Mixed use


28 acres






Gosport Waterfront Regeneration Area, Gosport


Development opportunity:



The Gosport Waterfront Regeneration Area covers a long section of coastline from the Victoria Quay adjacent to Royal Clarence Yard (RCY) through to the Gosport Bus Station and the passenger ferry terminal. The area has been identified as having potential for redevelopment and intensification as part of a mixed-use scheme including employment related uses, particularly within the marine sector.

Gosport Waterfront Regeneration Area has been identified in the Solent LEP’s Strategic Economic Plan as a priority area for redevelopment and can accommodate marine related businesses who require deep water access, presenting the opportunity to become a key waterfront employment site for the Solent.

Land being brought forward for development includes:

  • The Gosport Waterfront Gateway site (PO12 1EP), a 0.83ha (2.17 acres) prime waterfront mixed-use development opportunity. Situated in a prominent position at the far eastern end of Gosport High Street, with stunning views across Portsmouth Harbour, it is envisaged that the development will include prime waterfront residential (circa 100 units), mid-size hotel opportunity, retail, offices, visitor centre and heritage interpretation space, food and drink, public realm and a new transport interchange.
  • Victoria Quay at RCY, a 3.77 ha (9.20 acres) site that adjoins the Berkeley Homes residential led Royal Clarence Yard development and Royal Clarence Marina. Recently purchased from the MoD by UK Docks it will be developed as a hub for a wide range of modern high-tech marine services as well as boatyard services complimenting other such facilities around Portsmouth Harbour.
  • Gosport Bus Station development site extends to 0.6 ha (1.5 acres). The site is adjacent to the Gosport/Portsmouth Ferry Terminal and the planned £5.9 million new bus interchange. The Gosport Bus Station building which currently occupies the property extends to approximately (9,700 sq ft) and is currently in use. It is a mixed use development opportunity including retail, hospitality and residential. (Subject to Planning)

The opportunity:

Suitable for office, research & development, light industrial, retail, leisure, residential uses and marine related uses.


The Gosport Waterfront Regeneration Area is situated on the western side of Portsmouth Harbour overlooking the Historic Dockyard and Gunwharf Quays. It is well connected with the proposed new transport interchange (Bus Station and passenger ferry terminal), which links Gosport with Portsmouth harbour mainline railway station with its links to London.  Principal road access is via the A32 that links with Junction 11 of the M27.

Planning status:

The Gosport Waterfront Regeneration Area is allocated as a key employment site under Gosport Borough Council’s Local Plan (2011-2029) (adopted October 2015) policy LP4. The policy estimates that approximately 33,000 sq. m (gross) of employment floor space could be developed, providing a range of premises for light industrial (B1c) and general industrial (B2) uses. The policy allows for the reconfiguration and intensification of employment uses on the site to facilitate the development of other employment uses, including offices, retail, tourism and leisure.

The Gosport Waterfront Regeneration Area is also subject to the council’s Gosport Waterfront and Town Centre Supplementary Planning Document (SPD) adopted March 2018.

For more information see gosport.gov.uk

Plot size & estimated employment floor space provision:

Area Plot Size (ha) Plot size (acres)
Gosport Waterfront Total 11.018 28.57
Gosport Bus Station 0.83 2.17
Victoria Quay at Royal Clarence Yard 3.769 9.19

Development considerations:

  • The Gosport Waterfront Gateway is an important point to the town and a key element of the redevelopment will include a new ferry/bus interchange linking buses that serve Gosport and Fareham, plus providing the ferry connection to Portsmouth and national rail services.
  • The Gosport Waterfront Regeneration Area includes the Conservation Areas of Royal Clarence Yard and St Georges Barracks South, and is within 500 metres of the Portsmouth Harbour RAMSAR, SPA and SSSI.
  • The Gosport Waterfront Regeneration Area benefits from access to deep water facilities at the Victoria Quay (RCY) and at Premier Endeavour Quay within Gosport Marina, which have to be safeguarded.
  • The Gosport Waterfront Regeneration Area is in the main within Flood Zone 3, with some parts of the site located in Flood Zone 2.


Local authority: Gosport Borough Council
Development address: Gosport, PO12 1AX

You can find out more about our Marine and Maritime sector in Hampshire here.


Back to Developments

Local authority

Andrew Sugden
Economic Development & Regeneration Manager
Gosport Borough Council

Business Hampshire

Andrew Lubman
Senior Regeneration and Development Officer
Hampshire County Council