual tenant companies, including elements such as catering, training and conference facilities.

28

NERO

DRAGON

QUADRANT

HECTOR

NUCLEUS

NESTOR

ATLAS

ZENITHCHA

PMA

N

STEAMER

JUNO

ENERGY CENTRE

DIMPLE

ZEBRA

PAVILION


Use Class B1 (B1a, B1b and B1c)

Use Class B1, B2 & B8

Use Class A3, B1(a), D1 and D2 (plus uses that generally serve needs of the wider Innovation Park, including meeting rooms, catering and social spaces)

Sensitivity Zone

Additional security fence

Retained security fence

LAND USE AREAS AND SECURE BOUNDARY

The Local Development Order seeks to encourage a range of tenants that meet the Enterprise Zone’s target sectors to establish themselves within the Dorset Innovation Park. In order to retain the integrity of the Parkland that runs throughout the Dorset Innovation Park, it is proposed that uses that generate relatively high levels of HGV movements (B2 Industrial and B8 Distribution) are located along the southern and western edges of the site.

The southern and western aspects of the main spine road that connects with the Dorset Innovation Park’s entrance will provide the most appropriate HGV access to each of these plots and will help to minimise the number of HGV movements that have to cross the Parkland.

There is potential for isolated or sensitive uses to be located within the Chapman plot, a spur to the south of the LDO site. Similarly, noise and vibrations from the railway line to the north need to be taken into account when determining the suitability of northern plots for sensitive uses.

Secure site boundary - the existing site fence will be retained in areas where it is in good condition and over 1.8m in height. Some local refurbishment may be required. All areas where the fence is currently lower are to be replaced with a minimum1.8m high secure weldmesh fence.

There are areas that require new fencing - notably along the southern edge adjacent to Steamer, along the Gateway approach and around the woodland to join with the Atlas secure boundary.

The new fence along Steamer will be 3m high to tie in with the adjacent fencing heights and to reflect the LEMP impact avoidance strategy on the adjacent sensitive sites to the south. The fence along the Gateway and woodland edge will be 1.8m high.

Key

3m high

New Security Fence

29

NERO

QUADRANT

NUCLEUS

ATLAS

ZENITHCHA

PMA

N

JUNO

ZEBRA

PAVILION

1 Storey (4m)

2 Storey (8m)

3 Storey (12m)

3-5 Storeys (12-20m)

Plot Heights Key:DRAGON

HECTOR

NESTOR

STEAMER

DIMPLE


PROPOSED PLOT HEIGHTS

The southern part of the Dorset Innovation Park is the most sensitive in terms of impact on the wider Dorset landscape. The Dorset AONB to the south, coupled with public rights-of-way that pass immediately adjacent to the site mean that building heights along the southern edge will have to be sensitive to these factors. This has been tested in the LVIA as part of the LDO.

The most sensitive area is the Chapman plot, where the imapct of new development has been tested up to a height of 5m. The Steamer and Zenith plots, while still sensitive, can accommodate greater height. Developments on these plots have been tested in the LVIA up to a height of 9m.

The remainder of the Dorset Innovation Park is less sensitive and can more easily absorb taller buildings. A height parameter of 14m covers the remaining plots. However, there may be a need in certain circumstances where parts of buildings may need to extend beyond 14m, in which case there will be a need for further visual assessments on a case-by-case basis. In circumstances where buildings taller than 14m are proposed, their scale, mass and choice of cladding material will have to demonstrate no adverse impact on the AONB.

Key

ZONE A - Up to 5m

ZONE B - Up to 9m

ZONE C - Up to 14m

Views in from the Dorset AONB

30


Key

Character Areas

Gateway

Parkland

Southern Edge

Northern Edge

Woodlands (off-site)

Open countryside (off-site)

Circulation

Main Spine

The Loop

Local Roads Steamer Route

LANDSCAPE CHARACTER AREAS AND CIRCULATION

Landscape Character Areas

The Dorset Innovation Park includes a series of different types of space, with each one having its own distinct but complementary character and function. Some of these characters are already established, such as the Northern Edge which includes existing boundary vegetation and grassland of high interest and will require little additional work to reinforce that character. Others will utilise existing components within the landscape to create newly defined areas with a character that reflects a specific role or purpose within the Dorset Innovation Park.

Most of these character areas are defined by a combination of functions such as recreation or circulation, and the natural assets they posses or offer opportunities for, such as acid grassland and existing trees.

Circulation

The roads described on the Movement Strategy plan (p26) will be based on the existing road layout and they will therefore have clear and consistent dimensions of the existing carriageway widths. They will respond to the character areas that they are related to and are contained within.

The footway and cycleway routes have been revised and updated to flow freely through the site as part of the landscape setting and have been diverted away from roads where possible. These also take on the characteristics and materials that relate the defined character areas.

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