Upload
others
View
11
Download
0
Embed Size (px)
Citation preview
IABP Design Guide
January 2009
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 2
This Design Guide presents guidelines which provide a framework design quality to control the coherence and quality of the overall development of Inverness Airport Business Park.
01Masterplan Overview 5Context 6Location 7IABP Vision and Development aims 8IABP Masterplan Objectives 10Sustainability guidelines 11“Designing for Sustainability 12in the Highlands” 12Selection of construction materials 13
02Estate-managed land 15Estate-managed land aspirations 16Estate-managed land 17Adoptable roads 18Building storey heights 19Potential development bodies 20
03Character Areas 21Character areas 22Character areas descriptions 23Woodland plot: 24Character Area principles 24Landscape link: 26Character Area principles 26Tornagrain plot: 28Character Area principles 28
04Streets 30Streets guidance 31Street materials 32WP-a 33Access off link road 33WP-b 34Woodland loop road 34LL-a 35Landscape link road 35LL-b 36TG-a 37Former A96 boulevard 37
TG-b 38Approach road 38TG-c 39Tornagrain typical internal road 39TG-d 40
05Material Palettes 41Material palettes 42Material Palette 1 - Woodland 43Material Palette 2 - Landscape Link 44Material Palette 3 - Tornagrain 45
06Typical plots in detail 46Detail plots 47Typical Plot A 48Typical Plot B 49Typical Plot C 50Typical Plot D 51Typical Plot E 52
Contents
Masterplan Overview
01
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 5
Context
Inverness is one of Europe’s fastest growing cities and is well connected by the rapidly expanding international airport and local transport networks. The creation of the Inverness Airport Business Park will respond to this strong regional economy, helping the area to remain competitive with its European counterparts.
IABP will offer an unrivalled business location in the North of Scotland that is well served by transport connections and fully integrated within the local development plans. The business park will form a centre for local economic development. It will be a place that people aspire to work within; an holistic design that sensitively integrates the buildings into the landscape. It will set a benchmark for local development, setting the highest design standards and putting Inverness firmly on the world map.
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 6
Location
The IABP site comprises 250 hectares and is located seven miles to the north-east of the City of Inverness and immediately north of the main A96 trunk road and Inverness-Aberdeen railway line. The site is strategically important in the context of wider plans for the A96 corridor, rail-line upgrades; increased passenger numbers at Inverness Airport; and several major housing developments, including the proposed new town of Tornagrain.
Inverness City
IABP
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 7
IABP Vision and Development aims
Vision“Inverness Airport Business Park aims to be a world class business location, comprised of mixed use and sustainable development within a robust development framework. The development specifically responds to the natural landscape and character of its context to create a special setting for users.”
Development aims• A world class business park• Mixed use development• Sustainable development• Integration with the landscape,
Tornagrain & Inverness Airport• Robust development framework• A deliverable scheme
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 8
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 9
IABP Masterplan Objectives
• enhance the long term social, economic and environmental sustainabilty of the area
• establish and strengthen connections to Inverness and beyond
• maximise development opportunities on IABP land with respect to site and setting
• assign densities which are appropriate to location and character
• plan flexible plots which can be adapted in size and class
• attract a variety of users, tenants and residents
• integrate the masterplan with adjacent developments
• create a vibrant new quarter of the Inverness and Nairn district co-ordinated and integrated with the new town of Tornagrain
• provide high quality services and recreational facilities for the local area
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 1
0
Sustainability guidelines
With the built environment making a major contribution to the world’s carbon dioxide emissions, it is essential that new developments work harder and perform better in order to minimise environmental impact and optimise energy efficiency.
IABP will build upon the experience and precedents set by recent sustainable buildings in Inverness, such as Scottish Natural Heritage HQ and the new Forestry Commission offices at Smithston which have both set high sustainability standards. Strong green credentials will provide IABP with a unique selling point for the park, enabling it to compete within a highly competitive market as well as setting a sustainable exemplar for Northern Europe.
Design Guidance• Ensure masterplan
sustainability gains are reflected in building design
• Improve upon Building Regulations as minimum standard
• Comply with the standards set out in the Highland Council’s ‘Designing for Sustainability in the Highlands’
The IABP masterplan aims to make maximum sustainability gains in relation to: proximity to public transport links, walkability, use of existing landscape features, and building form and orientation. This is achieved through careful arrangement and layout of buildings and as such the masterplan itself is a strong factor in the overall sustainability of IABP and should be adhered to as far as possible.
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 1
1
“Designing for Sustainabilityin the Highlands”
As a minimum, all development will need to improve upon Part 6: Energy of the Scottish Building Regulations. These standards represent government targets for carbon emission reduction.
Additionally, The Highland Council will require a sustainability statement to be submitted with all planning applications in compliance with the publication “Designing for Sustainability in the Highlands”, November 2006. The publication identifies nine issues that need to be considered:
w w w . s c o t l a n d . g o v . u k
9 780755 948512
ISBN 0-7559-4851-3
15© Crown copyright 2005
This document is also available on the Scottish Executive website: www.scotland.gov.uk
Astron B43460 12/05
Further copies are available fromBlackwell's Bookshop53 South BridgeEdinburghEH1 1YS
Telephone orders and enquiries0131 622 8283 or 0131 622 8258
Fax orders0131 557 8149
Email [email protected]
SCOTLAND’S SUSTAINABLE DEVELOPMENT STRATEGYCHOOSING OUR FUTUREThis document is available in alternative formats on request.
S C O T L AN D ’S G L O B AL
C ONTRI B UTIO N
THE WELL-BEING OF SC O T L AN D ’ S
PEOPLE
SUPPO R TING THRIVING C OMMUNITIE S
P R O TECTIN G S C O T L AN D ’ S N A TU R A L HERI T A GE AN D RESOU R CE S
T C A P A C I Y B U I L D I N G
S K I L L S
E D U
C A
T I O
N
P U B L I
C S E C T O R I N D I V I D U A L S
C O M M U N I T Y A N D V
O L U N
T A R Y
S E C
T O
R S
WHY THIS MATTERS THE CONTEXT FOR SUSTAINABLE DEVELOPMENT
LEARNING
MAKING IT HAPPEN GOVERNANCE AND DELIVERY
BUISINESS
Extract from “Choosing our Future” Scotland’s Sustainable Development Strategy 2005
1. Enhance the Highlands’ economy and communities
2. Make best use of the site3. Design within the Highland
context4. Conserve and enhance the
biodiversity of the Highlands5. Minimise energy use6. Design to conserve energy7. Design in sustainable waste and
sewage facilities8. Use sustainable materials9. Encourage sustainable transport
choices
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 1
2
Selection of construction materials
Specific materials are suggested within this Design Guidance through Material Palettes. Within these specifications there is scope for significant sustainability gains which should be considered in any development.
There is an opportunity to reduce reduce greenhouse gas production through the selection and specification of less energy demanding materials.
Local timber is identified as a key construction material with low environmental impact and efficient local production systems for other materials should be considered from the outset: eg. Norbord and James Jones & Sons are just two national and international producers who are in close proximity to IABP.
Construction materials relate to 10% of the total available score available within BREEAM 98 for Offices, making the selection and reuse of materials a significant factor in the overall sustainable rating of a building. Reference should be made to BRE guidance on material specification. The Green Guide to Specification gives the relative environmental performance of materials and components so that their use may be assessed by designers and specifiers with regards to low environmental impact.
Based on specific Life Cycle Assessments, the Green Guide provides a clear ranking system by which materials can be evaluated against each other and particular weightings allowed for developer preferences.
Estate-managed land
02
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 1
5
Estate-managed land aspirations
Avenue planting at Dundee Technology Park (image: IWA)
This section describes the extent and nature of the estate-managed land within the IABP.
The estate managed land offers one of the most certain ways to define the quality of the IABP development. These areas are identified on subsequent pages but largely defined as zones adjacent to adopted roads in which street/amenity tree planting, cycleways and footpaths, and boundary hedge treatments are provided and maintained by the IABP estate.
Retention of mature trees where possible Key formal planting at strategic areas
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 1
6
Estate-managed land
Development plots
Development plots expansion
Estate-managed landscape
Estate-managed woodland
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 1
7
Adoptable roads
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 1
8
Building storey heights
3 storey
2 storey
1 storey
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 1
9
Potential development bodies
Strategic Development Partner
HIAL
HIE
Character Areas
03
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 2
1
Character areas
Landscape link area
Tornagrain plot area
Woodland area
We have divided the site into character areas based on their location, adjacent site development plans and landscape character. These fall into three areas: woodland plot; landscape link; and Tornagrain plot. Infrastructure has been designed to respond to each of the character zones and the landscape as a whole connects the individual zones.
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 2
2
Woodland areaThis component is of low density development within a woodland setting. A mix of business and industrial use classes are serviced by an informal road layout with shared amenity facilities within central hub. The plot takes advantage of a close relationship with adjacent airport and hotel development site.
Landscape link areaThe landscape link contains high visibility plots for airport hotels and strategic infrastructure such as the potential rail halt and park’n’ride. Buffer planting to the west joins components across the runway and provides a setting for the key buildings arranged around the airport link road.
Tornagrain area with the adjacent potential new community at Tornagrain, this component is high density development with a town fringe character. Class 4 & class 5 uses predominate and other related uses such as hotel, gym etc are spread throughout the area serviced by an urban grain road infrastructure.
Character areas descriptions
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 2
3
Woodland plot:Character Area principles
The woodland plot uses a simple road system based on a figure-of-eight loop attached to a finer grain grid adjacent to the airport terminal. This offers a legible structure to the area with good wayfinding and minimal decision points. A central pivot point lies within a 10 minute walk from the airport terminal: this ensures that the more densely populated area to the west of this point has easy access to the services of the terminal. As development spreads beyond the central pivot point, the development of common support services around this point can occur.
The orientation of buildings at right angles to the road allows frontage to be offered to both the airport approach road and the internal woodland plot roads. This layout allows access to deep plots that maximise development land without additional infrastructure. These deep plots still allow a buffer of woodland planting around the entire site, whilst enabling expansion of each building footprint in a number of combinations.
Pedestrian routes are integrated into the plot layouts, allowing safe and new direct routes to the plots whilst strengthening existing tracks within the woodland. The central clearing within which pavilion office buildings sit is treated as a large landscape area for use by people within the business park and beyond.
Key Principles:
• Simple & legible road system
• Good wayfinding• Central hub zone at
pivot point• Visible frontage• Careful balance of
infrastructure to plot depth
• Pedestrian routes integrated into plot layouts
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 2
4
Plot boundary
Estate boundary
Pedestrian route
Key:
Street type WP-a
Street type WP-b
Street type LL-a
Development plots
Development plot expansion
Estate-managed landscape
Estate-managed woodland
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 2
5
Landscape link:Character Area principles
The landscape link is defined by the infrastructure that runs through it (the airport link road); the IABP property lines; and the edges of the surrounding masterplan components. Development is constrained by the aviation regulations which limits buildings to the fringes of this plot.
Development plots face the airport link road with a frontage condition that is consistent with the woodland plot: orientation of buildings at right angles to the road allows frontage whilst still allowing access to deep plots that maximise development land without additional infrastructure. The hotel plots are highly visible with good frontages onto the airport link road and a good visual presence upon exiting the airport terminal. Associated parking is positioned to the south of the plots which allows building heights to be maximised within airport restrictions and cars to be visually associated with the airport character.
Pedestrian routes through the landscape link are rationalised and strengthened by the positioning of buildings at key points to activate the routes as frequently as possible and prevent pedestrians walking on exposed paths for any considerable difference. Currently the walk from the airport terminal to the site of the proposed rail halt demands over 10 minutes walktime within the exposed runway flightpath. This is improved by a more direct pedestrian and cycle path with buildings which activate and address the route.
Key principles:
• Good frontage for office blocks
• Hotels with strong quality visual presence
• Strong pedestrian routes with activated entry and exit points
• Functional road alignment for bus routes
• Visual markers from the air through landscape treatment
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 2
6
Plot boundary
Estate boundary
Pedestrian route
Key:
Development plots
Development plot expansion
Estate-managed landscape
Estate-managed woodland
Street type LL-a
Street type LL-b
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 2
7
Tornagrain plot:Character Area principles
The Tornagrain plot uses an urban grain street system derived from cross-street connections to the plans for the potential new community at Tornagrain and optimum block sizes for office use. This allows a continuous urban fabric to emerge and support a range of uses. All but the extremities of the IABP redline area lie within a 10 minute walk of the proposed rail halt and similarly, the majority of the Tornagrain plot lies within 800m of the proposed new town high street.
Individual office blocks are based on a the same efficient footprint as populates the woodland plot area, with opportunities to connect at corners to create urbanistic moves. Strong north-south streets with near-continuous frontage constrast with more fragmented frontages on east-west streets. This allows both for an increased area of surface parking to maximum national standards within the urban block and for the flow of green space and planting from the north into the interior block to form garden spaces.
Some separation between Class 4 & 5 is achieved for operational and noise issues by the setback of industrial units to the north beyond a planted boulevard. The units which are of a larger scale to the office blocks are therefore visually balanced with the smaller scale grain to the south and also provide a useful noise barrier to the realigned A96 which runs behind them.
Key principles:
• Legible block structure
• Continuous urban fabric
• Strong street frontages
• Flexible grid road system
• High density development
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 2
8
Plot boundary
Estate boundary
Pedestrian route
Street typeTG-aStreet type TG-b Street type TG-cStreet type TG-d
Key:
Development plots
Development plot expansion
Estate-managed landscape
Estate-managed woodland
Streets
04
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 3
0
Streets guidance
LL-a
WP-a
WP-b
LL-aLL-b
TG-d
TG-c
TG-a
TG-b
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 3
1
Street materials
Key surface materials:
Concrete paving Hedge (as specified)
Caithness stone Rough meadow grass Lawn
Asphalt Granite setts Trees (as specified)
Plot boundary line
Privately managed
Estate managed
Building edge
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 3
2
WP-aAccess off link road
hedg
e
conc
rete
pa
ving
roug
h m
eado
w
gras
s
roug
h m
eado
w
gras
s
asph
alt
roug
h m
eado
w
gras
s
roug
h m
eado
w
gras
s
hedg
e
conc
rete
pa
ving
plot estate managed plot
plot
bo
unda
ry
plot
bo
unda
ry
estate managedadopted road
build
ing
build
ing
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 3
3
WP-bWoodland loop road
hedg
e
conc
rete
pa
ving
roug
h m
eado
w
gras
s
roug
h m
eado
w
gras
s
asph
alt
roug
h m
eado
w
gras
s
roug
h m
eado
w
gras
s
hedg
e
conc
rete
pa
ving
plot estate managed plot
plot
bo
unda
ry
plot
bo
unda
ry
estate managedadopted road
law
n
law
n
build
ing
build
ing
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 3
4
LL-aLandscape link road
hedg
e
conc
rete
pa
ving
roug
h m
eado
w
gras
s
asph
alt
roug
h m
eado
w
gras
s
hedg
e
conc
rete
pa
ving
plot estate managed plot
plot
bo
unda
ry
plot
bo
unda
ry
estate managedadopted road
law
n
law
n
build
ing
build
ing
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 3
5
LL-b
hedg
e
conc
rete
pa
ving
roug
h m
eado
w
gras
s
asph
alt
roug
h m
eado
w
gras
s
hedg
e
conc
rete
pa
ving
plot estate managed plot
plot
bo
unda
ry
plot
bo
unda
ry
estate managedadopted roadbu
ildin
g
build
ing
roug
h m
eado
w
gras
s
roug
h m
eado
w
gras
s
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 3
6
TG-aFormer A96 boulevard
asph
alt
estate managed
build
ing
caith
ness
sto
ne
gran
ite
sett
s
adopted road
plot
bo
unda
ryTornagrain zone High Street
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 3
7
TG-bApproach road
conc
rete
pa
ving
roug
h m
eado
w
gras
s
roug
h m
eado
w
gras
s
conc
rete
pa
ving
plot estate managed plot
plot
bo
unda
ry
plot
bo
unda
ry
estate managed
build
ing
build
ing
roug
h m
eado
w
gras
s
roug
h m
eado
w
gras
s
gras
s
gras
s
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 3
8
TG-cTornagrain zone typical internal road
asph
alt
build
ing
caith
ness
st
one
gran
ite
sett
s
gran
ite
sett
s
caith
ness
st
one
estate managed adopted road
plot
bo
unda
ry
plot
bo
unda
ry
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 3
9
TG-d
build
ing
build
ing
roug
h m
eado
w
gras
s
asph
alt
caith
ness
st
one gr
anite
se
tts
gran
ite
sett
s
estate managedpl
ot
boun
dary
plot
bo
unda
ry
Material Palettes
05
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 4
1
Material palettes
Material palette 1
Material palette 2
Material palette 3
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 4
2
Material Palette 1 - Woodland
Colour: Neutrals, greys, pale green, olive and oxidised red
Materials: Powder-coated aluminium, profiled steel, timber, glass
Restricted materials:Brick, harl, blockwork ( (not to be used on primary elevations; see detail plans for extent of restricted materials zone)
Public realm: Concrete block, asphalt, bonded gravel, re-inforced grass for any parking provision above THC standards, pre-cast concrete kerbs
Street trees: Mature field maple, beech, hedges, woodland
Reinforced grass
Bonded gravel
Meadow grass
Timber as preferred material on primary elevations
Integration of renewable energy systems with elevation
Existing beech woodland
Field Maple. Acer campestre Timber and glass on primary elevationsInformal boundaries with woodland
RAL9003
RAL1013
RAL1015
RAL7044
RAL7039
RAL6021
RAL3009
RAL7015
RAL1020 colours for render/steel profile
specifications; see RAL colour chart
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 4
3
Material Palette 2 - Landscape Link
Colour: Neutrals, greys, browns
Materials: Steel, timber, glass, render, pre-cast concrete
Restricted materials:Brick (not to be used on primary elevations; see detail plans for extent of restricted materials zone)
Public realm: Concrete block, asphalt, bonded gravel, pre-cast concrete kerbs, re-inforced grass,grasscrete for parking
Street trees: Mature beech, hedges
Concrete block and stone setts
Asphalt
Lawn grass Field maple/Beech formal street trees
Formal planting in car park
RAL9003
RAL1013
RAL1015
RAL7044
RAL7039
RAL7040
RAL1011
RAL8025
RAL8028 colours for render/steel profile
specifications, see RAL colour chart
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 4
4
Material Palette 3 - Tornagrain
Materials: Render, timber, glass, stone, pre-patinated copper
Colour: Neutrals, greys, blues
Restricted: Brick, concrete, re-constituted stone (not to be used on primary elevations; see detail plans for extent of restricted materials zone)
Public realm: Caithness slab, granite setts, concrete block, asphalt, bonded gravel, natural stone kerb
Street trees: Mature ash
Natural stone slabs and setts
Integrated street furniture and trees
Caithness slab Metal cladding: copper, zinc, lead
Glazing systems
High quality render
Ash street trees
Metal roofs
RAL9003
RAL1013
RAL1015
RAL5014
RAL7035
RAL7040
RAL7015
RAL7036
RAL1000 colours for render/steel profile
specifications, see RAL colour chart
Typical plots in detail
06
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 4
6
Detail plots
A
B
C
D
E
Detail plot B
Detail plot C
Detail plot D
Detail plot E
Detail plot A
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 4
7
Typical Plot A
vehicle entry / exit
vehicle entry / exit
plot boundary
estate hedge
building zone
parking zone
structure landscape by developer
estate street trees
restricted materials zone
60°
8°
10m
5m
8m
7.3
m
70m
Key principles:
• Materials Palette 1 applies.
• Buildings should be set back 5m from the plot frontage and screened by the estate tree and hedge planting.
• Buildings should be perpendicular to the highway so their narrowest elevation is presented to the front of the plot.
• No materials from the stated “restricted materials” should be used in the “restricted materials zone”.
• Car parking should be set out within, and screened by, avenues or grids of trees.
• Perimeter tree planting should screen the plot from adjacent plots.
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 4
8
Typical Plot B
plot boundary
estate hedge
building zone
parking zone
structure landscape by developer
estate street trees
restricted materials zone
vehicle entry / exit
65m
6°
8m
5m
50m
5m
Key principles:
• Materials Palette 1 applies.
• Buildings should be set back 5m from the plot frontage and screened by the estate tree and hedge planting.
• Buildings should be perpendicular to the highway so their narrowest elevation is presented to the front of the plot.
• Buildings should be located within the defined “building zone”.
• The wooded area to the south of the plot should only be used for development if it can de demonstrated that it is necessary for the operation of the business. Trees in this area must be retained until such time as their removal is agreed with the estate.
• No materials from the stated “restricted materials” should be used in the “restricted materials zone”.
• Car parking should be set out within, and screened by, avenues or grids of trees.
• Perimeter tree planting should screen the plot from adjacent plots.
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 4
9
Typical Plot C
vehicle entry / exit
vehicle entry / exit
18m18m
18m 5m
18m18m
5m
5m5m
5m
5m
plot boundary
estate hedge
building zone
parking zone
structure landscape by developer
estate street trees
restricted materials zone
Key principles:
• Materials Palette 1 applies.
• This is a prominent site and the quality of the buildings on this plot should reflect this.
• Buildings should be set back 5m from the plot frontage and located within the defined “building zone”.
• No materials from the stated “restricted materials” should be used on the external envelope of these buildings.
• Car parking should be set out within, and screened by, avenues or grids of trees.
• Perimeter tree planting should screen the plot from adjacent plots.
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 5
0
Typical Plot D
vehicle entry / exit
8°
18m18m 5m
5m
5m5m
plot boundary
estate hedge
building zone
parking zone
structure landscape by developer
estate street trees
restricted materials zone
Key principles:
• Materials Palette 2 applies.
• Buildings should be set back 5m from the plot frontage, screened by the estate tree and hedge planting, and 8m from the north boundary.
• Buildings should be perpendicular to the highway so their narrowest elevation is presented to the front of the plot.
• No materials from the stated “restricted materials” should be used in the “restricted materials zone”.
• Car parking should be set out within, and screened by, avenues or grids of trees.
• Perimeter tree planting should screen the plot from adjacent plots.
Inve
rnes
s A
irpor
t Bus
ines
s Pa
rk: D
esig
n G
uide
20
09
Pag
e 5
1
Typical Plot E
vehicle entry / exit vehicle entry / exit
40m
40m
50m
50m
12m
12.5m
plot boundary
estate hedge
building zone
parking zone
structure landscape by developer
estate street trees
restricted materials zone
zone for extra height
Key principles:
• Materials Palette 3 applies.
• Buildings should be built to the edge of the plot boundary to define the public realm through a perimeter block structure.
• No materials from the stated “restricted materials” should be used on the street envelope of these buildings.
• All car parking should be set out within the perimeter block.