Derbion Secures Approval for 1000+ Homes and Commercial Space in Derby City Centre Regeneration

Derbion Shopping Centre’s owners have obtained planning permission for two significant redevelopment projects in Derby city centre, enabling the construction of 1,152 new homes and approximately 3,500 square metres of commercial space on previously underutilised land.

The Derbion Masterplan encompasses the former Eagle Market site  – now called Eagle Quarter – and the Bradshaw Way Retail Park. These developments aim to introduce residential units, enhance public spaces, provide commercial facilities, and improve connectivity across two key central locations.

Planning and development consultancy Lichfields, which has advised on the sites since 2014, led the planning process and secured consent for both schemes on behalf of Derbion’s owners. The projects required detailed consideration due to their central locations, proximity to listed buildings, and the need to preserve views associated with the Derwent Valley Mills World Heritage Site.

Outline permission for Eagle Quarter was granted in June 2026. The redevelopment of the former Eagle Market site will feature buildings up to 19 storeys high, delivering 674 homes, new commercial spaces, and a large public square. The scheme will create a new entrance to the retained Derby Theatre and improve access towards the River Derwent.

A key element of Eagle Quarter is the Green Heart, a landscaped area designed to connect Derbion, Derby Theatre, and Morledge via a green boulevard. The plan also includes new pedestrian-friendly streets, ground-floor food and beverage outlets, leisure facilities, and a landmark building positioned at the site’s eastern corner.

Bradshaw Way received approval in October 2025. The existing retail park, characterised by low-rise units and surface parking, will be replaced with buildings up to 14 storeys tall, comprising 478 homes and commercial units at ground level.

The project team includes Leonard Design Architects, Eurofund Group, Currie & Brown, Bidwells, and Waterman.

Alison Bembenek, Associate Director at Lichfields, commented: “These approvals mark an important step in the major city centre regeneration around Derbion. The sites are important city centre sites, and the planning case had to deal carefully with heritage, townscape, design, viability and public benefit. Our role was to bring those strands together, working closely with Derby City Council and Historic England, and provide a clear route through a complex planning process.”

She added: “The permissions show how a joined-up planning strategy can support new homes, commercial space and public realm improvements. The development will bring new footfall and revitalisation to Derby Centre, supporting its longer-term success, whilst respecting the city’s historic context.”

This development builds on the Eastern Gateway scheme, approved in May 2024, which represents the first phase of Eagle Quarter. Supported by the Future High Streets Fund, it is delivering public space enhancements at East Street and Morledge and has temporarily repurposed the former market hall with padel courts and a skatepark to attract visitors ahead of the full redevelopment.

Alberto Esguevillas, CEO UK of Eurofund Group and development manager for the project, stated: “The Derbion Masterplan is about making better use of land in a key part of Derby city centre. Eagle Quarter and Bradshaw Way will introduce new homes, public spaces and commercial uses in locations that are well placed to support the wider city centre.”

He also noted: “Lichfields has played a central role in guiding the planning strategy and helping us bring forward proposals that respond to Derby, its heritage and its long-term growth.”