But that doesn’t mean we are not bursting with opportunities to bring about a regeneration in the areas they are most needed - it just means we have to be far more clever with the sites we have.
Like other cities around the country we have derelict and long-empty sites whose potential is just going to waste, and we need to make sure everything possible is done to ensure that businesses don't let those opportunities go and make the most of them.
The long talked about regeneration of the north of the city centre has moved at a glacial pace for many a year, but now there may be reason to believe there may be more reason to be optimistic with planning permission finally granted for a scheme.
New housing is being created in areas such as Somerstown replacing Horatia House and Leamington House (captured in the video embedded in this story), plans for tower blocks have also been mooted in our city centre and work is also ongoing to bring Hilsea Lido back to life.
But we also need to make sure we do not just concreate over everything or just focus on our brownfield sites - and a new country park could be just the answer we have been looking at.
Here we look at 16 sites in the city which we believe hold the key to a real rejuvenation in our city to ensure it succeeds both today, but also in years to come.
9. Debenhams in Commercial Road
Debenhams in Commercial Road permanently closed in 2021 after never recovering from the pandemic - and the building sites empty and decaying still. While works are well underway to develop the Southsea Debenhams site into homes, business and community facilities things seem to have stalled with the city centre location. Plans have been outlined to create new tower blocks and business units on the site, but have not managed to make it all of the way through the planning process. This means were are STILL waiting, and the site has become a magnet for mindless vandals. This prime site has been at the heart of Commercial Road for decades, so it is vital we have some clarity about what is happening to it in the future. | The News Photo: Sarah Standing
10. Connect Centre
The prominent 11-storey office block built in the 1970s sits empty right at the entrance of our city next to Rudmore Roundabout. And it is a location which is really going to waste, being a key site to accommodate much-needed housing in our city. In 2021 planning permission was granted for 149 studio flats, although no work to progress these plans have taken place. And now a new planning application has been submitted seeking permission to turn the office space and undercroft areas into 175 flats. A two-storey extension would also be added to the east side of the building to create 16 more flats, bringing the total to 191. Whether planning permission is granted or not, it looks like homes are in their site's future - which has to be better than what we have now! | Picture: Keith Woodland (120420-11)
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11. Cosham's 'old' police and fire stations
Cosham's 'old' police and fire stations are now both sitting empty after a new purpose built facility was built just up the road. The area has been earmarked as being important for the regeneration of the Cosham area. But so far no sales have been made and no plans have been drawn up - so we just have to wait and see what the future holds. | Google Streetview
12. Venture Tower in Fratton
Plans to convert Venture Tower into student flats have been given the go-ahead despite concerns from local residents about parking and community impact. The development will transform the abandoned Fratton building into a 100-bedroom student residence, featuring extensions, new cladding, and communal facilities. The ground floor, which currently houses shops and takeaways, will remain as commercial space. With the university encouraging more and more of its students to rent its own accommodation it will be interesting to see if the housing plan is successful. If it brings extra people to Fratton then this can only be a boost for the businesses in the area. | -