Changing work habits which have seen millions of people turning their backs on the office to work from home instead have forced Exeter to think again about a massive new development.
A new ‘vision’ for the centre of Exeter could have included large office blocks alongside new homes, but the Covid pandemic has changed the way people work.
Now the ‘East Gate’ area around the former bus station and the Civic Centre in Paris Street could see hundreds of new homes, a hotel and dozens of shops and businesses, according to a new report to be discussed by city councillors next week.
The powerful executive committee – made up entirely of members of the Labour administration – will examine the report which aims to set up a major consultation on the future of the area.
The old bus station is part of the largely council-owned ‘City Point’ site which also includes some businesses in Sidwell Street and Paris Street as well as the Bampfylde Street car park. Officers say adding the Civic Centre to the package generates more development options.
Businesses on Sidwell Street and Paris Street are on long leases, most of which are owned by the Frasers Group – formerly known as Sports Direct International – which also acquired the Princesshay shopping centre in 2024.
The council says East Gate could become a ‘vibrant mixed-use quarter’ with more than 600 new homes, employment and education space. It would, says the council, be ‘an impressive and memorable city centre gateway’.
Planning for City Point began in 2019, with the Crown Estate lined up to be the master developer for apartment and office blocks on the old bus station, including a ‘civic hub’ for the council and various government departments.
However, the proposal was considered unaffordable, and post-Covid changes in work practices have affected the office market along with increased building costs.
The Crown Estate – a portfolio of properties owned by the King – later sold the site to the Frasers Group.
Consultants appointed in June 2025 concluded that the only forms of viable residential development for the site were purpose-built student accommodation or co-living. They came up with a concept including 635 residential units, 292 co-living units, a 135-bed hotel and around 18,000 square feet of commercial space.
Now councillors are expected to commission more work to prepare a new vision for the site, and will spend the next two or three years finding a ‘meanwhile use’ for the old bus station before the long-term regeneration plans are agreed.
Suggestions from local people have included activities for children and young people, outdoor play, additional seating and outdoor markets. Green councillors have already called for the area to be turned into a market.
Exeter’s old bus and coach station on Bampfylde Street was demolished between January and April 2024, and was completely flattened by the end of April 2024
The city council has already decided to move out of the Civic Centre and shift its operations to a new base at Senate Court in the Southernhay business district.
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