UK & Ireland

Regeneration in Motion

Across the UK and Ireland, a new generation of shopping centres and mixed-use destinations is taking shape, blending retail, leisure, residential and workspace to create experience-led environments fit for evolving consumer demand. Over the next few pages, RLI delves a bit deeper into the market to assess the regeneration taking place and what this means for the future of retail.

The next chapter of retail and leisure development is unfolding at pace throughout the UK and Ireland. While the past decade has been defined by structural change, shifting consumer habits and asset repositioning, the current pipeline signals renewed confidence – underpinned by a clear evolution in what a shopping centre is expected to be.

Retail hubs are no longer single-purpose schemes, today they are conceived as fully integrated destinations. Residential, workspace, hotels, healthcare, culture and public realm are being woven together with curated retail and food-and-beverage offers to create environments that drive dwell time and long-term relevance. Experience, convenience and community have become central pillars of development strategy, reflecting both consumer demand and investor scrutiny.

Major city-centre regeneration projects are leading the charge, transforming underutilised land and legacy retail stock into mixed-use neighbourhoods designed for 24-hour activation. At the same time, established regional centres are undergoing strategic reinvention, with landlords diversifying uses, right-sizing retail footprints and introducing leisure concepts that broaden demographic appeal.

Sustainability is also moving from aspiration to expectation. Net zero targets, adaptive reuse strategies and ESG-led investment criteria are shaping masterplans from the outset, influencing everything from construction methods to tenant mix. In parallel, digital integration, from data-led asset management to enhanced customer engagement, is helping the operators of today future-proof schemes in an increasingly competitive market.

For developers, investors and occupiers alike, the emphasis is clear: resilience lies in diversification. As capital returns to best-in-class assets and consumer confidence stabilises, the UK and Ireland are emerging as testbeds for a more sophisticated model of retail-led placemaking – one where shopping is just one component of a broader destination ecosystem.

From major city-centre regenerations to strategic re-positioning of established assets, developers and investors are redefining the role of physical space, placing placemaking, sustainability and long-term resilience at the heart of the development pipeline.

Projects Across the UK & Ireland

Finally re-opened in summer last year after five years was the iconic West End street Sicilian Avenue. The site has undergone a complete restoration to become the social heart of the Bloomsbury Quarter reforming the historical, pedestrian avenue into Bloomsbury’s most sought-after shopping and dining destination. The development is part of a larger mixed-use scheme which, along with 17,500sq ft of retail and food and beverage space, also includes 70,000sq ft of modern office space above the commercial units, which was being delivered by development manager Alchemy Asset Management and main contractor StructureTone. With its vibrant mix of restaurants, cafes and bars, Sicilian Avenue provides all its visitors – from London-based foodies to visiting tourists, students and local workers – with a peaceful, yet joyful and sociable space that transports you to another world.

Towards the end of last year Related Argent was pleased to announce that it had secured two exciting new brands for Brent Cross Town’s new high street: the first hospitality venue by Urban Leisure Group and a new grocery store by Co-op. This marks the next milestone for Related Argent’s £8bn park town in development with Barnet Council. The new hospitality venue and grocery store will both open in the first phase of Brent Cross Town, developed in partnership with Invesco Real Estate and overlook Neighbourhood Square – the town’s newest public space and the focal point of the development’s high street. The arrival of these new brands comes at an exciting time for Brent Cross Town. Last summer saw the first residents move into purpose-built BTR homes at Brent Cross Town, adding to a growing community that includes tenants in Conductor House (managed by L&Q), homeowners in The Delamarre and The Ashbee and students in Fusion’s purpose-built student accommodation. Once complete in the years to come, Brent Cross Town will boast 6,700 new homes, three million square feet of offices, a high street, three redeveloped schools, 50 acres of parks and playing fields and over 50 restaurants and shops.

Back in November, developer British Land, along with the design team and consultants, celebrated the opening of Broadgate Central, London’s newest retail destination, delivered as part of the wider 1 Broadgate building designed by AHMM. Situated within the Broadgate Campus, the development provides 120,000sq ft of space across the ground and lower ground floors of 1 Broadgate and 100 Liverpool Street. British Land confirmed that 90 per cent of the retail and leisure space is already let or under offer. Further to this, Broadgate, the joint venture between British Land and GIC, back in July announced the on-schedule practical completion of 1 Broadgate. The state-of-the-art building is 96 per cent pre-let to A&O Sherman and JLL, with the top floor still to let and attracting good demand, reflecting the strength of the market for well located, best-in-class office space. 1 Broadgate offers some of the highest quality, sustainable mixed-use space in London, including 545,000sq ft of best-in-class workspace and roof terraces and 48,000sq ft of retail and leisure space. It is one of the most operationally energy efficient offices British Land has ever built and is located within the Broadgate campus, a vibrant office-led site in the heart of the City of London, with excellent connectivity, next to Liverpool Street Station and the Elizabeth Line.

Last year developer Cadogan unveiled the first retail tenants at The Gaumont, a landmark £235M development and the creation of its ‘creative quarter’. The new retail signings were independent businesses New Forms, BookBar and Art Play, bringing an exciting blend of art, music and literature to the King’s Road, enhancing the area’s cultural vibrancy and continued legacy as a hub for creative innovation. This marked the first phase of openings for The Gaumont, a 220,000sq ft mixed-use building, delivering Cadogan’s long-term vision to create a new commercial and cultural anchor for the King’s Road. It features flagship retail, a revitalised independent cinema, creative and office spaces and with the striking new rooftop bar opening later this year, it is the new focal point for the King’s Road, where style and creativity converge.

The Cotton Works site is the largest brownfield site in the North West under single ownership. The developer is Heaton Group and their masterplan will create a new, urban destination neighbourhood for Wigan; a place to live, work, trade, shop, eat and drink. This new neighbourhood will celebrate and enhance the existing grade two listed mill architecture and introduce stunning new build homes, a hotel, leisure areas and landscaped spaces to the townscape. The Cotton Works isn’t just an aspirational new destination for the people of Wigan; it will be a key destination for the region, acting as an economic hotspot to drive growth. As part of the first phase that was completed last year, the Three Mills Beer & Ale House opened its doors occupying a 4,500sq ft space as part of the 17-acre, multi-phase regeneration project.

The Elephant, a landmark building undergoing a transformative £132M redevelopment in the heart of the capital by developer Publica Properties is due to complete in December. The iconic former House of Fraser building at 318 Oxford Street, London W1 is being reimagined as a vibrant mixed-use office and retail destination, featuring a marquee restaurant on the eighth floor with 360-degree views across the city. The Elephant will offer 366,000sq ft of premium commercial space including a state-of-the-art gym, a 25m swimming pool and 42,600sq ft of retail units. The project has been designed to preserve and enhance the structure with upmost attention to adapting the existing building structure and minimising embodied carbon. The plans include the provision of new, attractive shopfronts, extensive refurbishment of the existing façade and the creation of highly flexible, open floorplates for varied uses. They are also incorporating a large-scale elephant sculpture crafted from recycled steel, symbolising the project’s commitment to sustainability and innovation in urban placemaking.

An ambitious centrepiece for Huddersfield and the whole of Kirklees, the upcoming Our Cultural Heart project will breathe new life into the town centre. Bringing vibrancy into the area between Queensgate, Queen Street, King Street and Victoria Lane, this new hive of culture will deliver a surprising, inclusive and social destination for all. Due to launch in summer 2026 by developers Kirklees Council, the first phase will feature a food hall, library and public square whilst the second phase (due to open in 2029) will include a museum and art gallery. Future phases will include an urban park and the renovation of a two-storey building on Queen Street along with a new entertainment venue that will have capacity for up to 2,200 people.

Set to open in spring 2027, Scotch Corner Designer Village will bring together a unique combination of retail outlet stores, leisure for all ages, cafés and restaurants as well as the UK’s largest home and garden centre. All of this will be set in 100 acres of healthy green space, creating a truly regional, national and international destination. Scotch Corner Designer Village is a development by Scotch Corner Richmond LLP and is the vision of property developer Simon Waterfield and his long-standing colleague Peter Mullen, who founded Thomas Pink and made it the brand it is today. The upcoming development will be home to over 80 premium, high street and independent fashion, sports, home and lifestyle brands. Fashion brands on site will include globally recognised names like Tommy Hilfiger, BOSS, Calvin Klein, Levi’s and Skechers; as well as leading UK brands including Clarks, Moss Bros, Brook Taverner and Regatta.

Set to open the doors of phase one in 2028 by developer Rioja Estates, Grantham Designer Outlet Village is on course to be a state-of-the-art retail destination that will transform the shopping and leisure experience for visitors. Grantham Designer Outlet Village will be the UK’s only premium outlet with a visible frontage and direct access from the UK’s third busiest highway (A1). Inspired by the surrounding countryside, their buildings are conceived as traditional forms with contemporary finishes and high-quality shop fronts. The upcoming outlet will offer a uniquely stylish retail and leisure experience for shoppers and tourists alike. Phase one will consist of 89 units with an area of 193,680sq ft; whilst phase two will add a further 94,809sq ft and 48 units. A choice of dine-in or grab and go eateries, combined with an array of premium fashion and lifestyle brands along with landscaped areas for relaxation and children’s play, will make Grantham Designer Outlet Village the ideal day out destination.

Developers Therme Group and Peel Waters have announced that building work is continuing on its £450M wellbeing resort in Manchester. After construction began in September last year, Therme Manchester will become the UK’s largest wellbeing resort when it opens at the end of 2028. It will combine nature, water and wellbeing with cutting-edge architecture and technology to create a year-round destination. The resort will feature swimming and thermal bathing areas as well as spa and fitness zones. There will be immersive digital art and sustainable gardens, all designed to support health, happiness and social connection. With a unique blend of wellness activities and experiences, Therme Manchester is being billed as a transformational destination for wellbeing. Therme Manchester will combine hundreds of water-based activities with wellbeing treatments. The 65,000sq m design includes separate, connected structures immersed in a natural landscape. A large family zone will include waterslides, a wave pool, indoor and outdoor pools and relaxation areas.

A compelling example of destination-led regeneration within the British Isles can be seen in Jersey, where the Jersey Development Company (JDC) is spearheading a £110M, multi-year transformation of Fort Regent. While Jersey operates as a Crown Dependency, its close constitutional and economic relationship with the UK places it firmly within the wider British development landscape. The project will reposition the landmark site as a major community and leisure hub, featuring a 2,500-seat theatre, a 12-lane bowling alley, a six-screen cinema and outdoor adventure amenities including a skate park and bouldering facilities. With early works focused on structural roof repairs and asbestos removal and with 89 per cent public support, the scheme reflects growing momentum across the UK and Ireland for experiential, community-driven regeneration.

Croydon council has endorsed Unibail-Rodamco-Westfield’s ‘masterplan’ for the regeneration of the boroughs town centre. The ‘masterplan’, endorsed by the local authorities planning committee intends to establish principles to transform the North End Quarter into a vibrant, mixed-use destination that brings together homes, shops, cultural venues and public spaces. It will make a major contribution to the creation of a dynamic, forward-looking town centre that reflects local ambitions and secures a bold future for the area. The North End Quarter masterplan will see the delivery of a more sustainable and better-connected town centre core through a network of public spaces, green areas and pedestrian friendly streets. Construction is not expected to begin until 2028.

Khalbros and Torsion Group JV have completed the landmark acquisition of the £1bn Eastgate Quarter development, one of the largest transactions in Yorkshire and a transformational moment for Leeds. Eastgate Quarter is the final major undeveloped site within the city centre of Leeds, covering four hectares from Vicar Lane to Bridge Street and from Lady Lane to the A64(M). The regeneration will extend the commercial and residential core, introducing new homes, flexible workspaces, leisure facilities and hospitality venues within a digitally enabled, mixed-use neighbourhood. The project aims to integrate placemaking, sustainability and heritage reuse while delivering public and green spaces. These priorities align with long-term strategies supporting inclusive economic growth and climate-conscious urban development.

Bankside Yards is an unparalleled commercial, residential, wellbeing and retail riverside destination; a future-focused regeneration prioritising accessibility and sustainability. The £2.5bn, 5.5 acre scheme features 650 apartments across six buildings, along with 50,000sq ft of amenities, retail, bars, restaurants and culture and 350,000sq ft of office and commercial space. The commercial building Arbor launched in February 2023 and was the first building to be completed at Bankside Yards. Built to inspire innovation and productivity, Arbor is a workspace for the future. Launched in spring 2025, Opus was the first residential building to open at Bankside Yards. Standing at 50 storeys with unprecedented views, Opus is the pinnacle of refined living in prime central London. In total, the 1.4 million square feet redevelopment project is under construction by an international consortium comprising Native Land, Temasek, HPL and Amcorp Properties, located adjacent to the Thames in the London Borough of Southwark.

Unibail-Rodamco-Westfield (URW) has taken a significant step in expanding its Westfield portfolio by acquiring a 25 per cent stake in Edinburgh’s iconic St James Quarter, which will be rebranded in 2026. Since opening in 2021, St James Quarter has quickly established itself as one of Europe’s leading retail centres, ranking among the top 20 highest-footfall shopping destinations on the continent. Covering 80,300sq m, this dynamic mixed-use development features 110 retail, leisure and dining outlets, including a boutique Everyman Cinema, alongside 152 premium built-to-sell apartments. With the rebranding, St James Quarter will become the third Westfield centre in the UK, joining Westfield London and Westfield Stratford City – Europe’s two largest shopping centres. This acquisition supports URW’s strategic ambition to grow its presence in the best urban markets while reinforcing its commitment to sustainable, premium assets that create long-term value for retailers, communities and the Group.

Livingston Designer Outlet is strengthening its food and beverage line-up with a pipeline of new openings set to arrive over the coming months, reinforcing the centre’s evolution into a multi-purpose destination across retail, dining and leisure. Collectively, these new openings will continue to drive momentum for the F&B category at Livingston Designer Outlet and alongside its growing F&B portfolio, Livingston Designer Outlet continues to broaden its overall destination appeal. The recent announcement of immersive entertainment space, Flip Out, means the concept is set join the leisure line-up alongside the existing offering which includes Vue cinema. The increasing emphasis of the dining and leisure elements underline the centre’s strategic transition from a traditional retail environment to a destination spanning retail, dining and leisure.

Developer Landsec’s approved £100m+ redevelopment of Glasgow’s Buchanan Galleries, set to begin in late 2026, will transform the shopping centre into a mixed-use district, featuring a new food hall, updated retail units and improved public spaces. The plans, designed by Threesixty Architecture, focus on refurbishing the existing structure to create a vibrant, sustainable city centre hub with better, safer, more accessible and more welcoming public space. Buchanan Galleries is one of Scotland’s most prominent retail landmarks, located at the heart of Glasgow’s city centre and forming a key part of Buchanan Street – consistently ranked among the UK’s busiest and most successful shopping streets. Its redevelopment represents a significant investment in the city’s future, ensuring Glasgow remains competitive as a retail and leisure hub. The proposals reflect community aspirations for improved retail and leisure facilities and align with Glasgow City Council’s vision for economic growth and city centre regeneration.

Developer Landsec has also secured planning permission from Cardiff City Council to transform a former Debenhams unit into a dynamic 102,000sq ft city square. This investment underscores Landsec’s long-term commitment to retail, reaffirming confidence in the sector’s future and its ability to drive sustainable economic growth. The redevelopment, designed in collaboration with over 5,000 local residents, will respond to consumer demand for high-quality leisure experiences, green spaces and family-friendly environments. The redevelopment plan includes demolishing the existing department store to create a public square, offering a refreshing green space in the city’s heart. This new destination is envisioned to serve the community and visitors, promoting a sense of belonging and enhancing the overall urban experience.

First opened in 2007 (originally as The Outlet), The Boulevard in Banbridge was rebranded and revitalised by Lotus Property, evolving into a high-performing retail and leisure destination. Last year was its strongest year on record and showed exceptional growth, with total sales raised by 11.5 per cent and footfall increased by 12.3 per cent. A milestone year for expansion, it welcomed several new high-profile brands that chose The Boulevard for its strong retail mix and unique position between Belfast and Dublin, attracting visitors from the north and south of Ireland. It welcomed IKEA’s first ‘small store’ concept, French Connection, makeup brand BPerfect which enjoys cult-like status among shoppers and VILA’s only standalone UK store. These additions to The Boulevard’s retail mix reinforce its position as a must visit destination and its reputation among big brands when it comes to choosing their next location. Looking ahead into the rest of 2026, The Boulevard is anticipating the official opening of Hollywood Bowl in September, whose arrival has triggered the development of an all-new Food and Entertainment Quarter at the scheme.

Owners Hammerson have announced a series of new openings and brand investments at Dundrum Town Centre in Dublin, reinforcing its position as Ireland’s leading mixed-use destination. M&S has extended its lease and is undertaking a multi-million-euro investment in an exciting transformation of its store, due to relaunch in summer 2026. Zara is also making a major investment to upsize and upgrade its store, increasing its footprint by 43 per cent, with completion scheduled for late autumn. Dundrum will continue to enhance its fashion, beauty and lifestyle offer with a strong pipeline of openings in 2026. Award-winning Irish skincare brand Pestle & Mortar has just opened, soon to be joined by British lifestyle brand Crew Clothing, while luxury jewellery and accessories brand Swarovski will launch opposite Brown Thomas. In addition, Dundrum has further strengthened its position as a dining and leisure destination. On the F&B side, Vice Pizza is launching a new restaurant in Pembroke District and salad bar Sprout & Co. is set to open a new outlet.