Derbion’s owner, Cale Streets Investments, now have 2 competing development options for the Eagle Market, including the demolition of the Derby Theatre and the Castle and Falcon pub.

In August 2023, their scheme was approved to part demolish the Eagle Market and pub and create an “Eastern gateway” including “indoor go-karting, drinking establishment, family entertainment, amusement centre”. This has been replaced/transformed into a plan approved on 7 September 2023 which is predominantly a residential development, with a controversial 29 storey building, now referred to as the “Eagle Quarter”

The development strategy is unclear and it feels that Cale Street Investments are “backing a number of horses”.

Even the Planning Officer in the Committee report on the “Eagle Quarter” seemed unsure about Cale’s approach:

“At this stage it is not clear whether elements of the Eastern Gateway scheme could be retained and incorporated into this wider scheme or whether the Eastern Gateway scheme would have to be removed in whole or part. This will be a matter that will need careful consideration during any reserved matters phases, if the Eastern Gateway scheme is implemented. The granting of planning permission does not necessarily mean that a scheme will be delivered”.

In my April 2023 article “Cale Street Investments’ Eagle Market plans stalled due to planning objections” I opined

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!

Cllr Hassall, Leader of the Conservative Group, commented in the Planning Committe (7/9/23) on this application:

“…this committee has passed proposals before that have never materialised in the City Centre and this is a really significant site – it’s the core of our City…I don’t read anything that offers me absolute reassurance that the Applicant (Cale Street Investments subsidiary) will be the person who brings this out of the ground – that is entirely their business, and if they wish to sell the site on with approved planning that is also their business. But I don’t want Derby to be the poor relation in that transaction”

A recent example of what Cllr Hassall refers to is the “Landmark” building on Phoenix Street which is still a car park.

Godwin Developments’ infamous Landmark scheme: the most expensive unused car park in Derby.

The Planning Committee passed the scheme on the advice of Planning Officers as they believed that the delivery of 875 houses was of value to the City and the benefit was greater than the harm done to the heritage, despite:

• The International Council on Monuments and Sites stating in a report that due to the impact on the surrounding World Heritage sites the planning permission “should not be approved”.
• Historic England objecting on “heritage grounds” and goes on to say “It would dramatically alter the character of the Derby cityscape, which forms a key part of the setting of these heritage assets”. The tallest building will be 45m higher than the Cathedral
• The demolition of the Derby Theatre. The planning condition does not mandate that a replacement is up and running prior to demolition, just “secured”.
• 50% reduction in the public parking availability in the Derbion basement car park ( on top of the closure of the Riverside car park – a decision made by Cale Street Investments). The plan provides 182 parking spaces for 875 flats so the occupants have to be predominantly users of public transport. A higher take up of car users will consume the whole of the Basement car park.
• 14 fold increase in the trips to/from the site at peak times.
• The Council’s Environmental Health Officer stating that “further evidence is needed in order to ensure that future occupants are not exposed to air pollutant concentrations which could impact upon human health”.

Comment

Many Cllrs on the Committee expressed reservations about the proposal and were assured that these would be dealt with when the detailed planning application ( Reserved Matters) is brought in front of the Planning Committee. Unfortunately the opportunities become limited at that stage.

Regardless of these concerns 9 voted for it and 3 against.

It’s clear that the Planning Officers were encouraging Councillors to vote in favour, not because it improved the look, feel, and vibrancy of Derby, and not because it was a great plan, but because it delivered 875 of the required 2200 properties in Derby.

This might go someway to explain the fact that this is the 2nd planning application from the same Developer for the same area within a matter of months. A scheme with more houses will further increase the value of the property – ready to sell off!

Postscript

The planning application will have to be referred to the Secretary of State for approval.