In January 2023, Cale Street Investments (Kuwaiti backed owner of Derbion and the Eagle Market), submitted a planning application for the demolition of the Eagle Market to be replaced by a mixed use development of commercial and residential properties – including a 29 storey buiding.

Lichfields (Cale Street’s planning and development consultancy) confidently concluded in their Heritage Impact Assessment that there would be no harmful impacts on the surrounding, nationally and locally listed buildings, conservation areas, scheduled monuments, registered parks and gardens and world heritage site. The following didn’t agree…

• Derby City Council Conservation Officer
• Historic England
• Derwent Valley Mills World Heritage Site
• Derby City Council’s Conservation & Heritage Advisory Committee

The Conservation Officer stated that there would be a ‘severely…extremely harmful impact on a number of heritage assets”

Historic England…

“ …objects to the proposed scheme on the grounds of its excessive height and bulk which in our view both individually and cumulatively together with the Bradshaw Way proposal and other consented schemes would result in an extremely adverse impact on the setting of designated heritage assets. It would dramatically alter the character of the Derby skyline and townscape, which forms a key part of the setting of these heritage assets. This would result in harm to the Outstanding Universal Value (OUV) of the Derwent Valley Mill World Heritage Site, the special architectural and historic interest of listed buildings including the grade I listed Cathedral Church of All Saints, and the character and appearance of a number of conservation areas.”

Bradshaw Way proposal is a separate planning application by Cale Investments.

The Derwent Valley Mills World Heritage Site organisation submitted:

“… it is clear that the development for both these sites will be exceptionally tall relative to their context; even compared to the existing Derbion centre which caused concern at the time of its development. To this end, the Local Planning Authority, when assessing both schemes, needs to satisfy itself that they will not adversely impact on the setting of the World Heritage Site. In order to do so, this will require a Heritage Impact Assessment written in accordance with ICOMOS ( International Council on Monuments and Sites) guidelines to fully understand its impact”

They go on to say:

“With regards to assessing the overall acceptability of both schemes and minimising impacts on OUV, it is recommended that they should be referred to a design review panel. Given their scale and potential impact on the wider setting of the World Heritage Site, it may be more appropriate to approach a national level design review panel.”

“It should be noted that the Derbion Centre caused considerable concern, particularly the late addition of the cinema block. The proposed developments are two or three times the height of the finished Derbion Centre.”

A local design review panel ( consisting of largely Derby based planning/design consultants and architects) was set up rather than the recommended national level. They reported back on 11th April 2023 and concluded that

“The height and number of storeys is considered acceptable on the basis it will not cause ‘noticeable’ harm to the city’s existing heritage assets”

Historic England finished their objection letter with a “shot across the bows”:

“If your authority is minded to grant permission for the application in its current form, please treat this letter as an objection and notify the Secretary of State of this application”

Background: What is the Eagle Quarter / Eastern gateway?

The notion of an Eastern Gateway/ Eagle Quarter is not contained within the Council’s Masterplan 2030

The first reference to the Eastern Gateway was February 2021 when the plan was to:

“Transform the entrance to the Eagle Market, creating a welcoming arrival from the bus station which strengthens the city’s sense of identity and creates a public space at this key gateway. The project will be led by the owners of the Derby Centre, with support from the Council.” as part of the Future High Streets Fund Bid.”

This was formalised in a Cabinet report on 6th October 2021 which indicated that construction would start in Autumn 2022.

In May 2022, the Cabinet was presented with the new “TOWARDS A NEW VISION FOR DERBY CITY CENTRE Ambition – 2022” which replaced the previous Masterplan 2030, described the Eastern Gateway as:

In September 2022 the Cabinet was advised of an overspend on the Eastern Gateway project.

December 2022 -Cale Street Investments launched a consultation proposing a more signficant scheme including a 29 storey block of flats and re-branding the “Eastern gateway” as the “Eagle Quarter”. The Planning application was submitted on 20 January 2023

Derby City Council requested an extension of time to decide on the planning application to 26th May 2023.

Comment

This grand scheme proposed by Cale Street Investments was never part of a long-term Council strategy beyond the principle of a “gateway” from the bus station. It coined the term “Eagle Quarter” in January 2023 to give the proposal some degree of credence and legitimacy.

Cale Street Investments is a “real estate investment and finance firm” it is not a property developer. It has no special interest in Derby. It has taken a £200m hit on the value of the Derbion centre. Securing this planning permission will go a long way to restoring the value of their investment….without laying a brick – ready to sell off!

It is without question that the City needs sensitive redevelopment that is focussed on the interests of the residents of Derby. The City does not need an opportunistic proposal that creates great value for Cale Street Investments whilst having a long term impact on Derby. The Conservation Committee neatly summarised the issues in its minutes of the 2nd March 2023 meeting:

“They were concerned about the loss of the theatre, which was an asset, concern about there being no secure proposal for a replacement and about the impact on listed buildings, the World Heritage Site, and the lack of a market”

The City has already lost the Eagle Market, and the Riverside car park will close on the 26th April 2023, both executed by Cale Street Investments… for whose benefit?