Princesshay

Princesshay is a shopping precinct and mixed-use retail development in the centre of Exeter, Devon, England. The name originated with a post-war redevelopment created after the city centre suffered extensive damage during the Second World War's Baedeker Blitz. The original development replaced the historic Bedford Circus area, including the Eastgate Arcade, and was planned as part of Exeter's reconstruction on the south side of the High Street, between Paris Street and the Cathedral precinct and north of Southernhay. The Princesshay name was associated with Princess Elizabeth, later Queen Elizabeth II. Before construction began, she unveiled a commemorative plaque at the site on 21 October 1949. The original Princesshay included what was described as the country's first pedestrianised shopping street, extending between Bedford Street and Eastgate House. It became an important element of Exeter's post-war commercial core, although its buildings were later regarded as unsuitable for the changing retail market and the needs of a growing city centre. A comprehensive redevelopment began in 2005. The existing precinct and selected surrounding buildings on Bedford Street were demolished, and archaeological investigation was undertaken because the site lies close to the centre of the Roman settlement of Isca Dumnoniorum and an area with continuous occupation. The excavation produced Roman building material, including more than a ton of tile fragments, medieval pottery and 144 coins, including one minted in Exeter around the year 1200. The modern Princesshay opened in September 2007. It was developed by Land Securities in partnership with The Crown Estate and provided approximately 530,000 square feet of retail space for more than 60 stores. The scheme incorporated shops, restaurants, cafés, housing and public routes into the historic centre rather than adopting a fully enclosed suburban mall format. Its proximity to Exeter Cathedral Close and Southernhay generated substantial debate, with supporters highlighting the regeneration of the retail area and critics questioning the scale, design and effect on the historic townscape. The completed development received several industry awards, including the British Council of Shopping Centres' Supreme Gold Award in 2007, Retail Week's Shopping Location of the Year award in 2008 and an International Council of Shopping Centers award for the best medium-sized shopping centre in Europe in 2008. At its peak, Princesshay hosted a broad mix of national retailers, fashion brands, beauty businesses, cafés and restaurants. It also provides access to Exeter's Underground Passages, a medieval water-supply network that is operated as a visitor attraction. Princesshay has also been associated with debates about privacy and security. In 2008, a mobile-device tracking system supplied by Path Intelligence was used to generate aggregated movement data within the complex. The technology detected mobile-phone network signals and produced near-real-time information about movement patterns. Visitors and consumer groups criticised the practice because of concerns about transparency, consent and the monitoring of individuals in a retail environment. The centre experienced further change after Debenhams, formerly one of its anchor stores, closed in 2021. The large unit remained vacant for a significant period, contributing to wider concerns about the future of large-format retail space. In October 2024, Frasers Group acquired the shopping centre. Princesshay remains an active Exeter retail destination, although its tenant mix, ownership strategy and use of vacant units continue to develop.

Princesshay's history is closely connected to the reconstruction of Exeter after the Second World War. The area occupied by the modern centre was formerly associated with Bedford Circus and the Eastgate Arcade, parts of the city that were severely damaged during the Baedeker Blitz. Exeter City Council cleared much of the damaged pre-war fabric and planned a new commercial district on the south side of the High Street. The post-war Princesshay was named in connection with Princess Elizabeth. On 21 October 1949, she unveiled a plaque at the site before construction began. The development subsequently became a notable part of Exeter's retail structure. Its pedestrianised route ran from Bedford Street towards Eastgate House, and it was described as the first pedestrianised shopping street in the country. The name also came to refer more broadly to the post-war buildings between Paris Street and the Cathedral precinct, north of Southernhay. By the early twenty-first century, the original buildings no longer matched the requirements of contemporary retailing. Redevelopment started in 2005, involving demolition of the old precinct and some adjoining buildings on Bedford Street. Archaeological work was required because the site is close to the centre of Isca Dumnoniorum, the Roman settlement that preceded modern Exeter, and because the area had been occupied continuously. Excavators found substantial quantities of Roman tile, early-fifteenth-century pottery and 144 coins, including a coin minted in Exeter around 1200. The new development opened in September 2007. Land Securities developed it with The Crown Estate, creating approximately 530,000 square feet of retail space and accommodation for more than 60 stores. Rather than creating an isolated enclosed mall, the scheme integrated shops, restaurants, housing and pedestrian routes into Exeter's central urban fabric. Its design and scale were controversial because of the site's relationship to Exeter Cathedral Close, Southernhay and other historic surroundings. The project nevertheless received major retail-development awards in 2007 and 2008. Princesshay's tenant mix has included fashion, beauty, footwear, entertainment, food and beverage operators and personal-service businesses. Examples have included Next, FatFace, Apple, New Look, River Island, Zara, Levi's, Hollister, Superdry, Lush, Build-A-Bear, Schuh, HMV and AllSaints, together with restaurants and cafés such as Starbucks, Costa Coffee, Nando's, Wagamama, YO! Sushi and Slim Chickens. The centre also provides access to Exeter's Underground Passages, medieval tunnels originally used to carry water beneath the city. The development became a subject of privacy criticism in 2008 when Path Intelligence supplied a system capable of collecting mobile-network signals and turning them into aggregated maps of movement inside the complex. Critics argued that visitors could be monitored without sufficiently clear notice or consent, even though the system was presented as a retail-analytics tool. Security concerns arose in the same year when an explosive device was detonated in a Princesshay restaurant on 22 May. The incident caused a temporary evacuation and injured only the perpetrator. Nicky Reilly admitted attempting the explosion in October 2008. Debenhams, once an anchor tenant, closed in 2021. Its large unit remained vacant for years, reflecting the difficulties faced by department stores and large-format retail property. Frasers Group acquired Princesshay in October 2024. The centre remains operational, but its future depends on the evolution of its tenant mix, the treatment of vacant space and the balance between retail, leisure, services and city-centre regeneration.

• 2024

  Frasers Group acquires the centre

  [1]Princesshayen.wikipedia.org

  Frasers Group bought Princesshay in October 2024.

• 2021

  Debenhams closes

  [1]Princesshayen.wikipedia.org

  The former department-store anchor closed, leaving a large unit vacant.

• 2008

  Wins national and European retail awards

  [1]Princesshayen.wikipedia.org

  Princesshay received Retail Week's Shopping Location of the Year award and an International Council of Shopping Centers award for best medium-sized shopping centre in Europe.

• 2008

  Mobile tracking system introduced

  [1]Princesshayen.wikipedia.org

  Path Intelligence supplied a system designed to analyse aggregated mobile-phone movement within the centre, later prompting privacy criticism.

• 2007

  Modern Princesshay opens

  [1]Princesshayen.wikipedia.org

  The redeveloped centre opened in September with approximately 530,000 square feet of retail space and more than 60 stores.

• 2007

  Receives Supreme Gold Award

  [1]Princesshayen.wikipedia.org

  The British Council of Shopping Centres recognised Princesshay with its Supreme Gold Award.

• 2005

  Redevelopment demolition begins

  [1]Princesshayen.wikipedia.org

  The post-war precinct and selected surrounding buildings were demolished to make way for a new mixed-use shopping centre, with archaeological investigation undertaken during the works.

• 1950

  Original post-war Princesshay opens

  [1]Princesshayen.wikipedia.org

  The original Princesshay precinct was developed as part of Exeter's reconstruction after wartime destruction and included a prominent pedestrianised shopping route.

• 1949

  Princess Elizabeth unveils the redevelopment plaque

  [1]Princesshayen.wikipedia.org

  A plaque was unveiled on 21 October 1949 before construction of the post-war Princesshay development, which was named in association with Princess Elizabeth.

A central Exeter shopping and leisure destination combining national high-street retailers, restaurants, cafés, services and mixed-use urban development within a historically sensitive city-centre setting.

• Apparel and accessories · 2007

  Fashion retail

  Princesshay's principal commercial offer is a concentration of national and international fashion retailers covering everyday clothing, denim, casualwear, footwear and accessories. The tenant mix has included Next, FatFace, Zara, River Island, Levi's, Hollister, Superdry, AllSaints, New Look and related high-street operators.

• Beauty and services · 2007

  Beauty and personal services

  The centre includes beauty, grooming and personal-service businesses that complement its retail offer. Examples identified in reference material include Lush and Saks Hair and Beauty.

• Restaurants and cafés · 2007

  Food and beverage

  Princesshay provides a broad food-and-drink offer designed for shoppers, workers and visitors, including cafés, fast-casual restaurants and international chains. Named examples include Starbucks, Costa Coffee, Nando's, Wagamama, Coffee 1, Slim Chickens and YO! Sushi.

• Visitor attraction

  Exeter Underground Passages

  The centre is associated with access to Exeter's Underground Passages, medieval subterranean channels built to carry water beneath the city. Guided visits provide a heritage and tourism component alongside Princesshay's shopping and dining uses.

• 2008

  Criticism of mobile-phone movement tracking

  A Path Intelligence system used mobile-network signals to create aggregated maps of movement through Princesshay. Visitors and consumer groups raised concerns about privacy, transparency and whether shoppers had adequately understood or consented to the monitoring.

  Source

Read more

• 2024

  Ownership passes to Frasers GroupM&A

  Background

  The acquisition occurred amid structural pressure on UK retail property and the continued vacancy of the former Debenhams anchor unit.

  Action taken

  Frasers Group acquired Princesshay in October 2024.

  Aftermath

  The transaction placed the centre under new ownership; the longer-term tenant, redevelopment and asset-management strategy was not specified in the available reference material.

  Source

• 2008

  Introduce mobile-location analyticsStrategy

  Background

  Retail operators sought more detailed information about customer movement, dwell time and circulation through the complex.

  Action taken

  Princesshay used a Path Intelligence system that detected mobile-network signals and converted them into aggregated movement data and site plans.

  Aftermath

  The technology generated criticism from visitors and consumer groups concerning privacy and disclosure.

  Source

• 2005

  Replace the post-war precinct with a modern mixed-use centreStrategy

  Background

  The original buildings formed an important post-war shopping area but were considered unsuitable for contemporary retail requirements. The location also required careful treatment because of its proximity to Exeter Cathedral and archaeological remains.

  Action taken

  Land Securities and The Crown Estate proceeded with demolition and construction of a new development integrating retail, restaurants, housing and public routes.

  Aftermath

  The new Princesshay opened in September 2007 and received several British, national and European retail-development awards, although the design and scale remained subjects of public debate.

  Source

1. 1Princesshayen.wikipedia.org