Written evidence from Henry Boot Developments (OPP0031)

We welcome the opportunity to contribute to the Committee’s enquiry into Operation Stack. As the owner and operator of one of the largest lorry parks in Kent we believe our experience could assist to Committee in its deliberations.

1.0 About Henry Boot Developments

1.1 Henry Boot Developments Limited (HBDL) is the specialist property development arm of the Henry Boot Group of Companies which was founded in 1886.

1.2 Today, Henry Boot Developments is established as a leading force in the UK property development market, operating from its five regional offices located in Sheffield, London, Bristol, Manchester and Glasgow.

2.0 Stop 24 Folkestone Services:

2.1 HBDL owns and operates Stop 24 Folkestone Services at Junction 11 on the M20 located  a 5 minute drive from the Channel Tunnel and 15 minutes from the Port of Dover. The facilities comprise a 50,000 sq. ft. amenity building, a petrol station and a 240 space car park.

2.2 Stop 24 provides comfort and a difference to motorway and cross channel travel, offering a perfect place to refuel, relax and refresh for a journey to and from the Continent. It supplies a range of food and drink from leading brands in a comfortable, relaxing environment and a variety of retail stores for the essentials that might be required by travellers.

3.0 Stop 24 HGV parking facility

3.1 Stop 24 also has a new purpose built HGV parking facility providing a perfect rest stop for HGV drivers with parking for 250 lorries. The lorry park is managed by Channel Ports Ltd. (CP).

3.2 Our customs clearance service for trucks through Dover and via the Channel Tunnel for vehicles from inside and outside the EU provides a quick and efficient service to keep vehicles and consignments on the move throughout the customs clearance process on site.

3.3 Stop 24 offers a wide range of facilities designed especially for truck drivers including:

• Delicious hot and cold food at reasonable prices
• Free men’s and women’s showers
• European and Asian toilets
• Coffee, newspapers, confectionery
• Relaxing dedicated driver's lounge area with plasma TV
• 24 hour fuel
• Free wifi
• Gaming
• Security barriers, lighting and CCTV camera
• Free cashpoint
• Refrigerated parking
• Discounted freight ferry tickets
• Bureau de Change

3.4 The secure parking areas are covered by Automated Number Plate Recognition.

3.5 The first 2 hours are free of charge thereafter there are 2 options:

• 2 - 24 hours Parking only  £20
• 2 - 24 hours Parking and £5 meal voucher  £24

3.6 Stop 24 also offers account facilities for parking and customs clearance by arrangement.

3.7 Stop 24’s lorry park is successful and expanding with HGV drivers willingly paying to take advantage of the facilities and security it offers.

3.8 As a consequence of capacity issues we currently turn away approximately 50 lorries every night.

4.0 Managing freight vehicles through Kent: Highways England’s proposals.

4.1 Henry Boot Developments and Channel Ports have built a successful lorry park business at Stop 24 over the last five years.

4.2 HBDL has expended considerable time and financial resources in building the business up to its current size and capacity and is keen to explore ways in which Stop 24 could work with Highways England to deliver the proposed alternative solution to Operation Stack.

5.0 Responses to Select Committee questions.

5.1 The effect of a new lorry park on the planning, management and implementation of Operation Stack.

5.1.1              This is not a matter for HBDL.

5.2 The predicted benefits and disadvantages of changes to Operation Stack consequent on the building of a lorry park on the economy (locally and nationally) and local communities

5.2.1The local economy currently benefits from the facilities provided by Stop 24 and it is estimated that it supports 50 jobs in the local economy

5.2.2 A new 4000 space lorry park, if made available all of the time, not just when Operation Stack is required, could have a significant negative impact on the economics of Stop 24.

5.2.3 In addition, Stop 24 has been operating for over 5 years and has worked in harmony with the limited numbers of local residents who live nearby. The secure nature of the site and the skilled management of the site has limited any potential difficulties with our neighbours.

5.3 The extent to which current negative impacts will be mitigated by the creation of a lorry park.

5.3.1 The ability of the enforcement agencies to take action against fly-parking is to some extent dependent on the provision of sufficient local and appropriate HGV parking capacity. As has already been said on a nightly basis we have to turn way HGVs due to capacity issues at Stop 24’s lorry park despite the fact that there is a £20 per night charge. Additional lorry parking facilities are required on an every-day basis irrespective of Operation Stack if fly parking is to be successfully addressed. 

5.4              The short-term solutions needed to improve Operation Stack while construction of a lorry park is underway.

5.4.1 It is HBDL’s contention that a dedicated Operation Stack lorry park of the scale suggested (c. 4,000 spaces) may not be necessary if already planned additional capacity can be added to existing well managed facilities such as Stop 24. This additional capacity of c. 1,000 spaces is needed in any event to address usual demand (see above) and could provide a proportion of Operation Stack’s identified requirements.

5.4.2 In addition, the process of securing and constructing an Operation Stack lorry park will take a considerable period of time. During that interim period a more readily deliverable option exists that could also satisfy a substantial proportion of Operation Stack’s lorry parking for the longer-term.

5.4.3 Plans for expansion at Stop 24 are already well advanced with design feasibility work

underway on land to the west of the existing site, (which is part of the Highways Agency’s Stanford West option.) The construction work has been costed at £13m. The proposed extension area has the added advantage of being located between the M20 and the high speed rail track and is not in an AONB or other environmentally sensitive designations or close to significant residential or other development, but would be subject to securing the necessary permissions.

5.4.4The proposals will provide in excess of 1000 spaces for Operation Stack events; some 25% of Operation Stack’s requirements. This capacity could come on-line by mid-2017 by providing this additional capacity and making it available on a day-to-day basis the overall requirements of Operation Stack will reduce.

5.4.5 We estimate that Stop 24’s proposed lorry park expansion would cost c.£20k per space whereas the Highways England proposals appear to suggest a per space cost of nearer £60k+.

5.5 The other actions that central and local government need to take, including those on road maintenance and improvement, upstream and downstream from the proposed lorry park.

5.5.1 Stop 24 is already well served by the local road network and is readily accessible to HGV traffic but expansion would only require some enhancements to the internal spine road of the site.

Adrian Schofield MRICS

Director

Henry Boot Developments Limited

February 2016