SILVERSTONE INITIATIVE

MASTERPLAN
DESIGN & ACCESS STATEMENT

8.6 Arena

8.6.1 The Arena at the centre of

the circuit is a multifunctional space
intended to be used by all occupiers
of the site and with public access
during the normal working day and
non-event periods. The space is
flexible to adapt to high demands
of the Silverstone Circuit. The focal
point is the Events Podium, where
a shallow grass amphitheatre will
step down to stage area. The space
is contained by large groups of
existing and proposed trees and low
mounding. It is anticipated that on
large events such as the Formula
1 Grand Prix, the whole space will
be used for live entertainment,
hospitality and spectator viewing.
Refer to figures 8.2.16 and 8.2.17.

figure. 8.2.17 - illustrative sketch of the arena space on a major event day with temporary structures erected in the central area for hospitality and spectator viewing

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8.7 Plot G2

8.7.1 This area of the

development is framed by a mature
landscape setting with Wild Wood
acting as a defining feature. Mature
hedgerows act as natural breaks
informing the plot and road layout,
with the existing trees along Dadford
Road giving the development
frontage scale. Refer to figures
8.2.19 and 8.2.20.

8.7.2 The central roundabout

announces the arrival, with
sculptured landform reflecting the
forms of speed and movement. With
a focal point such as a specimen tree
referencing the woodland setting or
a art installation relating to motor
racing creating a natural focal point.
Central Park as illustrated in figure
8.2.18 provides an attractive amenity
space for the technology park.

8.7.3 The line of the

Northamptonshire ride is picked up
in this area of the site with buildings,
roads and tree planting aligned to
indicate the route. This route also
forms part of the diverted bridleway
which run through the development
and along the northern edge of Wild
Wood.

fig. 8.2.18 - illustration of central park

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PLOT G2 DETAIL PLAN

1. Wild Wood

2. Central Park
6
3. Swales 3

4. Proposed bridleway
1
5. Proposed semi mature ride trees
4
6
6. Attenuation pond
3
7. New A43 access road 2

8. Buffer planting to A43

8
fig. 8.2.20 - illustration of woodland edge
4 3

5
8
7
5
3

fig. 8.2.19 - G2 DETAIL scale 1:2500 @A3

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WILD WOOD BOUNDARY HEDGEROWS

8.8 Landscape
Management Plan
8.8.1 A key component in creating
a robust landscape framework for
the development is establishing a
broad Landscape Management Plan
that responds to the demands of the
site. The key objectives are identified
below and influence management
and maintenance approach to the
various landscape types across the
site. Refer to figure 8.8.1
Objective - Manage hedgerows to create a continuous high edge to the eastern site
Objective - Create a woodland with increased biodiversity and varied canopy.
boundary connecting woodland blocks and promoting biodiversity
Key Prescription - Develop a woodland management plan to thin out areas of dense
understory planting to create a woodland with a mature structure. This will involve Key Prescription - Positively manage hedgerows with sections of new planting
clearance and thinning to form woodland glades promoting ground flora and areas of reinforcing the boundary. Presenting a mature graded field edge of rank grassland,
deadwood. scrub, hedgerow and mature trees.
GRASSLAND
Objective - Create large areas of grassland to be flexible to
respond to the demand of the Racing Circuit with informal areas of
mix regime cutting to allow diversity in grassland appearance.
Key Prescription - Adapt current grass maintenance regime to
create areas of headland swathes to promote biodiversity.

8.9 Management and

Maintenance Objectives

Positively manage existing woodland

for biodiversity gain.

Develop a flexible management

regime to respond to demands of
the racing circuit.

Establish buffer strip to protect and

enhance areas of existing woodland
and hedgerows.

Create a continuous well structured

boundary treatments to create
robust visual screens and enhance
wildlife corridors. STOWE RIDINGS
Objective - Maintain the good woodland structure with a varied canopy and balance of understory.
Develop areas of new woodland to Key Prescription - Undertake a small scale woodland management programme to ensure the current balance
of woodland strata and rich ground flora is retained. this will encourage increased biodiversity and ensure
create areas of long term woodland
INFRASTRUCTURE new areas of succession woodland allowed to develop.
across the site.
Objective - Create a high quality presentation landscape
to the main infrastructure roads.
Key Prescriptions - New infrastructure landscape to be
WOODLAND BUFFER EDGE
regularly maintained to create a uniform high quality
Objective - Create a graded edge to woodland blocks to protect woodland edge and promote biodiversity.
frontage to the new development with trees and shrubs
Key Prescription - Undertake new areas of woodland planting with high content of Hazel, Field Maple and Blackthorn.
maintained to create over views of the development and
New planting and areas of natural regeneration/scrub will create a naturalistic edge with biodiversity gains for a varied of
retain natural form.
habitats.

fig. 8.3.1 - OUTLINE LANDSCAPE MANAGEMENT PLAN

N
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8.9.2 Management and Maintenance - Landscape Types –– Reduces leaf litter and nutrient availability

• Existing Woodland –– There is a change in rate of detritus breakdown

• Existing Specimen Trees
–– This will allow those plants able to survive these more favourable conditions with a competitive edge and an
• Woodland and Hedge Planting opportunity to thrive
• Tree Planting
• Grassland • Stem Exclusion - This involves:
• Riparian / Swales Areas
–– Respacing to prevent early mortality and encourage biodiversity

8.9.3 Existing Woodland and Boundary Hedgerows –– Preferred species selection

–– Stimulate by light the release of naturally regenerated species

Objective
–– Understory reinitiation (different species)
There are many methods of woodland management, the focus for this outline management plan is providing
woodland and hedgerows for biodiversity. Within the application boundary there are two large areas of woodland; A tree dies or is subject to thinning providing:
Wild Wood and the Stowe Ridings.
–– Structural variation
Operations - The Principles of Woodland Management for Biodiversity
–– Allowing the understory to thrive producing a varied height due to rates of growth
There are 3 components to biodiversity;
The woodland should comprise of all sizes:
• Maintenance of unthinned areas = 20% total area
–– Each canopy strata should occupy 10% or more of the total woodland
• Heavy thinning and creation of glades and open spaces = 20% total area
–– Veterans = 10%
• Normal thinning for timber = 80% total area
–– Overstory - mature = 45%
Variations include 5:15:80 20:15:65 40:0:60
–– Distributed understory of canopy and gaps = 60%
These components are repeated on a cycle of 5 to 10 years.
Creating open spaces and edge habitats
The process of providing the woodland for habitats is as follows:
–– Temporary = coppicing; thinning; group felling or wayleaves
• Thinning - The 1st thinning creates access and positioning and choosing the rake is important. –– Permanent = ponds, wet areas, roads, rides, watercourse, grazed land and rocky outcrops

Woodland > 5ha should have 10-20% open space and edge habitat
• Stand Initiation - This usually begins after disturbance for example storm damage or felling. It creates:
–– Unthinned good for badgers
–– An area of woodland without understory
–– Heavy thinning good for butterflies
–– It will increase light to the woodland floor
–– Irregular shaped, broken trees or standing deadwood good for bats
–– Increased water availability

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All size stage woodland a variety of ancient woodland indicators. There is a significant balance of young to mature trees with underlying
deadwood which supports a plethora of wildlife and enhanced biodiversity. It was very apparent that butterflies
Trees per hectare Stratum Dbh @ 1.5m benefited from the open rides. This wood could benefit from management intervention on a small scale.

300 Small 10-20 Wild Wood

200 Medium 21-40 This woodland is young with a dense understory and competing canopy cover producing tall and thin trees. There is
little ground flora, deadwood and a distinct absence of any open space. The biodiversity was visibly lacking and this
100 Large 41-80 wood would benefit from woodland management on a larger scale. Figures 8.1.6 and 8.1.7 identify this woodland.

Points to note Hedge Boundary

• Mapping is important for survey work as well as management planning There is a large section of the Silverstone boundary to the east that connects Wild Wood to Stowe Wood without
reasonable cover or field edge. It has been identified that these sections would benefit from management and
replanting.
• Strata development to enhance biodiversity
8.9.4 Existing Specimen Trees
• Reducing competition in each strata to allow for maximum variation
Objective

Successional stages; The maintenance operations for existing trees on site is informed by the tree survey assessments carried out in
June 2011, which is submitted as a stand alone document in the outline application. The intention is to review the
• Open ground assessment and action the recommendations as a rolling programme of work to ensure the existing tree stock on
• Seedlings/Scrub site is managed in accordance with best practice, with stock protected, monitored, pruned or removed as described.
Given the scale of the site and areas of phased development it is anticipated that trees would be resurvey in
• Saplings/Trees
accordance with BS:5837 - Trees in Relation to Construction as areas come forward for development.
• Mature Trees
• Regeneration Operations

Refer to separate Tree Survey carried out June 2011.

Provided by Stand development;

• Stand initiation 8.9.5 Maintenance of Native Woodland and Hedge Planting

• Stem exclusion
• Understory reinitiation
Stowe Wood
This woodland is separated into three separate woodland parcels by long rides (camping fields) and as wayleaves
for the transmitters that sit at the heads of each nearest to the track. The woodland comprises of a mixture of native
and naturalised woodland trees with a varied canopy strata and a good balance of understory. Figures 8.1.2 to 8.1.5
identify the type of woodland that Stowe offers. The southern section is a particularly good example of how this
woodland looks and has a myriad of strata, understory and rides. The ground flora is particularly good showing
Objectives
The maintenance operations for new woodland areas, and native hedge planting in the early years are aimed at
the successful establishment of planting, to ensure areas develop to provide screening/ height as appropriate to
site design. Trees within planting areas are to be encouraged/ selected to develop with good shape and spacing.
Stratified structure (varied heights and density) of understorey should be encouraged to improve appearance of
planting, screening potential and wildlife opportunities.
All work within structure planting should avoid disturbance to nesting birds - normally March to mid July. Hedges
should not be cut from August to early February as this would remove berries, a valuable food source from some
birds. Furthermore, hedges should not be cut during periods of hard frost. Hedgerows to the periphery of the site

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will be managed to develop a graded structure for maximum biodiversity and visual screening benefit.
Newly established hedge plants to be trimmed to shape to 1.2m high on infrastructure road with vegetation growth
around the base of the hedge line to maintain a tidy appearance.
Early Years (Years 2 – 10)
Establishment and Weed Control
Maintain a weed and grass free zone around young plants for up to the first 3 years after planting (or replanting) until
plants are well established. Allow for spot herbicide applications to control noxious weeds and unsightly growth in
more prominent locations. Thereafter maintain a 0.5m dia weed and grass free zone around all trees.
For all planting in the second year of establishment allow for an application of a suitable residual herbicide during
the period January – March prior to the spring growing season. Timing and application are to be in accordance with
manufacturer’s recommendations.
Inspect stock regularly especially after strong frosts or heavy frost. Firm up any stock suffering wind-rock/ frost
heave.
Thinning/ Coppicing
In plantations that have achieved leaf-to-leaf cover for at least 1 year the area should be reviewed annually to identify
the need or benefit of thinning or coppicing. Thinning and coppicing to be undertaken during January or early
February. Trees need to be protected or selected to allow proper development of tree canopy. Priority to be given to
control of competing species. Over dominant nurse trees or shrub species (e.g. Elder, Willow sp.) around climax trees
should be coppiced and if appropriate treated to prevent re-growth. Trees to be retained in groups or individually
in the early years (2-7) to allow selection of best specimens at later stage. Subsequent thinning will aim to allow
individual trees to develop at minimum of 3-4 m centres. Traditional coppice species such as Hazel should be cut
back on a rotational basis to encourage dense screening growth. Remove cut material from site.
Thinning and coppicing to be programmed on rotational basis over a number of years to ensure continuity of cover
and screening as appropriate to location. For competitive quotations it will be assumed at least 10% and no more
than 25% of plantations will be cut in any one year.
Established Planting (10 – 20 years)
Review established planting for thinning and coppicing. Encourage tree development by selection of best specimens
and thinning to appropriate centres (normally a minimum of 3-4m centres). Coppice rotation to be based on table 1
below.
Thinning/ Coppicing Prescription
SILVERSTONE INITIATIVE
MASTERPLAN
DESIGN & ACCESS STATEMENT
Plantation not previously thinned or coppiced - Priority to be given to development of tree structure. Thin trees
and competing coppice species as first priority in year one. Aim for no more than 25% thin / coppice in 1st year of
programme.
Previously thinned plantings - General selective thinning and 25% coppice programme
Follow-on programme from 25% thinning - Allow for programme of continued coppicing on 3 year rotation taking
out 25% on each occasion.
8.9.6 Tree Planting
Objectives
Maintenance operations geared towards the full establishment of healthy trees with good long-term shape and
canopy structure. Groups of trees need to be encouraged to develop with consistent shape. Trees also need to be
managed to ensure long-term health and safe condition and avoidance of conflict with buildings and other site
features.
Operations
Weed Control
Maintain area of the root ball in a weed free condition. Monitor the growth of shrub material and grass around the
base of trees to ensure trees are not suffering from undue competition. Remove selected plants as may be necessary.
For all trees in open grass areas maintain a 1.0m  clear zone around the base of trunk for first 3 years after planting
and 0.5m  area for older trees.
Stakes Ties and Grills and Guards
All accessories to be checked at the time of each maintenance visit. Adjust stakes and ties to allow for increases in
stem growth check during May – June and September – October in each year. Ties must be adjusted to allow for
stem thickening in the autumn. Ensure accessories do not rub against trees. Replace broken or damaged accessories
as and when any damage or breakages are found and remove redundant stakes and ties as appropriate.
All stakes and ties ought to be removed from healthy trees by the end of the third winter after planting. Trees still
requiring support after this time should have stakes reduced in height to 1/3 of stem height.
Regularly check condition of tree grille fixings and levels of soil/ mulch under grills. Allow for top up of soil to within
50mm of underside of grill and 50mm of pea shingle mulch (to be undertaken at beginning of maintenance contract
and checked/ topped up again at the end).
Underground Guys
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Check condition of underground support systems. Retighten cables as and when required. Remove materials Maintenance operations should aim to deliver high quality grasslands with optimum use of inorganic fertilizers and
where it is clear they have become redundant. minimal use of pesticides and herbicides.

Fertilizer Operations

Apply Spring top dressing of Enmag or similar approved to root zone of all trees allowing 70g/m² to full area of Mowing
canopy spread. In accordance with manufacturer’s recommendations.
Mowing is to be undertaken between March and October, to a regular programme but avoiding periods of water
Watering logging or drought. All areas are to be cut within the specified height ranges throughout the growing season. All
litter or other debris is to be removed prior to mowing. Areas are to be cut to a neat even finish, without rutting or
Allow for watering during dry/ drought periods up to year 5. Apply sufficient water to bring whole root ball to moist compaction. All grass is to be neatly trimmed around edges, manholes and other obstacles. Avoid damage to trees;
condition. Do not over-water. no strimming to be undertaken within 250mm of the base of any trees.

Formative Pruning Grass interfaces and edging

During the winter months inspect the shape of all trees and allow for formative pruning to appropriate species to
ensure continued development of even shape and single central leader. Check for damaged branches after storms or
strong winds and remove any damaged growth. Cut back to clean sound wood with angled cuts. Epicormic buds to
be rubbed off and basal growth to be pruned off.
Selective thinning
Where grass areas to the site periphery or at interfaces with areas of swales, the grass margin should be allowed to
grow to encourage a more diverse grassland edge. This practice should be encourage in other areas across the site as
practical.
Allow for reforming edges once per winter to all edges including paths, boarders, and mowing edges; using a
suitable edging tool, to clean straight lines or smooth flowing curves.

Where established trees are growing closely together to the point that they are prejudicing the formation of good 8.9.10 Riparian / Swales Areas
specimens and/ or long term health, they should be thinned to allow proper development of the best specimens,
and to allow them to grow to maturity, either by: Objectives

Planting to Riparian / swales areas to be maintained to ensure an attractive and varied range of planting for year
• Crown pruning
round interest and habitat value. Planting is to be managed to ensure plants do not become over dominated by
individual species and swales do not become impeded by plant growth. Margins and interfaces with other landscape
• ‘Lifting’ of lower branches
types should be graded to allow naturalistic planting character to prevail.

• Complete removal Operations

Careful selection should be made with the aesthetics of the removals/ retentions considered, for example, with a
group of three trees reduced to two, etc. Where new trees have been planted in tight groups, thinning should occur
to allow selection and retention of the best specimen, with removal of the others. However, the contractor must
ensure any clearance works do not involve any of the individual or Group Tree Preservation Orders (TPO’s).
Replacements
Monitor establishment of trees. Where stock fails to establish seek instruction for replacement planting. Any
replacements for grouped trees must replace with matched stock from an appropriate supplier.
8.9.7 Grassland
Objectives
Plant communities will be constantly changing throughout the year. Monitor the condition of planted areas and the
growth of individual species. Agree the optimum water/ plant coverage with engineer and control the growth of
the more invasive species by cropping or digging out in the autumn. Plants will be thinned every 2 years to prevent
dominant species out-competing less vigorous species. Ensure liners, banks and other features are properly protected
during such work and are not left exposed on completion.
Vegetation build up in the planters will be regularly cleared to allow water to freely drain away.
At the end of the herbaceous flowering period dead and dying plant material is to be removed from the beds and
composted off site
All planting is to be maintained in a tidy condition with litter picking and removal of dead plant material on a weekly
basis.

Grass areas are to be maintained to establish a healthy vigorous sward free of moss, thatch, weeds, casts, Ensure nesting birds are not disturbed during operations.
discoloration, scorch, litter or leaves. Areas are to be maintained in a tidy condition within typically between
35-50mm

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8.10 Executive Summary

8.10.1 The Landscape Masterplan has been prepared following detailed analysis of the site constraints and
opportunities becoming a key influence on the overall site proposals.

The broad landscape principles of the Development Brief of:

• integration with local rural context, creating a high quality development celebrating the culture and heritage of
motor sport, a robust framework of Green Infrastructure and achieving biodiversity gains across the site’

• creating a masterplan that addresses the wider landscape with significant areas of new planting protecting and
reinforcing woodland and boundary planting.

8.10.2 Whilst creating a series of dynamic, flexible and contemporary spaces at the heart of the development to
respond to the intense demands of the motor sport events.

Historic landscape features of the Stowe Park landscape and the Northamptonshire Ride have also been reference
in the landscape proposals with blocks of new woodland and avenues of semi-mature trees revealing layers of
landscape history.

In conclusion the landscape proposals work to protect, enhance and celebrate the sites heritage and form an
essential part of the masterplan project.

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fig. 8.3.2 - OUTLINE LANDSCAPE MANAGEMENT PLAN

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CHAPTER 9
DESIGN & ACCESS STATEMENT

SERVICES AND INFRASTRUCTURE

9.0 Surface Water Drainage companies from existing source facilities that may need phased improvement to meet the growth of development at
Silverstone.
9.0.1 The site lies on a ridge of land, and is divided into 7 sub catchments depending on the direction and
destination of surface water runoff. The existing brownfield run off has been previously assessed in the ‘Site Wide 9.4.3 The programme and implementation of these essential infrastructure services will be agreed between the
Drainage Strategy’ (Report Ref D003-LN01212-NER-02 dated April 2010) produced in response to a planning development team and the various utility providers.
condition to the Silverstone pit and Paddock development, and agreed with the Environment Agency.
The off-site utilities provision of new services and diversion of any existing services will be provided by the following;
9.0.2 The drainage strategy for the current application follows the principles laid out in this report. The aim of the
strategy is that the post development surface water runoff (including a 30% allowance for climate change) should Electricity Western Distribution Power
be no greater than the runoff from the existing brownfield site prior to development. This is achieved using a series
of sustainable drainage measures, or SuDS train, to capture, detain, convey and discharge water to the water courses Water Anglian Water
surrounding the site.
Foul Drainage Anglian Water
Given that the ground conditions for this site are unsuited to infiltration drainage, the measures proposed for are:
Gas National Grid
• Green roofs and rainwater harvesting to some buildings
Telecoms British Telecom
• Permeable paving to car parks and concourses. This will both attenuate the rate of discharge, and improve the
The phased infrastructure on-site to suit the development phasing and will include the installation of the following
quality of runoff from these areas
utilities:

• Swales and intermediate ponds are proposed in addition to piped drainage for conveyance. These will assist in i) HV and LV Electricity cables.
controlling both the rate and quality of surface water runoff
ii) Substations to suit development.
• A number of small attenuation ponds will assist in controlling the rate of discharge from the site.
iii) A portable Water Supply main.

9.1 Foul Drainage iv) A Gas supply main at medium / low pressure.

9.1.1 The existing foul drainage from the Silverstone site discharged by gravity via a balancing tank at a controlled v) Telecommunications Duct systems.
rate to the public foul sewer network in Silverstone Village, and is then conveyed to the Silverstone Sewerage
Treatment Works. Foul discharge from lower lying areas to the south of the site are pumped up to the gravity sewer vi) Foul and Surface Water Drainage.
system at the north. Foul discharge generated during events far exceeds the capacity of the conveyance system, and
is stored in tanks and then tankered off site. vii) Street Lighting.

9.1.2 For the proposed development, we propose to replicate the existing principles, conveying effluent to the 9.4.5 The phased development will require the diversion of some local network services for all utilities electricity,
north of the site before discharge to the public sewer system. water, gas and telecoms. These works will be incorporated into the strategic infrastructure when required.

9.1.3 It is known that the generated discharge from the proposed development will exceed the capacity of both A specific major utility diversions is as follows;
the foul sewer system and the Silverstone Sewerage Treatment Works. Anglian Water have been commissioned to
assess the requirements for reinforcement or replacement of these to ensure adequate capacity is available within Overhead 33 kV high voltage cables serving Silverstone Primary Substation will be diverted on a below-ground route
the public system to receive discharge from the site. to suit infrastructure routes.
9.4 The services proposal
9.4.6 Electricity
9.4.1 The development proposals will require the support of additional utilities capacity following a phased
The existing local Primary Substation at Silverstone will receive enhanced capacity via off-site reinforcement from the
programme of reinforcement and upgrading in liaison with the major utility companies.
Brackley Grid, in conjunction with Western Power Distribution.
9.4.2 This will involve off-site infrastructure services to be provided on routes to be agreed with the utility

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fig. 9.1.1 - 3D aerial view of proposed silverstone masterplan

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On-site cabling and substations will be provided to suit development phasing requirements. The existing network There are several sub-catchments which receive surface water run-off within Silverstone and each system outfall will
will continue to be utilised whilst some areas of development will require local divisionary works. have attenuation so that agreed restricted discharges to receiving watercourses are adhered to.

9.4.7 Water SUDS techniques will form the basis of on-site drainage design which will aid the improvement of water quality prior
to discharge.
The existing water supply network capacity at Silverstone will be enhanced with a new off-site water main from the
regional network of Anglian Water. The topography and catchments should allow the majority of surface water drainage to be via gravity sewers.
Development in low lying areas may require local pumping if a gravity solution proves impossible.
9.4.8 Gas

There is no existing natural gas supply available at Silverstone.

The development proposal is for a new strategic off-site gas supply into Silverstone.

9.4.9 Telecoms

There are existing British Telecom and other telecommunications providers at Silverstone. The development
proposals will require some enhancement of these facilities.

There will be a requirement for diversionary works to facilitate various phases of the development masterplan
including the relocation of telecommunication masts at the appropriate time.

These telecoms masts are an integral part of the telecommunications systems at Silverstone.

The replacement masts will be located to suit their ongoing operational requirements for height and line of sight, be
reconnected into the existing networks whilst reflecting the proposed masterplan.

9.4.10 Foul Drainage

The existing sewage treatment works operated by Anglian Water into which Silverstone currently discharges is at or
very near to capacity.

Anglian Water are undertaking a study to provide a solution that will be able to receive the proposed future
wastewater discharges from the masterplan development.

The current drainage on the Silverstone Estate will be improved and new drainage installed to suit areas of new
development.

The drainage strategy should be referred to separately for detail, but in principle the system will incorporate gravity
pipeline where possible and pumping stations for low lying areas.

The on-site and off-site foul drainage networks will be with negotiation and approval of Anglian Water.
This will ensure a robust solution that mitigates the impact on the local network.

9.4.11 Surface Water

The drainage strategy and flood risk assessment should be referred to for detail, but in principle the surface water
drainage proposals will mitigate impact to off-site drainage particularly receiving watercourses. This will be for
improved water quality as well as flood prevention.

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fig. 10.2.1 - Phase 1 transport strategy fig. 10.2.2 - Pedestrian and cycle movement strategy

fig. 10.2.3- Public Transport strategy fig. 10.2.4- TRANSPORT HUB AND ACCESS WITHIN THE CIRCUIT
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CHAPTER 10
DESIGN & ACCESS STATEMENT

ACCESS AND MOVEMENT

10.1 The proposed access and movement to the site is covered in detail within the Traffic and transportation Copse corner adjacent to the existing underpass (which will be retained for pedestrian use) and will emerge adjacent
document included as part of the Outline Planning Application submission.The access and movement can be split to Zone W/W1/R1. This underpass will provide access to the northern section of the infield including the proposed
into two areas karting circuit, Zones R1 and V and the old pit and paddock. see figure 10.2.3.

• Access to the site from the public highway 10.8 The southern underpass will cross under the Hangar Straight close to Stowe Corner to access the southern
• Access within the site infield area including Zone J and the new pit and paddock complex.

10.2 Access to the site from the public highway.
The access to the site will be primarily for the first two phases of development will be via the A43 and Dadford Road.
The access will benefit from the highways improvements that will be implemented as part of the 2010 consent
for the new pit and paddock complex, which will provide additional capacity for vehicles during peak hours. This
includes dedicated right-hand turn lane on the Dadford Road bridge for vehicles wishing to travel east along the A43
and the second improvement is to the junction of the A43 eastbound off-slip road and Dadford Road to the west of
Silverstone Village. All improvements can be accommodated within the highways boundary and these are envisaged
to provide sufficient additional highways capacity to cater for up to 24% of the masterplan development traffic,
which is likely to represent the development of plot K and the adjacent hotel (H2). See Figure 10.2.1
10.3 Development beyond phase 1 will result in trip generation in excess of the capacity of Dadford Road even
with its signalised improvements and as such a more substantial junction will be required to connect the circuit to
the A43. The preferred option for the planning application is the creation of a new junction between the Dadford
Road over bridge and the Whitehills Road over bridge. This will serve the eastbound carriageway of the A43 only and
will include slip roads leaving and joining this carriageway. The slip roads will connect to a long 180-degree curve
and a new two-lane over bridge that will be constructed over the A43 and which will provide access to the northern
area of the proposed business park. This junction can be constructed entirely within land owned by the BRDC or
highways land, with no requirement to utilise third party land. Traffic using the westbound carriageway of the A43,
either arriving at or departing from Silverstone will continue to use the improved Dadford Road junction.
10.9 There will be a network of identified cycle and pedestrian routes within the masterplan area, as shown on
figure 3.5 and movement by cycle within the site will be supported by a network of cycle hubs located at strategic
locations. The cycle routes will follow the route of the perimeter road. These cycle hubs will be based on the French
‘Velib’ (Velo Liberte) system, which has also been introduced in London (the so-called ‘Boris Bikes’). At each of the
hubs there will be dedicated cycle racks for the circuit cycles, which will enable cycle journeys to start and finish at a
range of locations within the site. See figure 10.2.2.
10.10 A transport hub will be located adjacent to the main car parks (Zones N and O) and the Welcome Centre
(Zone L) on the semicircular boulevard. This hub will include a bus terminus and taxi stops that will facilitate
access for visitors using these modes of transport to the heart of the Silverstone site and to the other hubs located
around the perimeter of the site. There will also be a cycle hub at this point, which will enable visitors to access the
remainder of the site using non-car modes of transport, and there will be pick up points for the Silverstone internal
transportation system; a system of mini-buses and buggies that will transport visitors around the site. See figure
10.2.4.

10.4 Access points from Dadford Road. The Dadford Road will remain as a dual carriageway from the junction
with the A43 to the southernmost existing roundabout. There will be no additional access points into the site from
Dadford Road and hence there will be a total of four vehicular access points east of Dadford Road and two to the
west.

10.5 Access to Zones H1 and G2 will be provided from the most northerly access point. The second access point
will link to semicircular Silverstone Boulevard that will provide access to Zones E1, L, H3, W1, W and X. The third,
which is an existing roundabout will provide the principal access to the visitor car parks in Zones N and O, and will
also provide the first point of access from Dadford Road into Zone K to the west of the road. The fourth, and most
southerly of the access points from Dadford Road will link to the southern end of the semicircular boulevard adjacent
to Zone H3 and will also provide access to Zone U to the west of the road.

10.6 Construction access north of the A43. North of the A43, the BRDC land ownership provides highways access
to Winterhills Road, and this may be used to provide access to this parcel of land during the construction of the
proposed phase 2 access junction.

10.7 Access within the site

Proposed access within the masterplan site is illustrated on figure 3.5. Sections of the existing perimeter road around
the Grand Prix circuit will remain as at present, and some sections will be upgraded. There will be two new crossing
points of the Grand Prix circuit constructed to facilitate vehicular access to northern and southern infield sections of
the track and these will be either underpasses or bridges. The northern underpass will cross the track just west of

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CHAPTER 11
SUSTAINABILITY
11.1 Sustainability
11.1.1 The concept design for the Silverstone Masterplan has been heavily led by the sustainability strategy,
green agenda and the objective to create ‘a green’ environment for Silverstone. It is integral to the overall design of
the masterplan and is evident in all aspects of the buildings, site layout, landscape and urban design. Silverstone
is aiming at the highest standards of sustainability in all aspects. The concept design for Silverstone identified
the importance of linking landscape and creating ‘a green Silverstone initiative’ to the landscape embracing and
nurturing the foundations of our sustainability strategy.
11.1.2 It is integral to the clients’ vision to produce a sustainability strategy, which is inextricably linked to the
architectural masterplanning, engineering and landscape design and not merely a bolted on extra. The masterplan
has responded to sustainability in the following areas:
• Energy and Carbon
• Adaptability and Climate Change
• Water
• Waste
• Materials and Construction
• Transport
• Health and Well-Being
11.1.3 Energy and Carbon
The design responds specifically to the development brief and the sustainability analysis, which set down specific
guidelines to sustainability, namely, the efficient use of energy and the use of renewable energy with on site
generation. The proposed development follows best practice with regards to energy efficiency and development
and buildings designed to utilise natural ventilation. This includes the use of Passive Solar Gain Solar Panels and
Photovoltaic Cells. The masterplan aspires to a BREEAM rating of “Excellent”. Site layout, orientation, consultation,
processes in the development of the masterplan have all followed the best practice for BREEAM assessment to ensure
that we achieve all the relevant credits for a “high” rating.
11.1.4 Adaptability and Climate Change
The landscape has been a key driver for the development of the masterplan with the protection of the existing
woodland, historical context and also new greenery to improve biodiversity, which will reduce the heat island
effect allowing natural water discharge, and provides air purification. This is in line, with the Development Brief and
also local planning policies from South Northamptonshire Energy and Development SPD, West Northamptonshire
Pre Submission. Significant areas of green roofs have been included as part of the design palette for the materials
selection, new planting particularly to enhance existing woodlands, to provide screening and to strengthen existing
planting and the creation of a new renewables campus to the eastern boundary of the site having attributed
significantly to the greening of the overall Silverstone circuit.
In terms of the plots, all plots will achieve a minimum of 10% of energy from on plot renewable energy. This includes
Photovoltaic Cells and other sources of heat recovery. The buildings have been designed to meet the latest building
regulations to out perform by at least 25%.
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The inclusions of 100% increase in Broadleaf Trees will sequest carbon dioxide. There are significant hectares of
woodland planted to the perimeter and indeed the central areas of the Silverstone circuit. This will also be facilitated
by individual monitoring of the buildings together with combined facility improvements in terms of operation
energy consumption in line with BREEAM 2011 requirement. This extends to the Pit Paddock complex and also the
Karting facility external areas and the Heritage Paddock. The design of the entire ground infrastructure has included
the provision of swales, natural pond retention areas and enhanced habitat provision. This will particularly provide
enhanced habitat areas to Plot areas G2 and K. The ecological reports determined distances for building lines from
sensitive areas, in particular wild wood and also to the habitat are well provided for.
11.1.5 Water
The overall strategy for the site is to ensure that we have an integrated site wide water strategy. This extends from the
infrastructure ensuring that on site reuse and treatment of rainwater is provided throughout. Rainwater harvesting
will be provided for every plot. This will include for grey water harvesting. This commitment will ensure that on site
profitable water consumption will be reduced by a minimum of 25% with the aspiration to achieve 75% reduction.
Site wide control will also be provided to numerous sustainability systems retention ponds. There are 7 key outfalls
from the site and the masterplan has been designed to ensure that each area of development distributes and
discharges towards these outfalls using natural drainage, ditches, swales and also retention ponds. This is in line
with the approved Development Brief where this a commitment to decrease the reliance on public water supply to
the site development. The masterplan has designed out the waste processes in line with WRAP guidance, again, to
support our BREEAM Excellent rating and also our aspiration for the green and environmental site development.
11.1.6 Materials and construction
The design guide as part of this Design and Access Statement identifies the importance of a material procurement
strategy for the site to facilitate the materials of environmentally friendly, low embodied carbon and materials
from environmental suppliers. Elements such as greens roofs, from sustainable forests, and also external roofing,
walling materials, which are from renewable sources, have been identified. The design palette also identifies
external landscape materials in terms of paving, concrete works and tarmac works, which again take their base from
renewable sources. Our strategy is to create and to embody ‘green environment’ into the landscape and masterplan.
11.1.7 Transport
The plan is supported by a transport impact assessment, which clearly identifies our approach to sustainable
transport systems. Within the Circuit itself we have proposed a transport system, which will connect to each of the
hubs. The hubs provide the transportation nodes. They will have provision for cycles, interconnections and will flow
on a regular basis around the circuit. This will enable the visitor arriving at the Welcome Hub to collect and to take
any of the transportation loads to the nearest hub. From these hubs, the circulation via cycling, walking, bridle paths
or pedestrian routes have all been enhanced. This has been interwoven into the masterplan and is a key theme.
11.1.8 Health and Well-Being
The masterplan has provided amenity spaces such as wild wood and the Stowe woodland to provide an enhanced
connection with nature and a range of interesting of long and short-range views, including accessibility for the
community to these areas. It allows for the construction of footpaths, cycle routes, the bridle ways and enhanced
routes around the site.
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82 fig. 11.1 - Proposed Silverstone masterplan

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11.1.9 Community

Silverstone is part of a larger community and the masterplan aims to open up connections for the community
to utilise all of the facilities. This includes the parkland, woodlands, footpaths, bridle ways as well as some of the
internal amenity routes, the arena, and performance areas for established use for the community itself. The landscape
structure will be far more welcoming to the visitor and also the community; the approach to the building will be clear
in terms of way finding with a long-term aspiration to embody and encourage the community to use the facilities on
a far more regular basis.

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CHAPTER 12
DESIGN & ACCESS STATEMENT

PUBLIC CONSULTATION
12.1 Extensive Public consultation has taken place to assess and test the proposed masterplan as part of the
Outline Planning Application.

12.2 Meetings have taken place with members from both Aylesbury Vale District Council and South
Northamptonshire District Council to discuss the proposals, meetings with members of the parish Councils, the
County Councils and leading authorities to assess the implications and vision for Silverstone Circuit.

12.3 Many of those parties consulted during the more recent consultation process, took part and informed the
Approved Development Brief February 2009 and the Statement of Public Consultation. Their views and impact have
been incorporated as well as the most recent one and informed the Outline Planning Application now presented.

12.4 In June 2011 a Public Exhibition was held in Silverstone Village allowing members of the public to view
the planned proposed and to hear about the development of the overall land holding. The detailed responses in
respect of comments received at the meeting are covered in the Statement of Community Engagement as part of the
planning statement. Comments were made with regards to the access proposals from the A43 which were supported,
the landscape strategy, availability of community spaces and facilities during the Grand Prix, the relationship of the
Circuit to the community and the possible improvements for long term and drainage / services provision to the site.

12.5 These comments have been taken on board and as part of the Outline Planning Application we have clearly
identified bridleways which are available for public use, the landscape spaces available for public use, community
availabilities at the Central Arena and also the development of the design for the proposals for the second access
from the A43 onto the site.

12.6 These Public Consultation engagements have also informed the BREEAM assessment and the marketing /
business plan for Silverstone. This will ensure that the community’s views are taken on board and included as part of
the world-class destination and motor sport facility.

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fig. 13.1.1 - Phasing diagram 1 - Start 2013 fig. 13.1.2 - Phasing diagram 2 - 2014 onwards

86 fig. 13.1.3 - Phasing diagram 3 - 2015-2016 fig. 13.1.4 - Phasing diagram 4 - 2016-2017
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CHAPTER 13
DESIGN & ACCESS STATEMENT

PHASING
13.1 The approved development brief, February 2009, identified the possible breakdown of development
according to three main phases. The analysis of the outline planning application has enabled detailed assessment
to take place of the proposed phasing including building development, infrastructure / surfaces as well as highway
infrastructure and landscape planting.
13.6 Phase 4
Phase 4 2018 – 2020, sees the development of the Academic Campus. This is located within Plot K. It is known as Plot
U. This development links into the infrastructure already in place.

13.2 The phasing extends over a period of twenty years. With a commencement aimed at 2012 and the final 13.7 Phase 5
phases aiming for a completion in 2030. The latter phases of development will be determined by market trends and
demands. The infrastructure, both services and highways are established. The phasing may well have to be adjusted Phase 5 sees the development of the Central Arena car parking, the Motor City and one of the prestigious
to suit. Headquarter facilities at the entrance to the Circuit. It also sees the development of The Heritage Centre.

13.3 Breakdown other phases – 13.8 Phase 6

Phase 1 involves the construction of the major infrastructure, in particular services to support the development, in
particular Plot K Central Arena and also G2. Phasing strategy has acknowledged the need for forward planning to
ensure that design work, and infrastructure on and off site, to support the development are in place well in advance
of any major development taking place. The Phase 1 infrastructure works includes the diversion of the LV cable from
above ground to below ground within Plot K, the location of pump stations, the location of drainage / surface water
areas to support the redevelopment of Plot K and G2, establishment of replacement water tanks, water camping
stations and the major infrastructure at the existing entrance to Silverstone circuit.
Phase 1 includes the development of B1, B2 and B8 facilities on Plot G2 (adjacent to the Ducati facilities and also 2200
units). These provide the relocation accommodation for the existing leased buildings at the entrance to the Circuit,
namely Plots 19 – 34.
Adjacent to G2, the UTC is proposed as of further development within Phase 1. This is the Technology College
supported by Government funding which should be located in the pay line as close to the existing Grand Prix Race
Wear faculties and Innovation Building.
Phase 6 sees the completion of the Central Arena area, hospitality, and world-class motor sport themed activities.
13.9 Phase 7
Phase 7 sees the completion of G2, inclusion of the access from the A43 and the completion of the business
development along the Dadford Road. This also includes the hospitality around the perimeter of the Circuit.
It is noted that this phasing is subject to market trends and demands, in particular Phases 3 – 7 could be variable,
dependent upon the interest expressed for the relocation to Silverstone.
A programme identifying the proposed strategy for the Phasing is attached. A table identifying the breakdown of
floor space for each of the phases is also noted below.
The phasing also covers the car parking provision to the site. The table below notes the approximate numbers of car
parking spaces provided at the respective stages.

Plot K – Part of the first stage/phase of plot K will be the development of two B8 units. This links in to the relocation
of services and also infrastructure.
Car parking numbers Existing 2011 New car parking figures Car park spaces lost per phase
13.4 Phase 2
Current car parking numbers 27,630
Once the infrastructure, both highways and services, has been established, the next phase of development includes
Phase 1 24,770 -2,860
the Hotel provision H03 on Plot K, further development of B8 use on Plot K and the commencement of The Welcome
Centre and Motor City within the Central Arena area. It also includes the Hotel facing onto the grandstand. This is Phase 2 20,770 -4,000
critical to support the newly completed Pit Paddock complex and to provide grandstand as well as hospitality and Phase 3 19,870 -900
Hotel accommodation of a world-class status adjacent to the Pit Paddock complex. Phase 4 19,290 -580
Phase 5 17,090 -2200
13.5 Phase 3
Phase 6 16,390 -700
Timescale approximately 2015 – 2018. Within this Phase, the Hotel along the Dadford Road is identified as a possible Phase 7 12,040 -4350
opportunity for development, together with a possible Headquarters building facing onto the Dadford Road and
to the A43. Landscaping infrastructure is installed to the perimeter areas of these Circuits, together with further
infrastructure in the form of the roundabout on the Dadford Road and also improvement to the roundabout and
access facilities in Plot K. Further development takes place within Plot K according to tenants and market demand.
Motor City and the B1 facilities above the motor facilities continue to develop together with The Experience Centre.

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fig. 13.1.5 - phasing diagram 5 - 2017-2019 fig. 13.1.6 - phasing diagram 6 - 2019 - december 2023

fig. 13.1.7 - phasing diagram 7 - 2024 - to end fig. 13.2 - Proposed Silverstone Masterplan

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APPENDIX
DESIGN & ACCESS STATEMENT

PLANNING APPLICATION DRAWINGS

Architectural planning application drawings Supporting drawings - illustrative material

Drawing no. Drawing title Scale / size Drawing no. Drawing title Scale / size

P001 Planning application boundary plan 1:5000 / A1 P018 Phasing diagram 1 NTS / A1

P002 Planning application boundary – Aylesbury Vale District Council area 1:5000 / A1 P019 Phasing diagram 2 NTS / A1

P003 Planning application boundary – South Northamptonshire Council area 1:5000 / A1 P020 Phasing diagram 3 NTS / A1

P004 Topographical survey of the existing site 1:5000 / A1 P021 Phasing diagram 4 NTS / A1

P005 Existing buildings – Retained and Demolished 1:5000 / A1 P022 Phasing diagram 5 NTS / A1

P006 Parameter plan 1 – Land use 1:5000 / A1 P023 Phasing diagram 6 NTS / A1

P007 Parameter plan 2 – Heights 1:5000 / A1 P024 Phasing diagram 7 NTS / A1

P008 Parameter plan 3 – Access and circulation - phase 1 public transport 1:5000 / A1 P025 3D visual Graphic / A1

P009 Parameter plan 4 – Frontage 1:5000 / A1 P026 3D visual Graphic / A1

P010 Parameter plan 5 – Access and Circulation - Pedestrian and Cycle movement 1:5000 / A1 P027 3D visual Graphic / A1

P011 Parameter plan 6 – Access and Circulation - Public Transport 1:5000 / A1 P028 3D visual Graphic / A1

P014 Parameter plan 7 – Landscape strategy 1:5000 / A1 P029 3D visual Graphic / A1

P015 Parameter Plan 8-11 – Trees removal and retention 1:5000 / A3

P016 Parameter Plan 12 - Section 1:1250 / A1

P017 Parameter Plan 13 - Illustrative Masterplan NTS / A1

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AYLESBURY VALE DISTRICT COUNCIL APPLICATION LINE

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SOUTH NORTHAMPTONSHIRE COUNCIL APPLICATION LINE

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The Consultant Team

DESIGN & ACCESS STATEMENT

All enquiries to: info@bloombridge.eu

Planning and Development Manager - Bloombridge

Bruce Usher Bloombridge
Richard Cutler Bloombridge

Planning Consultants - Terence O’Rourke plc

Haydn Morris Terence O’Rourke plc
Bridget Pearce Terence O’Rourke plc
David Smith Terence O’Rourke plc
Neil Trollope Terence O’Rourke plc

Masterplanner, Architect - Cube Design Ltd.

Jane Lock-Smith Cube Design
Derek Siemens Cube Design
James Lemanis Cube Design

Highways, HIA, Lighting - Peter Brett Associates

Michael Parkinson Peter Bretts
Simon Davis Peter Bretts

Landscape Architect - Macgregor Smith

Michael Smith Macgregor Smith
Ian Greenhalgh Macgregor Smith

Ecology - Ecology Solutions

Josef Saunders Ecology Solutions
Robert Revolta Ecology Solutions

Drainage, EIA - Hyder Consulting Ltd

Shaun Morris Hyder Consulting

Acoustics - Alan Saunders Associates

Ed Clarke Alan Saunders

Energy and Sustainability - Battle Mc Carthy

Jamieson Hillier Battle McCarthy

Infrastructure and services - Baynham Meikle

Glenn Cashmore Baynham Meikle
Narinder Bangar Baynham Meikle
Kevin Thornett Baynham Meikle

Planning and Environmental Law - Clyde and Co.

Ian Ginbey Clyde and Co.

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