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MDP DESIGN STATEMENT

FOR THE

PROPOSED REDEVELOPMENT

OF

LUNESIDE, LANCASTER,
UNITED KINGDOM

CRAIG ASQUITH
august 2009
CONTENTS
2 INTRODUCTION

2 Location
4 Description of the Site
5 History
5 - The Site
8 - James Williamson II (Lord Ashton)

10 CONTEXT and SITE APPRAISAL

10 Historic Fabric
10 - the City
10 - Architectural Style
13 The Site and the City
14 Landscape Setting
16 Site Analysis - Planning
18 Site Analysis - History
18 Site Analysis - Views
20 Site Analysis - Physical Setting
21 Site Analysis - Flooding
22 Site Analysis - Access
23 Site Analysis - Microclimate
24 Site Analysis - Built Assets
26 Site Analysis - Ecology and Conservation
28 Site Analysis - Summary

29 DESIGN APPROACH

29 Brief
30 Partners
30 Strategy
31 The Lancaster Environment Centre
32 Concept

33 SITE PLANNING

33 Layout - Lines in the Landscape


34 Strategic Masterplan
35 Campus Masterplan
36 Spatial Organisation

38 DESIGN DEVELOPMENT

38 Planting Strategy
39 Landscape Framework
41 Precedents
42 Visualisations

44 REFERENCES

1
INTRODUCTION

Location
The site is a 25ha area of riverside, occupying a former industrial area in the
historic city of Lancaster, in northwest England (see figures 1-3).

Although the city of Lancaster is in the far north of Lancashire, close to the remote
fells of the Lake District and the expanse of Morecambe Bay, it is well connected
to the major conurbations of NW England by motorway, road and mainline
railway. The closest airport is Blackpool, with Liverpool and Manchester airports
providing good international connections.

Figure 1 Location of Lancaster

Figure 2 Lancaster and Morecambe

LANCASTER

1:130,000

2
Luneside

Figure 3 Lancaster and Luneside (the site)

3
Description of the Site
The area is a chaotic mixture of derelict or vacant nineteenth and early-mid
twentieth century industrial buildings, waste land (with some contamination
issues), isolated modern industrial units (small and large), untidy street and
unorganised public space, and an under-utilised riverside. In short, the area is
run-down and neglected (see figure 4).

Figure 4 Aerial images of


the site

The site is bounded and physically constrained to the north by the river Lune.
East of the site is the Castle Conservation Area including Lancaster Castle it-
self, the Priory Church and the historic waterfront of St. George’s Quay (which
contains converted warehouses and new buildings providing a mix of housing,
office, food and drink and heritage uses). To the south is an area of established
residential communities, including the Marsh housing estate. “The Marsh”, as
it is known, is a run-down former council estate, and has been identified by the
City Council as a priority for economic and social regeneration.

The area has not benefitted from any significant investment from either public or
private sources.

The river itself is tidal, and from this point widens to become a broad estuary

4
with mudflats and saltmarsh, part of the wider Morecambe Bay system. The estu-
ary is a SSSI, the boundary of which is just 200 metres from the site.

Lancaster City Council has also acknowledged that regeneration of this area is a
long term objective, describing the site in a brief for a neighbouring area as “… an
extensive area of derelict and underused previously developed land. Despite de-
velopment constraints, this is Lancaster’s major resource of brownfield land with
potential for redevelopment in the long term.” (Lancaster City Council, Luneside
East Development Brief, 2004).

The area’s assets include:

1. Edge of city centre location


2. Backdrop of Lancaster Castle and the Priory Church
3. River frontage and views into and out of the area
4. The river itself – its ecology and recreational potential
5. Flat, developable land

There are obvious problems that the site imposes – existing structures, contami-
nated land, and restricted access via the Quayside and the surrounding residen-
tial areas.

History

The Site

Lancaster held an important role as major port during the 18th century. Be-
fore this time Lancaster was essentially a fortress “border” town and ad-
ministrative and legal centre; the scene of many an Anglo-Scottish skirmish.
But the Lune was wide enough and deep enough to allow ocean-going ves-
sels to load and unload close to the heart of the city (see fig 5). International
trade (cloth and hardware in return for sugar, spices, cotton, etc from the West
Indies) flourished and the city needed
facilities – quays, warehouses, custom house and
ship yards.

Figure 5 New Quay 1865 (left) and St George’s


Quay in c. 1790 by Gideon Yates (below)
This infrastructure gradually extended westwards along the southern bank of
the Lune from the historic core. First, St George’s Quay built in 1749, then Ford
Quay in 1767, and later the New Quay in 1787. New Quay and its associated boat
yards and warehouses stood where the current developable site faces the river
(see figures 5 and 6).

Ford Quay 1767 St. George’s Quay 1749

New Quay 1787


extent of Lancaster
Luneside early 1700s

1:25,000

Figure 6 Lancaster’s quays

Lancaster’s role as a port declined in the early 19th century due to competition
from other ports, including nearby Glasson, and the difficulty of ever larger ships
navigating the Lune. However, this trade had brought considerable wealth to
the city, and had transformed it into a mercantile and commercial centre. Indus-
tries and trades that had developed as a result of foreign trade (cloth, furniture
and engineering), would flourish. As the quayside fell into decline, industrialists
occupied the site, and one in particular, a James Williamson (senior), had estab-
lished a coated fabrics works there.

It was James Williamson (junior), however, who, in the 1870s, transformed the
business and the site into what became one of the city’s largest employers. The
new Lune Mills Factory, on the site of a recently bankrupted shipyard, produced
floorcloth, then blindcloth and finally, in 1887, cork linoleum. After the acquisi-
tion of further land from Lancaster Corporation in 1889, major development of
the firm proceeded quickly. The works finally grew to cover twenty-one acres
(see figures 7 and 8).

Figure 7 Lune Mills c. 1950


Figure 8 Lune Mills from the river c. 1900

Many of the buildings are red brick (see figure 9), due in large part to the fact that
they were constructed from left-over bricks from a former brickworks. However,
the buildings facing the river were stone-faced and rather more ornate, accom-
modating the factory’s offices.

Figure 9 Brick-built factory (visible in figure 8, circled)

By 1894, Williamson’s were employing 2,500, and by 1911, the firm employed
around 25% of Lancaster’s working men and women.

Production reached its peak in the 1950s, but the following decade was to see the
company taken over by its rival, Nairns of Kirkcaldy, and the operation in Lan-
caster was gradually wound down, with the majority of production transferred
to Scotland. The company was then owned by Forbo Kingfisher Ltd, and finally
Forbo Lancaster Ltd, with production eventually ceasing in 1999.

Since 1999 the site has been occupied by a variety of businesses, but much of it
has remained vacant, derelict and neglected. Recent modern additions were built
in the late 1990s, and there have been limited plans to redevelop the site (mainly
housing and mixed use). However, the plan proposed in this document is a far

7
more ambitious and exciting prospect for the site, and the city, than any so far
proposed.

James Williamson II (Lord Ashton)

The site and city owes much of its Victorian and Edwardian character to James
Williamson (senior) (see figure 10). He was a philanthropist – donating money
to civic projects and other worthy causes in Lancaster and Lytham St. Anne’s, on
the Fylde coast.

To Lancaster, he donated the Queen Victoria Monument and the new Town Hall,
(both in Dalton Square), the Ashton Wing of the former Royal Albert Hos-
pital, Ashton House at Lancaster Royal Grammar School, Ashton Hall, and
money to help build other local hospitals. He also completed the works
and renovation of Williamson Park, started by his father, with the build-
ing of the Ashton Memorial (see fig 11), which overlooks the city, and
is visible from the site. On the opposite side of the river from the site
is Ryelands House and park – his home in the city (see figure 12).
The park was transferred to the City in 1931, with some of it being
used to build the Ryelands and Skerton housing estates in the mid-
1930s. Ryelands Park, Williamson Park and the site of the former
Lune Mills form a “triangle of influence” (see figure 13), enveloping
the city.

It is notable that he did not build homes or provide other benefits for
his employees.

Amongst his many civic roles and titles, he was the Liberal MP for Lan-
caster (1886-95), and ultimately elevated to the peerage and the House of
Lords in 1895, becoming Baron Ashton of Ashton. He died in Lancaster
in 1930 at the age of 88, leaving a fortune of £10.5 million.

Figure 10 James Williamson (Lord Ashton)

Figure 11 Ashton Memorial,


Williamson Park, Lancaster
Figure 12 Ryelands Park and House (inset)

Figure 13 Ashton’s influence

Skerton
Ryelands
Ryelands
House and Park

Luneside

Williamson Park

1:50,000

Historical sources: Lancaster City Council Property Services and website; White (ed) 2001

9
CONTEXT AND SITE APPRAISAL

Historic Fabric

The City

Lancaster is delightful mixture of Georgian, Victorian, Edwardian and modern


architecture.

A Roman fort was established here, but the first major phase of urban expansion
took place in mediaeval times, at the foot of the castle, with little further growth
until in the 18th century, when the town expanded with classically-planned
areas. However, only in the late 19th century did development expand beyond
the confines of the canal and railway. In the twentieth century, there were some
planned suburban developments, but generally, development has been piecemeal
and unplanned. The early 20th century town lacked any overall structure or plan
form, and the organic and haphazard nature of development has remained a
feature of the town’s growth.

During the 19th and 20th centuries, growth absorbed surrounding villages and
eventually closed the gap between Lancaster and Morecambe. Early to mid 20th
century housing estates dominate the suburbs, and feature as the main aspect of
urban expansion during that period.

Modern commercial and industrial areas have been limited to development at


Luneside and along the northern arterial road. Late 20th century development
occurred between Morecambe and Lancaster along the route of the former electric
railway line.

The town’s 18th century mercantile prosperity led to its almost total rebuilding
in stone. The stone was gained from local quarries, and was very pale when
fresh and used flush, as ashlar, on public faces. Flagstone was used for flooring,
fireplaces and roofing. However, by the early 19th century, flags were replaced
for roofing by Coniston slates (White 2000). By the late 19th century brick was
being used for some of the newer terraces.

Architectural Style

Lancaster has a stunning architectural legacy, and it has over 300 listed buildings.
It has many notable Georgian buildings including those on the St George’s Quay
(the Custom House and a range of Georgian warehouses), and in the town centre
(the old town hall (now the museum), the Assembly Rooms, Penny’s Hospital
and many of the buildings surrounding Castle Hill). Beyond the historic core,
Lancaster has a very different - and substantially Victorian - character, dominated
by important buildings in the Gothic style. Equally dominant, are the streets of
terraced housing, dating from the 1870s through to the early 1900s. Lancaster
differs from Morecambe, and most other Lancashire towns, because its heritage is
so diverse; it is not limited to a single period of major development (LCC 2006).

Historical sources: Lancashire County Council Historic Town Survey: Lancaster (2006); White
(ed) 2001; White (2000)
10
Lancaster Castle Typical terraced street
St. George’s Quay

A canal-side mill

Skerton Bridge

Victoria Monument

Ashton Memorial

Lancaster Town Hall

Old town hall, now City Museum

Inter-war housing estate

11
Lancaster’s Catholic cathedral

Lancaster c. 1780

The Music Room Church Street

Penny’s Hospital

Penny Street
The Judge’s Lodgings

Custom House, St George’s Quay

Former St. Anne’s Church, now the


Duke’s Theatre

12
The Site and the City

The site sits between the city and the saltmarsh, but it neither links nor pays
reference to either. As the site was developed, it introduced a new character to the
city - industrial, harsh and grimy. From historical maps (see figure 14), it is clear
that the site was developed on a grid, though it is also likely that development was
piecemeal; that the site as a whole as it ultimately became was not pre-planned.
Clearly constrained by the river and the railway (built 1833), the site has always
been physically isolated, forming a distinctive ingredient to the mixture that is
Lancaster.

Figure 14 Historical maps of the site


1844

1:14,500

1891

1931
13
Landscape Setting
Figure 15 Landscape character
The city, including neighbouring
Morecambe, sits within the
Morecambe Coast and Lune
Estuary countryside character area 1:57,000

(Lancashire County Council, 2000).


This area is characterised by coastal
lowlands (including large areas of
saltmarsh, reclaimed mossland and
marsh), rising sharply inland to the
Bowland Fells to the east (see figures
1 and 15). Between the coast and the
Bowland Fells the rural landscape is
dominated by enclosed pasture, rough
grazing and picturesque villages.
Lowland topography is characterised
by drumlin fields (with the drumlins
having a generally north-south
orientation), which have been washed
away at the coastal fringes. To the
West is Morecambe Bay and the Irish
Sea. Wide panoramic views across
the lowlands can be gained from high
ground (for example from the castle,
Williamson Park, the Bowland Fells).
Parts of the coastal plain (between
Lancaster and Heysham, for example)
can feel windswept, bare and remote.
The immediate area has a generally
urbanised and suburban character
(see photos below).

Figures 16 and 17 show by means of aerial photography the character of the city
and surrounding area.

14
White Lund Morecambe
saltmarsh Ind. Estate

landfill site
Salt Ayre Sports
Aldcliffe Marsh Luneside Centre

Railway Station
Castle
St. George’s Quay

Old Town Hall


(Museum)
Figure 16 Aerial photograph of the city

Town Hall Dalton Square


Figure 17 Aerial photograph of the area east of the city

drumlin fields

M6

Ashton Memorial

Williamson Park

Site Analysis - Planning

The following points are summarised from the Lancaster District Local Plan
(LDLP) and illustrated in figure 18:

Designation

Employment Area

Housing

Part of the site is capable of accommodating 400 dwellings, but the following
issues obviate residential development:

ground contamination
existence of industrial/commercial activities
poor road access
flood risk

This means that the Council cannot commit to carrying a proposal for housing
forward into the Local Plan. Indeed, a recent council audit of the district’s housing
needs (LCC public inquiry document published 2007) concluded that current
and projected requirements could be adequately provided for from the current
available land for new housing within the LDLP.

16
Recreation

There is a shortage of recreation space in the district, with the Council committed
to continuing to develop Salt Ayre (sports centre) and the former landfill site (for
sports and informal recreation), on the opposite bank of the river.

Lune Riverside Park (upstream) will continue to be developed and advance the
promotion of cycling along the riverside.

Employment

The service sector is growing, particularly within education and tourism. 78% of
those employed in the district are engaged in the service sector.

Some land on the site is unattractive or subject to some form of contamination.


Where there is no possibility of employment, the Council will encourage re-
cycling of land for other purposes.

Within the LDLP the amount of land required for employment 1991-2006 is 100ha.
Between 1991 and 1996, only 9ha of land was developed for employment, with
the vast majority of land allocated for employment being unused.

There is a substantial stock of vacant land on the site (22%), but it is constrained
by contamination, access and flood risk issues.

Figure 18 Land allocation according to the LDLP

1:16,250

Salt Ayre Sports centre and landfill


(sports and informal recreation)

Luneside

Green = woodland opportunity land Yellow/crosshatch = planning application received for


mixed development, including 400 housing units
Pink = informal recreation
Yellow = employment allocation Orange = East Luneside - masterplan for mixed use
approved by LCC

17
Site Analysis - History
Figure 19 Key historical elements
White Lund Trading Estate Lancaster-Poulton (now
late 20th century commercial Morecambe) electric Ryelands Estate 1930s
Lancaster-Carlisle
railway 1848 railway 1846

Salt Ayre Sports Ford Quay St. George’s


Centre 1767 Quay 1749
St. George’s
Lancaster tip Works 1854 Lancaster-Leeds
railway 1850
Roman Lancaster
80AD
1:16,250 Priory Church
The Greaves -
Lune Mills from 11th century
Marsh estate Victorian
1870-90
1930s terraces Lancaster Castle
and villas from 1086
Pre-1800

1800-1850
Lancaster Castle
Station 1846
1850-1900

1900-1950

1950-present or undeveloped

Existing railway Preston-Lancaster


Disused/dismantled railway Lancaster-Glasson railway 1842-49
railway 1883

Site Analysis - Views


Figure 20 Views

Significant view from site


Significant view into site
Limit of other views from/to site
LV Local view (view obscured by buildings, etc)

From Heaton

To Heaton and Heysham


LV

LV

To Castle and From


LV Castle and
LV Priory Church
Priory Church

LV

LV

1:16,250

18
View from site to opposite side of river

Views within the site - buildings obscure long views, but glimpses of the distant
Bowland Fells are possible

View into the site from opposite side of the river

View from Heaton

View from the castle


Site Analysis - Physical Setting

Figure 21 summarises the geographical factors affecting the site.

1:82,000
Figure 21 Geographical influences

estuarine

precipitation

20
Site Analysis - Flooding
The level of flood risk derives from the interaction of geology, soils, topography,
rainfall and human activity. Figure 22 shows the level of flood risk to the site
prior to recent works by the Environment Agency to improve defences.

Figure 22 Risk from flooding and flood defence measures (inset)

Zone 2 (medium
1:16,250 probability)

Zone 3a (high probability)

Zone 3b (functional
floodplain)

Zone 1 (low probability)

According to a report published by the City Council in 2007, the site is in High
Probability risk area (including functional floodplain). Areas within the functional
floodplain (Zone 3b) are subject to relatively frequent flooding, and may be subject
to fast flowing and/or deep water. Areas in Zone 3a may be subject to flooding up
to (and including) once in every 100 years
as a result of fluvial (river) flooding, and
once in every 200 years as a result of tidal
flooding.

A flood alleviation scheme is already in


place, with recent upgrading of the wall on
the quayside, costing £7.1 million.

Significant tidal storm events in 1907, 1927


and 1977 caused widespread flooding, (with
lesser events in 1983, 1990, 1995 and 1997).
The combination of high tides associated
with gale force winds and/or heavy rainfall
increase the likelihood of flooding.

The photograph shows fields flooded during the winter of 2007, the result of soil
saturation after heavy rainfall.

21
Site Analysis - Access

Figure 23 Access

1:16,250

Figure 24 Walking times to local services

1:16,250

22
1:43,000

Figure 25 Vehicular access to the opposite side of the river


Access to the site is a crucial factor because it is limited to a small number of
roads, all of which pass through residential areas. Currently, large trucks use
these routes (see figure 23). In addition, the isolation of the site is demonstrated
by figure 24 - despite its proximity to the city, the provision of services, such as
shops is limited. Moreover, access to the opposite side of the river is somewhat
constrained by the absence of a convenient crossing point, with access directed
through the city’s congested one-way system (see figure 25).

Site Analysis - Microclimate


1:23,000

Figure 26 shows the seasonal path


(orange) of the sun and the direction
of prevailing wind (blue). During the
year the solar azimuth (point on the
horizon directly under the sun) where
the sun sets and rises changes, affecting
the direction from which the sun can
be observed, and the direction and
length of shadows cast. In winter, the
sun’s solar altitude (height above the
horizon) is relatively low, casting long
shadows. In summer, the sun’s solar
altitude is much higher, producing
shadows of reduced length.

Figure 26 Sunshine and prevailing wind


23
Site Analysis - Built Assets

Figure 27 Remaining buildings on the site

Derelict hard surfaces

B D
A C
Walls and fences

Functional hard surfaces

Trees and bushes

Natural regeneration (advanced)

Natural regeneration (early stages)

1:6,600

B A
C
D
E
24
An on-going programme of demolition has been taking place in preparation
for redevelopment. The drawing in figure 27 attempts to record the remaining
buildings on site. The buildings circled have been identified as having potential
for re-use. The building identified as “A” is a key building in the plan for the site
- it is a substantial stone-fronted mill (see figure 28).

Figure 28 Building “A”


Front of building “A”

Rear of building “A”

25
Site Analysis - Ecology and Conservation

Figure 29 illustrates the stark contrast in ecology of the area surrounding the site.
Typically, urban environments (such as Lancaster) have less diverse populations
of fauna and flora, but the land immediately downstream of the site contains
natural habitats of national and international importance, including the Lune
Estuary SSSI, Morecambe Bay SAC/SPA/SSSI/Ramsar and Freeman’s Wood
County Biological Heritage Site.

The Lune Estuary forms part of the Morecambe Bay intertidal system and
includes extensive mudflats and saltmarsh. As part of Morecambe Bay,
the site forms a major link in the chain of estuaries along the west coast of
Britain used by birds on migration between the breeding grounds in the
far north, and the wintering grounds further south, and is of international
importance for the passage and wintering waterfowl it supports.

Some of the saltmarshes are of interest for their breeding bird populations and
collectively support a variety of plant communities and a number of uncommon
plant species.

Figure 29 Landscape ecology

1:19,300

Aldcliffe Marsh Freeman’s Wood

Lune Estuary SSSI


Figure 30 Designations As a whole the site regularly
supports internationally
Morecambe Bay SSSI important numbers of wintering
oystercatcher, grey plover,
1:184,000 turnstone, knot and pink-footed
geese , and nationally important
numbers of curlew, redshank
and dunlin. The total numbers
of wintering waders are also of
international importance.

Lune Estuary SSSI


In spring and autumn the estuary
provides an important staging
post for birds on passage, and
has supported numbers well
above the qualifying levels for
international importance. The
breeding bird communities of
Figure 31 Birds observed the saltmarsh are also significant.
The saltmarshes themselves are
mostly grazed by sheep or cattle.

The bay and the estuary are


designated as SSSIs (see fig 30).

Bird Survey data from the Atlas


of Breeding Birds of Lancashire and
Merseyside 1997-2000 (Lancashire
Bird Club/Lancashire and
1:75,000
Cheshire Fauna and Flora Society,
2001) show that of the birds
spotted in the four 1km tetrads
covering the site, approximately
half were species of concern or
rarity (see figure 31).

27
Site Analysis - Summary

Figure 32 summarises the most salient aspects of site survey and analysis.

CONSTRAINTS OPPORTUNITIES


Edges and boundaries - physical and visual

River to north (soft edge) River - views, recreation


Housing and Conservation Area (to east) Marsh and drumlins - landscape setting
Marsh to west (soft edge) (character)

Site Conditions

Ground contamination (from industrial use) Flat topography


Ground compaction (having been built on) Most buildings already demolished
Existing buildings - to be demolished (cost and practicalities) Some buildings have character and potential for
re-use
Local Authority has taken decision to clean up
site
Access - via residential streets and quayside Potential to bridge the river as an access solution

Ecology and Environment

Lune Estuary SSSI to west SSSI - high ecological value on site’s doorstep
Flood risk Flood risk mitigated by recent Environment
Agency works
Potential to exploit floodwater for
environmental improvement and SUDS
Ponds habitat for birds

Economic

Recent downturn - capital for major works not as available Long term growth in service sector and green
economy

Planning and Legal

Current designation as employment area City already has available land which is
underused; local authority looking for
innovative ideas for the site
No listed buildings
No TPOs

Figure 32 Summary of site survey and analysis

1:16,250
DESIGN APPROACH

Brief

In response to Lancaster City Council’s (LCC) public invitation for proposals for
the economic and physical regeneration of Luneside, a consortium, led by the
University of Lancaster, has developed a masterplan for the site.

The objectives of the Joint LCC/University brief are as follows:

1. To reintegrate the site within the city, provide better connections to the river,
resolve access problems, and provide greater public access.

2. To provide accommodation for the new Lancaster Environment Centre, with


the secondary objective of enabling the University a presence in the city itself
(which the University currently lacks), with the emphasis on positive public
interaction with neighbouring communities.

3. To provide student accommodation on site.

4. To provide a busy campus atmosphere - a place to live, study and enjoy the
benefits of a rich variety of cultural activities in keeping with the heritage, culture
and environment of the city as a whole, and made available to all members of the
local community.

5. To provide high quality public open space as part of LCC’s commitment to


increasing the availability of open space for public use, and to satisfy the specific
condition imposed on development to maximise open space.

6. To maximise sustainable use of existing infrastructure, and to create a “green”


campus.

7. To conserve, enhance and sustain the local natural environment.

8. To introduce sympathetic development, in keeping with local tradition while


incorporating modern state-of-the-art architectural form in the “new vernacular”,
by demonstrating innovation in architectural design, flexible and adaptive use
of spaces, the application of innovative systems and material technologies, and
approaches to the public domain consistent with the University’s civic aspirations
and role as a community leader.

9. To improve accessibility, promote public transport and the use of the bicycle as
part of local and national objectives.

29
Partners

The strategy for the site is to relocate some of the University’s academic
departments within the field of the environment - geography, biology,
environmental science and all the associated research departments - to the new
site. In addition, other academic departments will be re-located as part of the
University’s expansion programme, and 200-300 units of student accommodation
will be required (the first in the city itself).

The new site will also be home to public and private bodies whose main focus of
work is the environment. This will include a new home for the Centre for Ecology
and Hydrology (the major partner with the University), the Environment Agency
(Northwest), Natural England (Northwest) and a variety of small to medium
size businesses. In addition, an area is set aside for a more typical business park.
There will be no restrictions on the kinds of business on the site, but they will
be encouraged to be green-focussed by the introduction of covenants pertaining
to energy use, use of the private car, etc. Building construction will also have
to conform, if not exceed, current government guidelines on sustainable
construction.

The new site will be called the Lancaster Environment Centre and will be
funded by the University, the NECR and CEH, along with substantial private
investment.

Strategy

The essence of the strategy is to provide a new home for 21st century green
industries and services, spearheaded by the University, which sees its role as
a leader in the field and having a social responsibility to the city, and the wider
world.

The site will combine the best of employment, leisure and open space, with a
strong emphasis on protecting and enhancing the local environment by initiating
woodland and wetland expansion to the west of the site, and to the wider world
in its work and the resources it consumes. The University aspires to make as much
of the site as accessible to the public as is possible, given the usual constraints of
security and protection of sensitive facilities. The two main parks - will be gifted
to the public, funded jointly by the University and LCC.

The landscape plan aims to deliver:

1. A modern campus and business park


2. Improved access to benefit the site and the local community
3. Provision of high quality public spaces, including converting the waterfront
into an attractive traffic-free space for public enjoyment
4. Expansion of important natural habitats to west of site as part of dual-pronged
strategy to enhance the natural environment and protect the site from flooding

30
The Lancaster Environment Centre (LEC)
The LEC will contain state-of-the-art controlled environment facilities,
specialised laboratories and cutting-edge equipment to allow integrative studies
of terrestrial, aquatic and atmospheric systems, along with new offices, meeting
rooms and laboratories for university research and a new facility for the location
of businesses.

Researchers will be supported by excellent facilities for chemical, biochemical


and biological analysis and a substantial pool of first class equipment and data
management software, to permit scientific research from the molecular to global
scales. The university’s strengths in the humanities and social and management
sciences concerned with science of the environment and policy-making,
complement these developments.

The pooling of human resources creates a powerful UK and European centre


for the science of environmental change, having major international impact and
the ability to inform national and European policy making. In achieving this,
the Lancaster Environment Centre provides a significant international focus for
research, teaching and innovation in the environmental sciences.

More information regarding the LEH can be found online at:

http://www.lec.lancs.ac.uk/

31
Concept
The original brief asked us to consider options for a specific area of the city, but
arising from the site survey and analysis was the revelation that the solutions for
the site required an approach beyond the site boundary.

The site is more than a site to build on or a place where the gaps need to be
filled. This site is an integral part of the city, with important physical and social
connections to the wider city; providing also a bridge between the city and the
“wilderness” of the estuary and Morecambe Bay. However, these connections
are frail and damaged, largely neglected and certainly forgotten.

Fundamental to the success of the regeneration of the site is the principle of:

social and physical


connectivity
Social connection will be achieved by bringing the university and the city’s
residents into the site.

Physical connections will be improved by new river crossings and a more


permeable boundary - improved access to the site and the public spaces it will
include, as well as to the river itself, and beyond.

The gap between the urban city and the city’s natural heritage will be bridged.

Figure 33 Concept
32
SITE PLANNING

Layout - Lines in the Landscape


The guiding principal behind the layout development was the desire to maximise
the use of existing structures for both historical and sustainability reasons, while
developing a framework on which new development could fit in a rational and
efficient fashion.

Initially, key existing structures were identified -


buildings that could be rehabilitated and provide
a realistic opportunity for use as academic and
Resulting lines residential units. These buildings have to be of
drawn as architectural merit with good structural integrity.
framework
The second stage was to find a way of linking what
appeared to be isolated units in order to provide
the development framework. In order to do this
Features to be
historical maps were studied - to look for patterns.
retained
The resulting study revealed that history could
provide the framework for a modern campus.

The lines to the left have all been drawn from


Modern Roads historical or current patterns of drainage, field
boundary, roads and paths and building form.

The four red rectangles are buildings identified as


having the best potential for rehabilitation from
Woodland and those remaining on site. The blue rectangle is an
orchards
existing former industrial pond (a few existed on
the site in the past) and the green circles a group of
trees which could be saved.

Industry The alignment of buildings, the location of pond and


trees, and their coincidence with historical patterns
provide the framework on which to develop the site
layout.

Roads

Drainage

Figure 34 Lines of historical investigation

33
PROPOSED ROAD BRIDGE
Figure 35 Strategic masterplan

UPGRADED ROAD/PATH/CYCLEWAY
PROPOSED FOOT/CYCLE BRIDGE
1:8,000

34
DETAIL MASTERPLAN - SEE OPPOSITE PAGE

PROPOSED HABITAT RESTORATION - WETLAND,


WOODLAND AND MEADOW
Gateway
Figure 36 Campus masterplan
Proposed foot/cycle bridge

Waterfront walk/park

Student accommodation

Proposed footbridge
Main building

Luneside Park

Academic campus

Meadow Park

35
(informal)

Visitor Centre
Plant research - greenhouses
(heritage/environment/arts)
and planting beds

Existing buildings - outwith


masterplan area

Compensatory road access


to existing businesses
Area set-aside for future development
Business campus

Proposed habitat restoration - wetland, 1:4,200


woodland and meadow
Spatial Organisation

The main campus sits where two pedestrian axes (red) cross at right-angles to
each other, forming a nodal junction (purple). This crossroads pinpoints
the heart of the campus, around which buildings are arranged to
form enclosure, and delineate public space.

Both axes are terminated by buildings (purple), which serve Gateway


as destination and visual foci, closing the vistas.

Road axes (yellow) provide access, but do not form


typical streets (as places to meet or the location
of shops and services). Their function is to afford
access and space containment.

There is a series of three connected public spaces,


through which one is invited to traverse in Luneside Park
order to get from one side of the campus
to the other. The formal Luneside Park
signals the approach to the campus
and separates residential from
academic. The campus plaza is Academic campus
a busy area, full of people moving
through or within the space,
meeting or using the space
as an events area. Meadow
Park is an informal area
linking the campus to
the visitor centre. While
linking the three built
elements along the Meadow Park
main axis, the open (informal)
spaces are also strongly
perpendicular in order
to lead people through
the site to the river.

Visitor Centre
(heritage/environment/arts)

Figure 37 Spatial organisation

36
This existing mill (previously
identified as “A”) is a key build-
ing in the landscape plan
as it provides a destination
or termination point to the
main axis. As a destination its
attraction is derived from its
function. The choice to house
public facilities here will have
broad public appeal

Main building orientated so that main entrance is


facing the riverside walk, with another entrance
facing the campus plaza. The building orientation
deliberately links the waterside
walk and campus

Gateway

37
DESIGN DEVELOPMENT

Planting Strategy

The planting strategy has two strands:

1. Campus planting - generally quite formal. The objective is to create a variety of


spaces dominated by planting character areas. For example, a garden, parkland
(in the traditional style), formal and less formal planting areas, screen planting,
planting for effect, etc.

2. Habitat creation - wetland and woodland. The objective here is to establish


robust habitats with high ecological value. Planting will be directed to assist
“nature” in its work. The choice of planting will vary depending on the precise
nature of the ground (particularly soil moisture), and the requirements of planned
intervention - particularly pond creation. It is expected that as successional
stages progress, the variety of associated wildlife will increase. A landscape
management plan will be initiated in order to sustain natural regeneration, to
maintain specific habitats (e.g. ponds and reedbeds) and to ensure a healthy
ecosystem. The public will be given access to all but the most sensitive areas, and
a team will be employed to manage the site. Some parts of the site have already
been designated as nature reserves, particularly where birds are an important
constituent. These are currently managed by the Wildlife Trust for Lancashire,
Manchester and North Merseyside.

Figure 38 Planting zones

1:10,000
Landscape Framework

A Landscape Framework will be developed, which - in addition to planting


specifications - will detail all the materials that should be used, how and where.
This framework will ensure that materials are used consistently throughout the
campus, producing a unity of design and pattern. Within this unity, however,
there will be scope for local character areas, which will reflect their relative level
of importance, history and typology. Figure 39 illustrates how this approach
will work - the overall “hue” will be the same, but the “tint” or “shade” will be
allowed to vary, within strict parameters.

The following elements are to be specified as standard or non-standard within


the design unity:

1. Road surfacing and kerbing


2. Car park surfacing and kerbing
3. Cycleways
4. Paving
5. Lighting
6. Signage
7. Boundaries
9. Tree avenues
10. Street furniture

Examples of the materials and colour palette proposed can be found on the
following pages.

Figure 39 Harmony

Gateway
Business park
Student accommodation

Visitor Centre

Luneside Park
Natural areas
Waterfront

Main campus

Meadow Park

Plaza
Axes

39
Courtstone Conservation Permeable blocks
‘Conservation’ kerbs for
higher quality entrances

‘Conservation’ edging
and paving slabs

‘Courtstone’ paving

Permeable block paving,


brindle and charcoal,
for car parks

Dense bituminous
macadam/asphalt and
standard concrete road
kerbs for all access road

p
Standard materials

p Materials for use with historic structures or within high quality areas
Sandstone

Existing brick structures

Granite setts

Concrete bench
Granite

Existing stone structures

40
Shawfair Business Park on the outskirts
of Edinburgh. Again, a simple , restrained,
Precedents aesthetic for both building and landscape.

The Waterfront at Wake-


field, W. Yorkshire. Sensitively
restored mills using modern
materials, restrained colour
palette and simple, but elegant,
landscape elements.

Pentland’s Science Park near Edinburgh.


Planting and use of water provide a less
formal setting for offices.

Brooklyn Bridge Park, NYC - a Queen Margaret University - a


tree-lined waterfront, with public modern campus, but planting is
Waterfront, Detroit - a tree-lined walk, with
open space. sparse, leaving the site feeling
ample opportunities to sit, reflect and enjoy
the view. exposed.
Visualisations
The site as viewed from the north 5

4
3

View 1. The site as viewed from the northern bank of the Lune - road bridge to left, foot-/cyclebridge to right

View 2. Main entrance (gateway) to the campus, utilising existing structures

View 4. Central Avenue from student residences, looking towards the campus

View 3. Student residences


View 5. Rehabilitation of existing mill (mill “A”)

Viewed from North Quay Road. This elevation faces the river.

Viewed from southeast - this side of the building


will become the front elevation

43
REFERENCES
http://www.lancaster.gov.uk/

Lancashire Bird Club/Lancashire Fauna and Flora Society, Atlas of the Breeding
Birds of Lancashire and Merseyside 1997-2000, Hobby Publications, 2001

Lancashire County Council, A Landscape Strategy for Lancashire: Landscape Character


Assessment, 2000

Lancashire County Council, Lancashire Historic Town Survey Programme: Lancaster,


February 2006

Lancaster City Council, Lancaster District Local Plan 1996-2006 (adopted 2004)

Lancaster City Council, Luneside East Development Brief (Revised), September


2004

Lancaster City Council, Proof of Evidence re Application for Mixed Use Development
at Luneside West, January 2007

Lancaster City Council, Strategic Flood Risk Assessment, September 2007

Natural England, SSSI Citation for Lune Estuary, HMSO

Natural England, SSSI Citation for Morecambe Bay, HMSO

White, A. J. (ed), A History of Lancaster, Edinburgh University Press, 2001

White, A. J., The Buildings of Georgian Lancaster, Centre for Northwest Regional
Studies, 2000

44

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