Hi-tech buses guided by satellite data that run on time and can keep other vehicles out of the bus lanes are to revolutionise transport in and around Crawley – and, it is hoped, increase the area’s occupier appeal.
Noella Pio Kivlehan
A hi-tech bus system in the Crawley area is set to bring a high-speed connection with some of south-east England’s major business and retail hubs, including Gatwick airport.
The £29m Fastway scheme, masterminded by a combination of local authorities and private transport firms, is due to start running next year. It will link up some of the area’s main business parks, several town centres and the UK’s second-largest airport.
BAA Lynton’s business park City Place, Manor Royal commercial area, as well as Gatwick airport, Crawley and Horley on the West Sussex/Surrey border should all benefit from the transport initiative, which will eventually provide direct routes between these centres.
DTZ’s Andy Mason says that Fastway, which will be built in three phases (see panel, over), will “integrate three distinct zones: the Crawley town-centre market, the Manor Royal traditional commercial area between the airport and the town, and the airport itself. It will be seen as a single market rather than separate ones.”
Good news for local workforce
Graham Glenn of Glenn Larner says the system will be great for the airport and the local workforce in general.
Based on the latest technology, Fastway’s fleet of specially designed buses will have “satellite-based intelligent transport system technologies, enabling vehicle tracking and traffic-signal priority to ensure a high standard of service reliability,” according to the operator.
It will run on specifically constructed guide-ways that prevent use of the bus lane by unauthorised traffic.
The Fastway scheme should carry 4,000 passengers per day, rising to 9,000 by 2008.
This all sounds impressive. But while the advantages to passengers are not in doubt, questions have been raised about Fastway’s benefits for businesses and property. Worries from agents have also surfaced about possible traffic congestion and whether councils will use Fastway’s introduction as an excuse to cut parking space allocations at new office buildings.
Undoubted benefits for business
Tony Collins of West Sussex county council, who is Fastway’s project director, is in no doubt about Fastway’s potential for businesses. He says the system will “bring business owners and employers real benefits in the future”.
Collins is hopeful that shoppers will find it easier to get into the town centres andthat commuters will have less hassle getting to work. This should, he believes, encourage companies to move into the area.
There is evidence to prove that Fastway is influencing decisions on where companies will locate, with at least one major business having already been influenced by Fastway to make the decision to come to the area.
When BT decided two years ago to take a 135,000 sq ft (12,540m2) building at City Place, close to Gatwick airport, which was ready for occupation last month, Fastway was part of the reason.
DTZ’s Mason, who represented BT, says: “That location was selected because it provided close access to Gatwick and London, and also because the Fastway proposal would pass just west of City Place. In fact, there are now negotiations to feed Fastway through City Place itself.”
Andrew White, senior development surveyor for BAA Lynton – which owns City Place – says Fastway is the final piece of a transport jigsaw that includes nearby Gatwick railway station and major roads and that this has added to the business park’s appeal.
With Fastway not yet up and running, it is difficult to assess its likely benefits for businesses. However, some agents point to the success of Croydon’s £200m tramlink service, which opened two years ago, as an example of what could lie ahead.
Figures from Croydon council and Tramlink show that the system carried 18m passengers last year and that trade in the town centre has increased by 10% since its introduction.
Improved access to Purley Way
Tony Hart, Croydon’s town-centre manager, says the trams have opened up the town centre, bringing it closer to other nearby centres such as Purley Way and Wimbledon.
Hart believes that businesses view Croydon in a better light because of the fast transport. “Overall, it has made the town centre more attractive to inward investment,” he adds.
However, Fastway could have negative as well as positive effects. Agents are worried about the impact of Fastway on parking space for new developments.
Knight Frank’s Will Foster says: “On the downside, planners may be encouraged to tighten up car-parking provisions for office developments in the area, which currently stand at 1:31m2 gross. This may not be good news for developers and occupiers who still want car parking.”
Foster’s concerns are shared by DTZ’s Mason, who says: “Strategically, with the advantage of Fastway, local authorities could be justified in taking a more rigorous approach to car parking for new developments because of the integrated public transport system.”
Mason also fears that there could be problems with the short-term private traffic flow during the morning and evening rush hours. He believes that rush hours could become more difficult while building work is carried out on the new system.
Fastway’s Collins does not quite allay the fears over car parking when he says: “Certainly, if a site were close to Fastway then it would have an impact [on the amount of car-parking space], but it’s a case of getting the balance right.”
Collins continues: “Traffic congestion is an understandable concern, both with businesses and travellers. We have taken a look at individual junctions, and, yes, while some will be slightly worse, there are others that will be improved.”
Most agents believe that the problems will be a small price to pay for the reward of getting an improved infrastructure system.
Additional research by Clare Osborne
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Fastway high-speed bus route |
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The £29m Fastway scheme, which is due to start running next year, will link up some of the area’s business parks, town centres and Gatwick airport |
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Source: Fastway |
Crawley retail
Returning focus to traditional centre
Many of the new towns created by government legislation in 1946 are attracting retail regeneration schemes as they hit middle age, writes Clare Osborne, but plans for the renewal of Crawley town centre are so far low-key.
The largest scheme in the pipeline is the development of 55,000 sq ft (5,110m2) of retail space in Queens Square by developer Crest Nicholson.
The site’s owners, English Partnerships and West Sussex council, plan to invest £1m in the scheme.
With detailed planning consent already in place, work will begin by the end of the year and should be complete before 2004.
Agents hope that the development will help to take the emphasis away from County Mall, where the rents are higher – around £125 per sq ft – and back to the traditional town centre at Queens Square, where the average rent, post-development, will be over £100 per sq ft.
A low vacancy rate at County Mall and at Queens Square has helped the new scheme to attract interest from potential retailers. Two units, making up 40% of the project, are already under offer, quelling claims that few retailers are interested in the town.
Development of an ASDA superstore is also taking place on the edge of town at West Green.
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Fastway facts |
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Data round-up |
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Source: Fastway |
