Development Plans
The future evolution of New Greenham Park
Development masterplan 2002
The vision for New Greenham Park is the creation of a high quality, vibrant, mixed business campus with a wide range of high quality commercial properties that will provide for the diverse needs of local, regional and national businesses.
The backbone of the masterplan is a strong hierarchy of communication arteries for pedestrian, cycles, buses, car, commercial vehicles and information technology. These arteries provide access to distinctive business "zones", each of which will cater for the varying needs of modern occupiers.
The six zones have been designated to a particular planning use class, as follows:
Zone 1 B1(b) Research & Development
Zone 2 B1(c) Light Industrial
Zone 3 B2 General Industrial
Zone 4 B2 General Industrial
Zone 5 D2 Assembly and Leisure
Zone 6 B1(b) Research & Development
The zones have been designed to provide a mixture of property sizes and units types, many of which could be combined, providing further flexibility and adaptability for occupiers at the park.
In addition to the buildings developed at New Greenham Park since 1997, various former MoD properties will also be retained, having been identified as those with having a reasonable "life expectancy" as a usable commercial property. These buildings are included in the overall floor space of the masterplan.
The Submission Areas
Total area for New Greenham Park as per the existing outline planning consent:1,657,118 sq ft (153,950 sq m)
Total area used by buildings which are to be retained: 89,847 sq ft (8,347 sq m)
The reserved matters planning application that was submitted with regard to the masterplan in September 2002, provided details of the siting, design and external appearance of the following buildings:
|
Building Numbers |
Use Class |
Gross External Area Sq M |
Gross External Area Sq Ft |
|
1-10
|
B1(b) Research and Development (Building 9, ground floor only - D1) |
21,585
|
232,341
|
|
11-22
|
B1(c) Light Industrial
|
4,080
|
43,917
|
|
23-29
|
B2 General Industrial
|
10,494
|
112,957
|
|
30
|
B1(c) Light Industrial
|
938
|
10,097
|
|
31-34
|
B2 General Industrial
|
6,375
|
68,620
|
|
35-36
|
D2 Assembly & Leisure
|
8,446
|
90,913
|
|
37
|
B2 General Industrial
|
3,110
|
33,476
|
|
38-41
|
B1(b) Research and Development
|
8,033
|
86,467
|
|
Total
|
63,061
|
678,789
|
The masterplan also reserves a three-hectare site for waste related uses.
Zone 1 B1(b) & D1
Zone 1 is situated at the eastern access to New Greenham Park and includes a three-storey landmark building overlooking the entrance. It will be the first building of the new generation at New Greenham Park and will set the standard for future development. It has been designed to provide suites of accommodation suitable for occupiers who outgrow the existing accommodation at the Enterprise Centre.
Zone 1‘s focal point is a three-storey building, with a dramatic tower, situated at the head of Main Street, overlooking a new pedestrian "square". The zone will provide a working environment conductive to research and development and in line with the Trust‘s ambitions, have been designed to exceed current energy saving standards and regulations.
Secure, decked car parking is provided at the perimeter of the zone, to encourage occupiers and visitors to use the formal and informal outdoor areas.
Zone 2: B1(c)
The smallest units covered by the masterplan planning application are situated in Zone 2, adjacent to the existing Enterprise Centre, and extend the "enterprise culture". The simple industrial/workshop buildings are clustered around service courtyards and will provide modern, clear accommodation for start-up and growing businesses. Being larger than the nursery units at the Enterprise Centre, the new units will provide space to grow for existing companies at New Greenham Park.
Zone 3: B2
Zone 3 has been designed for the larger industrial occupier, with clear span, single story units offering flexible accommodation located adjacent to Albury Way, with easy access for HGV‘s.
Occupying a central position within the business park, Zone 3 (and Zone 4) is located with the aim of reducing lorry and goods vehicle movements and minimising any noise pollution.
Zone 4: B2 and B1(b)
These industrial buildings have been designed to offer an attractive façade to the western entrance to the business park, with service yards to the rear. The accommodation, of varying size, will be suitable for both small and medium enterprises.
Zone 5: D2
Zone 5 is proposed as the business park‘s "leisure zone". The location is easily reached and will feature plenty of car parking. The bus stop at Zone 5 will act as a terminus for the Greenham Common Shuttle Bus, that travels between the business park and Newbury town centre. The precise use of the properties is yet to be determined but have an exciting design that will provide flexibility and be attractive to a number of potential users.
Zone 6:B1(b) and B2
Situated at the western end of New Greenham Park, Zone 6 is situated on a strip of land, on a south-facing slope, surrounded by woodland. The area is to be used for research and development, using the slope to allow all users to view the woodland.
Access and movement
The masterplan provides an efficient internal road hierarchy with designated primary, secondary and minor accesses that allows for effective bus penetration, convenient and safe cycle routes and footways.
Internally the route hierarchy is to be reinforced using carriageway widths. In order to encourage bus usage there would be a requirement for the bus routing to reverse between the AM and PM rush hours.
Vehicle access via the A339 will be controlled so that HGV‘s will enter the site from the western roundabout, with the eastern roundabout providing access to the existing Enterprise Centre and the new accommodation of Zones 1 and 2, which will attract more car movements.
Materials and Building Design
The materials proposed for New Greenham Park include; brick, coloured coated steel and laminated cladding panels, glass and aluminium. The buildings are designed to institutional standards meeting the requirements of business in the 21st Century. All are designed to be functional, practical with the flexibility that will allow multiple or single occupancy.
Externally, the buildings will include brise soleil and large overhangs to minimise solar gain and improve energy efficiency.
The masterplan includes a high quality-landscaping scheme that includes a series of sculptures and public works of art, interconnected by a footpath trail, encouraging patronage of local art.
Phasing
The masterplan will allow coordination and control of the comprehensive redevelopment of New Greenham Park in the short, medium and longer term, whilst providing a degree of flexibility that will ensure that market conditions and the requirements of occupiers can be responded to. It is therefore not practical to set out a detailed timetable or plan for the phasing of the development. However, the following principles will be adopted:
- Prior to the development of any plot, all road and service infrastructure required to serve the development will be provided.
- Prior to the completion of a building, the landscape design will be fully implemented.
- As a general principle open, vacant areas will be developed first, followed by those parts of the site occupied by poor quality buildings before redeveloping serviceable buildings with a reasonable life expectancy.
- Suitable alternative accommodation for any existing occupiers who are displaced to allow for redevelopment will be sought where possible.
Summary
The masterplan for New Greenham Park provides a unique opportunity to complete the transformation of what was a semi-derelict and decaying post war military establishment into a prosperous, modern, community based business campus that meets the district‘s employment land requirements. The masterplan also illustrates how a wide range of user types and sizes can be accommodated in response to market demand, whilst creating a coherent development scheme of the highest quality.
The descriptions of properties on this web site should not be relied upon as accurately describing any of the specific matters by any order under the Property Misdescription Act 1991.
Related Links
Development History
Design & Build opportunities at New Greenham Park
Property Misdescriptions Act 1991
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