A storied corporate campus in Norwalk, Connecticut, may soon be transformed into a new kind of storage facility—this time, for goods instead of cookies. A proposal submitted by a local developer seeks to convert the former Pepperidge Farm headquarters into a self-storage complex, reflecting the broader trend of adaptive reuse in commercial real estate amid ongoing office vacancies and rising demand for storage solutions.
From Snacks to Storage
The 114,000-square-foot office building at 595 Westport Avenue once served as the nerve center for the Pepperidge Farm brand, a subsidiary of Campbell Soup Company. Built in the 1960s and vacated in 2022, the property has sat dormant for over two years as the regional office market wrestled with high vacancy rates and evolving tenant demands. The proposed plan by Norwalk-based Stanley M. Seligson Properties would repurpose the existing structure into a multi-level climate-controlled self-storage facility, capitalizing on the property’s ample parking, accessible location, and durable construction.
The proposal arrives at a time when municipalities across the country are grappling with what to do with surplus office space. With hybrid work and corporate downsizing reshaping the traditional office landscape, properties like the former Pepperidge Farm HQ represent both a challenge and an opportunity.
Economic Realities Shape the Vision
Norwalk’s office vacancy rate currently hovers above 23%, and leasing activity remains sluggish, according to regional commercial data. Meanwhile, the self-storage industry has grown significantly over the past decade, buoyed by factors such as population mobility, downsizing, and a rise in e-commerce. Nationally, self-storage square footage per capita has increased, and suburban areas with aging commercial infrastructure have proven fertile ground for conversions.
“This is a pragmatic reuse of a property that is no longer viable for modern office needs,” said a representative from Stanley M. Seligson Properties during a recent zoning commission meeting. “We’re not demolishing or over-developing; we’re adapting the space to meet a clear market demand.”
If approved, the conversion would retain the building’s structural shell while updating the interior to house more than 1,000 storage units. A loading dock, security systems, and improved landscaping are also part of the plan. The developer emphasized that the facility would generate less traffic and noise than a traditional office tenant, alleviating concerns from nearby residents.
Zoning and Community Input
The project requires a special permit from the Norwalk Zoning Commission, which is currently reviewing the application. Early feedback has been mixed. Some local residents have expressed concerns about the long-term implications of replacing an office use with storage, arguing it limits the site’s potential contribution to the local economy. Others see the conversion as a practical solution that revitalizes a vacant site without increasing congestion.
City officials have signaled openness to the proposal but have asked for additional impact studies and traffic assessments before making a final decision. The commission is expected to issue a ruling later this spring.
A Broader Trend in Commercial Real Estate
Adaptive reuse has become a prominent theme in commercial real estate in recent years. Office-to-residential conversions often steal headlines, but industrial and self-storage repurposing is becoming increasingly common. According to CBRE, adaptive reuse projects increased by 25% between 2019 and 2023, with storage conversions comprising a growing share.
Norwalk’s situation mirrors that of many mid-sized cities where aging office parks no longer attract Class A tenants but remain structurally sound. By leveraging existing buildings, developers can reduce costs, limit environmental impact, and sidestep community resistance to new construction.
While the future of the Pepperidge Farm campus may no longer involve golden Milano cookies or Goldfish crackers, it could still play a valuable role in the local economy—one measured in cubic feet rather than payroll figures.
Sources: The Hour, CBRE, Norwalk Zoning Commission
