iabp design guide

IABP Design Guide

January 2009

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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

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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.

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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

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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

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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

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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.

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“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

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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

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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

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Estate-managed land

Development plots

Development plots expansion

Estate-managed landscape

Estate-managed woodland

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Adoptable roads

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Building storey heights

3 storey

2 storey

1 storey

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Potential development bodies

Strategic Development Partner

HIAL

HIE

Character Areas

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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.

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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

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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

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Plot boundary

Estate boundary

Pedestrian route

Key:

Street type WP-a

Street type WP-b

Street type LL-a

Development plots

Development plot expansion



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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

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Plot boundary

Estate boundary

Pedestrian route

Key:

Development plots




Street type LL-a

Street type LL-b

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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

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Plot boundary

Estate boundary

Pedestrian route

Street typeTG-aStreet type TG-b Street type TG-cStreet type TG-d

Key:

Development plots




Streets

04

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Streets guidance

LL-a

WP-a

WP-b

LL-aLL-b

TG-d

TG-c

TG-a

TG-b

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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

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WP-aAccess off link road

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estate managedadopted road

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WP-bWoodland loop road

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LL-aLandscape link road

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LL-b

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TG-aFormer A96 boulevard

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TG-bApproach road

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TG-cTornagrain zone typical internal road

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Material Palettes

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Material palettes

Material palette 1

Material palette 2

Material palette 3

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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

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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


specifications, see RAL colour chart

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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


specifications, see RAL colour chart

Typical plots in detail

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Detail plots

A

B

C

D

E

Detail plot B

Detail plot C

Detail plot D

Detail plot E

Detail plot A

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Typical Plot A

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.

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Typical Plot B

plot boundary

estate hedge

building zone

parking zone


estate street trees



65m

6°

8m

5m

50m

5m

Key principles:


• Buildings should be set back 5m from the plot frontage and screened by the estate tree and hedge planting.


• 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.




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Typical Plot C



18m18m

18m 5m

18m18m

5m

5m5m

5m

5m

plot boundary

estate hedge

building zone

parking zone


estate street trees


Key principles:


• 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.



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Typical Plot D


8°

18m18m 5m

5m

5m5m

plot boundary

estate hedge

building zone

parking zone


estate street trees


Key principles:


• Buildings should be set back 5m from the plot frontage, screened by the estate tree and hedge planting, and 8m from the north boundary.





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Typical Plot E

vehicle entry / exit vehicle entry / exit

40m

40m

50m

50m

12m

12.5m

plot boundary

estate hedge

building zone

parking zone


estate street trees


zone for extra height

Key principles:


• 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.

iabp design guide

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