Royal Cornhill Hospital Aberdeen Development Brief Further Revised Draft 26 April 2010 Development Brief for the Royal Cornhill Hospital, Aberdeen

Further Revised Draft 26 April 2010 Development Brief for The Royal Cornhill Hospital, Aberdeen

Royal Cornhill Hospital Aberdeen Development Brief Further Revised Draft 26 April 2010 Development Brief for The Royal Cornhill Hospital, Aberdeen

Executive Summary document overview

Scope DevelopmentRecommendations

- To provide clear guidelines for redevelopment of the Low er and U pper Hospital areas of the - Developers require to carry out a detailed Conservation Audit, the approved outcome of Royal Cornhill Hospital in the historical context of the site w ithin a conservation area. w hich w ill determine the extent to w hich existing buildings are incorporated into any proposals. Notw ithstanding this, parts of the Low er Hospital have been identified as areas Site Character/Location/Context that could be considered for retention along w ith the Forbes of New O belisk w hich should be retained in its present location. - Central Location, 25 minute w alk to U nion Street. - Any proposals for the site must adopt the principles of ‘place making’, high quality building - Characterised by existing architecture (granite) w ithin mature landscape/open space. design, high quality urban design, high quality landscape design/architecture and sustainability. H istory - O verarching theme for redevelopment strategy should be to integrate the architecture of - O riginal Royal Lunatic Asylum (Low er Hospital) designed/constructed in 1922 by Archibald old and new into the park like setting of the site. Simpson/John Smith w ith east and w est w ings added 30 years later. - This strategy must include w ell-ordered hierarchy of green spaces, echoing the historical - Since 1852 the Low er Hospital has undergone numerous additions/demolitions and courtyard format, w ell located and accessible w ith good relationship to principal alterations such that the architecture remaining today contains only the basic core of the movement routes w ithin the site and adjacent to it. original design and as a consequence has lost much of its charm and quality. - M aterials should incorporate elements of granite for external w alls, boundary w alls and - The U pper Hospital w as developed in later years as a series of villas w hich subsequently linking structures and other compatible materials appropriate to modern redevelopment became submerged in annexes, connecting corridors and alterations as the Hospital w ithin the historical context of the site and a conservation area. expanded.

- The Forbes of New e O belisk (1830) is C listed.

Local Plan

- Identified as existing healthcare site but suggests alternative uses compatible w ith adjoining uses and remaining community uses.

- Also identified as having potential for housing.

Forbes of New e O belisk 1830, architect John Smith 02 Further Revised Draft 26 April 2010 Development Brief for The Royal Cornhill Hospital, Aberdeen

Contents

1.0 Introduction 5.0 O pen Space / Landscape 1.1 Introduction 4 5.1 Introduction 21 1.2 Scope and Purpose O f Development Brief 4 5.2 O pen Space / Landscape Strategy 21 1.3 Approach To Brief 4 5.3 Tree Survey/M anagement Plan 21 1.4 Key Contacts 4 6.0 Consultations 2.0 The Existing Site 6.1 Principle Consultees / Stakeholders 22 2.1 Site Location 5 6.2 Public Consultations 22 2.2 Site In City Context 5 2.3 Site M orphology 6 7.0 Conservation and Building Strategy 2.4 Site Background and History 7 7.1 Introduction and M ethodology 23 2.5 Site Description and Character 9 7.2 Historical O verview 23 2.6 Existing Architecture 9 7.3 Conservation Audit Summary 23 2.7 O pen Space and Landscape 10 7.4 Building Conservation Principles 23 7.5 Building Conservation Strategy 24 3.0 Planning Policy Background 3.1 National Planning Policy 11 8.0 Site Plan Development Framew ork Recommendations 3.2 Structure Plan 13 8.1 Site Capacity and Density 25 3.3 Local Plan 13 8.2 U rban Design Principles (Place M aking) 25 3.4 Aberdeen Local Development Plan 14 8.3 Development And Design Principles 26 3.5 Planning Process 15 8.4 Sustainable Design Principles 27 8.5 M icro-renew ables, SU DS 27 4.0 Transportation, A ccess and Infrastructure 8.6 External M aterials 28 4.1 Access And Circulation 16 4.2 Transport Assessment Summary 17 9.0 Technical A ppendix 29 4.3 Public Transport 18 4.4 Parking 18 4.5 G reen Transport Plan 19 4.6 G round Conditions And Public U tilities 19 4.7 Cycling And Cycle Parking 20

03 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 01

introduction

1.1 introduction

JM architects w orking w ith Ryden have been commissioned by NHS Grampian to prepare this development brief for redevelopment of the Low er and U pper Hospital areas of the Royal Cornhill Hospital in Aberdeen.

1.2 Scope and Purpose of Development Brief

To provide clear guidelines for re-development of the Low er and U pper Hospital areas of the Royal Cornhill Hospital, encompassing aspects such as layout, existing buildings and materiality in the historical context of the site w ithin a conservation area.

1.3 A pproach to Brief

O ur remit for this exercise is to create an acceptable design brief for the redevelopment of the upper and low er sites at the Royal Cornhill Hospital in Aberdeen.

O ur approach to this task is to begin by understanding the place, respecting its heritage and considerable charm, to learn and analyse the urban morphology and underlying urban grain of the site and surrounding context, understanding indigenous building typologies, and particularly the urban structure of the existing built fabric on the site.

The primary purpose of any development brief is to inform and guide future development in a positive w ay and in a w ay that w orks to preserve and enhance the key qualities of the site in relation to the City – w ith the objective of achieving full integration of the site back into the urban structure of the City as part of a w ider strategy of re-urbanisation of major city sites such as this.

1.4 Key Contacts (to be confirmed)

Figure ground plan indicating site in context Client NHS G rampian Lead Authors & Planners Ryden

04 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 02

the existing site

2.1 Site location

The site is situated approximately 25 minutes w alking distance to the north w est of Aberdeen City centre along the Berryden Corridor. The retail park at Berryden flanks the eastern edge w hilst the new Cornhill Hospital occupies the south-w estern corner . The aspect to the w est presents a view of W estburn Park, and to the north the rear gardens of Chestnut Row provide Cornhill in w ider city context a strong linear edge.

St M achar 2.2 Site in city context Academy Hospital buildings have been present at Cornhill since the Royal Infirmary w as founded in th th U niversity of 1737. During the 19 and 20 centuries the city has spread into the area, both from Denburn Aberdeen in the city centre and from O ld Aberdeen in the north. The Cornhill parkland that w as once linked to the hamlet of Berryden on the periphery of the city is now considered to be central. Railw ay Line Prominent elements of the local area include the Royal Infirmary that is connected to the development site via Cornhill Road. This road also w inds past W estburn Park w ith its mature landscaped gardens and public sports facilities. Berryden Retail Park The ‘Berryden Corridor’ has housed industrial functions since the large bakeries and corn mills of the early 1900’s. It is now home to several sizable retail units and their associated car parking. Proposed Site

Royal Infirmary

W estburn Park

Victoria Park

U nion Street

Cornhill in local city context 05 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 02

the existing site

2.3 Site morphology

From an urban design perspective it is important that the design of proposals for the site should be informed and that ideas should originate from the context of the site and it’s surrounding areas w ithin the overall context of the city.

Studies of the historical and current morphology can be revealing and often aid in originating conceptual ideas and structural urban principles.

The existing building morphology of the site is not easily classified; the new 1989 hospital is a low lying spraw ling building organised as a spine w ith w ings, it also has a number of stand alone structures. As an outcome there remains a series of left over spaces w hich are landscaped.

In contrast, the existing disused hospital building has a more legible urban form perimeter blocks, enclosing spaces. The clarity of this pattern is somew hat diluted by a series of additions and building infils. How ever, its outcome is that of a recognisable urban form that makes an important contribution to the quality and character of the Conservation Area.

O ur initial study of the w ider context, namely the Ashgrove neighbourhood on the northern boundary of the site, and the Rosemount area to the southern boundary, show ed tw o distinct urban patterns – a regular north south linear urban pattern in Rosemount and a more or less east w est linear pattern characterising Ashgrove. Beyond these areas the urban fabric is incoherent, fragmental and difficult to clarify.

U rban form indicating predominant grid patterns 06 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen The small hamlet of 02 Berryden is still identifiable

Berryden House the existing site Forbes of New e O belisk, 1830

2.4 Site Background and H istory O riginal 1822 Hospital The managing committee of the Aberdeen Royal Infirmary begun the funding of a new Royal Lunatic Asylum in 1800. Designs for the asylum w ere developed by Archibald Simpson from 1819, and construction began in 1822. £10,000 of the original total £13,135 budget w as donated by John Forbes of New e. W est w ing added 1848 Follow ing a dispute betw een the managers of the hospital and Simpson, John Smith took East w ing added 1852 over the project in 1822. Simpson had recently enhanced his studies by a tour of Italy and his architectural style w as relatively unproven at this early point is his career. Both architects w ent on to shape the city of Aberdeen and designed many of the significant buildings of Union County Series M ap, published 1867-1899 Street.

Housing on Chestnut Around 30 years after the construction of the hospital, the east and w est w ings w ere added to form private ‘airing’ courtyards. During the period from 1822 to 1930 it has been documented Row appears that a total of 12 different architecture practices in the city contributed to the numerous alterations and extensions of the building. The most notable changes to the hospital are the demolition of tw o central five-story tow ers U pper hospital villas some time after 1895 and the demolition and remodelling of the original Simpson south added betw een1890 facade betw een 1939 and 1940. and 1900 The Palladian notions of centre, w ing and pavilion are clearest in the first 50 years of the Low er site courtyards building. How ever, the less controlled 20th century additions result in a hybrid set of closed off and a third structures loosely resembling the original ideas, but still of significance to the character of courtyard begins to the area. emerge

Industrial w arehouses and a bakery are built as this part of tow n becomes populated

County Series M ap, published 1901-1902 07 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 02

Storehouses are added the existing site

Structures are added to the central core

A further w ing is completed to close the w est courtyard around 1903

County Series M ap, published 1925-1926

The villa is extended and peripheral buildings A separate villa is added constructed

Further additions strangle the central core The w est w ing is demolished in 1989 The 1822 facade is demolished and The new Cornhill remodelled Hospital is constructed in 1989-90 over the A lean-to is added to former landscaped the middle courtyard parkland

County Series M ap, published 1955 Current site situation 08 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 02

the existing site

2.5 Site description / character

The existing buildings on the site, now surplus to requirements by NHS Grampian, w ere designed as a hospital for the mentally ill. The site w as contained (and still is in the main) by a 2m high granite boundary w all. W ithin the grounds buildings w ere arranged as courtyard blocks, the courtyards being secure external spaces relative to the hospital rooms and w ards.

This format is quite distinctive in character although it is introverted and defensive by necessity. O ver time the original architecture w as consumed by additions, extensions and many alterations to accommodate the grow ing demands of the institution.

U pper Site New Hospital Low er Site This development w as not based on any true architectural or urban design guiding principles and as a consequence the qualities and original charm of the core buildings has been lost.

2.6 Existing architecture

The existing architecture of the site, namely the disused Cornhill Hospital, is a 2 and partly 3 storey structure composed as perimeter blocks enclosing private courtyards.

The various parts of the building display many of the negative characteristics of former older hospital buildings, w hich are that the original architecture has been largely consumed by later additions, and as is the case here, actual w holesale rebuilds. For this reason it is not easy to describe the buildings as elegant, w ell preserved neo-classical architectural examples. Nonetheless, the various alterations and additions have maintained the granite tradition of G ranite villas of the upper hospital site Aberdeen.

G ranite boundary w all < 1940 facade of ‘central’ w ing on the low er site > < 1852 facade of east w ing > 09 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 02

the existing site

2.6 Existing architecture cont’d

A number of characteristics that do remain are as follow s:

o Distinctive silhouette, rooflines and chimney stacks. o Strong gable profiles and localised quality details o Courtyard spaces betw een the buildings o Predominance of granite and the positive impact of this important material o Predominance of dark grey slate roofs Aerial photo show ing the monochromatic granite buildings w ith mature greenery o Composition of the blocks as stated simple perimeter blocks w ith courtyards o Fenestration in terms of original symmetry and cleaner composition – this has been either lost or the symmetry compromised by adjustments and incremental extensions to the existing buildings. Individual w indow s are w ell proportioned.

A Site Appraisal Report of the Royal Cornhill Hospital, for G rampian NHS Trust by the architect John D Spencely provides a useful background to the architecture on this site.

2.7 O pen space/ landscape

The site is characterized by the existing architecture on the site (the previous Cornhill Hospital) and by the high quality of the mature landscape. Section

Proximity of new hospital next to low er site buildings The incremental grow th of building on the site has largely dictated the format of the landscape rather than the architecture being designed into a previously established landscape. In this respect the landscape that remains is largely unplanned and unstructured and should not be the basis from w hich to develop the site. The agreed outcome of the Conservation Audit (section 7.3) w ill, determine the extent to w hich existing buildings are retained. Notw ithstanding this, any new development proposal must strive to provide and enhance the quality of the existing landscape w ithin the design solution.

Any new development plan must carry w ith it a site specific landscape strategy as an integral component of the design proposals. The overarching theme should be to integrate the architecture old and new into the park-like setting of the site so as to maximise benefits from the green surroundings, landmarks, and view s out from the site.

The strategy must include a w ell ordered hierarchy of green spaces, both public and private – Typical courtyard ‘airing garden’ w ithin low er site buildings w ell located and accessible to all age groups in the community. Landscape proposals should relate carefully to principal movement routes w ithin the site and adjacent to it. 10 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 03

planning policy background

3.1 N ational Planning Policy

3.1.1 Scottish Planning Policy articulates the Scottish G overnment’s policy on nationally important land use planning matters. It provides advice on promoting and facilitating development w hile protecting and enhancing the built environment.

3.1.2 In relation to economic development, SPP highlights that planning authorities should respond to the diverse needs and locational requirements of different sectors and sizes of businesses and take a flexible approach to ensure that changing circumstances can be accommodated and new economic opportunities realised. Removing unnecessary planning barriers to business development and providing scope for expansion and grow th is essential (paragraph 45).

3.1.3 It recognises that high environmental quality can be an important component in attracting investment into an area and provide important economic opportunities. Planning authorities are therefore required to ensure that new development safeguards and enhances Boarded and bricked-up w indow s of the vacant east w ing at the low er site an area’s environmental quality and, w here relevant, should promote and support opportunities for environmental enhancement and regeneration. Previously developed land (also referred to as brow nfield land) is acknow ledged as a potential source of sites for new development and planning authorities are encouraged to support and promote proposals to bring vacant and derelict land back into productive use for development or to create more attractive environments (paragraph 48).

3.1.4 SPP also deals w ith housing and states that the planning system should enable the development of w ell designed, energy efficient, good quality housing in sustainable locations and allocate a generous supply of land to meet identified housing requirements across all tenures (paragraph 66). The siting and design of new housing should take account of its setting, the surrounding landscape, topography, character, appearance, ecologies and the scope for using local materials (paragraph 78). Planning authorities are encouraged to promote the efficient use of land and buildings, directing development tow ards sites w ithin existing settlements w here possible to make effective use of existing infrastructure and service capacity and to reduce energy consumption. W hen identifying locations for housing, planning authorities and developers are encouraged to consider the reuse of previously developed land before development on G reenfield sites (paragraph 80). The density of new development requires to be determined in relation to the character of the place and its relative accessibility, w ith higher densities appropriate at central and accessible locations. It is Typical courtyard on the low er site O pen parkland to the w est accepted that through good design it is possible to achieve higher density living environments w ithout overcrow ding or loss of amenity (paragraph 83). 11 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 03

planning policy background

3.1.5 In respect of the Historic Environment paragraph 111 states that the location of historic features in the landscape and patterns of past use are part of the historic environment. It highlights that in most cases, that the historic environment can accommodate change w hich is informed and sensitively managed, and can be adapted to accommodate new uses w hilst retaining its special character. How ever, it acknow ledges that in some cases the importance of the heritage asset is such that change may be difficult or may not be possible. Decisions should be based on a clear understanding of the importance of the heritage assets. Planning authorities are encouraged to support the best viable use that is compatible w ith the fabric, setting and character of the historic environment. The aim should be to find a new economic use that is viable over the long term w ith minimum impact on the special architectural and historic interest of the building or area.

3.1.6 Paragraph 115 deals w ith conservation areas. It highlights that conservation area consent is required for demolition of unlisted buildings in conservation areas. The merits of Law ns and mature trees on the upper site Courtyard gardens on the low er site the building and its contribution to the character and appearance of the conservation area are key considerations w hen assessing demolition proposals. W here demolition is considered acceptable, careful consideration should be given to the design and quality of the replacement scheme. The obelisk on the site is listed. The Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997 requires the layout, design, materials, scale, siting and use of any development w hich w ill affect a listed building or structure or its setting should be appropriate to the character and appearance of the building and setting.

3.1.7 In terms of landscape and natural heritage, paragraph 147 states that hedgerow s and individual trees may give significant biodiversity value and make a significant contribution to landscape character and quality so should be protected from adverse impacts resulting from development.

3.1.8 W ith regard to transport, paragraph 165 states that the planning system should support a pattern of development w hich reduces the need to travel, facilitates travel by public transport and provides safe and convenient opportunities for w alking and cycling. The relationship betw een transport and land use has a strong influence on sustainable economic grow th and this should be taken into account in development management decisions (paragraph 166).

M ap from 1869 show ing the tree lined entrance boulevard and ‘airing yards’ 12 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 03

O pportunity Site O P111 planning policy background

3.3 Local Plan

3.3.1 The Aberdeen Local Plan w as adopted in June 2008. The U pper and Low er Hospital site is identified under Policy 45: Existing Community Sites and Facilities. This states that existing healthcare sites shall be used primarily for heathcare and/or related medical or educational purposes. W here land or buildings become surplus to current or anticipated future requirements, alternative uses w hich are compatible w ith adjoining uses and any remaining community uses, w ill in principle be permitted if consistent w ith other local plan policies.

3.3.2 The site is also identified as O pportunity Site O P111, w hich states the follow ing: Site Name: U pper and Low er Hospitals, Berryden Site Size: 4.5 ha Policy: CF45 Existing Community Sites and Facilities O ther: Former hospital site, redevelopment for a mix of uses, residential, office/business (Class 4), community uses. W ithin conservation area, substantial granite buildings. Planning Brief required.

3.3.3 O ther Local Plan policies relevant to the site are noted below and full details can be found at http://w w w .aberdeencity.gov.uk/planning/pla/pla_localplan_home.asp

1. Design 35. Access and Recreation Areas Extract from Aberdeen Local Plan show ing the area betw een Cornhill and Rosemount 2. Landscape Design 39. G reen Space Provision in Residential 3. Brow nfield Development Development 4. Protection of U rban G reenspace 3.2 Structure Plan 33. Protecting Trees and W oodlands 42. Affordable Housing 5. Design and Context 73a.Vehicular Access to New Developments 6. Design and A menity 3.2.1 The Aberdeen City and Shire Structure Plan w as approved in August 2009. It identifies 74.Pedestrian and Public Transport Access to 8. Design and Policy G uidance Aberdeen City as once of three Strategic G row th Areas, accommodating around half of all new Development 13.Retention of G ranite Buildings development in the region. Development of brow nfield sites is a preference, together w ith 75.Transport Provision W ithin Development 24.Planning and Flooding reducing travel distances and making w alking, cycling and public transport more attractive. It 77.G reen Transport Plans 25.Foul Drainage is anticipated that 4,000 units w ill be accommodated on brow nfiled sites in the period 2007 to 78.Transport Assessments 31.Landscape Protection 2016; 3,000 betw een 2017 and 2013 and a further 3,000 betw een 2024 and 2030. 79.Land for Transport Proposals 33.Protecting Trees and W oodlands 83.Developer Contributions

13 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 03

Supplementary Planning G uidance planning policy background Rosemount and W estburn Conservation Area 11 Appraisal

3.3.4 The Council approved their Rosemount and W estburn Conservation Area Appraisal (http://w w w .aberdeencity.gov.uk/w eb/files/Conservation/rosemount_ca.pdf) in M arch 2004. Paragraph 7.15 and 7.17 deal specifically w ith Royal Cornhill Hopsital, outlining the development interests of the hospital and its more recent additions. It also makes reference to the Forbes of New e O belisk, w hich is category ‘C’ listed and acknow ledges the fact it w as relocated to its current site from St. Nicholas churchyard.

3.3.5 Reducing Carbon Emissions in New Development (2009). The above SPG (http://w w w .aberdeencity.gov.uk/w eb/files/LocalPlan/spg_reduce_carbon_emissions.pdf) interprets the national requirements for new developments w ith a gross floor area over 500 square metres to reduce their carbon dioxide emissions by 15% more than the 2007 building regulations CO 2 emissions standard. It provides interim policy guidance, pending the adoption of the Local Development Plan. Applicants should provide the necessary technical calculations in support of planning applications follow ing the methodology and suggested layouts detailed in Planning Advice Note 84: Reducing Carbon Emissions in New Development (2008) (http://w w w .scotland.gov.uk/Resource/Doc/214728/0057273.pdf).

3.4 A berdeen Local Development Plan

3.4.1 Aberdeen City Council has recently embarked upon the preparation of their Local Development Plan. The M ain Issues Report w as published in O ctober 2009, w ith the Proposed Local Development Plan due to be published in September 2010. Adoption is expected in April 2012 and once adopted it w ill set the framew ork for development in Aberdeen in accordance w ith the Aberdeen City and Shire Structure Plan.

3.4.2 Paragraphs 3.65 to 3.70 deal w ith brow nfield sites and regeneration areas. Higher density development is encouraged close to the city centre and the follow ing densities are anticipated:

City Centre 70-95 dw ellings per hectare U rban 40-75 dw ellings per hectare Suburban 35-55 dw ellings per hectare Rural 30-40 dw ellings per hectare Category ‘C’ listed, Forbes of New e obelisk 3.4.3 Page 33 of the M ain Issues Report identifies Cornhill Hospital as a brow nfield site w ith potential for housing. 14 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 03

planning policy background

U rban Potential Study 2008

3.4.4 Part of the preparation of the Aberdeen Local Development Plan is an assessment of the urban parts of Aberdeen to absorb further housing development on brow nfield sites. A Brow nfield U rban Potential Study (http://w w w .aberdeencity.gov.uk/nmsruntime/saveasdialog.asp?lID=26358&sID=11129) w as carried out in 2008. The focus of this study is on previously developed land and the conversion of buildings w ithin the settlement boundaries in Aberdeen.

3.4.5 Cornhill Hospital is identified in this report in Annex 7 as having potential for housing. It is identified as a large site in the ‘urban’area of the City. U rban Areas are defined as the ”urban part of the ‘Former City’ parish area”. Paragraph 4.4 states that proposals in larger sites over 2ha tend to be built at a low er density (around 30 per ha) than those for smaller sites.

3.5 Planning Process

3.5.1 The Tow n and Country Planning (Hierarchy of Developments) (Scotland) Regulations 2009 (http://w w w .opsi.gov.uk/legislation/scotland/ssi2009/ssi_20090051_en_1) highlight the threshold for major developments w hich are now subject to new planning procedures.

3.5.2 In terms of residential development, any application for 50 or more dw ellings or on a site area of over 2 hectares is classed as major development. For business and general industry, storage and distribution applications, major developments are those w ith a gross floor space over 10,000 square metres or a site area of over 2 hectares.

3.5.3 Requirements for major developments can be found in Circular 4/2009: Development M anagement Procedures (http://w w w .scotland.gov.uk/Resource/Doc/278370/0083656.pdf). It is likely that a planning application for the site w ould fall w ithin the category of ‘major’ development. In summary, a proposal of application notice must be submitted 12 w eeks prior to any planning application being submitted. Follow ing this, pre application consultation must be undertaken w hich includes, as a minimum, community council consultation and at least one public event. Further information can be found on Aberdeen City Council’s w ebsite (http://w w w .aberdeencity.gov.uk/nmsruntime/saveasdialog.asp?lID=26018&sID=9107).

15 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 04

Proposed grass verge Transportation, Access and Infrastructure

Realigned pavement 4.1 A ccess and circulation

4.1.1 The site can currently be accessed by vehicles and pedestrians from a number of points. To the north from M ay Baird Avenue; from Berryden Road to the east; and Cornhill Road from the w est. All of these are simple priority junctions w ith pedestrian footw ays. The main access for any future development of the site w ill be from Berryden Road so that conflict does not arise betw een proposed development and retained hospital uses. This w ill form a crossroads w ith the retail park and traffic lights w ill be required at this junction. A secondary access w ould relieve pressure on the site and an emergency access from Cornhill Road is acceptable to Aberdeenshire Council.

4.1.2 There are capacity issues w ith the Aberdeen City Council proposed road improvements at Berryden Berryden Road/Hutcheon Street junction. Traffic management improvements are proposed, including traffic lights and turning lanes. Impacts arising from the proposed development w ill require to be carefully land take assessed at the planning application stage demolition and developers should investigate this issue in more detail prior to submitting any development proposals.

4.1.3 Consideration should also be given to the proposed dualling of Berryden Road for its full length from M aberly Street to the currently dualled section of G reat Northern Road w ith local realignment along the route. Any proposals for development should have regard to the proposed alignment of the road and the land take required to implement this as show n in the figures below . These are accurate at the time of w riting this brief. How ever, any developer should satisfy themselves that the road line and land take has not changed, prior to submitting any planning application. The resultant demolition if new carriagew ay is constructed Proposed land take areas 16 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 04 site boundary car parking provision major vehicular route minor vehicular route pedestrian route bus route Transportation, Access and Infrastructure pedestrian access vehicular access

4.1.4 Local roads in the area generally offer a good standard of pedestrian provision, how ever, there are a number of sections w here the footw ay is relatively narrow . O nly part of M ay Baird Avenue is adopted and pedestrian footw ays only exist part of the w ay dow n this road. Access from this point could be utilised for any proposed development on the U pper and Low er Hospital site, how ever, this w ill depend on the land uses proposed. Further discussions w ill be required w ith Aberdeen City Council to investigate this issue.

4.1.5 .A one w ay road system exists from the access from Berryden Road and Cornhill Road is closed to vehicular traffic close to its junction w ith W estburn Drive. This provides a reasonably good environment for pedestrian movements. There are sections w here there are narrow or no pedestrian footw ays and a high number of parked vehicles in the area.

4.1.6 Aberdeen City Council adopted their Core Paths Plan in April 2009. There are no paths through the U pper and Low er Hospital site. The nearest core path is path 23 through W estburn Park to the w est . Consideration should be given to creating a core path netw ork through the site to encourage permeabilithy. (http://w w w .aberdeencity.gov.uk/nmsruntime/saveasdialog.asp?lID=25270&sID=3159)

4.1.7 The National Cycle Netw ork 1 is located approximately 900 metres to the east of the site. This runs from Aberdeen City Centre, past M ounthooly roundabout, and Kings College through O ld Aberdeen heading north. The majority of this route is provided on minor streets and by cycle lanes. Cycle lanes are provided along W estburn Road, how ever, there are no cycle lanes w ithin the site or roads immediately surrounding the site.

4.2 Transport assessment summary 4.2.1 Policy 78 of the extant Aberdeen Local Plan requires Transport Assessments to accompany all applications for significant travel generating development. Assessments should examine the transport issues likely to raise concerns and w ill propose measures to mitigate any adverse problems that are predicted to arise. An assessment might also be required to consider and put forw ard solutions for the provision of a reasonable choice of types of transport at the developer’s expense. It may also need to include the principles for a green transport plan and modal share targets for any non-residential uses proposed in redevelopment. Any Transport Assessment should pay regard to the Council’s Local Transport Strategy (http://w w w .aberdeencity.gov.uk/w eb/files/sl_Planning/local_transport_strategy08.pdf). Site access and routes 17 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 04

Transportation, Access and Infrastructure

Chestnut Row 4.2.2 The scope w ill generally reflect the scale of the development and its likely impact and N orth Bound this should be discussed w ith Aberdeen City Council prior to the submission of any planning Chestnut Row application. South Bound 4.3 Public Transport

4.3.1 There are numerous links to public transport in the vicinity of the site. Ashgrove Road to the north provides access to services 16, 215, 305, 737 and 937N. Berryden to the east provides access to services 16, 22, 215 and 305 w ith services 10 and 12 located on W estburn Berryden Road to the south. W estburn Drive to the w est provides access to service 5. All these services South operate frequently seven days per w eek, w ith the exception of 737 w hich runs M onday to Bound Saturday. Service 937 N runs on a Saturday evening only. All of the services either originate or pass through the city centre and provide access to locations around the centre as w ell as Berryden Bridge of Don, Airyhall, Inverurie, Alford, O ldmeldrum, Elgin, Banff, Huntly and Inverness. N orth Bound 4.3.2 Rail access is available from Aberdeen station, w hich is located approximately 2km from the U pper and Low er Hospital Site. This is approximately 25 minutes w alking distance from the site. First Scotrail operate services in a northerly direction to Inverness and in a southerly direction to Edinburgh and G lasgow via Dundee. East Coast and Cross-Country aldo operate services to London and South W est England respectively and an overnight sleeper service to London.

M ount Street 4.4 Parking East Bound 4.4.1 Aberdeen City Council’s approved Transport Supplementary G uidance (http://w w w .aberdeencity.gov.uk/w eb/files/LocalPlan/SupplementaryTransportG uidance.pdf ) provides parking standards for various land uses. The U pper and Low er Hospital site lies w ithin the ‘outer city’. Residential parking is based on guidelines only, w ith non-residential car parking based on maximum standards. Developers should give consideration to these Cornhill H ospital M ount Street standards in preparing development proposals for the site. East Bound W est Bound W atson Street W est Bound Bus stops at the present Cornhill Hospital Site

18 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 04

Transportation, Access and Infrastructure

4.5 G reen Transport Plan

4.5.1 Policy 77 of the extant Aberdeen Local Plan requires a green transport plan to be submitted w ith all proposals for major development and w ith other proposals w here such a plan is likely to be particularly beneficial. G reen transport plans should include targets for minimisation of travel and reduction in reliance on private car trips. W here measures in a green transport plan are provided in lieu of infrastructure improvements, the plan must demonstrate that its measures and targets w ill be effective. The Council may require the plan to be underw ritten by a financial bond that can be called upon if targets are not met. Implementation of green transport plans w ill be secured by planning conditions, planning Public transport netw orks Safe pedestrian routes agreements, or a combination of the tw o.

4.5.2 Developers should discuss the requirement for a green transport plan for this site w ith Aberdeen City Council’s Roads Department prior to submitting a planning application.

4.6 G round Conditions A nd Public U tilities

4.6.1 All services for the w ider hospital site run through the U pper and Low er Hospital site.

4.6.2 A High Voltage (HV) electricity supply is located along Berryden Road to the east of the site. This enters the site from Berryden Road betw een the upper and low er parts of the site and serves the w ider Hospital site. A HV substation is located on the U pper and Low er Dedicated cycle routes Local car share schemes Hospital site. A new substation w ill be required to be built in an alternative location prior to the development of the Brief site. Further information can be obtained from the Health and Safety Executive’s booklet HS (G ) 47. G uidance notes can also be found in Scottish and Southern Energy’s ‘W atch-It’ leaflet, w hich sets out various do’s and don’t’s w hen digging near underground cables.

4.6.3 M ains gas and drainage is available in the vicinity of the site and an extension to these may be required for any development. Drainage for the w ider hospital site is interconnected and requires to be separated prior to any w orks being carried out.

4.6.4 Telephone cables for the w ider hospital site run through the ducts of the U pper and Low er Hospital. New telephone cables require to be brought on site for the existing buildings.

19 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 04

Transportation, Access and Infrastructure

4.6.5 Developers should make their ow n enquiries to satisfy themselves in respect of public utilities prior to submitting any development proposals.

4.7 Cycling A nd Cycle Parking

4.7.1 The developer should note the requirement for adequate/discrete provision w ithin any development proposal. Reference should be made to the National Cycling Strategy and also more specifically A Cycling Strategy for Aberdeen City w ritten by Aberdeen City Council.

These documents provide guidance to ensure that schemes provide improvements to the coherence, directness, safety, attractiveness and comfort of routes used by cyclists.

Cycle parking provision is tabled for differing types of development, for example:

1 per 400mPfor new offices 1 per flat for new flatted developments Safe and attractive storage areas and routes for cyclists

Cycle Netw ork 20 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 05

Open Space and Landscape

5.1 Introduction

Section 2.6 outlines the approach required in relation to any new development on the site in regard to open space and landscape.

5.2 O pen Space / Landscape Strategy

Potential developers w ill be required to specifically address an integrated landscape strategy for the site, this strategy must address a survey of existing trees w ith an arboriculturalist Existing mature trees adjacent to Chestnut Row and the villas of the upper site report on their condition and w ithin their proposals must indicate a landscape management plan.

Strategies must also identify the design of any major open spaces, local pocket park spaces, small local garden spaces, amenity spaces, private courtyard spaces and private gardens.

5.3 Tree Survey/M anagement Plan

The Ross Partnership w ere commissioned by NHS Grampian in July 2007 to carry out a tree survey on the low er site, upper site and the new Cornhill Hospital. A total of 561 trees w ere recorded and a metal tag w as fixed to the main stem for future reference.

Developers should note the specified Root Protection Area recommended in the survey and be aw are that a number of trees bordering Cornhill Road are covered by Tree Preservation O rder No92. In addition to this, the w hole Royal Cornhill Hospital site is contained w ithin the designated Conservation Area of Rosemount and W estburn. Permission w ill therefore be required from the local authority for the felling, pruning or any other maintenance w ork on any trees.

The W ych Elm trees have been highlighted as species that must be kept. There are 3 w ithin the proposed site boundary. Tw o on the boundary w ith Chestnut Row and one in close proximity to the Forbes M onument.

Extract from the Survey of Existing Trees by The Ross Partnership 21 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 06

Consultations

6.1 Principal Consultees/ Stakeholders

U pon the approval of the draft planning brief, it w ill require to go out for a period of public consultation prior to final approval. Details of the principal consultees w ill be discussed w ith Aberdeen City Council, but is expected to include NHS G rampian, and the local Community Council. There is no Community Council for the W estburn and Berryden area, therefore the closest Community Council is Rosemount and M ile End. Anyone w ith an interest in the site is encouraged to submit comments on the draft Framew ork and any comments received w ill be incorporated into the document w here appropriate.

6.2 Public Consultations

W hen formally approved by the Council, this Development Framew ork w ill become Supplementary Planning G uidance to the Local Plan and w ill be a material consideration in the determination of any planning application for the site.

22 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 07

7.1 Introduction and methodology

The existing former Hospital Buildings have been vacant for a considerable number of years and during this time initiatives have been brought forw ard by developers for redevelopment of the site. These have generally proved not be viable – partly because of the sensitivities of Conservation and Building Strategy the site and its conservation area status and partly because of the massive dow nturn in the economy.

7.2 H istorical overview

The site w as originally farmland in the hamlet of Berryden, located betw een O ld Aberdeen and Rosemount. The land w as purchased and developed by the Royal Infirmary management committee from 1822 onw ards. O ver time the land has been enveloped by the grow ing city. Likew ise, the building has grow n tenfold over its 188 year life time. W ith many additions in the granite tradition by over 12 architectural firms.

7.3 Conservation audit summary

In line w ith Historic Scotland’s M anaging Change in the Historic Environment – Demolition, developers are required to carry out a conservation audit and identify elements of demolition and retention as part of their design proposals. The audit should include a detailed appraisal of the physical and economic viability of retaining the existing buildings as part of any redevelopment. Archibald Simpson’s 1822 design 7.4 Building conservation principles

O ur view is very much based on the Historic Scotland principles of managing change in a site such as this so that reaching viable outcomes can be achieved.

Any new development must preserve and enhance. W e believe this can be done sensitively and in a confident and contemporary w ay. Any developer must create persuasive arguments, demonstrate financial viability or non-viability and provide convincing and high quality proposals that do preserve and enhance this important site.

Developers w ill be required to fulfil all the requirements laid dow n by the Scottish G overnment, Historic Scotland and Aberdeen City Council planning authority in relation to any proposed demolition of existing buildings w ithin the conservation area. This condition also applies to any proposed tree removal w ithin the conservation area.

Prospective developers are directed to SPP Feb 2010, M anaging Change in the Historic Environment Demolition Consultation Draft Aug 2009, Rosemount / W estburn Conservation Area.

Aerial photograph from 1955 23 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 07

Conservation and Building Strategy

7.5 Building conservation strategy

W ithout prejudice to the outcome of any conservation audit (section 7.3) parts of the Low er Hospital have been identified as areas that could be considered for retention, along w ith the Forbes of New e O belisk w hich should be retained in its current location.

Strong vista of the obelisk to W estburn Park The principles to be adopted should accord w ith the current national guidance, as set out in Scottish Planning Policies and Planning Advice Notes. SPP Feb 2010, Historic Scotland policy documents‘Scottish Historic Environment Policy July 2009’w ill be sources of reference.

The Scottish Historic Environment Policy (SHEP) 2008 states: -

“the remains of the past can act as a pow erful catalyst and a stimulus to high-quality new design and development, leading to successful regeneration and community building. W e believe that the historic environment should be valued as an asset, rather than thought of as a barrier to development. It reinforces the identity of communities, and can add value, provided that value is recognised at the outset and it becomes an integral part of any development or Facade of the central w ing of the original hospital regeneration project”.

Developers are encouraged to test the viability of facade retention on the Low er Site. Any serious physical and economic constraints w ill need to be quantified and justified if w holesale redevelopment of the site is proposed.

Elements that are likely to be demolished if the Berryden Road improvements take place

Strong plan forms and facades that could be considered for retention

Proximity of new Cornhill Hospital to the central w ing of the original hospital 24 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen Note: Draw ings and sketches in this document are 08 purely indicative and are used primarily to illustrate key themes and strategies for consideration in the redevelopment of the Cornhill Hospital site. Site Plan Development Framework Recommendations 8.1 Site Capacity and Density

U sing the statistics indicated in the early drafts for the Aberdeen Local Development Plan, it is likely that a figure of around 70 dw ellings per hectare may be applied to the development site.

As it currently stands, the boundary line of the site amounts to 5.7 hectares. How ever, should the w idening of the Berryden Corridor happen, the land take w ill result in a reduced site area of 5.2 hectares.

Approx 70 dw ellings per hectare x 5.2 hectares = 364 new dw ellings

8.2 U rban Design Principles (Place M aking)

An important aspect of the design brief is not to stifle invention, creativity, nor commercial flexibility in the redevelopment of the Cornhill Hospital site, but to describe w hat w e consider to be vital conceptual strategies that should underpin any new proposals.

Any proposals for the site must adopt the principles of ‘place making’, high quality building design, high quality urban design, high quality landscape design/architecture and sustainability.There are many sources for guiding good principles for design:

Designing Places U rban Design Compendium By Designing Better Places to Live Tow ards an U rban Renaissance

U nderpinning the design principles are distinctive and contextual. Conceptual Strategy – urban grid pattern sociability... quality... people orientated... sustainability

25 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 08

Site Plan Development Framework Recommendations

8.3 Development A nd Design Principles The linear grid pattern is influenced by the adjacent Rosemount area, Chestnut Row and the Section 7.3 of this document details requirements for a Conservation Audit to identify patterns of North East planned villages elements of retention and demolition of existing buildings w ithin development proposals and the outcome of the Audit should be incorporated into a development structure for the site that is informed by clues from the local context. This w ill ensure that any new build w ill inherently carry w ith it a rationale that is site and context based.

Building types – this should be a range of identifiable architectural building types deployed in any redevelopment of the site. This should help continuity and help nurture the idea for a strong unified identity across the site. These should include apartments, terraces, landmark buildings and tow n houses w ith a linking netw ork of w alls and / or boundary treatments.

Developers are also encouraged to test high quality commercial buildings of an urban scale designed sympathetically and in line w ith these recommended guidelines.

A balanced mixture of both O ffice and Class 4 (Business) use should also be investigated.

The indigenous urban grain already on the site is the Low er Hospital w ith concealed courtyard spaces. This format is particular to the former function of the site as an Asylum – w here enclosure, containment and a lack of permeability w ere requirements.

A new reading of the dominant residential surroundings is a more authentic reference point for creating a new urban grain for the site. This new urban grain is also complementary to the existing underlying urban form to be found in the best of the existing buildings on the site. At a w ider level, there are strong reference points to planned tow ns and villages in the north east w hich display a w ide range of gridded formats and layouts. Some are identified her as examples. Perhaps the closest relevant reference is Footdee at Aberdeen Harbour - a simple yet profoundly distinctive arrangement of linear blocks forming an open grid, much like the one show n in the adjacent diagram.

The adjacent diagrams illustrate our initial urban analysis of the site and w ider context, the objective being to reveal any underlying urban principles that may be deployed in a new concept for the Cornhill site. W hat is revealed is a row type architectural pattern.

26 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 08

Site Plan Development Framework Recommendations

8.3 Development A nd Design Principles cont’d 8.4 Sustainable Design Principles

The Rosemount area is mainly characterised by a strong linear pattern orientated north-south, It is know n that quality environments last longer and are w orth more – so they are sustainable w hilst the Ashgrove area is mainly characterised by a strong linear pattern orientated east- in every sense. w est. Convenience and energy use go hand in hand. The design proposal must be a holistic one too These tw o patterns are the only obvious urban patterns in the immediate context and w hen w ith each element considered in the context of all the others and w ith spaces, building and traced and the gridlines extended over the site in both directions sets up a new grid format. In services ---- as all bring part of one piece of place making. a w ay, by bringing the existing formats together a unified urban grain is created in the Cornhill site that fits the existing adjacent neighbourhoods together, using the Cornhill site as In considering retention or demolition of existing buildings, guiding principles should be the unifying territory. considered for retention such as: -

In this w ay a new urban pattern is introduced into the city grain w hich is compatible w ith the - reduction in w aste and landfill existing legible patterns, but distinctive in the interpretation of its potential architecture. - reduction in embodied energy needed to create buildings - preservation of dense granite envelope w ith high impermeability and air tightness This new grid identifies key urban edges and the other important urban edges of the site and - reduction in material usage because of its flexibility w ill allow developers to use scale and mass to address these edges - conservation of granite tradition appropriately. W here retention is not viable, consideration should be given to re-use or salvage of existing W ithin the grid new urban hierarchies and variable courtyard patterns w ill emerge w here materials and components. See section 8.6. scale and building form w ill provide architectural variation.

8.5 M icro-renew ables, SU DS

In M ay 2009 Aberdeen City Council published a Supplementary Planning G uidance document for the Scottish Governments Planning Advice Note 84 - Reducing Carbon Emissions in New Developments. Proposals must take cognisance of this along side Scottish Planning Policy Feb 2010.

G uidance on sustainable urban drainage can be found in a document produced for the local authority called Drainage impact Assessment – G uidance for Developers and Regulators

27 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 08

Site Plan Development Framework Recommendations 8.6 External M aterials

M aterials should incorporate elements of granite for external w alls, boundary w alls and linking structures and other compatible materials appropriate to modern redevelopment w ithin the historical context of the site and a conservation area.

M ateriality is an important part of any project, particularly in a site and location like the Cornhill Hospital.

It is also important in considering guidance on materiality that one is sensitive to commercial realities, contemporary technologies and the appropriate use of materials in terms of building type and sustainable building performance.

As intimated previously, the agreed outcome of the Conservation Audit w ill determine the extent to w hich existing buildings are incorporated into any development proposals. For new -build development it is important that demolition materials, namely granite and slate, are salvaged; and in the case of granite, reintroduced in a meaningful w ay into the new landscape and architecture of any new proposals.

A consideration may be that the idea of a boundary w all condition, an existing characteristic of the site, might be deployed across the site to help define public and private areas and define key perimeter w alls, edge conditions and courtyard boundary w alls.

There is little point in any development deploying this material in a tokenistic w ay. It must be embedded and must be used to help create a positive urban environment. Beyond this, developers are at liberty to suggest their considered view on other materials to be used on the site.

28 Further Revised Draft 26 April 2010 section Development Brief for The Royal Cornhill Hospital, Aberdeen 09

Technical Appendix

(to be confirmed)