Promenade at Granite Run
Retailer / private label
UnclaimedPromenade at Granite Run is a mixed-use retail, residential, and entertainment development in Middletown Township, Pennsylvania, built on the former Granite Run Mall site.
Last updated August 25, 2026
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Overview
Promenade at Granite Run is a mixed-use development in Middletown Township, Delaware County, Pennsylvania, in the western suburbs of Philadelphia. It replaced Granite Run Mall, a traditional enclosed shopping center that operated from 1974 until its interior closed in 2015. The current development combines open-air retail and dining, residential apartments, and entertainment uses rather than functioning as a conventional enclosed regional mall. The original Granite Run Mall opened in August 1974. It was developed by The Rouse Company, a Baltimore-based shopping-center developer, with Gimbels and Sears as its initial anchor department stores. JCPenney joined the property in January 1976. The anchor lineup changed over time: Gimbels became Stern's in 1986 after Allied Stores acquired several Gimbels locations, Stern's closed in 1989, and Boscov's ultimately replaced it in 1993. At its height, the enclosed mall contained approximately 125 stores and served shoppers from Delaware County and the Philadelphia region. Ownership changed in 1998, when Simon Property Group and Macerich acquired the mall, with Simon taking responsibility for management. During the 2000s, the property experienced increasing vacancies and the owners began considering a sale or major repositioning. Financial pressure became public in 2011, when the owners were reported to be more than 30 days delinquent on a $115 million mortgage. Simon later surrendered the property to its lender, which appointed Madison Marquette as leasing and management agent. Madison Marquette proposed relatively basic property improvements, including better lighting, parking-lot work, sidewalk improvements, and efforts to attract replacement tenants. A more fundamental transformation began after BET Investments purchased the mall in September 2013 for $24 million. The new owner proposed demolishing much of the enclosed mall and creating an outdoor shopping and dining environment supported by apartments, restaurants, and expanded entertainment. Plans evolved repeatedly between 2013 and 2015. Earlier concepts retained three department-store anchors and contemplated two apartment buildings totaling several hundred units. Later revisions included repurposing or removing the JCPenney structure, adding a movie theater, and developing two apartment buildings with a combined total of 388 units. JCPenney announced in January 2015 that its store would close in April as part of a nationwide reduction. The former store was subsequently slated for demolition, eliminating one of the planned department-store anchors. The enclosed mall interior closed on July 1, 2015, although Sears and Boscov's continued operating during the transition. Middletown Township approved final redevelopment plans on November 9, 2015, under the name Promenade at Granite Run. Demolition began in 2016, construction continued through 2017, and the redeveloped property formally opened in 2018. The site continued to evolve after redevelopment. Sears announced in June 2021 that its store would close on August 15, 2021, leaving Boscov's as the only remaining original anchor. The property also benefits from its proximity to Penncrest High School, across Pennsylvania Route 352, with students reportedly using the center for socializing, eating, and exercise after school. The development has a local cultural association as well: Granite Run Mall was considered as a filming location for Kevin Smith's proposed sequel MallBrats, although production plans changed, and the former mall inspired the comedy-band song “Granite Run Mall in the 80s!” by Gnarkill.
History
Granite Run Mall opened in August 1974 in Middletown Township, Delaware County, Pennsylvania. The Rouse Company developed the two-level enclosed shopping center, whose original department-store anchors were Gimbels and Sears. JCPenney joined the tenant roster in January 1976, strengthening the center's role as a regional shopping destination for communities in Delaware County and the western Philadelphia suburbs. The mall's anchor history reflected wider changes in American department-store retailing. In 1986, Gimbels was converted to Stern's after Allied Stores acquired several Gimbels locations in the Philadelphia area. Stern's closed in 1989, and Boscov's eventually occupied the space in 1993. By its peak, Granite Run Mall had approximately 125 stores and a broad tenant mix of department stores, specialty retailers, restaurants, and entertainment uses. Simon Property Group and Macerich acquired the property in 1998, with Simon managing the mall. During the 2000s, however, the center experienced growing vacancies as consumer traffic and tenant demand shifted toward newer shopping formats and competing retail destinations. In February 2011, Simon and Macerich were reported to be more than 30 days behind on a $115 million mortgage. On April 1 of that year, Simon returned the mall to its lender. Madison Marquette was then appointed leasing and management agent and proposed improvements to lighting, parking areas, sidewalks, and tenant occupancy. The property's long-term direction changed after BET Investments purchased it on September 23, 2013, for $24 million. BET Investments, associated with Bruce Toll and Michael Markman, proposed converting the aging enclosed mall into a mixed-use development. The initial concept retained the three department stores while demolishing most of the mall interior and replacing it with outdoor retail and dining areas. Residential construction and expanded entertainment facilities were also included. Plans were modified several times in 2014 and 2015. One proposal contemplated using the upper level of JCPenney for a movie theater, while another called for two luxury apartment buildings totaling 388 units. JCPenney announced in January 2015 that its store would close in April as part of a nationwide store-closing program. Its departure led to a plan to demolish the former store and replace it with retail and cinema space. The enclosed mall interior closed on July 1, 2015, although Sears and Boscov's continued operating during redevelopment. Middletown Township approved the final plans on November 9, 2015. The project was named Promenade at Granite Run and was organized as a two-phase redevelopment. Demolition began in 2016, construction proceeded through 2017, and the new mixed-use property formally opened in 2018. The completed project shifted the site from an enclosed mall model to an open-air format combining shops, restaurants, entertainment, and apartments. Sears remained in operation during the post-redevelopment period but announced in June 2021 that it would close on August 15. Boscov's consequently became the only remaining original anchor. The development also has a strong local-use pattern because Penncrest High School is located across Pennsylvania Route 352; students reportedly visit after school to socialize, eat, or exercise. In popular culture, the former mall was considered as a filming location for Kevin Smith's proposed MallBrats sequel, but the production did not proceed there. The mall also inspired the Gnarkill song “Granite Run Mall in the 80s!”
- 2021
Sears closes
[1]Sears announces the closure of its store, leaving Boscov's as the only original anchor remaining.
- 2018
Promenade at Granite Run opens
[1]The replacement mixed-use development formally opens.
- 2016
Demolition begins
[1]The former enclosed mall begins to be dismantled for redevelopment.
- 2015
Enclosed mall closes and redevelopment is approved
[1]The mall interior closes in July, and township officials approve final plans for Promenade at Granite Run in November.
- 2013
BET Investments purchases the property
[1]The new owner acquires the mall and proposes a mixed-use redevelopment.
- 2011
Control returns to the lender
[1]Simon returns the mall to its lender after mortgage delinquency, and Madison Marquette assumes leasing and management responsibilities.
- 1998
Simon Property Group and Macerich acquire the mall
[1]The two real-estate companies purchase the property, with Simon managing it.
- 1993
Boscov's replaces Stern's
[1]Boscov's takes over the former Stern's anchor space.
- 1986
Gimbels becomes Stern's
[1]The Gimbels location is converted to Stern's after Allied Stores acquires area Gimbels stores.
- 1976
JCPenney joins the mall
[1]JCPenney becomes an additional department-store anchor.
Products and positioning
A suburban mixed-use redevelopment that repositioned a declining enclosed regional mall as an open-air destination combining retail, dining, entertainment, and residential uses.
Shopping mall · 1974
Enclosed Granite Run Mall
The original two-level regional shopping center operated from 1974 to 2015. Its tenant mix included department stores, specialty retailers, restaurants, and entertainment venues. The property reached approximately 125 stores at its peak, with Gimbels, Sears, JCPenney, Stern's, and Boscov's forming the most important anchor succession.
Mixed-use development · 2018
Promenade at Granite Run
The replacement development uses an open-air format and combines retail, restaurants, entertainment, and residential apartments. It was designed to diversify the former mall site and create a more flexible destination than the enclosed center it replaced.
Department store · 1993
Boscov's
Boscov's entered the property in 1993 as the successor to Stern's and continued operating through the mall's closure and redevelopment. After Sears closed in 2021, Boscov's became the only remaining original department-store anchor.
Brand decisions
2021
Sears exits the developmentOtherBackground
Sears continued operating through the transition from the enclosed mall but later announced a store closure.
Action taken
Sears announced that its Granite Run store would close on August 15, 2021.
Aftermath
Boscov's became the only remaining original anchor associated with the former mall.
2015
Conversion from enclosed mall to mixed-use developmentStrategyBackground
Vacancies, anchor-store changes, and the planned JCPenney closure weakened the viability of the existing enclosed shopping center.
Action taken
The project closed the mall interior, demolished most of the existing structure, and replaced it with open-air retail, dining, residential, and entertainment uses.
Aftermath
The township approved the final Promenade at Granite Run plans in November 2015, construction followed, and the redeveloped property opened in 2018.
2013
BET Investments acquires Granite Run MallM&ABackground
The enclosed mall was facing vacancies and financial pressure, while earlier ownership had struggled to maintain the traditional regional-mall model.
Action taken
BET Investments purchased the property and began planning a conversion into an open-air mixed-use destination with retail, dining, entertainment, and housing.
Aftermath
The acquisition initiated the redevelopment process that ultimately produced Promenade at Granite Run.
Reported acquisition price. $24 million (September 2013)
Sources1 sources
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