About
Layout & Scale
The building has been designed to have a simple structure and a strong rectilinear form. It is aligned with the northern site boundary to restrict vehicular movements and activity next to the wildlife area.
Site & Orientation
Situated on high ground the site benefits from long views north east towards Goss Moor and farmland beyond. The levels are relatively gentle and follow the A30 which falls towards the north east rises to the south west towards Higher Fraddon.
Site Location
The application site forms part of the larger scheme to extend Indian Queens Industrial Estate with car showrooms, workshops, large and small industrial units and a range of speculative B1, B2 and B8 units. The development is located to the north of the A30 at its junction with the A39, 10 miles south-west of Bodmin, on the outskirts of Indian Queens, St. Columb Major, Cornwall.
The site lies immediately adjacent to Indian Queens Industrial Estate at the north-eastern end of Indian Queens. It is accessed via Lodge Way which is the existing access to the eastern part of the Industrial Estate, which joins the B3279, which links to the A30 roundabout to the south and Moorland Road to the north.
The A30 provides a link across Cornwall and Devon, to a range of destinations which include Redruth, Penzance, Bodmin, Exeter, and the M5 north. Within Cornwall the A30 provides access to St Austell via the A391, Truro and Falmouth via the A39 (south), Newquay via the A392 and north Devon via the A39 (north).
Need for the Proposed Development
Indian Queens Industrial Estate is located immediately adjacent to the A30 trunk road and has developed as a highly strategic and sustainable location for local businesses. The proposed extension is aimed at providing employment space and business growth in mid Cornwall.
The proposed development in respect of Plot 9 represents a significant investment in providing much needed speculative development of hybrid office / industrial units of the highest quality.
This application proposes the re-design of Plot 9 to substitute the approved industrial / warehouse building from the outline consent with a three hybrid office / industrial units (B1/B2/B8 use class) together with parking and landscaping. The units will be contained within one building and share amenity space to provide high quality business premises.
Use & Amount
Plot 9 includes a B1/B2/B8 speculative unit that amounts to a gross internal floor area of 1985m2. The gross internal floor area of the building proposed in this application measures 1397m2.
The building will be sub-divided into three units – these have a gross internal floor area of 562m2, 415m2 and 420m2 respectively. Each of the units are designed to be single storey with a relatively small office element at the rear. The proposals include 82 visitor and staff parking spaces (including 4 disabled) and 4 cycle spaces. There will be adequate provision for recycling and refuse storage and collection.
Unit 1
B1/B2/B8: 482m2 (5188ft2)
Office 1: 80m2 (861ft2)
Unit 2
B1/B2/B8: 366m2 (3617t2)
Office 2: 79m2 (850ft2)
Unit 3
B1/B2/B8: 340m2 (3660ft2)
Office 3: 80m2 (861ft2)
Layout & Scale
The building has been designed to have a simple structure and a strong rectilinear form. It is aligned with the northern site boundary to restrict vehicular movements and activity next to the wildlife area.
From the main distribution road there are two vehicular entrances into the site; one across the western boundary and a second from the south. These provide a direct route into the staff and visitor parking area that will surround the proposed building on three sides. Each of the principle entrances to the units are visible and well defined from the shared parking areas and estate road. The entrance to Unit 1 faces west toward the first site entrance and the entrances to Unit 2 and Unit 3 face south to address the central distribution road.
There are 3 hybrid units proposed in this development site. Hybrid units are business premises with ancillary office elements. Each of the units will have a similar internal layout that has been designed to be suitable for businesses of many types / varieties with the incorporation of a ancillary office space for each. Each of the units have the same depth. Unit 2 and Unit 3 are of similar dimensions; Unit 1 is slightly wider so offers approx. 33% more accommodation.
The main doors enter directly into the main business space of each speculative unit which will be constructed to be open-plan but can be partitioned as the end-user requires. At the rear of each unit is the ancillary space that contain two small offices / meeting rooms, WC’s and a kitchen. These connect internally to the business spaces but also have secondary entrances from the pedestrian path at the north of the building.
The scale of the building reflects the industrial / business use and size of other industrial buildings in the area. The building has been designed to provide industry standard requirements, such as a 6m eaves height, and is configured based on 6m structural grids.
Each of the hybrid industrial / office buildings in the extant consent provide accommodation to the same industry standard requirements and the revised design and layout for Plot 9 does not depart from this principle. The proposed revised building design and site layout provides three smaller units rather than one large unit as previously proposed. It is thought that this will better suit current market demand.
The revised layout considers and accommodates existing site features and constraints. The proposed finished floor level of Unit 1 is 1m higher than the other 2 units to respond to the natural topography. The parking areas will incorporate gentle gradients across the length of the building to negotiate the level change and provided accessible pedestrian routes to the entrance of each unit.
Landscaping & Appearance
Additional planting was proposed as a part of the extant consent and it is still intended that green landscaping will be drawn into the scheme. The established landscaping principles have been incorporated into these proposals to help soften views of the development.
Boundary planting alongside the new estate road will provide a robust green boundary with well defined entrances for vehicles and pedestrians. The existing Cornish hedge-bank field boundary defines the western boundary of Plot 9 and a new section of Cornish hedge-bank will be constructed along the south and east boundary to provide a robust boundary between this development, its neighbouring plot and the distribution road.
The tarmac parking areas are simple and functional in appearance, with concrete kerb stones and edging details. Areas of paving will define the pedestrian routes around the circumference of the building.
A steel single-span frame will be constructed to suit the dimensions required by the proposed units, including the necessary bracing, eaves, gable framing and verges. The roof will have a symmetrical pitched roof form. The proposed building is industrial in character.
The building will share a common palette of materials that was agreed as part of the extant consent. This will include grey insulated cladding panels with vertical and horizontal profiles, split face blockwork and powder coated aluminium and windows.
The development site occupies a prominent position immediately next to the entrance to the wider extension of the Indian Queen Industrial Estate. The opportunity for branded signage has been incorporated into the design of each unit – it has been designed to be clearly seen by visitors.
The proposed building is orientated so the ridge runs parallel to the central distribution road and a gable is presented to the entrance of the extension to Indian Queens Industrial Estate. Both frontages have elements of full-height glazing combined with signage to add visual interest.
The building has been designed to have a simple structure and a strong rectilinear form.
It is aligned with the northern site boundary to restrict vehicular movements and activity next to the wildlife area.
Sustainability & Access
Location is the key to sustainable development and these proposals represent an opportunity to provide business accommodation of the highest sustainable standards in the area.
Sustainable transport to and from the site is encouraged to reduce the necessity for use of private motor vehicles. Alternative forms of transport include cycling. Cycling will be promoted by providing dedicated cycle parking on site.
Construction
The construction of the development will be as sustainable as possible, using local building contractors, promoting local subcontractors, and locally sourced materials. Steel framed buildings are also believed to be sustainable construction, due to advanced techniques that allow the steelwork to be sourced from recycled sources, and can be recycled in the future, once the buildings reach the end of their economic life.
Building Services
The building will be specified to incorporate low energy and green design solutions where practical and financially viable within the project constraints – while providing future owner-occupiers the flexibility to adapt the buildings to meet their requirements.
The intent is to ventilate and cool the buildings using passive means where possible and to maximise on the use of natural daylight and ventilation. If required additional energy can be provided by solar PV arrays on the south-facing roof slopes.
“The location makes the A30 Business Park accessible to the strategic road network and, its proximity to the major towns of St Austell and Newquay, as well as the smaller villages between, will make this an important employment space. Assisting businesses to grow will provide more and better paid jobs for residents.”
Julian German
Cornwall Council’s Portfolio Holder for Economy