Somers Orchard, Somerstown
566 homes. Permission granted. Somerstown: former Horatia and Leamington towers, Melbourne Place car park, Gibson Centre site.
1 · What is planned
Homes and stage
319 affordable homes in three buildings plus up to 247 build-to-rent homes. These replace homes lost, so they are not the net increase.
Derived: 566 planned minus the 272 socially rented homes the council says it will replace. Not a council figure.
Where it stands: Committee approval August 2024 (council page); decision notices issued 2 December 2025 (planning register, reported). In February 2026 the council began seeking a first-phase contractor, aiming for completion by 2030. First-phase construction expected 2027 (reported).
Planning (23/01574/FUL (affordable) and 23/01575/FUL (build-to-rent)): Conditional permissions dated 2 December 2025 (reported). The record confirms what is permitted, not that facilities are built. Reference reported from the council register, which blocks scripted access.
2 · Can I buy?
First-time buyers
A rental scheme: council social-rent homes and a build-to-rent block. Not a buying opportunity; it relieves pressure on the waiting list and temporary accommodation.
Affordable and social homes
At least 272 homes for social rent, matching the number lost from the towers; these are within the 319 affordable, not additional. First phase 175 council homes for social rent (Cabinet report, reported).
Remaining tenure mix of the 319 not confirmed.
3 · Who is involved
Developer, builder and land
- Developer
- Portsmouth City Council (housing revenue account) for the affordable homes; a partner is being sought for build-to-rent
- Builder
- First-phase contractor being sought
- Who sells or lets
- Not for sale: council homes for social rent; the build-to-rent block is rental
- Land
- Council-promoted; ownership of the three related sites should be confirmed. Reported
Public money: A July 2025 account described a £120 million scheme partly financed by selling council land for the build-to-rent block, with applications split to access Homes England grant. These are 2025 intentions and estimates; the current budget, sale price, grant and borrowing are not verified. Reported
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.
- Community and commercial space proposed Replacement community space, commercial space, play space, parking, drainage and street changes are part of the permissions (reported).
- Schools Not found No school, SEND or GP obligation verified.
- SEND places Not found Not verified.
- GP and health Not found Not verified.
- Parking proposed Parking is part of the permissions; counts not verified.
5 · Energy
Heating and solar
A July 2025 account says all 566 homes were designed to Passivhaus standard with a unit-based heat-pump and ventilation strategy. A design statement, not certification or Future Homes Standard evidence; rooftop solar not verified.
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 housing revenue account is the promoter in its March 2026 statement; check ownership of the three related sites.
- Proposal
- The council describes 566 proposed homes: 319 affordable and up to 247 build-to-rent. The scheme replaces previous homes, so this is not the net increase.
- Status
- The council says the applications were approved and it was seeking a first-phase contractor in February 2026, with an aim for first-phase completion by 2030.
- Constraints
- Contractor appointment, funding and the timetable for both phases need current confirmation.
- Open question
- Has a contractor been appointed and how many net additional, affordable and occupied homes are expected in each phase?
Evidence
What each statement rests on
- Checked 566 homes across three sites: 319 affordable (first application), up to 247 build-to-rent (second), at least 272 socially rented. Portsmouth City Council ↗
- Checked Applications submitted 15 December 2023, approved August 2024; contractor sought from February 2026 for completion by 2030. Portsmouth City Council ↗
- Reported Decision notices issued 2 December 2025. Portsmouth City Council planning register ↗, Portsmouth City Council planning register ↗
- Reported First phase: 175 council homes for social rent; construction 2027, completion about early 2030. Portsmouth City Council ↗
- Reported £120m scheme partly financed by council land sale for the build-to-rent block (2025 account). Public Practice ↗
- Somers Orchard overview ↗ Portsmouth City Council, cited in the research of 10 November 2026
- Somers Orchard affordable homes: conditional permission 2 December 2025 ↗ Portsmouth City Council planning register, cited in the research of 10 November 2026
- Somers Orchard build-to-rent: conditional permission 2 December 2025 ↗ Portsmouth City Council planning register, cited in the research of 10 November 2026
- Somers Orchard: delivering phase 1, Cabinet (3 March 2026) ↗ Portsmouth City Council, cited in the research of 10 November 2026
- Portsmouth: Somers Orchard (July 2025) ↗ Public Practice, cited in the research of 10 November 2026
Still missing
- Contractor, current budget, grant award and borrowing.
- Land-sale price and any retained council interest in the build-to-rent land.
- School, SEND and GP obligations.
- Net additional homes by phase.