The rural landscape of Rushcliffe could be poised for a dramatic transformation following the submission of the ambitious Gamston Fields plan to Rushcliffe Borough Council.
This large-scale development proposal, spanning over 240 hectares, seeks to deliver a ‘sustainable urban extension’ on the eastern edge of Nottingham.
The plan is for 4,000 new homes, enhanced public amenities, and significant green infrastructure but has ignited local controversy due to the imminent closure of Nottingham City Airport, a site steeped in both aviation history and community identity.
Gamston Fields represents one of the most significant development proposals in the region in recent years. Spearheaded by Barwood Land and Taylor Wimpey, the project is positioned as a model of modern urban planning, addressing the urgent demand for housing and community facilities while emphasising sustainability.
The proposed neighbourhood will feature a mix of housing types, from one-bedroom apartments to five-bedroom family homes, designed to cater to diverse needs. Up to 30% of the housing will be allocated as affordable, including provisions for later living accommodations. The developers aim to integrate green technology and sustainable design into the housing stock, making Gamston Fields a forward-looking community.
Key amenities include two primary schools, a secondary school, and a local centre offering retail, healthcare, and recreational facilities. At the heart of the development lies a central sports park, with formal and informal play areas promoting health and wellbeing. To ensure accessibility, these facilities will be within a ten-minute walking radius of all homes, reducing reliance on vehicles and supporting a walkable community ethos.
Gamston Fields’ design is built around a green infrastructure strategy, aiming to preserve and enhance the area’s natural and historical features. The development will incorporate heritage assets such as six Grade II-listed pillboxes, remnants of the site’s wartime history as RAF Tollerton. These will be connected through a linear park system, providing walking and cycling routes that celebrate the area’s past while promoting outdoor activity.
The Grantham Canal, a significant non-designated heritage asset running along the site’s northern and eastern boundaries, is central to the green framework. Plans include improved public access to the canal towpaths, which will be integrated into a wider network of trails and green corridors. Additionally, the developers propose wetland habitats, enhanced woodland, and biodiversity-friendly features, such as wildflower meadows and wildlife ponds, to achieve a net gain in biodiversity.
The End of an Era for Nottingham City Airport
One of the most contentious elements of the masterplan is the closure of Nottingham City Airport. Known historically as RAF Tollerton, the site played a crucial role during World War II as a Royal Air Force base. In peacetime, it evolved into a hub for private aviation and local businesses, becoming a cherished landmark for aviation enthusiasts and residents alike.
Under the masterplan, the airport’s runways will make way for housing, schools, and open spaces. The north-south alignment of the airfield’s main runway will be preserved within the design of green corridors, subtly nodding to the site’s aviation history. While developers hail the move as a necessary step to meet modern demands, many residents lament the loss of an iconic piece of Nottinghamshire’s heritage.
The project has sparked significant local debate. Residents in nearby Tollerton, Gamston, and Bassingfield have voiced concerns about the scale of the development and its potential impact on their communities. Traffic congestion, particularly on the already busy A52, is a recurring worry. While the masterplan includes proposals for road improvements and enhanced cycling and pedestrian routes, sceptics question whether these measures will adequately address the increased demand.
•  Petition to Save Nottingham City Airport at Tollerton handed in to Rushcliffe Borough Council
Environmental groups, meanwhile, have expressed mixed feelings. While they welcome efforts to boost biodiversity and preserve heritage assets, they argue that the loss of farmland and the potential strain on local ecosystems cannot be overlooked. Air quality and noise pollution from increased traffic are also areas of concern highlighted during public consultations.
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Feedback has resulted in design adjustments, such as centralising sports facilities and incorporating traffic-calming measures in Tollerton village.
Despite these efforts, the challenge of integrating a development of this magnitude into the existing landscape remains significant. Local councils have emphasised the importance of maintaining the rural character of neighbouring villages while ensuring that the new community has strong links to its surroundings.
The Gamston Fields Masterplan is part of Rushcliffe Borough Council’s Local Plan, which identifies land east of Gamston and north of Tollerton as a key strategic site. The Local Plan aims to deliver 2,500 homes by 2028, with an additional 1,500 homes in subsequent years. The Gamston Fields project will form a major component of this broader vision, alongside employment land and community infrastructure.
The masterplan also prioritises infrastructure upgrades, including a financial contribution towards improvements on the A52 corridor. Public transport links, walking and cycling networks, and emergency access routes will be developed to create a cohesive and connected community.
The approval of Gamston Fields would mark a significant step forward in addressing the region’s housing needs and modernising its infrastructure. However, it would also seal the fate of Nottingham City Airport, a site with deep historical and cultural resonance.
For residents and stakeholders, the proposal embodies the tension between growth and preservation, modernity and tradition. The outcome will not only reshape the physical landscape of Gamston and Tollerton but will also influence the social and environmental fabric of the region for generations to come.
Whether Gamston Fields becomes a blueprint for sustainable urban living or a cautionary tale of overreach remains to be seen. For now, the debate rages on.
Over 500 comments are against the plans.
Here are the planning documentsÂ
See the full Design & Access statement here
