The Crown Estate Unveils Two Major West End Projects

The Crown Estate has unveiled two major West End developments at 10 Piccadilly and 21-29 Glasshouse Street, which will together deliver 169,300 sq ft of office, retail and hospitality space.

The schemes form the next phase of The Crown Estate’s West End development pipeline, described as the largest in its history, and support its long-term plans for a 10 million sq ft London portfolio. The projects will regenerate heritage-led assets while introducing new commercial uses in the West End.

The latest phase reflects an estate-wide approach to investment intended to respond to the needs of businesses, workers, visitors and communities. By combining workplaces with retail and hospitality space, the developments will contribute to the mixed-use offer across the district.

“These developments mark the next step in our long-term vision for the West End, redeveloping historic buildings to reinvigorate an equally historic place. By taking an estate-wide view, we can invest in the places and experiences that help the West End succeed on the global stage – places such as 10 Piccadilly and 21-29 Glasshouse Street, where we are sensitively bringing heritage assets into their next chapter, creating outstanding new office, retail and hospitality spaces for London.
“Our ambition is to shape a destination that continues to attract world-class businesses and visitors, while strengthening the city’s future resilience. Through long-term planning and investment, we are working to deliver a West End that will thrive for generations to come.”

Kristy Lansdown, Managing Director of Development, The Crown Estate

The developments will sit alongside proposed public-realm improvements across Regent Street, Haymarket and Piccadilly Circus, which are being developed by The Crown Estate in partnership with Westminster City Council.

The plans would rework John Nash’s historic route between St James’s Park and Regent’s Park, connecting investment in the buildings with changes to the surrounding streets and public spaces.

10 Piccadilly

The Crown Estate will deliver a 90,800 sq ft mixed-use development at 10 Piccadilly, a Grade II listed building that completes the Regent Street curve and faces Piccadilly Circus.

The property was originally the Swan & Edgar department store and later housed Tower Records during the 1980s.

The refurbishment will provide 62,700 sq ft of office accommodation and a 26,400 sq ft hospitality destination across the basement, ground and first floors. A further 1,700 sq ft of retail space will face Regent Street.

21-29 Glasshouse Street

At 21-29 Glasshouse Street, two existing office buildings will be combined to create a single commercial scheme.

The retrofit will provide 63,000 sq ft of workplace accommodation, with upgraded interiors, larger and more efficient floorplates, a new rooftop space and an enhanced reception area.

A further 15,500 sq ft of retail space will be delivered across the basement and ground floor, adding to the commercial offer on Regent Street and Glasshouse Street.

Wider West End Development Pipeline

The announcement follows the 124,000 sq ft office redevelopment of nearby One Hanover Street, which was announced earlier in 2026 and has been fully pre-let to Ares Management.

It also follows three projects announced in 2024 at New Zealand House, 10 Spring Gardens and 33-35 Piccadilly. Those developments will together provide 250,000 sq ft of commercial space across Regent Street and St James’s.

Sustainability Targets

The Crown Estate is combining new development with the retrofit of nationally significant heritage assets across its West End portfolio.

The 10 Piccadilly scheme will target NABERS 5 Star, WELL Platinum, BREEAM Outstanding, WiredScore Platinum and EPC A ratings.

Across the wider development pipeline, projects are being designed to support an embodied-carbon target of 400kg per sq m as part of the transition towards a more climate-resilient estate.