principles and parameters

PINEWOOD STUDIOS DEVELOPMENT FRAMEWORK
PRINCIPLES AND PARAMETERS
16
DOCUMENT
FEBRUARY 2013
2
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
Contents
Produced on behalf of Pinewood Studios Ltd by:
Arup Associates - Masterplanners and Sustainability Consultants
Arup - Infrastructure and Environmental Consultants
01
Introduction
Randall Thorp - Landscape Consultants
02
Development Proposed
Vectos - Transport Consultants
03
Development Principles
Turley Associates - Planning Consultants
04
Parameters
CBRE - Development Consultants
05
Explanation of Parameters
Arup Associates
8 Fitzroy Street
London
W1T 4BJ
United Kingdom
T +44 (0)20 775 55555
www.arupassociates.com
www.arup.com
3
4
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
01INTRODUCTION
T his document is the principal design document for approval as part
This document creates a flexible and adaptable approach to the future
of the Pinewood Studios Development Framework outline planning
development of the site, within clearly defined parameters, including
application. It contains baseline and parameter drawings following
an anatomy of open space, access and movement, and massing
an explanation of the defining set of principles that have informed the
and a set of written development principles. These Principles and
framework design.
Parameters focus on the definition of open space, landscape, and
development areas, and on the treatment and character of boundaries
It comprises a set of written development principles and a series of
and different areas within the overall development. The primary
parameter plans for site layout, landscaping and ecology measures,
road and access routes are established to ensure the site evolves
building massing and gross external floor areas and access and
with a clear anatomy that endures as the phases of development are
circulation. Together, these provide the framework within which more
implemented over time.
detailed ‘reserved matters’ applications will be prepared in the future.
The precise design scale and siting of each building and its individual
An explanation of how the Parameter drawings are to be interpreted
appearance is left illustrative at this stage, allowing for future design
and applied is also provided.
development and evolution as the project is implemented over time.
The parameters form the basis of the scheme assessed in the
DF
D&A
Principles and Parameters
FOR APPROVAL
Design and Access Statement
SUPPORTING INFORMATION
IM
Illustrative Masterplan
NOT FOR APPROVAL
Environmental Statement.
02
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
5
Development Proposed
6
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
02 THE DESCRIPTION OF DEVELOPMENT
“Reconfiguration and expansion of facilities for screen based media, including film, television and video games, and
associated services and industries, comprising: demolition of existing outdated accommodation; erection of new stages,
workshops, office accommodation, demountable modular buildings, entrance structures and reception and security offices,
gas CHP energy centre, underground waste water treatment plant, recycling facilities, backlots and film streetscapes;
external film production; creation of a new vehicular and pedestrian access from Pinewood Road, emergency access
from Sevenhills Road, access roads within the site, surface and multi-level car parking; and associated landscaping and
ecological habitat creation works.”
Within this description of development formal approval is being sought for a mix of detail and outline elements.
Detailed approval is sought for:
•
description of development
•
overall schedule of accommodation
•
vehicular access from the public highway
Outline approval is sought for:
•
guiding Development Principles
•
controlling Parameters:






- use and quantum
- development zones
- green space
- landscaping and ecology
- movement
- building scale and massing
03
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
7
Development Principles
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Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
03 DEVELOPMENT PRINCIPLES
There are high order strategic guiding principles which have been
influential in the development of the design solution for PSDF.
The development principles are set out below in support of the
application; some will be suitable for inclusion as conditions in any
planning permission.
Capturing growth in the
international film industry
1.
Meeting globally-arising market needs at Pinewood within the
West London strategic film and media cluster in support of the key growth
ambition of the UK film industry and economy.
This is the fundamental commercial/economic driver for the Pinewood
Studios scheme and is the basis of the economic case for the PSDF.
The market and commercial case is analysed in the application
documents which demonstrate insufficient current capacity in the UK
to capture international growth and inward investment.
Raising production capability
2.
Increasing film, TV and other screen based media production
capability at the Pinewood Studios site.
The capability principle is driven by the need for more studio space in
the UK and the requirements of film producers for larger, more flexible
studio facilities located alongside all the production/creative/technical
resources that are required on hand.
Capability therefore includes detailed consideration of overall
capacity, range and flexibility of production buildings and spaces,
ancillary accommodation and support services including technological
provision. The PSDF seeks to resolve all of these requirements in its
design process and outcome.
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
Achieving sustainable development
Landscape-led
3.
5.
Creating a genuinely sustainable development by design.
9
Adopting a landscape-led design process that is integrated into the
development.
Achieving sustainable development is a key policy requirement of the
National Planning Policy Framework and a leading influence on the
The application site is in part undeveloped open land with a range of
design process and outcome.
natural landscape features. The design process is intended to set
the proposed development within a structural landscaped context to
Sustainability is to be achieved in two related ways:

- technical sustainability of design and mitigation

- strategic sustainability by balancing of economic, social and environmental considerations.
minimise any adverse effects.
Ecological enhancements
Both exercises are carried out in the application documents.
6.
The ecological value and biodiversity of the site to be subject to
a principle of minimal disruption and the promotion of measures for
Optimising the use of existing
Pinewood estate
enhancement.
The application site has a significant ecological asset value which will
be affected by any development. The guiding principle is to maintain
4.
Making best use of non-Green Belt and previously developed land
before use of Green Belt land.
The most effective and efficient use of the existing Pinewood Studios
site to meet development requirements is a guiding principle subject
to achieving an acceptable overall operating environment.
and enhance the best of the asset and mitigate impacts through an
ecological strategy.
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Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
03 DEVELOPMENT PRINCIPLES
Protecting local amenity
7.
The development process and outcome maintain and where
possible enhance the amenity of neighbouring users/uses.
The application site is adjoined by a mix of residential, Country
Park and agricultural land neighbouring uses. The principle is to
demonstrate a solution that respects the amenity of neighbours in
terms of activity and appearance.
Dedicated use for film/media
production
8.
The Pinewood Studios expansion is for the purpose of
improvement of the film, TV and screen based media hub as a single
integrated facility.
The development has a particular and exceptional justification that
should be reflected in its design, development and operation.
04
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
11
Parameters
12
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
04 PARAMETERS
The Parameters are defined in a set of drawings contained within this
document
•
Use and Quantum (Plans P-P-003, P-P-004 and P-P-007)
•
Development Zones and Levels (P-P-003)
•
Green Space (P-P-001)
•
Landscaping and Ecology (P-P-002)
•
Site Access and Circulation (P-P-005)
•
Building Scale and Massing (P-P-006 and P-P-007)
What are Development Parameters?
The development parameters establish a framework for the future
redevelopment of the site. Amongst other things they establish the
areas of the site that may be built on, and the areas that will be
landscaped. Maximum/minimum footprints and heights for all building
types are defined as are the locations of primary and secondary access
roads, subject to limited levels of deviation.
In the future more detailed “reserved matters” applications will
be prepared. These applications will be required to demonstrate
compliance with the parameters defined in this document.
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
The baseline, application, and parameter drawings for approval follow.
All other drawings fall separately under the design and access statement,
illustrative masterplan document and other supporting documentation not
intended for approval.
Drawings for Approval
category
title
Baseline Drawings
P-B-000
P-B-001
P-B-002
Application Site Boundary
Existing Site Plan
Baseline Plan
Application Drawings
P-A-001
P-A-002-1
P-A-002-2
P-A-002-3
P-A-003
P-A-004
Proposed Demolitions
Tree Removal Plan, Sheet 1
Tree Removal Plan, Sheet 2
Tree Removal Plan, Sheet 3
Site Access, Pinewood Road Main Entrance Plan
Site Access, Seven hills Road, Emergency Access Plan
Parameter Drawings
P-P-001
P-P-002
P-P-003
P-P-004
P-P-005
P-P-006
P-P-007
Green Space
Landscape and Ecology
Development Zones and Levels
Areas by Development Zone
Site Access and Circulation
Building Plots
Areas and Dimensions by Plot
Baseline Drawings
110125-A-28
110125-B-38
Site Location Plan
Site Location Plan
110125-A-27
110125-B-26
FPR-TR-001
Extents of Works Plan
Highway Improvement Scheme
Tree Removal Plan
PSDF List of Drawings for
Approval
FPR List of Drawings for
Approval
Application Drawings
13
A
B
C
D
E
F
Lodge
G
H
I
J
K
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A1
Pond
Gantry
Planning Application Boundary
N
Mast
67.1m
1
Cherry
Orchard
Pond
Farm
Hill View
Home Farm
Cherry Orchard
Saul's Farm
Blanchard's Farm
Farm Bungalow
66.6m
Pond
Astraea
70.1m
St Benedict
4
Tennis
2
Court
1
Larkswood
Springfield Cottages
70.4m
Long Coppice
Langley Woodhouse
Hollydene
LB
Pine Cottage
Belle
Farm
Dick
Turpins
Cottage
Parkspring
Lodge
Wood
Pantiles
Cottage
Belle Farm
3
Lodge
The Firs
Presbytery
70.0m
Belle Farm
Cottage
55.6m
Woodcroft
Sevenhills Farm
The Bridgettine
Convent
57.3m
Clump Cottage
West
Clump Cottage
East
Posts
Weir
4
The Oaks
Nursery
EAST AREA
Gantry
Dromenagh
Farm
5
The Clump
Strawberry Wood
Pond
Dromenagh
Farm House
67.6m
El Sub Sta
Pump House
6
0
XXXXXX
/ /
Issued for Outline Planning Approval
Issue
Date
Pond
Pump House
Black Park
Ponds
Arup Associates
Knoll House
Water Tower
Heathwood
7
WEST AREA
Pond
Cattle Grid
Bratton
Maythorn
13 Fitzroy Street London W1T 4BQ United Kingdom
t +44 20 7755 2525
www.arupassociates.com
Cottage
Heath Farm
106
Pinewood
Mews
94
2
1
82
Pinewood Film
The Stables
118
70
6
Double
Studios
Key Plan
The Bungalow
Lodge
89
7
9
North
58
77
120 to 142
Lodge
12
101
8
1
146
144
1 3
Eaton
House
63
51
2 4
46
Lyn Eves
11
156158
Jakella
15
High
27
Trees
164166
176
178
TCB
168
170
Issues
39
2
Heatherden Hall
62.6m
El Sub Sta
18
Baney
6
34
LB
32
1a
Chardan
Client
4
House
Pump House
Tudorlea
Laurel Court
6
1
Albury
Sherwood
House
Twyneham
Redroofs
The Hollies
9
Chilta End
Pinewood Studios Ltd.
3
19
21
1
81
8
1
3
82
3
Job Title
4
9
Fn
Pinewood Studios
Development Framework
4
83
The Laurels
Pine Ridge
House
17
10
5
23
5
26
12
Lake
FB
89
10
11
South Lodge
FB
Spring
95
25
101
Drawing Title
106
14
145
1
10
Application Site Boundary
151
60.6m
Pond
139
8
12
157
112
11
54
Park Lodge Farm
163
4
Gamekeepers
Cottage
118
91
42
49.1m
FB
Scale at A1
Issues
17
89
30
87a
85a
18
85
83
Brackenwood
11
1:2500 @ A1 / 1:5000 @ A3
24
87
Discipline
169
79
73
14
Mapping reproduced by permission of Ordnance Survey on
45
2
Masterplannig
Job No
Drawing Status
224788-00
PLANNING
1
LB
1
Furze
31
Cottage
2
Iver Heath
10m
10m 50m
0
1 to 29
18
100m
250m
All rights reserved.
Ordnance Survey Licence number 100018033
8
Pond
29
to
25
23
to
19
17
15
11
Stag and
Hounds
9
5
Do not scale
Drawing No
Issue
P-B-000
0h
2
100m
50m
(PH)
Dellfield Farm
A1
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Lodge
Pond
Gantry
1
SEV
ENH
IL
Planning Application Boundary
N
Mast
Existing Buildings
Cherry
Orchard
LS
Pond
Farm
Hill View
Home Farm
RO
AD
Blanchard's Farm
Cherry Orchard
Existing Covered Way
Farm Bungalow
Pond
Temporary Workshops
SAULS FARM
Astraea
70.1m
St Benedict
Contour line
Tennis
2
Court
Larkswood
Springfield Cottages
70.4m
BARN
Langley Woodhouse
Hollydene
Existing trees
Long Coppice
LB
Pine Cottage
Existing hedgerows
Belle
Farm
Dick
Turpins
Cottage
Parkspring
Lodge
Wood
Pantiles
3
Cottage
The Firs
Presbytery
Woodcroft
LM
U
F
ER
O
C
M
O
M
N
O
R
AD
PI
NE
W
O
Lodge
Belle Farm
Cottage
O
D
55.6m
RO
AD
Sevenhills Farm
The Bridgettine
Convent
57.3m
Posts
Weir
4
The Oaks
Nursery
M25
NORTH
LOT
Gantry
Dromenagh
Farm
5
THE CLUMP
Strawberry Wood
Pond
Dromenagh
Farm House
6
0
GATEHOUSE
XXXXXX
/ /
Issued for Outline Planning Approval
Issue
Date
Pond
Black Park
Ponds
Arup Associates
Knoll House
Heathwood
7
Pond
Bratton
13 Fitzroy Street London W1T 4BQ United Kingdom
t +44 20 7755 2525
www.arupassociates.com
Cattle Grid
Pinewood
Mews
Key Plan
PINEW
OOD
GREE
N
8
PINEW
TCB
OOD
Issues
GREE
N
Baney
LB
Client
Chardan
House
Laurel Court
Albury
House
9
HEATHERDEN
HALL
Pinewood Studios Ltd.
Job Title
Pinewood Studios
Development Framework
PADDOCK
LOT
Spring
ASHF
10
ORD
Drawing Title
ROAD
Existing Site Plan
60.6m
R
PINEWOOD
Park Lodge Farm
8m high
saplings
(poor)
Pond
Gamekeepers
Cottage
49.1m
FB
OAD
THOR
NBRID
Brackenwood
11
Discipline
GE RO
LB
Iver Heath
10m
0
50m
100m
250m
Scale at A1
Issues
Pond
AD
Masterplanning
Mapping reproduced by permission of Ordnance Survey on
Job No
Drawing Status
224788-00
PLANNING
All rights reserved.
Ordnance Survey Licence number 100018033
Drawing No
Issue
P-B-001
0h
Stag and
Hounds
(PH)
Do not scale
1:2500
Dellfield Farm
A1
A
B
C
D
E
F
G
H
I
J
K
L
M
N
Pond
Planning Application Boundary
Gantry
N
Mast
Existing Buildings
1
Cherry
Orchard
Hill View
South Dock and F&G Block:
subject to separate planning permissions
Pond
Farm
Home Farm
Blanchard's Farm
Cherry Orchard
Farm Bungalow
Temporary workshops
Pond
Contour line
Astraea
70.1m
St Benedict
Existing trees
Tennis
2
Court
Larkswood
Existing hedgerows
Springfield Cottages
70.4m
Long Coppice
Langley Woodhouse
Hollydene
LB
Pine Cottage
Belle
Farm
Dick
Turpins
Cottage
Parkspring
Lodge
Wood
Pantiles
3
Cottage
Lodge
The Firs
Presbytery
Belle Farm
Cottage
55.6m
Woodcroft
Sevenhills Farm
The Bridgettine
Convent
57.3m
Posts
Weir
4
The Oaks
Nursery
Gantry
Dromenagh
Farm
5
Strawberry Wood
Pond
Dromenagh
Farm House
6
0
XXXXXX
/ /
Issued for Outline Planning Approval
Issue
Date
Pond
Black Park
Ponds
Arup Associates
Knoll House
Heathwood
7
Pond
Bratton
13 Fitzroy Street London W1T 4BQ United Kingdom
t +44 20 7755 2525
www.arupassociates.com
Cattle Grid
Pinewood
Mews
Key Plan
8
TCB
Issues
Baney
LB
Client
Chardan
House
Laurel Court
Albury
House
9
Pinewood Studios Ltd.
Job Title
Pinewood Studios
Development Framework
Spring
Drawing Title
10
Baseline Plan
60.6m
8m high
saplings
(poor)
Pond
Park Lodge Farm
Gamekeepers
Cottage
49.1m
FB
Scale at A1
Issues
Discipline
1:2500
Masterplanning
Brackenwood
11
LB
Iver Heath
10m
0
50m
100m
250m
Pond
Mapping reproduced by permission of Ordnance Survey on
Job No
Drawing Status
224788-00
PLANNING
All rights reserved.
Ordnance Survey Licence number 100018033
Drawing No
Issue
P-B-002
0h
Stag and
Hounds
(PH)
Do not scale
Dellfield Farm
G:\Jobs\224788-10 PSB - ARAS\4-03 Drawings\4-03-01-02 Arch\Planning\P-B-002.dwg 23 Jan 2013 15:21:53 id: 17612C11-9527-45CE-A957-C80A7C8E5065 Amparo.Galvan
Lodge
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Lodge
Pond
Planning Application Boundary
Gantry
N
Mast
Existing Buildings
1
Cherry
Orchard
Hill View
Pond
Proposed demolitions
Farm
Home Farm
Blanchard's Farm
Cherry Orchard
Farm Bungalow
Temporary workshops
Pond
Contour line
Astraea
70.1m
St Benedict
Existing trees
Tennis
2
Court
Larkswood
Existing hedgerows
Springfield Cottages
70.4m
Long Coppice
Langley Woodhouse
Hollydene
LB
Pine Cottage
Belle
Farm
Dick
Turpins
Cottage
Parkspring
Lodge
Wood
Pantiles
3
Cottage
Lodge
The Firs
Presbytery
Belle Farm
Cottage
55.6m
Woodcroft
Sevenhills Farm
The Bridgettine
Convent
57.3m
Posts
Weir
4
The Oaks
Nursery
Gantry
Dromenagh
Farm
5
Strawberry Wood
Pond
Dromenagh
Farm House
6
0
XXXXXX
/ /
Issued for Outline Planning Approval
Issue
Date
Pond
Black Park
Ponds
Arup Associates
Knoll House
Heathwood
7
Pond
Bratton
13 Fitzroy Street London W1T 4BQ United Kingdom
t +44 20 7755 2525
www.arupassociates.com
Cattle Grid
Pinewood
Mews
Key Plan
8
TCB
Issues
Baney
LB
Client
Chardan
House
Laurel Court
Albury
House
9
Pinewood Studios Ltd.
Job Title
Pinewood Studios
Development Framework
Spring
Drawing Title
10
Proposed Demolitions
60.6m
8m high
saplings
(poor)
Pond
Park Lodge Farm
Gamekeepers
Cottage
49.1m
FB
Scale at A1
Issues
Discipline
1:2500
Masterplanning
Brackenwood
11
LB
Iver Heath
10m
0
50m
100m
250m
Pond
Mapping reproduced by permission of Ordnance Survey on
Job No
Drawing Status
224788-00
PLANNING
All rights reserved.
Ordnance Survey Licence number 100018033
Drawing No
Issue
P-A-001
0a
Stag and
Hounds
(PH)
Do not scale
Dellfield Farm
Notes:
KEY:
EXTENT OF WORKS
EXISTING PUBLIC HIGHWAY BOUNDARY
EXISTING SPEED GATE AND
ILLUMINATED SIGN WITH NEW
ROUNDEL TO BE RELOCATED TO
THIS POSITION.
EXISTING SPEED REDUCTION
ROAD MARKINGS AND
SIGNAGE. TO BE RELOCATED
AS SHOWN.
REV.
DETAILS
DRAWN
CHECKED
DATE
CLIENT:
EXISTING SPEED GATE TO BE
RELOCATED TO THIS POSITION
WITH NEW ROUNDEL.
CROSSING
LINKS TO
FOOTPATHS
WITHIN EAST
AREA.
NEW SIGNALISED
PEDESTRIAN /
CYCLIST CROSSING
(TOUCAN)
LANDSCAPE PROPOSALS
NOT SHOWN. LANDSCAPING
AND FOLIAGE REMOVED
WILL BE DESIGNED TO
PROVIDE SUFFICIENT
VISIBILITY TO ROUNDABOUT
AND TOUCAN CROSSING.
CROSSING
LINKS TO
FOOTPATHS
WITHIN WEST
AREA.
PROJECT:
DRAWING TITLE:
SCALES:
DRAWN:
CHECKED:
DRAWING NUMBER:
DATE:
REVISION:
P-A-003
D
Notes:
KEY:
CROSSOVER TO BE CONSTRUCTED OF
TARMACADAM OR SIMILAR LOCAL
AUTHORITY APPROVED MATERIAL (tbc).
EXTENT OF WORKS
EXISTING PUBLIC
HIGHWAY BOUNDARY
SIGN TO BE
MOUNTED ON
NEW GATE
EXISTING ACCESS
TO BE WIDENED.
2 No. TREES TO
BE REMOVED
.00
R8
REV.
DETAILS
DRAWN
CHECKED
DATE
CLIENT:
PROJECT:
R15.00
DRAWING TITLE:
EMERGENCY ACCESS
ROUTE ON PSL LAND TO
BE CONSTRUCTED USING
'GRASSROAD' OR SIMILAR
APPROVED SURFACING
MATERIAL (tbc).
EXISTING GATE TO
BE REMOVED AND
REPLACED WITH
NEW GATE.
SCALES:
DRAWN:
CHECKED:
DRAWING NUMBER:
DATE:
REVISION:
P-A-004
D
A
B
C
D
E
Lodge
F
G
H
I
J
K
L
M
N
Pond
Planning Application Boundary
Gantry
N
Mast
Landscape
1
Cherry
Orchard
Pond
Development Cells
Farm
Hill View
Home Farm
Blanchard's Farm
Cherry Orchard
Farm Bungalow
Limits of Deviation
Pond
Dedicated Cycle path Centreline LOD +/- 30 metres
Astraea
Edge of Land Use +2/-10 mts.
70.1m
St Benedict
Edge of Land Use +5 /-10 mts.
Tennis
2
Court
Larkswood
Springfield Cottages
70.4m
Long Coppice
Langley Woodhouse
Hollydene
LB
Pine Cottage
Belle
Farm
Dick
Turpins
Cottage
Parkspring
Lodge
Wood
Pantiles
3
Cottage
Lodge
The Firs
Presbytery
Belle Farm
Cottage
55.6m
Woodcroft
Sevenhills Farm
The Bridgettine
Convent
57.3m
Posts
Weir
4
The Oaks
Nursery
Gantry
Dromenagh
Farm
5
Strawberry Wood
Pond
Dromenagh
Farm House
6
0
XXXXXX
/ /
Issued for Outline Planning Approval
Issue
Date
Pond
Black Park
Ponds
Arup Associates
Knoll House
Heathwood
7
Pond
Bratton
13 Fitzroy Street London W1T 4BQ United Kingdom
t +44 20 7755 2525
www.arupassociates.com
Cattle Grid
Pinewood
Mews
Key Plan
8
TCB
Issues
Baney
LB
Client
Chardan
House
Laurel Court
Albury
House
9
Pinewood Studios Ltd.
Job Title
Pinewood Studios
Development Framework
Spring
Drawing Title
10
Green Space
60.6m
Pond
Park Lodge Farm
Gamekeepers
Cottage
49.1m
FB
Scale at A1
Issues
Discipline
1:2500
Masterplanning
Brackenwood
11
LB
Iver Heath
10m
0
50m
100m
250m
Pond
Mapping reproduced by permission of Ordnance Survey on
Job No
Drawing Status
224788-00
PLANNING
All rights reserved.
Ordnance Survey Licence number 100018033
Drawing No
Issue
P-P-001
0h
Stag and
Hounds
(PH)
Do not scale
Dellfield Farm
G:\Jobs\224788-10 PSB - ARAS\4-03 Drawings\4-03-01-02 Arch\Planning\P-P-001.dwg 23 Jan 2013 15:22:41 id: 82F58B19-EF6E-498A-B2D8-82E49F91CFE4 Amparo.Galvan
A1
A
B
C
D
E
F
G
H
I
J
K
L
M
N
KEY
RETAINED
Trees, hedges, shrubs
retained with improved management
1
Grassland retained with improved
management
Open water
Ditches
Area retained as private garden
2
PROPOSALS
(subject to detailed Landscape
Design)
+5.0m
Species rich grassland and heath
Open water
Woodland
Species rich scrub
3
Damp grassland / marsh
Scattered tree planting
Species rich scrub and scattered
trees
Swale
Hedge
4
Bund
Area to be regraded
+5.0m
Reptile underpass
MEASURES ON BUILDINGS
(within building plot location
tolerances)
5
Areas for greenroofs
Areas for wild flower and shrub roofs
or walls
LIMITS OF DEVIATION
Edge of Land Use +2/-10 mts
6
Edge of Land Use +5/-10 mts
0
+1.5m
/
/
Issued for Outline Planning Approval
Issue
Date
+3.5m
Randall Thorp
-0.5m to +2.0m
7
Canada House 3 Chepstow St Manchester M1 5FW United Kingdom
t 0161 228 7721
www.randallthorp.com
Key Plan
8
Client
Pinewood Studios
9
Job Title
Pinewood Studios
Development Framework
Drawing Title
10
Landscape and Ecology
N
Scale at A1
Discipline
11
Do not scale
1:2500
Randall Thorp
Job No
Drawing Status
224788-00
PLANNING
Drawing No
Issue
P-P-002
0h
G:\Jobs\224788-10 PSB - ARAS\4-03 Drawings\4-03-01-02 Arch\Planning\P-P-002.dwg 23 Jan 2013 15:34:20 id: 3DE98B0D-020E-4F73-8362-8D47A01C2D34 Amparo.Galvan
A1
A
B
C
D
E
F
Lodge
G
H
I
J
K
L
M
N
Pond
Planning Application Boundary
Gantry
N
Mast
1
Development cells
Mixed use - Stages /
Workshop / Offices
Cherry
Orchard
Pond
Farm
Hill View
Home Farm
Parking and Backlot Areas
Blanchard's Farm
Cherry Orchard
Farm Bungalow
2d
Pond
2e
2c
Astraea
70.1m
Backlot Areas where temporary
structures are permitted
Indicative change of height
St Benedict
2b
Tennis
2
Court
Larkswood
+70.0-71.0 m
AOD
The Clump
2
Springfield Cottages
70.4m
Langley Woodhouse
Hollydene
LB
Hedgerows
Long Coppice
+68.0 - 69.0m
AOD
+69.5-70.5m AOD
Pine Cottage
Dick
Turpins
Cottage
Wood
Pantiles
3
Belle
Farm
Upper and Lower Limits of
Ground Surface
+69.5-70.5m
AOD
Parkspring
Lodge
+'X'm -'Y'm AOD
+67.5 - 68.5m
AOD
Cottage
Limits of Deviation
+69.0 - 70.0 m
AOD
The Firs
Lodge
Presbytery
Belle Farm
67.0 - 68.0 m
AOD
2a
Woodcroft
Dedicated Cycle path Centreline LOD +/- 30 metres
Cottage
Edge of Land Use +2/-10 mts.
55.6m
Edge of Land Use +5 /-10 mts.
3a
Levels as existing
Sevenhills Farm
The Bridgettine
Convent
57.3m
+68.0-69.0 m
AOD
Posts
Weir
4
The Oaks
Nursery
+69.5-70.5 m
AOD
1b
+68.5-69.5m AOD
Levels as existing
Gantry
3
Dromenagh
+68.5-69.5 m
AOD
5
Farm
+68.0-69.0m AOD
Strawberry Wood
The Clump
Pond
Dromenagh
Farm House
1a
4a
6
+67.0-67.5 m AOD
4
0
XXXXXX
/ /
Issued for Outline Planning Approval
Issue
Date
Pond
Black Park
Ponds
1
Arup Associates
Knoll House
Heathwood
7
Levels as existing
Pond
Bratton
13 Fitzroy Street London W1T 4BQ United Kingdom
t +44 20 7755 2525
www.arupassociates.com
Cattle Grid
Pinewood
Mews
Key Plan
8
TCB
Issues
Baney
1c
LB
Client
Chardan
House
Laurel Court
Albury
House
9
Heatherden
Hall
Gardens
Pinewood Studios Ltd.
Job Title
Pinewood Studios
Development Framework
1e
Spring
Drawing Title
10
Development Zones and Levels
60.6m
Pond
1d
Park Lodge Farm
Levels as existing
Gamekeepers
Cottage
49.1m
FB
Scale at A1
Issues
Discipline
1:2500
Masterplanning
Brackenwood
11
LB
Iver Heath
10m
0
50m
100m
250m
Pond
Mapping reproduced by permission of Ordnance Survey on
Job No
Drawing Status
224788-00
PLANNING
All rights reserved.
Ordnance Survey Licence number 100018033
Drawing No
Issue
P-P-003
0h
Stag and
Hounds
(PH)
Do not scale
Dellfield Farm
G:\Jobs\224788-10 PSB - ARAS\4-03 Drawings\4-03-01-02 Arch\Planning\P-P-003.dwg 23 Jan 2013 15:23:28 id: D2910C55-77B4-404A-ADD3-6342C70F7367 Amparo.Galvan
A1
A1
B
C
D
E
F
G
H
I
J
K
L
M
N
G:\Jobs\224788-10 PSB - ARAS\4-03 Drawings\4-03-01-02 Arch\Planning\P-P-004.dwg 23 Jan 2013 15:24:08 id: 560E2C7E-7430-4F61-B697-424A0C4AC87D Amparo.Galvan
A
1
2
3
4
5
NOTE:
To be read in conjunction with P-P-003
6
0
XXXXXX
/ /
Issued for Outline Planning Approval
Issue
Date
Arup Associates
7
13 Fitzroy Street London W1T 4BQ United Kingdom
t +44 20 7755 2525
www.arupassociates.com
Key Plan
8
Client
Pinewood Studios Ltd.
9
Job Title
Pinewood Studios
Development Framework
Drawing Title
10
Areas by Development Zone
Scale at A1
Discipline
11
Do not scale
N/A
Masterplanning
Job No
Drawing Status
224788-00
PLANNING
Drawing No
Issue
P-P-004
0h
A
B
C
D
E
Lodge
F
G
H
I
J
K
L
M
N
Pond
Planning Application Boundary
Gantry
N
Mast
1
PROPOSED ROUTES AND
LIMITS OF DEVIATION
Cherry
Orchard
Primary Roads
Pond
Farm
Hill View
Home Farm
Secondary Roads
Blanchard's Farm
Cherry Orchard
Farm Bungalow
NOTE - Cycle paths are included within
the Roads and Development Cells shown.
Pond
Controlled Permissive
Pedestrian Access (+/- 10 m)
Astraea
70.1m
St Benedict
Footpaths (+/- 10m)
Tennis
2
Court
Larkswood
Springfield Cottages
70.4m
Black Park link path
Long Coppice
Langley Woodhouse
Hollydene
LB
Pine Cottage
Edge of secure private land (+/- 10m)
Belle
Farm
Dick
Turpins
Cottage
Location of Proposed New Access from
Pinewood Road.
- Refer to P-A-003 Rev D
Parkspring
Lodge
Wood
Pantiles
3
Cottage
Location of Proposed New Emergency
Access from Sevenhills Road.
- Refer to P-A-004 Rev D
Lodge
The Firs
Presbytery
Belle Farm
Cottage
55.6m
Woodcroft
Sevenhills Farm
The Bridgettine
Convent
57.3m
Limits of Deviation
Posts
Road Edge +/- 2 mts.
Weir
4
The Oaks
Nursery
Road Edge + 5 mts/ - 10 mts.
Road Edge +/- 10 mts
NOTE - preservation of hedgerows and
trees supercedes any inference of
encroachment by a limit of deviation
Gantry
Dromenagh
Farm
5
Strawberry Wood
Pond
Dromenagh
Farm House
6
-
19/12/12
Issued for Outline Planning Approval
Issue
Date
Pond
Black Park
Ponds
Arup Associates
Knoll House
Heathwood
7
Pond
Bratton
13 Fitzroy Street London W1T 4BQ United Kingdom
t +44 20 7755 2525
www.arupassociates.com
Cattle Grid
Pinewood
Mews
Key Plan
8
TCB
Issues
Baney
LB
Client
Chardan
House
Laurel Court
Albury
House
9
Pinewood Studios Ltd.
Job Title
Pinewood Studios
Development Framework
Spring
Drawing Title
10
Site Access and Circulation
60.6m
Pond
Park Lodge Farm
Gamekeepers
Cottage
49.1m
FB
Scale at A1
Issues
Discipline
1:2500
Masterplanning
Brackenwood
11
LB
Iver Heath
10m
0
50m
100m
250m
Pond
Mapping reproduced by permission of Ordnance Survey on
Job No
Drawing Status
224788-00
PLANNING
All rights reserved.
Ordnance Survey Licence number 100018033
Drawing No
Issue
P-P-005
0h
Stag and
Hounds
(PH)
Do not scale
Dellfield Farm
G:\Jobs\224788-10 PSB - ARAS\4-03 Drawings\4-03-01-02 Arch\Planning\P-P-005.dwg 23 Jan 2013 15:24:49 id: 294DE43A-ADB0-441C-A1F8-75AFEFB18F91 Amparo.Galvan
A1
A
B
C
D
E
F
Lodge
G
H
I
J
K
L
M
N
Pond
Gantry
Building Ridge Height
(AGL)
N
Mast
1
Storeys
5.0 m min - 8.0 m max
1-2
5.0 m min - 11.0m max
1-2
10.0 m min -14.0m max
2-3
12.0 m min -17.0m max
3-4
Cherry
Orchard
Pond
Farm
Hill View
Home Farm
Blanchard's Farm
Cherry Orchard
Farm Bungalow
Pond
Astraea
2.27
W2
2.26
W1
70.1m
St Benedict
15.0 m min - 21.5m max 1-4
2.22
Underground waste water
treatment plan
Tennis
2
Court
Larkswood
Springfield Cottages
2.25
W1
70.4m
Langley Woodhouse
Hollydene
2.21
O1
2.7
S1
2.28
flex
LB
2.08
S1
2.24
W2
2.19
W1
Wood
Pantiles
3
'Max' = Upper Limit
'Min = Lower Limit
Belle
Farm
2.5
S1
Parkspring
Lodge
Long Coppice
2.20
W1
2.6
S1
Pine Cottage
Dick
Turpins
Cottage
W
For further explanation including eaves
heights refer to typical buildings parameter
drawing
2.23
W2
Cottage
2.18
W2
The Firs
Presbytery
Lodge
Limits of Deviation
Belle Farm
Cottage
2.17
Building Plot Edge +2 mts / -10 mts.
55.6m
Woodcroft
Building Plot Edge +5 /-10 mts.
Sevenhills Farm
The Bridgettine
Convent
57.3m
2.11
W1
Building Plot Edge +/- 10 mts.
Posts
2.04
S1
4
W
Weir
The Oaks
Nursery
2.03
S1
2.16
flex
1.09
W1
entrance
archway
and
kiosk
2.13
W1
2.15
W2
2.09
O2
2.29
O1
Strawberry Wood
Pond
2.02
S1
2.01
S1
5
Dromenagh
Farm
2.14
W2
2.10
W2
2.12
W2
entrance
archway
Gantry
Dromenagh
Farm House
1.06
MP
6
1.04
W2
2.31
O2
2.30
O2
1.02
S1
O1
0
XXXXXX
/ /
Issued for Outline Planning Approval
Issue
Date
Pond
Black Park
1.08
W1
Ponds
7
Arup Associates
Knoll House
1.05
W2
Heathwood
1.01
O2b
Pond
Cattle Grid
Bratton
13 Fitzroy Street London W1T 4BQ United Kingdom
t +44 20 7755 2525
www.arupassociates.com
Pinewood
Mews
1.07
O3
Key Plan
1.03
S1
8
TCB
Issues
1.10
O1
Baney
LB
Client
Chardan
House
Laurel Court
Albury
House
9
Pinewood Studios Ltd.
Job Title
Pinewood Studios
Development Framework
Spring
Drawing Title
10
Building Plots
60.6m
Pond
Park Lodge Farm
Gamekeepers
Cottage
49.1m
FB
Scale at A1
Issues
Discipline
1:2500
Masterplanning
Brackenwood
11
LB
Iver Heath
10m
0
50m
100m
250m
Pond
Mapping reproduced by permission of Ordnance Survey on
Job No
Drawing Status
224788-00
PLANNING
All rights reserved.
Ordnance Survey Licence number 100018033
Drawing No
Issue
P-P-006
0h
Stag and
Hounds
(PH)
Do not scale
Dellfield Farm
G:\Jobs\224788-10 PSB - ARAS\4-03 Drawings\4-03-01-02 Arch\Planning\P-P-006.dwg 23 Jan 2013 15:25:33 id: 68D2D5E4-8F9C-4A40-A216-13D60193A13D Amparo.Galvan
A1
A
B
C
D
E
F
S1 - SOUNDSTAGE
G
H
I
W1 - WORKSHOP
J
K
L
W2 - WORKSHOP
M
S3 - FLEX
N
G:\Jobs\224788-10 PSB - ARAS\4-03 Drawings\4-03-01-02 Arch\Planning\P-P-007.dwg 23 Jan 2013 15:26:25 id: 29DA66B7-DB8A-4A43-83DF-CE36765A94B0 Amparo.Galvan
A1
ENERGY-CENTRE
3000
7000
10000
14000
12903,03
10000
7895
10000
7895
7895
10000
8500
8500
5908
8500
5908
15500
21500
32 ft clear height
19000
15500
21500
19400
3000
1
2
S1 - SOUNDSTAGE TYPE 1
W1 - WORKSHOP TYPE 1
S1 - SOUNDSTAGE TYPE 2
W1 - WORKSHOP TYPE 1
W2 - WORKSHOP TYPE 1
W2 - WORKSHOP TYPE 2
W2 - WORKSHOP TYPE 3
O2 - OFFICE
S3 - FLEX SOUNDSTAGE/WORKSHOP
O3 - OFFICE
MP - PARKING
O1- OFFICE TYPE 2
O2 - OFFICE TYPE 1
O2 - OFFICE TYPE 2
O2 - OFFICE TYPE 2
O2b - OFFICE
O3- OFFICE
4100
9000
3000
18750
21300
14500
17000
3000
13500
16000
13500
16000
14500
17000
O1 - OFFICE TYPE 3
3000
2700
O1 - OFFICE TYPE 1
10250
12750
10250
12750
10250
12750
3
3000
3000
3000
O1 - OFFICE
W1 - WORKSHOP TYPE 1
MP - Multistorey Parking
Scale at A1_ 1:200
4
NOTE For all Type Sections
- Building's width varies according to the plot
- All building height parameters are measured from FFL (finished floor level). The FFL of each
building is assumed to be 150 mm above AOD finished plot levels defined in P-P-003
2
10
10
5
B
5
10
10
1.30
O2 a
2
10
A
6
NOTE:
To be read in conjunction with P-P-006
Plot reference
Type
Plot area
0
XXXXXX
/ /
Issued for Outline Planning Approval
Issue
Date
B
Arup Associates
7
13 Fitzroy Street London W1T 4BQ United Kingdom
t +44 20 7755 2525
www.arupassociates.com
A
Key Plan
Likely area
8
B
Client
Pinewood Studios Ltd.
9
A
Job Title
Maximum Area (Maximum width)
Pinewood Studios
Development Framework
Maximum Area (Maximum length)
Maximum Area (Average length and width)
Drawing Title
10
10
B
18 / 9 *
10
Areas and Dimensions by Plot
Scale at A1
A
Minimum area
Width equal to 18m if plot depth >25m
and 9m if plot depth < or = 25m*
(Soundstages plots minimum width=36)
11
Do not scale
Discipline
VARIES
Architecture
Job No
Drawing Status
224788-00
PLANNING
Drawing No
Issue
P-P-007
0h
30
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
05
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
31
Explanation of Parameters
32
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
05 PARAMETERS EXPLANATION
5.1 Overview
The proposed development is set out in a series of Parameter
Plans, listed below, that define the key elements of the proposals.
Each element is defined in terms of its location and configuration
within the site, with degrees of tolerance.
The degrees of tolerance are applied to ensure there is sufficient
flexibility in the proposals to accommodate the potential for
relatively minor changes in location, size, shape and alignment
of the key elements of the scheme given that, at this stage, the
proposals are in outline only. At the detailed design stage it may
be necessary to make adjustments to the position of individual
buildings or roads within the site to accommodate as yet unsurveyed
ground or site conditions that conflict with the position shown in the
plans. The degree of flexibility provided in the Parameter Plans has
been tailored to apply stricter limits to the size and position of the
development at sensitive edges, or adjacent to retained landscape
features, and allows more latitude in less critical areas.
The alignment, layout and size of the plots, buildings, roads and
open spaces shown in the Parameter Plans are based on the
intended configuration of the proposals. The flexibility defined in
the Parameter Plans can be applied through a limited degree of
expansion or contraction from the defined edge positions shown
on the plans. In the case of individual buildings, the flexibility is
provided, and limited to, expansion or contraction in the width,
length and height of each building.
PARAMETERS EXPLANATION
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
33
5.2 Structure
The following elements of the scheme are defined with Parameter
Plans:
Land use, development quantum, and layout
•Parameter drawings P-P-003 and P-P-004 are to be read in
conjunction with each other.
•P-P-003 indicates the built development zones and their upper
and lower limits of ground level. The Parameter Plan defines the
parts of the site proposed for development, including new and
Movement, access and circulation
•P-P-005 sets out the primary and secondary road system and
footpaths proposed for the site, allowing for tolerance on the
alignment of the roads.
Massing and building scale
• Parameter drawings P-P-006 and P-P-007 are to be read in
conjunction with one another.
retained built areas of the Studios. This shows the ‘footprint’ of
•P-P-006 defines the location of each proposed building plot
land within the site that is proposed for siting the buildings and
within the site, and the upper and lower limits of height, length,
facilities of the Studios.
and width of each building using a set of height ranges, building
•P-P-004 cross references the numbered zones to give
type codes and horizontal limits of deviation
maximum floor areas in sqm GEA format for buildings to be
• P-P-007 contains a schedule and diagrams to be read with
developed in each one.
the Parameter Plan drawing, tabulating these dimensions for
each of the main building types and each building plot. Further
Green space, landscape and ecology
•P-P-001 shows the green space where there is no built
development
•P-P-002 defines the proposed uses and functions of the
landscape and open areas of the site, including those areas
designated for ecological enhancement, sustainable drainage,
amenity and landscape buffers for visual screening.
explanation is set out within Section 3 of this document.
PARAMETERS EXPLANATION
34
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
5.3 Development zones, land use and site levels
P-P-003 defines the development zones, uses, and the upper and
lower limits of horizontal deviation and of ground surface.
Also shown are colour coded limits of deviation for the edges of the
development zones which allow for a small amount of flexibility while
providing a commitment to containing the building positions within a
set area.
Limits of deviation have been informed by the assessed level of
sensitivity of any particular edge in relation to ecology and visual
impact.
Site levels are used in conjunction with upper and lower limits of
building height explained in P-P-006 and P-P-007 to ascertain
maximum effect building envelopes used in the Environmental
Statement. The building height parameters are measured from the top
of the ‘Finished Floor Level’ (FFL - the internal floor surface) to the
highest part of the roof envelope. The FFL is assumed generally to be
150mm above the site levels, shown Above Ordnance Datum (AOD).
P-P-004 lists the maximum footprints and GEA’s permitted by types
of building. Even though a development cell may expand or contract
within its limit of deviation, the total area is fixed.
PARAMETER PLAN P-P-003
PARAMETERS EXPLANATION
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
35
+5M
+10M
-10M
-10M
-10M
+5M
A
-10M
+2M
DIAGRAM SHOWING HOW DEVIATION CODING IS APPLIED
+5M
A1
+5M
-5M
A2
-10M
+0M
-5 M
+10M
+2M
ENLARGED AREA OF SHEET DEMONSTRATING APPLICATION OF LIMITS OF DEVIATION
AREA A = AREA A1 = AREA A2
THE TABLE SHOWN IN P-P-004 (SEE AT FULL SCALE EARLIER IN THE
DOCUMENT)
PARAMETERS EXPLANATION
36
5.4 Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
Green space and landscaping and ecology
The Green Space and Landscaping and Ecology parameter plans
outline how the development will commit to providing green space
within which a range of landscaping and ecological measures will
provide amenity as well as ecological and visual mitigation.
The defined limits of deviation allow for small amounts of flexibility as
demonstrated in the diagram (right).
P-P-001 (Green Spaces) defines the areas of the site in which there
will be no built development. The treatment of these areas are then
Parameter Plan P-P-001
detailed in P-P-002.
P-P-002 defines the manner in which areas within the overall (green)
space area will be treated in terms of landscaping, in particular to
provide the proposed level of screening and ecological enhancement
for the framework.
Parameter Plan P-P-002
PARAMETERS EXPLANATION
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
Enlarged Area of Sheet demonstrating application of varying limits of deviation
37
PARAMETERS EXPLANATION
38
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
5.5 Site access and circulation
P-P-005 is the site access and circulation plan defining the road layout
structure, with upper and lower limits of deviation.
Where road layouts are close to ecological habitat corridors they have
a smaller allowable deviation.
It also shows the areas where access points to the application site
will be situated and the approximate locations of pedestrian and cycle
routes where they are not incorporated into the roads (reference
proposed site access plan).
The entrance access from the public highway is described in more
detail in the transport and landscape drawings.
Road positions have a compatible relationship with building plots and
development zones whereby the allowable deviations for each are
linked, as described later in this chapter.
Parameter Plan P-P-005
PARAMETERS EXPLANATION
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
39
LIMIT OF DEVIATION +/- 2
LIMIT OF DEVIATION +/- 5
LIMIT OF DEVIATION +/- 10
THE GREY LINES DEFINE THE MOST LIKELY ROAD POSITIONS AND THE BOUNDING
COLOURED LINES DEFINE UPPER AND LOWER LIMITS OF DEVIATION.
width, ‘w’ can vary within the limits of deviation
Road width
zone of deviation
w
5
w
2
2
5
2
5
ALLOWABLE POSITION MOVED PARALLEL
THE MAXIMUM DEVIATION ALLOWED IN
THAT DIRECTION
w
2
5
w
ALLOWABLE POSITION MOVED PARALLEL
IN THE OPPOSITE DIRECTION TO THE
MAXIMUM DEVIATION ALLOWED IN THAT
DIRECTION
ALLOWABLE ROAD POSITION WITHIN THE
LIMITS SET
PARAMETERS EXPLANATION
40
5.6
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
Building layout and massing
The development Parameter Plans include provision for site massing
which meets the quantum set out in the planning application while
imposing control measures on building height, length and width and
location to control landscape and visual impact on the surrounding
area.
Within these parameters, the separation of buildings has been
considered to allow for fire safety and to ensure that the functional
requirements for internal working and external filming are met.
A colour coded set of tolerances are applied to the edge of building
plots to allow for limited flexibility of building position, orientation and
size, to meet future demands.
P-P-006 defines the building plot locations and upper and lower limits
of deviation for those plots. It also codes each plot by height category
and building type, which in turn restricts length and width.
P-P-007 is read alongside P-P-006 and provides further detail
regarding maximum and minimum footprints, and GEA floor areas for
each plot, as well as maximum and minimum eaves and ridge heights,
lengths and widths.
PARAMETER PLAN P-P-006
ENLARGEMENT
PARAMETERS EXPLANATION
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
PARAMETERS TABLE P-P-007
41
PARAMETERS EXPLANATION
42
5.7
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
How the parameters are applied
3 - Equilibrium
1 - Plot Area, P
The sum of all of the plot areas, multiplied by the maximum numbers of
storeys would make an implied GEA far higher than the maximum GEA’s
Each building plot is demarcated by a blue zone.
The tone of blue is an easy short-hand reference to
set by the Development Zone Parameter Table P-P-004.
P
the buildings upper and lower limit of height.
The maximum GEA’s for each zone are calculated by totalling the likely
GEA’s for each building plot.
A plot reference number and building type code are
also shown.
The plot area is P and can vary within the tolerances
x
shown (explained below)
2 - Likely Footprint, L
The likely building outline shown illustratively will
sit within that plot.
+
Total
+
L
Plot Area
Total Plot Area >> Maximum GEA
Non Permitted
It may be the full extent of the building plot area
is utilized, but in most cases the likely footprint is
slightly smaller.
The likely building outline has an area, L.
Likely Footprint
+
+
=
Maximum
GEA
PARAMETERS EXPLANATION
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
43
4 - Flexibility
The illustrative drawings show a realistic view of the scheme as fully
A building which is within the lower and upper limits of deviation
developed but within the zonal GEA maximums set by the Parameter
of footprint area, but smaller than the Plot Area could be situated
Plans.
anywhere within that plot, and could also be rotated within the plot if
Thus, if a building is developed to its maximum allowable GEA on a
there is enough space.
single plot, the amount it exceeds its likely GEA by would have to be
compensated for elsewhere in the scheme by developing one or more
other plots to a lesser extent.
PARAMETERS EXPLANATION
44
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
5.7
5 - Maximum footprint
How the parameters are applied
Each building has a maximum footprint of area, A.
The proportion of the footprint can change providing it fits within
the maximum and minimum width, height and length defined in the
General case
“Building heights, widths and lengths, upper and lower limits” table.
P > A > L ( Maximum Length)
Throughout this document, the use of the word ‘maximum’ is
equivalent to ‘upper limit’ and the word ‘minimum’ is equivalent to
‘lower limit’.
P>L
A
In some cases the Maximum footprint A
L
is equal to the Likely footprint, L
P
and also equal to the Plot Area, P.
P
P > A > L ( Maximum Depth)
In general though,
Plot Area (P) is greater than Likely Area (L)
P is greater than A is greater than L.
A
Key
If a building maximum footprint is less than the plot area, it could be
Plot Area (P)
Maximum Area (A)
Likely Area (L)
P
placed anywhere within the plot area.
It could also be extended to the maximum length - providing it does
Maximum Area (A) is greater than Likely Area (L)
not exceed the maximum footprint area
but smaller than Plot Area (P)
OR
It could be extended to the maximum width of the plot providing it does
not exceed the maximum width in the table.
PARAMETERS EXPLANATION
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
6 - Minimum Footprint
Each building has a minimum footprint of area, A.
It can change proportion providing it fits within the maximum and minimum
widths and lengths defined in the “Building heights, widths and lengths, upper and
lower limits” table
In most cases a building minimum width is 9m if the plot is less than 20m in total
width.
In most cases a building minimum length is 20m shorter than the maximum
length of the plot.
7 - Plot edge deviation
On the building plots parameter plan, each plot has colour coded edges indicating
upper and lower limits of deviation.
Three margins of deviation are proposed.
+2/-10m : meaning the edge can move outwards 2m and inwards 10m
- applied to building plots with high level of sensitivity to ecological and visual
impact
+5m/-10m : meaning the edge can move outwards 5m and inwards 10m
- applied to building plots with moderate levels of sensitivity
+/-10m : meaning the edge can move outwards and inwards 10m
- applied to building plots assessed to have low levels of sensitivity
45
PARAMETERS EXPLANATION
46
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
LIKELY POSITION
8 - Road and plot interaction
All roads and plots are drawn in their most likely location. Limits of
deviation of plots and their adjacent primary and secondary roads
are designed to be compatible. Three examples are shown on the
opposite page.
LIMIT OF DEVIATION +/- 2
LIMIT OF DEVIATION +2/-10
LIMIT OF DEVIATION +/- 5
LIMIT OF DEVIATION +5/- 10
LIMIT OF DEVIATION +/- 10
LIMIT OF DEVIATION +10/-10
PLOT LIMITS OF DEVIATION
ROADS LIMITS OF DEVIATION
PARAMETERS EXPLANATION
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
47
Example 1
Example 2
Example 3
In this example one road moves away from the centre of the
In this example a road moves towards the centre of the
The roads in question could move up to 5m from their
plot by 10m and another moves towards the centre of the
plot by up to 10m, and the other road moves away from
intended position but the constraints on the building are
plot by 10m.
the plot centre by 5m.
more onerous meaning it can only move 2m beyond its
originally intended position.
The result is a plot where the orientation has changed but
The result is likely to be a smaller overall plot size but
could be of a comparable area to its originally intended
of the same orientation as the originally intend plot
Highly constrained limits of deviation like this have been
size.
position.
used in the scheme where the sensitivities of the site
necessitate a particular building scale and location.
The edge of the plot moving outwards by 10m is a degree
The edge of the plot moving out by 5m is a degree of
of deviation that is not applicable in a visually sensitive
deviation that is applicable in an area of moderate
location.
sensitivity, and will be a low building with adequate
screening for this to be of insignificant consequence.
EXAMPLE 1
EXAMPLE 2
EXAMPLE 3
PARAMETERS EXPLANATION
48
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
9 - The ‘maximum effect’
As stated in the opening part of this explanation the limits of
deviation do not allow for a bigger development than is described
by the development zones parameter table. Nevertheless it has
been important to understand the plot area deviations as part of
landscape and visual impact assessment.
Likely
Footprint (L)
In theory, a plot could expand by up to 20m along its length and
Maximum area (A)
width. In practice, the limits set in the parameter tables prevent
Plot area (P)
building masses from occupying their entire building plot. The
maximum effect has been modelled along the principles set out
MAXIMUM EFFECT VOLUME
below for the development of verified views. Refer to the ES for
verified views.
LIKELY CASE
The maximum effect envelope for buildings in any plot is defined
by extending the edges of the volume to the points of maximum
deviation.
The likely building mass has been modelled and sits within that
volume. Alternative building positions and shapes could exist
maximum effect
Volume
anywhere within that theoretical envelope - but only up to the
maximum footprint area, and maximum GEA allowed within the
parameter tables.
It would not possible to develop a scheme where all plots are
built to their maximum effect envelope because of the principle of
equilibrium outlined above.
MAXIMUM EFFECT VOLUME IS GREATER THAN OR EQUAL
TO LIKELY CASE AND IS EXAGGERATED FOR THE PURPOSES
OF THESE DIAGRAMS
PARAMETERS EXPLANATION
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
49
The illustrations here demonstrate the likely building volumes used in
the Illustrative Masterplan, the maximum effect volumes generated from
maximum building heights and plot offsets and the two overlaid.
It should be noted that the ‘maximum effect volume’ infers a scale of
development which would be impossible to achieve under the constraints
imposed by the parameter tables in P-P-004 and P-P-007. What the
representation of the maximum effect volume is useful for is providing an
outline in three dimensions which has been used to generate verified views
from multiple locations which are consistently showing the maximum effect.
These views have also been used to develop mitigation strategies which
THE LIKELY BUILDING ENVELOPE GENERATED FROM THE MASSING AND SITE LEVEL PARAMETER
PLANS
THE MAXIMUM BUILDING ENVELOPE GENERATED FROM THE MASSING AND SITE LEVEL PARAMETER
PLANS
landscape parameters achieve.
THE LIKELY AND MAXIMUM BUILDING ENVELOPE GENERATED FROM THE MASSING AND SITE LEVEL
PARAMETER PLANS
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
51
S
52
Pinewood Studios Development Framework | PRINCIPLES AND PARAMETERS
PINEWOOD STUDIOS
DEVELOPMENT FRAMEWORK
FEBRUARY 2013