Land at Bailrigg Lane, Bailrigg 01 BACKGROUND

Introduction

Gladman have successfully invested in communities throughout the UK over the past 30 years, developing high quality and sustainable residential, commercial and industrial schemes. These consultation boards illustrate our emerging outline proposals for a new residential development located on Land off Bailrigg Lane, Bailrigg (the Site), as shown on the plan below.

Lancaster Railway Station M6 NORTH TO WATLING STREET CARLISLE The Site

RIVER LUNE The Site lies on the southern edge of Lancaster, immediately HAYSHAM to the west of the M6 and to the north of the campus of LANCASTER . The existing Hamlet of Bailrigg is located immediately to the south of the Site, whilst the Lancaster Site Boundary University Health Innovation Campus, which is presently under

M6 Lancaster University Campus ALDCLIFFE construction, sits immediately to the south west of the Site. Bailrigg Garden Village Broad Area of Growth

Lancaster University Health ASHTON RD Innovation Campus The Need for Housing

A6 Main vehicular routes SITE To support the Government’s objective of significantly STODDAY M6 boosting the supply of homes, it is important that a sufficient BAILRIGG amount and variety of land can come forward where it is Lancaster Railway Station and train line needed. Lancaster City Council has a demonstrable need

City Centre M6 SOUTH TO for more housing and additional deliverable sites are required PRESTON LANCASTER UNIVERSITY by National Policy. As part of the Council’s emerging Local Site Location Plan Plan, they have committed to delivering a significant number of new homes through the creation of a new Garden Village. The emerging Plan identifies a ‘Broad Area of Growth’ for the A Sustainable Location Garden Village which covers the entirety of the area.

Lancaster City Council are currently in the process of preparing a new Local Plan. The Local Plan will identify areas for development and provide detailed policies to The Application guide proposed development. The submission version of the Local Plan shows the Site Gladman intend to submit an outline application for approximately 750 dwellings lying within a “Broad Area of Growth” for a new Garden Village, which is planned to on the Site to Lancaster City Council in summer 2019. This application seeks to deliver at least 3,500 new homes and a range of supporting commercial and business establish the principles of development and determine the access arrangements. uses, including the Lancaster University Health Innovation Campus (currently under New housing will be set within robust green infrastructure to deliver the following: construction). • Approximately 750 new homes of varying sizes, types and tenure (including The Site lies centrally within the identified area of growth, immediately to the south of a proportion of affordable housing). Lancaster. It is a self contained parcel of land being bound by the M6 to the east and the A6 to the west. It is considered appropriate to submit an outline planning application • A new local shop, located to be accessible to the new homes as well as for the Site now. In effect, it will form ‘Phase 1’ of the new Garden Village. The outline existing residents. planning application for this Site will demonstrate how the short term delivery of housing • Two new vehicular access points. The first vehicular access point is proposed in this location will not prejudice the delivery of the wider Garden Village to be taken via the new access road serving Lancaster University Health

The Site itself is located 1.8 miles (2.9km) to the south of Lancaster city centre, and Innovation Campus. This access point will extend across Bailrigg Lane and benefits from sitting adjacent to the campus of Lancaster University and the Lancaster into the Site with the demolition of the existing house at Low Hill, which University Health Innovation Campus. currently sits on the northern side of Bailrigg Lane. The second access point is proposed to be from Hala Hill to the north.

There are a number of bus routes served by a number of different bus stops in the • A Garden Village character, whereby the new homes will sit within areas of locality of the Site. Together, these services provide frequent services running between well-landscaped public open space, which will help to foster healthy and Lancaster University and a range of destinations in the local area, including Royal active communities by encouraging walking, cycling and children’s play. Lancaster Infirmary, Lancaster city centre, Lancaster Railway Station, and

Heysham. Depending on the service, these routes are served by bus stops on Scotforth • New areas of public open space incorporating existing trees and hedgerows, Road (opposite Bailrigg Lane), Collingham Park and Whinfell Drive. There are also two together with generous new landscaping, to reinforce the development’s bus services served by the aforementioned bus stop on Scotforth Road, which provide Garden Village character and designed to achieve a net gain in biodiversity connections further afield to and Preston. The opportunity may exist to extend across the Site. some of these bus services through the Site. • Sustainable Drainage Systems (SuDS) in the form of attenuation basins Lancaster Railway Station is one of the principal stations located on the West Coast designed to manage flood risk and provide new habitats for wildlife. The Main Line. The Railway Station is served by several train operators providing connections landscaping of the basins will complement the Garden Village character of to a range of destinations, including London Euston, Edinburgh, Glasgow, Manchester the development. Airport and Preston. Land at Bailrigg Lane, Bailrigg 02 HISTORIC CONTEXT

Historic Development

The following historical maps illustrate the development of the local area within the vicinity of the Site. The 1848 map shows the Site sitting between Scotforth to the north and Bailrigg to the south. The map shows how Scotforth was still a separate settlement at this time, focussed upon the crossroads of Scotforth Road, Ashford Road and Hala Road. The railway line running to Lancaster can be seen running broadly parallel with the north-south aligned Scotforth Road to the west of the Site.

The 1966-1968 map shows that by the mid 20th Century the local area had undergone significant change. By this time, the southerly expansion of Lancaster had led to its coalescence with Scotforth, whilst Scotforth itself had began to expand eastwards to either side of Hala Hill. The 1966-1968 map also shows the route of the M6, which had been built in 1960. The Blea Tarn and Langthwaite Reservoirs can been seen to the north east the Site.

The 1980-1994 map shows how Scotforth had grown, primarily to the south and east of its historic centre, with the rail line forming a strong boundary along its western extent. By this time, the housing immediately to the north of the Site had been built. The map also shows the campus of Lancaster University, the construction of which had took place between 1966 and 1970.

The present day map shows that there has been some limited further development in the locality, with the construction of the area of housing immediately to the north west of the Site. It also shows how the level of built development on the university campus has increased in recent years. St. Pauls Church in Scotforth, built between 1874 and 1876

1848 1966-1968

1980-1994 Present Day Land at Bailrigg Lane, Bailrigg 03 THE SITE

The Site comprises a series of pastoral fields, the majority of which are separated from Post and wire fencing and mature trees mark the Site boundary as it turns south along each other by either hedgerows or tree belts containing mature trees. An existing the eastern edge of public footpath 1-29-FP3. Where the Site boundary wraps around public footpath runs north-south through the Site on the western side of the central the eastern edge of Bailrigg and follows the adjoining garden boundaries, it comprises hedgerow. A high voltage overhead powerline crosses east - west through the central a mix of domestic fencing, groups of mature trees and hedgerows. part of the Site, passing just to the north of Bailrigg. A single metal pylon associated with the powerline is located within the central part of the Site. Ou Beck emerges within a tree belt north of the metal pylon and runs through the low lying land between the central public footpath and the M6 motorway. It continues south through the rest of 1 the Site before turning south westwards through Bailrigg.

The northernmost part of the Site, which is accessed off Hala Hill, is marked to the north and north east by trees and scrub, while on the western boundary groups of mature trees follow Ou Beck, separating the Site from the properties on Heversham Close, Knowe Hill Crescent and Barnacre Close. 2

The northern Site boundary which adjoins the properties off Drunkenshaw Crescent, Barnacre Close and Road is marked by domestic fences and hedges, with groups of trees on the eastern side of this boundary adjoining the Site. A more 3 continuous hedgerow, with some trees, marks the western side of the northern Site boundary adjoining properties on Shireshead Crescent and Winmarleigh Road.

Burrow Beck, which is lined by mature trees along its eastern banks, marks the north 4 western Site boundary.

The western Site boundary, to the north of Bailrigg Lane, is defined by a well-trimmed hedgerow and a limited number of hedgerow trees. The hedgerow continues along

the western boundary of the garden of Low Hill cottage. Lancaster University Health Innovation Campus The Site boundary, which follows Bailrigg Lane, is marked by a hedgerow. As the Public Footpath boundary turns north and follows the track along the northern edge of the properties on Bailrigg Lane, becomes defined by a mix of evergreen hedging, some trees and post and wire fencing. Map showing Site boundary and photo locations.

Existing on-site pylon and Lancaster University Health overhead powerlines Innovation Campus Site Site Existing housing on Barnacre Close

1

View from northern boundary looking south west across the Site.

Existing trees along Burrow Beck Existing dwellings on Shireshead Cresent Site Winmarleigh Road

2

View from on-site public footpath looking north west across the Site.

Existing on-site pylon and overhead powerlines M6 Public footpath Site Bailrigg

3

View from western Site boundary looking east across the central section of the Site. Land at Bailrigg Lane, Bailrigg 04 EXISTING LOCAL CHARACTER

Landscape and Visual Environment

The Site is visible in the near vicinity from the road network, public footpaths and from parts of the Lancaster University campus. Most of these views are partial, and given the topographical variation of the Site, tend to be of the higher elevations of the Site. There are no views of the Site from the AONB. Views are also possible from public footpaths, roads and some residential properties to the west of the Site including from Burrow Heights, Whinney Carr and from the high ground south of Lunecliffe Hall. From here the built form of Lancaster City can be seen on rising land to the north east, while the Bowland Fells form a backdrop to the east. The Site is partially visible from these locations, particularly views of the west facing slopes. Other parts of the Site are screened by the tree belts within the Site, the adjoining woodland within the grounds of the university and the intervening vegetation.

There are also views from further to the west, from the higher ground in the vicinity of Overton and near Heaton to the northwest, while to the southwest/south of Glasson, glimpsed views of the Site are possible where intervening vegetation and topography do not screen views. Site visibility in these more distant views comprises partial views of the higher parts of the rising ground on the eastern sides of the Site, with many of the views screened by intervening topography and vegetation.

The landscape character and topography of the Site and the wider landscape is strongly influenced by glacial activity, which has left a legacy of topographical features known as drumlins. The main characteristics of these mainly north-south orientated hills is a steeper sided north-facing slope and a shallower south-facing slope. The central part of the Site along which the public footpath extends is formed by one of these drumlins, while the eastern part of the Site rises towards another, higher drumlin further to the east, although here the form of the drumlin is less distinct. Tree belts, which mark many of the internal boundaries within the Site, are another key landscape feature, and connect to woodland and tree belts adjoining the Site. The northern part of the Site is influenced by the built edge of Lancaster, and the new development at the Lancaster University Health Innovation Campus to the west of the Site will be a prominent feature once development of this area is complete. Although the university is mainly screened by tree belts, it is a notable presence to the south of the Site. Major infrastructure exerts a detracting influence over the Site, with the M6 Motorway running alongside the eastern Site boundary and high voltage power cables crossing the Site with a supporting metal pylon located within it.

Existing dwellings at Existing on-site pylon and Existing on-site Eastern Site Bailrigg Collingham Park Site overhead powerlines tree belt Boundary

4

View from souther part of the Site looking north west.

Local Building Styles

Lancaster has a rich architectural heritage, which is underpinned by the size and quality of the Lancaster Conservation Area located approximately 1.9 miles (3.1km) to the north of the Site within and around the historic core of the city. The predominant characteristic of buildings within the Conservation Area is that they are constructed in the local buff- coloured carboniferous sandstone, which gives visual cohesion to the street scene. Within the Conservation Area, the sandstone historically provided an important material in the form of ‘grey’ roof slate. The volcanic rock of the nearby Cumbrian Fells also traditionally provided Lancaster with Burlington blue/grey and Westmorland green roofing slate.

Closer to the Site, along Scotforth Road to the north, the distinction between the former terraced workers housing and the larger middle-class housing is readily identifiable. Together, these houses display a varied range of vernacular details, including corbels for timber gutters, simple moulded hoodmoulds and stone cornicing.

The existing housing immediately to the north and north west of the Site are generally characterised by suburban residential development dating from the mid 20th Century onwards. This suburban development is generally uninfluenced by local building materials or traditions. Bailrigg, in contrast, does contain a number of more historic buildings, many of which are constructed in the local sandstone. A notable is exception to this, is the 1½ storey cottage of Lane End, which is constructed in red brick, with orange/red hanging tiles at the first floor level and orange/red pantiles covering the roof.

Scotforth Road Bailrigg Bridge Road Elmwood Gardens Land at Bailrigg Lane, Bailrigg 05 SITE ANALYSIS

Local Facilities

Lancaster is the main shopping, cultural and employment destination for the local area. The city centre provides an important focus for retail, employment and leisure activity. The Royal Lancaster Infirmary is located on the southern edge of the city centre. The Site itself benefits from its close proximity to both the campus of Lancaster University and the Lancaster University Health Innovation Campus. The University is already an important employer in the local area, and on its completion, the Innovation Campus will also be an important location for jobs. There are a number of shops in the local area, which are primarily focussed along Scotforth Road and Hala Road to the north of the Site. The nearest Site Boundary primary school is Moorside Primary School and the nearest secondary school is Ripley St. Thomas Church of Academy. It is anticipated that Bailrigg Garden Village will include new primary and secondary school provision, together with supporting employment and retail uses, but that these are likely to be located to the west of the A6/WestEmerging Coast City Centre

Main line to ensure they are easily accessible from the main body of the Garden Village. The opportunity exists to provide a new local shop as part of the developmentEmerging proposals Primary shopping area for the Site. Site Boundary

Emerging City Centre Public Footpath SiteEmerging BoundaryBoundary Primary shopping area Bridleway EmergingCity Centre City Centre Lune Estuary Footpath EmergingPrimarySite Boundary shopping Primary area shopping including area restaurants,Public Footpath social facilities, retail facilities, hairdressers, supermarketsStrategic Cycle Network andEmerging a theatre City Centre Bridleway M6 Motorway Emerging Primary shopping area Public Footpath Footpath Lune Estuary Footpath Bailrigg Lane BridlewayStrategic Cycle Network Main vehicular routes Lune Estuary Footpath LunePublicM6 Motorway Estuary Footpath Footpath Train Line StrategicStrategic Cycle Cycle Network Network BailriggBridleway Lane M6 M6Lune MotorwayMotorway Estuary Footpath Main vehicular routes Train Station BailriggStrategic Lane Lane Cycle Network Train Line Post Office MainM6 Motorway vehicularvehicular routes routes Religious facilities Train LineLine TrainBailrigg Station Lane Hairdressers

400mMainPost Office-vehicular 5 minute routeswalk Cemetry

Train800mReligious StationLine- 10 minutefacilities walk Cemetry Post Office ASHTON RD Facilities Hairdressersnearby: Public Open Space Religious facilities TrainCemetry station Station GolfGolf Club club HairdressersCemetry A6 Post office Office RestaurantRestaurant

RIVER LUNE Cemetry ReligiousPublic Open facilities facilities Space PetrolPetrol Station Station Cemetry HairdressersGolf club SportsSports facilities facilties

CemeteryCemetryPublicRestaurant Open Space Lancaster University Health Innovation Campus Golf club PharmacyCemetryPetrol Station

PublicRestaurantSportsPublic Open Openfacilties Space Space LancasterPetrolLancasterGolf club Station University University Health Health InnovationInnovation Campus Campus SportsRestaurant facilties Facilities Plan Lancaster University Health InnovationPetrol Station Campus

Sports facilties Lancaster University Health Innovation Campus

Lancaster University Hala Hill Shops Booths, Scotforth Road Land at Bailrigg Lane, Bailrigg 06 SITE ANALYSIS

Key Considerations

We have undertaken a thorough assessment of the Site and its surroundings in order to identify the features which should be protected, retained and enhanced as part of the development proposals. These considerations provide the opportunities and constraints for development and have been used to inform the preparation of the Concept Framework Plan, and in time the Development Framework Plan which will accompany the planning application. Given the Site’s location within the Bailrigg Village Broad Area of Growth, coupled with its convenient location adjacent to the campus of Lancaster University, the Lancaster University Health Innovation Campus and existing public transport services in the local area, it is considered the development of the Site represents an ideal opportunity to deliver a sustainable initial phase of the new Garden Village.

Our analysis of the Site finds that it possesses a strong landscape framework defined by the existing framework of hedgerows and trees which mark the internal field boundaries. It is considered that the retention of these existing landscape features should create the basis for a strong network of connected open spaces, which will combine with high quality new homes designed to reflect the local vernacular, to create a distinct sense of place.

2 1 Proposed vehicular access Site Boundary: 39.25ha point off Hala Hill. Existing vegetation covered Lancaster University by TPO

Proposed noise constraints Listed Buildings Existing bus routes and bus stops 4 from the M6. 3

The M6 Existing water features

PLANNING Risk of surface water flooding Approved Planning Opportunity for the Woodland Opportunity Area Application: 10/00251/FUL existing underground (Source: Local Plan 2008) Erection of a new supermarket electricity cables to be accommodated within the Flood risk from rivers design of the development OPPORTUNITIES layout. Potential vehicular access points Potential noise constraints from the M6 Opportunity for new dwellings to front onto areas of open space. DESIGNATIONS Potential residential area Mineral Safeguarding Area (Source: Local Plan 2018) Green infrastructure Biological Heritage Site Potential location for (Source: Local Plan 2018) Neighbourhood Equipped Potential location for swales/SuDS Area for Play (NEAP). features Opportunity for the existing public UTILITIES footpath to be retained in its current alignment and upgraded. Potential location for Neighbourhood Existing overhead High Equipped Area for Play (NEAP) Voltage Powerline/Large Pylon (50m easement, 25m each side) Potential location for Locally Medium Underground Equipped Area for Play (LEAP) Electricity Cables (6m easement, 3m each side) Grade II Listed Building: Bailringg Farmhouse Green corridors Medium pressure gas main (6m easement, 3m each side) Vehicular access to be taken from access road for INFLUENCES Lancaster University Health Abandoned water distribution pipe Innovation Campus. (10m easement, 5m each side) Contours LDTM raw water (6m easement, 3m each side) Lancaster University Existing public footpaths Health Innovation Campus (currently under construction) BT line Strategic Cycle Network (Source: Local Plan 2018)

Proposed Strategic Cycle Network Grade II Listed Building: (Lancaster University Health Innovation Campus) Bailringg House Existing trees and hedgerows

Lancaster University 5

Opportunities and Constraints Plan Land at Bailrigg Lane, Bailrigg 07 CONCEPT FRAMEWORK PLAN

The assessment of the Site and its setting has helped to inform the preparation of a Concept Framework Plan, which illustrates an initial vision for how the Site can be developed for approximately 750 new homes, a new local shop and an extensive network of connected and high quality open spaces. The new homes will comprise a mix of house types, sizes and tenures to create the basis for a vibrant new community, which will help to meet local housing need. A number of design principles have influenced the development proposals for the Site. These principles are:

• The new homes will consist of a mix of detached, semi-detached and terraced • New sustainable drainage basins will also form an integral part of the homes, mostly 2 storeys in height. The considered use of 2½ and 3 storey dwellings development’s green infrastructure. They will store water during periods of heavy will be used to provide visual interest. or persistent rainfall in order to maintain run-off from the Site to present day conditions. The basins will be designed to be attractive landscape features and • The proposed local shop will be located within an accessible location on one of to be attractive to wildlife. the development’s main streets. • Two new vehicular access points. The first vehicular access point is proposed to • The new homes will be set within an attractive framework of high quality and be taken via the new access road serving Lancaster University Health Innovation connected open spaces, which will create an attractive setting for the new Campus and the second access point is proposed to be from Hala Hill. homes. These open spaces will contain new landscaping, new routes for walking and cycling and new equipped children’s play areas. The landscape proposals • The opportunity may exist to extend existing bus services through the Site. will result in an increase in the level of tree cover on the Site and will deliver net biodiversity gains.

CLAUGHTON DR CLAUGHTON B HALA HILL B B Proposed vehicular Site Boundary: 39.25ha access point of Hala Hill.

ABBEYSTEAD DR Developable area

HALA GROVE B

B M6 Proposed vehicular access points

B WHINFELL DRIVE Proposed primary/bus route through

B the development

Proposed secondary roads within the development

BENTHAM ROAD Existing public footpaths Approved Planning Application: B 10/00251/FUL Stategic Cycle Network Erection of a new (Source: Local Plan 2018) supermarket

Proposed Strategic Cycle Network (Lancaster University Health Innovation Campus)

B Green corridors A network of attenuation basins and swales will be landscaped to improve the Local shop CENTRAL Key green spaces and parks ecological value of the Site. A network of green corridors GREEN and spaces allow for increased Proposed new landscaping to enhance permeability, assist in breaking LEAP Central green space and strengthen the existing vegetation up the built form of development NEAP provides a key focal point and offer new opportunities for to the new development biodiversity. The green corridors where the green corridors Proposed network of swales and will be connected to the through the Site coincide. attenuation basins B proposed central green, which form a key focal point to the development. Locally Equipped Areas for Play (LEAP) New woodland and thicket planting to provide B a degree of separation Neighbourhood Equipped Area for Play Proposed vehicular access to between Bailrigg and the (NEAP) be taken from access road proposed dwellings. for Lancaster University Health Local Shop Innovation Campus to the Grade II Listed Building: south of the Site. Bailrigg Farmhouse LEAP

Lancaster University Health Innovation Campus (currently under construction)

Grade II Listed Building: Bailrigg House

Lancaster University

Concept Framework Plan

B Land at Bailrigg Lane, Bailrigg 08 HAVE YOUR SAY

Your views

Your comments and suggestions will be taken into account when formulating the final planning application submission. All comments and feedback received will be provided to the Local Planning Authority as part of the planning application.

Once a planning application has been submitted, you will also be able to make further representations to Lancaster City Council, who will take these into account before making their decision on the planning application.

You can keep up-to-date on progress using our dedicated website which provides further information and includes an online feedback form for making comments.

Thank you for taking time to view our proposals.

How do I comment?

You can respond via the website:

www.your-views.co.uk/bailrigg

You can respond by email:

PROPOSED RESIDENTIAL LED [email protected] DEVELOPMENT ON LAND AT BAILRIGG LANE, BAILRIGG (Using ‘Bailrigg’ as the subject line) PUBLIC CONSULTATION

Or by post:

Your Views - Bailrigg Gladman Developments Ltd. Gladman House Alexandria Way Congleton CW12 1LB

Gladman consider all correspondence received and our response to the issues raised will be set out in a Statement of Community Involvement (SCI). As part of a planning application, Gladman submit to the Local Planning Authority a complete copy of all correspondence received (including any details such as your name, address and email address where you have provided them). This ensures all your comments are available to the Council during the consideration of an application and shows who we have consulted. As the SCI forms part of the formal application documents, the Council may publish it online, subject to their own Data Protection policies. Should the application be the subject of an appeal, the same information will be forwarded to the Planning Inspectorate. If further consultation is carried out as part of the planning process, Gladman may use your details to make you aware of this and to ask for your views, but will not use this information for any other purpose.