Tsawwassen Mills

Tsawwassen Mills is a super-regional outlet shopping centre in Delta, British Columbia, situated on land owned by Tsawwassen First Nation. Developed initially by Ivanhoé Cambridge, the centre opened on October 5, 2016, and became the second and final Landmark Mills project independently developed by that company. Its design drew inspiration from the Mills-style outlet format while not being developed or operated by The Mills Corporation or Simon Property Group, despite the use of the word “Mills” in its name. The centre emerged from a broader commercial-development opportunity created by the Tsawwassen First Nation Final Agreement, which took effect on April 3, 2009. The agreement established self-government authority and confirmed Tsawwassen First Nation ownership of approximately 724 hectares of land, creating a framework for revenue-generating commercial projects. In April 2011, the Tsawwassen First Nation Economic Development Corporation signed a memorandum of agreement with Ivanhoé Cambridge for the shopping-centre project. A separate adjacent development, Tsawwassen Commons, was pursued by Property Development Group. Construction required the conversion and preparation of approximately 107 acres of land. Stantec served as lead architect, with RJC providing engineering services. The building incorporated Coast Salish-inspired graphics, Indigenous art references, basket-weaving patterns, and heavy timber elements. The concept combined outlet retail, food service, entertainment, and themed internal neighbourhoods in a single-storey layout. The five principal neighbourhoods are Fashion, Nature, City, Coast Salish, and Outdoor Life, supported by themed courts and public gathering areas. Ivanhoé Cambridge invested approximately CA$600 million in the development. Construction began in January 2014 and generated substantial employment during both the main and peak construction periods. At opening, the centre had approximately 180 operating tenants, including 13 anchor stores. Early tenants included Bass Pro Shops Outdoor World, The Children's Place Outlet, DSW, Michael Kors Outlet, and Saks Off 5th. The centre also included a food hall with seating for roughly 1,100 people and was pre-certified under the LEED environmental building programme. The opening produced unusually strong initial traffic. More than 50,000 people attended the grand-opening event, while approximately 284,000 shoppers visited during the first six days. The resulting vehicle congestion affected the parking areas and surrounding roads. The centre expanded its retail mix after opening, including the addition of MAC Cosmetics and Caposhie during its first-anniversary period. Tsawwassen Mills reduced hours and experienced temporary tenant closures during the COVID-19 pandemic in 2020. In May 2022, Ivanhoé Cambridge sold the property to Ruby Liu through Central Walk; the sale price was not publicly disclosed. Under Central Walk, the centre has been repositioned toward a broader “shoppertainment” model combining retail with food, culture, sports, and live experiences. A Dream Box immersive cinema opened in 2024. Plans announced in 2025 and 2026 included Lover’s Lane, TM Wander Asian Fusion food hall, The Nest volleyball and pickleball venue, outdoor events, and a cultural retail destination in the former Saks Off 5th space. The centre’s current identity therefore combines outlet shopping with entertainment, regional tourism, and Indigenous-community-linked commercial development.

The idea for Tsawwassen Mills originated in the early 2000s, when Ivanhoé Cambridge explored the development of Landmark Mills-style outlet centres in Canada in cooperation with The Mills Corporation. A Metro Vancouver project was among the concepts considered. The relationship changed after The Mills Corporation became subject to a United States Securities and Exchange Commission investigation concerning accounting irregularities and fraudulent transactions. Ivanhoé Cambridge acquired the corporation’s Canadian assets in August 2006 for approximately CA$1.1 billion. Tsawwassen Mills was subsequently pursued as an Ivanhoé Cambridge-led project rather than a development of The Mills Corporation or Simon Property Group. A decisive legal and economic foundation was established by the Tsawwassen First Nation Final Agreement, which came into force on April 3, 2009. The agreement was British Columbia’s first modern urban treaty and provided Tsawwassen First Nation with self-government authority and ownership of a large land base. Commercial development on those lands offered a means of generating revenue for community infrastructure and social programmes. In April 2011, the Tsawwassen First Nation Economic Development Corporation entered into a memorandum of agreement with Ivanhoé Cambridge to develop the shopping centre. Property Development Group separately pursued the adjacent Tsawwassen Commons power centre. The Mills concept was adapted as a hybrid outlet destination rather than a conventional enclosed mall, combining discount-oriented stores with food, entertainment, themed public areas, and a single-level circulation plan. The development required extensive site preparation on approximately 107 acres. Stantec was appointed lead designer and RJC provided engineering services. The architecture used Coast Salish references, including Indigenous art, woven-pattern motifs, and substantial timber elements. The project was intended to acknowledge the cultural setting while creating a large regional commercial destination near Delta Port and other major transportation and employment areas. Groundbreaking took place in January 2014. Construction generated approximately 1,800 jobs during the main building phase and as many as 4,500 jobs during peak activity. Before opening, employment projections suggested that more than 3,000 part-time and full-time workers would serve the centre. Ivanhoé Cambridge’s development investment was reported at approximately CA$600 million. Tsawwassen Mills opened on October 5, 2016. The initial tenant roster included about 180 stores and 13 anchor retailers. Bass Pro Shops Outdoor World, The Children’s Place Outlet, DSW, Michael Kors Outlet, and Saks Off 5th were among the opening names. The centre was arranged into five themed neighbourhoods—Fashion, Nature, City, Coast Salish, and Outdoor Life—with associated courts used for circulation, gatherings, play, and events. It also offered a food hall of roughly 1,100 seats and received pre-certification under LEED. The public response was immediate. More than 50,000 visitors attended the grand-opening celebration, with some arriving many hours before the scheduled start. Approximately 284,000 shoppers visited during the first six days, producing extensive congestion in the parking lots and on surrounding roads. During the first anniversary period, the centre added retailers including MAC Cosmetics and Caposhie. The pandemic altered operations in 2020. The centre shortened its hours in March and some stores temporarily closed. In May 2022, Ivanhoé Cambridge sold Tsawwassen Mills to Ruby Liu through Central Walk. The price was not released. The ownership change was followed by a strategy focused on expanding the property beyond outlet retail. Dream Box opened in 2024, and Central Walk later announced additional dining, entertainment, sports, cultural, and outdoor-event components. These included Lover’s Lane, TM Wander Asian Food Hall, The Nest volleyball and pickleball facility, and a planned cultural tourism and retail use for the former Saks Off 5th premises.

• 2026

  TM Wander and The Nest planned or opened

  [1]Tsawwassen Millsen.wikipedia.org

  The announced redevelopment programme added a large Asian Fusion food hall and a sports facility as part of the shoppertainment strategy.

• 2024

  Dream Box opens

  [1]Tsawwassen Millsen.wikipedia.org

  The centre expanded its entertainment offer with an immersive cinema attraction.

• 2022

  Ownership transfers to Central Walk

  [1]Tsawwassen Millsen.wikipedia.org

  Ruby Liu acquired the property through Central Walk from Ivanhoé Cambridge.

• 2016

  Grand opening

  [1]Tsawwassen Millsen.wikipedia.org

  Tsawwassen Mills opened on October 5 with approximately 180 tenants and 13 anchor stores.

• 2014

  Construction begins

  [1]Tsawwassen Millsen.wikipedia.org

  Groundbreaking began for the large-format outlet centre on approximately 107 acres.

• 2011

  Development agreement signed

  [1]Tsawwassen Millsen.wikipedia.org

  Tsawwassen First Nation’s economic development corporation and Ivanhoé Cambridge agreed to pursue the shopping-centre project.

• 2009

  Tsawwassen First Nation Final Agreement takes effect

  [1]Tsawwassen Millsen.wikipedia.org

  The treaty created the legal and governance framework that enabled major commercial development on Tsawwassen First Nation land.

• 2006

  Ivanhoé Cambridge acquires Canadian Mills assets

  [1]Tsawwassen Millsen.wikipedia.org

  Following financial and regulatory problems at The Mills Corporation, Ivanhoé Cambridge acquired its Canadian assets.

• 2003

  Early Landmark Mills planning

  [1]Tsawwassen Millsen.wikipedia.org

  Ivanhoé Cambridge explored a group of Canadian Landmark Mills developments with The Mills Corporation, including a possible Metro Vancouver location.

A large-format Canadian outlet and entertainment destination combining value-oriented retail, themed architecture, dining, family activities, and regional tourism. Its later ownership strategy emphasizes “shoppertainment,” cultural programming, sports, and stronger connections with Tsawwassen First Nation.

• Retail destination · 2016

  Outlet retail marketplace

  The centre’s principal offering is a large collection of outlet and value-oriented stores spanning apparel, footwear, accessories, sporting goods, home merchandise, children’s products, beauty, and specialty retail. Its tenant mix is designed to serve both local shoppers and regional visitors, with anchor stores and “first-to-market” openings forming part of the launch proposition.

• Shopping-centre experience · 2016

  Themed neighbourhoods

  Tsawwassen Mills is organized around five themed areas: Fashion, Nature, City, Coast Salish, and Outdoor Life. The single-storey plan uses distinct courts and visual treatments to give the large centre a neighbourhood-like structure rather than presenting it as one undifferentiated retail corridor.

• Immersive entertainment · 2024

  Dream Box

  Dream Box is an immersive cinema attraction that broadened Tsawwassen Mills’ offer beyond conventional shopping and dining. It forms part of the centre’s shift toward experiential programming and longer visitor dwell times.

• Food hall · 2026

  TM Wander

  TM Wander is a planned or newly opened Asian Fusion food hall measuring approximately 2,200 square metres. It was designed with 18 kiosks, live entertainment, and extended hours that could allow operation beyond the main shopping-centre schedule.

• Sports and recreation · 2026

  The Nest

  The Nest is an outdoor sports and event concept featuring volleyball and pickleball facilities between the centre’s third and fourth entrances. It reflects Central Walk’s effort to add active recreation and community programming to the property.

• 2025

  Reposition the centre as a shoppertainment destinationStrategy

  Background

  Central Walk sought to reduce reliance on conventional outlet shopping and increase the property’s appeal as a family, tourism, dining, cultural, and recreational destination.

  Action taken

  The owner announced Lover’s Lane, TM Wander, live entertainment, outdoor events, The Nest sports venue, and a cultural tourism and retail conversion of the former Saks Off 5th space.

  Aftermath

  The programme expanded the centre’s planned uses beyond retail, with TM Wander and The Nest forming prominent components of the new operating concept.

  Source

• 2022

  Transfer ownership to Central WalkM&A

  Background

  Ivanhoé Cambridge chose to sell the operating property after several years of ownership. Ruby Liu pursued the acquisition through Central Walk.

  Action taken

  Central Walk acquired Tsawwassen Mills in May 2022.

  Aftermath

  The new owner began repositioning the centre toward food, culture, sports, entertainment, and experiential retail. The transaction price was not disclosed.

  Source

• 2016

  Launch a hybrid outlet and entertainment centreProduct launch

  Background

  Ivanhoé Cambridge adapted the Landmark Mills concept for a Metro Vancouver location, combining outlet retail with food, entertainment, themed spaces, and a single-storey layout.

  Action taken

  The company opened Tsawwassen Mills with approximately 180 tenants, 13 anchor stores, a large food hall, and five themed neighbourhoods.

  Aftermath

  The opening generated very high visitor numbers and substantial traffic congestion, demonstrating strong initial demand but also creating access and parking-management challenges.

  Development investment. Approximately CA$600 million invested (By the 2016 opening)

  Source

• 2011

  Partner with Tsawwassen First Nation for commercial developmentStrategy

  Background

  The Tsawwassen First Nation Final Agreement created a new framework for economic development on Nation-owned land. Ivanhoé Cambridge sought to establish a large regional retail destination in the Metro Vancouver area.

  Action taken

  Ivanhoé Cambridge and the Tsawwassen First Nation Economic Development Corporation signed a memorandum of agreement to pursue Tsawwassen Mills.

  Aftermath

  The agreement led to site preparation, design, construction, and the eventual 2016 opening of the centre.

  Source

1. 1Tsawwassen Millsen.wikipedia.org
2. 2Tsawwassen Mills official websitetsawwassenmills.com