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CONSULTATION DRAFT : JULY 2012
OPPORTUNITY AREA PLANNING FRAMEWORK
Copyright Greater London Authority July 2012 Published by Greater London Authority City Hall The Queen’s Walk More London London SE1 2AA Contact Enquiries 020 7983 4100 Minicom 020 7983 4458 website www.london.gov.uk
project team Michael Mulhern (GLA) Yogesh Patil (GLA) Richard Hamilton (GLA) Tony Pierce (LB Croydon) Mark Powney (LB Croydon) Peter Tonkin (LB Croydon) Vincent Lacovara (LB Croydon) Steve Dennington (LB Croydon) Patricia Cazes-Potgieter (TfL) Paola Sammarco (TfL) project board Colin Wilson (GLA) Martin Scholar (GLA) Colin Mann (TfL) Mark Brearley (DfL) Mike Kiely (LB Croydon) Tony Antoniou (LB Croydon) Ian Plowright (LB Croydon) Tim Naylor (LB Croydon)
Far more people than it is possible to thank individually have contributed to the production of this framework. They include major landowners and their planning, transport and design teams; local residents and businesses; officers at the Greater London Authority, Design for London, Transport for London, Croydon Council. Without whom, neither the framework not the progress that has already been made towards its implementation would have been possible.
OPPORTUNITY AREA PLANNING FRAMEWORK
consultation draft : july 2012
table of contents
Foreword by Cllr Perry (draft) Foreword by Mayor of London (draft) Material weight of the OAPF 1. where we want to be Where we want the COA to be Relationship to the Masterplans 2. location of the coa Location of the COA Relationship with Purley Way Boundaries of the COA and the CMC 3. land uses Existing land uses Proposed land use approach Retail Core High Streets Residential Commercial Social infrastructure District energy 4. local context The COA as an historic market town The COA as a 1960’s edge city Heritage assets The role of modernism in the COA Six character areas 5. public realm Existing public realm in the COA Six principles to improve public realm The public realm network The public realm network and its character Funded and unfunded public realm projects Play space requirements in the COA 6. building form and heights Existing building form and heights Proposed approach for new tall buildings Three tall building locations Tall building form Indicative building typologies in the COA Managing impacts on sensitive locations Managing impacts on panoramas Managing impacts on views & landmarks Managing impacts on environment 7. transport Introduction The strategic transport study Challenges for the future Transport assessment by mode Prioritistation of interventions Recommendations 8. parking Introduction Key issues Occupancy levels User perceptions Two car parking scenarios 9. delivering the regeneration strategy Connecting key regeneration areas Phasing of new housing development Phasing of new commercial development Development capacity and phasing Timetable for committed projects Available funding Town Centre Recovery Fund Filling the funding gaps glossary
technical appendix Provides further detailed evidence to justify the proposed guidance set out in the OAPF transport study Set out the results and analysis of a detailed transport modelling exercise carried out by TfL to assess the impact of the proposed level of growth on the transport network in the Town Centre. integrated impact assessment Includes the detailed Sustainability Appraisal and Equalities Impact Assessment.
councillor jason perry
london borough of croydon In setting out proposals and options for action in this draft planning framework, we have seized some of the opportunities offered by the government’s localism agenda. We have started working with local residents and businesses of the COA. Their experiences and responses are essential, in guiding and directing those with the planning and design skills to create the foundations for new and exciting places. Their views and concerns, particularly since the recent civil unrest, will supplement and balance more established business interests. By genuinely involving and empowering people, we can then start to shape a flexible framework of opportunities that will enable the creation of the kind of physical environment needed to attract upwards of 17,000 people to move into the Croydon Opportunity Area (COA). The COA has lost much of its former economic strength and the desire to reverse this is a critical premise of this draft framework. Bringing substantial economic and housing growth back to central Croydon and restoring its historic regional significance is at least a twenty years project. We need to plan now if we are to succeed in achieving this ambition. There is a considerable amount to do, however if the long-term strategic objectives are concentrated upon investment can be effectively attracted and directed. Responses to the riots demonstrated that most people living and working in the COA have great attachment and care for their local community. We want to hear from all those with suggestions as to how they and their neighbours can get more involved in the planning and shaping of the Croydon Opportunity Area. The aspirations of local residents and businesses that are being expressed to me are for positive change and for this to happen as quickly as possible. Through the OAPF (Opportunity Area Planning Framework) we intend that the many past visions to be expressed in a call to action and development. This will be supported by an investment plan for public realm and infrastructure improvements, including the establishment of new representative forums of private and public interests to enable delivery on the ground
mayor of london Croydon Metropolitan Centre (CMC) is set for major transformation. Its success is crucial to the economy of south London. Croydon has suffered economic decline in relation to its competitors. and has not benefitted significantly from the two development booms over the same period. The scale and range of possible sites for redevelopment show enormous potential for transformation and improvement in environmental and economic conditions. In doing so, it would meet a number of Mayoral and Council planning and regeneration objectives. We are preparing this ambitious framework for the commercial and retail heart of Croydon, called the Croydon Opportunity Area. The intention is to build a new community of thousands of new homes and jobs, and the framework will set out in more detail how to achieve this. Localism needs to find particular expression in CMC particularly as a new community of 7,300 homes (17,000 people) is to be established over the next 20 years where very few currently exist. Exploring and delivering the new central Croydon is both a huge challenge and a great opportunity. The civil unrest in August 2011 makes it more vital than ever before that we create an economic, social and physical legacy for future generations to take pride in. The best way to do this is to build upon the creativity and skills of local people, supported over time by sensitive and effective public investment. The Council, with the GLA family, is in a unique position to bring these specific interests together, despite the current economic difficulties. The need to address issues and challenges, including environmental changes, confronting central Croydon and for restructuring the local economy make it more urgent than ever to create a new planning framework for CMC and its environs.. This document sets out some of the practical steps the Council and GLA intend to take over the next 20 years to establish a new community. These include working closely with local residents, businesses, retailers, landowners and developers and an emerging new community to develop the local economy, reinterpret the town centre and provide the essential enabling infrastructure. The current financial climate requires a careful assessment of what is achievable but, by preparing a flexible and responsive planning framework that supports and allows the future development market to deliver, as well as having faith in the creative energies of local people, there is every possibility that Croydon town centre will be transformed into a leading 21st Century destination. There is an exciting opportunity in the Croydon Town Centre I look forward to the transformation of the area over the next few years.
Material weight of this framework
Opportunity Area Planning Frameworks (OAPF) set out planning, regeneration and design guidance for major growth centres in London, called Opportunity Areas. The London Plan identifies 33 Opportunity Areas one of which is the Croydon Metropolitan Centre and its environs. The OAPF has been prepared jointly by the Greater London Authority (GLA) and London Borough of Croydon (LBC) in partnership with Transport for London (TfL). This consultation draft is based on discussions with landowners, stakeholders and interested parties. This OAPF is supplementary guidance to the London Plan and sets out the Mayor’s strategic priorities for the area over the next 20 years. The OAPF is informed by policy and guidance from national to local level. It is not a simple amalgamation of policies but the culmination of a comprehensive analysis and review of local context. Croydon Council will also adopt the OAPF as supplementary planning guidance for the Croydon Town Centre area, which will give additional weight to this guidance when preparing planning documents and in the assessment of planning applications. The government published its Natioanl Planning Policy Framework (NPPF). This takes over from previous guidance set out in GOL circular 1/2008 and the PPS/PPGs. The NPPF provides the over arching policy guidance for authorities to apply when developing plans and determining planning applications. It ensures that planning decisions reflect national objectives, whilst encouraging authorities and local communities to produce their own plans to reflect the needs and priorities for individual areas. The main focus of the document is the presumption in favour of sustainable development. Councils are to be proactive in seeking development opportunities where there is a demonstrable need during the plan-making process, and also to assess applications without delay and to grant permission unless the application would have adverse impact that would outweigh benefits. The NPPF also introduces the ability of local groups to prepare new local neighbourhood plans.
National Guidance (NPPF)
Mayoral Planning Guidance The Croydon OAPF
INFORM & INFLUENCE
South London Waste Mngt.
Town Centre Masterplans
Statutory Development Plans
Other material planning considerations
Responding to consultation
This is a draft OAPF for the Croydon Town Centre. This is your opportunity to comment on this draft plan; to point out aspects of the plan that you agree with, disagree with, or issues that you feel have not been addressed. The story so far In March 2011 a project team was set up to prepare an OAPF for the Croydon Town Centre. The team consists of officers from the Greater London Authority, Croydon Council and Transport for London. In April 2011 the project team carried out the first public consultation event, at which local residents, businesses, developers, service providers and politicians were asked to provide their views on the future of the Croydon Town Centre and what issues were the most important to address. The project team spent the year working on the draft OAPF setting out the guidance that would help deliver the aspirations of the first public consultation event. In January 2012 an early draft of the OAPF was informally sent to a number of Town Centre stakeholders for whom the proposed guidance in the OAPF would directly affect the development potential of their land. A complete draft OAPF was then presented to Croydon Council Cabinet and the Mayor of London in June 2012 for permission to go out to public consultation. A full public consultation event commenced in July 2012 and will run for ten weeks until September 2012. What next The public consultation event will run until September 2012. Following this, all comments will be reviewed and amendments to the draft plan will be made. Meetings with respondents will take place as and when required. Following this, it is the Mayor’s and Croydon Council’s aspiration to adopt the Croydon Town Centre OAPF in late 2012. How to respond Visit: www.croydon.gov.uk/oapf www.london.gov.uk/planning/oapf Email: email@example.com firstname.lastname@example.org Call: Michael Mulhern at 020 7983 6535 Steve Dennington at 020 8726 6100 ext: 64973
chapter contents • • Where we want the COA to be in the future The relationship of this OAPF to the town centre masterplans
Consultation question Will promoting a large number of new homes across the whole of the Croydon Opportunity Area, including the central areas, help create a more vibrant place? Chapter objectives • • Promote a flexible plan and encourage a mix of uses across the Opportunity Area Build the Town Centre in line with its London Metropolitan Centre status
where we want to be
1.1 The COA has excellent transport connections; well established commercial, retail and civic functions; along with great opportunities for growth. Over the last 30 years, however, the COA has failed to attract major investment resulting in a decline in jobs, increased vacancies and poor maintenance of some buildings and public realm. 1.2 Today the regeneration of the COA has never been more important. Urgent repairs are necessary but there is no single solution. Increased economic, retail, residential, cultural and social activities are all needed to help generate the energy and dynamism required to stem this recent decline. The central objectives of the OAPF are to; • • • • • • Build on the COA’s Metropolitan status Provide 7,300 homes for 17,000 residents Renew and grow the retail core Revive the town centre high streets Focus high quality commercial space around New Town and East Croydon Deliver new and improved streets, amenity spaces and buildings 1.4 In line with the COA’s Metropolitan status, and its planned residential expansion, there is great potential for growth of the retail core. The refurbishment and/or redevelopment of the retail core would offer residents, visitors, shoppers and employees a significant retail destination for south London and the south-east of England. 1.5 The growth of the retail core will complement the COA’s high streets, which play an important role in our everyday lives. They operate as focal points for, social activities, convenience and alternative shopping, restaurants and nighttime economy, as well as providing leisure and community space. It is vital that the COA high streets are further supported and enhanced. 1.6 The OAPF will continue to support new and refurbished high quality commercial space in New Town and East Croydon, where market fundamentals are strongest. The character of the commercial sector in other parts of the COA will change. Existing outdated offices will be refurbished, converted and redeveloped to embrace new ways of working and living. These buildings can be changed to offer flexible, creative and productive spaces, and housing. 1.7 It is vital that the COA’s streets, amenity spaces and built form undergo significant improvement. The COA will offer a public realm network that residents, shoppers, workers and visitors can enjoy and relax in. 1.8 This new population will need supporting social infrastructure and the extent cost and delivery of this infrastructure is identified and prioritised.
1.3 New housing will be promoted across all areas of the COA. Bringing a new community into the centre of the town will generate activity. Residents will live in a mixture of private and affordable homes of a high quality design that will cater for a diverse population. Hotels and student accommodation will also provide specialised housing. Future residents will work and study in a mixture of locations between COA, central London, and south-east of England.
Figure 1.1 Residential at Canning Town Area 3, MLA
Figure 1.2 Retail at Liverpool One, BDP
West Croydon Station
East Croydon Station
COA boundary Public realm improvements High Street- London Road to South End High Street- Church Street to George Street Wellesley Road New and improved streets Station improvements New and improved public parks and amenity spaces
New Town and East Croydon area commercial and high density residential Retail Core area Retail and high density residential and leisure uses Civic and Cultural area (Mid Croydon and Fairfield) A mixed use area including civic uses, residential, community, leisure with small-scale retail and commercial uses Residential led area
Figure 1.3 Where we want to be 4
Residential led area
New Town and East Crodyon area
Commercial and high density residential
East Croydon Station
Figure 1.4 Where we want to be 5
A mixed use area including civic uses, residential, community, leisure with small-scale retail and commercial uses
Civic and Cultural area (Mid Croydon and Fairfield)
Retail and high density residential and leisure uses
West Croydon Station
The relationship of this oapf to the town centre masterplans
1.9 The OAPF is not the only planning and design document for the COA. Page viii of the OAPF shows the detailed hierarchy of planning documents, from national, regional and local level that provide the policy guidance for new development in the COA. These planning documents still apply. 1.10 In addition to the above, there are also a suite of town centre masterplans that provide guidance for specific areas in the COA. Fig 1.5 shows the location of these masterplans. 1.11 As of 2012, each of the masterplans are at different stages of preparation. Croydon Council has been working closely with GLA, TfL, stakeholders, community groups and landowners to prepare these masterplans. The masterplans are focused on the delivery of new development and the associated improvements that such development will bring to the quality of the public realm, built environment, amenity space, and transport infrastructure. 1.12 The OAPF and these masterplans have been prepared in tandem and are complementary. A planning application within the boundary of a masterplan will need to demonstrate how it delivers the principles and objectives of both the OAPF and the relevant masterplan. The masterplans include;
• • • • •
East Croydon masterplan: adopted in 2011 West Croydon masterplan: adopted in 2011 Mid Croydon masterplan: was issued for public consultation in October 2011, adoption in Summer 2012 Fairfield masterplan: is currently in preparation and due for consultation in summer 2012 Wellesley Road flexible-end-state: A ‘flexible end-state’ is preferred to a fixed masterplan to allow greater future flexibility. Depending on how other elements of the COA advance the final design and layout of Wellesley Road could change. Old Town masterplan: Croydon Council has recently started preparing a masterplan for the Old Town area. This includes land around Surrey Street and Church Street. This work is at an early stage but will continue during 2012 with adoption expected in late 2013.
1.13 In the future other areas of the COA may be identified as requiring more detailed masterplans. This masterplan approach ensures collaboration between all interested parties and delivers high quality design, and planning that benefits the whole of the COA. The preparation of future masterplans will be dependent on need, timing and resources.
West Croydon Station
East Croydon Station
West Croydon masterplan Wellesley Road ‘flexible end state’ East Croydon masterplan Figure 1.5 Town Centre Masterplans
Fairfield masterplan Mid-Croydon masterplan Old Town masterplan
Looking south-west over Croydon Town Centre
Location of the COA
chapter content • • • Location of the COA in its wider London context Relationship of the COA with Purley Way The COA and the CMC
consultation questions Do you agree that the COA’s location, proximity to London and Gatwick, along with its opportunities to accommodate new development can help attract new investment? chapter objectives • • • Locating the COA in the south-east of England and London Showing the boundary of the COA Identifying its significant opportunities for growth and development
location of croydon opportunity area
2.1 The Croydon Opportunity Area (COA) is located in south London, in the London borough of Croydon. It includes the Croydon Metropolitan Centre (CMC) which is made up of the commercial and retail areas between East and West Croydon as well as the Civic and Cultural areas around Fairfield Halls. In addition to these areas, the COA is larger then the CMC as it also includes the Old Town; the high streets; the immediately surrounding residential areas; as well as Wandle Park and Park Hill, see Fig 2.4. 2.2 The COA is an important south London transport interchange, offering excellent transport connections both north and south, by rail, tram,
Bedford Luton Airport
bus and road. 2.3 By rail, the COA is 15 minutes from central London, 20 minutes from Gatwick Airport and 40 minutes from Brighton. 2.4 The COA has excellent road connections across south London and the south-east, with access to the M25 and the M23 within approximately 15 minutes. However, to the north of the COA road connections into Central London (the A23 is busy). This creates a sense of distance, which contrasts strongly with the areas excellent rail connections.
Wood Green Romford Ilford
Th am es lin k
15-20 minutes to Central London
M23 To Brighton
0 5 10 kms
Opportunity Areas in London
Figure 2.1 Croydon Opportunity Area: South East regional context
2.5 Fig 2.2 shows the London Plan key diagram. It identifies the Croydon town centre as a Metropolitan Centre, Opportunity Area and a Strategic Outer London Development Centre. It highlights the areas proximity to central London, the Wandle Valley Development Corridor, Gatwick airport and the South East of England sub region. 2.6 The COA performs the role of a regional town centre operating at both the London wide and south-east England scales. It is a well established commercial and retail location. Today, it is London’s third largest office location, behind the City of London and Canary Wharf, as well as south London’s largest shopping centre. The COA also includes a mix of other residential, educational and
cultural facilities. 2.7 These multiple attributes are enhanced by the areas significant capacity for future development and growth. This potential is supported politically by both the Mayor of London and Croydon Council. Both are keen to see change and growth in the COA that will bring about the regeneration necessary to change peoples perception of the place. All of these factors combine to make the COA an attractive location for future investment. 2.8 The COA could accommodate approximately 7,300 homes, 95,000 sqm. of new commercial space along with the growth of its retail offer. This planned growth is supported by regional and local policy. 2.9 This OAPF provides the additional planning and design detail that will be used to guide new development and regeneration.
Figure 2.2 London Plan (2011) Key Diagram
relationship with purley way
2.10 Immediately adjacent the COA is Purley Way. Purley Way is an out of centre, car-based, retail and industrial park, on the A23. Fig 2.3 shows the proximity of the two areas. 2.11 The early growth of Purley Way was linked to Croydon Airport and its related industrial warehouses. Following the closure of the airport, the area retained its industrial function and later began to attract larger ‘out-of-centre’ retail warehouses i.e. IKEA and later John Lewis, along with large areas of free parking. The Purley Way retail offer is not concentrated in one place, but rather spread over an area of 2 to 3 kilometres. 2.12 The proximity of Purley Way to the COA presents challenges and opportunities for both
Tram to Wimbledon A236 to Mitcham
areas. Today, the retail offer at Purley Way does not complement that of the COA. The operation of Purley Way raises land use planning issues around out-of-centre retail development. 2.13 The Council’s core strategy recognises the need to stem future ‘out-of-centre’ development. This OAPF reflects that policy position, but does include any additional guidance on the future of Purley Way. In the future, the Council will carry out further work will to help guide the managed growth of land uses at Purley Way. This work should include information on a complementary parking and promotional strategies that should aim ultimately to benefit both areas. 2.14 Fig 2.4 overleaf shows the locations of the CMC and the COA.
Trains to central London
Tram to Beckenham A232
Purley Way 135,000 sqm. focus on bulky goods Turnover of approx. £300 million
Trains to South West A232
COA town centre 195,000 sqm. retail and convienence goods Turnover of approx. £800 million
Trains to Brighton To M25 and M23
Industrial areas in Purley Way Retail areas in Purley Way
Croydon Opportunity Area Existing Parks in the area
Train lines Road network Tram lines
Figure 2.3 Croydon Opportunity Area and Purley Way 13
West Croydon Station
East Croydon Station
Croydon Opportunity Area Croydon Metropolitan Centre
Train lines Road network Tram lines
Figure 2.4 Croydon Opportunity Area (COA) and Croydon Metropolitan Centre (CMC) boundaries 14
six character areas
2.15 The COA is a complex arrangement of places, each with its own character, make-up and land use focus. To help better describe the existing character, the COA is subdivided into six character areas. The following section provides further detail on these six character areas. New development proposals should use these character areas as the starting point when proposing new scheme designs. Development must respect, integrate itself into, and build upon the existing character of these areas. New development must also improve connections between these character areas to ensure easy movement for people across the whole of the COA. west croydon 2.16 Centred around the busy junction of London Road and North End, this character area contains a mix of uses, including; a secondary transport interchange at West Croydon station (national rail and London overground, tram and bus); traditional high street uses; large 1980’s office buildings on Wellesley Road; and a Grade I listed church. The majority of the built character is small scale, finer grain buildings. However along Wellesley Road there are a number of larger office buildings. A masterplan for this area has been adopted by Croydon Council. new town and east croydon 2.17 Forming the eastern edge of the COA, it was primarily redeveloped during the 1950’s and 1960’s and the majority of buildings in this area are commercial modernist buildings. The area has a mix of uses, including; the COA’s primary transport interchange at East Croydon station (national rail, tram and bus); a variety of commercial (office and hotel) buildings; small scale retail on George Street; new mid-rise residential, hostel space on Dingwall Road; and large areas of surface car parking. retail core and north end 2.18 This area is the main comparison shopping area, with some underused office space above. It is focussed along the pedestrianised North End, which includes a series of fine grain buildings, heritage buildings (including Alma House) and conservation areas. Behind North End are the Whitgift and Centrale retail malls.
civic and cultural area 2.19 This area includes; Mid Croydon and Fairfield masterplan areas. It also includes some land on the eastern side of the East Croydon train line. The character area contains mostly civic and cultural facilities along with some office space. The area is underused and is disjointed from the rest of the COA, by Wellesley Road, the railway line and the Flyover. Building styles and heights vary from the historic town hall, to the modernist Fairfield Halls and the contemporary Altitude 25 residential building. southern fringe and old town 2.20 This area is located to the south of the flyover and west of the retail core. It is the historic core of the COA and today still contains a street market, high streets, and a historic urban/suburban housing. The area around Church Street, High Street and South End have retained their historic street pattern. The uses across the wider area are primarily residential with traditional high street uses along South End. Buildings are 2 to 5-storeys in height. The area is punctuated with some tall, broad slab modernist buildings. There are a series of conservation areas, the Archbishops Palace and Croydon Minster. northern fringe 2.21 To the north of the commercial core and West Croydon, this character area is primarily residential with a mix of community uses and small scale retail and business units along London Road. The street pattern is well defined and buildings are predominantly Edwardian and Victorian of 2 to 5-storeys. The area also contains a mix of other modernist and contemporary residential (i.e. Iylo) buildings. 2.22 Local character is not solely about land uses and built form. It is also about people and what they do. Today the COA is primarily used as a place to shop, work and interchange between transport modes. The majority of social activity is focussed around East and West Croydon stations, in the Retail Core, parts of the Old Town, and around the main commercial buildings in New Town. These parts of the COA are busy between 8am and 6pm, but outside these hours the level and variety of activity drops off. The OAPF plans to attract a greater mix of uses, more residents, improved streets and spaces that will all help support a stronger commercial, retail and residential market that will operate across the whole of the day.
3 West Croydon Station
2 1 East Croydon Station
1 2 3
CHARACTER AREAS North End (retail core) New Town & East Croydon West Croydon
4 5 6
Civic and Cultural (mid Croydon and Fairfield) Northern Fringe Southern Fringe and Old Town
Figure 2.5 The location of six character areas 16
Looking south-west over Croydon Town Centre
chapter contents • • • • • • • • Existing land uses Proposed land use approach Retail Core High Streets Residential Commercial space Social infrastructure District energy provision
consultation question • • Will promoting a large number of new homes across the whole of the COA, including the central areas, help create a more vibrant place? Do you think the Retail Core would benefit from ‘Comprehensive Redevelopment’ or more ‘Incremental Renewal’ over time? Do you agree with the principles outlined for both approaches? Do you think conversion of older office buildings to residential units and other uses such as educational and community facilities is an appropriate approach for reusing out of date buildings?
land use objectives • • • • • • Promote a flexible plan and encourage a mix of uses across the Opportunity Area Promote the Town Centre in line with its London Metropolitan Centre status Promote new residential across the whole of the Croydon Opportunity Area Retail Core - growth of comparison retail, leisure and residential New Town and East Croydon - focus commercial and new residential uses Mid Croydon and Fairfield - new residential and leisure, with small scale retail and commercial (close to East Croydon station) whilst also retaining its Civic function
existing land uses
3.1 The dominant land use in the COA is office, with retail and car parking uses coming second. There are much smaller amounts of residential, hotel, education and community uses. 3.2 The COA is London’s third largest office location after the City of London and Canary Wharf, with approximately 550,000 sqm. of space. The most successful office area in the COA is around the New Town and East Croydon character area, which contains several high quality ‘Grade A’ office buildings. This area has the highest rentals and the least vacancies. However, across the COA as a whole, approximately 30% of the overall office stock is vacant and a large proportion of the office space achieves rental values of only £22 per sq.ft, which is currently below the level necessary to attract new office investment. 3.3 The COA has one of south London’s largest retail offers. It attracts shoppers from across London and the South East of England. Comparison goods shopping is focussed in the Retail Core character area. The high streets (South End to London Road and Church Street to George Street) have a range of (mainly) independent retailing, banks and building societies, restaurants and some community space. The COA has approximately 195,000 sqm. of retail floorspace with a retail turnover of £770 million (2010). However, this is a reduction from £909 million in 2005. Coinciding with this decrease in spending is an increase in retail vacancy rates from 5% to 11% during the same period. 3.4 The COA has an existing residential population of approximately 8,000 people. The majority (app. 7,000) live in Victorian and Edwardian housing outside of the central commercial and retail areas. These residents live in mainly in the Southern and Northern Fringe character areas. In the central area, there is a only a small existing residential population of approximately 1,000 people. The COA has no dedicated student housing. 3.5 The COA has approximately 1,000 hotel bed spaces and this market is performing strongly. This offer is linked to its excellent rail connections to central London, Gatwick and the wider south-east region, and to lower prices than in central London. 3.6 The COA also has a wide range of cultural and community facilities, including; Fairfield Halls, law courts, cinema, a large modern central library and Croydon College, which now offers degree courses from Commercial University of Surrey. Croydon Minster and St. Residential Michael’s Church are two Grade 1 listed churches Parking among a number of places of worship. Other Retail Hotel local facilities include schools, health and leisure. Miscellaneous However, given the low residential population this provision will need to be expanded to cater for future growth. 3.7 Over the last 30 years there has been a decline in demand for office and retail space in the COA. This has resulted in increased vacancy rates, which in turn impacts on the quality of existing buildings and the quality of the public realm. A combination of these factors results in people having a poor generation perception of the COA. To address this the OAPF proposes planning and design guidance to addresses these deficiencies. This chapter provides guidance on a desired land use approach for the area.
3% 2% 17%
Commercial Residential Parking Retail Hotel Miscellaneous
550,000 sqm 70,000 sqm 250,000 sqm 195,000 sqm 35,000 sqm 22,996 sqm
Figure 3.1 Existing distribution of land uses
Figure 3.2 Existing land uses
proposed land use approach
3.8 The OAPF proposes a flexible land use approach that encourages a mix of uses across the COA. The following are the broad land use objectives for future development in the COA. Retail • Build on the COA’s status as a major retail location consistent with its London Plan Metropolitan Centre designation • Growth of the primary comparison retail area along North End and in the Whitgift and Centrale shopping centres • Support the development of a large full scale department store in the Retail Core • Support the development of 28,000 sqm. of additional retail floorspace • Enliven the High Streets, London Rd to South End and George St. to Church St through public realm investment and promotion of community activity. Residential and a new community • Support 7300 new homes across the COA • Accommodate 17,000 new residents • Promote a mix of medium to high density housing in a range of home types (infill, midrise and tall) • Promote the highest residential densities in the inner area of the COA and more medium density in the outer area. • Help deliver a new community with education, health and cultural facilities Commercial • Focus new commercial space in New Town and East Croydon • Support 95,000 sqm. of new office space • Encourage refurbishment of 150,000 sqm. of existing outdated office space. • Promote conversion/redevelopment of surplus office buildings to other uses • Help grow cultural and creative industries through the establishment of an Enterprise Centre in the COA
3.9 The overall aim of the OAPF is to promote new medium and high density homes across the COA. Attracting a large new residential community into the heart of the COA will create a more lively, vibrant place. Focussing people within the COA will also reduce pressure on transport by reducing the need to travel. In particular, the OAPF plans for a large amount of new residential development in the inner area of the COA, which currently has little. 3.10 Closely linked to the growth in new homes, is support for the managed growth of the COA’s retail sector in line with Croydon’s status as a London Metropolitan Centre. This includes focussing new comparison retailing in the Retail Core, and enlivening the COA’s High Streets to provide an alternative and convenience retail offer along with a mix of restaurants, leisure and community / cultural functions. 3.11 New and improved commercial space will also be strongly encouraged to locate around the New Town and East Croydon character area, with a reduction in surplus commercial space from elsewhere in the COA. This will be achieved through their redevelopment and/or conversion. Other uses such as leisure, hotel, student housing, cultural, educational, health and community will also be encouraged in appropriate locations. 3.12 The proposed land use approach is set within a realistic public realm and transport capacity improvement programme. The OAPF recognises that for new development and change to be attracted into the COA the physical environment must be greatly enhanced. Further detailed on the public realm, built environment, transport capacity and parking proposals are set out in more detail in chapters 5, 6, 7 and 8 of this OAPF. No one single solution will resolve the current issues faced in the COA, but rather it is a combination of factors all focussed on delivering the same objectives that will bring about the required changes.
West Croydon Station
East Croydon Station
RETAIL CORE Retail development comparable with the COA' status as a Metropolitan Centre and a mix of high density residential and leisure COMMERCIAL CORE Commercial (Office and Hotel) with a mix of high density residential CIVIC & CULTURAL AREA This area contains the Mid Croydon and Fairfield masterplan areas. The area will retain its civic and community function, but will also include a mix of residential and leisure uses, along with some small scale convenience shopping and commercial uses.
HIGH STREETS A mix of small scale convienence and independent retailing. Along with community, lesiure, restaurant, café, evening, residential and small scale commercial uses. WELLESLEY ROAD A significant new focal point in the COA providing transport and movement functions and new amenity space. INNER RESIDENTIAL AREA New residential will have the highest density with lower levels of family housing OUTER RESIDENTIAL AREA New residential will be more medium density with more family housing
Figure 3.3 Proposed land use approach 22
3.13 The Retail Core area is focussed along North End, the Centrale and Whitgift shopping centres. It is the primary comparison retail location in the COA. 3.14 The OAPF promotes the expansion and growth of the retail core and to reduce vacancy rates to 8% by 2031. The growth of comparison shopping in the Retail Core will be supported in line with the COA’s status as a Metropolitan Centre. Growth of the Retail Core would take advantage of the existing population of south London and wider south-east region as well as the planned population increase within the COA. 3.15 The Council and the Mayor recognise that delivering change in the Retail Core will be heavily influenced by the redevelopment of the Centrale and/or the Whitgift shopping centres. The redevelopment of this area as a mixed-use retail destination with a range of high density homes and leisure uses is strongly supported. This approach is the Council’s and the Mayor’s preferred solution and would help create a vibrant London destination. 3.16 The focussed growth and improvement of comparison retailing in the Retail Core will improve the overall physical quality of this area through new construction and public realm enhancements. 3.17 Croydon Council evidence suggests the need for a new full size department store, together with at least 28,000 sqm. of additional retail floorspace. 3.18 Redevelopment of the Retail Core will help
create an important public place that will operate as a focal point, offering retail, residential, leisure and employment uses side-by-side with quality public streets, spaces and transport connections. This mixture of uses and homes and the increase in people will help generate a vibrancy that will support new and existing retail and leisure uses. 3.19 Growth of the Retail Core will attract more people to shop and live in the COA thereby supporting enhances in economic performance and function for businesses on the existing COA high streets. It will generate improvements on these streets through increased footfall and additional spin-off space for new leisure, recreation, community, culture and independent retailing. 3.20 Alongside supporting retail growth, attracting new high density residential into the Retail Core will lead to an increased residential population living in this area. It is anticipated that the Retail Core area could accommodate some 1,100 new homes. This new population will help the Retail Core and the high streets become more than just places where people shop, work and interchange but also places where they can live, play and relax. 3.21 The future of the Retail Core is uncertain. There are a range of future development scenarios. As stated, the Council’s and the Mayor’s preferred scenario is the comprehensive redevelopment and improvement of this area. However, should this not take place, there are a range of interventions that should be pursued in an incremental manner that would also lead to improvement and regeneration of the Retail Core. Both scenarios present challenges and opportunities and the following section provides some additional guidance for both of these scenarios.
Figure 3.4 The retail core (North End) 23
1. incremental renewal
3.22 The incremental renewal of the Retail Core could take place if there is no large-scale investment or redevelopment of either the Centrale or the Whitgift shopping centres. This approach would involve the gradual upgrading of existing facilities to improve; the layout of retail space; access arrangements; car parking; and the relationship with Wellesley Road. These upgrades would be an on-going process happening over the life of the plan. In addition to upgrading the physical fabric of the area, there would also be potential to introduce other uses, such as residential and leisure. Depending on design and location, the Retail Core could accommodate approximately 1,100 new homes. Incremental renewal in North End: 3.23 North End is the COA’s primary shopping street and is a largely successful pedestrianised space with a mix of new and older buildings. It is also a conservation area. Future investment should: • • • • • • • Respect and enhance heritage assets Further exploit the streets pedestrian nature by establishing spaces for social activity, meeting and gathering Shop front improvements in the north west part of North End Shop front improvements for independent retailers along the whole of North End Refresh the paving and street furniture to a high design quality Improve connections and signage to the Civic & Cultural, New Town and East Croydon, West Croydon and Old Town. Improve east / west movement across the COA improving its entrance from both the northern and southern entrances on North End Reconfiguring retail space, particularly in the upper floors to attract a new anchor retailer that will generate more footfall Potentially reconfigure or reposition the food court to attract more footfall.
Incremental renewal in Whitgift Centre: 3.25 The Whitgift is the largest shopping centre. Future investment should focus on: • • Enhancing east/west pedestrian links through the existing block Reconfiguration / amalgamation of existing empty or underutilised units as the opportunity arises to create larger floorplates to attract new anchor stores. A cross section of stores sizes are to be maintained however suitable for range of retailing need Provision of new retail floorspace at upper levels in particular Enhancing the external retail activity along North End Providing more at-grade entrances from Wellesley Road having regard to the emerging Wellesley Road proposals and Lansdowne Road pedestrian link to East Croydon Station Improve the building line and elevation along Wellesley Road to help make it a more attractive place Provide a greater mix of uses including residential, community and leisure Seek to reuse the existing Whitgift Tower office buildings for alternative uses, including; residential, student housing and hotel space Allders is a large department store, but is in need of reconfiguration to provide a more efficient retail floor space of 22,000+sqm. Part of the building may also be suitable for conversion to other uses.
• • •
• • • •
Incremental renewal in Centrale: 3.24 Centrale currently contains two large department stores (Debenhams & House of Fraser). Footfall could be increased by changes to: • • Provision of enhanced east/west pedestrian links through the existing block between North End and Frith Road Increasing footfall within the centre by
3.26 One of the most important aspects of any incremental renewal of the Retail Core is ensuring the the Whitgift and Centrale shopping centres mutually compliment each other and are well connected to each other, the High Streets and the stations.
2. comprehensive redevelopment
3.27 Comprehensive redevelopment of the Retail Core could see an expansion of the existing retail floorspace by 28,000 sqm. and even more should a large anchor store be attracted. These growth aspirations are consistent with the COA’s designation as a Metropolitan Centre. 3.28 London evidence suggests that comprehensive retail redevelopment within existing town centres, such as Westfield White City, has little negative impact on existing retail in the surrounding area. In fact it leads to an increase in business in existing units within the Town Centre, such as in Shepherds Bush. 3.29 It is likely that a large new anchor department store of this scale would only be attracted to the Retail Core area as part of large-scale
redevelopment, which would be supported. 3.30 Current redevelopment aspirations for the Whitgift Centre, Centrale and Allders could progress quickly. Substantial investment in the Retail Core is viewed by both the Mayor and the Council as an ideal opportunity for retail-led regeneration, along with a mix of residential and leisure uses. 3.31 Future growth and redevelopment of the Retail Core is a great opportunity to address current issues of poor connectivity, poor quality streets and spaces, Wellesley Road and car parking access arrangements. 3.32 To address these current issues with the arrangement of the Retail Core, any future comprehensive redevelopment should seek to
West Croydon Station St Michaels Church
West Croydon Masterplan Area ark rd P o f Bed
lle We sley Lan s d Roa ne dow
East Croydon Station
d on m um ad Dr Ro
t Whitgift Shopping Centre Old Town Stree Centrale Shopping Centre West Croydon Masterplan Area Existing internal pedestrian movement corridors in Whitgift and Centrale shopping centres
Figure 3.5 Existing arrangement of the Retail Core 25
Fri th a Ro d
Churc h Georg e Stre et
deliver the key principles set out on the next page. guiding principles for redevelopment • Grow the retail offer in line with the COA’s designation as a Metropolitan Centre • Provide a new and improved east/west connections through the Retail Core. Including an improved Poplar Walk and George Street, and a minimum of one new 24 hour publicly accessible east/west street from Wellesley Road to Frith Rd • Ensure a joined up retail circuit between Centrale and Whitgift • Secure a mix of other uses; including 1,100 new homes and other town centre leisure uses • Help change the character of Wellesley Road, by; improving edge treatment, rationalising
• • •
servicing, carefully considering parking, providing a better quality public realm with clearer building and kerb lines and incorporating a range of frontage activities including retail and residential Strengthen North End, by retaining its retail and pedestrian focus, and also respecting and enhancing its heritage assets Help enhance the character of Frith Road by improving the edge treatment, rationalising servicing, providing better quality public realm and incorporating more activity Provide a north/south route through the Whitgift centre to connect West Croydon to Mid Croydon Locate the tallest buildings closest to Wellesley Road away from the most sensitive locations in terms of privacy, security and overshadowing Connect to and help deliver a COA wide district energy system.
In addition, there are other aspects of a comprehensive redevelopment that will need to be discussed in more detail, such as; servicing, parking, access and egress, building design, play space, residential design and the roof-scape.
West Croydon Station North End to London Road West Croydon masterplan proposals
Connection to Lansdowne Road and East Croydon station footbridge
Connection to East Croydon station & George Street
Connection to Drummond Road and Old Town Connections into Mid Croydon North End to Wellesley Road improvements South End High Street enhancements Frith Road and Poplar Walk improvements Main new public access east/west route (24 hr) New and improved secondary routes
Retained Conservation Area New public spaces/squares Tall buildings area Retail-led mixed use development including residential, leisure space and amenity space 26
Figure 3.6 Indicative application of the planning and design principles for the Retail Core
3.33 In addition to the large scale shopping centres in the Retail Core. The COA also contains more typical town centre high streets. These streets north/south from London Road to South End and east/west from Church Street to George Street. There are also a number of secondary retail frontages also run off these main high streets i.e. Station Road, Surrey Street and St Georges Walk. 3.34 These high streets perform a vital function offering retail, community, leisure and social activities. Whilst the OAPF seeks to focus new comparison retail growth in the Retail Core, major investment and new retail development will also be supported on the High Streets. 3.35 As part of the Mayor’s Regeneration Funding, these high streets will undergo significant public realm improvements during 2013/14, which will improve public realm and address the specific needs of each. 3.36 Reconfiguration and intensification of the high streets is desirable. There is scope for new small-scale retail, business, restaurant and leisure uses to help increase activity and footfall. The high streets should be promoted as community and social focal points. A larger residential population will help galvanise a more diverse and better quality day and night time economy. 3.37 The role of the night-time economy and temporary “meanwhile” uses are also important in the function and life of the high streets. The OAPF encourages the temporary use of vacant shops in order to maintain economic activity and interest until more permanent retailing can be established. 3.38 Specific aspirations for high streets: • George Street: To the west of Wellesley Road it will retain its diverse character and historic form. Improvements to this street will create a better environment, while there is also scope to relocate the existing tram stop and to demolish No. 36 to provide a link pedestrian link with Mid Croydon. To the east of Wellesley Road, the redevelopment of vacant brownfield sites will be encouraged and this will provide a sea change in people’s perception and experience. The street will include new daytime and evening options for eating and leisure for employees and residents travelling to and from East Croydon station. The street will no longer solely be a place for transport • •
interchange, but it will also offer bars, places to eat and relax in the morning, lunch time and evening. Old Town: (including Church Street, Surrey Street and Frith Road) Improved walking and cycling environment will allow connections to Purley Way and Wandle Park. The wider regeneration of Old Town via the emerging masterplan will increase footfall along Church Street. The street will retain its historic grain and form, which are critical to its current designation as a Conservation Area. The retail units are suitable for smaller, independent retailers, café and maybe restaurants which will be attracted by an improved public realm on Church Street and the surrounding network of lanes in Old Town including Surrey Street and Frith Street. South End: Provides an entry point into the COA. It offers a successful mix of cafes, restaurants and night time uses. Changes will include infilling vacant and underused premises and sites, addressing problems created by outlying 1960’s and 1970’s office buildings, and improving the public realm and physical connection to the COA. London Road: Its local high street character and valuable diversity will be reinforced through sympathetic public realm enhancements and increased business and economic support. Wellesley Road: will not become a traditional ‘high street’. However, it will see significant transformation, realising the ambition of this street as one of the Mayor’s Great Spaces (see chapter 5 on public realm).
3.39 A key high street objective is to improve east/west permeability across the COA and to strengthen existing north / south routes. This can be achieved by increasing the number of crossing points, improving the overall public realm environment, supporting the retention and expansion of businesses, all of which will help increase footfall and demand. Emphasising pedestrian movement in conjunction with calming traffic and urban greening will encourage new retail, community, culture, leisure and cafés. 3.40 Outside these high streets there may also be some scope for small scale new convenience retail, restaurant and leisure uses on streets where there is a recognised increase in footfall i.e. Lansdowne Road, and within the Mid Croydon and Fairfield masterplan areas. However, this should not detract from the retail on the high streets and within the Retail Core.
Church Street George Street Surrey Street
High Street & South End
Figure 3.7 The location of the COA High Streets
3.41 A key objective of the OAPF is the delivery of 7,300 new homes within the COA over the next 20 years. This equates to 17,000 new residents in addition to the 8,000 already living here. Much of this change will be facilitated through higher density mixed-use development. This amount is underpinned by a robust capacity and building typology model (see technical appendix). Fig. 3.8 below shows an indicative housing provision across the COA by character. 3.42 Affordable housing requirements are set out in London Plan (2011) policies 3.9 to 3.14 and in Croydon Council’s Core Strategy policy CS2 and Table 4.1. Future funding and delivery of affordable housing is currently in a state of evolution at the national level and so requirements will continue to change. Beyond the existing policy and economic position, applicants will also be expected to: • Engage with Registered Providers at the earliest time alongside the planning authorities, to secure an agreement on affordable housing details. Demonstrate that where donor sites are proposed for off-site affordable housing, these sites contribute to a mixed and balanced community and deliver housing that meets the boroughs needs and priorities, as well as delivering their own affordable housing requirements. Details of the delivery mechanism will need to be agreed with the Council and GLA. Ensure that affordability is adequately considered where sub-market rented schemes are proposed, and to demonstrate that rent levels are not out of reach of prospective tenants in the area. Whilst smaller homes may be sustainable at rents of 80% of local market rent, the impact of charging such rents on larger homes will need to be carefully assessed because of anticipated benefit caps. Housing mix 3.43 The Council’s core strategy requires a mix of housing in the COA, including 20% of new homes being provided as three bed housing. This requirement equates to 1,460 three bed homes across the COA. It is accepted that it will not be possible for each housing scheme in the COA to achieve this 20% figure, particularly for the highest density, high rise developments in the inner area. The OAPF recognises this and proposes the following three bed housing requirements across the COA, also see Fig 3.9: • • • Central: Edge: Outer: 5% 3 bed+ housing 20% 3 bed+ housing 45%-50% 3 bed+ housing
3.44 The breakdown is based on a capacity assessment for the COA, of what type and quantum of housing could be delivered on each site. The exact quantum of 3-beds will need to take account of site characteristics. 3.45 The Mayor now chairs the London housing board and is responsible for delivering funding for affordable housing across London. He will use his powers to ensure the effective delivery of affordable housing in the COA, while taking into account the guidance set out in this OAPF.
The Six Character areas New Town & East Croydon Southern Fringe and Old Town Retail Core Civic and Cultural West Croydon Northern Fringe Total
Years 0 to 5 Residential 755 0 0 0 0 0 755
Years 6 to 10 Residential 1461 288 290 1105 595 556 4295
Years 11 to 20 Residential 584 180 860 252 150 505 2531
Figure 3.8 Residential capacity figures from 2011 to 2031 29
Three-bed housing requirements by three town centre areas CENTRAL AREA 5% of new housing should be three-bed EDGE AREA 20% of new housing should be three-bed OUTER AREA 45% to 50% of new housing should be three-bed INNER RESIDENTIAL Highest density OUTER RESIDENTIAL More Medium density
Figure 3.9 Provision of family housing across the COA 30
3.46 Adding new homes to the COA will not reduce the importance of the office and hotel economies, but but rather they will be supplemented and improved by having a new residential community on their doorstep. The OAPF promotes the growth of 95,000 sqm. of commercial space, to be focussed in the New Town and East Croydon character area where commercial market fundamentals (i.e. demand and rents) are strongest. In other areas of the COA the OAPF promotes conversion and/or redevelopment of existing surplus office stock to other uses. Fig 3.11 shows the location of the core commercial area and highlights some indicative locations of convertible office buildings elsewhere in the COA. Focussing new commercial in New Town and East Croydon is not a zoning approach. The OAPF retains flexibility to permit any appropriate land use on any site subject to the consideration of a planning application. 3.47 This approach should help attract new development by reducing office vacancy thereby leading to an increase in rental values. The OAPF proposes a target of no more than 12% vacancy by 2021 and 8% by 2031. Fig 3.10 shows the breakdown of phased office space by character area over the life of the plan. The OAPF also targets rejuvenating at least 25% of the existing office stock which equates to approximately 150,000 sqm. Rejuvenation will occur through refurbishment and redevelopment. Conversions 3.48 Reducing surplus and unlettable office space is central to the future success of commercial space in the COA. This could be done through improved marketing, refurbishment, redevelopment and/or
conversion of existing buildings to other uses. The OAPF promotes conversion and includes policy dispensations to make this option more attractive. 3.49 In the Northern Fringe and Southern Fringe character areas office space conversion will be encouraged. In West Croydon and the Civic and Cultural area office conversion will be encouraged where it is consistent with masterplan guidance. In the Retail Core conversion will be encouraged where it is consistent with the guidance set out in the retail section of this chapter. In New Town and East Croydon existing and new office space is considered to be most viable and so it is anticipated that conversions of existing buildings will be less likely, although conversions will still be acceptable. 3.50 Policy dispensations to encourage conversion of surplus office buildings to other uses, including; • • Height: Adding a limited number of additional floors may be permissible for viability reasons Lower levels: Additional blocks and extensions would be encouraged at lower levels to infill unused spaces including surface car parks. This would have to contribute positively to the public realm and not adversely affect surrounding buildings and spaces Land use: Conversions off buildings can be 100% residential if desired Affordable Housing: 5% requirement for affordable housing (preferably on-site, but off site may be acceptable). However, in New Town and East Croydon there will be a minimum 10%. Family housing: 5% requirement for 3-bed units on-site. Design standards: Single aspect units may be permissible depending on existing orientation, there may also be scope to relax minimum space standards where these standards cannot be met within the existing building structure. Energy: There will be scope to relax renewable energy targets and connections to district energy.
Six Character areas New Town & East Croydon Northern Fringe Southern Fringe West Croydon Civic and Cultural Retail Core Total
Figure 3.10 Commercial space breakdown 31
New existing Net uplift Net total 2011 (sqm) (sqm) 2031 (sqm) 235,000 230,000 465,000 1,000 0 1,000 72,000 -50,000 22,000 44,000 -10,000 34,000 113,000 -25,000 88,000 65,000 -50,000 15,000 530,000 95,000 625,000
1 2 3 4 5 6 a,b,c 10
13 14 16 18 19 15
Commercial Core area (New Town & East Croydon Staton) 1. Prospect First 2. Delta Point 3. Lunar House 4. Sunley House 5. Apollo House 6. Whitgift blocks a,b,c 7. Emerable House 8. Carolyn House 9. Southern House 10. Centre Tower
Possible conversions 11. Amp House 12. Nestle Tower 13. Ryland House 14. Davis House 15. Taberner House 16. Impact House 17. Direct Line building 18. Grosvenor House 19. Leon House
Figure 3.11 New Town and possible conversions 32
3.51 Critical to building a new residential community of 17,000 people is the provision of supporting social and community infrastructure. The infrastructure needed to support and underpin the borough’s growth to 2031 are identified in Croydon’s Infrastructure Delivery Plan 2011 (IDP). In addition to this, facilities already committed include; • • • • • • • • • Stephenson House, Cherry Orchard Road, 328m2, medical centre Ruskin Square, George Street ,346m2 ,healthcare facility 16 to 18 Barclay Road, 464m2, GP consulting room 73 North End, 358m2, hairdressing training centre 267to 279 High Street, 662m2, education Woolwich House, George Street, 125m2, dentist 96 Drummond Road, 317m2, place of worship 36 Pitlake,1656m2, place of worship Croydon College, College Road extension which was opened in September 2011 borough. Funding for delivering this growth has yet to be determined as proposals are currently being developed against the Government’s recently announced ‘priority school building programme.’ 3.54 Special Needs: Approximately £36 million of funding has also been identified within the 5-year Croydon Capital Programme to deliver specific Special Education Needs proposals. 3.55 University: A key part of the vision for the COA is to achieve a new university presence. A ‘multiversity’ concept is preferred whereby a range of further and higher education courses and qualifications is offered, possibly from a number of institutions across the borough and beyond. The Council will adopt a partnership approach to forge links with the higher education sector and develop it around Croydon College. The College currently has an agreement in place with Sussex University to offer degree level courses and hopes to offer masters level courses in the next 2-3 years. 3.56 Enterprise centres: The OAPF is also looking to accommodate an Enterprise Centre in the COA where people can engage in cultural and creative industries. In the short term, this could be provided in temporary and/or converted space. This space could be included as part of a Councilowned building, or as part of an underused office building, or on a vacant site as a temporary use. A flagship centre of at least 2,000 sqm. could then be provided over the life of the plan in a more permanent location, ideally in close proximity to Croydon College. 3.57 Some of the COA’s substantial supply of vacant and underutilised office space could potentially be converted to meet some this need identified above. Further evidence supporting the conversion of offices to other uses is outlined in the Technical Appendix.
3.52 Primary school: the Council’s projections for the borough show demand at 4500 places in 2011 which will be sustained on an annual basis for the next 10 years. This growth is concentrated in the north and central parts of the borough which includes the COA. 10 Form of Entry (FE) are planned in September 2012 at a cost of approximately £25 million and one expansion is located at the Aerodrome Primary School located west of the COA. Up to £34 million has also been set aside to fund the delivery of the additional permanent primary expansion and the temporary bulge classes. 3.53 Secondary school: The planned level of new housing across the borough is expected to have an increase of 15-30% for secondary school places. This demand equates to 10 FE secondary school provision in the north and central parts of the
3.58 Delivery of a Croydon Central Area Heat and Power Scheme is an objective of the Croydon Council climate change strategy. In order to achieve a major reduction in the Borough’s carbon footprint, and meet the Mayor’s decentralised energy target, the Core Strategy (Policy CS6) expects that larger developments and refurbishments should be enabled to connect to district energy networks based on centralised combined heat and power plants (CHP), particularly in the COA and other district centres within the borough. 3.59 Croydon Council has undertaken a detailed study on the viability of delivering a district heating network to support the regeneration of the COA. The scheme would provide low carbon heat to new developments which would enable them to meet the energy performance standards required by planning policy and national Building Regulations. Existing buildings would also be able to connect to the scheme to benefit from the lower carbon heat. Some key features include are: • • • • • • A centralised “energy centre” fuelled by gas fired Combined Heat & Power plant This heat is distributed across the COA as hot water in a network of buried pipes The electricity generated could be sold for use in nearby buildings with the excess being exported to the public supply grid The scheme would be financed, designed, built and operated by a commercial partner Cost of connecting to the scheme would be lower than making on-site heat provision Cost of heat to building users will be less than alternative on-site provision of heat (e.g. having own boiler system and paying for heat) 3.60 It is envisaged that the first phase of the scheme would connect to new developments in mid Croydon and East Croydon, along with a core of existing public buildings. The full potential would expand to buildings across the wider COA area. The council will be working with the GLA “Decentralised Energy Project Delivery Unit” to configure the scheme so that it would be commercially attractive to the energy services market. This work is currently ongoing. 3.61 As and when new development comes forward it will be expected to help deliver and connect into such a district heating system, if feasible.
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