Gunwharf Quays, Portsmouth

Aims and objectives

The project was designed as part of a wider physical regeneration programme- reviving the local economy, transforming the region’s reputation as well as positively impacting the local community through the creation of new jobs, ultimately creating a lively place- with high quality leisure and facilities - to be enjoyed by all. The project was also important in establishing a much commercial and cultural hub for the region.

The site was sold to the Berkeley group in 1996 - almost fifteen years after it was recommended, along with other MOD sites, to be closed down as part of the armed forces rationalisation process. After 300 years of not being accessible to the public due the naval ownership, the seafront can now be accessed by the public and offers a wide range of leisure and cultural facilities as well as boasting a well designed residential development.

Gunwharf is placed in an ideal location as its excellent transport links mean it can be enjoyed and accessed by the whole region.  The site is adjacent to a major transport interchange in Portsmouth, the Hard - the main bus terminal for the city and a major railway station. There are also ferry services to the Isle of Wight – a 15-minute journey – and Gasport – approximately 5 minutes away.

Project Start Date and End Date

The project began in 1998 and ended in 2008

Services offered

Gunwharf Quays offers a wide range of facilities and services, serving both the local and regional communities.  The site, geographically separated by the canal, is divided into two main aspects; the residential and the shopping/ leisure area which makes up the majority of the development.

The residential development is a well designed community centred space, incorporating private and affordable units suitable for both families and young professionals. As a mixed-use housing scheme, it provides accommodation ranging from luxury one bedroom flats to family orientated town houses. It also features a number of high quality designed spaces including mini courtyards and plazas.

The retail units have been incredibly successful, comprising a mix of high street names and designer outlets attracting shoppers from across the region.

The Wharf complex also boasts a range of Marina facilities including luxury boats as well as walkways leading to local restaurants and cafes.

The development also includes high- quality landscaped plazas and open spaces for the public and a number of architecturally impressive buildings including the former Customs House and Vulcan Building.

Success factors

The success of the Gunwharf Quays development can be attributed to its diverse cultural offering comprising living, working and leisure facilities on a unique waterside location.  The various aspects of the scheme complement one another to create a unique experience that has proved popular and successful both as a place to live and a destination for a day out.

The site comprises a unique and diverse range of buildings designed by a number of leading architects over a period of 10 years based on a masterplan created by the Hedley Greentree Partnership.  This has ensured that Gunwharf has led the way in high quality architectural design in the region. Examples of this include the Spinnaker tower, which stands at approximately 170 metres tall and Number 1 Gunwharf, a 29-storey apartment block, which was, in 2008, the last building to be completed in the development. Both of these structures offer incredible views across Portsmouth Harbour. With the restoration of the historic, including the Vulcan building and the creation of the contemporary including Spinnaker tower, the Gunwharf development has since been recognised for its diversity in design excellence, as it was the Winner of the Building for Life Awards in 2008.

The development’s success can also be seen in its blending of the old and new, building on the city’s existing historic naval ports alongside cutting edge contemporary architecture.

Risk factors

The development was well planned and detailed from the outset, and took 10 years to fully complete from the initial submission of design plans until the last building was erected in 1998.  Before the development began, extensive consultation was undertaken in and around Portsmouth and Gosport.  A detailed Planning Brief was also prepared by the City’s Planning Service in 1995.

There were also extensive studies and investigations, with both the local and regional communities, to assess the viability and sustainability of a potential retail development.

Business/operational model

The outline planning application for the development was submitted in 1997 to Portsmouth City Council (the planning authority.)  The detailed plans included several important regulations for the development including certain restrictions on the heights of potential commercial and residential buildings, in keeping with the current landscape/ skyline.  Similarly, the plans also specified the restoration rather than the demolition of some historic buildings including the boundary walls, dating back from the 1870s and the Vulcan Building.

Financing and delivery/procurement

The Berkeley group are the main partners responsible for financing the development in partnership with the Portsmouth City council. Certain elements were grant aided by the Millennium Commission.

Measurement and Monitoring

The project’s success can be seen in the economic development of the city and region – the increase in local jobs, increase in revenue from businesses and the number of new homes purchased. The project has also benefited and impacted positively on the local community; restoring a sense of pride but also attracting tourists from outside the area for shopping and day trips.

Future developments

The project was completed in 2008 but has been the impetus for other regeneration projects in the city.