Whitgift Centre Redevelopment: A History of Planning and Delays
The transformation of Croydon's retail landscape has been a central pillar of the Croydon Vision 2020 initiative. At the heart of this ambition was the planned expansion and redevelopment of the Whitgift Centre, a project intended to modernize the area's commercial appeal. However, the path from initial planning to execution has been marked by financial instability, corporate disputes, and repeated delays.
Early Plans and Financial Turbulence
The formalization of the center's expansion began with leaseholder and landlord Howard Holdings. With Geddes Architects serving as the main contractor, a planning application was submitted with the goal of starting construction in 2009 and completing the extension by 2014.
These ambitions were halted in 2010 when Howard Holdings entered administration (a legal process where a company's affairs are managed by an external administrator to pay off creditors). Consequently, their 75% stake in the lease company and the management of the center shifted to administrators acting on behalf of the Irish Bank Resolution Corporation (IBRC) and Royal London Asset Management (RLAM).
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The Battle for Redevelopment Rights
By mid-2011, the redevelopment process became a competition between two industry giants: the Australian-based Westfield Group and the UK-French firm Hammerson. This created a complex legal deadlock between the stakeholders:
- The Whitgift Foundation, acting as the freeholder (the entity that owns the land permanently), reached a binding agreement for a £1bn scheme with Westfield.
- RLAM and IBRC, who held 75% of the leasehold, preferred Hammerson and announced them as the winner in April 2012.
Because no development could proceed without the freeholder's consent, the joint leaseholders agreed to a public consultation of both rivals' schemes in mid-2012 to determine who would be granted a long-term lease.
The Joint Venture and Revised Vision
In January 2013, the rivalry ended when Hammerson and Westfield formed a joint venture. This new partnership planned to purchase a 25% interest in the Whitgift Centre following Hammerson's conditional acquisition agreement with Royal London.
The scope of the project expanded significantly. Rather than just extending one center, the joint venture intended to combine the Whitgift Centre and Centrale into a single mixed-use scheme. Spanning approximately 200,000 square meters, the development was designed to integrate retail, leisure, and residential spaces, with potential additions for offices and hotels.
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Timeline of Approvals and Delays
While Croydon Council approved the plan on November 25, 2013, and the Mayor of London provided final approval on November 27, the project entered a cycle of postponements. The expected start date shifted from 2017 to 2018, and later to September 2019. By January 2019, both council leaders and shop owners remained uncertain about the start date, and by February 2020, the plan was reported to be under "review."
This prolonged uncertainty, compounded by the global pandemic, led to a decline in footfall and prompted several traders to vacate their premises.
| Year | Event | Outcome/Status |
|---|---|---|
| 2009-2014 | Initial Howard Holdings Plan | Halted due to administration in 2010 |
| 2011-2012 | Westfield vs. Hammerson Pitch | Resulted in a joint venture agreement |
| 2013 | Council and Mayoral Approval | Plan approved for mixed-use development |
| 2017-2020 | Revised Construction Windows | Repeatedly delayed and placed under review |
| 2023 | Ownership Change | Unibail-Rodamco-Westfield acquired full ownership |
Key Facts
- Total Area: The proposed mixed-use scheme covers approximately 200,000 m².
- Combined Assets: The plan involves merging the Whitgift Centre and Centrale shopping centers.
- Key Players: Major entities involved include the Whitgift Foundation, Hammerson, and Westfield.
- Current Status: As of 2023, Unibail-Rodamco-Westfield holds full ownership of both centers.
Frequently Asked Questions
What was the original goal of the Whitgift Centre redevelopment?
The original goal, as part of Croydon Vision 2020, was to develop and expand the center to modernize retail and commercial offerings in the area.
Why did the project face so many delays?
Delays were caused by the administration of Howard Holdings, a conflict of interest between the freeholder (Whitgift Foundation) and leaseholders (RLAM/IBRC) regarding which developer to choose, and subsequent planning reviews.
What does the proposed mixed-use scheme include?
The plan includes a combination of retail, leisure, and residential uses, with the potential for the addition of hotels and offices.
Who currently owns the Whitgift and Centrale shopping centres?
In 2023, Unibail-Rodamco-Westfield acquired full ownership of both the Whitgift and Centrale shopping centres.
How did the delays affect the shopping centers?
The uncertainty regarding the redevelopment led to a reduction in footfall and caused some traders to move out of the centers.