As summarized overleaf, laydown principles and a total of

16 challenges for development planners who are involved

in military sites were identified from the following case

studies:

1. Fort Belvoir, Virginia, USA: the largest property invest-

ment in the current round of USA consolidations

2. Fort Munroe, Virginia, USA: the preservation of the

cornerstone of freedom

3. US Naval Academy, Annapolis, USA: building on hun-

dreds of years of continuous military use

4. Moorebank Units Relocation, Sydney, Australia: the

largest Australian consolidation

5. Hobsonville, Auckland, New Zealand: closure

Smart Growth & Major Changes in Military Populations

Executive Summary

Fort Belvoir, Virginia: Consolidation Case Study. Examination of the 40 year masterplan to grow from 23,000 to 47,000 people employed on the site.

For the full report see:

http://www.wcmt.org.uk/fellows/reports/smart-growth-and-major-changes-military-base-populations

Stephen J Barrington-Harness MSc MRTPI Winston Churchill Memorial Trust Fellow

Email: harnessplanningcom@gmail.com Phone: +4477587-42017

We shape our buildings; thereafter they

shape us. (Winston Churchill).

1

The case studies were chosen as successful examples of

retention, consolidation and closure of military sites.

Feedback on the report and

suggestions of other examples is encouraged.

Underlying principles to achieve desired outcomes: Military-civilian integration maximised. All security standards met or exceeded. Legible to users and visitors alike. Clear definition of functional areas. Retain existing infrastructure and vegetation where possible. Retain and enhance positive features and heritage of the site. Use existing topography to avoid significant earth works. Where possible separate heavy from general traffic; secure from public / semi public areas. Provide central car park and sustainable transport links with only operational users having parking in the secure areas. Sustainable low maintenance landscaping and drainage. Provide a framework for future development and expansion. Maximise multi-storey to minimize land area impact. Layouts for sustainable buildings (for example solar orientation).

CHALLENGES FOR UK MILITARY PLANNERS

Autumn, 2015 Issue #1

Balancing risks: Fort Belvoir Nature Trail signs.

Fort Belvoir Town Centre—a pedestrian and cycle friendly polycentric masterplan approach with high quality urban design.

Masterplan challenges:

1. Longer term (20 to 40 year) plan led

developments.

2. Clear, transparent governance.

3. Clear sustainable design principles.

4. On-site sustainability measures in-

cluding dedicated buses serving both

inside and outside the base.

5. Diversify the surrounding communi-

ties’ economic base.

6. Ensure momentum for change is

maintained, avoid a period of being

closed.

7. More inclusive site entrances.

8. Close liaison on climate change im-

pact assessments.

9. Focus on the unique selling points,

reflecting and learning from the history

of the site.

10. Wider use of contract signs.

11. More business alliances and small

business contracts.

12. Housing provision based on travel

times, not distance.

13. Increased off-site integration and re-

view of counter-terrorism measures.

14. Develop and implement master plan-

ning principles that reflect best-practice

whilst allowing for flexibility in delivering

aims and objectives.

15. Develop exemplar schemes to lead

changes in the commercial sector.

16. Ensure finance models promote an in-

tegrated community, efficient and sus-

tainable design.

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Executive Summary (Continued)

Issue #1

Images from the site from transport, housing, histor-ic and new developments

CONSOLIDATION: Case Study Findings Summary

High level support / transparent partnership and

communicative process to develop the long term

masterplan.

Transport: 70,000+ vehicles pass through the main

gates into the site each day. Major new road improve-

ments were provided. Long term planning allowed for

future rapid transit corridors. Polycentric co-location of

facilities within a 2,000 linear feet radius, 60% parking

provision and networks to promote bus use, walking and

cycling.

High Environmental, Sustainable and Ecological

standards: USA’s first leadership in energy and environ-

mental design platinum award winning community centre

and safeguarding areas informed the development of the

Masterplan. Rainwater collection and storm water run-off

mitigation measures have been integrated across the

site. Largest area of permeable paving in the USA. Ac-

cess promoted into conservation areas.

Effective use of land Housing: Higher density development (6 times previ-

ous levels), low management margins (3%).

Community: Shared use of facilities, consolidation

of hospitals into campus style development.

Parking: Structured parking to save space.

Main Features:

Over 50,000 peo-ple work on the 8,500 acre base.

20-40 year open and transparent masterplan pro-cess: By 2030 the base population could double.

Largest financial investment ($650million) in the USA BRAC process, the sec-ond largest in space needs.

High level sup-port for positive partnership pro-cess with single points of contact.

Regional Plan-ning and busi-ness alliances.

FORT BELVOIR, USA

“All the authorities took a positive atti-tude from the start” Gerald Gordon CEO

Conclusions

The Fort Belvoir case study is a useful example of how the Army worked with local authori-

ties in an open and transparent manner to reach common goals. The high quality environ-

ment being delivered will not only benefit users, but also makes best use of the space

whilst minimizing the impact on adjacent areas. The site will continue to grow, but I agreed

with the conclusions of USA development planners who found that the Masterplan had so

far successfully balanced development pressures and environmental aims.

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Executive Summary (Continued)

Issue #1

Views of the Fort historic signs and properties and latest masterplan.

CLOSURE: Case Study Findings Summary

The State of Virginia intervened to establish the Fort

Munroe Authority setting the following aims:

Preservation;

Telling the story of the base; and

Economic independence

Over $35million in state funds are to be invested into the

site over the next few years.

Transport onto the island is a constraint as is parking.

This also will restrict the scope for employment uses.

The latest 20 year masterplan iterations learn the lessons

from not following the historic pattern of the site or reflect-

ing its unique history, but the nearby town of Phoebis

needs to be more integrated with plans for the site.

A key to the successes so far has been maintaining mo-

mentum, keeping the site in the public eye. To do this

the authority established a foundation and transferred the

housing thereby avoiding the closure of the site.

Cornerstone of Freedom The unique history of the site and its links to the abolition

of slavery are key to determining its future. There is an

opportunity to develop a historic quarter and great poten-

tial is offered by the Virginia Steam Academy move to the

site and the Marina development.

Main Features:

Local area hit by loss of 3,500 jobs.

Largest stone fort in the USA and the only one with an enclosed moat.

170 historic structures and hundreds of acres of natural resources includ-ing over 7 miles of waterfront.

Northern most stand of Live Oak trees.

Over 50% identi-fied as primary open space to be managed by the National Park Service.

FORT MUNROE, USA

“Maintaining momentum is key” John Hutcheson FMA Deputy Director

Conclusions

The initial plans for the site focused too heavily on employment uses and not on the opportunities or

unique history. They failed to recognise that transport would be a key constraint. The new master-

plan and National Park proposals set a good framework for the future, but the Authority could learn

from the development of similar forts across Europe and do more to develop its unique selling point

for businesses, hotels, visitors and the Marina. I agreed with USA development planners that the

authority had successfully changed this from an issue of managing a closure, to one of trans-

ferring ownership, but it still has a long road ahead before the process will be complete.

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Executive Summary (Continued)

Issue #1

Entrance, view, hall, mu-seum, visitors centre and stadium..

RETENTION: Case Study Findings Summary

Any visitor to Annapolis cannot leave without knowing it is

home to the Naval Academy. Located at the heart of the

City Centre the cadets walk around in their uniforms and

this welcoming and integrated approach is reflected at

the entrance to the Academy (park style), the visitor cen-

tre and in its website.

Whilst the main site is integrated into the City Centre,

there are a number of outlying sites which support the

Academy. The City of Annapolis has linked these well

through their provision of public transport and footpaths.

The use of contract signs promotes competition whilst

being transparent in the investment decisions for the site.

The integration with the community and sustainability is

also supported by the approach to housing provision

which is all located within 5 minutes of the site, including

for civilian employees.

Climate Change

In recent years the site has been heavily affected by

flooding and hurricanes. This area of the USA is predict-

ed to be one of the worst affected in the future by sea

level rises due to the subsiding of the land as well. The

reclaimed land will be especially vulnerable.

Main Features:

Home to over 20,000 cadets each year.

Welcoming entrance encouraging visitors.

Ethos of the Academy clearly on show.

Integrated into the community with housing within 5 minutes, including for Civilian employ-ees.

NAVAL ACADEMY, ANNAPOLIS, USA

“The lush grounds reflect the beauty of Beaux Arts archi-tecture”

Visitor website

Conclusions The welcoming and inclusive approach to the entrance, visitor centre & website are a fresh ap-

proach. The high quality architecture & extensive museum reflect the ethos of the Academy. I con-

cluded that these were useful features which could be replicated on other sites. But in coming

years some hard choices will be needed on the future arrangement of the site & investment deci-

sions as climate change & sea level rises begin to affect it more often. It will not always be possible

to move vulnerable resources away from areas prone to flooding. The City is heavily dependent on

the Academy & tourism, which could mean greater impact if the base closed.

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Executive Summary (Continued)

Example Contract Sign

July 2014 Issue #1

Key Findings

Over 350 military installations have been closed.

The 2005 round led to £billions spent on new facilities and consolidations.

In 20 communi-ties an estimated increase of 170,000 workers is expected.

USA Congressional Research identified:

Keys to successes:

Early positive planning—looking at the opportunities;

Joint working between authori-ties; and

Previously diver-sifying the local economy.

Key ingredient to project failures:

Lack of co-operation be-tween authori-ties.

Fort Munroe Masterplan: From military to civilian

Base Consolidation and Realignment Process (BRAC) 2005 aims:

Transform the force to meet new threats;

Rationalise to elimi-nate excess physical capacity and base in-frastructure;

Maximise capabilities and efficiencies; and

Examine joint use be-tween services.

All to generate savings by 2011.

GROUND WORK Local Redevelopment Au-

thorities were formed to

take forward the future

plans for bases. The ma-

jority of redevelopments

are undertaken with Feder-

al Government and only

one third with Local Gov-

ernment funding.

Informal public, private and

non-profit partnerships are

present in most of the re-

cent round of base clo-

sures. Like in the UK em-

ployment generation is the

spur for most redevelop-

ment plans.

Success not guaranteed

It is clear that stronger economies which had previ-

ously diversified away from being dependent on

bases faired best following closures. But that is no

guarantee of a successful redevelopment. Three

keys to successes were found across the USA

BRAC process (see side panel). There was one

common thread for project failures: lack of co-

operation between authorities. Whilst the estate

rationalisations are being delivered, the initial sav-

ings envisaged are not clear due to changed priori-

ties.

Missed opportunities Less progress has been made on possibly the

greatest potential savings: Joint bases between

the arms of the services. Agreement on common

standards has tended to increase costs and caus-

es delays.

BRAC 2005

Executive Summary (Continued)

BRAC PROCESS USA-WIDE EXPERIENCE

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Issue #1

Cycle-pedestrian super-highway, heritage road, museum, native planting.

CONSOLIDATION: Case Study Findings Summary

Adopting a set of core principles for the development of

the Holsworthy site was key to the successful delivery of

a new campus zoned into a number of distinct precincts,

all joined by the Cycle-Pedestrian super-highway with

links to the nearby train station.

The siting of all the new main facilities within 400 metres

of the Mess not only means that time during the training

day is more efficiently used, but less movements by car

are needed.

Similarly, the zoning of public, semi-public and secure

areas as well as the separation of heavy and lighter traffic

increases the effective use of the site. The zoning ap-

proach is complemented by the easily legible approach to

urban design where even the casual visitor can distin-

guish between operational and living areas as well as

clearly see the sustainable links around the site. That

sustainable approach is supported by the integration of

sustainable designs and SMART infrastructure.

The consolidation of the two sites and consequent re-

lease of the strategically important Steele Barracks site

for redevelopment should be seen as another major plan

led achievement, demonstrating the value of Regional

Planning helping to deliver the necessary infrastructure

for the fastest growing sub-region in Sydney.

Main Features:

Consolidated 198 into 110 hec-tares. 72 new buildings. New road junction. A AU$870million project.

Australia's larg-est single de-fence capital works project since WWII.

Main new facili-ties within 400 metres of the Mess.

Site released for 300,000 square metres ware-house Intermodal Terminal Facility.

MOOREBANK UNITS RELOCATION, Australia

“Agreeing the underlying prin-ciples was key to the success of the development”

Lt Col Doug Fox

Conclusions The development of the Holsworthy Barracks site is one of the best examples the latest principles in

military estate planning. The zoning approach and sustainable links informed by a long-term mas-

terplan are to be commended. However, there is still some scope for improvement. The choice to

locate all the new core sports and fitness facilities behind the wire will limit the integration of their

use by the wider community. Due to the training day it may not always be practical to make those

facilities available, but the approach taken limits that scope further. The masterplan team should be

proud of the exemplar scheme they have delivered in a very short timescale.

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Executive Summary (Continued)

Living in areas with parking underneath.

Issue #1

New town centre, housing, hangar, primary school, public art and refurbished military houses..

CLOSURE: Case Study Findings Summary

This case study demonstrates how a Government led

scheme, supported by a proactive plan led approach by

the Planning Authority can deliver an exemplar develop-

ment which helps to shape the housing market of a whole

country. Its success can be measured not only in the

number of awards it has received, or by the positive sur-

vey responses but also through the popularity of house

sales (now averaging 40 each month).

From the individual housing designs which focus on de-

creasing household utility bills, through the on-site sus-

tainability measures and the re-use of existing buildings,

to the delivery of places for people; sustainability is genu-

inely at the heart of this scheme.

The density of development is much higher than what is

typical for New Zealand, this makes more efficient use of

the land. The bus, cycle and pedestrian network linking

to the new ferry terminal to Auckland’s Central Business

District combined with that higher density of development

makes this a walkable site.

Conservation of the peninsula's heritage includes re-

using some of the former military buildings but also pre-

serving the Maori heritage. The new public art and ac-

cess areas link this heritage to interpretation of the built

and environmental history of the site.

Main Features:

Closure an-nounced in 2005 but after years of planning for its re-use.

Over 170 hectares of housing land (for 3,500 houses) and 20 hectares for employment.

The NZ$38 million investment is ex-pected to realise over NZC$100 million in return.

Part of a wider being developed under the Auck-land Plan for 5,500

HOBSONVILLE, New Zealand

“The jazz band style to develop-ment: ensuring the basic chords are right, whilst allowing improvi-sation” Guy Simpson NZDF

Conclusions This exemplar Government and Plan led housing scheme could be replicated across many sites. A

capacity based and therefore flexible approach to planning for employment would have been more

responsive to changes in the economy. But that should not detract from the success of this overall

scheme. It presents a strong case for a plan led approach to the redevelopment of former military

sites. It also shows the role that Governments can take in influencing the form to ensure balanced

communities, heritage conservation and effective use of land to provide sustainable development.

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Executive Summary (Continued)

New Ferry Terminal and Bus Service