Plans for a major redevelopment of Croydon's Whitgift Centre and surrounding areas have been unveiled, promising a significant transformation of the town centre.

The ambitious project, presented to Croydon's Planning Committee on Thursday, September 24, 2026, aims to create a vibrant, mixed-use neighbourhood with thousands of new homes, reduced retail space, and enhanced public areas.

Aerial view of Croydon town centre highlighting proposed redevelopment plans and existing infrastructure.
Aerial view of Croydon town centre highlighting proposed redevelopment plans and existing infrastructure.

The redevelopment, spearheaded by URW, which acquired the Whitgift Centre in 2023, envisions a significant shift from the current retail-dominated landscape. The plans propose approximately 3,000 to 4,000 new homes, alongside commercial, leisure, and community facilities. Key features include new streets, public spaces named The Forum and Whitgift Park, and a focus on creating a greener, more connected town centre.

Masterplan for the redevelopment of the Whitgift Centre and surrounding land, showing proposed new routes and building footprints.
Masterplan for the redevelopment of the Whitgift Centre and surrounding land, showing proposed new routes and building footprints.

Timeline and Phasing

The development is anticipated to have a 10-15 year delivery period, with the overall build-out potentially extending until 2040, similar to other large-scale regeneration schemes. The applicant will provide an indicative phasing plan within the formal planning application, which will be crucial for environmental impact and viability assessments. Discussions are ongoing with Croydon Council and government departments to identify potential first phases.

Affordable Housing

Discussions regarding affordable housing are in their early stages, with a focus on viability and appraisal principles rather than a fixed percentage. Initial assessments suggest substantial infrastructure costs and challenging viability, which may impact the provision of affordable housing. The scheme is expected to include a mix of tenures, including affordable and social housing. While a specific percentage is not yet determined, the Revised Local Plan seeks up to 50% affordable housing, with a preferred minimum on-site provision of 30% (60% affordable rented, 40% intermediate). The London Plan also aims for 50% affordable housing, with a temporary lower threshold of 20% by habitable room for schemes without an upfront viability assessment. Opportunities for increased affordable housing will be explored if the scheme's viability improves.

Community Engagement

The applicant has been actively engaged in ongoing consultation, design development, and stakeholder engagement, including public events, workshops with local residents, and discussions with various panels and authorities. The committee meeting itself was highlighted as an important milestone in this process, with the feedback intended to inform the formal planning application. This session is an important milestone in our ongoing engagement with the Council as we continue to develop proposals for the future of Central Croydon. We're here to share our progress, explain how the Master Plan has evolved and listen carefully to your views before the submission of our outline planning application, stated the applicant.

Economic Impact and Retail

Concerns have been raised about the impact of reduced retail space on existing local businesses and employment. The town centre currently has a significant amount of vacant retail space. The proposal aims to right-size the retail offer to a sustainable model for the future, moving away from outdated formats. The developers are confident that the mixed-use approach, incorporating new homes and communities, will foster a more vibrant town centre with a 24/7 presence. The construction phase alone is expected to generate hundreds, if not thousands, of jobs annually, contributing significantly to the local and regional economy. However, specific projections on the economic impact on existing local businesses due to the retail reduction are not yet detailed.

New Facilities

The outline application is expected to seek permission for a range of land uses beyond retail. This includes up to 68,500sqm of Class E (including retail and leisure) or theatre/public house/cinema/hot food takeaway floor space. Other potential uses include Class F1 (education), Class F2 (community uses), C1 (Hotel), and a small quantum of B8 for potential micro logistics hubs or data centres. The illustrative masterplan suggests numerous food and beverage units around the main square, leisure uses with retail along the main East-West route, and smaller retail and leisure units within Whitgift Park and other areas. The vicinity of Allders is also earmarked for additional broader town centre uses.

Aerial view of the Whitgift Centre and surrounding area, with proposed planning application and ownership boundaries highlighted in red and blue.
Aerial view of the Whitgift Centre and surrounding area, with proposed planning application and ownership boundaries highlighted in red and blue.

Traffic and Transportation

The site benefits from excellent public transport connectivity (PTAL 6b). The proposal aims for a car-free scheme for the micro hotel, with limited parking for residential units. Existing town centre and commercial car parking will be removed, though the applicant notes sufficient capacity in surrounding car parks. Mitigation strategies focus on promoting sustainable transport, including walking, cycling, and public transport. New step-free public roads and streets are planned. However, detailed assessments of highway network impacts, including bus movements and vehicle access, will be required. Concerns were raised about potential traffic increases and the need for adequate blue badge parking. While cycle parking is proposed, its detailed design and integration are still under development. Servicing and delivery logistics will also require further assessment and management plans.

Green Infrastructure

The masterplan incorporates significant new public realm works, including Whitgift Park and The Forum square. There is a commitment to increasing greenery with substantial new tree planting, including large-canopy trees. The basement strategy allows for deeper soil volumes to support long-term greening. Initial analyses suggest public realm areas will receive adequate sunshine, though some areas may be more constrained. Microclimate analysis indicates potential wind mitigation needs at higher levels. The development aims to achieve the GLA target of 0.4 Urban Green Factor and a mandatory 10% biodiversity net gain, though an exemption for minor habitat impacts is being sought. Sustainable drainage systems (SuDS) are proposed, with opportunities for more extensive implementation due to basement backfilling. The project also targets net-zero carbon emissions, with at least a 35% on-site reduction beyond Building Regulations, and will address water efficiency and waste reduction.

Masterplan for the redevelopment of the Whitgift Centre and surrounding land, showing proposed new public spaces and buildings.
Masterplan for the redevelopment of the Whitgift Centre and surrounding land, showing proposed new public spaces and buildings.

We recognise the importance and responsibility of these sites to Croydon's future and desire across the borough to see meaningful progress and investment delivered, stated Adam Smith from URW during the presentation.

The committee received a detailed presentation on the emerging masterplan, which aims to transform the area bounded by Wellesley Road, George Street, North End, and Poplar Walk. The plans propose a reduction in retail space, replaced by new homes and other uses designed to create a more resilient and vibrant town centre.

While no decision was made at this pre-application stage, the feedback provided will inform the development of the formal planning application. The committee was assured that the developers are committed to delivering a project that Croydon can be proud of for generations to come.

An aerial view of a proposed urban redevelopment project, showcasing new high-rise buildings in various colors against a backdrop of existing city structures and residential areas.
An aerial view of a proposed urban redevelopment project, showcasing new high-rise buildings in various colors against a backdrop of existing city structures and residential areas.