GatewayEast in Doncaster

A chance to invest in a world-class destination for research, innovation and living, where sustainable environments and international connectivity create an opportunity for communities to thrive.

GatewayEast is one of the most strategically important and nationally significant opportunities in England, where communities can live, work, and connect better than ever before.

It’s a development that benefits from excellent connectivity, creating the perfect conditions for businesses and communities to thrive. GatewayEast is recognised as an economic priority of the South Yorkshire Mayoral Combined Authority (SYMCA), leading sustainable social and economic growth for the prosperity of the region.

Peel L&P will lead the transformation of 1,600 acres of land and properties to provide a home for innovation, advanced manufacturing, aviation and logistics, as well as up to 3,000 quality homes, amenities and a world-class green infrastructure.

GatewayEast will create 5,000 new jobs in 5 years and 10,500 jobs by 2037, with the potential to drive a further 30,000 new jobs across the Sheffield City region over the same timeframe.




Investment type:

Capital investment - real estate


(Greener buildings, Real estate, Industrial, Logistics)

Project promoter:

Peel L&P


£100 million GDV

Planning status:

Phase 2 Planning obtained; outline for Phase 3

Time to Final Investment Decision (FID):

0-6 months

Lynn Mathieson

Lynn Mathieson

Senior Investment Specialist

Contact the opportunity lead

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Sector and market opportunity

The proposal is for a fully connected and integrated mixed-use community, using low-carbon technologies to construct and provide outstanding locations.

It includes a full range of facilities for shopping, leisure, health and other needs, and extensive transport connectivity.

GatewayEast complies with and is fully supported by all aspects of national, regional and local economic, planning, environmental, biodiversity and transport policies.

It utilises low-carbon technologies and minimises the need to travel to achieve clean growth and assist the essential journey to net zero.


The area has excellent transport links. The M1, M18, A1(M), and M62 are nearby, as is the national rail network and east coast ports. International travel is easy too, thanks to Doncaster Sheffield Airport.

Extensive woodland and other major green infrastructure assets are to be retained and integrated into the development to achieve biodiversity net gain and create attractive, healthy places to live and work in.


GatewayEast is home to Doncaster Sheffield Airport, with a recently completed strategic road connection to i-Port, a major logistics hub housing Amazon, Ceva and Fellowes.

There’s also the strategic rail freight terminal and the national motorway network, while Humber Ports are reachable within 2 hours by both road and rail.

Local talent and skills

GatewayEast is a partnership with the University of Sheffield and the AMRC seeking to develop an innovation cluster providing accommodation, shared services, training facilities and collaboration space for high-tech industries.

This will provide the catalyst and innovation anchor to the innovation cluster. The existing sister facility was developed with Boeing and has attracted leading edge production facilities for the likes of Rolls Royce and McLaren.

The AMRC facility, together with the region’s leading universities and technical colleges, is building on the solid foundations of historic South Yorkshire industries. It’s looking to evolve the region’s talents and skills to service leading edge business requirements for innovation.

Research and expertise

GatewayEast is a partnership with the University of Sheffield and the AMRC seeking to develop an innovation cluster providing accommodation, shared services, training facilities and collaboration space for high-tech industries.

Environmental, social and governance (ESG) highlights

As the owners and managers of over 12 million square feet of property and 20,000 acres of land and water, Peel L&P understands the need to help reduce climate change and provide a net gain for biodiversity.

It follows a 5-year sustainability plan based on the UN Sustainable Development Goals and its recently adopted Environmental, Social and Governance (ESG) performance indicators that put this important agenda at the heart of the development.

Through renewable and low-carbon technologies like wind turbines, hydrogen, and district heat networks, they’re helping to enable a climate-resilient future. Peel L&P are building sustainably designed, low-carbon homes, and have verified 16 offices as net zero carbon in operation (as defined by the UK Green Building Council).

It also voluntarily incorporates a 10% net gain for biodiversity into its new developments as standard. It’s important to Peel L&P that this excellent progress is continued by ensuring that game-changing initiatives like GatewayEast are grounded in these principles.

Promoters and partnerships

Peel L&P is an ambitious regeneration business which owns and manages 12 million square feet of property and 20,000 acres of land and water across the UK, with a total portfolio value of over £2.5 billion.

Established in 1972, it has generations of history, heritage and expertise and is responsible for some of the most transformational projects in the country. Such projects include the Trafford Centre, Peel Waters’ MediaCity, plus Peel NRE’s Protos energy and resource hub in Cheshire.

Other Peel Waters regeneration sites include Liverpool Waters, Wirral Waters, Trafford Waters, Manchester Waters, Glasgow Waters and Chatham Waters. It has a development pipeline of around 30,000 homes, 10 million square feet of commercial space and circa 160 acres of public realm over the next 20 to 25 years.

Peel L&P strives to make a positive impact on people’s lives. It’s a key partner in helping central and local government tackle unemployment, reach net zero carbon targets, solve the housing crisis and improve the prosperity, climate resilience, health and wellbeing of communities up and down the country.

Peel L&P has accelerated its action towards addressing climate change and biodiversity loss, and its 5-year sustainability plan is aligned to the United Nations Sustainable Development Goals. It was also the first company in the UK to use a third party to verify buildings as net zero carbon, as defined by the UK Green Building Council.

Peel L&P’s specialisms include large-scale mixed-use regeneration schemes, residential, retail, industrial and logistics, hospitality and leisure, and low-carbon energy development.

Local and national government support

GatewayEast has been part of the Department for Business and Trade (DBT)’s Northern Powerhouse Investment portfolio for several years. It’s been identified by the Transport for the North’s strategic transport plan as one of the region’s ‘important economic centres’.

It’s the region’s single largest development land opportunity, which has the ambition to develop as an innovation cluster and, ultimately, into an innovation district of scale.

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