Reflections From The 2025 Lancashire Built Environment Summit

Recently, I had the pleasure of representing Northern Trust Land Ltd at the Lancashire Built Environment Summit, hosted by Lancashire Business View.

The event brought together professionals from across the property, planning, and construction sectors to share experiences and explore how we can build better, smarter, and more sustainably across Lancashire and beyond.

I was delighted to join a panel alongside John Chesworth of Harrison Drury, Simon Lock of Woo Hoo, and Michael Conlon of Conlon Construction, where we discussed the theme “Get Building Better and Smarter”. The conversation covered a wide range of issues currently facing the sector – from funding and regulation, to planning reform and the practicalities of delivering development on the ground.

Addressing the Real Challenges in Development

My contribution to the discussion focused on some of the core hurdles that continue to shape the development landscape:

Viability Gaps

Viability gaps remain a major challenge, particularly for secondary location projects. Without the right intervention funding structures in place, many schemes in the areas that need growth most struggle to get off the ground. This impacts not only the pace of delivery but also the ability to bring forward smaller, more flexible developments that can make a big difference to local economies and major development supply chains.

Increasing Build Costs & Regulation

We also touched on the rising cost of construction and the growing layers of regulation affecting the industry. These pressures are squeezing project viability and making it harder to deliver development at the scale and speed needed to support regional growth.

Major Schemes & Supply Chain Opportunities

The delivery of major schemes, such as the Cyber Park at Samlesbury, is hugely positive for Lancashire’s economy. However, these large-scale projects also highlight the importance of supporting supply chain businesses – the smaller firms and service providers that will need suitable accommodation close by. Providing these businesses with the right space to grow is essential if we’re to maximise the wider economic benefits.

Changing Grant Funding Regimes

Another topic raised was the changing nature of grant funding regimes. Shifts in government priorities and funding availability can make it difficult for developers and land promoters to plan long-term. A more consistent approach to infrastructure and regeneration funding would give greater certainty and confidence to the market.

Planning System Challenges & Rising BNG Costs

The planning system remains one of the biggest hurdles to progress. The process can be slow and unpredictable, adding risk and delay to much-needed development. In addition, the increasing costs associated with Biodiversity Net Gain (BNG) requirements are further stretching project viability. While we fully support the principles behind BNG, there needs to be a balanced approach that ensures environmental benefits without stalling delivery.

The Role of Local Plans

Local plans were another key area of discussion . Many Local plans are focusing heavily on major strategic sites, which can overlook the role of smaller developments. Yet it’s often these smaller sites that provide the flexible workspace, smaller industrial units, and commercial land that drive entrepreneurship and innovation. Ensuring a pipeline of diverse development opportunities is vital for regional resilience and long-term economic growth.

Time for a Step Change

My closing point on the panel was that these are not new issues. In fact, many of the same themes – funding, planning complexity, rising costs – have been discussed for years. They seem to come full circle with every new cycle of policy reform or economic change.

What’s needed now is a real step change in how the planning system operates – from the inception of Local Plans through to the delivery of planning consents. Greater clarity, consistency, and speed would benefit not only developers and land promoters but also local authorities, communities, and the wider economy.

Looking Ahead

Events like the Lancashire Built Environment Summit are valuable because they bring together voices from across the industry to share practical insight and challenge the status quo. For Northern Trust Land, it reaffirmed the importance of what we do: working proactively with landowners, local authorities, and development partners to promote sites that support sustainable growth and economic opportunity.

I’d like to thank Lancashire Business View for hosting such an engaging and well-attended event, and my fellow

panellists for a thought-provoking discussion. It’s clear that while the challenges remain, the shared ambition to “build better and smarter” is stronger than ever.

By Neil McManus

Senior Development Manager

📩 neilmcmanus@northerntrust.co.uk

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