Christian Estrosi unveiled a new project for the Gare du Sud at the end of last September, stating that by 2026 it will become a vast multidisciplinary cultural complex. This announcement brings the Gare du Sud back to the forefront of the debate. How has this iconic site endured twenty years of successive failed plans, management criticisms, and financial losses?
In September 2025, Christian Estrosi announced that the city would buy back the lease for the Gare du Sud to turn it into a “multidisciplinary cultural center.” This was not merely a shift among others, but a political gamble just months before the upcoming municipal elections in March 2026. The city plans to include a central gathering agora, exhibition and performance spaces, an art library, a Fablab, a café, and a newsstand. The overall cost, including the purchase of the lease, is estimated at 10 million euros.
With this announcement, the obsession returns. After two decades of redevelopment attempts, ranging from commerce to dining, and including mixed-use projects, the Gare du Sud has been the stage of repeated failures, criticisms of municipal management, and financial downturns that cannot be ignored.
A long history of thwarted projects
The Gare du Sud initially lived a railway existence for almost a century. Built in 1892 by architect Prosper Bobin for the Compagnie des Chemins de fer du Sud de la France, it welcomed travelers on the metric tracks of the “Train des Pignes.” But in December 1991, the Chemins de fer de Provence closed the line, and the terminus was moved to a new nearby station.
During the 1990s, the State considered the demolition of the metal hall and the main station building, a prospect that sparked public protests. In 1993, Christian Estrosi, then a deputy, urged the Minister of Culture to preserve the façade. His intervention helped to halt the bulldozers. Finally, the façade was listed as a Historic Monument in 2002, followed by the hall in 2005, blocking any demolition plans.
However, saving the heritage was not enough to set a lasting direction. In the 2000s, the municipality considered various uses for the station, such as housing, commerce, public facilities, or parking. Some projects envisioned relocating the town hall or associations, while others proposed combining a media library, sports space, and covered market. The challenge was to reconcile respect for the architecture, renovation costs, and economic viability.
Under the leadership of Christian Estrosi, elected mayor in 2008, the issue of the Gare du Sud became a municipal obsession. The 2010 project, supported by the agency Reichen & Robert, which combined housing, commerce, and cultural activities, faced political resistance due to the high costs of rehabilitation and uncertainties regarding attendance. The first stones were laid, but momentum was slow to build.
Finally, in 2016, a call for projects gained attention. A gourmet hall with a food court model was launched. In 2017, the developer Urban Renaissance was chosen. The ambition was to preserve the metal hall, create a contemporary food market blending dining and commerce. In May 2019, the Gourmet Hall opened with its 28 establishments in a spectacular architectural setting.
However, over the months, difficulties arose. Under the glass canopy, the summer heat became unbearable. The insulation was not optimal and the air conditioning was inadequate. Attendance stagnated. Rents considered too high, operational constraints, and sanitary issues posed problems. In 2022, the place was temporarily closed for hygiene checks.
Facing this failure, in June 2022, the city entrusted the lease to an Italian group, Iera, to launch a new concept called Mediterraneo, merging Mediterranean dining, cultural events, and concerts. However, this project also struggled to take off. Legal disputes emerged alongside the persistent structural constraints. Iera proposed to transfer the lease, and the city stepped in to buy it back. It is in this context that the new cultural orientation for 2026 emerged.
Criticisms of a controversial municipal management
Behind the twists and turns at the Gare du Sud, the core of the debate lies in the political and financial management. The opposition refers to a “repeated economic fiasco.” Investments were ill-suited and revenues fell well below projections. Juliette Chesnel-Le Roux, president of the Green Party, criticized the unsuitable concept, an overly greedy developer, and excessively high prices.
More importantly, the succession of directions led to a lack of stability. The site transitioned from a commercial model to a cultural one, from private operation to direct municipal management, from event dining to social animation. Each reconfiguration resulted in partial abandonments, delays, and unforeseen costs.
A planned renewal… but at what cost?
Estrosi’s announcement for 2026 presents a new challenge, one of converging the cultural dimension with economic balance, where previous projects failed. The future “cultural center of Nice Gare du Sud” will revolve around the agora, documentary and exhibition spaces, an art library, and performances. The project plans to maintain the Raoul-Mille library. The inauguration is scheduled for early 2026, with a final deliberation in November 2025.
Yet, several questions remain. Firstly, the real ability to attract a stable audience in a cultural format in this neighborhood. Past initiatives suffered from insufficient attendance. Secondly, the time constraint. With the 2026 municipal elections looming, some fear political pressure to “deliver something spectacular,” even if it means rushing procedures. Lastly, the issue of economic viability, as even with a cultural offer, there will need to be revenues (ticket sales, subsidies, donations) to compensate for the gradual phasing out of the flamboyant commercial model.
Therefore, the history of the Gare du Sud is as much about an important architectural heritage cherished by the people of Nice as it is about a site still searching for its identity. Christian Estrosi’s decision to reclaim the lease for municipal management marks a break. It’s no longer a private delegation but a public power wager to again affirm the site’s social and cultural dimension. The Gare du Sud, after decades of wandering, could finally find its vocation… if the city and its mayor learn from their past failures.
