TabernerHouse

Introduction Welcome: Thank you for attending this public exhibition which is being held by Council Urban Regeneration Vehicle (CCURV) to present redevelopment proposals for in Croydon. This event is part of a wider public consultation being undertaken with local residents, businesses, town centre users and other interested parties to help inform detailed designs for Taberner House. The designs will ultimately be prepared as a planning application for submission to the Council later in winter 2013.

About CCURV CCURV is a partnership between Croydon Council and John Laing. It has been set up to deliver significant regeneration across a number of sites in Croydon borough including the new Council Hub at . The site today Some of CCURV’s many objectives are to: • Ensure the regeneration of Croydon and ultimately the wider borough Why is Taberner House • Provide affordable housing and more new, high quality homes in Croydon being redeveloped? • Invest in creating healthy, safe, sustainable communities to help attract and retain businesses and skilled people within Croydon The 1960s Taberner House is no longer appropriate • Revitalise town and district centres whilst retaining Croydon’s character and for the Council’s needs and along with some of its sense of community partners, the Council has just moved into its new home, Bernard Weatherill House, on Fell Road. With Taberner • Encourage employment generation and growth of Croydon’s economy House now vacated, a new use must be found for the • Provide a better environment for Croydon and its residents site as it forms an important part of central Croydon as • Ensure environmental and sustainability objectives are achieved recognised in the Mid Croydon Masterplan.

New Council Hub at Bernard Weatherill House

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Context for proposals: Mid-Croydon Masterplan

What is the Mid Croydon Why is the MCM important? Masterplan (MCM)? Croydon is set for major change which is not only The MCM is a Council planning policy document. It driven by Croydon Council but is also supported by provides a framework for what type, and how much, the Mayor and central government which development should be undertaken within the area has provided funding to boost the local economy shown far right – which includes Taberner House. and create jobs across the borough. The Mid Croydon area is vital to the success of regeneration plans for The objectives of the MCM are to create: the centre and the borough as a whole. Substantial development is • Not just jobs - new homes, leisure, shops, cultural activities and being proposed through the MCM, including up to 7,500 new homes, social infrastructure as well as more jobs improved transport, and improvements to public spaces, which are • Mixed community - different types of new houses and new expected to deliver major positive change. family housing • High quality streets, public spaces and buildings • Improved pedestrian access connecting the MCM area with its local neighbourhoods Why is Taberner House important • Transport improvements – to ensure access to the town is excellent to the MCM? while also reducing the negative impacts of busy bus routes and stops on public spaces As Taberner House is at the end of its economic life and there is no demand in Croydon or beyond Mid Croydon Masterplan plan area, image from the Mid Croydon Masterplan for older office space, the proposals involve demolishing the building. One of the Council’s regeneration objectives is to deliver more, quality Has the public seen the MCM? new homes in Croydon centre to further revitalise the town – the Yes, the MCM was presented for public MCM proposes that Taberner House could deliver exactly that. consultation in October 2012 and has now The redevelopment of Taberner House would also provide the been adopted. opportunity for sensitive enhancement of The Queen’s Gardens to encourage its vibrancy and long-term leisure use for all ages and The proposals presented here for Taberner backgrounds – another key objective of the MCM. House build on the principles set out within the MCM and deliver further detailed design for public feedback.

New Council Hub at Bernard Weatherill House. Illustrative and Indicative plan from the Mid Croydon Masterplan

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Illustrative view of the proposed building arrangement and scale. Layout, scale and massing ‘A’ - 32 floors Realising the opportunities for the development

Design considerations There are a number of factors which affect or limit how development on this site can be arranged. However there are also opportunities to ‘E’ - 13 floors improve how development on this site could relate to The Queen’s ‘B’ - 9 floors Gardens and the surrounding area.

Key development constraints and opportunities include: • Need to work within the framework of the Mid Croydon Masterplan for development on this site • Need for appropriate scale of development compared to other buildings in the area • Vehicular access by Fell Road only due to A232 The and Park Lane • Opportunity to protect and enhance The Queen’s Gardens and integrate it with the development

• Reduction in over-shadowing into The Queen’s Gardens compared to the current building ‘D’ - 6 floors • Retain several memorial trees • Inability to redevelop or expand basement space due to access and viability ‘C’ - 9 floors • Need to provide a ‘buffer’ for development facing onto the busier roads Spring equinoxSpring - 3pm equinox - 3pm • Opportunity to provide better links through the site connecting the site with the surrounding neighbourhoods Illustrative and Indicative only

Illustrative and Indicative only Illustrative and Indicative only Illustrative and Indicative only

Height and layout Based on the objectives of the Mid Croydon Masterplan and the development opportunities and constraints, the development has been designed in five blocks as shown. May 2012 · Shadow study for existing development Shadow study for proposed development Increase in public open space within (Spring equinox, 3pm) (Spring equinox, 3pm) The Queen’s Gardens Elephant & Castle

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Illustrative aerial view of the proposals looking towards The Queen’s Gardens from College Green Architectural strategy Developing an architectural strategy that responds to the context of Croydon

Local design inspirations When considering the design for the Taberner House development, the architects reviewed the appearance of other buildings and architecture in the local area. The aim was to design this development to complement the local architectural context.

Taberner House architecture The design team balanced local quality architectural features alongside the need to provide high quality new homes, attractive public spaces and a well-functioning and sustainable building. With this in mind, key features of the architecture for the Taberner House development are: • Set within a Croydon context with particular regard to Chatsworth Rd Hand set vs. precast The primary structure is partially isolated from the brickwork piers for thermal performance reasons, the inner leaf including insulation and the Town Hall and weathertight layers can be completed in advance of the brickwork, taking brick off the ‘critical path’ in programme terms.

The decision must then be made whether to go for ‘hand set’ (hand • Use of brick / clay materials laid) brickwork construction or precast brickwork, where bricks are set in prebricated concrete units. Handset may not practical in certain locations due to scaffold access and structural performance.

• Provision of balconies to create visual interest Hand laid brickwork is well established, even for large projects such as this. Skilled labour is plentiful despite contrary reports over recent years. Speed is the main limiting factor - weather and freezing temperatures can delay progress and a typical ‘lift’ (height • Sustainable design – with construction technology and of brickwork that can be built in a day) is around 1.2 to 1.5 metres.

Brick faced precast construction is a common industry technique to building performance produce areas or elements of brick facades. This method benefits from factory prefabricated quality and site installation programme Illustrative and Indicative only advantages. It is difficult to distinguish between the two visually, Hand Set Brickwork although precast brickwork requires movement joints between components which can be visually disruptive depending on the façade composition.

Traditional bricks are cut in half and then have angled slots cut in the back surface, to provide a key into the concrete substrate. These bricks are placed into a specially prepared mould, dimensioned to Context Materials Articulation Inside outside integration Structural performance suit the panel size and shape required. Concrete is then poured into the mould and allowed to set before the mould is struck and the Hand set vs. precastcomposite panel removed.

Production limitations relate to weight (less than 10 tonnes is The primary structure is partially isolated from the brickwork piers for thermal performance reasons, the targeted)inner leaf toincluding suit crane insulation capacity, and size (one dimension less than and weathertight layers can be completed4m) into advancesuit transportation of the by road. Mould complexity adds cost and brickwork, taking brick off the ‘criticalrepetition path’ in programmeallows mould terms. reuse, which drives down costs. Panels are usually transported to site by road and installed either by mobile or The decision must then be made whethertower to crane.go for ‘hand set’ (hand laid) brickwork construction or precast brickwork, where bricks are set in prebricated concrete units. HandsetGravity may brackets not practical are either in cast in concrete onto the bottom of a certain locations due to scaffold accesspanel, and structural or provided performance. by a fabricated steel corbel which is bolted into cast in sockets. Lateral restraints at the head of units are usually Hand laid brickwork is well established,rods, even which for large fix to projects primary such structure (columns/beams). as this. Skilled labour is plentiful despite contrary reports over recent years. Speed is the main limiting factor - weather and freezing temperatures can delay progress and a typical ‘lift’ (height of brickwork that can be built in a day) is around 1.2 to 1.5 metres. Brickwork can be conventionally laid (hand set) which is Brick faced precast construction is a commonslow industrybut cost techniqueeffective, to or can be set into larger concrete produce areas or elements of brick facades.elements This method (precast) benefits which has programme advantages from factory prefabricated quality and site installation programme advantages. It is difficult to distinguish between the two visually, Hand Set Brickwork although precast brickwork requires movement joints between Pre-Cast Brickwork components which can be visually disruptive depending on the façade composition. Taberner House, Croydon (232045-00) Sketchbook 3: Façade Study Summary Traditional bricks are cut in half and then have angled slots cut in the back surface, to provide a key intoISSUE the concrete | 30 August substrate. 2013 | PageThese 4 bricks are placed into a specially prepared mould, dimensioned to suit the panel size and shape required. Concrete is then poured into the mould and allowed to set before the mould is struck and the www.tabernerhouse.co.uk composite panel removed. CCURV is a partnership between John Laing and Croydon Council Production limitations relate to weight (less than 10 tonnes is targeted) to suit crane capacity, and size (one dimension less than 4m) to suit transportation by road. Mould complexity adds cost and repetition allows mould reuse, which drives down costs. Panels are usually transported to site by road and installed either by mobile or tower crane.

Gravity brackets are either cast in concrete onto the bottom of a panel, or provided by a fabricated steel corbel which is bolted into cast in sockets. Lateral restraints at the head of units are usually rods, which fix to primary structure (columns/beams).

Brickwork can be conventionally laid (hand set) which is slow but cost effective, or can be set into larger concrete elements (precast) which has programme advantages

Pre-Cast Brickwork Taberner House, Croydon (232045-00) Sketchbook 3: Façade Study Summary

ISSUE | 30 August 2013 | Page 4 TabernerHouse

Ground floor uses Delivering a mixture of

uses to enhance The Queen’s 13 16 Gardens and create an active 99 and well-used place 12 15

Example of homes with ground floor entrances As well as providing much needed new homes, the proposals for Taberner 1010 House also include other uses for the 5 Croydon community. 3 1 A small general store and public café has been 8 6 provided to offer greater vibrancy and activity on 7 the site. These other uses will also make the public spaces more attractive for all, ensuring their long

term use by the community as a whole. 14 1 The ground floor of the development will 11 consequently provide a mix of uses to ensure 4 activity and life to the extended public open space - combining local facilities, public open space and a Example of an urban café high quality residential environment. 2 Residential duplexes will be provided with front doors onto the neighbouring streets and Future Garden. Larger residential entrances will also create activity on the ground floor, with generous entrances to the range of homes above.

Illustrative and Indicative only

KEY 1. Cafe 5. Defensible space 9. Historic Queen’s Gardens 13. Subway 2. General store 6. Storage 10. Contemporary Queen’s Gardens 14. Bernard Weatherill House 3. Duplex 7. Plant 11. Future Queen’s Gardens 15. Example of a general store 4. Lobby 8. Colonnade 12. Street level pedestrian crossing 16.

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How the size of The Queen’s Gardens has evolved The Queen’s Gardens Past Future One garden, three eras 1890s 1981 1983 The evolution of an historic public space

The existing site is defined by a number of The Town Hall Gardens The Town Hall Gardens The Queen’s Gardens are The Queen’s Gardens distinct character areas: 1910 -The Town Hall Gardens are created are enlarged created and enlarged improvements 1. Historic Garden: The Victorian sunken garden is particularly attractive and valuable. On the site of the former Central Croydon station and in the Central Croydon Conservation Area, the garden is locally listed. Trees 2a. Contemporary Garden: Lower Garden: The site has over 60 trees - the majority are located in the lower section of The Queen’s Gardens. The lower garden is on a slope which connects the higher parkland There is a wide variety of tree species present in the garden, such as; London Plane, Ash, Horse garden with the sunken garden. This area of the gardens was Chestnut, Yew, Oak and Beech. There are five trees which have been planted as commemorations, formerly the site of the police station which was demolished in 1980. and thus have a greater importance. As located on the plan below, each caption is taken from the 2b. Contemporary Garden: Upper Garden: plaque which sits at the base of each trunk. The upper garden has a flat, open parkland character with lawns and large mature trees. There are 5 commemorative trees to retain Location of trees in The Queen’s Gardens and or relocate within the site. around Taberner House 3. Proposed Future Garden: Category A: trees or tree groups of high This area of the site is currently occupied by Taberner House. quality and value. The building creates large areas of shade within the gardens. Category B: trees or tree groups of moderate quality and value.

Category C: trees or tree groups of little value and of poor quality. 1 4. 1. Historic Garden 3. Commemorative trees 5. 2. 2a. Contemporary 2a 1. Lower Garden 1. “Planted by the Worshipful the Mayor of Croydon, Councillor The Queen’s Gardens - commemorative trees Mrs. Maureen Horden. National Tree Week, 23rd November 1984.” 2b. Contemporary 2. “Presented by the Men of the Trees and planted by Alderman Upper Garden John L. Aston J.P., Chairman, Highways and Works Committee on 21st 3. Future Garden 2b March 1972.” 3. “Planted by the speaker of the House of Commons the Rt. Hon Bernard Weatherill, M.P. Freeman of Croydon. 23rd November 1984.” Red line Application Boundary 4. “This tree was planted by His Excellency Dr. L.M. Singhui, High Commissioner for India, to Commemorate the 125th Anniversary Phasing Boundary: of the birth of Mahatma Gandhi, 6th February 1995.” Future Garden (Courtyard) 5. “Maidenhair Tree (Gingko Biloba) 3 Planted 10th March 1988 by the Mayor of Croydon Councillor Alan Carey and Dr. Johannes Drijber, Burgomaster of Arnhem to commemorate the great storm of 16th October 1987.”

Illustrative and Indicative only

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The Queen’s Gardens - proposals Refurbishment and enhancement of The Queen’s Gardens. KEY 1. Historic Garden 4 Objectives 2. Existing garden refurbished with 5 additional planting and seating 2 1 2 The enhancement of The Queen’s Gardens will cater to a wide 3. Subway entrance enhanced Historic Garden: Enhancing the unique qualities variety of public activities. This will be achieved through a 3 4. Existing toilets of the sunken Victorian garden sensitive design that both enhances the Historic Garden, upgrades 5. Location for future steps to the Contemporary Gardens and provides a new Future Garden. 8 Katherine Street 8 7 7 The improvements to The Queen’s Gardens will include new 6 13 6. Contemporary Lower Garden and upgraded pedestrian paths, furniture and lighting, to 7. Location for future children’s respond to the new development whilst respecting the character 9 play area and historic features of the existing gardens. The design will address 8. New planting scheme and 12 issues such as poor links to surrounding areas and safety, and will 10 12 seating areas incorporate new facilities such as a cafe and play areas. 9. Commemorative steps repaired Contemporary Lower Garden: New planting 11 scheme and potential future play area The new Future Garden will build on the strengths of the existing 13 Queen’s Gardens providing a range of offers including 10. Contemporary Upper Garden 11. Existing water feature removed cafe and seating, areas for informal play as well as rest and and new promenade path relaxation for both residents and the public. 15 created along axis of Mint Walk 16 12.  Open parkland character of 20 grass and mature trees retained 11 (all memorial trees retained or relocated) 17 14 13.  Existing Connect 2 cycle route 1. Historic Garden 1 widened and resurfaced 2a. Contemporary Contemporary Upper Garden: New path layout 16 Lower Garden 18 2a 17 14. Future Garden 2b. Contemporary Upper Garden 15. Existing Chestnut tree retained 3. Future Garden 16. Cafe seating 2b 17. Informal play areas with seating 20 18. Hard paved plaza Red line Application Boundary 19 19. Entrance plaza Phasing Boundary: 20. Landscape treatment Future Garden (Courtyard) 20 20 against road 3

Future Garden: New publicly accessible Illustrative and Indicative only Future Garden

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The Queen’s Gardens 1 activities and uses 1 Improving The Queen’s Gardens 3 as a focus for public life 2

The masterplan seeks to improve The Queen’s Gardens 4 as a focus for public life and use by residents by; • Providing opportunities for social interaction between workers, visitors and residents 5 • Providing more active park uses such as a cafe and play facilities 7 • Including play opportunities for both young and older children to 6 support the growing local community • Provide more usable spaces • Providing an attractive backdrop for civil ceremonies and citizen events in the Town Hall • Promoting cultural activity and providing a location for local events such as: 7 8 6 • Outdoor theatre • Daytime community events / ‘Fun in the Park’ • Art fair along promenade 9 • Temporary exhibitions / permanent sculpture in gardens • Speciality markets Illustrative and Indicative only • ‘Art in the Park’ KEY • Celebrate the starting point of Vanguard Way to Paris fetes, outdoor theatre, art in the park etc 1. Interpretive Historical Art & Subway Lighting - Historic Garden 2. Play Installations - Contemporary Lower Garden (Under 5s) 3. Play Installations - Contemporary Lower Garden (5-11yr olds) 4. Local events and fetes - Contemporary Garden 5. Interpretive Textual Art - Contemporary Garden 6. Cafe seating - Future Garden 7. Informal Play - Future Garden 8. Water Feature (Informal Play) - Future Garden 9. Gateway Art - Future Garden Examples of different types of cultural activities/community events

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New homes residential Delivering a variety of homes and a high quality residential environment

Who will live here? The Taberner House development will deliver c.400 new homes of different sizes and types appropriate to this location (1bed, 2bed and 3bed). Of these 400 homes, half of these will be provided as ‘Private Rental’ in the tower and the other half will be provided as a ‘Flexible Tenure’ model of accommodation in the mid-rise buildings.

What is Private Rental? Private Rental is the fastest growing housing sector in the UK, and CCURV is working with a specialist private rental partner to deliver 200 rented homes in the tower to create a high quality, well-managed and sustainable rental community.

What is Flexible Tenure? CCURV is also working with a specialist residential partner to deliver a range of affordable, shared ownership and private homes in the mid-rise buildings. The approach will be flexible, the different types of homes will be mixed throughout the buildings and there will be no distinction in appearance between them. Examples of new homes What will the homes be like? and leisure spaces The Taberner House development will provide high quality new Proposed mix: homes with generous balconies and roof terraces at the upper levels. All homes will meet the Mayor’s housing guidelines, Approximately 400 homes. Code for Sustainable Homes Level 4 and Lifetime Homes c. 200 homes private rental (tower) standards. Duplex homes with front doors onto the street will c. 200 homes flexible tenure (mid-rise) be provided at the ground floor, and well-planned clusters of Illustrative and Indicative only 40% 1-bed | 50% 2-bed | 10% 3-bed flats will be provided at the upper levels with good views out 1bed (50-60sqm) 2bed (70-85sqm) and leisure spaces.

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Recreational link | east-west Illustrative plan of the development proposals in the wider context George Street Access College Road

Park Lane

Reinforcing new links and Surrey Street Park Street creating an accessible and

well-connected development Park Street St Georges Walk Georges St Taberner House is in a highly accessible St Georges Walk

and well-connected central location within High Street St Georges Walk College Green •  Linking Park Hill to Wandle Park via Smiths Yard Subway Croydon. The site has excellent access to The Queen’s Gardens. • Connect 2 cycle route. public transport with easy links to trains, Katherine House Ellis Segas Surrey Street House House Segas House buses and the town centre. It also has Katherine Street Katherine Street Primary link | north-south excellent access to car clubs in the Fairfield Halls & town centre. Subway Ashcro Residence Town Hall

The proposed development will consequently be a

car-free development given this good access to public Library

transport and the constraints of providing parking on-site. Mint Walk Barclay Road

The development will also provide cycle parking for all Fell Road D of the blocks in accordance with policy - these will be located at ground floor for buildings B, C and D and in Bernard Weatherill C High Street House a basement for buildings A and E. • Connecting to surrounding major links and key Park Lane destinations within the town centre.

Refuse collection and servicing will be managed from • Part of the emerging town centre Park Lane Park Friends Road connected network. Fell Road with no vehicular access across the courtyard.Scarbrook Road The Croydon Flyover Fell Road Subway Police Station Whitgi Street Secondary links Edridge Road Church

Beech House Road Edridge Road

• Creating a choice of routes. • Providing easier access into The Queen’s Gardens.

WoodstockIllustrative Road and Indicative only

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Benefits and next steps CONSULTATION how to get involved The key benefits of the development are: CCURV is keen to hear your thoughts • Provision of much needed, quality homes for a mixed community on the proposals. You can provide • Improvement in the appearance of this site with high quality architecture your feedback by: and design • Sensitive enhancement of The Queen’s Gardens to provide new play and leisure opportunities – to ensure its long term use by all ages and backgrounds Completing a feedback form and handing it in to a member • Reduced over-shadowing of The Queen’s Gardens by removal of the wide one-block building of the team at the public events, or posting it via the Freepost • Greater safety benefits within The Queen’s Gardens and surrounding areas from an evening presence of the new community address below; • New convenience shopping for existing and new residents Visiting the consultation website • New café to enhance the attractiveness and vibrancy of public spaces www.TabernerHouse.co.uk within The Queen’s Gardens and completing the feedback • Better pedestrian links through the site, linking surrounding form online; neighbourhoods • Delivery of a sustainable and energy efficient design Sending us your thoughts via an email to [email protected] or in writing to the Freepost address below. Next Steps Public consultation is being undertaken to help inform detailed designs for a planning application that will be submitted in winter 2013. For further information contact: Public consultation September 2013 Jo Sistern, GL Hearn Planning application submission Winter 2013 [email protected] t. 0844 225 0003 Demolition commences Early 2014 Freepost RSUB-UEZB-SYXJ Potential planning committee decision Spring 2014 GL Hearn *Start on site –construction End 2014 20 Soho Square *Development completed Late 2017 London W1D 3QW *Dependent on a positive planning decision

www.tabernerhouse.co.uk CCURV is a partnership between John Laing and Croydon Council