LincoLn Science and innovation park Scienc… · Plan 3.4 The Lincoln City Centre Masterplan 3.5...

MasterplanLincoLn Science and innovation park

September 2014

contents 1 21.1 Background1.2 Science Parks1.3 The site1.4 Consultation1.5 Purpose of the document

2.1 Introduction 2.2 Site location2.3 Site boundaries 2.4 Site context2.5 Site ownership2.6 Current land uses2.7 Site character2.8 Site visibility and views 2.9 Landscape setting and vegetation2.10 Ecology2.11 Water2.12 Flooding2.13 Vehicular access2.14 Public Transport2.15 Cycling2.16 Pedestrians2.17 Future transportation

development 2.18 Heritage

introdUction context and anaLySiS4 6

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This drawings within this document may contain: Ordnance Survey material by permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright 2013. All rights reserved. Reference number 0100031673OS Open data / © Natural England / © DEFRA / © DECC / © English Heritage. Contains Ordnance Survey data © Crown copyright and database right 2013 | Aerial Photography - Bing Maps

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95.1 Introduction Vision Statement

4.1 Introduction 4.2 Consultees

6.1 Development principles

7.1 Spatial strategy7.2 Retention of heritage7.3 Pedestrian links to the

City Centre7.4 Cathedral view7.5 North South grain7.6 Drainage and flood risk7.7 Services7.8 Green corridors

3.1 Regional planning context

3.2 Local plan for Central Lincolnshire 3.3 The City of Lincoln Local

Plan3.4 The Lincoln City Centre

Masterplan3.5 The Greater Lincolnshire

Local Enterprise Partnership

3.6 Low Carbon Lincoln Plan 2012-2020 (2012)3.7 Relevant excerpts and

retained policies from the 1998 city of lincoln local plan.

3.8 Strategic context3.9 Planning History

1.1 Masterplan

9.1 zoning9.2 transition 9.3 phasing

viSion and aSpirationS

conSULtation revieW deveLpoment propoSaLS

deSign StrategieS

pLanning context tHe maSterpLan

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4 LincoLn Science and innovation Park

1.1 backgroUnd

The Lincolnshire Co-operative has formed a partnership with the University of Lincoln to build a world-class science and innovation park in Lincoln. The development aims to become home to some of the finest scientific minds and most innovative high-tech businesses in the UK.

A new company, Lincoln Science and Innovation Park, has been created to oversee the delivery of this project. In February 2014 Tom Blount was appointed as Director to drive forward the delivery of the project. Prior to this Tom led the University of Warwick Science Park, where he supported hundreds of novel technology companies to develop new products and services.

LDA Design were appointed in May 2014 by Lincoln Science and Innovation Park to produce the Lincoln Science and Innovation Park masterplan.

The City of Lincoln Council are supportive of the proposal and are keen to develop an innovative vision for the area that maximises its economic and community potential; complements the City Centre Masterplan (CCM) and contributes to the economic regeneration and growth of the City.

This document has been developed in close conjunction with the University of Lincoln, City of Lincoln Council and the Lincolnshire Co-operative. During the design process there have been a number of stakeholder meeting where proposals have been presented and comments have been used to inform the development of the proposals.

This is an extremely exciting project as the Lincoln Science and Innovation Park has the potential to contribute significantly to the economic development of Lincoln by creating an exemplary new business quarter within Lincoln demonstrating the highest standards of design quality, innovation and sustainability.

1.2 Science parkS

As economic drivers, Science Parks can also be powerful tools of regional economic development, building on existing local competencies and distinctiveness and making themselves relevant on a national and international scale. They can provide existing supply chains to access innovation thus becoming more competitive and anchored in the local economy.

Lincoln Science and Innovation Park (LSIP) will become an engine to deliver growth in critical sectors for the Lincolnshire LEP region. It will focus on advanced engineering and manufacturing processes as well as the emerging markets of care and low carbon and speculative markets including pharmacology. It will incorporate some of the fabric of the sites previous industrial use alongside sympathetic modern designs and new technologies to create an attractive and highly- specified work space that is desirable both for expanding local firms and for those seeking to make inward investments.

The real value of Science Parks is in the close association of technical businesses, entrepreneurs, investors, researchers and professionals.

1.0 IntroDUctIon

5LincoLn Science and innovation Park

1.3 tHe Site

Lincoln Science and Innovation Park is located on a brownfield site to the south west of Lincoln City Centre within the boundaries of the City of Lincoln Council. It is located to the immediate north and east of the western growth corridor of Lincoln which is set to see considerable growth in the future.

Lincoln is the capital city of Lincolnshire and is a strategically important centre within this large rural county. Lincoln is a historic city with a notable Cathedral and Castle located on a central promontory. It also contains a vibrant commercial and cultural city centre. Lincoln has a rich industrial and cultural heritage whilst being forward looking.

1.4 conSULtation

This document has been developed in close conjunction with the University of Lincoln, City of Lincoln Council and Lincolnshire Co-operative Ltd. During the design process there have been a number of stakeholder meetings where the emerging proposals have been presented to the stakeholders and comments, where provided, have been used to inform the final proposals.

1.5 pUrpoSe oF tHe docUment

The aim of this study and report is to examine the regeneration and development options for the site and to provide a masterplan framework to guide future development and support the planning process.

This report sets out • a vision and objectives for Lincoln Science and

Innovation Park, • movement and public realm strategies • a series of development principles and concepts These have emerged from the consultation and analysis and provide a robust basis for the development of LSIP over the coming years. The report also contains information on the delivery and implementation of the masterplan. The masterplan will be adopted by the City of Lincoln Council as Council Policy and as such will provide an important strategic planning steer for this dynamic area of Lincoln to guide future development.


2.0 context anD analysIs


2.1 introdUction

This section of the report sets out an overview of the planning and regeneration context for the LSIP and the analysis undertaken to understand the urban form and environment, property market characteristics and ecological and transport issues facing the town centre. It also sets out a review of the national and regional planning policy context, together with a review of the statutory planning policies and strategic planning context.

2.2 Site Location

The site is located approximately 1km southwest of Lincoln’s City Centre forming part of Lincoln’s western settlement edge.


2.3 Site boUndarieS

The east of the site is bound by Tritton Road (B1003) and Brayford Way (B1273) forming one of the main access routes into the city centre from the south.

The western boundary of the site is formed by the `Boultham Loop’ – a sweeping arc of railway linking the lines to the north and south of the site. On the site-side the Boultham Loop is lined with a woodland belt.

To the north and west the site abuts the railway line providing connections to Gainsborough, Newark-on- Trent, Sleaford and Grimsby.

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2.4 Site context

Immediately beyond the Boultham Loop on the western site boundary lies a block of woodland and to the south of this Boultham Mere (the ‘Ballast Holes’) a large lake and Nature Reserve on the site of a former quarry.

To the south of the site lies the disused Skewfield landfill site with arable fields beyond.

Beyond Tritton Road to the east is an area of large retail units with residential areas beyond.

To the immediate north and north-east of the site are campus buildings of the University of Lincoln.


2.5 Site oWnerSHip

The site is in multiple land ownership. It is proposed that the land required for the park be acquired as sites become commercially available. Similarly Lincoln Science and Innovation Park are in talks with the various land owners with regard to the likely future availability of the sites.

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B & Q PLC

City of Lincoln Council

Lindum Group

City of Lincoln Council

WM MorrisonPLC

Roy Sanderson/ Neil Sanderson/ Fairmount Trustee Services Ltd.

Castle Square Developments Ltd.

Wiliam SinclairHorticulture Ltd.

European Metal Recycling Ltd

Brayford Partnership Ltd

UnicityLincolnSARL Ltd

Lincoln Science and Innovation Park Ltd

Lincoln Corn Exchange and Markets (1991) Ltd.

Owned and Occupied by James Dawson

Under Construction

Westleigh Developments Ltd

Sadeh Lok

Bay 22 under separate title but also owned by Roy Sanderson/ Neil Sanderson/ Fairmount Trustee Services Ltd.


2.6 cUrrent Land USeS

The study area contains a range of different uses including industrial, commercial, residential and business uses.

The majority of the site is occupied by industrial buildings and large industrial sheds belonging to manufacturing businesses. Large areas are used to store fertiliser. At the western end of the site European Metal Recycling operate a scrap metal processing facility.

The site also contains a number of commercial uses with the Morrisons supermarket and Holiday Inn facing onto the Tritton Road and B&Q occupying a large site behind Morrisons. McDonalds and BT occupy buildings to the north eastern corner of the site.

Further into the site is a development of student accommodation and sports facilities together with a small convenience store. The construction of a new development of student accommodation has recently commenced. This will face onto the Tritton Road roundabout. A small development of affordable residences exists within the central portion of the site.

In terms of business use the ThinkTank is a recently completed building which provides high quality, fully serviced offices and workspaces for new technology, research and development, as well as service sector businesses. The Think Tank will form a central facility for the Science Park.

The redevelopment of two existing buildings situated centrally within the site are nearing completion. The redeveloped Becor House and Minster House will house the Schools of Chemistry, Life Sciences and Pharmacy. Becor House will be renamed as the Joseph Banks Laboratories in honour of Sir Joseph Banks. One further new building, Edge West, is nearing completion. Finally, HomeLet – a residential lettings operation occupy an office block within the site.

Contamination

It is probable that some of the land within the site will be contaminated. This applies particularly to the European Metal Recycling area.

Detailed surveys will be carried out as necessary and as development sites come forward. Recommendations for remediation will be carried out.

In addition there are land contamination issues to

the immediate south of the site within the proposed Western Growth Corridor. The City Council are currently undertaking investigative and end use options appraisal work using consultants WSP for sites within and adjacent to WGC.


2.7 Site cHaracter

The site is described within the Lincoln Townscape Assessment - Tritton Road Industrial Inherited Character Area Statement.

The immediate site is a somewhat disparate mix of new and old buildings and uses which are currently incoherent and inconsistent in character. The majority of older buildings have a large footprint and vary from 1-3 tall storeys in height to enable manufacturing and other uses. Overall the buildings have a horizontal emphasis and this combines with the wide roads and large areas of open space to create a low sense of enclosure. More recent buildings such as the six storey Holiday Inn and the university accommodation are taller.

There are a few open spaces and these tend to be low in quality – storage areas or development plots awaiting development. There is little existing vegetation on site with the main vegetation located on the railway embankments in the form of woodland belt planting. This creates a sense of visual enclosure to the site. Elsewhere there are a few mature (willow) trees on the open area between the Joseph Banks Laboratories and the ThinkTank as well as the remanants of a hawthorn hedge. Some ornamental shrub and tree planting has been created in association with the Think Tank.

The southern side of the site is dominated by the large inter-war warehouses which line the southern edge of Beevor Street. The tall facades are positioned at the back of the footway and form the frontage for long warehouses which form a north-south grain. The gable ends are red brick and contain dogstooth brickwork decoration in the upper levels. Large doors enabling access for industrial machinery/vehicles are a feature and many of the facades retain historic metal work. To the west of these is the Hoval factory – similar in scale and form to the interwar warehouses.

There are a number of other buildings on site dating from the 1930s period. These are typified by their straight lines, symmetry, simple design, low height (2 storey) and brick construction. Becor House started life as a 1930s office block with features typical of that period including a projecting central block above the entrance with large glass window for decoration. It has since been redeveloped to form the Joseph Banks Laboratories. This redevelopment is a good example of how existing buildings may be adapted for new uses.

Minster House is smaller but built in a similar style with its two storey brick construction. Again it has been redeveloped and is currently nearing completion.

To the south of Minster House is a freestanding former pumphouse of solid brick wall construction with flat roof, windows to all elevations and access doors. The building has a distinctly art deco feel to its design. The building is currently disused.


2.8 Site viSibiLity and vieWS

As a result of the site being located behind prominent frontage buildings facing Tritton Road and the fact that it is enclosed on the remaining three sides by railways the site has poor visibility from the public realm.

The site is visible from trains using the railways passing the site.

The woodland planting along the south and west of the site boundaries gives a good sense of visual enclosure.

Views of the Cathedral are possible from within the site where they are not blocked by the tall university residences.

More distant views of the site from the surrounding landscape are unlikely due to the flat topography and the woodland to the west.


2.9 LandScape Setting and vegetation

The site is situated on low lying land at around 0m AOD. To the north the land rises steeply towards the Cathedral, which is located on a high point at 60m AOD.

To the west the land continues to be low lying until the edge of the river valley formed by the River Witham which flows in a south-westerly to north -easterly direction around Lincoln before turning south joining the sea at Boston.

To the south and west the land remains low lying with minor undulations rising to 20m AOD.

Land to the north of the site is a densely developed urban centre.

Land to the immediate south and east of the site is dominated by retail development comprising of large shed type buildings. Beyond these are dense residential areas consisting primarily of victorian terraced housing.

To the south west of the site are open, arable fields.

To the west of the site are blocks of woodland, naturalistic water bodies and grassland.

The majority of agricultural land in the surrounding area is high grade arable land, however strips of lower grade 4 agricultural land are also present. These are located adjacent to the railway line north-west of the site running along the line’s southern edge as it crosses the A46, and parallel to the A607 to the south.


2.10 ecoLogy

A detailed ecological survey of the site has not been carried out as part of this study.

The main body of the site and wider study area contain little in the way of natural habitat with most of the site occupied either by buildings or hardstandings. However, there are a number of areas within the site which offer good habitat potential particularly as they are well connected to wildlife corridors which link to good habitats further afield.

The tree lined railways around the site contain a rage of deciduous species and as such are likely to support a good range of wildlife. The continuous tree lined corridors stretch to the A46 and beyond to the west of the site and go past Boultham Mere – a local Nature reserve. As such the tree lined railways form wildlife corridors linking the site with habitat areas beyond.

To the north of the HomeLet offices is a low lying boggy area which is fringed with scrub and again linked to the wider area via the tree lined railway lines. The scrub and marsh are likely to support a good range of species.

The Boultham Drain to the immediate south of the site is also lined with trees, scrub and marginal planting and as such appears to offer a good range of habitats and is likely to support a range of species. This is likely

to be an important wildlife corridor linking the site with other habitat areas further afield.

Similarly the Fossdyke navigation is likely to function as a wildlife corridor which has the potential to the link the site with habitat areas further afield.


2.11 Water

Engineered water bodies are characteristic of the site area, of Lincoln and Lincolnshire as a whole. �� The Fossdyke Navigation East-West to the North of

the site widening out to form the Brayford Pool. �� The River Witham is a short distance

to the east of the site. �� The Main Drain (Boultham Drain) is located

to the immediate south of the site.�� Boultham Mere and Swan Pool (flooded extraction

pits) are located to the west and south-west of the site and form an important habitat. Boultham Mere is managed by the Lincolnshire Wildlife Trust. �� Around the site are several attenuation features,

both planned and ad-hoc. These drain the University campus via a network of minor drains. �� Until recently, Lincoln’s water supply relied

on imports from boreholes in Elkesley, Nottinghamshire. Anglian Water has recently opened a new reservoir and water treatment works to supplement the local supply with water abstracted from the River Trent. Increasing demand due to development together with less predictable rainfall patterns due to climate change could result in water supply constraints in future, and efficiency of use is a priority.


2.12 FLooding

The site appears to lie within the EA’s flood zone 3 with limited, localised parts of the site lying within flood zone 2. �� Flood Zone 2 - land assessed as having between

a 1 in 100 and 1 in 1,000 annual probability of river flooding (1% – 0.1%) in any year.�� Flood Zone 3 - land assessed as having

a 1 in 100 or greater annual probability of river flooding (>1%) in any year.

These flood zones refer to the probability of river and sea flooding, ignoring the presence of defences. Flood defences are in place along the Fossdyke Navigation to the north of the site and the River Witham to the east of the site. There is not known to be a history of the site flooding. Heavier rainfall and wetter winters due to climate change are likely to lead to increased river flows in future. Sea level rise could also impact on the drainage of the River Witham and related watercourses, as it will increase the amount of time at which the river is unable to flow freely into the sea during high tides. On-site flood risk management will need to take these potential issues into account during design.

PPS25 recommends that LPAs use a risk based approach to development planning and specifies the need for undertaking Strategic Flood Risk Assessments (SFRA). LCC published their final SFRA in February 2010 and are currently updating it. PPS25 also states that SFRAs

and policies for locating development should manage any residual risk, taking account of the impacts of climate change.

When allocating or approving land for development in flood risk areas, those responsible for making development decisions are expected to demonstrate that there are no suitable alternative development sites located in lower flood risk areas.

The methodology introduces a Sequential Test that is core to the SFRA process. The basis of the test is classification into high (Flood Zone 3), medium (Flood Zone 2) and low (Flood Zone 1) flood risk derived from Environment Agency flood zone maps.

The Exception TestWhere departures from the Sequential Test are justified by the need to locate development in Flood Zones 2 or 3, it is necessary to apply the Exception Test. PPS25acknowledges that flood risk is one of many issues (including transport, housing, economic growth, natural resources, regeneration and the management of other hazards) which need to be considered in spatial planning. PPS25 explains where and for what type of development the Exception Test needs to be applied. In some situations, for certain types of development, it is not appropriate to use the Exception Test to justify development; for example, development which is highly vulnerable to flooding cannot be

justified within Flood Zone 3 through the use of the Exception Test. The situations where it is necessary and appropriate to apply the Exception Test are outlined below.

Where the Exception Test is required, it should be applied as soon as possible to all Local Development Document (LDD) allocations for development and all planning applications other than for minor development. All three elements of the Exception Test have to be passed before development is allocated or permitted. For the Exception Test to be passed:�� It must be demonstrated that the development

provides wider sustainability benefits to the local community that outweigh flood risk, informed by an SFRA, where one has been prepared. If the Development Plan Document (DPD) has reached the ‘submission’ stage – see Figure 4 of PPS12: Local Development Frameworks – the benefits of the development should contribute to sustainability;�� The development should be on developable

previously developed land or, if it is not on previously developed land, that there are no reasonable alternative sites on developable, previously developed land;�� A Flood Risk Assessment must demonstrate

that the development will be safe, without increasing flood risk elsewhere, and, where possible, will reduce flood risk overall.


overtopping FLood Hazard map

from the Lincoln Policy Area Strategic Flood Risk Assessment (Feb 2010).


areaS WHicH FaLL oUtSide tHe ea FLood zone bUt WHicH may be eFFected From a breacH oF tHe FLood deFence WitH FUtUre cLimate cHange taken in to conSideration

from the Lincoln Policy Area Strategic Flood Risk Assessment (Feb 2010).


2.13 veHicULar acceSS

The site is well served by the Tritton Road to the immediate east. This is a three lane highway defined in the LCCMP as a Main Link which connects the site with the city centre to the north and residential areas to the south. There are three access points from Tritton Road towards the site – Beevor Street, Green Lane and Ruston Way.


2.14 pUbLic tranSport

A number of bus routes run along Tritton Road with bus stops in close proximity to the site.

The railway station is a 10-15 minute walk from the site and is therefore well placed to serve the Lincoln Science and Innovation Park.


2.15 cycLing

Separate cycle lanes exist along each side of Tritton Road providing good cycle access to the site.

Lincolnshire County Council operate an on-street bike hire scheme, operated and managed by Hourbike as part of Lincoln’s Access LN6 programme. Currently there are twelve hire locations in Lincoln city centre and the LN6 postcode.

Secure, covered cycle parking facilities are provided as part of ThinkTank and HomeLet on site.


2.16 pedeStrianS

There are wide footpaths either side of Tritton Road providing good access to the site.

There are a number of pedestrian routes into the City Centre although these tend to be somewhat convoluted and not immediately apparent. Each route has to address at least two major barriers – Tritton Road, the railway and the Fossdyke Navigation/Brayford Pool. Improvements to the linkages between the site and the City Centre will be important to ensure that the LSIP is well connected with the wider city.


2.17 FUtUre tranSportationdeveLopment

The LCCMP contains a number of ambitious goals to stimulate and invigorate the city centre with better connectivity and cohesion, enabling growth and redevelopment of key parts of Lincoln and supporting the City in its role as a vibrant regional centre. Improvements to the City’s infrastructure and transportation network are a key component to this.

The Draft Local Transport Plan for Lincolnshire 2013/14 – 2022/23 has been produced by Lincolnshire County Highways Authority. It covers policies and programmes for transport and identifies targets to monitor against providing an overall vision for the development of Lincolnshire’s transport system. Though still to be finalised the plan has identified a number of improvements which will affect the Greater Lincoln area, some of which are identified below. The Transport Strategy for the Lincoln Area was first adopted in 2006 and was updated in February 2008. The following programme of improvements was identified for the period up to 2026:

�� Major highways schemes such as the Lincolnshire Eastern Bypass, the East-West Link and the Southern Bypass. �� A new public transport interchange �� Park and Ride �� Quality bus corridors�� Walking, cycling and public

transport improvements �� Uphill and city centre traffic

management schemes �� Improvements to the existing Western

and Northern Relief roads

The East-West Link between High Street and Canwick Road/Pelham Bridge via Tentercroft Street will provide an opportunity to pedestrianise High Street between Wigford Way and Tentercroft Street; will help to alleviate the issues caused by increased freight trains over the High Street level crossing and will facilitate the provision of a new pedestrian footbridge. The scheme will include bus priority measures to improve access into the new public transport interchange. This will improve access to the LSIP site.

As part of the proposed Western Growth Corridor a new road link is proposed in order to improve highway links with the city centre and areas to the south-west of the city as well as providing access to the WGC. The route of this new road is not fixed but an option has been produced by Lincolnshire county Council. This shows the new road entering the study area from the south via a raised (bridge) crossing where the railway crosses the drainage channel along the south of the site. From the northern end of this road vehicles would access Tritton Road either by travelling east along Beevor Street or north along Poplar Avenue before turning east along Ruston Way.


Primary Route Proposed Loop RoadSecondary Route Proposed Link Road

LEGEND


2.18 Heritage

The site is not within the conservation area.

Historic development.

The earliest origins of Lincoln can be traced to the remains of an Iron Age settlement (Lindon) subsequently it became a Roman Settlement (Lindum Colonia). In Olde English the settlement was known as `Lincylene’. In Viking times the city rose to some importance as a result of overseas trading connections. The success and importance of the city were also due to the presence of the Cathedral and Diocese of Lincoln. The bishops of Lincoln were rich and powerful and the diocese of Lincoln, supported by large estates, was the largest in England with more monasteries than the rest of England put together. The diocese was supported by large estates. By 1150, Lincoln was among the wealthiest towns in England. The basis of the economy was cloth and wool, exported to Flanders. Growth continued until the 13th century when Lincoln had become the third largest city in England. Lincoln fell into decline with the dissolution of the Monasteries and the resultant reduction in power and wealth. Decline continued and by the Civil war Lincoln now had no major industry and no easy access to the sea and was poorly situated.

By the Georgian era, Lincoln’s fortunes began to pick up, thanks in part to the Agricultural Revolution. The re-opening of the Foss Dyke canal allowed coal and other raw materials vital to industry to be more easily brought into the city.

Industrial Heritage

Coupled with the arrival of the railway links, Lincoln boomed again during the Industrial Revolution, and began to excel in heavy engineering building locomotives, steam shovels and all manner of heavy machinery.

In the world wars, Lincoln switched to war production. The first ever tanks were invented, designed and built in Lincoln by William Foster & Co. during the First World War and population growth provided more workers for even greater expansion. The tanks were tested on land now covered by Tritton Road. During the Second World War, Lincoln produced a vast array of war goods, from tanks, aircraft, munitions and military vehicles.

Ruston & Hornsby operated from a large industrial site based around Beevor Street. They produced diesel engines for ships and locomotives, then teamed up with former colleagues of Frank Whittle

and Power Jets Ltd, in the early 1950s, to open the first ever production line to build gas turbine engines for land-based and sea-based energy production. Hugely successful, it was the largest single employer in the city, providing over 5,000 jobs in its factory and research facilities, making it a rich takeover target for industrial conglomerates. It was taken over by English Electric in November 1966, who were then bought by GEC in 1968.

R&H’s former Beevor Foundry is now owned by the Hoval Group who make industrial wood chip boilers.

Lincoln’s second largest private employer is James Dawson and Son, a belting and hose manufacturer founded in Lincoln in the late 19th century and still operating from premises located off Tritton Road between Green Lane and Beevor Street.


3.0 plannIng context 3.1 regionaL pLanning context

In March 2012 the Government published the ‘National Planning Policy Framework’. This policy document consolidates most of the previous planning policy guidance notes and statements, providing a framework for the production of distinctive local and neighbourhood plans, reflecting the needs and priorities of their communities. It states that design codes should not be overly prescriptive and that they should not stifle development.

3.2 LocaL pLan For centraL LincoLnSHire

The City of Lincoln, North Kesteven, and West Lindsey councils together with Lincolnshire County Council have formed a local partnership known as The Central Lincolnshire Joint Strategic Planning Committee (CLJSPC). This was established in October 2009 and the Central Lincolnshire Local Plan Team (previously called the Joint Planning Unit) was established in May 2010.

The Central Lincolnshire Local Plan Team is responsible for producing the Central Lincolnshire Local Plan which will contain planning policies that relate to the delivery and management of development in Central Lincolnshire. The Central Lincolnshire Local Plan is due for adoption in

2015/16 and will progressively replace the Local Plans of the City of Lincoln, West Lindsey, and North Kesteven District Councils. The joint plan will co-ordinate growth across the three areas and define how this will be supported by new and improved infrastructure.

From October to November 2014 the plan will be the subject of consultation. This will be the first of three rounds of consultation.

Once adopted, the planning policies in the Central Lincolnshire Local Plan will be used to help determine planning applications within the Central Lincolnshire area – the policies will set out what can be built and where.

The plan will also address strategic matters by looking at future needs to be addressed, including housing needs, what change is likely to happen and where, and what policies are needed to achieve this.

3.3 tHe city oF LincoLn LocaL pLan

While the Central Lincolnshire Local Plan is being prepared, the City of Lincoln Local Plan (adopted 1998) will continue to be the main planning document for Lincoln. Once the Central Lincolnshire Local Plan is adopted it will replace the Local Plan.

The City of Lincoln Development Plan is the most

detailed part of what is known as the “Development Plan” for Lincoln. The other parts are the Lincolnshire County Structure Plan, which sets out more general policies for the whole County, and the Lincolnshire Minerals Local Plan, which contains detailed policies regarding that particular subject. Together these plans set out the main considerations which will be taken into account when planning applications are being decided. They also provide a framework for investment in transport and other infrastructure, guiding the decisions which public and private sector organisations must make.

The Town and Country Planning Act 1990, requires each district planning authority (like Lincoln) to prepare a single local plan for the whole of its area. The City of Lincoln Local Plan meets this requirement.

Local plans must conform generally with the policies and proposals in the Structure Plan which includes the area they cover. Within that context, they have to provide detailed policies and proposals, many of which relate to specific sites.The City of Lincoln Local Plan will meet that requirement.

Lincolnshire County Council has certified that it conforms generally with the Lincolnshire Structure Plan (which is currently being reviewed). This Local Plan is also consistent with Regional Planning Guidance for the East Midlands.


3.4 tHe LincoLn city centremaSterpLan

Lincoln has in place a masterplan document which informed the planning guidance and strategy development for the document. The objective of Lincoln City Council is to stimulate and invigorate the city centre with better connectivity and cohesion, enabling growth and redevelopment of key parts of Lincoln and supporting the City in its role as a vibrant regional centre.

The last few years have seen a significant amount of change in the economic climate as a result of new National Policy Making, particularly with regards to Planning and the Localism Agenda. The Lincoln Visioning Group in conjunction with City of Lincoln Council felt that it would be prudent to refresh the Lincoln City Centre Masterplan, to ensure that the work contained within it remains valid and so that it may effectively continue to guide new development across the City of Lincoln and adjacent areas.

The role of the City Centre Masterplan will continue to be an important strategic one, influencing development, policy and delivery. Though not a formal planning document, the City Centre Masterplan will be used as material consideration in planning applications. It is a framework for future decision-making that will steer development to achieve the vision for Lincoln. It takes reference from ‘The Lincoln Townscape Assessment’, completed by English Heritage

in April 2012, as well as other strategies including the Central Lincolnshire Core Strategy, Central Lincolnshire City and Town Centres Study and Lincoln Transport Strategy.

The City Centre Masterplan recognises the need to be flexible with individual sites, however one should always consider the wider context of a development proposal and understand the long term impact it may have if delivered in isolation. This is a role Lincoln’s Masterplan takes very seriously.

3.5 tHe greater LincoLnSHire LocaLenterpriSe partnerSHip

The Government has identified Local Enterprise Partnerships to act as the main facilitating vehicles for economic growth and The Greater Lincolnshire Local Enterprise Partnership (GLLEP) represents the collective voice of Greater Lincolnshire, lobbying to enable infrastructure for growth, greater broadband connectivity, improving skills and employability across key sectors and maximising inward investment opportunities. Within its 2013 – 2015 Business Plan the GLLEP has identified its economic ambitions for growth in five main areas: Infrastructure, Creating the Right Conditions for Business Growth, Rural Enterprise, Retail and Communications and Engagement.

3.6 LoW carbon LincoLn pLan 2012-2020 (2012). Whilst this doesn’t prescribe development policies in the same way that the Local Plan does, it offers a number of emission-related targets and aspirations which LSIP could contribute to. The most relevant of these is the University of Lincoln’s aim to reduce carbon emissions by 43% by 2020/21. The LSIP project is closely related to the university and as such the masterplan could explore options to link them up and offer low carbon/renewable technologies that could both promote the LSIP site and help the university meet these goals.

3.7 reLevant excerptS and retainedpoLicieS From tHe 1998 city oF LincoLn LocaL pLan.

POLICY 13: Western LInk/trIttOn rOad “GreenWaY”Land will be reserved for the development of a dedicated busway, together with cycleways and footpaths, running through the Skewbridge Area and linking the Western Gateway Park and Ride site to the City Centre via Tritton Road. Planning permission will not be granted for any development which would interrupt that route or hinder the system’s completion.

ExplanationThe “Greenway” route is indicated on the Proposals


Map. Developers of land which can be accessed via the “Greenway” willbe expected to contribute either by constructing parts of it or contributing finance towards its construction. An indication of theanticipated timescale for the construction of this “Greenway” route is included in the explanatory text.

POLICY 34: desIGn and amenItY standardsPlanning permission will be granted for new buildings, extensions, alterations or refurbishment of existing buildings which meet the following requirements (only the most relevant ones have been selected):�� The scale, massing, height, design, external

appearance and facing materials to be used in the development must complement the architectural style and townscape character of the locality;�� The layout and design of the development

must take full advantage of any natural features of the site or its surroundings;�� Suitable measures must be taken in the design and

layout of the development to maximize energy efficiency and security and the design should address the issues of suitability and adaptability.

POLICY 38F : FLOOd rIskPlanning permission will not be granted for development, including the raising of land, where such development would increase the number of people or properties at risk from flooding, unless, exceptionally,

the development includes attenuation or mitigation measures, to the satisfaction of the Local Planning Authority (in consultation with the Environment Agency and the Internal Drainage Board), which will be funded by the developer.

POLICY 41: enerGY eFFICIenCYPlanning permission will not be granted for new developments unless the Local Planning Authority is satisfied that due account has been taken of the need to achieve energy efficiency through the siting, design, layout, orientation and landscaping of the development and, where appropriate, the use of recycled building materials.

POLICY 43: Green WedGes and Other majOr OPen sPaCesPlanning permission will not be granted for any form of development on land shown on the Proposals Map aspart of a Green Wedge unless such development can be carried out without reducing or harming:�� the contribution which the land makes to

the landscape character and setting of the City and local environmental quality;�� areas of nature conservation and/

or special scientific and/or geological and geomorphological interest;�� the value of the Green Wedge for

formal and informal recreation.Development proposals will be expected

to have particular regard to:�� the maintenance or enhancement of the City’s

footpath, cycleway and bridleway system and their�� links beyond the city boundary;�� any approved management plan

including or affecting the land.

POLICY 46B: PrOteCtInG the Water envIrOnmentThis covers development adjacent to waterbodies and how flood risk should be minimised in relation to new development.

POLICY 60: student aCCOmmOdatIOnPlanning permission will be granted for purpose built or conversions to large scale student accommodation (e.g. Halls of Residence) within:�� the grounds of existing and planned Higher

and Further Education institutions;�� areas shown on the Proposals Map as an

Education Development District;�� the Central Mixed-Use Area shown

on the Proposals Map;

provided the Local Planning Authority is satisfied that:�� a satisfactory level of residential amenities will

be provided/safeguarded both for residents of the accommodation itself and for neighbours, having particular regard to the need for adequate soundproofing, safety measures, parking provision, privacy and provision of


external communal areas and facilities;�� the accommodation provided is

available to meet demand generated by students during academic terms.

POLICY 55: “LOnG” vIeWs IntO and Out OF the CItYDevelopment proposals will not be permitted where they would obstruct or otherwise impinge upon:A. Views of the historic hilltop City and/or the Lincoln Edge and Witham gap from:1. the A57 and the Eastern By-pass (A46), defined by an arc between the Boultham Catchwater Drainand Lowfields Farm;2. the banks of the Boultham Catchwater Drain where it traverses the Skewbridge Swath;3. Tritton Road north of its junction with Skellingthorpe Road;4. the Witham Valley from the City’s Southern Boundary north to Marjorie Avenue;5. the axis of Newark Road (north of the Bracebridge) and the High Street;6. Sincil Bank;7. the South Common and Canwick and Cross O’Cliff Hill;8. the line of the Eastern By-pass where it crosses the floor of the Witham Gap;9. the City boundary on Greetwell Road;10. along Wragby Road from the crest of Bunker’s Hill;11. the crest of the King George V playing field and Wolsey Way open space;12. along Nettleham Road from its junction with

Wolsey Way;13. along Riseholme Road from the City boundary.

B. Viewpoints out from the City from:14. the Lincoln Edge at Higson Road, Carline Road, Yarborough Road, Lindum Road and LindumTerrace;15. the historic City, including the Cathedral’s main tower, the Castle’s walls and observatory tower andthe top of Michaelgate;16. towards the Trent Valley from the South Common and towards the Lincolnshire Wolds from King George

V Playing Fields.ChaPter 8: BusIness and IndustrY

Land nOrth OF Green Lane (PrOPOsaLs maP reF. IB1)Realising this area’s potential depends upon the implementation of :�� the University development, immediately to its

North and East and the prestige and economies of scale which should be generated by that close physical relationship e.g. the establishment of a ‘science park/innovation centre’;�� the road link between Ropewalk and Carholme

Road from which it will take access.

The Lincoln University Campus opened in 1996 and the new road link is due for completion early in 1997.The allocation north of Green Lane offers scope for the creation of an attractive environment, with its wider

setting combining spectacular views of the historic hilltop City with proximity to Lincoln’s business andshopping centre. Its development in the form of a business/science park would also conform particularly well with the Regional Planning Guidance’s recommendations concerning sustainable patterns of land-use. These encourage allocations of this type, which re-cycle redundant or derelict urban land and buildings, thereby helping to promote the use of alternative modes of transport to the private car. This allocation contains about 11 hectares of currently vacant or under-used land, parts of which have been tipped in the past and may be contaminated. This will require further investigation and remedial works prior to development. The area also includes land which has features which are of ecological and landscape values.It is accepted that it is unlikely that these features can be retained intact within the development area, so theemphasis here will be mainly on carrying out substantial habitat and landscape creation schemes as integral parts of the development, to compensate for the qualities and contributions of areas of landscape and habitats taken for development. Such features (which will have a predominantly wet-land character) should provide the basis of a high quality landscape setting for business development in this area.

While the land north of Green Lane has been allocated for business uses (Class B1), the Local PlanningAuthority will also be prepared to permit developments in this area which are necessary to support established businesses to the South (i.e.


between Green Lane and Beevor Street) provided their design, layout and other details do not conflict significantly with the aims of developing the area in the form of a business/science park. Careful use of screening and landscaping may help to overcome potential conflicts.

Within the area north of Green Lane, uses other than those falling within Use Class B1 will normally only beallowed if they are ancillary to the business (B1) uses and do not conflict with other policy objectives(particularly the need to safeguard and promote the vitality and viability of the Central Shopping Core andthe Revival Areas adjacent to it). Within that context, other uses necessary to achieve any desiredintegration with the adjacent University Mixed-Use Area would be acceptable in principle.

POLICY 66: PrOPOsed aLLOCatIOns FOr BusIness and IndustrYPlanning permission will be granted at the locations listed below, for the development of business, industrial or other use, as specified in the following table:

IB1 Land north of Green Lane (B1)IB2 Allocations at Skewbridge (B1, B2, C1, C2)

provided that, in the case of:1) the allocations at Skewbridge, development proposals conform with the provisions of Policy 103

(Special Policy Zone “Skewbridge Area”);2) uses within Use Classes B1, C1 and D2, the Local Planning Authority is satisfied that proposeddevelopment will not harm the vitality and viability of the Central Mixed-Use Area and District Mixed-Use Centres and are consistent with the requirements of Policies 1 and 87;3) uses within Use Class B2, development can be accommodated without a detrimental impact upon:�� the amenities of neighbouring land uses,

whether existing or planned, through noise, vibration, fumes, smell, smoke, soot, ash, dust, grit or other forms of pollution;�� the quality of the environment across the City and

beyond, including its appearance and character.Planning permission will not be granted for retail development at the above locations.

Within IB1 planning permission will also be granted for development which is intended to support established businesses on adjoining land, provided that it can be accommodated without a detrimental impact on:�� the amenities of neighbouring land uses,

whether existing or planned, through noise, vibration, fumes, smell, smoke, soot, ash, dust, grit or other forms of pollution;�� the quality of the environment across the City and

beyond, including its appearance and character.

ExplanationUse Class B1 = A business use - i.e. as an office,

other than as an office where services are provided principally to visiting members of the public; for research and development of products or processes, or for any industrial process which can be carried out in a residential area without detriment to the amenity of that area.Use Class B2 = General Industry.Use Class C1 = Hotels and Hostels.Use Class D2 = Assembly and Leisure Uses.

POLICY 67a: exIstInG aLLOCatIOns FOr BusIness and IndustrYPlanning permission will be granted, at the locations listed below, for the development and extension of, andchanges of use between, business, general industrial, storage and distribution, or other use, as specified in the following schedule:Proposals Map Ref.

IB6 Beevor Street (B1, B2, B8)

Provided that in the cases of:1) B1 Uses, the Local Planning Authority is satisfied that the proposed development will not harm thevitality and viability of the Central Mixed-Use Area and District Mixed-Use Centres;2) B2 Uses can be accommodated without harming:City of Lincoln Local Plan - Adopted August 1998 174�� the amenities of neighbouring land uses,

whether existing or planned, through noise, vibration, fumes, smell, smoke, soot, ash, dust, grit or other forms of pollution;


�� the quality of the environment across the City and beyond, including its appearance and character.

and that:3) in the case of retail warehousing and car and caravan sales, development is restricted to plots withfrontages to Outer Circle Road, Greetwell Road or Tritton Road respectively;4) in the case of the Great Northern Terrace area, access difficulties must be resolved (e.g. by theimplementation of the scheme to which Policy 15A applies) before further developments generatingsignificant volumes of traffic can be permitted;5) scrap and vehicle breaking uses are directed to the eastern end of Great Northern Terrace TradingEstate, subject to the satisfactory screening of the development; adequate parking and access byemployees, customers and service vehicles, conditions restricting height of stored materials,providing for wheel washing, waste oil storage and proscribing the burning of waste and othermaterials;6) open storage meets the provisions of Policy 68.Where an existing use, in the above locations, does not conform to the range of uses set out above, planningpermission will be granted for its further development, provided it does not worsen the quality of the environmentor conflict with other policy objectives.

POLICY 71: reneWaBLe enerGYIn view of the general environmental benefits associated with harnessing renewable energy sources, the Local planning Authority will permit the development of renewable energy schemes provided it is satisfied that such development would not cause significant harm to interests of acknowledged importance in the local environment.In assessing proposals the Local Planning Authority will have particular regard to the following issues:�� the immediate and wider impact of the

proposed development on the landscape;�� the need to protect features and areas of natural,

cultural, historical and archaeological interest;�� the measures that would be taken, both during and

after construction, to minimise the impact of the�� development on local land use

and residential amenity;�� the local and wider benefits that

the proposal may bring;�� certain renewable energy resources can only

be harnessed where the resource occurs.

sPeCIaL POLICY area - trIttOn rOad, vaLentIne rOad, matILda rOad(See Policy 95)This is an area predominantly in retail warehouse use, development stemming from planning decisionsmade over 20 years ago. The City Council is of the opinion that this “allocation” is not ideally sited in terms of sustainable development principles and that

the market may look to its redevelopment during the currency of this Plan.

This policy, while enabling alterations and extensions of existing uses provided these are contained withinexisting curtilages, suggests alternative uses which, in principle, the City Council would approve.

East of Tritton Road (i.e. Matilda Road) the alternatives include housing, residential institution (Use Class C2),business use (within Use Class B1) or combination of such uses. West of Tritton Road, alternatives includebusiness use (Use Class B1) and storage and distribution (Use Class B8). The development of a cinemaand food and drink outlets on part of this land was underway at the time of preparing this Plan. Extension of those uses onto other parts of the area could, however, have an adverse impact on the vitality of the City Centre. Better links to and from the City Centre are to be explored.

POLICY 89B: dIsCOuraGInG Car traveL BY students and WOrkFOrCes OF hIGher/Further eduCatIOn InstItutIOns:This determines how new development should discourage car travel through the provision of better public transport, cycle links etc.


POLICY 95: trIttOn rOad/vaLentIne rOad matILda rOadPlanning permission will be granted for:1) alterations and extensions to existing buildings which are ancillary to their present use, where suchdevelopment is contained within the existing curtilage of the building concerned;or 2) to the east of Tritton Road,�� Housing (Class C3);�� Residential Institutions (Class C2);�� Business (Class B1);

or a combination of such uses.or 3) proposals which involve the retention, redevelopment or change of use of land or buildings on the Dixon Street frontage of the area for retail warehousing and/or the sale and display of motor vehicles and caravans;4) to the west of Tritton Road,�� Business Use (Class B1);�� Storage and Distribution (Class B8);

provided, in all instances, that the proposed development:�� does not adversely affect the amenities of

neighbouring properties or the surrounding area by reason of smell, fumes, dust, grit or other pollution, or by reducing daylight or privacy;�� meets the terms of policies set out in Chapter 3:

“Access, Transport and Communications” and�� Chapter 5: “Built Environment”;�� makes satisfactory provision for safeguarding the

amenities of any residential and/or residential

�� institutional uses within the site;�� does not include direct vehicular

access from Tritton Road.

3.7 Strategic context

The following documents have been referred to in the development of the proposals. �� Sustainable Development Guide (Consultation

Draft, January 2009) Lincolnshire County Council. �� City Of Lincoln Climate Change Strategy�� Lincoln Policy Area Strategic Flood

Risk Assessment (Volume One: Non-Technical Summary), February 2010�� Lincoln Townscape AssessmentTritton

Road Industrial Inherited Character Area Statement, City of Lincoln Council.�� Low Carbon Lincoln Plan 2012-2020 (2012);�� Delivering a Sustainable Future for Central

Lincolnshire: Portrait of a Place;�� Renewable and Low Carbon Energy Study

for Central Lincolnshire (2011);�� Climate Change Risk Assessment

in Lincolnshire (2010);�� Green Infrastructure Study for

Central Lincolnshire (2011);�� River Witham Catchment Flood

Management Plan (2009).

3.8 pLanning HiStory

Existing Planning consent for Brayford Enterprise park.

This area of the City has undergone substantialregeneration in recent years through the establishment of Brayford Enterprise Park. The site was granted planning permission for a mixture of uses in 2006(2005/0265/O) and this has been predominantly implemented through the provision of a hotel, affordable housing units, the Think Tank Innovation Centre and office accommodation. Planning consent has also been granted for a student accommodation building next to the Holiday Inn and facing the Tritton Road roundabout. This is currently under construction.


Wider context

Main roads

Water bodies, e.g. canals, lakes, ponds

Train line

Pedestrian tra�c

Main roads

Public Rights of Way

Pedestrianised High Street

Footpath links

Pedestrian bridges

Ownership boundary

University buildings

Ownership

Woodland

Hedgerows, shelterbelts and trees

Amenity greens

Arable fields

Rough grassland

Vegetation

Uses

Education

Industry

Retail

Residential

Business/ Offices

LSIP buildings

Planning Policy

Sites included in the Strategic Housing Land Availability Assessment Update June 2013

Local Wildlife Sites 2013/14

Saved Local Plan Policies

A - Deliverable sites

C - Potentially developable sites

Residential

Business

Business Major Proposal

Central Mixed Use Area

University Mixed Use

Beevor Street Industrial Improvement Area

Special Policy Area

Open Space: Critical Natural Asset

Retail Park

Open Space: Green Wedges

Local Wildlife Sites

City of Lincoln Local Plan 1998

Flood Plain

Flood Zone 3 - area could be affected by flooding from a river that has a 1 per cent (1 in 100) or greater chance of happening each year.

Flood Zone 2 - shows the additional extent of an extreme flood from a river. These areas are likely to be affected by a major flood. (1 in 1000 or greater)

* extent shown is based on natural floodplain as if there were no flood defences


4.0 consUltatIon reVIeW4.1 introdUction

This section of the report sets out an overview of the consultation which has taken place as part of the process to develop the masterplan.

Consultation has played an important role in the development of the masterplan. It has been important to ensure that the right people have been engaged in the process and have had the opportunity to inform the proposals.

4.2 conSULteeS

The following have been consulted as part of the masterplan process: �� The Lincolnshire Co-Operative �� City of Lincoln Council�� Lincolnshire County Council �� The University of Lincoln�� The Environment Agency (EA)�� The Upper Witham Drainage Board


5.0 VIsIon anD aspIratIons5.1 introdUction

This section of the report sets out an overview of the proposals and how they have evolved in response to the brief, the site and consultation.

LSIP sits in a forgotten corner of the City of Lincoln. Over decades, the value of industry on site and the levels of employment have been slowly eroded to the extent that today the primary land usage is scrap metal processing and fertiliser storage. For this reason alone, the site has had relatively little investment, although some utilities upgrades have taken place as part of a long term regeneration plan. Roads are in relatively poor condition and site access is patchy (although parking is excellent!).

Today, the site has huge potential. It sits at the entrance to the Western Growth Corridor and will be at the heart of the commercial zoning. Furthermore, it has an opportunity to become a site of excellence within Lincoln for connectivity both physically and digitally. Careful traffic planning will give the site three access points (Western Growth Corridor, Tritton Road and the A57) with ample car parking. There is certainly plenty of expansion space for additional parking plus the site sits outside of the City Parking Plan and is recognised as the only strategic employment site in the city limits.

Perhaps the most significant opportunity is digital. LSIP is being developed at a time when Lincoln’s digital infrastructure is still patchy and rural broadband is starting to roll out. As well as providing the fastest connectivity in the city, LSIP will have the opportunity to develop commercial services alongside rural broadband and its initial developments. These can encompass remote business services such as VOIP, HD video conferencing suit and –given that Phase 1 is likely to include List X developments– a secure data centre.

The Lincoln Science and Innovation Park aims to establish itself as a gateway to opportunity for the growth and productivity improvement of its clients that will in turn lead to sustainable additional employment opportunities in the Lincoln area. In pursuing its mission, LSIP will be mindful of environmental sustainability, equal opportunities and important social and cultural. LSIP will achieve this by attracting local, national and international organisations, large and small, by providing compelling facilities, services and well-designed collaboration processes operated by LSIP and its Partners.

tHe LSip WiLL:

�� Create a highly attractive campus environment with mixed commercial and academic space, world class infrastructure, facilities and amenities;�� Provide high-value-added, high-yield mixed

usage office, laboratory and workshop space for multi and sole occupancy;�� Provide and demonstrate next generation

technologies (e.g. ultraband);�� Demonstrate the highest standards of design

quality, innovation and sustainability. �� Apply innovative energy efficiency and

generation technologies where appropriate, and consider water efficiency and flood resilience during the design process. These will help to promote the site as a centre of innovation and sustainability, as well as mitigating and adapting to future climate change. �� Apply innovative energy efficiency and

generation technologies where appropriate, and consider water efficiency and flood resilience during the design process. These will help to promote the site as a centre of innovation and sustainability, as well as mitigating and adapting to future climate change;�� Become a hub of business support, sign-posting

and networking;


�� Make LSIP an integrated part of Lincoln’s civic centre and a destination for businesses, entrepreneurs, investors and those with an inquisitive mind (whether as a tenant, a client, a regular visitor or a conference guest);�� Increase the number of potential high-growth

start-ups, the survival rate of those start-ups and enhance the growth rate of established firms;�� Develop strong, resilient links between the

University and industry in order to enhance innovation, skills and entrepreneurship across Lincolnshire’s whole economy.

With the active support of its Partners, LSIP will work to strengthen and diversify the local economy by focusing on the drivers of innovation, enterprise and skills to offer a compelling collaborative resource for existing and new employers. Employers will be assisted to improve their productivity, generate new products or services, or directly improve the wellbeing of individuals within local communities. The key outcome for LSIP will be substantial numbers of new high quality sustainable jobs.

Once established, LSIP will become a home for research intensive firms seeking high- quality R&D and office space, who seek to collaborate with each other and the University. It will be a destination for dynamic new firms in need of support and a platform for growth.

High- value jobs will be created enabling graduate retention whilst high- level skills are taught and developed on site. It will be an attractive and exciting place to work whilst also being a profitable business.

viSion Statement

tHe LSip WiLL become:

a cataLySt For coLLaboration;�� University-Industry (knowledge exchange)�� Business to Business�� Supply chain innovation and diversification

a Strategic empLoyment Site;�� Deepest skills at the core�� Destination for inward investment�� A new civic site, ‘The Innovation Quarter’

an inStrUment oF economic deveLopment;�� Critical mass of entrepreneurial

and technically skilled people�� Networks, infrastructure and support

to remove barriers to growth�� Key to unlock redevelopment of

83ha Brayford Enterprise Park’


6.1 deveLopment principLeS

The masterplan has been developed following a number of principles which have evolved as a result of the analsis of the site, consultation and the client’s brief. It is intended that the Development Principles should be used to inform future, detailed development of the masterplan.

The attractiveness of the site is important because as well as being a desirable place for research intensive businesses to locate it will also function as a civic space. By encouraging the natural mixing of people from across disciplines and sectors, it will enhance the free flow of ideas, capital and business opportunities. This is not just sophistry but the proven genesis of the success of the 21st century’s most successful and dynamic economic hubs, including Cambridge in the UK.

The Development Principles are as follows: 1. Community2. Integration3. Sustainability4. Water5. Biodiversity6. Flexibility7. Innovative8. Heritage

1. commUnity

Innovation is the serendipitous moment when an experienced entrepreneur buys a highly skilled scientist a cup of coffee…

The creation of a collaborative community is a central aim of the LSIP. This will be facilitated in as broad a range of ways as possible including:�� Creation of communal facilities where users of

the LSIP may meet and mix - the Water Cooler cafe, sports hub, gym, creche, shared offices etc. �� Creation of shared spaces - events field,

courtyards, Quadrangle, pond etc.�� A blend of academia and business (40/60)

on the core Phase 1 and Phase 2 site;�� Formal collaborative spaces to enable

B2B and U2B engagement;�� Networking events to encourage footfall on

site amongst tenants and a wider community;�� Business support to enable growth

amongst tenants and non-tenants alike;�� Programmes to cascade awareness and

benefit beyond the campus border;�� Commercial and philosophical links with

private development at the edge of the site to create a transitional zone between per science and pure commerce.

2. integration

It is important that the LSIP becomes an integral part of the city of Lincoln as an `innovation quarter’. To achieve this the masterplan and future development should seek to identify and realise all opportunities for providing strong linkages with the city centre both physical and intellectual. Identifying barriers and a means of overcoming them has been a key driver of the masterplan process.

There are clear complementarities with the adjoining University Campus and LSIP will be positioned to integrate with the University and enhance this offering as an ‘Innovation Campus’ with academia and industry being diffused throughout.

The University is currently developing a masterplan for its campus to define future development. It is important that the two masterplan processes work in tandem so that opportunities for sharing links with the city centre are identified and delivered.

6.0 DeVelpoMent proposals


3. energy and carbon emiSSionS

The LSIP site and buildings should be designed with excellent environmental credentials, in order to promote sustainability throughout its lifetime and take into account the current planning and regulatory landscape. The buildings will aim for the highest levels of energy efficiency considerred viable, to comply with or exceed BREEAM standards. Zero carbon requirements and Allowable Solutions will also be considered, if applicable, which will depend on the timing of the development in relation to the introduction of new versions of the Building Regulations. This approach will add real value to the scheme and help to manage lifecycle costs.

This could be achieved through elements such as natural or mixed-mode ventilation, passive or low energy cooling systems, solar shading and building fabric efficiency. A range of renewable and low carbon energy generation technologies could be utilised throughout the site, including rooftop solar PV, heat pumps and biomass boilers, with the lower grade land surrounding the site offering potential for the cultivation of energy crops. A wind turbine may also be feasible, if it can be accommodated within the site. A combined heat and power (CHP) plant connected to a district heating network could be viable due to the mix of uses and scale of the development, and the potential to connect to existing buildings on the site which are to be retained is worth considering. Connecting

to buildings off-site may prove difficult due to the physical barriers (canals, river, major roads/railways) bounding the site.

All of these options will be considered further during the detailed design stage of the project, to determine feasibility and viability, and to confirm what will be implemented on-site. The re-use of buildings and application of recycled materials should also be considered from the earliest stages of detailed design, as should sustainable waste management and recycling over the project’s lifetime.

4. Water

Engineered water bodies are characteristic of the site area, of Lincoln and Lincolnshire as a whole.

The introduction of water bodies as an integral part of the landscape infrastructure creates significant opportunities throughout the site to incorporate water efficient sanitary fittings, metering and leak detection, and provide measures such as rainwater harvesting and green roofs, which can aid in managing water runoff and rainfall as well as improving site water efficiency.

�� Use the water bodies for sustainable urban drainage (SUDs) �� Reinforce the character of the site.�� Create a strong identity for the development�� Enhance the habitats present on site and

improve wildlife connectivity across the site. �� Potential to use the water for cooling/warming

systems. Waterbodies can have beneficial effects on external thermal comfort, helping to reduce the urban heat island effect. �� Attenuate future flood events and

mitigate against potential impacts related to climate change, such as rising sea levels or increased rainfall.


5. biodiverSity

Currently, the site has limited habitat value and it is an aim of the masterplan that the redevelopment of the site enhances its biodiversity.

The habitat value of the site will most effectively be enhanced by extending the surrounding habitat into the site. The LSIP could also contribute to multiple local strategic goals for improving green infrastructure and habitat connectivity, especially given its location on the boundary between the city and the countryside.

The redevelopment of the site presents significant opportunities for habitat creation which can be summarised as follows: �� Use of water bodies as an integral

part of the plan to extend the wetland habitats and corridors into the site. �� Introduction of significant numbers of trees onto

the site in the form of avenues, incidental tree planting, carpark tree planting, and formal grids of trees. Tree species should be predominantly native. This will improve air quality, absorb carbon dioxide (a greenhouse gas), provide oxygen, reduce the urban heat island effect and increase habitat and biodiversity.�� Extending blocks of woodland planting from

the railway embankments into the site. �� Enhancement of the low lying marsh to the

north of the HomeLet building.

�� Introduction of grassland in the form of open spaces and verges. Wildflowers and meadow grass should be incorporated where possible to reduce maintenance requirements and increase habitat value. The use of green roofs could further extend the area of grassland. �� Greater species diversity and provision of

connected habitats leading to improved resilience to climate change for both the site and local wildlife, providing natural benefits such as flood attentuation, rainwater absorption and microclimate management.

6. FLexibLe

The masterplan will be developed over the course of 20-30 years. During the course of this time existing technologies will develop, new technologies will emerge and the economic environment will change.

It is important that the LSIP is able to respond to these changes but still be developed in such a way that respects the principles established by this masterplan process. In this way a coherent and cohesive development will emerge.

It will be important to ensure design is focused on long term flexibility and the ability to adapt to a changing climate over the project’s lifetime. By ensuring the development is resilient to a range of possible impacts (flooding, overheating, increased rainfall, etc.), this will help to maintain the usability and value of the site over time and serve as a demonstration of technologies and techniques for adaptation.

It is inevitable that some of the built environment will need to be created for the very specific needs of particular users. However, it is also important that some of the buildings and spaces (internal and external) are flexible to accommodate a diverse range of uses and users.


7. innovative

By providing an attractive campus site that is designed to meet social as well as commercial needs, LSIP will provide the kind of environment where collaboration is second- nature and where great innovation can flourish. In practice, this means investing in high- quality design, considerate landscaping and building social function (cafés, crèches, gyms etc.) into the Master Plan.

The development of the masterplan and the design of the buildings should comply with the parameters defined by this masterplan. However, the design and detailed development should also incorporate elements of innovation to reflect the innovative nature of the LSIP. The exact nature of these will develop over time.

As part of this emphasis on innovation, it will be important to demonstrate a forward-thinking approach to sustainability, in a way that promotes the site, builds its reputation and adds value to the scheme.

8. Heritage

Lincoln is a historic city and the retention of its heritage is an important consideration in how it develops for the future.

The LSIP has already shown that the redevelopment and reimagination of existing buildings (Becor House, Minster House) can be a successful means of creating development on the site. Similarly the University campus contains a number of good examples of how historic buildings may be retained and brought back into use in such a way that retains the heritage but creates a use which is in keeping with contemporary lifestyles.

There are a number of historic buildings on the site which are worthy of retention and which have been incorporated into the masterplan these are:�� The former Pump House at the junction

between Beevor Street and Poplar Avenue�� The brick facades and historic metal work

to the frontages of the warehouses to the immediate south of Beevor Street. �� Any form of renewable/low carbon or energy

efficiency technology utilised will be sensitively designed to mitigate any potential impacts on the heritage and setting of the site.

In addition to retaining worthy historic buildings, the detailed design development of the site should respect the scale and forms typical of an industrial site. Materials should also reflect the industrial heritage of the site.

The north-south grain formed by the industrial buildings to the south of Beevor Street is a link with the site’s industrial heritage and has been used to form a unifying feature of the masterplan.

Other links with Lincoln’s history can also provide rich sources of inspiration for the detailed development of the proposals. Lincoln’s and Lincolnshire’s association with Joseph Banks has fuelled the naming of the Jospeh Banks Laboratories and Lincoln’s status as the birth place of the military tank inspiring the ThinkTank design are two examples of where this has happened previously.


7.0 DesIgn strategIes7.1 SpatiaL Strategy

The masterplan has been developed in such a way as to create clusters of buildings enclosing a series of public or communal spaces connected by pedestrian routes. Many of the routes are long, so as to create connections between the extremities of the site and are orientated to link features within the masterplan. The routes have also been aligned in such a way as to respond to desire or view lines towards the City centre.

The spaces have been designed to vary in size and function with the Joseph Banks Quadrangle forming a quiet, open space and the events field forming a more active area which can accommodate informal recreation, sport and organised events.

It is hoped that the spaces will form the focus for the community which becomes established within the LSIP. Encouraging LSIP occupants to mix will act as a catalyst for the collaboration which the masterplan seeks to encourage.


7.2 retention oF Heritage

The retention, reimagination and re-use of key historic assets within the site is a means of reflecting the industrial heritage of the site.

A good precedent has already been set with the re-use of Becor House (now Joseph Banks Laboratories) and Minster House.

Retention of the warehouse facades to the immediate south of Beevor Street and incorporating them into the masterplan is an important aspiration.

Retention of the former pumphouse (Ruston BucyrusSub Station) has been built into the masterplan. This is an attractive building which with sensitive restoration could be used to house any one of a range of facilitites such as creche, cafe or gallery.


7.3 pedeStrian LinkS to tHe city centre

The LSIP is located within a 10-15 minute walk from the City centre. However, in order to get there the pedestrian has to ovcercome a number of barriers (railway lines, busy roads, water courses) and follow a route with poor legibility.

An objective of the masterplan is that there are clear pedestrian routes which serve the immediate LSIP site linking spaces and communal facilities. These routes will also link with routes to the city centre.

Improvements to existing pedestrian routes through the University campus should also be delivered as part of the masterplan delivery and working jointly with the University masterplan. Improvements should address legibility and perception:�� Legibility - routes should be logically located

on desire lines towards the city centre. Entry points onto these routes should be easily identified. The routes should be clearly differentiated through the appropriate use of surfacing, planting, lighting and signage. �� Perception - The perception of entering private

(University) space should be addressed so that this does not persist as a barrier to movement.


7.4 catHedraL vieW

Views to the cathedral are an important part of differentiating the LSIP from other science parks and an important means of making the LSIP an integral quarter of Lincoln City. Views of the cathedral will also help to orientate visitors with the city centre.

Key views corridors to the cathedral should be identified and protected from being blocked by future development.


7.5 nortH SoUtH grain

The north-south grain formed by the existing warehouses off Beevor Street has been used as a unifying feature of the masterplan.

The north-south grain of the masterplan will create a link with the industrial heritage of the site and produce a distinct identity.

The grain may be achieved through the use of long buildings as shown or by the use of smaller units arranged along the same orientation to achive the same effect.


7.6 drainage and FLood riSk

The site is located within the EA’s flood zone 3. The production of a site wide Flood Risk Assessment linked into the city’s Strategic Flood Risk Assessment should be undertaken as part of the detailed development of phase 2 onwards. The outcomes and recommendations of this work should be used to inform the detailed design development of the site.

Liaison with the EA and Upper Witham Drainage Board early in the detailed design stage for phase 2 onwards is an important part of building flood alleviation and drainage into the proposals as a positive and properly integrated consideration.

The detailed development of the masterplan offers significant opportunities for positive and creative sustainable water management. For example:

• Use and enhancement of the existing low lying, marshy area to the north of HomeLet for use as an attenuation feature linked to other balancing features within the University campus.

• Creation of a large, ornamental water feature which would hold permanent water as well as providing freeboard for additional storage. This would be fed by roadside swales.

• The creation of attractive roadside swales to direct surface water run off into the water storage features has been accommodated within the masterplan.

• Other water features could be created to store surface water run-off before it drains into the wider drainage system around the site. It is recommended that these should be linear features to reflect the linearity of the overall design.

• The creation of a water channel with storage ponds along


the boundary of the site. This channel would be interconnected with the existing maintained drainage system by running extensions from the Fossdyke Delph and Main Drain, thereby creating compensatory storage volume for additional run-off. Creating such a channel as part of the site’s structural landscaping would also create a natural habitat for flora and fauna and help to transform the quality of the local environment. Permanent maintenance access would have to be established, to allow annual maintenance. The Masterplan envisages the creation of a high quality landscaped boundary to the site including provision for public access through it. Responsibility for the maintenance and management of such a park would need to be determined, bearing in mind that it would have drainage as well as other functions.

Flood resilience should be incorporated into the building as appropriate. Raised floors and ground floor parking for example. This will be informed by the Flood Risk Assessment work. The average level of the site is 4.25m AOD, which in 2002 equated to a flood level of 1 in 50 years, therefore, it is recommended that the ground floors of buildings should be set at a minimum of 5.0m AOD, subject to the outcome of FRA work, providing freeboard above that level.

2002 Flood Risk Assessment

In 2002 Lichfield Planning produced a document entitled `Beevor Street/Green Lane Flood Risk Assessment’. The following text is extracted and adapted from this document:

The Beevor Street/Green Lane development area is within a designated flood plain. The low-lying land is at risk from flooding from adjacent and remote elevated rivers.

Flood defences are maintained above the 1 in 100 year fluvial flood levels by raised flood banks on the “main rivers”, maintained by the Environment Agency, and at 1 in 100 year design standards by the pumped system on the “low level” drains controlled by the Upper Witham Internal Drainage Board.

The Main Rivers maintained by the EA are:• Fossdyke Navigation• River Witham• Boultham Catchwater Drain

The area falls within Category 3 (a) ‘Developed areas’ of Planning Policy Guidance note 25 – Development and Flood Risk and is, therefore, considered to be suitable for further development of the type proposed, provided suitable precautions are taken.

The following precautions are recommended:

• The floor levels of new buildings should be set no lower than the 1 in 100 year flood design level;

• The levels of car parking and landscaped areas should be such as to compensate for displacement from raised areas;

• The design and construction of the buildings should incorporate features that take due account of the degree of flood risk so as to resist flooding

and ensure faster recovery from any flooding that may occur;

• An agreement should be entered into with the IDB to provide such improvements to the local watercourses as are necessary and, if appropriate, to minimise the volume and rate of surface water run-off from the redeveloped site, in order to retain the existing standard of protection (1 in 100 years) provided by the “low level” pumped system;

• The local authority and prospective developers should agree with the Environment Agency and the emergency services the precautionary measures that should be taken with regard to flood warning and evacuation procedures.

Fossdyke Navigation and the River Witham are the main receptors for all storm water run-off from the catchment area within Lincoln. These rivers are contained within the “high level” flood defences maintained above design flood levels for 1 in 100 year (in 2002) standard of 5.65m AOD.

The “at grade” or “low level” land drainage system is maintained by the IDB and regulated by a pumped system into the EA main river. This system provides a minimum 1 in 10 year flood protection. The pumped system is interconnected to provide protection against flooding, with Pyewipe and Coulson Road Pumping Stations operating to cater for the design flood flow volumes.

Boultham Catchwater Drain protects the Beevor Street/Green Land area to the south, but because of the low-lying topography of the site could make the whole site


susceptible to flooding from a total failure of the IDB pumping system.

Following severe floods, the IDB “low level” system was upgraded in 1985 to achieve 1 in 20 year maximum flood level of 3.3m AOD and 1 in 100 year maximum flood level of 4m AOD.

Design of development

In common with much of lower, central Lincoln, the Beevor Street/Green Lane area is at risk of flooding, but that risk is not so great as to prohibit further development. Nevertheless, it is clearly important that any further development is planned, designed, constructed and then maintained in such ways that the risk of occasional flooding is allowed for and risk to life and property is minimized. Equally, it is important that the further development of this area does not increase the potential risk or severity of flooding elsewhere and that the site itself is adequately and properly drained.

Concerns about the possible impact of climate change are such as to warrant a precautionary approach, assuming that, at best, the frequency and severity of storms and consequent flooding is unlikely to reduce. The likelihood is that the severity and incidence of storms will increase.


7.7 ServiceS

High speed internet connections will be provided to each building/plot.

A strategy for renewable energy sources will be formulated in more detail as the masterplan is developed. These can be supplemented with existing gas and electrical supplies. More detailed services surveys and appraisals will be required from phase 2 onwards to enable the production of a detailed energy strategy.

Generous grass verges have been created in which services may run. This will make services maintenance, renewal and introduction easier in the future.

Foul drainage will be linked in to the existing site drainage.

Foul Sewer

High Speed Internet

LEGEND


7.8 green corridorS

The development of the site presents significant opportunities for increasing the tree, shrub and grass cover on site. This will have the additional benefit of linking the site to habitat areas beyond the boundaries, with related improvements in climate change resilience, environmental quality and overall site biodiversity.

The Green Infrastructure study for Central Lincolnshire refers to the Lincoln Green Grid initiative which is a proposal to link all areas of the City with the wider Countryside and other key environmental features. The LSIP site is well located to contribute to the delivery of this initiative.

Ecological survey works during the detailed development of the masterplan will identify a number of target species which the landscape scheme should be designed to specifically benefit.


8.0 the Masterplan


9.0 DelIVery9.1 zoning

Zone 1: Highest Skill Level Research & Incubation

Zone 2: High Skill, Technology Businesses

Zone 3: Medium Skill (Transitional)

Zone 4: Low-Medium SkillZone 2Zone 3

Zone 4

Zone 1

Zone 1: Highest Skill Level Research & Incubation

Zone 2: High Skill, Technology Businesses

Zone 3: Medium Skill (Transitional)

Zone 4: Low-Medium Skill

LSIP Land Usage: Concentric Circle Zoning


9.2 tranSition

The physical and intellectual transition between the city centre, University and LSIP has been considered as part of the zoning strategy.

Research and Incubation

Technology Firms

Transitional Office and Industry

LSIP Land Usage: Zoning and Civic Centres


1a

1b

1c

1d

1e

9.3 pHaSing

The masterplan will be constructed in phases. Later phases will need to be flexible to allow for development opportunities, especially in respect of WGC delivery phases to be acknowledged. Phases will be delivered as market forces allow.

pHaSe 1

Phase 1 consists of the already completed ThinkTank, Joseph Banks Laboratories and Minster House. New bui;ldings are proposed to create a coherent cluster of buildings focussed around a communal space.

Poplar Avenue will be reinforced as a `street’ with the construction of two new buildings. Building 1d creates a courtyard space with Minster House. Building 1e serves to incorporate the former pumping station into the masterplan. The character of Poplar Avenue is further enhanced and reinfored with street tree planting.

The space between ThinkTank and Joseph Banks Laboratories is designed as a quiet, contemplative space containing a new cafe (building 1c). The enclosure of the space is completed with building 1a which also serves to screen the unsightly facade of the James Dawson plant.

The Jospeph Banks Laboratories are proposed to be extended towards the Beevor Street frontage perhaps with a glazed structure housing a plant collection.

Environmental improvements are proposed to create a stronger


and more legible pedestrian route to the city centre. To achieve this some parking will be lost fro mbeside the convenience store. This can be offset by the provision of parking to the NW of the Pavilions student accommodation.

USeS

�� Laboratory/Office (University of Lincoln Departments of Pharmacy & Chemistry)�� Laboratory/Office (University of Lincoln

Departments of Animal Behaviour)�� Office/Workshop Space (Creative,

design, innovation and incubation)�� Laboratory/Workshop/Office (LSIP Administration,

collaboration space, STEM firms)�� Laboratory/Office (University of Lincoln

Departments of Pharmacy & Chemistry)

amoUnt

Building 1a: 1 storey: 488m2 (5,250 sq feet)2 storey: 976m2 (10,500 sq feet)Building 1b: 1 storey: 467m2 (5,030 sq feet)2 storey: 934m2 (10,060 sq feet)Building 1c: 1 storey: 148m2 (1,597sq feet)2 storey: 296m2 (3,194 sq feet)Building 1d: 1 storey: 965m2 (10,390 sq feet)2 storey: 1,930m2 (20,780 sq feet)Building 1e: 1 storey: 622m2 (6,699 sq feet)2 storey: 1,244m2 (13,398 sq feet)


pHaSe 2

Phase 2 occupies the land to the west of phase 1 and Poplar Avenue. This phase can largely be delivered using the existing roads without the need for the construction of new roads.

Buildings 2a and 2b complete the creation of Poplar Avenue as a street with active frontages facing onto it. Buildings 2e and 2f reflect the north-south grain and create enclosed parking courts with building 2e completing the enclosure. Building 2c links the Edge West building with Homelet to form a consistent frontage onto Ruston Way.

Buldings 2i - 2k form a loop enclosing an active, communal oval shaped space and forming a frontage onto the future road. The oval space is complemented with a pavilion which houses facilities such as a cafe, changing rooms and flexible space. Building 2g could house a gymnasium or other communal facility.

A generously wide, tree lined boulevard is formed to link the oval space with the Joseph Banks Quadrangle. The footpath along Ruston Way is extended around this phase. other diagonal pedestrian links are formed to create a permeable and well connected development.

2c

2d

2a

2b

2e

2F

2g

2H

2i2J

2n

2m

2L2k


USeS

The Phase two site will address four specific elements of the LSIP plan;

1. Inward Investment/Owner Occupier – Plots will be made available either as LSIP owned premises on long term lease or as leasehold owner occupied. This is designed for larger firms seeking significant regional or national headquarters. These firms should fit into the overall LSIP innovation brief an may be expanding local firms and those relocating locally or nationally;

2. Grow on space – Single or larger multiple occupancy buildings designed to meet the expansion needs of firms already on site or expanding within the LSIP catchment area;

3. Research and Innovation Institutes – Collaboration buildings designed to meet specific innovation needs in the local business community. These will be informed by the market, often with a significant private sector market, but constituted by the University and part- funded by the public purse;

4. Social facilities – servicing both the LSIP community and the growing commercial sector around LSIP, this may include cafés, a restaurant, a gym, a crèche and other facilities as dictated by demand.

amoUnt

Building 2a: 1 storey: 1,004m2 (10,805 sq feet) 2 storey: 2,008m2 (21,610 sq feet)Building 2b: 1 storey: 758m2 (8,155 sq feet)2 storey: 1,516m2 (19,342 sq feet)Building 2c: 1 storey: 578m2 (6,224 sq feet)2 storey: 1,156m2 (12,448 sq feet)Building 2d: 1 storey: 471m2 (5,072 sq feet)2 storey: 942m2 (10,144 sq feet)Building 2e: 1 storey: 896m2 (9,641 sq feet)2 storey: 1,792m2 (19,282 sq feet)Building 2f: 1 storey: 682m2 (7,340 sq feet)2 storey: 1,364m2 (14,680 sq feet)Building 2g: 1 storey: 626m2 (6,736 sq feet)2 storey: 1,252m2 (13,472 sq feet)Building 2h: 1 storey: 233m2 (2,503 sq feet)2 storey: 466m2 (5,006 sq feet)Building 2i: 1 storey: 442m2 (4,757 sq feet) 2 storey: 884m2 (9,514 sq feet)Building 2j: 1 storey: 640m2 (6,889 sq feet)2 storey: 1,280m2 (13,778 sq feet)

Building 2k: 1 storey: 360m2 (3,875 sq feet)2 storey: 720m2 (7,750 sq feet)Building 2l: 1 storey: 472m2 (5,084sq feet)2 storey: 944m2 (10,168 sq feet)Building 2m: 1 storey: 409m2 (4,401 sq feet)2 storey: 818m2 (8,802 sq feet)Building 2n: 1 storey: 551m2 (5,929 sq feet)2 storey: 1,102m2 (11,858 sq feet)


pHaSe 3

Phase 3 occupies the far west of the site. Its development will necessitate the implementation of a highway which will link the end of Ruston Way with the end of Beevor Street creating a continuous loop road serving the LSIP. The completion of this road will provide access to development plots between it and the railway.

In addition to the road the cycleway which lines the northern side of Ruston Way can be extended around the new road.

A key feature of this phase is to extend the existing woodland planting bordering the railway into the site to increase the amount of habitat and enhance biodiversity.

3a3b

3c

3d

3e


USeS

Phase 3 & 4 may or may not be acquired as LSIP development land. Nevertheless, it has been be considered as part of the master planning process. Every endeavour will be made to ensure complimentary zoning. This space is seen as being less tightly focussed on LSIP’s core innovation agenda. Therefore, it is transitional land between specialised innovation use and broader commercial office space. Nevertheless, expansion of the local community is a positive factor for LSIP both in terms of its eco- system and commercial demands on its infrastructure and business services

amoUnt

Building 3a: 1 storey: 744m2 (7,900 sq feet) 2 storey: 1,488m2 (15,800 sq feet)Building 3b: 1 storey: 375m2 (4,036 sq feet)2 storey: 750m2 (8,072 sq feet)Building 3c: 1 storey: 1,025m2 (11,028 sq feet)2 storey: 2,050m2 (22,056 sq feet)Building 3d: 1 storey: 2,775m2 (29,874 sq feet)2 storey: 5,550m2 (59,748 sq feet)Building 3e: 1 storey: 991m2 (10,667 sq feet)2 storey: 1,982m2 (21,334 sq feet)


pHaSe 4

Phase 4 is located to the south of Beevor Street on land currently occupied by the large warehouses.

The proposals consist of a series of larger buildings whose height reflects the height of the current warehouses. The buildings may be single or double storey.

Where the proposed buildings are single storey the large volume allows for a wide range of uses such as:�� Conference space�� Cinema �� Film studios

Large volume, single storey buildings can also be subdivided or pods can be introduced to create a different offer for smaller businesses which enjoy sharing space with other, similar companies.

4a

4b

4c

4d

4e

4F

4g

4H

4i

4J

4k

4L

4m


amoUnt

Building 4a: 1 storey: 2,359m2 (25,394 sq feet) 2 storey: 4,718m2 (50,788 sq feet)Building 4b: 1 storey: 1,433m2 (15,426 sq feet)2 storey: 2,866m2 (30,852 sq feet)Building 4c: 1 storey: 1,515m2 (16,309 sq feet)2 storey: 3,030m2 (32,618 sq feet)Building 4d: 1 storey: 651m2 (7,009 sq feet)2 storey: 1,302m2 (14,018 sq feet)Building 4e: 1 storey: 1,322m2 (14,232 sq feet)2 storey: 1,604m2 (28,462 sq feet)Building 4f: 1 storey: 973m2 (10,468 sq feet)2 storey: 1,946m2 (20,936 sq feet)Building 4g: 1 storey: 1,748m2 (18,811 sq feet)2 storey: 3,496m2 (37,622 sq feet)Building 4h: 1 storey: 595m2 (6,401 sq feet)2 storey: 1,190m2 (12,802 sq feet)Building 4i: 1 storey: 903m2 (9,721 sq feet) 2 storey: 1,806m2 (19,442 sq feet)Building 4j: 1 storey: 903m2 (9,721 sq feet)2 storey: 1,806m2 (19,442 sq feet)

Building 4k: 1 storey: 843m2 (9,075 sq feet)2 storey: 1,686m2 (18,150 sq feet)Building 4l: 1 storey: 989m2 (10,650 sq feet)2 storey: 1,978m2 (21,300 sq feet)Building 4m: 1 storey: 989m2 (10,650 sq feet)2 storey: 1,978m2 (21,300 sq feet)


SUrveyS and otHer StUdieS

The development of Lincoln Science and Innovation Park will require a significant number of surveys, reports, engineering solutions and masterplans covering hydrology, transport, decontamination and regeneration. Clearly, this is a significant undertaking with involvement from a large number of stake-holders including the University of Lincoln, Lincolnshire Co-op, the City of Lincoln Council, Lincolnshire County Council, the Environment Agency, the Upper Witham Drainage Board, future tenants and development partners. Set out below is the planned schedule of site-wide reports and development specific reports. Undertaking a full site survey including full drainage solutions at this time is not viable for several reasons:

• The development timeline for LSIP is 40+ years. Designing holistic solutions for that period given uncertainty over future technologies, variations from the Masterplan, availability of funding etc is likely to render any site-wide piece of work irrelevant in a very short period of time;

• Currently, LSIP controls c.15acres of the whole estate (c. 30%). Land consolidation across the site is an uncertain process and may significantly alter the Masterplan. Relying on land currently outside of LSIP control as part of any site management solution is highly risky;

• The phased development process is designed to make costs and risks of the development process

proportionate whilst unlocking future phases by designing scalable solutions at each phase.

Future planning applications will also need to be accompanied by all relevant and up to date technical assessments such as Transport, Flood Risk and Contaminated land.

As part of the masterplan planning process a screening opinion will need to be requested from the LPA in respect to the need for an EIA. The outcome/recommendations of these assessments will need to be considered as necessary.

A full schedule of the expected timings of each phase and the associated surveys and planning is given below.


Schedule of Surveys, Hydrological Engineering, Traffic and Environmental Impacts

Phase Location Impact Strategy Surveys/Reports

Phase 1

Year 1>5 (2012-2017)

7.5 acre site comprising pre-developed structures, existing buildings which are being repurposed or demolished and replaced.

The development of Phase 1 will reduce building density from c.6150m2 to c.5650m2, whilst retaining and enhancing permeable areas and directly replacing semi, low and medium skill jobs with high skilled jobs.

There is already an effective surface water and water management solution for the site. This is being enhanced on a building-by-building basis.Equally, since employment levels are remaining relatively static – replacing one type for another with volumes remaining stable, additional traffic volume is minimal.

Undertaken on a building-by-building basis as per the prevailing planning requirements.

Phase 2

Year 3>10 (2015-2022)

6.5>8 acre site currently comprising concrete surface for freestanding storage and a single warehouse intended for demolition.

The Phase 2 development will be predominantly new developments, replacing hard surfacing with new structures. There will be some offset of current employment but most jobs on site will be new to the area.

Increase surface permeability;Increase arboreal foliage cover;Enhance drains where necessary;Introduce balancing pools where necessary;Enhance public transport provision (bus routes, cycle hire).

Phase 2/3 Hydrology;Flood mitigation, water management engineering plan;Phase 2 Traffic Survey and development of Phase 2-3 Transport Masterplan;Update Phase 2 ground contamination/environmental study;Additional surveys undertaken on a building-by-building basis as per the prevailing planning requirements.


Phase 3

Year 6>20 (2018-2032)

c.11.5 acre site with mixed scrapyard, concrete surface, grassed areas and marsh.

Currently (a) metal recycling yard (b) surface storage and (c) undeveloped marshland. This land is highly suited to improving the overall resilience of the site to flood and to enhance water management. New developments will almost wholly be new jobs.

Formalise current run-off areas;Enhance drain provision (inner railway loop);Undertake significant ground decontamination;Increase surface permeability;Increase arboreal foliage cover;Link in to Western Growth corridor.

Detailed Phase 3 Flood mitigation, water management engineering plan;Detailed Phase 3 Ground Contamination/Environmental Survey;Detailed Phase 3 Traffic Survey;Additional surveys undertaken on a building-by-building basis as per the prevailing planning requirements.

Phase 4

Year 15>40 (2027-2052)

25.5 acres comprising large warehouses, concrete surfacing and limited grassed areas.

Re-develoment of some structures, demolition and replacement of others. Building density is expected to be reduced from 36250m2 to 15250m2.There will be a significant amount of job offsetting, although total employment volume is likely to increase.

Extension of Phase 3 Hydrological Engineering Solution;Increase surface permeability;Increase arboreal foliage cover;Link in to Western Growth corridor.

Full Phase 4 Site SurveyDetailed Phase 4 Hydrology Engineering Plan;Phase 4 Traffic Survey and development of Phase 4 Transport Masterplan;Additional surveys undertaken on a building-by-building basis as per the prevailing planning requirements.

Designers of the London 2012 Olympic Parklands

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