EXECUTIVE
3 AUGUST 2015
SUBJECT:
LINCOLN SCIENCE AND INNOVATION PARK (LSIP)
MASTERPLAN
DIRECTORATE:
DIRECTORATE OF DEVELOPMENT & ENVIRONMENTAL
SERVICES
LEAD OFFICER:
MICHELLE SMITH – REGENERATION OFFICER & NEIL
CUTTELL – REGENERATION MANAGER
1.
Purpose of Report
1.1
To request that Executive consider and endorse the principles of the draft LSIP
Masterplan in the context of the City Council’s adopted Growth Strategy. The final
document is expected to be the basis of a series of formal phased planning
permission applications for public consideration by Planning Committee starting
early in the new year.
2.
Executive Summary
2.1
The LSIP project is led by the University of Lincoln and Lincolnshire Co-op and
aims to develop this key strategic site located just off Tritton Road, adjacent to the
Western Growth Corridor Site as a focal point for science and technology
innovation and investment across the region.
2.2
Comprising 12.16 hectares of land and the proposal builds on existing
development and historic Enterprise Park planning in the area, which includes the
Think Tank and Joseph Bank Laboratories.
2.3
City of Lincoln Council, in partnership with LSIP Ltd (University of Lincoln and
Lincolnshire Cooperative) appointed LDA Design in April 2014, to produce a
Masterplan for the site. A draft Masterplan has now been completed and Members
are requested to note and support the emerging principles as a first stage in the
project programme which is currently aiming for formal planning approval of Phase
2 early in the new year. (Phase One has been assembled via a series of
independent developments comprising Think Tank, Joseph Banks Laboratories
and the forthcoming Boole Technology Centre).
3.
Background
3.1
The City Centre Masterplan - Linking Lincoln identifies the LSIP as a site of vital
significance in Lincoln’s sustainable growth. The project has been identified in the
Growth Strategy as a tool to develop a world-class university and science and
innovation park, a UK leader in knowledge creation and transfer and support
grounding breaking approaches on energy provision to create a Low Carbon
Lincoln.
3.2
Lincoln Science and Innovation Park (LSIP) Ltd is a joint venture between the
Lincolnshire Co-operative and the University of Lincoln, established to develop a
site adjacent to the main university campus in the heart of Lincoln. It also draws
upon a strong link with the City of Lincoln Council which owns the Think Tank, an
essential element of the Park, and is the principal developer of the adjacent and
complementary Western Growth Corridor. Development of the wider site provides
the capacity for LSIP to attract local, national and international organisations, large
and small by providing facilities, services and opportunities for collaboration
processes. LSIP aims to be a gateway for the growth and productivity
improvement of existing businesses and support sustainable additional
employment opportunities both on and off the site. In pursuit of its mission, LSIP
will be mindful of environmental sustainability and the potential to deliver against
the City’s strategic low carbon targets.
3.3
David Rowe, former Chief Executive of University of Warwick Science Park,
carried out a detailed technical report for LSIP in June 2013. The strong vision and
mission statements provided within the report explicate the City’s expectations and
preferred approach to delivery.
3.4
The key factors that the Draft Masterplan has considered are;
Spatial planning and layout - On the core site, it has established a framework for
highway, pedestrian movement, drainage and green infrastructure, parking
provision and movement into and out of the site. Consider linkages and zoning in
consideration of the wider site.
Deliverability - Consider potential phasing options and how they would be
achieved
Sustainability - Identify sustainable options (BREEAM Communities or
equivalent), consider environmental credentials and include long term
maintenance considerations. Identification of utilities capacity - existing and
potential heating system options. Analysis of flood risk implications and previous
land use/contamination.
A Gateway - Creating an environment which will entice businesses to want to
locate within the site and identifying where the main entrance/entrances should be.
3.5
The Masterplan’s objectives for the area are to establish a core site that promotes
economic regeneration of the wider area through the provision of a flagship
innovation through collaboration environment with mixed academic, light industrial
and entrepreneurial use. It will create an environment that will attract high skill job
opportunities, whilst providing key connectivity to the proposed Western Growth
Corridor urban extension.
The document had to enable supporting facilities on site or nearby i.e. crèche,
training facilities, and create a cohesive public realm design which takes into
account landscape context and biodiversity; must include functionality of open
spaces and green infrastructure and demonstration of how the site will respond to
local communities, in terms of access, facilities and employment opportunities.
Recognising the relationship to the existing City Centre Masterplan ’Linking
Lincoln’ released in May 2013, the University of Lincoln Masterplan 2011 and the
Growth Strategy for Lincoln 2014-2034.
3.6
In April 2014, The City of Lincoln Council, LSIP and Lincolnshire County Council
appointed LDA Design to carry out a detailed Masterplan for the LSIP site (see
Appendix 1).
4.
Main Body of Report
4.1
Since appointment in April 2014, LDA design have undertaken extensive
consultation with a range of key stakeholders, including LSIP Ltd, Lincolnshire
County Council (Highways, Places Manager and Planning and Environment),
University of Lincoln, Lincolnshire Co-op, GLLEP, Environment Agency, Upper
Witham Drainage Board City of Lincoln Council (including WGC, Planning,
Development and Environmental Services and Regeneration Department) local
and regional developers and a range of private sector supply chains.
The feedback from the consultation has been fed into the Draft document that we
are asking the Executive to consider and support.
4.2
The draft Masterplan (Appendix 2) examines the regeneration options for the site
and provides a framework to guide development and support the planning process
and sets out the vision and objectives for LSIP.
4.3
The principles and concepts that have emerged from the consultation and analysis
have identified movement and public realm strategies and a series of development
principles and concepts which provide a robust basis for the development of the
LSIP and provide an important strategic planning steer for the area.
4.4
The LSIP 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 the important social and cultural sensitivities.
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.
4.5
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 space for multi and sole
occupancy,
 Provide and demonstrate next generation technologies (e.g. ultraband)
 Become a hub for 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.
4.6
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.
4.7
The Vision Statement for LSIP is to enable the area to 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
ƒƒKey
4.8
to unlock redevelopment of
The Masterplan has been developed following a number of principles, which have
evolved as a result of the analysis 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 whilst allowing for flexible and
opportunistic development.
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. Community
2. Integration
3. Sustainability
4. Water
5. Biodiversity
6. Flexibility
7. Innovative
8. Heritage
Critically, LSIP will retain and repurpose a proportion of the heritage fabric on site
(e.g. Becor House/Joseph Banks Laboratories) whilst developing new, modernist,
future-focussed buildings alongside. It will also recognise its unique position sitting
between the Boultham Mere wildlife preserve and green corridor and the city
centre. Extending ‘green tendrils’ through the site will help enhance the site whilst
creating a differentiated character.
4.9
The delivery of the site will be undertaken in 4 phases:
Phase 1
Phase 1 consists of the already completed Think Tank, Joseph Banks
Laboratories and Minster House and the planned Boole Technology Centre. New
buildings are proposed to create a coherent cluster of buildings focused around a
communal space.
The usage of the space includes Laboratory, Offices and Workshop space.
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. It consists of the already completed (privately owned)
HomeLet Building. Absorbing and not disrupting existing developments is a key
principle of this Phase and also provides LSIP with a critical mass of workers on
site to unlock early development of amenities infrastructure.
The usage of the space will include Inward Investment/Owner Occupier space,
Grow on space, Research and Innovation Institutes and Social facilities.
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.
Phase 3 and 4 may or may not be acquired as LSIP development land, therefore it
is transitional lance between specialised innovation use and broader commercial
office space.
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:
 Engineering laboratories
 Testing Facilities
 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.
5.
Strategic Priorities
5.1
Reduce Poverty and Disadvantage by


Establishing a world class science and innovation park within the heart of
the City. Through the development of a Masterplan for the area, which will
help to attract investment from businesses and promote development of a
high quality mixed used site, creating jobs for people in Lincoln and the
surrounding areas.
Supporting the continued growth and progress of the University of Lincoln
to become a Top 40 UK HEI, ensuring effective translation of these benefits
to the City and its residents.
5.2
Reduce the City’s carbon footprint by
 Attracting inward investment to provide environmentally friendly jobs and
commerce especially in green technologies
 Improving transport, health, education and leisure choices while
emphasising zero carbon and energy efficiency. Considering energy
efficient approaches and improved renewable energy use.
 Ensure green infrastructure and historic landscapes, biodiversity, water,
flood and waste issues are managed in an environmentally sustainable
way.
6.
Organisational Impacts
6.1
Finance (including whole life costs where applicable)
The cost of producing the LSIP Masterplan is £33,458.50, this was funded as
follows:
£3000
Lincolnshire County Council
£15,229.25 LSIP Ltd
£15,229.25 City of Lincoln Council
The City of Lincoln Council costs have been funded from within existing DDES
budgets.
6.2
Legal Implications incl Procurement Rules
The procurement of the LSIP Masterplan was undertaken in line with COLC
Procurement Rules.
The proposed LSIP Masterplan will be subject to full Planning Permission.
6.3
Land, property and accommodation
COLC are a landowner of Think Tank which is located within the LSIP site.
6.4
Human Resources
Officer time to attend LSIP Project and Board Meetings
7.
Recommendation
7.1
To request that Executive consider and endorse the principles of the draft LSIP
Masterplan in the context of the City Council’s adopted Growth Strategy.
7.2
To request that the LSIP board undertake further public consultation throughout
the future development stages of the LSIP Masterplan delivery.
Key Decision
No
Do the Exempt
Information Categories
Apply
No
Call in and Urgency: Is the
decision one to which Rule
15 of the Scrutiny
Procedure Rules apply?
No
Does the report contain
Appendices?
No
List of Background
Papers:
Lead Officer: Neil Cuttell
Telephone: 873466
None.
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