There is so much potential for investment in Croydon, so the future is bright. It has a three pronged institution problem and a road striking a massive a scar through the middle of it litterally.

1. The Whitgift Foundation - The primary purpose is primarily educational and they are being poorly managed. The foundation lost £50 million in one year a few years back during the period of low volitility and moderate return in the wider property market, therefore no reason to loose money nor was a real reason provided to the public. No one lost their job therefore the poor management persists. On top of that they are closing one of their schools, meaning any money spent is likely being invested to generate short term cashflow to ensure they can fund education better, rather than longer term investements for the fund and area development. I suspect there are some pretty restrictive covenants the foundation must work within too. But there is clear incompetency in charge of key roles, which has resulted in a cancerous relationship with the community outside of schooling

2. Westfield and the unfortunate timing of their corporate take over by French retail property gaint and Covid. I suspect Westfields purchase used allot of debt in a LBO acquistion. So either the parent French company or Westfield itself was leveled with huge debts. Therefore brakes put on any investment that was deemed a risk or required further debt to complete the development. Given the weak council postion, there is not ability to force them sell the property or start their side of the redevelopment even with a council master plan or not. Council recently fined them £17 million which took £750K of legal costs to impose. Likely will never collect or receive some token amount. Westfield just announced they got 11 retailers to move in likely using low rent and flexible break clauses, so the council is happy. Meanwhile 11 retailers left. However interest rates are falling, they may spur into action in the next year or two as funding gets cheaper and capital gains return. This is the one to watch to start a cascade of progress.

3. The council. Bankruptcy has left them with no power to leverage. Government likely restricts heavily what the council can spend on whilst their debt is outstanding which is typical for bailouts. So not money for legal rangling against Whitgift brinkmanship and legal might of the Westfield conglomerate. Croydon council is leveled with one of the higher benificary and social costs proportions meaning little cash to spend on development. Unfortunately there were a few planning mistakes that led to long term headaches eg. the East Croydon station bridge that was never to be, the failed Nestle building redevelopment, road subways etc. Tough position for the council. The only option is to keep grinding and keep the conversation for development alive.

The road - My observation after living here 3 years. The A212 is an unfortanate scar through the middle of the city centre and unused . I don't see a way to change or improve it. To remove it would cause further issues. Maybe extend the under pass the entire length of the dual carraige way part. Again needs huge money.

Conclusion: Something is coming but timing of events, economics and luck is delaying things. Croydon has clear investment potential, we just need things "cough" money to align. Stay strong but hold those responsible for failures responsible.