Once a symbol of Cowley’s industrial success, Templars Square Shopping Centre, Oxford’s oldest and most community-focused retail hub, is now at a crossroads. As it marks 60 years since opening, plans to transform the site into a modern mixed-use destination remain on hold, with both local leaders and residents urging developers to act.
The £60 million redevelopment was hailed as the project that would “rebalance Oxford’s economy,” bringing new homes, shops, and leisure space to the city’s eastern gateway. Yet, despite planning approval and widespread support, progress has stalled, leaving many to wonder when Cowley’s long-awaited renewal will finally begin.
A Centre Built for Industry, and in Need of Reinvention
Opened in 1965 as the Cowley Centre, the precinct was designed to serve the workers of the nearby Morris Motors plant and the rapidly expanding suburbs of Blackbird Leys and Littlemore. It was renamed Templars Square in 1989, and for decades, it provided everything from weekly groceries to Saturday shopping trips.
But in recent years, its 1960s architecture and vacant shop units have come to symbolise a high street struggling to adapt.
Oxford City Councillor Linda Smith, cabinet member for housing, called the site “not fit for purpose and nothing less than an eyesore in places.”
“We’re impatient for redevelopment to move forward,” she told the BBC earlier this year. “If it’s going to take time, it’s vital that the centre doesn’t spiral downwards.”
The Vision: A £60 Million Regeneration for East Oxford
Plans first approved in 2017, and granted full planning permission in November 2021, proposed a bold new vision:
- 225 new homes (including affordable units)
- A hotel and new restaurants
- Upgraded retail units and open public squares
- Improved connections between Cowley Road, Between Towns Road, and the surrounding residential streets
The scheme was designed to create a mixed-use neighbourhood, not just a shopping precinct, but a modern urban quarter supporting jobs, housing, and community life.
Under the Oxford Local Plan 2036, Templars Square remains a Primary District Centre, allocated for comprehensive redevelopment (Policy SP3 and AOC2). The site is classed as “deliverable” on the city’s 2025 Brownfield Register.
From NewRiver to Redevco: A Change of Hands
Dutch real estate investment firm Redevco purchased the site in 2021 for £38.8 million from former owner NewRiver REIT, inheriting the earlier approval. However, complications over ownership and investment conditions have delayed progress.
Claire Yeadon, asset manager for Redevco, confirmed the company is “some way off” from sharing revised plans, citing the need to review long-term strategy and economic feasibility.
In the meantime, the developer has focused on filling empty units with local and independent retailers while maintaining dialogue with the city council. The company continues to hold regular meetings with council officers and local representatives.
Local Voices: Frustration and Hope
Among locals traders, there’s cautious optimism the redevelopment could transform business prospects in Cowley.
Cowley resident Linda said, “When I moved to the area as a young mother, I used to visit the Cowley Centre a lot. But it’s symbolic of any declining high street, with charity shops, betting and vape shops. These days so there is very little need unless I need to buy a last minute birthday card or something from B&M.”
Others echo that sentiment, hoping the new plans will focus on affordable housing, family spaces, and inclusive public amenities.
Political Pressure and Public Concern
MP Anneliese Dodds has also voiced frustration at the delays, saying she has been “pushing Redevco to begin redevelopment as soon as possible.”
The MP has raised the issue in Parliament and with Oxford City Council, citing both the derelict Lord Nelson pub site and recent rises in anti-social behaviour as reasons for urgent action.
In March, Thames Valley Police were called to several incidents involving youth disturbances within the shopping precinct. Local businesses report falling evening footfall, reinforcing calls for investment and revitalisation.
A Community Landmark at 60
Templars Square celebrated its 60th anniversary this year with a nostalgic event featuring vintage cars, live music, and a local history exhibition organised by historian Maurice East.
“Cowley Centre was meant to be the beating heart of industrial Oxford,” East said. “It still serves the local community, but the city centre has taken back the spotlight. It needs a new purpose to draw people here again.”
For many long-time residents, the anniversary was bittersweet, a reminder of Cowley’s proud past and an uncertain future.
The Path Forward: Deliverable but Delayed
Official records show that Templars Square remains “deliverable”, despite the expiry of its previous planning permission. The site covers 3.86 hectares, and Oxford City Council has confirmed its commitment to supporting redevelopment once Redevco resubmits updated proposals.
While timelines remain unclear, sources within the council suggest discussions are progressing. The next stage is expected to include a new public consultation, giving residents another chance to shape the area’s future.
Why the Redevelopment Matters
Templars Square is not just another retail site, it’s a lifeline for east Oxford. The Cowley and Blackbird Leys communities rely on it for essential services, social spaces, and local employment.
If redevelopment proceeds, it could deliver:
- Hundreds of new homes
- Public realm improvements and green space
- Modern retail and leisure units
- Boosted local economy and job creation
It would also symbolise a fairer balance between Oxford’s west (anchored by the Westgate) and its under-served eastern districts.
At a Glance: Templars Square Redevelopment (2025 Update)
| Category | Details |
| Developer | Redevco (acquired 2021 for £38.8 million) |
| Planning Status | Awaiting revised submission |
| Original Plans | 225 homes, hotel, retail, restaurants |
| Planning Policy | Oxford Local Plan 2036 – Policies SP3 & AOC2 |
| Brownfield Register Ref. | Site 14 – 3.86 hectares – “Deliverable” |
| Community Benefit | Housing, employment, revitalised Cowley centre |
| Next Steps | New application and consultation expected 2026 |
Looking Ahead
The vision for Templars Square remains ambitious: to turn a mid-century shopping precinct into a sustainable, mixed-use neighbourhood that meets the needs of modern Oxford.
For now, though, the project stands at a delicate pause, suspended between the optimism of what could be and the frustration of what isn’t yet.
As Councillor Linda Smith put it:
“Cowley deserves a centre that reflects its history and its future. We’re ready when the developer is.”
Until then, Templars Square’s story continues, not as a relic, but as Oxford’s next opportunity waiting to be realised.
