Plimoth News ForumPlymouth County Towns: Hanover DiscussionHere’s a breakdown of what’s goin …

Here’s a breakdown of what’s going on (and what happened) with Hanover Mall

#1 · November 27, 2025, 11:18 am

Quote from Michael McStay on November 27, 2025, 11:18 am

Here’s a breakdown of what’s going on (and what happened) with Hanover Mall

And how the project is tied up with the reshaping of local wetlands / swamps and waterways near Hanover, MA.

🛒 What is/was Hanover Mall (now Hanover Crossing)

Hanover Mall opened in 1971 as a standard indoor regional shopping mall.

In recent years it suffered declining occupancy — by the time its owner, PREP Property Group, bought it in 2016 (for about $39.5 million), the enclosed-mall portion was only about half-occupied.

In 2019, PREP unveiled a major redevelopment plan, investing about $250 million to transform the site into a mixed-use, open-air “lifestyle center” + residential + entertainment + retail + greenspace.

Under the plan, the interior mall would be demolished; in its place would be new outdoor-style shops, a new supermarket (Market Basket), 297 apartment units, green space, and other amenities.

The rebranded development is Hanover Crossing. The conversion — from indoor mall (1971–2020) to open-air mixed-use center — is now (as of a few years ago) complete or near complete.

So Hanover Mall → Hanover Crossing: a shift from traditional enclosed mall to a new-style mixed-use center combining retail, housing, green space, entertainment.

🌿 The “Swamp” (Wetlands) Context: Why Did a Mall Get Built — and Why It Matters

The town of Hanover, Massachusetts historically contained several large wetlands/swamp areas, due to water-rich soils, drainage systems, and flat topography.

Among the many wetlands, there are swamps like Hell Swamp, Pine Island Swamp, Peg Swamp, and a part of Beech Hill Swamp — all forming part of the town’s historic natural drainage and watershed system.

The area that became Hanover Mall was once part of what people referred to as the “Rocky Swamp area.” The decision in 1969 to zone that “Rocky Swamp” for development cleared the way for constructing Hanover Mall nearly a decade later.

In a sense, the mall’s creation represents a re-writing — building infrastructure atop land that originally functioned as wetlands / swamp — changing the hydrology, water drainage, and natural habitats.

♻️ Revisiting the Waterways: Redevelopment + Environmental Restoration

When developers and local stakeholders began planning for Hanover Crossing, they also recognized an opportunity to restore and improve local waterways that had been impacted over decades. A few key points:

On the Hanover Mall property lies a dam — Peterson Pond Dam — on the Third Herring Brook (a tributary to the North River watershed). This dam historically blocked fish passage and disrupted natural water flow.

With the redevelopment, removing the dam was part of the plan: the mall owners committed funds toward its removal to help restore natural stream flow and improve habitat for migratory fish like herring.

The removal of older dams elsewhere on the Third Herring Brook — e.g., the “Mill Pond Dam” and the “Tack Factory Dam” — had already reopened much of the waterway to migrating fish, improving ecological connectivity in the watershed.

The redevelopment of the mall into Hanover Crossing was regarded by some local environmental-interest groups (such as North and South Rivers Watershed Association, NSRWA) as a “once-in-a-lifetime” chance to combine economic revitalization with ecological restoration — e.g., water-smart landscaping, stormwater recharge, habitat restoration.

In effect: the redevelopment isn’t just about retail and housing — it also presents an opportunity to “rewrite the swamp” a second time — not by burying it under concrete, but by restoring aspects of the natural water system that were lost when the mall was built decades ago.

🔄 What Changed — and What It Means for Hanover & the Region

Population & Retail Shift: The transition from mall to mixed-use center + housing reflects broader shifts: indoor malls built in the 1970s are less viable now; people want walkable, mixed-use spaces.

Environment & Water-Resource Awareness: By removing a barrier like Peterson Pond Dam and restoring waterways, the redevelopment signals a growing environmental awareness and a push to reconcile development with natural hydrology.

Mixed-Use / Sustainability Model: Hanover Crossing blends retail, housing, green space — potentially creating a more sustainable, community-oriented development than a traditional mall footprint.

Legacy & Memory: For longtime residents, the transformation likely brings nostalgia — the old mall may have meant community gathering, memories — while the “rewritten swamp” (as wetlands restoration) may echo a return (in part) to natural roots, albeit modified.

If you like, I can pull up several maps showing

historic wetlands/swamps in Hanover (before development)

where Hanover Mall / Hanover Crossing sits relative to these swamps

and waterways like Third Herring Brook / Peterson Pond Dam

This helps visualize how the “swamp → mall → mixed-use + restored waterway” transformation unfolded.

Here’s a breakdown of what’s going on (and what happened) with Hanover Mall

And how the project is tied up with the reshaping of local wetlands / swamps and waterways near Hanover, MA.

🛒 What is/was Hanover Mall (now Hanover Crossing)

Hanover Mall opened in 1971 as a standard indoor regional shopping mall.

In recent years it suffered declining occupancy — by the time its owner, PREP Property Group, bought it in 2016 (for about $39.5 million), the enclosed-mall portion was only about half-occupied.

In 2019, PREP unveiled a major redevelopment plan, investing about $250 million to transform the site into a mixed-use, open-air “lifestyle center” + residential + entertainment + retail + greenspace.

Under the plan, the interior mall would be demolished; in its place would be new outdoor-style shops, a new supermarket (Market Basket), 297 apartment units, green space, and other amenities.

The rebranded development is Hanover Crossing. The conversion — from indoor mall (1971–2020) to open-air mixed-use center — is now (as of a few years ago) complete or near complete.

So Hanover Mall → Hanover Crossing: a shift from traditional enclosed mall to a new-style mixed-use center combining retail, housing, green space, entertainment.

🌿 The “Swamp” (Wetlands) Context: Why Did a Mall Get Built — and Why It Matters

The town of Hanover, Massachusetts historically contained several large wetlands/swamp areas, due to water-rich soils, drainage systems, and flat topography.

Among the many wetlands, there are swamps like Hell Swamp, Pine Island Swamp, Peg Swamp, and a part of Beech Hill Swamp — all forming part of the town’s historic natural drainage and watershed system.

The area that became Hanover Mall was once part of what people referred to as the “Rocky Swamp area.” The decision in 1969 to zone that “Rocky Swamp” for development cleared the way for constructing Hanover Mall nearly a decade later.

In a sense, the mall’s creation represents a re-writing — building infrastructure atop land that originally functioned as wetlands / swamp — changing the hydrology, water drainage, and natural habitats.

♻️ Revisiting the Waterways: Redevelopment + Environmental Restoration

When developers and local stakeholders began planning for Hanover Crossing, they also recognized an opportunity to restore and improve local waterways that had been impacted over decades. A few key points:

On the Hanover Mall property lies a dam — Peterson Pond Dam — on the Third Herring Brook (a tributary to the North River watershed). This dam historically blocked fish passage and disrupted natural water flow.

With the redevelopment, removing the dam was part of the plan: the mall owners committed funds toward its removal to help restore natural stream flow and improve habitat for migratory fish like herring.

The removal of older dams elsewhere on the Third Herring Brook — e.g., the “Mill Pond Dam” and the “Tack Factory Dam” — had already reopened much of the waterway to migrating fish, improving ecological connectivity in the watershed.

The redevelopment of the mall into Hanover Crossing was regarded by some local environmental-interest groups (such as North and South Rivers Watershed Association, NSRWA) as a “once-in-a-lifetime” chance to combine economic revitalization with ecological restoration — e.g., water-smart landscaping, stormwater recharge, habitat restoration.

In effect: the redevelopment isn’t just about retail and housing — it also presents an opportunity to “rewrite the swamp” a second time — not by burying it under concrete, but by restoring aspects of the natural water system that were lost when the mall was built decades ago.

🔄 What Changed — and What It Means for Hanover & the Region

Population & Retail Shift: The transition from mall to mixed-use center + housing reflects broader shifts: indoor malls built in the 1970s are less viable now; people want walkable, mixed-use spaces.

Environment & Water-Resource Awareness: By removing a barrier like Peterson Pond Dam and restoring waterways, the redevelopment signals a growing environmental awareness and a push to reconcile development with natural hydrology.

Mixed-Use / Sustainability Model: Hanover Crossing blends retail, housing, green space — potentially creating a more sustainable, community-oriented development than a traditional mall footprint.

Legacy & Memory: For longtime residents, the transformation likely brings nostalgia — the old mall may have meant community gathering, memories — while the “rewritten swamp” (as wetlands restoration) may echo a return (in part) to natural roots, albeit modified.