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

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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

27 recreation that sometimes have seating and play equipment". Station Square 4.26 Station Square provides a new area of public realm beyond the application redline between the Site and East Croydon Station. The area to the south, immediately adjacent to the station, becomes completely pedestrianised and a new pick up/drop off area for taxis is provided running parallel to the railway tracks. Gateway Plaza 4.27 Gateway Plaza is the new amenity space provided between Buildings A and B located underneath the canopy. The area provides the opportunity for retail/food and drink uses to spill into the amenity area whilst also providing pedestrian access from Cherry Orchard Road to the station. Landscaping proposals including planting are proposed underneath the canopy. Billinton Hill Road 4.28 The realigned Billinton Hill Road provides a shared vehicular/pedestrian/cycle route between Buildings B and C. The area is covered by the canopy with landscaping details provided to ensure a safe and appropriate shared space. Vehicle access and the basements 4.29 The access locations and basements are detailed fully in the submitted Design and Access Statement and Transport Assessment Amended vehicle access is provided via Billinton Hill Road for access to the station, as detailed above. This is a shared vehicular/pedestrian/cycle route A new access is proposed from Cherry Orchard Road at the northern end of the Site to access the new basement areas on the land to the west of Cherry Orchard Road Site. Three levels of basement are proposed via ramped access providing car, cycle, service and refuse parking together with plant and equipment A new vehicular access is taken from Oval Road to the basements below Buildings E, F and G with a vehicle ramp running between the rear of Building E and F and the Cherry Orchard Gardens Pocket Park. The basement provides service vehicle access, car and cycle parking, energy centre and plant equipment. Table 4.8 and Table 4.9 set out the floor areas for the Basements; Table 4.8: Basements Buildings A, B, C and D Level Area (GIFA sq m) 1 7, , ,321 Total 21, Planning Statement GL Hearn Page 23 of 80

28 Table 4.9: Basements Buildings E and F Level Area (GIFA sq m) 1 8,864 in outline and units provided are therefore indicative at this time. Table 4.11: Residential Mix by Building Total 8,864 Unit Type Number Proposed land use 4.33 Table 4.10 below provides a summary of the total proposed floorspace. Areas indicated as 'Retail' refers to Class A1, A2, A3 and A4. The Plant Areas do not include plant in the basements. Table 4.10: Total Areas Land Use Area (GIFA sq m) Retail 2,467 Office 40,321 Residential 83,814 Community/Leisure 1,338 Delivery Office 2,141 Plant Areas 7,205 Basement 30,854 Total 168,140 Proposed residential mix 4.34 The development proposes a total of 1,042 residential units. Table 4.11 provides a summary of units proposed by Building and Table 4.12 sets out the overall number and mix of units. A detailed explanation of the affordable housing proposed is within the submitted Affordable Housing Statement that accompanies the planning application. Building B is submitted Building B Studio 30 1 Bed Bed 104 Duplex 10 Total 307 Building C Studio 56 1 Bed Bed 145 Duplex 8 Total 442 Building D Studio 16 1 Bed Bed 72 Duplex 10 Total 199 Building E Studio 0 1 Bed 25 2 Bed 27 3 Bed 6 Total 58 Building F Studio 0 1 Bed 12 2 Bed 13 3 Bed 10 4 Bed 1 Page 24 of 80 Planning Statement GL Hearn

29 Total 36 Total Units 1,042 Table 4.12: Overall Residential Mix Type Number Percentage (%) Studios % 1 Bed % 2 Bed % 3 Bed % 4 Bed 1 0.1% Total Units 1, % Parking Provision 4.35 Car, motorcycle and cycle parking is proposed in the Basements. In the Building A-D Basement car club spaces and stackers are proposed. Parking is provided for service vehicles in both basements. A detailed explanation of the car parking numbers is provided in the Transport Assessment and Design and Access Statement. 04 Planning Statement GL Hearn Page 25 of 80

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31 5 Implementation Background 5.1 Ensuring that the proposals represent a comprehensive and deliverable regeneration scheme has been fundamental to scheme evolution, design development and the approach taken with the planning application. Menta have ensured that the development achieves a landmark scheme of the highest architectural quality but also a scheme that can be delivered in the short term by responding positively to relevant policy and strategy as well as other development aspirations in the surrounding area. In particular, the guidance provided with the Vision 2020 Supplementary Planning Guidance and work undertaken for the Council by Space Syntax has informed the design and layout. 5.2 Importantly the proposals have been developed in a way that allows the scheme to come forward independently, and in advance, of any future station development at East Croydon Station. The development ensures that it in no way compromises future station development and instead accommodates and supports future station development both physically on the Site and through a possible contribution. Comprehensive strategy 5.3 Menta have consolidated land under their control in order to extend the regeneration area. The development proposals now bring together various parcels of land to be developed in a consistent way rather than in an ad hoc and potentially arbitrary basis. Land at Cherry Orchard Gardens and Cherry Orchard Road has been brought into the scheme since the inception of the project in order to remove non-conforming uses from the Site, deliver wider regeneration and provide an appropriate location for a delivery office. 5.4 Menta are in negotiations to provide for a partial relocation of the current delivery office to a new delivery office in Building G. Menta secured a resolution to approve a new delivery office at Cherry Orchard Road (in November 2007, ref. no. 07/03034P) in the location now proposed for Building G. The planning application was made in order to assist in negotiations with the delivery office occupier and to demonstrate the acceptability of the Site for a delivery office in advance of the current, comprehensive, planning application. The potential partial relocation of the delivery office to this Site provides the opportunity to redevelop the current delivery office Site into new office space, in a high quality building, whilst retaining the delivery office use and employment on Site. The hybrid planning application 5.5 As detailed above at Section 3, the planning application is submitted in hybrid form with Buildings C, D, E, F and G submitted in detail and Buildings A and B submitted in outline. Buildings A and B are located on land currently outside of the applicants direct control and furthermore include new office space (Building A) for which the final occupier is to be confirmed (despite strong market interest). This part of the Site is closest to East Croydon Station and the outline nature of the application here allows for variation depending on future proposals for the station. In addition the outline nature of the application for Building A will allow for final variation to detailed design in order to meet occupier requirements. 5.6 Although submitted in outline a significant level of information is submitted for both 05 Planning Statement GL Hearn Page 27 of 80

32 Buildings A and B and the submitted Design and Access Statement provides a design code that will ensure the reserved matters are within specified criteria to ensure consistency in terms of architectural expression and quality with the rest of the scheme. The level of information provided is consistent with the level of information that is needed for the Environmental Assessment. Masterplan vision area 5.7 Also detailed at Section 3 is the Masterplan Vision Area where details of off Site public realm and landscape proposals are submitted with the application. Whilst this land does not form part of the current planning application itself it is an area of land that has been identified as being closely related to the Site and that would benefit significantly from enhanced public realm works associated with such works on the application Site itself. This includes land to the west of the Site adjacent to East Croydon Station and areas of public realm on Cherry Orchard Road and Oval Road. 5.8 The works shown in this Masterplan Vision Area are proposed to be taken forward as a masterplan strategy for the area by the Council and, as detailed below in Section 10, a contribution is proposed (as appropriate) towards the realisation of these works as part of the Section 106 Agreement. Subsequent applications/approval may be required to realise these works. Buildability 5.9 Menta have been working closely with Laing O Rourke throughout the design process who have advised on construction matters and the 'buildability' of the scheme. Laing O Rourke were brought into the design team at an early stage in order to ensure the proposals are deliverable and buildable in construction terms. This advice referred not only to physical construction matters but also cost control, in association with Gleeds quantity surveyors, given the costs associated with the construction of tall buildings. Construction phasing 5.10 As detailed in the submitted Construction Methodology and Phasing Plan prepared by Laing O Rourke the development is intended to be built in a phased manner starting in the north (at Building G) continuing south along Cherry Orchard Road with the final building to be built being Building A. As detailed in the submitted methodology this approach provides an achievable construction management plan that can deliver the new delivery office at the earliest opportunity and the affordable housing (within Buildings E and F) before any private residential accommodation. Phasing the development allows a logical sequencing in construction terms but will also allow provision to be made for a delivery office early and provides the benefit of affordable housing in advance of any private accommodation The development is proposed to be built in a continuous sequence of phases. In the event that Building A and B can not commence as a continual phase from the construction of Buildings C and D, a temporary solution pending the completion of Building A and B is submitted within the Construction Methodology and Phasing Plan to demonstrate how the canopy and basement could temporarily terminate between Buildings B and C including plans to show how the basement would operate Page 28 of 80 Planning Statement GL Hearn

33 during this phase. The submitted Design and Access Statement provides illustrative material to show the temporary solution. East Croydon Station 5.12 Since inception of the development proposals, Menta has liaised closely with Network Rail, owners of land adjacent to the Site, the railway and East Croydon Station. It is known that Network Rail proposes station enhancement/redevelopment to East Croydon Station in order to improve current capacity. Menta have worked closely with Network Rail to understand their aspirations of the Site throughout the Cherry Orchard design development and have kept Network Rail informed of their proposals. Summary created around the scheme whilst not doing anything to preclude longer term aspirations In summary, the development is proposed to be an achievable and deliverable regeneration scheme for Central Croydon. The developer has ensured consistency with other strategies and proposals and consulted closely with key stakeholders through design development. The outline nature of the southern part of the Site provides flexibility, and the phased delivery from the north ensures provision for a delivery office, affordable housing and community uses Whilst a design brief for the station is not expected to be issued until later 2008, the design of the buildings on the west of Cherry Orchard Road has been future proofed to plan for future station development. Consideration has been given to the potential for rafting to move the station further north and potential air rights to consider future development above the tracks. The proposed public realm/landscaping works to the west of the Site (within the Masterplan Vision Area) provide for these future works and new access locations but are acknowledged by the applicant as being capable of being reprovided/amended in order to accommodate final designs for the station in due course. It is proposed however that these public realm works are brought forward in the short term to realise the significant public benefit they will achieve in advance of the station development that is acknowledged as being a long term proposal. Menta have taken a comprehensive approach to development by considering the short-term environment 05 Planning Statement GL Hearn Page 29 of 80

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35 6 Regeneration benefits Background 6.1 The major mixed use proposals in this planning application are anticipated to deliver major regeneration and planning benefits to the Site, surrounding area and Croydon generally. The submitted Regeneration Statement, prepared by GL Hearn, sets out the regeneration context and the benefits to be delivered. Key regeneration and planning benefits 6.2 In summary the key regeneration and planning benefits that the scheme will deliver are; A comprehensive approach to mixed use development; Improving Croydon's profile and assisting in 're-branding' the centre; Economic benefits - construction phase and direct and indirect employment as well as additional spend; Planning contributions including affordable housing Summary 6.3 In summary, the regeneration benefits associated with the development scheme are overwhelming - physical, economic, social and visual. The regeneration benefits can be viewed at a macro scale in terms of an exemplar flagship scheme for both Croydon and London more generally, but also at a more local level through the benefits delivered to the Site and into the existing community. This represents progressive, well considered, regeneration rather than lip service to regeneration. Improving quality and expectations through world class architecture; A highly sustainable development; Making the area safer, greener, cleaner and more attractive; New open space and vastly improved public realm; 06 Housing choice; New community and local facilities; Improved infrastructure on and around the Site including expected contribution to East Croydon station; Improved environment and security; Planning Statement GL Hearn Page 31 of 80

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37 7 Consultation Background 7.1 Menta have undertaken significant preapplication consultation to inform the development proposals prior to submission of the planning application. A detailed explanation of the consultation undertaken, and how this has informed the scheme, is provided in the submitted Statement of Consultation prepared by GL Hearn. For the purposes of the Planning Statement the following summary is provided. Planning policy evolution 7.2 Local planning policy relevant to the Site has been developed over a significant period of time and has involved significant levels of public consultation. The proposals respond directly and positively to the policy aspirations for the area; Croydon unitary development plan 7.3 The Croydon Unitary Development Plan allocates land to the west of Cherry Orchard Road as being within the Metropolitan Town Centre, as Area for High Density and Tall Buildings (the majority of the site) and specifically designates the southern part of the Site for a range of uses including office and residential. Land to the south of Cherry Orchard Road is also an area of high density. The policies contained within the Unitary Development Plan, including those policies that set the principles for the development, were subject to extensive consultation, leading into a public inquiry in 2005 after which the UDP was adopted in Vision 2020 supplementary planning guidance 7.4 Prior to the adoption of the Unitary Development Plan the Council consulted upon, and adopted, the Vision 2020 Supplementary Planning Guidance that identifies certain sub-areas within the town centre. The Site is within the Southern New Town sub-area that is identified for restructuring including, high quality, high rise buildings and creating a clear and exciting sense of arrival. This document was widely consulted on before its adoption and now sets out the aspirations for this part of the town centre. Alsop masterplan A masterplan for the centre was developed by Will Alsop during This exercise included significant public consultation and involvement. The final report illustrates the Cherry Orchard scheme in the documents. The scheme shown is an early concept scheme but that concept, of four tall buildings along Cherry Orchard Road, has been maintained in more detailed design subject to this application. Croydon metropolitan centre area action plan 7.6 The Council have recently consulted on the Issues and Options for the Croydon Metropolitan Centre Area Action Plan that takes forward the existing regeneration strategy for centre. The proposals are recognised within the consultation document. Consultation with LB Croydon 7.7 The applicant has worked closely with LB Croydon from the outset to ensure that the proposals align with the Councils aspirations for the area. Menta consulted the Council about the selection of a leading architect by way of a competition and have continued close liaison with the Council with Senior Officers, Members and various departments within the Council. 07 Planning Statement GL Hearn Page 33 of 80

38 Statutory consultees 7.8 As detailed in the submitted Statement of Consultation, Menta have consulted extensively with statutory consultees including more than one meeting with key consultees such as the Greater London Authority and CABE. The comments received at these meetings have helped inform design and the submission currently before the Council. public consultation prior to adoption. The applicant has nevertheless sought to consult widely throughout the design development process with key consultees, the Council, the local community and other relevant groups. The submitted Statement of Consultation provides a detailed analysis of the engagement undertaken and how comments received have informed design as well as how Menta propose to continue to engage relevant groups post-planning. The local community 7.9 A detailed explanation of the local consultation exercises is provided in the Statement of Consultation and the report appended thereto produced by Neighbourhood Initiatives Foundation. A series of local consultation events took place seeking views on the proposals with particular reference to the ground floor, public realm and how the benefits of the scheme could spread beyond the boundary of the Site. The responses received at these events informed more detailed design - the way in which comments were addressed were illustrated to the community in an exhibition held in September 2008 at Centrale Shopping Centre, Croydon. Other stakeholders 7.10 Menta has consulted extensively with other stakeholders both in terms of landowners, interested parties and local groups. Summary 7.11 The principle of a high density mixed use scheme incorporating tall buildings to significantly regenerate this part of Croydon is enshrined in up to date local planning policy and has been subject to extensive Page 34 of 80 Planning Statement GL Hearn

39 8 Planning policy overview Background 8.1 Given the location and nature of the proposals a significant amount of planning policy and guidance is relevant to the proposed development. A detailed review of relevant planning policy is provided at Appendix 3 of this Statement. The policy review considers relevant national planning policy, the Development Plan, supplementary guidance, emerging policy, relevant strategies and other documents that represent material considerations. 8.2 The Planning Assessment at Section 10 of this Statement responds to the planning policy requirements as summarised at Appendix 3 with direct reference to relevant policy. This section of the Statement seeks to highlight and summarise the key policy themes from the different, and varying, levels of planning policy that are applicable to the development. National planning policy 8.3 At the national level sustainable development is clearly the core of the Government s approach to planning in seeking sustainable and inclusive patterns of development. In particular the following cross cutting themes set the policy context for the development; Planning should promote sustainable and inclusive forms of development; Development must be high quality and employ good and inclusive design; Development should make the most effective use of land through high quality design - more efficient use of land should be achieved through higher density, mixed use development; Planning should bring vacant and underused land back into use; Proposals should contribute to both mitigating climate change and adapting to unavoidable consequences of climate change; Housing development should be located in sustainable locations and good design is fundamental to the success of residential schemes; Planning should achieve a step change in delivery of housing providing high quality housing, a range of housing in terms of tenure and mix, and an efficient and effective use of land; Town centres should be promoted, and accessible locations exploited, through high density mixed use development; and The reuse of previously developed land is strongly encouraged and development should promote sustainable transport movements. Regional planning policy 8.4 The overall strategy of the London Plan is again to promote sustainable development. The key strategic aims of the plan relevant to the proposals include; The identification of Croydon Metropolitan Centre as an Opportunity Area (where development should be intensified and mixed use development promoted) and as a Strategic Office location; Minimum guidelines for housing and employment targets in Croydon should be exceeded; 08 Planning Statement GL Hearn Page 35 of 80

40 Development in the Opportunity Area should be optimised and the strength of the Metropolitan Centre exploited; The annual monitoring target for residential property is 1,100 new homes, this is the highest in the South West sub region and should be exceeded through identifying new sources of supply and providing higher densities in town centres; There is significant demand for office floorspace. The office environment and offer should be enhanced; Adapting to and mitigating the effect of climate change; Optimising the use of previously developed land - achieving the maximum intensity of use compatible with the area; Using a design led approach to optimise sites potential; Providing appropriate open space; Strengthening the role of town centres and supporting business and housing uses to develop a sense of place; and Locating development in locations accessible by public transport and encouraging development that reduces the need to travel, especially by private car. 8.5 A recent "direction of travel" publication by the Mayor of London confirmed Croydon as an appropriate location for tall buildings. Local planning policy 8.6 The Croydon Unitary Development Plan seeks implementation of the Vision 2020 strategy with the introduction of mixed uses into the town centre to promote regeneration and high quality housing development. Land to the west of Cherry Orchard Road is within the designated Metropolitan Town Centre as well as being an Area Suitable for High Buildings (majority of the site) and a Area of High Density. The Porter and Sorter Public House, land fronting Cherry Orchard Road and 1 5 Addiscombe Road is designated under Policy CM7/Proposal H73 for mixed use development. Land to south of Cherry Orchard Road is immediately adjacent to the centre and is also an Area of High Density. 8.7 All policies in the Plan are based on the following sustainable land use principles; Protecting and enhancing the environment in all its forms; Ensuring everyone has access to town centre goods and services; Encouraging high density development around good public transport interchanges; Encouraging developments that contribute to the creation of mixed-use communities; Encouraging developments that will help circulate money in the local economy; Providing opportunities to live and work in close proximity; Encouraging development that minimises consumption of the earth's resources; and, Page 36 of 80 Planning Statement GL Hearn

41 Ensuring development proposals meet the needs of the whole community. 8.8 The Plan's strategy for the Metropolitan Town Centre is to re-brand the offer, to meet modern commercial needs and to improve the market and public perceptions. Regeneration needs to take place at key, high profile sites as a matter of some urgency. Tall buildings will be permitted in the centre subject to an assessment to show environmental impacts are acceptable and that there is no significant adverse impact on amenity. 8.9 The Vision 2020 Supplementary Planning Guidance seeks high quality high rise buildings of an innovative design in the Southern New Town Sub Area within which the Site is located and the Royal Mail Site is specifically identified for a high quality, high rise building. These aspirations for the centre are being taken forward through the Council s Third City masterplan by Alsop The Council have recently consulted on the Issues and Options for the Croydon Metropolitan Centre Area Action Plan. Whilst at an early stage in the Local Development Framework process, the document does recognise the Cherry Orchard proposals and sets out the vision for the centre to 2021 that includes; Being regarded as a progressive, vibrant, attractive, fashionable, exciting, sustainable and inclusive centre; Being firmly established as London s Third City Centre; Being a city centre with many different functions; and Being the location of a substantial and diverse residential community which is capable of meeting most, if not all, of its needs and requirements for living in and around the centre. CABE and English Heritage guidance on tall buildings 8.11 The Guidance encourages local authorities to identify appropriate locations for tall buildings in their development plans and sets out the criteria to be addressed in the evaluation of development proposals for tall buildings. Other policy and guidance 8.12 A significant amount of other policy and guidance is relevant to the scheme that is considered at Appendix 3 and addressed in Section 10 as applicable. The Council has recently consulted on a draft Supplementary Planning Document on Housing Space Standards and Requirements that is considered. Summary of planning policy 8.13 The application proposals have been brought forward to be planning policy compliant and have sought to address all policies as far as is possible on Site. The scheme has also balanced these policy considerations against consultation with the public and other key stakeholders. The scheme has evolved and improved as a consequence of this extensive consultation programme. 08 Planning Statement GL Hearn Page 37 of 80

42 Page 38 of 80 Planning Statement GL Hearn

43 9 Planning assessment Overview 9.1 From the preceding planning policy summary and analysis of the planning policy review at Appendix 3 the following matters are considered to be key planning considerations for the development; i) Principles of development ii) Land use iii) Design iv) Sustainability a) The Principle of High Density Mixed Use Development b) Landmark Development and Tall Buildings c) Office Use d) Residential Use e) Retail and Leisure Use f) Community/Leisure Use g) Delivery Office Use h) Public Realm and Open Space i) Design and Layout j) Residential Considerations k) Public Realm and Landscaping l) Open Space and Child Playspace Provision m) Energy n) Code for Sustainable Homes and BREEAM o) Adaptation to Climate Change p) Flood Risk Management q) Transport and East Croydon Station v) Other matters r) Servicing and Waste Management s) Inclusive Design t) Other Environmental Effects i) Principles of development a) Principle of high density mixed use development Overview 9.2 The regeneration proposals subject to the application propose a redevelopment of the Site for high density mixed use development. The principle of intensifying land use through a mixed use development is entirely appropriate in this location in planning policy terms. Regenerating Croydon Metropolitan Centre, with some urgency, is a stated priority of the Council and tall buildings are seen as a key part of this regeneration strategy. National policy 9.3 The Site is previously developed land and is in need of regeneration. The Site also benefits from a PTAL 6b accessibility rating with exceptional access to public transport facilities as well as to jobs and services within Croydon Metropolitan Centre. Croydon offers the best public transport accessibility of any outer London centre. In terms of location the Site therefore represents a highly sustainable and appropriate location for high density mixed used development in principle. The Site offers the opportunity to, in accordance with a key objective of PPS1, facilitate and promote sustainable and inclusive patterns of development and contribute to the creation of sustainable, liveable and mixed communities with good access to jobs and key services. The Site location offers the potential to deliver urban growth that can secure the fullest possible use of sustainable transport, and which will overall, reduce the need to travel (especially by car) 09 Planning Statement GL Hearn Page 39 of 80

44 Strategic policy in accordance with a key planning objective of the Supplement PPS1 (Paragraph 9). This emphasises the opportunity for density and height that is represented by the application Site. 9.4 The development seeks, through a design led approach, to optimise the potential of the Site and provide a mix of uses that will contribute to strengthening the local community. This approach fully accords with the overall strategy of the London Plan that seeks to promote sustainable development (Paragraph 2.3 and Policy 2A.1) and that requires planning applications to be considered in respect to their ability to promote and support the plans social, environmental and economic objectives. 9.5 Croydon is identified as an Opportunity Area in the London Plan as well as a Metropolitan Town Centre. A high density mixed use development in this location responds positively to the spatial strategy for the Opportunity Areas by intensifying development on the Site, promoting a mix of uses and consolidating development in a location where the high public transport accessibility access benefit can be maximised (Policy 2A.2). The principle of proposed development accords with the London Plan expectation that development within the Opportunity Areas should maximise residential and non-residential densities and contain mixed uses (Policy 5E.2). A high density mixed use scheme has the potential to emphasise the strength of the Metropolitan Centre as a higher order centre. 9.6 Accommodating the significant levels of growth identified for South West London Local policy must (in accordance with the Sub Regional Development Framework for South London) be provided in those areas with the greatest potential for sustainable development. Croydon Metropolitan Centre is specifically recognized as one of these locations in the SRDF that recognises Croydon has "potential for brownfield development and intensification to re-create itself as a more sustainable and attractive suburban centre of the highest order" (Paragraph 138). The principle of high density mixed use development accords with, and indeed is required by, the policy framework. 9.7 The principle of high density mixed use development is also entirely in accordance with Local Planning Policy and relevant strategy. LB Croydon's Vision 2020 Supplementary Planning Guidance sets out principles for the renewal and development of Central Croydon and has been incorporated into the Unitary Development Plan. In accordance with this guidance the principle of the development is to provide high quality, high rise buildings of an innovative design in a location that is specifically identified for high density development. 9.8 High density mixed use development on land west of Cherry Orchard Road accords with the Croydon Unitary Development Plan (July 2006) that identifies this part of the Site as being within Croydon Metropolitan Centre, suitable for high buildings and an area of high density. The principle of the development accords with the strategy of the plan (Paragraph 1.10) to implement Vision 2020 and to introduce mixed uses into the Centre and promote regeneration. The Plan specifically encourages high density development around good public Page 40 of 80 Planning Statement GL Hearn

45 transport interchanges and creating mixedused communities (Paragraph 3.5). Increasing housing intensity in accessible locations through a design led approach accords with the UDP (Policy SP14 and Policy SP19). 9.9 In terms of the Metropolitan Centre, the UDP strategy is to encourage regeneration, accommodate a substantial number of jobs, homes and new facilities. Land at "the Porter and Sorter Public House, land fronting Cherry Orchard Road and 1 5 Addiscombe Road" is identified in the UDP as being appropriate for a range of uses and as having "clear potential for significant redevelopment as Part of the regeneration of the Metropolitan Centre". The development principles accords with the UDP that recognises that this part of the Site is in a highly accessible position, is suitable for a range of uses, can accommodate mixed use development that could be accommodated through a vertical mix of use (Paragraph 16.45) The regeneration proposals subject to this application represent a truly mixed use development. The uses proposed include; Office Residential Retail (shops, cafe/restaurants/pub/bar facility) Community/Leisure Uses Open Space and Public Realm Delivery Office Summary 9.11 In policy terms it is desirable to provide homes, jobs, services and the infrastructure needed by communities where they live and work (Supplement to PPS1, Paragraph 9). As noted above the Site is within/immediately adjacent to Croydon Metropolitan Centre and is highly accessible and the principle of mixed use development in this location is appropriate. The Inspectors Report into the application made by Arrowcroft Limited at the Gateway Site noted (Paragraph ); "Regeneration and re-branding of the CMC as a major retail and shopping areas would be led by the Park Place development, but a more extensive re-branding and image changing exercise would require something more than an increase or improvement in Croydon's shopping offer. High quality, modern commercial developments would go a long way to dispelling its tired, back office image. New homes of good quality design and construction in the centre would help to improve the perception of Croydon as somewhere safe and comfortable to live" In summary the Site is located within and immediately adjacent to Croydon Metropolitan Centre, a high order ranking centre in London, identified as an Opportunity Area and a Strategic Office location. The Site benefits from exceptionally good public transport accessibility, is previously developed land and is in need of regeneration. Relevant strategic policy seeks the maximization of such sites through a design led approach providing a mix of uses. Local planning policy also supports this principle and specifically designates land to the west of Cherry Orchard Road for high density development, being suitable for tall 09 Planning Statement GL Hearn Page 41 of 80

46 buildings and a mix of uses and land to South of Cherry Orchard Road for high density development. The principle of high density mixed use development on the Site entirely accords with the relevant planning policy and providing a range of uses beyond shopping offer the potential for a more 'liveable' town centre. b) Landmark development and tall buildings Overview 9.13 The development proposes a series of four crystalline towers to the west of Cherry Orchard Road. The principle of tall buildings in this location is established in relevant planning policy and the detailed proposals have been developed in close consultation with LB Croydon and Key Stakeholders including the GLA and CABE. Pre-application advice from the GLA confirmed "the principle of taller buildings on this site is accepted and reflects the wider strategic vision for the area" (GLA Letter 6 August 2008) and CABE similarly confirmed; "we think that, in principle, this is a suitable location for tall buildings" (CABE letter 29 July 2008). Strategic policy 9.14 In strategic policy terms Croydon Metropolitan Centre is identified as an Opportunity Area in the London Plan, where residential and non-residential densities should be maximised. The London Plan promotes tall buildings where they create attractive landmarks, provide a coherent location for economic clusters of related activities and/or as a catalyst for regeneration and where they are acceptable in terms of design and impact on surroundings. The recent Mayoral publication, Planning for a Better London Local policy July 2008, has confirmed the support in principle for tall buildings in Croydon The overall strategy of the Unitary Development Plan is to maximise the supply of high quality housing, introduce mixed uses into the Town Centre, to promote regeneration and implement the Vision Vision 2020 specifically identifies the Site location as being appropriate for high quality, high rise buildings of an innovative design and the southern part of the Site is specifically identified as representing an opportunity for high quality high rise development. The majority of land to the west of Cherry Orchard Road is within an area designated for high buildings in the Unitary Development Plan (Policy UD10) The CABE and English Heritage guidance on tall buildings strongly endorses local authorities to identify appropriate locations for tall buildings in their development plans. This approach has been taken by LB Croydon in the preparation of their Unitary Development Plan that, as noted above, identifies land West of Cherry Orchard Road as being suitable for tall buildings The Council s strategy for the Metropolitan Centre is to re-brand the offer to meet modern commercial needs and to improve market and public perceptions. Changing the image of the centre and delivering, through regeneration, a progressive, vibrant and contemporary city are aims of various Council strategies for the centre. The landmark nature of the scheme and quality of the architecture proposed offers the opportunity to create Page 42 of 80 Planning Statement GL Hearn

47 a new perception of Croydon for those arriving, and passing through, East Croydon station consistent with Croydon achieving its 'Third City' aspirations The Council s aspiration for tall buildings in the centre has been taken forward in Alsop s Third City work that provides an aspiration masterplan including the provision of tall buildings; the masterplan specifically identifies a series of four towers to the west of Cherry Orchard Road incorporating early concept designs of the current scheme. Consultation 9.19 The applicant has worked closely with Planning and Urban Design Officers of the Council to develop their proposals in a way that responds to policy requirements and the Council's ambitions for the Site and surrounding area. Pre-application consultation has also taken place with Key Consultees and the GLA have confirmed the appropriateness of the Site for tall buildings in principle as have CABE. A more detailed explanation of these comments is provided in the submitted Statement of Consultation. Principle of tall buildings 9.20 The principle for tall buildings and a landmark development is therefore considered appropriate and desirable having regard to strategic policy. The submitted Environmental Statement provides a Townscape and Visual Impact Assessment that assesses close, middle and longer distance views. The Metropolitan Centre is identified in planning policy as a location for tall buildings to complement the existing cluster and the policy (Policy CMC14) does not seek to prevent tall buildings being seen from outside the centre - on the contrary, the UDP seeks the creation of new, appropriate and desirable landmarks (Policy CMC15) The acceptability of the proposal in more detailed policy terms however should, taking into account the guidance provided within the CABE and English Heritage guidance on tall buildings, policies within the London Plan and policies with the Unitary Development Plan, be considered in respect to the following considerations: Context 9.22 It is important that tall buildings provide an acceptable relationship to their context - the proposal is considered to respond positively and appropriately to the Site context. The NLA Tower at the south of Site represents an existing tall building in close proximity to the Site - the scale and design of this building has informed the composition of tall building proposed. The applicant is minded also that the Croydon Gateway Site has a planning permission(s) for buildings of height and density The medium scale commercial buildings on the eastern side of Cherry Orchard Road represent a transition between the large scale buildings of the centre the smaller domestic scale buildings further east in the Addiscombe Ward. The commercial buildings on the east of Cherry Orchard Road provide a physical and visual separation between the southern part of the Site (where the tall buildings are proposed) and the residential area to the east. The northern part of the Site immediately adjacent to the residential 09 Planning Statement GL Hearn Page 43 of 80

48 properties on Oval Road and the scheme responds accordingly by being of a smaller scale in this part of the Site and reducing in height at it extends eastwards. It is noteworthy that the Cherry Orchard Road site, which is immediately adjacent to Oval Road, benefits from a planning permission for 5/6 storey residential development whereas the current proposals are for a 2 storey delivery office building A detailed analysis of the context is provided in the submitted Design and Access Statement and the Townscape and Visual Impact Assessment within the Environmental Statement. The Townscape and Visual Impact Assessment confirms that the development will form part of a growing cluster of tall buildings and in some long views the development marks the extent of centre. Effect on the historic context 9.25 The Site is not within a Conservation Area, none of the buildings on the Site are listed and the proposals would not affect the setting of a listed building. The adjacent NLA Tower is a locally listed building as are other nearby buildings. The Central Croydon Conservation Area is located approximately 400m to the west of the Site, the Parish Church Conservation Area approximately 900m west of the Site and the East India Estate Conservation Area approximately 500m east of the Site. As demonstrated in the Townscape and Visual Impact Assessment of the Environmental Statement the effect of the proposed development on Conservation Areas, Listed Buildings and locally listed buildings preserves or enhances their special interest. World Heritage Site 9.26 The Site is not within, or close to, a World Heritage Site. Relationship to transport Infrastructure 9.27 The Site occupies a highly accessible location as demonstrated in the submitted Transport Assessment. The Transport Assessment considers the scheme in respect to the existing and proposed transport infrastructure. Within the Transport Assessment a Pedestrian Modelling Assessment of East Croydon Station finds the impact of the development to be small. The development envisages a financial contribution towards future station enhancements at East Croydon Station and proposes, through public realm works beyond the Site, significant improvements to pedestrian access to the station The Civil Aviation Authority has been consulted and has confirmed subject to appropriate lighting the proposals do not represent any aviation constraints. Architectural quality 9.29 The submitted Design and Access Statement and the Townscape and Visual Impact Assessment both assess the architectural quality of the development in detail. The applicant has placed a great emphasis on achieving the highest standards of architectural quality as a fundamental requirement of the scheme and selected project architects, Make, following a design competition for several leading architects of tall buildings. Page 44 of 80 Planning Statement GL Hearn

49 9.30 The architectural quality achieved is considered to be world class and will set new standards for design quality in Croydon. The development will achieve a landmark scheme in a prominent location capable of changing perceptions of Croydon. Sustainable design and construction 9.31 The submitted Sustainability Statement and Energy Statement, together with the Design and Access Statement, detail sustainable design and construction measures proposed. The development is estimated to achieve high levels of sustainability with an estimated carbon saving of 21.85% of the total carbon emissions for the Site, a BREEAM assessment of Excellent for the office space and a Code for Sustainable Homes rating of Code Level 4. Credibility of design 9.32 The Design and Access Statement details the technical design aspects. The developer specifically engaged Laing O Rourke within the team at an early stage in order to provide cost control and ensure 'buildability' in financial terms to ensure the scheme is a deliverable development proposition. Contribution to public space and facilities 9.33 A major focus of the design process has been the ground floor experience and how the tall buildings interact at the human scale. As detailed in the Design and Access Statement, Public Realm and Landscape Statement and below, a number of new public spaces are proposed including new areas of public realm, new ground floor uses and active frontages and a new public park. The introduction of commercial use at the ground floor will introduce vitality and diversity and the increased resident population will contribute to safety and social engagement creating a new sense of place. Effect on local environment 9.34 The submitted Environmental Statement specifically addresses potential environmental effects including microclimate, daylight/sunlight, visual appearance and transport. Permeability 9.35 As detailed in the Design and Access Statement, and below, the scheme delivers major improvements to permeability across the Site with the enhancement of the current Billinton Hill link, a new pedestrian link between Buildings A and B (Gateway Plaza), pedestrian link from Oval Road to Cherry Orchard Road via the public park and substantial improvements to the public realm and pedestrian environment on Cherry Orchard Road generally. Well designed environment 9.36 The buildings have been specifically designed to provide a high quality experience for those who use the buildings as is detailed in the Design and Access Statement and below. View management framework 9.37 The Site is not within the View Management Framework as designated by the London Plan and relevant supplementary guidance. The Townscape and Visual Impact 09 Planning Statement GL Hearn Page 45 of 80

50 Assessment does however consider longer range views and finds the scheme to have a strongly beneficial effect. Attractive views/skyline enhancement 9.38 The proposal presents the opportunity to deliver world class architecture in Croydon and as confirmed in the Townscape and Visual Impact Assessment the proposal will have a beneficial effect on longer range views and in the medium and shorter range views will enliven the townscape. When viewed with other consented schemes the development is found to form a coherent part of a growing cluster of tall buildings, creating a new landmark for Central Croydon (UDP Policy CMC15) and enhance the skyline (UDP Policy CMC16). Residential amenity 9.39 As detailed below and within the submitted Design and Access Statement the proposal will provide a good level of residential amenity for future occupiers and will not be detrimental to the residential amenity enjoyed by existing residents in the surrounding area. ii) Land use c) Office use Existing provision and demand 9.40 Office floorspace is currently provided on the Site at Amy Johnson House, 15 Cherry Orchard Road. Amy Johnson House is currently vacant and un-let. The property is unattractive to the market due to its outmoded design and layout There is however a recognised and clear demand for good quality office space in the South West London sub region - the London Plan estimates a demand of 800,000sq m of floorspace between 2006 and Croydon is identified as a Strategic Office location in the London Plan (Paragraph 3.148). The UDP confirms that Class B1(a) offices will be permitted within Croydon Metropolitan Centre (Policy EM1). There is currently a lack of good quality office accommodation in Croydon that is affecting business decisions about locating to the centre. The proposal 9.42 The new office space proposed in Building A provides 40,321 sq m gross floor internal area of Grade A office space immediately adjacent to East Croydon station. The new office space will assist in rejuvenating, supporting and consolidating Croydon's office offer in accordance with the London Plan's strategy for Strategic Office locations (Policy 3B.3). The London Plan recognises the scope for mixed use development to support consolidation and rejuvenation of office provision and broader objectives of suburban renewal in Strategic Office locations. Planning policy 9.43 The location of Building A is within Croydon Metropolitan Town centre which is an appropriate location for office use in principle (in accordance with PPS6). As a Metropolitan Centre and Opportunity Area, Croydon Metropolitan Centre should accommodate substantial job numbers. The recent Mayoral publication (Planning for a Better London July 2008) suggests that almost 60% of London s projected growth is likely to take place outside of Page 46 of 80 Planning Statement GL Hearn

51 Central London/Canary Wharf and that a likely policy response is to encourage new centres of employment in parts of London like Croydon. The Unitary Development Plan allocates the 'Porter and Sorter Public House, land fronting Cherry Orchard Road and 1 5 Addiscombe Road for mixed use development including office development, the proposal accords with this policy Croydon Vision 2020 recognises that the Southern New Town sub area is currently dominated by large office blocks most of which are outmoded and that reinvestment in existing office buildings has been low. One of the Councils regeneration objectives is to include a focus for office development by the replacement of outmoded office blocks. The office element of the scheme directly responds to this strategy by replacing low grade office space with new Grade A space and increasing the overall amount of floorspace on Site. Summary 9.45 In summary, whilst there is an element of office use on the Site already, this space is outmoded and unattractive to the market. The redevelopment proposals will provide 40,321 sq m Grade A office space in a highly accessible location immediately adjacent to East Croydon Station. The location of the office Building (Building A) is within the Metropolitan Centre and Opportunity Area and is appropriately located for its use in strategic policy terms. The proposal accords with London Plan policy (Policy 3B.2) that seeks an enhancement to the environment in office locations in terms of physical attractiveness, ancillary activities and services, accessibility, safety and security - the development offers the opportunity to achieve all of these enhancements. This part of the Site is allocated for a mix of uses including office. The Council's UDP and Vision 2020 strategy specifically recognises the need to replace outmoded office floor space with new and improved offer. The provision of office space entirely accords with relevant planning policy. d) Residential use Location 9.46 The Site location offers good access to community facilities, jobs, key services and infrastructure, makes efficient and effective use of land, re-uses previously developed land and is therefore a preferred location for housing (PPS3 Paragraph 10). Housing is a desirable use in mixed use, multi-storey Town Centre developments above ground floor (PPS6 Paragraph 2.21). The development offers the opportunity to increase the intensity of housing in a location that is highly accessible (in accordance with PPG13) through high density redevelopment (London Plan Policy 3A.2). Croydon Metropolitan Centre is an Opportunity Area where minimum guidelines for housing should be exceeded. Housing targets 9.47 The UDP seeks the provision of at least 17,020 dwellings between 1997 and 2016 (Policy SP17). The more recent London Plan sets an annual target for 1,100 units which is the highest target within the South West Sub Region (Table 3A.1). The London Plan requires that boroughs should seek to exceed these figures having regard to intensification of provision 09 Planning Statement GL Hearn Page 47 of 80

52 Local policy through higher densities and redevelopment in town centres (Policy 3A.2). The UDP promotes re-using and maximising previously developed land (Policy SP18) and in areas accessible by public transport supports intensification through a design-led approach (Policy SP19) The Porter and Sorter Public House, land fronting Cherry Orchard Road and 1 5 Addiscombe Road is designated under a site specific Unitary Development Plan policy for mixed use development including residential. The Cherry Orchard Gardens part of the Site, where Buildings E and F (residential above ground floor) and the new public park are proposed, is already occupied by residential property (albeit currently vacant and derelict). Summary 9.49 In summary, the increased provision of residential in this location is a strategic policy objective. Part of the Site is allocated for residential as a mix of uses in local planning policy and the Cherry Orchard Gardens Site has historically been in residential use. The principle of residential within the scheme accords with relevant planning policy. e) Retail and leisure use The proposal 9.50 Within the ground floor of Buildings A, B, C and E a limited amount of retail (Class A1 and A2) and leisure (Class A3 and A4) use (café, restaurant, pub/bar facility) is proposed. Planning policy 9.51 The land to the west of Cherry Orchard Road is within Croydon Metropolitan Centre where town centre uses such as these are appropriate in principle - retail uses in certain locations are subject to relevant tests detailed below. At land identified under Policy CMC7 of the UDP (The Porter and Sorter Public House, land fronting Cherry Orchard Road and 1-5 Addiscombe Road) permission will be granted for "appropriate town centre type development and uses". The uses proposed include a replacement facility for the current Porter and Sorter Public House together with other complementary, and small scale, retail and food and drink uses appropriate to this location The UDP confirms that in "significant" residential developments the Council may seek the provision of retail facilities (Policy SH8). The provision of retail within the scheme is, as is recognised in supporting text to this policy, intended to provide for the day-to-day needs of local people and can help provide a community focus. Proposed restrictions 9.53 The total amount of retail (Class A1, A2, A3 and A4) proposed is 2,467 sq m gross internal floorspace. It is proposed that individually Class A1, A2 and A3 uses would not exceed 1,250 sq m gross internal floorspace and Class A4 would not exceed 500 sq m gross internal floorspace. The precise location of individual uses at the ground floor is not confirmed as tenants have yet to be agreed. It is envisaged however that the retail unit in the ground floor of Building F would be Class A1 (and is included within the overall total of 2,467sq m). Page 48 of 80 Planning Statement GL Hearn

53 Assessment 9.54 The Class A3 and A4 uses are proposed within the Metropolitan Centre and there is therefore no requirement to demonstrate need or sequential test. Class A1/A2 floorspace is proposed outside of the Primary Shopping Area but is of a scale and purpose consistent with Policy SH8 of the UDP in providing day-to-day facilities for the new resident population. The retail floorspace proposed is not of the type, nature or scale that would compete with the Primary Shopping Area. In order to demonstrate the potential 'need' created by the development, Table 9.1 below applies typical expenditure figures to the estimated resident population and identifies a theoretical expenditure of million per annum based on an indicative resident population of 2,100. This expenditure would clearly support the level of retail proposed that is illustrated with standard turnover densities in Table 9.1. Table 9.1: Estimated Retail Expenditure and Turnover Indicative Number of Residents 2,100 Comparison Expenditure per 3,495 person Convenience Expenditure per 1,758 person Total Comparison Expenditure 7.34 million Total Convenience Expenditure 3.69 million Potential Turnover Comparison 1.98 million Potential Turnover Convenience 3.52 million Notes: 1. Estimates are for Net sales area for convenience goods floorspace assumed 440sqm 3. Net sales are for comparison goods floor assumed 440sqm 4. To robustly asses potential turnover, the table above assumes all of the gross A1/A3 floorspace would be class A1. In reality there would be some A3, non-retail floorspace The qualitative need is reflective of the desirability of providing a mix of uses and day-to-day retail facilities for future residents and existing residents on their way to/from the station. The scale is appropriate to a development of this size and the retail would not have an unacceptable impact on any nearby existing centre. The Site is highly accessible, but the retail offer is not proposed to be 'destination' retail and would instead be used by people who are already in the area. f) Community/leisure use Planning policy 9.56 The London Plan seeks to ensure that appropriate social infrastructure and community facilities are provided within easy reach by walking and public transport (Policy 3A.18) and requires the provision of appropriate public and community service in Town Centres. Strategic local policy (SP1) seeks to ensure that developments meet the needs of the whole community and community services are provided in appropriate locations having regard to their scale, catchment and accessibility. The Council will seek opportunities for the provision of new community facilities in major mixed use developments (Policy CS3). 09 Planning Statement GL Hearn Page 49 of 80

54 The proposal 9.57 A total of 1,338 sq m community floor space is proposed on the ground floor of the development with a further 90 sq m provided in a common room at the first floor between Buildings E and F. This is flexible space that could be put to a range of community/leisure uses within Class D1 and D2. The Site is accessible by a range of means of transport, is close to a large resident population and is appropriate for the proposed scale of community use. The highly accessible location means that trips to the community facilities could be undertaken by foot or by public transport and the location of the uses within the scheme have been provided so as not cause noise or disturbance. The provision of community use therefore complies with UDP Policy CS Menta have held informal initial discussions with Croydon NHS Primary Care Trust and London Ambulance Service who have expressed potential interest in occupying the space. g) Delivery office The proposal 9.59 The existing delivery office is proposed to be redeveloped and re-provided on Site in a rationalised building (Building G). The use class of the delivery office is sui generis/class B Building G, at the north part of the Site, is outside, but immediately adjacent to, the Metropolitan Town Centre boundary and is currently occupied by the Cherry Field Limited meatpacking operation which a is Class B8 use. This part of the Site has a UDP allocation for housing at Cherry Orchard Road (Proposal H41) and benefits from an extant outline planning permission for residential development granted in October Principle of development 9.61 The Council has resolved to grant planning permission for Menta's earlier outline application, subject to the completion of a section 106 agreement, for a delivery office facility (sui generis/ Class B8) of 2,288 sq m on this part of the Site. The period for the completion of the section 106 agreement remains extant and subject to completion of the agreement planning permission could be issued. The Officer's Report to Committee stated that the proposal was acceptable in principle and in terms of relevant UDP policies; the officer s recommendation to approve was ratified by the Planning Committee. Summary 9.62 The principle of the delivery office building on this Site has therefore been established by the previous application for which, subject to the completion of the section 106 agreement, planning permission has been granted. h) Public realm and open space 9.63 The provision of new open space and an improved public realm is consistent, and indeed a requirement, of planning policy. The London Plan expects all developments to incorporate appropriate elements of open space (Policy 3D.8) and should provide play and informal space for children (Policy 3D.13). Local planning policy also seeks to provide new publicly accessible open space in appropriate locations (Policy Page 50 of 80 Planning Statement GL Hearn

55 SP7). The provision of open space, and enhancement to the public realm, is clearly an appropriate element of the scheme in principle A detailed analysis of the type and quantum of open space and public realm proposed is provided below. iii) Design i) Design and layout Overview 9.65 High quality and inclusive design is a prerequisite enshrined in national, regional and local planning policy for any development and in particular for high density schemes seeking to maximise the potential of sites. Achieving outstanding design and architectural quality has been fundamental to scheme development. The principle strategic design issues to be considered in the context of the London Plan are; Maximise the potential of sites 9.66 A key principle of the scheme is to seek to maximise the potential of an underused but highly accessible and centrally located site. The scheme maximises the potential of the Site by introducing a mix of uses and intensifying the use of the Site through a design led approach. Promote high quality inclusive design and create or enhance the public realm 9.67 The Mayor will seek to promote world class high quality design (Policy 4B.2) - the design is considered to be of world class quality, delivering a step change in architectural quality to Croydon. The architects were selected through a competitive selection process that is an approach supported by the Mayor. The Mayor also promotes community involvement that has taken place both in the evolution of policy applicable to the Site and on the development proposals The design seeks to be entirely inclusive and specialist access advice has been provided though the design process. The inclusive nature of the design is detailed further below and within the submitted Design and Access Statement that explains how the principles of inclusive design have been integrated into the development (Policy 4B.5 and UDP Policy UD7) 9.69 The public realm proposed, as detailed below and within the submitted Design and Access Statement and Public Realm and Landscape Statement, is accessible, functional and usable for all and is considered to be a major benefit of the proposals (Policy 4B.3). Contribute to adaptation to, and mitigation of, the effects of climate change 9.70 As detailed below, the development employs numerous sustainable design and construction methods to achieve exceptionally sustainable design. Respect local context, history, built heritage, character and communities 9.71 The design has been advanced through an extensive analysis of local context including providing for future linkages to East Croydon Station if the station is extended or redeveloped. The development offers the clear potential to enhance local social, 09 Planning Statement GL Hearn Page 51 of 80

56 physical, cultural, environmental and economic characteristics of the area (Policy 4B.8). The regeneration benefits are detailed in the submitted Regeneration Statement. The introduction of new uses, ground floor retail/leisure uses, a new resident population, new public realm and a new public park will enhance social and cultural characteristics of the area. The physical and environmental enhancements include active frontages, enhanced permeability and the improved public realm. The economic benefits of the scheme include the employment benefits of the new office space and the spend associated with the new resident population. Provide for or enhance a mix of uses 9.72 The development provides a truly mixed use scheme with a vertical mix of uses within every Building other than Building G (which itself benefits from an ecological roof). The mix of uses across the Site will be substantially increased from the current situation. Be accessible, usable and permeable for all users 9.73 The Site benefits from a highly accessible location and through the inclusive design approach, all parts of the development on the Site are usable for all. As detailed in the Design and Access Statement, increasing permeability across the Site is a key design principle and is achieved through the enhancement of existing routes and the creation of new routes. The scheme proposes vastly improved connectivity to the surrounding area, linkages to the station and improvements to the pedestrian environment and experience generally. Be sustainable, durable and adaptable in terms of design construction and use 9.74 The scheme is designed for long term durability. The ground floor space is flexible in terms of its potential long term use and layout. The office building is submitted in outline to allow for flexibility as a result of occupier demands. The residential units are capable of being re-arranged internally to provide alternative layouts if so desired. Importantly, the scheme allows for flexibility in respect to future development at East Croydon Station in terms of public realm and vehicular and pedestrian access. Address security issues and provide safe, secure and sustainable environments 9.75 The design seeks to minimise potential crime itself with the provision of active frontages, increased resident population, safe and secure routes, new lighting and natural surveillance that is a major benefit in an area that suffers from a fear of crime (Policy 4B.6 and UDP Policy UD6). The scheme has been designed with reference to Secured by Design and pre-application consultation to inform design has been undertaken with Croydon Crime Prevention Unit, Addiscombe Safer Neighbourhood Team and the Metropolitan Police Counter Terrorism Command Unit The submitted Design and Access Statement provides a detailed explanation of how designing for community safety has been taken into account. The Design and Access Statement references the guidance that has been applied in terms of achieving a safe and secure environment through; environmental quality and sense of ownership, natural surveillance, access and footpaths, open space provision and management, lighting and internal security. Page 52 of 80 Planning Statement GL Hearn

57 Be practical and legible 9.77 The design provides a practical solution to the Site with major improvements to the streetscape, an enhanced public transport node and restabilising street patterns. The scheme provides a landmark for central Croydon highlighting the location of the public transport node and centre from more distant locations. The ground floor provides a practical layout for people both using and moving through the development. Be attractive to look at and, where appropriate, inspire, excite and delight; respect the natural environment and biodiversity 9.78 The scheme is considered to be of outstanding architectural quality achieving a unique and inspirational development capable of changing perceptions of Central Croydon. The natural environment and biodiversity is enhanced through the introduction of new landscaping and an ecological roof. Address health Inequalities 9.79 The development provides new public open space and play facilities for the benefit of the community. The community space could provide access to health facilities; this is currently being explored by the Applicant. The new residential accommodation is also in an accessible location within Central Croydon that will allow access to various activities and services with a health benefit The UDP confirms that planning permission will be granted for developments that are of a high quality, inclusive and sustainable design (Policy UD1). The requirements of the more detailed UDP design polices (Policy UD2, UD3, UD4, UD6 and UD7) are addressed below; Reinforce and respect the existing development pattern, plot and building frontage widths where they contribute to local character 9.81 The existing development pattern, plot and building frontage width on the Site are not considered to contribute positively to local character. For that reason, as detailed in the Design and Access Statement a new layout is proposed consistent with the principles of; establishing a pattern of streets to integrate into the existing street pattern establishing new blocks; identifying new character areas; creating places, streets and gardens and, introducing active frontages. It is considered that the comprehensive response of the scheme addresses these issues fully. Address the street to provide active frontages 9.82 The distribution of the mix of uses animates the ground floor through the provision of active frontages. The Cherry Orchard Road frontage has residential entrance lobbies together with retail and community uses stretching from Building A to F. New areas of public realm are proposed in the Gateway Plaza and Billinton Hill providing further active frontages. The area has been designed to create a vibrant quarter with real vitality. Create clear distinctions between public, semi-public and private space 9.83 A clear distinction is made between public and private space to ensure a sense of ownership for private space and to promote the open and publicly accessible spaces. A major benefit of the scheme is the creation of significant new areas of publicly accessible space. 09 Planning Statement GL Hearn Page 53 of 80

58 Are based on a series of spaces (defined by the built form) 9.84 As detailed in the Design and Access Statement the building blocks are defined by the open spaces associated with them. Three categories of open space are defined; places, streets and gardens. The design of each of these areas seeks to establish a series of distinct but related character areas. Allow adequate Daylight and Sunlight 9.85 Daylight and Sunlight studies have been undertaken and demonstrate appropriate levels are achieved within the buildings and also below the canopy to achieve a pleasant environment and to inform the type of planting to be provided in these locations. Retain existing trees where appropriate 9.86 The existing trees at the corner of Oval Road/Cherry Orchard Road are not capable of being retained however substantial new semi-mature tree planting is proposed as detailed in the Public Realm and Landscape Statement. The retention of these trees would not be consistent with the design aspiration of re-creating a strong built form on the street frontage. Respect the height of properties of surrounding buildings which play an important role in determining the character of the area 9.87 The buildings to the west of Cherry Orchard Road are taller than surrounding buildings but the composition of building heights addresses the character and context of the surrounding area. The building heights relate to the context set at the south of the Site by the NLA Tower and Galaxy House at the northern end of the Site The buildings to the south of Cherry Orchard Road are much lower in height and provide a transition between the taller buildings of the town centre and the predominantly two storey residential accommodation. Accommodate higher densities in areas of good accessibility to public transport and access to services 9.89 As detailed elsewhere in this Statement the Site is highly accessible with excellent access to services and so in principle is appropriate for high density. The policy does require that high density residential development should achieve the highest possible standard of environmental benefits that are detailed elsewhere in the Statement. Where appropriate incorporate roof designs to create visual interest 9.90 Buildings A - F all provide innovative roof designs to create visual interest, both in the daytime and in the evening as a key component of the Croydon Skyline Strategy (UDP Policy CMC16). Place emphasis on design and craftsmanship of architectural features 9.91 The detailing is proposed to be of the highest quality as illustrated in the Design and Access Statement. Where appropriate have ground floor windows and doors facing public areas 9.92 Ground floor windows and doors facing public areas are provided along the frontage of Cherry Orchard Road and within the new Page 54 of 80 Planning Statement GL Hearn

59 areas of public realm in Gateway Plaza and Billinton Hill Road. Use materials established in the area where appropriate 9.93 Given the nature of the proposals it is not considered appropriate for external materials of the building to use materials established in the area. Details of materials are provided in the Design and Access Statement for the buildings and the Public Realm and Landscape Statement for these areas. All materials selected have been chose for their durability. Shopfronts should respect scale and character of buildings they are within 9.94 The shopfronts are designed as integral part of design consistent with the design of the Buildings. j) Residential considerations Density 9.95 The London Plan requires that developments should maximise the potential of a site (Policy 4B.1); the Mayor will refuse proposals that do not "maximise intensity of use" (Policy 3A.3). The London Plan density matrix (Table 3A.2) provides a strategic framework for densities and suggests that developments in areas of Public Transport Accessibility Level (PTAL) 4 to 6, densities of 650-1,110 habitable rooms per hectare (hr/ha) or 405 units per hectare are appropriate. The UDP sets a typical density range (Policy H9) below that identified in the London Plan. The Site is however within an area of High Density as defined in the UDP proposals plan and Policy H10 recognises that higher densities will be permitted in areas of high accessibility to services and public transport provision, where consideration will be given to; Accessibility of a site to a centre offering a range of services; Whether the scheme is appropriate in character and context and whether the design is of a high quality; Accessibility by public transport; and Impact on other policies including urban design, retail, leisure, community services and conservation The proposals have been developed with a design led approach to maximise the potential of this highly accessible Site. In response to the matters identified in the UDP as determining whether higher density will be permitted it is noted; The Site is within and immediately adjacent to Croydon Metropolitan Centre. Metropolitan town centres are the second highest ranking centres in the hierarchy within London and are designated as such due to their high level of retail offer and significant employment, service and leisure functions. The centre is also a Strategic Office location reflecting its importance as an employment centre. The centre clearly therefore offers a wide range of accessible services. The scheme is considered to be appropriate to the character and context of the area and represents design of the highest quality - this is detailed and explained in the submitted Design and Access Statement and Townscape and Visual Impact chapter of the Environmental Statement. 09 Planning Statement GL Hearn Page 55 of 80

60 The Site benefits from the highest possible level of public transport accessibility at PTAL (6b). It is noted that the London Plan density matrix standard that applies to the Site also applies to sites with PTAL's of 4 or 5 and does not differentiate between 6 and 6b. The impact of the proposals on other policies in the UDP is considered elsewhere in this Statement The Site comprises 1.6ha and the scheme provides 2,406 habitable rooms in 1,042 units. The density equates to a density of 1,504 hr/ha or 651 units per hectare. In light of the above assessment, and the general presumption to maximise potential of Sites, the density proposed is considered to be consistent with national guidance and the Development Plan. As an indication, higher densities have recently been confirmed elsewhere in Croydon - the Planning Committee report for 'Wellesley Square' development (Former Randolph and Pembroke House Site, Wellesley Road) confirms that a density of 1,984 hr/ha was appropriate in that case. The Arrowcroft Limited scheme for the Gateway site proposed a density of some 1,444 hr/ha - whilst the scheme was refused by the Secretary of State, the Council was satisfied that the density would make best use of previously developed land Given the Site location, characteristics and designations it is appropriate to exceed the London Plan density guide subject to ensuring that a high quality of internal and external design is achieved; these matters are considered below. Residential mix 9.99 The residential element of the scheme proposes a range in unit type and size to provide a mix of residential offer. The overall residential mix is summarised in Table 9.2 below. Table 9.2: Overall Residential Mix Type Number Percentage (%) Studios % 1 Bed % 2 Bed % 3 Bed % 4 Bed 1 0.1% Total Units 1, % The London Plan seeks for new developments to provide a range of choice in terms of the mix of housing sizes and types (Policy 3A.5). The UDP also seeks a mix to reflect to the needs for family and non-family housing (Policy H4) - supporting text in the UDP suggests that the Council will seek to achieve in the region of 55% family and 45% non-family housing in new housing developments unless there are particular reasons for not achieving such a mix (Paragraph 11.37). Family housing is defined (in the Glossary of Terms) as "a residential unit comprising a minimum of 2 bedrooms providing at least 3 bed spaces with other accommodation to meet the needs of family living". Supplementary Planning Guidance prepared by the Mayor (Housing 2005) sets out estimated, Londonwide, overall housing need requirements by unit size (Paragraph 11.3); 1 bed household Page 56 of 80 Planning Statement GL Hearn

61 = 32%, 2/3 bed household = 38% and 4 bed household or larger 30%. The SPG also provides estimates for social, market and intermediate housing and confirms that all these figures will vary widely between areas The scheme provides 39.8% family housing (units comprising a minimum of 2 bedrooms). Whilst this is below the overall target of 55% in the UDP, the UDP does recognise that there may be particular reasons for not achieving such a mix (Paragraph 11.37) and notes at Paragraph 11.40; "The policy can be applied only in locations where a combination of family and nonfamily accommodation is feasible because the design issues around making mixed developments work. For example, higher density development at accessible locations may not be suitable for families with children" The affordable housing provides 59% (on a habitable rooms basis) family housing (2, 3 and 4 bedroom units) and exceeds the 55% UDP target. The off-site affordable provision will offer the opportunity for further family units in appropriate locations. The precise off-site mix will be subject to further discussions with the Council but it is anticipated that not less than 35% of the off- Site units will be 3 bedroom plus PPS3 confirms (Paragraph 23) that developers should bring forward proposals for market housing which reflect demand and the profile of households requiring market housing. The residential mix provided in the development for market housing is informed by a response to market demands and is reflective of the nature of the development and Site; a high density scheme in central and highly accessible location. The mix has been discussed and agreed with the Council (without prejudice in pre-application discussions) as being appropriate for the development and accords with identified need within the Alsop Masterplan The private accommodation is anticipated to appeal to young professionals and couples as well as 'down sizers' and the older generation seeking a second home in an accessible location and people/couples at retirement age given the excellent communications to Central London, the south coast and the south east generally. The development would create a vibrant, exciting and aspirational residential environment, attractive to people who wish to enjoy the benefits and advantages of town centre living including access to public transport and services. The iconic scheme would be a significant attractor for living in Central Croydon. The provision of predominantly studio, 1 bed and 2 bedroom units in the private accommodation is appropriate given the town centre location, accessibility, nature of the environment and design of the development. Affordable housing The London Plan sets a strategic Londonwide affordable housing provision target of 50% and within that the (London-wide) objective is for 70% social housing and 30% intermediate housing (Policy 3A.9). When negotiating individual schemes, the London Plan seeks the maximum reasonable amount of affordable housing - targets should be applied flexibly taking account of individual Site costs, the availability of public subsidy and other scheme requirements (Policy 3A.10). The recent 'Planning for a better London' (July 2008) 09 Planning Statement GL Hearn Page 57 of 80

62 publication by the Mayor of London proposes removing the 50% affordable housing target from the Plan The UDP seeks to achieve a target of 50% of the total additional housing provision in the Borough as being affordable (Policy SP22). In negotiating schemes the Council will (Policy H13) have regard to; The size of the Site; The economics of providing affordable housing; Extent to which the provision of affordable housing would prejudice other planning objectives; and The mix of units necessary to meet local needs and achieve a successful development Both the London Plan and UDP therefore seek an overall provision of 50% but acknowledge that affordable housing within individual schemes will be judged on a case by case basis. The new Mayor of London has indicated further flexibility in the future with the removal of the 50% target The submitted Affordable Housing Statement by GL Hearn provides a detailed explanation of the affordable housing proposal and concludes; The housing proposals have evolved following pre-application discussions with relevant planning and housing officers and by design. The development targets 35% affordable housing provision which is in line with the general affordable provision provided on other recent applications as a Section 106 requirement. This will also be supported by a financial viability assessment. Following discussions with the Council s housing officers, the tenure split has been maintained at the target 70/30 (social rent/intermediate). The scheme provides a sustainable and balanced level of affordable units on-site with the appropriate tenure mix taking into account the nature, location and design of the scheme. The social rented units are in line with Council's preferred mix, albeit there is a limited number that can be accommodated on the proposed Site as the most suitable location is Building F. The intermediate mix is in line with Registered Social Landlords requirements with predominantly 1 and 2 bed units and a small portion of 3 bed units. The location for these units has been carefully considered in the scheme to maintain affordability. Therefore the intermediate is located in Buildings E and within the lower floors of the towers. The off-site provision will be the balance to make up the proposed overall 35% affordable target for the scheme and will be for social rent as all the intermediate provision will be on-site provision. The off- Site mix of units will be subject to discussions with the Council and suitability of alternative sites with an option for a cash in lieu payment in the event site(s) can be identified with a specified time scale. Page 58 of 80 Planning Statement GL Hearn

63 Residential quality and amenity for future occupiers The UDP seeks intensification of housing through a design-led approach (Policy SP19) and seeks to ensure that housing achieves high levels of quality and detailing. The UDP also seeks to ensure privacy and amenity issues are considered for future occupiers (Policy UD8). The Design and Access Statement provides a detailed explanation of the design approach that has been developed in order to provide the highest level of residential quality and amenity for future occupiers that includes; Buildings B, C and D High quality well lit residential entrances and lobbies; A residential floorplate with bathrooms, toilets, en suites and kitchens arranged in a zone around the central core to leave the perimeter free for habitable rooms to benefit from daylight, views and ventilation; A balcony at the 'heart' of each unit drawing together the open plan living rooms and bedooms; Design that ensures high levels of privacy. Bathrooms, toilets and en suites requiring the highest levels of privacy are deep within the plan. Bedrooms require a medium-tohigh level of privacy and are provided with narrow floor to ceiling windows. Open plan living rooms benefit from full height glazed windows but with privacy afforded by the location behind a balcony; Overlooking between buildings is controlled by the distance between the buildings and by channelling views away from each other; and Providing adequate storage - every bedroom has the capacity for a wardrobe and each lobby has a built in cupboard. Buildings E and F Every unit has a balcony or a roof top garden; Potential overlooking between the buildings is minimised as the majority of the units face east and west. The gap between the buildings is the only place where they face each other and windows and balconies are off-set to prevent overlooking; Design that ensures high levels of privacy. Bathrooms, toilets and en suites requiring highest levels of privacy are deep within the plan. Bedrooms require a medium-to-high level of privacy and are provided with narrow floor to ceiling windows. Open plan living rooms benefit from full height glazed windows but with privacy afforded by the location behind a balcony; Providing adequate storage - every bedroom has the capacity for a wardrobe and each lobby has a built in cupboard The Council's Draft Housing Space Standards and Requirements Supplementary Planning Document (SPD) sets out recommended sizes for new dwellings. It is noted that the document currently represents draft guidance and recommends, rather than requires, unit sizes. The scheme is considered to comply with these standards and units have been designed through a design led approach rather than seeking to simply meet certain area requirements. Balconies/winter gardens provide additional useable space that is integral to the design of the units. 09 Planning Statement GL Hearn Page 59 of 80

64 9.111 The draft SPD also provides guidance on internal layout and room size. The open plan nature of the kitchens and living rooms provides maximum flexibility to ensure that furniture and equipment can be provided to meet individual needs. Cooking areas for white goods and food preparation are provided. Dining areas for table and chairs are provided and relaxation areas big enough to locate a sofa at a reasonable distance from a television are provided, as suggested in the draft SPD. Additional space for alternative uses could be provided depending on internal arrangements adopted by residents. A double bedroom is provided (where applicable) to accommodate necessary furniture and allow movement. Illustrative drawings in the Design and Access Statement show how rooms could be laid out. The draft SPD also provides guidance on the shape of rooms - the width of rooms vary across the residential unit types. The internal layouts have been arranged to avoid juxtaposition of noise sensitive rooms and rooms are generally vertically aligned. Areas of storage are set aside as detailed in the Design and Access Statement. Amenity space Public open space, public realm and play space is considered below. In terms of private amenity space every residential unit is provided with private amenity space either in the form of a balcony, winter garden or garden. A detailed explanation of the private amenity spaces is provided in the Design and Access Statement The LB Croydon Draft Housing Space Standards and Requirements SPD advises that "wherever possible" residential accommodation should have private outdoor amenity space and it is suggested that if provided in the form of balconies they should have an area of sq m. This guidance is in draft form and even if adopted in its current format will be guidance and the sizes advised are suggestions, not requirements The residential units in Buildings B, C and D are all provided with balconies or winter gardens. The type of amenity space (balcony and winter garden) provided will depend on micro-climatic conditions at each unit - this will be subject to detailed testing post planning and at present the location of balconies/winter gardens are assumed on the basis of the information available. In Buildings B, C and D the size of the balconies vary by unit as a result of the design of each unit and its relationship to the faceted external form of the buildings. The balconies/winter gardens are designed as an integral part of the residential layout and the average size of a balcony/winter garden in these buildings is 4.5 sq m. The distribution/size of individual balconies is evident in the submitted plans In Buildings E and F units are provided with balconies measuring 3.36 sq m. The units at first floor, on the south east elevation fronting Cherry Orchard Gardens public park, have private gardens of varying sizes rather than balconies The Draft SPD also suggests that amenity space can either be provided is entirely in the form of community space or a mix of communal space and private space (such as balconies). It is suggested that flatted developments should provide 50 sq m communal space plus an additional 5 sq m per unit. The Cherry Orchard proposals provide significantly more amenity space than is suggested by this draft standard (please refer to Table 9.3 below that sets Page 60 of 80 Planning Statement GL Hearn

65 Lifetime homes out a breakdown of amenity space by areas) The London Plan seeks to ensure that all new housing be built to 'Lifetime Homes' standards (Policy 3A.5). As detailed in the Design and Access Statement, all of the proposed dwellings are designed to satisfy the 16 criteria of the 'Lifetime Homes Standards' except for the two storey duplex apartments at the tops of the towers; where entrance is at bedroom level. These represent special circumstances as the opportunity has been taken to make better use of the space at the top of the towers and this has been done by switching the accommodation around. The special nature of these units militates against these being Lifetime Homes but they form a very small percentage of the overall unit numbers. Wheelchair housing The London Plan requires boroughs to ensure that 10% of new housing should be wheelchair accessible or easily adaptable (Policy 3A.5). 10% of the dwellings are designed to wheelchair standards or to be easily adaptable to wheelchair standards without major work having to be carried out. These units are spread throughout the mix and type of accommodation available and have easy access to car parking facilities. Amenity - existing occupiers The UDP (Policy UD8) seeks to protect the amenity of existing residential occupiers having regard to layout of existing buildings and adjacent buildings, privacy and visual intrusion and maintenance of sunlight and daylight standards for occupiers of adjacent properties The buildings west of Cherry Orchard Road are generously separated from the nearest residential property. Furthermore, Buildings A-D are separated from the nearby residential areas by the existing medium scale commercial buildings on Cherry Orchard Road. The layout of the Site and existing area means that the proposed buildings to the west of Cherry Orchard Road would not result in a loss of privacy for existing occupiers. The Daylight and Sunlight chapter of the Environmental Statement provides an assessment of the effect of the development on the daylight and sunlight of nearby properties and finds that there will be little reduction to the overall levels of daylight currently received within adjoining properties. The assessment finds that the changes will unlikely to be noticeable as the impacts are considered negligible. The Townscape and Visual Impact chapter of the Environmental Statement considers potential impact on the residential areas to the east. It is found that the impact will be limited by the fact most streets are aligned north-south. From the few streets aligned east-west, the development will be prominent, but at the moment post-war office blocks in Croydon can already be seen. The proposed development will form a high quality, sculptural element in the townscape with scale broken down by the form and treatment of the towers Buildings E and F have been specifically designed to ensure there is no unacceptable impact on the residential amenity of the existing occupiers close to the Site on Oval Road. The Daylight and Sunlight chapter of the Environmental Statement also provides an assessment of the effect of this part of the development on the daylight and sunlight of nearby 09 Planning Statement GL Hearn Page 61 of 80

66 properties and again finds that impacts are considered negligible Potential overlooking towards the properties on Oval Road is mitigated by; The distance between Buildings E and F and the residential properties on Oval Road. The Oval Road properties benefit from deep gardens and the buildings are located to the front of the plots close to Oval Road; Bedrooms are provided with narrow floor to ceiling windows that whilst allowing light into the bedrooms minimise potential overlooking; The balconies proposed are enclosed on either side meaning that views only take place in one direction. The provision of balconies prevents direct overlooking from living rooms Furthermore, the relationship between the Oval Road properties and what already exists, or previously proposed by others, is less beneficial than the currently proposed scheme. For instance, at the Meatpackers Site, a planning permission exists for a scheme of 5/6 storeys and the existing buildings on Cherry Orchard Gardens are 3/4 storeys existing, albeit closer to Oval Road. k) Public realm and landscaping Overview Menta have made the creation of a public realm of the highest quality a fundamental outcome for the regeneration proposals that will incorporate the best of hard and soft landscaping techniques. The developer has also required the design team to maximise the provision of open space achievable in Strategic policy the development through imaginative and innovative approaches. The applicant is keen to ensure that public realm does not take on the character of 'privatised' space, but instead seamlessly merges into the surrounding area and maintains a connection with the wider public realm There is a strong policy presumption in favour of improving the public realm. Strategic London Plan policies seek the improvement of public realm and general design principles (Policy 4B.1) promote high quality inclusive design and creation or enhancement of the public realm. Public realm should be accessible and usable (Policy 4B.3) and is particularly important for proposals involving tall buildings (Policy 4B.10). Local policy Local UDP policy seeks street design and layout to be based on a series of spaces rather than a network of roads (Policy UD10) and making parking and servicing integral to the scheme (Policy UD13). Landscape design should be an intrinsic part of overall design concept (Policy UD14) The Croydon Vision 2020 SPG sets out principles for new public realm. The sub area within which the Site is located is recognised in the Vision 2020 (paragraph 2.2.1) as lacking ground floor activity and specific objectives for the area include; Providing attractive pedestrian routes and high quality landscaping; Increase pedestrian permeability between buildings; Page 62 of 80 Planning Statement GL Hearn

67 Provide interactive frontages at ground floor; and Provide public space around buildings. Design principles The aspirations for the public realm identified at concept stage were influenced by an assessment of the Site and surrounding area and reference to relevant policy and guidance. The principles identified at conceptual design stage for the public realm have been developed and include; Links to East Croydon Station; Improved taxi drop-off; Green corridor; External amenity space; All vehicles below ground floor; New public plaza/park; and, Animation at street level; Design development Detailed proposals for the public realm have been developed by Charles Funke Associates in consultation with LB Croydon planning and urban design departments. Pre-application consultation events with the local community held in March 2008 concentrated particularly on the public realm and ground floor areas as this was recognised as being the part of the development that would be experienced most by local residents and offers major regenerative opportunities. An explanation of the consultation events, the responses received and how these informed more detailed design is provided in the submitted Consultation Statement. The more detailed public realm and landscape proposals were designed in response to issues raised through consultation with the community and LB Croydon planning and urban design departments The importance of, and benefits offered, by the public realm is recognised in preapplication responses received from both CABE and the GLA (as detailed in the submitted Consultation Statement); "The key benefit of the scheme for local residents should be an enhanced public realm, with safe, generous and attractive routes provided both within and outside the boundaries of this application" Letter from CABE 29 July 2008 "The enhanced permeability and connectivity promoted by the site layout is welcomed, as is the aspiration to provide usable and functional open spaces for public and private use.. The incorporation of a substantial public plaza and pedestrian network through the southern half of the site is welcomed and a key strength of the scheme". Letter from GLA 6 August The public realm and landscape proposals are detailed in the submitted Public Realm and Landscape Statement prepared by Charles Funke Associates. The Statement explains the design concept used to create a cohesive landscape that reinforces the architecture and provides a consistent design language throughout the Site. Particular attention is paid to the human scale at the ground floor and creating a sense of place. 09 Planning Statement GL Hearn Page 63 of 80

68 9.132 The Public Realm and Landscape Statement provides details on the proposed materials for hard and soft landscape elements; paving, bollards, plates, lighting, seating, water features, public art, trees, planting pallets and irrigation The Statement also provides detailed design proposals for the key landscape areas; Station Square The area between East Croydon Station and Building A providing; large scale semimature trees; feature planting in raised beds; streetscape sculptures; taxi pick up/drop off; and two large water features. Gateway Plaza A new plaza between Buildings A and B including; mixture of hard and soft usable spaces; landscape elements designed to be used for informal seating and gathering; and trees and planted plates beneath the canopy. Addiscombe Corner At the south east corner of the Site where Cherry Orchard Road meets Addiscombe Road; large scale semi mature feature trees; associated landscape feature planting in raised beds; and paving associated with the development stretching over the road. Billinton Hill Road The access between Buildings B and C to provide; new access to the taxi pickup/drop-off; shared surface for pedestrians and vehicles; landscape feature planting in raised beds and streetscape sculptures; Cherry Orchard Gardens A new publicly accessible park providing; seating, amenity grassed areas and play space; semi mature tree planting; smaller tree/shrub planting; landscape feature planting in raised beds and pedestrian link between Oval Road and Cherry Orchard Road. It is expected that public access to the park would be secured through a management plan (secured by condition or section 106) which would address issues such as management, maintenance, security, etc. It is also expected that there would be obligations on the Owner to keep the park open between certain hours and to provide for the Owner to be able to close the gates at any time (for security/emergency reasons for example), as well as after the park has closed each evening. Cherry Orchard Road/Oval Road Tree planting along Cherry Orchard Road and Oval Road Land to the east of East Croydon Station Landscaping proposed outside of the application boundary to the west of the Site and adjacent to East Croydon Station is sacrificial landscaping that could be reprovided for in order to respond directly to any future station redevelopment In addition to these publicly accessible areas further amenity areas are provided on the roof levels of Buildings E, F and G. Page 64 of 80 Planning Statement GL Hearn

69 Buildings E and F - roof top amenity space The roof tops of Buildings E and F provide 1,585 sq m of residential amenity space. At the southern end of Building E, at the fifth floor level, an area of timber decking is proposed enclosed by a boundary hedge and climbing plants. The roof level of Building E provides play area, sports area and areas of grass and planting linked by timber decking. The roof level of Building F also provides play area, sports area, grass and planting areas linked by areas of timber decking. Building G - bio-diverse ecological extensive green roof An ecological roof of 1,566 sq m is proposed on the roof of Building G to provide a variety of grasses and wildflowers creating a range of habitats. The roof will be accessible for maintenance but not for recreational use. It will however provide visual amenity and integration into the surrounding landscape and provides opportunity to increase biodiversity in accordance with (London Plan Policy 3D.15) As a consequence, it is considered that the scheme presents a particularly innovative and robust approach to public realm and landscaping. l) Open space and child playspace provision Open Space As detailed above each residential unit is provided with private amenity space and, as set out in the submitted Public Realm and Landscape Statement, the scheme seeks to maximise the potential to provide quality, useable and attractive open space on what is a centrally located Site The UDP (Policy RO12) seeks the provision of 2.43 ha of open space per 1,000 people generated by a proposal. The policy does recognise however that commuted off-site provision will be acceptable where the Site is within an area of high density (as per the application Site). The Mayor of London (Providing for children and young people's play and informal recreation) SPG recognises (Paragraph 2.21) that these standards are generally not achievable within a highly urbanised areas and when emphasis is being placed on higher density mixed use schemes. Clearly, given the size and nature of the Site it is not feasible to provide open space to the level proposed by Policy RO12, but the scheme does provide substantial areas of open space on Site together with proposed off-site commuted provision The existing open space in the area has almost no amenity value and is characterised as being of low public realm quality - the area identified as the Masterplan Vision Area currently provides 7,369 sq m of public accessible space (see submitted Public Realm and Landscape Statement) The Application and Masterplan Vision Area proposal provides 11,551 sq m (as detailed in Table 9.3 below) providing external accessible space, in addition to the internal publicly accessible space (such as retail and community uses,) together with the visual amenity value offered by the Ecological Roof. On-Site open space provision has been maximised to provide a range of different types of space for alternative use at different times of the day. The development provides recreational 09 Planning Statement GL Hearn Page 65 of 80

70 open space on Site in accordance with UDP Policy R012 including the provision of a new public park providing pleasant, widely accessible, green space. Table Proposed Public Realm and Open Space Category of Space Area (sq m) quality open spaces that appeal to and benefits all of Croydon's residents and visitors. In the proximity of the Site open space provision is limited and the general quality of open space is poor because of the restricted access, the generally isolated nature of open space (with poor visibility) and the limited ease of exit. In the Addiscombe area the Strategy notes (Paragraph 2.4.2); Public Realm Internal Public Accessible Space Cherry Orchard Gardens Pocket Park Roof Top Residential Amenity Space Ecological Roof - Maintenance Only 8,943 sq m 3,805 sq m 1,023 sq m 1,585 sq m 1,565 sq m "The Addiscombe area has particularly limited opportunity for creating new sites (open space), but those that do exist have very real potential. In the short term, the first priority is to make better use of any existing open space." "In the longer term, further examples within the Addiscombe Ward include improving Oval Primary School although care must be taken to keep the primary use of the site for the school, an opportunity exists to open the site during the evening and weekends for school children and parents" It is recognised that the amount of public open space is not at the level of 2.43 ha per 1,000 people, but the UDP does recognise (Policy RO12 and Paragraph ) that in reality there will be other ways to make provision - preference will be given to on- Site provision where practicable, commuted payment or a combination of both. As noted above, the scheme accords with the draft standard for amenity space provided in the Councils draft Housing Spaces Standards and Requirements SPD In addition to the provision detailed above, the applicant also proposes a commuted payment and/or further off-site works. The vision of the Croydon Draft Open Space Strategy ( ) is to maintain and enhance a network of accessible, high Menta therefore propose a contribution towards the enhancement of existing open space in the Addiscombe Ward, in accordance with the Draft Open Space Strategy. At this time Menta are in discussions with Oval Primary School to see whether the opportunity does exist to open up the playing fields as the Strategy identifies as a longer term possibility An initial meeting has been held with the school to discuss the offer; whilst the school representatives expressed reservations due to safety and security concerns (that the applicant recognises are the primary consideration) further discussions are taking place to see if the proposal can be taken forward. In the event that agreement cannot be reached with the school a commuted Page 66 of 80 Planning Statement GL Hearn

71 sum contribution is proposed - the opportunity to improve access to, and facilities at, Park Hill Park have been identified. Child play space The design approach for the provision of child play space has been to integrate provision within areas of proposed open space to ensure children have safe access to good quality and well designed play and informal recreation space (London Plan Policy 3D.13) Detailed guidance is provided in the Mayor of London's SPG (Providing for Children and Young People's Play and Informal Recreation) regarding the provision of play space. Developments creating new accommodation for more than 10 children should provide suitable play space. The type of play space to be provided should be determined in relation to the needs of the development, existing provision, the types of play space in the area and the objectives of the play strategy. Where off-site provision is to be made a legal agreement should be entered into to secure a commuted payment for play provision and maintenance. On Site provision should be integral to the design and in phased development provision should be made in early phases To apply the standards it is necessary to calculate the number of children the development will provide- this is calculated below in the tables at Appendix The Child Yield figures provided by LB Croydon (also at Appendix 4) are sourced from the Wandsworth Council New Housing Survey The Tables at Appendix 4 demonstrate that the development would be expected to yield 78 children 0 to 4 year olds = 45, 5 to 10 year olds = 20 and year olds = 13). If the Child Yield figures provided in the Mayors SPG are used, the development is calculated to provide for 138 children (0-4 years old = 54, 5-11 years old = 51 and years old = 33). The guidance does however confirm that local standards should be used when available Having calculated the number of children the development provides it is necessary to calculate the area requirement by different age groups - as demonstrated below in Table 9.4. Table 9.4: Play Space Requirements Age No. of Children Play Space Requirement (sq m) sq m sq m sq m Total sq m The assessment indicates that using the Mayor of London's SPG (Providing for Children and Young People's Play and Informal Recreation) and LB Croydon's child yield methodology, there is a need for 777 sq m of play space. The SPG recognises that this figure may be reduced to make allowance for children under the age of five in houses with gardens - the units with private gardens have not been discounted for the purpose of this assessment. If the Mayor s SPG Child Yield figures are applied to the scheme requires 1,380sq m of play space Table B.5 of the SPG defines Playable Space typology; 09 Planning Statement GL Hearn Page 67 of 80

72 Local Playable Space is a landscaped place with landscaping and equipment of at least 300 sq m where children can play and carers can sit and talk. Youth Space is areas for young people to meet, take part in informal sport or physical recreation activities of at least 200 sq m The development yields between 50 and 79 children so in accordance with Table B.6: (Play provision in new developments) of the SPG the following requirements are sought; Space required = sq m; On-site local playable space facilities for Under 5's = 446 sq m; On-site local playable space facilities for 5-11's = 203 sq m; Off-site or on-site youth space facilities for 12 +'s = 128 sq m Cherry Orchard Gardens pocket park (1,023 sq m) is a landscaped space with landscaping and play equipment to provide local playable space for under 5 s and 5-11 s and general open space. The park will provide tree planting (providing some seclusion), play space and equipment, amenity grassed areas, planting and areas where parents/carers can sit and talk. Cherry Orchard Gardens will remain in private ownership but will be open to the general public The roof top amenity space on Buildings E and F (1,585 sq m) provides a further mix of general landscaped open space and local playable space for 5-11 s together with youth space for 12+ s. The roof tops provide play surfaced areas, seating areas and landscaped areas including grassed areas to create a natural feel for local playable space. Two sports surfaced areas are shown on the roof level of Buildings E and F as tennis courts, but these areas could be used for other sports or be multi use games areas (MUGA) - these areas, together with the wider public realm, provide the required youth space. In addition the 'common room' provided between Buildings E and F provides a further 90 sq m of space with an additional garden area that could be put to play use The development therefore makes provision for all required play space on Site, but a contribution towards open space generally is proposed as noted above. Even if the Mayor s Child Yield figures are used (that result in a higher child yield than the Croydon Figures) the development can still provide the required play space (0-4 year olds 700sq m, 5-11 year olds 430sq m and year olds 250sq m) on Site The roof top space on Buildings E and F is proposed to be accessible to all residents of the scheme. The roof space is accessed via the residential lift core and a secure management procedure will be put in place whereby residents of Buildings B, C and D have a pass to access the roof top but not the residential areas The Mayor's SPG encourages consultation with young people on the provision of play space - it is the applicants intention to consult on the detailed nature of the play space provided. Page 68 of 80 Planning Statement GL Hearn

73 iv) Sustainability m) Energy The Energy Statement prepared by Foreman Roberts is submitted to show the expected energy and carbon dioxide emission savings (in response to London Plan Policy 4A.4 and UDP Policy SP13). The development has been designed to comply with the London Plan 'energy hierarchy' of; Using less energy; Supplying energy efficiently; and Using renewable energy Energy use is minimised through a holistic approach to building design, including; Optimisation of the glazed façade, considering solid to glazed ratios, glass selection to reduce solar gain, effective day lighting and thermal insulation; Use of thermal mass to level out peak temperatures; Effective daylighting; Improved insulation and infiltration rates; and, Incorporated features in the Building services By using energy efficiently the demand for the development will be reduced - energy efficiency measures include the selection of appropriate technologies for; Ventilation fans; Air handling units; Heating recovery; Low Impact Systems/High Efficiency Plant; Pumping systems; Daylighting and Efficient Lighting Systems; Controls and metering; and, Refrigerants Energy consumption for the entire Site has been assessed on a combination of benchmark data and dynamically modelled data based on typical floor plates. This has informed Site wide energy demands and load profiles to determine the most suitable systems to employ to reduce energy and carbon emissions and thus develop a Sitewide energy strategy An Energy Centre is proposed in the basement of Buildings E, F and G to provide heat and electricity for the development through; Combined Heat and Power machines - to provide heating and electricity during the daytime (London Plan Policy 4A.6); Biomass Boilers (2 no.) - to provide additional heat and heat during the night time when thermal storage is exhausted The Energy Centre would be linked through a series of Site-wide pipework networks and will be "future proofed" to provide for connectivity to a Croydon wide district heating system if realised 09 Planning Statement GL Hearn Page 69 of 80

74 (in accordance with London Plan Policy 4A.5) Ground coupled cooling systems are proposed to be investigated in terms of economic and environmental suitability for Building A at more detailed design (currently submitted in outline) The sustainability technologies proposed seek to minimise the emissions of carbon dioxide (London Plan Policy 4A.1) and achieve an estimated carbon saving of 21.85% of the total carbon emissions for the Site (including other power such as lifts, computer rooms etc) consisting of 5.93% from the Biomass Boilers and 15.93% from the CHP that exceeds the GLA target of 20% savings from zero or low carbon technology. n) Code for sustainable homes and BREEAM The submitted Sustainability Statement (Code for Sustainable Homes and BREEAM) provides an explanation of environmental advice through design development that has informed design to achieve high sustainability scores for both the residential (Code for Sustainable Homes) and commercial (BREEAM) assessments The London Plan (paragraph 4.16) states that the Mayor's Strategic Housing Investment Plan will "set out the timetable for moving from Code level 3 to higher levels for publicly funded development". LB Croydon seeks Code Level 4 and Menta are committed to achieving the highest feasible standards of sustainability and set a target of Code Level 4 and Excellent for the Code for Sustainable Homes and BREEAM respectively The pre-assessments undertaken, and included within the Sustainability Statement demonstrate how the development meets Code Level 4 for the residential and Excellent for the office/retail use through a variety of sustainable design and construction measures (London Plan Policy 4A.3 and Mayor of London Sustainable Design and Construction SPG). Sustainable design and construction measures include; Passive solar design; Efficient services and energy supply including renewables via site wide heating system supplied by gas CHP and biomass boilers; Achieving target of 105 l/ person per day for residential through highly efficient water appliances (in accordance with London Plan Policy 4A.16) and similar provision in the offices; Recycling rainwater for irrigation; Minimising impact on local drainage through Sustainable Drainage Systems (SUDS); Selecting materials to reduce environmental impact and demonstrate responsible sourcing; High public transport accessibility, coupled with appropriate car and cycle parking provision, travel plan and car clubs leading to a reduction in emission levels by transport; A strategy for reducing the impact of construction waste and facilities for dealing with waste/recycling after construction; Page 70 of 80 Planning Statement GL Hearn

75 Elimination of insulation and foamed materials with significant global warming potential and reducing NOx emissions from boilers; Development on a brownfield site of low ecological value and enhancing the ecological value of the Site through new landscaping and ecological roof These measures comply with, and generally exceed, the guidance provided with the Mayor of London's Sustainable Design and Construction SPG. o) Adaptation to climate change The development has been designed to support effective adaptation to what are widely considered as the inevitable effects of climate change (London Plan Policy 4A.9). Overheating The submitted Energy Statement and Design & Access Statement sets out the sustainable design approaches taken to avoid internal overheating, that can be a problem in new residential development and excessive heat generation (to address the requirements of London Plan Policy 4A.10) The Ecological Extensive Green Roof proposed for Building G (as detailed below) assists in providing insulation to the building allowing the building to remain cool in the summer and assists in reducing the urban heat island effect by absorbing solar rays and reducing heat gain. Living roofs and walls Extensive areas of living roofs are proposed (as expected in London Plan Policy 4A.11) that are detailed in the submitted Charles Funke Associates Public Realm and Landscape Statement Roof level amenity space is proposed on the tops of Buildings E and F providing a mix of soft planted areas, hard landscaping and sports/play surfaces A Bio-Diverse Ecological Extensive Green Roof is proposed on Building G to provide a range of grasses and wild flowers. The exact species type is to be agreed but will provide a rich diversity to encourage the creation of a range of habitats. The roof will be accessible for maintenance but not recreational use Whilst not currently illustrated in the landscape proposals, the potential exists for a living wall to be incorporated adjacent to Buildings E and F. p) Flood risk management The Site is within Flood Risk Zone 1 (the zone of lowest risk having less than 1 in 1,000 annual probability of river or sea flooding in any year) but a Flood Risk Assessment (FRA) is required because the Site is larger than 1 hectare. In sequential terms the Site occupies the preferred location in terms of flood risk (PPS25 and UDP Policy EP5) The submitted FRA, by Environ, provides details of potential Sustainable Drainage Systems (SUDS) that could be employed (as required by London Plan Policy 4A.14 and UDP Policy EP6) to provide attenuation to reduce surface water runoff experienced 09 Planning Statement GL Hearn Page 71 of 80

76 when the development is complete to 50% of the rate experienced pre-development during peak flows (Mayor of London Sustainable Design and Construction SPG). A number of potential techniques are considered not feasible due to the nature of the Site and proposals. The use of green roofs, landscaping, the attenuation provided by the canopy over Buildings A, B, C and D and the use of underground storage tanks would meet the Mayor's Required Standard of a 50% reduction in runoff rates generated by the climate change corrected 100 year storm. The development will feasibly reduce flood risk to downstream sites by reducing the volume of water discharged to the stormwater sewer compared to the existing situation. q) Transport and East Croydon Station Transport and highway matters are considered in detail in the submitted Transport Assessment. By way of planning assessment it is noted that; The Site is situated adjacent to East Croydon Station transport hub with easy access to rail, bus and tram services that provide excellent access to central London, south London and beyond. The Site benefits from the highest possible PTAL level (6b) and the development responds by providing a high density mixed use scheme appropriate to the location. The development embraces the ease of access to the public transport network, and to central Croydon. The use of public transport modes, together with walking and cycling, will be maximised by residents and employees and the use of the private car is minimised (London Plan Policy 3C.1 and UDP Policy SP14). The development introduces new pedestrian access, new public realm areas and improvements to existing roads to make better use of the streets securing transport, environmental and regeneration benefits (London Plan Policy 3C.19); The development provides enhancements to walking and cycling conditions in and around the Site (in accordance with London Plan Policy 2C.22 and 3C.23 and UDP Policy T3 and T4); The development provides for improvements to public transport at East Croydon Station in accordance with London Plan Policy 3C.1. The applicant has consulted closely with Network Rail and the scheme has been designed to integrate with future development at East Croydon Station through a future proofed design and the potential for sacrificial landscaping in accordance with London Plan Policy 3C.1; Modelling is provided within the Transport Assessment that demonstrates the scheme will have a minimal affect on additional movements in the Station potential measures to improve the situation are identified (UDP Policy T5 and T6); A new signalised junction is proposed on Cherry Orchard Road to accommodate local traffic changes (London Plan Policy 3C.2 and UDP Policy T2); The Transport Assessment addresses the level of proposed car parking that is below maximum permissible standards Page 72 of 80 Planning Statement GL Hearn

77 and provides an appropriate level to accommodate need given the Sites accessibility and future resident requirements (London Plan Policy 3C.23 and UDP Policy T8); and, The Transport Assessment considers the UDP Safeguarding (Policy CMC7 and T1) for the Cherry Orchard Road Improvement Scheme noting that; the land is not required for transport schemes; road improvements are currently taking place adjacent to the safeguarding; and, the scheme is a comprehensive integrated development that delivers wider transportation benefits. The Transport Assessment concludes therefore that the safeguarding is no longer required. v) Other matters r) Servicing and waste management The submitted Waste Management and Recycling Strategy provides full details of the servicing requirements and strategy. Normal servicing (deliveries, waste collection and removals) will be provided for in the basements. This will have the major benefit of removing these activities from the ground floor level providing for an improved public realm. The submitted Strategy also demonstrates how adequate on-site facilities for servicing is provided (UDP Policy T10) The submitted Waste Management and Recycling Strategy sets out the approach to be taken to ensure that waste is effectively managed and that appropriate measures are put in place to encourage residents and commercial occupiers to recycle waste (London Plan Policy 4A.21). s) Inclusive design The London Plan (Policy 4B.5) seeks to ensure the highest standards of accessibility and inclusion. An assessment of the inclusive design ensuring access for all users is provided within the Design and Access Statement, in summary the following measures are provided for; Improved access to East Croydon Station and the taxi pick-up/drop-off zone; Provision of car parking designated for disabled users; Accessible refuse bins locations provided on each floor of the residential development; Managed collection of refuse from the office, retail and leisure uses; Ability for emergency vehicles to stand kerbside immediately adjacent to the building entrances; Gradients of paved areas designed in accordance with relevant standards; All surfaces will be slip resistant with defined edges; Planting will be maintained to prevent obstruction; and Dropped kerbs will be provided at all pedestrian crossings, point detailed with tactile hazard warning paving As detailed above, all of the proposed dwellings are designed to satisfy the 16 criteria of the 'Lifetime Homes Standards' except for the two storey duplex apartments as the means of escape is at bedroom level. 09 Planning Statement GL Hearn Page 73 of 80

78 In addition 10% of the dwellings are designed to wheelchair standards or to be easily adaptable to wheelchair standards without major work having to be carried out. t) Other environmental considerations Air quality Air quality has been taken into account in order to help achieve a reduction in pollutant emissions and public exposure to pollution (in accordance with London Plan Policy 4A.19). The relevant chapter of the Environmental Statement confirms that during construction it is inevitable that some disturbance will occur from a development of this size. However, with appropriate mitigation measures implemented through an effective Construction Environmental Monitoring Programme, construction effects will be managed to ensure that the air quality effects are minimized. Residual effects from the completed development comprise very small increases in concentrations of NO 2 which are concluded to be of negligible to slight adverse significance. Increases in PM 10 concentrations are concluded to be negligible. Noise As detailed in the Environmental Statement, potential impacts to the development from noise include road traffic and railway noise. The potential impact from the development relate to noise from demolition/construction, plant and retail/commercial uses. The Environmental Statement sets out how these issues are addressed and mitigated against where necessary. Archaeology Studies undertaken demonstrate that the environmental impact of the scheme on any archaeological resources could be successfully mitigated by a suitable programme of archaeological investigation as part of a planning condition (in accordance with UDP policy (Policy UC11) Ecology Local planning policy seeks to protect important species and habitats (Policy SP8). The main impact of the proposed development relates to potential habitat loss, and direct impacts upon local breeding and foraging birds, and on foraging bats. The scheme comprises intensive roof gardens, a biodiverse green/brown roof, roof terraces and a pocket park. These features of the scheme together with the installation of bat and bird boxes would adequately address potential habitat loss. Microclimate A wind tunnel study has compared the existing wind environment with the likely changes that will result around the new development and nearby cumulative schemes. The results show that, with the scheme, there is an improvement in wind conditions along Cherry Orchard Road for the year as a whole and during the winter months. The only area around the Site where the new development will increase the wind speeds is in the area to the West and South of the proposed Building A. Mitigation is required for some areas of the Site and are discussed in further detail in the ES. Away from the Site on Croydon Railway Station the wind speeds will be increased during the winter months but for the year as a whole there is little change. Page 74 of 80 Planning Statement GL Hearn

79 Daylight and sunlight Overall, the daylight and sunlight results show that there will be little reduction to the overall levels of daylight currently received within the adjoining residential properties and these reductions fall well within acceptable limits. 09 Planning Statement GL Hearn Page 75 of 80

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81 10 Section 106 matters 10.1 The mixed use regeneration proposals are anticipated to deliver a wide range of planning and regeneration benefits. It will be appropriate that certain benefits are secured by way of a Section 106 Agreement Whilst the precise nature of the Section 106 Agreement, and levels of any contribution, will evolve through the detailed consideration of the application by LB Croydon, Menta identify the following Heads of Terms as matters to be potentially included within the Section 106 Agreement; Public art; Off Site material consolidation centre; Air quality; and Restriction on parking permits Affordable housing; Sustainable transport (including East Croydon Station); Highway works; Travel plan; Health facilities; Library contribution; Recreational open space contribution; TV reception studies; Phasing of development; 10 Local employment and training; Croydon Town Centre Vision 2020; Landscaping/public realm works; Croydon Town Centre Skyline Projects; Planning Statement GL Hearn Page 77 of 80

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83 11 Summary and conclusions 11.1 The current Cherry Orchard Site and the proposals brought forward by Menta represent a major opportunity for comprehensive and lasting regeneration through the delivery of a major mixed use scheme of outstanding architectural quality Menta have placed achieving the highest quality of design, and delivering regeneration benefits for the Site and the surrounding area, at the heart of the design approach for the Site. The Site is currently underused and suffers from many of the characteristics of poor townscape and design quality. By instructing world class architects, supported by a leading team of consultants, Menta have, through a process of extensive consultation, brought forward a scheme to deliver multiple regeneration outputs and a landmark development the quality of which will help create positive perceptions of Croydon and set a new benchmark in terms of design The strong design concept of a series of linked tall buildings on the west of Cherry Orchard Road with smaller scale buildings to the south of Cherry Orchard Road responds directly to relevant planning policy for the Site that seeks regeneration, improvements to the built environment and tall buildings in this location. The application demonstrates the quality of design that is a fundamental prerequisite of all major developments and in particular major developments including tall buildings The submitted Environmental Statement confirms the potential environmental impact of the development would fall within acceptable limits in every respect The uses proposed on the Site accord with the Development Plan policy in terms of principle. The scheme will deliver over 1,000 new homes for Croydon, in the most accessible of locations together with much needed Grade A office space and the potential for a rationalisation of the delivery office operation. New public space including a public park is proposed with dramatic improvements to the public realm in terms of landscape quality as well as permeability and legibility throughout and around the Site This Statement has demonstrated the consistency of the proposals with the Development Plan both in terms of the strategic planning policy objectives to realise the potential of Croydon Metropolitan Centre as an Opportunity Area, relevant planning policy for the Site and more detailed policy requirements applicable to the scheme The development is designed so as to ensure accordance with relevant strategy and other proposed developments in Central Croydon, most noticeably potential enhancements to East Croydon Station. The development can be built independently of the station enhancement although the scheme has taken care to incorporate sound design principles to allow a consistent approach. Contributions are anticipated towards a range of matters, including towards future station development at East Croydon Through responding positively to the planning policy framework for the area, consulting extensively and working closely with Officers of LB Croydon and other Major Stakeholders, Menta submit a planning application for a regeneration scheme that will maximise the potential of this important and highly accessible Site to the benefit of the immediate environs of the Site, the adjoining wards, Central Croydon, the Borough and London as a whole. 11 Planning Statement GL Hearn Page 79 of 80

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85 Appendix 1 Site location plan A1

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89 Appendix 2 Summary of planning history Planning history entire site There is no planning history relating to the site in its entirety other than the Environmental Scoping report that was submitted to LB Croydon in respect to the proposals subject to this planning application in May 2008 (ref. no. 08/01941/DT). Planning history land west of Cherry Orchard Road Full planning permission was granted in March 1978 (ref. no. 77/20/1842) for the erection of an office building comprising 30,000sq ft at 15 Cherry Orchard Road. Planning permission was also granted in November 1979 (ref. no. 79/20/1613) for the erection of a 7 storey office building comprising 42,000sq ft with associated access and car parking area at the same site. Full planning permission was granted in January 1979 (ref. no. 78/20/2161) for the change of use at 33 Cherry Orchard Road to form a timber merchants shop (A1) with ancillary offices. An alteration to this permission was granted in October 1980 (ref. no. 80/20/1883) to allow incorporation of a showroom in part of the ground floor. Full planning permission was granted in August 1986 (ref. no. 84/01618/P) for the erection of an office building at Cherry Orchard Road and land to the rear of Amy Johnson House. In the same month planning permission was sought for the erection of an office building at 33, and land rear of 29 and 31 Cherry Orchard Road under planning application ref. no. 84/02938/P. Outline planning permission was granted in September 1987 (ref. no. 87/00824/P) for the erection of a building comprising not more than 4,275sq m of offices including the formation of access and the provision of 23 car parking spaces, at The Porter and Sorter public house and land adjoining/fronting Cherry Orchard Road. In July 1990 the reserved matters (90/00559/P) were approved. Full planning permission was granted in February 1998 (ref. no. 97/02609/P) for alterations to, and the erection of a single storey side and rear extension including the formation of a garden area and 3no. car parking spaces at The Porter and Sorter public house. In February 2001 full planning permission was granted for alterations to, and the extension of a single storey extension, boundary wall (including railing and gates), alterations to vehicular access and the provision of parking at The Porter and Sorter. Planning history land south of Cherry Orchard Road Planning permission was granted in December 1983 (ref. no. 83/02522/P) for the use of the ground floor at 58 Cherry Orchard Road as a sandwich bar. Planning permission was granted in May 1984 (ref. no. 84/00934/P) for the use of the same property as a restaurant. Full planning permission was granted in December 1988 (ref. no. 88/00860/P) at Cherry Orchard Road 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. Full planning permission was granted in January 1991 (ref. no. 90/01820/P) for the erection of a single storey extension and enclosure of the loading dock at Cherry Orchard Road. The scheme also proposed alterations to include recladding of part of the roof and building, a new roof to form part of the building and a change of use of the restaurant to an office. Planning permission was granted in March 1997 (ref. no. 96/02396/P) for the erection of two single storey extensions for use as a cold store and staff accommodation, alterations to the vehicular access and for the provision of 13 car parking spaces (including vehicular turning area). A2

90 Outline planning permission was granted (ref. no. 01/00473/P) for the demolition of the existing Cherry Field (Croydon) Limited facility at Cherry Orchard Road and replacement with 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 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.

91 Appendix 3 Appendix 3.1 Planning policy review national planning policy Planning Policy Statement 1: Delivering Sustainable Development (2005) PPS1 confirms that sustainable development is the core principle underpinning planning (Paragraph 3) and sets out the Governments objectives for planning to facilitate and promote sustainable and inclusive patterns of development by (Paragraph 5): Making suitable land available for development in line with economic, social and environmental objectives to improve people's quality of life; Contributing to sustainable economic development; Protecting and enhancing the historic environment, the quality and character of existing communities; Ensuring high quality development through good and inclusive design and the efficient use of resources; and Ensuring that development supports existing communities and contributes to the creation of safe, sustainable, liveable and mixed communities with good access to jobs and key services for all members of the community. Promoting high quality and inclusive design in the layout of new developments and individual Buildings is a key principle (Paragraph 13 iv). Supplement to Planning Policy Statement 1: Planning and Climate Change (2007) Planning and Climate Change: Supplement to PPS1 sets out how spatial planning should contribute to reducing carbon emissions and stabilizing climate change (mitigation) and take into account the unavoidable consequences (adaptation). The Key Planning Objectives (Paragraph 9) include; Providing homes, jobs, services and infrastructure needed by communities and shaping the places where they live and work to secure the highest viable resource and energy efficiency and reduction in emissions; Deliver patterns of urban growth that secure the fullest possible use of sustainable transport, and which overall, reduce the need to travel especially by car; Secure new development that minimises vulnerability and provide resilience to climate change; Conserve and enhance biodiversity; and Reflect development needs of communities. Planning applications that contribute to the delivery of the Key Planning Objectives should expect expeditious and sympathetic handling (Paragraph 40). In considering environmental performance of a proposed development planning authorities should expect (Paragraph 42); Compliance with policy on decentralised energy supply and sustainable buildings unless not feasible or viable; Account to be taken of landform, layout, orientation, massing and landscaping to minimise energy consumption; A3

92 Deliver a high quality local environment; Provide public and private open space; Give priority to sustainable drainage systems; Provide sustainable waste management; Create and secure opportunities for sustainable transport. Planning Policy Statement 3: Housing (2006) PPS3 seeks to achieve a step change in housing delivery. The planning system should deliver (Paragraph 10): High quality housing; A mix of housing in terms of tenure and price; A sufficient quantity of housing taking into account need and demand and seeking to improve choice; Housing developments in suitable locations, which offer good access to community facilities, jobs, key services and infrastructure; and Efficient and effective use of land, including the re-use of previously developed land Good design is fundamental to the development of high quality new housing (Paragraph 12). Matters to consider when assessing design quality include (Paragraph 16); Accessibility and connection to public transport, community facilities and being well laid out; Access to community, green and open amenity recreational space as well as private outdoor space; Integrates and complements neighbouring buildings and the local area; Efficient use of resources in construction and use; Design led approach to car parking, integration with public realm and provide pedestrian, cycle and vehicle friendly streets; Creates or enhances a distinctive character that relates well to the surroundings and supports a sense of local pride and civic identity; Provide for biodiversity. Key characteristics of a mixed community are a variety of housing (Paragraph 20). Developers should bring forward market housing which reflect demand and profile of households requiring market housing - proposals for affordable housing should reflect the size and type of affordable housing required (Paragraph 23). Developments should have regard to the existing mix of housing in the locality (Paragraph 24). A key objective is to provide a variety of high quality market housing (Paragraph 25) as well as housing for people who are unable to afford market housing (Paragraph 27). In determining planning applications, Local Planning Authorities should have regard to; Achieving high quality design; Ensuring developments achieve a good mix of housing reflecting the accommodation requirements of specific groups;

93 The suitability of a site for housing, including its environmental sustainability; Using land effectively and efficiently; and Ensuring the proposed development is in line with planning for housing objectives, reflecting need and demand, the spatial vision for the area and does not undermine wider policy objectives. Planning Policy Guidance 4: Industrial, Commercial Development and Small Firms (2002) PPG4 seeks a positive approach to the location of new business developments and assisting small firms through the planning system. The re-use of urban land is encouraged (Paragraph 21); "large amounts of land, once used for industrial purposes but now under-used or vacant. Getting this land back into beneficial use is important to the regeneration of towns and cities. Optimum use should be made of potential sites and existing premises in inner cities and other urban areas, taking into account such factors as accessibility by public transport, particularly in the case of labour-intensive uses. Draft Planning Policy Statement 4: Planning for Sustainable Economic Development (2007) The draft PPS encourages local planning authorities to plan effectively and proactively for the economic growth to help create and maintain sustainable communities. Paragraph 21 of the Consultation Paper advises on the approach to be taken by Local Planning Authorities and in particular highlights the fact that due to the increasing demands on the land available for development, local planning authorities should seek to make the most efficient and effective use of land and buildings, especially vacant or derelict buildings (including historic buildings)". In order to achieve this, Local Planning Authorities should (paragraph 25): Make the most efficient and effective use of land; Prioritise previously developed land which is suitable for re-use; Encourage new uses for vacant or derelict buildings as this can contribute positively to an area s regeneration; and Include a policy on tall buildings where this is justified by local circumstances. This should include an assessment of suitable sites or criteria which could be used to determine whether sites are suitable for tall buildings, taking into account local considerations, such as land availability, transport capacity and design. With regard to securing a high quality and sustainable environment (Paragraph 25) local planning authorities should seek to ensure that economic development, regardless of location, is of high quality and inclusive design which improves the character and quality of an area and the way it functions. They should also ensure that the design of new commercial development addresses the challenges posed by climate change and the pressures on the natural and historic environment. Planning Policy Statement 6: Planning for Town Centres (2005) PPS6 confirms the key objectives for town centres is to promote their vitality and viability by planning for growth and development of existing centres and focusing development within existing centres (Paragraph 1.3). Wider objective include; Ensuring communities have access to a range of main town centre uses; A3

94 Encourage investment to regenerate areas, creating employment opportunities and improved physical environment; Promote economic growth; Ensure locations are fully exploited through high density, mixed use development and promoting sustainable transport choices; and Promoting high quality and inclusive design and improving the quality of the public realm. PPS6 confirms that the main town centre uses to which it applies are; retail; leisure and entertainment (including restaurants, bars and pubs) and offices (Paragraph 1.8). In addition housing will be an important element in most mixed use, multi-storey developments (Paragraph 1.9). Growth should be accommodated by more efficient use of land and Local Planning Authorities should aim to increase the density of development where appropriate (Paragraph 2.4). Town centres must provide high quality and safe environments if they are to remain attractive and competitive. Well-designed public spaces and buildings, which are fit for purpose, comfortable, safe, attractive, accessible and durable, are key elements (Paragraph 2.19). Where appropriate, higher-density, multi-storey development, including mixed-use development, should be encouraged within and around existing centres (Paragraph 2.20). Residential and office development should be encouraged above ground floor retail, leisure or other facilities in centres (Paragraph 2.21). A diversity of use in a centre is an important contribution towards vitality and viability. It is not necessary to demonstrate need for retail purposes in the Primary Shopping Area or for other main town centre uses located within the town centre (Paragraph 3.8). Retail is defined (Table 3: Descriptions of Types of Development) as either 'convenience shopping' or 'comparison shopping'. Need should be demonstrated for any town centre use that is an edge-of-centre or out-of-centre location and not in accordance with the development plan strategy (Paragraph 3.9). For retail the "centre" constitutes the Primary Shopping Area, for all other main town centre uses the "centre" is the town centre boundary (Table 2: Types of Location). Local Planning Authorities should ensure that the scale of proposals are directly related to the role and function of the centre and its catchment (Paragraph 3.12). The sequential approach should be applied to all development proposals for sites that are not in an existing centre (Paragraph 3.13) and impact assessments should be undertaken for proposals in edge-of-centre or out-of-centre locations (Paragraph 3.20). Impact assessment should be provided for all retail and leisure developments over 2,500 sq m gross floorspace. New developments should be considered in terms of their accessibility by a choice of means of transport and the impact on car use, traffic and congestion (Paragraph ). Other material considerations may include physical regeneration, employment, economic growth and social inclusion. Proposed Changes to Planning Policy Statement 6: Planning for Town Centres Consultation (July 2008) The Government published proposed changes to PPS6 for consultation in July At present therefore the changes represent consultation draft policy. The main changes the Consultation Draft seeks to introduce relate to how planning applications for retail proposals in edge of centre or out of centre locations, which are not in accordance with an up to date development plan strategy, should be considered. The Draft proposes that proposals which are not in accordance with an up to date development plan or within a town centre will need to show there are no more central sites which can accommodate the proposed development and there

95 are no unacceptable impacts arising from the proposed development including the existing centres. The requirement to specifically demonstrate need has been removed. The sequential approach to site selection remains but seeks to replace the existing impact assessment with a new impact assessment framework, which includes the former test criteria of scale and accessibility. The new impact test has a broader focus with emphasis on economic, social and environmental as well as strategic planning impacts which enables positive and negative town centre and wider impacts to be taken into account. The Draft is strong in its consideration of design quality, place-making and sustainable development objectives, particularly with regard to tackling climate change. Planning Policy Statement 9: Biodiversity and Geological Conservation (2005) PPS9 requires potential impacts of planning decisions on biodiversity and geological conservation to be fully considered (Paragraph 1). The re-use of previously developed land makes a major contribution to sustainable development by reducing the amount of countryside and undeveloped land needed (Paragraph 13). Development proposals can provide opportunities for building-in beneficial biodiversity features as part of good design (Paragraph 14). Planning Policy Statement 10: Planning for Sustainable Waste Management (2005) PPS10 confirms planning authorities should consider the likely impact of proposed development on existing waste management facilities (Paragraph 33). Good design and layout in new development can help secure opportunities for sustainable waste management (Paragraph 35). Waste management facilities should be well-designed so that they contribute positively to the character of the area (Paragraph 36). Planning Policy Guidance 13: Transport (2001) The key objectives of PPG13 are to; Promote more sustainable transport choices; Promote accessibility to jobs, shopping, leisure facilities and public services by public transport, walking and cycling; and, Reduce the need to travel, especially by car. In order to deliver these objectives, when considering planning applications, Local Authorities should; Make fullest use of public transport and focus major generators of travel demand in centres and near major public transport interchanges; Locate day to day facilities in walking or cycling distance; Plan for increased intensity of development for housing and other uses in locations which are highly accessible; Ensure development comprising jobs offer a realistic choice of access by public transport; Use parking policies and other measures to promote sustainable transport; Give priority to people over ease of traffic movement and provide more space for pedestrians, cyclists and public transport in town centres; Ensure the needs of the disabled are taken into account; Protect sites and routes that could be critical in developing infrastructure to widen transport choices A3

96 Planning Policy Guidance 16: Archaeology and Planning (1990) PPG16 sets out policy on archaeological remains on land, and how they should be preserved or recorded. Planning Policy Guidance 17: Planning for Open Space, Sport and Recreation (2002) New areas of open space and recreational facilities should (Paragraph 20); Be accessible by walking, cycling, and public transport as well as by people with disabilities; Avoid any significant loss of amenity to neighbours; Improve the quality of the public realm; and Carefully consider security and personal safety, especially for children; Provision should be made for local sports and recreational facilities (either through new facilities or improvements to existing facilities) when permission is granted for development, particularly housing development (Paragraph 23). Local Authorities should seek opportunities to improve the local open space network and incorporate open space within new development on previously developed land (Paragraph 24). Planning Policy Statement 22: Renewable Energy (2004) The Governments consider that renewable energy should be capable of being accommodated in locations where the technology is viable and environmental, economic, and social impacts can be addressed satisfactorily (Paragraph 1). renewable energy developments may be sought where such equipment is viable but should not be an undue burden on developers (Paragraph 8). Developers should consider the opportunity for small scale renewable energy schemes utilising technologies that may include Biomass heating or combined heat and power schemes (Paragraph 18). Planning Policy Statement 23: Planning and Pollution Control (2004) The overall aim of PPS23 is to ensure the sustainable use and beneficial use of land and in particular encourage the reuse of previously developed land. Any polluting activities should be controlled so that effects are minimised to acceptable limits (Paragraph 26). Planning Policy Guidance 24: Planning and Noise (1994) PPG24 provides guidance on seeking to ensure appropriate separation of noise sensitive developments from major sources of noise and, where this is not possible, whether it is practicable to control or reduce noise levels, or to mitigate the impact of noise (Paragraph 2). Planning Policy Statement 25: Development and Flood Risk (2006) PPS25 sets out Government policy on development and flood risk with particular focus on appraising, managing and reducing the risk. Flood risk is a material consideration that must be taken into account when considering applications for planning permission. A percentage of energy to be used in new residential or commercial developments to come from on-site

97 Appendix 3.2 Planning policy review the development plan The London Plan consolidated with alterations since 2004 (February 2008) Overall strategy The overall strategy of the Plan is to promote sustainable development, including mitigating and adapting to the impacts of climate change, as well as promoting health and equality (Paragraph 2.3). The Mayor will promote and support development that secures the Plan's social, environmental and economic objectives. This will include using the following criteria when considering planning applications (Policy 2A.1); Impact on resources, health and adapting to and mitigating the effect of climate change; Optimising the use of previously developed land; Using a design-led approach to optimise the potential of sites; Locating development that is, or will be, accessible by public transport; Ensuring development takes place in the Opportunity Areas (that includes Croydon - see below); Ensuring development takes account of the capacity of existing or planned infrastructure and green infrastructure; Taking account on physical constraints on the development of land; Promoting safety and security; and Taking account of the suitability of sites for mixed use development and the contribution that development can make to strengthen local communities. The overarching spatial policy for London (Policy 2A.2) seeks to encourage development in the Opportunity Areas, intensifying development and promoting more mixed uses (with a special focus on Opportunity Areas) and enhancing town centres and consolidating their strengths in places with good public transport access. Croydon is identified in Map 2A.1 of the London Plan (see below) as an Opportunity Area where; Minimum guidelines for housing and employment capacity should be exceeded; Public transport access should be maximised; Social and economic inclusion should be promoted; Account should be taken of distinctive local characteristics of all the areas; and Good design should be delivered including public realm, open space and, where appropriate, tall buildings. Map 2A.1 of the London Plan Within town centres the vitality and viability should be enhanced, economic and housing growth A3

98 accommodated through intensification and road user conflicts reduced (Policy 2A.8). Sub Regional Policy - South West London Croydon is identified as an Opportunity Area within the South West London sub-region. Map 5E.1 of the London Plan Promote improvements to the national rail network which is of particular importance in South West London; and, Ensure the sub-region is an attractive business location. The 78 ha Croydon Opportunity Area is seen as having capacity for 5,500 jobs and a minimum of 2,700 homes between 2001 and 2026 (Table 5E.1 Opportunity Areas and Area for Intensification in South West London). Taking into account of other policies within the Plan, developments in the Opportunity Area will be expected to maximise residential and non-residential densities and to contain mixed uses (Policy 5E.2). Croydon has "unique importance" as a strategic office location, Opportunity Area and Metropolitan centre (Paragraph 5.150) and the Plan notes (Paragraph and 5.144); "Croydon town centre is already recognised as London s largest 'Metropolitan' centre and one of the capital s two strategic office centres outside central London. Because of the scale of the opportunities it offers, the strategic challenges it faces and the need for integrated action it is also recognised as an Opportunity Area. The planning framework should seek to consolidate its strengths as a strategic office location through mixed-use re-development and enhance its business environment. Strategic priorities for South West London include; Promote the sub-region's contribution to London's world city role; Optimise the development of Opportunity Areas (including Croydon); Exploit the strength of the Metropolitan town centres (including Croydon); Consolidate attractiveness by addressing areas in need of regeneration and improving the public realm; "The framework should build on the council's strategy to re-brand the offer of Croydon to meet modern commercial needs, developing its ability to provide a major opportunity with excellent access to central London but at considerable less cost. This will require realism in the balance to be struck between new office development and encouraging the conversion of redundant buildings to other uses. A rejuvenation of the mix and vitality of supporting uses and enhancement of the environment will help support redevelopment. The planning framework should explore the scope for encouraging more tall buildings in Croydon. Traffic congestion is a particular issue in and around the town centre and has implications for bus and tram running."

99 The planning framework for Croydon should therefore seek to consolidate its strengths as a strategic office location through mixed-use redevelopment and enhance its business environment (paragraph 5.143). Housing The annual monitoring target for London Borough of Croydon is 1,100 with an overall ten year monitoring target of 11,000 (Table 3A.1). This is the highest target within the South west sub-region. Policies seek to exceed these figures and identify new sources of supply, having regard to intensification of housing provision through development at higher densities and redevelopment in town centres (Policy 3A.2). The Mayor will ensure that development proposals achieve the maximum intensity of use compatible with local context, design principles and with public transport strategy and the Mayor will refuse permission for proposals that under-use the potential of a site (Policy 3A.3). The site is within a Metropolitan Centre with a PTAL rating of 6b; Table 3A.2 (Density matrix) provides a strategic framework for densities and suggests that densities within such an area could provide hr/ha (or u/ha). Boroughs should ensure (Policy 3A.5) that; New developments offer a range of choice in terms of the mix of housing sizes and types; All new housing should be built to Lifetime Homes standards; and, 10% of new housing should be wheelchair accessible or easily adaptable. The design of housing should consider relevant design and construction policies; density requirements; have regard to play and informal recreation; take account of safety and security; and, consider guidance on Sustainable Design and Construction (Policy 3A.6). The London Plan strategic target for affordable housing provision is that 50% of provision should be affordable and within that, the London wide objective is of 70% social housing and 30% intermediate provision (Policy 3A.9). Boroughs should seek the maximum reasonable amount of affordable housing when negotiating on individual private residential and mixed use schemes, having regard to their affordable housing targets (Policy 3A.10). Affordable housing will normally be sought on schemes of 10 or more residential units (Policy 3A.11). Community services Policies should seek to ensure that appropriate social infrastructure and community facilities are provided within easy reach by walking and public transport (Policy 3A.18). Office use Policy 3B.1 seeks to support and to develop London s economy as one of the three world cities. Within the South West sub-region, the London Plan estimates a demand for 800,000 sq m office floorspace between 2006 and Boroughs should enhance the environment and offer of London's office locations in terms of physical attractiveness, amenities, ancillary and supporting activities as well as services, accessibility, safety and security (Policy 3B.2). The London Plan seeks to rejuvenate, support and consolidate strategic office locations outside of the Central Activities Zone; Croydon is a strategic office centre (Paragraph 3.148). In strategic office locations, mixed use development should support consolidation and rejuvenation of office provision and broader objectives of suburban renewal (Policy 3B.3). Transport The Plan seeks to integrate transport and development by (Policy 3C.1); Encouraging forms of development that reduce the need to travel, especially by car; A3

100 Improve public transport, walking and cycling capacity in areas designated as Opportunity Areas and town centres; Support high trip generating development only at locations with both high levels of public transport accessibility and capacity; and, Encourage integration of major transport plans with improvements to the public realm, particularly around major rail stations. Developments should be considered in terms of existing transport capacity - where transport capacity is not sufficient, and no firm plans are in place for a sufficient increase in capacity, developments should be phased until requirements can be met. Development with significant transport implications should include a Transport Assessment and Travel Plan (Policy 3C.2). The Mayor will seek to improve tram schemes, including a possible extension to the Croydon Tramlink (Policy 3C.14). Developments should be assessed in terms of their traffic generation and impact on traffic congestion. Controls should be utilised over location, scale, density, design, mix of land uses, parking and servicing whilst improving conditions for public transport, walking or cycling (Policy 3C.17). Better use should be made of streets to secure transport, environmental and regeneration benefits (Policy 3C.19). Conditions should be improved for walking (Policy 3C.21) and cycling (Policy 3C.22). On-site car parking should be the minimum necessary and there should be no over-provision that could undermine the use of more sustainable modes (Policy 3C.23). Car parking in town centres should enhance attractiveness of centres and reduce congestion (Policy 3C.24). Town centres The Plan supports enhancing access to goods and services to strengthen the role of town centres through a number of measures including (Policy 3D.1); Encouraging retail and other related town uses in town centres; Improving access to and within town centres by public transport, cycling and walking; Supporting a wide role for town centres including use for business and housing to develop a sense of place and identity for sustainable local communities; Requiring locations for appropriate public and community services in town centres; and Supporting and encourage town centre management including Business Improvement Districts and provisions to support safety and security. Croydon is identified as one of eleven Metropolitan centres in London. Metropolitan centres are the highest ranking centres after Internationals centres (Knightsbridge and West End). Metropolitan centres serve wide catchment areas, covering several boroughs and offer a high level and range of comparison shopping. They typically have over 100,000 sq m of retail floorspace and have significant employment, service and leisure functions (Annex 1). Open space The Plan seeks to protect, promote and improve access to London's network of open space. All developments are expected to incorporate appropriate elements of open space (Policy 3D.8). Borough's should ensure open space needs are considered in Opportunity Areas and encourage functional and physical linkages within the network of open spaces and to the wider public realm (Policy 3D.11). London's public open space hierarchy is set out (Table 3D.1). Children should have safe access to good quality, well-designed, secure and stimulating play and

101 informal recreation provision - provision for play and informal recreation within developments should be based on the expected child population generated by the scheme and an assessment of future needs (Policy 3D.13). New development should have regard to nature conservation and biodiversity - opportunities for gains through design of development should be taken (Policy 3D.14). Tree's should be protected, maintained and enhanced (Policy 3D.15). Sustainability Developments should make the fullest contribution to the mitigation of and adaptation to climate change and to minimise the emissions of carbon dioxide (Policy 4A.1). The following hierarchy is used to assess applications; Using less energy; Supplying energy efficiently; and Using renewable energy. These contributions should most effectively reflect the context of each development, for example its nature, size, location, accessibility and operation. Development should be located, designed and built for the climate it will experience over its intended lifetime. The long term target for carbon dioxide emissions is 60% by 2050, in the shorter term the target is 15% by 2010 and 20% by 2015 (Policy 4A.2). Future developments should meet the highest standards of sustainable design and construction through measures (Policy 4A.3) including; Making most effective use of land; Reducing carbon dioxide emissions; Design buildings to be flexible throughout their lifetime; Make most effective and sustainable use of water and other resources; Minimise energy use, including passive solar design, natural ventilation and vegetation on buildings; Supply energy efficiently and incorporate decentralised energy systems and use renewable energy where feasible; Minimise light lost to sky; Procure materials sustainably; Make most of natural systems; Reduce air and water pollution; Manage flood risk, including sustainable drainage systems; Make developments comfortable and secure for users; Conserve and enhance the natural environment; Avoid creation of adverse local climatic conditions; Promote sustainable waste behaviour; Encourage living roofs and walls where feasible; and Avoid adverse noise impacts. Major developments should provide a Statement on the sustainable design and construction including demolition, construction and long-term management. Energy Assessments should be provided to demonstrate expected energy and carbon dioxide emission savings (Policy 4A.4). A3

102 Boroughs should ensure that all new development is designed to connect to the heating and cooling network (Policy 4A.5). Heating, cooling and power systems should be selected to minimise carbon dioxide emissions. The need for active cooling should be reduced as far as possible through passive design and heating and cooling infrastructure should be designed to allow the use of decentralised energy in the future. Developments should evaluate combined cooling, heat and power (CCHP) and combined heat and power (CHP) in accordance with the order of preference for these and other systems set out in the Plan (Policy 4A.6). Developments should achieve a reduction in carbon dioxide emissions of 20% from on site renewable energy generation unless it can be demonstrated that such provision is not feasible (Policy 4A.7). Adaptation to climate change Effective adaptation to climate change should be promoted, including minimising overheating and contribution to heat island effects, minimising solar gain in summer, reducing flood risk, minimising water use, and protecting and enhancing green infrastructure (Policy 4A.9). Development should avoid internal overheating and excessive heat generation (Policy 4A.10). Major developments should incorporate living roofs and walls where feasible (Policy 4A.11). Surface water run-off should be managed as close to its source as possible and be subject to the hierarchy set out in Policy 4A.14 of the Plan. Sustainable urban drainage should be promoted unless there are practical reasons for not doing so. Water supplies should be protected and conserved and the impact of development proposals on water demand and existing capacity should be considered. A maximum water use target of 105 litres per person per day for residential development should be considered (Policy 4A.16). Air quality should be taken into account at the planning application stage in order to help achieve reductions in pollutant emissions and public exposure to pollution (Policy 4A.19). Noise should be reduced by minimising existing and potential impacts of noise from and within, or in the vicinity of, development proposals. New noise sensitive development should be separated from major noise sources wherever practicable and new technologies to reduce noise at source should be supported (Policy 4A.20). Planning bodies should provide a framework in which communities take more responsibility for their own waste and enable sufficient and timely prolusion of waste management facilities (Policy 4A.21). Design Good design is central to all the objectives of the London Plan (Paragraph 4.96) and to the design principles for a compact city (Policy 4B.1). Developments should; Maximise the potential of sites; Promote high quality inclusive design and create or enhance the public realm; Contribute to adaptation to, and mitigation of, the effects of climate change; Respect local context, history, built heritage, character and communities; Provide for, or enhance, a mix of uses; Be accessible, usable and permeable for all users; Be sustainable, durable and adaptable in terms of design construction and use; Address security issues and provide safe, secure and sustainable environments;

103 Be practical and legible; Be attractive to look at and, where appropriate, inspire, excite and delight; respect the natural environment and biodiversity; and, Address health inequalities. The Mayor will seek to promote world class, high quality design. The Mayor will promote community involvement, competitive selection of designers and design-led change in key locations (Policy 4B.2). Public realm should be accessible and usable for all and planning applications and will be accessed in terms of their contribution to the enhancement of the public realm (Policy 4B.3). The Mayor will require all future development to meet the highest standards of accessibility and inclusion. The principles of inclusive design should be used in assessing planning applications and Design and Access Statements should be submitted with planning applications to explain how the principles of inclusive design, including the specific needs of disabled people, have been integrated into the development (Policy 4B.5). The Mayor will seek to create safe, secure and appropriate accessible environments where crime and disorder, terrorism, and fear of crime do not undermine the quality of life. Potential physical risks should be taken into account and proposals should address the fear of crime as well as minimising potential crime itself through good design (Policy 4B.6). Proposed developments should preserve or enhance local social, physical, cultural, historical, environmental and economic characteristics (Policy 4B.8). The Plan notes that tall buildings can be a very efficient way of using land and can make an important contribution to creating an exemplary, sustainable, world city. (Paragraph 4.12). The Mayor will promote tall buildings where they create attractive landmarks, help to provide a coherent location for economic clusters of related activities and/or as a catalyst for regeneration and where they are also accessible in terms of design and impact on their surroundings. Applications for tall buildings should be accessed against the criteria set out in Policies 3A.3, 4B.1 and 4B.10. Suitable locations for tall building may include some Opportunity Areas (Policy 4B.9). Tall buildings should be of the highest quality design and in particular (Policy 4B.10); Meet the requirements of the View Management Framework; Be suited to the wider context in terms of proportion and composition and in terms of their relationship to other buildings, streets, public and private open spaces and other townscape elements; Be attractive city elements and where appropriate contribute to an interesting skyline consolidating clusters within that skyline or providing key foci within views; Provide exemplary standards of design and construction, resource management, potential for renewable energy, recycling and CHP infrastructure; Be sensitive in terms of micro climatic effects; Pay particular attention, in residential environments, to privacy, amenity and overshadowing; Be safe and secure in terms of their own integrity and the safety of occupiers and have an acceptable relationship to aircraft, navigation and telecommunications networks; Be appropriate to the transport capacity of the area ensuring adequate, attractive, inclusive and safe pedestrian and public transport access; A3

104 Provide high quality spaces, capitalise on opportunities to integrate green spaces with planting and support vibrant communities around the building; Where appropriate contain a mix of uses with public access such as ground floor retail and cafes. A set of strategically important views are set out (Table 4B.1) and development proposals that fall within the assessment area of designated views will be tested against relevant policy (Policy 4B.18). The site is not within any of the views designated as part of the London View Management Framework (Table 4B.1). London Borough of Croydon Unitary Development Plan (July 2006) (amended September 2007) The Unitary Development Plan (UDP) was adopted on 13 July The new planning system introduced by the Planning and Compulsory Purchase Act 2005 replaces UDPs with Local Development Frameworks (LDFs) and changed the procedures for reviewing planning policies. In accordance with the transitional arrangements for the Act, the Croydon UDP was prepared under the procedures set out in the Town and Country Planning (Development Plans) (England) Regulations As such, the policies within the Plan will keep their development plan status in planning decisions for three years after adoption. Site allocations The land to the west of Cherry Orchard Road is designated within Croydon Metropolitan Centre and an Area Suitable for High Buildings (majority of the site) and Area of High Density. The Porter and Sorter Public House, land fronting Cherry Orchard Road and 1-5 Addiscombe Road is designated under Policy CMC7/ Proposal H73 for mixed use development. Cherry Orchard Road is identified as a London Distributor Road. An area of land is safeguarded on Cherry Orchard Road under Policy T1. Land to the south of Cherry Orchard Road is immediately adjacent, but outside, Croydon Metropolitan Centre and is within the Area of High Density. Land at Cherry Orchard is identified as a Housing Proposals Site under Proposal H41. The Strategy The strategy is to provide; (Paragraph 1.10); High quality housing development to meet a range of housing needs and maximise supply; A variety of jobs to meet employment needs;

105 Support for a diverse economy and generate wealth; Implementation of Vision 2020 Introduction of mixed uses into the Town Centre to promote regeneration; and, Protect open land, the natural environment and important urban environments. Sustainable development The strategic policy (Policy SP1) expects development in Croydon to be sustainable. The sustainable land use principles (Paragraph 3.5) are; Protecting and enhancing the environment; Ensuring everyone has access to town centre goods and services; Encouraging high density development around good public transport interchanges; Encouraging development that contributes to the creation of mixed-use communities; Encouraging development that will help circulate money in the local economy; Providing opportunities to live and work in close proximity; Encouraging development that minimises consumption of the earth's resources; and Ensuring developments meet the needs of the whole community. Urban design Strategic policy encourages all development to be designed to take account of the impact on the environment by promoting sustainable design and construction (Policy SP2) and requiring a high standard of design to complement nearby Buildings and protect and enhance the quality of the borough's environment (Policy SP3). Planning permission will be granted for developments that are of a high quality, inclusive and sustainable in design (Policy UD1). In terms of layout and siting, developments will be permitted provided they (Policy UD2); Reinforce and respect the existing development pattern, plot and building frontage widths where they contribute to local character; Address the street to provide active frontages; Create clear distinctions between public, semi-public and private space; Are based on a series of spaces (defined by the built form); Allow adequate daylight and sunlight; and Retain existing trees where appropriate. In terms of scale and design (Policy UD3) developments will be permitted provided they; Respect the height of surrounding buildings which play an important role in determining the character of the area; Accommodate higher densities in areas of good accessibility to public transport and access to services. High density residential development should achieve the highest possible standard of environmental benefits; Where appropriate, incorporate roof designs to create visual interest; Place emphasis on design and craftsmanship of architectural features; A3

106 Where appropriate, have ground floor windows and doors facing public areas; and Use materials established in the area where appropriate - alternative materials should be chosen for their durability. New shopfronts should respect the scale and character of buildings they are within, respect character and proportions of upper floors and provide security measures (Policy UD4). The Council will require that safety and security are intrinsically considered in the detailed design and layout of buildings and the spaces around them to help to deter crime and reduce the fear of crime (Policy UD6). Development should be designed with the ease of access for all users as a prime consideration (Policy UD7). In considering the protection of residential amenity (Policy UD8) the Council will have regard to; Form and layout of existing and adjacent buildings; Privacy and amenity issues for both new and existing occupiers, protection from visual intrusion and loss of privacy; Amenity space that respects the character of the area for residents; Residential amenity space that is an integral part of the design; and, Maintenance of sunlight or daylight amenities for occupiers of adjacent properties. High Buildings will be permitted within that part of Croydon Metropolitan Centre defined on the Proposals Plan (Policy UD10). High Buildings should be seen as an opportunity to create high quality, distinctive landmark structures that enhance Croydon's skyline whilst having regard to their context at street level. Such high density development should take the opportunity to incorporate sustainable construction, such as Combined Heat and Power (CHP) and landscape (Policy UD10). New development should not have an adverse impact on designated panoramas, local views and landmarks - where the opportunity exists the Council will encourage the creation of new landmarks (Policy UD11). New street design and layout should provide detailed design of roads, footpaths and cycle routes and schemes should be based on a series of spaces rather than a network of roads (Policy UD12). Car and cycle parking and servicing must be integral to the scheme and should be designed to minimise visual impact (Policy UD13). Landscape design should be an intrinsic part of overall the overall design concept (Policy UD14). Landscape schemes should be sufficiently detailed and ensure that; Any trees, existing natural habitats or other features that can be effectively incorporated are retained; Plant species, surfacing and other materials are appropriate to the site and locality; Where appropriate replacement trees and other natural features lost through development will be required; and, Issues of crime prevention have been taken into account. Temporary storage space for refuse generated by the development should be provided in adequately screened and conveniently located (Policy UD15). The Council will negotiate to achieve the creative incorporation of public art within new development proposals where appropriate, either as part of a detailed design of the building itself, or incorporated into the public space around the development (Policy UD16).

107 Urban conservation and archaeology Strategic policy (Policy SP4) seeks to; preserve or enhance areas of recognised and valued character or special interest, prevent the loss in identity of Conservation Areas and Local Areas of Special Character, preserve or enhance the setting of listed buildings, seek to retain buildings on the Local List and promote conservation, protection and enhancement of archaeological heritage. Development proposals outside of a Conservation Area should not affect its setting or views in and out of the Conservation Area (Policy UC3). Schemes affecting buildings on the Local List will be given the benefit of protecting and conserving the particular interest that accounts for their designation (Policy UC9). Development proposals on archaeological sites will only be permitted (Policy UC11) if proposals have been properly assessed and planned for archaeological implications, early co-operation takes place with relevant groups, development minimises disturbance, an appropriate level of investigation is agreed and facilities to access archaeological sites are secured where appropriate. Open land and outdoor recreation Strategic policy (Policy SP7) seeks to provide new publicly accessible open space and enhancement of existing provision and will encourage new outdoor sport, leisure and recreation facilities in appropriate locations while seeking to retain and increase access to existing provision. Planning permission will not be granted for residential development unless recreational open space arising from the needs generated by the proposal is provided at a standard of 2.43ha per 1000 people (Policy RO12) - however, commuted payments for off-site provision will be acceptable where the site is in an Area of High Density. When determining the level of provision of commuted sum, the Council will take account of whether the site is within an Area of Local Park deficiency. The maintenance or diversion of public rights of way should be provided, that is no less attractive, safe or convenient for public use where proposals affect rights of way (Policy RO14). Nature conservation The strategic policy seeks to protect important species and habitats and places of high value, woodlands and hedgerows (Policy SP8). The Council will refuse permission that results in the loss of valued trees especially those protected by Tree Preservation Orders. The loss of such tree's may be permitted where the loss of the tree is unavoidable and there are clear planning benefits that outweigh the loss. Replacement tree's may be required by condition on or off site (Policy NC4), within the Borough and in particular that planning permission would usually be refused if these trees were not retained as part of the development. Environmental protection The Council will take into all the environmental effects and interactions relevant to planning (Policy SP9). The need to prevent pollution will be taken into account (Policy SP10) and schemes should seek to minimise energy requirements of new developments and expect the use of renewable technologies and sustainable materials (Policy SP13). Development that may be liable to cause or be affected by pollution will only be permitted when the health and safety of the users and the enjoyment of the environment will not be put at risk (Policy EP1). The Council will apply a sequential test approach to the consideration of river flood risk (Policy EP5) and will require sustainable drainage systems unless there are practical reasons not to (Policy EP6). Developments comprising Class A3 uses (Food and Drink) will only be permitted where there are A3

108 adequate arrangements for the management of litter (Policy EP10). The Council will encourage all developments to incorporate renewable energy production equipment. For non-residential development above 1,000 sq m and new residential development of more than 10 units, the Council will encourage incorporation of renewable energy to off-set at least 10% of predicted carbon emissions except where technology would be inappropriate, it would have adverse visual or amenity issues and renewable energy can not be incorporated to achieve a full 10% (Policy EP16). Transport The Council will promote sustainable transport in planning decisions through a range of measures (Policy SP14) including; Managing urban growth to make fullest use of public transport; Locating facilities which are accessed daily near the people that use them; Accommodating housing in existing urban areas and planning for an increased intensity of housing; Ensuring that employment, shopping and leisure offer realistic choice of access; Using parking policies to promote sustainable transport choices and discourage the use of the private car; Giving priority to people over ease of traffic movement; Ensuring that the needs of disabled people are met; Designing out crime to secure community safety and road safety; and, Protecting sites and routes which could be critical in developing infrastructure to widen transport choice. Development will not be permitted if it would prejudice the Cherry Orchard Road Improvement Scheme as identified in Proposal CMC7 on Map 9 (Policy T1). Planning permission will only be granted where the traffic generated by a development can be satisfactorily accommodated on nearby roads including allowing for the impact of ameliorating measures such as for the increased use of public transport, cycling and walking (Policy T2). Major developments should provide pedestrian facilities (Policy T3) and cycling and cycle parking facilities (Policy T4). Major developments in close proximity to public transport interchanges which will require increased use of public transport will be required to enable or provide those facilities (Policy T5). Development at railway stations will not be permitted if it would result in the loss of parking space unless it is to facilitate improvements to the public transport/public transport infrastructure (Policy T6). Development will not be permitted unless it provides car parking in accordance with the UDP standards (Policy T8). New commercial development will be expected to provide adequate on-site facilities for loading and unloading goods vehicles (Policy T10). Developments should provide well located and convenient access for pedestrians and cyclists (Policy T11). Economic activity The Council will make provision for business, general industry and warehousing development in appropriate locations (Policy SP15). Development for Class B1(a) offices will be permitted within Croydon Metropolitan Centre (Policy EM1). Housing

109 Provision will be made for the phased development of at least 17,020 additional dwellings from at a proposed rate of 850 dwellings per annum (Policy SP17). The Council will maximise the re-use of previously developed land within existing residential areas or other appropriate sites (Policy SP18). In areas accessible by public transport intensification of housing will take place through a design-led approach (Policy SP19). The Council will ensure accommodation provided achieves high levels of quality and detailing (Policy SP20). The Council will encourage mixed use development to encourage increase in housing provision whilst retaining employment use (Policy SP21). The Council seek to ensure housing meets all needs by aiming to achieve a target of 50% of the total additional housing provision in the Borough is affordable, seeking a mix and range of dwelling types and sizes and seeking new housing that is flexible and adaptable (Policy SP22). Housing will be permitted in existing built-up areas provided it does not conflict with the aim of respecting the character of residential areas (Policy H2). Policy H3 provide sets out planning commitments and identifies housing sites Cherry Orchard Road is allocated as a site that can contribute to the provision of additional dwellings (Policy H3 i). The 'Porter and Sorter and 1-5 Addiscombe Road is identified (CMC7 and H73) for mixed use development including a significant residential element (Policy H3 ii). Developments in excess of 30 units or more will not be granted permission unless the mix reflects the needs for family and non-family housing (Policy H4). As a consequence of the 2001 Census and GLA projections, the overall mix the Council will seek to achieve from new housing development is in the region of 55% family and 45% non-family housing unless there are particular reasons for not achieving such a mix (Paragraph 11.37). In assessing residential density on sites larger than 0.25 ha, mixed housing schemes should have regard to a density range of 160 to 300 habitable rooms per hectare and 150 to 250 habitable rooms per hectare for family housing schemes (Policy H9). Higher densities than this will however be permitted in areas of high accessibility to services and public transport provision (Policy H10). UDP Site Allocations Policy H3 i Cherry Orchard Road Policy CMC7 H73 The Porter and Sorter and 1-5 Addiscombe Road In considering whether a site is suitable for higher density residential development, account will be taken of; The accessibility of a site to a centre offering a range of services; Whether the scheme is appropriate given character and context and whether a high quality design can be provided; Accessibility to the site by public transport; and A3

110 Impact on other policies in the plan including urban design, retailing, leisure, community services and conservation. On sites of 1 ha or more and capable of accommodating 30 or more units the Council will negotiate to achieve 50% affordable housing provision (Policy H13). The Council will have regard to; The size of the site; The economics of providing affordable housing; Extent to which the provision of affordable housing would prejudice other planning objectives of developing the site; and The mix of units necessary to meet local needs and achieve a successful development. New housing should be designed and laid out so as to have flexibility and adaptability. Planning permission will be granted for new housing development if it is built to Lifetime Homes standards and if 10% of all residential units is designed to be wheelchair accessible or easily adaptable to be able to serve wheelchair users unless certain criteria are met (Policy H14). Shopping The Council will seek to maintain and enhance the vitality and viability of its town centres (Policy SP23). Outside primary shopping areas of the Metropolitan Town centre, retail development will only be permitted if; a need is demonstrated, the development is of an appropriate scale, there are not more central sites available, there would be no harm to vitality and viability of the existing centre and the location would be accessible by a choice of transport nodes (Policy SH2). In significant residential developments the Council may seek the provision of associated retail facilities (Policy SH8) to provide day-to-day needs and act as a community focus (Paragraph 12.44). Community services The provision of community services in appropriate locations having regard to their scale, catchment and accessibility will be encouraged (Policy SP27). New community services facilities will be permitted provided that (Policy CS1); The location of the facility is appropriate for the scale proposed; The location is accessible by a variety of modes of transport; Anticipated demand for parking and any increased traffic would not have an adverse effect on residential amenity; and It would not create unacceptable levels of noise and disturbance. The Council will seek opportunities for the provision of new community facilities in major mixed use developments (Policy CS3). Appropriate land and buildings should be available for the operational needs of statutory undertaker and emergency services (Policy CS4). Development which increases the demand for off-site service infrastructure will be subject to conditions requiring provision (Policy CS5). Croydon metropolitan centre The strategy (Policy SP28) for the Metropolitan Centre - one of two strategic office locations outside Central London and South London's main Opportunity Area - is to encourage regeneration, accommodate substantial number of jobs, homes and new facilities. The strategy is to re-brand the offer to meet modern commercial needs and to

111 improve the market and public perceptions of the centre. The centre will be promoted and enhanced, inter alia, as the preferred location for new office development, a centre of high sub-regional accessibility and place to live and location for new housing. The Plan identifies a number of sites within the centre where planning permission will be granted for appropriate town centre type development (Policy CMC5 8). The policy identifies "The Porter and Sorter Public House, land fronting Cherry Orchard Road and 1-5 Addiscombe Road - appropriate uses include offices, hotel, Royal Mail operational uses and housing". It is recognised (Paragraph 16.44) that these sites have "clear potential for significant redevelopment as part of the regeneration of the Metropolitan Centre". In addition (Paragraph 16.45); "All of the sites are in highly accessible positions in the Metropolitan Centre being very close to major public transport interchanges. However development of each of these sites will be required to provide for or facilitate improvements to pedestrian links to the rest of the Metropolitan Centre. Each of the identified sites is suitable for a range of town centre uses. Several sites may be large enough to accommodate a mixed use development, especially as all of the sites are within the area identified as suitable for high buildings. Intensification of use of these sites could take the form of a vertical mix of use. As indicated in the Policy, town centre type housing may be an appropriate use for part of several sites. However if housing is part of a redevelopment, there will be a requirement to contribute to the provision of affordable housing". Within the centre the Council will seek to create an improved and safe network of pedestrian links (Policy CMC11). All new development within the centre will be required to contribute, or at very least not prejudice, the creation of a safe and usable network. All new development which lies alongside or fronts onto existing or new main pedestrian links will be required to have predominantly active uses at ground floor or pedestrian route level (Policy CMC12). The Council will seek improvements to the quality and capacity of all public transport interchanges in the centre (Policy CMC13). Development affecting or in the immediate vicinity of East Croydon Station, which is likely to result in new or increased usage of public transport, will be required to make allowance for or contribute to improvements to the quality and capacity of the interchange. Planning permission will be granted for high buildings within that part of the Centre shown the proposals plan provided that; it is demonstrated that the likely impact upon the environment and local/micro climatic conditions is acceptable, and, there is no significant adverse impact upon the amenity and utility of surrounding sites and premises, including other tall buildings (Policy CMC14). In granting planning permission for high buildings in the centre the Council will have regard to whether the proposal has potential for; creating a new, appropriate and desirable landmark feature amongst other views, and, adversely impacting upon designated panoramas (Policy CMC15). Planning permission for any building over 6 storeys will be subject to a contribution to the "Skyline" project that aims to use creative, changing or projected external lighting effects (Paragraph 16.58). A3

112 LB Croydon Local Development Framework Adopted revised Local Development Scheme (June 2008) The Council has adopted a Revised Local Development Scheme that sets out the programme for preparing the Local Development Documents that will form the new Local Development Framework; Development Plan Documents Croydon Metropolitan Centre Area Action Plan -Adoption expected July 2010 Core Planning Strategy - Adoption expected May 2011 Site Allocations - Adoption expected June 2011 Development Control Policies - Adoption expected March 2012 South West Joint Waste Development Plan Document - Adoption Expected September 2011 Proposals Plan Supplementary Planning Documents Standards and Requirements for New Housing Developments - Adoption expected October 2008 Standards and Requirements for Meeting Housing Needs and Providing Affordable Housing - Adoption expected September 2010 Statement of Community Involvement (July 2007) The SCI is a formal statement of the Council's policy for involving interested parties in preparing the Local Development Documents to be included in the Croydon Local Development Framework and for consulting on planning applications. A more detailed appraisal of the SCI is provided in the submitted Statement of Consultation. For the purposes of this Statement it is noted that the Council will encourage applicants to undertake additional consultation, preferably pre-application, for the major developments. The Council encourages applicants to undertake their own consultation in the form of circulating information and staging public meetings and exhibitions to give the community an opportunity to let them know what they think. Applicants who undertake pre-application consultation will be requested to submit a report of the outcome of their community involvement efforts which sets out honestly the views expressed by community about their proposals. Applicants may wish to support this report by a statement which indicates how the community s views have helped to shape the proposals they are applying for. Standards and Requirements for Improving Local Air Quality - Adoption expected March 2009 Public Realm Design Guide - Adoption expected May 2009 Standards and Requirements for Providing Outdoor Play and Recreation Space - Adoption expected September 2009

113 Appendix 3.3 Planning policy review emerging planning policy Mayor of London Planning for a better London July 2008 Following the election of the new Mayor in May 2008 Planning for a better London was published not as a comprehensive statement of policy, but rather as a "direction of travel" for consultation until 10 November The key themes that are stated as characterising the Mayor's term are; All Londoners should have the homes, opportunities and services they need; London's businesses should have opportunities to grow; London's environment must improve and efforts must be stepped up to tackle climate change; London's distinctive character, its diverse neighbourhoods and unique heritage must be cherished and protected; and All Londoners should be able to share in their city's success, feel safe in their neighbourhoods and enjoy an improving quality of life. Key challenges facing planning London are identified including; Population is expected to grow from an estimated 7.51 million in 2006 up to 8.14 million by 2016 and up to 8.61 million by 2026; Population growth over the next 20 years is likely to result in up to 700,000 new households in London; If London's economy grows in line with the national trend of a yearly output increase of 2.5%, there could be 900,000 more jobs by almost 60% of London's projected job growth is expected to take place outside central London/Canary Wharf A suggested policy response is to encourage new centres of employment in parts of outer London like Croydon. In terms of housing the prescriptive 50% affordable housing target is proposed to be removed. The Mayor wants to see exciting, new architecture, but it is equally important to respect existing character. The Mayor "will support tall buildings in appropriate locations (in places where there are existing clusters of tall buildings like the Isle of Dogs, the City or Croydon, for example)" (Page 22). Croydon Metropolitan Centre Area Action Plan Issues and Options Report (February 2008) The Croydon Metropolitan Centre Area Action Plan (CMCAAP) is proposed to provide a comprehensive spatial planning framework for planning, development and investment decisions in and around the Metropolitan Centre. The Issues and Options consultation took place in February/March 2008 and the final document is expected to be adopted in July The Issue and Options do not represent draft policy or a first draft plan, but is an assembly of ideas about what the plan might include. The land to the west of Cherry Orchard Road is within the CMCAAP Area and is identified for residential and office development. The land to the south of Cherry Orchard Road is outside of the CMCAAP boundary as drafted, but representations were submitted on behalf of Menta to the Issues and Options consultation to seek revision to the boundary to include this area. The Issues and Options document recognises that "there are increasingly firm proposals coming forward for the inclusion of residential units of some form in redevelopment of The Post Office sorting office adjacent to East A3

114 Croydon station" and the "Cherry Orchard Road site". In addition to the boundary of the CMCAAP, Menta submitted comments to a range of matters considered in the Issues and Options. Draft Housing Space Standards and Requirements Supplementary Planning Document July 2008 Consultation took place on the draft Housing Space Standards and Requirements SPD that was published for consultation in July The draft SPD provides guidance on; Residential space standards; Protecting residential amenity; Communal recycling facilities and waste storage; Parking and servicing areas; Inclusive design, lifetime homes and wheelchair access; Conversion and subdivision of existing Buildings and mixed use development; Residential amenity space, children's play areas and gardens; and, Sustainable homes. Representations were submitted to the document by Menta.

115 Appendix 3.4 Planning policy review supplementary guidance Mayor of London The following Supplementary Planning Guidance documents produced by the Mayor are also relevant: Accessible London: achieving an inclusive environment (April 2004) The SPG provides detailed advice and guidance on the policies which promote an inclusive environment in London with an aim of creating equal, easy and dignified access to London s buildings, places and spaces. Housing (November 2005) The Mayors Housing SPG provides guidance on the implementation of housing policies in the London Plan, assisting boroughs in achieving higher annual housing targets and developing sites to make the most effective and appropriate use of land. The London Plan seeks to ensure that new developments offer a range of housing choices in terms of the mix of housing sizes and types and take account of the housing requirements of different groups, such as students, older people, families with children and people willing to share accommodation. The SPG sets out estimated London-wide net housing requirements over the next 15 years - the SPG acknowledges that these figures will vary widely between local areas but that they offer a useful regional background to local housing needs requirements. The SPG provides guidance on affordable housing need, choice and mix. Sustainable design and construction (May 2006) The SPG provides guidance to expand on the sustainable design and construction policy within the London Plan. In terms of sustainable design guidance is given on; Re-use land and buildings; Maximising use of natural systems; Conserving energy, materials, water and other resources; Reducing the impacts of noise, pollution, flooding and micro-climatic effects; Ensure developments are comfortable and secure for users; Conserve and enhance the natural environment, particularly in relation to biodiversity; and Promote sustainable waste behaviour. Essential and preferred standards are set out for sustainable construction. Providing for children and young people s play and informal recreation (March 2008) Detailed guidance is provided in the Mayor of London's SPG (Providing for Children and Young People's Play and Informal Recreation) regarding the provision of play space. Developments creating more than 10 children should provide suitable play space. The type of play space to be provided should be determined in relation to the needs of the development, existing provision, the types of play in the area and the objectives of the play strategy. Where off-site provision is to be made a legal agreement should be entered into to secure a commuted payment to secure play provision and maintenance. On site provision should be integral to A3

116 the design and in phased development provision should be made in early phases. Planning for equality and diversity: A good practice guide (January 2005) The SPG states that planning should aim to improve the lives of the widest cross-section of society. Society today is made up of diverse individuals of varying ages, sexes and sexual orientations, races and ethnic backgrounds, physical abilities, and faiths. Different people may have different needs and may disagree about priorities. As such, consulting the public (through Community Strategies) is of paramount importance in delivering sustainable, and diverse communities. Land for transport functions 2007 The London Plan (paragraph 3.168) recognises that London has experienced problems in retaining land for transport purposes and in making new land available for expanding transport provision. The key aim of the SPG is to ensure that efficient and effective use of land for transport purposes is delivered in order to meet broader sustainability objectives. is immediately adjacent, but just outside, the boundary. The SPG identifies a number of sub-areas and the site is within the 'Southern New Town' sub area. The area is stated as being (Paragraph and 2.2.1); "Currently dominated by large office blocks, most of which are outmoded buildings with a poor public realm; many frontages are dominated by car parking and there are few interactive ground floor uses. some buildings are vacant. "The level of reinvestment in the existing office buildings has been low. The existing pedestrian routes are characterised by a lack of activity at ground floor level, either in the form of strong entrance features, public spaces or retail units". Plan on page 37 of Southern New Town Sub Area LB Croydon supplementary planning guidance/documents Supplementary planning guidance note 11 Croydon Vision 2020 (March 2002) The Vision 2020 SPG was prepared to translate principles for the renewal and development of central Croydon provided in the Croydon Vision 2020 report and its strategy has been incorporated in the Unitary Development Plan (that was adopted subsequently). The SPG sets out principles on land use, building design, public realm and movement of pedestrians and vehicular traffic. The land to the west of Cherry Orchard Road is within the defined Central Croydon boundary; land to the south of Cherry Orchard Road

117 Specific guidance is provided for the Southern New Town Sub Area. The Council's regeneration objectives (Paragraph 4.1.1) include a focus for office development and the Council wishes to see restructuring at ground floor to create and maximise an attractive public realm. High quality, high rise buildings of innovative design are sought. Key objectives include; Provide attractive pedestrian routes and high quality landscaping; Increase pedestrian permeability between buildings; Provide interactive frontages at ground floor; Provide complementary services for those working or visiting the area; and, Provide public space around Buildings. New Buildings should be designed if possible to incorporate complementary and interactive activities on the ground floor fronting pedestrian routes (Paragraph 4.1.2). The guidance seeks the replacement of outmoded office blocks; many sites have the potential to accommodate high rise proposals that will be considered on their merits. Central Croydon is recognised as an area that can accommodate tall buildings and redevelopment in the sub area should "complement and add to the high buildings in this part of the town centre" (Paragraph 4.1.3). East Croydon station and Cherry Orchard Road are Gateways to Croydon and must present a clear and exciting sense of arrival (Paragraph 4.1.4). Specific proposals for the development opportunities fronting Cherry Orchard Road are set out (Paragraph 4.1.6). The Royal Mail site on Addiscombe Road, adjacent to East Croydon Station provides an opportunity for a high quality high rise building. High density residential/office development is provided for. Other LB Croydon supplementary planning documents/guidance SPD - Designing for Community Safety (February 2007) PGN1 - Planning Obligations (July 2005) SPG4 Lighting (March 1998) SPG10 Designing for Accessibility (March 2000) SPG12 Landscape Design (2004) SPG15 Renewable Energy (July 2004) SPG16 Air Quality (July 2002) SPG17 Sustainable Surface Water Drainage (July 2004) SPG18 Sustainable Water Usage (July 2004) SPG19 Public Art (January 2005) A3

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119 Appendix 3.5 Planning policy review non-statutory planning guidance and other material considerations LB Croydon Third City by Alsop Alsop were commissioned by LB Croydon to undertake a process of community engagement and design to produce a plan for the town centre to realise the aspiration of becoming London's Third City. The plan is also proposed to inform the emerging Croydon Metropolitan Centre Area Action Plan. The document provides a series of aspirations for the centre including; East Croydon Station - landscaping on either side of the station (Part of the Gateway scheme and Cherry Orchard Road scheme). "With the realisation of Croydon's wish to become a university town, a predominance of one and two-bedroom apartments and studio flats will ensure that the profile of outlets below and at the same level will be a rich mixture of cafes, cobblers, grocers, clothes shops, bars, printers, bookshops.. A quirky and varied environment". Quotes and aspirations are also provided including; "Contemporary landscaping, very high Buildings - 70 storeys like Singapore " "I imagine leaving my home at Cherry Orchard Road. Instead of the small shops having sadly closed, there is a hive of activity: a mini bohemia - delicatessens, boutiques, butchers, chocolatiers " Extract Visual on final page "early morning 2020" Extract Visual at page 31 A3

120 London Plan Sub regional development framework for South London (May 2006) The Sub-Regional Development Framework (SRDF) for South London covers the boroughs of Bromley, Croydon, Merton, Sutton, Kingston and Richmond. The SRDF provides non-statutory guidance on the implementation of London Plan policies in light of sub-regional circumstances. The SRDF does not have the status of Supplementary Planning Guidance/Supplementary Planning Document but is considered the Mayor to be a material consideration. Extract Diagram 2 growth given its Metropolitan centre status, Opportunity Area designation and potential to benefit from transport and accessibility (Paragraph 114). Croydon as a centre is anticipated to grow significantly to 2016 (Paragraph 120) and the implementation of significant retail proposals will strengthen its Metropolitan role further (Paragraph 124). Croydon is the largest employment centre in South London and its role as a Metropolitan centre has also been strengthened by improved accessibility through the Croydon Tramlink. The pace of renewal of its outdated office space has been slow (Paragraph 125). Alongside Kingston, Croydon, remains the strongest of town centres in London and the sub-region (Paragraph 126). The potential of Croydon is reflected in the Opportunity Area designation and being one of only two strategic office centres outside central London office Area. Croydon offers the best accessibility by public transport of any outer London centre. Croydon has (Paragraph 138); "significant potential for brown field development and intensification to re-create itself as a more sustainable and attractive suburban centre of the highest order". Research by both LB Croydon and the Mayor of London has pointed to a need to consolidate and strengthen the office market by selective mixed use redevelopment - this could be complemented, and even led, by a broader range of activities including housing (Paragraph 138). A summary of the Croydon Town Centre Opportunity Area, is provided at Annex 2 of the SRDF. The SRDF is set out in two Parts, Part 1 deals with strategic action points for South London as a whole and Part 2 details policy guidance for particular areas. The growth required in the sub region must be accommodated in those areas with the greatest potential for sustainable development. Croydon Metropolitan centre is one of the main locations for By design DETR/CABE (2000) By Design was commissioned by the Government and produced by CABE in 2000 to provide practical advice to help implement the Government s commitment to good design (Paragraph 5). By Design is the recognised form of practical design guidance nationally although it is somewhat vague in

121 its interpretation of the urban design qualities. By Design identifies 7 core objectives in creating well designed places. These are: Character Adaptability Continuity and Enclosure Quality of Public Realm Legibility Ease of Movement Diversity Guidance on Tall Buildings CABE and English Heritage (July 2007) In the right locations tall buildings can make positive contributions to city life - in the right place they can serve as beacons of regeneration, and stimulate further investment (Paragraph 1.1). Where tall buildings have proved unpopular, in many cases the principal failings is that many were designed with a lack of appreciation or understanding for the context in which they were to be located (Paragraph 1.2). The guidance confirms that CABE and English Heritage will assess proposals for tall buildings in terms of both the contribution and any adverse impacts they may bring (Paragraph 1.4). CABE and English Heritage strongly endorse local planning authorities to identify appropriate locations for tall buildings in their development plans (Paragraph 2.5). A development plan-led approach to tall buildings (Paragraph 2.6); Enable appropriate areas to be identified; Enables spatial, scale and quality requirements to be established; Ensures an appropriate mix of uses to be achieved; Enables proper consultation at the planmaking stage on fundamental questions; Reduces scope for unnecessary, speculative applications in the wrong place; Protects historic environment and special qualities of an area; Highlights the opportunities for removal of past mistakes; and Sets an overall vision for an area. Local planning authorities should advise applicants during pre-application discussion what visual material will be required and identifying views they consider significant (Paragraph 3.3). The relative importance of the criteria for evaluation will depend on the circumstance of the site, but the following criteria should be addressed (Paragraph ); Relationship to context; Effect on the historic context; Effect on world heritage sites; Relationship to transport infrastructure; Architectural quality of the building; Sustainable design and construction; Credibility of design; Contribution to public space and facilities; Effect on the local environment; Contribution made to permeability; and The provision of a well-designed environment. A3

122 In addition, broader issues beyond planning powers should be demonstrated to have been taken into account such as ease of access and means of escape (Paragraph 4.2). Major developments offer the potential to enrich the public realm - it is desirable to dedicate substantial parts of the ground floor to public uses. It may not be possible to achieve all the desired benefits within the confines of the planning application site. It is important therefore that tall buildings are integrated with immediate surroundings at the lower level including public realm works (Paragraph 4.3). In summary, to be acceptable, any new tall building "should be in an appropriate location, should be of excellent design quality in its own right and should enhance the qualities of its immediate location and wider setting. It should produce more benefits than costs to the lives of those affected by it" (Paragraph 4.4).

123 Appendix 4 - Child yield Child Yield No. of Units Child Yield No. of Children Private and Intermediate Studio Bed Bed Bed Social Rented 1 Bed Bed Bed Bed Total Note: Private Studio and 4 Bed Social Rented Flat assumed as not provided in LB Croydon Schedule A4

124 Child Yield by Age Group No. of Children 0 to 4 5 to Private and Intermediate Studio 0 N/A 0 N/A 0 N/A 0 1 Bed % % 0 0% 0 2 Bed % % % Bed % % % 0.26 Social Rented 1 Bed % % 0 0% 0 2 Bed % % % Bed % % % Bed % % % Note: Private Studio and 4 Bed Social Rented Flat assumed as not provided in LB Croydon Schedule

125 Dwelling Type Bedrooms [A] [B] [C] [D] Child % of Child Yield Yield 1 By Age 1 (yrs) 0 to 4 5 to to 15 Private flats % % 18% 9% % 26% 14% 4 n/a Private houses % % 18% 9% % 26% 14% % 35% 14% Social flats % % 29% 27% % 47% 32% 4 n/a Social houses 1 n/a % 29% 27% % 47% 32% % 45% 31% Total Notes: 1. Sourced from Wandsworth Council New Housing Survey 2004

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