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Whitgift Centre and Surrounding Land, Croydon, CR01LP in the London Borough of Croydon Planning Application No

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Whitgift Centre and Surrounding Land, Croydon, CR01LP in the London Borough of Croydon Planning Application No planning report D&P/ 3003d/01 16 January 2017 Whitgift Centre and surrounding land, Croydon, CR01LP in the London Borough of Croydon planning application no. 16/05418/OUT Strategic planning application stage 1 referral Town & Country Planning Act 1990 (as amended); Greater London Authority Acts 1999 and 2007; Town & Country Planning (Mayor of London) Order 2008. The proposal Mixed use redevelopment of the Site through the demolition (within and outside the Conservation Area), alteration, refurbishment and retention of existing buildings/structures and erection of new buildings/structures to provide a range of town centre uses including retail and related uses (Use Class A1 - A 5); leisure (Use Class D2); residential (Use Class C3); student accommodation (sui generis) or hotel (Use Class C1); community facilities (Use Class D1); office (Use Class B1); residential amenity space and public realm; alteration of existing and creation of new basements, underground servicing and multi-storey car parking; alteration to existing and creation of new vehicular and pedestrian access into the site; utility and energy generation facilities; infrastructure and associated facilities, together with any required temporary works or structures required by the development. The applicant The applicant is Croydon Limited Partnership, the architect is Leonard Design Architects, and the agent is Quod. Strategic issues Land-use: The principle of the proposed development is supported, further details and discussion required in regards to affordable retail and student residential accommodation (paras 21-26). Transport: The development will generate approximately 30 million visitors a year requiring significant upgrades to transport services and public realm. Tram and bus capacity mitigation measures along with highway access and walking and cycling improvements on the surrounding network are required. Other issues relate to rail stations, car parking, cycle parking and blue badge parking (paras 27-62). Housing: Delivery of between 626-927 homes in the build to rent sector with on-site delivery of discount market rent units is supported. The applicants approach to viability information is unacceptable (paras 63 -75). Urban design: The approach to height, massing and design is supported subject to refinements to the design guidelines (paras 76 -85). Strategic views and heritage assets: Further views information required to assess the impact on the Grade I Whitgift Almshouses (paras 86-88). page 1 Recommendation That Croydon Council be advised that while the scheme is broadly acceptable in strategic planning terms, the application does not fully comply with the London Plan, with the reasons and remedies set out in paragraph 105 of this report. Context 1 On 28 October 2016 the Mayor of London received documents from Croydon Council notifying him of a planning application of potential strategic importance to develop the above site for the above uses. Under the provisions of The Town & Country Planning (Mayor of London) Order 2008 the Mayor is required to provide the Council with a statement setting out whether he considers that the application complies with the London Plan, and his reasons for taking that view. The Mayor may also provide other comments. This report sets out information for the Mayor’s use in deciding what decision to make. 2 The application is referable under Category 1A, 1B, 1C and 3F of the Schedule to the Order 2008: 1A: Development which comprises or includes the provision of more than 150 houses, flats, or houses and flat; 1B:Development (other than development which only comprises the provision of houses, flats, or houses and flats) which comprises or includes the erection of a building or buildings - outside Central London and with a total floorspace of more than 15,000 square metres. 1C: Development which comprises or includes the erection of a building in respect of which one or more of the following conditions is met: a) the building is more than 30 metres high and is outside the City of London. 3F: Development for a use, other than residential use, which includes the provision of more than 200 car parking spaces in connection with that use. 3 Once the Council has resolved to determine the application, it is required to refer it back to the Mayor for his decision as to whether to direct refusal; take it over for his own determination; or allow the Council to determine it itself. 4 The environmental information for the purposes of the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (as amended) has been taken into account in the consideration of this case. 5 The Mayor of London’s statement on this case will be made available on the GLA website www.london.gov.uk. Site description 6 The site extends to approximately 8.99 hectares and is located within the Croydon Metropolitan Centre and Croydon Opportunity Area. The site is bound to the south by George Street and to the west by the pedestrianised North End. The A212 Wellesley Road forms the site's eastern boundary, with Poplar Walk to the north. 7 The majority of the site is lies within the Primary Shopping Area of Croydon Metropolitan Centre as identified by the Croydon Local Plan and in the Retail Core as identified by the Croydon Opportunity Area Planning Framework. The site is currently occupied by a variety of town centre uses, primarily consisting of the Whitgift Shopping Centre, the former Allders department store, a number of largely vacant office buildings and associated car parking. A schedule of the existing floorspace is set out in table 1 below. The site boundary includes buildings which are to be retained page 2 and unaltered as a result of the proposed development, but are included as works and construction activities will be undertaken to facilitate its construction and delivery. These properties are not included in table 1. Existing use Sqm GEA Whitgift Shopping Centre 81,112 Former Allders 46,956 Total retail 128,068 Centre Tower and Blocks A-C&E 37,929 Link House 2,250 London Road 1,706 Green Park House 8,791 Total office 50,676 Table 1: Existing floorspace on site 8 Beyond the south eastern boundary of the Site, adjacent to Dingwall Avenue, is the Grade II listed Electric Showrooms and offices. George Street, to the south of the Site, is defined by three storey buildings with retail and service uses at ground floor level, characterised by high street banks, betting shops, public houses and restaurants. Beyond the Site to the west is the Centrale Shopping Centre and other individual retail units on North End. The properties along the North End and George Street frontages are within the Central Croydon Conservation Area. In addition to the Grade II listed Electricity showrooms and offices, there are two Grade 1 Listed buildings in close proximity to the site; the Hospital of the Holy Trinity (Whitgift Hospital); and the Parish Church of St Michael and All Angels. There are also a number of locally listed buildings. 9 The application site has a public transport accessibility level of 6b, which is the highest accessibility rating. The site lies within 150m of West Croydon station, providing mainline rail and London Overground services. East Croydon station is approximately 400 metres to the east of the site, providing frequent mainline rail services to central London and regional stations such as Gatwick Airport and Brighton. Croydon Tramlink stops are situated at Wellesley Road, George Street and West Croydon bus station; serving Wimbledon, New Addington, Beckenham Junction and Elmers End. The site is also served by a large number of bus routes, which can be accessed on Wellesley Road, and from East and West Croydon bus stations and from Poplar Walk. 10 The Whitgift Shopping Centre is served by the Wellesley Road multi-storey car park which provides 1,059 car parking spaces, accessed from Wellesley Road with egress onto Poplar Walk. The former Allders store is served by a dedicated car park providing 583 spaces with ingress and egress via Dingwall Avenue off Wellesley Road. Furthermore, 500 spaces are provided in the Bank car park. In total the Site accommodates 2,142 spaces. 11 Wellesley Road forms part of the Strategic Road Network (SRN) and the nearest section of the Transport for London Road Network (TLRN) is the A232 (Park Lane gyratory), approximately 300 metres to the south. Importantly the A23 Purley Way, part of the TLRN, is the main town centre distributer road and is approximately 1km from the site. page 3 Details of the proposal 12 Outline planning permission is sought for the demolition, alteration, refurbishment and retention of existing buildings/structures and erection of new buildings/structures to create a retail-led mixed use development including a new shopping centre, leisure facilities, restaurants and cafes, and residential units of mixed tenure (indicatively between 626-967 units), together with the potential for student residential accommodation or hotel use in lieu of some residential use. 13 The planning application is submitted in outline with matters of appearance, landscaping, layout, scale and access (save for details of vehicular external access to/from the site) reserved within the parameters set out in the Parameter Plans, the Development Specification and Framework and the Design Guidelines. Use Existing Proposed floorspace (sq.m) - GEA floorspace (sq.m) Retained Demolished New Total Net additional Retail and 128,068 254 127,814 173,430 173,684* 45,616 leisure use (A1-A5 and D2) Retail and 128,068
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