Consultation information
Introduction
Fawley Waterside Limited is bringing forward proposals for the former Fawley Power Station site, transforming it into a modern hub for jobs, innovation and energy.
Following our consultation earlier this summer, we have reviewed feedback and carried out further surveys and work to help refine our proposals ahead of our planning application submission in autumn this year.
We are hosting this further consultation to continue our engagement with the local community, stakeholders and interested parties, ensuring we develop a project that delivers long-term benefits for the local area.
Have Your Say
We would like to hear your views on our updated proposals for Fawley Waterside. The public consultation is open from Tuesday 29 September until Sunday 18 October 2026.
Complete our survey here
Attendees
235
People attended our consultation events
Responses received
170
completed feedback forms (online and in person)
Website visits
2000+
visitors to website during the consultation period
The Team
Fawley Waterside Limited is working with a team of specialists to develop the proposals for Fawley Waterside. Members of the project team are on hand to answer questions and provide further information on the plans. The team comprises:
Development Manager
Masterplanner and Architect
Planning Consultant
Ecology Consultant
Heritage & Archaeology Consultant
Environmental Specialist
Community Engagement
Traffic and Transport
Landscape & Visual Impact Consultant
Arboricultural Consultant
You Said, We Did
Following our previous round of consultation, we have reviewed feedback and carried out further work to help refine our proposals. As a result, we have made a number of updates. Below is a summary of the key themes raised and the changes we have made.
Scale of Development
You said:
Questions regarding the scale of the development and its relationship with the wider New Forest, the National Park and Southampton Water.
We did:
The proposed commercial floor space has been reduced from approximately 190,000 sqm to 143,000 sqm.
Type of Business / Uses
You said:
There is a lack of clarity about the types of businesses that could be located at Fawley Waterside, including what is meant by digital industries.
We did:
While the outline planning application establishes a range of potential uses to maximise the opportunities for job creation and long-term investment for the local area, the exact mix will be determined at Reserved Matters. Data centres are one of the potential uses being considered.
Impact on Environment
You said:
What is the impact of the development on noise, lighting and the environment.
We did:
Further assessment has been undertaken and indicates that impacts on noise and air quality would not be significant. Lighting has been carefully designed and assessed to maintain the “dark sky” around the site, to minimise effects on the surrounding area.
Traffic & Road Safety
You said:
The increase in traffic generated by the development would have a negative impact on the local road network. Comments also addressed the safety of the existing roads and pathways.
We did:
Assessment has concluded that the surrounding road network can accommodate traffic from the proposed development. New walking and cycling measures to and from the site, together with a crossing on the B3053 near School Road/Church Lane, are also proposed.
Construction Impacts
You said:
Concerns raised regarding the construction works and impact on the residents, roads, noise and traffic. Major developments create dust and disturbance.
We did:
An outline Construction Traffic Management Plan will be submitted with the planning application. This will be developed and refined as the detailed reserved matters are brought forward. The phasing of the construction will mean different impacts at different times. Use of the dock for deliveries to the site will also be considered.
Ecology
You said:
What are the effects of the proposals on biodiversity, wildlife habitats and the surrounding marine environment.
We did:
All ecological surveys have been completed and a full analysis of the site, and the impact of development is underway for completion as part of the outline planning application. Biodiversity Net Gain is also being considered and measures will be undertaken to enhance the biodiversity of the site.
Visuals
You said:
What will the development look like, and what is its impact on the wider landscape?
We did:
Working with the Local Planning Authority, key public viewpoints were identified and used to test the proposed height parameters. The resulting parameter views have helped inform the maximum building heights and provide an indication of the likely scale of development.
Footpaths
You said:
Can a footpath be provided between Fawley and Calshot, and can access be improved from the King Charles III Coast Path to the proposed café on site?
We did:
The proposals include a permissive footpath linking Fawley and Calshot through the site and connecting to Tom Tiddler’s. A public route to the new cafe is provided from the King Charles III coastal footpath
Masterplan
Concepts for the regeneration of Fawley Waterside have evolved around an employment-led, landscape-driven strategy.
The current proposals deliver up to 143,000 sqm of floorspace, with a mix of energy, digital, maritime, commercial and start-up space, supporting new jobs in the region.
Our emerging proposals include:
- Digital industries, leveraging the proximity to power availability.
- Maritime buildings, maximising the site’s strategic waterside location, use of the dock and its role within the Freeport.
- Start-up units for business and light general industrial use.
- Storage and commercial buildings.
- Retention of the former canteen building to provide a publicly accessible cafe.
- Retention of the existing security building, as part of the history of the site.
- Retention of the turbine hall basement, again, as part of the history of the site.
- Landscaping and newly created habitat to integrate the site with the character of the New Forest and National Park.
- Improvements to flood defence to future proof the site.
Fawley Waterside Limited is still developing the proposals for the site, and the plans are subject to change following further assessments and feedback from community, stakeholders and interested parties.
Design Code
A detailed Design Code is being prepared to identify the design principles that will guide future development across the site and inform subsequent planning applications. The Design Code will incorporate elements including height, façade treatment, landscape, sustainability, materials, site wide principles and infrastructure.
A series of plans are being created to illustrate some of these. A selection of the Design Code elements are noted below:
Access & Movement
- Retention of the existing single site access point.
- Vehicle access using the site’s existing road network.
- Public Access is provided along the dock edge to the new cafe.
- A new 2 metre wide permissive footpath linking the site entrance and Tom Tiddler’s.
- New pedestrian connection between the King Charles III coastal pathway and the café.
Heights [Plots]
- Maximum height taken from the existing National Grid building, which is 27m AOD (Above Ordnance Datum).
- Purple areas are a maximum of 27m AOD. This is to accommodate Digital Industries.
- Orange identifies Maritime Industries/Commercial. The maximum height for the plot is 20m AOD.
- Buildings step down from yellow to blue, 17m and 14m AOD respectively, towards Tom Tiddler’s and the coastal edge.
Elevations & Materials
- Design Guide and principles for façades facing on to Southampton Water and Tom Tiddler’s.
- Tonal qualities for selection of façade treatment: non-glare / flat colours.
- Layering of façade and materials, considering vertical and horizontal treatments.
- Variation of heights and form.
- Simple, sophisticated use of materials.
Landscape & Coastal Edge
- Selection of coastal planting.
- Use of revetment for landscaping and to enhance BNG.
- Habitat and planting indigenous to the area: heathers / coastal grasses.
- Different treatments to the coastal edge: fencing set well back into the site and variations in colour and scale.
Roads, Infrastructure Pathways & Landscape
- Retention of the existing main road hierarchy on site.
- Creation of an edge to the dock.
- Pedestrian access and crossings provided.
- Cycleways provided within the site.
- Linkage for permissive footpath.
Landscape & Visual Assessment
We recognise the importance of carefully considering how the development sits within its surrounding landscape, including views experienced by local residents, and users of the nearby Public Rights of Way, permissive paths, public highways and the waterway.
A comprehensive Landscape and Visual Impact Assessment has been undertaken to inform the design approach, ensuring that the proposals respond sensitively to surrounding settings.
Accurate images have been prepared to demonstrate how the maximum development envelope would appear from viewpoints agreed with the Local Planning Authority.
To understand the images, please note the following:
- The dotted red line shows a development envelope illustrating maximum footprint and height.
- It is not showing buildings; the dotted red line illustrates the area within which buildings could be located.
- All buildings, including final footprints, architectural design and façade material will be subject to future planning applications.
Environmental
The ecological assessment has concentrated on the protection and enhancement of the surrounding natural environment, and existing habitats on the site.
Summary of Results – Ecology and Arboricultural
| Surveys | Complete | Findings |
|---|---|---|
| Roost Assessments |  | The assessment identified nearby ecological features, including protected sites, habitats and species that could potentially be affected by the development. |
| Breeding & Winter Bird Surveys | | The site and surrounding area support a range of bird species, including legally protected nesting birds and birds that use the area during the winter months. Further surveys undertaken and mapping of bird territories underway. |
| Botanical Surveys | | The area contains a range of coastal habitats, including mudflats, saltmarsh and seagrass beds. It also supports several notable plant species, such as bee orchid, sea heath and Jersey Cudweed. No further work is required at this stage. Mitigation measures are being discussed with the local planning authority’s ecologist. |
| Fish Utilisation Surveys | | A variety of species typical of Southampton Water utilise the saltmarsh and mudflat habitats. Most abundant species recorded were sand smelt and sea bass. Saltmarsh habitats will continue to be monitored. |
| Bat Surveys | | Some buildings and trees on the site have the potential to support roosting bats. Surveys found that the site is mainly used by common bat species for feeding and movement, with occasional records of Barbastelle bats. The site is not considered to be a key habitat for bats. Final video analysis and static analysis underway. |
| Arboricultural Assessment | | All trees have been categorised according to arboricultural quality and value. Tree removal is largely limited to lower-quality trees within the site. Off-site ancient woodland will be protected and enhanced through the provision of a buffer zone. |
| Reptile Surveys | | While no reptiles were recorded during dedicated surveys, grass snakes and common lizards were observed elsewhere on the site, suggesting reptiles are present in low numbers. |
| Terrestrial Invertebrate Surveys | | A report is being drafted, based on site habitat characteristics. |
| Biodiversity Net Gain |  | Initial results identify that a biodiversity net gain can be achieved on site. |
| Habitats Regulations Assessment | | A Habitats Regulations Assessment is being prepared to assess any potential effects of the development on protected water environments. Discussions with the local planning authority’s ecologist are ongoing. Natural England has also been consulted for input. |
| Statutory Bodies Consultation | | Discussions with the Environment Agency are ongoing to ensure any effects on coastal habitats and water environments are properly considered. |
| Great Crested Newt Survey |  | No targeted survey work completed at this time due to lack of suitable breeding habitat on site and presence of only limited suitable terrestrial habitat. Pre-construction EDNA surveys will be completed as part of precautionary approach. |
Summary of Results – Noise, Air Quality and Lighting
| Subject | Findings | Mitigation |
|---|---|---|
| Noise and Vibration | Construction phase: The levels of construction phase noise produced by the development are not predicted to result in significant effects, in isolation or in combination with the green hydrogen scheme. Operational off-site: The operational road traffic is expected to increase noise from the B3053 and A326, the largest changes are expected on the B3053 Fawley Road and Fawley Bypass because of the limited numbers of vehicle trips on this road currently. On-site operations: Vehicle and HGV movements are not expected to result in significant effects to the nearby residential properties. The data centre cooling systems could utilise a range of technologies, although the assessments have been based on rooftop cooling. If there is any water cooling, it is highly likely to be through a closed loop system and not use salt water or place pressure on the local water demand. The final cooling solution will depend on the requirements of future occupiers. Noise modelling demonstrates that noise attenuation measures can reduce operational noise from data centres to negligible levels, even at the closest residences. | Key Mitigation Issues: • Speed control measures for the B3053 Fawley Bypass between the site entrance and Fawley Village will alleviate the increases in road traffic noise associated with the operational development. • Noise from the data centre will be controlled to levels close to existing background sound levels and the options for how this will be achieved are currently being tested in a detailed noise model. • Potential use of the on-site dock for material movement during construction to reduce potential road traffic noise impacts. |
| Air Quality | Operational phase: Increased emissions from energy use and traffic may affect human and ecological receptors. A low-emission energy strategy and EV charging infrastructure will help minimise impacts. Construction phase: Temporary dust and particulate matter (PM) emissions from construction activities, vehicles and equipment may affect nearby human and ecological receptors. These impacts will be mitigated through the Construction Traffic and Environmental Management Plans and industry best practice. | Construction: Implement Construction Traffic and Environmental Management Plans to minimise dust, vehicle emissions and impacts on sensitive receptors. Operation: Incorporate a low-emission energy strategy to reduce emissions from on-site energy generation. |
| Lighting | Potential effects on sensitive receptors and rural landscapes Upward light pollution and sky glow: Assessment identifies upward light emissions as a potential impact, particularly given the site’s proximity to dark-sky-sensitive environments. | Light Transmission Visual Intrusions: Shielded luminaires, downward-focused light and controlled distribution to minimise upward light, glare and light spill. Warm-colour LEDs (maximum 3000K CCT), in accordance with Dark Sky principles and industry guidance on external lighting. Lighting directed away from residential properties and other sensitive receptors. Lighting will be carefully designed to provide safe and appropriate illumination for roads, parking, loading areas and dock operations, while minimising light spill beyond the site. Lighting around the edges of the site will face inwards, with landscaped buffer areas helping to reduce effects on nearby sensitive areas. |
Flood Risk
Flood risk has been a consideration throughout the refinement of the proposals.
The site being located alongside Southampton Water is at risk of coastal flooding both now and in the future. Climate change and rising sea levels are expected to increase this risk over time, so the development is designed to remain safe and resilient throughout its lifetime.
Since the first round of consultation we have developed in more detail two flood risk options and consulted with the Environment Agency. Both options will be presented in the planning application.
The options are as follows:
- Perimeter Flood Defence: New flood defence features, such as earth bunds and flood walls, constructed around the edge of the site to help protect the development from coastal flooding and future sea level rise.
- Land Raising: Development/plot areas raised to levels designed to remain above future flood levels, helping to ensure buildings, infrastructure and access routes are resilient to coastal flooding.
Neither of these measures will impact the overall height of development.
Whichever approach is taken, the development will incorporate measures to manage residual flood risk from extreme events, including flood warning and emergency planning procedures. This will help to ensure the site remains safe, both in present day and in the future, without increasing flood risk elsewhere.
Option 1
Option 2
Traffic and Transport
Operational Traffic Figures
Traffic movements associated with the proposed development have been assessed.
The table below shows predicted traffic movements from the development, compared with existing site traffic and full occupation of the site.
| Trip Generation Comparison [Two-Way, Total Vehicles] | Trip Generation Comparison [Two-Way, OGV*] | |||||
|---|---|---|---|---|---|---|
| AM | PM | Daily | AM | PM | Daily | |
| Existing Site Usage | 19 | 4 | 156 | 7 | 0 | 56 |
| Existing Site with Full Occupation | 36 | 5 | 301 | 14 | 0 | 115 |
| Proposed Development – Plot 18 as B2 | 412 | 318 | 3761 | 24 | 6 | 193 |
| Withdrawn Application | 1269 | 1615 | 14670 | 16 | 19 | 176 |
*Other Goods Vehicles (OGV) refers to commercial and freight-carrying vehicles that exceed 3.5 tonnes.
The Road Network
Our traffic assessments indicate:
- While some delays will increase and certain junctions will operate close to capacity, the road network is expected to continue operating within accepted standards.
- Major highway improvements are therefore not proposed. Instead, targeted measures will improve traffic flow, including updated signage and the potential for future lane designation changes at Dibden Purlieu (The Heath) Roundabout.
- The B3053/Church Lane junction is predicted to remain within capacity, although delays for right-turning traffic from Church Lane during the PM peak may increase.
- To address concerns about Church Lane being used as a shortcut, we are proposing changes to the junction with Marsh Lane that will encourage lower vehicle speeds and reduce the attractiveness of Church Lane as an alternative route.
Walking and Cycling Improvements
The proposal will improve walking and cycling links between Fawley and Holbury, which have been developed following feedback from the previous consultation. Two crossing options are being considered between School Road and Church Lane:
Option 1: Adjacent to Fawley Primary School, providing good access to local bus stops and the route between Fawley and Holbury.
Option 2: Closer to Church Lane, better serving people walking and cycling along Church Lane and creating an opportunity to remove the left-turn slip lane to help reduce traffic speeds.
Feedback is being sought on the preferred crossing option.
Fawley Road / Church Lane / Blackfield Road Improvements
Speed Limit
Following comments from local residents, potential reductions to speed limits are also being explored to improve conditions for walking, cycling and the local community.
The proposed speed limit changes are shown in the plans, and feedback is welcomed.
Bus Connections
We currently do not anticipate that demand will be high enough to support bus services being extended to the site on a long term basis but we are speaking to Bluestar about this as an option. Should this not be possible, the alternative would be the provision of an on-demand minibus service between the Fawley Waterside and Fawley Square to provide a connection to existing bus services. This would also enable staff to take advantage of facilities within Fawley on their lunch breaks and after work.
Construction
Indicative Programme 2026 – 2042
Planning
Planning and Consents
Autumn 2026 – Spring 2027
Enabling Works
Off-site Infrastructure
Summer 2027 – Summer 2029
Sea Defence Works
Summer 2027 – Summer 2031
On-site Infrastructure
Summer 2027 – Summer 2037
Construction
Phase 1
Winter 2028 – Autumn 2035
Phase 2
Spring 2030 – Autumn 2037
Phase 3
Spring 2033 – Summer 2040
Phase 4
Summer 2035 – Autumn 2042
Construction Traffic
Each construction phase would be subject to a Construction Traffic Management Plan.
Measures would include agreed vehicle routes, restrictions on delivery times and working hours, and wheel-washing facilities.
Construction Dust
A Dust Management Plan will include management measures including dust suppression, covering stockpiles, traffic management and dust monitoring where appropriate.
Any dust impacts are expected to be temporary and short term.
Construction Noise & Vibration
The site is well separated from nearby homes, meaning construction vibration and noise is not expected to be significant.
Construction working hours are expected to be 08:00 to 18:00, Monday to Friday; and 08.00 to 13.00 on Saturday.
Construction Impact on Ecology
A Construction Environmental Management Plan will be developed; and species specific protection measures where required.
These measures are expected to reduce ecological effects to negligible levels or avoid them altogether.
Key Benefits
Jobs and skills
At least 1,200 operational jobs created once the site is complete. Based on current behaviour patterns around 75% of these jobs would be for people living in the New Forest area. From apprenticeships upwards, this will help retain local talent and attract new skills to the area.
Improved access to the wider area
Provision of a new pedestrian link from the coastal path to the new cafe and a new pedestrian link alongside the site boundary connecting to the existing public rights of way.
Retention of former canteen
Fawley Waterside will provide a cafe in the former power station canteen building. By transforming the former power station canteen into a café, Fawley Waterside will celebrate the site’s heritage while creating a vibrant public space at the heart of the new development.
Landscape coastal edge
The landscape led approach will deliver new planting, green space and landscape zones across the site. Initial assessments indicate the development will provide a biodiversity net gain on the site.
Next Steps
Following this consultation, we will review the feedback to finalise the proposals before submitting an outline planning application to New Forest District Council later this year.
Early Autumn 2026
Second round of public consultation
Late Autumn 2026
Anticipated submission of the planning application
Spring 2027
Expected New Forest District Council Planning Committee decision
