1. 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).

2. 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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2
Executive Summary (Continued)

3. 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)

4. 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)

5. 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

6. 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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6

7. 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.

8. 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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8
Executive Summary (Continued)
New Ferry Terminal and
Bus Service