Introduction
Major Urban Regeneration in Portsmouth Enters Critical Delivery Phase Portsmouth, Hampshire — One of the largest urban renewal schemes on the South Coast of England, the Portsmouth City Centre North regeneration project, has entered a critical delivery phase as the local authority seeks private investment partners to realise its ambition of creating a new city quarter. The ambitious plan, which secured outline planning consent in late 2023, aims to transform a 13. 25-hectare expanse of previously underutilised brownfield land, including the former Tricorn and Sainsbury’s supermarket sites. The council is progressing efforts to de-risk the complex scheme, which is expected to deliver up to 2,300 new homes, substantial green infrastructure, and a major overhaul of the city centre’s road network. This phase marks a significant transition from design and planning to market-readiness, signalling the long-awaited start of physical development. Scale of Transformation The scope of the City Centre North scheme is comprehensive, focusing not just on construction but on creating a sustainable, well-connected new district. The land, much of which was acquired by Portsmouth City Council over several years to facilitate development, lies immediately north of the traditional retail heart and transport hubs, offering a vital link between the city’s historic waterfront and northern residential areas. The development is fundamentally residential-led, aiming to provide a significant boost to the local housing stock. Plans detail a phased approach, with the initial stage targeting the construction of two mixed-use blocks containing approximately 550 homes. Crucially, around 30 per cent of these initial dwellings are earmarked for affordable tenures, addressing acute pressures on the city's housing waiting lists.
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The long-term vision projects up to 2,300 total units, alongside nearly 10,000 square metres of non-residential commercial, leisure, and community space. A spokesperson for Portsmouth City Council confirmed the ongoing market engagement process: "We have issued a market notice to attract a lead developer and specialist partners who share our vision for creating a vibrant, sustainable, and inclusive new city district. Initial interest from developers spanning the housing, hospitality, and commercial sectors has been encouraging, reflecting the strength and strategic importance of this site on the Solent. " Focus on Public Realm and Infrastructure Beyond bricks and mortar, a central pillar of the regeneration plan is the creation of new public open space. The proposal dedicates over 22,000 square metres of the site to green areas, establishing a substantial park that will link St. Agatha’s and All Saints’ churches. This green infrastructure is intended to improve air quality, enhance biodiversity, and provide much-needed recreational facilities for existing and new residents. The design brief emphasises creating safer, dedicated walking and cycling routes to encourage sustainable transport use. This focus on connectivity extends to the ambitious City Centre Roads scheme. The regeneration necessitates a major reconfiguration of the adjacent highway network, including the proposed closure of Market Way to private vehicles and the conversion of parts of Commercial Road and Lake Road into a revised, clockwise gyratory system.
This overhaul is designed to prioritise public transport, walking, and cycling, ultimately making the city centre less reliant on private car traffic and reducing overall congestion, aligning with the council’s broader environmental commitments. Councillor Steve Pitt, Leader of Portsmouth City Council, acknowledged the complexity of the task ahead while emphasising the non-negotiable long-term gain. “This is a generational opportunity to rectify decades of underdevelopment and fragmentation in our city centre. The challenges, particularly around land assembly and securing the full £50 million funding required for the necessary infrastructure upgrades, are real,” he stated. “But the appointment of a specialist consultancy team, led by Mace, demonstrates our commitment to a robust, market-informed strategy. We are determined to find partners who can deliver our vision for affordable homes, economic footfall, and a high-quality, green public realm that benefits every resident. ” Economic and Logistical Challenges Urban analysts suggest the primary hurdles remain financial and logistical. While the council has successfully assembled approximately 64 per cent of the required land, the final acquisition of remaining private assets is often a lengthy and complex legal process. Furthermore, securing the necessary funding for the road and utility upgrades is paramount, with the council currently targeting funds from the Department for Transport's Major Road Scheme programme. Dr.
Eleanor Vane, an independent urban economics specialist who has studied the Solent region’s development trends, noted the pressure facing the local authority. “Portsmouth is an island city with finite space, making brownfield regeneration projects like this exceptionally valuable, but also exceptionally challenging. The success of the City Centre North scheme hinges on striking a balance—delivering the required density for viability while adhering to the ambitious green space and public transport mandates,” Dr. Vane commented. “The next six to twelve months are crucial. The market appetite seems to be present, but developers will require certainty on infrastructure timelines before committing to a phased, multi-year construction schedule. ” In summary, the City Centre North scheme represents a pivotal moment for Portsmouth’s economic and urban future. Having cleared the planning hurdles, the city council now faces the intricate process of assembling the necessary financial and commercial partnerships to begin physical work. The results of the Mace-led delivery strategy, due to be reported later this autumn, will provide the clearest indication yet of the project’s immediate trajectory and timeline, confirming whether the city can meet its 2040 target of delivering a highly sustainable and vibrant new heart for the historic naval port.
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Get all of the latest Portsmouth news from The News. Providing a fresh perspective for online news.
Get all of the latest Latest news from The News. Providing a fresh perspective for online news.
Get all of the latest news from The News. Providing a fresh perspective for online news.
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Conclusion
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