Nicholas Webb Architects plc Design & Access Statement Planning Submission: 24.05.2013 Page1 Full Planning Application for land within Principal Park & the Carpenters Technology Site. Design and Access Statement Submitted to: Planning Department, Crawley Borough Council. Client: Digital Realty (St Denis) Limited Level 9 71 Fenchurch Street London EC3M 4BS t. 0207 954 9100 www.digitalrealty.com Architect: Nicholas Webb Architects plc The Old Dairy Harpendenbury Farm Redbourn Hertfordshire AL3 7QA t. 01582 792 500 www.nwarchitects.co.uk
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Nicholas Webb Architects plc
Design & Access Statement
Planning Submission: 24.05.2013 Page1
Full Planning Application for land within
Principal Park & the Carpenters
Technology Site.
Design and Access Statement
Submitted to:
Planning Department, Crawley Borough Council.
Client:
Digital Realty (St Denis) Limited
Level 9
71 Fenchurch Street
London EC3M 4BS
t. 0207 954 9100
www.digitalrealty.com
Architect:
Nicholas Webb Architects plc
The Old Dairy
Harpendenbury Farm
Redbourn
Hertfordshire AL3 7QA
t. 01582 792 500
www.nwarchitects.co.uk
Nicholas Webb Architects plc
Design & Access Statement
Planning Submission: 24.05.2013 Page2
CONTENTS
1. INTRODUCTION
1.1 Development Team 1.2 Documentation 1.3 Client Brief 1.4 GSK site
2. EXISTING SITE
2.1 Site Location
2.2 Wider context
2.3 Local context
2.4 Site
2.5 Access
2.6 Topology
2.7 Geotechnical / Contamination
2.8 Ecology
2.9 Landscaping
2.10 Boundaries
3. PLANNING
3.1 Design policies
3.2 Outline consent
3.3 Consultation
4. EVALUATION
4.1 Use
4.2 Development
4.3 Opportunities and constraints
5. THE DEVELOPMENT PROPOSAL
5.1 Use
5.2 Amount
5.3 Layout
5.4 Landscaping
5.5 Boundaries
5.6 Secured by Design
5.7 Lighting
5.8 Sustainability
5.9 Sustainable Transport / Highways
5.10 Acoustics
5.11 Building Designs
5.12 Servicing Strategy
5.13 Materials
5.14 Access
6. CONCLUSION
Nicholas Webb Architects plc
Design & Access Statement
Planning Submission: 24.05.2013 Page3
1. INTRODUCTION
1.1 Development Team
Digital Realty has commissioned Nicholas Webb Architects along with other consultants to
develop a new data storage facility within Manor Royal, Crawley.
The Development Team consists of the following:
• Client Digital Realty
• Architect Nicholas Webb Architects plc
• MEP Cundall
• Civil and Structural Cundall
• Cost Consultants ECHarris
• Noise Cundall
• Ecologist Arnott Mann
• Highways Vectos
• FRA Cundall
• Arboroculturist Beeching
• Breeam / Sustainability Cundall
• Contamination ARUP
1.2 Documentation
This Design and Access Statement accompanies a full planning application is submitted for
the redevelopment of part of the development site named Principal Park, and land
immediately adjacent to the north formerly known as the Carpenter Technology site for a
new data storage facility.
The document has been written in accordance with ‘Guidance on Information Requirements
and Validation’ published by Department of Communities and Local Government March
2010.
This Statement should be particularly read in conjunction with the previous consented outline
application and accompanying architectural drawings. Other documents submitted with this
application include a planning statement, an environmental statement, noise, sustainable,
transport, contamination and ecology reports.
1.3 Client Brief
The design is expected to deliver a scheme for a data storage facility that meets the criteria
below:
General development aspirations
� Scheme to be based on the Client’s perceived economic layout.
� 10 data halls to be considered
� Consider the phasing of the development site
� Provide future space for prefabricated data centre
� Comfortable and flexible environment
� The site will be run on 3 staff shifts. During the middle shift the site occupancy across 2
buildings is expected to be a maximum of 70 data centre staff and 30 security /
maintenance staff. Night shifts will be 30 staff and 10 security / maintenance staff
� Scheme should be designed to provide 3MW data halls
� Single storey development is preferable
� Roof plant planning to allow for future increase in cooling requirements
� Plant installation and replacement strategy required
� Plant rooms to be oversized for future expansion
� Consideration to be given to future proofing the proposed scheme
� Low energy indirect cooling required
� Security reception to be central hub for all arrivals and deliveries
� Level access (no ramps) to all areas required
� Consider customer briefings & tours
� Inventory processing area required
� Server Assembly area required
� Computer Workstation / Data Entry area required
� Troubleshooting area required
� Employee Supervision area required
� Operations centre required
� Internal plant as necessary required
� Small team meetings rooms (5 to 7 individuals) required
� Large team meetings rooms (20-30+ individuals) required
� Group training sessions rooms required
� Communications / Telephone and video conferencing area required
� Staff amenity / gaming facilities
� 2 delivery / unloading docks required
� Design for a maximum of 6 deliveries per day
� Car parking / bike provision to meet envisaged staffing levels
� Designs shall comply with local building codes for the region
� Provide a sustainable development with the aim to achieve BREEAM ‘Very Good’
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Design & Access Statement
Planning Submission: 24.05.2013 Page4
1.4 GSK CRAWLEY SITE
A number of development sites were considered around the London area. Following a
detailed assessment of these sites the Principal Park / Carpenter Technology site was thought
to best meet the Client’s requirements.
The site is within the Manor Royal industrial zone. It is considered that Crawley is a significant
commercial centre within the southern M25 region. The Manor Royal district is characterised as
a modern employment area and is considered one of the key strategic employment locations
in the South East, providing employment for people from both the town of Crawley and the
surrounding catchment area. The nature of employment varies from substantial premises
associated with manufacturing and office uses, such as those of large corporations like Thales
and Virgin, and smaller scale facilities occupied by small and medium sized businesses.
Businesses that service Gatwick Airport are well represented in Manor Royal. Transport access
is excellent with good pedestrian, cycling, bus, road, rail and airport access.
Wider location Map.
Overall and specific site location plan
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Design & Access Statement
Planning Submission: 24.05.2013 Page5
2 THE SITE ASSESSMENT
2.1 Location
The site address is Principle Park & Carpenter Technology, Manor Royal, Crawley RH10 9QJ.
The application site consists of an amalgamation of two separate sites, and is made up of the
south east corner of the Principal Park site and the Carpenter Technology site to the north.
2.2 Wider Context
A detailed assessment of the wider context has been set out in the approved outline planning
application (LPA Ref: CR/2012/0134/OUT) and there is no disagreement with the context
assessment contained within the Design and Access statement. It is agreed that the site is
located in, ....’Manor Royal, one of the industrial areas to the north of Crawley. Manor Royal is
characterised by modern employment which has been carried on since the 1950. The nature
of this development varies from substantial premises associated with manufacturing and office
uses, such as those of large corporations like Thales and Virgin, and smaller scale facilities
occupied by small and medium sized businesses. The Manor Royal road network is laid on a
grid, with the main junctions arranged as roundabouts. Tree lined roads with wide grass verges
give the area an open and “campus style” setting.’....
2.1 Local Context
To the North, East and West around the site the local context follows the wider context, with
generally large scale industrial / office buildings. To the south the boundary addresses Crawley
Avenue, which is a strong defining boundary for Manor Royal and is a ring road for the town. It
has a robust and mature landscape buffer on either side. The road defines the boundary
between the residential and employment zones within this area of Manor Royal.
2.2 The Site
The site has an approximate area of 6 hectares, of which the Principal Park site is 4.62
hectares. The site has been developed and is considered to be a brownfield site. All previous
building on both parts of the site are demolished to slab level. On the Principal Park site works
have gone further to remove contamination and underground obstructions.
There is a Thames Water foul / storm water drainage wayleave running from the middle of the
site west across the site. The foul / storm water drainage will require diverting to ensure a
developable area within the site is available.
2.3 Access
The site can be accessed off either the new Principal Park north south spine road (approved
within the outline application), which will connect the site from the south by Crawley Avenue,
a dual carriageway road link to the M23, and to the north the site is served from Manor Royal.
The Carpenter Technology site is accessed from Napier Way off Gatwick Way.
Site location plan
South East boundary Development North boundary Development
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Design & Access Statement
Planning Submission: 24.05.2013 Page6
2.4 Topology
The topology of the site can be considered as generally flat with spoil mounds from previous
demolition and remediation works. With consideration to the boundary levels around the site it
is expected that the site will be generally level except towards the north east corner where the
site rises by approximately 2m to the Napier Way access. A topological survey has been
undertaken for the site, which is part of the submitted drawings.
2.5 Geotechnical / Contamination
A phase 1 contamination survey has been undertaken by ARUP for the whole site, which
indicates the possibility of small amounts of contamination. A phase 2 survey is currently being
completed. Reports are being compiled to address the envisaged conditions for
contamination that will be attached to a consented scheme. A geotechnical survey is also
being completed.
2.6 Ecology
An ecology assessment has been completed by Arnot Mann for the site, which shows that due
to the industrial nature of the site there is little ecological value to the site.
2.7 Flood Risk Assessment
A FRA assessment has been completed by Cundall, which has identified two potential but low
theoretical risks of flooding. The first being overland flooding and the second from ground
water both of these flooding risks can be offset by setting the finished floor levels above the
level of flooding risk. It is considered that setting the floor level at +67.00 AOD will mitigate this
point.
2.8 Landscaping
Across both sites there is minimal existing landscaping and trees of note. A tree survey for the
Carpenter Technology site has been undertaken by Ian Keen Associates, the only trees of
note are 2 oak trees situated on the Napier Way east boundary, which will be retained.
2.9 Boundaries
West
This boundary is wholly within Principal Park and therefore has not been developed. The
application site will form its boundary along the proposed spine road.
North
This boundary is split between Principal Park and the Carpenter Technology site. The western
end is within Principal Park with no defining features. The rest of the boundary is defined by
palisade fencing with car parking and industrial / office units beyond.
East
This boundary is split between Principal Park and the Carpenter Technology site. The whole of
this boundary southern end is defined by palisade fencing with industrial units immediately
beyond. The northern end, within the Carpenter Technology site addresses Napier Way and
contains access gates to the road beyond.
South
This boundary addresses Crawley Avenue and is secured by palisade fencing. Beyond the
fencing are road verge trees and shrubs. To the south of the road are residential units.
Principal Park site southern boundary Principal Park site eastern boundary
Principal Park site Carpenters Technology site
Carpenters Technology entrance trees
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Design & Access Statement
Planning Submission: 24.05.2013 Page7
3 PLANNING
3.1 Design Policy
National Planning Policy Framework 2012
Regarding good design this framework document states that,....’planning policies and
decisions should aim to ensure that developments:
• will function well and add to the overall quality of the area, not just for the short term
but over the lifetime of the development;
• establish a strong sense of place, using streetscapes and buildings to create attractive
and comfortable places to live, work and visit;
• optimise the potential of the site to accommodate development, create and sustain
an appropriate mix of uses (including incorporation of green and other public space
as part of developments) and support local facilities and transport networks;
• respond to local character and history, and reflect the identity of local surroundings
and materials, while not preventing or discouraging appropriate innovation;
• create safe and accessible environments where crime and disorder, and the fear of
crime, do not undermine quality of life or community cohesion; and
• are visually attractive as a result of good architecture and appropriate
landscaping.’...
GSK Development Principles Statement 2011
The Borough has also produced a Development Principles Statement for the GSK site that was
adopted in June 2011, identifying the National and Local Planning Policies that would need to
be considered during the future development of the site. This Statement refers to and
reinforces the GVA Grimley Masterplan for Manor Royal.
Crawley BC’s development aspirations for the site are as follows:
• Development Principle One – Unique Opportunity: Development should ensure that
the development maximises the unique opportunity arising from the scale and location
of the site regarding to its use, built and natural environment, public realm and high
quality design.
• Development Principle Two – Land Use: Development proposals should deliver B Use
Classes consistent with the Core Business Zone of the master plan.
• Development Principle Three – Design: Development proposals should create a step
change in the appearance of the area and a positive sense of place through high
quality design and a vibrant mix of complimentary uses.
• Development Principle Four – Sustainability: Development proposals should
demonstrate how the layouts, design construction management on the site create an
exemplar sustainable development.
The last two principles lay emphasis on redevelopment creating a “step change” in the
appearance of the area though high quality design, sustainability, improved access and
security, signage, landscaping and biodiversity. This would need to take account of the
significance of site’s frontages.
Whilst the development site now includes the ‘Carpenter Technology’ land, which was
originally outside the Principal Park outline consent boundary, it is considered that the
application of the principles set out within the Principal Park outline consent was appropriate
for the development of the site.
Manor Royal Design Guide (Draft SPD) April 2013
This is a further draft SDP, which is current out for consultation on its final iteration. Within this
document the stated aim is as follows:
...’As a design guide, the SPD aims to build upon the established character and resilience of
Manor Royal’....
Specifically the SPD identifies its requirements for Buildings as follows:
....’Within new developments, conversions or extensions to existing developments; imaginative
design, improved materials and careful location of buildings within plots can unite
neighbouring uses and built form, whilst retaining functional needs.....spacious character of
Manor Royal should be maintained’....
...’The SPD does not set rigid guidelines regarding the height of new buildings but does
emphasise the need for high quality design, including urban design’...
....’Proposals should seek to provide active frontages to routes within or adjacent the site’....
....‘Materials and finishes should be of evidential good quality and must support the principles
of identity and sustainability’....
...’Proposals should provide high levels of security in accordance with Secured by Design
principles with minimal negative visual intrusion.’....
Specific to the Principal Park frontage the SPD states:
....’a robust and consistent frontage is sought along Manor Royal to improve the quality of the
environment. Improvements to the level of natural surveillance, activity and enclosure will also
be important. For both sites, development should demonstrate high quality in terms of its
architecture, urban design and landscape design, including active frontages.’....’This is
reflected in the current outline planning consent.’....
Nicholas Webb Architects plc
Design & Access Statement
Planning Submission: 24.05.2013 Page8
The development of the site will meet the aspirations of the draft Manor Royal Design Guide
and this application seeks to demonstrate that the proposal is of high quality in terms of its
architecture, urban design and landscape.
3.2 Current Planning
As noted previously the Principal Park site benefits from an outline planning approval (LPA Ref:
CR/2012/0134/OUT) for 'Erection of a mixed use employment park to include use classes B1c
(light industrial); B2 (general industrial); B8 (storage and distribution); and a Business Hub
accommodating a mix of uses including B1a (offices), B1c (light industrial), B8 (storage and