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Eco-town at Ford – expression of interest
Submitted to Government 31st October 2007
The purpose of this document is to formally express interest in the possibility of an eco-town (5,000 homes) on land at Ford Airfield in West Sussex.
For ease of understanding we have followed to format outlined in the CLG checklist.
Tony Dixon E-mail: afdixon@btinternet.com
Tony Dixon, John Penfold, Harold Hall – co-authors of the Ford Enterprise Hub (FEH) concept.
As above.
At this stage we feel it best to call the development – Ford Enterprise Hub (FEH). Ultimately, we would expect to change this to reflect the eco credentials of the development.
We only received the eco-town information yesterday and have not had a chance yet to approach potential partners. However, the three private landowners along with Redrow Homes and Wates have already formed a consortium called the Ford Airfield Vision Group.
Over the coming days we will be approaching; Ford Airfield Vision Group, West Sussex County Council and Arun District Council to advise them of this expression of interest and to seek their support.
The Ford Enterprise Hub (FEH) concept is a bold attempt to address the transport, employment and land use issues facing Arun District (West Sussex) in the period after 2011, centred upon a disused airfield and an underutilised main line railway station, both at Ford.
With over 110 acres of previously developed land within the curtilage of the airfield, Ford can accommodate significant large-scale mixed development, including up to 5,000 houses and high quality employment.
FEH focuses particularly on the problems facing the coastal towns of Bognor Regis and Littlehampton and includes proposals for a new Science or Technology Park, a new Parkway railway station, a new link road between the A259 and A27, solutions to numerous road transport and safety issues, new homes located around a multi modal transport hub, better paid jobs and expanded Marina facilities.
By creating an eco-town at Ford, Arun can meet the known housing need for the district for the next 20 years, and at the same time, alleviate much of the pressure created by current levels of “infill” and “greenfield” development.
An eco-town at Ford will protect the existing urban built environment by reducing the need for “town cramming” and offers an opportunity to build a single new settlement which will also assist in making up the district’s affordable housing deficit.
FEH has been submitted to Arun District’s Local Development Framework (LDF).
Consultation has already taken place on the Core Strategy - Issues and Options and a single new settlement at Ford was the most popular choice by respondents to the consultation, including stakeholders.
The Panel’s Report for the Draft South East Plan Examination-in-Public has been published and now requires Arun District to make provision for an additional 2,000 houses.
Public consultation for the Core Strategy – Preferred Options has been put on hold pending confirmation by the Minister, following which Arun District Council will need to consider its Preferred Options.
Ford Airfield is situated in West Sussex, equidistant between Bognor Regis and Littlehampton – the local authority is Arun District Council.
Ford offers a 350 hectare site, of which, a significant amount is previously developed land.
The airfield retains fixed surface infrastructure from World War II – comprising a strip of concrete that is roughly 1 ¼ miles long, 100ft wide and 6-8ft thick, intersected by another strip that is roughly ½ mile long, 100ft wide and 6-8ft thick. This presents an opportunity to recycle the runway for the provision of aggregates on site.
Ford airfield is located in an area free from significant constraints.
Although on the coastal plain the area is predominantly Flood Zone 1. It is not the subject of any strategic or local gap designations. The proposed site is outside the existing AONB (proposed South Downs National Park).
There are no Sites of Special Scientific Interest (SSSI), Special Areas of Conservation (SAC) or Special Protection Areas (SPA). Nor is the site influenced by any ecological designations such as SPAs.
There are no archaeological constraints on the site.
The area is predominantly flat, featureless and with little landscape value.
The site comprises 350 hectares in total.
There are three private landowners who, together with Redrow Homes and Wates, have formed the Ford Airfield Vision Group.
The site is sufficient for 5,000 houses and associated employment, community facilities and infrastructure etc.
It is anticipated that this development could be commenced post 2011, in phases, to be completed by 2026.
Phase 1 – 1,000 dwellings Phase 2 – 2,500 dwellings Phase 3 – 1,500 dwellings
It is anticipated that the site will offer a minimum of 40% affordable housing.
The site will offer a good mix of tenures and house sizes in mixed communities.
The FEH concept includes a proposal for a Science or Technology Park, creating up to 4,000 jobs.
A Science or Technology Park at Ford could capitalise on the location’s natural advantages to focus on the research and development of alternative energy.
Ford is close to the coast (ideal for developing wind energy), is near to the River Arun, the second fastest flowing river in the country (ideal for developing tidal energy), and is in the part of the country that consistently makes the top 3 in the sunshine league (ideal for developing solar energy).
The site is surrounded by grade 1 and 2 agricultural land, which is suitable for bio mass crop production.
FEH would set retail development at a minimal level within the development itself to ensure that as much benefit as possible migrates outwards towards existing nearby retail operations in Littlehampton and Bognor, and particularly town centre shopping as both town centres are in need of regeneration.
Being equidistant between both towns, development at Ford – either industrial/commercial or residential will look towards the local economies of Bognor and Littlehampton rather than the more glamorous and better off economies of nearby Chichester or Worthing.
FEH anticipates that, when fully developed, up to 11,000 new customers (i.e. new residents) could be generated largely (but not exclusively) for the benefit of the local retail and service economies of Littlehampton and Bognor.
FEH will incorporate a number of community benefits including; public open space, health facilities, community meeting/cultural facilities, leisure and sports facilities, pedestrian and cycle routes, easy access by rights of way to the proposed South Downs National Park, the river Arun and the West Beach at Climping (one of the finest beaches along the south coast).
FEH will incorporate 2 primary schools and, if necessary, could also incorporate a new secondary school.
Ford will become a transport interchange of local and sub-regional importance.
The underutilised railway station at Ford sits astride the South Coast Main Line and is at the foot of the Arun Valley line. The South Coast Main Line gives access to Worthing, Brighton and beyond to the east, and Portsmouth, Southampton, Bournemouth and beyond to the west. The Arun Valley Line gives access to Gatwick, Horsham, East Croydon and London.
By adopting the Parkway approach, upgrading or relocating the station, and creating ample parking, Ford railway station relocated approximately 400 yards to the west would become the focal point of a multi modal transport hub serving the whole district and acting as the main point of access for rail services to the north, east and west.
Currently many bus services are considered unviable. Regular and enhanced bus services between Bognor and Littlehampton, via Ford Parkway and the industrial/commercial or residential area at Ford will then become viable, making travel easy and convenient for local journeys to/from work and also for longer distance commuting in/out of the district.
New residents at Ford would be ideally located to use the Coastal Expressway service (as proposed in the County Transport Plan).
Cycleways could be provided throughout the development extending the network created by the nearby south coast cycleway, the Barnham to Felpham cycleway, and other measures could be included to link the coast with the South Downs.
By locating the Science or Technology Park within walking distance of the Parkway station, employees would be able to commute to/from work from Bognor, Littlehampton, Chichester, Barnham and Arundel by train, or locally by cycle or on foot.
At some time in the future transporting freight by rail may become more economically viable than at present. If so, it may become viable to create a rail siding for the proposed Materials Recycling Facility (MRF) which could reduce HGV movements to/from the site.
FEH proposes a new link road from the A259, via Ford, to the A27 near Arundel, bridging the railway, giving Bognor traffic an additional and much needed route to/from the A27 and onward access to the Strategic Road Network in the east (A27 and A24/A23) to match existing access in the west (A259 to A27 and A3/M3).
The A27 has effectively cut Slindon off from its natural neighbour Walberton. In its planning for improvements to the A27 around Arundel the Highways Agency should restore the link for pedestrians and non-motorised traffic. Plans proposed for major development at Ford seek to facilitate movement by equestrians, pedestrians and cyclists between the Downs and the Coast.
Current levels of employment out-commuting for the district are around 40%. Employment proposals for FEH will provide a significant opportunity to reduce this. Out-commuting by car is currently around 80% - where out-commuting continues FEH proposals will help to bring about a modal shift from car to public transport.
If we are to create an eco-town at Ford there can be no doubt the provision of an Arundel Bypass would be an important factor. The Arundel Bypass has now been included in the Indicative Regional Transport Programme for the period post 2016. A final decision is in the hands of the Government.
In terms of infrastructure delivery we anticipate the link road to be provided in conjunction with phase 1 of the development and the Parkway Railway Station to be delivered in conjunction with phase 2.
Ford presents unique opportunities to reduce harmful effects on our environment.
All houses would be built to the Code for Sustainable Homes. Building design principles will enable low power consumption and low waste generally.
It is anticipated that Ford would become a Zero Carbon community by utilising the natural advantages associated with its geographical location.
For instance, proximity to the River Arun (the second fastest flowing river in the country) will provide renewable energy to the settlement from the strong tidal flow. This provides an opportunity for Ford to become an exemplar is this field of environmental technology.
Bognor Regis consistently features in the top 3 of the sunshine league. This makes Ford an ideal location for the research, development and use of solar energy.
The coastal location provides an opportunity for wind powered energy generation utilising smaller wind turbines for individual homes and businesses.
The site is surrounded by grade 1 and 2 agricultural land, which is suitable for bio mass crop production.
The site would enable the adoption of combined heat and power (CHP).
The South East generally has water supply problems and Ford would present an opportunity for the introduction of Rainwater Harvesting enabling the re-use of water for residential, community and business purposes.
The presence adjacent to the site of a waste water treatment plant will enable the safe re-use of water for residential and business purposes.
The nearby materials recovery facility (MRF) should give rise to the provision of energy from residual waste (EfW).
The proximity of the proposed development to the nearby MRF provides an opportunity to incorporate vacuum sorted underground waste removal (similar to Hammarby Sjostad, Stockholm). This provides an opportunity for Ford to become an exemplar is this field of environmental technology. The vacuum waste system would be owned by the community and an appropriate offset against Council Tax would be expected, resulting from the elimination of refuse collection.
Sustainable public transport will reduce carbon emissions.
Aggregates for building construction are available on site by recycling the concrete of the runways.
Large scale tree planting (woodland spines running through the development) and the creation of hedgerows will be planned into the 58 hectares set aside for open spaces.
Bio Corridors will be created to encourage the movement of wildlife between the South Downs and the coast. There is an existing wetland area, with ponds, to the north of the railway line which would be retained.
Footpaths, bridleways and cycleways within the site will be designed to link the coast and the South Downs as well as serve the residential, business and Parkway areas, by actively contributing to the general health and well-being of the population and to reduce carbon emissions.
Residents of the eco-town will be provided with community owned land offering the opportunity to grow their own food either in shared gardens or in communal allotments, incorporating modern and organic horticultural techniques. Surplus food grown would be sold in the eco-town market or local retail shops.
Currently, there is an existing and popular market and car boot sale on Ford airfield, which would be retained in a new purpose built area, therefore continuing the local tradition of recycling of domestic goods and sale of locally grown produce.
It is anticipated that some of the assets associated with the eco-town will be community owned. For instance, bio-mass boilers, energy from waste plants, combined heat and power plants, vacuum waste disposal, land for organic food production etc. This will make living in the eco-town cheaper for its community.
No information available at this time.
Strategy to be developed in due course.
It is anticipated that this development could be commenced post 2011, in phases, to be completed by 2026.
Phase 1 – 1,000 dwellings Phase 2 – 2,500 dwellings Phase 3 – 1,500 dwellings
This would be subject to the outcome of Arun District Council’s Local Development Framework.
The Arundel Bypass has now been included in the Indicative Regional Transport Programme for the period post 2016. A final decision is in the hands of the Government.
A Management Board would be introduced with representatives appointed from all key areas including eco-town residents, the Science Park, transport providers, energy producers etc. to help develop the town, provide support for people moving to the new community, for businesses and to co-ordinate delivery of services and manage facilities.
Governance of the eco-town will need to fit in with the existing local government structure, but must take into account the unique nature of the eco-town and its community.
A Town Council would seem appropriate but with the following stipulations:
Please find enclosed a copy of the Ford Enterprise Hub concept. Page last edited: 13/12/2007 |