What’s New in Portsmouth 2026: Developments, Regeneration & Big Changes Shaping the City

Portsmouth is a city in motion. As 2026 approaches, a wave of regeneration schemes, new homes, transport upgrades and cultural projects is beginning to reshape the island’s future. From the long-awaited redevelopment of Commercial Road to fresh energy in Southsea’s historic streets, these plans reveal a city preparing for the next stage of its evolution.

Here’s a clear look at what’s confirmed, proposed or still in the rumour mill across housing, infrastructure, retail, nightlife and community life.

City Centre Regeneration

Debenhams (Commercial Road): A New Landmark Quarter

The derelict former Debenhams building is finally on track for transformation. Developers have submitted major plans to replace it and its adjacent multi-storey car park with a new mixed use neighbourhood featuring:

• Three residential towers of 29, 20 and 19 storeys

• Approximately 724 homes (366 apartments and 358 co-living units)

• Around 975 m² of retail and café space

• New public realm and a pedestrian link between Arundel Street and Station Street

If approved, construction could begin as early as 2026, marking one of the most significant city centre redevelopments in a generation.

Knight & Lee, Southsea: The Project on Pause

In 2022, Portsmouth City Council approved THAT Group’s ambitious plans to turn the former Knight & Lee department store into a mixed leisure destination, including:

• A 43-bed hotel

• Two boutique cinemas

• A gym and office space

• Bars, shops and an indoor market

Despite the fanfare, the site remains dormant. Local MPs, Southsea traders and community groups have increasingly voiced concerns about the delays. While the intention to redevelop is unchanged, the timeline is now unclear, with rumours circulating but no confirmed acceleration.

City Centre North Masterplan: A New Urban Neighbourhood

Covering the former Tricorn site, the Sainsbury’s plot and surrounding land, the City Centre North Masterplan remains one of Portsmouth’s most consequential long-term schemes.

Outline consent (granted in 2023) allows for:

• Up to 1,800 new homes

• Major green public spaces and new public squares

• Reconfigured road layouts prioritising walking, cycling and public transport

• Mixed tenure housing, including 550 homes in Phase One with ground-floor commercial units

Delivery will be phased over many years, but the ambition is clear: a walkable, greener civic quarter at the heart of the city.

Fratton & Pompey Centre: Stadium and Housing Ambitions

Around Fratton Park and Pompey Centre, conceptual proposals in the draft Local Plan suggest a long-term reshape of the area. Ideas include:

• A North Stand expansion at Fratton Park, potentially increasing capacity towards 26,000–30,000

• Approximately 460 new homes

• A 145-room hotel to help fund stadium upgrades

These remain policy-stage concepts and, if they proceed, are likely to unfold over the next decade rather than in the immediate future.

Guildhall Square & Civic Quarter

Alongside the new Central Library & Art Gallery (opened 2021), wider redevelopment plans continue to move through consultation. Proposals for “Somers Orchard” include:

• Around 566 new homes

• New green public space

• Retention of elements of the historic Horatia Street façade

Planning discussions are ongoing, but this area is expected to evolve steadily over the coming years as part of a broader civic-quarter refresh.

Commercial Road & Cascades: Retail Holding Steady

Commercial Road remains in transition, but there are signs of selective investment:

• H&M reopened its fully refurbished store in November 2025

• Independent retailer SP Collections has graduated from pop-up to permanent premises

• Cascades Shopping Centre continues as the main indoor mall, though no major expansion plans have been announced

The high street is still finding its new identity, but incremental improvements are beginning to show.

Major Housing Developments

Tipner East – Victory Quay

One of the largest new housing schemes in the city, Victory Quay, broke ground in October 2025. The £100m+ project, led by VIVID with Portsmouth City Council and Homes England, will deliver:

• 835 new homes on a 4-hectare waterfront brownfield site

• A significant proportion of affordable housing (rent and shared ownership)

• Integrated flood defences and ecological improvements

Construction will roll out in phases, with the first residents expected to move in from late 2026.

Somers Town – Somers Orchard (Horatia Street)

The council’s proposals for the Somers Orchard scheme, currently in consultation, would provide:

• Around 566 new homes

• New landscaped parkland and public space

• High-quality, community focused design by Karakusevic Carson Architects

The exact start date depends on planning approval, but construction is unlikely to begin before 2026.

City Centre North – Phase One

Phase One of the City Centre North programme will anchor the wider masterplan, delivering:

• 550 new homes

• Ground floor commercial units

• New public realm and improved pedestrian routes

Timelines depend on land acquisition and final planning sign-off, but this first phase will set the tone for the wider regeneration.

Transport & Infrastructure

South-East Hampshire Rapid Transit (SEHRT)

Completed in 2024, the SEHRT upgrades brought:

• Expanded bus-priority lanes

• Improved reliability for key routes across north Portsmouth

• Around £18m investment via the Transforming Cities Fund

These works are intended as a foundation for longer-term shifts toward more sustainable, public-transport led commuting.

Portsmouth International Port

The Port’s 20 year masterplan sets out a programme of:

• Future terminal and infrastructure modernisation

• Improved freight parking and junction upgrades

• Environmental improvements and smarter traffic management

Detailed timelines are still emerging, but the strategic direction is to support growth in both freight and passenger services.

University of Portsmouth: Campus Investments

The University continues its £250m estate transformation, including:

• New EV charging hubs (opened March 2025)

• The award-winning Ravelin Sports Centre, recognised as one of the UK’s most energy efficient sports buildings

These investments align the campus with the city’s wider sustainability and active-travel ambitions.

Retail & Shopping: Gunwharf Quays and Beyond

Gunwharf Quays – Marlborough Square Redevelopment

Landsec has begun a £45m upgrade across the outlet, focused on Marlborough Square and surrounding areas:

• Refreshed façades and new landscaping

• Enlarged public toilets

• A new retail unit

• Works running into spring 2026

Recent openings, including Russell & Bromley and Giggling Squid, underline Gunwharf’s focus on premium retail and dining.

Eden Nightclub Site – Central Square Transformation

Approved in late 2024, the former Eden nightclub site is set to become a new food and drink hub featuring:

• Three new restaurant and bar venues

• A family friendly dining cluster

• A large digital events screen

Construction was scheduled to begin in spring 2025, with the intention of creating a livelier, more welcoming gateway into the city centre.

Nightlife & Hospitality

Snookies & Co, Southsea

A reinvention of a much-loved local name, Snookies returns to Osborne Road with a dual concept:

• Modern British dining by day

• Indian-inspired menus in the evening

Opening is anticipated in early December 2025, adding fresh energy to Southsea’s restaurant scene.

Ugly Bird, Stanhope Road

Launching on 2 November 2025, Ugly Bird is an Asian charcoal-grill restaurant from the team behind Compass Rose, offering:

• Flame-grilled skewers

• Noodles and modern Chinese-inspired dishes

• A second major site for the operators, strengthening the city’s growing independent food scene

Miller & Carter, Eastern Road

Taking over the former Great Salterns pub, the new Miller & Carter steakhouse opened in late November 2025 after a full refurbishment, bringing a branded dining offer to one of the city’s most scenic locations.

Cultural & Community Developments

Playland Creative Hub

Opened in October 2025 on Commercial Road, Playland has transformed a former amusement arcade into:

• A youth-led café and creative workshop space

• Startup studios for emerging artists and creatives

• A hub supported by Arts Council England and Portsmouth Creates

• A venue with patronage from HRH Princess Eugenie

It represents a significant investment in youth creativity, skills and cultural activity in the city centre.

Portsmouth100 – Celebrating 100 Years of City Status

Throughout 2026, Portsmouth will mark 100 years of city status with a year long programme of:

• Civic ceremonies and official events

• Heritage exhibitions and trails

• Festivals and new cultural commissions

The centenary offers a moment to boost tourism, civic pride and national visibility at a pivotal time for the city.

UK City of Culture 2029 Bid

Portsmouth has formally entered the race to become the UK City of Culture in 2029. A successful bid could unlock major investment and national attention. Previous host cities have seen hundreds of millions of pounds in economic uplift.

Key milestones include:

• Shortlisting expected in early 2026

• A detailed cultural programme is being shaped with local partners

Kings Theatre – “Elevation 1907”

Plans submitted in May 2025 outline a £5m restoration of derelict terrace buildings next to the Kings Theatre, creating:

• A new accessible foyer

• A bar and café

• Rehearsal studios and creative spaces

If approved, work could begin in late 2025, enhancing one of Southsea’s most cherished historic venues and improving accessibility.

Portsmouth Theatres Union

In September 2025, the Kings Theatre and New Theatre Royal merged operationally as Portsmouth Theatres, a move designed to stabilise finances, share resources and strengthen the city’s overall cultural offer.

A City on the Brink of Renewal

Taken together, these developments paint a picture of a city preparing for its next chapter. Some projects are shovel-ready, others remain long-term visions, and a few may yet change shape. But the direction is unmistakable: Portsmouth is renewing, investing and reimagining itself for the decade ahead.

From new homes at Victory Quay to the cultural spotlight of Portsmouth100 and the City of Culture bid, the coming years will bring transformation to almost every corner of the island. Whether you’re a resident, investor, student or visitor, 2026 is shaping up to be a landmark year in Portsmouth’s modern story, and this is only the beginning.