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Vision of Ebbsfleet garden city for 65,000 struggles to take root Vision of Ebbsfleet garden city for 65,000 struggles to take root
(about 4 hours later)
An emerging vision for Britain’s first new garden city in more than a century should be scrapped, one of the country’s leading architects has said.An emerging vision for Britain’s first new garden city in more than a century should be scrapped, one of the country’s leading architects has said.
In November, George Osborne announced more than £300m in public money to kickstart Ebbsfleet garden city in north Kent, but Richard Rogers, a leading architect and former government adviser on cities, said: “They shouldn’t be building down there. East London still has masses of brownfield land so why are we building 15 miles out? This is not a sustainable option.” In November, George Osborne announced more than £300m in public money to kickstart Ebbsfleet garden city in north Kent, but architect Richard Rogers, a former government adviser on cities, said: “They shouldn’t be building down there. East London still has masses of brownfield land, so why are we building 15 miles out? This is not a sustainable option.”
The new town – linked to central London by high-speed trains taking 18 minutes – has been mooted for more than a decade, butjust 65 of the planned 15,000 homes have been built. The new town – linked to central London by high-speed trains taking 18 minutes – has been mooted for more than a decade, but just 65 of the planned 15,000 homes have been built.
Inspired by Swedish new towns, government-appointed designers have started planning tree-lined avenues, self-build homes and houseboats bobbing on the Thames all laced together by cycle paths and parkland.Inspired by Swedish new towns, government-appointed designers have started planning tree-lined avenues, self-build homes and houseboats bobbing on the Thames all laced together by cycle paths and parkland.
Related: Ebbsfleet: new garden city but the same old worriesRelated: Ebbsfleet: new garden city but the same old worries
Hammarby, a widely admired new extension of Stockholm, and the Stirling prize-winning Accordia housing development in Cambridge have been taken as inspirations. about 1,500 of the homes could be allocated for self-builders or custom builders. Hammarby, a widely admired extension of Stockholm, and the Stirling prize-winning Accordia housing development in Cambridge have been taken as inspirations. About 1,500 of the homes could be allocated for self-builders or custom builders.
But critics have warned that the plans are incoherent, are being driven by private housebuilders and that Osborne’s garden city label is a misnomer. A large part of the site could yet become a £3bn Paramount film and TV theme park. But critics have warned that the plans are incoherent and are being driven by private housebuilders, and that Osborne’s garden city label is a misnomer. A large part of the site could yet become a £3bn Paramount film and TV theme park.
Neither the government’s Ebbsfleet Development Corporation (EDC) nor locals are completely happy with the standard brick homes that have been built on sites sold by the major landowner Land Securities to firms such as Barratt Homes.Neither the government’s Ebbsfleet Development Corporation (EDC) nor locals are completely happy with the standard brick homes that have been built on sites sold by the major landowner Land Securities to firms such as Barratt Homes.
“We are looking for a higher quality than the normal and what we are getting [so far] is the norm – standard off-the-peg stuff,” said Derek Hunnisett, who chairs the Dartford planning committee.“We are looking for a higher quality than the normal and what we are getting [so far] is the norm – standard off-the-peg stuff,” said Derek Hunnisett, who chairs the Dartford planning committee.
“It needs to be better quality housing,” agreed Michael Cassidy, EDC chair. “Garden cities have the generosity of space between buildings and have features that make people feel comfortable and welcome, rather than just stacks and stacks of similar houses.”“It needs to be better quality housing,” agreed Michael Cassidy, EDC chair. “Garden cities have the generosity of space between buildings and have features that make people feel comfortable and welcome, rather than just stacks and stacks of similar houses.”
The EDC hopes that Osborne’s £312m investment will help persuade housebuilders to speed up development and allow it to insist on high design standards, which will produce a new town to rank alongside successful predecessors such as Milton Keynes and Letchworth The EDC hopes that Osborne’s £312m investment will help persuade housebuilders to speed up development and allow it to insist on high design standards, which will produce a new town to rank alongside successful predecessors such as Milton Keynes and Letchworth.
But to date, the prospect of building on abandoned north Kent chalk quarries, has been so unattractive to housebuilders that they have delivered homes at the rate of just 25 per a when 1,000 a year are needed. But to date, the prospect of building on abandoned north Kent chalk quarries, has been so unattractive to housebuilders that they have delivered homes at the rate of just 25 a year when 1,000 a year are needed.
Osborne’s investment to finance sewage pipes, roads, schools and other infrastructure, will be used as bargaining chips to break through any deadlock. Developers will be told that if they do not meet the EDC’s standards and timetables for delivery, they cannot connect to their privately built homes to the publicly-financed sewage pipes. Osborne’s investment in sewage pipes, roads, schools and other infrastructure will be used as bargaining chips to break through any deadlock. Developers will be told that if they do not meet the EDC’s standards and timetables for delivery, they cannot connect to their privately built homes to the publicly financed sewage pipes.
A standoff appears to be looming. Planning consents have already been granted for 11,200 homes that landowners are keen to stick to. Michael Venner, development director at Land Securities, said: “It is critical that any new masterplan supports existing delivery and does not seek to reinvent an unbroken wheel.”A standoff appears to be looming. Planning consents have already been granted for 11,200 homes that landowners are keen to stick to. Michael Venner, development director at Land Securities, said: “It is critical that any new masterplan supports existing delivery and does not seek to reinvent an unbroken wheel.”
Related: Ebbsfleet as a brave new dawn for the garden city? Don't make me laugh | Simon JenkinsRelated: Ebbsfleet as a brave new dawn for the garden city? Don't make me laugh | Simon Jenkins
As a result, there is concern things are being done the wrong way round. The development corporation is currently consulting residents, landowners and developers on a masterplan despite the fact so much of the land already has been granted outline planning consents for homes. As a result, there is concern things are being done the wrong way round. The development corporation is currently consulting residents, landowners and developers on a masterplan despite the fact so much of the land already has been granted outline planning consent for homes.
The vision is “fractured and incoherent”, said Sam Jacob, an architect and critic.The vision is “fractured and incoherent”, said Sam Jacob, an architect and critic.
“It is presented as a garden city, but what does that mean when so much of it is already in the hands of developers and is under way.”“It is presented as a garden city, but what does that mean when so much of it is already in the hands of developers and is under way.”
He warned of a type of planning where “you link one type of arm to another type of leg and hope it can walk”.He warned of a type of planning where “you link one type of arm to another type of leg and hope it can walk”.
“The idea of planning as a progressive and meaningful act has really collapsed in Britain,” Jacob said. “The mechanisms we used successfully up to Milton Keynes and even in the [London] docklands don’t exist any more. Planning has become completely reactive rather than propositional and doesn’t ask what kind of places we want to live in.”“The idea of planning as a progressive and meaningful act has really collapsed in Britain,” Jacob said. “The mechanisms we used successfully up to Milton Keynes and even in the [London] docklands don’t exist any more. Planning has become completely reactive rather than propositional and doesn’t ask what kind of places we want to live in.”
Related: The garden city movement: from Ebenezer to EbbsfleetRelated: The garden city movement: from Ebenezer to Ebbsfleet
Ebbsfleet is the most prominent of a series of embryonic “garden town” developments including projects at Biscester, Basingstoke and in north Northamptonshire. The Town and Country Planning Association, which campaigns for the ideals set out by Ebenezer Howard for the original garden cities a century ago, said Ebbsfleet failed to meet one of the basic criteria of a garden city, which is the land being held in communal ownership, rather than being private.Ebbsfleet is the most prominent of a series of embryonic “garden town” developments including projects at Biscester, Basingstoke and in north Northamptonshire. The Town and Country Planning Association, which campaigns for the ideals set out by Ebenezer Howard for the original garden cities a century ago, said Ebbsfleet failed to meet one of the basic criteria of a garden city, which is the land being held in communal ownership, rather than being private.
“They are using the language of garden cities to build public confidence in development,” said Kate Henderson, chief executive of the TCPA. “But using garden cities as a buzzword is not enough.”“They are using the language of garden cities to build public confidence in development,” said Kate Henderson, chief executive of the TCPA. “But using garden cities as a buzzword is not enough.”
In Ebbsfleet’s favour is the huge demand for properties in the area and prices are already rising. Ward Homes, a subsidiary of Barratt Homes, which has built some of the first houses, reported that more than 100 people were showing interest in each property.In Ebbsfleet’s favour is the huge demand for properties in the area and prices are already rising. Ward Homes, a subsidiary of Barratt Homes, which has built some of the first houses, reported that more than 100 people were showing interest in each property.
Among the first residents, Roger and Amanda Shoesmith said they were happy with their three-bedroom home bought in February for £295,000. The value of their home is already thought to have risen to £330,000 in just 10 months. But they do not plan on staying if the Paramount theme park is built, as it is expected to attract 15 million visitors a year.Among the first residents, Roger and Amanda Shoesmith said they were happy with their three-bedroom home bought in February for £295,000. The value of their home is already thought to have risen to £330,000 in just 10 months. But they do not plan on staying if the Paramount theme park is built, as it is expected to attract 15 million visitors a year.
“There will be a nice community but only for a short time. That will be lost with the beginning of Paramount,” said Roger.“There will be a nice community but only for a short time. That will be lost with the beginning of Paramount,” said Roger.
Once built, Ebbsfleet could be home to 65,000 people, EDC officials said. The project is likely to take more than 20 years to complete.Once built, Ebbsfleet could be home to 65,000 people, EDC officials said. The project is likely to take more than 20 years to complete.