Lancaster University/Bailrigg Business Park Development Brief Adopted April 2002 A

Lancaster University/Bailrigg Business Park Development Brief Adopted April 2002 a

Lancaster District Local Plan Supplementary Planning Guidance Note 5 Lancaster University/Bailrigg Business Park Development Brief

Lancaster City Council www.lancaster.gov.uk

John Donnellon BA MA Corporate Director (Regeneration)

Andrew Dobson Dip EP MRTPI PDDMS Head of Planning and Building Control Services

Lancaster City Council Planning and Building Control Service Palatine Hall Dalton Square Lancaster LA1 1PW

April 2002

i Lancaster University/Bailrigg Business Park Development Brief Adopted April 2002

Summary

This Brief sets out Lancaster City Council’s requirements for the proposed Lancaster University/Bailrigg Business Park. The proposed Business Park will occupy a 9.7 ha green field site on the A6 north of the Lancaster University Campus. The site is allocated in the Lancaster District Local Plan (as modified). It has now been identified by the North West Development Agency as one of only two Strategic Regional Sites in Lancashire. The site is currently owned by the Bailrigg Property Company.

Development will be for B1 (Business uses) only. Key development requirements will include:

• A Design Strategy and Master Plan;

• Measures to maximise the use of Public Transport, walking and cycling including the provision of new bus stops, pedestrian routes and a pedestrian crossing across the A6;

• The creation of pedestrian and cycle linkages to Lancaster University;

• The use of Ou Beck to create new wildlife habitats;

• A visually impermeable natural barrier to Bailrigg Village and a substantial landscape strip to the A6.

Notes 1) A large print version of the text in this document can be supplied on request

2) All maps contained in this document are reproduced from the Ordnance Survey mapping with the permission of the Controller of Her Majesty's Stationery Office © Crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. Lancaster City Council Licence No. LA 078379. 2002.

ii Lancaster University/Bailrigg Business Park Development Brief Adopted April 2002

TABLE OF CONTENTS Map 1; Location and Context...... 1 1. Introduction, Scope and Purpose 2 The Council’s Vision ...... 2 Introduction ...... 2 Aims ...... 2 Status of the Brief ...... 2 Map 2; Site Features (Not to Scale) ...... 3 2. Background Information 4 The Site and Its Surroundings ...... 4 Site History...... 5 Development Plan Policy...... 5 Lancashire Structure Plan and Lancashire Landscape Strategy...... 5 3. Principles of Development 6 Introduction ...... 7 Acceptable Uses ...... 7 Design and Landscaping Issues - Relationship with the Surrounding Area...... 8 Landscaping...... 8 Ecology ...... 9 Archaeology ...... 9 Building Design, Local Distinctiveness and Sustainable Development...... 9 4. Transport and Access Issues 10 Access and Car Parking ...... 10 Green Travel Plan...... 10 Bus Provision ...... 10 Cycling ...... 11 Walking ...... 11 5. Service Information 12 Drainage ...... 12 Water...... 12 Electricity...... 12 6. Implementation 13 Map 4;Suggested Phasing of Development ...... 13 Environmental Impact Analysis (EIA) ...... 14 Appendix 1 – Development Plan Policy 15 Lancaster Local Plan – Adopted January 1988...... 15 Lancaster District Local Plan – Deposit Edition...... 15 Appendix 2 - Contact Addresses 17

iii Lancaster University/Bailrigg Business Park Development Brief Adopted April 2002

Lawson’s Bridge Housing Site

Strategic Cycle Route

Bailrigg Lane Bailrigg Village

LANCASTER UNIVERSITY/BAILRIGG BUSINESS PARK

Quality Bus Route

Map 1; Location and Context

1 Lancaster University/Bailrigg Business Park Development Brief Adopted April 2002

1. Introduction, Scope and Purpose

significant potential for further The Council’s Vision growth, but warns that this could be lost, unless the conditions are right 1.1 A high quality landscaped university for growth in Lancaster. business park for information technology, high technology and 1.5 Policy EC1 of the Lancaster District research and development Local Plan – Deposit Edition (as industries in a campus style setting, modified by Proposed Modification visually integrated with the 24) identifies 9.7 ha of land at University Campus and Bailrigg Bailrigg as a Business Park for B1 Village and accessible by a choice (Business) Employment use. The of means of transport which, proposed business park is aimed together with the University itself specifically at information will form a new regional ICT based technology and research and investment cluster in south development uses who would Lancaster. benefit from a high quality landscaped ‘campus style’ Introduction environment with close links to the adjacent University campus. This 1.2 The Council’s Corporate Plan seeks brief has been prepared to guide to develop Lancaster as a nationally the implementation of the Business important learning centre with an Park proposal. The location of the envied quality of life, strong proposed Business Park is shown economic opportunity and social on Map 1. cohesion. It identifies the need to th 1.6 On 14 December 2001, the North attract inward investment into the West Development Agency adopted Local Economy as a major Lancaster University – Bailrigg as a challenge for the District. Strategic Regional Development 1.3 The Council’s District Regeneration Site. This means that; Strategy identifies Lancaster University as a major economic • Where necessary, the NWDA strength. It is a top ten grade will give priority to the research university with a strong implementation of the reputation in business and development of the site and managerial studies, Information and support bids for other Communication Technology (ICT) resources; and environmental science. Together with St Martin's College it • Delivery will be supported by gives Lancaster a regionally NWDA through the Planning important role as a Higher Process, including development Education Centre of Excellence plans, local transport plans, which could form the basis of a compulsory purchase orders, regional ICT based investment planning applications and public cluster. inquiries; 1.4 The Regeneration Strategy notes • The site will be a priority for that Lancaster has the potential for marketing; significant growth but needs to address the issues of the supply of 1.7 The site is also identified in the new serviced business land and Lancashire Structure Plan – property as a priority. It notes that Deposit Edition as a Strategic Lancaster’s Higher Education Regional Employment site. centre of excellence offers

2 Lancaster University/Bailrigg Business Park Development Brief Adopted April 2002

Aims

1.8 The aims of this Brief are the following;

• To set out the Council’s regionally important regeneration objectives and assist in the implementation of the Council’s vision for the site;

• To set out the Council’s key land use, design, access and infrastructure requirements for the development of the site;

• To provide certainty for the local community, potential developers and site owners regarding the future development of the site;

• To ensure that development is carried out sensitively and is properly integrated with Bailrigg Village and the University Campus;

• To ensure that any proposed development is as sustainable as possible and makes appropriate provision for managing the demand for travel;

• To ensure that the development is fully accessible to people with disabilities;

Status of the Brief

1.9 This Brief was formally adopted by the Council’s Cabinet on 16th April 2002 as Supplementary Planning Guidance to Policy EC1 of the emerging District Wide Local Plan as modified by Proposed Modification 24. The draft brief was subjected to public consultation. A statement of consultation will be published separately. The Brief therefore carries considerable weight in determining Planning Applications.

2 Lancaster University/Bailrigg Business Park Development Brief Adopted April 2002

45m

40m 45m

Bailrigg Village Trees and Tree Ou Beck Electricity Groups Substation

Woodland

Map 2; Site Features (Not to Scale)

3 Lancaster University/Bailrigg Business Park Development Brief Adopted April 2002

2. Background Information

2.4 Because of rising ground to the The Site and Its north and the thickly wooded edge Surroundings of the university campus to the south, the site is not prominent in 2.1 This Brief relates to an area of distant views along the A6 or the around 9.7 ha of well maintained West Coast Main Line in either agricultural land south of the built direction. The trees and scattered up area of Lancaster on the A6. It houses and farm in Bailrigg Village lies north of Lancaster University limit views from the M6. At close and south of Bailrigg Lane. The site quarters however, the site is highly is in the ownership of the Bailrigg visible from the adjacent lengths of Property Company. The site the A6, from Bailrigg Lane, and measures around 360 m along from parts of the University Bailrigg Lane and around 365 m Campus. The eastern edge of the along the A6 frontage. The only site is a slope which is highly visible existing building on the site is a from Bailrigg village. Views across small electricity sub-station. The the site from Bailrigg Lane to the site and its principal features are backdrop of the University Campus shown on Map 2. are also important. 2.2 The gently undulating site consists 2.5 Of the roads around the site only of two low ridges running north to the A6 is suitable for anything more south terminating at the valley of a than light traffic. Bailrigg Lane is a small stream called Ou Beck. single track lane which suffers from Sporadic mature trees line Bailrigg poor visibility at its egress onto the Lane and there are a few trees A6. The A6 is also a major bus dotted across the site particularly in route with frequent services running the vicinity of Ou Beck. The site is between Lancaster University, crossed by a hawthorn hedge which Lancaster and Morecambe and a runs along the crest of the eastern less regular service to Galgate and ridge. Preston. Bailrigg Lane forms part of 2.3 The site is bounded by Bailrigg the cycle route linking Lancaster Lane to the north. This is a narrow University with central Lancaster partially sunken lane with hedges and Morecambe. and sporadic mature trees on either 2.6 Although not lying within a statutory side which gives access to the nature conservation site or a hamlet of Bailrigg. There is no County Biological Heritage Site, physical boundary between the site Environment Agency records and fields leading towards the suggest that Pipistrelle Bats have scattered houses of Bailrigg. The been sighted on the site. The site south side of the site is bordered by may also contain water vole Lancaster University Campus. Most species or their habitat. Both of of this boundary consists of a thick these are protected species. belt of mature woodland incorporating a pond although the 2.7 The site does not lie in a eastern part of the boundary conservation area. It is not crossed consists of a visually permeable by any public footpaths. Whilst fence. The A6 frontage of the site there is no known archaeological consists of a hawthorn hedge. On interest on the site, there are a the opposite side of the A6 is the number of small undulations on the West Coast Main Railway Line site. A number of service routes run which here runs in a low cutting. across the flat area parallel to the More farmland rises to the west. A6.

4 Lancaster University/Bailrigg Business Park Development Brief Adopted April 2002

2.8 In terms of telecommunications Lancashire Structure Plan infrastructure, a trunk cable duct and Lancashire owned by Norweb runs north south Landscape Strategy along the A6 and a Point of Presence is to be established at 2.12 The site is also identified in the new Lancaster (MCI Worldcom). Lancashire Structure Plan – Deposit Edition as a Strategic Site History Regional Employment site. 2.13 The site lies within the Rural 2.9 There are no existing planning Valleys Landscape Character Area permissions affecting the site. 1951 defined in the Lancashire Structure edition Ordnance Survey Maps Plan. indicate the site as part of an emparked area, most of which was 2.14 The site is defined as Landscape subsequently incorporated into the Type 12 Low Coastal Drumlins in University Campus. terms of the Lancashire Landscape Strategy, characterised in general Development Plan Policy by low whale back hills (drumlins), species rich hedgerows, areas of 2.10 There is no adopted local plan for standing water and wetland habitat the site. As noted above the between drumlins, winding country Lancaster District Local Plan is at lanes and settlements concentrated an advanced stage of preparation on shallow valley slopes. In such with post inquiry modifications areas, the Strategy seeks to; having been placed on deposit and objections considered. The site is • conserve inter-drumlin proposed for allocation for B1 use wetlands; in the modified plan. The plan also sets out general criteria for new • use planting to delineate the business and industrial boundaries of settlements; development. Full details of Local Plan policies affecting the site are • conserve the hedgerow and set out in Appendix 1. woodland network – avoiding fragmentation, designing built 2.11 The proposed Business Park may development around the also benefit from proposals for a existing landscape structure Heysham/M6 Link Road which is and designing planting to currently the subject of an enhance structure and wildlife Environmental Study by Lancashire habitats; County Council. One of the two possible routes would entail a • enhancing the number of rural Western By Pass which would wildlife features - planting include a spur to the A6 at hedgerow trees and managing Lawson’s Bridge around 600m hedgerows for wildlife , north of the site. Whilst the introducing small woodlands business park would benefit from and developing small ponds. the construction of the road, it is not dependent on the road.

5 Lancaster University/Bailrigg Business Park Development Brief Adopted April 2002

3. Principles of Development

FOOT/ CYCLE LINKS TO LINK TO PEDESTRIAN / CYCLE PATH LAWSON’S CYCLE LINKS VIA BRIDGE BAILRIGG LANE

RETENTION VISUALLY OF TREES IMPERMEABLE AND SOFT HEDGEROWS LANDSCAPING WHERE TO BAILRIGG POSSIBLE VILLAGE

CAMPUS STYLE FRONTAGE TO A6 INCORPORATING HIGH QUALITY PLANTING

USE OF OU BECK AS PEDESTRIAN ROUTE AND AREA FOR HABITAT CREATION

QUALITY BUS LINKS TO STOPS and GATEWAY UNIVERSITY PEDESTRIAN FEATURE CAMPUS CROSSING

REINFORCEMENT OFUNIVERSITY PERIMETER PLANTING TO ACHIEVE SMOOTH TRANSITION ALONG A6

LINKS TO UNIVERSITY CAMPUS

Map 3;Key Principles of Development (indicative)

6 Lancaster University/Bailrigg Business Park Development Brief Adopted April 2002

surrounding pedestrian and Introduction cycle network and the development of pedestrian and 3.1 Prospective developers will be cycle links to the University expected to prepare a Master Plan Campus; for the business park site as a whole. The Master Plan should • A clear demonstration of how incorporate a unified design maximum use can be made of philosophy incorporating public transport access through landscaping, road and path design, a Green Travel Plan; building design, signage and public art. The Master Plan should • Avoidance of large areas of incorporate the following key hardstanding and car parking, principles; and the screening of any such areas when viewed from off site; • Satisfactory integration with the surrounding landscape; Acceptable Uses • An attractive entrance to the 3.2 The site is an exceptionally high site from an access point on the quality, high profile site in a A6 sensitive location close to Bailrigg Lane and forming part of a ‘green • A strong, visually impermeable gap’ between Lancaster and natural barrier to Bailrigg Lancaster University. The City Village; Council wishes to encourage information technology, high • A high standard of landscaping technology and research and throughout consistent with the development uses. adjacent University Campus with extensive use of grassed 3.3 The site is the only site in the areas and trees; District and one of the few sites in the region which is capable of • The use of distinctive high accommodating such uses in a high quality architecture and quality location close to and materials; integrated with a university campus and with excellent access by means • The establishment and of transport other than the car. It is maintenance of a substantial this unique combination of factors landscaped strip along the A6 which justifies the release of the frontage site for development.

• 3.4 The site is specifically allocated for The setting back of buildings B1 employment uses and other from the A6 frontage by around uses will not be permitted. This 30m; position was re-affirmed by the Inspector at the Local Plan Inquiry. • The protection and Other uses such as ‘pump priming’ enhancement of the course of or supporting development could Ou Beck as a wildlife corridor diminish the quality of the proposed with new planting and habitat development and reduce the land creation; available to accommodate high quality B1 uses. In doing so, it • The retention of Bailrigg Lane; would undermine the justification for having released the site for • The integration of the development. It would also development with the

7 Lancaster University/Bailrigg Business Park Development Brief Adopted April 2002

undermine the regional importance along the frontage. It should have a of the site as a Strategic predominantly green, campus like Employment Site identified by the appearance with extensive grassed NWDA. and planted areas with buildings set back from the road and soft 3.5 The Council’s preference is for a landscaping treatments between mixture of plot and unit sizes with the building and the road. This will premises for large, medium and assist in maintaining the small firms. If however a proposal appearance of a ‘green gap’ and for a suitable single occupier which extend the quality of landscape set met the other requirements of the by the University campus. Planting brief were to be found, such a should also re-inforce the University proposal would be considered perimeter woodland sympathetically. 3.9 The frontage to Bailrigg Lane Design and Landscaping should aim as far as possible to Issues - Relationship with preserve the existing character of the Surrounding Area the lane with the retention of the existing hedge and trees, the 3.6 Care will need to be taken to sinking of buildings adjacent to ensure that satisfactory interfaces raised parts of the lane and re- are achieved with Bailrigg Village, inforced planting in the with the A6, with Bailrigg Lane and depressions. with Lancaster University. The 3.10 The frontage to Lancaster Council will require advanced University is predominantly planting to ensure that a landscape wooded. Care should be taken to framework including essential ensure those new buildings and screening is in place prior to the other works involving excavation do commencement of development. not have an adverse impact on the 3.7 The site slopes down towards adjacent woodland. Bailrigg village. Although not a conservation area, Bailrigg village Landscaping has a distinctive character consisting of a scattering of houses 3.11 The site should present a lying in a secluded wooded hollow. predominantly green appearance It’s character forms part of the when viewed from outside and from appeal of recreational walking and the A6 in particular. Grassed areas cycling routes which pass through should be interspersed with groups the village. It is essential that the of trees reflecting adjacent Business Park be effectively landforms. screened from Bailrigg village with 3.12 The design adopted should make an extensive visually impermeable the greatest possible use of existing mounding and woodland planting landforms and site features. The belt. Routes used by heavy goods layout should respect the north- vehicles should not extend beyond south grain of the site’s topography. the existing ridge (former hedge) The site’s major landscape feature line across the site and light is the Ou Beck which offers the pollution should be avoided by potential to be a landscape feature ensuring that lighting is cowled to in itself and to create ponds, water minimise glare. features and wildlife habitats. The 3.8 The A6 frontage will form the main planting regime could also be used entrance to the site. Whilst a to re-inforce and enhance the visually impermeable frontage nature conservation value of the along this frontage is not essential, woods on the boundary with the there should be extensive planting University campus.

8 Lancaster University/Bailrigg Business Park Development Brief Adopted April 2002

3.13 The landscaping scheme should site, there are known consider the relationship between archaeological remains on nearby landscaping and buildings. Vistas sites to the west and the possibility of new buildings could be created of archaeological remains cannot and use made of water features to be ruled out. An initial create reflections. archaeological assessment will be required prior to any grant of 3.14 Car parks and hardstanding areas Outline Planning Consent as part of should be screened as far as the master planning process. The possible when viewed from off the Council will consult the County site and large areas broken up with Archaeological Service on any soft landscaping. development proposals and 3.15 The entrance gateway to the site on development proposals will have to the A6 should be a major landmark satisfy the requirements of Policies feature with planting beds and E41-44 of the Deposit Local Plan. landscaped areas designed to be able to accommodate any signage Building Design, Local required. This area may also offer Distinctiveness and the opportunity for new public art. Sustainable Development

Ecology 3.19 Whilst the Council does not take a prescriptive view of architectural 3.16 As noted above, the presence of style, the maintenance of a high Pipistrelle bats has been observed standard of building is essential. on the site and the presence of Buildings could mirror the styles set water voles is suspected. A habitat by the adjacent Victorian filter survey will be required prior to any house or some of the better quality grant of Outline Planning Consent modern buildings on the University as part of the master planning Campus. High standards of process. Both of these are materials will be required. Large protected species under the Wildlife expanses of unbroken steel and Countryside Act 1981. cladding or breezeblocks will not be Approval must be sought from acceptable. English Nature for any works involving bats, voles or their roost 3.20 Whatever style is adopted should sites or habitats. be applied consistently across the site and integrated with landscaping 3.17 Buildings which incorporate suitable and road treatments. Development ledges and holes as nest and proposals should be accompanied roosting sites for birds and bats will by a design statement as part of the be encouraged. If water voles are master plan which sets out and found, protection and mitigation explains the approach adopted. measures should be discussed with the Environment Agency. The site 3.21 The proposed business park should offers opportunities for the creation be energy efficient, maximising of wetlands and ponds. The passive solar gain, avoiding Environment Agency require a 4m hillcrests and making maximum use access strip along the course of Ou of south facing slopes. Beck. It is suggested that this strip Consideration should be given to be planted with willow, oak, and the scope for water management silver birch. and maximising the surface areas capable of natural drainage. The use of materials from certified Archaeology sustainable sources will be 3.18 Although the Council is not aware encouraged. of any archaeological interest in the

9 Lancaster University/Bailrigg Business Park Development Brief Adopted April 2002

4. Transport and Access Issues

4.1 Development proposals should be 4.5 Large areas of car parking should accompanied by a comprehensive be avoided and major hardstanding Transport Assessment setting out areas broken up with planting belts. the measures proposed to manage Visual interest could be enhanced the demand for travel by all modes, with the use of curved shapes including traffic generated having reflecting surrounding landforms, regard to the Green Travel Plan the use of innovative surfacing (see below), junction design and materials and variations of different accommodation for buses, cyclists, types of surfacing material. The pedestrians and service access and relationship between car parks and bus priority facilities for buses in pedestrian areas should be association with the new light carefully designed to ensure that controlled junction (see below). pedestrian areas retain an intimate human scale, feel safe, look inviting Access and Car Parking and are not dominated by car parking and the impacts of vehicle 4.2 In order to secure acceptable movements. visibility, access to the site should be taken from a new access point Green Travel Plan on the A6 as shown on Map 4. This would need to be a light controlled 4.6 Any development proposal must be junction and incorporate provision accompanied by a Green Travel for cyclists and pedestrian crossing Plan. This should include; facilities to give safe access to north bound bus stops. • Measures to promote cycling; 4.3 Internal roads should be laid out to • Measures to encourage respect existing landscape forms. employees to walk and cycle to Long straight runs should be work; avoided. Imaginative use should be made of surface treatments and • Measures to ensure that as points where pedestrian and cycle many employees as possible routes cross should be clearly use public transport; marked. 4.4 Car parking will only be allowed • Measures to minimise car use where it satisfies Lancashire such as the promotion of car County Council maximum parking sharing and the use of car pools standards (see Appendix 1). It The Green Travel Plan should should be noted that these contain clear targets and Standards are currently being arrangements for monitoring and reviewed and prospective review. developers are advised to discuss their proposals with the County Council at an early stage. Priority Bus Provision should be given to parking for 4.7 The site lies adjacent to a major people with disabilities. Given the public transport route with frequent accessibility of the site by public buses running between Lancaster transport and measures to be put University, Lancaster, Morecambe forward in a Green Travel Plan, the and Heysham. At present there is Council will consider schemes no bus stop adjacent to the site. which provide lower levels of This route is identified by parking than the County maximum. Lancashire County Council in the

10 Lancaster University/Bailrigg Business Park Development Brief Adopted April 2002

Local Transport Plan as a Quality track and into the University Bus Route with investment in low- Campus and a segregated cycle floor buses, bus priority measures, route provided across the site. All better bus stops and information new premises should be provided systems. Development proposals with secure and attractive cycle should contribute to the parking. Cyclists could also be implementation of the quality bus encouraged to use Bailrigg Lane route through the provision of and link to the Strategic Cycle quality bus stops and a pedestrian Network in the Lawson’s Bridge crossing to allow safe access to area. north bound bus stops. 4.8 Development proposals should Walking ensure that all employment 4.10 Development proposals should also floorspace is within reasonable seek to make it as easy as possible walking distance of bus stops via to walk between the business park attractive, well-lit, safe and direct and the university and between the pedestrian routes serving both business park and existing and directions. The possibility could proposed residential areas. also be investigated of allowing Improvements to the pedestrian buses to enter and circulate within network must include a link to the the site and/or the provision of a University and a pedestrian dedicated bus only link between the crossing of the A6. Within the site a Business Park and Lancaster network of pedestrian routes should University as part of the Quality Bus be provided providing linkages initiative. between business premises and bus stops. A clear opportunity also Cycling exists to provide a route along Ou Beck. All pedestrian routes should 4.9 As noted above, the site lies be fully accessible to people with adjacent to a strategic cycle route. disabilities. Cycle links should be provided into the site both from the existing cycle

11 Lancaster University/Bailrigg Business Park Development Brief Adopted April 2002

5. Service Information

designed and constructed to have a Drainage capacity and details compatible with the area to be drained. Roof water 5.1 Two sewers, one public and one should not pass through the private run along the level western interceptor. part of the site parallel to the A6. The 300mm public sewer is around 10m into the site whist the 450mm Water private sewer belonging to the 5.4 Water mains will require to be University is around 30m into the extended to serve the site. site. Surface water should be dealt with The site should be drained via 5.5 The development area includes a a separate system preferably using 12 inch potable water main serving via a sustainable urban drainage Heysham 2 Power Station which system (SUDS). There are existing runs parallel to the A6 and an 18 capacity and flooding problems on inch raw water main serving Ou Beck upstream and downstream Lancaster University and the of the site affecting both property Stodday Waste Water treatment and land. plant which runs east-south-east across the northern end of the site 5.2 If surface water discharges are from the Bailrigg/A6 Junction to a proposed to Ou Beck, prospective point close to where Ou Beck developers will be required to carry enters the site. United Utilities out a catchment study to require access to these mains. demonstrate the effect of the There are also a number of water proposed discharge on the Beck. mains running along Bailrigg Lane. The study will be used to determine Any disconnection or diversion of what discharges if any are water mains required as a result of permissible. Developers are any development will be carried out advised to discuss drainage issues at the developers expense. with the Head of Engineering Services at an early stage. In considering the drainage Electricity implications of proposals the 5.6 The site contains an electricity sub- Council will have regard to the station and two major electricity views of the Environment Agency. cables serving the University. 5.3 Prior to being discharged into any These run parallel to the A6 around watercourse, surface water sewer 18-25 m from the road. A cable or soakaway system, all surface also runs along Bailrigg Lane. water drainage from parking and Developers must avoid these vehicle handling areas should be cables and may have to pay for passed through an oil interceptor protective measures or diversions.

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6. Implementation

6.1 The site is a green field site in 6.3 As noted above, the site has been single ownership. It is not therefore identified by the North West anticipated that the Council will Regional development Agency as a have a direct role in the Strategic Regional Site. The site implementation of the scheme. The also lies within an area identified by business park is likely to be the Government as an Assisted implemented by a private Area – Tier 2. This means that developer. It is likely that some development proposals may development will take place in four be eligible for grant assistance. phases with development Developers are advised to discuss commencing in the area their proposals with the Council’s immediately adjacent to the Economic Development Service at University Campus and proceeding an early stage. north and east. (see Map 5). This will allow the extensive landscaping on the Bailrigg village frontage to have become established before development commences at the Landscaping eastern extremity of the site. It will to Bailrigg also ensure that the early phases of 4 Village – all the development are located to 2 Phases to contribute. maximise the benefit from existing and proposed public transport links. 6.2 The achievement of both of these key objectives will be a requirement of any development proposal which 3 may be secured by condition or 1 Section 106 Agreement Other requirements are likely to be; N • The implementation of the © Crown copyright. landscape framework including All rights reserved. Lancaster City Council the buffer strip to Bailrigg Licence No. LA 078379 Village; 2002. • The implementation of junction improvements, the provision of a pedestrian crossing and the Map 4;Suggested Phasing of provision of bus stops; Development • The safeguarding of any nature conservation or archaeological importance; • Measures associated with the Green Travel Plan; • The provision of any off-site pedestrian or cycle infrastructure; • Works required as a result of drainage considerations;

13 Lancaster University/Bailrigg Business Park Development Brief Adopted April 2002

• the nature of any potential Environmental Impact impacts; Analysis (EIA) • If there is a high level of 6.4 Development proposals will need to contamination; be assessed to ascertain whether Environmental Impact Analysis is • If the quantity of floorspace required under the Town and proposed; Country Planning (Environmental Impact Assessment)(England and • The extent to which the Wales) Regulations 1999. The development would result in a proposed development may be a significant urbanising effects in Schedule 2 project for which EIA is a non-urbanised area. required if the particular project in question is likely to give rise to 6.6 Prospective developers are advised significant environmental effects. to discuss the need for Environmental Assessment and the 6.5 In considering the need for EIA, the scoping and screening of any Council will take into account Environmental Statement at an early stage. • the scale of the proposed development;

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Appendix 1 – Development Plan Policy

streets, public rights of way, bus Lancaster Local Plan – stops and rail stations; Adopted January 1988 • Use of high quality facing The boundary of the adopted materials and landscape Lancaster Local Plan area runs treatment to frontages visible along Bailrigg Lane and the site from roads and other public therefore lies outside the Local Plan places; area. Land north of Bailrigg Lane is identified as an area of Special • Provision for the screening of Landscape. The A6 and the West servicing and open storage Coast Main Line are both identified areas from public frontages and as Access Corridors – main from adjoining countryside; approaches to the City whose appearance the Council is trying to • Satisfactory arrangements for improve. the disposal of sewage and waste water and no significant Lancaster District Local adverse impact on water quality; Plan – Deposit Edition • No significant adverse impact The Lancaster District Local Plan on the amenities of residents will, when adopted, supersede the and businesses by reason of existing Lancaster Local Plan and noise, smell, visual intrusion, all other local plans in the District. lighting, traffic generation or The Local Plan, together with parking; Proposed Pre-Inquiry Changes, were considered at a Public Local • The upgrading environmental Plan Inquiry between October 1998 conditions where these are and May 1999. The Inspector’s unsatisfactory; report was received in June 2000 and Proposed Modifications were • Proposals for major placed on deposit in February-April employment development and June-August 2001. The key should be accompanied by policies are set out below. Where Green Travel Plans. the policy has been amended by a proposed modification, the number Policy EC8 of that proposed modification is States that non-employment shown in brackets; development will not be permitted Policy EC1 (24) on sites identified for employment use; Identifies the site as a Business Park for B1 industrial use. Section 4 Policy EC6 (29) Describes proposals for a Heysham-M6 Link Road. Sets out the following criteria for New employment development;

• Satisfactory provision for access, servicing and cycle and car parking;

• Easily accessible to pedestrians and cyclists from surrounding

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Policy T5 Policy E4 (81) Identifies the A6 as part of a Identifies land north of Bailrigg Lane Primary Bus Corridor linking as Countryside Lancaster University with Lancaster Policy E10 (90) City Centre, Morecambe and Heysham. states that development which would have a significant adverse Policy T9 (64) effect on woodland or significant Requires development which would trees will not be permitted; significantly increase the demand Policy E28 (105) for travel to be designed to maximise the opportunities for Identifies the University Campus as using public transport and should ‘Key Urban Landscape’ be located as close as possible to Policies E41-43 bus services. Pedestrian links to bus stops should be provided. Set out framework for the investigation and recording of Policy T16 (71) archaeological remains; Requires development proposals to Policy E44(107) satisfy Lancashire County Council’s maximum car parking standards; Identifies the A6 and the West For B1 development this means; Coast Main Line as ‘Access Corridors’ along which the Council • A maximum of 1 non will not permit development which operational car parking space will adversely affect its per 35 sq. m gross floorspace of surroundings and requires office and research and development to; development floorspace and 1 space per 50 sq m of other B1 • Upgrade environmental floorspace; conditions where these are unsatisfactory; • A minimum of 1 cycle space per 350 sq. m gross floorspace of • Use high quality materials and office and research and local architectural styles; development floorspace and 1 space per 500 sq m of other B1 • Incorporate only discrete and floorspace; well designed advertising; Policy T16a (72) Requires major development proposals to be accompanied by Green Travel Plans Policy T24 (76) Identifies the Lancaster-Bailrigg Lane-Lancaster University cycle route as part of the District’s Strategic Cycle Network and seeks to ensure that adjacent development proposals provide links and improvements to the network.

16 Lancaster University/Bailrigg Business Park Development Brief Adopted April 2002

Appendix 2 - Contact Addresses

British Telecom Lancaster City Council Planning Policy Regional Headquarters Telecommunications House Palatine Hall 91 London Road Dalton Square Manchester M60 1HG Lancaster LA1 1PW Tel 01524 582329 Environment Agency Fax 01524 582323 Planning Liaison North West Development Agency Lutra House P O Box 519 13 Winkley Street Preston Preston Lancashire PR5 8GD Lancashire Tel 01772 339882 PR1 2AA Fax 01772 627739 Tel: 01772 206000 Fax: 01772 200049 Lancashire County Council Environment Directorate North West Water Planning Liaison P O Box 9 Dawson House Guild House Great Sankey Cross Street Warrington WA5 3LW Preston PR1 8RD Tel 01925 234000 Tel 01772 264136 Fax 01925 235855 Fax 01772 264201 Stagecoach Cumberland Lancaster City Council – Second Floor Broadacre House Economic Development 16-20 Lowther Street Palatine Hall Carlisle Dalton Square Cumbria CA3 8DA Lancaster LA1 1PW Tel 01228 597222 Tel 01524 582094 Fax 01228 597888 Fax 01524 582166 Transco Lancaster City Council North West LDZ Engineering Services Spa Road Morecambe Town Hall Bolton BL1 4SR Morecambe LA4 5AF Tel 01204 546808 Tel 01524 582517 Fax 01204 546806 Fax 01524 582602

Lancaster City Council Planning - Development Control Palatine Hall Dalton Square Lancaster LA1 1PW Tel 01524 582381 Fax 01524 582323