Project MoDEL

Introduction & Background

The Defence Estate in London is changing
The Ministry of Defence Estate in London is preparing for massive investment and restructuring thanks to Defence Estates flagship project, MoD Estate London (MoDEL) Project.  Project MoDEL, will combine operations from a number of Defence sites in Greater London at RAF Northolt to create a flexible, modern, integrated, fit for purpose ‘anchor’ site of the right size and quality to support the delivery of defence capability in the 21st century.

Delivery of MoDEL will provide new first-rate facilities and improved quality of life for personnel, as well as reducing running costs. It will also free up to 100 hectares of predominantly brownfield land within the M25 for development.

The MoD is making a £180 million capital investment at RAF Northolt to provide world class facilities for our Service personnel

Delivering MoDEL

On 3 July 2006 Bovis Lend Lease (BLL) were awarded the smaller Project MoDEL contract which relates to the construction of the new British Forces Post Office (BFPO) Operational facility at RAF Northolt from their current home at Inglis Barracks, Mill Hill.

In total Project MoDEL will result in approximately 900 military and civilian personnel from RAF Uxbridge, Inglis Barracks and RAF Bentley Priory being directly affected by a move to the new ‘anchor site’ at RAF Northolt. The consolidated site will benefit from new offices, new technical and squadron accommodation, single living accommodation, catering/ messing facilities, and physical and recreational training areas.

BFPO

The new BFPO Postal Sorting facility became operational in the Autumn of 2007, marking the beginning of the next chapter in the life of RAF Northolt. BFPO have begun sorting packets and Parcels at RAF Northolt utilising the new sorting machinery which has been in operation since Autumn 2007 supporting Government policy enabling the sending of free parcels to servicemen on operational tours over Christmas 2007. This proved very popular and the new machinery helped dispatch a 30% increase in parcels compared with Christmas 2006.

Benefits and Joined up Government

Project MoDEL is presenting a unique opportunity for London through release of 100 hectares of predominantly brownfield land, within the M25, which will be available for redevelopment. Consequently the DE MoDEL Team worked in conjunction with English Partnerships (EP) to pioneer a new joined up approach to the release of surplus MoDEL sites.

The rationalisation of the military estate and subsequent disposals of surplus sites in London will benefit local authorities, communities and economies by offering opportunities for the construction of thousands of new homes, many of which will be Affordable Housing.

Procurement Methodology

The Project MoDEL Team developed a new procurement strategy, Prime Plus Contracting (PPC). PPC uses the value of the sites that are to be released to fund construction costs; a partner is appointed to fund and manage the development of the core site at RAF Northolt, the relocation of units, and the sale of surplus sites.

The Chief Secretary to the Treasury said:
“The Prime Plus Contracting model offers a novel way to recycle the public sector’s under-used asset base. I am encouraged to see that your Department is taking an innovative approach, which results in value for money for your Department. I feel that this model may also have its uses across the wider public sector…”

Disposals

The Project MoDEL Team developed a new procurement strategy, Prime Plus Contracting (PPC). PPC uses the value of the sites that are to be released to fund construction costs; a partner is appointed to fund and manage the development of the core site at RAF Northolt, the relocation of units, and the sale of surplus sites.

The Chief Secretary to the Treasury said:
“The Prime Plus Contracting model offers a novel way to recycle the public sector’s under-used asset base. I am encouraged to see that your Department is taking an innovative approach, which results in value for money for your Department. I feel that this model may also have its uses across the wider public sector…”

RAF Eastcote London Borough of Hillingdon 7.5 Hectares

RAF Eastcote was previously occupied by US visiting Forces, and was the first MoDEL disposal site to come to market. Contracts were exchanged on 21 Dec 06 with completion on 30 Mar 07. The successful bidder was George Wimpey West London Ltd for a much higher than anticipated receipt.

RAF West Ruislip London Borough of Hillingdon 5.3 Hectares

Like RAF Eastcote, RAF West Ruislip was occupied by US visiting Forces.
Contracts were exchanged with Carla Homes on 22 November 07 for the sale of the main site at RAF West Ruislip with completion on 22nd February 2008.

RAF Bentley Priory London Borough of Harrow 22.89 Hectares

There is no enduring operational requirement for RAF Bentley Priory. The MOD considers the site’s heritage to be of great importance, and is determined to develop a sustainable solution for the site.

Following public consultation, Harrow Council adopted its Supplementary Planning Document(SPD) for RAF Bentley Priory in October 2007.

Future use:
A detailed masterplan is to be developed, focusing on primarily residential use, but recognising the historic importance of both the Bentley Priory and the site’s Italian Gardens.

Public consultation on planning brief:
As part of an ongoing programme of public consultation on the re-development of RAF Bentley Priory, VSM Estates held a two-day public exhibition during which emerging proposals based on Harrow Council's SPD were available to view. The public exhibition was held at the Stanmore Society in November and Dec 2007. A detailed planning application is now being prepared by VSM (the contractor) with the intention to submit to London Borough of Barnet March/April 2008. A sustainable Business Plan will be submitted additionally which will include a fund raising strategy and access plans. VSM will endeavour to ensure that the application locks as best as practicable the sites heritage elements.

The target date for submitting the detailed planning application for the site to London Borough of Harrow is 31st March 08. Intrusive structural surveys of the Officers’ Mess are ongoing and ground investigations are due to commence shortly.

VSM has now placed draft design schemes for the re-development of the site on its website, www.vsmestates.co.uk .VSM are continuing to work closely with the Bentley Priory Battle of Britain Trust and the Prince’s Regeneration Trust in respect of the development of a visitor attraction utilising the main ground floor rooms and part of the basement of the Mess building.

RAF Uxbridge London Borough of Hillingdon 46.8 Hectares

London Borough of Hillingdon continues to work on the site specific Supplementary Planning Document (SPD) for RAF Uxbridge to ascertain the future use of the site, (developable area 26.7 hectares). A public exhibition has been held.

The work on the Uxbridge Supplementary Planning Document (SPD) is ongoing but VSM are concerned that the Borough’s timetable is too ambitious and the document challenged. The first formal meeting has been held with interested parties in connection with the shared vision of creating a visitor attraction based around the Battle of Britain bunker.

Inglis Barracks Mill Hill London Borough of Barnet 20.6 Hectares

The new BFPO facility at RAF Northolt was delivered in Autumn 2007 and is now fully operational. It was delivered (as a workstream of Project MoDEL) through a separate conventional (‘Prime’) contract which was awarded to Bovis Lend Lease (BLL) on 3 July 2006.

The new building provides a modern fit-for-purpose postal sorting facility at RAF Northolt, from where it will continue to provide an efficient and effective Postal and Courier Service.

The London Borough of Barnet has initiated an Area Action Plan Supplementary Planning Document .The SPD intends to create 2000 new homes and 500 new jobs on the old Mill Hill East Site. VSM and Defence Estates continue attending stakeholders and landowners groups meetings in connection with the SPD.

The London Borough of Barnet produced a Draft Preferred Options report for further public comment in Autumn 07 a final draft was drawn up in December 2007.

Following BFPO taking beneficial occupation of its new facility at RAF Northolt on 28th October 07, Inglis Barracks was closed and handed over to VSM Estates on 11th January 08. The draft Mill Hill East Area Action Plan was considered and approved by the London Borough of Barnet Cabinet on 23rd January 08.

The MoDEL Project Team, Defence Estates, Building 67,
RAF Northolt, RUISLIP Middlesex HA4 6NG
Tel: 0208 833 8037