A new economic impact assessment has revealed that locating the headquarters of Great British Railways (GBR) at Becketwell in Derby city centre could generate up to £151 million in economic value and support more than 1,200 jobs - significantly outperforming the alternative Midland House option.
The assessment, prepared by CBRE, highlights the transformational potential of the Becketwell scheme, with the proposed 3 Springwell Square development delivering between 855 and 1,244 full-time equivalent jobs, compared with 372 at Midland House, which is located opposite the railway station. This represents an additional 483 to 872 jobs for the city and wider region.
The report also shows that Becketwell could generate £107 million to £151 million in Gross Value Added (GVA) during construction and operation, compared with £27 million for Midland House, an uplift of up to £124 million.
GVA measures the real economic value created by a development - the money generated to pay wages, support local businesses, and drive economic growth in the area.
At its peak in the 1970s and 1980s, Derby city centre supported around one million square feet of office space and tens of thousands of workers, underlining the scale of economic activity historically driven by having office workers in the city and reinforcing the significance of bringing a major national rail headquarters into the urban core once again.
Locating the HQ in the city centre builds on a long railway tradition. When the Victorians originally developed the railway estate and infrastructure, Derby had a significant part to play, especially around its various rail stations. Over time the estate has evolved with elements located at the train station and beyond at RTC and Alstom Works.
In the 1970s and 1980s, British Rail employed more than 1,200 people in Derby city centre, spread across three office buildings totalling over 120,000 sq. ft. These included Saxon Gate, Burdett House, and the British Rail Engineering Limited headquarters at St Peter’s House on Gower Street, less than 150 metres from 3 Springwell Square.
There is, therefore, a strong railway pedigree to the city centre and GBR locating to Becketwell is seen as the next chapter in that story with a purpose-built, efficient, forward-looking new HQ, representative of the next stage in the evolution of the nation's railway.
The assessment also highlights a significant increase in city centre footfall as a direct result of locating GBR at Becketwell. The development is expected to generate between 8,750 and 12,700 additional visits per month - around a 10% increase in current footfall levels.
This sustained increase in weekday activity, driven by economically active workers, would provide a crucial boost to city centre businesses, supporting growth in retail, hospitality and leisure and reinforcing Derby’s long-term economic resilience.
The scale of impact is driven by the size and ambition of the Becketwell proposal. The 3 Springwell Square building is designed to offer between 96,200 sq. ft and 140,000 sq. ft of high-quality, flexible office space - significantly larger than Midland House (47,200 sq. ft).
This additional capacity reflects strong and growing interest from businesses seeking to co-locate alongside GBR, creating the foundations for a wider ‘Derby Rail Campus’ that will bring together operators, supply chain partners, and related organisations in one location. Such clustering cannot be achieved at Midland House due to its physical constraints.
As a result, Becketwell offers not just a headquarters building, but a long-term platform for rail-sector growth, innovation, and collaboration, reinforcing Derby’s position as a national centre for rail excellence.
The economic case is further strengthened by the wider Becketwell regeneration scheme, a £200 million mixed-use development already underway in the city centre. Existing elements include The Condor build-to-rent scheme and Vaillant Live, Derby’s landmark new events venue, with further phases set to deliver further offices and a four-star hotel.
Together, these developments are helping to re-establish Derby city centre as a vibrant place to work, live and spend time, with GBR set to act as a major anchor employer at its heart.
New CGI images released this week illustrate the vision for a modern, low-carbon headquarters at 3 Springwell Square, designed to meet the needs of a 21st-century rail organisation. The building would bring together the 17 organisations that will form GBR within a single, integrated, and future-ready workspace.
Becketwell is located approximately 18 minutes’ walk from Derby railway station, consistent with connectivity in many compact UK cities. As a strategic headquarters rather than an operational hub, GBR does not require immediate proximity to rail infrastructure.
The campaign to bring GBR to Becketwell continues to gain momentum, with strong backing from a wide range of civic, business, and cultural leaders across the city:
Baggy Shanker MP, Member of the Transport Select Committee:
“Great British Railways will bring workers, visitors, and national attention to Derby. We should put that footfall where it will count.
“Becketwell means people coming into the city centre, spending money with local businesses and adding life to the area throughout the working week.
“Derby is the home of rail. This is our chance to make sure GBR is not tucked away, but right where it can bring the most value to the city.”
Catherine Atkinson MP:
“Great British Railways is a major opportunity for Derby, and we have to get the greatest possible benefit for our city.
“Becketwell is the strongest choice because it puts GBR where it can do the most good: in the heart of the city centre, bringing more people into Derby, supporting local shops, cafés and businesses, and adding momentum to the regeneration already underway.”
David Williams MBE DL, Chairman, for and on behalf of Geldards LLP:
“I am of the very firm belief that the location of GBR’s HQ in the centre of Derby, rather than outside it at Midland Road, is the most appropriate decision.
“First, the impact of hundreds of jobs on the cultural, hospitality and retail businesses in the city would be enormously beneficial. Great progress has been made on city living and public realm and the missing link is now the spending power of employees located in the city. Basing those jobs on the periphery of the city would bring no such benefit.
“Secondly, in terms of encouraging skilled individuals to locate to Derby, a modern, purpose-built office, located alongside the city’s facilities would be a much better draw.
“The impact of a new building such as this in the city centre would go far wider in terms of confidence in the city than the alternative option.”
Professor Kathryn Mitchell CBE DL, Vice-Chancellor & CEO of University of Derby:
“We strongly believe that positioning the headquarters at the heart of the city presents a significant opportunity to enhance Derby’s economic vitality and sense of place by increasing daily footfall, activity, and visibility in the city centre.
“Bringing a substantial workforce into the city centre will contribute positively to its vibrancy, support local businesses, and reinforce the benefits already being delivered through regeneration activities. From the University’s perspective, this is a positive and strategic opportunity for the city as a whole.”
Heather Kelly, Deputy Chief Executive of Derby College Group:
“Derby College Group (DCG) supports the proposal for GBR’s HQ location in Becketwell, an area that is being reinvigorated with new developments and that is helping to create a vibrancy in our city, bringing great benefits to our students and the wider community. The proposal for a Grade A build aligns with our own goals for long-term sustainability and is vital for a much-needed modernisation of the city centre that will no doubt attract others.”
Bob Betts, Executive Chairman, Marketing Derby:
“The socio-economic and regeneration benefits of locating the HQ of Great British Railways at Becketwell are obvious, extensive, and fit strategically with the longstanding local and regional strategic ambitions for Derby city centre. We strongly advocate that Becketwell is the clear choice of the two shortlisted sites.”
Marcus Sheehan, General Manager of Vaillant Live:
“Anchoring a major employer in the heart of the city will strengthen the “Work” component increasing daily activity and supporting local businesses. When combined with high-quality leisure and residential developments, this will help create a more balanced, sustainable, and attractive city centre - one that people choose to visit, work in, and spend time in on a regular basis.”
Tony Butler OBE, Executive Director of Derby Museums:
“The prospect of bringing up to 1,000 economically active office workers into Derby city centre is extremely exciting. A new office development for Great British Railways would complement the nearby residential developments, including the Condor apartment scheme and housing at Friar Gate Goods Yard.
“Increasing the number of people living and working in the city centre will also enhance the visitor experience and support local shops, bars, and cultural institutions such as Derby Museums.”
Councillor Martin Repton:
“As Ward Councillor for this area but more importantly a City Councillor of 40 years, I want to urge support for the Becketwell area to be the site for Great British Railways H.Q.
“This is a once in a lifetime opportunity to seriously address the decline of our great city centre following out of town developments over many decades, the rapid increase of on-line shopping and Covid.
“The real and positive effects of choosing the Becketwell site cannot be underestimated as that choice will lead to greater footfall and spending within the city centre and further inward investment from other businesses and companies.”
Paul Morris, development director at St James Securities, added:
“This independent assessment clearly demonstrates the scale of opportunity that Becketwell represents, not just for Great British Railways, but for Derby and the wider region.
“This is about much more than creating a headquarters building. It is about creating jobs, driving economic growth, and bringing long-term confidence back into the city centre.
“We are incredibly encouraged by the level of support we are receiving from leading stakeholders across the city. It reflects a shared recognition that Becketwell offers something genuinely transformative - not just for GBR, but for Derby’s long-term future.”
Becketwell already benefits from outline planning permission for a range of uses, including an HQ office building. Enabling works are due to commence later this month, including survey work, demolition of existing structures, excavation and site preparation, and the construction of a new perimeter retaining wall.
A planning application is expected later this year and subject to approvals, construction is anticipated to run from summer 2027 to spring 2029, with completion targeted for Q1 2029.
Derby was confirmed as the home of Great British Railways in 2023, recognising its deep rail heritage and central role within the UK transport network. The final decision on the headquarters location is expected before the end of 2026.
The Becketwell proposal positions GBR at the centre of a vibrant, evolving city centre, creating a long-term platform for investment, innovation, and rail-led growth.