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.
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. 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.
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 BTR scheme and Vaillant Live, Derby’s landmark new events venue, with further phases set to deliver further offices and a four-star hotel.
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 illustrate the vision for a modern, low-carbon headquarters at 3 Springwell Square. 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.”
