URL: https://moderngov.fareham.gov.uk/ieDecisionDetails.aspx?ID=2782

Decision Maker: Executive

Outcome: Recommendations Approved

Is Key Decision?: Yes

Is Callable In?: Yes

Purpose: The purpose of this report is to update the Executive on progress and seek approvals to move the Swordfish Business Park masterplanning project into the next Stage. Specifically, the report is intended to: Summarise progress to date on the masterplanning and feasibility work, particularly the completion of Stage 1 (Feasibility). Set out the key constraints and findings affecting the development of Swordfish Business Park, including planning, infrastructure, environmental, operational and market considerations. Present the shortlisted development options for the site, including the range of potential employment floorspace and the estimated costs of enabling infrastructure. Explain the preferred approach, which is to optimise the site’s development capacity/potential on a phased basis, while acknowledging the associated delivery and funding risks.   Swordfish Business Park forms part of the Daedalus site, a key Corporate Priority for delivering economic growth, skilled employment and investment. While significant progress has been made at Faraday Business Park and within the Skills and Innovation area, Swordfish Business Park has not yet been brought forward and remains an undeveloped parcel of land on the western side of the site. The Local Plan allocates Swordfish Business Park for up to 34,800 sq. m of employment floorspace.   In January 2025, the Executive approved a budget of £800,000 to progress masterplanning and prepare a planning application for Swordfish Business Park. The project is now nearing completion of Stage 1 (Feasibility), and this report summarises the work undertaken, the key constraints identified, the shortlisted development options, and the proposed next steps.   The feasibility work confirms that Swordfish Business Park has the potential to deliver serviced employment land across use classes E(g)(ii)/(iii), B2 and B8, with a commercial advantage arising from its proximity to Solent Airport and the opportunity for airside access. However, the site is subject to a number of significant constraints, including Marine and Coastguard Agency covenants, the presence of Taxiway B, ecological designations, badger setts, drainage requirements, power capacity limitations and the need to carefully manage development phasing.   Three development options have been shortlisted, delivering between approximately 21,000 sq. m and 41,500 sq. m of employment floorspace. All options focus on the delivery of enabling infrastructure to create serviced development plots rather than the direct delivery of built accommodation. The early estimated cost of enabling works ranges from £11,360,000 to £25,210,000 depending upon the option selected, with development expected to be phased from north to south to manage costs, risk and market demand. More detailed work is required prior to any planning application.   Following consideration of the shortlisted options, the Council’s current preference is to progress a planning application that optimises the development capacity/potential of the site, delivering serviced development sites for approximately 41,500 sq m of employment space on a phased basis.  At present the projected cost of the anticipated first phase is approximately £11,360,000, which will deliver serviced development areas for approximately 21,000 sq m. This approach to optimise the capacity/development potential of the site is recognised as carrying increased delivery and funding risk, and these risks will be kept under review as the project progresses.  The strategy will be revised should the risks become too significant.   The report recommends that the Executive notes the progress achieved to date and agrees, in principle, to optimise the site’s development potential/capacity, subject to identified risks and constraints. It seeks delegated authority for the Director of Planning and Regeneration, following consultation with the Executive Member for Policy and Resources, to submit the required planning application(s) for employment development and associated enabling works, including the relocation of Taxiway B. The Executive is also requested to approve additional funding and delegate authority to award the necessary contracts to progress the project to the next stage, enabling procurement, planning submissions, and continued delivery of this strategically important employment site. Finally, it recommends the allocation of a £10,186,000 capital budget for the first phase of development, to be funded through borrowing against future Retained Business Rates (RBR) receipts. This represents the total estimated cost of phase 1 less existing budget allocations.   Further reports will be presented to the Executive seeking approval to award contracts for undertaking infrastructure works, should the project progress to that stage. Accordingly, the capital budget of £10,186,000 cannot be spent without further Executive approval(s).

Content: The purpose of this report is to update the Executive on progress and seek approvals to move the Swordfish Business Park masterplanning project into the next Stage. Specifically, the report is intended to: Summarise progress to date on the masterplanning and feasibility work, particularly the completion of Stage 1 (Feasibility). Set out the key constraints and findings affecting the development of Swordfish Business Park, including planning, infrastructure, environmental, operational and market considerations. Present the shortlisted development options for the site, including the range of potential employment floorspace and the estimated costs of enabling infrastructure. Explain the preferred approach, which is to optimise the site’s development capacity/potential on a phased basis, while acknowledging the associated delivery and funding risks.   Swordfish Business Park forms part of the Daedalus site, a key Corporate Priority for delivering economic growth, skilled employment and investment. While significant progress has been made at Faraday Business Park and within the Skills and Innovation area, Swordfish Business Park has not yet been brought forward and remains an undeveloped parcel of land on the western side of the site. The Local Plan allocates Swordfish Business Park for up to 34,800 sq. m of employment floorspace.   In January 2025, the Executive approved a budget of £800,000 to progress masterplanning and prepare a planning application for Swordfish Business Park. The project is now nearing completion of Stage 1 (Feasibility), and this report summarises the work undertaken, the key constraints identified, the shortlisted development options, and the proposed next steps.   The feasibility work confirms that Swordfish Business Park has the potential to deliver serviced employment land across use classes E(g)(ii)/(iii), B2 and B8, with a commercial advantage arising from its proximity to Solent Airport and the opportunity for airside access. However, the site is subject to a number of significant constraints, including Marine and Coastguard Agency covenants, the presence of Taxiway B, ecological designations, badger setts, drainage requirements, power capacity limitations and the need to carefully manage development phasing.   Three development options have been shortlisted, delivering between approximately 21,000 sq. m and 41,500 sq. m of employment floorspace. All options focus on the delivery of enabling infrastructure to create serviced development plots rather than the direct delivery of built accommodation. The early estimated cost of enabling works ranges from £11,360,000 to £25,210,000 depending upon the option selected, with development expected to be phased from north to south to manage costs, risk and market demand. More detailed work is required prior to any planning application.   Following consideration of the shortlisted options, the Council’s current preference is to progress a planning application that optimises the development capacity/potential of the site, delivering serviced development sites for approximately 41,500 sq m of employment space on a phased basis.  At present the projected cost of the anticipated first phase is approximately £11,360,000, which will deliver serviced development areas for approximately 21,000 sq m. This approach to optimise the capacity/development potential of the site is recognised as carrying increased delivery and funding risk, and these risks will be kept under review as the project progresses.  The strategy will be revised should the risks become too significant.   The report recommends that the Executive notes the progress achieved to date and agrees, in principle, to optimise the site’s development potential/capacity, subject to identified risks and constraints. It seeks delegated authority for the Director of Planning and Regeneration, following consultation with the Executive Member for Policy and Resources, to submit the required planning application(s) for employment development and associated enabling works, including the relocation of Taxiway B. The Executive is also requested to approve additional funding and delegate authority to award the necessary contracts to progress the project to the next stage, enabling procurement, planning submissions, and continued delivery of this strategically important employment site. Finally, it recommends the allocation of a £10,186,000 capital budget for the first phase of development, to be funded through borrowing against future Retained Business Rates (RBR) receipts. This represents the total estimated cost of phase 1 less existing budget allocations.   Further reports will be presented to the Executive seeking approval to award contracts for undertaking infrastructure works, should the project progress to that stage. Accordingly, the capital budget of £10,186,000 cannot be spent without further Executive approval(s). RESOLVED that the Executive:   (a)  notes the progress made with the progression of Swordfish Business Park and agrees the principle of seeking to optimise the development potential/capacity of the site whilst having regard to the associated risks and constraints;   (b) subject to recommendation (a) delegates authority to the Director of Planning and Regeneration following consultation with the Executive Member for Policy and Resources to submit a planning application(s) for employment and associated infrastructure/enabling works, including the relocation of Taxiway B;   (c)  approves an additional £374,000 to progress Swordfish Business Park, submit planning application(s) for employment space and associated infrastructure (including Taxiway B relocation), and procure the infrastructure works; (d) subject to recommendation (c) delegates authority to the Director of Planning and Regeneration to award contracts within the agreed budgets necessary for the submission of planning application(s) for employment space and associated infrastructure/enabling works, including the relocation of Taxiway B and for the procurement of the associated works as follows: ·         individual contracts for £250,000 and under, or ·         following consultation with the S151 officer for any individual contract awards over £250,000; and (e) allocates a capital budget of £10,186,000 for the first phase of development, which will be funded by borrowing against future Retained Business Rates (RBR) receipts.   

Date of Decision: March 23, 2026