Contents Planning statement

Transcription

1 Contents Planning statement 1 Introduction 1 2 The form of the planning application 5 3 The Site and surrounding area 7 4 The proposed development 17 5 Implementation 27 6 Regeneration benefits 31 7 Consultation 33 8 Planning policy overview 35 9 Planning assessment Section 106 matters Summary and conclusions 79 Appendix 1: 1 Site location plan Appendix 2: 2 Summary of planning history Appendix 3: 3.1 National planning policy 3.2 The development plan 3.3 Emerging planning policy 3.4 Supplementary guidance 3.5 Non statutory guidance Appendix 4: 4 Child yield

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5 1 Introduction Forward 1.1 This Planning Statement has been prepared by GL Hearn on behalf of Menta to accompany the planning application submitted to the London Borough of Croydon (LB Croydon) for the major mixed used Cherry Orchard regeneration scheme on Cherry Orchard Road, Croydon. 1.2 Menta are a regeneration company committed to creating individual mixed use developments to respond to the specific characteristics of a site, the area and the community. Menta's approach to achieving a high quality and truly sustainable development is to build synergy between the project and the people that are part of it, working closely with stakeholders and the Council to solve complex development scenarios and release regeneration benefits. The opportunity 1.3 The site occupies a prominent 'gateway' location adjacent to East Croydon station ("the Site"). The Site has long been underused and largely vacant albeit partially occupied by a mix of mainly commercial uses. The Site currently detracts from the character of Central Croydon and makes no contribution to the Council's ambitions for the area. The current density and usage of the Site is very low in the context of its central and highly accessible location. The Site offers a major opportunity for redevelopment and intensification to deliver a high quality regeneration scheme for Central Croydon and the surrounding Addiscombe area. A Site Location Plan is at Appendix A world renowned team of designers have been commissioned to bring forward a scheme of the highest quality that maximises the huge potential that the current Site offers. The proposals will deliver a transformational mixed used landmark scheme for Central Croydon. The development provides Croydon with the opportunity to secure highly prestigious world class architecture. The scheme will transform an under-utilised Site into a vibrant, active and sustainable quarter with regeneration benefits for the Site, for the existing local community and Croydon generally by helping to 're-brand' the centre as a dynamic 21 st century city. The scheme will be a flagship for Croydon representing the quality and style the Central Area is aspiring to achieve and engendering further pride through the local community being a part of a revitalised area. The scheme will be the catalyst for further regeneration in Croydon as a statement of Croydon's confidence and will significantly 'raise the bar' in terms of architectural and design quality expected in Croydon. 1.5 The proposals provide a series of seven buildings of varying heights including four towers. The scheme will deliver new Grade A office floorspace, 1,042 residential units, a new Delivery Office, retail, restaurants/cafes, pub/bar facility, community/leisure space, a new public park, new public realm, amenity spaces together with associated parking and servicing. The landmark scheme proposes a series of four crystalline towers along the west Cherry Orchard Road with further, smaller scale, development to the south of Cherry Orchard Road. Major enhancements are proposed to the public realm on and around the Site with new access, increased permeability and new high quality public space proposed. 01 Planning Statement GL Hearn Page 1 of 80

6 The context 1.6 The part of the Site on land to the west of Cherry Orchard Road is within Croydon Metropolitan Centre (the "Centre") and the land to the south of Cherry Orchard Road is immediately adjacent to the centre. Croydon is identified as an Opportunity Area and Strategic Office Location in the London Plan (2008). The Unitary Development Plan (2006) designates an area of land to the west of Cherry Orchard Road for tall buildings and the whole of the Site is within an area of high density - parts of the Site are specifically designated for future development to include residential and office. LB Croydon's Vision 2020 Supplementary Planning Guidance (2002) identifies the Site as being within an area in need of regeneration and being appropriate in principle for tall buildings. 1.7 The Council's strategy to regenerate the centre is a priority that is recognised as needing to be pursued with urgency and the process of regeneration needs to be led by the redevelopment of key, high profile opportunity sites that are capable of delivery. The scheme has been developed to respond in the most positive and inspirational way to the Council's strategy and ambitions for the Centre. The outputs 1.8 The Cherry Orchard development has the potential to quickly deliver the Council's ambitions for the Centre by making a major contribution to the re-branding of Croydon, providing new offer to meet modern commercial needs and improve market perceptions of the Centre. The scheme addresses the current physical weaknesses of the Site, responds to other proposals in the locality and delivers major regeneration benefits for the Site and beyond. Key regeneration outputs and planning benefits include; World class architecture and a landmark development for Croydon, Maximising the potential of a highly accessible and sustainable Site, Providing a mix of uses across the Site including a range of quality new housing, Major infrastructure improvements, Improved permeability across the Site and into the Addiscombe Ward, New open space and a greatly improved and usable public realm, Providing for other regeneration proposals and strategies, and; A deliverable scheme. 1.9 The landmark scheme includes buildings of varying heights including a family of four new towers to the west of Cherry Orchard Road. Croydon is already defined by tall buildings being the main area outside of Central London where tall buildings were developed between the 1960's and 1980's. A lot of these buildings were built to poor standards and do not meet modern requirements. The Council's strategy for the Centre is to deliver new tall buildings and replace existing tall buildings that are not suitable for conversion. Leading architects have been commissioned for the Site and the scheme therefore offers the opportunity to set a new benchmark of architectural and design quality for tall buildings in Croydon. The planning Page 2 of 80 Planning Statement GL Hearn

7 application is accompanied by detailed technical assessments that confirm that all the likely significant environmental impacts of the scheme are within acceptable levels. The planning application 1.10 This Planning Statement outlines the proposals and how the proposals evolved to comply with relevant national planning policy, the Development Plan and other policy and supplementary guidance The planning application is submitted as a hybrid application (part detailed, part outline). The majority of the development is submitted seeking full planning permission and includes detailed design treatments with outline planning permission sought on the southern part of the Site. The level of detail submitted for the outline elements is however significant and provides sufficient detail to assess these elements of the proposals for Environmental Statement purposes, including a cladding framework within the Design and Access Statement. Beyond the application boundary a Masterplan Vision Area is identified and off- Site works and public realm proposals are submitted. Whilst planning permission is not sought for these works, the masterplan identifies areas that are closely related to the Site and where the scheme will have an influence and where regeneration benefits can be expected Separate supporting Statements are submitted with the application to deal with matters of: Design and Access Statement - Make Architects (with contributions from the design team) Public Realm and Landscape Statement - Charles Funke Associates Statement of Consultation - GL Hearn Regeneration Statement GL Hearn Affordable Housing Statement - GL Hearn Tree Survey - Forbes-Laird Arboricultural Consultancy Limited. Transport Assessment - Mott MacDonald Flood Risk Assessment - Environ Energy Statement - Foreman Roberts Sustainability Statement - Foreman Roberts Ventilation and Extract Statement - Foreman Roberts Waste Management and Recycling Statement - Mott MacDonald Construction Methodology Statement and Phasing Plan - Laing O'Rourke 1.13 The application is supported by an Environmental Statement (ES) which is required under the provisions of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 (as amended) (the EIA Regulations). The Environmental Statement has been coordinated by GL Hearn and assesses; Socio Economic Effects - GL Hearn Noise - Sharps Redmore Partnership 01 Planning Statement GL Hearn Page 3 of 80

8 Vibration - Sharps Redmore Partnership Air Quality - Mott MacDonald Traffic and Transport - Mott MacDonald Daylighting and Sunlighting - GL Hearn Cultural Heritage - Museum of London Archaeology Service Ground Conditions and Contamination- Environ Surface Water Drainage Environ Microclimate BRE Electromagnetic Conditions BRE Nature Conservation - The Ecology Consultancy Townscape and Visual Impact Assessment - Peter Stewart Consultancy with Cityscape The following sections of this Planning Statement describe the form of the planning application, consider the Site and surrounding area, explains the scheme and explains the strategy for delivery. The Statement then sets out the anticipated planning and regeneration benefits of the scheme and advises on the pre-application consultation that has taken place to inform the proposals. The Statement then summarises key planning policy documents before providing a detailed planning assessment of the scheme and setting out overall conclusions. Page 4 of 80 Planning Statement GL Hearn

9 2 The form of the planning application A hybrid planning application 2.1 The planning submission has been made as a hybrid application part detailed, part outline. The majority of the scheme is submitted seeking full planning permission with outline planning permission sought on the southern part of the Site. 2.2 In general terms, the outline aspects of the scheme relate to the latter phases of development, essentially Buildings A and B. The reason for this is to allow the latter stages of development to respond most appropriately to the market conditions or other influences that may prevail at that time. For instance, the final detailing of the office building (Building A), will depend on tenant/occupier requirements at that time. At this stage whilst the scope of Building A can be fixed, final designs may change. In addition, it is clear that plans exist for East Croydon Station and these will influence, most predominantly, the areas around Building A and B. As a consequence, an outline proposal for these elements of the Site, albeit with significant levels of detail, reflects the most appropriate way to consider the application. recognised to relate closely to the Site and is an area that could benefit from public realm works consistent with those works proposed on the Site. 2.5 The Masterplan Vision Area is a wellconsidered view from the applicant as to how the wider area could be upgraded to benefit from the proposals and a demonstration of how the regeneration benefits would flow beyond the Site. If appropriate in planning terms, the applicant would be prepared to contribute to encourage some of these benefits to come forward, others may happen more naturally as a direct consequence of the development. 2.6 The Masterplan Vision Area is not specifically defined, but Figure 2.1 below shows the area surrounding the Site where public realm enhancement works have been designed and developed to be consistent with the application proposals and strategy for the area. Figure 2.1: Masterplan Vision Area Masterplan vision area 2.3 Beyond the Application Site (the 'Site') a Masterplan Vision Area is identified and off-site works and public realm proposals are submitted alongside the application, to demonstrate how these areas would come forward. Whilst planning permission is not sought for these works, the masterplan identifies areas that are closely related to the Site and where the scheme has influence The Masterplan Vision Area comprises of land that it is outside of the Site but is Planning Statement GL Hearn Page 5 of 80

10 2.7 In addition to the application Site boundary the Masterplan Vision Area comprises the area between and to the west of Cherry Orchard Road and East Croydon Station/the railway tracks. This area currently comprises the access provided by Billinton Hill to the taxi pick-up/drop-off area, public drop off/parking and for delivery office vehicles. The area of land to the rear (west) of Amy Johnson House is also included that is currently a storage facility and a redundant conveyor. The Masterplan Vision Area also includes the Addiscombe Road frontage, land to the south Addiscombe Road adjacent to the NLA tower and potentially a part of Addiscombe Road itself. The Masterplan Vision Area includes the whole of Cherry Orchard Road from the Addiscombe Road junction at the south to the north eastern extent of the Land to South of Cherry Orchard Road Site. The Masterplan Vision Area also encompasses works to Oval Road and Oval Primary School (that is recognised in the Croydon Draft Open Space Strategy as an opportunity). 2.8 The benefit of this approach hybrid application plus the wider Masterplan Vision Area is that it allows the scheme to respond to change over time and to demonstrate the influence of the proposal beyond the immediate Site. Page 6 of 80 Planning Statement GL Hearn

11 3 The Site and surrounding area Croydon metropolitan centre 3.1 The Site is located within the London Borough of Croydon. The Borough has a population of some 330,000 residents - one of the highest populations of any London borough. A summary of the historical development of Croydon is provided in the Townscape and Visual Impact Assessment chapter of the submitted Environmental Statement. Croydon Metropolitan Centre is located approximately 10 miles south of Central London and 8 miles north of Junction 7 of the M25. Croydon is the largest employment centre in South London providing a commercial centre of regional and national importance and benefiting from one of the strongest town centres in London. 3.2 The centre is highly accessible with particularly good rail links to central London (West End and the City), Gatwick and the south east generally. Croydon Tramlink stations are located close to the Site at East Croydon Station and on Wellesley Road, providing frequent services to Wimbledon, Beckenham Junction, New Addington and Elmers Road. The tram also provides access to West Croydon railway station providing rail services to additional destinations. Central Croydon benefits from 26 main bus routes and services currently operate close to the Site on Cherry Orchard Road, George Street and Wellesley Road. 3.3 Croydon benefits from extensive areas of open land with over one quarter of the Borough designated as Metropolitan Open Land and a further 3% as Green Belt. 3.4 The centre is one of the largest 'Metropolitan' town centres in London, one of only two Strategic Office centres outside of central London and, because of the scale of opportunities it offers, is recognised as an Opportunity Area in the London Plan. Despite being the biggest and most significant business and commercial centres and one of the biggest shopping, service, leisure and entertainment centres outside central London, the Metropolitan Centre has suffered in recent years from structural changes to the office market and challenges to its retail offer. Furthermore, it has not yet realised its potential for providing city centre living through residential and mixed use development. 3.5 The Council's response to these issues has been to pursue, with energy, a strategy for regenerating the centre through the redevelopment of key, high profile opportunity sites. Central Croydon is required to make a substantial contribution to the Borough's housing needs. The strategy for the centre (as confirmed in the Croydon Replacement Unitary Development Plan July 2006, Policy SP28) is to accommodate a "substantial number of new jobs, homes and facilities to re-brand the offer of Croydon to meet modern commercial needs and to improve market and public perceptions of the town centre". Site description 3.6 A Site Location Plan is at Appendix 1. The Site comprises two distinct parcels of land - land to the west of Cherry Orchard Road and land to the south of Cherry Orchard Road. The total Site area is some 1.6 hectares. 3.7 The land to the west of Cherry Orchard Road is within Croydon Metropolitan Centre; land to the south of Cherry Orchard Road is immediately adjacent to the centre. 03 Planning Statement GL Hearn Page 7 of 80

12 3.8 The Site is highly accessible and benefits from a Public Transport Accessibility Level (PTAL) of 6b - the highest possible level. Locations that benefit from such high levels of accessibility are appropriate in principle for high density development and proposals in such locations should maximise the potential of these sites, subject to feasibility in technical and policy terms. Figure 3.1: Indicative Highlighting of Land to West of Cherry Orchard Road 3.9 The southern part of Site is located adjacent to East Croydon station and the most northern part of Site is in easy walking distance of the station Despite benefiting from a central location in Croydon and a very high level of high public transport accessibility, the Site generally suffers from low townscape quality, under utilisation, vacancy and dereliction. The Site also suffers from very limited permeability, a lack of active uses and vitality, limited publicly accessible space and a poor public realm The planning application is submitted for a comprehensive regeneration scheme incorporating both parcels of land, however, for the purposes of describing the current uses, the Site areas are considered separately below. Land to west of Cherry Orchard Road 3.12 The land to the west of Cherry Orchard Road comprises circa 1.02 hectares. The Site is essentially linear with a principle frontage to Cherry Orchard Road. The Site is located within Croydon Metropolitan Centre. Figure 3.1 indicatively highlights Land to west of Cherry Orchard Road The land to the west of Cherry Orchard Road is bound by Addiscombe Road to the south, Cherry Orchard Road to the east, and Billinton Hill (incorporating the taxi pick-up/drop-off area) to the south west beyond which is East Croydon station. To the west of the Site are former railway buildings beyond which lie the railway tracks. The northern part of the Site is bound by an area of car parking. The current taxi pick-up/drop-off to East Croydon is inefficient, not pedestrian friendly and results in pedestrian conflicts The southern part of the Site is occupied by a delivery office Building at 1-5 Addiscombe Road. The delivery office extends to 6/7 storeys with a recessed top floor. The building is becoming increasingly tired. Active frontages Page 8 of 80 Planning Statement GL Hearn

13 at the ground floor levels are limited due to the form of the building and the lack of permeable routes through the Site To the north of the delivery office the Site is occupied by a service yard/car park that forms part of the delivery office operation and the two/three storey Porter and Sorter public house. The frontage of the Porter and Sorter returns around Billinton Hill with a beer garden provided to the south of the main building Billinton Hill crosses the Site in an east/west direction north of the Porter and Sorter and delivery office service yard/car park. Billinton Hill operates in a one-way direction with access only from Cherry Orchard Road and egress only to Addiscombe Road. Billinton Hill provides access to the taxi pick-up/drop-off area, short-term public drop off/parking and for delivery office vehicles. Land to the south of Cherry Orchard Road 3.20 The land to the south of Cherry Orchard Road comprises circa 0.6 hectares. The Site is 'L' shaped with a frontage that follows the curve in Cherry Orchard Road. The land to the south of Cherry Orchard Road is located outside, but immediately adjacent to, the Metropolitan Town Centre boundary. Figure 3.2 below indicatively highlights the land to the south of Cherry Orchard Road. Figure 3.2 Indicative Highlighting of Land to the South of Cherry Orchard Road 3.17 To the north of Billinton Hill is the vacant seven storey office block, Amy Johnson House, at 15 Cherry Orchard Road. Pedestrian access to the building is taken via a pedestrianised area from Cherry Orchard Road and Billinton Hill. An area of car parking is located to the rear of Amy Johnson House To the north of Amy Johnson House is land at Cherry Orchard Road that is currently used for open car parking accessed from Cherry Orchard Road and screened from the road by boards A summary of planning history relevant to the Site is at Appendix 2. There is no relevant planning history relating to the Site west of Cherry Orchard Road This part of the Site currently falls in to two distinct areas; Cherry Orchard Gardens and the Cherry Field (Croydon) Limited meatpacking operation. Planning Statement GL Hearn Page 9 of 80

14 3.22 The Cherry Orchard Gardens element of the Site comprises of three blocks of vacant residential accommodation that provided a total of 48 residential units. Each block provides four storeys of residential accommodation (three storeys plus mansard type roof level). Two of the blocks front Cherry Orchard Road with a third building fronting Oval Road where vehicular access was also provided (the Cherry Orchard Gardens Site is currently vacant, boarded up and inaccessible). The access did provide a route into the centre of the Site that contained an internal courtyard and various ancillary out buildings. The buildings are currently in a very poor and dilapidated state in urgent need of regeneration On the corner of Cherry Orchard Road and Oval Road is an area of public realm that provides a grassed area behind a low wall with London Plane trees and some public seating. The area is not well maintained and provides limited amenity offer for the local area The Cherry Field (Croydon) Limited part of the Site contains a number of buildings that range in design, height and age. The buildings appear to comprise a former shop or residential property together with various industrial buildings that provide accommodation for the current occupiers, Cherry Field (Croydon) Limited. The buildings are generally two storeys in height and, on the Cherry Orchard Road frontage, are sited adjacent to the pavement The existing use on this part of the Site is Class B8 (of the Town and Country Planning Use Classes Order 1987 as amended in 2005). The Cherry Field (Croydon) Limited operation involves bringing animal carcasses from across Europe on Heavy Goods Vehicles for cutting up before being distributed to butchers and meat markets for sale. The current use of the Site has developed over time and is now considered to represent a non-conforming use in a location adjacent to residential accommodation, and the nearby Oval Primary School, given the nature of the activities on site and the level of servicing required by Heavy Goods Vehicles A summary of planning history relevant to the application Site is at Appendix 2. On Land south of Cherry Orchard Road relevant planning history relates to the Site at Cherry Orchard Road. Full planning permission was granted in December 1988 (ref. no. 88/00860/P) for the erection of a three storey building with additional flats within the roofspace comprising 36 one bedroom and 14 bedsitting flats, the formation of an access road and provision of 63 underground car parking spaces. Outline planning permission was subsequently granted on 2 October 2006 (ref. no. 01/00473/P) for redevelopment of the Site to provide two blocks of 5 / 6 storey residential accommodation comprising of 22 one bed and 33 two bedroom flats, with the formation of a new vehicular access and the provision of 23 parking spaces at a basement level. Outline planning permission was issued on 2 October 2006 and remains extant. Reserved matters requiring approval relate to external appearance, design of the building and landscaping Menta submitted an outline planning application at Cherry Orchard Road (ref. no. 07/03034/P) in July 2007 for "the redevelopment of site to provide a sui Page 10 of 80 Planning Statement GL Hearn

15 generis/b8 facility of 2,288 sq m over ground and first floor level with 11 loading bays at ground level and basement parking for 46 vehicles with improved access to Cherry Orchard Road; used for the collection, storage and distribution of parcels and letters". The planning application was reported to the Planning Committee in November 2007 and received a resolution to approve subject to the completion of a Section 106 agreement In summary, Cherry Orchard Road benefits from an extant planning permission for a 5/6 storey residential development that, subject to the approval of Reserved Matters and other conditions, could be implemented. The Site also benefits from a resolution to approve redevelopment to provide a new facility for the collection, storage and distribution of parcels and letters including access onto Cherry Orchard Road. The Site key issues 3.29 The key issues identified for the Site are; The Site, and the centre generally, benefits from very high accessibility by public transport; Beyond the centre, Croydon enjoys access to considerable areas of open space; The centre is identified in the London Plan as a Metropolitan Centre, one of only two Strategic Office locations outside central London and an Opportunity Area; Despite the centre's strengths there is an urgent need for regeneration and the Council is pursuing a strategy to redevelop key sites and 're-brand' the centre; The Site suffers from poor townscape quality, under utilisation, vacancy, dereliction and poor permeability; The current taxi pick-up/drop-off to East Croydon is inefficient, not pedestrian friendly and results in pedestrian conflicts; Cherry Orchard Road benefits from a planning permission for 5/6 storey residential accommodation as well as a resolution to approve a delivery office; Areas of public realm are limited and of very poor quality; and, The Site represents a poor gateway to East Croydon and 'front door' to the nearby Addiscombe residential area. The surrounding area 3.30 Land adjoining and surrounding the Site is diverse in terms of form and use, typical of a central area location As detailed above, the Site is adjacent to East Croydon station and the railway tracks to the west of the Site. Vehicular access by private car and taxi and pedestrian access can be taken to the station via Billinton Hill. It is understood that Network Rail have commissioned consultants to explore various options for enhancements to and/or redevelopment of East Croydon station in order to provide additional station capacity. It is understood that this brief will be published later in 2008 but the design team has been in consultation with Network Rail, and has seen previous briefs for the station and has had regard to these in developing the proposals for the Site. 03 Planning Statement GL Hearn Page 11 of 80

16 3.32 To the south of the Site lies Addiscombe Road which accommodates Croydon Tramlink trams running east in the section closest to the site. The NLA Tower, a 24 storey office building (82 m high), is located to the south of the delivery office. The NLA Tower is a locally listed building designed by architect R. Seifert and Partners (now John Seifert Architects) and was completed in To the east of the NLA Tower is the 1960's eight storey General Accident, Fire and Life Insurance Building To the east of the Site, fronting Cherry Orchard Road, are various office buildings ranging in heights from four to thirteen storeys including Knollys House, Stephenson House and Simpson Road (that has a return frontage onto Cedar Road) Beyond these commercial properties lie residential properties within the Addiscombe ward that are typically 2 storey, Victorian/Edwardian accommodation - a number of properties originally built as houses have been subsequently converted into flats. To the east of the Site the residential area is separated by the existing commercial properties on the east side of Cherry Orchard Road described above. To the south of Cherry Orchard Road and to the south and east of the Cherry Orchard Gardens Site the Site is immediately adjacent to the residential properties on Oval Road that are generally Victorian terraces arranged over two floors with pitched roofs. The properties at (odd) are immediately adjacent to the Cherry Orchard Road Site and 51 Oval Road abuts both the Cherry Orchard Road and the Cherry Orchard Gardens part of the Site. The properties are located close to the street with relatively deep gardens to the rear To the immediate north of the Cherry Orchard Gardens/44-60 Cherry Orchard Road Site is an office Building at 41 Cherry Orchard Road, known as Galaxy House that is occupied by an international bank. This Building is stepped in height and extends to 12 storeys and approximately 40m in height. The area between the northern extent of the land west of Cherry Orchard Road and Galaxy House is an area of car parking with access onto Cherry Orchard Road Adjacent to Galaxy House, and located on the junction of Cherry Orchard Road and Cross Road is Georgian Court, a five storey residential building occupied by some 15 flats To the immediate east of Cherry Orchard Road is a public right of way that provides access from Cherry Orchard Road to Oval Primary School. Oval Primary School lies beyond the access to the east. The main school buildings are two/three storey with pitched roof. There are associated buildings within the school grounds as well as the school play ground and school playing fields. Adjacent to the footpath is a single storey building used as kitchen and canteen and beyond this is Acorn House which is a 2 storey building used as serviced offices. The wider context 3.38 To the east of Dingwall Road and immediately west of East Croydon station there is a large area of vacant land (the 'Gateway' Site) that has been subject to Page 12 of 80 Planning Statement GL Hearn

17 two competing proposals by Arrowcroft Ltd and Stanhope/Schroders The Stanhope/Schroders 'Ruskin Square' development was approved on appeal in June 2006 for redevelopment of the Site for 9 new buildings (of 10 to 32 storeys) comprising 4 new office buildings, a 26 storey gateway tower adjacent to the station, 560 residential flats, restaurant and café uses, health and fitness club, a replacement 200 seat theatre and associated public realm, landscaping and parking Planning permission was refused by the Secretary of State in July 2008 for the Arrowcroft scheme that proposed a major mixed use development including an arena (12,500 seat capacity), public plaza, offices (c 59,000 sq m), leisure and recreational facilities, retail (c 18,000 sq m), restaurants, cafes and bars (2,707 sq m), 874 residential units together with improvements to surrounding highways and public transport facilities. The Compulsory Purchase Order associated with the scheme was not confirmed (refused) in August The area to the west of the Gateway Site is characterised by larger scale office buildings and major highway infrastructure. A number of mid to tall buildings are located in the Wellesley Road and Park Lane area and between Wellesley Road and East Croydon Station. These larger scale buildings provide an existing cluster but are typically of mediocre architectural quality and have a poor relationship at street level To the east of the larger scale commercial buildings on the east of Cherry Orchard Road the area is dominated by predominantly two storey Victorian, Edwardian and inter-war housing. Most roads in this area are aligned north to south, but some, such as Oval Road and Cedar Road are aligned east to west. Beyond the town centre boundary and the commercial buildings on the east of Cherry Orchard Road the area is suburban in character however some properties are in close proximity to larger scale post-war developments, such the residential property on Colson Road and the adjacent Stephenson House. The area is also in close proximity to major transport infrastructure such as the railway tracks, tram route and major roads, providing extensive bus services. Development in Croydon 3.43 The centre of Croydon is subject to a number of strategies and development proposals that represent a major opportunity for regeneration in the town centre with an estimated 3.5bn of pipeline investment. The planning policy and strategy that has set the context for this regeneration is considered in further detail below at Section LB Croydon has recently selected John Laing Projects and Developments as a preferred bidder to be a private sector partner for a new Urban Regeneration Vehicle for Croydon. Four town centre sites are being considered initially including Taberner House to provide new Council offices and circa 1,300 residential units including two 40 storey towers Some of the major development schemes currently proposed/coming forward in central Croydon are summarised below. The schemes detailed below are assessed, 03 Planning Statement GL Hearn Page 13 of 80

18 as relevant to various topics, within the Environmental Statement. East Croydon Station 3.46 Network Rail are understood to be considering various options for future development at East Croydon Station with the primary aim of improving station capacity. It is understood that consultants have been commissioned and a brief will be issued in late Croydon Tramlink extensions 3.47 The feasibility of Tramlink network extensions have been assessed by Transport for London including extension to Crystal Palace, Purley, Streatham, Sutton and Tooting. If implemented the extended routes could have the potential to provide a comprehensive network across a large section of south London and further enhance the accessibility of central Croydon. 100 George Street (Former Essex House Site) 3.48 A revised planning application has recently been approved by the Council for a 17 storey building with ground floor retail, offices above and car parking in the basement. 'Altitude 25' - Altyre Road 3.49 The Howard Holdings PLC mixed use development at land adjacent to Croydon Park Hotel, Altyre Road is currently nearing completion. The site is approximately 300m from the Cherry Orchard Site to the south of the NLA Tower. The scheme includes a 4 to 26 storey residential tower comprising circa 200 flats. 'IYLO' - St James's Street 3.50 Construction has commenced for the redevelopment of the 'Newgate Roundabout' site for the erection of a building of varying heights up to 20 storeys to provide circa 200 residential units. 'Wellesley Square' Site 3.51 Planning permission has been granted for a mixed use development at the former Randolph and Pembroke House Site, Wellesley Road for the erection of buildings between four and 44 storeys to provide 739 flats as well as commercial space, associated open space and parking. 'Park Place' Site 3.52 A 1m sq ft shopping development by Minerva and Lend Lease to provide some 130 shops and a new department store anchor together with the re-modelling to Queens Gardens and a new public transport hub. The surrounding area - key issues 3.53 The key issues for the surrounding area are; Future development is proposed at East Croydon Station; The context of the Site is established by a range of buildings types typical to central areas. The existing NLA Tower to the south represents an existing tall building. Medium scale commercial buildings on the east side of Cherry Orchard Road provide a physical and visual separation of the Site from the nearby residential accommodation in the Addiscombe ward; Page 14 of 80 Planning Statement GL Hearn

19 The north part of the Site has a much closer relationship to the existing residential properties in Addiscombe and immediately abuts the properties on Oval Road; and Various proposals are in the pipeline in Croydon. A number of schemes propose tall buildings to add to the existing tall building cluster. 03 Planning Statement GL Hearn Page 15 of 80

20 Planning Statement GL Hearn Page 16 of 80

21 4 The proposed development Background 4.1 This section of the Statement provides an explanation of the form and quantum of development proposals. This section of the Statement does not provide an explanation of the design rationale and concept as this is explained in detail in the submitted Design and Access Statement which also provides a full explanation of the design of the individual elements of the scheme. Detailed explanations of specific design matters are also provided in accompanying Statements such as Energy, Landscape and Transport. Description of development 4.2 The description of development, as provided in the submitted planning application forms, is; "Demolition of existing buildings on the Site and redevelopment of the Site for a mixed use development comprising seven new buildings of varying heights (of 2 to 45 occupied floors) providing office (Class B1a), residential (Class C3), retail (Class A1, A2, A3 and A4), community/leisure use (Class D1 and D2), delivery office (sui generis/class B8) with green roof, a public park, roof top amenity space, new access from Cherry Orchard Road and Oval Road and amendment to current access on Billinton Hill, new basements providing car parking, cycle parking, servicing and service vehicle parking, associated plant and equipment and highway works". The form of development 4.3 The following section provides an overview summary of the form and scale of the proposed development - reference should be made to the Design and Access Statement for a detailed explanation of the development. Land west of Cherry Orchard Road 4.4 The development proposes a series of four towers, linked above ground floor with an undulating canopy on the land west of Cherry Orchard Road. The towers are identified as Buildings A, B, C and D with Building A being the most southerly and Building D to the north. The proposed Buildings provide: Building A 24 occupied floors including ground floor. Building B 32 occupied floors including ground floor. Building C - 45 occupied floors including ground floor. Building D - 22 occupied floors including ground floor. 4.5 Above the occupied floors the towers provide further space for the Building Maintenance Units and plant equipment. The crystalline form of the building tops means that roofs are sloped at different heights. 4.6 The ground floor accommodation of Buildings A, B and part of C provide for retail/food and drink type uses together with the lobby and access to the upper floors. The remaining ground floor area of Building C and D provides community/leisure use on the Cherry Orchard Road frontage with services to the rear. 4.7 Buildings A-D are linked above ground floor by the undulating canopy that covers a new area of public realm (Gateway Plaza) 04 Planning Statement GL Hearn Page 17 of 80

22 between Buildings A and B. The Billinton Hill access that crosses the Site is realigned and upgraded to provide a shared vehicular/pedestrian access between Buildings B and C (Billinton Hill). 4.8 A new basement is proposed extending to the full area of Buildings A, B, C and D to provide car and cycle parking together with all access for all service vehicles over 3 levels. A new access to the basement is proposed to the north of the Site from Cherry Orchard Road. Land south of Cherry Orchard Road 4.9 On the land to the south of Cherry Orchard Road new Buildings E, F and G are proposed together with a new public park and access At the ground floor retail/community/leisure uses are proposed in Building E, community/leisure use at the ground floor of Building F with residential accommodation above; Building E 7 occupied floors including ground floor. Building F - 6 occupied floors including ground floor Amenity space is proposed on the tops of Building E and F in the form of roof top gardens and a community common room is provided between Buildings E and F at the first floor. Building G provides for the potential of a relocation of a rationalized delivery office from the south of the Site. A new public park is proposed to the rear of Buildings E and F. A new access to a new basement providing one level of car parking and servicing is taken from Oval Road. Masterplan Vision Area 4.12 Beyond the application boundary a range of public realm and landscaping works are proposed as detailed in the submitted Public Realm and Landscaping details. A redesigned taxi pick-up/drop-off point is indicated together with substantial new areas of public realm between the west of the Site and East Croydon station that provides for future station developments and links into the Croydon Gateway Site. Landscaping and public realm works are proposed on Cherry Orchard Road and Oval Road beyond the boundary of the Site. The buildings 4.13 The buildings are explained fully in the submitted Design and Access Statement. For the purposes of the Planning Statement they are summarised as follows: Building A 4.14 Building A is the southernmost tower located at the junction of Addiscombe Road and Cherry Orchard Road. Building A is submitted in outline as is the basement/service area below. The ground floor provides for retail (that could include Class A1, A2, A3 or A4) as well as the office lobby that provides access to office floor space above. The retail units are accessed externally and the access to the office lobby is located in the south west corner of the building. Above the ground floor Building A provides 23 occupied floors of office. The building provides 39,659 sq m gross internal floor area in the occupied office floors above ground level. Whilst the building is submitted in outline the submitted Design and Access Statement provides details of the design coding that sets the parameters for the final design and appearance of the Page 18 of 80 Planning Statement GL Hearn

23 building that will be subject to subsequent reserved matter approval. The floor areas for Building A are set out in Table 4.1 below. Table 4.1: Building A Floor Areas Use Area (GIFA sq m) Ground Floor Retail Office Lobby 1, Upper Floors Office 39,659 Plant 757 Total 42, Building A fronts on to both Gateway Plaza and Station Square areas of public realm providing an active and attractive building close to the station and public transport node. The building shares the 'crystalline' form as proposed in the other buildings on the Site and whilst having obvious similarities to other buildings is distinct to reflect the proposed use of the building. Building B, C and D 4.16 Buildings B, C and D share many similarities in appearance and style, with ground floor commercial/community space provided together with residential entrance lobbies and residential above. The buildings are all surrounded by public realm and are linked above ground by the canopy. The buildings share the crystalline form and this design continuity is further enhanced through a selected palette of materials and a colour strategy. The crystalline form is continued into the tops of the buildings that Building B provide differing, but related and interesting, roof shapes. Building B-D provide a mix of private and intermediate housing Building B is also submitted in outline as is the basement/service area below. At the ground floor the building provides retail (A1, A2, A3 or A4) units together with the residential lobby and core. Access to the residential lobby is taken from the Cherry Orchard Road frontage. Building B provides 31 occupied residential floor plates above the ground floor level with further floors providing plant and Building Maintenance Unit equipment. The residential accommodation provides a mix of studio, one bedroom and two bedroom units. All units have access to a private balcony/winter garden. The 30 th and 31 st floor provide 2 bedroom duplex units that are accessed at the 30 th floor level. The building would be clad with anodised aluminium with a natural finish. The floor areas for Building B are set out below in Table 4.2; 04 Planning Statement GL Hearn Page 19 of 80

24 Building C Table 4.2: Building B Floor Areas Use Area (GIFA sq m) Ground Floor Retail Residential Lobby Upper Floors Residential Plant ,466 2,010 Total 27, Buildings C and D are linked at ground floor and are submitted in detail, as is the basement/service area below. Entrance to the residential lobby for Building C is taken from the Cherry Orchard Road frontage leading to the core. A retail/leisure unit is provided on the southern edge of the building fronting Billinton Hill Road and plant area is provided to the rear (west) of the building. A community/leisure facility, fronting Cherry Orchard Road, links Buildings C and D at the ground floor. Building C provides 44 levels of residential accommodation above ground floor with duplex units provided on the 43 rd and 44 th floor. The building provides a mix of studio, one bedroom and two bedroom units with all units benefiting from a private balcony/winter garden. Above the residential accommodation is plant, Building Maintenance Unit and roof. The building would be clad with anodised aluminium with a natural finish. The floor areas for Building C are set out in Table 4.3. Building D Table 4.3: Building C Floor Areas Use Area (GIFA sq m) Ground Floor Retail 326 Community/Leisure 224 Residential Lobby 194 Plant 564 Upper Floors Residential Plant 34,434 1,306 Total 37, Building D is submitted in detail as is the basement/service area below. Building D is linked at the ground floor to Building C with the community facility fronting Cherry Orchard Road and plant equipment located to the rear. The residential lobby fronts Cherry Orchard Road leading to the core and a community facility is located adjacent to the lobby at the northern end of the Site. Above ground floor 21 levels of residential accommodation are provided incorporating a mix of studio, one bedroom and two bedroom units with duplex units provided on the 20 th and 21 st floor. Above this level plant and Building Maintenance Unit is provided. The building would be clad with anodised aluminium with a natural finish. The floor areas for Building D are set out below in Table 4.4. Page 20 of 80 Planning Statement GL Hearn

25 Canopy Table 4.4: Building D Floor Areas Use Area (GIFA sq m) Ground Floor Retail 0 Community/Leisure 321 Residential Lobby 194 Plant 564 Upper Floors Residential 16,549 Plant 2,004 Total 19, Buildings A, B, C and D are linked above ground floor by an undulating canopy that reflects the crystalline form of the towers themselves. The canopy functions in a townscape and environmental way. The canopy provides roof cover over the Gateway Plaza and Billinton Hill Road public realm and also oversails the Cherry Orchard Road footway providing physical cover and architectural consistency along Cherry Orchard Road. The canopy collects rainwater for irrigation and the glazing provided allows daylight to penetrate into the areas of public realm at Gateway Plaza and Billinton Hill Road. Glazing is also provided in the canopy above the community use space in Buildings C and D. The canopy also plays an important role in controlling wind pressure at the ground floors and also conceals the supply and extract for the ventilation of the basement and ground floor areas. The canopy is treated with cladding panels to match Buildings B, C and D. Building E 4.21 Building E is submitted in detail as is the basement/service area below. Buildings E and F are linked at the ground floor to provide access to the residential lobbies, community/leisure facility space and a retail unit at the corner of Cherry Orchard Road and Oval Road. Building E provides 6 floors of intermediate residential accommodation above ground floor providing a mix of one, two and three bedroom units. At the fifth floor an area of amenity space is provided on the corner of Cherry Orchard Road/Oval Road and at the roof level amenity space is provided across the roof top. All residential units have balconies with the exception of the first floor units on the south east elevation that have access to private gardens. The floor areas for Building E are set out below in Table 4.5; Table 4.5: Building E Floor Areas Use Area (GIFA sq m) Ground Floor Retail 234 Community/Leisure 234 Residential Lobby 72 Upper Floors Common Room 45 Residential 4,450 Total 5, Planning Statement GL Hearn Page 21 of 80

26 Building F 4.22 Building F is submitted in detail as is the basement/service area below it. Building F provides community/leisure use at ground floor with access to residential accommodation provided from the Cherry Orchard Road frontage. Social rented residential accommodation is provided across five floors above ground providing a mix of one, two, three and four bedroom units. Again all units have private balconies with the exception of the first floor units to the rear that have private gardens. At the first floor level between Buildings F and G is a common room community space. The rooftop level of Building F provides amenity space. The floor areas for Building F are set out below in Table 4.6; Building G Table 4.6: Building F Floor Areas Use Area (GIFA sq m) Ground Floor Retail 0 Community Use 559 Residential Lobby 72 Upper Floors Common Room 45 Residential 3,057 Total 3, Building G is submitted in detail as is the basement/service area below it. Building G provides the warehouse/delivery office premises with access to a loading bay entered from Cherry Orchard Road. At the ground floor on the Cherry Orchard Road frontage ancillary reception, office and staff facilities are provided with warehouse space behind. At the first floor level further staff facilities are provided on the Cherry Orchard Road frontage with a void area over the warehouse. Plant is provided at roof level with an ecological green roof covering the entire roof. The floor areas for Building G are set out below in Table 4.7; Table 4.7: Building G Floor Areas Use Area (GIFA sq m) Office 670 Warehouse 1,471 Total 2,141 Public realm/amenity space 4.24 The public realm and amenity space areas are detailed fully in the submitted Design and Access Statement and Public Realm and Landscape Statement. For the purposes of the Planning Statement they are summarised as: Cherry Orchard Gardens pocket park 4.25 A new public park is proposed to the rear of Buildings E and F to provide public amenity space. The park has a main frontage on Oval Road with access leading through the park linking to Cherry Orchard Road. The park is considered to be a 'pocket park' as defined in the Mayor of London Supplementary Planning Guidance Providing for Children and Young People: Play and Informal Recreation (2008) - spaces under 0.4 ha with "areas of open space that provide natural surfaces and shaded areas for informal play and passive Page 22 of 80 Planning Statement GL Hearn