FAQs

An overview of Bushfield:

Legal & General and Gisborne, in partnership with the Church Commissioners for England, are bringing forward plans for the circa 1 million sq. ft regeneration of Bushfield Camp in Winchester.

The development of a best-in-class employment-led scheme has the potential to attract major brands looking for new headquarters to the county from sectors including life science, academia, media and the health sector.

Situated to the south of the city centre, approximately 40% of the site will contain built development, with the other half designed and maintained as publicly accessible and biodiverse green space.

The redevelopment will generate new employment uses that will secure new social, economic and environmental benefits for the city, capitalising on the site’s proximity to the centre of Winchester.

Engaging with the community:

Throughout our engagement and consultation process, we have listened to thousands of comments, observations and questions from a wide range of people across the region – ranging from residents who live very close to the site and the broader district, to stakeholders, environmental organisations and heritage bodies.

People were interested to understand how the development would work for the people of Winchester, how it would affect the city and why it was needed.

The need:

The proposals come at a time of great change for us all. The climate and nature emergencies dictate a real need to examine how cities work, not just from an employment and transport perspective, but also financially in terms of where funds come from to pay for essential services like hospitals, schools, health and support services. Within this, there is a need to consider creating workplaces which have nature, biodiversity, open space and green initiatives as a fundamental part of their design.

In the past, Winchester has significantly relied on its public bodies to keep the city viable, and it’s easy to understand that this makes it vulnerable. It’s clear to everyone that the city has lost ground economically over quite a long period. However, with initiatives like the CWR and Station Approach, regeneration projects are afoot to help. Bushfield sits alongside these projects in a complimentary way, underpinning the mandate for economic stability and growth from within, and offering a much-needed place for local people to work, rather than commute out of the city.

The development team have worked hard to conceive a masterplan which addresses the sensitivities of the site and turns Bushfield’s unique characteristics into advantages.

At the very heart of these proposals is an ambition to deliver biodiverse solutions to the climate emergency Winchester has declared, which includes:

• Bio-diversity net-gain and prioritising green areas within the development
• Development-wide use of green roofs and solar energy
• Prioritising green space and protection of the beech hanger
• A new 60 acre publicly accessible green space for the City
• Potential use of the park and ride bus service
• Improved access points, to make the site open for all, opening it up as a thriving exemplar for modern work and play

Winchester City Council’s Green Economic Development Strategy aims to ensure the area benefits from investment in new infrastructure and innovation, growth of new goods and services and demand for the new jobs and skills needed to enable the transition to net zero.

As an allocated site, Bushfield Camp has a key role to play in realising these ambitions.

A unique blend of commerce and academia, the development will bring new highly skilled jobs to Winchester in sectors such as research and development, life sciences and academia.

Bushfield Camp is an allocated site within the current local plan and was identified as Policy WT3 in the Joint Core Strategy which was adopted in March 2013.

As part of this, an evidence base was prepared by the Council to support this allocation and the approach was examined by the Local Plan Inspector at the time.

In reference to the Bushfield Camp site, the Inspector’s Examination Report stated:

“Given that the Council fully endorses the need to broaden and diversify the economy of the city, as referred to in the plan, this site represents the most sustainable, realistic and deliverable option for new employment land provision at present” (paragraph 38).

The Inspector supported the opportunity Bushfield could deliver through the employment allocation, noting the site:

“would provide an opportunity for a new HQ building for a major company and/or a business cluster of sufficient size to be sustainable, once established. This should help to reduce local reliance on public sector jobs and have a positive impact on the commuting issue” (paragraph 39).

Importantly, the allocation was recognised as making a significant contribution to implementing the plan’s overall objectives through positively and proactively encouraging sustainable economic growth by identifying a strategic scale site to meet local needs over the plan period (paragraph 42).

It is important to note that the development partnership began discussions with WCC over four years ago and has been engaged in detailed discussions for the last two years.

These discussions have included dialogue regarding the need and viability of Bushfield, given the site is allocated for development in the current version of the Local Plan and is also identified for development in the yet unadopted emerging Local Plan.

As developers, we have responded to that allocation to bring forward development proposals in line with WCC policy and in a manner which we believe will attract serious interest from occupiers and workers.

The development team has extensive UK and global experience in bringing forward developments of this nature and scale.

Bushfield has been identified as a highly attractive proposition for development; not only within the UK property market but also the European property sector. Winchester’s lifestyle status and Bushfield’s unique features, characteristics and location represent formidable magnets for a wide variety of leading international companies and organisations, with whom there are ongoing dialogues.

Market sensitivities prevent detailed announcements, but we can confirm a broad variety of occupiers from differing disciplines have confirmed interest, notably from the health, life science, education and media sectors. We anticipate being able to confirm this in much greater detail once an outline consent has been achieved.

It is important to note that organisations do not commit to detailed occupational discussions until the site has the benefit of an outline planning consent. This outline consent remains the trigger for these detailed discussions.

The Church Commissioners for England, Legal & General and Gisborne have invested substantially in the planning process for a multi-million-pound, evidence-based approach, and would not have done so without the knowledge and confidence of achieving substantial pre-lets to tenants once the outline consent is achieved.

Although accessible to a very small section to the north, the permeability of Bushfield is virtually non-existent at present, and we see the improvement of connectivity as a vital aim of our proposals. Opening the old camp and the enormous open space adjacent to it is a hugely exciting prospect.

In many ways, Bushfield is a hidden gem in the midst of the city’s environs and is presently accessible to just a few. Handled in the right way, this can change for the benefit of many.

Although access to the site’s green space is currently difficult, our intention is to fully open and integrate the site with local communities as a destination for work and the enjoyment of bio-diverse green space – both within the development and outside, through the opening of 60 acres of space adjacent to the old camp parade ground.

This is directly aligned with the current WCC objective of reacting to the climate change and nature emergencies and the creation of a substantial working district within walking, cycling and accessible public transport distance of the city centre and surroundings.

We recognise the need to make Winchester work as an independently viable entity; reducing worker commutes and facilitating medium to long-term realignment of working practices, to be enabled locally.

A green city objective needs a development of this nature to anchor employment options. The integration of Bushfield into the surrounding areas is a vital aspect of the development objectives. Amenities will include places to eat, meet and relax as well as the ambitious creation of over 60 acres of legacy land as a new legally and openly accessible area for Winchester’s population.

The development will mediate between the city centre and the countryside, and the concept masterplan has been designed with this ethos and ambition at its forefront.

This is a really good question and one which the development and design team take very seriously.

As value-driven companies, Gisborne, L&G and the Church Commissioners are committed to strong social impact agendas. The consortium will deliver ongoing communications and dialogue with local stakeholders and communities through the planning process, the life cycle of development and beyond.

Ecology benefits

One of the main benefits of the proposals will be the development partnership’s commitment to provide over 60 acres of Bushfield Camp land for use as publicly accessible open space.

There has been a long-held local drive to achieve this commitment, and this has been recognised and taken on board by the development team, who have been working hard to balance the development proposals in order to achieve this very significant step.

The 60 acres of land is currently in private ownership. Although the Church Commissioners for England allow some public access, it is important to understand there is no public ownership and no public right of access or way across the land.

A process for establishing how this land will be owned, who will manage it and what, if anything, should be undertaken to manage the nature of the land will be announced as part of the planning and development process. We intend to make further press announcements on this shortly.

It is vital to us that as many of the people of Winchester as possible get a chance to have their say on this land and its future, and we look forward to a productive dialogue and local involvement in the legacy land process.

In addition to the Council’s own ecology and archaeology resources, Winchester has the benefit of some incredibly valuable resources, in terms of managing open spaces, including:

• The Hampshire and IOW Wildlife Trust – which manages Whiteshute Ridge adjacent to the land
• Sparsholt College – home to BBC’s Gardener’s Question Time, and an exemplar wildlife resource
• Butterfly Conservation – with Sir David Attenborough as their President, which already manages two reserves in Winchester, one at Magdalen Hill and the other white close to Bushfield at Yew Hill near Oliver’s Battery
• Highly motivated local resident knowledge which is familiar with the land
• Heritage and climate organisations such as the City of Winchester Trust, The South Downs National Park and Winnac

We want to engage and curate the unique opportunity the legacy land comprises in a thoughtful, intelligent, professionally and ethically robust manner. The resource is clearly there, and we look forward to an exciting process of further engagement.

In support of the above, it is important to understand the development partnership is engaged in an evidence-based approach to the ecology of the entire site with consultants Thomson Ecology and internationally respected Landscape Architects Gillespies. We have a comprehensive knowledge and supporting data which will be invaluable in making decisions about the future of the 60 acres.

Our aim is to combine the wealth of available resources, to consult, collaborate and find an exemplary route to making good decisions.

Facility and amenity benefits

We are also exploring within the masterplan the provision of community and health hubs, as well as ensuring the open space within the development is curated in a manner which welcomes local people and establishes new connections to and from the City Centre and to existing leisure areas such as the water meadows and St. Catherine’s Hill.

In addition, the development partnership has suggested a hotel operation as part of the masterplan concept. This hotel operation would be open to local and public use and in concept is designed to be complimentary to the Knowledge Park concept which we have outlined in our 6 public consultation events.

A hotel facility is a natural complement to the office, research and academic uses. As well as providing a facility for visiting colleagues, researchers and academics to stay over, the hotel operation conceived is also as break out and leisure space for local workers, neighbours and families to enjoy.

Such an operation would be a hub and leisure club ideally and sit alongside the other uses on site in a beneficial way for local workers and communities.

Meanwhile uses, such as supporting amenities for cafe, sandwiches, food, etc. for the Bushfield community are important for the establishment of a living, thriving ecosystem within the development and to ensure Bushfield knits into the fabric of Winchester and does not become a satellite scheme without community.

From our own in-depth experience in how to curate these kinds of developments, a hotel, operated in a suitable way, will deliver a benefit to workers, local people and families and provides an integral part of how the scheme will work.

Badger Farm lacks leisure amenities and breakout spaces for people to relax, as does Oliver’s Battery. We see the provision of a hotel as a benefit to the amenity of the locale but also an integral part of our overall concept.

The combination and interaction of commerce, research and academia means people will visit the site for extended stays. The provision of hotel accommodation is a basic requirement on site and will reduce journey numbers for visitors who would otherwise have to stay elsewhere.

The style of hotel envisaged is more akin to a place where people can meet, greet, eat, enjoy, collaborate and relax, as opposed to some of the major overnight branded hotels.

Although some of the major brands are moving into this sort of concept, we would encourage interest from bespoke high-end operators, providing a unique compliment to the surrounding community.

Academic accommodation

Regarding academia, we prefer to use the term academic accommodation, as this more accurately describes what is envisaged within our concept masterplan (CMP). It’s important to understand the reason for the differentiation.

The CMP outlines a “knowledge campus”, where three distinct but overlapping disciplines combine – academia, research/development, and commerce. Knowledge campus development is an emerging and relatively new market phenomenon which has grown in prominence since the pandemic.

Universities, educational institutions and academic foundations have advanced their collaboration with commercially funded organisations and academics are receiving funding for carrying through their innovative thinking.

A place to teach, learn, innovate, bring to market, earn, expand and repeat. Having all these disciplines within one quarter, designed to the highest standards, in a city which already has an outstanding lifestyle score, will attract the best talent to the area.

Just as the hotel idea is an integral part of the offer, so too is the ability to provide graduate and postgraduate living space within the development.

It is important to note that we have heard concerns about the potential for anti-social behaviour possibly caused by students migrating through local estates.

The academic accommodation we seek to provide is inward facing to Bushfield and is not conceived as a migratory space for other learning institutions within the city currently.

Even so, to give comfort, suitable security will also be a high priority. L&G is the UK’s leading landlord in academic accommodation and has vast experience in managing the same. We hope this goes some way to allaying these concerns.

The best way of describing the potential mix is that it will evolve as the development itself evolves. Depending on the nature and identity of our academic foundation partner and on the first pre-lets of the Office and R&D space, we will likely see a mix of graduates. You can see what we have written above for a broader outline of how the academia fits within the CMP.

We would not object to an element of housing on site. However, the site has not been allocated for residential use by WCC and since we started our discussions with the City Council, we have pursued a rationale of working within the current and emerging local plan to align ourselves with the city’s elected representative and planning officers.

We firmly believe Winchester’s economic profile must be underpinned by local jobs for local people. To do this, we need a business quarter which matches the City’s extraordinary beauty and features. Housing allocations have been made on alternative sites within the city. Our priority is to work alongside the planning policy and WCC.

While approximately 20 hectares (49 acres) of the site was originally allocated for development, this has been reduced and the proposals only seek to develop around 17 hectares (42 acres) of land.

Approximately 60 acres of Bushfield will be designed and landscaped as open, accessible green space for everyone.

In the illustrative masterplan, four-storey academic buildings are proposed for a small section of the site, which includes accommodation, constituting just under 6% of the total building footprint area.

Comprehensive analysis and stakeholder engagement informs this strategic positioning, while parameter plans ensure regulatory compliance and alignment with the site’s vision.

These buildings have a lower storey height compared to commercial structures, resulting in a four-storey academic building having a similar height to a three-storey commercial one.

Detailed analysis, involving a series of Landscape and Visual Impact (LVIA) assessments of key views, has guided their strategic placement in the site’s least visually sensitive portion — the north-west area.

Furthermore, throughout the design evolution, there has been extensive discussions and thorough evaluations involving the public and various stakeholders, including Historic England, the Design South East Design Review Panel, and the South Downs National Park.

Key engagements have taken place with the Winchester City Council Cabinet and the planning team.

A set of parameter plans has been developed to illustrate specific development criteria, encompassing details such as plot size, height restrictions, and permissible usage.

Notably, these parameters limit the height and usage of academic accommodation within its existing location.

Supporting information:

Please view our PDF of how the development might sit in the landscape

In general, the building heights have been developed to respond sensitively to key views from around the entire site, especially from the city centre, Compton, St Catherine’s Hill and the South Downs National Park.

The massing, including storey heights, has been refined iteratively to address the site’s sensitive location and views through extensive consultation, including input from the public, South Downs National Park, Historic England, Winchester City Council Cabinet, and the Winchester City Council planning team. This process also involved iterative Landscape Visual Impact testing and two Design South East Design Review Panels.

The primary principles underpinning the height strategy within the illustrative masterplan are:

• Sensitivity to location and views: The massing (storey heights) responds to the site’s sensitive location and its impact on the views in the vicinity.
• Enhancing the southern gateway: The masterplan seeks to create a welcoming and positive sense of arrival to Winchester from the south, acknowledging the site’s position at the city’s edge.
• Responding to topography and landscape character: The architectural approach incorporates pitched roofs with green roofs facing the SDNP, carefully selected building materials, and stepped building levels that are in harmony with the natural topography of Bushfield and the distinct character of the surrounding area.
• Promoting scenic vistas: Special attention has been paid to ensuring that the buildings offer panoramic views of the city and the surrounding landscape, enhancing the overall experience of the site.
• Sustainability: Lower-rise buildings tend to be more energy efficient and are aligned with the project’s sustainable goals.

The proposed two-three commercial storeys are a result of a careful analysis of the local context, consultation with statutory and communities, visual impact assessments and sustainability goals. We believe that this design approach best serves the project’s objectives while being respectful of the surrounding areas.

Both Historic England and the Design Review Panel have been complimentary and supportive of the design approach saying:

“The indicative concept designs for the proposed development is a carefully considered design, which responds well to the physical and historic environment within which it sits.”

“We recognise within the design that a key aim appears to be to keep the development as subtle in the landscape as possible, with building heights kept low, the use of sympathetic design palette and building materials and the utilisation of green roofs.”

“We commend the progress that has been made on the strategic aspects of the landscape design since the previous review, particularly with regards to celebrating views out of the site, increasing accessibility and permeability of the surrounding fields and meadows, and enhancing local biodiversity.

“The landscape strategy sets a precedent for future developments – it will outlast the built form of the proposal and mature over time, with the potential to become a gift to Winchester that will last for a century or more.”

Actually, no building heights were shown in consultation 1. Overall, the building heights came down or are broadly like those presented at consultations 2 and 3, with height adjustment to suit topography and blend into the landscape more efficiently as the design considerations and consultations evolved.

There has been refinement to consider comments from stakeholders, which has resulted in heights being dropped on buildings in the north east corner of the site, which is most visible in views from the SDNP and slightly higher in the north west corner which is not as visually sensitive.

A thorough consultation program considered stakeholder feedback and adjusted commercial building heights from 3-4 to 2-3 storeys while maintaining academic accommodation at 3-4 storeys. The three-stage public engagement process aimed to align with community and environmental considerations.

During the consultation programme, we carefully considered stakeholder feedback and, whenever possible, addressed their concerns. The design team has explored various arrangements to minimise visual impact.

Public consultation has been structured around 3 stages of engagement.

• November 2022 – Stage 01 The first phase of the consultation programme focused on gathering community aspirations for the site’s redevelopment, discussing key opportunities and constraints. Design proposals including proposed heights were not presented at this stage as we wanted to listen first and then present designs.
• January 2023 – Stage 02 The second phase of the consultation programme aimed to demonstrate the incorporation of feedback received during the initial engagement and to gather additional input from Winchester’s people and residents regarding the draft masterplan. It was evident one of the primary concerns was the height of the proposals, with a consensus that buildings should ideally stay below existing tree lines and that strategically placed pitched roofs should be utilised to harmonise with the surrounding landscape, particularly when viewed from the South Downs National Park.
• May 2023 – Stage 03 The third round of engagement aimed to demonstrate how community feedback, including concerns about height, had been addressed in the proposals. All interested parties had the opportunity to view and comment on the proposals before the final submission. It is important to note that the proposals have not increased in height since the final round of consultation.

Additionally, throughout the design evolution, there has been a comprehensive exchange of ideas and thorough evaluations involving various stakeholders, including WCC officers, Historic England, and the South Downs National Park. Critical to this, there have been numerous discussions around building heights and how they respond sensitively to their surroundings. A significant point of engagement has been with Winchester City Council Cabinet and the planning team.

We’ve addressed stakeholder feedback, reducing commercial building height to 2-3 storeys while maintaining 3-4 storeys for academic accommodation. The three-stage consultation process involved community input and concerns about height. Ongoing discussions with stakeholders have prioritised sensitivity to surroundings, including Historic England, Design South East Design Review Panel and Winchester City Councils planning team. Building heights have remained consistent since the final consultation, aligning with community, environmental and landscape considerations.

Supporting information
January and May consultation boards axo views.

The overall site extends to 44 hectares. Circa 26 hectares (in excess of 60 acres) will not be developed and is to be retained and managed as publicly accessible and biodiverse green space giving a legacy to the people of Winchester.

L&G, Gisborne and the Church Commissioners for England are committed to involving local stakeholders in the future management of the site as we create a framework partnership to ensure habitats are managed according to best practice and that the needs of the protected species on site are met.

An environmental management plan and construction environmental management plan has been created as part of the outline planning application to demonstrate how the mitigation and best practice will be secured as part of the planning process.

The masterplan represents an opportunity to improve access and secure the long-term future management of the previously undeveloped parts of the site for recreational use and environmental benefit.

The development will bring forward 5 hectares of public realm within the developed area and 9 hectares to the east, currently in agricultural use. In total, it will create 14 hectares of brand new connected accessible greenspace.

There is currently permitted access to Drovers Field (17ha) to the north of the site. The project team are committed to carefully protecting, managing, and enhancing the existing habitats in the north of the site through a long-term, site-wide management plan secured as part of the consent.

In the 9 hectares of arable fields to the east of the development, we will be creating new chalk grassland habitat of high value to wildlife, aiming to meet the criteria for achieving ‘Site of Importance for Nature Conservation’, according to the County Council.

This will replace the area of grassland habitat lost as part of the proposed development, as well as providing an additional area of chalk grassland created and managed with the aim of supporting reptile species displaced by the construction area.

New footpaths will improve access to both these areas and offer views over the SDNP and city of Winchester.