Fiskerton Station (Notts,UK)RETURN TO CONSULTANCY RETURN TO TRADING INDEX IntroductionHockerton Housing Project has been involved during 1999/2000 in an application for 12 semi-detached energy efficient homes built on 2.5 acres of land next to Fiskerton railway station, near Southwell. The original application was rejected in summer 1999, primarily due to being outside the village envelope. We appealed against this decision earlier this year, but on 16/5/00 this was dismissed. The main issue: - "It is not in dispute that the appeal site lies in open countryside where national and local planning policies prohibit housing not justified by agricultural need. What is at issue is whether the sustainable form of housing development proposed in this case and its targeting at lower income groups justify an exception to countryside policies." Conclusion: - "The concept of providing sustainable housing on a rural exception site seems to me in principle to be a good one. But in a number of important respects the development proposed in this case does not accord with the policy for affordable housing at national and local level. In my view the attractive aspects of the scheme in terms of construction (….the proposal demonstrates ingenuity in minimizing the use of energy in the construction and use of the houses - taken from previous report section) and use do not outweigh these clear policy objections." For more details on the history of these proposals see below. Although not surprised by the decision, we are nevertheless disappointed. It is sad that any land that can readily obtain planning permission attracts a considerable price premium, which leads most developers to build 'Executive' housing in order to recover land costs and maximise profit. Unless the system changes to encourage lower cost/energy efficient housing to make it possible, it is going to be difficult to bring energy efficiency into the starter market. We need more regional and national Government guidance for planning authorities on how best to address this issue. Many local authorities have contacted us directly examining how they can make this sort of development possible. It's not going to be easy under the current guidelines! Low Energy / Affordable Housing Development, Fiskerton Station (Notts,UK)
Summary
The development will:
The UK government has recently admitted that it will not be able to meet its target for reduction of CO2 emissions by 2010. The main reason for this is the planned construction of 4.4 million new homes by 2016. To even begin to try and meet the CO2 reduction targets agreed by both central and local government, all new buildings will have to be of a much higher standard. There are currently no mechanisms through which the local authority can insist on very high standards of energy efficiency, only those standards set out in the current building regulations [part L]. It is only through local exemplars that demand can be stimulated in the buyer leading to an interest in, and voluntary compliance with, much higher standards on a larger scale. The proposed development will provide the necessary working exemplar for this sector of housing. The local contextNewark & Sherwood District Council have shown a commitment to, and demonstrated a nationwide lead in, energy efficient housing as part of a wider policy of sustainable development. This issue is now at the forefront of central government policy emphasizing its importance for all our futures. More recently privately funded new build residential developments have demonstrated that ultra high levels of energy efficiency can be achieved through sustainable building in a practical and economic way. This development has been largely targeted at middle income households - usually people well up the housing ladder with proven records with lending institutions. There are however currently no examples of this type of development specifically targeted at first time buyers or older buyers wishing to downsize. This is largely due to the fact that major builders have no interest in changing their established practices unless there is a proven demand and the returns are at least as favorable as conventional building. There is also the problem of lack of familiarity with the concept of ultra efficient housing as well as the techniques employed to achieve it. The Autonomous house in Southwell and the Hockerton Housing Project have contributed significantly to NSDC’s reputation of pioneering sustainable development. They involved the same architects and builder on both developments. This application again involves the same architects, Prof. Brenda Vale and Dr. Robert Vale, and builder, Nick Martin (Director, Hockerton Housing Project Trading Ltd.). The combination of expertise gained from these developments by these key local sustainable protagonists has now been used to develop the proposed development adjacent to Fiskerton Station. The Autonomous House, built in a conservation area of Southwell, proved the feasibility and sensitivity of the design. The more ambitious and innovative scheme at Hockerton, using earth sheltering in a rural setting outside the village envelope, again has proved the feasibility and sensitivity of design appropriate to the immediate environment. Both required planners to think laterally, and consider innovative concepts. The proposed houses at Fiskerton are based on the same construction principles at Southwell and Hockerton, but sized for low-income occupants using its location adjacent to the railway to adopt innovative sustainable transport elements. Such a development will only enhance the reputation of NSDC for its pioneering support for sustainable development. Professor Brenda Vale and Dr. Robert Vale, now based in New Zealand, have worked on the design of autonomous buildings for over twenty-five years, and completed the first Autonomous House in the United Kingdom in 1993. The Vales won the first Green Building of the Year Award, and have received the Global 500 Award for Environmental Achievement from the United Nations. They also designed the Hockerton Housing Project, occupied in 1998. The Australian Financial Review called them "Europe's leading Ecologically Sustainable Development experts".
LOCAL PRESS ARTICLES
No-car priority for green homesBy JAMES KELLY (23/7/99) Pioneering conservationists have drawn up a blueprint for their second environmentally friendly housing development. The latest plans by the Hockerton Housing Project would see 12 semi-detached energy efficient homes built on 2.5 acres of land next to Fiskerton railway station, at the junction of Station Road and Occupation Lane. The location has been deliberately chosen for its proximity to bus and rail public transport routes and non-car users would be given priority to buy. A planning application has been submitted to Newark and Sherwood District Council by the Hockerton Housing Project and landowner Mr Peter Rule. The three-bedroomed houses would each have a living room, hall, conservatory and kitchen/dining area. They would be marketed at about £50,000. If approved, the scheme would be managed by Hockerton Housing Project Trading Ltd and Mr Rule as equal partners in a joint venture company. Mr Nick White, resident and spokesman for HHP, said the Fiskerton development would provide a model for similar housing schemes anywhere in the UK. "This application is the next key step in sustainable development for Newark and Sherwood - environmentally-friendly housing which also benefits occupants with lower costs and a healthier environment," he said. "We have shown that this radical approach to housing can work. We already have a list of people ready to move in. "We hope Newark and Sherwood recognise the challenge and are willing to again have the courage to take a national lead on sustainable development by working with us." If approved, the redbrick homes would be built along similar lines to those at Hockerton which have won praise from leading environmentalists for their revolutionary energy efficiency. Unlike the Hockerton scheme, the Fiskerton homes would not be earth sheltered but other energy saving techniques already in use at Hockerton would be employed in their design and construction. Mineral wool or recycled paper would insulate the roofs of the homes, and the windows would be double or triple glazed. Hot water would be kept in super-insulated thermal storage tanks. Once finished, the Fiskerton homes would boast zero carbon dioxide emissions and electricity would be channelled from "green tariff" power companies which use renewable energy sources. Academics Professor Brenda Vale and Dr Robert Vale, who used to live in Southwell before emigrating to New Zealand and who designed the Hockerton housing project, have produced plans for the new development.
Location is 'wrong' for eco-homesBy LUCY MILLARD (20/8/99) Plans to create an eco-friendly housing development next to Fiskerton Railway Station were turned down on Tuesday because the site is in an area where development is normally banned. Hockerton Housing Project and landowner Mr Peter Rule want to build 12 semi-detached, three-bedroomed, energy-efficient homes on a field a quarter of a mile outside the built-up area. They say the project would provide a model for other schemes. Planning officer Mr Mike Evans told Newark and Sherwood District Council planning committee that while he supported the philosophy behind the development, the location was not compatible with planning policy. He said: "It is a good development in the wrong place." Chairman Mr Andy Freeman said they had to protect the countryside and the fact that they were environmentally sensitive houses was not a reason to grant permission. Mr Eric Bust (Ind) said he had not been happy about the Hockerton development and that the Fiskerton scheme did not attempt to blend in with the countryside. Mr Roger Blaney (Con) said there were other sites that had been designated for housing which could be used. He said the new homes might be environmentally and economically efficent, but they were not visually sensitive. Members were told the applicants felt the scheme was an opportunity to provide rural, affordable low-energy housing which would meet local and national needs. Priority would be given to non-car users, with householders encouraged to use train and bus services. Fiskerton Parish Council was unanimously opposed to the application because it was outside the village, access was narrow and dangerous, the site was likely to flood and there was no guarantee the householders would use public transport. There were 37 letters of support for the idea and eight letters of objection. Project spokesman Mr Nick White said he was disappointed the matter had not been considered more fully by the council. He had understood it was to be discussed at the September meeting, which could have given them time to deal with some of the concerns. They will consider an appeal. Mr White felt the site was the right one for the development but that if they were offered an alternative that would still enable them to build affordable houses, they would be happy to look at it.
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Proposed
development of 12 semi-detached zero heating /zero CO2 houses
adjacent to Fiskerton railway station.