Southampton Airport Economic Gateway, Eastleigh
Southampton Airport Economic Gateway is located within the M27/M3 corridor next to junction 5 of the M27. It is directly adjacent to Southampton Airport Parkway train station and Southampton Airport, which provides flights to 34 destinations with world-wide connections. Eastleigh train station is also adjacent to the west. Given its proximity to two stations, the Southampton Airport Economic Gateway is well connected to the strategic rail and freight network. Direct trains connect to London Waterloo, which can be reached in 68 minutes. In addition, the site has close links to the international ports of Southampton and Portsmouth and is within a 30 minute drive of 5 universities.
The Southampton Airport Economic Gateway offers a unique opportunity to develop land adjacent to Southampton Airport and its neighbouring train stations. Although parts of the site rely on the provision of significant new transport interventions, a refreshed consideration of the requirements to unlock this area for development has presented an opportunity to release the site’s potential as a strategic employment site for South Hampshire through a phased approach to delivery. The site comprises of 5 parcels of land;
- Barton Park
- Tower Lane
- Railway Works
- Land at Chickenhall Lane
- Land at Southampton Airport (consisting of 2 parts – Land adjoining Eastleigh River Side and Expansion Land at Southampton Airport).
The Land at Southampton Airport is recognised as having fewer access constraints and therefore has the potential to be brought forward for development first, acting as catalysts for the wider development. Southampton Airport has recently published: Southampton Airport’s Master Plan 2037 | A Vision For Sustainable Growth.
There is local evidence of large and complex sites being bought forward to the market in the form of the demolition and redevelopment of the Ford Transit factory on a site adjoining the borough boundary in Swaythling, Southampton. Therefore, there may also be an opportunity to explore synergies between these strategically important employment sites.
Unique development opportunity primarily for industrial and storage & distribution uses. Some part of the site may be suitable for a mix of uses including: office, retail, a hotel/conference centre, leisure, restaurants, residential and community-related development. Opportunities also exist for the development of waste management uses and renewable energy generation.
Southampton Airport Economic Gateway is located within the M27/M3 corridor next to junction 5 of the M27. It is directly adjacent to Southampton Airport Parkway train station and Southampton International Airport, which provides flights to over 50 destinations with world-wide connections. Eastleigh train station is also adjacent to the west. Given its proximity to two stations, the Southampton Airport Economic Gateway is well connected to the strategic rail and freight network. Direct trains connect to London Waterloo, which can be reached in 69 minutes. In addition, the site has close links to the international ports of Southampton and Portsmouth and is within a 30 minute drive of 5 universities.
The sites comprising the Southampton Airport Economic Gateway are identified in Eastleigh Borough Council’s Local Plan Review (2001-2011) and are part of the adopted development plan. The site has also been identified in the emerging Local Plan for the period 2016-2036 as an area in need of regeneration. The following policies of the development plan continue to be relevant up until these are replaced by the emerging Local Plan 2016-2036: 56.BE, 57.BE (Barton Park), 117.E, 118.E (Tower Lane), 112.E (Land at Chickenhall Lane), 111.E (Former Railway Works), 114.E (Northern Business Park, which covers the Land at Southampton Airport). Under the Local Plan, the site is referred to its historic name as ‘Eastleigh River Side’.
Whilst Eastleigh Borough Council, as Local Planning Authority, is encouraging the redevelopment of the site as a whole, they recognise and understand that not every part of the site will be redeveloped where there are existing businesses in place. Eastleigh Borough Council would look to pro-actively work with existing businesses to ensure their business security during the development of the wider site. Promoting the regeneration of the site is also a means of providing policy support for business-related improvements that individual owners and occupiers may wish to make in the long term.
Clean Power Properties Ltd., the owners of the Land at Chickenhall Lane, have obtained planning consent for the development of this land from Hampshire County Council for an Energy Recovery Centre (planning permission number: S/13/73507). Timescales for development are currently unknown.
Plot size & estimated employment floor space provision:
|Part of site||Plot size (ha)||Plot size (acres)||Floorspace (sq. ft)||Floorspace (sq.m)|
|Southampton Airport Economic Gateway (overall totals for the sites listed below)||54.5||134.7||1,419,760||131,900|
|Former Alstom Railway Land||19.0||47.0||214,202||19,900|
|Land north of the railway line, Chickenhall Lane||7.50||18.50||322,917||30,000|
|Northern Business Park, (Southampton Airport)||19.5||48.2||839,585||78,000|
|Railtrack Land, south of the railway line||8.50||21.0||365,973||34,000|
Proposed use: Barton Park is home to some existing businesses. There is the opportunity for the regeneration and redevelopment of the site and existing companies would be accommodated where possible.
Uses: Technology/Innovation Centre, office (B1), bulky goods retail, hotel/conference centre, restaurant and other leisure uses. Potential for some residential development, related community uses, student accommodation and car parking provision. Other employment uses in use classes B1, B2 or B8.
Proposed use: Part of this site is home to the UK Headquarters of Prysmian Group, a key anchor tenant. Their site, as shown in Figure 1, is not to be considered as part of the overall development opportunity at Eastleigh River Side. To the west of Prysmian’s Headquarters there are some existing businesses and there is the opportunity for some regeneration and business-related improvements. However, as with Barton Park, it is recognised that not every part of this site will be re-developed and future proposals must pro-actively work with existing companies located here to ensure the security of these businesses moving forward. Uses: R & D (B1b), light industrial (B1c), general industrial (B2), storage & distribution (B8).
Former Alstom Railway Works
Proposed use: The site is currently being utilised for rail-related uses however, should it be demonstrated that the land is not required for these uses there is the provision for its redevelopment.
Land north of the railway line, Chickenhall Lane
Proposed use: 6 acres of the site are to be brought forward for the development of a renewable energy facility. 5 acres of the site has planning permission for solar PV development should this prove viable, with alternative proposed uses including business (B1), general industrial (B2) and storage and distribution (B8).
Uses: General industrial (B2), and/or storage and distribution (B8), including waste management uses such as; sorting and recycling of waste materials and generation of renewable energy from waste materials.
Railtrack Land, south of the railway line
Proposed use: Land adjoining Eastleigh River Side: R&D (B1b), light industrial (B1c), general industrial (B2) and storage & distribution (B8).
Northern Business Park, Southampton Airport
Proposed use: Expansion Land at Southampton Airport: Employment uses in business (B1a), R&D (B1b), light industrial (B1c), and hotel (C1) uses.
The points below summarise the main development considerations for Southampton Airport Economic Gateway:
- The Land at Southampton Airport could be accessed following localised improvements to the existing road infrastructure, however additional transport interventions are needed to unlock the full regeneration potential of the entire site. The provision of a link road through the site from Bishopstoke Road to Wide Lane, via Chickenhall Lane and the Airport (known as the Chickenhall Lane Link Road), have previously been considered. There could also be the potential for transport improvements at the following locations:
Twyford Road/Bishopstoke Road/Station Hill
Chickenhall Lane/Bishopstoke Road
Chestnut Avenue/Passfield Avenue
Chestnut Avenue/Southampton Road.
- The current single access to the Railway Works is a tight ‘s’ bend bridge over the railway and any increase in movements on this part of the site would require improved access.
- Clean Power Properties Limited has full rights of access to the Land at Chickenhall Lane.
- A majority of the site has access to main services including; gas, water, electricity and sewers, although the greenfield land at Southampton Airport is un-serviced. The safeguarding of the proposed route for the Chickenhall Lane Link Road would also need to be considered in providing access to this un-serviced site.
- There are important service corridors across the site including sewers to the Waste Water Treatment Works, a rising water main which traverses the eastern part of the site and a 42 inch high pressure gas main which runs beneath the northern part of the airport adjoining the southern rail sidings.
- The former railway works benefits from a very substantial electricity supply.
- The adjacent Itchen River Valley is located within Flood Zones 2 and 3.
- To the east of the site is the River Itchen Site of Special Scientific Interest, Special Protection Area, Special Area of Conservation and RAMSAR site. Future development shall not cause any adverse impact on these sensitive national, European and international nature conservation sites.
- A site-level Habitats Regulation Assessment (HRA) may be required to ensure that development is delivered without adverse effects on adjoining European nature conservation sites. It is recommended that an ecologist with HRA experience is involved in the early stages of the development process.
- Parts of the site are within Southampton Airport’s Public Safety Zone and therefore future development and building height limits may be restricted.
- There are nearby residential properties in Barton Road and Campbell Road.
Local authority: Eastleigh Borough Council
Development address: Chickenhall Lane, Eastleigh, SO50 6RR
Photo credit in gallery above: Southampton Airport