overcoming the challenges of delivering large …...bishopton comms update_strategy meeting_aug17...

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Jon Gettinby BAE Systems, Real Estate Solutions

Overcoming the challenges of delivering large complex regeneration schemes - Bishopton, Renfrewshire


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• BAE Systems - Real Estate Solutions

• Overview of the Bishopton Programme • Remediation • Infrastructure • Planning obligations • Revenue

• Challenges

• Financial • Stakeholder engagement • Technical • Regulatory • Ecology • Land sales and the market

Introduction


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BAE Systems - Real Estate Solutions Property lifecycle capability


Our vision

Our credentials How we add value to the business Our statistics

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Real Estate Solutions

To deliver excellent, quality and affordable services across a range of service offerings that the businesses exploit to the benefit of themselves and/or the Group

25 years experience

managing the BAE Systems

property portfolio within UK and abroad

Accredited for ISO 9001, 14001

and 18001

11.6m sq. ft. of floor spaced managed by

RES

2,000 acres of land remediated over the last 15

years

165 employees working from 30

sites

~£80 million p.a. of rental

payments managed

The provision of professional services to manage and address

land contamination issues to either realise the value or manage the

property in a cost effective, responsible and environmentally

sustainable manner Co-authored UK guidance for the EA and DEFRA on explosives

manufacturing & processing

sites

Three offices in the UK including

a chemical laboratory

Delivering infrastructure projects within UK and abroad Responsible for

BAE Systems Contaminated

Land Management Programme

Decommissioning and

decontamination of contaminated

structures, especially explosives

Assessment and

remediation of land

contamination & related

geotechnical aspects

Mechanical/ Electrical, Civil & Structural Engineering

Contractor management

Project Management

High level of professional qualifications


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Bishopton


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• Former Royal Ordnance Factory: Original Georgetown factory dates back to 1915

• Three factories developed for propellant and explosive manufacturing in the run up to WWII - closed in 2003

• Planning achieved to remediate and redevelop in 2009

• £500m mixed use regeneration programme completing in 2034 for c.4,000 homes, retail, commercial a primary school, leisure & community facilities

Bishopton history:


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Bishopton history:


Programme background:

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• Outline planning permission granted 2009 – 57 conditions

• Detailed planning permission for remediation granted 2010 – 37 conditions

• Remediation started 2011

• First housing developers on site 2013

• To date 250 acres of land remediated, six housing developers & c.900 homes constructed

• Regeneration strategy completed by Scottish Executive Working Group 1999-2001

• Masterplan established by 2006

• Draft Glasgow & Clyde Development Plan 2005 included ROF Bishopton as a strategic Community Growth Area (CGA)

• Examination in public undertaken in 2007 to examine Glasgow & Clyde Structure Plan proposals – Reporter finds in favour and supports the allocation of the former ROF Bishopton site as a CGA


Reasons for development

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• Redevelopment of brownfield land in a highly sustainable location, reducing need to use greenfield sites and the Green Belt in Renfrewshire

• High-profile collaborative programme involving BAE Systems, Scottish Government, Renfrewshire Council, SEPA and the local community to deliver a high-quality sustainable village community

• Mitigate environmental liabilities

• Demonstrate corporate responsibility commitments

• Site of exceptional scale in line with National Planning Policy Guidance

• Link new development with main road & rail networks

• Extensive woodland across the site utilised as a framework for a woodland park with benefits to both the community and wildlife

• Forge links between the new development and Bishopton creating a more sustainable community and a catalyst for wider regeneration

• Land owner-led programme that supports the Scottish Government’s targets for housing


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Bishopton Programme: summary


Bishopton Programme Remediation:

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• 2,500 tonnes of recycled steel • 160,000 tonnes of concrete • 80,000 tonnes of brick • 1.3 million tonnes of soil • Removal of six miles of road and rail

tracks • Fully documented process signed off by

regulators

• 1,900 acres to remediate and so far 250 acres remediated equivalent to 190 football pitches

• Remediation planned over seven phases from 2011 to 2034

• Remediation Sequence: 1. Decommissioning & decontamination 2. Demolition 3. Hot spot removal 4. Confidence scrape 5. Slab foundation and substructure

removal 6. Bulk earthworks 7. Validation testing and environmental

monitoring


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On-Site Infrastructure • Roads • Bridges & culverts • Foul and surface water sewers • River diversions • SuDs pond construction • Pumping stations • Utilities

Off Site Infrastructure • Motorway junction • Local road improvements • Drainage network reinforcement • Power upgrades / reinforcement

Bishopton Programme Infrastructure:


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Infrastructure on site to date • 4.5Km of roads within the development

• Two foul water pumping stations and 4.2Km of

associated rising mains

• Two bridges have been constructed; a 47m span bridge over the electrified railway and a 14m span bridge over the Craigton Burn

• 4.2Km of foul water sewers and 5.7Km of surface water sewers incl. seven SuDs ponds

• 18Km of power cables, six substations and four gas governors

• 4.5Km of gas and water pipework

Bishopton Programme Infrastructure:


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• Revenue derived from the sale of remediated land for residential and commercial uses

• The site contains a total of c.400 acres of land which can be sold

• 115 acres of land sold to-date

• c. 900 houses constructed

• Contracts being finalised for retail and commercial plots

Bishopton Programme Revenue:


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• Delivery of the Section 75 planning obligations • Affordable housing • Primary school • Health centre • Bus services • Road capacity improvements • Park & ride facilities • Recreation & amenity • Community contributions & support

• Provision of structural landscaping for the

development including 1,300 acres country park, on-site parks and amenity space

• Maintenance of the strategic infrastructure until adoption

Bishopton Programme Real Estate Management:


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Cost model • Huge up front cost • Long-term 30+ year investment • No grants/funding • High risk

• No guarantee on revenue • Low cost delivery certainty

Reporting • Programme performance (1) • Project performance (5-8) • Work package performance (100+) • Governance through multiple layers of management • Risk management

Commercial • Procurement • Formal engineering contracts • Contract administration • Disputes

Challenges: Finance


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Community engagement • Bishopton Community Council • Dargavel Residents Association • Bishopton Community Development Trust • Bishopton Action Group • Representatives of the medical practice • Community Centre Association • Bishopton Sports and Social Club • Government ministers • Elected members • Council officers • Media

Community engagement • Community Liaison Group meetings • Attendance at other community meetings • Quarterly newsletters • Monthly bulletins • Freephone contact number

Challenges: Stakeholder engagement


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Site assessment & remediation • Size and time-frame of the project (30 years) • Quantum of SI and data

• 15,885 samples and 953,100 analytes • Highly variable and complex superficial geology

• Technical skill sets/project management capability • Re-phasing/alignment of remediation works &

reporting Infrastructure • Design of surface water, foul, power, roads, bridges • Implementation of design to construction • Developer interfaces • Infrastructure maintenance and adoption • Energy requirements

• Ground source heat pumps • Car charging stations

Design • Creating a development fit for the future Programme • Integration of all elements of the programme

Challenges: Technical


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Leveraging support & SME • Environmental health – contaminated land • SEPA officers • Highways • Planning • Strategy • Housing • Property • Education • Transport Scotland • Health and Safety Executive • Scottish Natural Heritage • BSI/internal governance

Challenges: Regulatory


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• Eight protected species on the site: • Barn Owls; Little Ringed Plovers; Kingfishers;

Crossbills; Badgers (12 Clans); Otters; Bats; Brook Lampreys

• Dedicated ecological management team

• Ecological management is a significant risk mitigation

strategy for the programme

• Otter, badger and bat species management Licences issued by Scottish Natural Heritage to protect, displace and relocate these mammals

Challenges: Ecology


Challenges: Land sales & market

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Local issues

• Developing a new ‘sense of place’ • Creating the environment for change • Engaging others with the vision for the future

• Community • Developers

• Finite number of houses that can be constructed and sold each year • Smaller Scottish house developer market • Retail/commercial limited by extent of development • Politics

Macro issues

• Housing market stability

• Brexit • Indyref2


Concluding remarks

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• Land owner-led, exemplar brownfield regeneration project, bringing land back into beneficial use for the next generation

• Regular and continued stakeholder engagement, collaboration and active involvement

• Implementing the right infrastructure to support the development up front

• Very positive progress of the development benefitting both the Bishopton and Dargavel Village communities

• Provides a sustainable and effective housing supply until 2034, taking the pressure off

greenfield site development

• The regeneration programme needs to be resilient and viable to provide confidence for long-term progressive strategic housing delivery


Thank you

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Questions

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