In the Autumn 2018 issue of the Society’s Newsletter we reported on the proposal to build a new town at Fawley on Southampton Water. This article is an update of developments since then. This is perhaps the most important development on the shores of the Solent this century and as such it is receiving close scrutiny from The Solent Protection Society. The new small town would be built on the site of the Fawley Power Station, which was closed in 2013. This is a brown field site but it is surrounded by the New Forest National Park and a small part of the scheme would be on National Park land.
The developer, Fawley Waterside Ltd., applied to both New Forest District Council and to New Forest National Park in May 2019 for Outline Planning Approval. The two applications are being considered together. NFDC invited comments by 31 August. Full details of the Plans, responses by interested parties, and comments from official bodies including local authorities and government departments are to be found on the NFDC Planning department website: at the last count there were 406 documents. NFDC had originally hoped to make a determination by 31 August but need more time and have now agreed with the developers to an extension of the time to 15 January 2019. Even when NFDC have made their determination the scheme might need to be referred to the Secretary of State for a potential call-in.
We, Solent Protection Society, submitted our response on 27 August. Of course we have concentrated on those aspects of the plan which directly affect the Solent, such as view from the sea, and possible effects of pollution of the sea and of the Solent air. The full text of our response is reproduced here.
These comments are from the Solent Protection Society (SPS) which exists to protect the Solent and its tidal rivers and estuaries for future generations. The comments are primarily directed at the element of the scheme within the control of NFDC however we have copied them to NFNP as that aspect of the scheme in the national park, while of less concern to SPS, is an integral part of the whole and does have some impact on the waterfront.
SPS is generally supportive of the planning policies laid down by both NFDC and NFNP, however, we are concerned that aspects of the proposals that front the waterside do not adequately meet some of those policies.
- We consider that the size and scale of the buildings fronting the water, being much further forward than the former power station could be over dominant, with no landscape mitigation and will be unacceptable when viewed from Southampton Water. They do not sufficiently ‘scale down in density towards the water front’ as set out in policy ii a).
- We consider that the light pollution from these building will be to the detriment of the marine environment and have a far greater impact than the existing power station.
- We would expect to see the waterfront buildings set further back with extensive tree planting in front to mitigate the impact and enhance the coastal margin, the coastal path and the proposed ‘Solent Promenade’.
- We would remind NFDC and NFNP that there is a real risk of storm water overflows from the proposed sewerage system and we would expect to see this fully mitigated with complete separation of storm and foul water and full storage capacity for foul water to prevent any storm discharge of foul water into Southampton Water or the Western Solent. Petrol interceptors to all roads and parking areas should be provided before discharge of storm water. Such storage capacity should not rely on Southern Water.
- We would expect to see regular monitoring reports on water quality adjoining outfalls and in the salt marshes as a legal condition of any approval with adequate penalties for any breach of EA standards and that this applies both during demolition and construction as well as in the future once the development is complete.
- We would expect any approval to condition by legal agreement any dredging activity and to ensure that there was beneficial use of dredging to replenish the salt marshes.
- While not of direct concern to SPS we note that the infrastructure of roads in particular will be seriously impacted by the size of this development and that more extensive works than those proposed will be needed if it is not to cause serious congestion and further pollution to the north.
- We would expect the scheme to include mitigation of climate change and for a substantial proportion of the development to be to Passive House standards.
- The proposal is likely to substantially increase the footfall on the coastal path and we would expect to see moneys from planning obligations directed to ensuring that the coastal margin and the many protected areas in the vicinity falling as spreading room, whether or not there is a Section 26 notice, are adequately protected by fencing to restrict both pedestrian and dog access in particular.
- We note the National Grid building on the waterfront is to remain which is a pity as it will assume a greater prominence and has no merit in the landscape. Planting in front of this would be of assistance in mitigating the impact.
- We have not been able to find a specific reference to the ‘view from the sea’ which is critical from the busy shipping lane of Southampton Water. It may be in the documents somewhere but we would expect to see a photomontage of the view from Southampton Water superimposed on the existing buildings and including the National Grid building and the landscape to the south. Only then will it be possible to really judge the scale and mass of the proposals.”
The Principal Development Management Officer of NFDC, Mr Ian Rayner, has written to Deloitte, the agent of Fawley Waterside Ltd, to set out the latest position of the Local Planning Authority on their application proposals, and has published his letter on the NFDC website. It is 12 pages long so we will not reproduce it here, but pick out the points which may be of most interest to SPS members:-
- “we do need to have a clear understanding of the scheme’s viability”.
- “The south-east corner of block 11 extends very close to the harbour entrance and ought to have a greater setback.”
- “In my view, 3 of the landmark buildings are of particular concern. The 98 metre high tower would be a very significant building. It seems that the driver for the height of this landmark building is to provide a structure that is visible from both ends of the Solent. I don’t believe this should be the overriding driver for determining the height of this building. The key objective should be to design a landmark building of a scale that is appropriate to the new townscape and to its location on the edge of the National Park, which I think could be equally achieved by a lower building.”
- “The 49 metre high landmark building in the site’s north-west corner is set fairly close to the taller 98 metre high landmark building. We need to see clearer images of how this tower would work in proximity to the larger tower, but together I do feel that these 2 landmark buildings would present too dominant an edge to this part of the development.”
- “The 56 metre high crystal tower has been designed to reflect the glass end of the existing power station building. However, it has been confirmed that it would not be viable to rebuild the existing structure and that the proposed new building would therefore need to be built with new materials… I think this building, as proposed, is inappropriate.”
- “In the light of the Environment Agency’s response, we would ask you to clarify the detail behind the foul drainage proposals, and to confirm what discharge consents are being utilised for these works.”
- “As set out in Natural England’s response, you need to better demonstrate how nutrient neutrality will be secured. This a critical matter, and unless you can demonstrate that nutrient neutrality will be achieved, it will not be possible to grant planning permission.”
- “In their consultation response, our Environmental Health team have asked that you provide additional information in order to clarify the development’s potential impact on air quality, as well as to ensure that future occupants have an appropriate quality living environment. I would ask that you respond to the specific questions that have been raised.”
- “Our Environmental Health team have also posed a number of questions relating to noise and lighting (aside from the noise concerns raised earlier in this letter). Again, I would ask that you provide additional information to address the concerns that have been raised.”
We believe that, if approved, this project is likely to take about 10 years to complete. We intend to keep members up to date by reporting on progress in future SPS newsletters and on the SPS website.