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City Centre North

2,300 homes. Preferred partner chosen. City centre, Commercial Road.

Preferred partner chosenNo buying route found yet

1 · What is planned

Homes and stage

Masterplan aspiration “up to 2,300”. The council told the Local Plan inspectors in September 2026 that about 1,600 is more realistic after viability and reduced building heights.

Where it stands: English Cities Fund selected as preferred regeneration partner in August 2026 to develop a business case; no development agreement verified. The council proposed moving first completions to 2029/30.

Planning (22/01243/CC3): Resolution to grant in 2023; the scheme is being redesigned and its capacity has changed since (council evidence, September 2026, which writes the reference as 22/01243/CS3). Reference reported from the council register, which blocks scripted access.

2 · Can I buy?

First-time buyers

Not a near-term buying lead: no sales arrangements or launch date.

Developer or council page ↗

Affordable and social homes

An earlier first-phase design of 550 apartments was described as 70% private sale and 30% affordable, split between affordable rent and shared ownership. Not a confirmed schedule after partner selection.

Earlier proposal.

The gap to buying and the schemes that help →

3 · Who is involved

Developer, builder and land

Developer
English Cities Fund (Muse, Legal & General, Homes England’s National Housing Bank): preferred partner
Builder
Not appointed
Who sells or lets
Not established
Land
The council has assembled substantial ownership; some parcels need title-level checking. Reported

Public money: The partnership covers masterplanning, viability and a business case. No agreed land price, rent, profit share, subsidy or construction budget is published. Not found

4 · Roads, schools and doctors

What comes with the homes

“Proposed” means part of the scheme or application. “Not found” means no secured obligation could be verified, not that none exists.

  • Schools Not found No signed schedule verified.
  • SEND places Not found Not verified.
  • GP and health Not found Not verified.
  • Parking Not found Not verified.
  • Public space proposed Public space, commercial uses and walking and cycling connections in the masterplan.

5 · Energy

Heating and solar

No phase-by-phase heating, solar or Future Homes Standard schedule found.

The Future Homes Standard regulations are due to come into force on 24 March 2027 with transitional arrangements; whether they apply to a building depends on its building-control application and commencement dates. Solar panels, heat pumps or an A-rated certificate do not by themselves show compliance, and compliance does not require a heat pump in every flat.

The council’s Local Plan view

Ownership, constraints and open questions

Ownership
The council promotes the site; the wider city-centre allocation is partly council-owned. Confirm the ownership of each parcel.
Proposal
The council retains an aspiration for 2,300 homes, but told the inspectors that viability and reduced building heights made about 1,600 more realistic in September 2026. Neither is a completion commitment.
Status
The council said Muse/ECF had been appointed to develop a business case before a possible development agreement. It proposed moving first completions to 2029/30, rather than 2027/28; this is a forecast, not a promise.
Constraints
Land assembly, finance, design, infrastructure and the mix of affordable homes require further evidence.
Open question
Has a development agreement been signed, and what is the current application, funding and phased timetable?

Council response to inspectors, Matter 7, paragraphs 7.26.3 and 7.29.1, September 2026 ↗

Evidence

What each statement rests on

  • Checked Council aspiration of 2,300 homes; about 1,600 more realistic because viability concerns reduced building heights; first completions moved to 2029/30 (September 2026 evidence). Portsmouth City Council ↗
  • Checked English Cities Fund (Homes England’s National Housing Bank, Legal & General and Muse) was named preferred partner on 10 August 2026. A Development and Masterplanning Services Agreement was signed; a full Development Agreement would follow only if viability work supports it. Construction Enquirer ↗, Portsmouth City Council ↗, Portsmouth City Centre ↗

Still missing

  • Development agreement, funding and phased timetable.
  • Final tenure mix.
  • School, SEND, GP and parking provision.

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