emp1(1) - fylde borough council · employment land and premises study fylde borough council...

Employment Land and Premises Study Fylde Borough Council

F75(p)/Final Report/August 2012/AECOM/BE Group Appendix 4 -

Site reference EMP1(1)

Name Blackpool Fylde Industrial Estate

Brownfield /Greenfield Brownfield

Owner Telereal Trillium

Description Moderate quality brownfield site at entrance to existing industrial estate

Size, ha 2.40

Site Development Constraints and Environmental Issues

Access – Road point access in place

Topography – Flat

Ground conditions – Possible contamination

Overhead electricity pylons cross the site.

Adjacent to waste water pumping station.

Utilities – Available

Existing Vacant Use

Previous Former motorway servicing compound

Location Type Urban Fringe

Accessibility Road access junction in place, off Jenny Lane. Access from the north is limited by the adjacent secure ITSA facility.

Distance to M55 Motorway, km 1.5

Distance to A-road, km 0.1 – A5230 Progress Way

Distance to Rail Station, km 3.5 – Blackpool South Station (a similar distance to Squires Gate Station (Blackpool))

Distance to Existing Bus Route, km 0.8 – Yeadon Way/Squires Gate Link Road



Distance to Services, km 1.7 – Mereside (Blackpool)

Adjacent Land Uses ITSA facility to the north, terraced units of Blackpool and Fylde Industrial Estate to the west

Agriculture/housing to the east and south

Planning Policy Status Allocation B1/B2/B8 (Policy EMP1)

Planning Issues Blackpool and Fylde Industrial Estate to the north and west (Policy EMP2)

Countryside to the south and east (Policy SP2)

Other information No response from owner to requests for information

Serviced No

Market availability Not available

Likely development potential Industrial/office – B1/B2/B8

Availability, years 3-5

Date of Survey 11th April 2012



Site reference EMP1(2a)

Name Whitehills Park, Phase II – Car Showroom Site

Brownfield /Greenfield Greenfield

Owner Evermore

Description Good quality, linear greenfield plot in an area of car showrooms

Size, ha 0.98


Access – Access point in place

Kirkham/Marton High Pressure National Grid (Water) Distribution Pipeline runs to the west of the site

Topography – Flat

Ground conditions – Surface water and drainage issues


Existing Vacant Use

Previous Agriculture


Accessibility Road access point in place, off St Annes Way

200 metres from nearest existing bus route (Preston New Road).


Distance to A-road, km 0.2 – A583 Preston New Road

Distance to Rail Station, km 5.5 – Squires Gate Station (Blackpool)



Distance to Existing Bus Route, km 0.2 – Preston New Road

Distance to Services, km Some services adjacent (hotel, pub/restaurant, B&Q)

Adjacent Land Uses New build car showrooms to the east – Vauxhall, Saab, Chevrolet, BMW, Mini.

Honda showroom and site for Blackpool Automart to west

Terraced industrial units to the south west

Agriculture to south

Undeveloped employment land to the north

Planning Policy Status Within Whitehiils Employment Area, Phase II Site (Policy EMP1)

Planning Issues Countryside to the south (Policy SP2)

Other information -

Serviced Yes

Market availability Marketed for sale (may let) – Rapleys

Likely development potential Office/Motor Retail – B1(a)/Sui Generis





Site reference EMP1(2b)

Name Whitehills Park, Phase II – Land at Junction of Hallam Way/Graceways


Owner West Register (Realisations) (Royal Bank of Scotland)

Description Good quality, small greenfield plot in an area of new build offices

Size, ha 0.39


Access – Not in place

Topography – Flat


On-site electricity substation in north east corner


Existing Vacant Use



Accessibility Requires new site access, off Hallam Way.





Distance to Services, km 0.5 – Hotel, pub/restaurant, B&Q)



Adjacent Land Uses New build offices to the north and east – Olympic Court/Neptune Court

Undeveloped employment land to the west and south.

Planning Policy Status Within Whitehiils Employment Area, Phase II Site ( EMP1)

Planning Issues -

Other information Owner has been invited to submit an employment planning application by FBC. This site (along with several others across Whitehills) was marketed for development, but received little interest due to the recession. Royal Bank of Scotland owned land across Whitehills will now be held for three years, pending improving market conditions. However, site would still be released if an appropriate offer was made

Serviced No

Market availability Available but not on the market







Name Naze Lane Industrial Estate Extension, Freckleton


Owner Poly Group

Description Low quality backland extension to an isolated rural industrial estate.

Size, ha 1.80


Access – Backland site, access would be through Poly Group site to the north. Poly Group proposes to upgrade the unsurfaced section of Naze Lane East, which runs to the east of the site. This would allow creation of an independent access point.

Proximity to Warton Aerodrome constrains building height and construction materials. Also noise issues from the adjacent runway.

Topography – Flat

Ground conditions –No issues


Existing Vacant Use

Previous Military Barracks

Location Type Rural

Accessibility Road access not in place.

2.0 km from nearest existing bus route (Lytham Road).

Distance to M55 Motorway, km 9.0 Distance to A-road, km 2.0 – A584 Preston New Road



Distance to Rail Station, km 6.0 – Kirkham and Wesham Station Distance to Existing Bus Route, km 2.0 – Lytham Road Distance to Services, km 2.0 – Preston Old Road Local Shopping Centre

Adjacent Land Uses Agriculture

Naze Lane Employment Area

1.7 km from nearest services (Preston Old Road Local Shopping Centre)

Planning Policy Status Policy EMP1 Allocation

Planning Issues Naze Lane Employment Area to the north (Policy EMP2)

Surrounded by countryside on other sides (Policy SP2)

Other information The site is surplus to requirements and Poly Group is looking to dispose of it in the short/medium term. Would look to release the site for industrial development.

Serviced No

Market availability Not marketed (though is surplus to requirements and owner looking to sell in short/medium term)

Likely development potential Industrial – B1(c)/B2/B8






Name Queensway Industrial Estate, St Annes


Owner Greenhurst Investments

Description Moderate quality greenfield site, on the edge of the St Annes urban area, with existing poor quality industrial estate to the west and Lytham Moss Green Belt to the north and east.

Size, ha 2.90


Proximity to Blackpool Airport Runway constrains building height and construction materials. Also noise issues from the adjacent runway.

Possible wildlife habitats on site.

Access – requires new road access (in form of roundabout) from Queensway

Topography – Flat

Ground conditions - No issues

Utilities – Assumed available

Existing Greenfield site Use




Future access options suggested in the submitted application (see below).

Option to link this site to the proposed St Annes-M55 Link



Road.

Distance to M55 Motorway, km 6 Distance to A-road, km 1.8 – A5230 Progress Way (Blackpool) Distance to Rail Station, km 2.1 – St Annes Station Distance to Existing Bus Route, km On bus route (Queensway) Distance to Services, km 1 – Headroomgate Road Local Shopping Centre

Adjacent Land Uses Lytham Moss

Snowdon Road Industrial Area to west

Planning Policy Status Policy EMP1 Allocation

Planning Issues Gateway site, adjacent to Green Belt (Policy SP3)

Extension to existing Queensway Industrial Area (Policy EMP2)

Site may link to the proposed St Annes-M55 Link Road (Policy TR13)

Other information Greenhurst Investments have submitted an outline planning application for the whole of the 3.8 ha Queensway site (this includes Site 10, Land off Queensway Industrial Estate, Snowden Road, St Annes). The application is for 82 dwellings on 2.8 ha, in the south of the site, and 1 ha of employment uses in the north. Employment to include 2,750 sqm of B1 offices and 1,500 of B1/B2/B8 industrial. The offices will be accessed from Queensway (a new roundabout would be required) while the B1/B2/B8 industrial will be accessed via the existing industrial estate.

Serviced No

Market availability Not available – owner seeking planning permission for a mixed-use scheme






Site reference 1W

Name Site 2, Hallam Way, Whitehills Park


Owner Next Generation Clubs (Developer is Kirkland Developments)

Description Good quality greenfield plot adjacent to pub/restaurant and hotel

Size, ha 0.98


Access – Road access point in place

Topography – Flat


Electricity substation in the east


Existing Vacant Use


Location Type Urban edge

Accessibility Road access junction in place, at junction of Hallam Way and Brooklands Way. Access also possible off Dugdales Close (shared with hotel, pub/restaurant).








Adjacent Land Uses Hotel and pub/restaurant to the east – Premier Inn, ‘The Outside Inn’

Undeveloped employment land to the north, west and south

Planning Policy Status Within Whitehills Park Employment Area, Phase I Site (Policy EMP2)

Full planning permission – B8

Planning Issues -

Other information Planning consent granted for nine B8 trade park units (totalling 4,881 sqm) in 2009. Kirkland Developments subsequently sought to amend Condition 10 of the approval which limits the amount of retail space to not more than 15 percent of each unit. An application for the variation of this condition was refused in 2010 and an appeal for this refusal was subsequently dismissed in May 2011.

Serviced Yes

Market availability Not available






Site reference 2K

Name Land off Graceways, Lytham St Annes Way, Site 11/A, Whitehills Park, Phase II



Description Good quality, small greenfield frontage plot at the junction of Lytham St Annes Way and Graceways

Size, ha 0.48



Topography – Flat



Existing Vacant Use



Accessibility Requires new road access point, off Graceways





Distance to Services, km 0.6 – Hotel, pub/restaurant, B&Q

Adjacent Land Uses New build offices to the east – Neptune Court



Undeveloped employment land to the north and west

Agricultural uses to the south

Planning Policy Status Within Whitehills Park Employment Area, Phase II Area (Policy EMP1,)

Planning Issues -


Serviced No







Site reference 5

Name Kirkham Trading Park, Kirkham


Owner ITM Leisure

Description Small backland development plot, in use for open storage

Size, ha 0.20


Gas valve compound to the north

Access – Via existing ITM unit

Topography – Flat

Ground conditions – Assumed No issues


Existing Open storage Use

Previous Military Camp


Accessibility Road access via existing industrial unit


Distance to A-road, km 0.4 – A584 Kirkham Bypass

Distance to Rail Station, km 2.0 – Kirkham and Wesham Station

Distance to Existing Bus Route, km 0.2 – Freckleton Road

Distance to Services, km 1.0 – Kirkham Town Centre

Adjacent Land Uses Existing industrial/trade units to the east and south Gas valve compound to the north Agriculture and uses associated with Kirkham Prison to the west



Planning Policy Status Within Kirkham Trade Park (Policy EMP2)

Full Planning Permission – B1(c)/B2

Planning Issues Adjacent to Green Belt (Policy SP3)

Other information Full planning consent for three industrial units totalling 948 sqm. This application has not been brought forward and the owner is now using the site for open storage.

Serviced No

Market availability Not available – In use by owner






Site reference 10

Name Land off Queensway Industrial Estate, Snowdon Road, St Annes


Owner Greenhurst Investments

Description Phase One development plot within a larger, moderate quality greenfield site, on the edge of the St Annes urban area.

Size, ha 0.90


Proximity to Blackpool Airport Runway constrains building height and construction materials. Also noise issues from the adjacent runway.

Possible wildlife habitats on site.

Access – requires new road access (in form of roundabout) from Queensway

Topography – Flat

Ground conditions - No issues


Existing Vacant Use




Future access options suggested in the submitted application (see below).

Option to link this site to the proposed St Annes-M55 Link



Road.

Distance to M55 Motorway, km 6 Distance to A-road, km 1.8 – A5230 Progress Way (Blackpool) Distance to Rail Station, km 2.1 – St Annes Station Distance to Existing Bus Route, km On bus route (Queensway) Distance to Services, km 1 – Headroomgate Road Local Shopping Centre

Adjacent Land Uses Lytham Moss

Queensway Industrial Area to west

Planning Policy Status Allocation B1/B2/B8 (Policy EMP1)

Full Planning Permission – B1(a)

Planning Issues Gateway site, adjacent to Green Belt (Policy SP3)

Extension to existing Queensway Industrial Area (Policy EMP1)

Site may link to the proposed St Annes-M55 Link Road (Policy TR13)

Other information Greenhurst Investments have submitted an outline planning application for the whole of the 3.8 ha Queensway site (this includes Site EM1(4), Queensway Industrial Estate, St Annes). The application is for 82 dwellings on 2.8 ha, in the south of the site, and 1 ha of employment uses in the north. Employment to include 2,750 sqm of B1 offices and 1,500 of B1/B2/B8 industrial. The offices will be accessed from Queensway (a new roundabout would be required) while the B1/B2/B8 industrial will be accessed via the existing industrial estate.

Serviced No

Market availability Not available – owner seeking planning permission for a mixed-use scheme






Site reference 27

Name Land at Lytham Quays, Dock Road, Lytham


Owner Redrow Homes

Description Small, low quality brownfield site, in an area of former industrial premises largely under development for housing.

Size, ha 0.10


Access – Access onto Dock Road available

Topography – Flat

Ground conditions – Contamination on some land

In flood risk area

Close to Ribble wetlands ecological site (Ramsar site, National Nature Reserve, Site of Special Scientific Interest, Special Protection Area, Biological Heritage Site)


Existing Site compound for adjacent Redrow development Use

Previous Industrial

Location Type Urban

Accessibility Road access in place

Distance to M55 Motorway, km 11.3 Distance to A-road, km 0.3 – A548 Preston Road Distance to Rail Station, km 2.3 – Lytham Station Distance to Existing Bus Route, km 0.3 – Preston New Road Distance to Services, km 0.4 – Local retail along Preston Road



Adjacent Land Uses River frontage to the north (Laggard Brook), part of Ribble wetlands ecological site

New good quality office for Tangerine Group to the east

Land to the south and west is under development for housing

400 metres from nearest services (Local retail along Preston Road)

Planning Policy Status Within Dock Road Employment Area (Policy EMP2)

Outline planning permission – B1(c)

Planning Issues Close to Ribble wetlands ecological site – European Nature Conservation Site (Policy EP15), Biological Heritage Site (Policy EP17), National Nature Reserve (Policy EP16), Area of Open Coastline (Policy EP20), Green Belt (Policy SP3)

Other information Along with 0.62 ha of land to the west, this site has outline planning consent for 2,396 sqm of B1(c) workshops. This is part of a larger mixed-use consent by Kensington Developments, which includes 70 dwellings on 2.63 ha of land south of Dock Road.

All land off Dock Road, with the exception of this 0.10 ha plot, now has reserved matters planning permission for housing (70 dwellings, now under development), This site is presently being used by Redrow as a compound for construction equipment.

Serviced No

Market availability Not available – in use as part of an adjacent development for housing

Likely development potential Industrial/office – B1 (a,c)/B8





Site reference Additional Site 1

Name Land at Dock Road, Lytham (east of Tangerine Group)


Owner Kensington Developments

Description Linear, low quality brownfield site, fronting the Lytham Dock waterfront and adjacent to headquarter offices/facilities for Tangerine Group and Helical Technology

Size, ha 0.92


Access – Access onto Dock Road available. Site area may be reduced to accommodate bridge link between Dock Road and Graving Dock Road.

Topography – Flat


In flood risk area



Existing Vacant Use

Previous Industrial

Location Type Urban

Accessibility Road access in place. Additional bridge link between Dock Road and Graving Dock Road may also be possible.

Distance to M55 Motorway, km 11.4 Distance to A-road, km 0.4 – A548 Preston Road



Distance to Rail Station, km 2.4 – Lytham Station Distance to Existing Bus Route, km 0.4– A548 Preston Road Distance to Services, km 0.5 – Local retail along Preston Road

Adjacent Land Uses River frontage to the north and east (Laggard Brook), part of Ribble wetlands ecological site

Good quality office for Tangerine Group to the west, large office/production facility for Helical Technology to the south


Planning Issues Within Boundary Road Employment Area (Policy EMP2)

Close to Ribble wetlands ecological site – European Nature Conservation Site (Policy EP15), Biological Heritage Site (Policy EP17), National Nature Reserve (Policy EP16), Area of Open Coastline (Policy EP20), Green Belt (Policy SP3)

Other information Other vacant land around Dock Road has outline permission for housing and B1(c) workshops. This land is now under development for housing leaving this site (and 0.1 ha west of Tangerine Group) the only vacant employment land on Dock Road.

Kensington Developments have indicated that they would develop both this site and land north of Liggard Brook (off Graving Dock Road) for housing. The two sites would be linked by a bridge across Liggard Brook, which would take up land in the west of the site.

Serviced Yes

Market availability Not available – owner considering a residential development and bridge

Likely development potential Industrial/office – B1 (a,c)/B2/B8

Availability, years 5+





Name Land adjacent to Water Pumping Station, Graving Dock Road, Lytham


Owner Fylde Borough Council

Description Low quality backland site, adjacent to water pumping station and with no present road access

Size, ha 0.49


Access – Not available. Future access options could include development of a link to Graving Dock Road, south of the pumping station, or provision of a bridge across Liggard Brook to Dock Road (see Additional Site 1).

Topography – Flat


In flood risk area


Utilities – Not available

Existing Vacant Use

Previous Industrial

Location Type Urban





Distance to A-road, km 0.3 – A548 Preston Road Distance to Rail Station, km 2.3 – Lytham Station Distance to Existing Bus Route, km 0.3– A548 Preston Road Distance to Services, km 0.4 – Local retail along Preston Road

Adjacent Land Uses Retail/trade uses to the north and east

Pumping station to the west

Other vacant land to the south along with Lancashire Coastal Footpath and Liggard Brook


Planning Issues Close to Ribble wetlands ecological site – European Nature Conservation Site (Policy EP15), Biological Heritage Site (Policy EP17), National Nature Reserve (Policy EP16), Area of Open Coastline (Policy EP20), Green Belt (Policy SP3)

Other information Land to the south is owned by Kensington Developments. Kensington have indicated that, in exchange for a residential permission on that land, they would develop a bridge across Liggard Brook to Dock Road. If achievable, such a bridge would open up this site for development.

Serviced No

Market availability Available although not on the market –the viability of any development would depend on overcoming access constraints

Likely development potential Industrial/office – B1 (a,c)/B2/B8

Availability, years 5+





Name Land at Olympic Court, Hallam Way, Whitehills Park, Phase II


Owner Henco International

Description Two good quality, small greenfield frontage plots at the junction of Hallam Way and Boardmans Way

Size, ha 1.00



Topography – Flat



Existing Vacant Use



Accessibility Requires new road access point, off Hallam Way






Adjacent Land Uses New build offices to the east – Olympic Court



New build industrial units to the north (some still under construction) – Barrow Close

Undeveloped employment land and two large new build office/industrial properties (occupied by Napthens Solicitors and SC) to the south

Agricultural uses to the west

Planning Policy Status Within Whitehills Park Employment Area, Phase II Site (Policy EMP1)

Planning Issues -

Other information Land on the market for design and build B1, B2, B8 uses, with capacity for 4,116 sqm of development, subject to planning.

Serviced Yes

Market availability Marketed for sale for design and build opportunities – Henco International/ Butson Blofeld







Name Land at Woodside, Whitehills Park, Phase I



Description Very small, undeveloped backland site between two terraced industrial units

Size, ha 0.13


Access – Access point in place

Topography – Flat



Existing Vacant Use



Accessibility Road access point in place, off Woodside






Adjacent Land Uses Industrial units to the west and south

Secure ITSA site to the north (Blackpool and Fylde Industrial



Estate)

Arnot Wood to the east


Planning Issues Blackpool and Fylde Industrial Estate to the north (Policy EMP2)

Countryside Area to the east (Policy SP2)

Other information Previous planning consent (now expired) for a 316 sqm office (with storage), secured by previous owner. Site is now in bank ownership.

The new owner has been invited to submit an employment planning application by FBC. This site (along with several others across Whitehills) was marketed for development, but received little interest due to the recession. Royal Bank of Scotland owned land across Whitehills will now be held for three years, pending improving market conditions. However, site would still be released if an appropriate offer was made

Serviced No








Name Land East of Brooklands Way, Whitehills Park, Phase I



Description Good quality, prominent greenfield frontage plot in a central location on Whitehills Park, Phase I

Size, ha 1.58


Access – Access point in place, off Dugdales Close

Topography – Flat



Existing Vacant Use



Accessibility Road access point in place






Adjacent Land Uses B&Q store to the east

Undeveloped employment land to the south and west



Good quality office and industrial uses to the north – Dugdales Close/Thompson Road


Planning Issues -

Other information Prevous planning consent (now expired) for a 2,310 sqm car showroom in south of site, secured by previous owner. Site is now in bank ownership, along with land to the west (Land West of Brooklands Way, Whitehills Park, Phase I).


Serviced No








Name Land West of Brooklands Way, Whitehills Park, Phase I



Description Good quality, greenfield infill plot between two groups of good quality office and industrial premises

Size, ha 1.56



Topography – Flat



Existing Vacant Use



Accessibility Requires new road access points, off Westby Close






Adjacent Land Uses B&Q store to the east

Undeveloped employment land to the east



Good quality office and industrial uses to the north (Westby Close/Whitehills Drive) and south Hallam Way

Agricultural uses to the west


Planning Issues Countryside Area adjacent (Policy SP2)

Other information Several previous planning consents (all now expired) for B1(a) offices, B1(c) workshops, A3 coffee shop and a (D1) medical suite, fronting Brooklands Way. Site is now in bank ownership.


Serviced Yes








Name Land West of Premier Inn, off Hallam Way, Whitehills Park, Phase I


Owner London and Regional (HC Sites)

Description Large, good quality greenfield plot, adjacent to existing office park, in a central location on Whitehills Park, Phase I.

Size, ha 1.84


Access – Road access point in place

Topography – Flat

Ground conditions – Surface water and drainage issues. Mapping shows drainage channels and ponds on site, which now appear to have been filled in.


Existing Vacant Use



Accessibility Road access junction in place, at junction of Hallam Way and Brooklands Way.








Adjacent Land Uses Office, industrial and car showroom uses to the north, west and south.


Ponds to the south west


Full Permission (subject to renewal application) – D1

Planning Issues -

Other information David Lloyd received consent for a 7,660 sqm health and fitness club on the site in 2005. This was renewed in 2009 (subject to Section 106 agreement). A planning application for a further renewal of this consent was submitted to FBC in Feb 2012 and is pending a decision.

Serviced No

Market availability Not available – owner considering a leisure development.

Likely development potential Industrial/Office – B1/B2/B8 (or Health and Fitness Club – D1)






Name Land off Boardmans Way, Whitehills Park, Phase II


Owner Private Individuals

Description Very small frontage plot at the junction of Barrow Close and Boardmans Way, adjacent to new build office park.

Size, ha 0.07



Topography – Flat



Existing Vacant Use



Accessibility Requires new road access point, off Boardmans Way






Adjacent Land Uses New build offices to the east – Olympic Court

New build industrial units to the west (some still under



construction) – Barrow Close

Undeveloped employment land to the south

Agricultural uses to the north



Other information Unable to contact owners directly. Adjacent owner indicates that there are no plans for development on this site.

Serviced No

Market availability Not available – no evidence of market activity







Name Land adjacent to Napthens Solicitors, Hallam Way, Whitehills Park, Phase II


Owner Calder Developments/Barnett Waddingham Trustees

Description Small frontage site adjacent to solus office building.

Size, ha 0.12



Topography – Flat



Existing Vacant Use









Adjacent Land Uses New build, solus offices to the south – Napthens



Undeveloped employment land to the north, east and west


Planning Issues -

Other information Partly in developer ownership. Site is being held, pending improving market conditions. Future development likely to be for offices.

Serviced No

Market availability Not available – Site being held for future development

Likely development potential Office – B1(a)






Name Land West of Graceways, Whitehills Park, Phase II


Owner Henco International (North), Private Individual (South)

Description Linear greenfield site along a business park access road, divided by fencing into five plots.

Size, ha 0.48



Topography – Flat


Site separated from Lytham St Annes Way by landscaping


Existing Vacant Use









Adjacent Land Uses New build, stand alone offices to the west (Napthens) along



with other undeveloped employment land

Undeveloped employment land to the north

Agricultural use, and land under development for housing to the south


Full planning permission – A1, A3, A5


Other information The north of the site has consent for a food court comprising 495 sqm of A1, A3 and A5 uses on approx. 0.24 ha. The original permission was obtained by Baxter Construction in 2007 and renewed by Kensington Developments in 2010. The south of the site is considered suitable for offices, but there are no present plans to develop this land.

Serviced No


Likely development potential Office – B1(a) (50 percent)/Hot Food Retail – A1, A3, A5 (50 percent)






Name Land off Cropper Close, Whitehills Park, Phase II



Description Large greenfield plot at the end of cul-de-sac, on the edge of Whitehills Park

Size, ha 0.65



Topography – Flat


Site separated from Lytham St Annes Way by landscaping


Existing Vacant Use



Accessibility Requires new road access point, off Cropper Close








Adjacent Land Uses Two large new build office/industrial properties (occupied by Napthens Solicitors and SC) to the north


Agricultural use, and land under development for housing to the west and south




Serviced No








Name Land off Neptune Court, Whitehills Park, Phase I


Owner Lancashire Ltd

Description Small, irregularly shaped, greenfield plot in a good quality office park.

Size, ha 0.13



Topography – Flat



Existing Vacant Use



Accessibility Requires new road access point, off Neptune Court.






Adjacent Land Uses Existing offices of Neptune Court to the east and north



Undeveloped employment land to the west

Agricultural use, and land under development for housing to the south


Full planning permission – B1(a)


Other information Plots excluded from original office park development. Site on the market for design and build development, with planning permission for a 1,115 sqm, 3-storey office building.

Serviced Yes

Market availability Marketed for sale for design and build opportunities – Robert Pinkus

Likely development potential Office – B1(a)






Name Land west of Ballam Road, Lytham



Description Cleared brownfield site in a primarily residential area, north of Lytham Station

Size, ha 1.53


Access – Access point available

Topography – Flat

Ground conditions –

Foundations of previous buildings onsite

Electricity substation onsite

Trees on site (part of Witch Wood)

Previously ponds on site (now appear to have been filled in)

Public footpath runs along southern boundary of the site


Existing Vacant Use

Previous Office (Aegon Computer Centre)

Location Type Urban

Accessibility Road access point in place, off South Park

On bus route (Ballam Road/South Park).


Distance to A-road, km 0.6 – A584 Central Beach



Distance to Rail Station, km 0.3 – Lytham Station Distance to Existing Bus Route, km On existing bus route (Ballam Road/South Park) Distance to Services, km 0.3 – Lytham Town Centre

Adjacent Land Uses Existing housing to the west

Clifton House Retirement Home to the north

Offices for Axa Insurance, Aegon and Guardian Financial Services to the east

Lytham Station to the south

450 metres from nearest services (Lytham Town Centre)

Planning Policy Status Within Axa/Aegon Offices, Ballam Road, Employment Area (Policy EMP2)

Planning Issues -

Other information Owners have submitted a planning application for 20 dwellings on the site. Discussions with FBC suggest that this application is likely to be approved.

Serviced Yes


Likely development potential Office – B1(a) (or C3 – Housing)






Name Former Stanway Site, Boundary Road, Lytham



Description Cleared former car dealership workshop on a main road location, fronting a low quality industrial estate, on the edge of Lytham

Size, ha 0.69


Access – Access point not in place

Topography – Flat

Ground conditions – Possible contamination

Foundations of previous buildings onsite


Existing Vacant Use

Previous Car Dealership Workshop

Location Type Urban

Accessibility Requires access point. Access likely to be off Boundary Road, however, this is an unadopted, unsurfaced industrial estate road. An alternative access may be provided to Preston Road if land can be released from the adjacent Stanway Car Showroom.

On existing bus route (Preston Road/Lytham Road)

Distance to M55 Motorway, km 11 Distance to A-road, km On A-road (A548 Preston Road)



Distance to Rail Station, km 2 – Lytham Station Distance to Existing Bus Route, km On bus route (Preston New Road) Distance to Services, km McDonalds restaurant onsite, other services available on

Preston New Road.

Adjacent Land Uses Existing housing and recreation ground to the west

Industrial properties to the north, additional industrial properties to the east along with McDonalds Restaurant

Retail/trade uses to the south (south of Preston Road) along with Liggard Brook

Some services adjacent (McDonalds to the east, Lidl and other retail to the south)

Planning Policy Status Within Boundary Road, Employment Area (Policy EMP2)

Planning Issues Recreation ground to the west (Public Open Space, Policy TREC13)

Other information Owners have submitted a planning application for 34 residential units on the site. Any approval would be dependant overcoming access constraints on the site.

Given that most other available employment land in Lytham has been (or is likely to be) lost for housing, or is heavily constrained, FBC should consider if this site can be protected for employment uses.

Serviced No


Likely development potential Office/Industrial (B1/B2/B8) (Or C3 Housing)



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