PUBLIC CONSULTATION

Loughborough University Science and Enterprise Park

Consultation Start Date: 12th February 2025

The emerging proposals for Phases 3 & 4 of Loughborough University Science and Enterprise Park (LUSEP).

Representatives from Stoford and Druck are pleased to share with you, on behalf of Loughborough University the emerging proposals for the site.

Why are we here?

Since we consulted with you on the last iteration of the masterplan, in July last year, the University has been approached by Druck, a technology and manufacturing company, and their development partner (Stoford) who have agreed to enter into a deal to acquire a parcel of land, within Phase 4 (Parcel 4.2) on which it will build a new UK HQ for Druck.
The proposal that Stoford is intending to bring forward for Druck is entirely consistent with the uses and development scenario that the University’s LUSEP masterplan makes provision for. However, it has necessitated a change in the planning application strategy, in order to help with the early delivery of this phase of the development. Therefore instead of the University making an application to Charnwood Borough Council for outline planning permission for the LUSEP scheme, the application it makes will instead seek outline planning permission for redevelopment of the wider LUSEP site for research and development, office, university and other ancillary uses and full (detailed) planning permission for the erection of a building for Druck on Parcel 4.2 within LUSEP Phase 4. 
 
We would like to seek your views on both the final draft version of the masterplan and the draft Druck scheme.

About the developer

Stoford is one of the UK’s leading property developers specialising in occupier led development and strategic land promotion within the main commercial sectors.

In 1996 a small group of Birmingham professionals saw a gap in the market to launch a pre-let commercial property development company with a difference. Their niche back then, as it is now, was to be a company that listened to occupier business needs, to tailor the requirements and to then develop buildings of substance. Stoford is privately owned, therefore all of its shareholders play an active role in the running of the company. This strengthens its commitment to building relationships with clients, for swift decisions and a high interest in the management of every project it is involved with.

Over the years the small company has grown organically with over 20 employees. Stoford create a seamless process throughout the whole development of each scheme and project. Its portfolio speaks for itself, and are proud to continuously secure industry awards year on year. The team has close working relationships with local planning authorities, regional development agencies, landowners and joint venture partners.

About the occupier

Druck is a technology company and a global leader in the design and manufacture of high-performance, accurate, and stable pressure sensors and test and calibration equipment.

Specialising in developing pressure measurement solutions that provide customers with peace of mind in the toughest environments, Druck technology can be found in the world’s deepest oceans, highest mountains and even in outer space. Druck technology is supporting the globe’s most critical and urgent needs.

Established in Leicester in 1972, Druck has grown from a small business into an internationally recognised company with more than 850 employees across major manufacturing facilities in the UK and China, as well as engineering sites in the UK, China and India.

Druck’s current headquarters in Groby, Leicester is anticipated to be operating at capacity by the end of 2027. Accordingly, to grow and expand their UK market presence and manufacturing capacity Druck would like to open a purpose built dual use technology and manufacturing facility on LUSEP, a leading enterprise park at the heart of the UK.

Site location

The site lies on the south western edge of Loughborough, adjoining the A512 Ashby Road to the north and the existing Loughborough University Science and Enterprise Park to the east. The land that is allocated for the expansion of LUSEP extends to about 71ha and straggles Snells Nook Lane.

The plan illustrates the boundary of the site and where each existing and proposed phase of LUSEP is located.
View west along PROW with Burleigh Brook to right
View east along Burleigh Brook’s middle spur looking towards Holywell Wood
View north from Holywell Farm track looking down the line of Earl’s Dyke

Planning context

Policy CS23 of the Local Plan Core Strategy allocates approximately 75 hectares of land immediately to the west of the University for the future expansion of the existing Loughborough Science and Enterprise Park. The Policy anticipates that the site would be capable of delivering at least 111,000 square metres of floorspace for research and development and knowledge based sector uses, together with uses that directly relate to Loughborough University’s own operation activities including teaching, sport and student accommodation. One of the principal objectives of Policy CS23 is that the proposal will deliver a science park development set within a parkland setting. As a consequence, the policy requires that at least 40% of the land should be retained for green infrastructure.

There are many other policies of the Charnwood Local Plan which aim to secure high quality design in new development and seek to ensure that a development proposal is acceptable from a technical and environmental perspective. The University is cognisant of the various provisions of these policies and will ensure that the proposal it seeks planning permission for responds positively to them.
Other relevant policies of the Local Plan Core Strategy include:
 
  • Policy CS2 - requires new developments to make a positive contribution to Charnwood resulting in places where people would wish to live through high quality, inclusive design and, where appropriate, architectural excellence.
  • Policy CS13 - deals with biodiversity and geodiversity and states that the Borough Council will seek to conserve and enhance the natural environment for its own value and the contribution it makes to the area’s community and economy.
  • Policy CS14 - requires development proposals to protect heritage assets and their setting and supports development which prioritises the refurbishment and re-use of disused or under used buildings of historic or architectural merit.
  • Policy CS16 - encourages sustainable design and construction and the provision of renewable energy.
  • Policy CS17 - promotes sustainable development and requires new major developments to provide walking, cycling and public transport access to key facilities and services.

Local plan review

Charnwood Borough Council is currently undertaking a review of its Local Plan. The Pre-Submission Draft Version of the Charnwood Local Plan 2021-2037 confirms that the Council intends to carry over the LUSEP allocation from the Core Strategy into a new policy in the draft Local Plan (LUC 3). The provisions of this policy are broadly identical to those of Policy CS23.

Local and Planning context. Click for high resolution image.

Working with existing features

An important first step in the process of preparing an illustrative masterplan to show how the site could be developed in order to respond to the provisions of Policy CS23 is obtaining a detailed understanding of the site’s constraints and opportunities. Desktop and physical assessments have been undertaken by a multi-disciplinary team of consultants to inform the development of the opportunities and constraints plan.

Constraints and opportunities plan

Key site features

Landscape Character & Visual Amenity - The site is visually well contained with limited medium to long range views experienced, especially from the settlement to the east of the site. Boundary and perimeter planting can be introduced to reinforce existing hedgerows to achieve partial screening from Snell’s Nook Lane and provide a robust buffer to Garendon Park to the north.

Access & Accessibility - The surrounding area benefits from excellent walking, cycling and public transport infrastructure. Improvements to the A512 and M1, J23 have been undertaken in order to accommodate the additional traffic that would be generated by the West of Loughborough growth proposals, including the expanded LUSEP.

Residential Amenity - Whilst there are very few residential properties located near the proposed LUSEP development, existing residents who front or back onto the site will be considered in the design and layout of the proposals. Landscape buffers shall be used to create a stand-off from the sensitive boundaries and built form will be set back to ensure minimum overlooking distances are exceeded.

Watercourses - Three spurs of Burleigh Brook run across the site, the northern spur being the primary water course. These brooks create wildlife corridors across the site and will be retained within wider landscaped green spaces as part of the green and blue infrastructure network.

Heritage & Archaeology - There are a number of historic and archaeological features present within and adjacent to the site including Holywell Farm (Grade II Listed), a ditch known as ‘Earl’s Dyke’, a former tree’d avenue, iron age enclosure and the remains of a Roman ditch/trackway. To the north of LUSEP, beyond the A512 is Garendon Park which is a Grade II listed Registered Park and Garden. The Park also includes a number of listed buildings (Grade I, II and II*) and two scheduled monuments. The proposals will take account of these historical assets.

Existing Vegetation & Trees - A strong historic field pattern of native hedgerows sub-divides the site into a series of field compartments. Two ancient woodlands; Holywell Wood and Burleigh Wood, adjoin the site and form very strong features within the wider landscape. The woodlands create strong visual containment on the site, filtering views of the site from the wider area. The ancient woodlands are an important asset to the University and wider community and shall be retained, along with most of the trees and where possible only short lengths of the hedgerow will be removed to allow access between the development parcels.

Habitats - Holywell Wood and Burleigh Wood represent the most important and sensitive areas for biodiversity adjoining the site. A relatively young linear plantation (Horseshoe Wood) links these two woods. It, along with a new plantation on the northern edge of Burleigh Wood provides buffering habitat and a long-term extension to the wood. To the west, arable fields demarcated by species-rich hedgerows frequently containing mature trees are the main habitats within Phase 3 & 4 straddling Snell’s Nook Lane.

Wildlife - Parts of the site are utilised by a local bat population formed by several species. Existing records indicate that the site is likely to support a varied bird assemblage which might include species considered to be a priority for conservation.

Vision

Our Design Vision for LUSEP Phase 3 & 4 has arisen out of a strong appreciation of the site and its surroundings, its constraints and opportunities, the planning policies that control its development and the University’s own policies around sustainability and biodiversity.

The University’s vision is to create an exciting, creative, vibrant and high quality sustainable extension to its Science and Enterprise Park. It wants to ensure that the development will fully integrate into its surroundings so that in future, it will assimilate into the existing settlement pattern of this part of the town. The University wants to see the development bounded, enclosed and softened by the retained woodlands, watercourses, hedgerows, associated trees and new landscape interventions. It is fully committed to bringing forward a proposal that will deliver on one of the key objectives of Core Strategy Policy CS23 which is to ensure that at least 40% of the site is given over to green infrastructure, thereby enabling it to bring forward a development within a parkland setting. The precedent images illustrated here give a feel for how our Vision for LUSEP could look.

The University's vision

“Loughborough University’s’ Vision for the future of the Science and Enterprise Park is to create a new sustainable creative campus on the western edge of Loughborough.

The new extension to the Park shall provide a high quality gateway into the town, which is welcoming and set within an outward facing vibrant environment in which creative and cutting edge research can thrive.

A network of green and blue spaces, wildlife corridors, habitats and recreational footpaths/cycleways will be developed within the proposed extensive Green Infrastructure network.

The Offices, Research & Development Facilities shall overlook and enclose a vibrant public realm in which ideas can be exchanged and discussed in a relaxed atmosphere.
Buildings close to Holywell Manor and Farm shall be smaller in scale and use a materials palette which is more sympathetic to the listed buildings. The Manor and Farm shall be sympathetically restored and developed as a creative heritage hub and focus for the wider Park.

This organic approach works with the grain of the existing landscape and sympathetically overlays development. It will quickly mature and become a part of the setting and character of the landscape and townscape into which it is placed.”

We have listened

In September 2023, we presented the emerging proposals for LUSEP and received a number of comments and suggestions. The feedback we received has helped to inform further development and refinement of the masterplan, as illustrated on the following boards. In September you said:

  • We want to continue to have public access to LUSEP and be able to enjoy the area.
  • We want to ensure the wildlife and habitats within LUSEP are retained, protected and enhanced.
  • Existing views and the site’s rural outlook should be maintained.
  • We have concerns over the amount of traffic along Snells Nook Lane and at the Nanpantan Crossroads.

Further technical assessments have now also been undertaken, including:

  • Ecological Surveys including Habitats, Bats, Badgers, Great Crested Newts, Nesting Birds etc.
  • Aboricultural Surveys to assess the condition of existing trees within the site, including Veteran Trees and other trees of merit.
  • Road traffic surveys and ongoing traffic modelling.
  • Heritage Assessment.
  • Landscape and Visual Assessment.

We have also undertaken a series of regular meetings and workshops with Charnwood Borough Council as work has progressed on the masterplan. The following key themes have emerged from these sessions:

  • Ensuring that the development achieves 40% Green Infrastructure on site.
  • Ensuring we meet 10% Biodiversity Net Gain on the Site.
  • Develop a Flood Risk and Drainage Strategy which works with the wider town’s flood management plan.

As part of the masterplanning process we have presented the proposals to Design Midlands; the regional design review body. Panel Members made a number of comments about the draft proposals, such as:

  • Ensure that LUSEP is an integrated part of the westward growth of Loughborough.
  • Make LUSEP world class as a working environment: don’t just develop buildings in which to work but also create an external environment in which the exchange of ideas can creatively take place.
  • Ensure that there is good connectivity between LUSEP and the wider area for pedestrians and cyclists.
  • Rather than create car parks for each development parcel, create shared parking hubs in key locations to increase the amount of green infrastructure within LUSEP.
  • Draw on the existing landscape features of the site, enhance them and extend them into the LUSEP site.
  • Be creative in the drainage of the site, creating formal and informal water features which can be enjoyed by people and used by wildlife.
  • Celebrate the Heritage Assets and make positive use of them within the development.
  • Develop an integrated arts strategy which informs the design process and aids in creating an identity for LUSEP.

Emerging masterplan

Various options and scenarios have been explored and tested during the evolution of the masterplan. Out of that process the draft illustrative masterplan presented below has emerged as the current preferred option.

Draft illustrative masterplan

The proposals have evolved

Throughout the process of engaging with all stakeholders we have listened to the comments and feedback received and used this to shape the masterplan.

A number of changes have been made to the masterplan as a result of the consultation carried out to date. The current preferred option is presented in the latest download below.

Draft illustrative masterplan - September 2023

Draft illustrative masterplan - July 2024

Key principles

LUSEP Phase 3 & 4 will provide space for a balanced mix of Offices, Research and Development and Advanced Manufacturing uses. Educational facilities related to the above uses or departments within the University could also form part of the mix at LUSEP.

The University anticipates its development will deliver a mix of pavilion style buildings set within their own grounds and building groups created around focal areas of public realm accommodating mixed use vibrant hubs with ancillary uses, shared facilities and parking.

Vehicular access to Phase 3 will be taken from the existing West Gate Entrance. Phase 4 will be accessed via the new roundabout on the A512. Connections will be provided across Snell’s Nook Lane to maximise connectivity between the two phases.

Creation of new pedestrian and cycle infrastructure, and connections with existing infrastructure to encourage walking and cycling for short distance trips.

Parking will be provided through a mix of on-plot surface parking, shared surface parking areas and decked car parks located at strategic points within the development.

Creation of a high quality public realm comprising series of squares and quadrangles incorporating tree planting, art sculptures and seating and enclosed by the surrounding buildings with ancillary uses such as delis, cafés and restaurants spilling out into them.
The Listed elements of Holywell Farm will be retained with new uses found for the historically valuable buildings.

An ecological management plan (EMP) will ensure that biodiversity is fully integrated into the future development of the Science and Enterprise Park, identifying features of ecological interest and how they should be conserved and enhanced. The proposals will secure a minimum 10% biodiversity net gain across the site.

The proposed development will respect the natural parkland setting by retaining existing areas of woodland and hedgerows and enhancing the perimeters of the site. A substantial proportion of open space within the site for high quality public realm, natural and more formal landscape areas.

A significant proportion of the site will be set aside as green infrastructure (approximately 29.78 hectares or 42.54% excluding woodland areas).

Potential for the delivery of a solar farm in the short/medium term on the Phase 4 land.

Incorporation of a sustainable urban drainage strategy to manage surface-water run-off from the site.

LUSEP key principles

  • LUSEP Phase 3 & 4 will provide space for a balanced mix of Office, Research and Development and Advanced Manufacturing uses. Educational facilities related to the above uses or departments within the University will also form part of the mix at LUSEP.
  • Vehicular access to Phase 3 will be taken from the existing West Gate Entrance via an extension to Oakwood Drive. Phase 4 will be accessed via the new roundabout on the A512. Connections will be provided across Snells Nook Lane to maximise connectivity between the two phases.
  • Creation of new pedestrian and cycle infrastructure, and connections with existing infrastructure to encourage walking and cycling for short distance trips and to provide access to public transport services for longer distance trips. The footpaths and cycleway network will provide direct connects between development parcels.
  • Access into the site from several locations to improve accessibility and enable the surrounding communities to enjoy the new green spaces and wildlife.
  • A significant proportion of the site will be set aside as green infrastructure (approximately 30.56 hectares or 43.8% excluding woodland areas). Existing trees and hedgerows will be retained wherever possible. New ponds and wetlands will be created as part of the sustainable drainage network.
  • Sympathetic interrelationships between LUSEP and the historic landscape at Garendon Park.
  • Parking will be provided through a mix of decked car parks located at strategic points within the development, on-plot surface parking and shared surface parking areas.
  • Creation of a high quality public realm comprising series of squares and quadrangles incorporating tree planting, art sculptures and seating and enclosed by the surrounding buildings with ancillary uses such as deli’s, cafés and restaurants spilling out into them.
  • The Listed elements of Holywell Farm will be retained with new uses found for these historically valuable buildings.
  • An ecological management plan (EMP) will ensure that biodiversity is fully integrated into the future development of the Science and Enterprise Park, identifying features of ecological interest and how they should be conserved and enhanced. The proposals will secure a minimum 10% biodiversity net gain across the site.
  • The proposed development will retain existing areas of woodland and hedgerows and increase planting around its perimeter to help facilitate the creation of a development within a parkland setting. The proposal will also provide substantial amounts of open space, within various typologies.

Key benefits and next steps

The primary benefit of delivering LUSEP Phase 3 & 4 is being able to realise the opportunity to grow the University and the LUSEP community in a long term and sustainable way; by building a thriving centre for research, development and high growth businesses.

Other benefits of the proposed scheme include the delivery of:
 
70.61 hectares of development land which could include an indicative mix of: circa 402,150sqft of B1 Office Space; circa 1,348,951sqft of Research & Development Facilities & Advanced Manufacturing Space; circa 367,480sqft of Light Industrial and/or Logistics Space; University related uses; and ancillary uses such as cafés, restaurants, deli’s, small scale convenience retail and support services etc;

This development will satisfy local and regional objectives of creating high end job opportunities with the overall potential for circa 4,386 jobs;

Opportunities for new and improved public transport routes between the Railway Station, Town Centre, University and Science and Enterprise Park;
Improvements to access and egress from LUSEP and the University Campus out into the wider transport network;

Improved road, cycle and pedestrian links between Nanpantan, Ashby Road, neighbourhoods to the north of Ashby Road, including the Garendon Park Sustainable Urban Extension;

29.78 hectares of strategic Green Infrastructure incorporating woodlands, streams, ponds, hedgerows, meadows, historic carriage drives and public rights of way; and

Creating a setting for and re-purposing of the historic Grade II listed Holywell Manor and Farm which could include circa 34,000sqft of restaurants, cafés, offices, meeting rooms and a visitor and interpretation resource centre.

Next steps

We will take on board advice received from the Council as well as feedback received from the public consultation event.

  • Revise the proposals if necessary
  • Submit hybrid application (outline planning permission for wider LUSEP site and detailed planning permission for new Druck HQ) to Charnwood Borough Council.

Downloads


Get in touch

The views of the local community are important to us and the comments we receive will help us to develop our emerging proposals further. We would like to know your thoughts on any aspect of the proposals so that we can address these as we progress our plans.

After viewing the presentation boards, please send your views by using the feedback button below, or via email at [email protected]

Please send us your views by Wednesday 26th February 2025.

 

* We are committed to respecting your privacy and complying with Data Protection Law. Avison Young wishes to collect your comments on behalf of Loughborough University, regarding consultation on the proposals at Phase 3 and 4 of Loughborough University Science and Enterprise Park (LUSEP). Your comments will be used in relation to the consultation and may be disclosed to or shared with Loughborough University, and the project team. All comments may be included in published reports. However, if you are an individual and decide to provide your name and contact details, only your comments will be published.

The Avison Young team

Tim Evans
Director
T: 0121 609 8389
E: [email protected]
Rose Sanger
Planner
T: 0121 609 8350
E: [email protected]