Fawley New Town

View of the site from the west

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.

Illustrative view of Fawley Waterside across Southampton Water

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.

“Dear Sirs,

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.

In particular:

  1. 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).
  2. 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.
  3. 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’.
  4. 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.
  5. 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.
  6. 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.
  7. 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.
  8. 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.
  9. 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.
  10. 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.
  11. 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:-

He says:

  1. we do need to have a clear understanding of the scheme’s viability”.
  2. “The south-east corner of block 11 extends very close to the harbour entrance and ought to have a greater setback.”
  3. “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.”
  4. “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.”
  5. “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.”
  6. “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.”
  7. “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.”
  8. “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.”
  9. 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.

Fawley Waterside and Calshot development plans

A major development is being planned on the site of the Fawley Power Station by a new company, Fawley Waterside Ltd. The company has ambitious plans to create a new small model town, with echoes of Poundbury, the prettiest New Forest Villages, and Old Lymington, with about 1500 homes. There will be a marina accessible from the Solent 24/7. They also plan to build an Hotel, a Yacht Club, shops and restaurants and marine industries, with the objective of creating more than 2000 jobs in the new community.

Proposed site plan for Fawley Waterside and Calshot Village

Work has already started on demolition of the old power station structures and the iconic chimney, which can be seen from most of the Solent, is to be removed. In its place, Fawley Waterside propose to construct a glass tower 100m high, subject to grant of approval for an outline planning application yet to be submitted. We will bring you details of this application when available.

Artist impression of the ‘canal side’ development and glass tower

The same development company are also planning to build 30 new homes in nearby Calshot village. Both projects are described in brochures published by Fawley Waterside Ltd., all of which can be accessed and downloaded by selecting this link. The link will take you to an index page for all documents published by the developer. Their recently published Calshot Village Exhibition brochure provides a high level summary of both projects.

Solent Protection Society is keeping a very close eye on these projects: we aim to influence the plans to help to achieve a development of which the Solent community can be proud and which enhances our environment.

Coastal Squeeze and Rollback

It is generally accepted that sea-levels are rising in Britain, although there are many opinions about the causes and the rates. Most scientists believe that the rate of sea-level rise has already accelerated and will continue to do so until levels of atmospheric carbon-dioxide start to be reduced.

Regardless of the cause or rate of sea-level rise the effects are the same, in a natural system land is “lost” and becomes sea. With a high coastline this manifests itself as erosion of the cliffs, but with a gently rising coastline the result is a slow movement of the shoreline inland – so over time a particular piece of land will change from dry land to shoreline shingle or mud, then foreshore and eventually to sea. The rate of change will depend on sea-level rise, but also on how “dynamic” the environment – how exposed it is to tide and waves.

In the case of a defended coastline if defences are maintained and increased to take into account the sea-level rise (Hold the Line in SMP’s etc) this results in the seaward side of the defence continuing to develop naturally – ie change from foreshore to sea, but the landward side remains the same. The result, known as “Coastal Squeeze” is that the foreshore (Sand, shingle or salt-marsh) is slowly lost together with the natural transition zone from land to sea.

The habitats of these ephemeral transition zones are both rare and important and as a result many are designated under international, European and National designations which require them to be protected.

We are very fortunate locally as the New Forest Coastline contains some of few areas where there is natural gently rising coastline. This is rare, particularly in Southern England, where most of coastline is heavily managed and defended to provide flood and erosion protection. These areas show a natural graduation from farmland, often to a narrow strip of woodland, then to a foreshore, often with the remains of fallen trees, to foreshore and salt-marsh.

The narrow strip of woodland provides a unique habitat, and the tree-roots will slow, and control the rate erosion. The fallen trees also provide a unique habitat and make the shoreline interesting and very different from most other places.

Within the Solent Protection Society we believe that these unique habitats should be maintained, by natural processes, and that they cannot be maintained by traditional engineering works. The most effective way to maintain the habitat is to allow natural roll-back. This should be done by allowing natural regeneration of indigenous vegetation, particularly woodland, along a margin between farmland and the coastal strip.

We would welcome members opinion of how these habitats should be managed and whether this should be funded by public authorities, or whether the landowner should be expected to manage appropriately.

Marine Licensing Applications – 31st December 2018

The December 31st SPS summary of Marine Licensing activity applicable to the Solent area can be found by taking this link.

The update post displays a list of applications published by the Marine Management Organisation since the last SPS summary update issued, and project background for those applications open for public consultation.

Applications for burial of human remains at sea are not included.

If an application is of particular interest to you, take a note of the application number and enter it into the MMO Public Register to view the detail on the register.  For guidance on how to access and search the MMO Public Register, please follow this link.

 

 

Solent Protection Society submits evidence to the Landscape Review

In November 2018 the Government called for evidence to be submitted to the independent review of England’s National Parks (NPs) and Areas of Outstanding Natural Beauty (AONBs). This is a brief summary of some of the key points SPS has made. The full submission can be found on the SPS website by selecting this link.

The Solent  Protection Society is primarily concerned with the shoreline and the view from the sea as it affects the National Parks, AONBs and the tidal river estuaries that make up the Solent from the Needles to Selsey Bill. We are concerned with the economic, social, leisure and environmental well-being of the Solent not just its appearance. Many of these aspects are interdependent and sometimes in conflict. The New Forest National Park and the AONBs on the north shore of the Isle of Wight and  in Chichester Harbour play a crucial role in safeguarding this special place and seascape.

The AONBs, however, hold less clout in the planning system than the National Park and in our view need strengthening to offset the pressure from development, particularly housing targets. The view from the sea is often not appreciated as much as it should be, particularly when this may be the only view that is easily gained of a densely wooded AONB, such as the north east shore of the Isle of Wight .

We have a concern that incremental enlargement of small scale houses and chalets or new builds which individually my not be great but cumulatively start to change the landscape is not sufficiently appreciated or controlled by local planning authorities. The effect on the AONB should have a greater priority in considering such applications.

In addition we would like to see the introduction of smaller area AONBs associated  with river valleys when viewed from the river or the opposite bank before such areas of important natural landscape are lost such as on the Hamble or the western shore of Southampton Water.

Finally Marine Plans in particular deliberately overlap land based plans and have a number of policies that have to be taken into account when considering changes to the landscape.  The difficulty with Marine Plans is deciding what weight to give to each policy in a particular circumstance. SPS considers that where NPs and  AONBs are concerned the protection of the landscape and seascape should be of a higher weighting and this needs to be endorsed by land based planning authorities and the Marine Management Organization.

Marine Licensing Applications – 3rd December 2018

The December 3rd SPS summary of Marine Licensing activity applicable to the Solent area can be found by taking this link.

The update post displays a list of applications published by the Marine Management Organisation since the last SPS summary update issued, and project background for those applications open for public consultation.

Applications for burial of human remains at sea are not included.

If an application is of particular interest to you, take a note of the application number and enter it into the MMO Public Register to view the detail on the register.  For guidance on how to access and search the MMO Public Register, please follow this link.

 

 

Marine Licensing Applications – 30th October 2018

The October 30th SPS summary of Marine Licensing activity applicable to the Solent area can be found by taking this link.

The update post displays a list of applications published by the Marine Management Organisation since the last SPS summary update issued, and project background for those applications open for public consultation.

Applications for burial of human remains at sea are not included.

If an application is of particular interest to you, take a note of the application number and enter it into the MMO Public Register to view the detail on the register.  For guidance on how to access and search the MMO Public Register, please follow this link.

 

 

Marine Licensing Applications – 23rd September 2018

The September 23rd SPS summary of Marine Licensing activity applicable to the Solent area can be found taking this link.

The update post displays a list of applications published by the Marine Management Organisation since the last SPS summary update issued, and project background for those applications open for public consultation.

Applications for burial of human remains at sea are not included.

If an application is of particular interest to you, take a note of the application number and enter it into the MMO Public Register to view the detail on the register.  For guidance on how to access and search the MMO Public Register, please follow this link.

 

 

Marine Licensing Applications – 26th August 2018

The August 26th SPS summary of Marine Licensing activity applicable to the Solent area can be found by taking this link.

The update post displays a list of applications published by the Marine Management Organisation since the last SPS summary update issued, and project background for those applications open for public consultation.

Applications for burial of human remains at sea are not included.

If an application is of particular interest to you, take a note of the application number and enter it into the MMO Public Register to view the detail on the register.  For guidance on how to access and search the MMO Public Register, please follow this link.

 

 

Innovative sea defence repairs using ‘Concrete Canvas’

We are interested to note this piece from the Eastern Solent Coastal Partnership website.  Parts of the sea defences on the Warblington shore line, compromised during last winter’s storms, have been effectively repaired using a new technique.  IMG_5065

The repairs commenced on 1st August 2018 to the worst damaged sections of wall, where the concrete rendering had detached itself from the main wall structure and was laying on the foreshore of the harbour. The works were delivered by ESCP and were carried out by contractors Graham Attrill Civil Engineering Ltd., from the Isle of Wight on behalf of Havant Borough Council.

Within two weeks the works were completed using an innovative material called Concrete Canvas, used by Havant Borough Council for the first time. The Concrete Canvas was delivered to site as a roll of concrete impregnated fabric, which was cut to length and draped oIMG_5116ver the wall, allowing the fabric to follow the contours of the internal wall beneath. Once in place, the fabric was sprayed with freshwater to activate a concrete fibre embedded within.  The concrete fibre forms an impermeable, energy absorbing concrete casing, perfect for withstanding wave action. The material repaired the seawall and will protect the internal structure from further erosion.

Following completion of the works, ESCP staff will continue to monitor coastal structures within the harbour on an annual basis. This will help inform any future works and allow ESCP to identify changes in structure condition within the HBC borough.

(Information Source – Eastern Solent Coastal Partnership.)