Ocean One is emerging as one of the most significant mixed use developments planned for Coastal Delaware. 

Strategically located at the intersection of Route 1 and Route 16 in Milton, this large-scale development by Ocean One Holdings LLC, marketed by the Segall Group, is positioned to capture year round demand from residents, commuters, and beach bound visitors. 

Designed as a regional destination rather than a neighborhood shopping center, the project will deliver more than 500,000 square feet of retail supported by dining, hospitality, and residential growth. That is about half the size of the Christiana Mall located in Northern Delaware for rough size comparison purposes!

With a blend of retail, dining, and residential growth supported by new infrastructure, Ocean One is designed to become a dominant regional destination rather than a traditional neighborhood shopping center.

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A Strategic Location at a Critical Gateway

Ocean One occupies a highly visible 116-acre site at Broadkill Road and Coastal Highway, including 65 acres that were rezoned from AR-1, agricultural-residential, to C-3, heavy commercial, by Sussex County Council in March 2024. 

This stretch of Route 1 serves as the final major commercial access point before reaching popular coastal communities.

Traffic volumes reinforce the importance of the site. Combined Route 1 and Route 16 traffic approaches 30,000 vehicles per day. 

Key access features include:

• Full access from Route 16 via a two lane roundabout
• Direct right in and right out access from southbound Route 1
• Enhanced regional connectivity through the new interchange

These infrastructure improvements position Ocean One as a convenient stop for both daily needs and destination shopping.

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A Retail Program Built for Regional Impact

At full build-out, Ocean One will deliver more than 500,000 square feet of retail space, putting it among the largest retail projects proposed in Sussex County. 

The overall scale is similar to Atlantic Fields, a Route 24 commercial development planned along the often-congested Route 24, near Rehoboth Beach, that recently did not receive rezoning approval.

The tenant mix is structured to serve a broad trade area while encouraging longer visit times and repeat traffic.

The proposed site plan includes multiple large format anchors, a grocery component, and a strong lineup of restaurants and smaller shops. This mix supports both necessity driven and experience driven retail.

Planned retail components include:

• Four major anchors ranging from approximately 75,000 to 135,000 square feet
• A grocery anchor of roughly 50,000 square feet
• Six freestanding restaurant pads at approximately 5,000 square feet each
• Inline retail and specialty space
• A combined retail and hotel component

With more than 3,300 parking spaces planned, the center is designed to handle peak seasonal traffic without compromising convenience.

Residential Growth Fueling Long-Term Demand

One of Ocean One’s greatest strengths is the scale of residential growth surrounding the project. 

Thousands of housing units are either under construction or proposed within the primary trade area, creating a deep demand and expanding the potential customer base.

More than 3,200 units are currently under construction nearby, with an additional 2,300 units proposed. 

These developments include a mix of apartments, single-family homes, and age-restricted communities, contributing to a diverse population profile. 

This residential pipeline ensures steady demand beyond the summer tourism season, supporting year-round retail performance and making the project more attractive to national tenants.

At the same time, the Ocean One site benefits from surrounding conditions that may reduce some of the challenges faced by other large commercial proposals in the area. 

DelDOT is in the midst of completing a long-awaited overpass at Broadkill Road (Route 16), immediately adjacent to the site, a project expected to improve traffic flow and regional connectivity. 

The site is also located near fewer existing residential neighborhoods, lowering the likelihood of organized opposition related to traffic impacts.

Ocean One developer Bill Sans has said he plans to include some percentage of income-restricted housing within the project and expects to meet with county staff to discuss details for future planning of this addition.

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A Long-Term Vision for Coastal Delaware

Ocean One is not positioned as a short-term retail play. 

With delivery targeted for 2027, the project reflects a deliberate strategy to align new retail supply with infrastructure completion and residential absorption.

By combining scale, access, and demographics, the development is expected to serve as a primary retail hub for northern Sussex County while relieving pressure on more congested coastal corridors if approved by the . 

For retailers, restaurateurs, and investors, Ocean One represents an opportunity to establish a presence in a high-growth market before it reaches full maturity.

No tenants or construction start dates have been formally announced.

If you want to stay informed about major commercial developments like Ocean One and how they shape local markets, explore more articles on our blog and share your thoughts or questions in the comments!

Sources: Ocean One Brochure, Coast TV, Spotlight Delaware, WDEL