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Regenerating Croydon Town Centre
Transcript of Regenerating Croydon Town Centre
What's good about Croydon?
Strengths and Weaknesses
Having a clear plan
Gavin Barwell, MP for Croydon Central
Pre-war 'provincial' town
Today - The office centre
1965 - Tower blocks emerging
Excellent transport links (including modern tram system)
Relatively cheap commercial rents
Affordable housing (by London standards)
Large retail centre
Some excellent schools
London's greenest borough
The planning framework
Local Development Framework (LDF)
Opportunity Area Planning Framework
East Croydon Masterplan
West Croydon Masterplan
College Green Masterplan
Old Town Masterplan
East Croydon Masterplan
College Green Masterplan
West Croydon Masterplan
Transform the existing ‘urban motorway’ into an exemplary urban space
Enliven Wellesley Road / Park Lane with new uses and activities
Improve Croydon’s environmental performance with special focus on public transport, walking and cycling
Make Croydon an attractive place to live and invest; a place with unique character and identity
College Green/Queen's Gardens at grade crossing
Lansdowne Road/Whitgift Centre at grade crossing
West Croydon/Sydenham Road at grade crossing
New urban quarter with an improved transport interchange and railway station. Enhanced public realm will tie together the various proposals, and connect the area with improvements planned for Wellesley Road and College Green. Funding is in place to deliver a new station entrance and pedestrian footbridge by 2014 which will increase capacity and enable the wider regeneration of Croydon.
■Create an exciting new city quarter - Croydon's 'front door'
A world class railway station and transport interchange
■Well connected high quality public realm
■Coordinate proposals by Network Rail, Stanhope Schroders and Menta to ensure coherent and integrated development
The East Croydon Masterplan was adopted as Interim Planning Guidance on 21 March 2011 following public consultation in September/October 2010.
■A new doorway to Croydon with an improved station and transport interchange
■Love the good things about West Croydon
■Better integration and links to the town centre
■Inclusive high quality public realm and more space for pedestrians
■Coordinated high quality built environment that complements the town centre and residential areas
The West Croydon Masterplan was adopted as Interim Planning Guidance on 11 July 2011 following public consultation in September/October 2010.
High quality, well designed built environment with mixed uses forming a southern gateway to the town centre
Vibrant, sustainable destination for living, learning and culture
World class public realm providing a platform for active uses and performance
Reinvented cultural offer of Fairfield Halls, with improved relationship with College Green
The draft masterplan went to Cabinet on 9 July for approval to go to public consultation. It is anticipated that the draft will be submitted for adoption in February 2013.
A high quality built environment and a mix of uses that transform perceptions, complement existing assets, and contribute to the wider mix of the Metropolitan Centre
Integrations with Croydon's wider transport network and green infrastructure
Public spaces from the large and civic, to the intimate and private
Improved pedestrian experience
Low carbon development for sustainability
A draft Masterplan was approved for public consultation by the Council's Cabinet on 11 July 2011. Following the announcement that Nestle are to leave Croydon, the council revised their plans for the Park Street neighbourhood and took them to public consultation in March/April 2012.
Promote new residential across the whole of the Town Centre
7,300 new homes by 2031 with 17,000 new residents (only 8,000 at present)
1/3 of Borough total
Medium and high density
Allow less family housing in the central area, but with an increased amount in the outer areas
5% affordable housing on-site, 10% off-site
Provide 7,300 homes for 17,000 residents
Renew the retail core and revive the town centre high streets
Focus high quality commercial space around New Town and East Croydon
Deliver new and improved streets and amenity spaces
Masterplan led by Council in collaboration with local stakeholders and the community.
A two year masterplanning process will be coordinated with the production of three Conservation Area appraisals and Management Plans.
The Masterplan will make robust proposals to regenerate the area which includes Church Street and Reeves Corner through revealing, enhancing and celebrating its heritage.
Proposals will improve the area for the existing community, as well as attract new businesses and tourists.
Due for adoption 2013
Old Town Masterplan
• The OAPF area is larger then the existing Metropolitan Town Centre.
• The OAPF is being prepared jointly by
The Mayor, TfL and Croydon.
• Public consultation in summer 2012
• Adoption in Autumn 2012
Long term programme of development sites, investment and reinvestment
Still national top 25 retail destination, but used to be top 10
Retail vacancy rate has risen
2005 - 5%
2010 - 11%
Retail turnover has
2005 - £909m pa
2010 - £770m pa
University of Sussex interested in opening Innovation Centre in Croydon.
Will help to diversify local economy.
The Council is looking for an appropriate site within the metropolitan centre of about 20,000 sq ft.
Some of the Government/Mayor funding to support economic regeneration will be used to support this project.
25 year partnership
Bernard Weatherill House - completion summer 2013
Waddon - completion October 2012
College Green - Masterplan refresh underway
Taberner House - pre-application discussions
No. 1 Lansdowne Road
The Menta scheme at Cherry Orchard Road has been consented – no programme of commencement of construction has been provided to date.
No. 1 Lansdowne Road (formerly known as Odelisk) has been consented – no programme of commencement of construction has been provided to date.
The low rise is currently under construction
Tower construction yet to begin
The site at 9 – 16 Dingwall Road - Renaissance - is being developed by Abstract as a speculative office development. The owners purchased the site in January, had designed a consented scheme in March and are currently on site with an anticipated completion of June 2014.
Funding has been provided from a range of
public sector funds
Why focus on
the town centre?
2. Housing Growth
New Rotunda, part of a £33m investment
Money for Fairfield
Attracting inward investment
• Tall buildings are an important
characteristic of the area and will
continue to have a role to play
• The OAPF proposes three building
height areas to help manage the
location of future tall buildings
The central area: will house the majority
of new tall buildings
The edge area: will house some tall
buildings but less then the central
The outer area: tall buildings over 12-
storeys will not be appropriate
Building Height and Form
Relative economic decline for last 30 years, increasing deprivation
Dated office stock
Value of property on owners books
Poor public realm
Town centre not pedestrian friendly
Focus retail growth in the Retail Core area (North End, Centrale and Whitgift)
• Promote other uses; including residential and leisure
• Create a joined up retail circuit between Centrale and Whitgift with anchor stores, quality streets and spaces
• Improve connections to East and West Croydon station
• Strategic east / west connections across the town centre
Growing Places Fund
Croydon has published its proposals for a CIL which will require most new development to make a financial contribution towards new or improved facilities required by Croydon's development and growing population. This will include schools, community facilities, better transport and improved parks and open spaces.
Croydon's CIL is scheduled to be introduced from 1 April 2013.
£18m from Government and the Mayor from the riot recovery fund
East and West Croydon arrival space - £4m from TfL
Connect 2 (cycle route from Wandle Park through Town to Lloyd Park) £2m from Sustrans
Wandle Park - £2m from Heritage Lottery Fund
Legible Croydon - wayfinding through town - £500,000 from TfL
South End renovation
Within the Masterplans there are privately owned public realms e.g. Ruskin Square will have a public area funded by the developer
Local Enterprise Partnership: Coast to Capital
£4m for power network at Gateway to trigger Stanhope/Schroders development
Some of £23m from Boris will be used to provide business rate reductions for inward investment in New Town area, akin to an enterprise zone.
• Focus new commercial space around
the New Town and East Croydon area
• Support the redevelopment and
conversion of commercial space in
other areas outside of the New Town
and East Croydon.
• The OAPF proposes a number of policy
dispensations to aid the conversion of
commercial buildings to other uses
• Conversion to other uses may include
high density residential, hotels,
educational or community use
• The COA has a public realm of varying quality
• The OAPF promotes a significantly improved public realm
• It builds on Croydon Council’s ‘Connected Croydon Programme’
• This includes both improvements and provision of new streets, amenity spaces and play space
• The OAPF provides guidance on how these measures will be secured
New owners have recently purchased Iylo. Rosefare Ltd have said they will start construction in the autumn and hope to finish construction by the end of 2014. They have also appointed a development manger and have informed the council that they will begin clearing the site of accumulated waste very soon.
The London Plan - Opportunity Area
Local Development Framework - Concentrate housing growth in town centre
Clear and deliverable masterplans for specific parts of town centre
Linked together in Opportunity Area Planning Framework