Croydon (Parliament Politics Magazine) – The landowner behind the long-delayed Westfield redevelopment in Croydon is requesting public funding to revive the stalled project amid mounting pressure.
The Whitgift Foundation is negotiating with the federal government and the Mayor of London for a second multi-million-pound bailout for Croydon, which is probably going to focus on constructing about 3,000 new dwellings in the town center.
In an interview, Roisha Hughes, the recently appointed CEO of the John Whitgift Foundation—one of Croydon’s major employers and the borough’s largest landowner—stated as much.
They own a number of properties, including the Whitgift Centre, which was once a source of pride and significant commerce for Croydon but is now a mostly empty and neglected area.
In order to replace the aging Whitgift Centre, revitalize Centrale, and turn around Croydon town center, the Whitgift Foundation partnered with Australian retail mall developers Westfield in 2012 on a project first estimated to be worth £1 billion but ultimately increasing to £1.4 billion.
Nearly 14 years later, the plan is still stuck because to COVID, the ongoing fall of retailing, and worldwide financial crises (can any of you recognize these?).
Additionally, the town center of Croydon is in a dilapidated state.
Meanwhile, the Paris-based Unibail-Rodamco has taken over Westfield, and Hughes has replaced the men in City suits who have been in charge of managing the endowments left by Queen Elizabeth I’s favorite Archbishop, John Whitgift, for the benefit of Croydon’s citizens for over 400 years.
The Westfield project continues to play a vital role in Croydon’s revitalization initiatives in spite of these obstacles. The town’s attractiveness and economic vibrancy could be improved by integrating green spaces, public places, and cultural venues. However, resolving community issues and making sure the project benefits local businesses and residents will be essential to its success.
Hughes tells Inside Croydon in her first interview since becoming CEO of the Foundation in November that the proposal, which was scheduled to submit its third planning application later this year, will now be a Public-Private Partnership.
Key players like Sir Howard Dawber, London’s deputy mayor for business and growth, and Tom Copley, another deputy mayor for housing, have already attended meetings with agencies like Homes England, London Partners (the development arm of the Mayor of London), the Ministry of Housing, Communities and Local Government, and Transport for London regarding the future of Croydon town centre.
According to outline plans that have been made public thus far, the Whitgift Centre would undergo a phased makeover that may take at least 15 years to complete.
This redevelopment will include around 3,000 apartments as well as much decreased retail, restaurant, and entertainment options.
“It’s a high priority,”
Hughes says in the interview for the Under The Flyover podcast.
“As a resident, I absolutely get why people are frustrated. And it’s taken a long time…
URW have absolutely got the resources to deliver a much-needed redevelopment in the town centre… It’s going to be a Public-Private sector partnership that gets this off the ground.”
And according to one Katharine Street source today,
“The council and Mayor of London have had to be bystanders in all this so far – it has been a private project, it has been Westfield’s project.
If there’s public investment in the scheme now, then the council and City Hall ought to have much more say in what is developed, and over the pace of the development.”
The significance of the task assigned to Roisha Hughes last November cannot be overstated.
In many ways, Hughes has more control and influence over Croydon’s future than any politician from the past.
Concerns have been expressed by stakeholders and locals over the project’s protracted delays and changes in emphasis.
The shift from a development focused on retail to a mixed-use proposal has also raised doubts about how it would affect Croydon’s economy.
Discussions concerning the proper ratio of residential to business space have been triggered by the addition of nearly 3,000 apartments.
Critics contend that Croydon’s need for thriving retail and cultural services may not be sufficiently addressed by the focus on housing.
The Foundation is in charge of managing a registered charity with over £120 million invested and properties valued at £200 million. It also looks after hundreds of people in its care homes, thousands of students at its three (soon to be two) fee-paying schools, and almost 800 employees.
During his conversation with Inside Croydon for the Under The Flyover podcast this week, Hughes focused on Westfield, the Whitgift Centre, and the future of Croydon town centre.
In an extensive interview, Hughes is questioned regarding
I’m still affected by the Whitgift Foundation’s 2023 decision to close the Old Palace Girls’ School. Anger is still very much present. and melancholy”)
Eight years of employment with Boris Johnson (who was reportedly a nice boss)
How the Foundation’s school costs would be impacted by VAT (“fewer families will be able to afford private education”)
The Whitgift Foundation and other charities’ stock market investments under Donald Trump (“We do pay attention to this,” but “we’re not panicking”)
And what lies ahead for Westfield’s £1.4 billion regeneration project and Croydon town centre.
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What is the background on the Westfield project in Croydon?
When the Westfield Croydon project was first announced more than ten years ago, it was intended to be a significant shopping destination.
Unibail-Rodamco-Westfield (URW) is currently in charge of the development, however it has had multiple delays and ownership changes.
The project has developed into the “North End Quarter,” a mixed-use neighborhood that consists of residences, retail establishments, cultural centers, and public areas.
This change is indicative of a larger urban renewal movement that prioritizes varied, neighborhood-focused areas over just retail.
To advance the project, the landowner is looking for public support. This request draws attention to the financial difficulties large-scale developments, particularly those that have been delayed for an extended period of time, confront.