Urban Regeneration

Reviving Spaces & Rebuilding Communities

Urban regeneration is reshaping the fabric of our cities, breathing new life into neglected spaces while addressing the challenges of sustainability, housing and economic growth. As communities evolve, revitalisation offers an opportunity to create more inclusive, resilient and vibrant urban environments for the future. Over the following pages, RLI highlights a selection of schemes that are leading the way in global urban regeneration.

The subject of urban regeneration has become one of the defining challenges – and opportunities – of modern city planning. Across the world, towns and cities are grappling with the legacy of industrial decline, shifting economic patterns and growing populations. In response, regeneration initiatives are transforming underused land, ageing infrastructure and neglected neighbourhoods into dynamic, future-ready spaces. But this process is about far more than physical redevelopment; it represents a fundamental rethinking of how urban environments can better serve the people who live in them.

At its core, urban regeneration seeks to create places that are not only economically viable but also socially inclusive and environmentally sustainable. Successful projects balance investment and innovation with community engagement, ensuring that redevelopment benefits existing residents as well as new arrivals. From revitalised waterfronts and repurposed industrial districts to greener public spaces and improved transport links, regeneration has the power to reconnect fragmented areas and stimulate long-term growth.

However, regeneration is not without its challenges. Concerns around affordability, displacement and the preservation of local identity continue to shape the conversation. As cities evolve, there is increasing pressure on policymakers, developers and planners to deliver schemes that are equitable as well as ambitious.

Looking ahead, urban regeneration will play a critical role in addressing some of the most pressing issues of our time, including climate resilience and sustainable development. By embracing innovative design, smarter technologies and a people-first approach, cities have the opportunity to reinvent themselves in ways that are both impactful and enduring.

Global Examples of Urban Regeneration

Americas

Oakridge Park, Canada’s largest redevelopment from developers QuadReal Property Group and Westbank, is setting a new standard in Vancouver’s luxury retail scene. As part of this world-class destination, a collection of prestigious global brands will make their debut in spring 2026, transforming the city’s retail landscape and offering an unparalleled shopping experience. The latest brands joining Oakridge Park include Loewe, Loro Piana, Valentino, Dolce&Gabbana, Thom Browne and Acne Studios. Contemporary, beauty and wellness retailers joining the scheme include ALO, Sporting Life, Veronica Beard, Sandro, Maje, Petit Pont, Sisley Paris, Sephora, Diptyque, Lush Brow Bar and Mophead. Returning to the centre are retailers BOSS, Coach and Swarovski. Beyond retail, Oakridge Park will be a multi-faceted destination, defined by experience, culture and community. Spanning 28 acres and over five million square feet, the first phase of the development features four residential towers, office space, a community centre and the largest library on Vancouver’s West Side, a nine-acre park, a one-kilometre running loop and more. Oakridge Park will also enhance Vancouver’s already vibrant culinary scene with Time Out Market – a food and cultural market bringing the best of the city together under one roof – alongside other highly anticipated dining options. The scheme, being designed and masterplanned by Henriquez Partners Architects, serves as a bespoke and captivating cultural destination for Vancouver and is designed to seamlessly encompass every aspect of people’s lives, where living, working and playing converge harmoniously, offering a space for inspiration, personal growth and relaxation.

The primary developer of the OCVIBE project is the Samueli family, through their company, OC Sports & Entertainment. This $4bn mixed-use development in Anaheim, California, is centred around the Honda Center and is being brought to life with the help of various real estate and development experts. OCVIBE is opening in phases, with the first phase scheduled to begin in 2026. OCVIBE is a transformative 100-acre mixed-use development designed to be a premier destination for both Southern California locals and visitors. The project goes far beyond traditional real estate, blending diverse dining options, vibrant nightlife, cutting-edge office space, inclusive public areas and world-class sports and entertainment venues into a seamless and engaging experience. JLL will oversee operations, management and maintenance of OCVIBE’s expansive commercial and common areas, including 20 acres of parks and public plazas, four parking garages, a wide range of restaurants, a modern office building called The Weave and retail plazas surrounding the Honda Center.

One West End is a holistic complex that will continue the legacy of a property with historic, cultural and community impact. The 12-acre site has been a destination for shopping and gathering in Atlanta for more than 50 years. Redevelopment of this landmark requires a balance of community engagement, sustainable solutions and commitment to economic vitality. Developers BRP Companies and The Prusik Group have project plans that showcase a balance of commercial and residential uses. One West End will be a mixed-income, mixed-use development. Commercial space will include: 125,000sq ft of retail, with a grocery store, fitness centre, food & beverage experiences and local boutiques. Residential space will include: 800+ rental and student-targeted housing units; mixed-income rental housing, with 70 per cent workforce and 30 per cent affordable and a hotel. Community amenities will include a public green space, resident lounge and bike parking. The multi-year redevelopment process is expected to begin this year, with Phase One completion slated for 2028. One West End will be a place to cherish Atlanta’s roots and embrace its future.

The long-anticipated redevelopment of Westfield Garden State Plaza is gaining momentum, with a groundbreaking expected in 2026, according to developers Unibail-Rodamco-Westfield and Mill Creek Residential. This ambitious project is part of a growing trend of transforming traditional malls into mixed-use hubs in Paramus. Work on the redevelopment began in October 2023 with the demolition of the former Best Buy and Bank of America buildings to create 180 additional parking spaces, marking the first visible steps of the transformation. If all phases are approved and completed, the redevelopment will include 1,400 apartments, new retail spaces, a hotel, senior care facility and a park-like town green. The first phase of the renovation is set to open in two and a half years after construction begins and feature two five-storey mixed-use buildings with 550 luxury apartment homes and 50,000sq ft of retail space, along with a one-acre town green designed for outdoor markets, dining and social gatherings, envisioned as a new downtown for Paramus. The Westfield Garden State Plaza project is just one of three major mall redevelopments in Paramus along with Bergen Town Center and Paramus Park Mall.

The Future of Fifth is a major public-private urban regeneration and transformation project aimed at redesigning a 10-block stretch of Fifth Avenue in Midtown Manhattan, New York City. The project focuses on transforming the corridor between Bryant Park (42nd Street) and Central Park (59th Street) from a vehicle-dominated thoroughfare into a pedestrian-centred boulevard. One of the Action Plan’s proposals is to “create a world-class network of public space in Midtown” that will increase the area’s value as a destination that spurs economic growth. To this end, the proposal recommended “making Fifth Avenue from Bryant Park to Central Park a vibrant corridor for pedestrians by expanding sidewalks, improving lighting and adding more seating”. Being led by lead consultant Arcadis and a team including Field Operations, Sam Schwartz and Public Works Partners, the scheme is a massive overhaul and construction is slated for 2028.

Developer Fibra Danhos has launched a landmark urban development in Oaxaca City through a $320M investment to transform the historic Hotel Misión de Los Ángeles into Parque Oaxaca, a mixed-use centre that will combine business, culture and sustainability while generating 7,000 jobs. Parque Oaxaca will be designed by architect Mauricio Rocha. The project will include more than 50,000sq ft of space and feature 122 retail spaces, a Liverpool department store, cinemas, dining areas, a gym and a boutique hotel. The design features tree-lined plazas, pedestrian corridors and open-air walkways that integrate with the city’s historic scale and landscape. In addition, the project includes environmental restoration efforts such as cleaning the Jalatlaco River, preserving century-old trees and pursuing LEED certification, which recognises global standards for sustainable construction and resource efficiency. With its mix of commerce, culture and environmental responsibility, Parque Oaxaca is destined to become a cornerstone of urban renewal and economic vitality in southern Mexico when it launches in 2027.

Asia

Launched at the end of September last year, Huafa Snow World in Shenzhen by developers Huafa Group houses the world’s largest indoor skiing destination, which has an 83-metre-high and 441-metre-long ski slope, along with a hotel, shopping mall and office spaces. The main attraction of the venue in Qianhai Bay in northwest Shenzhen is the 80,000sq m Huafa Snow Centre which features ceramic boards and aluminium panel detailing that mimics the texture of ice crystals and glaciers on the resort’s façade, while the sloping roof of the main building is lined with solar panels. Huafa Snow World will also house experiential retail, entertainment and office spaces in the FUNMIX zone, which is below the ski slope. The design of the building has been broken up into a series of floating boxes that serve as a visually captivating entrance to the ski centre. Visitors can also stroll through the retail street that links the Snow Centre with neighbouring developments by way of multi-level connections.

Fully opened in March last year, Kai Tak Sports Park (Sports Park)’s mall area, Kai Tak Mall, is marking a new chapter in Hong Kong’s shopping and entertainment landscape. As the retail hub adjoining the world-class Sports Park, Kai Tak Mall, with K11 Group as the developer, leasing agent and operator, is centered around Hong Kong’s first and only “sportainment” concept, curating five unparalleled and exclusive experiences for visitors. Spanning nearly 700,000sq ft of gross floor area, the mall offers a diverse mix of fashion, dining and entertainment options designed to captivate both locals and tourists. With a line-up of international concerts, world-class entertainment and major sporting events set to take place at the Sports Park, Kai Tak Mall is fast becoming a must-visit destination for sports enthusiasts and trendsetters alike. It is destined to establish itself as Hong Kong’s largest sportainment destination.

Henderson Land Development Company Limited has unveiled Central Yards, their most ambitious and sustainable mixed-use development on the New Central Harbourfront. With over 1.6 million square feet of gross floor area, Central Yards is poised to become a global harbourfront icon for Hong Kong and the world. Its first phase is set to unfold in 2027, followed by the second phase in 2032. Central Yards will offer over 700,000sq ft of premium office and ancillary space, featuring the largest office floorplate in Hong Kong’s CBD – designed for modern headquarters and innovation driven financial organisations. More than 70 per cent of Phase 1 office and ancillary space has been leased, with the remaining areas attracting strong interest from leading multinational companies, underscoring the development’s unique positioning as a new financial hub. Envisioned as a “city within a city”, Central Yards puts placemaking at the core of its retail vision for the new generation. The first phase, spanning over 300,000sq ft, will introduce a streetfirst, promenade-led environment that seamlessly merges indoor and outdoor realms. Purpose-designed maisons with open terraces and duplex concepts elevate the brand experience, redefining the future retail journey.

Snøhetta, in collaboration with A49 Architects, has unveiled its most extensive urban regeneration project in Asia for Magnolia Quality Development Corporation (MQDC). Located in the South Sukhumvit – one of Bangkok’s most vibrant cultural and innovation hubs – Cloud 11 is a 250,000sq m mixed-use development defined by a central courtyard that serves as both ecological infrastructure and cultural park. The design harnesses the power of landscape to create an urban oasis that champions environmental resilience and community wellbeing. Cloud 11 responds to Bangkok’s pressing urban challenges, aligning with the Green Bangkok 2030 and Enter Bangkok 2050 initiatives that reflect Thailand’s commitments under the UN Framework Convention on Climate Change (UNFCCC) and the Paris Agreement. As a development supporting these national and global goals, the design employs a sustainable, landscape-based approach to offset the environmental impact of large-scale urban developments. It incorporates a mix of residential, working and leisure facilities, including studios, hotels, market halls and eateries. The project is set to open to the public this month.

One Bangkok connects the business districts of Sathorn and Silom with Rama IV Road and officially opened to the public in September last year, marking a historic moment for Bangkok. Developed by Frasers Property, a subsidiary of TCC Group, the site is a dynamic, multifaceted destination that blends retail, work, leisure and living into a vibrant, holistically integrated district. One Bangkok offers a complete lifestyle experience, featuring premium offices, luxury and lifestyle hotels, upscale residential towers, diverse retail experiences and a pulsating year-round line-up of arts and culture activities. One Bangkok Retail offers a tapestry of heart-centric experiences woven across three beautifully-designed interconnected retail destinations, spanning a total net lettable area of 160,000sq m. With over 900 stores to eventually line the Retail Loop, One Bangkok Retail opened its doors, beginning with Parade and THE STOREYS back in October 2024, followed by POST 1928 at a later phase, completing this retail destination in the heart of Bangkok. Away from retail, One Bangkok Forum aspires to be the city’s premier entertainment venue. With a capacity for 6,000 people, this expansive, multi-dimensional arena is able to host a variety of events, from electrifying concerts and live shows to exhibitions. One Bangkok Forum promises an unforgettable experience for every passion.

International

Smíchov City is a large-scale urban development project in Prague, Czech Republic, located on the site of the former freight railway station in Smíchov, covering approximately 20ha. Construction began on 30 September 2020 and is scheduled for completion in 2032. The project encompasses nearly 400,000sq m of residential, administrative, commercial and public space. Planned features include a 28m-wide pedestrian boulevard running north to south through the development, 21,000sq m of green space and various public facilities including a school. The development is under construction by Sekyra Group and is designed to accommodate approximately 12,000 residents and workers upon completion. Within a single district, residents will find everything they need for a happy life: modern housing, job opportunities, shops, restaurants, services, civic amenities such as schools, medical facilities, opportunities for cultural and sports activities and green areas for relaxation.

A new world-class destination, The Ellinikon is an upcoming ‘smart’ and ‘green’ city on the Athens Riviera and constitutes the largest urban regeneration project in Europe. With views of the endless blue of the Aegean Sea and breathtaking sunsets, The Ellinikon is the ultimate year-round destination. The 15-minute paradigm city offers a new contemporary way of life for everyone. Smart residences, top shopping offerings, high-end gastronomy and entertainment options, place The Ellinikon at the centre of global interest. The Ellinikon, the new landmark of 21st-century Greece, invites you to discover it through a journey of exciting experiences. Part of this groundbreaking development, The Ellinikon Mall will be a new meeting point for all as visitors will be able to explore an innovative destination that spans 100,000sq m, offering premier retail, F&B and entertainment offerings. Developer LAMDA Development’s vision for the iconic The Ellinikon Mall is to unite shopping, entertainment, work and relaxation within a single space, offering visitors a fresh way of life within contemporary infrastructures distinguished by their exceptional aesthetics. The first major projects and public spaces (including retail) are scheduled for completion and opening this year.

Iulius and Atterbury Europe have begun construction on Rivus Cluj-Napoca, Romania’s largest urban reconversion real estate development. The project involves transforming 14ha of brownfield land into a regional urban destination with an investment of more than €550M. Rivus Cluj-Napoca is converting the former Carbochim industrial platform into a mixed-use complex featuring cultural, educational, entertainment, office, retail, park and outdoor leisure spaces. The concept was designed with international architecture firm UNStudio and emphasises sustainability, integration, community and local identity. The project will feature 142,000sq m of leasable retail area, across more than 400 stores, with more than 70 per cent already pre-leased. The development also includes reconversion of two industrial heritage buildings for cultural and public use. Rivus will include 52,000sq m of landscaped green spaces with 700 mature trees and over 100,000 decorative plants, connecting to nearby Feroviarilor Park and Armătura Park. The development also includes infrastructure improvements such as a four-lane road bridge across Someș River and upgraded perimetral streets.

Meanwhile in Norwich in the UK, the £350M redevelopment of Norwich’s 11-acre Anglia Square is currently underway, with demolition progressing in early 2026 to transform the site into a sustainable, mixed-use hub. Led by Aviva Capital Partners and Norwich City Council, the project will deliver up to 1,100 homes – at least 50 per cent affordable in the first phases – plus shops, workspaces, green spaces and a buzzing new container village near Magdalen Street are all on the way. The first wave of openings are scheduled for 2028.

NOMA in Manchester is one of the UK’s largest urban regeneration projects and is located between The Northern Quarter, Central Retail District and the Green Quarter. Being developed by MEPC, it is a £800M, 20-acre mixed-use redevelopment in the city centre that is transforming an underutilised area – formerly occupied by the Co-operative Group – into a sustainable neighbourhood featuring offices, homes, retail and public space. When fully built out in 2029 the NOMA district will consist of 2.2 million square feet of offices, one million square feet of homes and 200,000sq ft of shops, bars and restaurants and 200,000sq ft of hotel space. The neighbourhood is being designed with people in mind and seeks to a force for good promoting social inclusion and with community firmly at its heart.

Transforming a former industrial site into a significant economic and tourism hub, Universal Destinations & Experiences, a unit of Comcast NBCUniversal, intends to build and operate the company’s first-ever Universal branded theme park and resort in the UK, located in Bedford. The plans will deliver an entertainment resort complex featuring a world-class theme park with several themed lands, visitor accommodation, as well as a range of retail, dining and entertainment uses. The development will have a transformative impact on Bedford and the UK economy; it will generate nearly £50bn of economic benefit and create 28,000 jobs. At opening, which is currently scheduled for 2031, the entertainment resort complex would be one of the largest employers in the region, with approximately 80 per cent of employees expected to come from Bedford, Central Bedfordshire, Luton and Milton Keynes. In December 2025, the Ministry of Housing, Communities and Local Government (MHCLG) approved the request for planning permission to be granted
by way of making a Special Development Order (SDO).

Two stops from London Bridge and four stops from Waterloo, Canada Water is already one of London’s best-connected places. Canada Water’s 53 acres is defined by its history, culture, the people who live here and the flourishing biodiversity of Canada Dock, surrounding woodlands and green spaces. Its new chapter will include everything from flexible workspace and labs and a new high street and town square to 12 acres of new public realm and a new 3.5 acre park. Inspired by its rich heritage, Canada Water’s sustainable two million square feet of state-of-the-art work and lab spaces, one million square feet of world-class retail and cultural space, 3,000 new homes and green public spaces will make it one of London’s most exceptional places to work, live, relax and grow. The first phase of the Canada Water masterplan completes this year, delivering 300,000sq ft of workspace and 13,000sq ft of retail at Three Deal Porters and Dock Shed, a new leisure centre for Southwark Council and 186 new homes at The Founding. Under development by British Land in a joint venture with AustralianSuper, the project is a wide-ranging one and is not expected to be fully complete for the next 10-15 years.

Middle East

A project that has been recently unveiled in Oman is the $4.2bn ‘MAD’ Muscat Marine Art and Digital District, a major coastal development. The project is being developed by Dar Global, the London-listed luxury real estate developer, in collaboration with Art District Real Estate Development. Spanning more than 1.5 million square metres along Oman’s coastline, ‘MAD’ is being designed as a unified multi-destination city that brings together sea-view living, luxury hospitality, cultural expression and emerging financial and digital industries. Conceived as a next-generation coastal district, ‘MAD’ will feature luxury residential communities, curated retail concepts, cultural venues, premium hotels, world-class marinas and next-generation finance and business parks. The district aims to offer a seamless live-work-connect experience rooted in Oman’s martime heritage and long-term economic vision.

Diriyah, The City of Earth, will contribute approximately $18.6bn directly to the Kingdom’s GDP, create 180,000 jobs and will be home to an estimated 100,000 people. It will also include modern office space for tens of thousands of professionals in technology, media, the arts and education, museums, a university, the Royal Diriyah Opera House, the Diriyah Arena and nearly 40 world-class resorts and hotels across two of its main masterplans, as well as restaurants, the Royal Golf Club Wadi Safar, the Greg Norman-designed championship golf course and the Royal Equestrian & Polo Club, Wadi Safar. As part of the project, Diriyah Company has announced the launch of Jabal AlQurain Avenue, a pioneering new area designed as a multidisciplinary incubator for visionary Saudi and regional entrepreneurs and emerging talent in the retail and F&B sectors. Jabal AlQurain Avenue will provide flexible spaces for emerging and established businesses, offering a dynamic platform for creative Saudi entrepreneurs to nurture and develop innovative brands that will appeal to Diriyah residents and visitors. The 56 retail units in Jabal AlQurain Avenue will cover a gross leasable area of 7,301sq m and the 15 F&B units will total a gross leasable area of 2,248sq m adding to Diriyah’s already extensive retail offering of more than 566,000sq m across its 14sq km masterplan.

Back in July, design and architectural practice LWK + PARTNERS, proudly presented Pulse Wadi, Saudi Arabia’s pioneering national technology and cybersecurity district. The project represents a bold vision for the future, aligning with Saudi Arabia’s Vision 2030 and setting a new benchmark in sustainable urban development. Pulse Wadi spans an impressive 600,000sq m with a Gross Floor Area (GFA) of 1.14 million square metres and a budget of AED12.1bn. Pulse Wadi is strategically positioned on the outskirts of Riyadh, leveraging its proximity to national infrastructure networks and offering a distinctive, future-ready environment. Anchored by a state-of-the-art government complex, the district will house two iconic headquarters, several cultural institutions and a dynamic cyber-research community – positioning it as Saudi Arabia’s very own Silicon Valley. At the heart of the district lies the Central Wadi Plaza – an inclusive events space designed as a cultural and democratic symbol for the people of Riyadh, honouring the rich Najdi heritage, while unifying all access points and the various tiers of commercial, recreational, retail and F&B functions – truly the heart of the development. Developed in partnership with governmental and semi-governmental entities, the project aligns with Saudi Arabia’s Vision 2030 and forms part of a wider strategy to diversify the Kingdom’s economy and drive forward sustainable urban planning.

A major urban regeneration and development project by Emaar Properties that is due to open in 2028, Dubai Square will be located at the heart of the Dubai Creek Harbour expansion. As part of a 180-billion dirham investment, it will act as a “new downtown” designed to rebalance the city’s economic centre and includes a massive, tech-driven retail city and surrounding residential areas. The 7.4 million square metre residential destination will feature its own mall, a wildlife sanctuary and several new leisure hotspots. Set in Dubai Creek, the development will include 500,000sq m of gardens and open areas, pedestrian-friendly streets, 10,000 homes, more than 1,500 hotel rooms and a 7,500sq m retail district.